HomeMy WebLinkAbout02_Rodriquez Residence Coastal Development Permit_PA2025-0071CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 11, 2025
Agenda Item No. 2
SUBJECT: Rodriquez Residence (PA2025-0071)
▪Coastal Development Permit
SITE LOCATION: 427 Harbor Island Drive
APPLICANT: Brandon Architects
OWNER: Jesse M. Rodriquez Trust
PLANNER: Oscar Orozco, Associate Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan: RS-D (Single Unit Residential Detached)
•Zoning District: R-1 (Single-Unit Residential)
•Coastal Land Use Category: RSD-A (Single Unit Residential Detached) (0.0-5.9
DU/AC)
•Coastal Zoning District: R-1 (Single-Unit Residential)
PROJECT SUMMARY
A coastal development permit (CDP) to allow the demolition of an existing single-unit
dwelling and construction of a new three-story 6,584-square-foot, single-unit dwelling with
an attached 760-square-foot three-car garage. The project includes reinforcement and
raising of the existing bulkhead. Additionally, the project includes landscape, hardscape,
and drainage facilities. The project complies with all applicable development standards and
no deviations are requested. All improvements authorized by this CDP will be located on
private property.
RECOMMENDATION
1)Conduct a public hearing;
2)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) because it has no potential to have a significant effect on the environment;
and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit filed as PA2025-0071 (Attachment No. ZA 1).
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DISCUSSION
Land Use and Development Standards
• The subject property is located in the R-1 Coastal Zoning District, which provides for
single-unit residential development and is consistent with the City’s Coastal Land
Use Plan, General Plan, and Zoning Code. A coastal development permit is required,
and the property is not eligible for a waiver for de minimis development because the
property is located in the Coastal Commission Appeal Area.
• The property currently consists of one legal lot developed with a single-unit dwelling.
The neighborhood is predominantly developed with one-, two-, and some three-
story, single unit dwellings. The proposed design, bulk, and scale of the
development is consistent with the existing neighborhood pattern of development
and expected future development is consistent with applicable development
standards.
Figure 1: Oblique Aerial image of Neighborhood
Subject Property
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• The proposed single-unit dwelling and accessory structures conform to all applicable
development standards, including floor area limit, setbacks, height, and off-street
parking as evidenced by the project plans and illustrated in Table 1 below.
Table 1 – Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (street) 10 feet 10 feet
Front (water) 20 feet 20 feet
Sides 4 feet 4 feet
Allowable Floor Area (max.) 10,506 square feet 7,344 square feet
Allowable 3rd Floor Area (max.) 788 square feet 575 square feet
Open Space (min.) 788 square feet 859 square feet
Parking (min.) 3-car garage 3-car garage
Height (max.) 24-foot flat roof
29-foot sloped roof
24-foot flat roof
29-foot sloped roof
Hazards
• A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated March 4, 2025, for the project. The maximum bay water
elevation is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and may
exceed the current top of bulkhead elevation of 9.22 feet NAVD 88 during high tide
or storm events. The report analyzes future sea level rise scenarios assuming a
3.2-foot increase in the maximum water level over the next 75 years (i.e., the life
of the structure). Therefore, the sea level is estimated to reach approximately 10.9
feet NAVD 88 (the likely range for sea level rise over the 75-year design life of the
structure based on low-risk aversion estimates for sea level rise provided by the
State of California, Sea Level Rise Guidance: 2018 Update).
• On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential
Facilities. The guidelines require that any structure permitted within the years 2021
through 2025 must have a minimum bulkhead elevation of 10.9 feet (NAVD 88)
with a design for adaptability elevation of 14.4 feet NAVD 88. The project has been
conditioned to raise the bulkhead to an elevation of 10.9 feet NAVD 88. PMA
Consulting, Inc. has confirmed the bulkhead can be raised up to 14.4 feet NAVD
88 if needed and in compliance with the updated guidelines.
• Once the existing bulkhead is reinforced and raised per the report’s
recommendations, flooding, wave run-up, and erosion will not significantly impact
this property over the proposed 75-year economic life of the development. Flood
shields (sandbags and other barriers) can be deployed across the openings to
protect and prevent flooding to the structure. The report concludes that the
proposed project will be safe from flooding hazards for the next 75 years with the
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reinforced and raised bulkhead. Therefore, the project has been conditioned to
raise the bulkhead up to 10.9 feet NAVD 88.
• The finished floor elevation of the proposed single-unit dwelling is 9.35 feet NAVD
88, which complies with the minimum 9.00-foot NAVD 88 elevation standard. The
report concludes that the project will be safe from flooding hazards for the next 75
years with the reinforced bulkhead.
• Under Newport Beach Municipal Code (NBMC) Section 21.30.030(C)(3)(i)(iv)
(Natural Landform and Shoreline Protection), the property owner will be required to
agree with the City waiving any potential right to protection to address situations in
the future in which the development is threatened with damage or destruction by
coastal hazards (e.g., waves, erosion, and sea level rise). The Waiver of Future
Protection is included as a condition of approval that will need to be satisfied before
the final building inspection.
• The property owner will also be required to acknowledge any hazards present at the
site and unconditionally waive any claim to damage or liability against the decision
authority, consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning
and Development Standards). The Acknowledgement of Coastal Hazards is included
as a condition of approval that will need to be satisfied before the issuance of building
permits.
• 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 before the
issuance of a building permit. 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 CBC before building permit issuance.
Water Quality
• The property is adjacent to coastal waters. Under Section 21.35.030 (Construction
Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention
Plan (CPPP) is required to implement temporary Best Management Practices
(BMPs) during construction to minimize erosion and sedimentation and to minimize
pollution of runoff and coastal waters derived from construction chemicals and
materials. A CPPP has been provided, and construction plans and activities will be
required to adhere to the CPPP.
• Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due
to the proximity of the development to the shoreline and the development containing
more than 75% of impervious surface area, a Water Quality and Hydrology Plan
(WQHP/WQMP) is required. A WQHP/WQMP has been prepared for the project by
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Rodriquez Residence (PA2025-0071)
Zoning Administrator, September 11, 2025
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Forkert Engineering & Surveying, Inc. dated April 3, 2025. The WQHP/WQMP
includes a polluted runoff and hydrologic site characterization, a sizing standard for
BMPs, the use of a LID approach to retain the design storm runoff volume on-site,
and documentation of the expected effectiveness of the proposed BMPs.
Public Access and Views
• The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access
bear a reasonable relationship between the requirement and the project’s impact and
be proportional to the impact. In this case, the project replaces an existing single-unit
dwelling located on a standard R-1 lot with a new single-unit dwelling. Therefore, the
project does not involve a change in land use, density, or intensity that will result in
increased demand for public access and recreation opportunities. Furthermore, the
project is designed and sited (appropriate height, setbacks, etc.) so as not to block
or impede existing public access opportunities.
• The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is located approximately 250 feet East of the project site along a sidewalk
area with view decks and steps, which overlooks Promontory Bay along Bayside
Drive. The project is not visible from this public viewpoint due to existing
landscaping and residential structures located adjacent to the viewpoint. Similarly,
the nearest coastal view road segment is located along Bayside Drive, which is not
adjacent to the property. These areas offer localized, limited views of the harbor
and several dwellings. Views are oriented to the bay and properties along the
southeast side of the street, where the row of residences impedes visibility to the
subject property. The proposed single-family residence complies with all applicable
Local Coastal Program (LCP) development standards and maintains a building
envelope consistent with the existing neighborhood pattern of development.
Additionally, the project does not contain any unique features that could degrade the
visual quality of the coastal zone.
• The proposed three-story design is consistent with the existing neighborhood
pattern of development containing one-, two-, and some scattered three-
story dwellings, and will not affect the existing, limited views afforded from Bayside
Drive. The project will replace an existing single-unit dwelling with a new
single-dwelling unit that complies with all applicable development standards,
including the third-floor setbacks. Notably the project exceeds the minimum required
15-foot third floor setbacks along the bay and street property lines (as measured from
the setback lines). The third floor is designed to provide a setback of approximately
34 feet from the front setback line along the street and 28 feet from the front setback
line along the bay. In addition, there is a two-foot third floor setback from the side
setback line from the north property line and approximately a 36-foot third floor
setback from the side setback line to the south property line where the requirement
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Rodriquez Residence (PA2025-0071)
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is a 2 -foot third floor setback from the side setback line. The project presents the
opportunity to enhance views by updating an older structure with a new building with
an updated design. All structures within the front setback areas along the bay and
street would be limited to 42 inches in height, ensuring that the bay and street does
not appear to be walled off. The front of the proposed residence, which is visible from
the bay and the rear of the proposed residence which is visible from the street,
contain substantial architectural treatment and visual interest, in keeping with the
design guidelines of the Zoning Code. The new structure would comply with the
required setbacks, including modulation of volume with architectural articulation and
on the bay and Harbor Island Drive side. Therefore, the project does not have the
potential to degrade the visual quality of the coastal zone or result in significant
adverse impacts on existing public views.
• While Bayside Drive is the first public road paralleling the sea and the project site is
located between Bayside Drive and the Harbor, the project will not affect the public’s
ability to gain access to, use, and/or view the coast and nearby recreational facilities.
The nearest lateral access is located less than 200 feet east of the property near the
intersection of Harbor Island Drive and Bayside Drive. Harbor Island Drive does not
contain an outlet. Public access points with lateral access are also provided to the
south parallel to Beacon Bay, where there is a public beach along the Bay. The
project would not impact access along these routes.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) under Section
15303 under 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. The Class 3 exemption includes
the demolition and construction of limited numbers of new, small structures, including one
single-family residence. The project consists of the demolition of an existing single-unit
dwelling and construction of a new three-story 6,584-square-foot, single-unit dwelling with
an attached 760-square-foot three-car garage.
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
PUBLIC NOTICE
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
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Rodriquez Residence (PA2025-0071)
Zoning Administrator, September 11, 2025
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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 Newport Beach Municipal Code. Additionally, the item appeared on the
agenda for this meeting, which was posted at City Hall and on the city website.
APPEAL PERIOD:
This action shall become final and effective 14 days following the date the Resolution is
adopted unless within such time an appeal or call for review is filed with the Community
Development Director by the provisions of Title 21 (Local Coastal Program [LCP]
Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal
to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of
Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200.
Prepared by:
____________________________
Oscar Orozco, Associate Planner
LAW/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
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Attachment No. ZA 1
Draft Resolution
8
05-15-2018
RESOLUTION NO. ZA2025-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING A COASTAL
DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE-
UNIT DWELLING AND CONSTRUCT A NEW THREE-STORY,
SINGLE-UNIT DWELLING AND ATTACHED GARAGE LOCATED
AT 427 HARBOR ISLAND DRIVE (PA2025-0071)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects, with respect to property located at 427
Harbor Island Drive, and legally described as Lot 5 of Tract 3283, requesting approval of
a coastal development permit (CDP).
2. A request for a CDP to allow the demolition of an existing single-unit dwelling and
construction of a new three-story 6,584-square-foot, single-unit dwelling with an attached
760-square-foot three-car garage. The project includes reinforcement and raising of the
existing bulkhead. Additionally, the project includes landscape, hardscape, and drainage
facilities. The project complies with all applicable development standards and no deviations
are requested. All improvements authorized by this CDP will be located on private property.
3. The subject property is designated RS-D (Single Unit Residential Detached) by the
General Plan Land Use Element and is located within the R-1 (Single-Unit Residential)
Zoning District.
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RSD-A (Single Unit Residential Detached) (0.0-5.9 DU/AC) and it is located
within the R-1 (Single-Unit Residential) Coastal Zoning District.
5. A public hearing was held on September 11, 2025, online via Zoom. A notice of the time,
place, and purpose of the hearing was given by the Newport Beach Municipal Code
(NBMC). Evidence, both written and oral, was presented to and considered by the
Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect
on the environment.
2. The Class 3 exemption includes the demolition and construction of limited numbers of
new, small structures, including one single-family residence. The project consists of the
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Zoning Administrator Resolution No. ZA2025-###
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05-15-2018
demolition of an existing single-unit dwelling and construction of a new three-story
6,584-square-foot, single-unit dwelling with an attached 760-square-foot 3-car garage.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
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.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015(F) (Coastal Development Permits - Findings and
Decision) of the NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program (LCP).
Facts in Support of Finding:
1. The proposed development 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 10,506 square feet and the proposed floor
area is 7,344 square feet.
b. The proposed development provides the minimum required setbacks, which are 10
feet along the front property line adjacent to Harbor Island Drive, 20 feet along the
waterfront, and 4 feet along each side property line.
c. The highest guardrail is 24 feet from the established grade and the highest ridge is
no more than 29 feet from the established grade, which complies with the maximum
height requirements.
d. The project includes garage parking for a total of three vehicles, complying with the
minimum three-car garage parking requirement for single-unit dwellings with more
than 4,000 square feet of habitable floor area.
2. The neighborhood is predominantly developed with two-story, single-unit dwellings with
scattered one- and three-story single-unit dwellings. The proposed design, bulk, and
scale of the development is consistent with the existing neighborhood pattern of
development.
3. A Coastal Hazards Report and Sea Level Rise Analysis was prepared by PMA
Consulting, Inc. dated March 4, 2025, for the project. The maximum bay water elevation
is 7.7 feet North American Vertical Datum of 1988 (NAVD 88) and may exceed the
current top of bulkhead elevation of 9.22 feet NAVD 88 during high tide or storm events.
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05-15-2018
The report analyzes future sea level rise scenarios assuming a 3.2-foot increase in the
maximum water level over the next 75 years (i.e., the life of the structure). Therefore,
the sea level is estimated to reach approximately 10.9 feet NAVD 88 (the likely range
for sea level rise over the 75-year design life of the structure based on low-risk aversion
estimates for sea level rise provided by the State of California, Sea Level Rise Guidance:
2018 Update).
4. On March 23, 2021, the City Council approved updated Waterfront Project Design
Guidelines and Standards, Harbor Design Criteria Commercial & Residential Facilities.
The guidelines require that any structure permitted within the years 2021 through 2025
must have a minimum bulkhead elevation of 10.9 feet (NAVD 88) with a design for
adaptability elevation of 14.4 feet NAVD 88. The project has been conditioned to raise
the bulkhead to an elevation of 10.9 feet NAVD 88. PMA Consulting, Inc. has confirmed
the bulkhead can be raised up to 14.4 feet NAVD 88 if needed and in compliance with
the updated guidelines.
5. Once the existing bulkhead is reinforced and raised per the report’s recommendations,
flooding, wave run-up, and erosion will not significantly impact this property over the
proposed 75-year economic life of the development. Flood shields (sandbags and other
barriers) can be deployed across the openings to protect and prevent flooding to the
structure. The finished floor elevation of the proposed single-unit dwelling is 9.35 feet
NAVD 88, which complies with the minimum 9.00-foot NAVD 88 elevation standard. The
report concludes that the proposed project will be safe from flooding hazards for the next
75 years with the reinforced and raised bulkhead. Therefore, the project has been
conditioned to raise the bulkhead up to 10.9 feet NAVD 88.
6. Under NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection),
the property owner will be required to agree with the City waiving any potential right to
protection to address situations in the future in which the development is threatened with
damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The
Waiver of Future Protection is included as a condition of approval that will need to be
satisfied before the final building inspection.
7. The property owner will also be required to acknowledge any hazards present at the site
and unconditionally waive any claim to damage or liability against the decision authority,
consistent with NBMC Section 21.30.015(D)(3)(c) (General Site Planning and
Development Standards). The Acknowledgement of Coastal Hazards is included as a
condition of approval that will need to be satisfied before the issuance of building permits.
8. 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 before 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 CBC before building permit issuance.
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05-15-2018
9. The property is adjacent to coastal waters. Under Section 21.35.030 (Construction
Pollution Prevention Plan) of the Municipal Code, a Construction Pollution Prevention Plan
(CPPP) is required to implement temporary Best Management Practices (BMPs) during
construction to minimize erosion and sedimentation and to minimize pollution of runoff and
coastal waters derived from construction chemicals and materials. A CPPP has been
provided, and construction plans and activities will be required to adhere to the CPPP.
10. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the
proximity of the development to the shoreline and the development containing more than
75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP/WQMP) is
required. A WQHP/WQMP has been prepared for the project by Forkert Engineering &
Surveying, Inc. dated April 3, 2025. The WQHP/WQMP includes a polluted runoff and
hydrologic site characterization, a sizing standard for BMPs, the use of a LID approach to
retain the design storm runoff volume on-site, and documentation of the expected
effectiveness of the proposed BMPs.
11. Proposed landscaping complies with Implementation Plan Section 21.30.075
(Landscaping). A condition of approval is included that requires drought-tolerant species.
Before the issuance of building permits, the final landscape plans will be reviewed to verify
that invasive species are not planted.
12. The project site is not located adjacent to a coastal view road, public access way, or
Coastal Viewpoint as identified in the Coastal Land Use Plan. The nearest coastal
viewpoint is located approximately 250 feet East of the project site along a sidewalk area
with view decks and steps, which overlooks Promontory Bay along Bayside Drive. The
project is not visible from this public viewpoint due to existing landscaping and residential
structures located adjacent to the viewpoint. Similarly, the nearest coastal view road
segment is located along Bayside Drive, which is not adjacent to the property. These
areas offer localized, limited views of the harbor and several dwellings. Views are
oriented to the bay and properties along the southeast side of the street, where the row
of residences impedes visibility to the subject property. The proposed single-family
residence complies with all applicable Local Coastal Program (LCP) development
standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Additionally, the project does not contain any unique features that
could degrade the visual quality of the coastal zone.
13. The proposed three-story design is consistent with the existing neighborhood
pattern of development containing one-, two-, and some scattered three-
story dwellings, and will not affect the existing, limited views afforded from Bayside Drive.
The project will replace an existing single-unit dwelling with a new
single-dwelling unit that complies with all applicable development standards,
including the third-floor setbacks. Notably the project exceeds the minimum required 15-
foot third floor setbacks along the bay and street property lines (as measured from the
setback lines). The third floor is designed to provide a setback of approximately 34 feet
from the front setback line along the street and 28 feet from the front setback line along the
bay. In addition, there is a two-foot third floor setback from the side setback line from the
north property line and approximately a 36-foot third floor setback from the side setback
line to the south property line where the requirement is a 2 -foot third floor setback from
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05-15-2018
the side setback line. The project presents the opportunity to enhance views by updating
an older structure with a new building with an updated design. All structures within the front
setback areas along the bay and street would be limited to 42 inches in height, ensuring
that the bay and street does not appear to be walled off. The front of the proposed
residence, which is visible from the bay and the rear of the proposed residence which is
visible from the street, contain substantial architectural treatment and visual interest, in
keeping with the design guidelines of the Zoning Code. The new structure would comply
with the required setbacks, including modulation of volume with architectural articulation
and on the bay and Harbor Island Drive side. Therefore, the project does not have the
potential to degrade the visual quality of the coastal zone or result in significant adverse
impacts on existing public views.
Finding:
B. 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.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline.
Implementation Plan Section 21.30A.040 requires that the provision of public access bear
a reasonable relationship between the requirement and the project’s impact and be
proportional to the impact. In this case, the project replaces an existing single-unit dwelling
located on a standard R-1 lot with a new single-unit dwelling. Therefore, the project does
not involve a change in land use, density, or intensity that will result in increased demand
for public access and recreation opportunities. Furthermore, the project is designed and
sited (appropriate height, setbacks, etc.) so as not to block or impede existing public
access opportunities.
2. While Bayside Drive is the first public road paralleling the sea and the project site is located
between Bayside Drive and the Harbor, the project will not affect the public’s ability to gain
access to, use, and/or view the coast and nearby recreational facilities. The nearest lateral
access is located less than 200 feet east of the property near the
intersection of Harbor Island Drive and Bayside Drive. Harbor Island Drive does not
contain an outlet. Public access points with lateral access are also provided to the
south parallel to Beacon Bay, where there is a public beach along the Bay. The
project would not impact access along these routes.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is
categorically exempt from the California Environmental Quality Act under Section 15303
under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
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05-15-2018
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit (PA2025-0071), subject to the conditions outlined in Exhibit “A,” which
is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director by the provisions of Title 21 Local Coastal Program
(LCP) Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 11TH DAY OF SEPTEMBER 2025.
_______________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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05-15-2018
EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
1. The development 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. Prior to the final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices to address the
threat of damage or destruction from waves, erosion, storm conditions, landslides,
seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the
property, or development of the property, today or in the future. The agreement shall be
binding against the property owners and successors and assigns.
3. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless the City, its City Council,
its boards and commissions, officials, officers, employees, and agents from and against
any 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 whatsoever
which may arise from or in any manner relate (directly or indirectly) to City’s approval of
the development. This letter shall be scanned into the plan set before building permit
issuance.
4. No demolition or construction materials, equipment debris, or waste shall be placed or
stored in a location that would enter the sensitive habitat, receiving waters, or storm
drains or result in impacts to environmentally sensitive habitat areas, streams, the
beach, wetlands or their buffers. No demolition or construction materials shall be stored
on public property.
5. This Coastal Development Permit does not authorize any development bayward of the
private property.
6. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA).
In 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 under 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
15
Zoning Administrator Resolution No. ZA2025-###
Page 8 of 11
05-15-2018
activity within 300 feet of an active nest shall be delayed until the 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, one or two short follow-up surveys will be necessary to check on the nest and
determine when the nest is no longer active.
7. 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.
8. 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.
9. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles 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.
10. Trash and debris shall be disposed of in proper trash and recycling receptacles at the
end of each construction day. Solid waste, including excess concrete, shall be disposed
of in adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
11. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
12. The project is subject to all applicable City ordinances, policies, and standards unless
specifically waived or modified by the conditions of approval.
13. The Applicant shall comply with all federal, state, and local laws. A material violation of
any of those laws in connection with the use may be caused by the revocation of this
Coastal Development Permit.
14. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained are detrimental to the public health, and welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained to constitute a public nuisance.
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05-15-2018
15. Prior to the issuance of building permits, the Applicant shall submit a final construction
erosion control plan. The plan shall be subject to review and approval by the Building
Division.
16. Prior to the issuance of building permits, the Applicant shall submit a final drainage and
grading plan. The plan shall be subject to review and approval by the Building Division.
17. Prior to issuance of a building permit, a copy of the Resolution, including conditions of
approval Exhibit “A” shall be incorporated into the Building Division and field sets of
plans.
18. 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.
19. All landscape materials and irrigation systems shall be maintained by 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.
20. 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.
21. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 (Community Noise Control) and other applicable noise control requirements of the
Newport Beach Municipal Code.
22. 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.
23. 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 the current
property owner or agent.
24. This Coastal Development Permit (PA2025-0071) 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.
25. To the fullest extent permitted by law, the Applicant shall indemnify, defend and hold
harmless the City, its City Council, its boards and commissions, officials, officers,
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Zoning Administrator Resolution No. ZA2025-###
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05-15-2018
employees, and agents from and against any 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 whatsoever which may arise from or in any manner relate (directly
or indirectly) to City’s approval of Rodriquez Residence, including but not limited to,
Coastal Development Permit (PA2025-0071). This indemnification shall include, but not
be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and
other expenses incurred in connection with such claim, action, causes of action, suit, or
proceeding whether incurred by the Applicant, City, and/or the parties initiating or bringing
such proceeding. The Applicant shall indemnify the City for all the City's costs, attorneys'
fees, and damages, which the City incurs in enforcing the indemnification provisions
outlined in this condition. The Applicant shall pay to the City upon demand any amount
owed to the City under the indemnification requirements prescribed in this condition.
Building Division
26. The building site is located in a special flood hazard area (SFHA) AE8, established in FIRM
dated March 21, 2019. The top of slab to be set at one foot above the Base Flood Elevation
(BFE) of 8.0 feet NAVD88. In no case shall the slab elevation be below 9.0 feet NAVD88,
or, as required by Planning Department using North American Vertical Datum 1988
(NAVD88).
27. The project shall conform to the requirement for buildings and structures in SFHA AE8 and
have the lowest floor elevated above the BFE plus 1 foot for a design flood elevation (DFE).
(R301.2.4 and R301.2.4.1 as amended NBMC 15.05.100. See tables 2-1 & 4.1 ASCE24).
28. The project shall meet all the requirements of the SFHA AE. The garage and carport
finished slab may be located below the BFE, provided the slab elevation is above adjacent
grade. Show a minimum of two flood vent openings at opposite sides of the garage on the
foundation plan, exterior elevations, and floor plan.
29. The project shall ensure the bottom of flood vent openings be within 1 ft. of the adjacent
exterior grade.
30. The project shall have top of flood vent openings below the DFE.
31. The project shall provide one square inch of opening per each square foot of garage area.
Indicate the location with dimensions and areas of the openings on the exterior elevations,
foundation plan and architectural floor plan. The required square inches must be within
requirements of items condition 29 and 30 and the minimum dimension in any direction
shall not be less than 3 inches as required by NBMC 15.50.200 C.1.d. and ASCE24 section
2.7.2.1. Alternatively, the project may provide engineered openings per ASCE24 section
2.7.2.2.
32. The project shall meet all the requirements of the SFHA AE. When the top of garage floor
slab is lower than the base flood elevation (BFE), garage walls must be supported over
concrete curbs with top of curb one foot above the BFE (NAVD88). See "Lowest floor"
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Zoning Administrator Resolution No. ZA2025-###
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05-15-2018
regarding restriction on garage slab not allowed below grade. NBMC 15.50.050
Definitions.
33. The project shall meet all the requirements of the SFHA AE. Exterior wood stairs shall be
supported over concrete curbs with top of curb one foot above the BFE (NAVD88). All
other stairs below BFE (NAVD88) must be concrete except in a VE zone.
Public Works Department
34. The Project shall reconstruct the concrete curb, gutter and sidewalk panels along the
Harbor Island Drive frontage per City Standards.
35. The Project shall install a new sewer clean out on the existing sewer lateral per City
Standard 406.
36. The Project shall install a new ADA compliant driveway per City Standard 163.
37. The Project shall comply with the City’s sight distance requirement in City Standard
110L.
38. No encroachments are allowed within the limits of the Public Utility Easement and Public
Use Easement.
Fire Prevention Division
39. A residential fire sprinkler system complying with 2022 NFPA 13D shall be required to
be installed.
19
Attachment No. ZA 2
Vicinity Map
20
VICINITY MAP
Coastal Development Permit
PA2025-0071
427 Harbor Island Drive
Subject Property
21
Attachment No. ZA 3
Project Plans
22
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION
VICINITY MAP SPECIAL INSPECTIONS AHJ NOTES AGENCIES & SERVICES PROJECT DIRECTORY
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ARCHITECT
STRUCTURAL ENGINEER
INTERIOR DESIGNER
ENERGY CONSULTANT
BRANDON ARCHITECTS, INC.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626P: 714.454.4040WWW.BRANDONARCHITECTS.COM
OWNER
CIVIL ENGINEER
LANDSCAPE DESIGNER
MEP CONSULTANT
GENERAL CONTRACTOR
GEOTECHNICAL ENGINEER
SURVEYOR
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TITLE SHEET
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.0
RODRIQUEZ RESIDENCE
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
PA2025-0071
NICOLE THOMPSON
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
PATTERSON CUSTOM HOMESANDREW PATTERSON15 CORPORATE PLAZA DR. SUITE 150NEWPORT BEACH, CA 92660P: 949.723.1800
COAST GEOTECHNICAL, INC.1200 WEST COMMONWEALTH,FULLERTON, CA 92833P: 714.870.1222E: coastgeotec@gmail.com
APEX LAND SURVEYING INC.PAUL CRAFTHUNTINGTON BEACH, CA 92646P: 714.488.5006E: apexlsinc@gmail.com
SOCAL LANDSCAPE & DESIGNGONZALO SOBRERO16 JARIPOL CIR.RANCHO M.V., CA 92694P: 949.306.1055E: gonzalo@sslandscpadedesigns.com
BLACKBAND DESIGNWENDY BLACKBAND3198 AIRPORT LOOP DR. #ECOSTA MESA, CA 92626P: 949.872.2234E: wendy@blackbanddesign.com
ESI/FME, INC.FARHAD MANSHADI230 COMMERCE, SUITE 200IRVINE, CA 92602P: 657.335.4112E: farhad@esifme.com
FORKERT ENGINEERING & SURVEYING, INC.TOM RUIZ22311 BROOKHURST ST., SUITE 203HUNTINGTON BEACH, CA 92646P: 714.963.6793E: tomr@forkertengineering.com
TBD TBD
DIG ALERT:1.800.227.2600
SOUTHERN CALIFORNIA EDISON:1.714.895.0246
SOUTHERN CALIFORNIA GAS:1.800.427.2000
CITY WATER & SEWER:1.949.644.3011
PACIFIC BELL TELEPHONE:1.800.750.2355
CITY OF NEWPORT BEACHPUBLIC WORKS DEPT.:1.949.644.3311
CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFORMATION:1.949.644.3200ZONING INFORMATION:1.949.644.3204
CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL:1.949.644.3275PERMITS:1.949.644.3288INSPECTIONS:1.949.644.3255
NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106
ORANGE COUNTY HEALTH SERVICES:1.714.834.3882
SHORING & EXCAVATION1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.
2. GC TO DISTRIBUTE 30-DAY NOTIFICATION FOR COMPLETE DEMOLITION OR EXCAVATION TO ADJOINING PROPERTIES PER NBMC SECTION 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 STANDARD FORM CAN BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395
C.N.B. NOTES1. A NOTICE OF INTENT TO DEMOLISH SHALL BE SENT VIA CERTIFIED MAIL TO ADJACENT PROPERTY OWNER(S). SIGNED RETURNED RECEIPT MUST BE PROVIDED TO THE BUILDING DIVISION AT THE TIME OF PERMIT ISSUANCE. DEMOLITION MAY COMMENCE 30 DAYS AFTER THE DATE OF NOTIFICATION. (NBMC15.02.120)
2. THE MAXIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019. (NBMC 15.02.095)
3. GC TO PROVIDE A PROJECT INFORMATION SIGN FOR PROJECTS REQUIRING FENCING (NEW STRUCTURE OR ADDITION AND REMODEL TO AN EXISTING STRUCTURE WITH A COMBINED FLOOR AREA EXCEEDING SEVENTY-FIVE (75) PERCENT OF THE FLOOR AREA OF THE PROPOSED STRUCTURE) IN DESIGNATED "HIGH-DENSITY AREAS". (NBMC 15.60.030)
4. AN APPROVED ALTERNATE METHOD OF CONSTRUCTION (AMM #2025-XXX) FORM MUST ACCOMPANY THE EC SUBMITTAL FOR REVIEW BY THE CRS COORDINATOR FOR A MECHANICAL DUCT SYSTEM.
5. THE EC MUST HAVE THE DUCT'S LOWEST ELEVATION INDICATED IN SECTION C2.e WITH NOTES IN COMMENTS SECTION D REGARDING THE APPROVED MOD.
