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HomeMy WebLinkAbout3.0 - Yacht Enchantress Garage Setback - PA2015-123 CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 6, 2015 Meeting Agenda Item No. 3 SUBJECT: Yacht Enchantress Garage Setback - PA2015-123 1917 Yacht Enchantress Staff Approval No. SA2015-010 APPLICANT/OWNER: John J. Schroder PLANNER: Benjamin M. Zdeba, AICP (949) 644-3253, bzdeba@newportbeachca.gov PROJECT SUMMARY A request to modify the garage setback as approved on the final setback map for Tract No. 9260. The approved setbacks are 20 feet for the house and 3 feet or 20 feet for the garage. The applicant requests to allow construction of a single-car garage with a varied setback between 11 and 13 feet. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Resolution No. _ approving Staff Approval No. SA2015-010 to allow a revised garage setback (Attachment No. PC 1). 1 V� QP �P Yacht Enchantress Garage Setback (PA2015-123) Planning Commission, August 6, 2015 Page 2 VICINITY MAP o T • 'W2(ary , � 4 l i4 f 4II i� GENERAL PLAN ZONING A r r/ l LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE AND Single-Unit Residential Broadmoor& Pacific View Single-unit residential SOUROUNDING Detached (RS-D) Planned Community (PC-18) dwellings PROPERTIES 3 Yacht Enchantress Garage Setback (PA2015-123) Planning Commission, August 6, 2015 Page 3 INTRODUCTION Project Setting The subject property is located within a private, single-family residential neighborhood within the Broadmoor & Pacific View Planned Community (PC-18). The 8,181-square- foot property is a through lot with the front entrance located on Yacht Enchantress and the rear of the lot sloping down to Yacht Truant. The front setback requirements for the area are staggered to provide variation that is visible from the street. The most common setback requirement is 3 feet for the garage and 20 feet for the house. This property and others closer to Yacht Coquette, the local access street, are more rectangular in shape and the front of the houses and garages are parallel to the street with 3-foot to 5- foot garage setbacks. The properties towards the end of the cul-de-sac are irregularly shaped and have varied setbacks with the garages and houses set back further from the street than other properties in the neighborhood. Project Description The request is to modify the garage setback requirement for Lot 46 on the setback map for Tract No. 9260 (applicable setback map is provided as Attachment No. PC 4). The applicant requests a varied setback for the garage from 3 feet to 13 feet. A remodel and addition project is under construction, and if the subject application is approved as requested, the property owner intends construct a single-car garage as shown in Attachment No. PC 5. Future construction would be reviewed consistent with the requirements of the approved setback map (as modified) and the PC-18 Development Plan. Analysis A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community was developed in the mid-1970s. The PC-18 Development Plan states that the Director shall review future modifications of the setbacks shown on the map taking into consideration the setbacks listed in the development plan and/or sound planning principles. To ensure surrounding property owners are notified of the potential change, the Director referred the request to the Planning Commission for consideration and final action. Additionally, public notice of this meeting has been provided consistent with Zoning Code requirements. To determine whether or not the requested setback modification will be appropriate, staff considered the compatibility of proposed setbacks with required setbacks in the neighborhood and the PC-18 Development Plan regulations. The required setbacks affect the location of the house and garage, but do not affect the size because the PC- 4 Yacht Enchantress Garage Setback (PA2015-123) Planning Commission, August 6, 2015 Page 4 18 Development Plan limits the lot coverage to a maximum of 50 percent of the entire site, rather than a floor area limit based on buildable area. The PC-18 Development Plan is available online: httr)://www.newportbeachca.gov/PLN/MAP DOCUMENTS/PC TEXT/PC 18 Broadmo or Pacific View.pdf Setback Compatibility The required setbacks for the subject lot from the front property line are 20 feet for the house and 3 feet or 20 feet for the garage. Setbacks for other properties in the area vary, with 3 feet being the most frequent required garage setback and 8 feet, 12 feet, 20 feet, and 30 feet common for the house setbacks. The intent of the varied setbacks is to provide visual interest in the neighborhood. The existing single-story, single-family residence on the property is developed with a minimum setback of 20 feet to the house and an attached two-car, front-facing garage that is set back approximately 3 feet. As part of a remodel and addition project, the applicant proposes to construct a front facing, single-car garage with an 11-foot to 13- foot setback to integrate the new structure into the existing development and to maintain adequate separation from a Southern California Edison electricity vault located underground near the southeastern corner of the property. Strict application of the 3- foot garage setback would require the applicant to construct the new garage space immediately adjacent to the property line with no breaks in the garage wall plane creating incompatible massing at the street level. Setting back the new garage space 20 feet would also encumber the existing floor plan and would expand the proposed scope of work substantially. In summary, staff believes modifying the requested garage setbacks would be compatible with the neighborhood, would provide sufficient building location variation on the street, and would not be detrimental to the adjacent properties. With the house setback remaining at 20 feet, altering the garage setback would still meet the intent of the PC-18 setback requirements while providing a setback requirement for the subject property consistent with its neighbors. Although there may be concern of a vehicle parking in front of the garage and obstructing the sidewalk, the property is located on a cul-de-sac in a gated community with private streets and the Homeowner's Association has reviewed and approved the proposed design. Furthermore, the Homeowner's Association does not allow parked vehicles to obstruct sidewalks. Alternatives The Planning Commission could approve alternate setbacks for the garage or deny the application (Resolution for denial provided as Attachment No. PC 2). If the application is denied, the subject property would retain all presently required setbacks as specified on the setback map. Yacht Enchantress Garage Setback (PA2015-123) Planning Commission, August 6, 2015 Page 5 Environmental Review The project is categorically exempt under Section 15305 of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in land use or density. The proposed project will alter the required setbacks, but will not result in any physical change to the lot or existing structure, or any changes in land use or density. Public Notice Notice of this application was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of- way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: 4 J- A�— CIO Bin deba, AICP n a wisnesl i, ICP, Deputy Director Assistant anner ATTACHMENTS PC 1 Draft Resolution —Approve PC 2 Draft Resolution — Deny PC 3 Applicant's Project Description PC 4 Setback Map for Tract No. 9260 (Lot 46) PC 5 Project Plans Attachment No. PC 1 Draft Resolution — Approve V� QP �P g RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING STAFF APPROVAL NO. SA2015-010 FOR A MODIFIED GARAGE SETBACK OF BETWEEN 3 FEET AND 13 FEET FOR PROPERTY LOCATED AT 1917 YACHT ENCHANTRESS (PA2015-123) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John J. Schroder with respect to property located at 1917 Yacht Enchantress, and legally described as Lot 46 of Tract No. 9260, requesting a staff approval for a modified garage setback. 2. The applicant requests to modify the required garage setback as approved on the final setback map for Tract 9260. The approved setbacks are 20 feet for the house and 3 feet or 20 feet for the garage. The applicant requests to change the garage setback to a varied setback between 3 feet and 13 feet. 3. The subject property is located within the Broadmoor & Pacific View Planned Community (PC-18) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was developed in the mid-1970s. The PC-18 Development Plan states that the Director shall review future modifications of the setbacks shown on the map in view of setbacks listed in the development plan and/or sound planning principles. To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on August 6, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The project is categorically exempt under Section 15305, of the California Environmental Quality Act (CEQA) Guidelines — Class 5 (Minor Alterations in Land Use Limitations). Class 5 exempts minor alterations in land use limitations in areas with an average slope of less than 20 percent, which do not result in any changes in 9 Planning Commission Resolution No. Page 2 of 3 land use or density. The proposed project will alter the required setbacks, but will not result in any physical change to the lot or existing structure, or any changes in land use or density. SECTION 3. FINDINGS. 1. The property is located on a cul-de-sac in a gated community with private streets and no public access. 2. The application of the required 3-foot garage setback will not serve to preserve open space, visual interest, and neighborhood compatibility. 3. The modified garage setback of between 3 feet and 13 feet will not be detrimental to the neighborhood, and will provide adequate access to the subject property, adequate natural light and ventilation, and adequate variation in setbacks from the street. 4. The ability to stagger the garage will help to provide opportunities for better architecture with less massing immediately adjacent to the street. 5. The increased flexibility of the garage setback will allow the property owner to design around the existing Southern California Edison vault at the southeasterly corner of the property. 6. In the case of the proposed project, the proposed third-car garage space will create an additional off-street parking space which is a benefit to the property owner as well as the neighborhood as a whole. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Staff Approval No. SA2015-010, subject to the setbacks set forth in Exhibit 'A', which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF AUGUST, 2015. AYES: NOES: ABSTAIN: 10 Planning Commission Resolution No. Page 3 of 3 ABSENT: BY: Kory Kramer, Chair BY: Peter Koetting, Secretary EXHIBIT 'A' 4 co o m �\ Allowed CO garage m area f! Staff Approval No. SA2015-010 (PA2015-123) 1917 Yacht Enchantress 2� Attachment No. PC 2 Draft Resolution — Deny 13 V� QP �P 2� RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH DENYING STAFF APPROVAL NO. SA2015-010 FOR A MODIFIED GARAGE SETBACK FOR PROPERTY LOCATED AT 1917 YACHT ENCHANTRESS (PA2015-123) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by John J. Schroder with respect to property located at 1917 Yacht Enchantress, and legally described as Lot 46 of Tract No. 9260, requesting a staff approval for a modified garage setback. 2. The applicant requests to modify the required garage setback as approved on the final setback map for Tract 9260. The approved setbacks are 20 feet for the house and 3 feet or 20 feet for the garage. The applicant requests to change the garage setback to a varied setback between 3 feet and 13 feet. 3. The subject property is located within the Broadmoor & Pacific View Planned Community (PC-18) Zoning District and the General Plan Land Use Element category is Single-Unit Residential Detached (RS-D). 