HomeMy WebLinkAbout11 - Coastal Development Permit Waiver for De Minimis DevelopmentTO:
FROM
CITY OF
NEWPORT BEACH
City Council Staff Report
May 23, 2017
Agenda Item No. 11
HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
Kimberly Brandt, Community Development Director - 949-644-3232,
kbrandt@newportbeachca.gov
PREPARED BY: Brenda Wisneski, Deputy Community Development Director —
bwisneski@newportbeachca.gov
PHONE: 949-644-3297
TITLE: Pending Coastal Development Permit Waiver for De Minimis
Development Located at 415'/2 29th Street (PA2017-048)
ABSTRACT:
On May 12, 2017, the Community Development Director (Director) issued a Waiver of De
Minimis Development (waiver) for a single-family residence located at 415 1/2 29th Street.
Pursuant to the Newport Beach Municipal Code (NBMC), City Council members have the
opportunity to request that the proposed project obtain a Coastal Development Permit
instead of the waiver. Two or more Council Members are required to make this request.
Otherwise, the waiver determination will become effective.
RECOMMENDATION:
a) Determine this action is not a project as defined exempt from the California
Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) and 15060(c)(3)
of the CEQA Guidelines because this action is to receive and file only and will not
result in a physical change to the environment, directly or indirectly; and
b) Receive and file.
FUNDING REQUIREMENTS:
There is no fiscal impact related to this item.
BACKGROUND:
Below is a description of the waiver that the Director issued. In this case, the proposed
development is eligible for a waiver because the property is not located in the appeal area
nor in an area where the Coastal Commission retains permit jurisdiction. Additionally, it
has been determined that the proposed development will not have an adverse effect on
coastal resources. The development is consistent with all applicable development
standards and regulations of the Local Coastal Program, and public notice of the Director's
determination was provided in accordance with the NBMC.
Pending Coastal Development Permit Waiver for De Minimis Development
May 23, 2017
Page 2
Pursuant to NBMC Section 21.52.055, the waiver will become effective after the City
Council's acceptance of this report at its May 23, 2017 meeting, unless two or more City
Council members request that an application for a Coastal Development Permit be
processed.
Proposed Waiver for De Minimis Development
Project
Applicant
Case
Project Description
Name and
Number
Address
29th Street
Brandon
CD No.
Construction of a 31 -foot high, three-story, 3,840
Residence,
Architects,
2017-019
square -foot single-family residence and two -car
415'/2 29th
Inc.
(PA2017-
garage. The design includes hardscape, drainage,
Street
048)
and 40 square feet of landscaping. The project
complies with all applicable development
standards and no deviations are requested.
ENVIRONMENTAL REVIEW:
Staff recommends the City Council find that the action to receive and file the subject
waiver is not subject to the California Environmental Quality Act (CEQA) pursuant to
Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable
indirect physical change in the environment) and 15060(c)(3) (the activity is not a project
as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations,
Title 14, Chapter 3, because it has no potential for resulting in physical change to the
environment, directly or indirectly.
The Waiver for De Minimis Development includes a Class 3 exemption (New Construction
and Conversion of Small Structures) determination by the Director as the project is in a
Mixed -Use Zoning District, which permits single-family homes.
NOTICING:
This agenda item has been noticed according to the Brown Act (72 hours in advance of
the meeting at which the City Council considers the item). Public notice of the Waiver for
De Minimis Development Director's determination was mailed and posted on-site in
compliance with Title 21 of the NBMC.
ATTACHMENT:
Attachment A — 29th Street Residence Waiver for De Minimis Development (PA2017-048)
11-2
ATTACHMENT A
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200
www.newportbeachca.gov
COASTAL DEVELOPMENT PERMIT
WAIVER FOR DE MINIMIS DEVELOPMENT
Application No. CDP No. CD2017-019 (PA2017-048)
Applicant Brandon Architects, Inc.
Site Location 415 1/2 29th Street
29' Street Residence
Legal Description Tract 421, Block 230, Lot 8
Determination
Date: May 12, 2017
DETERMINATION
The Community Development Director herby waives the requirement for a Coastal
Development Permit pursuant to Section 21.52.055 of the City of Newport Beach Municipal
Code (Local Coastal Program Implementation Plan). The issuance of this Waiver for De
Minimis Development is based on the project plans and information provided by the
applicant. If, at later date, this information is found to be incorrect or the plans revised, this
decision will become invalid; and any development must cease until an amendment to this
Waiver for De Minimis Development is obtained, or a Coastal Development Permit is
obtained, or any discrepancy is resolved.
REQUEST/PROJECT DESCRIPTION
A request for the construction of a 31 -foot high, three story, 3,840 square foot single-family
residence and two -car garage. The design includes hardscape, drainage, and 40 square
feet of landscaping. The project complies with all applicable development standards and no
deviations are requested.
COASTAL ZONING DISTRICT/LAND USE CATAGORY
Coastal Zoning District: MU-CV/15th St (Mixed -Use Cannery Village/15th St)
Coastal Land Use Category: MU -H (Mixed -Use Horizontal)
11-3
29th Street Residence
May 12, 2017
Page 2
RATIONALE
The subject property is located in the MU-CV/15th St (Mixed Use Cannery Village/15th St)
Coastal Zoning District, which is consistent with the City's Coastal Land Use Plan, General
Plan and Zoning Code. The property is not located in the Appeal Area. Therefore, a Coastal
Development Permit is not required and a De Minims Waiver can be issued if the project will
not adversely affect coastal resources and is consistent with the certified Local Coastal
Program.
The subject property is developed with pavement and fencing only, and is currently used for
private parking. The proposed residence and accessory structures conform to all applicable
development standards including floor area ratio, setbacks, height, 9.0 (NAVD88) minimum
finished floor elevation and off-street parking (2 -car garage). The project site is not located
between the nearest public road and the sea or shoreline and re -development will not affect
public recreation, access or views.
The property is located in an area known for the potential of seismic activity and liquefaction.
All projects are required to comply with the California Building Code and Building Division
standards and policies. Geotechnical investigations specifically addressing liquefaction are
required to be reviewed and approved prior to the issuance of 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 California Building Code (CBC) prior to building permit issuance.
The property is not located within 100 feet of coastal waters. The project design addresses
water quality with a construction erosion control plan that is designed to retain dry weather
and minor rain event run-off on-site. Any water not retained on-site is directed to the City's
storm drain system and not directly to the ocean or bay.
The design, bulk and scale of the development is consistent with the existing neighborhood
pattern of development and expected future development. The property is not located near
designated Public View Points or Coastal View Roads and will not impact public coastal
views.
WAIVER EFFECTIVENESS
This waiver will not become effective until reported to the City Council at their May 23, 2017
meeting. If two City Council members object to this Waiver for De Minimis Development, a
coastal development permit will be required.
ENVIRONMENTAL REVIEW
This project is categorically exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 (Class 3 - New Construction and Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3.
Class 3 exempts the construction of limited numbers of new, small structures, including a
single family residence, located in a mixed-use zoning district, which permits single-family
homes.
\Users\Clk\Shared\Council20l7\CC052317\Attachments\11 B.docxTmplt: 04/01/16
11-4
2911 Street Residence
May 12, 2017
Page 3
PUBLIC NOTICE
Notice of a pending Coastal Development Permit application was posted on the project site
at the time the application was filed with the City.
Notice of intent to issue a Waiver for De Minimis Development was mailed to all owners of
property and residents within 300 feet of the boundaries of the site (excluding intervening
rights-of-way and waterways), the applicant, the Coastal Commission and all persons who
have requested notice, at least 7 days prior to the de minimis determination by the Director.
Notice of intent to issue a waiver was also posted on the subject property at least 7 days
before the Director's determination consistent with the provisions of Implementation Plan
Section 21.52.055.D.
On behalf of Kimberly Brandt, AICP, Community Development Director
la
Chelsea Crager, Assistant Planner
GBR/cc
Attachments: CD 1 Vicinity Map
CD 2 Project Plans
:\Users\Clk\Shared\Council20l7\CC052317\Attachments\11 B.docxTmplt: 04/01/16
11-5
Attachment No. CD 1
Vicinity Map
11-6
VICINITY MAP
CDP No. CD2017-019
PA2017-048
415 1/2 29th Street
11-7
Attachment No. CD 2
Project Plans
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PROJECT DESCRIPTION:
THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON 29TH AVENUE SOUTH OF PACIFIC COAST
HIGHWAY. THE LOT IS APPROXIMATELY 30' WIDE BY 93' DEEP, IT IS ZONED MU-CV/15TH ST (MIXED USE
CANNERY VILLAGE/ 15TH ST.) AND IS APPX. 2,788.84 S.F. THE PROPERTY IS VACANT AND IS USED AS A
PARKING LOT/STORAGE. CLIENT PROPOSES TO BUILD A 3 -STORY SINGLE FAMILY RESIDENCE. RESIDENCE
TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE OF A CONTEMPORARY DESIGN,
INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED
WITH A MODERN'OPEN' LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES AS
WELL AS OUTDOOR VIEW DECK AND MASTER BALCONY. PARKING WILL BE PROVIDED IN THE FORM OF A
TWO CAR GARAGE ACCESSED FROM THE REAR TOTALING APPX. 505 SF. THE EXTERIOR WILL BE PRIMARILY
STUCCO SIDING, WITH SOME USE OF WOOD, CONCRETE, AND METAL. THE RESIDENCE WILL HAVE (3)
BEDROOMS, (3) FULL BATHS, AND (2) HALF -BATH, OFFICE, DEN, KITCHEN AND GREAT ROOM.
VICINITY MAP/ PROJECT DESCRIPTION
415.5 29TH STREET
415.5 29th STREET, NEWPORT BEACH, CA 92663
ALUMINUM
CONCRETE
EARTH
GYPSUM - PLASTER
INSULATION - RIGID
MASONRY - BRICK
MASONRY - CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
MATERIAL LEGEND
NORTH ARROW
N 90 00' 00• E PROPERTY LINE TAG
Distance
1 sIJ SECTION INDICATOR
A101 �
Room name ROOM TAG (NAME / AREA)
150 SF
SIM
1 CALL -OUT TAG
A101
Name ELEVATION INDICATOR
Elevation
REVISION FLAG
20R@7112' STAIR TAG (NO. OF RISER & HE
1i WALL TAG
101 DOOR TAG
1i WINDOW TAG
KEYNOTE TAG
11 (ANNOTATION LEGEND
1. REF. STRUCT. SHT. FOR SPECIAL INSPECTIONS BY STRUCTURAL ENGINEER
2. HERS VERIFICATION REQUIRED -REFERENCE T-24
SPECIAL INSPECTIONS 1 6
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 SEPERATE
SUBMITTAL (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 50dSA (55dBA WITH TIMER, 65dBA WITH
TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT
ADJACENT PROPERTY PATIO OR OPENING.
4. A CAL -OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN SAND
FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF
OSHA PERMIT.
5. FIRE SPRINKLERS REQUIRED CONSTRACTOR TO SUBMIT FIRE SPRINKLER
DRAWINGS FOR ARCHITECTS APPROVAL PRIOR TO SUBMITTING TO CITU.
,OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING R
EINSPECTION; RECORD AND CERTIFIED PRIOR TO SUBMITTALTO LOCAL
AGENCY FOR REVIEW.
C.N.B. NOTE: CHRISTOPHER BRANDON, ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY
OTHERS, INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR
COMPATIBILITY WITH THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
9 1 DEFERRED SUBMITTALS
BUILDING AREA SCHEDULE
Name
AREA COMMENTS
FIRST FLOOR
1148 SF
SECOND FLOOR
1112 SF
THIRD FLOOR
1075 SF
TOTAL LIVABLE
3335 SF
2 -CAR GARAGE
505 SF
TOTAL GARAGE
505 SF
GRAND TOTAL
3840 SF
OUTDOOR AREA SCHEDULE
NAME
AREA COMMENTS
VIEW DECK
356 SF UNCOVERED
MASTER BALCONY
138SF UNCOVERED
GRAND TOTAL
494 SF
LANDSCAPE AREA SCHEDULE
NAME
AREA COMMENTS
PLANTED
22 SF
PLANTED
16 SF
PLANTED
3SF
GRAND TOTAL
40 SF
10 I PROJECT STATISTICS
DIG ALERT:
SOUTHERN CALIFORNIA EDISON
SOUTHERN CALIFORNIA GAS:
CITY WATER 8 SEWER:
PACIFIC BELL TELEPHONE
CITY OF NEWPORT BEACH PUBLIC WORKS DEPT
P: 1.949.644.3311
F: 1.949.644.3318
CIN OF NEWPORT BEACH PLANNING DEPT
General Information Line: (949)644-3200
Zoning Information Line: (949)644-3204
CIN OF NEWPORT BEACH BUILDING DEPT.,
(949) 644-3275 General Administration
(949) 644-3288 Permit Counter
(949) 644-3255 Inspection Requests
NEWPORT BEACH FIRE DEPARTMENT,
100 Civic Center Dr. Newport Beach CA 92660
P: 949.644.3106
ORANGE COUNTY HEALTH SERVICES:
PO BOX 355 SANTA ANA, CA 92702
P'714.834.3882
1.800.227.2600
ARCHITECT:
OWNER:
TBD
BRANDON ARCHITECTS, INC.
CANNERY SAIL HOUSE, LP
428 OLD NEWPORT BLVD.
CHRISTOPHER BRANDON, AIA
MR. DAVID DAVUTOGLU
1.714.895.0246
151 KALMUS DRIVE, SUITE Gi
428 OLD NEWPORT BLVD.
E: DAVID@BERKPROPERTIES.COM
COSTA MESA CA 92626
NEWPORT BEACH CA 92663
1.800.427.2000
P 714 754 4040 F. 714.7544004
P: 949 300 5152
PAUL D. CRAFT, P.L.S.
WWWBRANDONARCHITECTS.COM
E: DAVID@BERKPROPERTIES.COM
1.949.644.3011
HUNTINGTON BEACH, CA 92646
NEWPORT BEACH CA 92660
P: 714.488.5006
P: 949.629.2539
E: APEXLSINC@GMAIL.COM
STRUCTURAL ENGINEER:
CIVIL ENGINEER
1.800.750.2355
CORE STRUCTURE, INC.
CORE STRUCTURE, INC.
A-5.1
AMIR DEIHIMI
JACK WANG
BUILDING SECTIONS
23172 PLAZA POINTE DR. #145
23172 PLAZA POINTE DR. #145
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LAGUNA HILLS CA 92653
LAGUNA HILLS CA 92653
TOPOGRAPHIC SURVEY
P:949.954.7244
P:949.954.7244
71 AGENCIES & PUBLIC SERVICES
LEGAL DESCRIPTION:
LOT 8, BLOCK 230 LANCASTERS ADDITION
APN: 047 043 21
LOT INFORMATION:
ZONED: MU-CV/15TH ST
SITE AREA: 2,788.84 S.F.
TOTAL ALLOWABLE AREA: 1.5 x 2,788.84 B.F.= 4,183.26 SF
EXISTING BUILDING INFORMATION:
EXISTING PARKING LOT TO BE DEMOLISHED
EXISTING S.F. = N/A
ZONING INFORMATION
TOTAL BUILDING AREA= 3,840S.F.
FRONT SETBACK: N/A
REAR SETBACK: 10 FT.
LEFT SETBACK: NIA
RIGHT SETBACK: NIA
81 SITE INFORMATION
GENERAL CONTRACTOR:
LANDSCAPE DESIGNER:
BERK CUSTOM HOMES
TBD
MR. DAVID DAVUTOGLU
GENERAL ARCHITECTURAL NOTES
428 OLD NEWPORT BLVD.
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NEWPORT BEACH CA 92663
ARCHITECTURAL SITE PLAN
P: 949.300.5152
tea¢
E: DAVID@BERKPROPERTIES.COM
TITLE SHEET
SURVEYOR
SOILS ENGINEER
APEX LAND SURVEYING. INC.
R, MCCARTHY CONSULTING, INC.
PAUL D. CRAFT, P.L.S.
ROBERT J. MCCARTHY
8512 OXLEY CIRCLE
23 CORPORATE PLAZA, SUITE 150
HUNTINGTON BEACH, CA 92646
NEWPORT BEACH CA 92660
P: 714.488.5006
P: 949.629.2539
E: APEXLSINC@GMAIL.COM
E: ROB@RMCCARTHYCONSULTING.COM
INTERIOR DESIGNER
TBD
4
PROJECT DIRECTORY
1 2
TITLE SHEET
CODES. NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2016 CBC, 2016 CFC, 2016 CEC,
GENERAL ARCHITECTURAL NOTES
2016 CPC, AND 2016 CMC, 2016 CAL GREEN
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ARCHITECTURAL SITE PLAN
OCCUPANCY CLASSIFICATION R-3 / U
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TITLE SHEET
FLOOR 8 FLOOR -CEILINGS N/A
PRECISE GRADING PLAN
TYPE OF CONSTRUCTION V -B - SPRK'R.
SECTIONS & DETAILS
FIRE SPRINKLER: NFPA 13D YES
EROSION CONTROL PLAN
HEIGHT .1 STORY
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FLOOR AREA REF. 8/T-1
A-2.0
ALLOWABLE BLDG. AREA N/A
A-3.0
(PER CBC TBL. 503)
5 I CODE REVIEW
SHEET #
DRAWING TITLE
T-1.0
TITLE SHEET
T-1.1
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3-DIMENSIONAL VIEWS
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FLOOR PLANS
A-3.0
ROOF PLAN
A-4.0
EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-5.0
BUILDING SECTIONS
A-5.1
BUILDING SECTIONS
A-5.2
BUILDING SECTIONS
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BUILDING & LANDSCAPE AREA PLANS
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JOB NO.
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JOB NO.
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DATE
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LEGEND
TITLE REPORT/EASEMENT NOTES
BENCHMARK INFORMATION
31 ST ST
415.5 29TH STREET
BENCHMARK J-782
a
® -
BLOCK WALL
NEWPORT BEACH, CA 92663
(APN: 047-043-11) (LOT 9)
DESCRIPTION:
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097Y-x-x-x-
-
CHAINLINK FENCE (CLF)
(APN: 047-043-21) (LOT 8)
FOUND 3 3W' OCS ALUMINUM BENCHMARK DISK STAMPED 782 1946", SET IN THE TOP
bwff p@Qy ONA a'f'
■ -
PARKING METER - CONCRETE SURFACE
OF A CONCRETE POST. MONUMENT IS LOCATED IN THE NORTHEAST CORNER OF THE
a
NO TITLE REPORT PROVIDED
INTERSECTION OF 29TH STREET AND NORTHBOUND NEWPORT BOULEVARD, 24.3 FT.
EASTERLY OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG NEWPORT
30TH ST
AC -
ASPHALT PAVEMENT
-
CENTERLINE
LEGAL DESCRIPTION
BOULEVARD AND 23.3 FT. NORTHERLY OF THE CENTERLINE OF 29TH STREET. MONUMENT
}
CLF -
CHAINLINK FENCE
REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY
OF ORANGE, STATE OF
IS SET LEVEL WITH THE SIDEWALK.
ALLEY 3::CALIFORNIA
EG -
EDGE OF GUTTER
AND IS DESCRIBED AS FOLLOWS:
ELEVATION = 7.142 FEET (NAVD88) YEAR LEVELED 1989
Z
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FF -
FINISH FLOOR
LOT 8 AND LOT 9 IN BLOCK 230 OF LANCASTER'S ADDITION, IN THE
CITY OF NEWPORT BEACH,
SITEU
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FL -
FS -
FLOWLINE
FINISHED SURFACE
COUNTY OF ORANGE, CALIFORNIA AS PER MAP RECORDED IN BOOK 5, PAGE 14, OF
MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
GM -
GAS METER
� 0, 29TH ST a
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PP -
NATURAL GROUND
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WATER METER
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EXISTING ELEVATION
-
EXISTING MONUMENT AS NOTED HEREON
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MONUMENT TO BE SET
TBM -
TEMPORARY BENCH MARK SET ON
A WATER METER MM)
ELEVATION = 7.55 FEET
VICINITY MAP
NO SCALE
SURVEYOR'S NOTES
SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY
CORNERS OR OFFSETS BEFORE STARTING GRADING.
PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.
(7.64)
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L.S. 8516 DATE
No. 8516 _,,,",,,_ „",",AL DATE 12/31/18
Exp. 12/31/18
,�T 3 NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE
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aQa STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A
=
OF CAL\F LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE
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PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING
SHEEP N0.
DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION
REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THE
CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,
A
1 OF
EITHER EXPRESSED OR IMPLIED.
11-10
THIRD FLOOR
A 18'-9"X15'-8"=293.75 S.F.
B 6'-51/2"X 4'-0"=25.83 S.F.
C 17'- 1 1/2" X 4'- 71/2"= 79.20 S.F.
D IV -21/2"X5'-0"=56.04 S.F.
E 17'-11/2"X36'-21/2"=620.06 S.F.
TOTAL = 1.074.88 S.F.
EXTERIOR:
E-1 23'- 7" X 15'- 0 7/8" = 355.71 S.F.
E-2 21'- 5 1/2" X 6'- 5 1/2"= 138.58 S.F.
TOTAL EXTERIOR = 494.29 S.F.
n THIRD FLOOR AREA PLAN
' 1/8" = 1'-0"
SECONDFLOOR
A 10'- 6 70X 5'- 6 11Z'= 58.59 S.F.
B 15'-0"X 5-87/8"=86.09 S.F.
C 5'-11"X 4'-71/2"=27.36 S.F.
D 4'- 2" X 4'- 7 7/8" = 19.04 S.F.
E 1T -8"X 5'-51/2"=96.43 S.F.
F 23'-7"X31'-71/4"=745.33 S.F.
G 17'-11/2"X 4'-71/4"=78.85 S.F.
TOTAL = 1.111.69 S.F.
n SECOND FLOOR AREA PLAN
`r 1/8" = 1,-0„
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IT -112"
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��------ 505 SF
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GRANDTOTAL 3840 SF
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4'-10"
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356 SF
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THIRD FLOOR
A 18'-9"X15'-8"=293.75 S.F.
B 6'-51/2"X 4'-0"=25.83 S.F.
C 17'- 1 1/2" X 4'- 71/2"= 79.20 S.F.
D IV -21/2"X5'-0"=56.04 S.F.
E 17'-11/2"X36'-21/2"=620.06 S.F.
TOTAL = 1.074.88 S.F.
EXTERIOR:
E-1 23'- 7" X 15'- 0 7/8" = 355.71 S.F.
E-2 21'- 5 1/2" X 6'- 5 1/2"= 138.58 S.F.
TOTAL EXTERIOR = 494.29 S.F.
n THIRD FLOOR AREA PLAN
' 1/8" = 1'-0"
SECONDFLOOR
A 10'- 6 70X 5'- 6 11Z'= 58.59 S.F.
B 15'-0"X 5-87/8"=86.09 S.F.
C 5'-11"X 4'-71/2"=27.36 S.F.
D 4'- 2" X 4'- 7 7/8" = 19.04 S.F.
E 1T -8"X 5'-51/2"=96.43 S.F.
F 23'-7"X31'-71/4"=745.33 S.F.
G 17'-11/2"X 4'-71/4"=78.85 S.F.
TOTAL = 1.111.69 S.F.
n SECOND FLOOR AREA PLAN
`r 1/8" = 1,-0„
c
23''7'
FIRST FLOOR:
A 47'- V X 23'- 7"= 1,110.38 S.F.
B 2'- 13/8" X 17'- 8" = 37.35 S.F.
TOTAL= 1.147.73 S.F.
GARAGE
C 2'-13/8"X5'-11"=12.51 S.F.
D 20'- 8 7/8"X 23'- 7" = 489.10 S.F.
D-1 2'- 9 11Z'X 0'- 7 3/4" = 1.74 S.F.
D-2 2'- 9 1/2" X 0'- 7 3/4" = 1.74 S.F.
TOTAL= 505.09 S.F.
F7. FIRST FLOOR AREA PLAN
1/8" = 1'-0"
22 SF 3 SF
n LANDSCAPE AREA PLAN
1/8" = 1'-0"
ANTED
16 SF
IECT NAME
415.5 29TH STREET
CDP/LCP
° E
C/1
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12" 18'-o' Z 9.12"
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THIRD FLOOR 1075 SF
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N N
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GRANDTOTAL 3840 SF
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OUTDOOR AREA SCHEDULE
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NAME AREA COMMENTS
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MASTER BALCONY 138 SF UNCOVERED
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FIRST FLOOR
GRANDTOTAL 494 SF
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LANDSCAPE AREA SCHEDULE
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NAME AREA COMMENTS
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PLANTED 22 SF
Y �
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TOM
23''7'
FIRST FLOOR:
A 47'- V X 23'- 7"= 1,110.38 S.F.
B 2'- 13/8" X 17'- 8" = 37.35 S.F.
TOTAL= 1.147.73 S.F.
GARAGE
C 2'-13/8"X5'-11"=12.51 S.F.
D 20'- 8 7/8"X 23'- 7" = 489.10 S.F.
D-1 2'- 9 11Z'X 0'- 7 3/4" = 1.74 S.F.
D-2 2'- 9 1/2" X 0'- 7 3/4" = 1.74 S.F.
TOTAL= 505.09 S.F.
F7. FIRST FLOOR AREA PLAN
1/8" = 1'-0"
22 SF 3 SF
n LANDSCAPE AREA PLAN
1/8" = 1'-0"
ANTED
16 SF
IECT NAME
415.5 29TH STREET
CDP/LCP
BUILDING AREA SCHEDULE
° E
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Name AREA COMMENTS
N
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FIRST FLOOR 1148 SF
U �
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THIRD FLOOR 1075 SF
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SITE AREA: 2,788.84 S.F.
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GRANDTOTAL 3840 SF
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FIRST FLOOR 1148 SF
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SECOND FLOOR 1112 SF
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SITE AREA: 2,788.84 S.F.
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TOTAL ALLOWABLE AREA: 1.5 x 2,788,84 S.F. = 4,183.26 S.F.
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BUILDING AREA SCHEDULE
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FIRST FLOOR 1148 SF
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SECOND FLOOR 1112 SF
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THIRD FLOOR 1075 SF
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TOTAL LIVABLE 3335 SF
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TOTAL GARAGE 505 SF
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GRANDTOTAL 3840 SF
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VIEW DECK 356 SF UNCOVERED
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MASTER BALCONY 138 SF UNCOVERED
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GRANDTOTAL 494 SF
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LANDSCAPE AREA SCHEDULE
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PLANTED 16 SF
TOM
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GRAND TOTAL 40 SF
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
JOB NO.