6. COMMENTS SECTION D NOTES MUST INCLUDE THE NEXT LOWEST ELEVATION OF MACHINERY OR EQUIPMENT SERVICING THE BUILDING WITH IN MEASURED ELEVATION IN FEET (NAVD88).
7. ALL MECHANICAL, GAS, AND ELECTRICAL EQUIPMENT SERVICING THE BUILDING (EXCEPT DUCTS APPROVED UNDER AMM #2025-XXX) MUST BE AT LEAST ONE FOOT ABOVE THE BFE (NAVD88)
8. FENCES, HEDGES, WALLS RETAINING WALLS, GUARDRAILS, AND HANDRAILS OR ANY COMBINATION THEREOF SHALL NOT EXCEED 42 INCHES FORM EXISTING GRADE BEFORE CONSTRUCTION WITHIN THE REQUIRED FRONT SETBACK AREA(S).
1. REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. ENERGY CALCULATIONS
3. A LICENSED SURVEYOR SHALL COMPLETE A FEMA ELEVATION CERTIFICATE (EC) AND SUBMIT THE EC FOR REVIEW AND APPROVAL FROM THE CITY'S COMMUNITY RATING SYSTEM (CRS) COORDINATOR PRIOR TO REQUESTING FINAL INSPECTION.
4. AN APPROVED EC MUST BE SUBMITTED TO THE BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.
1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPARATE REVIEWS AND PERMITS (FOR H.O.A. PURPOSES).
2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING.
4. NFPA13D FIRE SPRINKLERS REQUIRED, CONTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
5. PV SOLAR SYSTEM (MIN. 4.3KW DC) + 5 KWH BATTERY SYSTEM PER T-24
6. ELEVATOR
NOTE:1. DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW.
2. BRANDON ARCHITECTS, INC., IS THE DESIGN PROFESSIONAL IN CHARGE OF THE PROJECT, RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH CA ON HARBOR ISLAND DRIVE JUST SOUTH OF BAYSIDE DRIVE. THE LOT IS APPROXIMATELY 70' WIDE BY 225' DEEP. IT IS ZONED R-1 -SINGLE-FAMILY RESIDENTIAL AND IS APPROXIMATELY 13,610 S.F. DEVELOPMENT OF THE PROPERTY WILL BE REVIEWED BY THE CITY OF NEWPORT BEACH, AND THE CALIFORNIA COASTAL COMMISSION BY PROXY AT THE CITY OF NEWPORT BEACH.
THE PROPERTY CURRENTLY CONSISTS OF AN EXISTING RESIDENCE AND ATTACHED GARAGE WHICH WILL BE DEMOLISHED ALONG WITH ALL ASSOCIATED LANDSCAPE AND HARDSCAPE ON THE PROPERTY. THE CLIENT PROPOSES TO CONSTRUCT A NEW THREE-STORY SINGLE FAMILY RESIDENCE OF APPROXIMATELY 6,584 S.F. AND A 3-CAR GARAGE OF APPROXIMATELY 760 S.F. THE PROGRAM INCLUDES THE FOLLOWING: AN EAT-IN KITCHEN WITH AN ISLAND, DINING NOOK, DIRTY KITCHEN & PANTRY, GYM WITH ENSUITE BATH, 2 OFFICES, MUDROOM, GREAT ROOM WITH FIREPLACE, DINING AREA, ELEVATOR, 2 POWDER ROOMS, PRIMARY SUITE WITH FIREPLACE, PRIMARY BATH AND 2 WALK-IN CLOSETS, 3 SECONDARY BEDROOMS WITH ENSUITE BATHS, LAUNDRY ROOM, DEN SEATING AREA, AND THIRD FLOOR MEDIA ROOM. A PATIO LIVING AREA AND COURTYARD WILL BE STRONGLY CONNECTED TO THE INTERIOR LIVING SPACE AND WILL INCLUDE HARDSCAPE/LANDSCAPE ELEMENTS, BUILT-IN BBQ AREA, SPA & FIRE FEATURE AND NEW PORTIONS OF PROPERTY LINE WALLS AND FENCES. A THIRD FLOOR VIEW DECK WILL PROVIDE EXPANSIVE VIEWS OF THE BAY AND SURROUNDING AREA WITH A FIRE FEATURE AND SCREENED MECHANICAL WELL. THE EXISTING BULKHEAD WILL BE REPAIRED, REINFORCED AND RAISED TO MEET THE CURRENT REQUIREMENTS PER NAVD88 INCLUDING NEW TIE-BACKS AND GRADE BEAM ON TOP OF CAISSONS.
THE PROJECT IS A 'TRANSITIONAL' DESIGN, INCLUDING: INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN. THE EXTERIOR MATERIALS WILL CONSIST OF BRICK VENEER, FIBER CEMENT BOARD & BATTEN, VERTICAL AND HORIZONTAL SIDING, METAL AND SLATE TILE ROOFING WITH WOOD AND METAL ACCENTS.
T-1.0 TITLE SHEET
T-1.1 ARCHITECTURAL GENERAL NOTEST-1.2. C.N.P.B. SUPPLEMENTAL DOCS.T-1.3 CAL ENERGY MANDATORY REQUIREMENTST-1.4 CAL ENERGY MANDATORY REQUIREMENTST-1.5 SUPPLEMENTAL DOC. & NOTES
SUR TOPOGRAPHIC SURVEY
A-0.0 REFERENCE SITE PLAN & GRADE PLANE
A-0.1 ARCHITECTURAL SITE PLAN
A-0.2 AREA PLANS
SW-0 STRUCTURAL GENERAL NOTES & VICINITY MAP - FOR REFERENCE
SW-1 SITE PLAN & ELEVATIONS - FOR REFERENCESW-2 DETAILS - FOR REFERENCE
C2 PRECISE GRADING PLANC4 EROSION CONTROL PLAN
L1 CONSTRUCTION PLANL2 PLANTING PLAN
A-1.0 3D VIEWS
A-2.0 FIRST LEVEL FLOOR PLAN
A-2.1 SECOND LEVEL FLOOR PLANA-2.2 THIRD LEVEL FLOOR PLANA-2.3 FIRST LEVEL DIMENSION PLANA-2.4 SECOND LEVEL DIMENSION PLANA-2.5 THIRD LEVEL DIMENSION PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-5.2 BUILDING SECTIONS
CODES:NBMC (NEWPORT BEACH MUNICIPAL CODE)2022 CRC, 2022 CFC, 2022 CEC, 2022 CMC, 2022 CPC, 2022 CALGREEN, 2022 CAL. ENERGY CODE , 2021 ISPSC
OCCUPANT LOAD 1 UNIT
OCCUPANCY CLASSIFICATION R-3/U
OCCUPANCY SEPARATION (GARAGE)1-HR.
FLOOR & FLOOR-CEILING N/A.
TYPE OF CONSTRUCTION VB -SPRINKLERED, NFPA13D
FIRE SPRINKLER NFPA 13D
HEIGHT 3 -LEVELS
FLOOR AREA REF. 7/T-1.0
ALLOWABLE BLDG. AREA (PER CBC TBL. 503)N/A.
FIRE HAZARD AREA
LIQUEFACTION AREA
LANDSLIDE AREA
FAULT ZONE AREA
FLOOD ZONE
OPEN AREA SCHEDULE
FIRST FLOOR OPEN AREA 859 SFGRAND TOTAL 859 SF
BUILDING AREA SCHEDULE
LIVINGFIRST FLOOR LIVING 3187 SFSECOND LEVEL LIVING 2822 SFTHIRD FLOOR LIVING 575 SFTOTAL6584 SF
GARAGE
3-CAR GARAGE 760 SF
TOTAL 760 SF
GRAND TOTAL 7344 SF
NO
NO
NO
NO
YES, AE8BASE FLOOD ELEVATION (BFE) IS 8.00' NAVD88DESIGN FLOOD ELEVATION (DFE) IS 9.00' NAVD88
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-1 SINGLE-FAMILY RESIDENTIAL SITE AREA:13,610 S.F. BUILDABLE AREA: 5,252.81 S.F.
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHEDEXISTING S.F. = 2,814 S.F. (4 BEDS. TTL.)
ZONING INFORMATION:FRONT SETBACK (WATER): 20 FT.-ADDITIONAL 15 FT. ON THIRD FLOORFRONT SETBACK: 10 FT.-ADDITIONAL 15 FT. ON THIRD FLOORLEFT SETBACK: 4 FT.-ADDITIONAL 2 FT. ON THIRD FLOORRIGHT SETBACK: 4 FT.-ADDITIONAL 2 FT. ON THIRD FLOOR
APN: 050-471-81PARCEL 1: LOT 5 OF TRACT NO. 3283, AS SHOWN ON A MAP RECORDED IN BOOK 101, PAGES 33 AND 34 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF ORANGE COUNTYPARCEL 2: PORTION OF IRVINE'S SUBDIVISION, ADJOINING SAID TRACT NO. 3283PARCEL 3: AN APPURTENANT NON-EXCULSIVE EASEMENT 98' WIDE FOR FISHING NAVIGATION, COMMERCE AND ACCESS OVER THAT PORTION OF IRVINE'S SUBDIVISION ADJOINING SAID TRACT NO. 3283
TOTAL ALLOWABLE AREA (2 X BUILDABLE AREA)TOTAL ALLOWABLE AREA: 2 X 5,252.81 S.F. = 10,505.62 S.F. MAX.PROPOSED: 7,344 S.F.
OPEN VOLUME AREA REQUIRED (.15 x BUILDABLE AREA, 5'-0" DEPTH MIN. & 7'-6" HT. MIN.)
OPEN VOLUME AREA REQUIRED: .15 X 5,252.81 S.F. = 787.92 S.F. MAX.PROPOSED: 859 S.F.
TOTAL ALLOWABLE THIRD FLOOR AREA (.2 x BUILDABLE AREA)
OPEN VOLUME AREA REQUIRED: .15 X 5,252.81 S.F. = 787.82 S.F. MAX.PROPOSED: 575 S.F.
NO. REVISION DATE
STRUCTURAL ENGINEER -SEAWALL
PMA CONSULTING, INC.PLAMEN PETROV28161 CASITAS CT.LAGUNA NIGUEL, CA 92677P: 714.717.7542E: consulting@pma-bg.com
SITE
LANDSCAPE AREA:PLANTED AREA: 748 S.F.
23
DEFINITIONS: (AS USED IN THESE SPECIFICATIONS)
OWNER SHALL MEAN: RODRIQUEZ FAMILY TRUST, M.M. JESSE RODRIQUEZ
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., NICOLE THOMPSON
CONTRACTOR SHALL MEAN:LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
SPECIFICATIONS SHALL MEAN:WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)
CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.
ARCHITECTURAL GENERAL NOTES:
1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1.0) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:-THECALIFORNIA BUILDING CODES, 2022 EDITIONS, AND ALL APPLICABLE RELATED SPECIALTY CODES.-THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").-THECITY OF NEWPORT BEACHMUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO CALIFORNIA BUILDING CODES.-THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATIONOF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS/HER AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITHTHE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETYPRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONEWHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENTLIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER
THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT
STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TOBE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISHOF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FORAPPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETEOR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FORTHE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH.
18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES ANDCODES.
19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WINDAND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL ANDDISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, AND COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODELAND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. (SEE CALGREENNOTES FOR ADDITIONAL REQUIREMENTS OF OPERATION & MAINTENANCE MANUAL)
26. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HANDWRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 27. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT.
28. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
29. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
30. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
32. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION.
34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
35. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED; SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
37. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD.
38. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE.
39. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
40. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS.
41. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
42. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
WATERPROOFING AND DAMPPROOFING NOTES:R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFINGEXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING:
1. BITUMINOUS COATING.2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT.3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887.4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2.5. OTHER APPROVED METHODS OR MATERIALS.
EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL.
R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFINGIN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING:
1. TWO-PLY HOT-MOPPED FELTS.2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING.3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE.4. SIX-MIL (0.15 MM) POLYETHYLENE.5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT.6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT.7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING.8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER.ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE.
EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C).
DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND 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.
ADDRESS IDENTIFICATION:BUILDINGS SHALL BE PROVIDED WITH APPROVED ADDRESS IDENTIFICATION. THE ADDRESS IDENTIFICATION SHALL BE LEGIBLE AND PLACED IN A POSITION THAT IS VISIBLE FROM THE STREET OR ROADFRONTING THE PROPERTY. ADDRESS IDENTIFICATION CHARACTERS SHALL CONTRAST WITH THEIR BACKGROUND. ADDRESS NUMBERSSHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL NOT BE SPELLED OUT. EACH CHARACTER SHALL BE NOT LESS THAN 4 INCHES (102 MM) IN HEIGHT WITH A STROKE WIDTH OF NOT LESS THAN 0.5 INCH (12.7 MM). WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS IDENTIFICATION SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING ADDRESS CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. ADDRESS IDENTIFICATION SHALL BE MAINTAINED. (CRC R319.1)
DUCTS PENETRATION:DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2)
STAIRWAY ILLUMINATION:1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED.
2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE
STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8)
GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:1. ALL FIXTURES AND FITTINGS SHALL COMPLY WITH THE MAX FLOW RATE SET BY CALGREEN (CALIFORNIA GREEN BUILDING STANDARD CODE) AND CALIFORNIA PLUMBING CODES. G.C. TO VERIFY PRIOR TO PURCHASE AND INSTALL OF ANY FIXTURE AND FITTING
2. MAX. TEMP. OF 120° SHALL BE REGULATED BY LIMITING DEVICE IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 OR CSA B125.3 @ SHOWERS & TUBS. (CPC 408.3)
3. MAX. TEMP. OF 110° SHALL BE REGULATED BY LIMITING DEVICE IN COMPLIANCE W/. ASSE 1070/ASME A112.1070/CSA B125.70 OR CSA B125.3 @ BIDETS. (CPC 410.3)
4. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.4)
5. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. 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)
6. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (CPC 507.13)
7. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (CPC 507.2)
MATERIALS & FINISHES:1. WALLS COVERINGS AND FLOOR OF SHOWERS AND BATHTUBS WITH A SHOWER HEAD SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL NONABSORBENT SURFACE, TO A HEIGHT OF NOT LESS THAN 72-INCHES ABOVE THE FLOOR. PROVIDE CEMENT BOARD, CEMENT PLASTER BACKING, OR TILE BACKBOARD FOR TILE FINISH. (CRC R307.2)
2. INSTALL MIN. 5/8" TYPE 'X' MOISTURE & MOLD RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS, KITCHENS, AND OTHER AREAS EXPOSED TO MOISTURE OR HUMIDITY.GYPSUM BOARD INSTALLED ON THE WALLS AND CEILINGS AT SHOWER AND BATHTUB AREAS MUST BE FINISHED TO PREVENT MOISTURE FROM PENETRATING THE WALL OR CEILING FINISH AND CONTACTING THE GYPSUM BOARD. THE FINISH APPLIED TO THE EXPOSED FACE OF THE GYPSUM BOARD MUST CREATE A WATER-RESISTANT BARRIER THAT NOT ONLY STOPS WATER FROM GETTING TO THE GYPSUM BOARD BUT ALSO PREVENTS THE RELEASE OF MOISTURE FROM WITHIN THE WALL OR THE GYPSUM BOARD ITSELF. (CRC R702.3.7)
WATER-RESISTANT GYPSUM BACKING BOARD SHALL NOT BE USED WHERE THERE WILL BE DIRECT EXPOSURE TO WATER, OR IN AREAS SUBJECT TO CONTINUOUS HIGH HUMIDITY AT LOCATIONS SUCH AS SAUNAS, STEAM ROOMS, GANG SHOWERS OR INDOOR POOLS. (CRC R702.3.7.1)
FIREPLACES: 1. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1 & R1005.1)
2. FACTORY BUILT WOOD BURNING FIREPLACES SHALL BE QUALIFIED AT THE U.S. EPA’S VOLUNTARY FIREPLACE PROGRAM PHASE
2 EMISSIONS LEVEL AND BE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE.(CRC 1004.1.1)
3. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1005.2 & CMC 802.5.1.1 & CMC 802.5.4.3)
4. HORIZONTAL OPENINGS ARE NOT ALLOWED, FOR EXHAUST VENTS, IN WALLS CLOSER THAN 3 FEET TO A PROPERTY LINE. (TABLES R302.1(1)&(2)). HORIZONTAL VENT CAPS SHALL BE 2 FEET CLEAR FROM PROPERTY LINES.
5. EXHAUST OPENINGS SHALL NOT BE DIRECTED ONTO WALKWAYS. (R303.5.2)
6. SOLID FUEL BURNING FIREPLACES (IF PERMISSIBLE): A. PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX OF A SOLID FUEL BURNING FIREPLACE. B. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. C. CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. (CRC R1003.9) D. LIQUID FUELED FIREPLACES ARE NOT ALLOWED FOR INTERIOR USE.
7. ANY INSTALLED GAS FIREPLACE SHALL BE DIRECT VENT SEALED-COMBUSTION PER CAL GREEN SECTION 4.503.
8. A FIRESTOP IS REQUIRED WHENEVER THE VENT PENETRATES A WALL, FLOOR, OR CEILING (PASSES THROUGH FRAMING MEMBERS). FIRESTOPS MAY BE PROVIDED BY THE VENT MANUFACTURER.
9. THE VENT MUST MAINTAIN THE REQUIRED CLEARANCE TO COMBUSTIBLE MATERIALS TO PREVENT A FIRE. DO NOT FILL AIR SPACES WITH INSULATION. (MIN. 1" CLEARANCE, VERFITY W/. MFGR.)
10. USE LISTED 10”OR 8”B-VENT U.N.O. (SEE POWER VENT FOR DIAMETER USED). THE ACTUAL EXTERIOR DIMENSION WILL VARY (TYPICALLY 11”OR 9”OUTER DIAMETER).
POOL & SPA: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)
WASHER & DRYER NOTE:AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-
DEGREE ELBOW. (CMC 504.4.2.1) DRYER VENT TERMINATION MUST BE 3-FEET FROM OPENINGS INTO THE BUILDING (DOORS AND OPERABLE WINDOWS), 10-FEET FROM FORCED AIR INLET, AND 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (CMC 502.2.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (CMC. 504.4.1)
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
WOOD OR WOODBASED PRODUCTS NOTE: (CRC R317.1)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 WOODCOLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND.
2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ONCONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.
3.SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.
4.THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETEWALLS 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.
8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS AREEXPOSED 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.
EXCEPTION:SAWN LUMBER USED IN BUILDINGS LOCATED IN A GEOGRAPHICAL REGION WHERE EXPERIENCE HAS DEMONSTRATED THAT CLIMATIC CONDITIONS PRECLUDE THE NEED TO USE NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD WHERE THE STRUCTURE IS EXPOSED TO THE WEATHER.
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 FLOORAND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER.
FIELD TREATMENT:FIELD-CUT ENDS, NOTCHES AND DRILLED HOLES OF PRESERVATIVE-TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPA M4. (CRC R317.1.1)
GROUND CONTACT: ALL WOOD IN CONTACT WITH THE GROUND, EMBEDDED IN CONCRETE IN DIRECT CONTACT WITH THE GROUND OR EMBEDDED IN CONCRETE EXPOSED TO THE WEATHER THAT SUPPORTS PERMANENT STRUCTURES INTENDED FOR HUMAN OCCUPANCY SHALL BE APPROVED PRESSURE-PRESERVATIVE-TREATED WOOD SUITABLE FOR GROUND CONTACT USE, EXCEPT THAT UNTREATED WOOD USED ENTIRELY BELOW GROUNDWATER LEVEL OR CONTINUOUSLY SUBMERGED IN FRESH WATER SHALL NOT BE REQUIRED TO BE PRESSURE-PRESERVATIVE TREATED. (CRC R317.1.2)
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 LESSTHAN 1/ 150 OF THE AREA OF EACH SEPARATE SPACE. (CRC R317.1.3)
AGING-IN-PLACE DESIGN AND FALL PREVENTION NOTES: (CRC 327)REINFORCEMENT FOR GRAB BARS:AT LEAST ONE BATHROOM ON THE ENTRY LEVEL SHALL BE PROVIDED WITHREINFORCEMENT INSTALLED IN ACCORDANCE WITH SECTION R327. WHERE THERE IS NO BATHROOM ON THE ENTRY LEVEL, AT LEAST ONE BATHROOM ON THE SECOND OR THIRD FLOOR OF THE DWELLING SHALL COMPLY WITH SECTION R327. (CRC R327.1.1)
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHER CONSTRUCTION MATERIALS APPROVED BY THE ENFORCING AGENCY.2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCH NOMINAL LUMBER.(1-1/2 INCH BY 7-1/4 INCH ACTUAL DIMENSION) OR OTHER CONSTRUCTION MATERIAL PROVIDING EQUAL HEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL BE LOCATED BETWEEN 32 INCHES AND 391/4 INCHES ABOVE THE FINISHED FLOOR FLUSH WITH THE WALL FRAMING.3. WATER CLOSET REINFORCEMENT SHALL BE INSTALLED ON BOTH SIDE WALLSOF THE FIXTURE, OR ONE SIDE WALL AND THE BACK WALL.4. SHOWER REINFORCEMENT SHALL BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED.
5. BATHTUB AND COMBINATION BATHTUB/SHOWER REINFORCEMENT SHALL BE CONTINUOUS ON EACH END OF THE BATHTUB AND THE BACK WALL. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWERGRAB BAR SHALL BE PROVIDED WITH THE BOTTOM EDGE LOCATED NO MORE THAN 6 INCHES ABOVE THE BATHTUB RIM.
EXCEPTIONS:A. WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO A SIDE WALL CAPABLE OF ACCOMMODATING A GRAB BAR, THE BATHROOM SHALL HAVE PROVISIONS FOR INSTALLATION OF FLOOR-MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRAB BAR REINFORCEMENTS APPROVED BY THE ENFORCING AGENCY.B. REINFORCEMENT SHALL NOT BE REQUIRED IN WALL FRAMING FOR PRE-FABRICATED SHOWER ENCLOSURES AND BATHTUB
WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB BARS OR WHEN FACTORY-INSTALLED REINFORCEMENT FOR GRAB BARS IS PROVIDED.C. SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATION OF REINFORCEMENT AND/OR GRAB BARS SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.D. BATHTUBS WITH NO SURROUNDING WALLS, OR WHERE WALL PANELS DO NOT PERMIT THE INSTALLATION OF REINFORCEMENT SHALL BE PERMITTED, PROVIDED REINFORCEMENT FOR INSTALLATION OF FLOOR-MOUNTED GRAB BARS ADJACENT TO THE BATHTUB OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.E. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FOR BATHTUBS AND WATER CLOSETS INSTALLED ON CONCRETE SLAB FLOORS.
DOCUMENTATION FOR GRAB BAR REINFORCEMENT:INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCATION OF GRAB BAR REINFORCEMENT SHALL BE PLACED IN THE OPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. (CRC R327.1.1.1)
ELECTRICAL RECEPTACLE OUTLET, SWITCH AND CONTROL HEIGHTS:ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING CONTROLS FOR HEATING, VENTILATION AND AIR CONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL BE LOCATED NO MORE THAN 48 INCHES MEASURED FROM THE TOP OFTHE OUTLET BOX AND NOT LESS THAN 15 INCHES MEASURED FROM THE BOTTOM OF THE OUTLET BOX ABOVE THE FINISH FLOOR. (CRC R327.1.2)
EXCEPTIONS:A. DEDICATED RECEPTACLE OUTLETS; FLOOR RECEPTACLE OUTLETS; CONTROLSMOUNTED ON CEILING FANS AND CEILING LIGHTS; AND CONTROLS LOCATED ON APPLIANCES.B. RECEPTACLE OUTLETS REQUIRED BY THE CALIFORNIA ELECTRICAL CODE ONA WALL SPACE WHERE THE DISTANCE BETWEEN THE FINISHED FLOOR AND A BUILT-IN FEATURE ABOVE THE FINISH FLOOR, SUCH AS A WINDOW, IS LESS THAN 15 INCHES.
INTERIOR DOORS:EFFECTIVE JULY 1, 2024, AT LEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32 INCHES, MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION; OR, IN THE CASE OF A TWO-OR THREE-STORY SINGLE FAMILY DWELLING, ON THE SECOND OR THIRD FLOOR OF THE DWELLING IF A BATHROOM OR BEDROOM IS NOT LOCATED ON THE ENTRY LEVEL. (CRC R327.1.3)
DOORBELL BUTTONS:DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48 INCHESMEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELLBUTTON OR CONTROL. (CRC R327.1.4)
RADON CONTROL NOTES: (CRC SECTION AF)THE FOLLOWING CONSTRUCTION TECHNIQUES ARE INTENDED TO RESIST RADON ENTRY AND PREPARE THE BUILDING FOR POST-CONSTRUCTION RADON MITIGATION, IF NECESSARY (SEE FIGURE AF103.1). THESE TECHNIQUES ARE REQUIRED IN AREAS WHERE DESIGNATED BY THE JURISDICTION. (CRC AF103.1)
ENTRY ROUTES:POTENTIAL RADON ENTRY ROUTES SHALL BE CLOSED IN ACCORDANCE WITHTHE FOLLOWING. (CRC AF103.4)1. FLOOR OPENINGS: OPENINGS AROUND BATHTUBS, SHOWERS, WATER CLOSETS, PIPES, WIRES OR OTHER OBJECTS THAT PENETRATE CONCRETE SLABS, OR OTHER FLOOR ASSEMBLIES, SHALL BE FILLED WITH A POLYURETHANE CAULK OR EQUIVALENT SEALANT APPLIED IN ACCORDANCE WITH THE MANUFACTURER’S RECOMMENDATIONS.2. CONCRETE JOINTS: CONTROL JOINTS, ISOLATION JOINTS, CONSTRUCTION JOINTS, AND ANY OTHER JOINTS IN CONCRETE SLABS OR BETWEEN SLABS AND FOUNDATION WALLS SHALL BE SEALED WITH A CAULK OR SEALANT. GAPS AND JOINTS SHALL BE CLEARED OF LOOSE MATERIAL AND FILLED WITH POLYURETHANE CAULK OR OTHER ELASTOMERIC SEALANT APPLIED IN ACCORDANCE WITH THE MANUFACTURER’S RECOMMENDATIONS.3. CONDENSATE DRAINS: CONDENSATE DRAINS SHALL BE TRAPPED OR ROUTED THROUGH NONPERFORATED PIPE TO DAYLIGHT.4. SUMPS: SUMP PITS OPEN TO SOIL OR SERVING AS THE TERMINATION POINT FOR SUBSLAB OR EXTERIOR DRAIN TILE LOOPS SHALL BE COVERED WITH A GASKETED OR OTHERWISE SEALED LID. SUMPS USED AS THE SUCTION POINT IN A SUBSLAB DEPRESSURIZATION SYSTEM SHALL HAVE A LID DESIGNED TO ACCOMMODATETHE VENT PIPE. SUMPS USED AS A FLOOR DRAIN SHALL HAVE A LID EQUIPPED WITH A TRAPPED INLET.5. FOUNDATION WALLS: HOLLOW BLOCK MASONRY FOUNDATION WALLS SHALL BECONSTRUCTED WITH EITHER A CONTINUOUS
COURSE OF SOLID MASONRY, ONE COURSE OF MASONRY GROUTED SOLID, ORA SOLID CONCRETE BEAM AT OR ABOVE FINISHED GROUND SURFACE TO PREVENT THE PASSAGE OF AIR FROM THE INTERIOR OF THE WALL INTO THE LIVING SPACE. WHERE A BRICK VENEER OR OTHER MASONRY LEDGE IS INSTALLED, THE COURSE IMMEDIATELY BELOW THAT LEDGE SHALL BE SEALED. JOINTS, CRACKS OR OTHER OPENINGS AROUND ALL PENETRATIONS OF BOTHEXTERIOR AND INTERIOR SURFACES OF MASONRY BLOCK OR WOOD FOUNDATION WALLS BELOW THE GROUND SURFACE SHALL BEFILLED WITH POLYURETHANE CAULK OR EQUIVALENT SEALANT. PENETRATIONS OF CONCRETE WALLS SHALL BE FILLED.6. DAMPPROOFING: THE EXTERIOR SURFACES OF PORTIONS OF CONCRETE AND MASONRY BLOCK WALLS BELOW THE GROUND SURFACE SHALL BE DAMPPROOFED IN ACCORDANCE WITH SECTION R406.7. AIR-HANDLING UNITS: AIR-HANDLING UNITS IN CRAWL SPACES SHALL BE SEALED TO PREVENT AIR FROM BEING DRAWN INTO
THE UNIT.EXCEPTION: UNITS WITH GASKETED SEAMS OR UNITS THAT ARE OTHERWISESEALED BY THE MANUFACTURER TO PREVENT LEAKAGE.8. DUCTS: DUCTWORK PASSING THROUGH OR BENEATH A SLAB SHALL BE OF SEAMLESS MATERIAL UNLESS THE AIR-HANDLING SYSTEM IS DESIGNED TO MAINTAIN CONTINUOUS POSITIVE PRESSURE WITHIN SUCH DUCTING. JOINTS IN SUCH DUCTWORK SHALL BE SEALED TO PREVENT AIR LEAKAGE.DUCTWORK LOCATED IN CRAWL SPACES SHALL HAVE SEAMS AND JOINTS SEALED BY CLOSURE SYSTEMS IN ACCORDANCE WITH SECTION M1601.4.1.9. CRAWL SPACE FLOORS: OPENINGS AROUND ALL PENETRATIONS THROUGH FLOORS ABOVE CRAWL SPACES SHALL BE CAULKED OR OTHERWISE FILLED TO PREVENT AIR LEAKAGE.10. CRAWL SPACE ACCESS: ACCESS DOORS AND OTHER OPENINGS OR PENETRATIONS BETWEEN BASEMENTS AND ADJOINING CRAWL SPACES SHALL BE CLOSED, GASKETED OR OTHERWISE FILLED TO PREVENT AIR LEAKAGE.