4. The subject property is not located within the coastal zone. 5. A final setback map was reviewed and approved by the Community Development Director (Director) when the Broadmoor & Pacific View Planned Community (PC-18) was developed in the mid-1970s. The PC-18 Development Plan states that the Director shall review future modifications of the setbacks shown on the map in view of setbacks listed in the development plan and/or sound planning principles. To ensure surrounding property owners are notified, the Director referred the request to the Planning Commission for consideration and final action. 6. A public hearing was held on August 6, 2015, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, projects which a public agency rejects or disapproves are not subject to CEQA review. 15 Planning Commission Resolution No. Page 2 of 2 SECTION 3. FINDINGS. 1. The Municipal Code does not establish required findings for a review of a staff approval to modify a setback established by a setback map. The setback requested was reviewed for consistency with lots in the vicinity and the Planned Community Development Plan regulations. 2. The modified garage setback requested does not provide the intended variation from the street view and is inconsistent with the purpose and intent of the setback map and Planned Community Development Plan. 3. The modified garage setback will be detrimental to the surrounding properties because it would not be compatible with the neighborhood. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby denies Staff Approval No. SA2015-010 2. This action shall become final and effective 14 days after the adoption of this Resolution unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF AUGUST, 2015. AYES: NOES: ABSTAIN: ABSENT: BY: Kory Kramer, Chair BY: Peter Koetting, Secretary 10 Attachment No. PC 3 Applicant's Project Description 17 V� QP �P sg 29 June 2015 Community Development Department Planning Permit Application 1917 Yacht Enchantress RE: A Staff Approval for a setback determination pursuant to Section IV.D of the PC-18 (Broadmoor Pacific View Planned Community) text. Community Development Director: My wife and I recently purchased a single-family home in the Broadmoor Sea View tract of homes. We plan to renovate the home completely; our plans include small additions to the living areas of the home as well as the addition of a 31d car garage. We have completed an approval process of our local Homeowner's Association and are scheduled for an Appointment Plan Check on the 29th of this month. With this Planning Permit Application we are requesting an increase of the 3'-0" garage setback, as measured from the back of the sidewalk, to 1 1'-0" for the 31d car garage portion. Please note that this neighborhood is gated, the streets are private and on our street the homes are only on one side of the street. We feel the mass of the front of a 3-car garage, all at the current setback guideline, is too large for the scale of the neighborhood and that bringing the 3rd car garage out equal with the 2-car garage puts the outside corner of the garage and the entry walkway uncomfortably close to the vented Edison underground transformer located on our property. I appreciate your consideration in this matter. Please contact me with any questions. Thank you, John J. Schroder (949) 683-6801 19 V� QP �P �o Attachment No. PC 4 Setback Map for Tract No. 9260 (Lot 46) 21 V� QP �P we �5 i - t Subject 47 Property AA 410 IV EA i— / 4 \\ A 1�1` 111 I J II FINAL 5ET6AGK MAP ROK TLAGT 012 &WACMcaOK gEAVIEW 4oF4 zu. Isom _ 23 V� QP �P Attachment No. PC 5 Project Plans 25 V� QP �P PA2015-123 Attachment PC 5 - Project Plans LO AI"U � � O I G) E lOO DDEL QT THE PROJECT � AT,� BUILDING TYPE OCCUPANCY R-3/u 810 = C4 S (CHRO z w ZONE PC-IS (BROADMOOR 4 PACIFIC VIEW) FRONT SETBACK 3'-0" e GARAGE, 20'-0" e HOUSE o Z SIDE YARD SETBACK 10' COMBINED± 4' e SIDE N�Jj ' ESS O YAC Q REAR YARD SETBACK 10' FROM TOE OF SLOPE N T HEIGHT LIMIT 24'-O" FLAT / 29'-O" MAX W/ SLOPE nun io OF LOT COVERAGE (50% ALLOWED) 395, NEW 'rF::�' T POO O O O LOT AREA 8,181 S.F. LED EXISTING BUILDING FOOTPRINT 2,32-1 S.F. _ N5853'50"w n=,.Se', _ 9 PROPOSED BUILDING FOOTPRINT 2,550 S.F. / S'-6 1/!" 5'-5 1/2' L 11'-10" 5.4. 12'-5" -4 I " 19'-5 1/2" 6'-5 1/!" EX15TING CONDITIONED FIRST FLOOR 1,7 3 S.F. I -- � � _ __ PROPOSED COND. FIRST FLOOR ADDITION 391 S.F. � NEW LOW PLANTER ------- �, PANTRY m ATRIUM ,LoyT Lcor PROPOSED GOND. FIRST FLOOR 2,155 S.F. f1J ® ® ® _ c - u u c c I EXISTING CONDITIONED SECOND FLOOR 1,020 S.F. 1`J :•i: {{.: II I m -_� r--- = m aas BED4RO°M ' ' I 2-CAR Q _ PROPOSED GOND, SECOND FLOOR ADDITION 163 S.F. u z PROPOSED GOND. SECOND FLOOR 1,103 S.F. C :fix ::;::;:10..0. II II DINING .. II 6'_4n b'' 4'_4n 0 2 'Q .SLOPES A r EXISTING TOTAL CONDITIONED S.F. 20-1 S.F. x ......... „ I s U PROPOSED TOTAL CONDITIONED S.F. 3,3116.F. - SyOx ::::::::: ry KITCHEN QQ II C Y teu W. D. II [Z0'-O" EAR) J Z oW " EX15TING GARAGE 530 S.F. --- w 4R mk II LAUNDRY I fl ?W L - -- m a _--- _ � _ e _ _ s GARAGE ADDITION 162 S.F. UJ 1 IR" -�" 1z'=s 1 b PROPOSED GARAGE 692 S.F. O Z U 10' I BAT" a I PROPOSED TOTAL CROSS S.F. 4,063 S.F. a a f 3 x�' ...•.•: O eoacaa1m o GARAGE I Cn Z Q EXIbTING z I coat _ 0 m T � w w LAND&_APED I> ENTRY IS'-5" UJ nl I SLOPE :3 I TI I r, o y I I GMAT L_ _ r;GA::;:.. Q W 0 I I EX1bT. J L 1ST OF IDIRA JING5 () w EXIST. 1. TITLE AND PROJECT DATA (K .. tiv}ii:rF<L A.C. 11^"4 r2.�z... w. .z, W ' ' ' "� ' -'. 2. RESIDENTIAL CONSTRUCTION MIN. REQ. AND ..:::::::::::: ::. :::::::::::::::::::::::: »>:>:> IN. REQUIREMENTS : _�-= CAL GREEN RESIDENTIAL M 3. GENERAL SPEGIFIGATIONS ...j :y e. :.................:........:,.. 1 ...................:...........................:... 4. SITE PLAN 4 DRAINAGE PLAN ::::::::::::::::::::::::::::::::::::::::::::::::: 5. EXISTING FIRST 4 SECOND FLOOR PLANS I b"w aLu 6. FIRST FLOOR PLAN a Q `°° ° e' DECOMPOSED I- SECOND FLOOR PLAN GRANITE(DG) a 8. ROOF PLAN fol- e. 9. FIRST FLOOR REFLECTED CEILING PLAN \ 1 O Txm9 10. SEGOND FLOOR REFLECTED CEILING PLAN L \ Imp p� t p * ICO 1l I,OI OSED SI I E I LAIV z 11. FIRST FLOOR UTILITY PLANS 12. SECOND FLOOR UTILITY PLANS a RAL DESCRIPTION: TRACT 9260 LOT 46 SCALE: 1/8"=1'-0" 13 EXTERIOR ELEVATIONS Q GENE AL NOTES �115C. NOTES SILO( E OF WOR< 14. EXTERIOR ELEVATIONS Q 1. ALL WORK PERFORMED WILL MEET GENERAL REQUIREMENTS: I. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING 1. CHANGE TWO GARAGE DOORS TO SINGLE NEW GARAGE DOOR 15, BUILDING SECTIONS QQ A. 2013 CALIFORNIA RESIDENTIAL CODE STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ALL NECESSARY 2 ADD NEW GAR GARAGE 062 S.F ) 16. BUILDING SECTIONS PERMITS SHALL BE OBTAINED BY THE GENERAL CONTRACTOR AND IN A 11. INTERIOR ELEVATIONS. B. 2013 CALIFORNIA BUILDING GODS TMIELY MANNER SO AS NOT TO EXTEND CONTRACT COMPLETION DATE. 3. ADD NEW POCKET SLIDING GLASS DOORS AT GREAT ROOM.AND KITCHEN G. 2013 CALIFORNIA PLUMBING GODS 2. Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND 4. ADD NEW S.F. TO KITCHEN, GREAT ROOM, BEDROOM 4 AND BEDROOM 3. 18. SCHEDULES D. 2013 CALIFORNIA ELECTRICAL CODE FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF 5 ADD NEW DORMERS TO MASTER BATHROOM AND MASTER CLOSET. 19, MISC. BUILDING DETAILS E. 2013 CALIFORNIA MECHANICAL CODE OSHA PERMIT. � 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN 6. REMODEL KITCHEN, DINING ROOM, BUTLER'S PG PANTRY, GREAT ROOM, 20. TITLE-24 ENERGY ALGS F. 2005 BUILDING ENERGY EFFICIENCY STANDARDS. ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS MASTER BATHROOM AND MASTER WALK-IN. 21, TITLE-24 MANDATORY MEASURES CODE (BEES). DEPARTMENT 1. RE-ROOF ENTIRE ROOF 61.0 STRUCTURAL NOTES G. 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE 4. FIRE SPRINKLER'S NOT REQUIRED IF PROJECT IS LESS THAN 50% OF 8. RE-STUCCO AND REPLACE ALL EXIST. WINDOWS 61.1 TYPICAL DETAILS OO v CCALGREEN) STRUCTURE 4 LESS THAN $ 200,000 OF MARKET VALUE OF STRUCTURE. CO CM H. CHAPTER 15 OF THE NEIUPORT BEACH MUNICIPAL GODS (I-LOUSE) 2,81 S.F. x300 /S.F. _ X845,100 51.2 TYPICAL DETAILS (NBMG) 2. SMOKE ALARMS: PROVIDE SMOKE DETECTORS PER (GARAGE) 530 S.F. x 150 /S.F. = $19,500 �f C f N I T�' 1"1�4fi� 51.3 TYPICAL DETAILS Q W Q C.R.C. 8310.9 AND AS NOTED ON PLANS. DO TOTAL. = sg24,600 61.4 TYPICAL DETAILS �° G NOT LOCATE CLOSER THAN 3' FROM HEATING AND SCOPE OF WORK = ( $410,000) COOLING REGISTERS TO ENSURE THAT THE AIR FROM THEREFOR: 44io < 50% 51.5 TYPICAL DETAILS SUPPLY VENTS WILL NOT BLOW SMOKE AWAY. SMOKE 5. DEFERRED SUBMITTALS TO BE REVIEW BY PROJECT ARCHITECT OR ENGINEER 4o• oe ova &SWI TYPICAL DETAILS Q DETECTORS SHALL SOUND AN ALARM AUDIBLE IN OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR 4V � a APPROVAL BY THE CITY FOR: FIRE PIT g� e SSW2 TYPICAL DETAILS Q M ALL AREAS OF RESIDENCE. � � o� 0 oo 3. INSULATION: COMPLY WITH CALIFORNIA ENERGY COMMISSION �,r ACHTCOO(e AT 52.0 FOUNDATION PLAN 0 "N LATUS, TITLE 24. ALL EXTERIOR WALLS TO HAVE R-13 �� 52.1 FLOOR/LOUD ROOF FRMG. PLANZ V BATT INSULATION AND ATTIC GEILING TO HAVE R-30 COMMUNITY ASSOCIATION ADVISORY: �PCfi °� 52.2 ROOF FRAMING PLAN ° BATT INSULATION. ALL NEW WINDOWS TO BE DUAL GLAZED. ISSUANCE OF A CITY BUILDING PERMIT DOES NOT RELIEVE THE 00 4. PROVIDE PEDESTRIAN PROTECTION ADJACENT TO PUBLIC WAY APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, y 'e 63.0 FOUNDATION DETAILS C14 DURING CONSTRUCTION AS FOLLOWS: CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST c c+ N JOAOUIN HILLS RE). 63.1 FOUNDATION DETAILS Z q DIST. FROM STRUCT. TO PROP. LINE (SB) PROTECTION THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR cry 54.0 FLOOR FRAMING DETAILS P A.) SB (o' FENCE 4 CANOPY - COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF ANY � Sy 54.1 FLOOR FRAMING DETAILS B.) SB (HT. OF STRUCT./4) FENCE 4 CANOPY CONSTRUCTION AUTHORIZED BY THIS PERMIT. �i- GJ (STRUGT HGT./2) SB (STRUCT HGTJ4) FENCE ONLYPROJECT LOCATION: 65.0 ROOF FRAMING DETAILS SHEET D.) SB (STRUCTURE HGTJ2) NONE 191-1 YACHT ENCHANTRESS 55.1 ROOF FRAMING DETAILS 1 of 38 PA2015-123 Attachment PC 5 - Project Plans 2 o ato y � �i Li a o m A U 12 w o U Q9 LU 14. Adhesives, sealants and caulks shall be compliant with volatile organic compound (VOC)limits set CITY OF NEWPORT BEACHtLBR'Poq forth in Table 4.504.1 or Table 4.504.2. (4.504.2.1) Q�ewPogr 37. The maximum amount of water closets on a 3 inch vertical drainage system line is 14. Carbon monoxide alarms shall be installed in the following locations(CRC R315.3, CBC e4 ® CITY OF NEWPORT BEACH ADHESIVE VOC LIMrr �° ►� COMMUNITY DEVELOPMENT DEPARTMENT 4.(CPC Table 703.2) 420.6): Less Water and Less Exempt Compounds In Grams Per Liter t•®n BUILDING DIVISION a. Outside of each sleeping area in the immediate vicinity of the bedroom(s) n COMMUNITY DEVELOPMENT DEPARTMENT ARCHITECTURAL APPLICATIONS VOC LIMB `� > ar 100 Civic Center Detre I P.O.Box 1768 1 Newport Beach,CA 92658-8915 38. Provide gas line with a min capacity of 200,000 btu for water heater. Cal energy Code c7 '� BUILDING DIVISION r www.newoorlbeachoamov, 1(949)644-3200 ( ) b. On every level of the dwelling unit including basements. Indoor carpet adhesives 50 � e• 150.0 n k•�crrolL��� 100 Civic Center Drive I P.O.Boz 17681 Newport Beach,CA 92858.8915 `'r'o* Carbon monoxide alarms shall be hardwired with battery back-up and interconnected www.newmrtbeachce.aov 1(949)644-3200 Outdoor Carpet ad adhesives 50 39. Provide a condensate drain no more that 2 inches above the base of the water heater Outdoor ce t adhesives 150 space.Cal energy code 150.0(n) unless exempted in accordance with CRC 0.315.1.1 & R315.1.2or CBC 420.6.1.2 & O Wood fluorin adhesive 100 CAL GREEN-RESIDENTIAL 420.6.1.3. RESIDENTIAL, Rubber floor adhesives 60 MMINIMUM REQUIREMENTS 40. Provide a straight vent pipe from the water heater space to the outside termination from 0) Q 15. All fenestrations on windows and doors shall have U-factors and Solar Heat Gain CONSTRUCTION MINIMUM REQUIREMENTS Subfloor adhesives 50 the water heater space. Cal energy code 150.0(n) Ceramic Lila adhesives 65 Scone Coefficient (SHGC) values in accordance with T-24 energy calculations. All II.O VCT and le halt Ile adhesives 50 41. Insulate all%"and larger hot water pipe Cal energy code 150.0(j)(2) fenestrations must have temporary and permanent labels. Applicable Standards: 2013 California Residential Code (CRC); 2013 California Building 2 Drywall and panel adhesives 50 1. 