415.5-17
DATE
04/05/17
AP -1
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JOB NO.
415.5-17
DATE
04/05/17
AP -1
2
A-5.2
MAX. RIDGE HEIGHT _
____________________________________________________
40.00'
ROOF PLATE�TYP.)
37.08'
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,e�b THIRD FLOOR T.-O.S.
v 29.17 - -
Lh THIRD FLOOR PLATE _ _
— — — — — — — — — — — — — —
28.08'
SECOND FLOOR T.O.S.
v 19.33' - - - - - - -
SECOND FLOOR PLATE
v 18.25'
//�F�IRST FLOOR_9_0. _
x9.00'
2
A-5.0
AMAX. RIDGE HEIGHT______________
40.00'
1
F1
jk_ROOF PLATETTYP.Z _ _Lr
37.08'
MAX FLAT
_________________________________________________________________
35.00'
VIEW DECK
7
THIRD FLOOR T.O.S_
- -
/A THIRD FLOOR PLATE
v 28.08'
rk_FRONT CHANNEL m m _ _ _ _ _ _ _ _ 15_
— — — — — — 4
'V -2-28T3 —
SECOND FLOOR T.O.S. _ _ _ _ _ _ _ _ _ _
rb 19.33'
SECOND FLOOR PLATE
18.25'
FIRST FLOOR T.O. _
9w
BALCONY
PROJECT NAME
INSULATION SCHEDULE: 415.5 29TH STREET
EXTERIOR WALL: STATUS
2 x4 CONST.= R-13 MIN. CDP/LCP
2 x 6 CONST. OR LARGER = R-19
� oN
RAISED FLOOR: R-30 MIN.
ROOF: R-30 V
(REF. T-24 REPORT FOR MORE INFORMATION) w y
3 3
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A-5.0 A-5.1 NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME = y c
_ MAX. RIDGE HEIGHT________________________________________________________ROOF PLP.
___________-37.08"111�'
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PWDR. #2
OFFICE
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KITCHEN
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77
— — — — — — — — — — — — — — — — — — — — _
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F®
ATRIUM
GREAT ROOM
ELEV.
23
2
A-5.1
THIRD FLOOR T.O.S.
29.17'
THIRD FLOOR PLATE
28.08'
SECOND FLOOR T.O.S.
19.33'
SECOND FLOOR PLATE
1825'
_ FIRST FLOOR(T.O_SE
9.00'
n TRANSVERSE SECTION
1
A-5.1
......... ......................................................------- MAX_RIDGEHEIGHT
_lI
40.00'
------------------------------------------------------------------------ __ ROOF PLATE �TYP.)�
37.08'
________________________________________________________________________________________________________________ _____________ MAX FLAT_5�
_______
MASTER 35.00
BALCONY
a 20
OFFICE
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BEDROOM #3
HH
3
Q
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28
BATH #3
0
CIVIL
19 _--_—_---_
THIRD FLOOR T.O.S. n
29.17'
THIRD FLOOR PLATE
— — — 28.08
_ SECOND FLOOR T.O.S. /1
_19.3_3"V
_ SECOND FLOOR PLATE
18.25'
FIRST - -IT 9-
9.00'
1
LONGITUDINAL SECTION�1/
FIRE -BLOCKING & DRAFT -STOP NOTE
1
SEWER EJECTOR
"-
DOUBLE OVEN -AS SELECTED
3
TEMPERED GLASS ENCLOSURE - 1/2' THK. (MIN. 3/8' THK.) GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.)
4
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUTOFF ALL CONCEALED DRAFT OPENINGS
5
VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
3
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
7
BASE CABINET - BUILT-IN, FINISHAS SEL.
8
TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
9
FURNISHINGS - AS SELECTED
217, 3
L
AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
11
CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL OWES.
12
MAINTAINED.
13
FLOOR JOISTS - REF. STRUCT.
-
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
15
CANOPY/OVERHANGS JOISTS -REF. STRUCT.
i o
FIRE BLOCKS.
17
CUSTOM THREE SIDED FIRE PIT IN CONCRETE SURROUND, PERMINANTLV FIXED GASEOUS FUEL BURNING
PAN- GLASS ENCLOSURE TO BE DESIGNED AND DETAILED BY LICENSED FIRE PROTECTION ENGINEER
-DIRECT VENT- REF. DTL. 24/AD-1
Q 00
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP OWES.
TO ARCH.
19
1 DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
z ye
FIR SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
21
DIRECT VENT GAS FIREPLACE APPLIANCE - MONTIGO L -SERIES, L42DF MODEL (TO BE LISTED AND LABELED
AND INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING)
v
FURREDRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND
23
FAU- PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
¢ E
HORIZONTAL.
25
KITCHEN EXHAUST HOOD- PROVIDE MIN. RATE OF 100 CFM - INSTALL& PROVIDE POWER PER MFGR'S.
INSTRS.
M Y
KITCHEN SINK -AS SELECTED
27
CONCRETE FOOTING - REF. STRUCT. & CIVIL OWES.
LL Q
FIRE BLOCK CONSTRUCTION. SHALL CONSIST OFLANKETS NOMINAL LUMBER. FIRE BLOCKS MAY
w"moo 0
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wO�U�3Uv
EENT FIBER
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BAITS OR BLANKETS OF MINERAL ORGLASS FIBER, OR
a -t ow w
L.LI
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE -
0a20.
m
FILL INSULATION MATERIAL SHALL NOT BE USED.
f 669Q oi�Q�
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS.
,.
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR -CEILING ASSEMBLIES.
DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
ATTICS.
d
O
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
Ed J
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
m
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
u
O
DRAFT STOP CONSTRUCTION.
O
O CJ
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN 1/2 -INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL
<
> LuPANEL,
318 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
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0
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OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.
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U-1
2
ZFbW
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KEYNOTELEGEND
1
SEWER EJECTOR
2
DOUBLE OVEN -AS SELECTED
3
TEMPERED GLASS ENCLOSURE - 1/2' THK. (MIN. 3/8' THK.) GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.)
4
WATER HEATER - TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT +4VMIN.,'NORDZ'OREQUIV. -
VERIFY SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC.
5
VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
6
UPPER CABINET- BUILT-IN, FINISH AS SEL.
7
BASE CABINET - BUILT-IN, FINISHAS SEL.
8
COUNTERTOP -AS SELECTED
9
FURNISHINGS - AS SELECTED
10
EXTERIOR GLASS RAILING W/. HANDRAIL -MIN. 42'HEIGHT - 4'MAX. SPHERE OPENING, REF. DTLS. 2,4&
9/AD-1
11
CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL OWES.
12
ROOF RAFTERS - REF. STRUCT.
13
FLOOR JOISTS - REF. STRUCT.
14
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
15
CANOPY/OVERHANGS JOISTS -REF. STRUCT.
16
(N.) OPEN METAL TENSILE FENCE
17
CUSTOM THREE SIDED FIRE PIT IN CONCRETE SURROUND, PERMINANTLV FIXED GASEOUS FUEL BURNING
PAN- GLASS ENCLOSURE TO BE DESIGNED AND DETAILED BY LICENSED FIRE PROTECTION ENGINEER
-DIRECT VENT- REF. DTL. 24/AD-1
18
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP OWES.
TO ARCH.
19
1 DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
20
DECK FRAMING -REF. STRUCT.
21
DIRECT VENT GAS FIREPLACE APPLIANCE - MONTIGO L -SERIES, L42DF MODEL (TO BE LISTED AND LABELED
AND INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING)
22
SHELF AND POLE- BUILT IN, FINISH AS SEL.
23
FAU- PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFGR.
24
(N.) GATE (MIN. S HT.l 6' MAX HT. ABOVE NATURAL GRADE)
25
KITCHEN EXHAUST HOOD- PROVIDE MIN. RATE OF 100 CFM - INSTALL& PROVIDE POWER PER MFGR'S.
INSTRS.
26
KITCHEN SINK -AS SELECTED
27
CONCRETE FOOTING - REF. STRUCT. & CIVIL OWES.
28
WATER HEATER - TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT -44-MIN.,'NORITZOREQUIV. -
VERIFY SIZE RED D. W/. MFGR. INSTALL PER MFGR. SPEC.
�IM
SECTION INDICATOR
A101
SIM
CALL -OUT TAG
A101
Name ELEVATION INDICATOR
Elevation
Z REVISION FLAG
20R@ 71/2' STAIR TAG (NO. OF RISER & HEIGHT)
WALL TAG
101 DOOR TAG - REF. SHEET A-8
1i WINDOW TAG - REF. SHEET A-8
KEYNOTE TAG - REF. KEYNOTE LEGEND THIS SHEET
A ANNOTATION LEGEND
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT
O NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O.
O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O.
® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O.
CONCRETE RETAINING WALL - REF. STRUCTURAL
B SEPARATION LEGEND
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DATE
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415.5 - 17
DATE
04/05/17
A-5.2
2 3
A-5.2 A-5.0 A-5.1
Qii,MAX HEIGHT
______________________________________________________________
40.00'
F 41
riROOF
v P-LATELTVL_� ________________
- - - - - - - - - - - - - - - - - - -
37.08'
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[THIRD FLOOR T.O.S. —
M-2917'
THIRD FLOOR PLATE
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28
SECOND FLOOR T.O.S.
3' - —
SECOND FLOOR PLATE
IIIII 18.25'
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/� FIRST_ FLOORIT.O.S.L
9.00'
TER SUITE
21
1
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__________________________ MAX. RI_DGEHEIGHTI a
40.00' Z1
MAX. RIDGE HEIGHT
-
40.00'
_ _ _ _ _ _ _ _ _ _ _ _ ROOF PLATE TTYP.1 n
37.08'
ROOF PLATE ITYP.)_
_ _ _
37.08'
MAX FLAT
35.00'
MAX FLAT_____________
1135.00'___
FIRE -BLOCKING &DRAFT -STOP NOTE
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TOP STORY ANDA ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
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MAX. RIDGE HEIGHT
-
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_ _ _ _ _ _ _ _ _ _ _ _ ROOF PLATE TTYP.1 n
37.08'
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MAX FLAT_____________
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FIRE -BLOCKING &DRAFT -STOP NOTE
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THIRD FLOOR PLATE /& THIRD FLOOR PLATE
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— - 19.33' 1 11
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SECOND FLOOR PLATE SECOND FLOOR PLATE
---- 18.25' Ill8.25' _
FIRST FLOOR T.O.S.1 rk FIRST FLOORJT.O:SD _
9.00' qu 7SOcr —
n TRANSVERSE SECTION
1/4" = 1'-0"
3 3 2
A-5.1 A-5.0 A-5.2
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- - _ - -
ROOF PLATE -OW..
37.08'
______MAX FLAT
9
THIRD FLOOR T.O_S-
n
— _ - - — —29.17'
THIRD FLOOR PLATE
28.08
SECOND FLOOR T.O.S. n
SECOND FLOOR PLATE
18.25'
FIRST FLOOR TO OS
n TRANSVERSE SECTION
2 1 i
A-5.0 A-5.0 A-5.2 A-5.1
MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT
__________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________ _
40.00' 40.00'
4
ROOF PLATE fTTYP.)___ ____________________________ �_ _ROOF PLATETTYP.)n
------------------- ----- -- -- ------------------------- -
37.08' 37.08'
5
MAX FLAT ____ ____ _ _ N _ �_ __ __ _____ __ _ ______ ____ ___ _ MAX FLAT
35.00' ___ ___ ____ ____'__ __________- __ __ ______ - - ____________ - __'-_ ________ ______ ____________- __- - ___- __- - - ___ --_- - ___
VIEW DECK a TER SUI W/C. MASTER W.I.C. 3s.00'
22 13 ' '
- 19n 18 22 -
LL 21 r m \`\ 1 111 �H \\\ 19
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�THIRD FLOOR T.O.S. THIRD FLOOR T.O.S.
.17—_—_-- -- - _------- - 29A
THIRD FLOOR. PLATE THIRD FLOOR PLATE
28.08' _---__- ----_--- 13
- ---- _ -------_---- ----_- 28.08
LAI 10
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TYP .. LAUNDRYBATH #2 BEDROOM # \\
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22.83' 14 - i
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�_—_—_ _— _—_— —_ _— _ - _—_— _ 19.3 I�
SECOND FLOOR PLATE _ ____________
1111 �1 SECOND FLOOR PLATE
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G EAT ROOM PDWR. K H a 2 CAR GARAGE
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3LONGITUDINAL SECTION
1/4" - 1'-0"
INSULATION SCHEDULE:
EXTERIOR WALL:
2 x4 CONST.= R-13 MIN.
2 x 6 CONST. OR LARGER = R-19
RAISED FLOOR: R-30 MIN.
ROOF: R-30
(REF. T-24 REPORT FOR MORE INFORMATION)
NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME
IECT NAME
415.5 29TH STREET
US
CDP/LCP
2
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FIRE -BLOCKING &DRAFT -STOP NOTE
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DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
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TOP STORY ANDA ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
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Z REVISION FLAG REVISIONS
20R@ 71/2' STAIR TAG (NO. OF RISER & HEIGHT) NO. I REVISION DATE
ii WALL TAG
101 DOOR TAG - REF. SHEET A-8
1i WINDOW TAG - REF. SHEET A-8
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
A ANNOTATION LEGEND
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO.
415.5-17
O NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE
04/05/17
O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO.
® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. 1
CONCRETE RETAINING WALL - REF. STRUCTURAL A-5. 1
B SEPARATION LEGEND
2
CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS.
FIRE -BLOCKING &DRAFT -STOP NOTE
FLOOR JOISTS - BEE. STRUCT.
4
ROOF RAFTERS - REF. STRUCT.
5
7FIREBa
6
FURNISHINGS - AS SELECTED
Q 3
AND DRAFTSTOPPING SHALL INSTALLED CUTOFF ALL CONCEALED DRAFT OPENINGS
8
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
(BOTH VERTICAL HORIZONTAL) AND SHALL
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORMAN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
FE
KITCHEN EXHAUST HOOD- PROVIDE MIN. RATE OF 100 CFM - INSTALL& PROVIDE POWER PER MFGR'S.
INSTRS.
Z� 3
TOP STORY ANDA ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
H
rn
AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
COUNTERTOP -AS SELECTED
--
MAINTAINED.
14
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
15
CANOPY(OVERHANGS JOISTS - REF. STRUCT.
16
FIRE BLOCKS.
17
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FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
TEMPERED GLASS ENCLOSURE -1/2"THK.(MIN.3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
E v
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND
20
HORIZONTAL.
CUSTOM THREE SIDED FIRE PIT IN CONCRETE SURROUND, PERMINANTLY FIXED GASEOUS FUEL BURNING
PAN -GLASS ENCLOSURE TO BE DESIGNED AND DETAILED BY LICENSED FIRE PROTECTION ENGINEER
-DIRECT VENT- REF. DTL. 24/ADA
I= x
EXTERIOR GLASS RAILING W/.HANDRAIL- MIN. 42'HEIGHT-4'MAX. SPHERE OPENING, REF. DTLS. 2,4&
9/AD-1
23INTERIOR
�e
FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 21NCHES NOMINAL LUMBER. FIRE BLOCKS MAY
CONCRETE FOOTING - REF. STRUCT. & CIVIL DWGS.
m f'
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE
FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS.
,.
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR -CEILING ASSEMBLIES.
DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
ATTICS.
d
Ld
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
m Q
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
= L"1
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
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DRAFT STOP CONSTRUCTION.
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DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN'/. -INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL
<
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PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
0:
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O}ZF-
OPENINGS
IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
Z
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KEYNOTE LEGEND
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I (N.) GATE (MIN. T HTJ 6' MAX HT. ABOVE NATURAL GRADE)
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ORIGINAL SIGNATURE
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Z REVISION FLAG REVISIONS
20R@ 71/2' STAIR TAG (NO. OF RISER & HEIGHT) NO. I REVISION DATE
ii WALL TAG
101 DOOR TAG - REF. SHEET A-8
1i WINDOW TAG - REF. SHEET A-8
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
A ANNOTATION LEGEND
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO.
415.5-17
O NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE
04/05/17
O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO.
® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. 1
CONCRETE RETAINING WALL - REF. STRUCTURAL A-5. 1
B SEPARATION LEGEND
2
CONCRETE SLAB ON GRADE - REF. STRUCT. & CIVIL DWGS.
3
FLOOR JOISTS - BEE. STRUCT.
4
ROOF RAFTERS - REF. STRUCT.
5
SHELF AND POLE- BUILT IN, FINISH AS SEL.
6
FURNISHINGS - AS SELECTED
7
ALUMINUM GUTTER -KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO
ARCH.
8
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
9
KITCHEN EXHAUST HOOD- PROVIDE MIN. RATE OF 100 CFM - INSTALL& PROVIDE POWER PER MFGR'S.
INSTRS.
10
UPPER CABINET - BUILT-IN, FINISH AS SEL.
H
BASE CABINET - BUILT-IN, FINISH AS SEL.
12
COUNTERTOP -AS SELECTED
13
INTERIOR STAIR MOUNTED GLASS RAILING -34'-38"ABV. NOZING, REF. REF. DTLS. 2,4 & 13/AD-1
14
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
15
CANOPY(OVERHANGS JOISTS - REF. STRUCT.
16
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT. ',PAINT & SEAL AS SEL (ARCH. TO APPV.
17
(N.) OPEN METAL TENSILE FENCE
18
TEMPERED GLASS ENCLOSURE -1/2"THK.(MIN.3/8" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
19
TOILET - MIN 24" CLR, IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
20
VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS
21
CUSTOM THREE SIDED FIRE PIT IN CONCRETE SURROUND, PERMINANTLY FIXED GASEOUS FUEL BURNING
PAN -GLASS ENCLOSURE TO BE DESIGNED AND DETAILED BY LICENSED FIRE PROTECTION ENGINEER
-DIRECT VENT- REF. DTL. 24/ADA
22
EXTERIOR GLASS RAILING W/.HANDRAIL- MIN. 42'HEIGHT-4'MAX. SPHERE OPENING, REF. DTLS. 2,4&
9/AD-1
23INTERIOR
GLASS GUARDRAIL - MIN. 42" HIGH -4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1
24
CONCRETE FOOTING - REF. STRUCT. & CIVIL DWGS.
25
1 DECK FRAMING - REF. STRUCT.
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ORIGINAL SIGNATURE
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CALL -OUT TAG t " °
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Elevation Y ELEVATION INDICATOR m aa9a »=a
Z REVISION FLAG REVISIONS
20R@ 71/2' STAIR TAG (NO. OF RISER & HEIGHT) NO. I REVISION DATE
ii WALL TAG
101 DOOR TAG - REF. SHEET A-8
1i WINDOW TAG - REF. SHEET A-8
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
A ANNOTATION LEGEND
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT. JOB NO.
415.5-17
O NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O. DATE
04/05/17
O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O. SHEET NO.
® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O. 1
CONCRETE RETAINING WALL - REF. STRUCTURAL A-5. 1
B SEPARATION LEGEND
3
A-5.1 A-5.0 A-5.2
MAX. .00 --_RIDGE _-HEIGHT __________________________________________________________________________________________________________________MAX_RIDG_E_HEIGHT '
40.00' 40.00
�R08F PLATE QI'P.)___— —_—_— ___________________ROOF PLATE 3TYP08�
i_
rik-THIRD FLOOR T.O.S.%_
1 T—___—
2THIRD FLOOR PLATE
8.08' — ------
SECOND FLOOR T.O.S.
193T
SECOND FLOORPLATE -
Lb,FIRST FLOOR TO S
J J
�J 9.00' T1�
MAX. RIDGE HEIGHT_____________
40.00'
ROOF PLATELTYP.)_ _ _
— — — — — — — — — — — — — — —
37.08'
35.00'
MAX FLAT
Eb THIRD FLOOR T.O.S.
V 291T
THIRD FLOOR PLATE
v 28.08' — ---
/1 SECOND FLOOR T.O.S. _ ,
V 19.33'
SECOND FLOORPLATE .
1825'
Lb FIRST FLOORDO_SD _
0, — -
_ _ THIRD FLOOR T.O.S. n
2ATE ffl
_ _ THIRD FLOOR PLATE
28.08'
_ SECOND FLOOR T.O.S.-A
i9.E V
SECOND FLOOR PLATE
18.25'
FIRST FLOOR T_O.S.I Il
9.00'
n TRANSVERSE SECTION
1/4" = T-0"
M0.00'AX. RIDGE HEIGHT
4
Li
ROOF PLATE -17
37.08' — —
MAX FLAT
_________
35.00'
/h THIRD FLOOR T.O.S.
q-'-2-91 T
Lil THIRD
291TTHIRD FLOOR PLATE
— — — —
28.08'
�SECOND FLOOR T.O.S.
33'
SECOND FLOOR PLATE
18.25'
FIRST FLOORRROSj
9.00'
A5.2 AS.O A5.1
----------- --- A-5.1-------- --- ----------- -- ----------- --------------- -- -- ___________A-- ------- --- - ------ A------ --. —--------------
-------
-
R BATH
MASTER W.I.C.
22 23
\ 10
BEDROOM
#2H
2 11
1.
2 CAR GARAGE
8 MASTER SUITE
F1 I
BEDROOM #3
9 /
/
4 /
4 /
KITCHEN
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s
FIRST FLOORST_ LS.I I
9.00'
n TRANSVERSE SECTION
1 1/4" = V-011
_____ _MAX RIDGE HEIGHT
-- 40.00'
ROOF PLATELTYP.
-------- .------------ —
— — 37.08'
-------- ________ __________ MAX FLAT
35,00'
________________ _
VIEW DECK u
r`
1�
THIRD FLOOR T.O.S. Al
29.17'
THIRD FLOOR PLATE
26.06'
KEYNOTELEGEND
1
PROJECT NAME
2
INTERIOR STAIR MOUNTED GLASS RAILING -34'-38"ABV. NOZING, REF. REF. DTLS. 2,4 & 13/AD-1
3
CUSTOM STEELSTRINGER STAIRCASE, 4"MAX OPENING BETWEEN TREADS. REF. STRUCT. DTL-ARCHTO
APPRV. SHOP DWGS.
415.5 29TH
STREET
5
CONCRETE SLAB ON GRADE- REF. STRUCT.& CIVIL DWGS.
STATUS
ROOF RAFTERS - REF. STRUCT.
7
INSULATION SCHEDULE:
8
CDP/LCP
9
EXTERIOR WALL:
10
UPPER CABINET - BUILT-IN, FINISH AS SEL.
E
FURNISHINGS - AS SELECTED
2 x4 CONST.= R-13 MIN.
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP DWGS. TO
ARCH.
13
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
14
2 x 6 CONST. OR LARGER = R-19
15
EXTERIOR GLASS RAILING W/. HANDRAIL. MIN. 42- HEIGHT .4 -MAX. SPHERE OPEN ING, REF. DTLS. 2,4&
9/AD-1
16
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
17
DECK FRAMING - REF. STRUCT.
18
STAIRS- MAX. 7]5'RISE, MIN. 10'RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN i FOOT CANDLE (CBC 12054) REF. DTL. 3/AD-1
19
RAISED FLOOR: R-30 MIN.
20
VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS
21
SHELF AND POLE- BUILT IN, FINISH AS SEL.
22
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT;PAINT& SEAL AS SEL. (ARCH TOAPPV.)
Lu
TEMPERED GLASS ENCLOSURE - 1/2' THK. (MIN. 3/8" THK) GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.)
24
IN.) OPEN METAL TENSILE FENCE
25
CANOPY/OVERHANGS JOISTS - REF. STRUCT.
y
CONCRETE FOOTING - REF. STRUCT. & CIVIL DWGS.
ROOF: R-30
N.) GATE (MIN. S HT.I 6' MAX HT. ABOVE NATURAL GRADE)
YS TivW .__.
m
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3
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a
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_ 4- RIDGE HEIGHT
T-24 REPORT FOR MORE INFORMATION)
z aEza
m
40.00'
(REF.
f
0 0
NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME
—n
_ _ ROOF PLA1_ _L -.J�
- n
37.08'
3
FIRE -BLOCKING & DRAFT -STOP NOTE
Z
3
FLAT
y
--------------------MAX '
35.00
FIREBLOCKINGAND DRAFTSTOPPING SHALL BE INSTALLED TO CUTOFF ALL CONCEALED DRAFT OPENINGS
O
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
c
TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
AND FLOOR -CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
o c
-
MAINTAINED.
Q
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FIRE BLOCKS.
m �
Y
SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
FIREBLOCKINGSPACES,
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10 -FOOT INTERVALS BOTH VERTICAL AND
cov
_ THIRD FLOOR T.O.S .n
HORIZONTAL.
f
29.17
FIRE BLOCK CONSTRUCTION. FIRESLOCKING SHALL CONSIST OF 21NCHES NOMINAL LUMBER. FIRE BLOCKS MAY
THIRD FLOOR PLATE/1
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR
28.08'
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE -
FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND -TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS-
,.
-
DRAFT STOPS.
7
-
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR -CEILING ASSEMBLIES.
a
DRAFT STOPS SHALL BE INSTALLED IN FLOOR -CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
W
_ SECOND FLOOR T.O.S. n
ATTICS.
? m V
- 19.33' 1
- _ SECOND FLOOR PLAT' E]
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
Z
!Y 2
1825 V
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
O
= O U
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
I-
JD_Q
DRAFT STOP CONSTRUCTION.
0:
U) W GO
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN= -INCH GYPSUM BOARD, 3/8 -INCH WOOD STRUCTURAL
LL
D' ❑
y
PANEL, 3/8 -INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
W J O
z0CLM
_
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
W
2
Zco
to
CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.
3
Q N W
N
o
UVZC
FIRST FLOORST_ LS.I I
9.00'
n TRANSVERSE SECTION
1 1/4" = V-011
_____ _MAX RIDGE HEIGHT
-- 40.00'
ROOF PLATELTYP.
-------- .------------ —
— — 37.08'
-------- ________ __________ MAX FLAT
35,00'
________________ _
VIEW DECK u
r`
1�
THIRD FLOOR T.O.S. Al
29.17'
THIRD FLOOR PLATE
26.06'
KEYNOTELEGEND
1
INTERIOR GLASS GUARDRAIL- MIN. 42" HIGH -4" MAX. SPHERE OPENING, REF. DTLS. 14/AD-1
2
INTERIOR STAIR MOUNTED GLASS RAILING -34'-38"ABV. NOZING, REF. REF. DTLS. 2,4 & 13/AD-1
3
CUSTOM STEELSTRINGER STAIRCASE, 4"MAX OPENING BETWEEN TREADS. REF. STRUCT. DTL-ARCHTO
APPRV. SHOP DWGS.