PASSIVE SUBMEMBRANE DEPRESSURIZATION SYSTEM:IN BUILDINGS WITH CRAWL SPACE FOUNDATIONS, THE FOLLOWING COMPONENTS OF A PASSIVE SUBMEMBRANE DEPRESSURIZATION SYSTEM SHALL BE INSTALLED DURING CONSTRUCTION. (CRC AF103.5) EXCEPT IN BUILDINGS IN WHICH AN APPROVED MECHANICAL CRAWL SPACE VENTILATION SYSTEM OR OTHER EQUIVALENT SYSTEM IS INSTALLED.VENTILATION:CRAWL SPACES SHALL BE PROVIDED WITH VENTS TO THE EXTERIOR OF THE BUILDING. THE MINIMUM NET AREA OF VENTILATION OPENINGS SHALL COMPLY WITH SECTION R408.1. (CRC AF103.5.1)SOIL-GAS-RETARDER:THE SOIL IN CRAWL SPACES SHALL BE COVERED WITH A CONTINUOUS LAYER OF MINIMUM 6-MIL (0.15 MM) POLYETHYLENE SOIL-GAS-RETARDER. THE GROUND COVER SHALL BE LAPPED NOT LESS THAN 12 INCHES (305 MM) AT JOINTS AND SHALL EXTEND TO ALL FOUNDATION WALLS ENCLOSING THE CRAWL SPACE AREA. (CRC AF103.5.2)VENT PIPE:A PLUMBING TEE OR OTHER APPROVED CONNECTION SHALL BE INSERTED HORIZONTALLY BENEATH THE SHEETING AND CONNECTED TO A 3-OR 4-INCH-DIAMETER (76 OR 102 MM) FITTING WITH A VERTICAL VENT PIPE INSTALLED THROUGH THE SHEETING. THE VENT PIPE SHALL BE EXTENDED UP THROUGH THE BUILDING FLOORS, AND TERMINATE NOT LESS THAN 12 INCHES (305 MM) ABOVE THE ROOF IN A LOCATION NOT LESS THAN 10 FEET (3048 MM) AWAY FROM ANY WINDOW OR OTHER OPENING INTO THE CONDITIONED SPACES OF THE BUILDING THAT IS LESSTHAN 2 FEET (610 MM) BELOW THE EXHAUST POINT, AND 10 FEET (3048 MM) FROM ANY WINDOW OR OTHER OPENING IN ADJOINING OR ADJACENT BUILDINGS. (CRC AF103.5.3)
PASSIVE SUBSLAB DEPRESSURIZATION SYSTEM:IN BASEMENT OR SLAB-ON-GRADE BUILDINGS, THE FOLLOWING COMPONENTS OF A PASSIVE SUBSLAB DEPRESSURIZATION SYSTEM SHALL BE INSTALLED DURING CONSTRUCTION. (CRC AF103.6)VENT PIPE:A MINIMUM 3-INCH-DIAMETER (76 MM) ABS, PVC OR EQUIVALENT GASTIGHT PIPE SHALL BE EMBEDDED VERTICALLY INTO THE SUBSLAB AGGREGATE OR OTHER PERMEABLE MATERIAL BEFORE THE SLAB IS CAST. A “T”FITTING OR EQUIVALENT METHOD SHALL BE USED TO ENSURE THAT THE PIPE OPENING REMAINS WITHIN THE SUBSLAB PERMEABLE MATERIAL. ALTERNATIVELY, THE 3-INCH (76 MM) PIPE SHALL BE INSERTED DIRECTLY INTO AN INTERIOR PERIMETER DRAIN TILE LOOP OR THROUGH A SEALED SUMP COVER WHERE THE SUMP IS EXPOSED TO THE SUBSLAB AGGREGATE OR CONNECTED TO IT THROUGH A DRAINAGE SYSTEM.THE PIPE SHALL BE EXTENDED UP THROUGH THE BUILDING FLOORS, AND TERMINATE NOT LESS THAN 12 INCHES (305 MM) ABOVE THE SURFACE OF THE ROOF IN A LOCATION NOT LESS THAN 10 FEET (3048 MM) AWAY FROM ANY WINDOW OR OTHER OPENING INTO THE CONDITIONED SPACES OF THE BUILDING THAT IS LESSTHAN 2 FEET (610 MM) BELOW THE EXHAUST POINT, AND 10 FEET (3048 MM) FROM ANY WINDOW OR OTHER OPENING IN ADJOINING OR ADJACENT BUILDINGS. (CRC AF103.6.1)
MULTIPLE VENT PIPES:IN BUILDINGS WHERE INTERIOR FOOTINGS OR OTHER BARRIERS SEPARATETHE SUBSLAB AGGREGATE OR OTHER GAS-PERMEABLE MATERIAL, EACH AREA SHALL BE FITTED WITH AN INDIVIDUAL VENT PIPE. VENT PIPES SHALL CONNECT TO A SINGLE VENT THAT TERMINATES ABOVE THE ROOF OR EACH INDIVIDUAL VENT PIPE SHALL TERMINATE SEPARATELY ABOVE THE ROOF. (CRC AF103.6.2)
VENT PIPE DRAINAGE:COMPONENTS OF THE RADON VENT PIPE SYSTEM SHALL BE INSTALLED TO PROVIDE POSITIVE DRAINAGE TO THE GROUND BENEATH THE SLAB OR SOIL-GAS-RETARDER. (CRC AF103.7)
VENT PIPE ACCESSIBILITY:RADON VENT PIPES SHALL BE ACCESSIBLE FOR FUTURE FAN INSTALLATION THROUGH AN ATTIC OR OTHER AREA OUTSIDE THE HABITABLE SPACE. (CRC AF103.8)EXCEPTION:THE RADON VENT PIPE NEED NOT BE ACCESSIBLE IN AN ATTIC SPACE WHERE AN APPROVED ROOF-TOP ELECTRICAL SUPPLY IS PROVIDED FOR FUTURE USE.
VENT PIPE IDENTIFICATION:EXPOSED AND VISIBLE INTERIOR RADON VENT PIPES SHALL BE IDENTIFIED WITH NOT LESS THAN ONE
LABEL ON EACH FLOOR AND IN ACCESSIBLE ATTICS. THE LABEL SHALL READ: “RADON REDUCTION SYSTEM.”(CRC AF103.9)
COMBINATION FOUNDATIONS:COMBINATION BASEMENT/CRAWL SPACE OR SLAB-ON-GRADE/CRAWL SPACE FOUNDATIONS SHALL HAVE SEPARATE RADON VENT PIPES INSTALLED IN EACH TYPE OF FOUNDATION AREA. EACH RADON VENT PIPE SHALL TERMINATE ABOVE THE ROOF OR SHALL BE CONNECTED TO A SINGLE VENT THAT TERMINATES ABOVE THE ROOF. (CRC AF103.10)
BUILDING DEPRESSURIZATION:JOINTS IN AIR DUCTS AND PLENUMS IN UNCONDITIONED SPACES SHALL MEET THE REQUIREMENTS OF SECTION M1601. THERMAL ENVELOPE AIR INFILTRATION REQUIREMENTSSHALL COMPLY WITH THE ENERGY CONSERVATION PROVISIONS IN CHAPTER 11. FIREBLOCKING SHALL MEET THE REQUIREMENTS CONTAINED IN SECTION R302.11. (CRC AF103.11)
POWER SOURCE:TO PROVIDE FOR FUTURE INSTALLATION OF AN ACTIVE SUBMEMBRANE OR SUBSLAB DEPRESSURIZATION SYSTEM, AN ELECTRICAL CIRCUIT TERMINATED IN AN APPROVED BOX SHALL BE INSTALLED DURING CONSTRUCTION IN THE ATTIC OR OTHER ANTICIPATED LOCATION OF VENT PIPE FANS. AN ELECTRICAL SUPPLY SHALL BE ACCESSIBLE IN ANTICIPATED LOCATIONS OF SYSTEM FAILURE ALARMS. (CRC AF103.12)
UNDER FLOOR & CRAWL SPACE NOTES: (CRC R408)MOISTURE CONTROL:THE UNDER-FLOOR SPACE BETWEEN THE BOTTOM OF THE FLOOR JOISTS AND THE EARTH UNDER ANY BUILDING (EXCEPT SPACE OCCUPIED BY A BASEMENT) SHALL COMPLY WITHSECTION R408.2 OR R408.3. (CRC R408.1)
OPENINGS FOR UNDER-FLOOR VENTILATION:VENTILATION OPENINGS THROUGH FOUNDATION OR EXTERIOR WALLS SURROUNDING THE UNDER-FLOOR SPACE SHALL BE PROVIDED IN ACCORDANCE WITH THIS SECTION. THE MINIMUM NET AREA OF VENTILATION OPENINGS SHALL BE NOT LESS THAN 1 SQUARE FOOT FOR EACH 150 SQUARE FEET OF UNDER-FLOOR AREA. ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET OF EACH EXTERNAL CORNER OF THE UNDER-FLOOR SPACE. VENTILATION OPENINGS SHALL BE COVERED FOR THEIR HEIGHT AND WIDTH WITH ANY OF THE FOLLOWING MATERIALS PROVIDED THAT THE LEAST DIMENSION OF THE COVERING SHALL NOT EXCEED 1/4 INCH, AND OPERATIONAL LOUVERS ARE PERMITTED: (CRC R408.2)1. PERFORATED SHEET METAL PLATES NOT LESS THAN 0.070 INCH THICK.2. EXPANDED SHEET METAL PLATES NOT LESS THAN 0.047 INCH THICK.3. CAST-IRON GRILL OR GRATING.4. EXTRUDED LOAD-BEARING BRICK VENTS.5. HARDWARE CLOTH OF 0.035 INCH WIRE OR HEAVIER.6. CORROSION-RESISTANT WIRE MESH, WITH THE LEAST DIMENSION BEING 1/8 INCH THICK.EXCEPTIONS:1. THE TOTAL AREA OF VENTILATION OPENINGS SHALL BE PERMITTED TO BE REDUCED TO 1/1,500 OF THE UNDER-FLOOR AREA WHERE THE GROUND SURFACE IS COVERED WITH AN APPROVED CLASS I VAPOR RETARDER MATERIAL.2. WHERE THE GROUND SURFACE IS COVERED WITH AN APPROVED CLASS 1 VAPOR RETARDER MATERIAL, VENTILATION OPENINGS ARE NOT REQUIRED TO BE WITHIN 3 FEET OF EACH EXTERNAL CORNER OF THE UNDER-FLOOR SPACE PROVIDED THAT THE OPENINGS ARE PLACED TO PROVIDE CROSS VENTILATION OF THESPACE.
UNVENTED CRAWL SPACE:FOR UNVENTED UNDER-FLOOR SPACES, THE FOLLOWING ITEMS SHALL BE PROVIDED: (CRC R408.3)1. EXPOSED EARTH SHALL BE COVERED WITH A CONTINUOUS CLASS I VAPOR RETARDER. JOINTS OF THE VAPOR RETARDER SHALL OVERLAP BY 6 INCHES AND SHALL BE SEALED OR TAPED. THE EDGES OF THE VAPOR RETARDER SHALL EXTEND NOT LESS THAN 6 INCHES UP THE STEM WALL AND SHALL BE ATTACHED AND SEALED TO THE STEM WALL OR INSULATION.2. ONE OF THE FOLLOWING SHALL BE PROVIDED FOR THE UNDER-FLOOR SPACE:A. CONTINUOUSLY OPERATED MECHANICAL EXHAUST VENTILATION AT A RATE EQUAL TO 1 CUBIC FOOT PER MINUTE (0.47 L/S) FOR EACH 50 SQUARE FEET OF CRAWL SPACE FLOOR AREA, INCLUDING AN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE).B. CONDITIONED AIR SUPPLY SIZED TO DELIVER AT A RATE EQUAL TO 1 CUBIC FOOT PER MINUTE (0.47 L/S) FOR EACH
50 SQUARE FEET OF UNDER-FLOOR AREA, INCLUDING A RETURN AIR PATHWAY TO THE COMMON AREA (SUCH AS A DUCT OR TRANSFER GRILLE).C. PLENUM IN EXISTING STRUCTURES COMPLYING WITH THE CALIFORNIA MECHANICAL CODE, IF UNDER-FLOOR SPACE IS USED AS A PLENUM.D. DEHUMIDIFICATION SIZED IN ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS.
ACCESS:ACCESS SHALL BE PROVIDED TO ALL UNDER-FLOOR SPACES. ACCESS OPENINGS THROUGH THE FLOOR SHALL BE NOT SMALLER THAN 18 INCHES BY 24 INCHES. OPENINGS THROUGH A PERIMETER WALL SHALL BE NOT LESS THAN 16 INCHES BY 24 INCHES. WHERE ANY PORTION OF THE THROUGH-WALL ACCESS IS BELOW GRADE, AN AREAWAY NOT LESS THAN 16 INCHES BY 24
INCHES SHALL BE PROVIDED. THE BOTTOM OF THE AREAWAY SHALL BE BELOW THE THRESHOLD OF THE ACCESS OPENING. THROUGH WALL ACCESS OPENINGS SHALL NOT BE LOCATED UNDER A DOOR TO THE RESIDENCE. SEE CALIFORNIA MECHANICAL CODE FOR ACCESS REQUIREMENTS WHERE MECHANICAL EQUIPMENT IS LOCATED UNDER FLOORS. (CRC R408.4)
REMOVAL OF DEBRIS:THE UNDER-FLOOR GRADE SHALL BE CLEANED OF ALL VEGETATION AND ORGANIC MATERIAL. WOOD FORMS USED FOR PLACING CONCRETE SHALL BE REMOVED BEFORE A BUILDING IS OCCUPIED OR USED FOR ANY PURPOSE. CONSTRUCTION MATERIALS SHALL BE REMOVED BEFORE A BUILDING IS OCCUPIED OR USED FOR ANY PURPOSE. (CRC R408.5)
FINISHED GRADE:THE FINISHED GRADE OF UNDER-FLOOR SURFACE SHALL BE PERMITTED TOBE LOCATED AT THE BOTTOM OF THE FOOTINGS; HOWEVER, WHERE THERE IS EVIDENCE THAT THE GROUND-WATERTABLE CAN RISE TO WITHIN 6 INCHES OF THE FINISHED FLOOR AT THE BUILDING PERIMETER OR WHERE THERE IS EVIDENCE THAT THE SURFACE WATER DOES NOT READILY DRAIN FROM THE BUILDING SITE, THE GRADE IN THE UNDER-FLOOR SPACESHALL BE AS HIGH AS THE OUTSIDE FINISHED GRADE, UNLESS AN APPROVED DRAINAGE SYSTEM IS PROVIDED. (CRC R408.6)
FLOOD RESISTANCE:FOR BUILDINGS LOCATED IN FLOOD HAZARD AREAS AS ESTABLISHED IN TABLE R301.2: 1. WALLS ENCLOSING THE UNDER-FLOOR SPACE SHALL BE PROVIDED WITH FLOOD OPENINGS IN ACCORDANCE WITH SECTION R322.2.2.2. THE FINISHED GROUND LEVEL OF THE UNDER-FLOOR SPACE SHALL BE EQUAL TO OR HIGHER THAN THE OUTSIDE FINISHED GROUND LEVEL ON AT LEAST ONE SIDE.EXCEPTION:UNDER-FLOOR SPACES THAT MEET THE REQUIREMENTS OF FEMA TB 11-1.
UNDER-FLOOR VAPOR RETARDER:IN CLIMATE ZONES 1A, 2A AND 3A BELOW THE WARM-HUMID LINE, A CONTINUOUS CLASS I OR II VAPOR RETARDER SHALL BE PROVIDED ON THE EXPOSED FACE OF AIR-PERMEABLE INSULATION INSTALLED BETWEEN THE FLOOR JOISTS AND EXPOSED TO THE GRADE IN THE UNDER-FLOOR SPACE. THE VAPOR RETARDER SHALL HAVE A MAXIMUM WATER VAPOR PERMEANCE OF 1.5 PERMS WHEN TESTED IN ACCORDANCE WITH PROCEDURE B OF ASTM E96. (CRC R408.8) EXCEPTION:THE VAPOR RETARDER SHALL NOT BE REQUIRED IN UNVENTED CRAWL SPACES CONSTRUCTED IN ACCORDANCE WITH SECTION R408.3.
NOTE:THE INTERNATIONAL ENERGY CONSERVATION CODE (IECC) CLIMATE ZONESUSED BY THIS SECTION DIFFER FROM THOSE USED BY THE CALIFORNIA ENERGY CODE TO DETERMINE APPLICABILITY OFENERGY EFFICIENCY MEASURES. COMPARISON OF IECC AND CALIFORNIA ENERGY CODE CLIMATE ZONES IS SHOWN IN TABLE R702.7(5).
APPLIANCES IN THE ATTICS AND UNDER-FLOOR SPACES NOTES: 1. PROVIDE ACCESS THROUGH AN OPENING AND PASSAGEWAY AT LEAST AS LARGE AS THE LARGEST COMPONENT OF THE APPLIANCE AND 22" X 30" MINIMUM. (CMC 304.4)
2. PROVIDE A 20 FEET MAXIMUM PASSAGEWAY TO THE APPLIANCE FROM THE ACCESS POINT WHERE THE HEIGHT OF PASSAGEWAY IS LESS THAN 6 FEET. THE UNOBSTRUCTED WIDTH OF THE PASSAGEWAY SHALL NOT BE LESS THAN 24 INCHES AND SHALL HAVE A SOLID FLOORING. (CMC 304.4.1 AND 304.4.2)
3. PROVIDE A LEVEL WORKING PLATFORM NOT LESS THAN 30 INCHES BY 30 INCHES IN FRONT OF THE SERVICE SIDE OF THE APPLIANCE. EXCEPTION:A WORKING PLATFORM NEED NOT BE PROVIDED WHERE THE FURNACE IS CAPABLE OF BEING SERVICED FROM THE REQUIRED ACCESS OPENING. THE FURNACE SERVICE SIDE SHALLNOT EXCEED 12 INCHES FROM THE ACCESS OPENING. (CMC 304.4.3)
4. PROVIDE A PERMANENT 120V RECEPTACLE OUTLET AND A SWITCHED LIGHT FIXTURE NEAR THE APPLIANCE. THE SWITCH SHALL BE LOCATED AT THE ENTRANCE OF THE PASSAGEWAY. (CMC 304.4.4)
5. PROVIDE AT LEAST TWO METHODS OF CONDENSATE CONTROL PER CMC 310.2.
SUBFLOOR PREPARATION:A LAYER OF GAS-PERMEABLE MATERIAL SHALL BE PLACED UNDER ALL CONCRETE SLABS AND OTHER FLOOR SYSTEMS THAT DIRECTLY CONTACT THE GROUND AND ARE WITHIN THE WALLS OF THE LIVING SPACES OF THE BUILDING, TO FACILITATE FUTURE INSTALLATION OF A SUBSLAB DEPRESSURIZATION SYSTEM, IF NEEDED. THE GAS-PERMEABLE LAYER SHALL CONSIST OF ONE OF THE FOLLOWING: (CRC AF103.2)1. A UNIFORM LAYER OF CLEAN AGGREGATE, NOT LESS THAN 4 INCHES (102 MM) THICK. THE AGGREGATE SHALL CONSIST OF MATERIAL THAT WILL PASS THROUGH A 2-INCH (51 MM) SIEVE AND BERETAINED BY A 1/4-INCH (6.4 MM) SIEVE.2. A UNIFORM LAYER OF SAND (NATIVE OR FILL), NOT LESS THAN 4 INCHES(102 MM) THICK, OVERLAIN BY A LAYER OR STRIPS OF GEOTEXTILE DRAINAGE MATTING DESIGNED TO ALLOW THE LATERAL FLOW OF SOIL GASES.3. OTHER MATERIALS, SYSTEMS OR FLOOR DESIGNS WITH DEMONSTRATED CAPABILITY TO PERMIT DEPRESSURIZATION ACROSS THE ENTIRE SUBFLOOR AREA.
SOIL-GAS-RETARDER:A MINIMUM 6-MIL (0.15 MM) [OR 3-MIL (0.075 MM) CROSS-LAMINATED]POLYETHYLENE OR EQUIVALENT FLEXIBLE SHEETING MATERIAL SHALL BE PLACED ON TOP OF THE GAS-PERMEABLE LAYER PRIOR TO CASTING THE SLAB OR PLACING THE FLOOR ASSEMBLY TO SERVE AS A SOIL-GAS-RETARDER BY BRIDGING ANY CRACKS THAT DEVELOP IN THE SLAB OR FLOOR ASSEMBLY, AND TO PREVENT CONCRETE FROM ENTERING THE VOID SPACES IN THE AGGREGATE BASE MATERIAL. THE SHEETING SHALL COVER THE ENTIRE FLOOR AREA WITH SEPARATE SECTIONS OF SHEETING LAPPED NOT LESS THAN 12 INCHES (305 MM). THE SHEETING SHALL FIT CLOSELY AROUND ANY PIPE, WIRE OR OTHER PENETRATIONS OF THE MATERIAL. PUNCTURES OR TEARS IN THE MATERIAL SHALL BE SEALED OR COVERED WITH ADDITIONAL SHEETING. (CRC AF103.3)
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U. UNDER U.B.C. UNIFORMBUILDING CODEU.G.UNDERGROUND U.L. UNDERWRITER'S LABORATORYUNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISEUR. URINAL
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VENT. VENTILATION, VENTILATINGVER. VERIFY V.T.R. VENT THROUGH ROOF
W. WEST, WIDTH, WASHER W/.WITHWD.WOOD W.H. WATER HEATER W.C.WATER CLOSET W.I. WROUGHT IRONWP.WATERPROOF(ING) W.W.M. WELDED WIRE MESH
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
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ARCHITECTURAL
GENERAL NOTES
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DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.1
PA2025-0071
NICOLE THOMPSON
SITE INFORMATION5GENERAL NOTESB 3E CONTRACT DOCUMENT NOTESA5ABBREVIATIONC
NO. REVISION DATE
24
2 C.N.B. CAL GREEN -RESIDENTIAL MANADTORY MEASURES
1 C.N.B. RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
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C.N.B.
SUPPLEMENTAL
DOCS.
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DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.2.
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
25
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
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CAL ENERGY
MANDATORY
REQUIREMENTS
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DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.3
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
26
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
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CAL ENERGY
MANDATORY
REQUIREMENTS
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DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.4
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
27
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
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SUPPLEMENTAL
DOC. & NOTES
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DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
T-1.5
PA2025-0071
NICOLE THOMPSON
1 SB 330
NO. REVISION DATE
28
PARCEL 2
TRACT NO. 3283
M.M. 101/33-34
LOT 5
LOT 4
LOT 6
PARCEL 1
HA
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L=54.65'
N78°47'15"E 104.00'
N83°44'03"E 104.00'N83°44'03"E 122.00'
N78°47'15"E 122.00'
Δ=04°56'48" R=810.00' L=69.93'
Δ=04°56'48" R=584.00' L=50.42'
55.00'
55.00'49.00'
49.00'
BENCHMARK INFORMATION
BENCHMARK NO: NB4-39-77
DESCRIBED BY OCS 2002 - FOUND 3 3\4" OCSALUMINUM BENCHMARK DISK STAMPED "NB4-39-77",
SET IN THE NORTHEAST CORNER OF A 4.3 FT.BY 4.8 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED IN THE SOUTHEAST CORNER OF THEINTERSECTION OF BAYSIDE DRIVE AND HARBORISLAND DRIVE, 64.6 FT. EASTERLY OF THECENTERLINE OF HARBOR ISLAND DRIVE AND 38 FT.
SOUTHERLY OF THE CENTERLINE OF BAYSIDEDRIVE. MONUMENT IS SET LEVEL WITH THESIDEWALK.
ELEVATION: 10.859 FEET (NAVD88), YEAR LEVELED 2011 GRAPHIC SCALE
LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 1:
LOT 5 OF TRACT NO. 3283, AS SHOWN ON A MAP RECORDED IN BOOK101, PAGES 33 AND 34 OF MISCELLANEOUS MAPS, IN THE OFFICE OFTHE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
THAT PORTION OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAPRECORDED IN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDSOF ORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, BOUNDED ASFOLLOWS:
ON THE NORTH BY THE WESTERLY PROLONGATION OF THE
NORTHERLY LINE OF LOT 5, SAID TRACT NO. 3283; ON THE WEST BY ALINE THAT IS PARALLEL WITH AND 104.00 FEET EASTERLY FROM THEEASTERLY LINE OF TRACT NO. 4003 AS PER MAP FILED IN BOOK 188,PAGES 13 THROUGH 19 INCLUSIVE OF MISCELLANEOUS MAPS, IN THEOFFICE OF THE COUNTY RECORDER OF SAID COUNTY; ON THE SOUTH
BY THE WESTERLY PROLONGATION OF SOUTHERLY LINE OF SAID LOT;
ON THE EAST BY THE WESTERLY LINE OF SAID LOT.
PARCEL 3:
AN APPURTENANT NON-EXCLUSIVE EASEMENT, 98.00 FEET WIDE, FOR
FISHING NAVIGATION, COMMERCE AND ACCESS, OVER THAT PORTION
OF IRVINE'S SUBDIVISION, AS SHOWN ON A MAP THEREOF RECORDEDIN BOOK 1, PAGE 88 OF MISCELLANEOUS MAPS, RECORDS OF SAIDORANGE COUNTY, ADJOINING SAID TRACT NO. 3283, LYING 49.00 FEETON EACH SIDE OF THE FOLLOWING DESCRIBED CENTER LINE:
COMMENCING AT THE SOUTHWEST CORNER OF TRACT NO. 4003, AS
PER MAP FILED IN BOOK 188, PAGES 13 THROUGH 19 OFMISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY; THENCESOUTH 71°54'00 EAST 104.00 FEET ALONG THE ORDINARY HIGH TIDELINE, AS DESCRIBED IN THE FINAL DECREE ENTERED IN CASE NO.20436, SUPERIOR COURT OF SAID COUNTY, TO THE TRUE POINT OF
BEGINNING; THENCE LEAVING SAID LINE, NORTH 18°06'00" EAST 527.49
FEET TO THE BEGINNING OF A CURVE CONCAVE WESTERLY, HAVING ARADIUS OF 584.00 FEET; THENCE NORTHERLY 441.86 FEET ALONG SAIDCURVE, THROUGH AN ANGLE OF 43°20'00"; THENCE NORTH 28°14'00"WEST 98.41 FEET TO THE SOUTHERLY LINE OF LOT J, SAID TRACT NO.4003.
PAUL D. CRAFT, P.L.S. 8516 DATE
NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.
LICENSE RENEWAL DATE 12/31/26
STATEOFCALIFO RNIA
PAUL DOMINICK
CRAFTExp. 12/31/26No. 8516PROFESSIONALLANDS
URVEYOR
CONCRETE SURFACE
1 1
TO
P
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G
R
A
P
H
I
C
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A
P
42
7
H
A
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B
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W
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T
B
E
A
C
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,
C
A
9
2
6
6
0
AP
N
:
0
5
0
-
4
7
1
-
8
1
LEGEND
EXISTING ELEVATION( )
AC ASPHALT PAVEMENT
TEMPORARY BENCHMARKTBM
BLOCK WALL
LC CENTERLINE
GM GAS METER
FSFL FINISHED SURFACEFLOWLINE
SET ON A ELECTRICAL MANHOLE (EMH)
VIL
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9
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4
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SEWER MANHOLESMH
ELEVATION = 11.38 FEET
FFG FINISH FLOOR GARAGE
NG NATURAL GROUND
TOP OF CURBTC
SEARCHED, FOUND NOTHING; SETNOTHING
EMH ELECTRICAL MANHOLE
EG EDGE OF GUTTER
STREET LIGHT PULL BOXSLPB
WATER METERWM
WROUGHT IRON FENCEWIF
WROUGHT IRON FENCE (WIF)
CATV CABLE TV BOX
VICINITY MAP
STREET LIGHTSL
BX BOTTOM OF CURB X
FF FINISH FLOOR
TOP OF STEPTS
TOP OF DRIVEWAY XTX
FOUND MONUMENT AS NOTED
BRICK SURFACE
TOP OF DECKTD
WATER
BASIS OF BEARINGS
THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THECENTERLINE OF HARBOR ISLAND DRIVE HAVING A BEARING OFN18°03'45"W PER TRACT NO. 3283, M.M. 101/33-34.
VIL
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PARCEL 3
AD AREA DRAIN
PA PLANTER AREA
TOP OF FENCETF
TELEPHONE MANHOLETMH
TOP OF WALLTW
TOP OF WALL STEPTWS
TITLE REPORT/EASEMENT NOTES
427 HARBOR ISLAND DRIVENEWPORT BEACH, CA 92660APN: 050-471-81
TITLE REPORT PROVIDED BYTICOR TITLE COMPANY, ORDERNUMBER TT1001323.
ITEM 9: A PERPETUAL AVIGATION EASEMENT, FOR USE BY AIRCRACT, PRESENT OR FUTURE, FROM OR TO THE ORANGE COUNTY
AIRPORT, RECORDED MARCH 17, 1964 IN BOOK 6965, PAGE 721 OF
OFFICIAL RECORDS. (AFFECTS PROPERTY, BLANKET IN NATURE,NOT PLOTTED HEREON)ITEM 11: ALL EASEMENTS, OFFERS AND DEDICATIONS AS SHOWN ON THEOFFICIAL TRACT MAP OF TRACT NO. 3283, RECORDED IN M.M 101/33-34. (4' EASEMENT FOR PUBLIC USE AND UTILITIES,
AFFECTS PROPERTY, PLOTTED HEREON)ITEM 12: AN EASEMENT FOR PUBLIC UTILITIES, RECORDED APRIL 9, 1958 INBOOK 4251, PAGE 424 OF OFFICIAL RECORDS.(AFFECTS PROPERTY, PLOTTED HEREON)ITEM 13: AN EASEMENT FOR PUBLIC UTILITIES, RECORDED JULY 7, 1958 INBOOK 4339, PAGE 460 OF OFFICIAL RECORDS.
(AFFECTS PROPERTY, PLOTTED HEREON)ITEM 14: AN EASEMENT FOR FISHING, NAVIGATION, COMMERCE, ACCESSAND OTHER PURPOSES, GRANTED TO TITLE INSURANCE AND TRUST COMPANY, A CALIFORNIA CORPORATION, AS TRUSTEE UNDER TRUST NO. 1R-1923-00-2, AND THE IRVINE COMPANY, A
MICHIGAN CORPORATION, RECORDED NOVEMBER 5, 1979 IN BOOK
13381, PAGE 1390 OF OFFICIAL RECORDS. (AFFECTS PROPERTY,PLOTTED HEREON)
29
DN
DN
DN
DN
DN
UP
DN
DNSP
SP
DN
DN
UP
A
B
C
A
B
N83°44'03"E 122.00'
N78°47'15"E 122.00'
(11.12)TC(10.61)FL
(11.12)TC(10.59)FL
(11.14)TX(10.64)FL
(11.02)TX(10.60)FL
(11.26)TC(10.71)FL
(11.20)TC(10.79)FL
(11.19)TX(10.82)FL
(17.54)TW(11.46)FS
(11.40)TS(10.85)FS
(17.44)TW(10.58)FS(15.07)TF(8.99)FS
(11.28)TC
(11.21)FS
(11.54)TW(11.00)FS
(17.18)TWS(15.24)TW
(15.19)TW(9.17)NG
(1
7
.
2
0
)
T
W
(11
.
2
0
)
F
S
(17
.
1
5
)
T
W
(1
1
.