2013 California Green Building Standards Code (CG) is applicable to all new Residential Buildings, Code(CBC);2013 California Plumbing Code(CP3);2013 California Electrical Code(CEC); including but not limited to, dwellings, apartment houses, condominiums, hotels, and other types of Cove base adhesives 50 2013 California Mechanical Code (CMC); tang Building Energy Efficiency Standards Multipurpose construction adhesives 70 dwellings containing sleeping accommodations with or without common toilets or cooking facilities ELECTRICAL: TEMPORARY GENERATOR: regulated by the Department of Housing and Community Development(HCD-1). (NBMC 15.11.010, (BEES); Beach California Green Building Standards Code (CG); & Chapter 15 of the Structural glazingadhesives 100 42. All receptacle outlets in bathrooms, above kitchen countertop, crawl spaces, garage, 16. Hand operated construction tools powered by electricity must use power provided by Newport Beach Municipal Code(NBMC) CG Section 101.3.1). a a Single-plyroof membrane adhesives 250 rooftops, outdoor outlets, within 6' of wetbar sink/laundry sink to be protected by ground Southern California Edison through a temporary pole or available outlet. In the rare case X Other adhesives not specifically listed 50 2. 2013 California Green Building Standards Code (CG) is applicable to additions or alterations of fault circuit interrupter(GFCI). (CEC 210.8) where electricity is not readily available and a portable temporary generator is SPECIALTY APPLICATIONS existing residential buildings where the addition or alteration increases the building's conditioned necessary,then the following restrictions must be adhered to: GENERAL: PVC weldin 510 area, volume, or size. The requirements shall a onlyto and/or within the specific area of the 43. All receptacle outlets are required to be listed tamper resistant. (CEC 406.12 and 1. RESIDENTIAL BUILDING UNDERGOING PERMITTED ALTERATIONS, ADDITIONS CPVC weldin 490 q apply p 210.52) a. Must or portable and may be easily relocated. addition or alteration. (301.1.1) b. Temporary generators are to be located a minimum distance from any property WITH IMPROVEMENTS SHALL REPLACE NON COMPLIANT PLUMBING FIXTURES ABS is cement 325 44. Combination type AFCI circuit breakers are required for all 120 volt single phase 15/20 WITH WATER-CONSERVING PLUMBING FIXTURES MEETING THE Plastic cement rfor plastic 250 Energy Efficiency amp branch circuits. Except for bathrooms, kitchens, garages, outdoors, and laundry line according to the following table: REQUIREMENTS OF 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE, Adhesive primer for lastic 550 Contact adhesive 00 3. Lighting (NBMC 15.11.010,A4.203.1.1,A4.204.1.1): rooms.(CEC 210.12(8)) Required Required Setback SECTION 4.303. PLUMBING FIXTURE REPLACEMENT IS REQUIRED PRIOR TO Special purpose contact adhesive 250 Time in Use ISSUANCE OF A CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION BY THE Structural wood member adhesive 140 a. All newly installed, permanently installed lighting shell be high efficacy. Permanently45. At a minimum, one dedicated 20 amp circuit is required for a bathroom( Setback from from Adjacent Permanently installed 210.11 C 3 Hours Pro Line Structures CHIEF BUILDING OFFICIAL. (CIVIL CODE, SECTION 1101.1 ET SEQ., NBMC To and trim adhesive 250 lighting shall bat installed in kitchens,bathrooms,utility rooms,and private garages at a minimum. ( )( )) 0-1 day 10 feet 5 feet 15.11.020) SUBSTRATE SPECIFIC APPLICATIONS I. Exception 1: Permanently installed night lights in compliance with BEES 150.0(k)1E. 46. A GFCI protected receptacle is required within 3 feet of the edge of each sink in a >1 day 20 feet 5 feet 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES �Q Metal to metal 30 it. Exception 2: Lighting integral to exhaust fans in compliance with BEES 150.0(k)1F. bathroom.(CEC 210.52(d)) NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE (V Plastic foams 50 b. All newt Installed, permanently installed lighting in bathrooms shall be controlled b a vacant c. If the minimum distance cannot be achieved,then the enerator shall be located COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED W 0� Porous material(except wood 50 y y 9 9 y y 47. Receptacle outlets are not allowed within or over a bathtub or shower stall. (CEC 406.9 9 W sensor. the most extreme distance practical to inhibit noise. Other methods to inhibit AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR Q .� Wood 30 1. Exception: One high efficacy luminaire with total lamp wattage rated to consume no greater (C)) noise may be utilized when practical. COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY Fiberglass than 26 watts of power. 48. Subpanels are not allowed to be located in bathrooms or clothes closets. (CEC d. May be operational for a maximum of five consecutive calendar days. After five CONSTRUCTION AUTHORIZED BY THIS PERMIT. (Y Q U 1. Man dclaoreswedion defimilerwbatome the the asmlue MNam Nnhesl VDCco ma Airwtl. 2. or adtldirnalnbrmelbn repeNi„g meltmfs to measure lM1eVm conlennapecMed in Madabla..e sant Coast Ab Duality Management c. Every new room greater than 70 square feet which does not have newly installed, pernanenlly 240.24(D)and 240.25(E)) consecutive calendar days of use, power shall be provided through the use of a D=Rub 11641 installed lighting and has newly installed receptacles shall have at least one switched receptacle temporary ower ole. 3. PRIOR C PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN Z 0 0 installed. 49. Circuits sharing a grounded conductor (neutral) with two ungrounded hot) conductors P rYP P ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS (� U U SEALANT VOC LIMIT d. All permanently installed outdoor lighting shall be controlled by a manual ON and OFF switch that must use a two pole circuit breaker or an Identified handle tie.(CEC 210.4(8)) Group e. Usage is limited to weekdays between the hours from 8:00 AM and 3:30 PM DEPARTMENT. Z Q Less Water and Less ExemptCompounds in Grams Liter non-cable circuits in panel(CEC 210.4(D)) Monday through Friday. No use on the weekends or Federal holidays. )L J jJ SEALANTS VOC LIMIT does not override to ON the automatic actions of the Photocontrol, Astronomical time clock, or Architectural 250 Energy management control system in compliance with BEES 150.0(k)9Ai&150.0(k)9Aiii. 50. The receptacle outletsELECTRICAL SERVICE: taclthat serve kitchen counter tops, dining room, breakfast area, and f- r Marine deck 760 pantry, must have a min of 2 dedicated 20 amp circuits.(CEC 210.52(B)(1) FIREPLACE: Q U lett 4. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the 4. Electrical service to be underground for new construction, replacement building, or (Q Nonmembers roof 300 building. Unless functioning as a component of whole house ventilation system, fans must be 51. Kitchen counter tops 12 inches or wider must have a receptacle outlet.(CEC 210.52(C)) 17. Gas fireplace appliances shall be a direct-vent sealed-combustion type. (CG 4.503.1) addition to an existing building exceeds fifty (50) percent of the gross floor area of the w O Roadway 250 controlled by a humidity control capable of adjustment between a relative humidity rage of less than _ Sin I roof membrane 450 52. Kitchen counter tops must have receptacle outlets so no point along the counter walls is existing building. (NBMC 15.32.015) .� or equal to 50%to maximum 80%. (..506.1) P P P 9 18. Factory-built fireplaces, chimneys, and all other components shall be listed and labeled Z � (� Other 420 more than 24 inches from a receptacle.(CEC 210.52(C)) and shall be installed in accordance with the conditions of the listing. (CRC R1004.1, 5. Edison Company approval is required for meter location prior to installation. r 3 SEALANT PRIMERS Material Conservation and Resources EfficiencyCBC 2111.13.1) Architectural 53. Island and peninsular counter tops must have at least one receptacle. 6. Field inspectors to review and approve underground service requirement prior to LU 61 Nonporous 250 5. Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at (CEC 210.52(C)( 1)and(2)) 19. Decorative shrouds shall not be installed at the termination of Factory-built chimneys concrete placement. - Z �- Porous 775 exterior walls shall be protected against the passage of rodents by closing such openings with except where such shrouds are listed and labeled for use with the specific factory-built Modified bituminous 500 cement mortar,concrete masonry or other similar method. (4.406.1) 54. The spacing for general receptacle outlets must be located so that no point on any wall, chimney system and are installed in accordance with manufacturer's installation 7. Service equipment and subpanels to have a min 30"wide by 36"deep Gear work space. Marine deck 760 fixed glass,or cabinets is over 6 feet from a receptacle outlet.(CEC 210.52(A)) instructions. (CRC 0.1005.2,CBC 2113.9) W Other 750 6. Utllize one of the city's approved franchise hauler m recycle and/or salvage a minimum of 50%of the nonhazardous construction and demolition waste. (4.406.1,4.406.3) 55. Hallways 10 feet or more must have at least one receptacle ouUet.(CEC 210.52(H)) O 56. Laundry rooms must have at least one dedicated 20 amp receptacle circuit. (CEC 210.11(2)) rA1LrwEsoeaulrum..twataou 3 57. Provide 120V receptacle within 3 feet of water heater.Cal energy code 150.0(n) GarNal\RFSIDENTWCansWRbnMlnlmumPep 1/3014 3 DDrrIMyRE510ENE1,1LfonsbutlbnMlnlmumRea 1/2014 I Water Efficiency and Conservation a 7. Automatic irrigation systems controllers shall be weather-based or soil moisture-based. (4.304.1) LU pp p p�pp � 15. Paints,stains,and other coatings shall be compliant with VOC and other toxic compound limits set Iuur fort]in Table 4.504.3.(4.504.2.2) 8. Plumbing fixtures and fittings shall comply with the following(4.303.1): FOUNDATION: MECHANICAL: 58. Weep screed for stucco at the foundation plate line shall be a minimum of 4 inches 20. Rooms containing bathtubs,showers, spas and similar fixtures shall be provided with an CONSTRUCTION: VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS FUTURE TYPE MAXIMUM FLOW RATE 9 (Greets of VOC per Liter of Coating, Single Showerheads 2 apm 90 80 psi above the earth or 2 inches above paved areas. (CRC 0.703.6.2.1, CBC 2512.1.2) exhaust fan with a minimum capacity of 50 CFM ducted to terminate outside the B. Pedestrian protection adjacent to public way to be as follows: Less Water and Less Exempt Compounds) Multiple showerheads Combine flow rate of 2 m 80 si 59. Fasteners and connectors nails,anchor bolls, etc...)in contact with preservative-treated building.(CRC R303.3,CG 4.506.1,CBC 1203.4.3.2.1,CMC 403.7) COATING CATEGORY VOC LIMB Residential lavatory faucets 1.5 m 60 si ( p CBC TABLE 3306.1 wood Shall be Of hot-dipped zinc-Coated galvanized steel, stainless Steel, silicon bronze 21. The clothes dryer vent Shall not exceed 14 ft In Overall length with maximum two 90 PROTECTION OF PEDESTRIANS Flat coatings 1 50 Common and public use lavatory faucets 0.5 gpm 60 i or copper. (CRC R317.3, CBC 2304.9.5.1) degree elbows.(CMC 504.3.1) HEIGHT OF Tree OF PROTECTION Nonflat coatings 100 Kitchen faucets 1.5 m 60 si CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE REQUIRED Nonflat-hi h loss coatings 150 Meteringfaucets 0.25 allons er Ie maximum 60. Anchor boles shall include steel plate washers, a minimum of 0.229' x 3" l 3" It size, 22. Environmental air duds shall terminate min 3 feet from property line or openings into between sill plate and nut. (CRC R602.11.1, CBC 2308.12.8, Acceptable alternate building.(CMC 504.5) 8feat or less Less Man sten c9rtslluctim rani Specialty Coatings ngs Water Closets 1.28 Ilonslflush walfway �/� LU p Aluminum roof coatings 400 Urinal 0.5 alloruflush SDPWS 4.3.6.4.3). yarn 58 NO"e C/ Iuur Basements actor coatings 4003. Mechanical equipment shall be installed per the manufacture's installation lass lnm,5reet �Mar��� p r1E1 II r1E1 1. Inotudes single and dual feat wader dined.with An dbdive fust an, gallons«baa wren ball per ASME AlA122.19233.21ar s,,I. instrudions.(CMC 303.1) 1s LJ Bituminous roof coatings 50 hush and ASME At 12,19 14 for dual flusn loilate 5 feet«Blare 61M1 not nl«91nan Ono-f011ra1 Meheight ot crosb114Tan earner mid covered Y 2 Lavmary buceis stall not have a fox rale less Man 9.a gm at 20 psi. Mare Men a leaf Bituminous roof rimers 350 3. Amended by NBMC 15.11 019 0 comply went AA 3031 24. Domestic range vents to be smooth metallic interior surface. (CMC 504.2) 5 faax rad ys but eelwedn g on.