4
FLOOR JOISTS - REF. STRUCT.
5
CONCRETE SLAB ON GRADE- REF. STRUCT.& CIVIL DWGS.
6
ROOF RAFTERS - REF. STRUCT.
7
COUNTERTOP -AS SELECTED
8
BASE CABINET -BUILT-IN, FINISH AS SEL.
9
KITCHEN EXHAUST HOOD- PROVIDE MIN. RATE OF 100 CFM - INSTALL& PROVIDE POWER PER MFGR'S.
INSTRS.
10
UPPER CABINET - BUILT-IN, FINISH AS SEL.
11
FURNISHINGS - AS SELECTED
12
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP DWGS. TO
ARCH.
13
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
14
WESTERN ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF.PLAN& ELEVS., PROVIDE SHOP DWGS. TO
ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS REO'D.
15
EXTERIOR GLASS RAILING W/. HANDRAIL. MIN. 42- HEIGHT .4 -MAX. SPHERE OPEN ING, REF. DTLS. 2,4&
9/AD-1
16
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
17
DECK FRAMING - REF. STRUCT.
18
STAIRS- MAX. 7]5'RISE, MIN. 10'RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN i FOOT CANDLE (CBC 12054) REF. DTL. 3/AD-1
19
CUSTOM BUILT DINING TABLE & KITCHEN ISLAND PER OWNER &ARCH.
20
VEHICLE -MINIMUM PARKING DIMENSIONS ON PLANS
21
SHELF AND POLE- BUILT IN, FINISH AS SEL.
22
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT;PAINT& SEAL AS SEL. (ARCH TOAPPV.)
23
TEMPERED GLASS ENCLOSURE - 1/2' THK. (MIN. 3/8" THK) GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.)
24
IN.) OPEN METAL TENSILE FENCE
25
CANOPY/OVERHANGS JOISTS - REF. STRUCT.
26
CONCRETE FOOTING - REF. STRUCT. & CIVIL DWGS.
27
N.) GATE (MIN. S HT.I 6' MAX HT. ABOVE NATURAL GRADE)
FRONT CHANNEL
22.83'-0
SIM
SECTION INDICATOR
A101
SECOND FLOOR T.O.S. I� SIM
9.33' V
SECOND FLOOR PLATE A1101 CALL -OUT TAG
8.25'
Name
Elevation ELEVATION INDICATOR
Al REVISION FLAG
20R@ 71/2" STAIR TAG (NO. OF RISER & HEIGHT)
ti WALLTAG
01 DOOR TAG - REF. SHEET A-8
1i WINDOW TAG - REF. SHEET A-8
FIRST FLOORjI' O S)O KEYNOTE TAG - REF. KEYNOTE LEGEND THIS SHEET
OPE PEi CNIL —III III—III—III III—III- —III—III III—III III—III—III 9DN A ANNOTATION LEGEND
— =III -III=-III-III-III=III=III III =�„III -III - = = 1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
mill 2s
0 1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
LONGITUDINAL SECTION INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT
1/4” = 1'-0" NEW WALL - 2 x 6 STUDS @ 16" O.C. U.N.O.
O NEW WALL - 2 x 4 STUDS @ 16" O.C. U.N.O.
® WALL W/. STONE VENEER - 2x STUDS @ 16" O.C. U.N.O.
CONCRETE RETAINING WALL - REF. STRUCTURAL
B SEPARATION LEGEND
W
W
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2
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LO
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LO
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DOCUMENT VALID UPON
ORIGINAL SIGNATURE
JOB NO.
415.5 - 17
DATE
04/05/17
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JOB NO.
415.5 - 17
DATE
04/05/17
A-5.0
2 3 3 WINDOWS & DOORS:
3 3 2
39.84'
A5.2 A-5.0 A-5.1
A-5.1 AS.O A-5.2 AUTHORIZED DEALER PRODUCTS LISTED BELOW
39.84' 39.72' 39.72'
HT. CERT. REQ'D.
SUPPLIER: ASSOCIATED BUILDING SUPPLY
MAX. RIDGEHEIGHT ---------------------------------�HT. CERT. REQ'Q 5 � HT. CERT. REQ'D____________-------MAX RIDGE HEIGHT MAX RIDGE HEIGHT5__________ HT. CERT. REQ'D.____________3:1Z________________________________________________ MAX_ RIDGE HEIGHT ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILLAVE., SUITE F104, COSTA MESA, CA 92626
---------------------------------------------------------- -
40.00' 40.00' 40.00' 40.00' CONTACT: JOE VOUNAN
3:12 312 3:12 PHONE: 949-872-3319
2 �� 10 FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
10 --- WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
[�RO_OF PLATELTVP.)-----------------ROOF PLATEiTVP.� qol PLATEiTYRL----------- - _---------------------- -------------- ROOF PLATEiTYP.J�
v 37.08' - -- ------------------------------------ 37.08' x37.08' 37.08 ALUMINUM CLAD WINDOWS B PATIO DOORS
9 9 MANUFACTURER: JELD-WEN WINDOWS & DOORS
6 PRODUCT CUSTOM COLLECTION
M_A_X_FLAT----------- --- --------- - ------ ------------------------- MAX FLAT MAX FLAT _______ - __- __ ________ - ______ ________ ______ _____ ___________- __________-- ------------AX FLAT X13 9. MATH FALLS, OREGON 97601
35.00' --- - ------16 ---- --- - --- ---- �� -- ----- 35.00' 35.00' -------------- -- - ---------------- - M 35 00' V PHONE: 541-885-741 3250 2 OR 800-535-3935 O 2 'KLA L
32.67'T.W.. 2 32.67'T. R. 16 FAX: 541-884-3331
s WEBt WWW.JELD-WEN.COM
m o
-- MULTI SLIDE DOORS 8 STOREFRONT
6 x
MANUFACTURER: WESTERN WINDOW SYSTEMS
72 i LL i LL PRODUCT: SERIES �& STOREFRONT SYSTEMS _ OE5621 S. 25T5T H ST., PHOENIX, AZ 85040
PH
�. 4 v
PHONE:
WEB: WWW..WES WWW.WEBTERNWINDOWSYSTEMS.COM
�THIRD. FLOOR T.O.S. THIRD FLOOR T_O.S. THIRD FLOOR T.O.S. THIRD FLOOR T.O.S.
2-yfr - - ----------------- ---- ------ --------- zs1�LATE ^�] A�zy.n - - - ------------ - - - - - ------ -------- z9.1� EXTERIOR STUCCO:
THIRD FLOOR PLATE------= ----- ---------------------- -------- ------------THIRD FLOOR 28.08'x/ x/28. STHIRD FLOOR PLATE--- _ f ------ ---------__-THIRD FLOOR 28.08
MANUFACTURER:
MERLEX STUCCO
2911 ORANGE -OLIVE ROAD
i 7 ORANGE, CA 92865
9
m M o 714.627A700
]00
o 9 8 01151 COLOR: TBD
¢ APPLICATION: THREE -COAT APPL., SMOOTH 7/8" W/. METAL LATH (DIAMOND OR EQUIV.)
m FRONT CHANNEL - - - '�. m m - - - - - - - - - - - - - FRONT CHANNEL
b m x
I22.83T --- o g --- 22.a3' CORTEN. METAL PANELING:
/ikSE_19-30ND FLOOR T.O.S._ _ _-_-_ _-_-_-_-_-_-_ -_-_-_-_- -_-_-_-_-_SECOND FLOOR '_O.S.n SECOND FLOOR T.O.S.
\�SS 20ND FLOOR PLATE -----= ---------------------------------- ------------ SECOND FLOOR ---�^11 ���S820ND FLOOR PLATE __ -
6 V - - - - - - - - - - - -
P.L. P.L. P.L.
11 111
12
2
GRADE PLANE I GRADE PLANE
9.00' I 9.00' -
FIRST FLOO O.S�_ FIRST FLOORLT.O.S. FIRST FLOOR �.O.�- _ _ FIRST FLOOR T.O:S CUSTOM -BILI METALS
9 VO' - �' -- - - - - - - 9.00' 9.00, - 9.00' 13940 MAGNOLIA AVE.
GRADE PL
GRADE PLANE _ - ANE CHINO, CA 91710
9.00' - - - - 9.00 P: 909.664.1500
PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE)
G REAR ELEVATION - NORTH n FRONT ELEVATION - SOUTH COLOR, TBD
NOTES: USE CONTINUOUS i6' PANS - VERIFY W/. ARCH. SIZE 8 LOC'N. OF SEAMS
1 (NO TRANSVERSE BEAMS) REF. DTL 1/A4
2 _____ 2
A-5.1 A-5.1 39.84' 39.72' WEIGHT: APPX. 2 PSF.
5
MAX. RIDGE HEIGHT ________________ HT. CERT. REQ'D. --CERT. REQD. __ MAX.IDGE HEIGHT CODE: ICC#ESR-zaaa, CB -750
40.00' __________________________ _________________________________________________________________ _______ ________________________________ _ ___________________________________________________ 40.00'
31z \= GUTTERS:
MATERIAL: METAL/ PAINTED KYNAR
/P ROOF PLATE=L - - - - 10 ROOF PLATEiT/P.) /� SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)
x37.08' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ - - - - - - - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 37.08'
----------------------------- GARAGE DOORS:
SUPPLIER: RANCH HOUSE DOORS
MAX FLAT ---___ - MAX FLAT WWW.RANCHHOUSEDOORS.COM
35.00'__________________ 15. _________________________________________________________ ____ __ __________ 35.00'
STYLE: CUSTOM
6 32.67 T.W. 32.67'T .R. 18 2 = 14 _ - 32.67 T.W. 32.67 T.R. f MATERIAL: CUSTOM BUILT, WOOD
x WATERPROOF DECK MEMBRANE:
TUFFW Z LL
m j 10880 PO POLYMERS
FONTA A, AR AVE.
CA
THIRD FLOOR T.O.S.9.2016
_ _ - _ _ _ _ _ _ -- _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ THIRD FLOOR T.O.S. WWW TUFFLEXPOLYMERS.COM
THIRD FLOORPLATE -__ _-_- -4 THIRD FLOOR PLATE
- -
�28.08' --------------------------------- - - 28.08' CODE: ICC #ESR -2505
FLASHING & WEATHERSTRIPPING:
7 PROVIDE MIN. 24 WEATHERSTRIPPING
AP METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING 8
7O O6 Os 4� 3 i WATERPROOING AREAS PRIOR
STALL TION. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
� WATERPROOFING AREAS PRIOR TO INSTALLATION.
m o W
0 9 13
ul
--
FRONT CHA2283'' NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
� g
LABELS.
14
/k -SECOND FLOOR T.O.S. 10 SECOND FLOOR T.O._S._�
t/ 19.33- _ - _ - _ - _ _ _ - _ - - _ - _ - _ - _ _ - _ _ _ _ _ _ _ _ _ _ _ _ - _ - _ _ _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ _ - _ _ - _ - _ - _ - _ - _ _ _ _ _ 19.33' V
�58.20ND FLOOR PLATE --- _ - .- ---9 --------- ------------------------------------- ---- ---- --------------P.L. - -- - SECOND FLOORP 8.25 A AL SCHEDULE
------------------------------------- MATERIAL
6 -
_4 NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
I,
DEP � m
GRA LANE
9.00' I _ FIRST FLOORTO.5.1�
FIIRST FLOORL.O.S� _ _ _V
89.00, - 9.00'
_ GRADE PLANE
0.00'
II III III III III III -
J LEFT ELEVATION WEST
3 _
L 1/4" - 1'-0"
2 1 2
1
1
A-5.0 A-5.0 A-5.2 A 5 1 Hi. CERT REQ'D1 AS 1
MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT
40.00 i 40.00'
PROOF PLATE IT/P.)----- 2}]
W-)37.09 ------------------------------- 37.08'V
/� 5 OFLAT ________________ __ ____________________________________________________________ __________ ______________ ______________ _________________ _______ __ _ 19 _ __________________ 18 _-___-_-_-------__ 17-: ________________________ ___________ ___________________ _ ___ ______________MAX35.00'
V
V 32.67'T.R. - -
i
m �15 F x
i LL
E mj
d 6
THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. �
29.17' V
2THIRD FLOOR PLATE---- - - -------- ------------ ----------------------------------------------------------------------- - - ---THIRD FLOOR PLATE
8.08' ----- 28.08-
7�7x I x
m w 8 I 1312 11 10 o w
M o I F o
jb,
FRONT CHANNEL' - m I 15 15 9 m '
- - - - - - - - -
5 ------ ------ ---
2:83- x - .
o
r 14 I 32:1
I 12
SECOND FLOOR T.O.S.. I SECOND FLOOR T.O.S.
�_ - _ _ _ _ - _ - _ _ - _ - _ _ _ I _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ _ - _ _ - _ 19.31
SECOND FLOORPLATE - - - - - SECOND FLOOR PLATE E
2 - - - - - ------------ - - - - ---- --- - _ - - _ _ - - _- - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - ------- ---- _
V
18.25'
P.L.I P.L.
A
I x
GRADE PLANE
I I 9.00'
v 9 00'T FLOOR�.O.S. _ _ _ FIRST FLOOR L. O.SO.) I1
GRADE PLANE - - - �V
9.00'
RIGHT ELEVA ION - EAST
L4 1/4" = 1'-0"
KEYNOTELEGEND
a
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
ID
COLOR: NATURAL
3
24"X36"CORTEN METAL PANELING - ARCH. TO APPV.- REE MAT. SCHE. A/A-0.0
o�
FIRST FLOO O.S�_ FIRST FLOORLT.O.S. FIRST FLOOR �.O.�- _ _ FIRST FLOOR T.O:S CUSTOM -BILI METALS
9 VO' - �' -- - - - - - - 9.00' 9.00, - 9.00' 13940 MAGNOLIA AVE.
GRADE PL
GRADE PLANE _ - ANE CHINO, CA 91710
9.00' - - - - 9.00 P: 909.664.1500
PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE)
G REAR ELEVATION - NORTH n FRONT ELEVATION - SOUTH COLOR, TBD
NOTES: USE CONTINUOUS i6' PANS - VERIFY W/. ARCH. SIZE 8 LOC'N. OF SEAMS
1 (NO TRANSVERSE BEAMS) REF. DTL 1/A4
2 _____ 2
A-5.1 A-5.1 39.84' 39.72' WEIGHT: APPX. 2 PSF.
5
MAX. RIDGE HEIGHT ________________ HT. CERT. REQ'D. --CERT. REQD. __ MAX.IDGE HEIGHT CODE: ICC#ESR-zaaa, CB -750
40.00' __________________________ _________________________________________________________________ _______ ________________________________ _ ___________________________________________________ 40.00'
31z \= GUTTERS:
MATERIAL: METAL/ PAINTED KYNAR
/P ROOF PLATE=L - - - - 10 ROOF PLATEiT/P.) /� SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)
x37.08' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ - - - - - - - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 37.08'
----------------------------- GARAGE DOORS:
SUPPLIER: RANCH HOUSE DOORS
MAX FLAT ---___ - MAX FLAT WWW.RANCHHOUSEDOORS.COM
35.00'__________________ 15. _________________________________________________________ ____ __ __________ 35.00'
STYLE: CUSTOM
6 32.67 T.W. 32.67'T .R. 18 2 = 14 _ - 32.67 T.W. 32.67 T.R. f MATERIAL: CUSTOM BUILT, WOOD
x WATERPROOF DECK MEMBRANE:
TUFFW Z LL
m j 10880 PO POLYMERS
FONTA A, AR AVE.
CA
THIRD FLOOR T.O.S.9.2016
_ _ - _ _ _ _ _ _ -- _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ THIRD FLOOR T.O.S. WWW TUFFLEXPOLYMERS.COM
THIRD FLOORPLATE -__ _-_- -4 THIRD FLOOR PLATE
- -
�28.08' --------------------------------- - - 28.08' CODE: ICC #ESR -2505
FLASHING & WEATHERSTRIPPING:
7 PROVIDE MIN. 24 WEATHERSTRIPPING
AP METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING 8
7O O6 Os 4� 3 i WATERPROOING AREAS PRIOR
STALL TION. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
� WATERPROOFING AREAS PRIOR TO INSTALLATION.
m o W
0 9 13
ul
--
FRONT CHA2283'' NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
� g
LABELS.
14
/k -SECOND FLOOR T.O.S. 10 SECOND FLOOR T.O._S._�
t/ 19.33- _ - _ - _ - _ _ _ - _ - - _ - _ - _ - _ _ - _ _ _ _ _ _ _ _ _ _ _ _ - _ - _ _ _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ _ - _ _ - _ - _ - _ - _ - _ _ _ _ _ 19.33' V
�58.20ND FLOOR PLATE --- _ - .- ---9 --------- ------------------------------------- ---- ---- --------------P.L. - -- - SECOND FLOORP 8.25 A AL SCHEDULE
------------------------------------- MATERIAL
6 -
_4 NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
I,
DEP � m
GRA LANE
9.00' I _ FIRST FLOORTO.5.1�
FIIRST FLOORL.O.S� _ _ _V
89.00, - 9.00'
_ GRADE PLANE
0.00'
II III III III III III -
J LEFT ELEVATION WEST
3 _
L 1/4" - 1'-0"
2 1 2
1
1
A-5.0 A-5.0 A-5.2 A 5 1 Hi. CERT REQ'D1 AS 1
MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT
40.00 i 40.00'
PROOF PLATE IT/P.)----- 2}]
W-)37.09 ------------------------------- 37.08'V
/� 5 OFLAT ________________ __ ____________________________________________________________ __________ ______________ ______________ _________________ _______ __ _ 19 _ __________________ 18 _-___-_-_-------__ 17-: ________________________ ___________ ___________________ _ ___ ______________MAX35.00'
V
V 32.67'T.R. - -
i
m �15 F x
i LL
E mj
d 6
THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. �
29.17' V
2THIRD FLOOR PLATE---- - - -------- ------------ ----------------------------------------------------------------------- - - ---THIRD FLOOR PLATE
8.08' ----- 28.08-
7�7x I x
m w 8 I 1312 11 10 o w
M o I F o
jb,
FRONT CHANNEL' - m I 15 15 9 m '
- - - - - - - - -
5 ------ ------ ---
2:83- x - .
o
r 14 I 32:1
I 12
SECOND FLOOR T.O.S.. I SECOND FLOOR T.O.S.
�_ - _ _ _ _ - _ - _ _ - _ - _ _ _ I _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ _ - _ _ - _ 19.31
SECOND FLOORPLATE - - - - - SECOND FLOOR PLATE E
2 - - - - - ------------ - - - - ---- --- - _ - - _ _ - - _- - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - ------- ---- _
V
18.25'
P.L.I P.L.
A
I x
GRADE PLANE
I I 9.00'
v 9 00'T FLOOR�.O.S. _ _ _ FIRST FLOOR L. O.SO.) I1
GRADE PLANE - - - �V
9.00'
RIGHT ELEVA ION - EAST
L4 1/4" = 1'-0"
KEYNOTELEGEND
MANUFACTURER: TBD
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
_ - _ - _ - _ - _ SECOND FLOOR T.O.S. n
19.33' 1
COLOR: NATURAL
3
24"X36"CORTEN METAL PANELING - ARCH. TO APPV.- REE MAT. SCHE. A/A-0.0
APPLICATION: LARGE FORMAT- ARCH. TO APPROVE SIZING/ REVEAL
-
----------- SECOND FLOOR PLATE
STANDING SEAM METAL ROOFING- REE MATERIAL SCHEDULE A-4.0
6
6 is.zs'
HORIZONTAL WOOD SIDING:
EXPOSED STRUCTURAL STEEL BEAM SIZE PER STRUCT: PAINT &SEAL AS SEL. ARCH. TO APPV.
P.L.
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT 85EAL AS SEL (ARCH. TO APPV.)
9
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
SPECIES: SELECT CLEAR HEART CEDAR
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP OWGS.
TO ARCH.
11
SIZE: VERTICAL, 4" WIDTH
12
E.) NEIGHBORING P.L. WALL TO REMAIN -PROTECT IN PLACE& REINFORCE AS REQUIRED PER
STRUCT., REF. SURVEY, CIVIL & STRUCT. DW GS.
TREATMENT: TBD
CANOPY/OVERHANGS JOISTS - REF. STRUCT.
14
APPLICATION: T&G PER DETAIL 5/AD-1
15
WESTERN ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF. PLAIN & ELEVS., PROVIDE SHOP DWGS. TO
ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS READ.
CODE: N/A
EXPOSED C.I.P. CONC. WALL (SIZE PER STRUCT.); SMOOTH FINISH-XVPEX BLEND OR EQUIV.- ARCH. TO
APPV. FORMWORK & DIMS PRIOR TO POUR
i Lul
METAL ROOFING: (CLASS'A' )
CD
3LSa2
MANUFACTURER:
FIRST FLOO O.S�_ FIRST FLOORLT.O.S. FIRST FLOOR �.O.�- _ _ FIRST FLOOR T.O:S CUSTOM -BILI METALS
9 VO' - �' -- - - - - - - 9.00' 9.00, - 9.00' 13940 MAGNOLIA AVE.
GRADE PL
GRADE PLANE _ - ANE CHINO, CA 91710
9.00' - - - - 9.00 P: 909.664.1500
PRODUCT: STANDING SEAM METAL ROOFING, CB -150 (NON -REFLECTIVE)
G REAR ELEVATION - NORTH n FRONT ELEVATION - SOUTH COLOR, TBD
NOTES: USE CONTINUOUS i6' PANS - VERIFY W/. ARCH. SIZE 8 LOC'N. OF SEAMS
1 (NO TRANSVERSE BEAMS) REF. DTL 1/A4
2 _____ 2
A-5.1 A-5.1 39.84' 39.72' WEIGHT: APPX. 2 PSF.
5
MAX. RIDGE HEIGHT ________________ HT. CERT. REQ'D. --CERT. REQD. __ MAX.IDGE HEIGHT CODE: ICC#ESR-zaaa, CB -750
40.00' __________________________ _________________________________________________________________ _______ ________________________________ _ ___________________________________________________ 40.00'
31z \= GUTTERS:
MATERIAL: METAL/ PAINTED KYNAR
/P ROOF PLATE=L - - - - 10 ROOF PLATEiT/P.) /� SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)
x37.08' - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _ - - - - - - - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 37.08'
----------------------------- GARAGE DOORS:
SUPPLIER: RANCH HOUSE DOORS
MAX FLAT ---___ - MAX FLAT WWW.RANCHHOUSEDOORS.COM
35.00'__________________ 15. _________________________________________________________ ____ __ __________ 35.00'
STYLE: CUSTOM
6 32.67 T.W. 32.67'T .R. 18 2 = 14 _ - 32.67 T.W. 32.67 T.R. f MATERIAL: CUSTOM BUILT, WOOD
x WATERPROOF DECK MEMBRANE:
TUFFW Z LL
m j 10880 PO POLYMERS
FONTA A, AR AVE.
CA
THIRD FLOOR T.O.S.9.2016
_ _ - _ _ _ _ _ _ -- _ - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ THIRD FLOOR T.O.S. WWW TUFFLEXPOLYMERS.COM
THIRD FLOORPLATE -__ _-_- -4 THIRD FLOOR PLATE
- -
�28.08' --------------------------------- - - 28.08' CODE: ICC #ESR -2505
FLASHING & WEATHERSTRIPPING:
7 PROVIDE MIN. 24 WEATHERSTRIPPING
AP METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING 8
7O O6 Os 4� 3 i WATERPROOING AREAS PRIOR
STALL TION. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
� WATERPROOFING AREAS PRIOR TO INSTALLATION.
m o W
0 9 13
ul
--
FRONT CHA2283'' NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT
� g
LABELS.
14
/k -SECOND FLOOR T.O.S. 10 SECOND FLOOR T.O._S._�
t/ 19.33- _ - _ - _ - _ _ _ - _ - - _ - _ - _ - _ _ - _ _ _ _ _ _ _ _ _ _ _ _ - _ - _ _ _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ _ - _ _ - _ - _ - _ - _ - _ _ _ _ _ 19.33' V
�58.20ND FLOOR PLATE --- _ - .- ---9 --------- ------------------------------------- ---- ---- --------------P.L. - -- - SECOND FLOORP 8.25 A AL SCHEDULE
------------------------------------- MATERIAL
6 -
_4 NOTE: REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
I,
DEP � m
GRA LANE
9.00' I _ FIRST FLOORTO.5.1�
FIIRST FLOORL.O.S� _ _ _V
89.00, - 9.00'
_ GRADE PLANE
0.00'
II III III III III III -
J LEFT ELEVATION WEST
3 _
L 1/4" - 1'-0"
2 1 2
1
1
A-5.0 A-5.0 A-5.2 A 5 1 Hi. CERT REQ'D1 AS 1
MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT
40.00 i 40.00'
PROOF PLATE IT/P.)----- 2}]
W-)37.09 ------------------------------- 37.08'V
/� 5 OFLAT ________________ __ ____________________________________________________________ __________ ______________ ______________ _________________ _______ __ _ 19 _ __________________ 18 _-___-_-_-------__ 17-: ________________________ ___________ ___________________ _ ___ ______________MAX35.00'
V
V 32.67'T.R. - -
i
m �15 F x
i LL
E mj
d 6
THIRD FLOOR T.O.S. THIRD FLOOR T.O.S. �
29.17' V
2THIRD FLOOR PLATE---- - - -------- ------------ ----------------------------------------------------------------------- - - ---THIRD FLOOR PLATE
8.08' ----- 28.08-
7�7x I x
m w 8 I 1312 11 10 o w
M o I F o
jb,
FRONT CHANNEL' - m I 15 15 9 m '
- - - - - - - - -
5 ------ ------ ---
2:83- x - .
o
r 14 I 32:1
I 12
SECOND FLOOR T.O.S.. I SECOND FLOOR T.O.S.
�_ - _ _ _ _ - _ - _ _ - _ - _ _ _ I _ _ - _ - _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ - _ - _ - _ - _ - _ - _ _ - _ - _ _ - _ _ - _ 19.31
SECOND FLOORPLATE - - - - - SECOND FLOOR PLATE E
2 - - - - - ------------ - - - - ---- --- - _ - - _ _ - - _- - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - ------- ---- _
V
18.25'
P.L.I P.L.