1
4
)
F
S
(17.35)TW(11.36)FS
(17.19)TW(11.20)FS
(15.21)TF(9.18)FS
(9.84)TS (10.48)TS(15.16)TF(8.92)FS
(6
.
4
3
)
T
D
(5
.
2
2
)
N
G
~
S
A
N
D
(10.84)EG
(10.84)EG
(10.70)EG
(10.59)FL
(10.73)EG
(10.70)BX
(10.73)BX
(10.75)EG
(10.71)EG
(10.74)EG
(32.67)ROOF
(9.34)FS
(8.96)NG (9.06)NG (10.60)NG
(11.47)FS
(11.38)FS
(8.71)TD
(5.40)NG~SAND
(5.52)NG~SAND
(5.62)NG~SAND
(6.90)NG~SAND
(6.90)NG~SAND
(9.24)FS
(9.26)FS
(9.35)FS
(9.36)FS
(9.27)FS
(9.27)FS
(9.36)FF
(9.22)FS
(9.27)FS
(9.13)FS
(9.40)FF
(9.08)NG
(9.41)NG
(9.18)NG
(9.28)NG
(15.20)TW(9.73)NG
(10.63)NG
(11.05)TS
(11.36)FS
(11.36)FS
(10.90)FS
(10.79)FS
(10.45)FS (10.51)FS
(10.51)FS
(10.53)FS
(10.79)FS (10.81)FFG
(11.34)FS
(11.38)EMH~RIM
(23.51)RIDGE (11
.
3
8
)
FS
(1
1
.
3
9
)
FS
(1
1
.
4
5
)
FS
(9.14)NG
(9.22)FS
(9.22)FS
(9.23)FS
(9.23)FS
(26.21)RIDGE
(28.01)CHIMNEY TOP
(9.49)FS
(12.26)
FS(9.45)FS
(9.24)FS
(29.86)CHIMNEY TOP
(11.23)FS
(1
1
.
6
7
)
NG
(9.56)NG
(9.22)FS(9.24)FS
(8.89)FS
(8.90)FS
(11.42)FS
(10.99)NG
(11.48)FS
(11.16)TC(10.66)FS
(11.32)TMH~RIM
4.00'
10.00'
6.00'
4.00'
PROPERTYLINE
CURB &GUTTER
CATV
WM
EXISTINGBUILDING
EXISTINGBUILDING
EXISTINGBUILDING
DRIVEWAY
GATE
GATE
GATE GATE
DIRT
SAND
SAND
SLPB
SL
GATE
STEPS
PA
PA
PA
PA
PA
SCO
AD
AD
10"TREE
GM
5' TALLWALL
6' TALLWALL6' TALLFENCE
3.5' TALLFENCE
FOUND LEAD, TACK& TAG, PLS8516FOUND TAG IN EPOXY,PLS8516
Δ=04°56'48"R=810.00'L=69.93'
A-4.01
A-4.1
A-4.1
A-4.0
2
2
1
1
1
2
2
A A
B BS.Y.
S
.
B
.
4' -
0
"
F.Y.S.B.
10' - 0"
CL TO PL
30' - 0"ACCESS EASEMENT
4' - 0"UTILITY & PUBLIC
S.Y.S.B.
4' - 0"
F.Y.S.B. (WATER)
20' - 0"
69' -
1
0
1
/
8
"
11' - 10 1/2"109' - 8"3' - 0 1/4"
10'
-
6
1
/
4
"
59' -
3
7
/
8
"
9' - 3 3/4"112' - 8 1/4"
28'
-
3
"
M
I
N
.
C
L
R
.
30'
-
7
3
/
4
"
C
L
R
.
20' - 0" MIN. CLR.
20' - 3 5/8" CLR.
20' - 0" MIN. CLR.
20' - 3 5/8" CLR.
10' - 0" MIN. BULKHEAD SETBACK
11' - 2"
NEW SINGLE FAMILY RESIDENCEAPN: 050-471-81
PARCEL 1: LOT 5 OF TRACT NO. 3283PARCEL 2: PORTION OF IRVINE'S SUBDIVISION, ADJOINING SAID TRACT NO. 3283PARCEL 3: AN APPURTENANT NON-EXCULSIVE EASEMENT 98' WIDE FOR FISHING NAVIGATION, COMMERCE AND ACCESS OVER THAT PORTION OF IRVINE'S SUBDIVISION ADJOINING SAID TRACT NO. 3283
(REF. SURVEY)
EXISTING STRUCTURE(NOT A PART OF SCOPE)
LOT 6
EXISTING STRUCTURE(NOT A PART OF SCOPE)
LOT 4
HAR
B
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83° 44' 03"104.00'N E
78° 47' 15"104.00'N E
8° 44' 21"
54.63'
N
W
8° 44' 21"
50.40'
N
W
8° 44' 21"
59.38'
N
W
78° 47' 15"122.00'N E
83° 44' 03"122.00'N E
8° 44' 21"
69.91'
N
W
EXISTING STRUCTURE(NOT A PART OF SCOPE)
DOCK & GANGWAY
BOAT SLIP
PARCEL 3
*APPURTENANT NON-EXCLUSIVE EASEMENT OF PARCEL 3
49' - 0"49' - 0" *
(REF. SURVEY)PARCEL 2
REF. SITE PLAN ON A-0.1 FOR ADDITIONAL INFORMATION
12.17' F.F.
9.35' F.F.
UTIL
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10' -
0
"
UTILITY EASEMENT
6' - 0"
PT. #1
11.36 FS
PT. #2
11.42 FS
PT. #3
9.36 FS
PT. #49.41 NG
GRADE PLANE INTERPOLATIONPT #1 = 11.36 FSPT #2 = 11.42 FSPT #3 = 9.36 FSPT #4 = 9.41 FS 41.44/4 = 10.39 GP
ESTABLISHMENT OF SLOPE(PT #2 -PT #3) / 89.34' =(11.42' -9.36') / 89.34' = .023SLOPE = 2%
FLOW LINE T.O.S.10.59' FL + 1' + 22.83'(2% SLOPE) = 11.59' + .46' = 12.05 12.05 T.O.S.
22.83
89.34
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
3
:
4
4
A
M
06.03.25
REFERENCE SITE
PLAN & GRADE
PLANE
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-0.0
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"1 REFERENCE SITE PLAN
1/8" = 1'-0"2 GRADE PLANE PLAN
30
DN
DN
DN
DN
DN
UP
DN
DNSP
SP
2% MINSLOPE
2% MINSLOPE
2% MINSLOPE
2%
M
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SLO
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2% MINSLOPE
2% MINSLOPE
2% MINSLOPE
2%
M
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SLO
P
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A-4.01
A-4.1
A-4.1
A-4.0
2
2
1
1
1
2
2
A A
B B
NEW SINGLE FAMILY RESIDENCEAPN: 050-471-81
PARCEL 1: LOT 5 OF TRACT NO. 3283PARCEL 2: PORTION OF IRVINE'S SUBDIVISION, ADJOINING SAID TRACT NO. 3283PARCEL 3: AN APPURTENANT NON-EXCULSIVE EASEMENT 98' WIDE FOR FISHING NAVIGATION, COMMERCE AND ACCESS OVER THAT PORTION OF IRVINE'S SUBDIVISION ADJOINING SAID TRACT NO. 3283
F.O.F.
16' - 3 1/4"9 1/4"
F.O.F.
10' - 3 1/2"2' - 5 1/4"
F.O
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F
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6' -
2
1
/
2
"
10 1
/
8
"
F.O.
F
.
10'
-
3
3
/
4
"
F.O.F
.
9' -
3
3
/
4
"
F.O.
F
.
4' -
0
"
S.Y
.
S
.
B
.
4' -
0
"CLR
3' -
4
3
/
8
"
CLR
.
3' -
9
3
/
4
"
TYP.
11"
TYP.
11"
F.Y.S.B.
10' - 0"
ACCESS EASEMENT
4' - 0"UTILITY & PUBLIC
S.Y.S.B.
4' - 0"
F.Y.S.B. (WATER)
20' - 0"
F.O.F.
24' - 6 7/8"
F.O.F.
20' - 0 7/8"
F.O.F.
18' - 8 5/8"
CL TO PL
30' - 0".
F.O.
F
.
4' -
1
0
7
/
8
"
F.O.
F
.
3' - 8
1
/
8
"
F.O.
F
.
5' -
5
1
/
4
"
F.O.F.
5' - 9 1/4"
F.O.F.
5' - 7 5/8"
10' - 0" MIN BULKHEAD SETBACK
11' - 2"
CLR
.
3' - 0
"
TYP.
11"
9' - 3 3/4"112' - 8 1/4"
11' - 10 1/2"112' - 8 1/4"
10'
-
6
1
/
4
"
59' -
3
7
/
8
"
69'
-
1
0
1
/
8
"
F.O.F.
4' - 1 3/8"
F.O.F.
5' - 10 5/8"
F.O.F.
4' - 1"
F.O.F.
4' - 10 7/8"
28'
-
3
"
M
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C
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R
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30'
-
7
3
/
4
"
C
L
R
.
20' - 0" MIN. CLR.
20' - 3 5/8" CLR.
20' - 0" MIN. CLR.
20' - 3 5/8" CLR.
EXISTING STRUCTURE
(NOT A PART OF SCOPE)
LOT 6
EXISTING STRUCTURE(NOT A PART OF SCOPE)
LOT 4
HA
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NE
W
P
O
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DOCKEXISTING STRUCTURE(NOT A PART OF SCOPE)
(UNDER SEPARATE PERMIT)
SPA
78° 47' 15"122.00'N E
78° 47' 15"104.00'N E
83° 44' 03"104.00'N E 83° 44' 03"122.00'N E
8° 44' 21"
59.38'
N
W
8° 44' 21"
69.91'
N
W
LOUNGE BAR MUD ROOM
HIS OFFICE
PWD. #2 STORAGE
3-CAR GARAGE
FOYERGALLERY
ELEV.
STORAGE
HER OFFICE GYM BATH GYM / GUEST SUITEDIRTY KITCHEN
PANTRY PWD. #1KITCHEN
DINING
GREAT ROOM
NOOK
12.17' F.F.
9.35' F.F.
9.35' F.F.
9.35' F.F.
9.35' F.F.
12.17' F.F.
STAIRS
9.35' F.F.11.35' T.O.S.
SLOPE PER CIVIL
12.72' T.R.
10.90' T.W.
15.17' T.W.12.72' T.R.
9.56' N.G.9.17' N.G.
9.45' E.G.
15.45' T.W.
14.84' T.W.
12.84' T.W.15.34' T.W.16.60' T.W.
9.34' E.G.9.34' E.G.10.60 N.G.
11.21 E.G.
11.34 E.G.
11.14 E.G.
11.34 E.G.
14.70' T.F.
14.84' T.W.
11.34 E.G.
12.35' T.W.
10.85' T.W.
7' -
0
"
6' - 0"
PLANTEDPLANTED
LAWN
PLANTED
PLANTED PLANTED
POOL EQUIPMENT PAD
PLANTED
PLANTED
TRASH
PLANTED
PLANTED
PLANTED
PLANTED
PLANTED
PLANTED
PLANTED
PLANTED
GATE
GAT
E
STE
P
P
E
R
C
I
V
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L
GAT
EGAT
E
POO
L
E
N
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L
O
S
U
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E
GAT
E
POO
L
E
N
C
L
O
S
U
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E
G
A
T
E
S
GA
T
E
GAT
E
SLOPE PER CIVIL
DRIVEWAY
FIREPIT
OUTDOOR DINING
OUTDOOR SHOWER
COURTYARD
BBQ
PATIO
17.00' T.W.
11.00 E.G.
10.85 N.G.16.85' T.W.
9.22' E.G.
9.22' E.G.
1
1
1
1
2
2
3
3
4
5
6
6
7 8
8
9
10
11
12
13
14
15
16
16
16
16
16 16
16
16
16
16
16
16
17
18
19 20 20
20
20
21
21 21
22
23
23
24
25
25
26
262627 272828
29
29
PLA
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30
30
31 31
32
33
34
3333 33
35
34
333333
33
36
UTILITY EASEMENT
6' - 0"
UTILI
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10'
-
0
"
37
37
14.61'
14.70' T.F.
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
FIREPIT-AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER –PROVIDE POWER AND GAS AS REQUIRED –INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF CFC
MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF 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
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PER CHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB -OVERFLOW TO DISCHARGE ABV. GROUND
OVERFLOW
DRAINLINE
UP
EXT. STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP AND BOTTOM LANDING (R303.8) -REF. DTL. 3/AD-1.0 -VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS
ANNOTATION LEGENDB SITE PLAN NOTESAKEYNOTESC
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.
7. SETBACKS ARE MEASURED TO FACE OF FINISH.
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 :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 LOWERTHAN 60 INCHES ABOVE THE GROUND(CBC 3109 & ISPSC 305)
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
3
:
4
6
A
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06.03.25
ARCHITECTURAL
SITE PLAN
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-0.1
PA2025-0071
NICOLE THOMPSON
PROJECT NORTHTRUE NORTH
1/4" = 1'-0"1 ARCHITECTURAL SITE PLAN
1 PROPERTY LINE - REF. SURVEY2FRONT YARD SETBACK3SIDE YARD SETBACK4CURB5GUTTER6FOOTPRINT OF EXISTING STRUCTURE, TO BE REMOVED - REF. SURVEY7BBQ - PROVIDE GAS STUB-OUT & POWER AS REQ'D., REF. LAND. DWGS., VERIFY W/. OWNER8(E.) PROPERTY LINE WALL - PROTECT IN PLACE - REF. SURVEY, CIVIL AND LAND. DWGS9(E.) CATV LOCATION - REF. SURVEY & CIVIL DWGS.
10 (E.) GAS METER LOCATION - REF. SURVEY & CIVIL DWGS.
11 (E.) STREET LIGHT - REF. SURVEY & CIVIL DWGS.
12 (E.) ELECTRICAL MANHOLE LOCATION, RELOCATE AS REQUIRED - REF. SURVEY & CIVIL DWGS.
13 (E.) TELEPHONE MANHOLE LOCATION, RELOCATE AS REQUIRED - REF. SURVEY & CIVIL DWGS.
14 (E.) WATER METER LOCATION - REF. SURVEY & CIVIL DWGS.15 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)16 (N.) HARDSCAPE - STONE PAVERS (AS SELECTED), REF. LAND. & CIVIL DWGS.17 MAIL-BOX - VERIFY LOCATION W/. OWNER - REF. LAND. DWGS.18 (N.) DRIVEWAY PAVERS - REF. LAND. & CIVIL DWGS., SLOPE PER CIVIL19(N.) PROPERTY LINE WALL - PLASTER FINISH TO MATCH (MAX. 42" ABV. N.G.)20 (N.) PROPERTY LINE WALL - PLASTER FINISH TO MATCH (MAX. 6' ABV. N.G.)21 (N.) WOOD GATE - AS SELECTED (MAX. 6' HT. ABOVE NATURAL GRADE)
22 (N.) WOOD GATE - AS SELECTED (MAX. 42" ABV. N.G.)
23 (N.) WROUGHT IRON GATE - AS SELECTED (MAX. 42" ABV. N.G.)
24 (N.) WROUGHT IRON FENCE - AS SELECTED (MAX. 42" ABV. N.G.)
25 CMU PILASTER W/. BRICK FINISH & PRE-CAST CONC. CAP, CAP TO HAVE MIN. 2% SLOPE (MAX. 42" ABV. N.G.)
26 (N.) EXT. CONCRETE STAIRS/STEPS ON GRADE - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE ARTIFICIAL LIGHT SOURCE AT THE TOP LANDING AND FOR STAIR TO THE BASEMENT AT BOTH TOP ANDBOTTOM LANDING (R303.8) - REF. DTL. 1/AD-1.0 - VERIFY TREADS DEPTH AND RISERS HT. W/. CIVIL AND LANDSCAPE DWGS.27 POOL GATES SHALL OPEN OUTWARD AWAY FROM THE POOL OR SPA, SHALL BE SELF-CLOSING AND SHALL HAVE A SELF-LATCHING DEVICE PLACED NO LOWER THAN 60 INCHES ABOVE GROUND28POOL ENCLOSURE FENCE, 60" MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL, MAX HT. 72" WITHIN REAR AND SIDE YARD SETBACKS. MAX VERTICALCLEARANCE BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER SHALL BE 2" MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL.29 EXTERIOR WALL MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2/AD-1.030EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.031LINE OF ROOF, EAVES & OVERHANGS ABOVE32LINE OF SECOND FLOOR ABOVE33DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC
NO. REVISION DATE34DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PERCIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL35DRAIN & OVERFLOW DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAINSWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL - OVERFLOW PIPE TO DISCHARGE ABOVE GROUND36DOORBELL, INSTALL 48" MAX ABV. F.F. TO TOP OF BUTTON CONTROL - VERIFY W/. OWNER37SUMP PUMP - REF. CIVIL PLANS
31
DN
DN
UP
23.73
16.1
010
13.56
11.1
19
2.32
31.7
51
13.56
31.2
52
2.17
12.6
34
9.39
7.275
14.90
12.5
87
33.11
13.
3
68
9.86
17.5
312
27.31
19.9
614
24.21
21.7
115
23.67
25.2
817
4.75
17.3
016
6.09 0.8818
0.98
9.1
411
5.04
33.2
13
6.60
7.276
28.19 1.3313
16.05
19.8
5D
28.19
5.31E
5.58
11.
1
6A
9.86
7.1
7H
7.36
31.
3
6B
9.13 0.88F13.73 0.88G 1.08
7.27C
DN
UPDN
23.73
16.1
019
12.54
15.9
220
4.01
14.2
921
5.19
13.6
328
23.11
13.1
023
19.42
6.5624
1.12
13.1726
13.18
21.
7
425
23.00
18.8
129
28.19
10.
1
430
23.34
21.7
131
5.85
13.3
427
19.42 4.0122
DN4.05
7.5232
5.56
6.9033
22.59
20.1
334
6.10 1.0036
5.60
8.0535
760 SF
3-CAR GARAGE
3187 SF
FIRST FLOOR LIVING
495 SF
FIRST FLOOR OPEN AREA
293 SF
FIRST FLOOR OPEN AREA
71 SF
FIRST FLOOR OPEN AREA
2822 SF
SECOND LEVEL LIVING
575 SF
THIRD FLOOR LIVING
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
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:
4
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06.03.25
AREA PLANS
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-0.2
PA2025-0071
NICOLE THOMPSON
FIRST LEVEL AREA SCHEDULE
LIVINGFIRST FLOOR LIVING 3187 SF
SECOND LEVEL LIVING 2822 SF
THIRD FLOOR LIVING 575 SF
TOTAL 6584 SF
GARAGE3-CAR GARAGE 760 SFTOTAL760 SFGRAND TOTAL 7344 SF
NO. REVISION DATE
1/8" = 1'-0"1 FIRST LEVEL AREA PLAN
1/8" = 1'-0"2 SECOND LEVEL AREA PLAN
1/8" = 1'-0"3 THIRD LEVEL AREA PLAN
BUILDING AREA BREAKDOWN
LEVEL AREA SYMBOL WIDTH LENGTH AREA
FIRST FLOOR 6 6.60 7.27 48.02 SF
FIRST FLOOR 7 14.90 12.58 187.48 SFFIRST FLOOR 8 33.11 13.36 442.35 SFFIRST FLOOR 9 13.56 11.11 150.61 SFFIRST FLOOR 10 23.73 16.10 382.16 SFFIRST FLOOR 11 0.98 9.14 8.94 SFFIRST FLOOR 12 9.86 17.53 172.81 SFFIRST FLOOR 13 28.19 1.33 37.58 SFFIRST FLOOR 14 27.31 19.96 545.28 SF
FIRST FLOOR 15 24.21 21.71 525.61 SF
FIRST FLOOR 16 4.75 17.30 82.18 SF
FIRST FLOOR 17 23.67 25.28 598.45 SF
FIRST FLOOR 18 6.09 0.88 5.36 SF
FIRST FLOOR 3186.84 SF
FIRST FLOOR GARAGE 1 2.32 31.75 73.59 SFFIRST FLOOR GARAGE 2 13.56 31.25 423.70 SFFIRST FLOOR GARAGE 3 5.04 33.21 167.41 SFFIRST FLOOR GARAGE 4 2.17 12.63 27.35 SFFIRST FLOOR GARAGE 5 9.39 7.27 68.24 SFFIRST FLOOR GARAGE 760.30 SF
SECOND FLOOR 19 23.73 16.10 382.14 SF
SECOND FLOOR 20 12.54 15.92 199.62 SF
SECOND FLOOR 21 4.01 14.29 57.23 SF
SECOND FLOOR 22 19.42 4.01 77.96 SF
SECOND FLOOR 23 23.11 13.10 302.78 SFSECOND FLOOR 24 19.42 6.56 127.43 SFSECOND FLOOR 25 13.18 21.74 286.49 SFSECOND FLOOR 26 1.12 13.17 14.72 SFSECOND FLOOR 27 5.85 13.34 78.09 SFSECOND FLOOR 28 5.19 13.63 70.68 SFSECOND FLOOR 29 23.00 18.81 432.76 SFSECOND FLOOR 30 28.19 10.14 285.86 SF
SECOND FLOOR 31 23.34 21.71 506.61 SF
SECOND FLOOR 2822.37 SF
THIRD FLOOR 32 4.05 7.52 30.45 SF
THIRD FLOOR 33 5.56 6.90 38.36 SF
THIRD FLOOR 34 22.59 20.13 454.64 SFTHIRD FLOOR 35 5.60 8.05 45.10 SFTHIRD FLOOR 36 6.10 1.00 6.10 SFTHIRD FLOOR 574.66 SFGRAND TOTAL 7344.18 SF
OPEN AREA BREAKDOWN
LEVEL AREA SYMBOL WIDTH LENGTH AREAFIRST FLOOR A 5.58 11.16 62.22 SFFIRST FLOOR B 7.36 31.36 230.92 SFFIRST FLOOR C 1.08 7.27 7.83 SF
FIRST FLOOR D 16.05 19.85 318.57 SF
FIRST FLOOR E 28.19 5.31 149.62 SF
FIRST FLOOR F 9.13 0.88 8.03 SF
FIRST FLOOR G 13.73 0.88 12.08 SF
FIRST FLOOR H 9.86 7.17 70.70 SFFIRST FLOOR 859.97 SFGRAND TOTAL 859.97 SF
THIRD FLOOR AREA
LEVEL AREA SYMBOL WIDTH LENGTH AREATHIRD FLOOR 32 4.05 7.52 30.45 SFTHIRD FLOOR 33 5.56 6.90 38.36 SFTHIRD FLOOR 34 22.59 20.13 454.64 SFTHIRD FLOOR 35 5.60 8.05 45.10 SFTHIRD FLOOR 36 6.10 1.00 6.10 SFTHIRD FLOOR 574.66 SF
GRAND TOTAL 574.66 SF
OPEN AREA SCHEDULE
FIRST FLOOR OPEN AREA 859 SFGRAND TOTAL 859 SF
32
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NOTE :
call: TOLL FREE1-800-422-4133
to Excavate will be valid. For yourDig Alert Identification Number call
TWO WORKING DAYS BEFORE YOU DIG
Code requires a Dig Alert IdentificationNumber be issued before a Permit
Section 4216/4217 of the Government
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SECTION 1
NOTE:
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1.
RODRIQUEZ RESIDENCE CONSTRUCTION NOTES:
RESIDENCE- PER ARCHITECTURAL DRAWINGS.STONE STEPS- CUT STONE TREADS AND RISERS SET ON MORTAR BED OVER CONCRETEBASE. ZOLA BEIGE ANTIQUE, LIGHT BEIGE.STONE PAVING- LIME STONE TO BE LAID IN A RUNNING BOND PATTERN. ZOLA BEIGEANTIQUE, LIGHT BEIGE. (SEE PHOTO SAMPLE)STONE TO BE INSTALLED OVER CONCRETEBASE WITH MORTAR BED. LIGHT GROUT TO MATCH STONE COLOR.
2.
3.
4.
5.
6.
7.
PLANTING AREA (P.A.)- NEW PLANTING TO HAVE A MIXTURE OF NEW TOPSOIL,AMENDMENTS AND GROWPOWER SLOW RELEASE TABLETS. FRONT YARD SETBACKPLANTING MUST BE MAINTAINED TO NOT EXCEED A MAX. HEIGHT OF 36".
8.GRAVEL- CHAMOIS BEIGE COLOR 3/8TH. OVER COMPACTED ROAD BASE.
9.10.
DRIVEWAY- NATURAL FINISH CONCRETE SLABS WITH GRAVEL STRIPS BETWEEN. SLABSTONE ON MORTAR BED. TO MATCH CONCRETE PAVING NOTE.
11.12.
STONE STEPPING PADS- LIME STONE TILE IN RANDOM/LINEAR PATTERN WITH GRAVELSTRIPS BETWEEN. SLAB STONE ON MORTAR BED. MATCH CONCRETE PAVING NOTE.
13.14.15.16.
17.
18.
19.
20.21.22.23.
PROPERTY LINE- PER CIVIL ENGINEER'S PLANS.
24.
25.
RAISED SPA- WITH BACKDROP WALL AND SCUPPERS. WHITE BRICK FINISH AND COPINGTO MATCH ARCHITECTURE. WATERPROOF GUNITE STRUCTURE INTEGRAL WITH POOL.VERIFY DEPTH WITH OWNER. REFER TO DETAILS. STRUCTURE, THICKNESS ETC. PERENGINEER. MATCH POOL FINISH. UNDER SEPARATE PERMIT.
26.27.28.29.30.31.32.33.34.
BARBECUE WORK COUNTER- CONCRETE BLOCK STRUCTURE WITH WHITE BRICK FINISH TOMATCH ARCHITECTURE. APPLIANCES/ACCESS DRAWERS AND LOCATION TO BE VERIFIEDWITH SPECS PRIOR TO CONSTRUCTION. WITH DRAINAGE BELOW. PROVIDE ELECTRICAL(G.F.C.I.), DRAINAGE, SHUT OFF, ETC AS NEEDED PER APPLIANCE. STRUCTURE ANDREINFORCING PER ENGINEER.BUILT IN BARBECUE- PER OWNER. PROVIDE ELECTRICAL, DRAINAGE, SHUT OFF, ETC ASNEEDED PER APPLIANCE.POTTERY- REINFORCED CEMENT POTTERY WITH MAT BLACK FINISH. VERIFY.OUTDOOR FURNITURE- T.B.S.NATURAL TURF- MARATHON II SOD.
MAILBOX- T.B.S.A.C. UNITS- PER ARCHITECTURAL DRAWINGSEXISTING WATER METER- TO REMAIN. PROTECT IN PLACE.
LINEAR FIREPIT- CONCRETE BLOCK STRUCTURE. WITH WHITE BRICK FINISH TO MATCHARCHITECTURE. FIRE SPHERE T.B.S. WITH CONCEALED LED STRIP LIGHT. CARVED STONECAP. FIRE SPHERE T.B.S. WITH CONCEALED LED STRIP LIGHT.
EXISTING GAS METER- TO REMAIN. PROTECT IN PLACE.EXISTING ELECTRIC METER- TO REMAIN. PROTECT IN PLACE.EXISTING VALVES- TO REMAIN. PROTECT IN PLACE.COMMUNITY STREET- TO REMAIN. PROTECT IN PLACE.COMMUNITY SIDEWALK/CURB/GUTTER- TO REMAIN. PROTECT IN PLACE.
SPA EQUIPMENT- MUST MEET SOUND DECIBEL RATING STANDARDS OF THE CITY. PERPOOL ENGINEER SPECS.
ARTIFICIAL TURF- TURFONE ELITE ARTIFICIAL TURF, PER SPEC.
EXISTING PROPERTY LINE WALL- BRICK WALL. TO REMAIN, PROTECT IN PLACE.EXISTING LOW PROPERTY LINE WALL- WITH GLASS FENCING. TO REMAIN, PROTECT INPLACE.
POOL SAFE GATES AND FENCING- 5'-0" MINIMUM NON-CLIMBABLE WOOD GATE ANDFENCING. TO MATCH ASSOCIATION GUIDELINES.
PILASTERS- CONCRETE BLOCK STRUCTURE WITH WHITE BRICK FINISH TO MATCHARCHITECTURE. STRUCTURE AND REINFORCING AS PRESCRIBED BY ENGINEER.
WOOD SIDE GATES AND FENCING-
ENTRY FENCE- T.S. FRAME FENCING.
TRASH LOCATION-
WOOD ENTRY GATES- SWINGING WOOD GATES.
EXISTING DOCK AND STEPS- TO REMAIN. PROTECT IN PLACE.
1'-
6
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1'-6
"
3'-
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16
36
12.35 T.W.
10.85 T.W.9.18 T.W.
1'-
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3'-
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3'-6
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16
3 3
12.35 T.W.10.85 T.W.
1'-
6
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5'-6"
3 3
17
LEGEND:
NAME SYM.
(N) MARATHON SOD
(N) TURFONE ELITE-ARTIFICIAL TURF
(N) MULCHING
3/8" DIA. GRAVEL-CHAMOIS BEIGE
SYM.NAME
(E) PROPERTY LINE
FRONT, REAR & SIDEYARDSETBACKS
(N) BLOCK WALL
(N) LOW BLOCK WALL
(N) STONE PAVING- INSTACKED BOND PATTERN (E) BLOCK WALL
24"
24"
24"24"
3-C
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233561232
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GENERAL CONSTRUCTION NOTES:
ALL DIMENSIONS ARE TAKEN FROM FACE OF CURB OR EDGE OF PAVING UNLESS OTHERWISENOTED ON PLAN. THE DIMENSIONS ARE SHOWN FOR APPROXIMATE LINE AND RADII, CURVESARE TO HAVE CONTINUOUS AND SMOOTH TRANSITIONS WITHOUT ABRUPT CHANGES ORBENDS.
ALL FORMS AND ALIGNMENT OF PAVING LOCATION SHALL BE INSPECTED AND APPROVED BYTHE LANDSCAPE ARCHITECT PRIOR TO POURING (GIVE A MINIMUM OF 48 HOURS).
CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION, ANDSHALL BE HELD LIABLE FOR ALL DAMAGES INCURRED.
CONTRACTOR SHALL NOTE AND INSTALL SLEEVE LOCATIONS SHOWN ON IRRIGATION PLANAND CONSTRUCTION PLAN.
ALL CONSTRUCTION AND WORKMANSHIP SHALL CONFORM TO THE 1997 UNIFORM BUILDINGCODE.
THESE NOTES SHALL BE USED IN CONJUNCTION WITH THE PLANS AND ANY DISCREPANCIESSHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.
CONTRACTOR MUST CHECK ALL DIMENSIONS, FRAMING CONDITIONS AND SITE CONDITIONSBEFORE STARTING WORK. LANDSCAPE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ANYDISCREPANCIES OR POSSIBLE DEFICIENCIES.