-had ee, eight alt ri mightol cgrrstludion Nam Bond breakers 350 25. Supply and return air ducts to be insulated at a min of R-6.Cal energy code table 150-1- sraet«rn«a txn exceedln ane-IrAlf Me mot aortawaon Nora PGS Concrete wring corn nds 300 9. Dishwasher and clothes washers shall be qualified ENERGY STAR appliance with maximum water A �d Concrete/mason sealers 100 _ use as follows(NBMC 15.11.010): 9. All exterior lath and plaster shall have two layers of Grade D paper over wood baseDway 1111 D fog cosealers ngs 0 a. Standard Dishwashers: 4.25 gallons per cycle PLUMBING: sheathing.(CRC 0.703.6.3,CBC 2510.6) Faux finishin warin s 350 b. Compal Dishwashers: 3.5 gallons per cycle 26. Plumbing Fixtures: 10. Wall covering of showers or tubs with showers shall be of cement plaster, tile, or � Fire resistve coatings350 approved equal,to a height of not less than 72 inches above drain inlet. Backing for file C Floor coatings 100 c. Clothes Washers: Water factor of 6 gallons per cubic feet of drum capacity. a. New Construction & Addition/Alterations that increases condition space area, shall be cement beard or cement plaster. (CRC R307.2,CBC 1210.2.3) LU Form-release compounds 250 Environmental Quality volume,or size(CG 4.303.1): Graphic arts coatings(sign paints) 500 1. Comply with CAL Green Mandatory Requirements. 11. Safety glazing shall be provided at the following hazardous locations: (CRC 0.308.4, H' h temperature coatings 420 10. Moisture content of building materials used in wall and floor framing is checked before enclosure CBC 2406.4) Industrial maintenance coati s 250 according to one of the following(4.505.3): b. Addition 8 Alteration not increasing condition space area,volume,or size (CPC Shower 403.0 so : a. Swinging,bi-fold,and sliding doors Low lids coatn s 120 a. Moisture content shall be determined with either a probe-type or contact-type moisture meter. I. Shower Heads: 2.0 gpm(ill 80 psi b. When located within 60 inches above the floor of wet surfaces such as tubs, Magnesite coatings e cement 400 Equivalent moisture verification methods may be approved by the enforcing agency and shall showers,saunas,steam rooms,or outdoor swimming pool. Mastic texture matins 100 satisfyrequirements found in Section 101.8 of this code. ii. Lavatory Faucets: 1.5 gpm @ 60 psi q iii. Kitchen Faucets: 1.8 m 60 sl C. Within a 24 inch arc of either vertical edge of doors and within 60 inches of Metallic pigmented coatings 500 9l @ P Multicolor coatings 250 b. Moisture readings shall be taken at a point 2 feet(610 mm)to 4 feet(1219 mm)from the grade 9 P Pretreatment wash rimers 420 stamped end of each piece to be verified. iv. Water Closet: 1.28 gallons per flush walking surface Primers,sealersand undermaters 18 inches above the floor, top edge morr 100 c. At least three random moisture readings shall be performed on wall and floor framing with 27. Clearance for water closet to be a minimum of 24 inches in front, and 15 inches from its d. Where glazing area is more than 9 eq. in area, with the bottom edge less than center to an side wall or obstruction.CPC 402.5 e than inches above floor, and within Reactive penetrating sealers 350 documentation acceptable to the enforcing agency provided at the time of approval to enclose the y 36 inches of a walking surface,measured horizontnt ally.. Recycled matins 250 wall and floor framing. 28. The water heater burner to be at least 18 Inches above the garage floor, 'd located in avrr 50 garage.CPC 507.13 e. Glazing where the bottom exposed edge of the glazing is less than 36 inches Roof matin Ap np 0p Rust coatings matin 250 11. Aerosol paints and matings shall be compliant with product weighted MIR limits for ROC and other above the plane of the adjacent walking surface of stairways, landings between luul Shellacs toxic compounds in Section 94522(a)(3)and other requirements in Sections 94522(c)(2)and(d)(2)of 29. Install a 3 inch diameter by 3 ft tall steel pipe embedded in concrete slab for protection of flights of stairs and ramps. Clear 730 the California Code of Regulations,Title 17,commencing with Section 94522. (4.504.2.3) water heaters located in garage.CPC 507.13.1 f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is Gr Opaque 550 30. Water heaters to be strapped at top and bottom with 1 34"x 16 gauge strap with 3/8"dia. less than 36 inches above the landing and within 60 inches horizontally of the �h Specialty rimerssealers and undercoaters 100 12. Carpet and carpet systems shall be compliant with of the following (4.504.3): x 3"lag bolt each end.CPC 507.2 bottom tread/ v Stains 250 450 a. Carpet and Rug Institute's Green Label Plus Program. 31. ABS and PVC drain waste and vent piping material is limited to 2 stories max. (CPC 9. Glazing in guards and railings O Stone consolidants b. California Department of Public Health Specification 01350. 701.1 2 (a).and 903.1.1 12. All doors from the house into the I area shall be equipped with an approved alarm or Swimming pool coatings 340 Pa P� ( )( ) ) PcoPP P7nl Traffic markingcoatings 1 DO c. NSF/ANSI 140 at the Gold level. 32. ASS and PVC roof and deck drain material is limited to 2 stories max.(CPC 1101.3.1) an approved alternate drowning prevention safety feature. (CBC 3109.4.4.2) l�/nnJJ Tub and tile refinish matins 420 d. Scientific Certifications Systems Indoor Advantagi Gold 13. Smoke alarms shall be installed in the following locations (CRC R314.3, CBC vll Waterproofing membranes 250 33. Roof and deck drain systems Inside the building are required to be Installed with 907'2'112)'m ��nn pp Wood coatings 275 13. Minimum 80%of floor area receiving resilient flooring shall comply with one of the following(4.504.4): directional DWV drainage fittings.(CPC 1101.3 and&706.0) Q luul Wood servatives 350 a. In each sleeping room. Z a. VOC emission limits defined in the Collaborative for High Performance Schools CHPS High 34. Cleanouts are required within 2 feet of the connection between the interior roof and deck pp ss Zino-rich rimers 340 9 ( ) 9 b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. a V 1. DmmedV0Cperamd crating,adlueng wnbrendiMUdlrg exempt cvmpowWs. Performance Product Database. drain piping system,and the exterior onsite storm drain system.(CPC 1101.12) Q 2. T]resp YfedNMa.mainInendunless revisedlimits arolisted„'subersbisdmm�emthe lame. b. Products compliant with CHPS criteria certified under the Graeenguard Children & Schools 35. All hosebibbsaretohavevacuumbreakers. C. On eachalfditionalstory, includingbasementsandhabitableattics. �/^/ 11 �1 3. Values in this bNe are domed from those sme hdd by the Callrmnia Ali Ras d..Brand,Andreeduml Crabigs Sug9esbd Contrd Measure, c(/ r-ebmmy 1,IDOe. More,nft n is eveilama from roe wr Resources Bram. programs. Smoke alarms shall be hardwired with battery back-up and interconnected unless c. Certified under the Resilient Floor CoveringInstitute(RFCI FloorScore program. 36. The maximum amount of water closets on a 3 inch horizontal drainage system line is exempted in accordance with CRC 0.314.4&0.314.5 or CBC 907.2.11.3&907.2.11.4. p QQ p 3.(CPC Table 703.2) d. California Department of Public Health Specification 01350. Z L�.J CmrIiNRESIDENTIAL CALGnxnMmdaoryMeawres 1-2014 4 ConrahRESIDEi cALGreenManda ,10..sures 1-2910 2 C "m %RESIDENiwLrnmsb anKnlmumPe 1/2014 6 CorLIU\RE51DE"ALCrnstou .l minlmumR, 1/2014 a Conlirt\RESIOEMIAICnrsWNonMinimumRea 1/2014 2 Mn lnnunn� v Il�t�l E Z ���///���� eNo Z 0 � 9 Z_ 04e� Z �_ � � � SHEET 2 of 38 JO5**1010 22 PA2015-123 Attachment PC 5 - Project Plans DIVISION I: CTENERAL REQUIREMENTS 3. AFTER GRADING AND PRIOR TO PLACING BASE COURSE,TREAT ALL DIVISION 5: METALS 3l. PROVIDE DOUBLE JOISTS UNDER PARTITIONS AND WALLS WHICH ARE 2. PROVIDE R-19 BATT INSULATION OR EQUIVALENT RIGID INSULATION Ai Il. HARDWOOD CABINETS: THREE GOATS SPRAY LAGOUER SEALER OVER W N AREAS BENEATH PAVING WITH WEED KILLER: "NOXWEED" •10,ONE ALL CEILING AREAS EXPOSED TO ROOF OR ATTIC AREAS AND EXPOSED STAIN,STEEL WOOL BETWEEN EACH COAT,UNLESS NOTED OTHERWISE. IA GENERAL NOTES: SA STRUCTURAL STEEL: PARALLEL TO THE DIRECTION OF HE FLOOR JOISTS C GALLON MIx To FOUR GALLONS OF WATER PER 100 SQ.FT.OF bUrEAGE. FLOORS,UNLESS NOTED OTHERWISE. C I. VERIFY ALL CONDITIONS AND DIMENSIONS ON JOB SITE PRIOR TO START INSURE PROTECTION AGAINST DAMAGE TO LIFE AND PROPERTY. 38. ALL WIOOD-FRAMED STRUCTURES ARE TO BE CONSTRUCTED PER 18. METAL SURFACES: PAINT SAME COLOR AS ADJACENT SURFACE. W $ O O 1 OF WORK. I. ALL STRUCTURAL STEEL SHALL CONFORM TO ASTM A-36 AND SHALL V �' F 3. PROVIDE E RIGID BATT OR ISNOT INSULATION SE ALL EXPOSED MASONRY BE FABRICATED AND ERECTED IN ACCORDANCE WITH TEE DED- 2010 CRC,UNLESS NOTED OTHERWISE. OR CONCRETE WALLS,UNLESS NOTED OTHERWISE. U \ O O \ 2. DISGREPANGIES,ERRORS,OMISSIONS,AMBIGUITIES,GONFLIGTS,AND 14. THE CONTRACTOR SHALL TAKE ALL NEGESSART MEASURES TO FULLY SPECIFICATION AND CODE O= STANDARD PRACTICE AS AMENDED. [q 4 THE LIKE,APPEARING IN THE DRAWINGS SHALL BE BROUGHT TO THE PROTECT ADJACENT PROPERTIES. STRUCTURAL STEEL(Fy)FOR ROLLED SECTIONS,PER ASTM ASW,Fy = 50 Kai. 39. PROVIDE STANDARD JOIST HANGERS AT ALL JOISTS t0 FLUSH FRAMING, q BAITS SHALL BE SECURELY INSTALLED AND TIGHTLY FITTED 1PROIIGHIOUT DIVISION 15: MECHANICAL EQUIPMENT OWNER'S ATTENTION BY THE CONTRACTOR BEFORE UNLESS NOTED OTHERWISE. ISA PLUMBING: COMMENCING WORK 15. ROOF AND AREA RUNOFF,AND AREA DRAINAGE SHALL BE DIRECTED 2- ALL STRUCTURAL STEEL EMBEDDED IN CONCRETE SHALL BE UNPAINTED. ENTIRE INSTALLATION. 3. WOIRICING DIMENSIONS SHALL NOT BE SCALED FROM PLANS,SECTIONS, AWAY FROM BUILDING,AWAY FROM ADJACENT PROPERTIES AND TOWARD 40. ALL FLUSH FRAMED BEAMS TO BE HUNG FROM FLUSH FRAMING WITH 5. INSULATION INSTALLER SHALL PROVIDE AN APPROVED FORM!FIGURE 13 L ALL WORK AND MATERIALS TO CONFORM STRICTLY TO ALL THE PUBLIC WAY. SIMF50N NUiF HANGERS,UNLE55 NOTED OTHERWISE. REOUIREMENTb OF LOCAL PLUMBING AND BUILDING CODES. OR DETAILS ON THE DRAWINGS.NOTED DIMENSIONS SHALL TAKE 3. ALL STRUCTURAL STEEL NOT EMBEDDED IN CONCRETE SHALL HAVE DESIGN MANUAL)FILLED OUT AND SIGNED BY BOTH INSTALLER AND W PRECEDENCE OVER SCALED DIMENSIONS. ONE SHOP GOAT OF PROTECTIVE PRIMER BT THE STEEL FABRICATOR BUILDER, AND IN CONFORMANCE WITH CURRENT T-24 ENERGY 2B FOUNDATIONS: UNLESS OTHERWISE SPECIFIED.FIELD WELDS SHALL BE INSPECTED,FIELD 41. PROVIDE SIMPSON LB OR JB HANGERS AT FLOOR JOIST TO FLUSH STEEL REQUIREMENTS. 2. PLUMBING CONTRACTOR SHALL SUBMIT WASTE, WATER,AND GA5 ?; �' W 4. ALL MATERIALS AND WORKMAN5HIP SHALL COMPLY WITH THE STATE PRIMED AND PAINTED. SEAM5(TAC-WELD),UNLE55 NOTED OTHERWISE. PLUM I IF REQUIRED BT THE LOCAL BUILDING DEPARTMENTS. :�+ AND LOCAL BUILDING CODES AND ALL OTHER GOVERNING I EXCAVATE TO REQUIRED DIMENSIONS AND DEPTHS INDICATED: GUT M A F O CODES, ORDINANCES, REGULATIONS, AND LAWS: 2010 GRG, 4. UNFINISHED BOLTS SHALL BE AMERICAN STANDARD BOLTS,A5TM A-307 42- AT CALIFORNIA FRAMING USE 2X6 RAFTERS Ai 24"O.O.,MAX.SPAN IS T-0". DI VISION S: DOORS, WINDOWS 4 GLASS 3. THE PLUMBING CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FINAL U 2010 CPC,2010 CMG AND 2010 CEG.2008 CALIFORNIA ENERGY STANDARDS SQUARE AND SMOOTH WITH LEVEL,FIRM BOTTOMS.EXCAVATIONS 8A DOORS: FyT CARRIED THROUGH CONTRACTOR'S ERROR TO GREATER DEPTH THAN CONNNECTIONS OF UTILITIES To HEATING EQUIPMENT. � C.0 CODES LEES)CODES WITH LOCAL AMENDMENTS. 43. PROVIDE FROGRESSIVE NAILING WHEN DOUBLE 2X SOLE PLATES ARE REQUIRED SHALL DA FILLED WITH CONCRETE AT CONTRACTOR'S 5. PROVIDE A MINIMUM GONGRENE COVER AROUND ALL STRUCTURAL STEEL USED 1. DOORS SHALL BE AS SPECIFIED IN SCHEDULE SHEET.PROVIDE ALL g EXPENSE.SEE FOUNDATION PLAN FOR SOIL E3EARING VALUE AND SOIL BELOW GRADE. 4. SCOPE OF WORK O=PLUMBING GONiRAGNOR: C .��• C U NECESSARY HARDWARE AND WEATHERPROOFING AS REQUIRED. FINISHES A. FURNISH ALL LABOR,MATERIAL, EQUIPMENT,FIXTURES,AND C4 U I 4 IQ 5. ALL ASTM DESIGNATIONS SHALL BE AMENDED TO DATE UNLESS REPORT REFERENCE (IF APPLICABLE). 44. ALL 4X AND LARGER BEAMS SHALL BE FREE OF HEAR?CENTER WITH A To BE SELECTED BT OWNER SERVICES NECESSARY FOR TWE EXECUTION AND COMPLETION OF OTHERWISE NOTED. 