A
I x
GRADE PLANE
I I 9.00'
v 9 00'T FLOOR�.O.S. _ _ _ FIRST FLOOR L. O.SO.) I1
GRADE PLANE - - - �V
9.00'
RIGHT ELEVA ION - EAST
L4 1/4" = 1'-0"
IECT NAME
415.5 29TH STREET
KEYNOTELEGEND
1
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
2
EXTERIOR GLASS RAILING W/.HANDRAIL- MIN. 42'HEIGHT - 4'MAX. SPHERE OPEN ING, REF. DTLS. 2,4&
9/AD-1
3
24"X36"CORTEN METAL PANELING - ARCH. TO APPV.- REE MAT. SCHE. A/A-0.0
4
HORIZONTAL 4" WOOD SIDING PER MAT. SHCE. A/A4.0
5
STANDING SEAM METAL ROOFING- REE MATERIAL SCHEDULE A-4.0
6
STUCCO FINISH - MIN .7/8"THK. W/. DIA. LATH, COLOR AS SEL.
7
EXPOSED STRUCTURAL STEEL BEAM SIZE PER STRUCT: PAINT &SEAL AS SEL. ARCH. TO APPV.
8
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT 85EAL AS SEL (ARCH. TO APPV.)
9
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
10
ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP OWGS.
TO ARCH.
11
(N.) GATE (MIN. S HT./ 6' MAX HT. ABOVE NATURAL GRADE)
12
E.) NEIGHBORING P.L. WALL TO REMAIN -PROTECT IN PLACE& REINFORCE AS REQUIRED PER
STRUCT., REF. SURVEY, CIVIL & STRUCT. DW GS.
13
CANOPY/OVERHANGS JOISTS - REF. STRUCT.
14
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
15
WESTERN ALUMINUM CURTAIN WALL - CLAD AS SHOWN - REF. PLAIN & ELEVS., PROVIDE SHOP DWGS. TO
ARCH. FOR APPROVAL PRIOR TO FAB., TEMP. AS READ.
16
EXPOSED C.I.P. CONC. WALL (SIZE PER STRUCT.); SMOOTH FINISH-XVPEX BLEND OR EQUIV.- ARCH. TO
APPV. FORMWORK & DIMS PRIOR TO POUR
IECT NAME
415.5 29TH STREET
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415.5-L
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DATE
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DATE
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A-4.0
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I
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32.67'T.R.
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A-5.2 I ROOF
32.67' T.W.
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ROOF PLAN LEGEND
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ID FLOOR PLAN)
EL -1' -3 1/2"
n ROOF PLAN
L 1/4" = V-0"
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
KEYNOTELEGEND
1 LINE OF EXTERIOR WALL BELOW- DRAWN FROM EXTERIOR FACE OF SHEATHING
2 SCUPPER - REE DETAIL
3 DECK DRAIN - SLOPE 2%MIN. -REP. DTL 111AD-1
4 STANDING SEAM METAL ROOFING- REF. MATERIAL SCHEDULE A-4.0
5 DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
6 ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP DWGS. TO
ARCH.
ROOF VENTILATION NOTES: (CRC R806)
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED
DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH
SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW.
VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 114" MAX. VENTILATION OPENINGS
HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSIOWRESISTANT WIRE
CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF
1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF
CRC R802 7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR.
2, THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE
VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 113001F ONE OR MORE OF
THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED
ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE
REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE
ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE
RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TER
REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR
ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.
3, WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW
OFA A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHTG.
AND AT THE LOCATION OF THE VENT.
4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS.
INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF
SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE
REQTS. OF SECTION R703.1.
5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OFTHE TOP STORYAND THE
ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT
ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE
STRUCTURAL ROOF SHTG. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE
PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS
COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR
RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY
OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES
OF SHAKES ARE USED, A MIN. 114" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE
ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHTG. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16,
ANY AIR -IMPERMEABLE INSULATION SHALL BEA CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III
VAPOR RETARDER COATING OR COVERING INDIRECT CONTACT Wl. THE UNDERSIDE OF THE INSULATION
(SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE
AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO
INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER
ROOFING SYSTEM USING BATTENS AND NO CONT. ON DERLAYMENT IS INSTALLED. A CONT. LAYER SHALL
BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF
NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY.
INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF
SHTG. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION
INSTALLED DIRECTLY BELOW THE STRUCTURAL SHTG., RIDGE BOARD OR SHEET INSULATION W/. AN R -
VALUE OR R3 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHTG. FOR
CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -
IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WI. THE UNDERSIDE OF THE
STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE
INSTALLED DIRECTLY UNDER TH AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION
BOARD IS USED AS THE AIROIMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
FILLED REGION INDICATES ATTIC SPACE- REF. ATTIC
VENTILATION CALCS.
A
ROOF PLAN LEGEND
KEYNOTELEGEND
1 LINE OF EXTERIOR WALL BELOW- DRAWN FROM EXTERIOR FACE OF SHEATHING
2 SCUPPER - REE DETAIL
3 DECK DRAIN - SLOPE 2%MIN. -REP. DTL 111AD-1
4 STANDING SEAM METAL ROOFING- REF. MATERIAL SCHEDULE A-4.0
5 DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL. (ARCH. TO APPROVE)
6 ALUMINUM GUTTER- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.- PROVIDE SHOP DWGS. TO
ARCH.
ROOF VENTILATION NOTES: (CRC R806)
1. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES FORMED WHERE CEILINGS ARE APPLIED
DIRECTLY TO THE UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH
SEPARATE SPACE BY VENTILATING OPENINGS PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW.
VENTILATION OPENINGS SHALL HAVE AT LEAST DIM. OF 1/16" MIN. AND 114" MAX. VENTILATION OPENINGS
HAVING A LEAST DIMENSION LARGER THAN 1/4" SHALL BE PROVIDED W/. CORROSIOWRESISTANT WIRE
CLOTH SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST DIM. OF
1/16" MIN. AND 1/4" MAX. OPENINGS IN ROOF FRAMING MEMBERS SHALL CONFORM TO THE REQ'TS. OF
CRC R802 7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR.
2, THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF THE SPACE
VENTILATED. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 113001F ONE OR MORE OF
THE FOLLOWING ARE MET; 1. IN CLIMATE ZONES 14 & 16, A CLASS I OR II VAPOR RETARDER IS INSTALLED
ON THE WARM -IN -WINTER SIDE OF THE CEILING. 2. AT LEAST 40% AND MORE THAN 50% OF THE
REQUIRED VENTILATING ARE IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE
ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NO MORE THAN 3 FEET BELOW THE
RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF TER
REQUIRED VANTILATION PROVIDED BY EAVE OR CORNICE VENTS. WHERE THE LOCATION OF WALL OR
ROOF FRAMING MEMBERS CONFLICTS WITH THE INSTALLATION OF UPPER VENTILATORS, INSTALLATION
MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST OF THE SPACE SHALL BE PERMITTED.
3, WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW
OFA A MIN. OF A 1" SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THE ROOF SHTG.
AND AT THE LOCATION OF THE VENT.
4. VENTILATORS SHALL BE INSTALLED IN ACCORDANCE WITH MFR'G.'S INSTALLATION INSTRUCTIONS.
INSTALLATION OF VENTILATORS IN ROOF SYSTEMS SHALL BE IN ACCORDANCE W/. THE REQ'TS. OF
SECTION R903. INSTALLATION OF VENTILATORS IN WALL SYSTEMS SHALL BE IN ACCORDANCE W/. THE
REQTS. OF SECTION R703.1.
5. UNVENTED ATTIC ASSEMBLIES (SPACES BETWEEN THE CEILING JOISTS OFTHE TOP STORYAND THE
ROOF RAFTERS) AND UNVENTED ENCLOSED RAFTER ASSEMBLIES (SPACES BETWEEN CEILINGS THAT
ARE APPLIED DIRECTLY TO THE UNDERSIDE OF ROOF FRAMING MEMBER/RAFTERS AND THE
STRUCTURAL ROOF SHTG. AT THE TOP OF THE ROOF FRAMING MEMBERS/RAFTERS) SHALL BE
PERMITTED IF ALL OF THE FOLLOWING CONDITIONS ARE MET: 1. THE UNVENTED ATTIC SPACE IS
COMPLETELY CONTAINED WITHIN THE BUILDING THERMAL ENVELOPE. 2. NO INTERIOR CLASS I VAPOR
RETARDERS ARE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY
OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED RAFTER ASEEMBLY. 3. WHERE WOOD SHINGLES
OF SHAKES ARE USED, A MIN. 114" VENTED AIR SPACE SEPARATES THE SHINGLES OR SHAKES AND THE
ROOFING UNDERLAYMENT ABOVE THE STRUCTURAL SHTG. 4. IN CALIFORNIA CLIMATE ZONES 14 & 16,
ANY AIR -IMPERMEABLE INSULATION SHALL BEA CLASS II VAPOR RETARDER, OR SHALL HAVE A CLASS III
VAPOR RETARDER COATING OR COVERING INDIRECT CONTACT Wl. THE UNDERSIDE OF THE INSULATION
(SEE TITLE 24, PART 6, FIG. 100.1-A) 5. EITHER ITEMS 5.1, 5.2 OR 5.3 SHALL BE MET, DEPENDING ON THE
AIR PERMEABILITY OF THE INSULATION DIRECTLY UNDER THE STRUCTURAL ROOF SHT'G. (NO
INSULATION SHALL BE REQ'D. WHEN ROOF TILES, WOOD SHINGLES OR WOOD SHAKES, OR ANY OTHER
ROOFING SYSTEM USING BATTENS AND NO CONT. ON DERLAYMENT IS INSTALLED. A CONT. LAYER SHALL
BE CONSIDERED TO EXIST IF SHT'G., ROOFING PAPER OR ANY CONT. LAYER WHICH HAS A PERM RATE OF
NO MORE THAN ONE PERM UNDER THE DRY CUP METHOD.); 5.1. AIR -IMPERMEABLE INSULATION ONLY.
INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/. THE UNDERSIDE OF THE STRUCTURAL ROOF
SHTG. 5.2. AIR -PERMEABLE INSULATION ONLY. IN ADDITION TO THE AIR -PERMEABLE INSULATION
INSTALLED DIRECTLY BELOW THE STRUCTURAL SHTG., RIDGE BOARD OR SHEET INSULATION W/. AN R -
VALUE OR R3 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHTG. FOR
CONDENSATION CONTROL. 5.3. AIR -IMPERMEABLE AND AIR -PERMEABLE INSULATION. THE AIR -
IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WI. THE UNDERSIDE OF THE
STRUCTURAL ROOF SHTG. FOR CONDENSATION CONTROL. THE AIR -PERMEABLE INSULATION SHALL BE
INSTALLED DIRECTLY UNDER TH AIR -PERMEABLE INSULATION. 5.4. WHERE PREFORMED INSULATION
BOARD IS USED AS THE AIROIMPERMEABLE INSULATION LAYER, IT SHALL BE SEALED AT THE PERIMETER
OF EACH INDIVIDUAL SHEET INTERIOR SURFACE TO FORM A CONT. LAYER.
INSULATION
(PER
PLANS)
2z ROOF
RAFTER (PER
STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
CONT. LOCK STRIP,
VALLEY DETAILSOLDERED
CLEATS @ 1 B" O.C. MAX.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
FASTENERS PER
MFGR. INSTRUCTIONS
15/32" COX PLYWD.
SHTG.
MIN. (REF. STRUCT
30# ROOF FELT MI .
2 STANDING SEAM METAL ROOF
1 1/2" = 1'-0"
IECT NAME
415.5 29TH STREET
CDP/LCP
PRODUCT LISTING:
12
ICC # ESR -2048, CB -150
SLOPE PER PLAN
�mU
STANDING SEAM METAL
O
(ZINC OR EQUIV.) REF.
\
MAT. SCHED. AIA -6,
Lu
CLASS'A' ASSY.
INSULATION
(PER
PLANS)
2z ROOF
RAFTER (PER
STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
CONT. LOCK STRIP,
VALLEY DETAILSOLDERED
CLEATS @ 1 B" O.C. MAX.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
FASTENERS PER
MFGR. INSTRUCTIONS
15/32" COX PLYWD.
SHTG.
MIN. (REF. STRUCT
30# ROOF FELT MI .
2 STANDING SEAM METAL ROOF
1 1/2" = 1'-0"
IECT NAME
415.5 29TH STREET
CDP/LCP
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JOB NO.
415.5-17
DATE
04/05/17
SHEET NO.
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11-16
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415.5-17
DATE
04/05/17
SHEET NO.
A-3.0
11-16
2
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2 3 3
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DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
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NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
0 -L
�^ . 0
KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT.
A PLAN LEGEND
PROJECT NAME
1
MECHANICAL VENTILATION NOTE:
2
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36'CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
3
415.5 29TH STREET
1. PROVIDE WHOLE BUILDING MECHANICAL
STATUS
5
VENTILATION PER ASHRAE STANDARD 62.2-2013 SECTION
CDP/LCP
WESTERN ALUMINUM CURTAIN WALL -CLAD AS SHOWN-REF.PLAN &ELEVS., PROVIDE SHOP OWLS. TO ARCH:
FOR APPROVAL PRIOR TO FAB., TEMP. AS REOD.
4, WITH EXCEPTION THAT NATURAL VENTILATION
SHELF AND POLE- BUILT IN, FINISH AS SEL.
8
THROUGH DOORS AND WINDOWS IS NOT AN
9
E
ACCEPTABLE ALTERNATIVE TO WHOLE -BUILDING
EXTERIOR GLASS RAILING W/. HANDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2,4 & 9/AD-1
N
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION 152
12
N
(a)). FOR CONTINUOUS WHOLE -BUILDING VENTILATION,
CUSTOM STEEL STRINGER STAIR CASE, 4" MAX OPENING BETWEEN TREADS, REF. STRUCT. DTL >ARCH TO APPRV,
SHOP DWGS.
rn
MIN, REQUIRED RATE OF VENTILATION IS 1 CFM FOR
15
y
EACH 100 S.F. OF CONDITIONED FLOOR AREA PLUS T5
DRAIN LINE - IN WALL/FROM ASV. (REF. CIVIL DWGS. & DETAILS)
17
CFM FOR EACH OCCUPANT (ONE OCCUPANT PER
L u
y ,°'.•
BEDROOM .1)VENTILATION TO BE PROVIDED BY
KITCHEN EXHAUST HOOD -PROVIDE MIN. RATE OF 10DCFM-INSTALL& PROVIDE POWER PER MFGR'S. INSTRS.
r
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
21
�'-
SUPPLY AIR.
SCUPPER - REF. DETAIL
23
TOILET- MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REE CAL GREEN NOTES FOR FLOW RATE INFO.
T
m n
2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
ITEMPERED GLASS ENCLOSURE -112' THK. (MIN. 318" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
26
VENTED TO OUTDOORS WITH RATE =100 CFM (PART OF
27
1-1/2'MAX STEP AT OUTSWING DOORS. PROVIDE VENT INDOOR AS REQUIRED. (R311.3.1)
CALCULATIONS:G VENTILATION REQUIREMENT).
BASE CABINET - BUILT-IN, FINISH AS SEL.
_
UNIT: 3,164 S.F.
30
DISHWASHER -AS SELECTED
(0.03)3,1 64 S.F.+ ITS CFM x OCC. (BED. +1)j
<
^ �
94.92 CFM +ITS x4)= 124.92 CFM REQ'Q
33
� g
34
z
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LINE OF EXTERIOR WALL BELOW -DRAWN FROM EXTERIOR FACE OF SHEATHING
36
STANDING SEAM METAL ROOFING- REF. MATERIAL SCHEDULE A-0.0
37
WATER HEATER - TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT +44' MIN.,'NORIR' OR EQUIV.-VERIFY
SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC.
n
SEWER EJECTOR
Q
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40
WESTCOAT ALX WATERPROOF MEMBRANE (CLASS 'A'ASSEMBLI')- LIGHT GREY COLOR. PER ICC# ESR -2201-W/.
GRAVELTOP
00
WATER HEATER-TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT MIN.,'NORITZ'OR EQUN.-VERIFY
SIZE REO'D. W/. MFGR. INSTALL PER MFGR. SPEC..
z
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DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
o T o c o go -
615
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NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
0 -L
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KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT.
A PLAN LEGEND
KEYNOTELEGEND
1
WINDOW TO MEET EGRESS REQ'TS.- PER WINDOW NOTE #4 ON SCHEDULE
2
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36'CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
3
DIRECT VENT GAS FIREPLACE APPLIANCE - MONTIGO L -SERIES, L42DF MODEL (TO BE LISTED AND LABELED AND
INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING)
4
EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDNOTO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
5
EXPOSED STRUCTURAL STEEL BEAM, SIZE PER STRUCT.;PAINT & SEAL AS SEL (ARCH. TO APPV.)
6
WESTERN ALUMINUM CURTAIN WALL -CLAD AS SHOWN-REF.PLAN &ELEVS., PROVIDE SHOP OWLS. TO ARCH:
FOR APPROVAL PRIOR TO FAB., TEMP. AS REOD.
7
SHELF AND POLE- BUILT IN, FINISH AS SEL.
8
INTERIOR STAIR MOUNTED GLASS RAILING - 34"-38" ABV. NOZJNG, REF. PER DTLS. 2, 4 & 13/AD-1
9
INTERIOR GLASS GUARDRAIL- MIN. 42' HIGH -4" MAX. SPHERE OPENING, REF. DTI -S. 14IAD-1
10
EXTERIOR GLASS RAILING W/. HANDRAIL- MIN. 42" HEIGHT -4" MAX. SPHERE OPENING, REF. DTLS. 2,4 & 9/AD-1
11
GARAGE DOOR -RATED, 1-318" SOLID CORE, SELF-CLOSING AND SELF -LATCHING, REF. DOOR SCHEDULE
12
STAIRS- MAX. 7.75" RISE, MIN. 10"RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN
FOOT CANDLE (CBC 1205A) REF. DTL. 3/AD-1
13
CUSTOM STEEL STRINGER STAIR CASE, 4" MAX OPENING BETWEEN TREADS, REF. STRUCT. DTL >ARCH TO APPRV,
SHOP DWGS.
14
HOSE BIB -RECESSED BRASS, VERIFY LOGIN. &FIXTURE W/. OWNER
15
PROVIDE GAS &ELEC. FOR BBQ PER OWNER -BBQ SHALL BE LP -GAS COOKING DEVICES HAVING LP -GAS
CONTAINER WITH A WATER CAPACITY NOT GREATER THAN 2 12 POUNDS [NOMINAL 1 POUND (0.454 KG) LP -GAS
CAPACITY] PER EXCEPTION #3 OF SECTION 308.1.4 OF 2013 CFC
16
DRAIN LINE - IN WALL/FROM ASV. (REF. CIVIL DWGS. & DETAILS)
17
OVERFLOW DRAINLINE--IN WALU FROM ABOVE(TERMINATE ABV. EXT. FILATWORK
18
DOWNSPOUT- KYNAR FINISH TO MATCH METALROOFING, SHAPEAS SET. (ARCH. TO APPROVE)
19
KITCHEN EXHAUST HOOD -PROVIDE MIN. RATE OF 10DCFM-INSTALL& PROVIDE POWER PER MFGR'S. INSTRS.
20
ALUMINUM GUTTER- KVNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL - PROVIDE SHOP DWGS. TO
ARCH.
21
DECK DRAIN - SLOPE 2%MIN. -PER DTL. 11/AD-1
22
SCUPPER - REF. DETAIL
23
TOILET- MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REE CAL GREEN NOTES FOR FLOW RATE INFO.
24
FURNISHINGS -AS SELECTED
25
ITEMPERED GLASS ENCLOSURE -112' THK. (MIN. 318" THK.) GLASS TO BE ETCH MARKED (FRAMELESS U.N.O.)
26
VEHICLE- MINIMUM PARKING DIMENSIONS ON PLANS
27
1-1/2'MAX STEP AT OUTSWING DOORS. PROVIDE VENT INDOOR AS REQUIRED. (R311.3.1)
28
BASE CABINET - BUILT-IN, FINISH AS SEL.
29
UPPER CABINET - BUILT-IN, FINISH AS SEL.
30
DISHWASHER -AS SELECTED
31
KITCHEN SINK -AS SELECTED
32
REFRIGERATOR- VERIFY APPLIANCE WI. OWNER
33
SINK -AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W1. OWNER)
34
CUSTOM THREE SIDED FIRE PIT IN CONCRETE SURROUND, PERMINANTLV FIXED GASEOUS FUEL BURNING PAN.
GLASS ENCLOSURE TO BE DESIGNED AND DETAILED BY LICENSED FIRE PROTECTION ENGINEER -DIRECT VENT -
REE DTL 24/AD-1
35
LINE OF EXTERIOR WALL BELOW -DRAWN FROM EXTERIOR FACE OF SHEATHING
36
STANDING SEAM METAL ROOFING- REF. MATERIAL SCHEDULE A-0.0
37
WATER HEATER - TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT +44' MIN.,'NORIR' OR EQUIV.-VERIFY
SIZE REQ'D. W/. MFGR. INSTALL PER MFGR. SPEC.
38
SEWER EJECTOR
39
EXPOSED STRUCTURAL STEEL COLUMN, SIZE PER STRUCT.; PAINT & SEAL AS SEL. (ARCH. TO APPV.)
40
WESTCOAT ALX WATERPROOF MEMBRANE (CLASS 'A'ASSEMBLI')- LIGHT GREY COLOR. PER ICC# ESR -2201-W/.
GRAVELTOP
41
WATER HEATER-TANK-LESS(ON DEMAND -DIRECT VENT) WALL -MOUNT MIN.,'NORITZ'OR EQUN.-VERIFY
SIZE REO'D. W/. MFGR. INSTALL PER MFGR. SPEC..
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
o T o c o go -
615
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NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
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ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
o T o c o go -
615
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NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
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ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
o T o c o go -
615
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d DOOR- REFERENCE SCHEDULE REVISIONS
NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
0 -L
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ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR DOCUMENT VALID UPON
ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.6
ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
'HERS VERIFICATION REQUIRED- REFERENCE T-24.1
ORIGINAL SIGNATURE
FIRE RATED CEILING ASSY. REF. DTL. 7/AD-1 z
o T o c o go -
615
c
D EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
ma�=v„mea
O INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
yT `oz yma
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d DOOR- REFERENCE SCHEDULE REVISIONS
NO. REVISION DATE
CABINET - BUILT IN CASEWORK
c ® COLUMN -REF. STRUCTURAL DWGS.
FURNITURE - FOR PRESENTATION PURPOSES ONLY
FIREPLACE - PREFAB GAS -ONLY APPLIANCE
o lI PLUMBING FIXTURE - SINK (AS SELECTED)
PLUMBING FIXTURE - TOILET (AS SELECTED)
JOB NO.
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS 415.5-17
® DATE
04/05/17
SHEET NO.
io, DOOR TAG - REFERENCE SHEET A-8
1i WINDOW TAG - REFERENCE SHEET A-8
0 -L
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PROJECT NAME
415.5 29TH STREET
STATUS
CDP/LCP
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REVISIONS
NO. REVISION DATE
JOB NO. 415.5-17
DATE 04/05/17
SHEET NO.
A-1.0
J
FL F FL ° rL ALLEY
IA/ATFR-0ATR n �_.� da F —,L
STAI`PROTECT INiUt
(E) POWER P01�
— — PROTECT IN PLACE
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- — — PROTECT IN PL�
AF
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2%
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Ac MIN.
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FF 9.00
SEWER LATERAL a
SEWER CLEAN Out
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%
EROSION CONTROL PLAN
a
711717117171711171171171111
VERTICAL VIEW HORIZONTAL VIEW VIEW PLAN
DETAIL
INLET PROTECTION
NOT TO SCALE
� a' 1"ROCK aD�
t EXISTING GRADE
E PROFILE
10'
VERTICAL VIEW
- SINGLE ROW OF GRAVEL BAGS
2 BAGS HIGH AROUND PERIMETER
OF GRATE
AREA DRAIN
I— HORIZONTAL VIEW
lycll.�ya,r
EXIST
GROUND <<z4" -1" ROCK
PLAN
DETAIL
STABILIZED CONSTRUCTION ENTRANCE
NOT TO SCALE
r�
L EROSION CONTROL CONSTRUCTION NOTES:
❑1 INSTALL EROSION CONTROL SAND BAGS 2 ROW X 2 GRAVEL BAGS HIGH.
PROVIDE CONSTRUCTION ENTRANCE TC -1.
INSTALL INLET PROTECTION ALONG EXISTING INLETS.
a
L
SCALE 1"-8'
EC -1
SCHEDULING
SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.
WET SEASON REQUIREMENTS (OCT. -APRIL)
DRY SEASON REQUIREMENTS(MAY-SEPT.)
1.
WHERE APPROPRIATE SEDIMENT CONTROL BMPs SHALL BE IMPLEMENTED A THE SITE PERIMETER, AT ALL
CONTROL
SE -1
OPERATIONAL STORM DRAIN INLETS, AND ALL NON-ACTIVE SLOPES, TO PROVIDE SUFFICIENT PROTECTION FOR
1. WIND EROSION BMPs (DUST CONTROL) SHALL BE IMPLEMENTED.
SE -2
STORMS LIKELY TO OCCUR DURING THE RAINY SEASON.
2. SEDIMENT CONTROL BMPs SHALL BE INSTALLED AND MAINTAINED AT ALL OPERATIONAL STORM DRAIN INLETS.
2.
ADEQUATE PHYSICAL OR VEGETATION EROSION CONTROL BMPs (TEMPORARY OR PERMANENT) SHALL BE
3. BMPs TO CONTROL OFF-SITE SEDIMENT TRACKING SHALL BE IMPLEMENTED AND MAINTAINED.
SE -6
INSTALLED AND ESTABLISHED FOR ALL COMPLETED SLOPES PRIOR TO THE START OF THE RAINY SEASON.
4. APPROPRIATE WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL BMPs SHALL BE IMPLEMENTED TO
SE -7
THESE BMPs MUST BE MAINTAINED THROUGHOUT THE RAINY SEASON. IF A SELECTED BMP FAILS, IT MUST BE
PREVENT THE CONTAMINATION OF STORM WATER BY WASTES AND CONSTRUCTION MATERIALS.
SE -10
REPAIRED AND IMPROVED OR REPLACED WITH AN ACCEPTABLE ALTERNATE AS SOON AS IT IS SAFE TO DO SO.
5. APPROPRIATE NON -STORM WATER BMPs SHALL BE IMPLEMENTED TO PREVENT THE CONTAMINATION OF
THE FAILURE OF A BMP MAY INDICATE THAT THE BMP, AS INSTALLED, WAS NOT ADEQUATE FOR THE
STORM WATER FROM CONSTRUCTION ACTIVITIES.