CONDITIONS NOT SPECIFICALLY SHOWN SHALL BE CONSTRUCTED SIMILAR TO THE DETAILSFOR RESPECTIVE MATERIALS.
THE DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE. ALL BRACING,TEMPORARY SUPPORTS, SHORING, ETC. IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR.OBSERVATION VISITS TO THE JOB SITE BY THE LANDSCAPE ARCHITECT DO NOT INCLUDEINSPECTION OF CONSTRUCTION METHODS AND SAFETY CONDITIONS OF THE WORKSITE.THESE VISITS SHALL NOT BE CONSTRUED AS CONTINUOUS AND DETAILED INSPECTIONS.
DESIGN MATERIALS, EQUIPMENT AND PRODUCTS OTHER THAN THOSE DESCRIBED BELOW ORINDICATED ON THE DRAWINGS MAY BE CONSIDERED FOR USE, PROVIDED PRIOR APPROVALIS OBTAINED FROM THE OWNER, LANDSCAPE ARCHITECT, AND THE AND THE APPLICABLEGOVERNING CODE AUTHORITY.
ALL EXPOSED DOUGLAS FIR WOOD, SUCH AS DECKING, HANDRAILS, SIDING, OVERHEADS,POSTS, ETC., SHALL BE STAINED WITH TWO COATS OF STAIN OR TWO COATS OF ENAMELPAINT. FOR COLOR OF STAIN OR PAINT, REFER TO CONSTRUCTION AND FINISH SCHEDULE.
ALL WOOD MEMBERS ADJACENT TO FINISH GRADE OR CONCRETE SURFACE SHALL BEREDWOOD OR PRESSURE TREATED DOUGLAS FIR.
CONTRACTOR IS RESPONSIBLE FOR COORDINATING AND MAKING ALL ORDERS TO PURCHASETILE, BRICK AND OTHER MATERIALS, AS SOON AS CONTRACT IS DETERMINED. THIS WILL BENECESSARY IN ORDER NOT TO DELAY IMPLEMENTATION OF THESE ELEMENTS OR ALLOWADEQUATE TIME FOR RESEARCH AND ACQUISITION OF APPROPRIATE SUBSTITUTES.
ALL STRUCTURAL DETAILS INCLUDING WOOD STRUCTURE, FOOTINGS, WALLS, ETC. ARESHOWN FOR DESIGN, AESTHETIC PURPOSES ONLY. OWNER SHALL PROVIDE ALL ENGINEERINGSERVICES NECESSARY FOR REVIEW OF STRUCTURAL ELEMENTS, SOILS AND SLOPEENGINEERING, DRAINAGE, CIVIL, RETAINING WALLS, ETC.
CONTRACTOR SHALL SECURE ALL PERMITS REQUIRED FOR WORK HEREIN.
NOTE:ALL DRAINAGE AND GRADING SHALL BE IN ACCORDANCE WITH THE GRADING PERMIT(ENG23-0226)
MATERIAL SCHEDULE FOR:BERG RESIDENCE 1 SHORELINE DR. DANA POINT, CAVERIFY ALL MATERIALS WITH SAMPLE TO BE APPROVED PRIOR TO ORDER ANDINSTALLATION. REFER TO MATERIAL BOARD.
A
B
C
D
E
F
STONE PAVING: ATLAS GRIS ANTIQUE FINISH IN RUNNING BOND PATTERN
STONE STEPPERS: ATLAS GRIS ANTIQUE FINISH IN RUNNING BOND PATTERN
PILASTERS: WHITE BRICK FINISH
DRIVEWAY: LARGE COBBLE STONE FINISH
SPA, FIREPIT AND BBQ: WHITE BRICK FINISH TO MATCH ARCHITECTURE
ARTIFICIAL TURF: TURF1 FLO LITE 76 OZ. BY SITEONE
NOTE:
ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2022 CALIFORNIABUILDING CODE AND THE CITY OF DANA POINT MUNICIPAL
POOL EQUIPMENT AREA SHALL NOT DRAIN TO THE STORM DRAIN SYSTEM, AND SHALL DRAINTO A LANDSCAPE AREA OR TO THE SANITARY SEWER SYSTEM
NOTE:
PLEASE NOTE THAT NO FOUNDATIONS ARE ALLOWED IN THE P.U.E. UNLESS PERMISSION ISGRANTED FROM THE RESPECTIVE UTILITIES.
PLAN
CONSTRUCTION
L1
SECTION 4216/4217 OF THE GOVERNMENT CODE
REQUIRES A DIG ALERT IDENTIFICATION NUMBER
BE ISSUED BEFORE A "PERMIT TO EXCAVATE"
WILL BE VALID. FOR YOUR DIG ALERT
IDENTIFICATION NUMBER CALL UNDERGROUND
SERVICE ALERT.
TOLL FREE 1-800-422-4133
(TWO WORKING DAYS BEFORE YOU DIG)
CONSTRUCTION MATERIALSB
TURF1 ELITE 96 OZ. SUPREMEARTIFICIAL TURF ZOLA BEIGE ANTIQUE FINISHSTONE PAVING/STEPPERS LARGE COBBLE STONE
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SHEET TITLE:
PROJECTNORTH TRUE NORTH
GONZALO SOBREROCONTRACTOR:
1018952LICENCE #:
DRAWN BY: SO-CAL LANDSCAPE & DESIGNS 7-18-25
(949)306-1055PHONE #:
3305 LAGUNA CANYON RD.ADDRESS:
LAGUNA BEACH, CA 92651
REV. #: DATE: DESCRIPTION:
1
2
3
4
5
6-11-25
6-30-25
7-18-25
-
--
-
PERMIT SUBMITTAL
PERMIT SUBMITTAL
1ST SUBMITTAL
JOB #
SCALE:
DATE:
DRAWN BY: Z.G.
7-18-25
1/8"=1'-0"
21-_____
ORIENTATION:
THESE DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF THE SERVICE AND SHALL REMAINTHE PROPERTY OF THE ARCHITECT AND/OR SOCALLANDSCAPE DESIGNS, INC. WHETHER THE PROJECTFOR WHICH THEY ARE MADE IS EXECUTED OR NOT.THESE DRAWINGS AND SPECIFICATIONS SHALL NOTBE USED BY ANY PERSON OR ENTITY ON OTHERPROJECTS, FOR ADDITIONS TO THIS PROJECT, ORCOMPLETION OF THIS PROJECT WHEN PHASED,WITHOUT THE WRITTEN CONSENT OF THEARCHITECT AND/OR SOCAL LANDSCAPE DESIGNS,INC. COPYRIGHT 2024
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SECTION 4216/4217 OF THE GOVERNMENT CODE
REQUIRES A DIG ALERT IDENTIFICATION NUMBER
BE ISSUED BEFORE A "PERMIT TO EXCAVATE"
WILL BE VALID. FOR YOUR DIG ALERT
IDENTIFICATION NUMBER CALL UNDERGROUND
SERVICE ALERT.
TOLL FREE 1-800-422-4133
(TWO WORKING DAYS BEFORE YOU DIG)
SITE PLANA SCALE: 1/8"=1'-0"
LINEAR FIREPIT SECTIONE
CONSTRUCTION DETAILS1
SPA/BACKDROP WALLSECTIONC SPA SECTION & BACKDROP WALLELEVATIOND
SCALE: 1/4"=1'-0"
WHITE BRICK FINISHTO MACH ARCHITECTURE
I AGREE TO COMPLY WITH THE REQUIREMENTS OF THEPRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO
38
27.
26.
25.
24.
23.NUM NAME COMMENTS SIZE PLANTINGHxW AT
21.
20.
TREES: PLANTING PALLET:
SHRUBS: PLANTING PALLET:
NUM NAME COMMENTS SIZE PLANTINGHxW AT
15 GALLAU NOB 6'x2'LAURUS NOBILIS-BAY LAUREL -22.
LT
WES
5 GALBUX SEM 18"x18"BUXUS SEMPERVIRENS-COMMON BOXWOOD SPHERE SPHERE TOPIARY
5 GALLIG TEX -'x-'LIGUSTRUM J. 'TEXANUM'-WAXLEAF PRIVET -
WES FRU 5 GAL 1.5'x2'WESTRINGIA FRUTICOSA-'GREY BOX' WESTRINGIA -
SODNAT TUR -'x-'NATURAL TURF-MARATHON II SOD -
15 GALCIT AUR 2'x4'CITRUS SPP-T.B.S.-
28.
29.
POT A
POT B
30.
31.
POT C
POT D
5 GAL 18"x18"BUXUS SEMPERVIRENS-COMMON BOXWOOD SPHERE SPHERE TOPIARY
15 GAL 2'x4'CITRUS AURANTIFOLIA 'BEARSS'-BEARSS LIME -
5 GAL 1.5'x2'WESTRINGIA FRUTICOSA-'GREY BOX' WESTRINGIA -
5 GAL 2'x2'LITTLE OLLIES-DWARF OLLIES SHRUB
ART TUR -ARTIFICIAL TURF-TURFONE ELITE -
24" BOXARB UNE ARBUTUS UNEDO 'MARINA'-MARINA STRAWBERRY TREE MULTI
LT
LT
LT LT LT LT
LTLT
LT LT LT LT LT LT LT LT LT LT LT LT
LT LT
LT LT
LT LT
WES
WES
WES
WES
WES
WES
WES
WES
WES
WESWESWES
WES
WES
WES
WES
24"
24"
24"24"
NAT TURSOD28
LIG TEX5 GAL24 CIT SPP15 GAL21 ARB UNE24" BOX 20
ARB UNE24" BOX 20
WES FRU5 GAL 25
POT A 29
WES FRU5 GAL 25
LIG TEX5 GAL 24
POT A29
POT A32
POT B30
POT A29
POT D 32
BUX SEM5 GAL23
LAU NOB15 GAL21 CIT SPP15 GAL21
LIG TEX5 GAL24
BUX SEM5 GAL23
LAU NOB15 GAL22
BUX SEM5 GAL 23
WES FRU5 GAL 25
ARB UNE24" BOX 20
LIG TEX5 GAL 24
ART TUR26
LEGEND:
NAME SYM.
(N) MARATHON SOD
(N) TURFONE ELITE-ARTIFICIAL TURF
(N) MULCHING
3/8" DIA. GRAVEL-CHAMOIS BEIGE
SYM.NAME
(E) PROPERTY LINE
FRONT, REAR & SIDEYARDSETBACKS
(N) BLOCK WALL
(N) LOW BLOCK WALL
(N) STONE PAVING- INSTACKED BOND PATTERN (E) BLOCK WALL
PRESCRIPTIVE COMPLIANCE OPTIONS: APPENDIX H
(A) THIS APPENDIX CONTAINS PRESCRIPTIVE REQUIREMENTS WHICH MAY BEUSED AS A COMPLIANCE OPTION TO THE ORDINANCE.(B) COMPLIANCE WITH THE FOLLOWING ITEMS IS MANDATORY AND MUST BEDOCUMENTED IN A LANDSCAPE PLAN IN ORDER TO USE THE PRESCRIPTIVECOMPLIANCE OPTION:(1) SUBMIT A LANDSCAPE DOCUMENTATION PACKAGE WHICH INCLUDES THEFOLLOWING ELEMENTS:(a) DATE ✓(b) PROJECT APPLICANT ✓(c) PROJECT ADDRESS (IF AVAILABLE, PARCEL AND/OR LOT NUMBER (S)) ✓(d) TOTAL LANDSCAPE AREA (SQUARE FEET), INCLUDING A BREAKDOWN OFTURF AND PLANT MATERIAL ✓(e) PROJECT TYPE (E.G., NEW, REHABILITATED, PUBLIC, PRIVATE,CEMETERY, HOMEOWNER-INSTALLED)- NEW PROJECT(f) WATER SUPPLY TYPE (E.G., POTABLE, RECYCLED, WELL) AND IDENTIFYTHE LOCAL RETAIL WATER PURVEYOR IF THE APPLICANT IS NOT SERVED BY APRIVATE WELL -POTABLE(g) CONTACT INFORMATION FOR THE PROJECT APPLICANT AND PROPERTYOWNER ✓(h) APPLICANT SIGNATURE AND DATE WITH STATEMENT, “I AGREE TOCOMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTIONTO THE MWELO” ✓(2) INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESSCONTRA-INDICATED BY A SOIL TEST);(3) PLANT MATERIAL SHALL COMPLY WITH ALL OF THE FOLLOWING:(a) FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THATREQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLSPLAN FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES ANDAREAS USING RECYCLED WATER; FOR NON-RESIDENTIAL AREAS, INSTALL CLIMATEADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER(AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 100% OF THE PLANT AREAEXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; ✓(b) A MINIMUM THREE INCH (3”) LAYER OF MULCH SHALL BE APPLIED ONALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS,CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONSWHERE MULCH IS CONTRAINDICATED. ✓(4) TURF SHALL COMPLY WITH ALL OF THE FOLLOWING:(a) TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA INRESIDENTIAL AREAS, AND TURF SHALL NOT BE PLANTED IN NON-RESIDENTIALAREAS ✓(b) TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED ASLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTALLENGTH; ✓(c) TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE, UNLESSTHE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXITVEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACEIRRIGATION, OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. ✓(5) IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING:(a) AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USEEVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. ✓(b) IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSEPROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE ISINTERRUPTED. ✓(c) PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATIONSYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THEMANUFACTURERS RECOMMENDED PRESSURE RANGE. ✓(d) MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, ORBUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OFCONNECTION OF THE WATER SUPPLY. ✓(e) ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTSSET IN THE ANSI STANDARD, ASABE/ICC802-2014. “LANDSCAPEIRRIGATION SPRINKLER AND EMITTER STANDARD.” ALL SPRINKLER HEADSINSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITYLOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED INASABE/ICC 802-2014. ✓(C) AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THEOWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OFINSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE ANDIRRIGATION MAINTENANCE. ✓
PLANTING SPECIFICATIONS:
A. REMOVE ALL DEBRIS, WEEDS, EXCESS MATERIAL AND ROCKS LARGER THAN 3" IN DIAMETER FROM PLANTING AREAS.
B. CROSS RIP ALL TURF AND PLANTING AREAS TO A DEPTH OF 12" AND BLEND THE FOLLOWING AMENDMENTS INTO TILLED SOIL TO A DEPTH OF 6"PER 1,000 SQUARE FEET250 LBS. GRO-POWER PLUS WITH 4% SULFUR6 CUBIC YARDS OF NITROLIZED ORGANIC AMENDMENT200 LBS. AGRICULTURAL GYPSUM
C. EXCAVATE THE PLANTING PITS FOR TREES AND SHRUBS TWICE THE DIAMETER AND THE DEPTH OF THE ROOT BALL, SCARIFY THE SIDES AND BOTTOM OF THE PIT. THE BACKFILL MIX FOR USE AROUND THE ROOT BALL SHALL CONSIST OF THE FOLLOWING:PER CUBIC YARD OF MIX6 PARTS BY VOLUME NON-SALINE, NON-SODIC AND LOW BORON CONTENTSANDY TEXTURED IMPORT TOP SOIL4 PARTS BY VOLUME NITROLIZED ORGANIC AMENDMENT20 LBS. GRO-POWER PLUS WITH 4% SULFUR20 LBS. AGRICULTURAL GYPSUMUSE GRO-POWER PLANTING TABLETS (7 GRAM SIZE 12-8-8) WHILE BACKFILLING THEPLANT, (VERIFY NUMBER OF TABLETS WITH MANUFACTURER'S SPECIFICATIONS).
D. SOIL AMENDMENT AND BACKFILL MIX ARE PROVIDED FOR BIDDING PURPOSES ONLY. THE CONTRACTORS SHALL PROVIDE IN THEIR BID FOR A SOIL AGRONOMY REPORT BY AN APPROVED SOIL AGRONOMIST UPON COMPLETION OF ROUGH GRADING. ACTUAL SOIL AMENDMENTS AND BACKFILL MIX SHALL BE AS PER SOIL AGRONOMIST'S REPORT AND RECOMMENDATIONS.
E. BACKFILL FOR FERNS AND SHADE PLANTS SHALL BE 1/3 PREPARED SITE SOIL AND 2/3 SATURATED COARSE PEAT MOSS. SET THESE PLANTS SO THAT WHEN SETTLED THE CROWN WILL BE 1 1/2" ABOVE THE SURROUNDING GRADE.
F. REMOVE ALL VINES FROM NURSERY STAKES AND ESPALIER AND ATTACH TO FENCE OR WALL SURFACE USING NAILS OR PLASTIC TIES.
G. ACTUAL SYMBOLS SHALL HAVE PRIORITY OVER WRITTEN QUANITIES. CONTRACTOR SHALL VERIFY QUANTITIES AND NOTIFY LANDSCAPE ARCHITECT OF DISCREPANCIES.
H. ALL PLANT MATERIAL, COLOR SIZE AND QUANTITIES ARE TO BE VERIFIED WITH OWNER.
I. ALL SUBSTITUTIONS SHALL BE APPROVED BY LANDSCAPE ARCHITECT AND OWNER.
PLANTING NOTES:1. ALL AREAS WITH ANNUAL COLOR WILL BE PLANTED WITH "BEST COLOR OF SEASON" AND SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT.
2. TURF AREAS TO BE SODDED WITH MARATHON TYPE II FESCUE OR EQUAL.
3. ALL SHRUB AREAS TO BE UNDERPLANTED WITH HIGH QUALITY MULCHING AND SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT.
4. CONTRACTOR IS TO PROVIDE AN AUTOMATIC IRRIGATION SYSTEM WITH 100% COVERAGE AND SEPARATE SUN/SHADE AND TURF/GROUNDCOVER SYSTEMS.
5. CONTRACTOR SHALL ALSO PROVIDE IRRIGATION, AND/OR DRAINAGE IN PLANT POTS.
6. CONTRACTOR SHALL NOT DETOUR FROM ANY OF THE PLANT MATERIALS ON THIS LIST, UNLESS CONSULTING WITH THE LANDSCAPE ARCHITECT FIRST.
NOTE:
ALL DRAINAGE SHALL BE MAINTAINED AND IN ACCORDANCE WITH THE 2022 CALIFORNIABUILDING CODE AND THE CITY OF DANA POINT MUNICIPAL
POOL EQUIPMENT AREA SHALL NOT DRAIN TO THE STORM DRAIN SYSTEM, AND SHALL DRAINTO A LANDSCAPE AREA OR TO THE SANITARY SEWER SYSTEM
NOTE:
PLEASE NOTE THAT NO FOUNDATIONS ARE ALLOWED IN THE P.U.E. UNLESS PERMISSION ISGRANTED FROM THE RESPECTIVE UTILITIES.
1
1. BUBBLER HEAD OR DRIP IRRIGATION HEAD BELOW LIP OF POT, ADJUST AS REQUIRED. 1/2" COPPER UNDER ALL HARDSCAPE AND INTO POT.2. 4" LONG P.V.C. PIPE, DIA. TO MATCH DRAIN HOLE (3/4" MIN.) EPOXY IN PLACE THROUGH DRAIN HOLE INTO DRAIN LINE AND WATERPROOF SEAL AROUND HOLE.3. IRRIGATION AND ELECTRIC LINES TO HAVE WATERPROOF SEAL AROUND HOLE.4. MIRAFI FILTER CLOTH5. 2" GRAVEL6. PAVEMENT PER CONSTRUCTION PLAN.7. P.V.C. TO HOUSE IRRIGATION AND ELECTRICAL LINES.8. DRAINAGE LINE PER GRADING PLAN.9. POT
IRRIGATION NOTE:ALL LANDSCAPE AREAS DESIGNATED TO RECEIVE NEW PLANTINGS ARE TO BE IRRIGATEDWITH AN AUTOMATICALLY CONTROLLED SYSTEM USING LOW GALLON SPRY HEADS. BACKFLOWPREVENTION TO BE PROVIDED PER STATE, CITY AND LOCAL CODES.
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PLAN
PLANTING
L2
SECTION 4216/4217 OF THE GOVERNMENT CODE
REQUIRES A DIG ALERT IDENTIFICATION NUMBER
BE ISSUED BEFORE A "PERMIT TO EXCAVATE"
WILL BE VALID. FOR YOUR DIG ALERT
IDENTIFICATION NUMBER CALL UNDERGROUND
SERVICE ALERT.
TOLL FREE 1-800-422-4133
(TWO WORKING DAYS BEFORE YOU DIG)
SCALE: 1/8"=1'-0"SITE PLANA
PLANTING MATERIALSB
SHEET TITLE:
CITRUS SPP-T.B.S.LAURUS NOBILIS-BAY LAURELARBUTUS UNEDO 'MARINA'-MARINA STRAWBERRY TREE BUXUS SEMPERVIRENS-COMMON BOXWOOD SPHERE LIGUSTRUM J. 'TEXANUM'-WAXLEAF PRIVET WESTRINGIA FRUTICOSA-'GREY BOX' WESTRINGIA NATURAL TURF-MARATHON II SOD ARTIFICIAL TURF-TURFONE ELITE LITTLE OLLIES-DWARF OLLIES
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PROJECTNORTH TRUE NORTH
GONZALO SOBREROCONTRACTOR:
1018952LICENCE #:
(949)306-1055PHONE #:
3305 LAGUNA CANYON RD.ADDRESS:
LAGUNA BEACH, CA 92651
REV. #: DATE: DESCRIPTION:
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6-11-25
6-30-25
7-18-25
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PERMIT SUBMITTAL
PERMIT SUBMITTAL
1ST SUBMITTAL
JOB #
SCALE:
DATE:
DRAWN BY: Z.G.
7-18-25
1/8"=1'-0"
21-_____
ORIENTATION:
THESE DRAWINGS AND SPECIFICATIONS AREINSTRUMENTS OF THE SERVICE AND SHALL REMAINTHE PROPERTY OF THE ARCHITECT AND/OR SOCALLANDSCAPE DESIGNS, INC. WHETHER THE PROJECTFOR WHICH THEY ARE MADE IS EXECUTED OR NOT.THESE DRAWINGS AND SPECIFICATIONS SHALL NOTBE USED BY ANY PERSON OR ENTITY ON OTHERPROJECTS, FOR ADDITIONS TO THIS PROJECT, ORCOMPLETION OF THIS PROJECT WHEN PHASED,WITHOUT THE WRITTEN CONSENT OF THEARCHITECT AND/OR SOCAL LANDSCAPE DESIGNS,INC. COPYRIGHT 2024
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LANDSCAPE AREA:PLANT AREA- 570 S.F.TURF AREA- 178 S.F.TOTAL LANDSCAPE AREA= 748 SF
PRESCRIPTIVE COMPLIANCE OPTION REQUIRED. PLEASE REFER TO APPENDIX H, THIS SHEET
DRAWN BY: SO-CAL LANDSCAPE & DESIGNS 7-18-25
I AGREE TO COMPLY WITH THE REQUIREMENTS OF THEPRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO
39
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-1.0
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
1 AXONOMETRIC - SE
4 AXONOMETRIC - NW 2 AXONOMETRIC - NE
3 AXONOMETRIC - SW
40
DN
DN
UP
MIN. CLR.
30"
A-4.1
A-4.0
A-4.01
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PWD. #1
HER OFFICE
DIRTY KITCHEN
GYM / GUEST SUITE
FOYER
GYM BATH
KITCHEN
GREAT ROOM
GALLERY
NOOK
MUD ROOM
HIS OFFICE
PWD. #2
DINING
STORAGE
BAR
NOTE:PROVIDE MIN. (1) LAYERS OF 5/8" MOLD TOUGH VHI FIRECODE X TO INSIDE FACE OF ALL GARAGE WALLS
3-CAR GARAGE
STORAGE
LOUNGE
PANTRY
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101112
SLOPE PER CIVIL
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181716
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ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED
WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL
DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
WINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5)
W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
UP
20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS ANDLANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1
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 9 & 10/AD-1.0
OVERFLOW / 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 9 & 13/AD-1.0
CHANNEL 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 13 & 14/AD-1.0
ANNOTATION LEGENDAKEYNOTESB
NOTE -SETBACKS ARE MEASURED TO FACE OF FINISH
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
0
0
A
M
06.03.25
FIRST LEVEL FLOOR
PLAN
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.0
PA2025-0071
NICOLE THOMPSON
1/4" = 1'-0"1 FIRST LEVEL FLOOR PLAN
1 PROPERTY LINE - REF. SURVEY2SIDE YARD SETBACK3FRONT YARD SETBACK4CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER5DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS.6 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FORMORE INFO AND REQ'S.7 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASUREDAT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0
8 INTERIOR WALL MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2/AD-1.0
9 DEPRESSED SLAB FOR ELEVATOR - 12" TYP., VERIFY WITH ELEVATOR MFGR. - REF. STRUCT. DRAWINGS
10 FIREPLACE - MASON-LITE MODULAR CONC. FIREPLACE GAS ONLY, DIRECT VENT W/. SEALED COMBUSTION, MODEL 'MGFP49'ICC# ESR-2401 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORYMEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO
11 DEPRESSED SLAB/STRUCTURE FOR FIREPLACE - COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS.12 PROVIDE POWER & SMART CABLE FOR A/V THEATER COMPONENTS (VERIFY LOC'N. W/. I.D. & OWNER)13 1-1/2" MAX. STEP AT OUT SWING OR SLIDING REQ'D. EGRESS DOORS (R311.3.1)14 RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/.MFG. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC321.1)
15 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OFCPC16DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTESON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N.W/. SITE DRAINAGE & COORD. W/. CIVIL
17 DRAIN & OVERFLOW DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL /OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURINGSLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL - OVERFLOW PIPE TO DISCHARGE ABOVE GROUND
18 LINE OF ROOF, EAVES & OVERHANGS ABOVE
19 LINE OF SECOND FLOOR ABOVE
20 7 3/4" STEP AT IN SWING REQ'D. EGRESS DOORS (R311.3.1.)
21 MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)22 REQ'D. EGRESS DOOR NOT LESS THAN 36 INCHES WIDE AND 78 INCHES IN HEIGHT, AND W/. MIN. CLEAR WIDTH OF 32 INCHES.,REF. EGRESS DOOR NOTES ON SHEET A-7.0
NO. REVISION DATE23BEDROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGN ANDFALL PREVENTION NOTES ON B/T-1.1 FOR MORE INFO. DOORS TO THE BEDROOM TO HAVE MIN. 32" WIDE CLEAR OPENING PERCRC R327.1.3.24 BATHROOM TO COMPLY WITH CRC R327 FOR AGING-IN-PLACE DESIGN AND FALL PREVENTION. REF. AGING-IN-PLACE DESIGNAND FALL PREVENTION NOTES ON B/T-1.1 AND DETAILS FOR MORE INFO. DOORS TO THE BATHROOM AND BEDROOM (IFAPPLICABLE) TO HAVE MIN. 32" WIDE CLEAR OPENING PER CRC R327.1.3. REFER TO DETAILS 17 AND 21 ON AD-1.025KITCHEN EXHAUST HOOD TO VENT TO EXT. ABV. GRADE AND HAVE A BACK-DRAFT DAMPER - PROVIDE MIN. RATE OF 180 CFMW/. MAX SOUND RATING OF 3 SONES @100 CFM - INSTALL & PROVIDE POWER PER MFG. INSTRUCTION
26 ENCLOSED USEABLE SPACE UNDER STAIRWAY, USE 5/8" TYPE 'X' GYP. BD. FINISH TYP. (1/2" MIN.) (CRC R302.7)
41
DN
UP
DN
MIN. CLR.
30"
MIN. CLR.
30"
MIN. CLR.
30"
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
OPEN TO BELOW
1
1
1
1
2
3
2
3
45
6
4
56
4
5 6
7
7
89
PRIMARY SUITE
BEDROOM #5
DEN
ELEV
LAUNDRY
BEDROOM #4
BATH #4
BATH #5
BEDROOM #3
STAIRS
PRIMARY BATH
HIS W.I.C.
HER W.I.C.
W.I.C.
BATH #3
W.C.
101112
12
12
12
13
14
15
16
5.5:125.5:12
5.5:1
2
4:12 4:12
4:12
4:12
2%
2%
2%
17
25.15' T.W.
25.15' T.W.
18
19
20
21
20
21
21
20
22
20 21
29.41' T.O. CHIMNEY
2% MIN. SLOPE
21
21
21
22
22
21 21 21
30" MIN. CLR.
3' - 3 7/8" CLR.
30" MIN. CLR.
3' - 0" CLR.
30"
M
I
N
.
C
L
R
.
2' - 9
3
/
4
"
C
L
R
.
30" MIN. CLR.
3' - 0" CLR.
CLR.
4' - 7"
CLR.
5' -
1
"
20.62' F.F.22.44' F.F.
23
24
24
25
23
26
26
26
21
21
26
26
R @0' -7 3/8"13
R @0' -7 1/4"3
27
39
40
42
43
44
42.1
30
29
41
37
38
34
35
36 36.1
32
33
33.1
31
26
26
19
45
444342
41
403938
373635
33
32 31
30
29
28
27
26
25
23
22
21
20
24
21
2121
25.37' T.O. RIDGE
28.42' T.O. RIDGE
28
28
29
29
30
31
CLR.
6' -
0
5
/
8
"
TYP.
11"
CLR.
4' - 0"
TYP
.
11"
CLR.
16' - 6"
4' - 4"
CLR.
7' - 10"4' - 4"
CLR
.
17' -
1
1
5
/
8
"
CLR.
14' - 11 1/8"
CLR
.
13' -
0
3
/
4
"
CLR
.
12'
-
0
"
CLR.
19' - 8 1/4"
CLR.
15' - 11 5/8"
CLR
.
15'
-
0
"
EQ
EQ
5' - 9 1/4"
CLR.
6' - 6"3' - 8 3/8"
EQ
EQ
CLR
.
20' -
7
1
/
4
"
CLR.
4' -
0
"
CLR.
4' - 0"
F.Y.S.B.
10' - 0"
S.Y.
S
.
B
.
4' - 0
"
F.Y.S.B. (WATER)
20' - 0"
S.Y.S.B.
4' - 0"
32 22
33
22.65' T.W.
34
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
ABV.34
ABV.46
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
ROOM TAGROOM NAME
1
A-5.0
1 1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED
WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL
DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
WINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5)
W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
UP
20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS ANDLANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1
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 9 & 10/AD-1.0
OVERFLOW / 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 9 & 13/AD-1.0
CHANNEL 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 13 & 14/AD-1.0
ANNOTATION LEGENDAKEYNOTESB
NOTE -SETBACKS ARE MEASURED TO FACE OF FINISH
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
0
3
A
M
06.03.25
SECOND LEVEL
FLOOR PLAN
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.1
PA2025-0071
NICOLE THOMPSON
1/4" = 1'-0"1 SECOND LEVEL FLOOR PLAN
1 PROPERTY LINE - REF. SURVEY2SIDE YARD SETBACK3FRONT YARD SETBACK4CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER5DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS.6 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MOREINFO AND REQ'S.7 BATHTUB - FREE-STANDING, AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER (VERIFY LOC'N. OF FIXTURES W/. OWNER) - SEEPLUMBING NOTES ON B/T-1.1 FOR MORE INFO AND REQ'S.