6. HIGH SiRENU TT BOLTS SHALL BE FRICTION TTFFE AND CONFORM t0 ASTM MAX.MOISTURE CONTENT NOT TO EXCEED 19%. 2. CARRY ALL FOUNDATIONS TO REQUIRED DEPTHS INTO COMPACTED OR A-325.DEPUTY INSPECTION REQUIRED. 2. FRAMES SHALL BE SEi PLUMB,?RUE,RIGIDLY SECURED AND PROTECTED ALL PLUMBING UKJRK AS INDICATED ON THE DRAWINGS AND NATURAL SOIL.REFER TO FOUNDATION DETAILS. 45. ALL SHEAR WALL PLYWOOD SHALL EXTEND FROM BOTTOM OF SILL PLATE DURING THE COURSE OF CONSTRUCTION. SPECIFIED HEREIN AND FOR SUCH EQUIPMENT THAT MAY BE 6. FEDERAL LAWS: THESE DOCUMENTS, AND THE JOINT AND SEVERAL 1. ALL STRICTURAL STEEL SHALL HAVE SHOP DRAWINGS SUBMITTED TO AND APPROVED PROVIDED BY SEPARATE CONTRACT WHICH WOULD REQUIRE PIPE, PHASES AND CONSTRUCTION HEREBY CONTEMPLATED,ARE L BE TO TOP PLATE OR ROOF PLATE LINE,WHICHEVER IS GREATER 3. EACH DOOR SHALL BE AGGURATELT GUT,TRIMMED AND FITTED TO Ii5 gn GOVERNED AT ALL TIMES BY APPLICABLE PROVISIONS H FEDERAL LAW, 3. ALL EXCAVATING AND B THE SLING SHALL COMPLY WITH E). GRG ER THE DESIGNER AND ENGINEER PRIOR TO FABRICATION AND RESPECTIVE FRAME AND HARDWARE WITH DUE ALLOWANCE FOR PROVID ALL AND SERVICE. INCLUDING THE CURRENT CRITERIA ESTABLISHED BY ADA AND AS RECOI'll'IENDED BT THE SOILS REPORT(IF AFPLIGABLE). ERECTION. q6. ALL SHEAR WALL DESIGNATIONS ARE FOR STRUCTURAL PURPOSES.G FINISHES- B. PROVIDE ALL GAS LINES D REQUIRED,AND FINAL LL EQUI MENT. SHALL BE THE FRAMER'S RESF'ONSIBIL ITV TO PURR OUT REMAINING c. PROVIDE NEGESSART CONDENSATE DRAINS FROM ALL EQUIPMENT. !AMERICANS WITH DISABILITIES ACT)' 4. RETAINING WALLS WHICH ARE SUPPORTING BUILDING WALLS SHALL BE 8. ALL STEEL PIPE SHALL COMPLY WITH 45TM A-53,GRADE B,SULPHUR ADJACENT AND AFFECTED WALLS To ASSURE A FLUSH,SMOOTH FINISH. 4. DOOR CLEARANCE AT THE TOP,LOOK AND HANGING STILES SHALL NOT D. PROVIDE AND INSTALL ALL LAVATORY AND SHOWER FIXTURES. BACKFILLED PRIOR TO BUILDING CONSTRUCTION. CONTENT LESS THAN OR EQUAL TO 0.05%. EXCEED 1/8".DOOR CLEARANCE AT THE BOTTOM SHALL BE ADJUSTED E. ALL HOT WATER HEATERS SHALL BE SEISMICALLY BRACED TO 1. WHERE ANY GE AND T OCCURS BETWEEN THE REQUIREMENT OF 41. ALL C2)2X JOISTS TO BE FASTENED WITH Ibd NAILS AT 12" O.G. FOR FINISH FLOOR COVERING SCHEDULED, INCLUDING CARPET. STRUCTURE. Lu FEDERAL,STATE AND LOCAL LAWS,CODES,ORDINANCES,RULES AND 5. BACKFILL BEHIND A RETAINING WALL SHALL NOT BE PLACED UNTIL THE 9. ALL ENDS OF STEEL COLUMNS SHALL BE SQUARE CUT AND MILLED STAGGERED,UNLESS NOTED OTHERWISE. REGULATIONS,THE MOST STRINGENT SHALL GOVERN. CONCRETE OR MASONRY OBTAINS ITS DESIGNED STRENGTH.SOILS UNLESS OTHERWISE DETAILED. 5. DOOR SHALL OPERATE FREELY,BUT NOT LOOSELY,WITHOUT STICKING 5. ALL MATERIALS AND EQUIPMENT FOR THE PLUMBING WORK SHALL BE OF SHALL BE PLACED AND GOMPAGNED i0 A MINIMUM OF 90%OF MAXIMUM 48. ALL MIGROLAM DOUBLE JOISTS TO BE FASTENED WITH iW0 ROW O= 16d OR BINDING,WITHOUT HINGE BOUND CONDITIONS, AND WITH ALL NEW STOCK AND THE BEST GRADE OF SEVERAL KINDS,UNLE55 8. APPROVAL BY THE INSPECTOR DOES NON ACKNOWLEDGE COMPLIANCE DENSITY IN EQUAL LIFTS ON BOTH SIDES OF THE WALL UNTIL THE LOWER 10. ROUND BAR STOCK FOR ANCHOR BOLTS SHALL BE ASTM A-306 GRADE 65. NAILS AT 12"O.G.,UNLE55 NOTED OTHERWISE. HARDWARE PROPERLY ADJUSTED AND FUNCTIONING. OTHERWISE RECOMMENDED AND/OR SPECIFIED OR INDICATED.ALL WITH THE PLANS AND SPEGIFIGAiIOJS.ANY DETAIL WHICH FAILS TO BE ELEVATION I5 REACHED.USE LIGHTWEIGHT TAMPERS BEHIND WALLS Ai MATERIALS,EQUIPMENT, AND APPARATUS SHALL BE INSTALLED AS CLEAR OR 15 AMBIGUOUS MUST BE REFERRED TO THE ENGINEER FOR HIGHER ELEVATIONS. 5B WIELDING: 49. ALL (3)2X OR MORE AND (3.MIGROLAMS OR MORE TO BE FASTENED 86 FNISH HARDWARE: RECOMMENDED BY THE MANUFACTURERS OF THE MATERIAL,EQUIPMENT INTERPRETATION OR CLARIFICATION- WITH 1/2" DIAMETER M.B.'S Ai 18" O.G.STAGGERED,UNLESS NOTED AND/OR APPARATUS- 6. ALL WATER SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR I. ALL WELDING SHOULD BE ELECTRIC ARC WELD PROCESS PERFORMED BT OTHERWISE. L FINISH HARDWARE SHALL BE SELECTED BY DESIGNER AND OMER AND 9. PROVIDE PEDESTRIAN PROTECTION AS PER CURRENT OSHA AND STATE TO PLACING OF CONCRETE.CARE SHALL BE TAKEN 50 A5 NOT TO DRY OPERATORS CERTIFIED IN ACCORDANCE WITH THE REQUIREMENTS OF INSTALLED BT FINISH CARPENTRY SUB-CONTRACTOR USE BALDWIN OR 6. PLUMBING CONTRACTOR SHALL MAKE ALL NECESSARY ATTEMPTS TO OF CALIFORNIA REGULATIONS. OUT UNDERLYING NATURAL SOILS. THE AMERICAN WELDING SOCIETY AND THE PREVAILING LOCAL BUILDING 50. FRAMING SHALL BE DONE IN A WORKMANLIKE MANNER BY SKILLED APPROVED EQUAL DOOR HARDWARE(UNLESS 5PECIFIED OTHER). GROUP PLUMBING VENTS TO MINIMIZE ROOF PENETRATIONS AND SMALL CODE FOR THE TYPE OF WIELDING TO BE PERFORMED AND AS APPROVED GRAFTSMESL PLACE VENTS ON ROOF SLOPES OTHER TWAN THOSE V1615LE FROM THE 1. FOUNDATIONS SHALL NOT BE POURED UNTIL EXCAVATIONS ARE BY THE GOVERNING DEPARTMENT OF THE LOCAL OFFICE OF BUILDING 2. ALL CABINET HARDWARE SMALL BE SELECTED BY DESIGNER AND OUINER STREET. CONFIRM ALL LOCATIONS WITH DESIGNER PRIOR TO � 10. THE DESIGN,ADEQUACY,SAFETY AND ERECTION OF BRACING,SHORING, AND INSTALLED BY CABINET SUB-CONTRACTOR PROVIDE ALLOWANCE COMPLETION OF PLUMBING VENTING. 0 TEMPORARY SUPPORTS AND SCAFFOLDING ARE THE SOLE INSPEGNED AND APPROVED BY THE BUILDING OFFICIAL. AND SAFETY- 6B FINISH CARPENTRY: FOR ANTIQUE BRONZE FINISH ON ALL HARDWARE,UNLESS NOTED RESF'ONSIBILITT OF THE GONNRAGNOR - 8. TESTS AND INSPECTIONS V REQUIRED SHALL BE PAID BT OWNER UPON 2. CONTINUOUS INSPECTION G I ALL STRUCTURAL WELDING BY A I. INCLUDE ALL INTERIOR WOOD FINISH, DOORS,CABINET WORK,AND OTHERWISE. 7 CLOSIN-IN SHALL HE COMPLETED,TESTED AND APPROVED BEFORE II. TEMPORARY TOILET SHALL BE INSTALLED BEFORE JOB IS STARTED AS NOTIFICATION AND APPROVAL. REGISTERED DEPUTY BUILDING INSFFEGTOR 15 REQUIRED UNLE55 NOTED EXTERIOR FINISH WOODS A5 DETAILED ON PLANS. 3. LOCKS TO BE INDIVIDUALLY KEYED.EACH LOCK CO HAVE TWO CHANGE CLOSING IN WITH OTHER WORK w REQUIRED BY CODE. OTHERWISE ON THE PLANS,OR PERFORMED IN A LICENSED FABRICATING KEYS. 8. OPENINGS IN PIPES,DRAINS,AND FITTINGS SHALL BE KEPT COVERED 9. BEFORE CONCRETE 15 PLACED,INE GONTRAGTOR SHALL COORDINATE SHOP BT CERTIFIED WELDERS.ALL SHOP WELDS MUST BE CERTIFIED BT 2. ALL HANDRAILS SHALL BE VERTICAL GRAIN CLEAR DOUGLAS FIR b-4-b DURING CONSTRUCTION. AND CWECK WITH ALL TRADES TO ENSURE THE PROPER PLACEMENT OF AN APPROVED SHOP. 4. STANDARD CLA55 A RESIDENTIAL DUTY LOCKS AND LATCHES WITH 12. GOV RNING A SHALL CONSULT ALL REPRESENTATIVES O= LOCAL EASED EDGES UNLE55 NOTED ONHERWISE. GOVERNING AGENCY AND GAS,LIGHT,WATER, POWER AND PHONE ALL OPENINGS,SLEEVES, INSERTS,CURBS,DEPRESSIONS ETC.RELATING WROUGHT?RIM.LOGKSETS SHALL HAVE A 2 3/4" BAGKSEi WITH I"DEAD COMPANIES CONCERNING AVAILABLE FACILITIES BEFORE STARTING TO THE WORK AND/OR AS SHOUM IN THE DRAWINGS.ANY CHANGE OR 3. USE LOW HYDROGEN WELDING RODS FOR WELDING TO REINFORCING 3. ALL CASING,MOLDING,TRIM,ETC.SHALL BE INSTALLED IN LONGEST BOLI. 9. PROVIDE SOLID BACKING FOR SECURING FIXTURES. WOW OR CONNECTING FACILITIES. DISCREPANCY SHALL BE APPROVED BY THE DESIGNER STRUCTURAL STEEL. PRACTICAL LENGTHS.FULL LENGTH CONTINUOUS BOARDS SHALL BE ENGINEER AND THE LOCAL BUILDING O FICIAL PRIOR TO CONC.POUR q. ALL EXPOSED WELDS SHALL BE GROUND SMOOTH,FIELD PRIMED AND USED WHEREVER POSSIBLE OR SPECIFICALLY NOTED. 5. INSTALLATION SHALL BE IN ACCORDANCE WITH LOCAL CODE AND 10. PROVIDE SHUT-OFF VALVES AT EACH FIXTURE. 13. THE DESIGNER ASSUMES NO RESPONSIBILITY FOR COMPLETENESS OF PAINTED. SECURITY REGULATIONS,MANUFACTURER'S INSTRIJGTIONS,AND AS a a THE PLANS FOR BID PURPOSES. 10. ALL SLABS ARE TO BE MIN.5" (NOM.)THICK WITH•4 BARS -12" O.G. 4. ALL JOINTS SHALL BE TIGHT,TRUE AND SECURELY FASTENED.GOaJERS INDICATED ON THE DRAWINGS. II. ALL PLUMBING WASTE LINES(DROPS)SHALL BE ABS UNLE55 NOTED EACH WAY AT MIDSLAB,UNLE55 NOTED OTHERWISE. 5C SHEET METAL AND MISCELLANEOUS METALS: SHALL BE NEATLY MITERED,BUTTED OR COPED WITH NAILS SET AND OTHERWISE. � 14. THE IMPROVEMENTS SHALL BE INSURED BY THE OWINER AGAINST LOSS II. ALL ISOLATED POSTS ARE TO NAVE 'SIMPSON' PB'S MINIMUM OR SURFACES FREE OF TOOL MAS KS_ 8C GLASS AND GLAZING: 12. ALL PLANTERS (GROUND LEVEL OR WITHIN STRUCTURE)SHALL BE BY FIRE DURING THE PROGRESS OF THE WORD. L ALL SHEET METAL TO BE 26 GA.GALV. IRON UNLESS OTHERWISE NOTED. ROUGHED IN FOR AUTOMATIC IRRIGATION PER OWNER'S EQUAL,UNLE55 NOTED OTHERWISE. ETCHED AND PRIMED i0 RECEIVE PAINT. 5. WOOD WORK SHALL BE ACCURATELY SCRIBED TO FIT ADJOINING 1. ALL GLA55 LESS THAN 18"ABOVE ADJACENT WALKING SURFACE SHALL BE ROU:SHED IN CONFIRM REQUIREMENTS PRIOR I O CLOSING LU WALLS. 15. THE TERM CONTRACTOR AND SUB-CONTRACTOR ARE USED SURFACES. FULLY TEMPERED PER 2010 GRG 12. ALL RAISED FLOORS TO HAVE VENTILATION PER 2010 GRG AND ACCESS PER 2. FLASH AND COUNTERFLASH AT ALL ROOF TO VERTICAL SURFACE INTERCHANGEABLY THROUGHOUT SPECIFICATIONS. 2010 GRG 2. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR 13. ALL TOILETS TO BE LOW FLUSH, 1.6 GALLONS/FLUSH HSC 119213(b) cONDITIONb. 6. ALL WORK SHALL BE MACHINE OR HAND-SANDED,SHARP EDGES AND WHERE THE NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN 16. ALL SUB-CONTRACTORS ARE SUBJECT TO THE GENERAL NOTES.THE D I VISION 3: CONCRETE SPLINTERS REMOVED,AND COMPLETELY PREPARED FOR FINISH, A 24-INCH ARG OF EITHER VERTICAL EDGE OU THE DOOR IN A CLOSED 14. CONTROL VALUE FOR SHOWER OR TUB-SHOWER SHALL BE O= THE GENERAL CONTRACTOR TI N SUBMIT A LIST OF SUB-CONTRACTORS TO 3A CONCRETE: 3. TUB ACCESS TO BE 26 GA.X 12" X 14",SURFACED NO MATCH INTERIOR POSITION AND WERE THE BOTTOM EXPOSED EDGE CF THE GLAZING 15 LESS THAN PRESSURE BALANCE OR THERMOSTATIC MIXING VALUE TYPE PER 2010 CFC. BE USED FOR THE EXECUTION O=THE WORK FINISH. 60 INCHES ABOVE THE WALKING SURFACE.PER 2010 CRO I. THE MINIMUM ULTIMATE STRENGTH O=CONCRETE,AT 28 DAIS,SHALL BE 1. CABINETS: 4. FLASH AND CAULK WOOD BEAMS,OUTLOOGERb,PROJECTIONS,ETC., 15B HEATING,VENTILATING,AND AIR GOJDITIOJING: Il. SUB-GONTRAGTORS SHALL AT ALL TIMES KEEP WORKMAN'S AS FOLLOWS: I. FURNISH AND INSTALL ALL CABINET UIORK COMPLETE, INCLUDING 3. ALL CLA55 AND GLAZING SHALL COMPLY WITH TABLES,GRAPH NO.24-I, COMPENSATION INSURANCE IN FULL FORGE AND EFFECT.HE SHALL ALSO A. SLABS ON GRADE F'S - 3000 P51 MIN. FROM EXTERIOR WALLS OR ROOF SUf�ACES. CABINET TOPS AND SPLABHE5. 24-A AND 24-B,AND MUST BE ETCH MARKED SAFETY GLAZING FOR IMPACT I. HVAC SYSTEMS SHALL CONFORM TO ALL APPLICABLE SECTIONS OF CRC, KEEP A COMPLETE RECORD OF SOCIAL OR FUL.T TAX PAYMENTS MADE B. FOUNDATIONS F'S = 3000 1-51 MIN. HBG).GLASS TO BE ETCH MAPoCED. BY HIM,AND SUBMIT TO THE CONTRACTOR WLL EVIDENCE THAT SUCH G. SCRUGCURAL CONGRETF F'S = 3,000 P51 MIN. 5. METAL LADDERS SHALL BE FABRICATED AND INSTALLED A5 INDICATED 2. ALL JOINTS SHALL BE TIGHT, TRUE AND SECURELY FASTENED. CMG,AND ALL LOCAL CODES AND ORDINANCES. PAYMENTS HAVE BEEN MADE AS REQUIRED. AND IN COMPLIANCE WITH CURRENT OSHA AND STATE OF CALIFORNIA CORNERS SHALL BE MITERED, BUTTED OR DOPED,NAILS SET AND 4. OBTAIN GLA55 SIZE SI FIELD MEASUREMENTS.ALL RESPONSIBILITY FOR 2. CONCRETE WORK SHALL COMPLY WITH 2001 CBC. READY-MIx REQUIREMENTS. bIITEACES FREE OF TOOL MARKS. CORRECT GLASS SIZES AND WATERPROOFING RESTS WITH THE 2. TWE CONTRACTOR SHALL PROVIDE A HEATING LAYOUT AND CONCEPT � � (V I8. 5UB-CONTRACTORS SMALL BE RESPONSIBLE FOR THE CORRECTIONS OF CONCRETE SHALL COMPLY WITH ASTM C-94. 3. USE CONCEALED FASTENINGS WHERE POSSIBLE. CONTRACTOR GLA55 TO BE GUT WITH PROPER ALLOWANCE FOR STATEMENT BASED ON BID QUOTATION TO THE DESIGNER,FOR W W 01 THE WORK.EACH SUB-CONTRACTOR IS RESPONSIBLE FOR HIS OWN DIVISION 6: CARPENTRY EXPANSION. APPROVAL BEFORE PROCEEDING WITH WORK O V/ WORK UNTIL SAME H45 BEEN COMPLETED AND ACCEPTED AND AL50 FOR 3. GEMENT SHALL COMPLY WITH ASTM G-150-12 N G-595-12 AND BE TYPE V. 6A WOOD FRAMING AND ROUGH HARDWARE: 4. ALL CABINET DRAWERS SMALL HAVE FULL EXTENSION ROLLING HARDWARE 5. MIRRORS I/4"THICK POLISHED PLATE GLASS WITH BEST QUALITY BRASS 3. THE LOCATIONS OF DUCTS, PIPING, APPARATUS AND EQUIPMENT HIS OWN MATERIALS.5UB-CONTRACTOR SHALL KEEP THE PREMISES 5. HINGES SHALL BE SELF-CLOSING TYPE. FASTENERS. INDICATED ON THE DRAWINGS ARE APPROXIMATE.INSTALL ALL PIPING, 0 ,Z U CLEAN OF RUBBISH CAUSED BT NIA ALL AND ALL AREAS SMALL BE LEFT 4. FINE AND COURSE AGGREGATE SHALL COMPLY WITH ASTM c-33-61 e I. ALL STRUCTURAL LUMBER SHALL BE GRADED IN ACCORDANCE WITH APPARATUS,AND EQUIPMENT IN THE SPACE ALLOTTED IN A MANNER TO q� IN A GLEAN(BROOM)CONDITION AT ALL TIMES. G-332-66. GRADING AND DRESSING RULES No.16 OF THE UIESi COAST WMBER 6. ALL CABINET WORK SCHEDULED FOR PAINT OR STAIN FINISH SHALL BE 6. ALL WINDOW TO BE PER CODE: AVOID ALL OBSTRUCTIONS.PURR DOWNS ARE NOT ALLOWED UNLE55 INSPECTION BUREAU,LATEST REVISION,OR WESTERN WOOD PRODUCTS SMOOTHLY DRESSED AND SANDED. A. EXTERIOR: 1/4"THICK,TEMPERED AT FULL HEIGHT OR NOTED ON PLANS OR OTHERWISE APPROVED BY DESIGNER a 19. ALL MATERIALS SHOULD BE OF THE BEST QUALITY UNLE55 NOTED 5. PROVIDE CYLINDER TESTS FOR STRUCTURAL CONCRETE IN ACCORDANCE ASSOCIATION.LUMBER SHALL BEAR GRADE MARK OF AGENCY LISTED BY BELOW 18" ABOVE ADJACENT WALKING SURFACE. U U U OTHERWISE.ALL INSTALLATIONS SHALL BE PERFORMED IN THE BEST WITH ASTM G-112,CURRENT EDITION.CONTRACTORS SHALL MAINTAIN ICG. 1. CABINETS SCHEDULED FOR PAINTING SHALL BE PRIMED AND g, INTERIOR: I/4" THICK,TEMPERED Ai FULL HEIGHT. 