WIND EROSION CONTROL BMPS
CIRCUMSTANCES IN WHICH IT WAS USED. REPAIRS OR REPLACEMENTS MUST RESULT IN A MORE ROBUST BMP,
6. THERE SHALL BE A "WEATHER TRIGGERED" ACTION PLAN AND THE ABILITY TO DEPLOY STANDBY SEDIMENT
WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED
PADS AND ANY STOCKPILE AREAS.
OR ADDITIONAL BMPs SHOULD BE INSTALLED TO PROVIDE ADEQUATE PROTECTION.
CONTROL BMPs AS NEEDED TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE WITHIN 48 HRS OF
3.
THE AMOUNT OF EXPOSED SOIL ALLOWED AT ONE TIME SHALL NOT EXCEED THAT WHICH CAN BE ADEQUATELY
A PREDICTED STORM EVENT (A PREDICTED STORM IS DEFINED AS A FORECASTED, 50% CHANCE OF RAIN).
STABILIZED CONSTRUCTION EXIT
PROTECTED BY DEPLOYING STANDBY EROSION CONTROL AND SEDIMENT CONTROL BMPs PRIOR TO A
7. SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY SEDIMENT CONTROL BMPs (AT THE SITE PERIMETER,
PREDICTED RAINSTORM.
SITE SLOPES, AND OPERATIONAL INLETS WITHIN THE SITE) NECESSARY TO PREVENT SEDIMENT DISCHARGES
4.
A DISTURBED AREA THAT IS NOT COMPLETED AND IS NOT BEING ACTIVELY GRADED (NON-ACTIVE AREA) SHALL
FROM EXPOSED PORTIONS OF THE SITE SHALL BE STORED ON SITE. AREAS THAT HAVE ALREADY BEEN
MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.
BE FULLY PROTECTED FROM EROSION WITH TEMPORARY OR PERMANENT BMPs (EROSION AND SEDIMENT
PROTECTED FROM EROSION USING PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION
APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.
CONTROL). THE ABILITY TO DEPLOY STANDBY BMP MATERIALS IS NOT SUFFICIENT FOR THESE AREAS. EROSION
BMPs ARE NOT CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND
CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/
AND SEDIMENT CONTROL BMPs MUST ACTUALLY BE DEPLOYED THIS INCLUDES ALL BUILDING PADS,
8. DEPLOYMENT OF PERMANENT EROSION CONTROL BMPs (PHYSICAL OR VEGETATION) SHOULD COMMENCE AS
EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
UNFINISHED ROADS, AND SLOPES.
SOON AS PRACTICAL ON SLOPES THAT ARE COMPLETE FOR ANY PORTION OF THE SITE. STANDBY BMP
5.
SUFFICIENT MATERIALS NEEDED TO INSTALL STANDBY EROSION AND SEDIMENT CONTROL BMPs NECESSARY
MATERIALS SHOULD NOT BE RELIED UPON TO PREVENT EROSION OF SLOPES THAT HAVE BEEN COMPLETED.
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
TO COMPLETELY PROTECT THE EXPOSED PORTION OF THE SITE FROM EROSION AND TO PREVENT SEDIMENT
VEHICLE AND EQUIPMENT
MAINTENANCE
ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
DISCHARGES SHALL BE STORED ON-SITE. AREAS THAT HAVE ALREADY BEEN PROTECTED FROM EROSION
CONCRETE CURING
APPLIES TO ALL CONCRETE CONSTRUCTION.
USING PERMANENT PHYSICAL STABILIZATION OR ESTABLISHED VEGETATION STABILIZATION BMPs ARE NOT
CONCRETE FINISHING
APPLIES TO ALL CONCRETE CONSTRUCTION.
CONSIDERED TO BE "EXPOSED" FOR PURPOSES OF THIS REQUIREMENT.
EROSION CONTROL BMPS
EC -1
SCHEDULING
SCHEDULE PREPARED BY CONTRACTOR SHALL BE ON-SITE DURING CONSTRUCTION.
TEMPORARY SEDIMENT
CONTROL
SE -1
SILT FENCE
INSTALL SILT FENCES ALONG LEVEL CONTOURS BEYOND THE DISTURBED AREA LIMITS.
SE -2
SEDIMENT BASIN
CONSTRUCT SEDIMENT BASINS WHERE SHOWN ON THE PLANS. BASIN WITHIN THE DEVELOPMENT LIMITS ARE TEMPORARY UNTIL PRECISE GRADING
COMMENCES.
SE -5
FIBER ROLLS
INSTALL WHERE SHOWN ON PLAN.
SE -6
GRAVEL BAG BERM
INSTALL WHERE SHOWN ON PLAN.
SE -7
STREET SWEEPING AND VACUUMING
STREET SHALL BE SWEEPED, SEDIMENT COLLECTED, AND DISPOSED OF OFF-SITE ON A DAILY BASIS.
SE -10
STORM WATER INLET PROTECTION
ONCE INLET RISERS ARE CONSTRUCTED, SURROUND RISERS WITH GRAVEL BAGS OR CAP THE RISER TO REDUCE SEDIMENT INTRODUCTION TO THE
AREA DRAIN SYSTEM.
WIND EROSION CONTROL BMPS
WE -1
WIND EROSION CONTROL
WATER OR COVER MATERIAL SHALL BE USED TO ALLEVIATE DUST NUISANCE ON THE ROUGH GRADED
PADS AND ANY STOCKPILE AREAS.
TRACKING CONTROL
TC -1
STABILIZED CONSTRUCTION EXIT
RUMBLE RACK SHALL BE PLACED ON THE DRIVEWAY TO ENSURE THAT ALL VEHICLES LEAVING THE SITE PASS OVER THE DEVICES BEFORE ENTERING
TUMBLE
STREET.
NON-STORMWATER
MANAGEMENT
NS -1
WATER CONSERVATION PRACTICES
MAINTAIN WATER EQUIPMENT TO PREVENT NON-STORMWATER DISCHARGES.
NS -3
PAVING AND GRADING OPERATIONS
APPLY PARAMETER CONTROLS AND VACUUMING TO PREVENT NON-STORMWATER DISCHARGE.
NS -6
ILLICIT CONNECTION / ILLEGAL
DISCHARGE
CONTRACTOR SHALL REPORT ILLICIT CONNECTIONS OR ILLEGALLY DUMPED MATERIALS ON SITE TO THE RESIDENT ENGINEER IMMEDIATELY AND
CONTRACTOR SHALL TAKE NO FURTHER ACTION UNTIL THE RESIDENT ENGINEER PROVIDE A RESPONSE/
NS -7
POTABLE WATER / IRRIGATION
EXCISE CARE DURING CONSTRUCTION TO PREVENT NON-STORMWATER DISCHARGES.
NS -8
VEHICLE AND EQUIPMENT CLEANING
ALL VEHICLES AND EQUIPMENT WILL BE CLEANED OFF-SITE.
NS -9
VEHICLE AND EQUIPMENT FUELING
ALL VEHICLES AND EQUIPMENT WILL BE FUELED OFF-SITE.
NS -10
VEHICLE AND EQUIPMENT
MAINTENANCE
ALL VEHICLES AND EQUIPMENT WILL BE MAINTAINED OFF-SITE.
NS -12
CONCRETE CURING
APPLIES TO ALL CONCRETE CONSTRUCTION.
NS -13
CONCRETE FINISHING
APPLIES TO ALL CONCRETE CONSTRUCTION.
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
WM-1
MATERIAL DELIVERY AND STORAGE
MATERIALS SHALL BE STORED ON-SITE IN ORIGINAL MARKED CONTAINERS AND COVERED FROM RAIN AND WIND. MATERIAL INVENTORY SHALL
CONSIST OF SUPPLY REQUIRED FOR A FEW DAYS.
WM-2
MATERIAL USE
MATERIALS FOR CONSTRUCTION SHALL BE USED IN ACCORDANCE WITH PRODUCT DIRECTION.
WM-3
STOCKPILE MANAGEMENT
MATERIALS STOCKPILES SHALL BE SURROUNDED BY A TEMPORARY SEDIMENT BARRIER AND COVERED TO MAINTAIN DUST CONTROL.
WM 4
SPILL PREVENTION AND CONTROL
AMPLE CLEAN-UP SUPPLIES FOR STORED MATERIALS SHALL BE KEPT ON-SITE. EMPLOYEE SHALL BE EDUCATED ON THE CLASSIFICATION OF SPILLS
AND APPROPRIATE RESPONSES.
WM-5
SOLID WASTE MANAGEMENT
SOLID WASTE FROM CONSTRUCTION ACTIVITIES SHALL BE STORED IN APPROPRIATE CONTAINERS. FULL CONTAINERS SHALL BE DISPOSED OF
PROPERLY.
WM-8
CONCRETE WASTE MANAGEMENT
AN ON-SITE CONCRETE WASHOUT AREA SHALL BE CONSTRUCTED, USED, AND DISPOSED OF IN A MANNER WHICH MEETS THE REQUIREMENT OF THE
CITY.
WM 9
SANITARY I SEPTIC WASTE
MANAGEMENT
ON-SITE FACILITY SHALL BE PROVIDED AND MAINTAINED BY THE CONTRACTOR FOR THE DURATION OF THE PROJECT.
16 12 8 4 0 8 16
SCALE 1"=8'
co
RE�;
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
CANNERY
SAIL
HOUSE
RESIDENCE
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOUE LP
428 OLD NEWPORT BLVD
NEWPORT BEACH
415.5 29TH ST.
NEWPORT BEACH
SCA 92663
REVISIONS
SHEET NAME:
EROSION
CONTROL PLAN
PROJECT NUMBER:
70049
DESIGNED BY:CHECKED BY:
PLOT DATE:
SHEET NUMBER:
C-4
30
20
EXIST
PROPERTY WALL
10
111
R R
F
90 PROPOSED 2%
SURFACE MIN.
OVEREXCAVATION
EXIST SURFACE SUBGRADE
SECTION A -A
SCALE V=8'
30
29TH
STREET fr _
20
10
0
SECTION B -B
SCALE V=8'
30
20
10
C
30
ALLEY
T
20
10
0
WEEPSCREED
TOP OF GRATE FINISH GRADE 2%� I FF
ELEV. PER PLAN
ll PE\�N PER✓ \� �I GRATE
CONCRETE Z
•<
PVC RISER (IF NEEDED) PAD
Z 6" MIN. WIDE PEDESTRIAN SAFE
PVC 45° ELL 3' MIN DIMENSIONS DETERMINED BY PLAN FRAME & GRATE" SLOT
WEEPSCREED GRATE FRAME DIMENSIONS. OPENING. EASE JORDAN IRON
PVC 450 ELL OR USE FRAME AS A FORM WORKS OR EQUAL
°
WYE AS SHOWN Z 800-874-4100
FF
PVC DRAIN LINE 5% °
(SIZE PER PLAN) MIN °
CONTINUED PVC DRAIN
aO #4 REBAR T&B
LINE SLOPE PER PLA FILL THIS PORTION WITH CRUSHED
PAD ROCK AFTER POURING GRATE
V SUPPORT CURB NOTE:
a"CRUSHED ROCK 24" a. DIG A 24" WIDE X 18" MIN. DEPTH TRENCH
DETAIL DETAIL W/ FILET CLOTH SECTION Z -Z b. PLACE FILTER CLOTH IN THE TRENCH LAP 12" @ TOP
INLET DRAIN BUILDING DRAINAGEDETAIL C. FILL BOTTOM OF THE TREHCH W/ 3/4" CRUSHED ROCK
NOT TO SCALE NOT TO SCALE BOTTOMLESS TRENCH DRAIN 4 d. FORM AND POUR PERIMETER CONC. CURB
e. FILL THE REST OF THE TRENCH WITH CRUSHED ROCK TO 4" FROM TOP OF TRENCH
NOT TO SCALE
co
RE
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
CANNERY
SAIL
HOUSE
RESIDENCE
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOUE LP
428 OLD NEWPORT BLVD
NEWPORT BEACH
I•tU7�77���
415.5 29TH ST.
NEWPORT BEACH
SCA 92663
REVISIONS
SHEET NAME:
SECTIONS &
DETAILS
PROJECT NUMBER:
70049
DESIGNED BY:CHECKED BY:
PLOT DATE:
SHEET NUMBER:
C-3
(E)IWATER METER -
PROTECT IN PLACE
(E) POWER POLL
- - - - PROTECT IN PLAE
PooF
2%
EHISTIIII�
BUILDIv,
LOT 7
^A
C-3
EXISTING CONTOUR
-100-
PROPOSED CONTOUR
-
w
PROPOSED CONCRETE PAD
PROPOSED STORM DRAIN
EXIST SCREEN WALL
PROPOSED SCREEN WALL
0
PROPOSED RETAINING WALL
z
2%
15.008
8.58 R,
2%
TYP.
9.00 TC \
15.00 TR
7.16 FS
MATCH EXIST
(E) POWER POLL
PROTECT IN PLACE=
FL
2%
MIN
FF 9.00
7.37
.45 INV
(-NLWSEVtRLATERAL 4
(L ALLEY r�IEW SEWER CLEAN OU FL
- —VII -It
`,, VM METER
PROTECT LACE
-a_
Fs
tri
i
7.88 FL
2% I?1 2%
I
C MIN.
I FS
C1
I
8.04 FS ?I
G &4s I LOT 9 EXISTIN
8 / BUILDIf
I
T
m
Ic
�" ul A
M C-3
Z
I
2% 2%
--- I ROOF
L---
{� 8.19 FL
LIC --- 15.00 TW
8.22 FS
r--- 8.20 FS
_ FF
JFS
7.70 TF
FS
FS
2%❑Typ 1 ❑ 5 C
1.83 FSS y2 h rc .... �.. _ �f 4
7.55 INV`-' a
2%
1500TWJ i
8.58 FS 4 a 4
521NVLINE
8.53-G ,
58i� 7.51 IN
90 T90 Tom.
FS / � \\ \j\ FS 7.30 M
AC PAVEMENT
PGF 1rLP REST
- VTC AC F \— — —
Pc m y
LL� �ARKING STALL�
PRECISE GRADING PLAN
SCALE 1"=8'
U.w (7 i
15.0 REG 6.6
LEGEND
100
EXISTING CONTOUR
-100-
PROPOSED CONTOUR
— 10OFS
SPOT ELEVATION
PROPOSED CONCRETE PAD
PROPOSED STORM DRAIN
EXIST SCREEN WALL
PROPOSED SCREEN WALL
PROPOSED RETAINING WALL
—�--
FLOW LINE
e
STORM DRAIN INLET
PAD
PROPOSED PAD ELEVATION
FS
PROPOSED FINISHED SURFACE
FG
PROPOSED FINISHED GROUND
FF
PROPOSED FINISHED FLOOR
INV
INVERT OF PIPE
TG
TOP OF GRATE
PL
PROPERTY LINE
TC
TOP OF CURB
TW
TOP OF WALL
TF
TOP OF FOOTING
TR
TOP OF RAIL FENCE
HP
HIGH POINT
LP
LOW POINT
CONSTRUCTION NOTE
O INSTALL 6" DIA. DRAIN NDS 40 W/RISER AND ADAPTOR OR EQUAL.
O INSTALL 4" DIA. PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
O INSTALL 4" DIA PERFORATED PVC SCHEDULE 40 OR SDR 35 PIPE DRAIN SYSTEM.
CONSTRUCT BOTTOM LESS TRENCH DRAIN PER DETAIL ON SHEET C-3.
CONSTRUCT CONCRETE DRIVEWAY PER STD -163-L.
Os CONSTRUCT CONCRETE HARDSCAPE PER LANDSCAPING PLAN.
CONSTRUCT RETAINING CURB.
O PLUG EXIST DRIVEWAY PER STD -165-L.
16 12 8 4 0 8 16
SCALE 1"=8'
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
CANNERY
SAIL
HOUSE
RESIDENCE
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOUE LP
428 OLD NEWPORT BLVD
NEWPORT BEACH
415.5 29TH ST.
NEWPORT BEACH
SCA 92663
REVISIONS
SHEET NAME:
PRECISE
GRADING PLAN
PROJECT NUMBER:
70049
DESIGNED BY:CHECKED BY:
SHEET NUMBER:
C-2
11-21
PRECISE GRADING PLAN
FOR
CANNERY SAIL RESIDENCE
415.5 29TH STREET, NEWPORT BEACH, CA 92663
GRADING GENERAL NOTES
GRADING FILLS/CUTS CONT.
NOTICE TO CONTRACTOR
C-2
SECTIONS & DETAILS
C-3
8. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL, AFTER
C-4
GEOTECHNICAL RECOMMENDATION
C-5
0.00
CLEARING AND PRIOR TO THE PLACEMENT OF FILL IN CANYONS, INSPECT
OVEREXCAVATION AND RECOMPACTION
147.00
C.Y.
EACH CANYON FOR AREAS OF ADVERSE STABILITY AND DETERMINE THE
1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLY
GENERAL
PRESENCE OF, OR POSSIBILITY OF FUTURE ACCUMULATION OF,
ACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTOR WILL BE REQUIRED TO
SUBSURFACE WATER OR SPRING FLOW. IF NEEDED, DRAINS WILL BE
ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITION
1.
ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH
DESIGNED AND CONSTRUCTED PRIOR TO THE PLACEMENT OF FILL IN EACH
DURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY
MUNICIPAL CODE (NBMC), THE PROJECT SOILS REPORT AND SPECIAL
RESPECTIVE CANYON.
OF ALL PERSONS AND PROPERTY. THIS REQUIREMENT SHALL BE MADE TO APPLY
REQUIREMENTS OF THE PERMIT.
9. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD
CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS.
2.
DUST SHALL BE CONTROLLED BY WATERING AND/OR DUST PALLIATIVE.
FOR LINE AND GRADE.
CONSTRUCTION CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND
3,
SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING THE
10. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT TO A MINIMUM
HOLD DESIGN PROFESSIONAL HARMLESS FROM ANY AND ALL LIABILITY, REAL OR
CONSTRUCTION PERIOD.
OF 90 PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS
ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT,
4.
WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH
ENGINEER. THE BUILDING DEPARTMENT MAY REQUIRE CORING OF
EXCEPTING LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGN
FRIDAY; 8:00 AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND
CONCRETE FLAT WORK PLACED OVER UNTESTED BACKFILLS TO FACILITATE
PROFESSIONAL.
HOLIDAYS PER SECTION 10-28 OF THE NBMC.
TESTING.
2. IF THIS PROJECT IS STAKED BY SURVEY CREWS OTHER THAN THOSE CREWS
5.
NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER
11. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE
UNDER THE DIRECT SUPERVISION OF THE SIGNATORY ENGINEER, THE
SECTION 10-28 OF THE NBMC.
BUILDING DEPARTMENT.
SIGNATORY ENGINEER WILL NO LONGER BE THE ENGINEER OF RECORD AND
WILL HAVE NO RESPONSIBILITY AS TO THE FINAL CONSTRUCTED PROJECT. THE
6.
THE STAMPED SET OF APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL
12. LANDSCAPING OF ALL SLOPES AND PADS SHALL BE IN ACCORDANCE WITH
SIGNATORY ENGINEER WILL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
TIMES.
CHAPTER 15 OF THE NBMC.
THAT COULD HAVE BEEN CORRECTED DURING THE CONSTRUCTION OF THIS
7.
PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND
13. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER
PROJECT, IF THE STAKING HAD BEEN DONE BY THE SURVEY CREW UNDER HIS
PROTECTING UTILITIES.
GRADING BY AN ENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY
DIRECT SUPERVISION.
8.
APPROVED SHORING, DRAINAGE PROVISIONS AND PROTECTIVE MEASURES
PROBLEM EXISTS. SHOULD EXCAVATION DISCLOSE ANY GEOLOGICAL
3. THE EXISTENCE AND LOCATION OF ANY UNDERGROUND UTILITIES OR
MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING
HAZARDS OR POTENTIAL GEOLOGICAL HAZARDS, THE ENGINEERING
STRUCTURES SHOWN ON THESE PLANS ARE OBTAINED BY A SEARCH OF
OPERATION.
GEOLOGIST SHALL RECOMMEND AND SUBMIT NECESSARY TREATMENT TO
AVAILABLE RECORDS TO THE BEST OF OUR KNOWLEDGE. THE CONTRACTOR IS
9.
CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH
THE BUILDING DEPARTMENT FOR APPROVAL.
REQUIRED TO TAKE ALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES
THE UNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL.
14. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPES IS
SHOWN, AND ANY OTHER LINES OR STRUCTURES NOT SHOWN ON THESE PLANS,
10.
HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED
DETERMINED TO BE NECESSARY BY THE ENGINEERING GEOLOGIST AND
AND IS RESPONSIBLE FOR THE PROTECTION OF, AND ANY DAMAGE TO THESE
BY THE CITY TRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH
SOILS ENGINEER, THE SOILS ENGINEER WILL OBTAIN APPROVAL OF DESIGN,
LINES OR STRUCTURES.
CHAPTER 15 OF THE NBMC.
LOCATION AND CALCULATIONS FROM THE BUILDING DEPARTMENT PRIOR TO
CONSTRUCTION.
11.
POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDING AND
SLOPE AREAS.
15 THE CT AND
NGINEERING GEOLOGIST AND SOILS GFILLS
INEER SHALL ETO
ETHE
NOTE TO SURVEYOR
TEST CONSTRUCTION OF ALL BUTTRESS AND ATTEST THE
12.
FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION
STABILITY OF THE SLOPE AND ADJACENT STRUCTURES UPON COMPLETION.
CONTROL DEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT INA
"STOP WORK" ORDER.
16. WHEN CUT PADS ARE BROUGHT TO NEAR GRADE THE ENGINEERING
SURVEYOR TO FILE A CORNER RECORD OR RECORD OF SURVEY WITH THE OFFICE OF
GEOLOGIST SHALL DETERMINE IF THE BEDROCK IS EXTENSIVELY FRACTURED
COUNTY SURVEYOR. EVIDENCE OF FILING SHALL BE SUBMITTED TO BUILDING
13.
ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC OR ABS PLASTIC
OR FAULTED AND WILL READILY TRANSMIT WATER. IF CONSIDERED
INSPECTOR PRIOR TO FOUNDATION INSPECTION.
SCHEDULE 40 OR SDR 35 OR ADS 3000 WITH GLUED JOINTS.
NECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, A
14.
NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE SHALL BE
COMPACTED FILL BLANKET WILL BE PLACED.
ALLOWED TO ENTER STREETS, CURBS, GUTTERS OR STORM DRAINS. ALL
ADDITIONAL NOTE
17. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS
MATERIAL AND WASTE SHALL BE REMOVED FROM THE SITE.
DURING GRADING.
18. NOTIFICATION OF NONCOMPLIANCE: IF, IN THE COURSE OF FULFILLING THEIR
1. LICENSED SURVEYOR TO PROVIDE MONITORING OF SHORING AND
EROSION CONTROL
RESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE
IMPROVEMENTS ON THE ADJACENT PROPERTIES AND SUBMIT RESULTS WITH A
ENGINEERING GEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK
REPORT TO THE SHORING DESIGN ENGINEER AND TO THE BUILDING INSPECTOR
1.
TEMPORARY EROSION CONTROL PLANS ARE REQUIRED FROM OCTOBER 15
IS NOT BEING DONE IN CONFORMANCE WITH THE APPROVED GRADING
ON A DAILY BASIS DURING EXCAVATION AND SHORING AND WEEKLY BASIS
TO MAY 15.
PLANS, THE DISCREPANCIES SHALL BE REPORTED IMMEDIATELY IN WRITING
THEREAFTER. WHERE DEWATERING IS REQUIRED, MONITORING SHALL CONTINUE
2.
EROSION CONTROL DEVICES SHALL BE AVAILABLE ON-SITE BETWEEN
TO THE PERSON IN CHARGE OF THE GRADING WORK AND TO THE BUILDING
UNTIL DEWATERING IS STOPPED.
OCTOBER 15 AND MAY 15.
INSPECTOR. RECOMMENDATIONS FOR CORRECTIVE MEASURES, IF
NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FOR
3.
BETWEEN OCTOBER 15 AND MAY 15, EROSION CONTROL MEASURES SHALL
2 IN LIEU OF SPECIAL INSPECTION BY DEPUTY BUILDING INSPECTOR,
APPROVAL,
BE IN PLACE AT THE END OF EACH WORKING DAY WHENEVER THE FIVE-DAY
GEOTECHNICAL ENGINEER SHALL PROVIDE CONTINUOUS INSPECTIONS DURING
PROBABILITY OF RAIN EXCEEDS 30 PERCENT. DURING THE REMAINDER OF
SHORING AND EXCAVATION OPERATIONS AND DURING REMOVAL OF SHORING.
THE YEAR, THEY SHALL BE IN PLACE AT THE END OF THE WORKING DAY,
DOCUMENTATION
WHENEVER THE DAILY RAINFALL PROBABILITY EXCEEDS 50 PERCENT.
3. CONTRACTOR SHALL NOTIFY ADJACENT PROPERTY OWNER BY CERTIFIED MAIL
4.
TEMPORARY DESILTING BASINS, WHEN REQUIRED, SHALL BE INSTALLED AND
1AN AS -BUILT GRADING PLAN SHALL BE PREPARED BY THE CIVIL ENGINEER
10 DAYS PRIOR TO STARTING THE SHORING OR EXCAVATION WORK.
MAINTAINED FOR THE DURATION OF THE PROJECT.
.
INCLUDING ORIGINAL GROUND SURFACE ELEVATIONS, AS GRADED GROUND
SURFACE ELEVATIONS, LOT DRAINAGE PATTERNS AND LOCATIONS, AND
REQUIRED INSPECTIONS
ELEVATIONS OF ALL SURFACE AND SUBSURFACE DRAINAGE FACILITIES.
HE/SHE SHALL PROVIDE WRITTEN APPROVAL THAT THE WORK WAS DONE IN
ACCORDANCE WITH THE FINAL APPROVED GRADING PLAN AND STATE THE
1.
APRE-GRADING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
NUMBER OF YARDS OF CUT AND/OR FILL MOVED DURING THE OPERATION.