8 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASUREDAT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.09INTERIOR STAIR MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 3/AD-1.010FIREPLACE - MASON-LITE MODULAR CONC. FIREPLACE GAS ONLY, DIRECT VENT W/. SEALED COMBUSTION, MODEL 'MGFP49' ICC#ESR-2401 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED INACCORDANCE W/. THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. GASEOUS FUEL BURNING PAN MUST BEPERMANENTLY ANCHORED TO THE FIREBOX. FIREPLACE MUST COMPLY W/. THE CALIFORNIA ENERGY STANDARDS MANDATORYMEASURES.) - REF. FIREPLACE NOTES ON B/T-1.1 FOR MORE INFO11DEPRESSED SLAB/STRUCTURE FOR FIREPLACE - COORD. WITH MFG'R. & GENERAL CONTRACTOR, REF. STRUCT. DWGS.
12 PROVIDE POWER & SMART CABLE FOR A/V THEATER COMPONENTS (VERIFY LOC'N. W/. I.D. & OWNER)
13 PROVIDE FLOOR DRAIN IN LAUNDRY ROOM - FLOOR DRAINS SHALL CONNECT INTO A TRAP SO CONSTRUCTED THAT IT CAN BEREADILY CLEANED AND BE OF A SIZE TO SERVE EFFICIENTLY THE PURPOSE FOR WHICH IT IS INTENDED. THE DRAIN INLET SHALLBE SO LOCATED THAT IT IS IN FULL VIEW. (CPC 1006)
14 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
15 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVEDOMED STRAINER16RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/.MFG. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC321.1)17 EXTERIOR WROUGHT IRON DECORATIVE FENCE18DECK DRAIN - REF. DTL. 6/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMEDSTRAINER
19 OVERFLOW DRAIN - REF. DTL. 9 & 13/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS
20 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC
21 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OFCPC
NO. REVISION DATE22DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTESON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/.SITE DRAINAGE & COORD. W/. CIVIL23EGRESS DOOR TO COMPLY W/. CRC SECTION R311.2 REQS., REF. EGRESS DOOR NOTES ON SHEET A-7.024WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTESON SHT. A-7.0
25 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
26 LINE OF ROOF, EAVES & OVERHANGS ABOVE27LINE OF SECOND FLOOR ABOVE28COMPOSITE SLATE ROOF TILE - COLOR AS SEL. REF. MAT. SCHEDULE A/A-4.029STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.030WOOD CAP, SLOPED 2% MIN. TO SHED WATER, PAINT/STAIN AS SELECTED AND SEAL AS REQ'D., SEE WOOD OR WOOD BASEDPRODUCTS NOTES ON B/T-1.1 - ARCH. TO APPV. COLOR & PROFILE, G.C. TO PROVIDE MOCK UP
31 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACEAND/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))
32 IN-WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC33OVERFLOW DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL /OVERFLOW NOTES ON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB.VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL - OVERFLOW PIPE TO DISCHARGE ABOVE GROUND34FLAT COOL ROOF, CLASS 'A' - TPO MEMBRANE W/. GRAVEL BED - REF. MAT. SCHEDULE A/A-4.0
42
DN
MIN. CLR.
30"
16.20
4.00
16.3
5
TR
A
V
E
L
DIST
A
N
C
E
36.
5
5
'
ROOM TAGROOM NAME
1
A-5.0
1 1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED
WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL
DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
WINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER T-24 ENERGY REPORT – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF CRC
KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP (CMC 920.3.2) –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 180 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5)
W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIRED
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
UP
20R@7 1/2"STAIRS-MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOTLESS THAN 1 FOOT CANDLE AS MEASURED AT THE CENTER OF TREADS ANDLANDING WITH ARTIFICIAL LIGHTING (R303.7) -REF. DTL. 3/AD-1
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 9 & 10/AD-1.0
OVERFLOW / 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 9 & 13/AD-1.0
CHANNEL 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 13 & 14/AD-1.0
ANNOTATION LEGENDAKEYNOTESB
NOTE -SETBACKS ARE MEASURED TO FACE OF FINISH
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
OPEN TO BELOW
1
1
1
1
2
3
2
3
45
6
7 8
9
MEDIA ROOM
BATH #6
ELEV
STAIRS
10
9 11
11
9
12
7:12
7:1
2
7:12
7:12
7:12
7:12
7:12
7:127:12
7:12
7:12
5:12
3:12
7:12
3:12
13
13
13
13
13
1313
13 13
14
14
HT. CERT. REQ'D.
34.39' T.W.
2%
M
I
N
.
2% M
I
N
.
2%
M
I
N
.
2% MI
N
.
5%
15
16
2%
M
I
N
.
S
L
O
P
E
17
17
18
35.95' T.O. CHIMNEY
15
14
14
14
CLR.
4' - 7"
CLR.
5' -
1
"
30.39' F.F.
CLR
.
2' - 9
"
19
R @0' -7 3/8"13
48
49
49.1
47 46 45
50
494847
20 21
22
23
23
23
22
22
23
23
15
4%
2% MI
N
.
2%
M
I
N
.
5%
2%24
VIEW DECK
MECH. WELL
24
14 14
2514
36.76' T.O. RIDGE
31.60' T.W.
HT. CERT. REQ'D.
34.38' T.R.
36.91' T.O. RIDGE
14
17
1414
14
14
12
26
26
26
1x2 HSS
TYP.4"
TYP
.
4' -
3
3
/
4
"
6 1
/
2
"
17' -
3
"
6 1/
2
"
TRELLIS
2' - 8"
3x HSS
17
OVERHANG
2' - 8 3/4"
41
S.Y.
S
.
B
.
4' - 0
"
THIR
D
F
L
O
O
R
S
E
T
B
A
C
K
2' -
0
"
A
D
D
I
T
I
O
N
A
L
THIRD FLOOR SETBACK
2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"
F.Y.S.B. (WATER)
20' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
TYP
.11"
CLR.
4' - 0"
CLR.
4' -
0
"
35.91' T.O. RIDGE
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
0
5
A
M
06.03.25
THIRD LEVEL FLOOR
PLAN
RO
D
R
I
Q
U
E
Z
R
E
S
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D
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N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.2
PA2025-0071
NICOLE THOMPSON
1 PROPERTY LINE - REF. SURVEY2SIDE YARD SETBACK3FRONT YARD SETBACK4CUSTOM SHOWER SEAT PER I.D., VERIFY W/. I.D. & OWNER5DEPRESS STRUCTURE FOR FLUSH SHOWER CONDITION - VERIFY WITH I.D. - REF. STRUCT. DWGS.6 BATHTUB & SHOWER - PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH (R307.2) - SEE PLUMBING NOTES ON B/T-1.1 FOR MOREINFO AND REQ'S.7 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE AS MEASUREDAT THE CENTER OF TREADS AND LANDING WITH ARTIFICIAL LIGHTING (R303.7) - REF. DTL. 1/AD-1.0
8 INTERIOR STAIR MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 3/AD-1.0
9 <varies>
10 PROVIDE POWER & SMART CABLE FOR A/V THEATER COMPONENTS (VERIFY LOC'N. W/. I.D. & OWNER)
11 CHANNEL DECK DRAIN - REF. DTL. 7/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVEDOMED STRAINER
12 1-1/2" MAX. STEP AT OUT SWING OR SLIDING REQ'D. EGRESS DOORS (R311.3.1)
13 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC
14 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OFCPC15OVERFLOW DRAIN - REF. DTL. 9 & 13/AD-1.0, AND OVERFLOW OR EMERGENCY DRAIN NOTES ON FLOOR PLAN LEGENDS16DECK DRAIN - REF. DTL. 6/AD-1.0 & DECK/ROOF DRAIN NOTES ON FLOOR PLAN LEGENDS - ROOF DRAIN SHALL HAVE DOMEDSTRAINER17IN-WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC18RESIDENTIAL ELEVATOR - INFINITY OR EQUIV., VERIFY W/. OWNER - VERIFY REQ'D. SHAFT SIZE AND OVERHEAD CLEARANCE W/.MFG. PRIOR TO ORDERING AND CONTACT ARCH. IN WRITING IF SHAFT SIZE AND/OR OVERHEAD SPACE IS INADEQUATE - PRIVATERESIDENCE ELEVATOR TO BE IN COMPLIANCE W/. ASME A17.1/CSA B44 , VERIFY W/. OWNER – PROVIDE POWER AS REQ'D. (CRC321.1)
19 LINE OF ROOF, EAVES & OVERHANGS ABOVE
20 OUTLINE OF STRUCTURE/WALLS BELOW
21 DECORATIVE CHIMNEY ENCLOSURE TO BE INSTALLED AND TERMINATED PER MFRG. SPEC. OF THE FACTORY-BUILT FIREPLACEAND/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))
22 COMPOSITE SLATE ROOF TILE - COLOR AS SEL. REF. MAT. SCHEDULE A/A-4.023STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.024CRICKET - 2% MIN. SLOPE, TO BE COMPATIBLE W/. ROOF25WINDOW TO MEET EGRESS REQUIREMENTS PER SECTION R310 OF CRC - REF. EMERGENCY ESCAPE AND RESCUE OPENING NOTESON SHT. A-7.0
NO. REVISION DATE
1/4" = 1'-0"1 THIRD LEVEL FLOOR PLAN
26 DRAIN VERTICAL PIPE LINE - IN WALL FROM DECK/ROOF ABV., REF. VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW NOTESON DIM. PLANS LEGENDS- PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURING SLAB. VERIFY LOC'N. W/.SITE DRAINAGE & COORD. W/. CIVIL
43
DN
DN
UP
ROOM TAGROOM NAME
1
1
1
1
10.00'SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
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.
SETBACKS ARE MEASURED TO FACE OF FINISH.
ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 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-3.0 FOR TYP. RECESSED CONDITIONS.
GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.4)
2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. 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)
ANNOTATION LEGENDAGENERAL NOTESB
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 WOODCOLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND.
2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ONCONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.
3.SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.
4.THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETEWALLS 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.
8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS AREEXPOSED 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 FLOORAND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER.
CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL
SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.
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 SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF 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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
RECESSED MAIN SERVICE PANEL -800 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 & 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) –REF. DETAIL 9 & 10/AD-1.0
OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 9 & 13/AD-1.0
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PERCHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB -OVERFLOW TO DISCHARGE ABV. GROUND
OVERFLOW
DRAINLINE
CHANNEL DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 13 & 14/AD-1.0
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
ELE
V
.
EQ
U
I
P
.
1
1
2
2
A A
B B
LOUNGE BAR MUD ROOM
HIS OFFICE
PWD. #2 STORAGE
3-CAR GARAGE
FOYER
GALLERY
ELEV.
STORAGE
HER OFFICE
GYM BATH
GYM / GUEST SUITEDIRTY KITCHEN
PANTRY PWD. #1KITCHEN
DINING
GREAT ROOM
NOOK STAIRS
1
15
13
12
11
10 9
8
7
6
4
3
2
5
16
17
17.1
2223
25
24
14
28
27
26
18
19
20
2
1
181716
15
1413
12
11
10
9
8
7 6
5 4
3
12.17' F.F.
SLOPE PER CIVIL
12.17' F.F.
9.35' F.F.
9.35' F.F.
11.35' F.F.
9.35' F.F.
DEPRESSED SLAB FOR FIREPLACE, 4" MAX TO REMAIN ABV. THE DFE -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED SLAB FOR DOOR SYSTEM -VERIFY W/. G.C. &
MFGR., REF. STRUCT. DWGS.
DEPRESSED SLAB FOR DOOR SYSTEM -VERIFY W/. G.C. &
MFGR., REF. STRUCT. DWGS.
DEPRESSED SLAB FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED SLAB FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED SLAB FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS.
SLAB DEPRESSION FOR ELEVATOR -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
11' - 10 1/2"14' - 8 1/8"85' - 1 3/8"12' - 10 3/4"
F.Y.S.B.
10' - 0"
S.Y
.
S
.
B
.
4' -
0
"
F.Y.S.B. (WATER)
20' - 0"
S.Y.S.B.
4' - 0"
9' - 9 1/8"4' - 11"23' - 4"28' - 2 1/4"9' - 10 1/4"23' - 8 3/4"
8 1/2"1/2"
F.O.
4' - 0"2"1' - 4 1/2"10' - 11 1/2"11' - 0"2' - 5"8' - 6 1/2"6' - 9 1/8"3' - 10 7/8"6' - 6 7/8"4' - 8 7/8"5' - 1 3/8"3' - 4"3' - 3 1/2"4' - 3 7/8"9' - 6"2' - 9"6 1/2"
7' -
2
5
/
8
"
58'
-
5
1
/
2
"
4' -
2
"
31'
-
3
5
/
8
"
1' -
1
0
5
/
8
"
7' -
1
"
2' - 1
1
/
8
"
16'
-
1
1
/
4
"
1' -
3
3
/
4
"
2"
F.O.
8' -
6
"
2"
1' - 3
3
/
4
"
2"
F.O.
8' -
6
"
2"
1' -
3
3
/
4
"
2"
F.O
.
8' - 6
"
2"
10 3
/
8
"
5 3/8
"
1' -
5
1
/
4
"
1/2"
F.O.
7' -
0
"
1/2"
1' -
5
1
/
4
"
7 7/
8
"
3' -
1
0
5
/
8
"
2"
F.O
.
8' - 0
"
2"
3' -
1
0
5
/
8
"
9' - 3 3/4"15' - 2 5/8"78' - 6 7/8"18' - 10 3/4"
9' - 9 1/8"5' - 5 1/2"23' - 8"17' - 1 1/2"37' - 9 3/8"
1' - 1"1/2"
F.O.
7' - 6"2"6' - 1"2"
F.O.
7' - 6"1/2"1' - 1"16' - 0"1' - 1 3/8"4' - 9 7/8"2' - 2 7/8"8' - 11 1/8"6' - 10 3/4"14' - 0 1/4"10 1/2"
1' -
4
"
4' -
3
5
/
8
"
2' -
0
1
/
8
"
6"
6' -
7
1
/
8
"
6"
5' -
4
3
/
4
"
6"
2' -
0
3
/
8
"
9' -
0
3
/
4
"
2' -
5
1
/
4
"
6 1
/
2
"
F.O.
12'
-
0
"
1/2
"
1' -
1
"
9' -
5
3
/
4
"
10 5
/
8
"
27'
-
4
3
/
4
"
17'
-
6
"
2' -
1
1
/
4
"
1' -
1
"
1/2
"
F.O.
24' -
0
"
2"
2' -
1
3
/
8
"
8 1/
2
"
1/2"
F.O
.
16'
-
0
"
1/2"
8 1/
2
"
2' -
2
1
/
2
"
16'
-
9
5
/
8
"
2' - 1
0
3
/
8
"
23'
-
1
7
/
8
"
1' -
1
"
1' -
9
1
/
4
"
4' -
2
"
7' -
2
3
/
4
"
12'
-
7
1
/
2
"
1' -
1
0
1
/
2
"
10'
-
9
1
/
2
"
1' -
1
7
/
8
"
6"
5' - 4
3
/
4
"
8"
3' -
9
1
/
2
"
2' -
1
1
/
4
"
3' -
1
1
3
/
8
"
4' -
5
1
/
4
"
3' -
1
0
5
/
8
"
3' -
4
1
/
8
"
2' -
6
1
/
2
"
1/2"
F.O.
8' -
0
"
1/2"
2' -
0
"
8 1/2"1/2"
F.O.
4' - 0"2"1' - 4 1/2"22' - 3 1/2"1' - 1 1/4"10 5/8"13' - 4 3/4"3' - 6 1/2"4' - 3 1/8"11 3/4"4' - 0 3/8"5' - 5 3/8"5' - 6"13' - 1 1/4"2' - 3 3/4"10 1/2"1' - 9 3/4"
6 1/2"23' - 8"7 1/2"
F.O.
14' - 9"7 1/2"6"11' - 1 7/8"3' - 3 3/8"2' - 2"20' - 11"10 1/2"
1' - 4 3/4"2' - 10 3/4"2' - 1 1/4"2' - 4"7' - 6 3/4"2' - 1"2' - 9 3/8"11 1/4"2' - 3 3/8"
W/. MFGR.
2' - 4 1/8"VERIFY
1' - 9 1/4"
2' - 2 3/4"6' - 2 3/4"1' - 1 1/4"6' - 3 5/8"6' - 9 5/8"3' - 1 3/8"1' - 10 5/8"4' - 2 1/4"
6' -
2
5
/
8
"
2' - 2
"
6' -
4
1
/
4
"
11'
-
0
3
/
8
"
2' -
3
1
/
2
"
6' -
4
3
/
4
"
2"
5' -
5
3
/
4
"
5"
4' -
7
3
/
8
"
3' -
9
1
/
4
"
5' - 0
5
/
8
"
2' -
8
1
/
8
"
12' -
7
1
/
2
"
11'
-
4
1
/
4
"
1' -
1
1
5
/
8
"
6"
5' - 4
3
/
4
"
2' -
5
5
/
8
"
9 7/
8
"
5' -
7
1
/
4
"
1' - 9
"
6 3/
8
"
4' - 1
5
/
8
"
3' -
7
"
21
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
0
7
A
M
06.03.25
FIRST LEVEL
DIMENSION PLAN
RO
D
R
I
Q
U
E
Z
R
E
S
I
D
E
N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.3
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
1/4" = 1'-0"1 FIRST LEVEL DIMENSION PLAN
44
DN
UP
DN
ROOM TAGROOM NAME
1
1
1
1
10.00'SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
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.
SETBACKS ARE MEASURED TO FACE OF FINISH.
ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 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-3.0 FOR TYP. RECESSED CONDITIONS.
GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.4)
2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. 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)
ANNOTATION LEGENDAGENERAL NOTESB
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 WOODCOLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND.
2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ONCONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.
3.SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.
4.THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETEWALLS 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.
8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS AREEXPOSED 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 FLOORAND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER.
CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL
SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.
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 SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF 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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
RECESSED MAIN SERVICE PANEL -800 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 & 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) –REF. DETAIL 9 & 10/AD-1.0
OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 9 & 13/AD-1.0
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PERCHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB -OVERFLOW TO DISCHARGE ABV. GROUND
OVERFLOW
DRAINLINE
CHANNEL DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 13 & 14/AD-1.0
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
OPEN TO BELOW
1
1
2
2
A A
B B
PRIMARY SUITE
BEDROOM #5
DEN
ELEV
LAUNDRY
BEDROOM #4
BATH #4
BATH #5
BEDROOM #3
STAIRS
PRIMARY BATH
HIS W.I.C.
HER W.I.C.
W.I.C.
BATH #3
W.C.
20.62' F.F.22.44' F.F.
39
40
42
43
44
42.1
30
29
41
37
38
34
35
36 36.1
32
33
33.1
31
19
45
444342
41
403938
373635
33
32 31
30
29
28
27
26
25
23
22
21
20
24
DEPRESSED STRUCTURE FOR FIREPLACE -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS.
5.5:125.5:12
5.5:1
2
4:12 4:12
4:12
4:12
2%
2%
2%
2% MIN. SLOPE
F.Y.S.B.
10' - 0"
S.Y.
S
.
B
.
4' - 0
"
S.Y.S.B.
4' - 0"
F.Y.S.B. (WATER)
20' - 0"
11' - 10 1/2"14' - 8 1/8"85' - 1 3/8"12' - 10 3/4"
9' - 9 1/8"4' - 11"23' - 4"28' - 2 1/4"9' - 10 1/4"23' - 8 3/4"
6"3' - 4 3/4"10' - 10"3' - 4 1/8"3' - 0"2' - 3 1/8"4' - 3"4' - 0"1' - 8 5/8"2' - 2 1/8"7' - 9 1/4"8' - 3 3/8"4' - 8 7/8"5' - 1 3/8"3' - 4"3' - 3 1/2"4' - 3 7/8"9' - 6"2' - 9"6 1/2"
7' -
2
5
/
8
"
55' -
8
3
/
8
"
6' -
1
1
1
/
8
"
16' -
1
1
/
4
"
19'
-
1
1
1
/
8
"
13'
-
1
1
/
4
"
6' -
6
3
/
4
"
3' - 1
0
5
/
8
"
2"
F.O
.
8' - 0
"
2"
3' -
1
0
5
/
8
"
5' -
7
5
/
8
"
5' -
0
1
/
4
"
5' -
4
1
/
4
"
3' -
1
1
1
/
4
"
6 5/8
"
F.O
.
12'
-
0
"
6 5
/
8
"
3' -
2
1
/
8
"
3' - 4
5
/
8
"
54' - 10 3/4"1' - 1 3/8"13' - 2 1/8"19' - 5"3' - 8 1/4"20' - 4 3/4"
3' - 10 1/2"9' - 3 5/8"2' - 4 1/4"6' - 3 7/8"7' - 1 1/4"3' - 7 5/8"1' - 10 5/8"1' - 9 5/8"
6' -
0
1
/
2
"
13' -
2
"
2' -
6
3
/
8
"
1' -
1
1
1
/
4
"
3' -
9
1
/
2
"
2' -
3
1
/
8
"
2' -
0
3
/
8
"
6 5/
8
"
F.O.
8' -
0
"
10 1
/
8
"
1' -
8
7
/
8
"
9' - 9 1/8"4' - 11"6"3' - 2 1/4"2' - 8 1/8"4"4' - 2"1' - 1 1/4"5' - 7 3/4"9 1/4"4' - 11 3/8"4' - 3"8' - 10 3/8"1' - 8 1/8"3' - 2 1/2"8' - 2 1/8"2' - 6 1/8"2' - 0 5/8"2' - 9 1/2"2' - 6 1/8"2' - 0 5/8"12' - 6"3' - 8 1/4"
2' - 2
5
/
8
"
21' -
8
1
/
2
"
5' -
0
3
/
8
"
30'
-
7
1
/
4
"
2' -
8
1
/
4
"
2"
F.O.
16'
-
0
"
2"
2' -
8
3
/
8
"
11 7
/
8
"
13' -
8
"
8' -
1
3
/
8
"
2' -
3
1
/
2
"
2' -
1
5
/
8
"
2' -
3
5
/
8
"
6"
9 1
/
8
"
CLR.
4' -
6
"
3 5/
8
"
6"
5' -
5
3
/
4
"
5' -
5
7
/
8
"
4' -
7
7
/
8
"
6' - 1
1
/
4
"
1' -
2
"
5' -
6
3
/
4
"
4' - 6
"
2' - 9
3
/
8
"
2' -
2
5
/
8
"
1' -
9
"
4' -
1
0
1
/
2
"
2' -
5
"
5' -
4
3
/
4
"
7' -
4
1
/
8
"
6' -
6
3
/
4
"
18' - 0 7/8"2' - 1 5/8"3' - 7 1/2"7' - 9"3' - 10 5/8"2' - 7 5/8"8' - 2 3/4"2' - 9 5/8"
W/. MFGR.
2' - 4 1/8"VERIFY 10' - 4 3/4"1' - 11 7/8"10' - 0 5/8"8' - 0 3/4"3' - 1 1/2"
20.62' F.F.
20.62' F.F.
4' -
1
1
1
/
2
"
2' -
1
1
/
4
"
12'
-
6
3
/
4
"
9' -
3
7
/
8
"
10'
-
3
7
/
8
"
9 7/
8
"
5' -
7
1
/
4
"
2' -
3
3
/
8
"
4' -
1
"
3' - 7
5
/
8
"
7' -
8
5
/
8
"
11' - 2 1/4"
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
ABV.
46
ABV.
34
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
1
0
A
M
06.03.25
SECOND LEVEL
DIMENSION PLAN
RO
D
R
I
Q
U
E
Z
R
E
S
I
D
E
N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.4
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
1/4" = 1'-0"1 SECOND LEVEL DIMENSION PLAN
45
DN
ROOM TAGROOM NAME
1
1
1
1
10.00'SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
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.
SETBACKS ARE MEASURED TO FACE OF FINISH.
ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8" ENTIRE EXTERIOR TO BE SHEATHED WITH 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-3.0 FOR TYP. RECESSED CONDITIONS.
GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (CPC 402.4)
2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. 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)
ANNOTATION LEGENDAGENERAL NOTESB
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 WOODCOLUMNS WHERE CLOSER THAN 8 INCHES (204 MM) TO EXPOSED GROUND.
2.WOOD FRAMING MEMBERS, INCLUDING COLUMNS, THAT REST DIRECTLY ONCONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.
3.SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.
4.THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETEWALLS 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.
8.PORTIONS OF WOOD STRUCTURAL MEMBERS THAT FORM THE STRUCTURAL SUPPORTS OF BUILDINGS, BALCONIES, PORCHES OR SIMILAR PERMANENT BUILDING APPURTENANCES WHERE THOSE MEMBERS AREEXPOSED 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 FLOORAND SEPARATED FROM THE CONCRETE PIER BY AN IMPERVIOUS MOISTURE BARRIER.
CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL
SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.
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 SECTION 504.3 OF CMC
KITCHEN/LAUNDRY/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 420.0 OF CPC AND HAVE A MAX FLOW RATE OF 1.8 GPM @ 60 PSI PER SECTION 4.303.1 OF CALGREEN –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 909.0 OF CPC
VANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 24”MIN. CLEAR SPACE IN FRONT OF IT.(CPC 402.5) W/. MAXIMUM FLOW RATE OF 1.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 20 PSI PER SECTION 4.303.1 OF CALGREEN
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (CMC 504.4) AND SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH WITH MAX. OF TWO (2) 90-DEGREE ELBOW, SUBTRACT 2-FEET FOR EACH ADDITIONAL 90-DEGREE ELBOW. SEE WASHER & DRYER NOTES, REF. T-1.1.
TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 411.0 OF CPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.28 GAL. PER FLUSH (CPC 411.2). WATER CLOSETS CLR. TO BE 24”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (CPC 402.5 & CRC R307) –REF. CALGREEN NOTES ON T SHTS. FOR MAX FLOW RATE
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION (CALGREEN 4.503) -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC R1004.1)
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 307.3 OF 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 MFG'R. –INSTALL PER MFGR. INSTRUCTION
RECESSED MAIN SERVICE PANEL -800 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF CPC -SIZE THE DRAIN AND PIPING PER TABLE 1103.1 & 1103.2 OF CPC –ROOF DRAIN SHALL HAVE DOMED STRAINER (CPC 1102.2) –REF. DETAIL 9 & 10/AD-1.0
OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 9 & 13/AD-1.0
VERTICAL STORM DRAIN PIPE IN-WALL / OVERFLOW -MTL. PIPE PERCHAPTER 11 OF CPC, SIZE PER TABLE 1103.1 (MIN. 2”DIA. PIPE & TYP. 3”DIA. PIPE) –SEE CIVIL DWGS. FOR TERMINATION DTLS. ABV. OR BLW. GROUND. VERIFY ALL TERMINATION POINTS, TYPE AND DETAILS W/. CIVIL PRIOR TO POURING THE CONCRETE SLAB -OVERFLOW TO DISCHARGE ABV. GROUND
OVERFLOW
DRAINLINE
CHANNEL DRAIN -PER CHAPTER 11 OF CPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER TABLE 1103.1 & 1103.2 OF CPC –REF. DTL. 13 & 14/AD-1.0
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
OPEN TO BELOW
1
1
2
2
A A
B B
DEPRESSED STRUCTURE FOR DOOR SYSTEM -VERIFY W/. G.C. & MFGR., REF. STRUCT. DWGS.
DEPRESSED STRUCTURE FOR FLUSH SHOWER -VERIFY W/. G.C. & OWNER, REF. STRUCT. DWGS.
7:12
7:1
2
7:12
7:12
7:12
7:12
7:12
7:127:12
7:12
7:12
5:12
3:12
7:12
3:12
2%
M
I
N
.
2% MI
N
.
2%
M
I
N
.
2% MI
N
.
5%
4%
2%
M
I
N
.
2% MI
N
.
5%
MEDIA ROOM
BATH #6
ELEV
STAIRS
48
49
49.1
47 46 45
50
494847
30.39' F.F.
VIEW DECK
S.Y.
S
.
B
.
4' - 0
"
THIR
D
F
L
O
O
R
S
E
T
B
A
C
K
2' -
0
"
A
D
D
I
T
I
O
N
A
L
THIRD FLOOR SETBACK
2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"
F.Y.S.B. (WATER)
20' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
2%
38' - 0 1/8"38' - 7 1/8"36' - 1"
22' - 1"6' - 1 1/4"10' - 4 3/4"
5' - 2 5/8"
F.O.
11' - 0"5' - 10 3/8"3' - 0 5/8"3' - 0 5/8"4' - 8 7/8"5' - 7 7/8"
11' -
4
1
/
2
"
3' -
6
3
/
4
"
17' -
6
7
/
8
"
23' -
3
1
/
4
"
5' -
2
1
/
2
"
38' - 7 1/8"36' - 1"
1' - 1 5/8"16' - 10 3/8"13' - 2 1/8"2' - 10 5/8"4' - 6 3/8"7 3/8"
5' - 0"
F.O.
12' - 0"8' - 2"13' - 5"
12' -
4
1
/
2
"
20' -
1
5
/
8
"
5' -
7
1
/
8
"
22' -
1
0
5
/
8
"
8' -
1
0
3
/
8
"
1' -
0
"
2' -
1
5
/
8
"
3' - 1
0
"
2' -
1
"
5' -
5
3
/
4
"
6' - 7
1
/
4
"
22' - 7"3' - 1 5/8"2' - 5 1/8"4' - 0 5/8"6' - 4 5/8"
MECH. WELL
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
1
2
A
M
06.03.25
THIRD LEVEL
DIMENSION PLAN
RO
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U
E
Z
R
E
S
I
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N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-2.5
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
1/4" = 1'-0"1 THIRD LEVEL DIMENSION PLAN
46
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
SETBACKS ARE MEASURED TO FACE OF FINISH
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 ISINSTALLED 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 INTHE 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 PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3)
4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1. (CRC R806.4)
5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. (CRC R807.1)
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 WHERECEILINGS 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 WUIVENTS 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 THEMESH 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.
3.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 HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2)
5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3)
6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4)
MISC. NOTES:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE
2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS.
3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 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
GENERAL NOTESAKEYNOTESB
A-4.1
A-4.0
A-4.01
A-4.1
2
2
1
2
A-5.0
2
A-5.0
1
A-5.0
1
A-5.0
1
1
2
2
A A
B B
7:1
2
7:12
3:12
3:1
2
3:12
3:12
3:12 3:12
3:12
7:12
7:12
7:12
7:12
3:12
4:12
4:12
2%
2%
2%
5:12
7:12
2%
2%
5%
5.5:125.5:12
5.5
:
1
2
7:12
7:12
4:12 4:12
3:12
35.95' T.O. CHIMNEY
29.41' T.O. CHIMNEY
1
1
1
1
2
2
34
5
67
7
7
6
6
6
6
7
6
6
7
8
8
8
8
8
8 9899
88
99
98 910
10
11
98
HT. CERT. REQ'D.