4. IT IS THE INTENT OF THESE SPECIFICATIONS AND DESIGN CONDITIONS POSSIBLE MANNER BY SKILLED LABOR NSPECTION BY BUILDIINNGS OFFICIAL.COPIES OF HEBREPORTSS-H1ALL BE BAGKPAINTED PRIOR TO INSTALLATION. ((� Z Q 0 2. PLl'UIOOD SHALL BE GRADED IN ACCORDANCE WITH AMERICAN PLYWOOD C. SAUNAS AND STEAM ROOMS: D A THICK PFG CLEAR THAT THE ENTIRE SYSTEM, UNG CIFIC EQUIPMENT,AIR DUCTS AND ALL 20. ALL SUB-GONIRAGT0.R5 SHALL SUEWMIT A STATEMENT OF LIEN RELEASE PROVIDED TO THE ENGINEER ASSOCIATION GRADING RULES IN CONFORMITY WITH UNITED STATES 8. PLTW OOD AND PARTICLE BOARD SHALL BE EDGE BANDED ON ALL TEMPERED INSULATING GLASS. OTHER PARTS SHALL BE NOISELESS,DRAFTLE55 AND FREE OF VIBRATION U-I LLI TO GENERAL GZ4CTOP TOR AT TIME IT REQUEST FOR F LIE PAYMENT. PRODUCT STANDARD P51-95.EACH SHEET SHALL BEAR STAMP OF DFPA. EXPOSED EDGES. E. TUB SURROUNDS: APPROVED SHATTERPROOF GLASS. TRANSMISSION.ALL WORK REQUIRED TO ACCOMPLISH THESE ENDS -�pp GENERAL CONTRACTOR SHALL PROVIDE ALL LIEN RELEASE PAYM5 to 6. CONCRETE TO BE MACHINE MIXED WITH A MAXIMUM OF l-1/2 GALLONS OF PLYWIOOD: WOOD STRUCTURAL PANELS SHALL COMPLY WITH UBC STANDARDS SHALL BE PROVIDED BY THE CONTRACTOR WITHOUT ADDITIONAL COST. y � tV OWANER (INCLUDING HIS)PRIOR TO FINAL PAYMENT,FOR OWNER'S WATER PER SACK OF CEMENT.USE MINIMUM 5 SACK MIX. 23-2(P51-95)OR P52-92. 1. ALL MANUFACTURED WINDOW AND SLIDING GLA55 DOORS SHALL MEET () f DIVISION N: MOISTURE PROTECTION 4 INSULATION AIR INFILTRATION STANDARDS O ANSI (134.1 THROUGH 134.4)AND SHALL ( � (J/ APPROVAL AS NORMAL PROCESS OF APPROVING SAID FINAL PAYMENTS. 3. STRUCTURAL LUMBER AND PLYWOOD SHALL IC NEW DOUGLAS FIR(WEST lA ROOFING AND SHEET MENAL: BE LABELED AND CERTIFIED AS BEING IN COMPLIANCE WITH CURRENT T- 5 SPED F CATTII IONS OR DRAWINGS SHAILL.BERIRNISHEDHAND INSTALL.EDHIN •+- l. MORTAR MIX: ONE PART PORTLAND GEMENT,I/2 PART LIME PUTTY ASTM COAST)O= THE GRADES AND SIZES INDICATED SS THE FRAMING i 4 O G-201-49,THREE PARTS SAND ASTM G-144-10. PLANS AND FRAMING DETAILS.PLYWOOD THICKNESS SHALL BE AS I. Z6 GA.GALVANIZED IRON SHEET METAL FLASHING,GUTTERS, 24 ENERGY REQUIREMENTS. GONFOR'IANCE TO THE ELECTRICAL SECTION OF THESE SPECIFICATIONS. 21. CONTRACTOR STALL REPAIR ER REPLACE ALL DAMAGED FINISH MATERIAL DOWNSPOUTS AND THE LIKE,SHALL BE AS INDICATED. IN THE ABSENCE INCLUDED IN THIS REQUIREMENT ARE FACTORY INSTALLED WIRING AND yy !n� ANDBUI STRUCTURAL MEMBERS AS REQUIRED AND A5 CONFIpMED BY INDICATED OR NEXT GREATER I/e" INCREMENT. OF SPECIFIC SIZES FOR GUTTERS OR DOWNSPOUTS,OR BOTH,PROVIDE BD WOOD FRAMED WINDOWS: CONTROLS IN MECHANICAL PACKAGES. L � ft- THE BUILDING INSPECTOR 8. GROUT MIX: ONE PART GEMENT,THREE PARTS SAND,ASTM G-404-61. 4_ WOOD BEARING ON CONCRETE SHALL BE PRESSURE TREATED SIZES REQUIRED FOR ADEQUATE DRAINAGE AND IN COMPLIANCE WITH r 9. ALL SLABS SHALL BE POURED OVER 2"SAND OVER ONE LATER 6 MIL. DOUGLAS FIR(WEST COAST)OR FOUNDATION GRADE REDWOOD,AND ALL LOCAL CODE OR BUILDING OFFICIAL. I. WOOD FRAME WINDOWS SHALL BE PINE-STAIN GRADE. 6. INSTALL ALL WORK IN ACCORDANCE WITH RECOMMENDATIONS O=THE 22. THE DESIGNER'S SHOP DRAWING REVIEW 15 FOR GENERAL LUMBER IN CONTACT WITH CONCRETE OR MASONRY TO BE PRESSURE MANUFACTURER O 1p CONFORMANCE WITH THE DESIGN CONCEPT AND CONTRACT VISQUEEN MEMBRANE AND 2" SAND BASE,UNLESS NOTED OTHERWISE. TREATED OR FOUNDATION GRADE REDWOOD. 2. SHEET METAL WORK SHALL BE DESIGNED TO PROVIDE COMPLETE 2. ALL LIGHTS SHALL BE SET IN SILICONE SEAL WITH WOOD STOPS UNLESS DOCUMENTS. MARKINGS OR COMMENTS SHALL NOT BE CONSTRUED 10. LOCATION OF ALL CONSTRUCTION JOINTS AND OTHER TYPES OF JOINTS, WIEATPERTIGHT AND WATERPROOF CONNECTIONS.WORK SHALL BE NOTED OTHERWISE. l- DURING WORK,GLEAN UP AFTER EACH DAY'S(WORK: LEAVE BUILDING AS RELIEVING THE CONTRACTOR FROM COMPLIANCE WITH THE OTHER THAN SPECIFIED,SHALL BE APPROVED BT THE ENGINEER 5. ALL STRUCTURAL LUMBER SHALL BE DOUGLAS FIR(WEST COAST)OF THE ACCURATELY FABRICATED TO DETAIL AND FITTED TO JOB CONDITIONS. GLEAN OF DEBRIS.EQUIPMENT AND EXPOSED DUCTS SHALL BE GLEANED PROJECT PLANS AND SPECIFICATIONS,NOR DEPARTURES THERE- FOLLOWING GRADE: FROM. THE CONTRACTOR REMAINS RESPONSIBLE FOR DETAILS BEFORE POURING' 3. ELECTRICAL CONDUITS,PLUMBING VENTS,HEATING,VENTILATING AND 3. WHEN WOOD WINDOWI5 ARE RECEIVED AT JOB SITE,PAINTER SHALL PRIME OF GEMENT,GREASE AND OIL SPOTS,AND OTHER MATERIALS.PRIOR TO A. STUDDING AND PLANES NO.2 WGDF ALL SECTIONS. AIR BALANCE TESTS,CLEAN ALL LINES AND BLOW OUT DUCT SYSTEMS. W AND ACCURACY,FOR CONFIRMING AND CORRELATING ALL QUANTITIES B. 2X HORIZONTAL MEMBERS(UNLE55 NOTED AIR CONDITIONING VENNO DUCTS,PIPES AND OTHER ITEMS PENETRATING AND MIQEN510NS FOR SELECTING FABRICATION G HIS W W FOR II. PRIOR TO PLACING CONCRETE,REINFORCING STEEL AND EMBEDDED OR PASSING THROUGH ROOF SHALL BE FLASHED AS REQUIRED BT LOCAL REPLACE ALL FILTERS AFTER AIR BALANCE TESTS. ITEMS SHALL BE WELL SECURED IN POSITION AS SHOWN ON THE DRAWINGS. OTHERWISE) NO.2 WGDF 4. FRAMES STALL UR SET PLUMB,TWE,RIGIDLY SECURED AND PROTECTED iEGHNIQUES O= ASSEMBLY,AND FOR PE�ORMING HI5 UIOPoG INA CODE AND IN ACCORDANCE WITH ROOFING MANUFACTURER'S SAFE MANNER G. HORIZONTAL BEAMS,HEADERS AND OTHER 4X OR LARGER WEATHERPRO F AND RE TION.ENDED FLASHING DETAILS To PROVIDE A DURING CHE COURSE OF GOJSTRIIGTION. 8. CONTRACTOR SHALL GUARANTEE ?TAT INE ATE OF IS FREE N E.WORE 12 NO PIPES OR SLEEVES SHALL BE PLACED IN CONCRETE IUNLEb6 SPECIFICALLY MEMBERS NO.I UICDF WEATHERPROOF INSTALLATION. FOR A PERIOD of ONE TEAR FROM THE DATE 2=ACCEPTANCE.WORK O 23. ALL BIDS MUST BE BASED STRICTLY OV MATERIALS SPECIFIED. DETAILED OR APPROVED BY THE STRUCTURAL ENGINEER 6. DO NOT BLOCK FLOOR JOISTS AT MID5PAN UNLE55 APPROVED BY 5. ALL WINDOWS SHALL BE PROPERLY WEATHER STRIPPED i0 INSURE REQUIRED TO RESOLVE DIFFICULTIES SHALL BE PAID FOR BY THE SUBSTITUTIONS OF ANT OTHER MATERIALS WHICH THE CONTRACTOR WATER TIGHTNESS IN COMPLIANCE WITH CURRENT T-24 ENE dsY GONTRAGTOR PARTS AND LABOR INCLUDED. CONSIDERS EQUAL IN QUALITY MUST BE 50 STATED UTI HIS BID,ADDING 13. ALL PIPES AND CONDUITS PASSING EL. PINS NO TO FLOORS SHALL ENGINEER 4. ROOFING SYSTEMS MATERIALS APPLICATIONS SPECIFICATIONS AND REQUIREMENTS. OR DEDUCTING AS THE CASE MAY BE.SUCH SUBSTITUTIONS WILL BE DI SLEEVED WITH STANDARD STEEL PIPES NOT TO ExCEED 6" IN DETAILS CONTAINED IN THESE PLANS AND NOTES AND IN THE 9. EXHAUST VENTS,FLUES, COMBUSTION AIR DUCTS, ETC.SHALL OF DULY CONSIDERED BEFORE THE GONTRAGT IS LET.AFTER LETTING OF DIAMETER NO PIPE SHALL BE PLACED THROXH THE FLOOR EXCEPT Ab 1. ST1DS HIGHER THAI 10'-0"SHALL BE 2x6 OR 3x4,MID STUDS NIGHER THAN 20'-0" MANUFACTURER'S SPECIFICATIONS AND DETAILS SHALL BE STRICTLY DIVISION 9: FINISHES GROUPED WHERE POSSIBLE to MINIMIZE ROOF PENETRATIONS.ROOF CONTRACT NO SUBSTITUTIONS WILL BE ALLOWED,EXCEPT A5 APPROVED DETAILED OR APPROVED BY THE STRUCTURAL ENGINEER SHALL BE 2x8. ADHERED TO. 9A LATH AND PLASTER PENETRATIONS SHALL OCCUR AT ROOF SLOPES OTHER THAN 71405E BT THE OWNER 14. MAINTAIN: 8. WALL FRAMING SHALL BE 2X4 STUDS AT I6" O.G.ALL PLUMBING WALLS 5. FIRE RETARDANT 20 YEAR BONDABLE,BUILT-UP ROOFING SHALL COMPLY VISIBLE FROM THE STREET.CONFIRM ALL LOCATIONS WITH DESIGNER 24. BIDDERS SHALL STATE IN THEIR PROPOSALS THE ESTIMATED NUMBER OF A. CONCRETE SLABS MINIMUM 6"ABOVE FINISH GRADE(EAWPH,, SHALL BE 2x6 STUDS Ai 16"O.O.PROVIDE DOUBLE 2x4 TOP PLATE(2x6 AT WITH 2010 CRC.MATERIALS AND APPLICATION SHALL BE IN I. LATH AND PLASTER SHALL BE APPLIED IN ACCORDANCE WITH CHAPTER PRIOR TO FINALIZATION OF PLACEMENT. CALENDAR DAYS REQUIRED TO COMPLETE THE WORK OF THE CONTRACT. 3"ABOVE FINISH FLAT WORD(TARDSCAPE. PLUMBING WALLS)WITH MINIMUM 48" LAP SPLICE,UNLESS OTHERWISE ACCO A55 E WITHG PECIFIC TION D UIVALENT TO "OWENS-CORNING �QBCUSE EDGES AID AS NOTED RNER BEA S ON ALL PLA�SRE AS DIVISION 16: ELEGTRIGAL B. 6"MINIMUM OF CONCRETE BETWEEN WOOD AND EARTH FILL. NOTED. 25. THE CONTRACTOR SHALL PREPARE HIS BID USING THE FOLLOWING A. I-LATER 18•COMBINATION SWEET CRITERIA: I5. CONTRACTION JOINTS IN SLAB SHALL BE PROVIDED Ai 20 FEET MAXIMUM 9. PROVIDE 1X6 LET-IN BRACES MAT AF'PROX.45 DEGREES)AT EACH 25 B. 2-LATER e•PERMA-PLT 2. CONFORM TO APPLICABLE REQUIREMENTS OF "LATHING AND PLASTERING I. THE ELEGTRIGAL CONTRACTOR SHALL PROVIDE AN ELECTRICAL SERVICE (a EACH WAY 1400 5Q.FC.MAX.)WITH APPROVED EXPANSION JOINTS AT 60 LINEAR FEET OF EXTERIOR WALL,AT EACH CORNER AND AT ALL MAIN G. I-LAYER l2•FERMA-CAP MINERAL SURFACED CAP SHEET REFERENCE 5PECIFIGATION6",BT CALIFORNIA LATHING AND PLASTERING LAYOUT FOR APPROVAL TO THE DESIGNER AND THE BUILDING �V A. INCLUDE IN THE BASIC BILL ALLOWANCES FOR FINISH HARDWARE FT.MAX. GROSS STUD PARTITIONS NOT SHEATHED.LET-IN TO GROSS A MINIMUM D. HOT MOPPED BETWEEN LAYERS IN ACCORDANCE WITH CONTRACTORS'ASSOCIATION. DEPARTMENT A5 REQUIRED. AND CARPET OF FOUR STUDS.NAIL WITH(2)5d'S PER STUD AND (3ffid'5 AT EACH END MANUFACTURER'S SPECIFICATION B. THE DESIGNER WILL FILE PLANS AND THE OMER WILL PAY 16. ALL CONCRETE WITH A COMPRESSIVE STRENGTH IN EXCESS OF 3000 1-51 CO PLATE. T-YORA"BRACES ARE ALSO ACCEPTABLE IF APPROVED. 6. INSTALL ROOFING AND WALL FLASHING PER MANUFACTURER'S 3. EXTERIOR PLASTER AND STUCCO SHALL BE MULTI-COAT APPLICATION 2. ALL WOR(SHALL BE IN FULL ACCORDANCE WITH ALL CODES,RULES,AND FOR THE PLAN CHECK FEES. Ai 28 DAYS STALL BE PLACED UNDER TRUE SUP'ERVI512N OF A DEPUTY RECOMMENDATIONS CAREFULLY INCORPORATING G.I.FLASHING,JACKS, WITH METAL LATH,FASTENERS,AND SUPPORTS WATERPROOFED AS REGULATIONS OF GOVERNING AGENCIES AND 5WALL COMPLY WITH THE G. LIGHT,POWIER,WATER AND OTHER CONSTRUCTION SERVICES INSPECTOR LICENSED BT THE LOCAL BUILDING OFFICIAL. 10. PROVIDED DOUBLE TRIMMERS FACT SIDE OF OPENINGS 6"-0"WIDE OR SLEEVES,ETC.,SUPPLIED BY OTHERS. REQUIRED.FINISH AND COLOR COAT AND/OR PAINT AS NOTED ON PLANS. REQJIRESNENTS OF THE SERVING POIER,GABLE,TELEPHONE,OR OTTER O7MPMIIES. SHALL BE PROVIDED AND PAID FOR BY THE GENERAL GREATER,UNLESS NOTED OTHERWISE. o 1. PROVIDE ALL NECESSARY FLASHING FOR DOORS,WINDOWS,ETC. 9B GYPSUM DRYWALL: 3. THE RMINE AGTUA SHALL VERIFY AVAILABILITY O= SERVICES AND CONTRACTOR 3B CONCRETE AND MASONRY REINFORCEMENT: II. PROVIDE FIRESTOFPING Ai ALL FLOOR AND CEILING LEVELS AND STUD DETEld"IINE ACTUAL DETAILS PERTAINING To ExAGT LOCATIONS AND SPACES OVER TEN FEET AND A5 OTHERWISE REQUIRED PER 2001 GBG 8. PROVIDE ATTIC VENTILATION PER 2010 GRG L SEE INTERIOR FINISH SCHEDULE FOR TYPE AND APPLICATION.DRYWALL REQUIREMENTS BEFORE SUBMITTING HIS BID.UPON RECEIPT OF NOTICE 26. NOi USED I. STEEL REINFORCING SHALL CONFORM T T ASTM LESS NOTED SHALL BE APPLIED IN ACCORDANCE WITH 2010 CRC. THAT THE ELECTRICAL CONTRACT HAS BEEN LET,THE SUCCESSFUL c�aL DEFORMED NEW BILLET STEEL.(USE TESTED STEEL),UNLE55 NOTED 12. ALL STUDS SHALL EXTEND FULL HEIGHT BETWEEN POINTS OF LATERAL 1B BELOW GRADE WATERPROOFING: BIDDER SHALL NOTIFY POWER GABLE,TELEPHONE AND OTHER SERVING V 2l. ALL MATERIALS INCLUDING,BUN NON LIMITED TO APPLIANCES,PLUMBING OTHERWISE ON PLANS. 2. DRYWALL NAILING SHALL B ACCORDING TO UBG REQUIREMENTS FOR COMPANIES OF THE ESTIMATED DATE WHEN SERVICE SHALL BE DESIRED. AND ELEGTRIGAL FIMURES,SKYLIGHTS,DOORS,WINDOWS,ETC.,SHALL SUPPORT. I. ALL RETAINING WALLS WITH HABITABLE ROOMS SHALL BE THE iTFFES AND THICKNESS BEING USED.ALL DRYWALL APPLICATION TO Q BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS/ 2. WIRE MESH SHALL CONFORM TO ASTM A-185 AND BE LAPPED 1-1/1 13. ALL GLUE LAM.BEAMS SHALL BE TYPE 24-P:SIMPLE SPAN:24F-V4:CANTILEVER:24F-V8 WATERPROOFED WITH FLINTKOTE BELOW GRADE WATERPROOFING BE INSPECTED AND APPROVED PRIOR CO TAPING. 