OF GRADING WITH THE FOLLOWING PEOPLE PRESENT: OWNER, GRADING
2. A SOILS GRADING REPORT PREPARED BY THE SOILS ENGINEER, INCLUDING
CONTRACTOR, DESIGN CIVIL ENGINEER, SOILS ENGINEER, GEOLOGIST, CITY
BUILDING INSPECTOR OR THEIR REPRESENTATIVES. REQUIRED FIELD
LOCATIONS AND ELEVATION OF FIELD DENSITY TESTS. SUMMARIES OF FIELD
AND LABORATORY RESULTS AND OTHER SUBSTANTIATED DATA AND
INSPECTIONS WILL BE OUTLINED AT THE MEETING.
COMMENTS ON ANY CHANGES MADE DURING GRADING AND THEIR EFFECT
2.
APRE-PAVING MEETING SHALL BE SCHEDULED 48 HOURS PRIOR TO START
ON THE RECOMMENDATIONS MADE IN THE SOILS ENGINEERING
OF THE SUB -GRADE PREPARATION FOR THE PAVING WITH THE FOLLOWING
N SHALL PROVIDE WRITTEN APPROVAL AS TO THE
INVESTIGATION REPORT. HE
PEOPLE PRESENT: OWNER, PAVING CONTRACTORS, DESIGN CIVIL ENGINEER,
ADEQUACY THE SITE FOR THE INTENDED USE AND COMPLETION OF WORK
SOILS ENGINEER, CITY BUILDING INSPECTOR OR THEIR REPRESENTATIVES,
N
ACCORDANCE WITH THE JOB SPECIFICATIONS.
REQUIRED FIELD INSPECTIONS WILL BE OUTLINED AT THE MEETING.
3. A
A GEOLOGIC GRADING REPORT PREPARED BY THE ENGINEERING
GEOLOGIST, INCLUDING A FINAL DESCRIPTION OF THE GEOLOGY OF THE
GRADING
FILLSICUTS
SITE, INCLUDING ANY NEW INFORMATION DISCLOSED DURING THE GRADING
✓'
AND THE EFFECT OF SAME ON RECOMMENDATIONS INCORPORATED IN THE
`Y
APPROVED GRADING PLAN. HE/SHE SHALL PROVIDE WRITTEN APPROVAL AS
i
1.
GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL T01 VERTICAL.
TO THE ADEQUACY OF THE SITE FOR THE INTENDED USE AS AFFECTED BY
2.
FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVE
GEOLOGIC FACTORS.
a
COMPACTION OUT TO THE FINISHED SURFACE.
SITE
3
O
ALL FILLS SHALL BE F 90
IT
EASTDE OTHOD
NOTE
DETERMINED YOUT
PERCENT RELATIVE COMPACTION ASTM ST MENIMUM
1557, AND APPROVED BY THE SOILS ENGINEER. COMPACTION TESTS SHALL.
a.=
BE PERFORMED APPROXIMATELY EVERY TWO FEET IN VERTICAL HEIGHT AND
ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT
OF SUFFICIENT QUANTITY TO ATTEST TO THE OVERALL COMPACTION EFFORT
RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS,
APPLIED TO THE FILL AREAS.
CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE
4.
AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND
PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
!PFN1NftGULA%.Q
DEBRIS, SCARIFIED AND APPROVED BY THE SOILS ENGINEER PRIOR TO
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED
®`
PLACING OF THE FILL.
BY THIS PERMIT.
5.
FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL.
6.
ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR
PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY, AN
REMOVED BEFORE ANY ADDITIONAL FILLS ARE ADDED.
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORK
7.
ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR
DEPARTMENT.
CRUSHED IN PLACE AND BACKFILLED AND APPROVED BY THE SOILS
ENGINEER.
VICINITY MAP
NOT TO SCALE
SHEET INDEX
TITLE SHEET
C-1
PRECISE GRADING & DRAINAGE PLAN
C-2
SECTIONS & DETAILS
C-3
EROSION CONTROL PLAN
C-4
GEOTECHNICAL RECOMMENDATION
C-5
EARTH WORK QUANTITY
CUT
15.00
C.Y.
FILL
33.00
C.Y.
IMPORT
18.00
C.Y.
EXPORT
0.00
C.Y.
OVEREXCAVATION AND RECOMPACTION
147.00
C.Y.
LOT SIZE:
EXISTING IMPERVIOUS AREA:
PROPOSED IMPERVIOUS AREA:
2789.14
SQ -FT
2789.14
SQ -FT
2789.14
SQ -FT
NOTE:
QUANTITIES SHOWN HERE ON ARE FOR PERMIT AND/OR BONDING PURPOSE ONLY.
OWNER
CANNY SAIL HOUSE, LP
428 OLD NEWPORT BLVD.
NEWPORT BEACH, CA 92663
ARCHITECT
BRANDON ARCHITECTS
3001 REDHILL AVENUE,
BUILDING 1 SUITE 102
COSTA MESA, CA 92626
PHONE: 714-754-4040
SOIL ENGINEER
R MCCARTHY CONSULTING INC.
23 CORPORATE PLAZA, SUITE 150
NEWPORT BEACH, CA 92660
PHONE: 949-629-2539
CIVIL & STRUCTURAL ENGINEER
CORE STRUCTURE INC.
23172 PLAZA POINTE DRIVE, SUITE #145
LAGUNA HILLS, CA 92653
PHONE: 949-954-7244
BENCH MARK
BENCHMARK J-782
ELEVATION = 7.142 FEET (NAVD 88) YEAR LEVELED 1989
BASIS OF BEARING
THE CENTERLINE OF ORCHID AVENUE HAVING A BEARING OF N40034'16"E PER
369/4748 ATTACHED.
DISECTION 4216 / 4217 OF THE GOVERNMENT
CODE REQUIRES A DIGALERT
® IDENTIFICATION NUMBER BE ISSUED
BEFORE A "PERMIT TO EXCAVATE" WILL BE
' VALID. FOR YOU DIGALERT I.D. NUMBER
CALL UNDERGROUND SERVICE ALERT TOLL
FREE 1-800-422-4133 TOW WORKING DAY
811 BEFORE YOU DIG.
co
RE
Core Structure, Inc.
23172 Plaza Pointe Dr.
Suite #145
Laguna Hills, CA 92653
Phone: 949-954-7244
info@corestructure.com
www.corestructure.com
PROJECT NAME:
CANNERY
SAIL
HOUSE
RESIDENCE
ARCHITECT
BRANDON
ARCHITECT
3001 RED HILL AVE
COSTA MESA
DEVELOPER:
CANNY SAIL HOLE LP
428 OLD NEWPORT BLVD.
NEWPORT BEACH
ADDRESS:
415.5 29TH ST.
NEWPORT BEACH
SCA 92663
REVISIONS
SHEET NAME:
TITLE SHEET
PROJECT NUMBER:
70049
DESIGNED BY:CHECKED BY:
UL/ I , ILU I ,
SHEET NUMBER:
C-1
11-22
_ — _ — - — - - - - - - - - - - 2U -
ALLEY
12
11 3
N89°49'10"W 30.01'
w 21
- i
o �
3'-2" 2'-91/2" 18'-0' 2'-912' 3'-31/8"
3'-17/8' 28 =a-3'-2"
3" F.O.F. 1 F.O.F.
F.O.F. T-10/8'
CLR.
7-75'8"
CLR.
19
Fork
3'-2"
-F ID F.-
15.00'T
T.3118'
2
1T-6" MIN.
f
4
U
K
W
a
w
a
0
CAR GARAGI
22'- 5 3/4'
CUR.
9.0
KITCHEN
GREAT ROOM
9.0�
8.83'F.5
6"
ELEV.
UP
CUR.
Owl
3'-1 318'
F.O.F.
8.00' F.S.
15.00'
i6
DN
8.83' F.S.
3
17
23'-T
KEYNOTE LEGEND
T-21/8'
REAR YARD SETBACK -TOP OF SLOPE
2
0LOT LINE
19
DN.
4
CURB
5
GUTTER
6
15.00'T.F.
7
VEHICLE- M IN IMUM PARKING DIMENSIONS ON PLANS
8
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
9
(EJ NEIGHBORING P.L. WALL TO REMAIN -PROTECT IN PLACE& REINFORCE AS REQUIRED PER STRUCT.,REF.
SURVEY, CIVIL & STRUCT. DWGS.
10
J
9.00'T.C.----
11
POWER POLE -PROTECT IN PLACE
12
PLANTED
13
(EI SEWER C.O. LOCATION(REF. SURVEY &CIVIL DWGS.)
.
9.00'T.C.
15
------
16
CONCRETE STEPS ON GRADE - REF. CIVIL DWGS.
h 15.00'T F
LINE OF FLOOR ABV. INCLUDING EAVES. BALCONIES & PROJECTIONS
18
° 6.
19
15.00'T F
30 9.00' T.C.
(E.17.22 FS
18
21
NEW DRIVEWAY APPROACH - REF. CIVIL DWGS.
22
•PLANTED
PLANTED
EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
24
DRAIN LINE - IN WALLIFROM ABV (REF CIVIL DWGS.& DETAILS)
25
OVERFLOW DRAINLINE.-IN WALU FROM ABOVE(TERMINATE ABV. EXT. FLATWORK
2 N89°5222" VV30.02'
3
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.(ARCH. TO APPROVE)
14
(N.) PROPERTY LINE WALL. CMU WITH STUCCO FINISH
0
29TH STREET
15.00'
LOT 9
ENCROACHMENT PERMIT REQ'D.
FOR ANY WORK PROPOSED IN THE
PUBLIC R.O.W.
n ARCHITECTURAL SITE PLAN
Lir-1/4' V1,_0"
TRUE NORTH (� PROJECT NORTH
NOTE:
SEE SHEET A4 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET
(INCLUDING EAVE DETAILS AND PROJECTION DISTANCES).
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8' - CONTACT ARCHITECT IN WRITING
FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
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.
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
IECT NAME
KEYNOTE LEGEND
1
REAR YARD SETBACK -TOP OF SLOPE
2
0LOT LINE
3
PROPERTY LINE
4
CURB
5
GUTTER
6
TRASH LOCATION -SCREEN FROM STREET AS NEEDED
7
VEHICLE- M IN IMUM PARKING DIMENSIONS ON PLANS
8
MAIN SERVICE PANEL, 600 AMP (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION)
9
(EJ NEIGHBORING P.L. WALL TO REMAIN -PROTECT IN PLACE& REINFORCE AS REQUIRED PER STRUCT.,REF.
SURVEY, CIVIL & STRUCT. DWGS.
10
(E.) NEIGHBORING P L WALL TO REMAIN -PROTECT IN PLACE- REF. SURVEY
11
POWER POLE -PROTECT IN PLACE
12
(N.) WATER METER LOCATION (REF. CIVIL DWGS.)
13
(EI SEWER C.O. LOCATION(REF. SURVEY &CIVIL DWGS.)
14
(E.)SIDEWALK - NOT A PART
15
EXISTING STRUCTURE - NOT A PART
16
CONCRETE STEPS ON GRADE - REF. CIVIL DWGS.
17
LINE OF FLOOR ABV. INCLUDING EAVES. BALCONIES & PROJECTIONS
18
(N) GATE (MIN. 5' HT./ T MAX HT. ABOVE NATURAL GRADE)
19
HAROSCAPE- COLORED &SCORED CONCRETE (AS SELECTED)
20
CENTERLINE OF ALLEY
21
NEW DRIVEWAY APPROACH - REF. CIVIL DWGS.
22
DIRECT VENT GAS FIREPLACE APPLIANCE -MONTIGO L -SERIES, L42DF MODEL (TO BE LISTED AND LABELED AND
INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING)
23
EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
24
DRAIN LINE - IN WALLIFROM ABV (REF CIVIL DWGS.& DETAILS)
25
OVERFLOW DRAINLINE.-IN WALU FROM ABOVE(TERMINATE ABV. EXT. FLATWORK
26
DOWNSPOUT- KYNAR FINISH TO MATCH METAL ROOFING, SHAPE AS SEL.(ARCH. TO APPROVE)
27
(N.) PROPERTY LINE WALL. CMU WITH STUCCO FINISH
28
WATER HEATER - TANK-LESS(ON DEMAND -DIRECT VENT)WALL-MOUNTa44" MIN.,'NORITZ OR EQUIV.-VERIFY
SIZE REO'D. W/. MFGR. INSTALL PER MFGR. SPEC.
29
PROPOSED BUILDING SETBACK
30
N. OPEN METAL TENSILE FENCE
n ARCHITECTURAL SITE PLAN
Lir-1/4' V1,_0"
TRUE NORTH (� PROJECT NORTH
NOTE:
SEE SHEET A4 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET
(INCLUDING EAVE DETAILS AND PROJECTION DISTANCES).
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE
(F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8' - CONTACT ARCHITECT IN WRITING
FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
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.
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
IECT NAME
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JOB NO.
415.5 Z-1 7
DATE
04/05/1
A-0.0
11-23
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REVISIONS
JOB NO.
415.5 Z-1 7
DATE
04/05/1
A-0.0
11-23
DEFINITIONS: IAS USED IN THESE SPECIFICATIONS)
a OWNER SHALL MEAN: MR. DAVID WOOD
• CONTRACTOR SHALL MEAN: LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
a ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDUN PRINCIPAL
a SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE"PROJECT MANUAL!(IF PROVIDED FOR THIS PROJECT)
a CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDS
ALL WORK. CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS TIE RESPONSIBILITY OF THE CONTRACTOR. SUB-CONmACTOmG AND ANYONE SUPPLYING LABOR ANDIOR MATERIALTO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN W RmNG) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OFTIESE CODES AND THE CONTRACT DOCUMENTS (DRAW INGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TOTHOSE AS LISTED IN'CODE REVIEW' BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL ANO INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOW ING:
THE BUILDING CODES. 2016 EDITIONS, AS ADOPTED BY CALIFORNIA ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALRY STANDARDS SET FORTH IN TITLE 7OF TIE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACP).
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CRY OF NEWPORT BEACH..
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
CONTRACTOR AND HIS SUB -CONTRACTORS SHALL OBTAIN AND PAY FDR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING
PLANCHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH W ILL BE PATO BY THE OW NER. CONTRACTOR SHALLARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SND METERS. CONTRACTOR
SHALL PROVIDE TEMPORARY TOILET FACILITIES ANO EROSION CONTROL MEASURES AS REQUIRED BY STATE ANO LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOW LEDGE OF EXISTING CONDmONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE
DRAW INGS 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 CONRACT DOCUMENTS. CONT ACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF MY
DISCREPANCIES FOUND W THIN TIE DRAW INGS 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 OFALL WORK INA SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB -CONTRACTORS.
CONTRACTOR SHALL PROVIDE SUPERVISION OFTHE JOB DURING ALL PI MES OF CONSTRUCTION ACLVI➢ES. 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 SUBCONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLETO THE SUBCONTRACTORS
WORK
ALL SUB -CONTRACTORS SHALL BE RESPONSIBLE FOR THE ONLY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT GF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE
LAWFULLY REMOVED FROM THE SITE. UNLESS OTHERW ISE DIRECTED BY THE CONTRACTOR.
e. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR. AND SECURE REQUIRED TESTS. PERMTS AND INSPECTIONS. AND SHALL BEAR COSTS FOR SAME
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 REFLAGEO ANY OR ALL SUCH WORK TOGETHER W TH MY OTHER WORK WHICH MAY BE OISPLACED IN GOING SO, THAT MAY PROVE DEFECTIVE W THIN ONE YEAR, W ITIOUT ADDITIONAL EXPENSE:
ORDINARY W EAR AND TEAR. UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAW INGS. STATE LAW, OR
MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH ANO 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 W ILL 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 MATERIALSAND WORKMANSHIP. EACH SUB -CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING
THAT W ORK EXECUTED BY HIM IS MEBANE W ILL REMAIN FREE FROM DEFECTSOF MATERIALS AND WORKMANSHIP FOR ONEYEAR 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 W ILL BE EXECUTED IN ATIMELY MANNER AT THE CONVENIENCE OF TIE OW NER AND W ITHOUT COSTTO
OWNER.
8 WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS. OR ANYONE PROVIDING MATERIALS ANDIOR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT W ILL NOT ACTAS TIE OWNERS REPRESENTATIVE DURING CONSTRUCTION. ARCHTECT WILL ADVISE AND CONSULT WITH OW NER. ARCHITECT W ILL OBSERVE CONSTRUCTION PER HIS
AGREEMENT WITH OWNER AND RENDER INTERPRETATIONS NECESSARY FOR TIE PROPER EXECUTION OR PROGRESS OFTHE WORK IN ACCORDANCE WITH TIE INTENT OF THE PL NS AND SPECIFICATIONS.
ARCHITECT W ILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE EVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS. TECHNIQUES. SEQUENCES OR PROCEDURES. OR FOR SAFETY
PRECAUTONS ANO PROGRAMS, OF THE CONTRACTOR, SUB -CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE W ORK
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER. MEETING NOTE. MEMORANDA OR THE LIKE. (WITH A COPY SENT TO THE OW NER, 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.
Ia 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 W ERE PART OF THESE DOCUMENTS UNLESS
SPECIFICALLY MODIFIED IN THEOW NER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONOTPONS MAY BE OBTAINED FROM THE ARCHTECT UPON REQUEST- TIE NOTES CONTAINED IN THESE'GENERAL
NOTES' ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMEW THE AI.A GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN
WORDINGOCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK GR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OW NER,
ARCHITECT AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITTIONS:
SUBSTTIUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB -CONTRACTORS CONTRARY TO DRAW INGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR
APPROVAL OR BENI&. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PIANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN
ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECTS AND OWNER'S DECISION.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENEML LIABILITY INSURANCE W RH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OW NER AND ARCHITECT SHALL BE LISTED AS
ADDITIONAL INSURERS UNDER THE POUCY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OW NER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OW NER SHALL
OBTAIN A BUILDER'S RSKMUCY WITH ARCHITECT NAMED ALAN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION,
14. SCOPE OF DRAW INGS AND SPECIFICATIONS:
THESE DRAW INGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS PND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND
EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE ANO IN SIMILAR MANNERAND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAW INGS ANUOR 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 DOW TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF W ORK IS
PERFORMED AS DETAILED. IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXRA COMPENSATION WILL BE ALLOWED FOR
DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAW INGS.
IN USING THESE PIAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREATTHEM AS A W HOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR
INDIRECTLY AFFECT THEIR PORTION OF THE WORK EVEN REOUIREMEMS LOCATED IN SECTIONS OESIGNATEO AB APFLICALBE TO OTHER TRADES. IN G4S OF CONFLICTS, TIE AFFECTED CONTRACTOR IS REQUIRED
TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER. OR OTHERW ISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY -STANDARD LEVEL OF UALIFY AND DETAIL AND THE PRE INTENDED TO BE SUPPLEMENTED BY
Q
APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS ANO OMISSIOJS ARE TO BE E%PECRD ANO PNIICIPATEO. AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS
15. DIMENSIONS ON DRAW INGS
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE. AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB -CONTRACTOR AND CONRACTOR SHALL CHECK ACCURACY OF
ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS Oft PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAW INGS SHALL
BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECTARE TO
BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAW INGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAW INGS SHALL BE FOLLOW EO AND EXECUTED AS IF PART OF THESE
DOCUMENTS.
its. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS W ILL BE REVIEW EO BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY -STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT AMt4997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW
PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTORS RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL
ARCHITECT, FROM TIME TO TME, W ILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAW INGS AND SPECIFICATIONS WERE COMPLETED.
CONTRACTOR SHAD-MVIEW THESE WRITTEN DOCUMENTSAND INCORPORATETHEM INTO THE PROJECT ANY QUESTIONS Oft OBJECTIONS AS TOTHE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE
BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND CR 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 OW NER & ARCHITECT PRIOR TO EXECUTING.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAW INGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR
ANO 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 W ILL BE HELD RESPONSIBLE FOR THE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOW EVER, DRAW INGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK
CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH.
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS PND 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 aE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
1B. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACmll 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, SUBCONRACTORS SHALL PROVIDE, INSTALL PND MAINTAIN PROPERLY DESIGNED PND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO
PREVENT DISLOCATION. DISTORTON, CRACKING. FALLING OFF. OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS W ELL AS NOT FORESEEABLE EXCESSIVE
W IND AND EARTHQUAKE FORCES WITHOUT AO PTI COST TOOW NER. CONTRACTOR ANO HIS SUB -CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS GF
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 ANO REMOVAL OF ANY TOXIC
MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS MOL, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED
METHODS, PROCEDURES. DOCUMENTATION AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PIANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECTI ENGINEER W HOSE 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 OMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 24 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BYTHE CURRENT CALIFORNIA GREEN CODE -GG. TO VERIFY PRIOR TO PURCHASE AND INSTALOFANYFIXTURES.
26. EXTERIORDECKG BALCONIES, AND STAIRWAYSSEALED UNDERNEATH SHALL BEWATER CKPI -ARCH. TOAPPV. METHOD OFWATERPROOFING-GC. TO SUBMTSPECIFICATONS.
27. SPECIAL INSPECTION IS MODIFED FOR THE FOLLOW ING:
FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
. PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FIAT WORK AREAS.
ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
ALL FIELD WELDING OF STRUCTURAL STEEL
INSTALLATION OF ALL HIGH STRENGTH BOLTS
CERTIFICATION OF WELD. & BOLTING TO SE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 12th TO BE APPROVED BYTHE USE OF PRESSURE BALANCE ORTHERMOSTATIC MIXING VALVES TYE, @ SHOWERS & TUBS.
29. MAINTENANCEINFORMATKDN:
THE BUILDER SHALL PROVIDE TO TIE BUILDING OW NER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, PND MANUFACTURED INFORMATION FOR ALL FEATURES,.
MATERIALS, COMPONENTSAND 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 ANDIOR PUBLICATION NUMBER. THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR
MODEL ANO TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL,CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVABABLE TO TIE ENFORCEMENT AGENCY OR POST INA CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE
SIGNED BYTHE INSTALLER STATING THATTHE INSTALLATION IS CONSISTENT W ITH THE P ANS PND SPECIFICATIONS FOR WHICH THE BUILDING PERMT WAS ISSUED. THE CERTIFICATE SHALLALSO STATE TIE
MANUFACTURER'S NAME PND MATERIAL IDENTIFICATION, THE INSTALLED R -VALUE, PND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED W EIGHT PER SQUARE FOOT CONSISTENT WITH THE
MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R -VALUE.
31. ON PROJECTS W IRI EXCAVATIONS THAT W ILL BE LOWER THAN ADJOINING PROPERTIES. So DAY NOTICE IS.LEGALLY REOUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS
OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY UNE TO BE ZONING SETBACK PLUS W ALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS,SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF W CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC
120343 2.1 CMC T-0
34. MFETYGLAZINGSHALLBEMOVIDEDATTHEFMLOWINGHA RDOUSLOCATONS: CBC24W.3
A. SW INGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 661NCHES OFTHE FLOOR SURFACE IN TUBS, SHOW ERS. SUANAS. OR STEAM ROOMS.
C. WITHIN A 24ANCH ARC OF EITHER VERTICAL EDGE OF DOORS AND W ITHIN 604NCHES OF WALKING SURFACE.
D. W HERE GUZING AREA IS MORE THAN B SQ. FT. IN AREA, W ITH A BOTTOM EDGE LESS THAN 181NCHES ABOVE THE FLOOR AND TOP EDGE MORETHAN 361NCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 35HNCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60 -INCHES ABOVE WALKING SURCFACE.
F. ADJACENT TO STAIRWAYS WITHIN SHNCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60HNCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24 -INCHES IN FRONT AND ISINCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ.INCHES(7.1SQ.FT.) OR MORE IN THE CLEAR FLOOR AREA. AND SHALL&SO BE CAPABLE OF ENCOMPASSING A 3WNCH DIAMETER CIRCLE.
CPC 41 7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER,TILE. OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70 -INCHES MOVE DRAIN INLET, PROVIDE CEMENT
BOARD OR CEMENT PLASTER BACKING FOR TLE. CBC 12103
36. MIN. 518' TYPE'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PIASTER: PROVIDE TWO LIVERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
4a THEWATER HEATERBURNER TO BEAT LEAST I8-INCHESABOXETHE GARAGEFLOOR, IFLOCATEO IN A GARAGE.CPCN&14
41. PROVIDE A 3INCH DIAMETER BY 3FOOTTALLSTEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPCW814
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH I-112" X 16 GAUGE STRAP W ITH SO DIA X Y LAG BOLT EACH IND. CPC NBC
43. DRYER.
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14 -FEET IN OVERALL LENGTH. CMC 504.3.2
DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS). Cal III
PROVIOE A MIN.1 W SQJN. OPENING IN THE DRYER DOOR CMG Nod2
44. SMOKE ALARMS SHALL BE INSTALLED IN TIE FOLLOW ING LOCATIONS IR314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTCS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R3144 & R3145
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOW ING LOCATIONS (R315.m:
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS)
B.ON EVERY LEVEL OF THE DWELLING UNT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R3144 & Ri
46. ALL RECEPTACLE OUTLETS IN BATHROOMS. PROVE KITCHEN COUNTERTOP, CRAWL SPACES. GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6 -FEET OF WET MR SINKMUNDRY SINK TO BE PROTECTED BY
GROUND FAULT CIRCUIT INTERRUPTER (GF01) CEC2101
47. ALL mWV SINGLE PHASE, 15 AND 20 AMP OUIlETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC -FAULT CIRCUIT INTERRUPTER (AFCO CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS IW%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND EUPC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. EDISON COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION
51. FACTORY -BUILT FIREPLACES,CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED PND LABELED PND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDmONS OF THE LISTING
GENERALNOTES
a6wm
p4 6
CITY OF NEWPORT BEACH
r- COMMUNITY DEVELOPMENT DEPARTMENT
v re'f BUILDING DIVISION*
100 Care Center Drive I P.O. Box 17M 1 Newport Beach, CA 92658-6915
�4rnores� Www.nawoonb®cM1ca.00v 1(949)6443200
CALGREEN-RESIBENTIAL
MINIMUM REQUIREMENTS
Scope
1. 2016 California Oman Bulltling Stantlartls Code (CG) is applicable W all new residential buildings,
including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of
dwellings duraining sleeping accommodations with or without Common busts or cooking facilities
regulated by the Department of Housing and Community Development fil ). (NBMC 15.11.010.
CG Sedion 101.3,1 .
Z 2016 California Green Bulltling Stantlartls Cotle (CG is applicable to additions or aftestlons of
existing residential buildings where the Ad0ion or akeration Increases Me building's cond'Noned
arm, Volume,. Cor sole. The requlremente shall apply only to anNor within the specific area of the
addi6onoralte.b.n. (301.71)
Energy Ef icii
3. New ane and five family dwellings and Wwnhousas with attached pnvaa garages shall install a listed
nominal 1 inch inside tlkmeter m=way to accommodate a dedicated 208240 vat branch circuit.