34.39' T.W.
36.76' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE
36.94' T.O. RIDGE
36.91' T.O. RIDGE
26.35' T.O. RIDGE
51(REF. SECOND FLOOR PLANFOR ADDITIONAL INFORMATION)
BALCONY
(REF. THIRD FLOOR PLANFOR ADDITIONAL INFORMATION)
VIEW DECK
4%
2%
2%
(REF. THIRD FLOOR PLANFOR ADDITIONAL INFORMATION)
MECH. WELL
5%
2%
12
12
12
38.85' T.O. RIDGE
13
3:1
2
S.Y.
S
.
B
.
4' - 0
"
THIR
D
F
L
O
O
R
S
E
T
B
A
C
K
2' -
0
"
A
D
D
I
T
I
O
N
A
L
THIRD FLOOR SETBACK
2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"
F.Y.S.B. (WATER)
20' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"HT. CERT. REQ'D.
34.38' T.R.
31.60' T.W.
7:12
7:12
7:1
2
7:12
7:12
14
15
9
15
9
9
9
15
15
15
1617
9
8
9 9
18
3x HSS
1x2 HSS
19
19
19
19
19
19
19
6 1/4"
F.O.F.
3' - 8 7/8"
6"
3"
F.O.F.
3' - 11 1/4"
7"
F.O.F.
5' - 6 3/4"
7"
6' - 5 5/8"
6 1
/
2
"
6 1/2"
6 1/
2
"
6 1/
2
"
6 1/2"
6 1
/
2
"
6 1/2"
6 1/
2
"
6"6 1/4"
3' - 9 1/4"
9' -
8
1
/
4
"
8"
8"8"
8"
6"
6"
6"
F.O.F
.
3' -
1
1
"
3"
6"
6"
3"
ENCROACHMENT
1' - 11 3/4"OVERHANG
F.O.F.
8' - 0 1/4"
OVERHANG
2' - 8"
OVERHANG
2' - 8"
3:12
HT. CERT. REQ'D.
39.89' SKYLIGHT
3"
3"3"
3"
3"
6"
SOLAR READY AREA:SOLAR PV SYSTEM SIZED PER T24. SYSTEM TO BE OBTAINED UNDER SEPARATE REVIEW & PERMIT
SOLAR READY AREA:SOLAR PV SYSTEM SIZED PER T24. SYSTEM TO BE OBTAINED UNDER SEPARATE REVIEW & PERMIT
RET
U
R
N
10"
RETU
R
N
10"
RETURN
2' - 3"
RETURN
2' - 3"
RETURN
10"
RETURN
10"
RETURN
1' - 5"
RETURN
1' - 5"
9
RETU
R
N
3' -
9
"
RETU
R
N
10"
RET
U
R
N
10"
RETU
R
N
10"
3:12
2
A-5.2
2
A-5.2
1
A-5.2
1
A-5.2
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
ROOF PLATE:+9' -6 1/2" FROM SECOND FLOOR T.O.S.
ROOF PLATE:+11' -1 1/4" FROM FIRST FLOOR T.O.S.
ROOF PLATE:+11' -1 1/4" FROM FIRST FLOOR T.O.S.
EAVE: ALIGN WITH GREAT ROOM EAVES
ROOF PLATE:+10' -8" FROM FIRST FLOOR T.O.S.
ROOF PLATE:+8' -8 1/4" FROM BEDROOM FLOOR T.O.S.
ROOF PLATE:+9' -2 1/4" FROM BEDROOM FLOOR T.O.S.ROOF PLATE:+0" FROM THIRD FLOOR ROOF PLATE
ROOF PLATE:+9' -2 1/4" FROM SECOND FLOOR T.O.S.
ROOF PLATE:+1' -0" FROM THIRD FLOOR T.O.S.
ROOF PLATE:+5' -3 3/4" FROM BEDROOM FLOOR T.O.S.
ROOF/DECK PLATE:+8' -8 1/4" FROM BEDROOM FLOOR T.O.S.
ROOF/DECK PLATE:+9' -2 1/4" FROM SECOND FLOOR T.O.S.
EAVE: ALIGN WITH GREAT ROOM EAVES
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
1
4
A
M
06.03.25
ROOF PLAN
RO
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Z
R
E
S
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C
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-3.0
PA2025-0071
NICOLE THOMPSON
1 PROPERTY LINE - REF. SURVEY
2 SIDE YARD SETBACK
3 FRONT YARD SETBACK
4 REAR YARD SETBACK
5 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFG. GUIDELINES & INSTRUCTION6STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.07COMPOSITE SLATE ROOF TILE - COLOR AS SEL. REF. MAT. SCHEDULE A/A-4.08GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC9DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC10DECORATIVE 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 PERCMC 802.6.1 (LISTED DIRECT-VENT PER MFGR. INSTALLATION INSTRUCTION (CMC 802.2.6))
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 ANDSOUND DAMPENING PAD AS REQ’D. – INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION
12 CRICKET - 2% MIN. SLOPE, TO BE COMPATIBLE W/. ROOF
13 CUSTOM RECESSED GUTTER/DECK DRAIN - ROOFING/DECKING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY LOC'N & APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING - SIZE PERTABLE 1103.3 OF CPC14EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.015WOOD 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 EXTERIOR WROUGHT IRON DECORATIVE FENCE
17 FLAT COOL ROOF, CLASS 'A' - TPO MEMBRANE W/. GRAVEL BED - REF. MAT. SCHEDULE A/A-4.018DECO. WROUGHT IRON TRELLIS, PAINT AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT.19 OUTLINE OF STRUCTURE/WALLS BELOW
1/4" = 1'-0"1 ARCHITECTURAL ROOF PLAN
NO. REVISION DATE
47
FIRST LEVEL F.F.
9.35'
SECOND LEVEL F.F.
20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT
34.39'
MAX. FLAT
34.39'
GRADE PLANE10.39'GRADE PLANE10.39'
24' -
0
"
29' -
0
"
THIRD LEVEL F.F.
30.39'THIRD LEVEL PLATE29.18'
ENTRY LEVEL F.F.12.17'
BEDROOM LEVEL F.F.22.44'BEDROOM LEVEL PLATE
21.23'
1
A-5.0
29' -
0
"
24' -
0
"
10' -
3
1
/
4
"
9' -
0
3
/
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1 2
44 43
1718
16
42
41
15
14 13
14
38
39
40
50 49 48 47
37 36 35
12
11
5:12
3:12 3:12 3:12
1
1
2
2
3
4
5
5
4
6
7
7
8
9
10
11
ABV
.
F
.
F
.
42"
M
I
N
.
B.O.
B
E
L
L
Y
B
A
N
D
9' -
6
"
SILL
H
T
.
3' -
0
"
HD. H
T
.
8' -
6
"SILL
H
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.
9' -
0
1
/
2
"
HD.
H
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.
14' -
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H
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0
"
HD. H
T
.
13'
-
6
"
SILL
H
T
.
3' - 0
"
HD.
H
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8' -
0
"
SILL
H
T
.
5' -
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SILL
H
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.
3' -
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"
HD. H
T
.
8' -
0
"
SILL
H
T
.
5' -
0
"
SILL
H
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.
2' -
6
"
HD. H
T
.
8' -
0
"
SILL
H
T
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4' -
0
"
SILL
H
T
.
3' -
0
"SILL
H
T
.
4' -
0
"
SILL
H
T
.
3' -
0
"
HD. H
T
.
8' -
0
"
36.94' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE
HT. CERT. REQ'D.
36.76' T.O. RIDGE
12
139
3
14
SILL
H
T
.
2' -
6
"
HD.
H
T
.
6' -
1
0
"
2
7
MAX6"HT. CERT. REQ'D.
39.89' SKYLIGHT
SIL
L
H
T
.
3' -
6
"
HD.
H
T
.
9' -
0
"
SILL
H
T
.
3' -
6
"
HD.
H
T
.
6' -
1
0
"
PL
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B. (WATER)
20' - 0".
ENCROACHMENT
2' - 6"
1
A-5.2
1
A-5.1
GENERAL NOTESB MATERIAL SPECIFICATIONSAKEYNOTESC
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM
WINDOWS:MANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COM
MULTI SLIDE DOORS & WINDOWS:MANUFACTURER: EUROLINE STEEL WINDOWS & DOORSCOLOR: TO BE APPROVED BY ARCH. & OWNERADDRESS: 22600 SAVI RANCH PKWY., YORBA LINDA, CA 92887PHONE:877.590.2741WEB:WWW.EUROLINESTEELWINDOWS.COM
GARAGE DOORS:SUPPLIER:ZIEGLER GARAGE DOORSWEB:WWW.ZIEGLERDOORSINC.COMSTYLE: CUSTOMMATERIAL: 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. GUIDELINESCOLOR: ARCH. TO APPROVE CODE: COMPLY W/ SFM STANDARD 12-7a-3, CAL FIRE LISTING #: 8160-2246:0500WEIGHT: AVERAGE DRIED 23 LBS/CU FT
EXTERIOR BRICK VENEER:
SUPPLIER:SANDRINE SCOTT COMMODITIESPRODUCT: RECLAIMED BRICK SAWN VENEERCOLOR: WHITE, ARCH. TO APPV.APPLICATION: MODULAR BRICK COURSE PER ELEVATION -REF. DTL. X/AD-2.0THICKNESS:1" -1.5" NOMINALWEIGHT:<6 LBS/S.F.
HORIZONTAL & VERTICAL CEMENT BASED WOOD SIDING:
MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVENUEFONTANA, CA 92337P: 909.356.6366COLOR: ARCTIC WHITE, ARCH TO APPRV.APPLICATION: ARTISAN LAP SIDING 6" (SMOOTH) W/. MITERED CORNER -REF. DTL. X/AD-2.0CODE: ICC# ESR-2290
BOARD & BATTEN:MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVENUEFONTANA, CA 92337P: 949.356.6366COLOR: ARCTIC WHITE, ARCH. TO APPV.APPLICATION: HARDIEPANEL VERTICAL SIDING SMOOTH W/. BATTEN @ 12" O.C., ARCH TO APPV. -REF. DTL. X/AD-2.0CODE: ICC ESR-1844
ROOF / DECK MATERIAL:
FLAT ROOFING (CLASS 'A'):PRODUCT: TPO MEMBRANE, CLASS 'A'MANUFACTURER:EVERGUARDCOLOR:ENERGY GRAY, TO BE APPVD. BY OWNER & ARCH.MIN. 3 YEARS AGED, SOLAR REFLECTANCE OF 0.63 AND MIN. THERMAL EMITTANCE OF 0.75 OR3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALLATION PER MFG'R REQURIEMENTS -REF. DTL. X/AD-2.0CODE:UL LISTING -ER 1306-1
METAL ROOFING: (CLASS 'A' -NON REFLECTIVE)
PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSCOLOR: OLD TOWN GRAY, TO BE APPRV. BY ARCH. & OWNER (SOLAR REFLECTANCE 0.35, THERMAL EMITTANCE 0.83) -TO MATCH WINDOW AND DOOR SASHAPPLICATION: USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) -REF. DTL. X/AD-2.0CODE: ICC ESR-2048, CLASS 'A' ASSEMBLYWEIGHT: APPX. 2 PSF.
SLATE TILE ROOFING (CLASS 'A'):PRODUCT: COMPOSITE SLATE TILEMANUFACTURER:DAVINCI ROOFSCAPESCOLOR:DARK GRAY, TO BE APPVD. BY OWNER & ARCH.APPLICATION:CLOSE VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING -REF. DTL. X/AD-2.0CODE:ESR-4418
GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)
WATERPROOF DECK MEMBRANE:MFGR: WESTCOATADDRESS: 770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101PRODUCT: ALX WALKING DECK (CLASS 'A')APPLICATION: DECK FINISH SURFACE TO BE NON-COMBUSTIBLECODE: UES ER-587
FLASHING & WEATHERSTRIPPINGPROVIDE 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 METALIN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION
1. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS
2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.
3. SETBACKS ARE MEASURED TO FACE OF FINISH.
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
GRADE PLANE10.39'GRADE PLANE10.39'
ENTRY LEVEL F.F.
12.17'
ENTRY LEVEL F.F.
12.17'
BEDROOM LEVEL F.F.22.44'BEDROOM LEVEL F.F.22.44'BEDROOM LEVEL PLATE21.23'BEDROOM LEVEL PLATE21.23'
2
A-5.0
29' -
0
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24' -
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10'
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AB
25 23 22 20
4 3 2
19
12 1 15
31
46
7:12
7:12
3:123:123:12
3:12 3:12
HT. CERT. REQ'D.
39.34' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE 36.94' T.O. RIDGE
4
3
3
2
3
5
10
15
16
17
18 ABV
.
F
.
F
.
42"
M
I
N
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SILL
H
T
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4' -
6
"
HD.
H
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.
7' -
6
"
SILL
H
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3' -
0
"
HD.
H
T
.
8' -
6
"
SILL
H
T
.
3' - 6
"
HD.
H
T
.
7' -
6
"25.15' T.W.
5
SILL
H
T
.
10' -
0
"
HD.
H
T
.
12'
-
0
"
8
HD.
H
T
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9' - 6
"HD. H
T
.
8' -
6
"
HD. H
T
.
8' -
0
"
PL PL
S.Y.S.B.
4' - 0"
THIRD FLOOR SETBACK2' - 0" ADDITIONAL THIRD FLOOR SETBACK2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
2
A-5.2
2
A-5.1
15
SILL
H
T
.
1' -
6
"
HD.
H
T
.
7' -
6
"
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
2
3
A
M
06.03.25
EXTERIOR
ELEVATIONS
RO
D
R
I
Q
U
E
Z
R
E
S
I
D
E
N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-4.0
PA2025-0071
NICOLE THOMPSON
1/4" = 1'-0"2 NORTH ELEVATION
1 BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 15/AD-1.02SHIP LAP SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 14/AD-1.03STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.04COMPOSITE SLATE ROOF TILE - COLOR AS SEL. REF. MAT. SCHEDULE A/A-4.0
5 BRICK VENEER - REF. MAT. SCHEDULE A/A-4.0
6 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
7 AZEK OR EQ. DECO. 'BELLY BAND' PER DTL. 16/AD-1.0 - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR
8 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFG. GUIDELINES & INSTRUCTION
9 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC103X3 HSS BRACKET - REF. STRUCT. DWGS.11 DECO. WROUGHT IRON TRELLIS, PAINT AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT.12 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 COLOR13GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC14IN-WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC15WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 13/AD-1.016LINE OF ROOF, EAVES & OVERHANGS ABOVE
17 EXTERIOR WROUGHT IRON DECORATIVE FENCE
18 EXTERIOR GUARDRAIL - MIN. 42" HEIGHT ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
NO. REVISION DATE
1/4" = 1'-0"1 EAST ELEVATION
48
GENERAL NOTESB MATERIAL SPECIFICATIONSAKEYNOTESC
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM
WINDOWS:MANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COM
MULTI SLIDE DOORS & WINDOWS:MANUFACTURER: EUROLINE STEEL WINDOWS & DOORSCOLOR: TO BE APPROVED BY ARCH. & OWNERADDRESS: 22600 SAVI RANCH PKWY., YORBA LINDA, CA 92887PHONE:877.590.2741WEB:WWW.EUROLINESTEELWINDOWS.COM
GARAGE DOORS:SUPPLIER:ZIEGLER GARAGE DOORSWEB:WWW.ZIEGLERDOORSINC.COMSTYLE: CUSTOMMATERIAL: 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. GUIDELINESCOLOR: ARCH. TO APPROVE CODE: COMPLY W/ SFM STANDARD 12-7a-3, CAL FIRE LISTING #: 8160-2246:0500WEIGHT: AVERAGE DRIED 23 LBS/CU FT
EXTERIOR BRICK VENEER:
SUPPLIER:SANDRINE SCOTT COMMODITIESPRODUCT: RECLAIMED BRICK SAWN VENEERCOLOR: WHITE, ARCH. TO APPV.APPLICATION: MODULAR BRICK COURSE PER ELEVATION -REF. DTL. X/AD-2.0THICKNESS:1" -1.5" NOMINALWEIGHT:<6 LBS/S.F.
HORIZONTAL & VERTICAL CEMENT BASED WOOD SIDING:
MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVENUEFONTANA, CA 92337P: 909.356.6366COLOR: ARCTIC WHITE, ARCH TO APPRV.APPLICATION: ARTISAN LAP SIDING 6" (SMOOTH) W/. MITERED CORNER -REF. DTL. X/AD-2.0CODE: ICC# ESR-2290
BOARD & BATTEN:MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.10901 ELM AVENUEFONTANA, CA 92337P: 949.356.6366COLOR: ARCTIC WHITE, ARCH. TO APPV.APPLICATION: HARDIEPANEL VERTICAL SIDING SMOOTH W/. BATTEN @ 12" O.C., ARCH TO APPV. -REF. DTL. X/AD-2.0CODE: ICC ESR-1844
ROOF / DECK MATERIAL:
FLAT ROOFING (CLASS 'A'):PRODUCT: TPO MEMBRANE, CLASS 'A'MANUFACTURER:EVERGUARDCOLOR:ENERGY GRAY, TO BE APPVD. BY OWNER & ARCH.MIN. 3 YEARS AGED, SOLAR REFLECTANCE OF 0.63 AND MIN. THERMAL EMITTANCE OF 0.75 OR3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALLATION PER MFG'R REQURIEMENTS -REF. DTL. X/AD-2.0CODE:UL LISTING -ER 1306-1
METAL ROOFING: (CLASS 'A' -NON REFLECTIVE)
PRODUCT: STANDING SEAM METAL ROOFING, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSCOLOR: OLD TOWN GRAY, TO BE APPRV. BY ARCH. & OWNER (SOLAR REFLECTANCE 0.35, THERMAL EMITTANCE 0.83) -TO MATCH WINDOW AND DOOR SASHAPPLICATION: USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) -REF. DTL. X/AD-2.0CODE: ICC ESR-2048, CLASS 'A' ASSEMBLYWEIGHT: APPX. 2 PSF.
SLATE TILE ROOFING (CLASS 'A'):PRODUCT: COMPOSITE SLATE TILEMANUFACTURER:DAVINCI ROOFSCAPESCOLOR:DARK GRAY, TO BE APPVD. BY OWNER & ARCH.APPLICATION:CLOSE VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING -REF. DTL. X/AD-2.0CODE:ESR-4418
GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)
WATERPROOF DECK MEMBRANE:MFGR: WESTCOATADDRESS: 770 GATEWAY CENTER DRIVE, SAN DIEGO, CA 92101PRODUCT: ALX WALKING DECK (CLASS 'A')APPLICATION: DECK FINISH SURFACE TO BE NON-COMBUSTIBLECODE: UES ER-587
FLASHING & WEATHERSTRIPPINGPROVIDE 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 METALIN CONTACTS TO BE OF SIMILAR TYPE TO AVOID GALVANIC CORROSION. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION
1. FENESTRATION MUST HAVE TEMPORARY AND PERMANENT LABELS
2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.
3. SETBACKS ARE MEASURED TO FACE OF FINISH.
FIRST LEVEL F.F.9.35'
FIRST LEVEL F.F.9.35'
SECOND LEVEL F.F.
20.62'
SECOND LEVEL F.F.
20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT
34.39'
MAX. FLAT
34.39'
GRADE PLANE10.39'GRADE PLANE10.39'
THIRD LEVEL F.F.
30.39'
THIRD LEVEL F.F.
30.39'THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
2
A-5.0A B
13 10 9 12 11 10
30 29
34
30 272829
3
7:12 7:12
7:12 7:12 7:12
7:12
3:12 3:12 3:12 3:12
36.76'
39.34' HT. CERT. REQ'D.39.34' HT. CERT. REQ'D.
36.91' T.O. RIDGE
28.42'
26.35'
35.95' T.O. CHIMNEY
ABV.
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3
19 PL
PL
PL THIRD FLOOR SETBACK2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
NOT ORTHOGONAL TO VIEW
PL & SETBACK LOCATIONS
3:12
2
A-5.2
2
A-5.1
FIRST LEVEL F.F.9.35'
SECOND LEVEL F.F.
20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
GRADE PLANE10.39'GRADE PLANE10.39'
THIRD LEVEL F.F.
30.39'THIRD LEVEL PLATE29.18'
ENTRY LEVEL F.F.
12.17'
BEDROOM LEVEL F.F.22.44'BEDROOM LEVEL PLATE21.23'
1
A-5.0 12
7' -
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678 5 4 8
33 32 31
26
6
4647 45
5
24 45
36.91' T.O. RIDGE
28.42' T.O. RIDGE
36.76' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE
5.5:12 5.5:12
4:12 4:12
7:12 7:12
3:12
5:12ABV
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M
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36.94' T.O. RIDGE
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35.95' T.O. CHIMNEY
29.41' T.O. CHIMNEY 7:12 7:12
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2
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20
PLMAX6"HT. CERT. REQ'D.
39.89' SKYLIGHT
HT. CERT. REQ'D.
34.39' T.W.
F.Y.S.B.
10' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
3:12
1
A-5.2
1
A-5.1
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
3
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A
M
06.03.25
EXTERIOR
ELEVATIONS
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-4.1
PA2025-0071
NICOLE THOMPSON
1 SHIP LAP SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 14/AD-1.02BRICK VENEER - REF. MAT. SCHEDULE A/A-4.03STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.04CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FAC. BILT. CHIMNEYSYSTEMS ARE INSTALLED IN ACCORDANCE WITH W/. MFGR. INST. INSTRUCTIONS. CMC 802.5.4.3 & 802.6.1.4)
5 COMPOSITE SLATE ROOF TILE - COLOR AS SEL. REF. MAT. SCHEDULE A/A-4.06EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.07CLAPBOARD SIDING - REF. MATERIAL SCHEDULE A/A-4.08MAIN SERVICE PANEL, 400 AMP MAX. (MAINTAIN 36"" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)9 OUTDOOR SHOWER - REF. CIVIL DWGS.; VERIFY W/. OWNER10FUTURE SPA - ANY FUTURE ACCESSORY STRUCTURES NOT TO EXCEED 24' FROM ESTABLISHED GRADE11AZEK OR EQ. DECO. 'BELLY BAND' PER DTL. 16/AD-1.0 - PAINT AS SELECTED, ARCH. TO APPROVE PROFILE AND COLOR12DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC13DECORATIVE 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. INSTALLATIONINSTRUCTION (CMC 802.2.6))14 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC15IN-WALL SCUPPER- SIZE PER TABLE 1103.1 OF CPC16STONE CAP AS SELECTED, SLOPED 2% MIN. TO SHED WATER - G.C. TO PROVIDE MOCK UP FOR ARCH. APPV.17 DECO. WROUGHT IRON TRELLIS, PAINT AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT.18 3X3 HSS BRACKET - REF. STRUCT. DWGS.19 SKYLIGHT - SIZE AS DIM. PER PLANS AND SCHED. - 'SKYCO' ICC# ESR-3837 OR EQUIV., INSTALL PER MFG. GUIDELINES & INSTRUCTION
20 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.
1/4" = 1'-0"1 WEST ELEVATION
NO. REVISION DATE
1/4" = 1'-0"2 SOUTH ELEVATION
49
2% MIN. SLOPE 2% MIN. SLOPE
2% MIN. SLOPE
2% MIN. SLOPE
FIRST LEVEL F.F.
9.35'
FIRST LEVEL F.F.
9.35'
SECOND LEVEL F.F.20.62'SECOND LEVEL F.F.
20.62'
SECOND LEVEL FLOOR PLATE19.41'SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.
9.22'
FIRST LEVEL T.O.S.
9.22'
SECOND LEVEL T.O.S.20.49'SECOND LEVEL T.O.S.20.49'
2
A-5.0
PRIMARY SUITE
KITCHENGREAT ROOM DINING
10 11
34
3029
9 1012 13
7:127:12
S.Y.S.B.
4' - 0"THIRD FLOOR SETBACK2' - 0" ADDITIONAL THIRD FLOOR SETBACK2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"PLPL
2
A-5.2
36.76' T.O. RIDGE
26.35' T.O. RIDGE
1 1/
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29.41' T.O. CHIMNEY
35.95' T.O. CHIMNEY
2
A-5.1
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FIRST LEVEL F.F.9.35'
SECOND LEVEL F.F.20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.9.22'
SECOND LEVEL T.O.S.20.49'
THIRD LEVEL F.F.30.39'THIRD LEVEL F.F.30.39'
THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
THIRD LEVEL T.O.S.30.27'THIRD LEVEL T.O.S.30.27'
ENTRY LEVEL F.F.
12.17'
BEDROOM LEVEL F.F.22.44'
BEDROOM LEVEL PLATE21.23'
ENTRY LEVEL T.O.S.
12.05'
BEDROOM LEVEL T.O.S.22.32'
1
A-5.0
PRIMARY SUITE
DEN
FOYER
KITCHEN
GALLERYNOOK
STAIRS
3635
12
16
23
39
4849
41
11
45
32
47 48
2225
42
3:12
7:12
PL
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B. (WATER)
20' - 0".PL
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5:12
MECH. CHASE MEDIA ROOM
36.91' T.O. RIDGE 36.94' T.O. RIDGE
HT. CERT. REQ'D.
39.34' T.O. RIDGE HT. CERT. REQ'D.
39.89' SKYLIGHT
MAX6"
36.76' T.O. RIDGE
3% (2% MIN.)
2% MIN.
4" MAX3"
1
A-5.1
PER
C
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13
5
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8
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1
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19
18
20
9
EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.
2 x 6 CONST. OR LARGER:R-20 MIN.
RAISED FLOOR:R-30 MIN.
ROOF:R-30
NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY
ROOM TAGROOM NAME
1
A-5.0
1 1
?
1
1
ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
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.
INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS
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
INSULATION SCHEDULEB FIRE-BLOCKING & DRAFT STOP NOTESAKEYNOTESDANNOTATION LEGENDC
FIREBLOCKING AND DRAFT STOPS NOTES:FIREBLOCKING:IN COMBUSTIBLE CONSTRUCTION, FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. FIREBLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONSTRUCTION IN THE FOLLOWING LOCATIONS: (CRC R302.11)1.IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:1.1.VERTICALLY AT THE CEILING AND FLOOR LEVELS.1.2.HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET (3048 MM).2.AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.3.IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION R302.7.4.AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. THEMATERIAL FILLING THIS ANNULAR SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E136 REQUIREMENTS.5.FOR THE FIREBLOCKING OF CHIMNEYS AND FIREPLACES, SEE SECTION R1003.19.6.FIREBLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQUIRED AT THE LINE OF DWELLING UNIT SEPARATION.
FIREBLOCKING MATERIALS: EXCEPT AS PROVIDED ABOVE (SECTION R302.11) IN ITEM 4, FIREBLOCKING SHALL CONSIST OF THE FOLLOWING MATERIALS. (CRC R302.11.1)1. TWO-INCH (51 MM) NOMINAL LUMBER.2. TWO THICKNESSES OF 1-INCH (25.4 MM) NOMINAL LUMBER WITH BROKEN LAP JOINTS.3. ONE THICKNESS OF 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS WITH JOINTS BACKED BY 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS.4. ONE THICKNESS OF 3/4-INCH (19.1 MM) PARTICLEBOARD WITH JOINTS BACKED BY 3/4-INCH (19.1 MM) PARTICLEBOARD.5. ONE-HALF-INCH (12.7 MM) GYPSUM BOARD.6. ONE-QUARTER-INCH (6.4 MM) CEMENT-BASED MILLBOARD.7. BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE.8. CELLULOSE INSULATION INSTALLED AS TESTED IN ACCORDANCE WITH ASTME119 OR UL 263, FOR THE SPECIFIC APPLICATION.• BATTS OR BLANKETS OF MINERAL OR GLASS FIBER:BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED NONRIGID MATERIALS SHALL BE PERMITTED FOR COMPLIANCE WITH THE 10-FOOT (3048 MM) HORIZONTAL FIREBLOCKING IN WALLS CONSTRUCTED USING PARALLEL ROWS OF STUDS OR STAGGERED STUDS. (CRC R302.11.1.1)• UNFACED FIBERGLASS:UNFACED FIBERGLASS BATT INSULATION USED AS FIREBLOCKING SHALL FILL THE ENTIRE CROSS SECTION OF THE WALL CAVITY TO A HEIGHT OF NOT LESS THAN 16 INCHES (406 MM) MEASURED VERTICALLY. WHERE PIPING, CONDUIT OR SIMILAR OBSTRUCTIONS ARE ENCOUNTERED, THE INSULATION SHALL BE PACKED TIGHTLY AROUND THE OBSTRUCTION. (CRC R302.11.1.2)• LOOSE-FILL INSULATION MATERIAL: LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED AS A FIREBLOCK UNLESS SPECIFICALLY TESTED IN THE FORM AND MANNER INTENDED FOR USE TO DEMONSTRATE ITS ABILITY TO REMAIN IN PLACE AND TO RETARD THE SPREAD OF FIRE AND HOT GASES. (CRC R302.11.1.3)• FIREBLOCKING INTEGRITY:THE INTEGRITY OF FIREBLOCKS SHALL BE MAINTAINED. (CRC R302.11.2)
DRAFTSTOPPING:IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLEDSO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1,000 SQUARE FEET (92.9 M2). DRAFTSTOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. WHERE THE ASSEMBLY IS ENCLOSED BY A FLOOR MEMBRANE ABOVE AND A CEILING MEMBRANE BELOW, DRAFTSTOPPING SHALL BE PROVIDED IN FLOOR-CEILING ASSEMBLIES UNDER THE FOLLOWING CIRCUMSTANCES: (CRC R302.12)1.CEILING IS SUSPENDED UNDER THE FLOOR FRAMING.2.FLOOR FRAMING IS CONSTRUCTED OF TRUSS-TYPE OPEN-WEB OR PERFORATED MEMBERS.