4. ALL MATERIALS AND EQUIPMENT FURNISHED UNDER CHIS SECTION STALL v SF'EGIFIGATIONS.To INSURE WARRANTY IS Not BREACHED,GONTRAGTOR SPACES(9"MIN.).WIRE SIZE AS PUBLISHED IN THE "WELDED WIRE FABRIC 5Y5TEM,OR APPROVED EQUAL,COLD APPLIED,SPRAYED,OR TROWELED BE GUARANTEED BY THE CONTRACTOR FOR A PERIOD O=ONE YEAR o MANUAL OF STANDARD PRACTICE" BY THE WIRE REINFORCEMENT 3. WATER RESISTANT DRYWALL TO BE USED ADJACENT TO ALL "WET" SHALL VERIFY SITE CONDITIONS WITH MATERIAL'S SUPPLIER PRIOR TO 14. PROVIDE ADEQUATE BLOCKING FOR ALL STAIRWAY HANDRAILS AND VERIFY HYDROSTATIC PRESSURE,AND ADJUST SYSTEM AGGORDINGLY: FROM THE DATE OF ACCEPTANCE OF THE WORK BY THE OWNER SHIPMENT,RECEIPT AND INSTALLATION. INSTITUTE,MANUAL NO.MP-100. PROVIDE ALL NECESSARY BLOCKING,BACKING AND FRAMING REQUIRED A. I GOAT PRIMER APPLICATIONS,IE.,BATHS,LAUNDRY,ETC. FOR LIGHT FIXTURES,BATHROOM ACCESSORIES,ELEGTRIGAL AND B. 2 COATS FABRIC 5. ALL FIXTURES STALL BE PROVIDED AS NOTED ON PLANS AND SCHEDULES o 3. USE LOU HYDROGEN WIELDING RODS FOR ALL WIELDING i0 REINFORCING 4. TYPE "k"DRYWALL UI BE USED 10 ALL FIRE RESISTIVE APPLICATIONS OF 28. TAE INTENTION UI THESE DOCUMENTS IS To INCLUDE ALL LABOR, MECHANICAL EQUIPMENT,ETC. C. 1/GOATS EMULSION OR APPROVED EQUAL. STEEL. ASSEMBLIES AS REQUIRED IN 2010 GRG. MATERIALS,EQUIPMENT AND TRANSPORTATION NEGESSART FOR D. I/2" INSULATION BOARD PROTECTION COURSE. COMPLETE AND PROPER EXECUTION OF THE WIORK IS- PROVIDE DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS. E. APPLIED PER MANUFACTURER'S SPECIFICATIONS AND DETAILS. 6. ALL EQUIPMENT INSTALLED OUTDOORS AND EXP05ED TO WEATHER SHALL 4. ALL REINFORCING,ANCHOR BOLTS,AND INSERTS SHALL BE PLACED 5. USE METAL EDGES AID CORNER BEADS AS REQUIRED AT EDGES,AT ALL gE IWEgTHERPROOFED. n n n ACCURATELY AND SECURED IN PLACE PRIOR TO PLACING CONCRETE OR GORNERB,AND AS DETAILED AND NOTED ON PLANS. wul 29. ALL TRADES SHALL FURNISH ALL LABOR,EQUIPMENT,AND MATERIALS I6. ALL PLYWOOD EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE. 2. SLAB WATERPROOFING A5 NOTED OJ PLANS SHALL BE FLINTKOTE BELOW CROWNING MASONRY AND SHALL BE SECURELY HELD IN PLACE UNTIL AND PE�ORM ALL WORK NEGESSART, INDICATED, REASONABLY GRADE WATERPROOFING SYSTEM (COLD APPLIED,SPRAYED) ST 1. RECEPTACLES IN KR E G AND BATHROOMS SHALL BE INSTALLED ABOVE n CONCRETE NAS HARDENED. 6. ALL CAPING AND PUTTYING SHALL BE FINISHED SMOOTH AND TRITE. Ilfull� INFERRED OR REQUIRED BY ANY CODE WITH JURIbDIGTION TO COMPLETE 11. FLOOR SHEATHING(UNLESS NOTED OTHERWISE)SHALL BE I I/e" TNIGK APPROVED EQUAL.VERIFY HYDROSTATIC PRESSURE AND ADJUST COUNTER TOP AND BE GROUND FAULT INTERRUPT. THEIR SCOPE OF W1ORK FOR A COMPLETE AND PROPERLY FINISHED JOB. TNG PLYWOOD (STURD-I-FLOOR 48"O.G-)."GDX"GROUP I c-G PLUGGED. SYSTEM ACCORDINGLY: �=/ . 5. FABRICATION, ERECTION AND PLACEMENT SHALL CONFORM To 1. ALL CEILINGS AND WALLS SHALL BE FINISHED SMOOCH UNLE55 OTHERWISE A. SCREWING TO FLOOR JOISTS: A. REINFORCE ALL ANGLES FFER MANUFACTURER'S 5F'EGIFICATIONS 8. REGEF'FAGLES SHALL BE INSTALLED 12" ABOVE FLOOR TO TOP OF CONCRETE REINFORCING STEEL INSTITUTE MANUAL OF STANDARD NOTED. 30. TRUE CONTRACTOR SHALL BE RESPONSIBLE FOR THE ACCURACY O=THE EDGES AND BOUNDARIES 6"O.G. AND DETAILS. MOUNi1NG BOX. PRACTICE. BUILDING LINES,LEVELS AND HEIGHTS.THE CONTRACTOR SHALL COMPARE FIELD 6"O.G. B. I COAT PRIMER 8. ALL INTERIOR CORNERS TO BE SQUARE CNO BULL NOSE),UNLE55 GAREWLLY THE LINES,LEVELS AND HEIGHTS SHOWN ON THE DRAWINGS WITH B. ALL FLOOR SHEETS STALL BE STAGGERED AND 8'-0"DIMENSION G 2 GOATS FABRIC 9. WALL SWITCHES t0 BE 46"ABOVE FLOOR t0 TOP O=MOUNTING BOX. EXISTING LINES,LEVELS AND HEIGHTS FOR THE LOCATION AND CONSTRUCTION OF 6. EXCEPT WHERE GREATER DIMENSIONS ARE INDICATED,PROVIDE THE SHALL RUN PERPENDICULAR TO RAFTERS OR JOISTS. D. 2 COATS EMULSION OTHERWISE NOTED. FOLLOWING MINIMUM GONGRETE COVERING FOR REINFORCEMENT: THE WORK AND SHALL GALL THE DESIGNER'S ATTENTION TO ANT E. 1 SPRAT GOAT 10. ALL ELECTRICALLY GENERATED FIXTURES,OUTLETS,EQUIPMENT OR DISCREPANCIES BEFORE PROCEEDING WITH TRUE UIOFiG. A. BELOW GRADE- UNFORMED 3"CLEAR IB. ROOF SHEATHING(UNLE55 NOTED OTHERWISE),SHALL BE 5/8"?TICK T NG F. 90•M.S.ROOFING PROTECTION COURSE 9C TILE W10PoG B. BELOW GRADE- FORMED 2"CLEAR DEVICES INSTALLED BY CHIS TO PROPER E OCHERS SHALL BE FULLY PLYWOOD "GDX"GROUP I INDEX 32/16 IAPPEARANGE GRADE AT G. APPLIED PER MANUFACTURER'S SPECIFICATIONS AND DETAILS AND PROPERELT CONNECTED i0 PROPER ELEGTRIGAL SOURCE AND LEFT C. FOOTING BOTTOM 3"CLEAR I. MATERIALS: IN OPERATING CONDITION. 31. GONTRAGTOR SHALL MAKE FIELD ADJUSTMENTS DURING THE FRAMING EXPOSED GOJDICIONS): STAGES OF CONSTRUCTION TO INSURE THAT ALL FINAL MATERIALS DO NOT D. WALL PANELS- EXPOSED DIREGNLT TO EARTH OR A. GROUT: PORTLAND CEMENT ASTM E V. TYPE Is SAND A. NAILING EDGES AND BOUNDARIES Sd m b"O.C. EXCEED THE HEIGHT LIMIT. NOTIFY DESIGNER CF ANT PROPOSED FIELD W ALL. PR 3/4"CLEAR 1C CAULKING AND SEALANTS: ASTM C-144!LIME ASTM C-201,TYPE V. FIELD 8d a @"O.C. ADJUSTMENTS FOR CONSULTATION WITH OWNER PRIOR TO COMMENCEMENT E. WALL PANELS- ALL OTHERS I-I/2"CLEAR I. CAULKING AT GLAZING STOREFRONTING,SKYLIGHT,AND PANEL JOINTS II. ALL OUTLETS LOCATED IN GARAGE AND LAUNDRY AREA TO BE GROUND FAl1LT B. ALL ROOF SHEETS SHALL BE STAGGERED AND IST$,DIMENSION e. TILE:GLAZED ED BY DE IG CERAMIC TILE,DOLOR AND SIZE INNERRUPi. OF WO2K GONTRAGTOR SHALL PROVIDE SURVEY OF FRAME HEIGHT SHALL WN PERPENDICULAR t0 RAPIER OR JOISTS. SHALL BE G.E.SILICONE SEALANT OR APPROVED EQUAL COLOR: CLEAR TO BE SELECTED BT DESIGNER MID OILNER(SET IN MASTIC l- ALL BARS SHALL BE GLEAN OF RUST,GREASE OR OTHER MATERIALS IF AT PAINTED SURFACE,COLOR i0 MATCH OTHERWISE. IF APPLICABLE). 12. ALL OUTLETS LOCATED AT EXTERIOR OF BUILDING TO BE GROUND FAULT PRIOR TO FRAMING FINAL INSPECTION. LIKELY TO IMPAIR BOND.ALL BONDS SMALL BE MADE COLD. 19. ROOF SHEATHING AND VERTICAL SHEAR PANELS TO BE APPROVED BY 32. NO SUBSTITUTIONS SHALL BE MADE WITHOUT THE OWNER'S PRIOR INSPECTOR PRIOR TO COVERING OR ROOFING. 2. CAULKING AT ROOF DRAINS AND FLASHING To BE ONE PAR(POLTSIULFIDE 2. REFER TO SECTION 1E FOR WATERPROOFING. INTERRUPT,WEATHERPROOF. n^ WRITTEN APPROVAL. 8. FOR BENDING AND SPLICING ET REINFORCING STEEL,SEE "REINFORCING POLYMER SEALANT. V� BAR BENDS AND SPLICING"DECAILS.REINFORCING BARS MARKED "CONT." 3. FLOOR TILES To BE "THICK SET" oR "THIN SET" AS NOTED oN PLANS. 13. PROVIDE EXHAUST CEILING FAN CONNECTED TO LIGHT SWITCH,UNLE55 II W U 2m. ALL(MISCELLANEOUS METALS AND NAILS EXPOSED t0 WEATHER SHALL Iuul STALL BE SPLICED PER LAP SPLICE DETAIL. 3. ALL OPENINGS SHALL BE PROPERLY CAULKED OR SILICONE SEALED AND WHERE OVER PLYWOOD SHEATHING,APPLY OVER WATERPROOFING OTHERWISE NOTED.PROVIDE AIR GRANGES OF ONE GYGLE EVERY FIVE 33. ALL STRUCTURAL NOTES PROVIDED BY ALL TARAL ENGINEER ELSEWHERE BE Hot DIPPED GALVANIZED UNLE55 NOTED OTHERWISE. FLASHED AS NECESSARY TO INSURE A COMPLETELY WATERPROOF, A5 DESCRIBED IN ITEM •I,SECTION lE AND USE WIRE FABRIC IN MINUTES UNLE55 NOTED OTHERWISE. IN THESE CONSTRUCTION DOCUMENTS SHALL LAKE PRECEDENCE OVER 9. REINFORCING BARS SHALL BE LAPPED AND SPLICED AS SHOWN ON THE WIEATHERTIGWT JOB. MORTAR BED. ?HESE SPEGIFIGATIONS,RELATIVE i0 MINIMUM STRUGNRAL REQUIREMENTS. 21. ALL BOLTS THROUGH WOOD SHALL BE DRIVE FIT.PROVIDE STANDARD DRAWINGS OR AS APPROVED IN WRITING BY THE ENCsINEER WASHERS NJDER ALL BOLT HEADS AND NUTS.SEE STWGCURAL DETAILS. 14. SMOKE DETECTORS SHALL BE NUTONE 5-180 OR EO7UAL UNLEbb NOTED Q DIVISION 2: SITEWORK 10. SILL BOLTING: 1D WATERPROOFING/TERMITE PROTECTION 4. TILE TO BE APPLIED IN ACCORDANCE WITH 2010 CRC. OTHERWISE IN SCHEDULES. 0) 2A GRADING AND EARTHWORK: A. INTERIOR NON-SHEAR WALLS: APPROVED SHOT PINS WITH CADMIUM 22. NAILS FOR PLYWOOD SHALL BE STANDARD PLYWOOD NAILS UNLESS �} NOTED OTHERWISE.NAILS FOR METAL HANGERS,FRAMING ANC44ORS AND I. FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOF BUILDING 9D PAINTING AND FINISHING: 15. ALUMINUM WIRE STALL NOT BE USED IN ELEGTRIGAL WIRING. @il 4/25/11 COAST GEOTECHNICAL WASHERS AT 48"O.G.MAXIMUM,I/4"DIAMETER X 3"LONG,RAMSET FASTENERS SHALL BE TH05E MANUFACTURED SPECIFICALLY FOR THIS PAPER,SIBALKRAFT OR EQUAL,TO EXTEND AT LEAST THREE INCHES O p� I. SOILS REPORT DATED BY 3348,UNLE55 NOTED OTHERWISE. UNDER THE BUILDING PAPER BEHIND THE WALL COVERING. 1. PAINT ALL EXTERIOR WALLS,STEEL DOORS,ROOF VENTILATORS,SHEET 16. ALL TELEVISION,CABLE AND TELEPHONE OUTLETS SHALL BE INSTALLED `J PURPOSE. SHALL BE A PART OF THESE WORKING DRAWINGS. GONTRAGTOR B. MTERIOR SHEAR WALLS:APPROVED SHOT PINS WITH CADMIUM WASHERS METAL WORK,LADDERS,AND OTHER EXPOSED MATERIALS EXCEPT PER PLANS AND IN ACCORDANCE WITH THE REQUIREMENTS OF THE � (� SHALL CONSIDER ALL ASPECTS AND IMPLICATIONS O=SAID REPORT AT 36"O.G.MAXIMUM,1/4" DIAMETER X 3" LONG,RAMSET 3348, 23. HANGERS,CONNECTORS,ANCHORS,AND OTHER FRAMING FASTENERS 2. ALL CONCRETE AND/OR CONCRETE BLOCK AND/OR MASONRY RETAINING PREFINISHED ITEMS SUCH AS ALUMINUM STOREFRONT.SIDING SHALL BE SEALED. LOCAL PROVIDERS OF SERVICE. PRIOR TO BID SUBMITTAL OR COMMENCEMENT O=WORK UNLE55 OTHERWISE NOTED. SHALL BE AS MANUFACTURED BT "ARTCOR", "SIMPSON","TECO","SILVER", WALLS WITH HABITABLE ROOM OR ROOMS SHALL BE COMPLETELY n^ 0) AND "TIMFA5T",OR APPROVED EQUAL OF THE SIZES AND TYPES WATERPROOFED(SEE SECTION 1B). 2. FURNISH ALL LABOR AND MATERIALS TO COMPLETE PAINTING AND IT ALARM WIRING, INTERIOR WIRING,CUSTOM STEREO SYSTEM WIRING AND vJJ 2. ALL GRADING AND NG CO ES SHALL BE ANCEB FOR IN COMPLIANCE G EXTERIOR WALLS: ON DIAMETER X 10"LONG "O.C.M BOLTS FINISHING WORK INCLUDING PREPARATION OF SURFACES OTHER THAN INTERCOM WIRING,ETC.TO BE INSTALLED PER OWNER SELECTIONS AND p p p WITH LOCAL GRADING CODES AND ORDINANCES.FOR RECOMMENDED EMBEDDED INTO CONCRETE l"MINIMUM AT 6'-0"O.G.MAXIMUM INDICATED. 3. ALL EXTERIOR FINISH MATERIAL SHALL BE APPLIED OVER ONE LAYER 15• THOSE THAT ARE FACTORY PRIMED. INSTRUCTIONS. Q Maul SOIL BEARING PRESSURE,FOUNDATION MATERIAL AND SITE AND 12"FROM CORNERS AND SPLICES UNLESS OTHERWISE NOTED. ASPHALT SATURATED FELT.(UNLESS NOTED OTHERWISE.) ciJ GRADING,SEE SOILS AND GEOLOGICAL REPORT,AND GRADING PLAN FOR 24. TWO 2x FLOOR JOISTS SHALL BE NAILED WITH Ibd o I6"O.C.,AND THREE 3. EXTERIOR COLORS AND STAIN SMALL BE A5 SELECTED BY OWNER 18. ALL PLANTERS !GROUND LEVEL OR WITHIN STRUCTURE)SHALL BE z D. STWGTURAL GALGILATIONS GOVERN IN ALL CA5E5. OR MORE 2X FLooR JOISTS SHALL BE BOLTED WITH I/2" DIAMETER @d Q /f SPECIFIC GRADING AND EARTHWIORK REQUIREMENTS. MACHINE BOLTS ® 24" O.G. STAGGERED WITH A MINIMUM SIX BOLTS 4 THIO LAYERS -S GRADE D PAPER ARE REQUIRED BETWEEN STUCCO 1 4. INTERIOR COLORS AND FINISHES SHALL BE AS SELECTED BY OWNER HARDWIRED FOR AUTOMATIC IRRIGATION AND LANDSCAPE LIGHTING PER `/ II. AR ORETE SHALL BE WORKED IN ALL FORMS, INTO ALL GOdNERS AND THROUGH JOISTS. THE PLYWOOD SHEAR PANELS PER 2010 GRG OWNER'S SPECIFICATIONS.CONFIRM REQUIREMENTS PRIOR TO CLOSING 3. GRADING HE EST BLIS SHALL EXAMINE 517E PRIOR TO BIDDING TO AROUND ALL REINFORCEMENT AND EMBEDDED ITEMS. 5. ALL ROUGH SURFACES SHALL RECEIVE STAIN.DO NOT PRIME- UP WALLS. SHOWN O TWE ESTABLISHMENT OF CONE GRADES AND DRAINAGE AS 25. ALL WOOD FRAMING,INCLUDING NAILING,SHALL COMPLY WITH 2010 GRG, 1E ABOVE GRADE WATERPROOFING: SHOWN oN PLAN.ANT UNUSUAL oR GONFLIGTING CONDITIONS SHALL BE 6. ALL SURFACES SHALL RECEIVE TWO COATS O'PAINT.EXTERIOR PLASTER 19. SMOKE DETECTORS TO BE WIRED WITH BATTERY BACK-UP IMMEDIATELY BROUGHT TO THE ATTENTION OF THE DESIGNER EXCEPT WHERE MORE STRINGENT REQUIREMENTS ARE HEREIN e Q 0 Hy DIVISION N MASONRY NDICATED. ALL TILED TUBS,SHOWERS, LL 5E GOTS AND OTHER WET AREAS AND 5TU000 SHALL IN COLOR COATED,UNLESS NOTED OTHERWISE. LL ANp INTERGONNEGTED /f`�J Q UVU 4. FILL AND FO NDATION EXCAVATIONS SHALL BE INSPECTED AND APPROVED 4A MORTAR AND GROUT: DIRECTLY EXP05ED E WATER SHALL BE GLAZED CERAMIC TILE OR STONE,AS GOATS MINIMUM STAIN OR PAINT AS SELECTED BY OUMER FOR ALL 26. ALL NAILING SHALL CONFORM TO CABLE 23-II-B-I iHROWH F,UPDATED t0 SPECIFIED,GROUTED AND SET IN MASTIC OVER 60 MIL THICK GOLD INTERIOR SURFACES. 20. SMOKE DETECTORS FR NOT TO BE LOCATED IN KIR BA GARAGE, BT SOILS ENGINEER(IF APPLICABLE). 