(4106.41)
a. The raceway shall Originate at the mein servlee or subpanel and terminate into a Isad cabinet,
bow, or enclosure in time proximity to the proposed loation of an EV charger.
b. The servlee panel or subanal shall provide capacity W install a minimum 40 ampere dedicated
branch circuit antl space removed for installation of a branch circuit oVercurrenl prolective device,
c. The service panel or subpanel circuit directory shall Identify tit overcurrent pretesNve devices
space rman ed for future EV charging as"EV CAPABLE"
n The raceway ermmabon lomtion shall be permanently and visibly marked as"EV CAPABLE'
cm4,aeaeme.vALau Masaew•.a...meati I
Material Conservation and Resources EfRfficam
4. Annular spaces around pipes, electric cables, conduits or other openings in saWbottone plates at
exterior walls shall be protected against the passage of indents by dosing such openings with
cement moral concrete masonry or other dollar method (4406.1)
5. U6lae one M ore city's approved franchise haulerto recycle ardor salvage a minimum of 65%d the
mnh....dead dmstmctlon and fien0tlon waste. (4.406.1,4.406.3)
Water Efflcmn.V and Conservation
6. New residential developments with an aggregate landscape area equal to orgreaar than 500 square
feet shall comply with City's water efficient landscape ordinance (4304./, NSMC14A7)
7. Plumbin figures and Mn sshall com with the followin 4.3031 :
9 9 piY 8 ( )
FIXTURE TYPE
CBC TABLE aaW.a
PBPTEC .11HOE.MDESTRmNa
MAXIMUM FLOW RATE
Sin le Showarheads
2,0
m 80
Mufti Ie Showarheads
Combine flow rate of 2.0 m 80 si
Residential Levator Faucets
12
m 60 sl
Common antl Pahlic use Lavoro Faucets
0.5
m 60 i
Kitchen Fauceh
13
m 6D sl
Meterin Fauceh
0.25
aliens rc le maximum
Water Closets
128
allonslflush
Wall Mounted Urinal
0,125
allonslflush
All OtherT es of Urinal
OS alanslflush
gym cola, react wale, arwawN,.h..ear ice aumm. e. ve-l..m aa.A A. N 2- taam]k,ass" .
meAlio1111111healw,n1.1-
aledMery..m..d ,.l...,...-,.,ag.,mAIDP..
EnvironmentalEnvlronmental Quality
B, Moisture content of builtlin materials used in wall antl floor framin Is checked before enclosure
9 9
according to ane olthe following (4 505.3):
a- Moisture content shall bs determined Min either a pre, eHtype or comact-type moisture meter
Equivalent moisture vera tion methods may be approved by the enforcing agency and shall
satisfy requirements found a Section 101 B d hits Cotle.
b, Moisture readings shall be taken at a point 2 feet (610 mm) W 4 feet (1219 mm) from the grade
stamped end of each piece W be verifled.
c. At least three random moisture readings shall be performed on wall antl floor framing with
documenla4on acceptable to me enforcing agency provided at the time Of approval W enclose Me
wall antl floor framing.
B. Aerosol paints and coatings shall meet the Product -weighted MIR Limits far RDD In Stolon
94522(x$2) and done, toxic requirements in Sections 94522(a)(1) and (pill of the Califomia Code of
Regulations, Th. l7, commencing with Sedion 54520. (4504.2.3)
10. Carpet and carpet systems shall be compliant with of the following (4.504.3);
a. Carmtand Rug Institute's Green Label Plus Program.
b: Calfornm Oepadmentof Publz Health SpecMp bonO1350-
P. NSHANSI 140 tithe Gold level.
d. Scientific Cedez.O.ns S,s mslnd..,Advant,.e Gald
11. Minimum W% of floor area receiving resilient flmring shall comply with one of the following (4,504.4):
a. VOC emission limits defined in the Collaborative for High Padorman= Schools (CHPS1 High
P.rlorm mos Produd DaWbam.
b. Products cardlMd under UL GREENGUARD Gold.
Certified under Me Rd ilient Floor Covering Institute (RFCp Floonfoom program.
d. California Department of Public HmMh SmcRlatlm 01350.
n.1eea mnumle. WWaamdac.mr .u." 2
CAL GREEN - RESIDENTIAL MANDATORY MEASURES
o _saver a CITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
�',.e BUILD1 GDIVISI N
N O
IWC k Celrk r e P O Bax 1TW Ne R Beach 92 58-8915
M rON w .CP @
w
wmnbaaenaa are rw4-UM
119401
RESIDENTIAL
CONSTRUCTION MINIMUM REQUIREMENTS
Applicable Standards: 2016 Califomia Residential Code (CRC); 2016 Callfomla Building
Cotle (CBC1: 2016 Califomia Plumbing Cape (CPC); 2016 CdlRomia Electrical Cotle
(CEG); 2016 California Mechanical Cotle (CMC); 20111 Building Energy Emciency
Stantlartls (BEES); 2016 Califomia Green Building Stantlartls Case (Cal Green); &
Chapter 15 of the Newport Beach Municipal Code (NBMC)
E E
1. Residential Wildin undder of ermdted alteratbm addders, or int rovements shall
9 lO 9p P
replace porvoompiiant sof201g Tldures wOM1 water -conserving plumbing Suction
4303 Me requirements of acem rat is r q Green for torg Sa ce of Code, Section
asouPlumbing fixture ranbytheC is requiretl prier to issuance J a ceom=te.l
9 set , Ny or final inspection by the Ch'st Building Omcial. (C'Ivil Code. Sedion 11m.1
at seq., NBMC 1511 010)
2. Issuance da building period by the Cil of Newpod Beach does net relieve applicants of
the legal against the to arty or covenants, ori, Y u s and re compo, y which may be
corded against the property or to obtain pare. dia sMuld oordad your community
assadal ons priorto commencement of any ConMmdion aohorrmd by This pamrit.
3. Poor to pedormhg any work in the city rlghtaf-way an encroachment permit must be
oblainetl from the Public Wmks Depanmers.
4. A Sanauney by aliemsed survelos ll be required prier to foundation cancels pour
5. Garage raiding height. The minimum unobstructed venial clearanm for Parking spaces
shall be seven feet except that the front four feet may have a minimum Venial
dammosaffourf.et (NBMC20.4,090A4)
6. UMlleeoneoftheciw'sapprovad YaneftWhaulert...yeeandlormNmeaminlmumofW%ol
Me nonhaardous w entocion and demolHon wase. ICaI Green 1408.1, delay)
7. Stairways shall rel be less then 36 inches clear width, (CRC 311.7.1) The minimum
head dearanoe shall be 6"A" mmwred bent=Ily from the Waged line adleiNrg head
n xurg. (CRC 3117.2)
,,..,.,wm,e„nmr�-.......Imwa I
CONSTRUCTION:
8. FiXe lrlan protection adjacent W public way to be as follows
9. All arterior lath and plaster snail have was layers d Grade D paper over weed base
shethirg. (CRC Ell T3, CBC 2510,6)
10 Wall covanng d showers or tubs with showers shall be of cement plaster, tile, or
opposed equal, to a he gtt d not lam than 72 inches above doom Inlet. Backirg far Me
shall be cement board or cement Plaster. (CRC 8307.2, CBC 12102.3)
11 S9a1 lady shell be rodded at the follow) hazardam la=bors CRC R314
Y 9 9 P rig
CBG 241.6)
Swi r b' d Id d ors.
a WW n n
9 9 9
b. Wtan loots wita W irate above the floor in wet .surfaces such as tubs.
sMwars, satires, steam rooms, or outdoor swimming Pool.
n. Glazing dj cent to doors;
W thin a 24 nch arc of ether vertical edge dome and within 50 inched
of walking surface.
ii. Where the glazing k on a well pemendimlar W the piano d the door in o
closed slion antl within 24 inches of the hit a site of an inawin in
w g gig
door
d Where glazing area is more than 9 al. ft. in area, with the bottom edge less than
18 inches above the gear, Wp edge more than 36 inches shore ficor, ant within
36 inches of a Well surface, measured horizontally.
e. Glazing where the bottom exposed edge d the glazing is lass than W inches
above tit plane of the adjacent walkng surface d sairways, endings fietwa en
flights dsairs and ramps.
f Gen irg adjacent b the larding at the bottom of a stairway where the glazing Is
less ton 36. inches above tit landing antl within SO inches hanamolly d the
bottom treed.
g. SO., in gads and radmMs.
12,. AI doors from the house into tit pool arm shall be equipped with m approved alarm or
an approved enemata drowning prevemlon safety feature. (LBC 3109.4.42)
13, Smoke alarms shall be installed in the fallowing locations (CRC R314.3 CBC
907.211], 901211 3&901211 4)'.
a. In each steeping room.
b. Outside men separate sleeping area In the immediate vicinity 0Me bedrooms.
I'll .mwn.I.1_ mmiwum ...m....wrn, a
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
12 Adhesives, sealants and caulks shall be compliant With volatile organic compound (VOC) limits set
form in Table 4.504.1 or Table 45042 (450421)
ADHESIVE VOC LIMIT'''
Less Water and Less Exem tCom unds in Grams er Liter
CBC TABLE aaW.a
PBPTEC .11HOE.MDESTRmNa
ARCHITECTURAL APPLICATIONS
...M DF
mNsrgaLilON
.IMANLEfgdx premosmloaTO�OTUNe
T M
gEOla e0
Gar et d adhesives
L.ssarmsl.a
Co,cOurwnrah
" �
slmarme
w,e
Rubberflooradhesives
. m.n s own
Hana-m osaM rarre
W
e m tlan M
Ban a
MasmanaM
sbetormmw hulreMavlonNaMaM ueHXpa MyMvr
dweir
maer
Dr all
Slmormhre.hNdm[GI me.MXNreM1 HMenm,¢Ik„
there
9. All arterior lath and plaster snail have was layers d Grade D paper over weed base
shethirg. (CRC Ell T3, CBC 2510,6)
10 Wall covanng d showers or tubs with showers shall be of cement plaster, tile, or
opposed equal, to a he gtt d not lam than 72 inches above doom Inlet. Backirg far Me
shall be cement board or cement Plaster. (CRC 8307.2, CBC 12102.3)
11 S9a1 lady shell be rodded at the follow) hazardam la=bors CRC R314
Y 9 9 P rig
CBG 241.6)
Swi r b' d Id d ors.
a WW n n
9 9 9
b. Wtan loots wita W irate above the floor in wet .surfaces such as tubs.
sMwars, satires, steam rooms, or outdoor swimming Pool.
n. Glazing dj cent to doors;
W thin a 24 nch arc of ether vertical edge dome and within 50 inched
of walking surface.
ii. Where the glazing k on a well pemendimlar W the piano d the door in o
closed slion antl within 24 inches of the hit a site of an inawin in
w g gig
door
d Where glazing area is more than 9 al. ft. in area, with the bottom edge less than
18 inches above the gear, Wp edge more than 36 inches shore ficor, ant within
36 inches of a Well surface, measured horizontally.
e. Glazing where the bottom exposed edge d the glazing is lass than W inches
above tit plane of the adjacent walkng surface d sairways, endings fietwa en
flights dsairs and ramps.
f Gen irg adjacent b the larding at the bottom of a stairway where the glazing Is
less ton 36. inches above tit landing antl within SO inches hanamolly d the
bottom treed.
g. SO., in gads and radmMs.
12,. AI doors from the house into tit pool arm shall be equipped with m approved alarm or
an approved enemata drowning prevemlon safety feature. (LBC 3109.4.42)
13, Smoke alarms shall be installed in the fallowing locations (CRC R314.3 CBC
907.211], 901211 3&901211 4)'.
a. In each steeping room.
b. Outside men separate sleeping area In the immediate vicinity 0Me bedrooms.
I'll .mwn.I.1_ mmiwum ...m....wrn, a
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS
12 Adhesives, sealants and caulks shall be compliant With volatile organic compound (VOC) limits set
form in Table 4.504.1 or Table 45042 (450421)
ADHESIVE VOC LIMIT'''
Less Water and Less Exem tCom unds in Grams er Liter
Reguiretl
ARCHITECTURAL APPLICATIONS
VOC LIMIT
Indoor ar et adhesives
50
Gar et d adhesives
So
Outdoor car et adhesives
150
Wood floorin adhesive
100
Rubberflooradhesives
50
Suhmoradhasives
W
Ceramic Me adhesives
65
VCT and
halt til. adhesives
EO
Dr all
antl irmUchesNes
W
Ga. base mil emas
50
Multi u e construction adhesives
70
Structural azin adhesives
100
Si le- roof membrane adhesives
204
Other adhesives nots cifiall listed
50
SPECIALTY APPLICATIONS
Other
PVC.1khm
510
CFVG weltlin
490
ABS weldin
325
Plastic cement weltlin
250
Adhesive rimer far hatic
550
Carried adhesive
80
S ecial ur ase combct.dhesive
250
Structural Wood member adhesive
140
T. and trim adhesive
250
SUBSTRATE SPECIFIC APPLICATIONS
Pr rimers
Metal m metal
GO
Plasticfoams
W
Porous matamil ince wootl
W
Wood
3O
Fiter lass
So
Xfm. I. -I rmn�aa ea.,is ,-n W'aml men VOCm,d-Ili.c..�mheazl.me°mnn"c-os' Coe iv man-.5mnml u.ma.. ITae
SEALANT VOC LIMIT
Less Water antl Less Exem tCom ounds in Grams erDW
Reguiretl
Required Setback
SEALANTS
VOC LIMIT
Arcfi9echwal
50
250
Marine deck
0-14a
780
Nonmembrani
>1=
Goo'
RO.dwa
Basements ecial coatin s
250
Sin le- roof membrane
W
450
Other
Road breakers
420
Concrete curl com unds
SEALANT PRIMERS
Concretelma.on sealers
AmIdedural
Nonporous
Porous
DmV.,m sealers
250
775
Modified bituminous
1 0
S
SOB
Marine tlmk
Fire resistive croafin
760
Other
104
5
.nowea san.o.a.muw..A..ew occur
a On.an addil t incl W' bammeri and habitable amm.
g
d Nol less than 3 1 t n zontally from Ne door r opening d a bathroom that
czmWm1a bathtub h e
e. A minimum of 20 feet horaomell from a ermanentl Installed welkin
P 9
a fiance.
PP
f. Smpkealarms shall a Mdwretlwrath bade back -u antl inte BC 90 2. 1B &
ry P
exempted in accordance with CRC 8314.4 $ R314.5 Cor CBC 9012.115 &
9D72n 5.
14. Carbon monoxide alarms shall be insmlled in the OWWoglO=tids(CRC 8315.3):
s. Outside of each seen, area In the Immedes vicinity of the bedroom(.).
b. On ever level of the dwellin unit codd in basements.
g 9
c. Where a a carbon mg appliance m hall be w8hll a bedroom ed its attached
hamroom, a arbor momdde alarm shall he imelled within the betlraom.
Carbon monoxide amms shall be hadwired with battery back-uP and Interconnected
unless exempted In accordance wit CRC 8315.
15. All fenestrations on windows are do.. shall have U -actors 032 max and Solar Hear
Gain Coefficient (GHGC�32 max) values a manename with T-24 enefgy alwlations,
All fenedratlons must ovetemporary ant permanent labels.
TEMPORARY GENERATOR:
its. Hand operated mn.huction fools powered by electricity must Um power provided by
Southern CalMoma Ediwn through a temporary pole or available cele In the rare see
where electricit not readil available ant a ortable tem ra nerator 's
P pu ry ge
ecmmry Men the following restdc6ona must he adhered ro:
a. MUM be portable and may be edgily relocated.
b, Temporary generators ere td be Iecaled a minimum distance hem any pmpedy
Ilia...MIN to the falken ing table.
mmein Use
Reguiretl
Required Setback
Hours
SMback lydm
from Adlaant
50
Pro N Line
Structures
0-14a
tO fele
STeet
>1=
20 fast
5feat
C. ff Me minimum distance =most be achieved. then the generator shall be staged
the mast extreme distance practical to inhibit noise, Other methods to inhibit
room mey be utillzetl when pradl=I.
d May be operational Wr a maximum of live mnmu4ive =lend., days, After Iva
onseculive calendar days of use, power shall be prommat through rile use d a
temporary power pale.
e. Usage is limited to weekdays between the houre,, from 6:04 AM and 3:30 PM
Monday through Friday No use ontheweeksmoraderal holmaya
1II...nllamauWmm..mmmF,_,m ..Wm• -
52. FIREPLACE: DECORATIVE SHROUDS SHALL NOT RE INSTALLED AT THE TERMINATION OF FACTORY -BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION
INSTRUCTIONS R1C05.4NG. CMC m02S24)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE.
SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTB.'
53. ALL DOORS FROM TIE HOUSE INTO TIE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 310SAA.2
54. GENERAL CONTRACTOR,CONTRACTORS, SUBCONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL ORAWINM BEFORE PROCEEDING WITH
WORK. IF DISCREPANCIES AREAPPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHTTO BE MISSING, NOTIFY' ARCHITECT W (THIN 24 HOURS WITH SKETCH, DRAW ING. POP, PHOTOCOPIES W IRI
LEGIBLE HAND WRITTEN NOTES ANDIOR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT W LTH EXISTING CONDITIONS: PROVIDE DOCUMENTATION (PHOTOS: SKETCHES. DWGS) OF EXISTING CONDITIONS
AND SUGGEST PROPGSAL(S) FOR SOLUTION (SKETCH, DRAW ING, ANDIOR W RITNG).
55 ISSUANCE OF A BUILDING PERMIT DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDTIONS AND RESTRICTIONS WHICH MAYBE RECORDED AGAINST THE
PROPERTY OR TO OBTAIN FLMS. YOU SHOULD CON ACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THISPERMT.
Sts. ROUGH FRAMING:
ALL EXTERIOR WALL TO BE FRAMED W fit 2X6 STUDS
SECOND ANO TURD FLOOR PLYWOOD TO BE 1-118'
ENTIRE EXTERIOR TO BE SHEATHED WITH VT' PLYNOCD
ENTRE EXTERIOR TO BE SHEATHED WITH 112' PLYW DOD
5 GENERAL NOTES - CONTINUOUS
3
13. Paints, stains, and other m di shall be compliant with VOC and other toxic compound limits set
ro* In Table 4 5043. M 504.2.2)
VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS
(Grams of VOD per Liter of Coaling,
Less Water antl Less Exem tCom unds
FORMALDEHYDE LIMITS
Maximum tormaltleh de Ememses in Parts er Million
COATING
CATEGORY
VOC LIMIT
Flat maim s
50
Noneatedein s
100
Nonflat hi h loss coatin s
150
B ecial Coatis s
P.m.lebmrd
AWmmum roof coatin s
400
Basements ecial coatin s
400
Bituminous roof coatin s
W
Bituminous mot rimers
350
Road breakers
350
Concrete curl com unds
MD
Concretelma.on sealers
100
DmV.,m sealers
W
D fo coatin s
1 0
S
Fauxlnishle coatin s
Ooo
Fire resistive croafin
MD
35o
a6n
Fame
104
-v unds
PLUMB.
GraphicadsBmm
s si n ainidl
Gra is ads cure
500
we
c
In hem erasure coatin s
420
coafin s
250
Lee calk,, c fid,a Tee
ids coafin s
120
mean cement coatin s
Ma
450
iP tex
Mastic texture coatin s
Metallic manned coatin s
MD
500
ttr altm coafin s
250
Pr rimers
420
Primera, sealers, antl un maters
Forms, alers,a
i W
Iac
Reactive sealers
350
..thatn
Roo deal coati s
2
Root coafin s
o
W
Rust revantafiva mBlin s
250
Shellacs
Clear
O a ice
530
550
S ecialt rimers, sealers aria unaercoalers
100
limns
250
Stone consolidants
450
SwfficM ogl coatin s
340
Trent Id coatin
100
antl tiler
retmem coatin 5
420
Wafer ofi membranes
Wat
250
Odin
Woodpirme s
275
Wood
350
npromrs
Zinc-ncM1 rimers
340
Tm.m. V.em,e.a_ InauMr-orencrW,gax.aelmmeaends
z Tnea-Wall.1 mwaln sessu,r-earaadtllml.-Awd mauteepic,l rat-licietme
ng6l..ree.m.e M1unlhs., .ala coll4ILNIRm ..eara.RMledop C..MyS eag�.4n WMezan
ria -11n MOBMvelMwmallm9awdalcol-IMAllaemwes.®M.
.a,xawsamwu.a,.ww.a wv.am. Mrlaan 4
FIREPLACE:
16 All BrePeces:
a, Fadory-bulk Brax., chimneys and all of inch Nmporents shall be listed ark
halalled In accordance with their listing and manufacturers undalleflon
iostrumm. CRC R10041
(
b Fado bFir wood humin fire laces shall s l ualnd al the U.S. EPA's
ry 9 P q
the Cdary Rrepaa Program Phase 2 e Code C level and be in aemn 4.5. witM1
the Celttoma Green Building Standards Cotle, CMpterd, end Division 4.5.
c Decoom shrouds shall not be installed al the terminatbn of adory.bum
chimneys except whom won shmudM are listed and abeled far use with the
specific fadenry-bullt chimney system ant are Tragal in eacontanm with
trandfacluree. im.fi,e on irlMioN.... ICRC R1O1.2 & CMC 802.5.24)
17. Golid fuel burning faeplmi
a, Provide a permanently anchored gaseous fuel burning pan W the firebox d a
solid fuel homing fireplace.
b, Solid fuel burning firemace moat comply with the California Energy Standards
mandatory mmsures.
c. Chimne shall mlend at least 2 ft. hi her than an non of the builtlin wition
10 ft., hot Met not be Iess than 3 ft above the highest pond where the M1mney
passm through the rmf (CRC R101,9)
d. Liquid fueled firegNed re not allowed forintercruse.
18. Direct so ase Bance&e la e:
m
9 PP P
a, Direct vent smi dcombust on a a Name f lace must com p I with the Cal
9 s PP ep PY
Green code requirements antl must comply with ANGI 22150 (Cal Green
4.50.?d I
MECHANICAL:
19. Rooms cominfloing betlNldas,showers, spas ant sholmfuWrm shall be prodded with an
exhaust fan with humidity ConVOI senior having a minimum capacity of 50 CFM duped
W terminate ddside the bulging. (CRC R3033, Cal Green 451.1. CBO 12(13.521,
CMC 402.5)
1. Whore Water dpser compartment Is independent of the bathroom Lr shower arse, a an
will be required in man arm. Bathrooms shall haws an exhaust fan Wim humidity control
mover, min. 50 CFM capacity. (CRC R3033J
21 Where whole Mum tans are usetl in bathroom meas. the fan must run continuously and
shall not belied W a humiddymntrol mmc. (Cal Gren 4.506.1)
22, The doges dryer Vent Moll not exceed 14 ft, in overall length with maximum two 90
degree elbows. (CMC God 4.21)
23, Environmental air ducat sell erminale min. 3 feel from properly line or openings into
building, antl 10 aetho. a forced air inlet (CMC W221)
24, Machanial equipment shall be installed per the manufamure'a installation instructions.
(CMC 311)
25. Domestic m,ge vents to be smooth metallic Interior surface.(CMC 504.31
26, Supply and return air Sola to be Insulated d a minimum of R-6. (Cal Energy Code
Table i W.IrX)
vo,.u...n.Pa.,w...,-..,.,..-In." �v,. 4
14 Pantcleboard. medium density fiberboard (MDF) and hardwood plywood usetl in Interlor or exterior of
Me building shall comply wit law formaldehyde emission standards as set firth in Table 45045
below (4501,Sp,
vd..n -I w.da.a o w. amm,n. Air a.mn.. I.-1
m -with AmU. raa assical ru aeMknm lnm,madrvl. a. earo'm C"m Ill. ,.. Yu. if schen:amylkIll,
as 1pltt e�
2 Thmmealumdanxynhehm,e M1w.ma,mumlwAma r5n61nmlamml
16 All duct antl Other related air distribution component openings shall be covered with tape, plastic.
sheat metal or other methods acceptable W the building inspector W reduce the amount of water, dust
and debris Which ma enter then stem unfit final sada ofthe HVAC ui ment. 4504,1
Y Y P Coq P ( )
16, Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted W Wrmima outside the
building. Unless functioning as a component or whole house ventilation system, fans must be
controlled a humitlit control ca able of a Latmenl between a relative humid ra a of less M n
by P dl Ry
g a
arequal to 50%W maximum 50%. (4.506.1)
II Duct systems are sized, designed andequipment is seladed using the following m.Made(4.507.2):
a. Establish hint loss antl hat gain values according W ANSIIACCA 2 Manual J -2D11 (Residential
Lmtl Calculation), MITRAE handbooks or equivalent design methods.
b. Size ducts tems accordin W ANSIIACCA 1 Manual 02014 Residential Owt S stems
Ys 9
ASHRAE handbooks or Omer equivalent design sdhvare or methods.
c. Select head antl cargo a ui ment accordin to ANSIIACCA 3 Manual S-2014 Residential
g t 9 P 9
Equipment Seactlon) or other epulvalent design mf(wara or methods
IpSYaller antl Special Inspector Qualification
18. HVAC system installers shall be trained and cooked or work under direct supervision drained antl
cenfied installers in the proper installation of HOAO systems. (702.1)
19. HVAC special Inspectors must be qualified antl able to demonstrate competence in the discipline they
are Insprefing. (702.2)
Documentations
20. An operation and maintenance manual, CD, web -based reference or other approved media shall be
provided by the builder to the building occupant m owner at the final inspealmn, It shall Include
operation and maintenance Instruction oflhe equipment antl appliances (4.410.1)
21. D.sumenation shall bar provided b varify that finish materials usetl comply with VOC limits as sat
form m Tables 450,1, 4,04,2, &.4504,3. (4504.24)
22 Commeneflon shall be provided to verity that composite wood products used comply with
formaldehydelimd..s.etfodhin Tables4.M45. (4.504.5.1)
23. Documenatien which shows compliance with CAL Green coda Including construction documents,
pans, specifications, builder or installer ceRAation, and inspection needs and VerMation shall be
available atthe final inspection (7031)
24. CAL Green Documentation Compliance Cenfiatian form (City form) Is required W be submitted W
the Building Inspector poor to final building inspection. (Section 703.1)
m.uaam.-A.I..a.mlemd•..w Colman 5
PLUMBING
ZI Plumbin Flxturm:
9
a New Combustion & AddhlondiAmotlons that Increases condition space are,
Volume, or sine (Cal Green 43Qi.1)'.