DRAFTSTOPPING MATERIALS:DRAFTSTOPPING MATERIALS SHALL BE NOT LESS THAN 1/2-INCH (12.7 MM) GYPSUM BOARD, 3/8-INCH (9.5 MM) WOOD STRUCTURAL PANELS OR OTHER APPROVED MATERIALSADEQUATELY SUPPORTED. DRAFTSTOPPING SHALL BE INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS UNLESS OTHERWISE APPROVED BY THE BUILDING OFFICIAL. THE INTEGRITY OF THE DRAFTSTOPS SHALL BE MAINTAINED. (CRC R302.12.1)
FIRE PROTECTION OF FLOORS:FLOOR ASSEMBLIES THAT ARE NOT REQUIRED ELSEWHERE IN THIS CODE TO BE FIRE-RESISTANCE RATED, SHALL BE PROVIDED WITH A 1/2-INCH (12.7 MM) GYPSUM WALL-BOARD MEMBRANE, 5/8-INCH (16 MM) WOOD STRUCTURAL PANEL MEMBRANE, OR EQUIVALENT ON THE UNDERSIDE OF THEFLOOR FRAMING MEMBER. PENETRATIONS OR OPENINGS FOR DUCTS, VENTS, ELECTRICAL OUTLETS, LIGHTING, DEVICES, LUMINAIRES, WIRES, SPEAKERS, DRAINAGE, PIPING AND SIMILAR OPENINGS OR PENETRATIONS SHALL BE PERMITTED. (CRC R302.13)
COMBUSTIBLE INSULATION CLEARANCE:COMBUSTIBLE INSULATION SHALL BE SEPARATED NOT LESS THAN 3 INCHES (76 MM) FROM RECESSED LUMINAIRES, FAN MOTORS AND OTHER HEAT-PRODUCING DEVICES. (CRC R302.14)EXCEPTION: WHERE HEAT-PRODUCING DEVICES ARE LISTED FOR LESSER CLEARANCES,COMBUSTIBLE INSULATION COMPLYING WITH THE LISTING REQUIREMENTS SHALL BE SEPARATED IN ACCORDANCE WITH THE CONDITIONS STIPULATED IN THE LISTING.
NOTE:SETBACKS ARE MEASURED TO FACE OF FINISH.
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
3
3
A
M
06.03.25
BUILDING SECTIONS
RO
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RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-5.0
PA2025-0071
NICOLE THOMPSON
1 PROVIDE POWER FOR CUSTOM WINDOW RECESSED SHADES PER MFGR. - VERIFY W/. I.D. & OWNER2FIREPLACE - MASON-LITE MODULAR CONC. FIREPLACE GAS ONLY, DIRECT VENT W/. SEALED COMBUSTION, MODEL 'MGFP49' ICC# ESR-2401 (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCEW/. 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 NOTESON B/T-1.1 FOR MORE INFO
3 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. INSTALLATIONINSTRUCTION (CMC 802.2.6))4 GUTTER - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.3 OF CPC5BRICK BUILT UP FASCIA TO MATCH BRICK SIDING - REF. MAT. SCHEDULE A/A-4.0, G.C. TO PROVIDE MOCK UP FOR ARCH. APPV.6 (N.) PROPERTY LINE WALL - PLASTER FINISH TO MATCH (MAX. 6' ABV. N.G.)7 DECO. WROUGHT IRON TRELLIS, PAINT AS SELECTED AND SEAL AS REQ'D., ARCH. TO APPV. COLOR AND PROFILE - SIZE & CONN. PER STRUCT.
8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY
9 EXTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
10 INTERIOR GLASS GUARDRAIL - MIN. 42" HIGH ABV. F.F. - MATERIAL AS SELECTED, <4" MAX. SPHERE OPENING, REF. DTL. 3/AD-1.0
11 FAU - PROVIDE GAS S.O., POWER, CLEARANCES AND VENTING AS REQ'D. BY MFG. – INSTALL PER MFG. INSTRUCTION, SEE FAU NOTES ON B/T-1.1 FOR MORE INFO
12 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
13 EXTERIOR WROUGHT IRON DECORATIVE FENCE14(N.) WOOD GATE - AS SELECTED (MAX. 42" ABV. N.G.)15 CMU PILASTER W/. BRICK FINISH & PRE-CAST CONC. CAP, CAP TO HAVE MIN. 2% SLOPE (MAX. 42" ABV. N.G.)16 DOWNSPOUT - AS SELECTED, REF. MAT. SCHED. A/A-4.0 - ARCH. TO APPROVE PROFILE AND COLOR - SIZE PER TABLE 1103.1 OF CPC173X3 HSS BRACKET - REF. STRUCT. DWGS.18 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-1.019INTERIOR STAIR MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2 & 3/AD-1.020INTERIOR WALL MOUNTED HANDRAIL, 34"-38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 2/AD-1.0
1/4" = 1'-0"1 TRANSVERSE SECTION 1
1/4" = 1'-0"2 LONGITUDINAL SECTION 1
NO. REVISION DATE
50
2% MIN. SLOPE 2% MIN. SLOPE
2% MIN. SLOPE
SLOPE PER CIVIL
EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.
2 x 6 CONST. OR LARGER:R-20 MIN.
RAISED FLOOR:R-30 MIN.
ROOF:R-30
NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY
ROOM TAGROOM NAME
1
A-5.0
1 1
?
1
1
ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
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.
INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS
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
INSULATION SCHEDULEB FIRE-BLOCKING & DRAFT STOP NOTESAKEYNOTESDANNOTATION LEGENDC
FIREBLOCKING AND DRAFT STOPS NOTES:FIREBLOCKING:IN COMBUSTIBLE CONSTRUCTION, FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. FIREBLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONSTRUCTION IN THE FOLLOWING LOCATIONS: (CRC R302.11)1.IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:1.1.VERTICALLY AT THE CEILING AND FLOOR LEVELS.1.2.HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET (3048 MM).2.AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.3.IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION R302.7.4.AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. THEMATERIAL FILLING THIS ANNULAR SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E136 REQUIREMENTS.5.FOR THE FIREBLOCKING OF CHIMNEYS AND FIREPLACES, SEE SECTION R1003.19.6.FIREBLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQUIRED AT THE LINE OF DWELLING UNIT SEPARATION.
FIREBLOCKING MATERIALS: EXCEPT AS PROVIDED ABOVE (SECTION R302.11) IN ITEM 4, FIREBLOCKING SHALL CONSIST OF THE FOLLOWING MATERIALS. (CRC R302.11.1)1. TWO-INCH (51 MM) NOMINAL LUMBER.2. TWO THICKNESSES OF 1-INCH (25.4 MM) NOMINAL LUMBER WITH BROKEN LAP JOINTS.3. ONE THICKNESS OF 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS WITH JOINTS BACKED BY 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS.4. ONE THICKNESS OF 3/4-INCH (19.1 MM) PARTICLEBOARD WITH JOINTS BACKED BY 3/4-INCH (19.1 MM) PARTICLEBOARD.5. ONE-HALF-INCH (12.7 MM) GYPSUM BOARD.6. ONE-QUARTER-INCH (6.4 MM) CEMENT-BASED MILLBOARD.7. BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE.8. CELLULOSE INSULATION INSTALLED AS TESTED IN ACCORDANCE WITH ASTME119 OR UL 263, FOR THE SPECIFIC APPLICATION.• BATTS OR BLANKETS OF MINERAL OR GLASS FIBER:BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED NONRIGID MATERIALS SHALL BE PERMITTED FOR COMPLIANCE WITH THE 10-FOOT (3048 MM) HORIZONTAL FIREBLOCKING IN WALLS CONSTRUCTED USING PARALLEL ROWS OF STUDS OR STAGGERED STUDS. (CRC R302.11.1.1)• UNFACED FIBERGLASS:UNFACED FIBERGLASS BATT INSULATION USED AS FIREBLOCKING SHALL FILL THE ENTIRE CROSS SECTION OF THE WALL CAVITY TO A HEIGHT OF NOT LESS THAN 16 INCHES (406 MM) MEASURED VERTICALLY. WHERE PIPING, CONDUIT OR SIMILAR OBSTRUCTIONS ARE ENCOUNTERED, THE INSULATION SHALL BE PACKED TIGHTLY AROUND THE OBSTRUCTION. (CRC R302.11.1.2)• LOOSE-FILL INSULATION MATERIAL: LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED AS A FIREBLOCK UNLESS SPECIFICALLY TESTED IN THE FORM AND MANNER INTENDED FOR USE TO DEMONSTRATE ITS ABILITY TO REMAIN IN PLACE AND TO RETARD THE SPREAD OF FIRE AND HOT GASES. (CRC R302.11.1.3)• FIREBLOCKING INTEGRITY:THE INTEGRITY OF FIREBLOCKS SHALL BE MAINTAINED. (CRC R302.11.2)
DRAFTSTOPPING:IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLEDSO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1,000 SQUARE FEET (92.9 M2). DRAFTSTOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. WHERE THE ASSEMBLY IS ENCLOSED BY A FLOOR MEMBRANE ABOVE AND A CEILING MEMBRANE BELOW, DRAFTSTOPPING SHALL BE PROVIDED IN FLOOR-CEILING ASSEMBLIES UNDER THE FOLLOWING CIRCUMSTANCES: (CRC R302.12)1.CEILING IS SUSPENDED UNDER THE FLOOR FRAMING.2.FLOOR FRAMING IS CONSTRUCTED OF TRUSS-TYPE OPEN-WEB OR PERFORATED MEMBERS.
DRAFTSTOPPING MATERIALS:DRAFTSTOPPING MATERIALS SHALL BE NOT LESS THAN 1/2-INCH (12.7 MM) GYPSUM BOARD, 3/8-INCH (9.5 MM) WOOD STRUCTURAL PANELS OR OTHER APPROVED MATERIALSADEQUATELY SUPPORTED. DRAFTSTOPPING SHALL BE INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS UNLESS OTHERWISE APPROVED BY THE BUILDING OFFICIAL. THE INTEGRITY OF THE DRAFTSTOPS SHALL BE MAINTAINED. (CRC R302.12.1)
FIRE PROTECTION OF FLOORS:FLOOR ASSEMBLIES THAT ARE NOT REQUIRED ELSEWHERE IN THIS CODE TO BE FIRE-RESISTANCE RATED, SHALL BE PROVIDED WITH A 1/2-INCH (12.7 MM) GYPSUM WALL-BOARD MEMBRANE, 5/8-INCH (16 MM) WOOD STRUCTURAL PANEL MEMBRANE, OR EQUIVALENT ON THE UNDERSIDE OF THEFLOOR FRAMING MEMBER. PENETRATIONS OR OPENINGS FOR DUCTS, VENTS, ELECTRICAL OUTLETS, LIGHTING, DEVICES, LUMINAIRES, WIRES, SPEAKERS, DRAINAGE, PIPING AND SIMILAR OPENINGS OR PENETRATIONS SHALL BE PERMITTED. (CRC R302.13)
COMBUSTIBLE INSULATION CLEARANCE:COMBUSTIBLE INSULATION SHALL BE SEPARATED NOT LESS THAN 3 INCHES (76 MM) FROM RECESSED LUMINAIRES, FAN MOTORS AND OTHER HEAT-PRODUCING DEVICES. (CRC R302.14)EXCEPTION: WHERE HEAT-PRODUCING DEVICES ARE LISTED FOR LESSER CLEARANCES,COMBUSTIBLE INSULATION COMPLYING WITH THE LISTING REQUIREMENTS SHALL BE SEPARATED IN ACCORDANCE WITH THE CONDITIONS STIPULATED IN THE LISTING.
NOTE:SETBACKS ARE MEASURED TO FACE OF FINISH.
FIRST LEVEL F.F.
9.35'
FIRST LEVEL F.F.
9.35'
SECOND LEVEL F.F.20.62'SECOND LEVEL F.F.
20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.
9.22'
FIRST LEVEL T.O.S.
9.22'
SECOND LEVEL T.O.S.20.49'SECOND LEVEL T.O.S.20.49'
THIRD LEVEL F.F.
30.39'
THIRD LEVEL F.F.
30.39'
THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
THIRD LEVEL T.O.S.30.27'THIRD LEVEL T.O.S.30.27'
2
A-5.0
2
A-5.2
2
A-5.1
THIRD FLOOR SETBACK2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"
S.Y.S.B.
4' - 0"THIRD FLOOR SETBACK2' - 0" ADDITIONALPL PL
PLA
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3' - 7 1/2"
HD.
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4%
3:12 3:12 3:12 3:12
3:12
7:12 7:12 7:12
5.5:12
7:12
SPA
(UNDER SEPARATE PERMIT)
MEDIA ROOM
W.C.PRIMARY BATH PRIMARY SUITE HIS W.I.C.
GALLERY
LOUNGEPWD. #1DIRTY KITCHEN
26 24 1 7
3
272829
30
4043
49
BELL
Y
B
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HT. CERT. REQ'D.
39.34' T.O. RIDGE HT. CERT. REQ'D.
39.89' SKYLIGHT
HT. CERT. REQ'D.
39.34' T.O. RIDGE
36.91' T.O. RIDGE
FIRST LEVEL F.F.9.35'
SECOND LEVEL F.F.20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.9.22'
SECOND LEVEL T.O.S.20.49'
THIRD LEVEL F.F.30.39'THIRD LEVEL F.F.30.39'
THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
THIRD LEVEL T.O.S.30.27'THIRD LEVEL T.O.S.30.27'
ENTRY LEVEL F.F.
12.17'
BEDROOM LEVEL F.F.22.44'
BEDROOM LEVEL PLATE21.23'
ENTRY LEVEL T.O.S.
12.05'
BEDROOM LEVEL T.O.S.22.32'
1
A-5.0
1
A-5.2
PL
F.Y.S.B. (WATER)
20' - 0".
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"PL
1
A-5.1
10'
-
3
1
/
4
"
7' -
1
1
3
/
8
"
7' -
2
3
/
8
"
1 1/2
"
9' - 0
3
/
4
"
1' - 1
"
1 1/
2
"
6' -
8
7
/
8
"
1' -
1
"
1 1
/
2
"
PLAT
E
H
T
.
10'
-
7
7
/
8
"
PLA
T
E
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T
.
8' -
2
1
/
4
"
6' -
8
"
M
I
N
.
C
L
R
.
9' -
0
"
C
L
R
.
CLR
.
9' - 6
"
TYP
.6"TYP.
11"
CLR
.
10'
-
0
"
CLR
.
9' -
0
"
CLR
.
8' -
6
"
CLR.
8' -
6
"
PLA
T
E
H
T
.
8' -
8
1
/
4
"
CLR
.
8' - 0
"
PLAT
E
H
T
.
3' -
4
1
/
8
"
ATTIC
OPEN
15'
-
0
"
PLA
T
E
H
T
.
11'
-
1
1
/
4
"
11'
-
3
1
/
4
"
9' -
9
1
/
4
"
7' -
2
3
/
8
"
1 1/2
"
10'
-
0
3
/
4
"
1' -
1
"
1 1/2
"
8' -
6
3
/
4
"
1' -
1
"
1 1
/
2
"
PLA
T
E
H
E
I
G
H
T
9' -
6
5
/
8
"
T.W
.
1' -
4
1
/
8
"
ABV.
F
.
F
.
42" M
I
N
.
36.91' T.O. RIDGE
29.41' T.O. CHIMNEY
26.35' T.O. RIDGE
HT. CERT. REQ'D.
34.39' T.W.
ABV
.
F
.
F
.
42"
M
I
N
.
LAUNDRY BATH #3 HIS W.I.C.
LOUNGEBARMUD ROOM DINING
3-CAR GARAGE
21
35
5
20 8 54 6 7
3231
7:127:12
3:12
4:12
7:12
5.5:125.5:12
T.W
.
2' -
3
3
/
4
"
T.W
.
4' -
1
5
/
8
"
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
3
5
A
M
06.03.25
BUILDING SECTIONS
RO
D
R
I
Q
U
E
Z
R
E
S
I
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N
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E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-5.1
PA2025-0071
NICOLE THOMPSON
1 WOOD PANEL SIDING, EXTIRA OR EQ. - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 13/AD-1.02BOARD & BATTEN SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 15/AD-1.0
3 BRICK VENEER - REF. MAT. SCHEDULE A/A-4.0
4 SHIP LAP SIDING - REF. MATERIAL SCHEDULE A/A-4.0 AND DTL. 14/AD-1.0
5 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE A/A-4.0
NO. REVISION DATE
1/4" = 1'-0"1 TRANSVERSE SECTION 2
1/4" = 1'-0"2 LONGITUDINAL SECTION 2
51
2% MIN. SLOPE 2% MIN. SLOPE
2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. SLOPE
SLOPE PER CIVILSLOPE PER CIVIL
EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.
2 x 6 CONST. OR LARGER:R-20 MIN.
RAISED FLOOR:R-30 MIN.
ROOF:R-30
NOTES:1. REF. T-24 REPORT FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY
ROOM TAGROOM NAME
1
A-5.0
1 1
?
1
1
ELEVATION / SECTION INDICATOR
AD-1.01 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR / WINDOW / WINDOW WALL TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 2/AD-2.0
1-HR RATED INT CONDITION -REF. DTLS. 2/AD-2.0
1-HR RATED EXT CONDITION-REF. DTLS. 3/AD-2.0
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.
INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS
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
INSULATION SCHEDULEB FIRE-BLOCKING & DRAFT STOP NOTESAKEYNOTESDANNOTATION LEGENDC
FIREBLOCKING AND DRAFT STOPS NOTES:FIREBLOCKING:IN COMBUSTIBLE CONSTRUCTION, FIREBLOCKING SHALL BE PROVIDED TO CUT OFF BOTH VERTICAL AND HORIZONTAL CONCEALED DRAFT OPENINGS AND TO FORM AN EFFECTIVE FIRE BARRIER BETWEEN STORIES, AND BETWEEN A TOP STORY AND THE ROOF SPACE. FIREBLOCKING SHALL BE PROVIDED IN WOOD-FRAMED CONSTRUCTION IN THE FOLLOWING LOCATIONS: (CRC R302.11)1.IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:1.1.VERTICALLY AT THE CEILING AND FLOOR LEVELS.1.2.HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET (3048 MM).2.AT INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.3.IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN. ENCLOSED SPACES UNDER STAIRS SHALL COMPLY WITH SECTION R302.7.4.AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. THEMATERIAL FILLING THIS ANNULAR SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E136 REQUIREMENTS.5.FOR THE FIREBLOCKING OF CHIMNEYS AND FIREPLACES, SEE SECTION R1003.19.6.FIREBLOCKING OF CORNICES OF A TWO-FAMILY DWELLING IS REQUIRED AT THE LINE OF DWELLING UNIT SEPARATION.
FIREBLOCKING MATERIALS: EXCEPT AS PROVIDED ABOVE (SECTION R302.11) IN ITEM 4, FIREBLOCKING SHALL CONSIST OF THE FOLLOWING MATERIALS. (CRC R302.11.1)1. TWO-INCH (51 MM) NOMINAL LUMBER.2. TWO THICKNESSES OF 1-INCH (25.4 MM) NOMINAL LUMBER WITH BROKEN LAP JOINTS.3. ONE THICKNESS OF 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS WITH JOINTS BACKED BY 23/32-INCH (18.3 MM) WOOD STRUCTURAL PANELS.4. ONE THICKNESS OF 3/4-INCH (19.1 MM) PARTICLEBOARD WITH JOINTS BACKED BY 3/4-INCH (19.1 MM) PARTICLEBOARD.5. ONE-HALF-INCH (12.7 MM) GYPSUM BOARD.6. ONE-QUARTER-INCH (6.4 MM) CEMENT-BASED MILLBOARD.7. BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE.8. CELLULOSE INSULATION INSTALLED AS TESTED IN ACCORDANCE WITH ASTME119 OR UL 263, FOR THE SPECIFIC APPLICATION.• BATTS OR BLANKETS OF MINERAL OR GLASS FIBER:BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED NONRIGID MATERIALS SHALL BE PERMITTED FOR COMPLIANCE WITH THE 10-FOOT (3048 MM) HORIZONTAL FIREBLOCKING IN WALLS CONSTRUCTED USING PARALLEL ROWS OF STUDS OR STAGGERED STUDS. (CRC R302.11.1.1)• UNFACED FIBERGLASS:UNFACED FIBERGLASS BATT INSULATION USED AS FIREBLOCKING SHALL FILL THE ENTIRE CROSS SECTION OF THE WALL CAVITY TO A HEIGHT OF NOT LESS THAN 16 INCHES (406 MM) MEASURED VERTICALLY. WHERE PIPING, CONDUIT OR SIMILAR OBSTRUCTIONS ARE ENCOUNTERED, THE INSULATION SHALL BE PACKED TIGHTLY AROUND THE OBSTRUCTION. (CRC R302.11.1.2)• LOOSE-FILL INSULATION MATERIAL: LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED AS A FIREBLOCK UNLESS SPECIFICALLY TESTED IN THE FORM AND MANNER INTENDED FOR USE TO DEMONSTRATE ITS ABILITY TO REMAIN IN PLACE AND TO RETARD THE SPREAD OF FIRE AND HOT GASES. (CRC R302.11.1.3)• FIREBLOCKING INTEGRITY:THE INTEGRITY OF FIREBLOCKS SHALL BE MAINTAINED. (CRC R302.11.2)
DRAFTSTOPPING:IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR-CEILING ASSEMBLY, DRAFTSTOPS SHALL BE INSTALLEDSO THAT THE AREA OF THE CONCEALED SPACE DOES NOT EXCEED 1,000 SQUARE FEET (92.9 M2). DRAFTSTOPPING SHALL DIVIDE THE CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. WHERE THE ASSEMBLY IS ENCLOSED BY A FLOOR MEMBRANE ABOVE AND A CEILING MEMBRANE BELOW, DRAFTSTOPPING SHALL BE PROVIDED IN FLOOR-CEILING ASSEMBLIES UNDER THE FOLLOWING CIRCUMSTANCES: (CRC R302.12)1.CEILING IS SUSPENDED UNDER THE FLOOR FRAMING.2.FLOOR FRAMING IS CONSTRUCTED OF TRUSS-TYPE OPEN-WEB OR PERFORATED MEMBERS.
DRAFTSTOPPING MATERIALS:DRAFTSTOPPING MATERIALS SHALL BE NOT LESS THAN 1/2-INCH (12.7 MM) GYPSUM BOARD, 3/8-INCH (9.5 MM) WOOD STRUCTURAL PANELS OR OTHER APPROVED MATERIALSADEQUATELY SUPPORTED. DRAFTSTOPPING SHALL BE INSTALLED PARALLEL TO THE FLOOR FRAMING MEMBERS UNLESS OTHERWISE APPROVED BY THE BUILDING OFFICIAL. THE INTEGRITY OF THE DRAFTSTOPS SHALL BE MAINTAINED. (CRC R302.12.1)
FIRE PROTECTION OF FLOORS:FLOOR ASSEMBLIES THAT ARE NOT REQUIRED ELSEWHERE IN THIS CODE TO BE FIRE-RESISTANCE RATED, SHALL BE PROVIDED WITH A 1/2-INCH (12.7 MM) GYPSUM WALL-BOARD MEMBRANE, 5/8-INCH (16 MM) WOOD STRUCTURAL PANEL MEMBRANE, OR EQUIVALENT ON THE UNDERSIDE OF THEFLOOR FRAMING MEMBER. PENETRATIONS OR OPENINGS FOR DUCTS, VENTS, ELECTRICAL OUTLETS, LIGHTING, DEVICES, LUMINAIRES, WIRES, SPEAKERS, DRAINAGE, PIPING AND SIMILAR OPENINGS OR PENETRATIONS SHALL BE PERMITTED. (CRC R302.13)
COMBUSTIBLE INSULATION CLEARANCE:COMBUSTIBLE INSULATION SHALL BE SEPARATED NOT LESS THAN 3 INCHES (76 MM) FROM RECESSED LUMINAIRES, FAN MOTORS AND OTHER HEAT-PRODUCING DEVICES. (CRC R302.14)EXCEPTION: WHERE HEAT-PRODUCING DEVICES ARE LISTED FOR LESSER CLEARANCES,COMBUSTIBLE INSULATION COMPLYING WITH THE LISTING REQUIREMENTS SHALL BE SEPARATED IN ACCORDANCE WITH THE CONDITIONS STIPULATED IN THE LISTING.
NOTE:SETBACKS ARE MEASURED TO FACE OF FINISH.
FIRST LEVEL F.F.
9.35'
FIRST LEVEL F.F.
9.35'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.
9.22'
FIRST LEVEL T.O.S.
9.22'
THIRD LEVEL F.F.
30.39'
THIRD LEVEL F.F.
30.39'
THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
THIRD LEVEL T.O.S.30.27'THIRD LEVEL T.O.S.30.27'
ENTRY LEVEL F.F.12.17'
BEDROOM LEVEL F.F.
22.44'
BEDROOM LEVEL F.F.
22.44'
BEDROOM LEVEL PLATE21.23'BEDROOM LEVEL PLATE21.23'
ENTRY LEVEL T.O.S.12.05'
BEDROOM LEVEL T.O.S.22.32'BEDROOM LEVEL T.O.S.22.32'
2
A-5.0
2
A-5.2
S.Y.S.B.
4' - 0"THIRD FLOOR SETBACK2' - 0" ADDITIONAL THIRD FLOOR SETBACK2' - 0" ADDITIONAL
S.Y.S.B.
4' - 0"PLPL
2
A-5.1
ATTIC
PLA
T
E
H
T
.
5' - 3
3
/
4
"
21'
-
0
1
/
2
"
1 1/2
"
1' -
1
"
6' -
8
7
/
8
"
1 1/
2
"
1' -
1
"
11' -
1
0
5
/
8
"
1 1/
2
"
PLA
T
E
H
T
.
7' -
2
3
/
8
"
7' -
1
1
3
/
8
"
13'
-
1
1
/
8
"
1 1/2
"
1' -
1
"
6' -
8
7
/
8
"
1 1/
2
"
1' -
1
"
9' -
0
3
/
4
"
1 1/
2
"
2' -
8
3
/
8
"
1 1/2
"
PLA
T
E
H
T
.
8' -
8
1
/
4
"
10' -
3
1
/
4
"
2' -
9
7
/
8
"
24"
M
I
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.
2' -
6
1
/
8
"
S
I
L
L
H
T
.
24" M
I
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.
2' -
1
0
5
/
8
"
S
I
L
L
H
T
.
36"
T
Y
P
.
34"
-
3
8
"
ABV
.
F
.
F
.
42"
M
I
N
.
TYP
.
7 3/8
"TYP.
11"
TYP.
11"
TYP.
7 5/
8
"
6' -
8
"
M
I
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C
L
R
.
7' -
6
7
/
8
"
C
L
R
.
CLR
.
8' -
6
"
3' - 7 1/2"
CLR
.
8' - 0
"
SPR
I
N
G
P
O
I
N
T
1' -
0
"
HT. CERT. REQ'D.
39.34' T.O. RIDGEHT. CERT. REQ'D.
39.89' SKYLIGHT
HT. CERT. REQ'D.
39.34' T.O. RIDGE
HT. CERT. REQ'D.
34.39' T.W.
3:123:123:12
3:122% MIN.2% MIN.
STORAGE
STAIRS
BEDROOM #4
3-CAR GARAGE
19 18
40
FIRST LEVEL F.F.9.35'
SECOND LEVEL F.F.20.62'
THIRD FLOOR ROOF PLATE37.46'THIRD FLOOR ROOF PLATE37.46'
SECOND LEVEL FLOOR PLATE19.41'
MAX. HT.39.39'MAX. HT.39.39'
MAX. FLAT34.39'MAX. FLAT34.39'
FIRST LEVEL T.O.S.9.22'
SECOND LEVEL T.O.S.20.49'
THIRD LEVEL F.F.30.39'THIRD LEVEL F.F.30.39'
THIRD LEVEL PLATE29.18'THIRD LEVEL PLATE29.18'
THIRD LEVEL T.O.S.30.27'THIRD LEVEL T.O.S.30.27'
ENTRY LEVEL F.F.
12.17'
BEDROOM LEVEL F.F.22.44'
BEDROOM LEVEL PLATE21.23'
ENTRY LEVEL T.O.S.
12.05'
BEDROOM LEVEL T.O.S.22.32'
1
A-5.0
PL
ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B.
10' - 0"ADDITIONAL THIRD FLOOR SETBACK
15' - 0"
F.Y.S.B. (WATER)
20' - 0".PL
1
A-5.2
1
A-5.1
7' -
2
3
/
8
"
7' -
1
1
3
/
8
"
10'
-
3
1
/
4
"
1 1/2
"
1' -
1
"
6' -
8
7
/
8
"
1 1/
2
"
1' - 1
"
9' - 0
3
/
4
"
1 1/2
"
PLAT
E
H
T
.
10'
-
7
7
/
8
"
PLA
T
E
H
T
.
8' -
8
1
/
4
"
7' -
2
3
/
8
"
9' -
9
1
/
4
"
11'
-
3
1
/
4
"
1 1
/
2
"
1' -
1
"
8' -
6
3
/
4
"
1 1/2
"
1' -
1
"
10'
-
0
3
/
4
"
1 1/
2
"
PLA
T
E
H
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.
11'
-
1
1
/
4
"
BEL
L
Y
B
A
N
D
1' -
9
1
/
4
"
CLR
.
9' - 6
"
PLA
T
E
H
T
.
9' -
2
1
/
4
"
CLR
.
9' -
0
"
PLAT
E
H
T
.
9' -
6
5
/
8
"
PLA
T
E
H
T
.
8' -
8
1
/
4
"
CLR.
8' -
6
"
RIDG
E
H
T
.
9' - 4
1
/
2
"
CLR
.
9' - 6
"
RID
G
E
H
T
.
15'
-
0
"
T.W.
10 1
/
8
"
PLAT
E
H
T
.
3' -
4
1
/
8
"
ABV
.
F
.
F
.
42"
M
I
N
.
26.35' T.O. RIDGE
36.91' T.O. RIDGE
39.34' T.O. RIDGE39.89' SKYLIGHT
MAX6"
36.94' T.O. RIDGE
HT. CERT. REQ'D.
34.39' T.W.
35.95' T.O. CHIMNEY 36.76' T.O. RIDGE
ABV.
F
.
F
.
42" M
I
N
.
4" MAX
ATTIC
3-CAR GARAGE
BEDROOM #4BEDROOM #3
HIS OFFICEGREAT ROOM
33
8 12 8
32 31
47 46 45
37
20
35
21 45
5.5:12 5.5:12
7:12
3:12
7:12
7:127:12
3:12
5:12
4:12
5%
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HEREON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
6/3
/
2
0
2
5
1
1
:
4
4
:
3
7
A
M
06.03.25
BUILDING SECTIONS
RO
D
R
I
Q
U
E
Z
R
E
S
I
D
E
N
C
E
RODRIQUEZ FAMILY TRUSTM.M. JESSE RODRIQUEZ4340 VON KARMAN AVENUE, SUITE 101NEWPORT BEACH, CA 92660P: 310.968.3706E: jmorod@gmail.com
DD PHASE / CDP
427 HARBOR ISLAND DR.,
NEWPORT BEACH, CA 92660
A-5.2
PA2025-0071
NICOLE THOMPSON
NO. REVISION DATE
1/4" = 1'-0"1 TRANSVERSE SECTION 3
1/4" = 1'-0"2 LONGITUDINAL SECTION 3
52