Com with CAL Green Mandato Re uirements
PY 7 q
d Adi & AAeraOm: Eddirx3 fixtures shall be repaced M meet the following
requirements:
Shower Heads; 20 gpm Ilig W Psi
i, IaWWry Faucets, 1.2 gpm M60 pw
Kitchen Fauceh: 1.8 m 60 d
HP u
Iv. Wrier ClosaC 11H gallons perfluah
28. Clearance for water closet to be a minimum of 24 inches In final and 15 inches from be
anter to any aide wall or Qmbudbn. (CPO 4025)
29. The Witter heater burner to be at last 18 inches above the garage poor, H Ioamd in a
era e. CPC 507,13
e g ( )
3D Install a 3 inch diameter by 3I, all steel pipe embedded In cmcrem dab for protection
of water haters bated in garage. (CPC 50113.1)
31. Water hicatere to be strapped al top and bolbm with 1 W N 16 gauge same with 31W
damsel. X3"la bold man end. CPC 507.2
9 ( )
32. ABS and PVC drain vide and veld piping materel is Ili to 2 sled. Piddhom.
CPC O1. 2 a.antl91-1-i
I � I I) )
33. ABS and PVC rad antl Seek drain material is limited to 2 stories maximum, (CPC
1101.4)
34. Roof and deck drain systems parade the building are regored W be installed who
dlredicral OVVV drainage hgings. (CPC 1101 4 and &710)
35. Gleaneuts are required wRhin2 feel d the conmetbn between the interior roof antl deok
drain Aping system and the exterior onsitealmm drain system.(CPC'1101. 13)
Sts. All hose obtain are to have vacuum breakers. CPC 615.
( 7)
37. The maximum amount of water theme on a 3 incl horizontal drains a sem line is 3,
g Co
(CPC Table 7032)
35 The choodi amount of water castle on a 3 Inch Vertl=I drainage system line is 4.
(CPC Table 71.2)
So. Provide gas line with a min capacity m 2!10,000 btu for water heater. (Cal Energy Cotle
1W.o(ry)
40 Provide a ardereale drain m more thor 2Inches above the base of the water heater
spa=. (Cal Energy Cotle 1 W.D (n))
41. Provide a shaight vent pipe from the water heater space to the outside termimtion from
the water heater space. (Cel Energy Cotle 1500 (n))
42, man ate all ho water pipet. (Cal Energy Core 150.0 0) (2), antl CPC NO I1),
43 I®ation vaWm are required for Writes Water healers on the nit antl mid supply lines
with hose abbs on each valve to @ah Ole hast examinger (Cal Ersrgy Cotle 110 3 (7))
nnnI n ,,o.c,m l,ilM,N ww rrnaTm v,.1ll �
ELECTRICAL
44. ElwVml mrvies to be undergmuM for new condr ellen, leplaC ent building, or
addition to an existi bulldl exceeds ift 50 rcert of tit Toss floor arm of the
g ig 9
Y Pa
exlstirg bulldhg. (NBMC 1532.015)
45. Edison Cam a roeal is re aced for meter bation d r to instellation..
Paco PP 9 P
46, Field Inspectors Io review and approve underground dervice requirement prior ro
concrete placemen_
47. Service equipment antl subpaneh to have a min 30" Md. by 3b" dep dear work
.Pa.(CEC' 110.26)
N) AI lighting is required W N high efrnecy. (Califomia emrgy cotle section 150. (k) and
Table 150.0.0.)
49. Provide a Inde t one inch raceway to accommodate a dedicated 20&240-vaM dmoll for
future eledriml Vehicle (EV) charger. (Cal Green 4.106.4)
W. All recepade.oatsarerequmal to be listed tamper resistant(CEC 41.12 amt 250.52)
5 ination t e FCI dm if for a 120 Wi se 15
1 Comb A u breakers are u red I n sin 21 he 120
YP req g P
m aanch circuits. Exce t for bathrooms a es and outdoors. CEC 21012
a P P g rag I )
52 A a minimum, om dedicated 20 amp amount Is required far a battlrcom. ICEC
21011(C)(3))
53. GFCI medical m required for all ampade coals loafed euldeom garages,
accessary but iris, baMozer. .1 am. ktohem, laundry areas sachen
dishwasher branch cimuit. aro a di sal all areas within 6 feat of a sink. antl all
g 9 sp
r=adm thins etre bald leer andxe 1. eEc 1aB
wit a W Trial Z
e p ( )
54, Receptacle outlets are rad allowed within or Over a bathtub or shower stall. (CEC 406.9
(C))
55. Bottom.). are not allowed to be located in bathrooms or cafes.1 s . (CEC 240.24
(D) ant (E).
W. Circuits sharm, a grounded conducton (neutral) with two ungrounded (fiat) modaiors
must use a two ode email breaker or an identified handle tie. CEC 210.4 S Gr u
P ll P P
con -able cVwits in net CEC 2109 D
m I O)
57. The rece ads outlets that serve kitchen counter W din' room breakfast arm, and
n mod Have a min of 2 dedicated 20 am clrcullpus CEC 21052 B 1
a Try, P ( I)( I
W KiWon counter tops l2 inches or wider must have a recepade outlet. ICEC 21052(C))
59, IgWon counter II mat have receeacle mi m m point Color® the counter walls is
more than 24 inchmfrom a receptacle. (CEC 210.52 (C))
W. Island and nirsua, counter to s must M1ave as least ane r os lade,
p( p e p
(OEC 210.52{C)(11.(2j,and (3))
61. The spacing for gemral re=prade oullels must be Wasted ao that re point on any vall,
fixed plass, m models is over 6 fast from a madded. Quiet. (CEC 210WIN)
62. H.IN ,s 10 feel Cor more mum have al least ora receptacle.UIM (CEC 210.52(H))
63. Garages shall nave at least One receptacle for each ar space on the interior. The
branch circuit supplying the receptacles shall rapt serve outtea wade of the garage.
(CEG 21052 (G) (1).
mm. -I.. ruu,m,, l -m, u✓-..-..mm�uemI 6
64. Laundry moms must have at least ore dedicatee 20 amp recepech Pass ICEC
21011(C)(2)).
65. Provide l 2DV receptacle within 3 feet of water heater,(Cal Emmy Code 150.0(n) 1 A)
FOUNDATION:
1. Weep somed he slums at tit foundation plate lire Shall be a minimum d 4 inches
abovemeeadh Or2imhasabovepavedarms. (CRCR71.7.2.CBC251Zl.2)
67, Fadanem and connectors (nails, anchor bolls, etc.) In contact with preservativebeated
wood shall be d M[dipped zlncmated gammudd! stmt, Modest steel., silicon Name
rcopper. flCMR317.3,CBC23Y11051)
1, Mona, bolts shall include sail plate washers, a minimum of 0229' x T x 3" in sae,
belwem sit plate and nut. (CRC R602.111, CBC 2313.2. Acceptable alternate
SDPWS 43.64.3)
&
FORMALDEHYDE LIMITS
Maximum tormaltleh de Ememses in Parts er Million
DR.
PRODUCT
HDR.
LIMIT
Hardwood
ood Veneerde
D.1
HaShe..d
ood com osfte care
01
P.m.lebmrd
HARDWOOD
0.09
Medium d...i
fibahmod
0.11
Thin medium densit fiberboaN
0.13
vd..n -I w.da.a o w. amm,n. Air a.mn.. I.-1
m -with AmU. raa assical ru aeMknm lnm,madrvl. a. earo'm C"m Ill. ,.. Yu. if schen:amylkIll,
as 1pltt e�
2 Thmmealumdanxynhehm,e M1w.ma,mumlwAma r5n61nmlamml
16 All duct antl Other related air distribution component openings shall be covered with tape, plastic.
sheat metal or other methods acceptable W the building inspector W reduce the amount of water, dust
and debris Which ma enter then stem unfit final sada ofthe HVAC ui ment. 4504,1
Y Y P Coq P ( )
16, Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted W Wrmima outside the
building. Unless functioning as a component or whole house ventilation system, fans must be
controlled a humitlit control ca able of a Latmenl between a relative humid ra a of less M n
by P dl Ry
g a
arequal to 50%W maximum 50%. (4.506.1)
II Duct systems are sized, designed andequipment is seladed using the following m.Made(4.507.2):
a. Establish hint loss antl hat gain values according W ANSIIACCA 2 Manual J -2D11 (Residential
Lmtl Calculation), MITRAE handbooks or equivalent design methods.
b. Size ducts tems accordin W ANSIIACCA 1 Manual 02014 Residential Owt S stems
Ys 9
ASHRAE handbooks or Omer equivalent design sdhvare or methods.
c. Select head antl cargo a ui ment accordin to ANSIIACCA 3 Manual S-2014 Residential
g t 9 P 9
Equipment Seactlon) or other epulvalent design mf(wara or methods
IpSYaller antl Special Inspector Qualification
18. HVAC system installers shall be trained and cooked or work under direct supervision drained antl
cenfied installers in the proper installation of HOAO systems. (702.1)
19. HVAC special Inspectors must be qualified antl able to demonstrate competence in the discipline they
are Insprefing. (702.2)
Documentations
20. An operation and maintenance manual, CD, web -based reference or other approved media shall be
provided by the builder to the building occupant m owner at the final inspealmn, It shall Include
operation and maintenance Instruction oflhe equipment antl appliances (4.410.1)
21. D.sumenation shall bar provided b varify that finish materials usetl comply with VOC limits as sat
form m Tables 450,1, 4,04,2, &.4504,3. (4504.24)
22 Commeneflon shall be provided to verity that composite wood products used comply with
formaldehydelimd..s.etfodhin Tables4.M45. (4.504.5.1)
23. Documenatien which shows compliance with CAL Green coda Including construction documents,
pans, specifications, builder or installer ceRAation, and inspection needs and VerMation shall be
available atthe final inspection (7031)
24. CAL Green Documentation Compliance Cenfiatian form (City form) Is required W be submitted W
the Building Inspector poor to final building inspection. (Section 703.1)
m.uaam.-A.I..a.mlemd•..w Colman 5
PLUMBING
ZI Plumbin Flxturm:
9
a New Combustion & AddhlondiAmotlons that Increases condition space are,
Volume, or sine (Cal Green 43Qi.1)'.
Com with CAL Green Mandato Re uirements
PY 7 q
d Adi & AAeraOm: Eddirx3 fixtures shall be repaced M meet the following
requirements:
Shower Heads; 20 gpm Ilig W Psi
i, IaWWry Faucets, 1.2 gpm M60 pw
Kitchen Fauceh: 1.8 m 60 d
HP u
Iv. Wrier ClosaC 11H gallons perfluah
28. Clearance for water closet to be a minimum of 24 inches In final and 15 inches from be
anter to any aide wall or Qmbudbn. (CPO 4025)
29. The Witter heater burner to be at last 18 inches above the garage poor, H Ioamd in a
era e. CPC 507,13
e g ( )
3D Install a 3 inch diameter by 3I, all steel pipe embedded In cmcrem dab for protection
of water haters bated in garage. (CPC 50113.1)
31. Water hicatere to be strapped al top and bolbm with 1 W N 16 gauge same with 31W
damsel. X3"la bold man end. CPC 507.2
9 ( )
32. ABS and PVC drain vide and veld piping materel is Ili to 2 sled. Piddhom.
CPC O1. 2 a.antl91-1-i
I � I I) )
33. ABS and PVC rad antl Seek drain material is limited to 2 stories maximum, (CPC
1101.4)
34. Roof and deck drain systems parade the building are regored W be installed who
dlredicral OVVV drainage hgings. (CPC 1101 4 and &710)
35. Gleaneuts are required wRhin2 feel d the conmetbn between the interior roof antl deok
drain Aping system and the exterior onsitealmm drain system.(CPC'1101. 13)
Sts. All hose obtain are to have vacuum breakers. CPC 615.
( 7)
37. The maximum amount of water theme on a 3 incl horizontal drains a sem line is 3,
g Co
(CPC Table 7032)
35 The choodi amount of water castle on a 3 Inch Vertl=I drainage system line is 4.
(CPC Table 71.2)
So. Provide gas line with a min capacity m 2!10,000 btu for water heater. (Cal Energy Cotle
1W.o(ry)
40 Provide a ardereale drain m more thor 2Inches above the base of the water heater
spa=. (Cal Energy Cotle 1 W.D (n))
41. Provide a shaight vent pipe from the water heater space to the outside termimtion from
the water heater space. (Cel Energy Cotle 1500 (n))
42, man ate all ho water pipet. (Cal Energy Core 150.0 0) (2), antl CPC NO I1),
43 I®ation vaWm are required for Writes Water healers on the nit antl mid supply lines
with hose abbs on each valve to @ah Ole hast examinger (Cal Ersrgy Cotle 110 3 (7))
nnnI n ,,o.c,m l,ilM,N ww rrnaTm v,.1ll �
ELECTRICAL
44. ElwVml mrvies to be undergmuM for new condr ellen, leplaC ent building, or
addition to an existi bulldl exceeds ift 50 rcert of tit Toss floor arm of the
g ig 9
Y Pa
exlstirg bulldhg. (NBMC 1532.015)
45. Edison Cam a roeal is re aced for meter bation d r to instellation..
Paco PP 9 P
46, Field Inspectors Io review and approve underground dervice requirement prior ro
concrete placemen_
47. Service equipment antl subpaneh to have a min 30" Md. by 3b" dep dear work
.Pa.(CEC' 110.26)
N) AI lighting is required W N high efrnecy. (Califomia emrgy cotle section 150. (k) and
Table 150.0.0.)
49. Provide a Inde t one inch raceway to accommodate a dedicated 20&240-vaM dmoll for
future eledriml Vehicle (EV) charger. (Cal Green 4.106.4)
W. All recepade.oatsarerequmal to be listed tamper resistant(CEC 41.12 amt 250.52)
5 ination t e FCI dm if for a 120 Wi se 15
1 Comb A u breakers are u red I n sin 21 he 120
YP req g P
m aanch circuits. Exce t for bathrooms a es and outdoors. CEC 21012
a P P g rag I )
52 A a minimum, om dedicated 20 amp amount Is required far a battlrcom. ICEC
21011(C)(3))
53. GFCI medical m required for all ampade coals loafed euldeom garages,
accessary but iris, baMozer. .1 am. ktohem, laundry areas sachen
dishwasher branch cimuit. aro a di sal all areas within 6 feat of a sink. antl all
g 9 sp
r=adm thins etre bald leer andxe 1. eEc 1aB
wit a W Trial Z
e p ( )
54, Receptacle outlets are rad allowed within or Over a bathtub or shower stall. (CEC 406.9
(C))
55. Bottom.). are not allowed to be located in bathrooms or cafes.1 s . (CEC 240.24
(D) ant (E).
W. Circuits sharm, a grounded conducton (neutral) with two ungrounded (fiat) modaiors
must use a two ode email breaker or an identified handle tie. CEC 210.4 S Gr u
P ll P P
con -able cVwits in net CEC 2109 D
m I O)
57. The rece ads outlets that serve kitchen counter W din' room breakfast arm, and
n mod Have a min of 2 dedicated 20 am clrcullpus CEC 21052 B 1
a Try, P ( I)( I
W KiWon counter tops l2 inches or wider must have a recepade outlet. ICEC 21052(C))
59, IgWon counter II mat have receeacle mi m m point Color® the counter walls is
more than 24 inchmfrom a receptacle. (CEC 210.52 (C))
W. Island and nirsua, counter to s must M1ave as least ane r os lade,
p( p e p
(OEC 210.52{C)(11.(2j,and (3))
61. The spacing for gemral re=prade oullels must be Wasted ao that re point on any vall,
fixed plass, m models is over 6 fast from a madded. Quiet. (CEC 210WIN)
62. H.IN ,s 10 feel Cor more mum have al least ora receptacle.UIM (CEC 210.52(H))
63. Garages shall nave at least One receptacle for each ar space on the interior. The
branch circuit supplying the receptacles shall rapt serve outtea wade of the garage.
(CEG 21052 (G) (1).
mm. -I.. ruu,m,, l -m, u✓-..-..mm�uemI 6
64. Laundry moms must have at least ore dedicatee 20 amp recepech Pass ICEC
21011(C)(2)).
65. Provide l 2DV receptacle within 3 feet of water heater,(Cal Emmy Code 150.0(n) 1 A)
FOUNDATION:
1. Weep somed he slums at tit foundation plate lire Shall be a minimum d 4 inches
abovemeeadh Or2imhasabovepavedarms. (CRCR71.7.2.CBC251Zl.2)
67, Fadanem and connectors (nails, anchor bolls, etc.) In contact with preservativebeated
wood shall be d M[dipped zlncmated gammudd! stmt, Modest steel., silicon Name
rcopper. flCMR317.3,CBC23Y11051)
1, Mona, bolts shall include sail plate washers, a minimum of 0229' x T x 3" in sae,
belwem sit plate and nut. (CRC R602.111, CBC 2313.2. Acceptable alternate
SDPWS 43.64.3)
&
AND
DR.
DOOR
HDR.
HEADER
PERIM.
PERIMETER
L
ANGLE
D.S.
DOWNSPOUT
HDWD.
HARDWOOD
PL.
PLATE/PROPERTY LINE
AT
D.S.P.
DRY STAND PIPE
HDWR.
HARDWARE
P.LAM.
PLASTIC LAMINATE
CENTERLINE
DWG.
DRAWING
H.M.
HOLLOW METAL
PLAS.
PLASTER
Ooo
DIAMETER OR ROUND
Q<
>o
HORIZ.
HORIZONTAL
PLUMB.
PLUMBING
1
PERPENDICULAR
(E.)
EXISTING
HR.
HOUR
PLYWD.
PLYWOOD
#
POUND OR NUMBER
EAST, ENTRY
HT./HGT.
HEIGHT
PINT.
PAINT(ED)
FL
PROPERTY LINE, PLATE
EACH
HVAC
HEATING VENTILATING/AIR COND.
P.O.C.
POINT OF CONNECTION
A.B.
ANCHOR BOLT
EJ.
EXPANSION JOINT
PR.
PAIR
ABV.
ABOVE
EL..
ELEVATION
I.D.
INSIDE DIAMETERANTERIOR DESIGNER PROJ.
PROJECTION
A/C
AIR CONDITIONING
ELEC.
ELECTRIC
IN.
INCH
PSL.
PARALLEL STRAND LAMINATE
A.C.
ASPHALT CONCRETE
ELEV.
ELEVATOR
INSUL.
INSULATION
PT.
POINT
ACOUS.
ACOUSTICAL
EMER.
ENCL.
E ER E Y
ENCLOSU E
T.
INV.
INTERIOR
INVERT/INVERTED
RA.
RETURN AIR
A.D.
ADH.
AREA DRAIN
ADHESIVE
E.P.
ELECTRIC PANEL
RAD.
RADIUS
ADJ.
ADJUSTABLE
EQ.
EQUAL / EQUIVALENT
JAN.
JANITOR
R.D.
ROOF DRAIN
AL.
ALUMINUM
EQPT./EQPM.
EQUIPMENT
JT.
JOINT
R.D.L.
ROOF DRAIN LEADER
ALT.
ALTERNATE
E.W.
EACH WAY
JST.
JOIST
RECPT.
RECEPTACLE
ANDD.
ANODIZED
EXST.
EXISTING
KIT.
KITCHEN
RECT.
REF.
RECTANGULAR
REFERENCE
A.P.
ACCESS PANEL
EXH.
EXPO.
EXHAUST
EXPOSED
L.
LOW/LINEN
REFRJ RIF.
REFRIGERATOR
APPX.
APPV'D.
APPROXIMATELY
APPROVED
EXT,
EXTERIOR
L.A.
LANDSCAPED AREA
REG.
REGISTER
ARCH.
ARCHITECTURAL
E.G.
EXISTING GRADE
LAB.
LABORATORY
REINF.
REINFORCEMENT
ASB.
ASBESTOS
LAM.
LAMINATE
REQ'D.
REQUIRED
ASSY.
ASSEMBLY
F.
FIXED
LAV.
LAVATORY
RESIL.
RESILIENT'
AUTO.
AUTOMATIC
F.A.
FIRE ALARM
LBS.
POUNDS
RETURN
8.
BATH
FAC.
FACTORY
LFA
LOAD FROM ABOVE
RM.
ROOMN(ING),
BD.
BOARD
F.C.O.
FLOOR CLEAN OUT
L.H.
LEFT HAND
R.O.
R.R.
ROUGH OPENING
ROOF RAFTER
BEL.
BELOW
F.D.
FLOOR DRAIN
LKR.
LT.
LOCKER
LIGHT
RWD.
REDWOOD
BET.
BETWEEN
FDX.
FOUNDATION
BITUM.
BITUMINOUS
F.E.
FIRE EXTINGUISHER
LUM.
LUMINOUS
S.
SOUTH
BLDG.
BUILDING
F.E.C.
FIRE EXTINGUISHER CABINET
MAINT.
MAINTENANCE
S.A.
SUPPLYAIR
BLK.
BLOCK
F.G.
FINISH GRADE
MAS.
MASONRY
S.C.
SOLID CORE
BLK'G.
BLOCKING
F.H.
FLAT HEAD
MAT.
MATERIAL
S.C.D.
SEAT COVER DISPENSER
BM.
BEAM
FIN.
FINISH
MAX.
MAXIMUM
SCHED.
SCHEDULE
B.O.
BY OWNER/BY OTHERS
FIX./FIM.
FIXTURE
M.B.
MEDICINEC
S.D.
SUB DRAIN/SOAP DISPENSER
BOT.
BOTTOM
F.J.
FLOOR JOIST
M,C.
MEDICINE CABINET
SEC.
SECTION
BR.
BEDROOM
F.L.
FLOW LINE
MECH.
MECHANICAL
SEL.
SELECTED
B.W.
BACK OF WALK, BOT. OF WALL
FLASH.
FLASHING
MEMS.
MEMBRANE
SH.
SHELF
CAB.
CABINET
FLR.
FLUOR.
FLOOR
FLUORESCENT
MET./MFG
METAL
SHT.
SHTG.
SHEET
SHEATHING
C.B.
CATCH BASIN
F.O.C.
FACE OF CONCRETE/FACE OF CURB
MFR./MPGR.
MANUFACTURER
SIM.
SIMILAR
CEM.
CEMENT
F.O.F.
FACE OF FINISH
M.H.
MIN.
MAN HOLE
MINIMUM
S.J.
SOFFIT
C.G.
CORNER GUARD
F.O.S.
FACE OF STUD/FACE OF STRUCTURE
MIR.
MIRROR
S.J.
SOFFIT JOIST
J
CHAN.
CHANNEL
F.O.M.
FACE OF MASONRY
MISC.
MISCELLANEOUS
S.S.
STAINLESS STEEL
CHG.
CHANGE
FP.
FIREPLACE
M.O.
MASONRY OPENING
S.SK.
SERVICE SINK
C.I.
CAST IRON
F.S.
FLOOR SINK
MOS.
MOSAIC
STA.
STATION
C.J.
CONTROL JOINT/ CONST. JOINT
FT.
FOOT OR FEET
M7D.
MOUNTED
STD.
STANDARD
CLG.
CEILING /CEILING JOIST
FTG.
FOOTING
STC.
STEEL
CLKG.
CAULKING
FURR.
FURRING
MIL.
MULLION
STOR.
STORAGE
CLR.
CLEAR
FUT.
FUTURE
(N.)
NEW
STRUCT.
STRUCTURAL
CNTR.
COUNTER
F.V.
FIELD VERIFY
N.
NORTH
SUSP.
SUSPENDED
CONC.
CONCRETE
NAT.
NATURAL
SYM.
SYMMETRICAL
COND.
CONDITION
GA.
GAUGE
N.I.C.
NOT IN CONTRACT
T.
TREAD
CONST.
CONSTRUCTION
GALV.
GALVANIZED
N.G.
NATURAL GRADE
T.C.
TOP OF CURB
CONT.
CONTRACTOR/ CONTINUOUS
G.B.
GRAB BAR/GRADE BEAM
NO.
NUMBER
T.CL.
TIME CLOCK
CORR.
CORRIDOR. CORROSIVE
G.C.
GENERAL CONTRACTOR
NOM.
NOMINAL
TEL.
TELEPHONE
CTSK.
COUNTERSUNK
GEN.
GENERAL
N.T.S.
NOT TO SCALE
TEMP.
TEMPERED
CTR.
CENTER
G.F.I.
GROUND FAULT INTERRUPT
O/.
OVER
TER.
TERRAZZO
DBL.
DOUBLE
G.I.
GALVANIZED IRON
O.A.
OVERALL
T.F.
TOP OF FENCE
DECO.
DECORATIVE
G L.B.
GLASS BEAM
OBS.
OBSCURE
TAG.
TONGUE AND GROOVE
DEPT.
DEPARTMENT
GND.
GROUND
O.C.
ON CENTER
THK.
THICK
DET.
DETAIL
GR
GRADE
O.D.
OUTSIDE DIAMETER DIMENSION
( )
T.P.
TOP OF PAVING/PILASTER
D.F.
DRINKING FOUNTAIN/DOUGLASS FIR
GYP.
GYPSUM
O.F.D.
OVERFLOW DRAIN
T,PL.
TOP OF PLATE
DIA.
DIAMETER
G.P.
GRADE PLANE
OFF.
OFFICE
T.O.S.
TOP OF STRUCTURE/SLAB
DIAD.
DIAGONAL
OPNG.
OPENING
TRANS.
TRANSFORMER
DIM.
DIMENSION
OPP.
OPPOSITE
DN.
DOWN
H.
HIGH
T.W.
TOP OF WA L
H.B.
HOSE BIB
TVP.
TYPICAL
H.C.
HOLLOW CORE
HD.
HARD
4 I ABBREVIATIONS
U.
U.B.0
U.G.
U.L.
UNF.
U.N.O
UR.
V.
VENT
VERT
VER.
V.T.R.
W.
W/.
W D.
W.H.
W.C.
W.I.
W P.
W.W.M.
1
E
UNDER
UNIFORM BULIDING CODE
UNDERGROUND
UNDERWRITER'S LABORATORY
UNFINISHED
UNLESS NOTED OTHERWISE
URINAL
VERTICAL
VENTILATING
VERTICAL
VERIFY
VENT THROUGH ROOF
WEST, WIDE, WIDTH
WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
WELDED WIRE MESH
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SHEET NO.
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DATE
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SHEET NO.
T-1.1
3
11-24