2010 GRG. APPLIED URETHANE RUBBER WATERPROOFING 1120 MIL® CRACKS, OR WITHIN 3 FEET FROM DOOR TO KITCHEN OR BATHROOM, Q I. GROUT: OJE PART PORTLAND CEMENT AbTM G-91-b1,THREE PARTS SAND CORNERS AND JOINTS BELOW).GATES UMW-28 OR APPROVED 1. PRIME OR SEAL SUIRFAGES A5 REQUIRED AND NECESSARY.STEEL OR SUPPLY AIR REGISTERS. � 5. SHOULD ANY LOOSE FILL,EXPANSIVE SOIL,GROUND WATER OR OTHER ASTM C-404-61,ONE HALF PART LIME PUTTY ASTM C-201-49,ADD 21. ALL FRAMING CRITERIA OUTLINED IN THIS SECTION IS CONSIDERED EQUAL,APPLIED AS PER MANUFACTURER'S SPECIFICATIONS AND DETAILS, SHALL BE SHOP PRIMED. Q LJ w r_ DANGEROUS CONDITIONS BE ENCOUNTERED DURING THE EXCAVATION ADDITIONAL TWIO PARTS PEA GRAVEL ASTM C-404-61(MAY BE ADDED IF MINIMUM REQUIRED.REFER TO STRUCTURAL ENGINEER'S REQUIREMENTS OVER NONABSORBENT WALLS AND EXTERIOR GRADE PLYWOOD 21. STRUCTURAL TUBING, FT=46KSI ASTMA5OO,GRADE B FOR NEW FOUNDATIONS,ALL (IOW SHALL CEASE IMMEDIATELY AND THE GROUT SPACES ARE GREATER THAN 4" IN ALL DIRECTIONS).TO BE O= A5 OUTLINED IN STRUCTURAL CALCULATIONS,ON STRUCTURAL PLANS AT FLOORS,OR THIN-SET OVER GEMENT FLOAT 5. SURFACE TEXTURES SHALL BE APPLIED AS NOTED ON PLANS AND FINISH CC � oo Q DESIGNER SHALL BE NOTIFIED. FLUID CONSISTENCY AND OBTAIN FG = 2000 PSI AT 28 DAYS.MAXIMUM AND IN STRUCTURAL DETAILS WITHIN THESE CONSTRUCTION DOCUMENTS. SCHEDULE. up� INV GROUT LIFT = 4'-0". 2- AT INTERIOR ABOVE GRADE JACUZZIS - GATES UMW-28,OR APPROVED 9, IF NOTED ON PLANS,SPRAYED ACOUSTIC CEILING COATING SHALL BE LS �} 6. ALL BACK FILLING SHALL E DONE ONLY WITH CLEAN MATERIAL AND � �I •� PROPERLY GOMPAGCED.USE GLEAN PEA GRAVEL OR•30 SAND. 2. MORTAR ASTM G-210-52T ONE PART PORTLAND GEMENT ASTM C-91-61, 28. PLACE ALL HEADERS,BEAMS,JOISTS,ETC.WITH CROWN SIDE UP- EQUAL,BASE GOAT APPLIED A5 PER MANUFACTURER'S 5F'T (011 AP) APPLIED ACCORD UNG TO LOCAL CODES AND FOR AREA$ F �7p THREE PARTS SAND ASTM G-144-10,AND ONE HALF PART LIME PUTTY OR AND DETAILS WITH TWO COURSES FIBERGLASS MAT (6" LAP) APDL CIFAT IONS. REFER TO FINISH SCHEDULE FOR AREAS OF � 2 O Ly 1. ALL FILLING AND BACKFILLING SHALL BE COMPACTED TO 90% OF HYDRATED LIME ASTM C-201-49. 29. PREDRILL ALL TOLES FOR 20d NAILS AND LARGER AND FOR LAG BOLTS. INTERLAYED WITH UMW-28!REINFORCE CORNERS WITH AN ADDITIONAL pp MAXIMUM DENSITY IN ACCORDANCE WITH ASTM TEST DESIGNATION LAYER OF FIBERGLASS MAT 6"WIDE AT EACH SIDE OF JOINT),WITH UMW- 0 p 30. MANUFACTURED WOOD TRU55E5 SHALL BE DESIGNED IN ACCORDANCE 28 TOP COAT AND PROTECTION COURSE AT SIDES,SEAT,STEPS,AND 10. SURFACES STALL BE CLEAN,DRY AND IN SUITABLE CONDITION FOR FINISH D-1551-10. FLOODING NOT PERiMITTED.COMPACTION REPORTS AND 3. ONE HALF STRESS DESIGN USED UNLESS NOTED OTHERWISE.NO WITH THE LATEST EDITION OF THE UBG.DESIGN CALCULATIONS SHALL BE BOTTOM OF JACUZZI. SPECIFIED.REMOVE ALL OIL,GREASE,BOND BREAKING AGENTS,DUST, >. =\ 0 O CERTIFICATE OF COMPLIANCE REQUW�D FROM GEOTECHNICAL ENGINEER M APPLICABLE). CONTINUOUS INSPECTION REQUIRED UNLE55 NOTED OTHERW15E ON SUBMITTED TO THE ENGINEER FOR REVIEW AND TO THE BUILDING MILL SCALE AND EFFLORESCENCE. ��/ `�/ •� PLANS. DEPARTMENT FOR APPROVAL.SHOP DRAWINGS SHALL BE SUBMITTED 3. SHOWIER WALLS OVER BATH TUBS SHALL BE OF APPROVED 8. EXCAVATED AREAS IN EXCESS IC LL i0 RECEIVE CONCRETE SLAB SHALL TO THE DESIGNER AND ENGINEER FOR REVIEW PRIOR TO FABRICATION. NONABSORBENT WATERPROOF MATERIAL TO A HEIGHT OF SIX FEET II. CRACKS,HOLES AND KNOTS SHALL BE FILLED,SANDED SMOOTH,AND /�p p q BE THOROUGHLY AND MEGHANIGALLT GOMPAGCED TO MINIMUM DENSITY ABOVE THE FLOOR OR A5 INDICATED ON INTERIOR ELEVATIONS.WAINSGOTT SEALED.WOOD SURFACES SHALL BE SANDED PERFECTLY SMOOTH. � I %'1 v 2=90%. 4B UNIT MASONRY: 31. ALL BOLTS THAT MAY PROJECT INTO OR THROUGH DRYWALL SHALL BE SHALL ALSO EXTEND A FULL 4"BEYOND THE FACE OF TUB OR SHOWIER PAN SANDING DUST STALL BE COMPLETELY REMOVED. Q GUT AND WIELDED FLUSH i0 FACE OF FRAMING OR BRACKET. UNLESS NOTED OTHERWISE. O u q S CARE SHALL BE TAKEN NOT i0 OVER EXCAVATE FOUNDATIONS AT LOWER I. CONCRETE BLOCK(GMUh ALL UNITS TYPE N,ASTM G-90,FM = 1500 PSI, 12. HARDWARE SHALL BE MASKED OR REMOVED PRIOR TO PAINTING OR G7S/ ,e W ELEVATIONS TO PREVENT DISTURBING SOILS AROUND FOOTINGS AT SOLID GROUTED WHERE RETAINING.STORE UNITS UNDER COVER AT JOB 32. ALL PLYWOOD SUBFLOORS SHALL BE SCREWED AND GLUED TO JOISTS 4. PROVIDE MIN 10"HIGH NON-ABSORBENT WALL ADJACENT TO SHOWIER AND FINISHING. I� HIGHER ELEVATIONS. SITE.GROUT ALL CELLS WITH STEEL UNLEbb NOTED OTHERWISE. 0 �\ Q � WITH GONSTRUGCION GRADE ADHESIVE. APPROVED SS THAN&'A5TANC MATERIALS FOR SHOVER ENCLOSURE AND WINDOW c�/ 10. APPROVED PROTECTIVE MEASURES AND TEMPORARY DRAINAGE 2. CLAY OR SHALE BRICK: ASTM G-62-58,G-216-66 AND C-652-10. 5 SILL IS LE55 THAN 6'ABOVE TUB OR SHOWER FLOOR.(WATER RESISTANT GTPSLIM 13. EACH GOAT OF FINISH SHALL BE UNI5,BASS APPLIED,WIELL BRUSHED I� q 33. NO LUMBER CAUSING A DEVIATION FROM PLUMB LINE SHALL BE USED. BOARD IS NOT PERhIITCED FOR TILE BACKING AT SWOUIER. OUT AND FREE OF BRUSH MARKS,RUNS,SAGS OR SKIPS. � lX x Ww � PROVISIONS MUST BE USED TO PROTECT ADJOINING PROPERTIES DURING THE GRADING OF THE PROJECT. 4C MASONRY REINFORCEMENT: 34. ALL BEAMS To BE SUPPORTED WITH FULL BEARING AND SHALL HAVE 5. PROVIDE 51TUTHANE WATERPROOFING AT ALL EXTERIOR RAISED 14. PAINT AND FINISHED SURFACES SHALL BE GUT SHARPLY TO LINE. SIMP5ON PC'5 MINIMUM,OR EQUAL,UNLE55 OTHERWISE NOTED. PLANTERS,BELOW COPPER PANS. PROTECT ALL ADJACENT SURFACES. II. SITE PREPARATION FOR THE CONSTRIIGTION SHALL INCLUDE THE I. REFER i0 SEGCION 36. REMOVAL OF ALL RUBBISH,BROKEN CONCRETE,TREE TRUNKS AND ANY 35. STRUCTURAL MEMBERS SHALL NOT BE CUT FOR PIPES,ETC.UNLESS 1F BUILDING INSULATION: 15. MIX AND APPLY PAINT AND FINISHES IN ACCORDANCE WITH THE OTHER DEBRIS THAT WIOULD BE DETRIMENTAL TO THE FOUNDATION OF 2. GOLD DRAWN STEEL WIRE FOR CONCRETE REINFORCEMENT CONFORMING SPECIFICALLY DETAILED. MANUFACTURER'S INSTWCTIONS. SHEET THE MAIN STRUCTURE. TO ASTM A-82-62T. I. PROVIDE R-13 BATT INSULATION AT ALL EXTERIOR FRAMED WALLS TO I6. INTERIOR WOOD TRIM,WINDOWS,DOORS,FRAMES,WOOD BASE,SHELF 12. ALL EXCAVATION IN EXCESS OF FIVE (5)FEET,SHALL BE MADE AT A 2 36. PROVIDE 2X SOLID BLOCKING BETWIEEN JOISTS,RAFTERS AND TRU55ES FULL HEIGHT,INCLUDING ANT VERTICAL WALL AREAS SEPARATING LIVING GLEANER: ONE GOAT PRIMER, , O COATS GLOSS ACRYLIC ENAMEL, /'� HORIZONTAL TO I VERTICAL SLOPE,UNLE55 NOTED OTHERWISE. AT ALL SUPPORTS.BLOCKING SHALL BE ONE PIECE AND FULL DEPTH O= 8PAGES FROM ATTICS BETWIEEN CEILINGS AND ROOFS,UNLESS NOTED UNLE55 NOTED OCOAT PE. K O C THE JOIST OR RAFTER OTHERWISE. 3 r J 05#10110 �9 PA2015-123 Attachment PC 5 - Project Plans F U) PROPERTY LINE LO _ _ _ _ _ _ N 55053'50"UJ (13 .98') W C 8'-/v1/2" — EXISTING F LANDSCAPED rc NEW LOW ANTER PROPOSED, SLOPE ADDITION EN ATRIUM - w o F, o �� _ I 4e Concrete or 6 Topsoil 41-411 AYll 0 I .ELOPE C'S I _ LQ :<• /�� 20'-` '3 0 U 4"'o Min. French drain 18" \� EXISTING TLUO STORY (zm_m o EAw - Z perforation o bottom. A N W > SINGLE FAMILY RESIDENGE 3/4 Crushed Rock W Filter Cloth EXISTING FINISH FLOOR = 100.00 _ - Q Lap 12" @ Top 12- � � _ � I 77— - EXISTING q �� LANDSCAPED �� �5 PROPOSED - -� �t'� GACARaGE k - W 1 �➢ Q „ II I LU r !Il'-6"CLE R)J SLOPE a o ; ADDITION 14 100.00 PROPOSED N — PERFORATED DRAIN/TRENCH DETAIL ADDITION o Figure A I 25o «; EXI9T. E�EI c. ::•:::::::: F.P. 1 :i:•ii ii:•i:i::;i:i: ..:. ::.. OT 2% EXIST. 210 ki IU C() } :::............................ u1 m ::. CC }I C`::�1 `CCC <C:::::::�:.:-�::> w ... (CCI "�i�I,:..:. 17 [i? •��•:.:. : 12%r: f` 'f 71< ? ': : : " : { :: ? < ...� SII »s >s> ...,.i.,, . :::.:< w Lu rl N z 4 DRAINPIPE �4 EXIST. OUTLET d p AT CURB GUTTER I GITY OF N.B. REQUIRED: z (L 15" UJIDEx 1a" DEEPI = r D x 15' LONG CRUCHED ROCK UJEEP PITW/ 411 M15C. I VO It S 6' z a-) FRENCH DRAIN, WRAP W/ I. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING FILTER CLOTH UNDER STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. ALL NECESSARY o SLAB PER PERFORATED DRAIN/ TRENCH DETAIL PERMITS SHALL BE OBTAINED BY THE GENERAL CONTRACTOR AND IN A TMIELY MANNER SO AS NOT TO EXTEND CONTRACT COMPLETION DATE. 2. Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT. 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS A DEPARTMENT e PROPOSE D S I TE PL AN r 4. DEFERRED SUBMITTALS TO BE REVIEW BY PROJECT ARCHITECT OR ENGINEER [� OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN CHECK OR LEGAL DESCRIPTION: TRACT 9260 LOT 46 SCALE: 1/8"= 1'-0" APPROVAL BY THE CITY FOR: FIRE PIT DRAINAGE NOTES � .Jz I. THE DRAINAGE AREAS SHALL COMPLY WITH THE MINIMUM SLOPE 0 AT THE FOLLOWING AREAS (NEMC 15.10.120 F) LULU EARTH 2.0% � d CONCRETE OR PAVERS 0.5% CONCRETE GUTTER IN PAYED AREA 0.2% ASPHALT 1.0% SUBTERRANEAN DRAINAGE PIPE 1.0% %5YM50L5 LEGEND Q (99.10) EXISTING SPOT ELEVATION v 99.10 PROPOSED SPOT ELEVATION Q CD TW TOP OF WALL (D 04 04 TF TOP OF FOOTING Fl= FINISH FLOOR Q z Q FG FINISH GRADE �O Q FS FINISH SURFACE !� INIL INLET ELEVATION INV INVERT ELEVATION Q ___— 4"0 SGHED 40,45.5 DRAINLINE Q 0 6"O FLUSH DRAIN INLETILL z 0 6"O DOME TOP ABS DRAIN INLET 0 FLOW LINE ARROW �=. o Fl- FLOW LINE en 0 HI-PT HIGH POINT A Cvl .� NOTE: 4" MIN. DIAMETER DRAINLINES. THE FOLLOWING �=- A CO DRAIN LINE MATERIALS MAY 5E USED. 5 Q I. ABS, SDR 35 Q ° 2. ABS, SCHEDULE 40 3. PVC, SDR 35 SHEET 4.. PVC, 6GHEDULE 40 5.. ADS 3000 WITH PE GLUED JOINTS 4 OF 38 30 PA2015-123 Attachment PC 5 - Project Plans F Ln c q �'- I/2" 15 - o — — — — — — o F _ 11 1 - - 5ALCON'1' II - - - - - - — - - - - - - m $ w I IL F - Dui II II ❑ I I II _ I II 0101 1 AREA I _ N I I DINING �p KITCHEN i m I ASTER 8 m I ROOM MAN I II BEDROOM I II II II I I I II I II I I NOOK N PANT S L REF. I V5 _, I ❑ II I I I - - - - - r I C; a as SKYE MASTER L IGn N LIVING 5ATNROOM ROOM 0 FAMILY 8 O ❑ 'n F.P. r ROOM 4 LULU 01 o° K u � Q 171m" 21'-3 1/2" N Z Q >rLL � m rF DN TTT II I Jz OL r3 II I 14R I II iii - - oi�iZ �, OPEN TO ` I I 5ELOUJ I , I I I ENTRY L L I �, W II I7 I II ,UP R I ° ❑ ❑ N ❑ N I r e ❑ BEDROOM I - 0 I I ❑ I � � II I 5E[)ROOM I N II 51=[)ROOM 61 e CJ II 2 l o BATH 0 � 5 2 3 10'-4" I r� 0I ❑ I ❑ I CO) Q Q r-1 L:J F- ED �. L — — - - - - - - — � I � eau L I I Q 4 51-0 12'-1 1/2" ]FIL5I-O" 6'-9" 14'-0" I `n CCM M G) F2 CAR QLQ CaARACaE z � co ==Q Ono - I zQ � 0 on � ZZ � °� CM -0 0 EX15T. 5ECONp FLOOR PLAN EXIDT. FIRDT FLOOR FLANI CD ZV � I � � A SCALE: 1/4"= V-011 SCALE: 1/4"= V-011 0 SHEET 5 OF 38 JOS#1010 31 PA2015-123 Attachment PC 5 - Project Plans 261_211 11 N 55053'50"W (13 .98') \ V-6 1/2" 9'-91/2" 11'-10" 51-1" 15'-01/2 19'-81/2" 6'-5 1/2" F 7'-6 1/2" 2'-3" 2'-0 1121161-011 3'-9 1/211 = � (,� ^ I-�II 2 _�II 1 - 1/211 UI G _ I IO = II I� D 1�.1�. 12-GA -____--_____ u II r — I— R Q V I a 1 im 1OPEN ATRIUM ISK 1 ISK1' CsARACxE INEW PANTRY NCH L Cz fi L IGHIT Cr 1 PRI:+DE 5/61 TYPE 'X' 5 L J JGYP UM BOARD AT _ _ OO oOOO - - - � � BS> <5S> > � GARAGE SIDE OF ALL�+ 00 00OOWALL AND FLOORS I I cn 11 11 BEDROOM �Y �f COMMON TO HABITABLE II 11/2 13 -1 11 -10 - - 5PA4 AND ON ALL _ 4 i -------- ---------- r-----J SIDES OF STRUCTURAL U I W DINING MEMBERS SUPPORTING - LJ 10'-0" ` � ; ; I ROOM 6'-411 8'- 4'-4" HABIT�BLE SPACES, O O I --� `V 0 SLOPE SETBACI I I F_ - 11 r— - —1 THROUGHOUT GARAGE _' cn 11 > 11i2ASl I i I - - 1� I Lu O I —fi I I O ' Q0w1 - I U 20'-3" 1' 3 1%2" KITCHEN � � ' I 1 N `r New W. 4F' L — J \ - - - cn FINCH — — C20'-�" C EAR) . . I C; UP DooR I I I Q a I = I 1 L D.W. 14R --Og - - AUN Y I I I N LiO N --------------T �— ---- r, — — — — — — — — — — — — — --a14 -3 1 31 -(o -®- 13 -6 3 -5 1/2 101-1 I I p I I 11 B3TH N = I 211 O, IkdU I � - - - 0 � N c0 `t UUU61 I � ' 9 �t GARAGE I I IEW FRENCH BOOK SHELVES Lp 0 ' = 3 _011 m I I I - ENTRY E) _� 01 n I IS -� � F FRpNT 4 � � I 10 I _ nl ' BEAT O I -_-_- I O �, Lu m I L -Olt Z OL EW FROM u = pNT w DOOR I BEDROOM © N LINE 5ET8AGK J �{0US - � I � 111_ 11 O 00 O r EXIST. I I _ FLAT SCREEN = , TEMP. TEMP. — — EDISO 17-7 FLJ _4714— I I Leaves COUNTER d DESK EAUL - ----- ----- zII _ m'� m �> — '-4 '- 1/2 V-2 1/26'-5 I/2B " I 13'-9 1/2" 16 16'-4 1/2' -111 -1 1/2 11'-0 1/2" 4'-3 1/211 1 3" _ 13 5 1/2 WALL LEGEND o EXISTING WALLS TO REMAIN WALLS TO BE REMOVED NEW 2x4 STUD WALLS is 16" O.C. CD CD — 4 2 Q G) 3 4 p /� 04 FI 5T FLOORp FLAN INTERIOR KEY c G) SCALE: 1/41' =1i_011 Q zG Q 0o a� MISC. NOTES co I. KEEP THREE FEET CLE,4R FROM FACE 6. WALL COVERING SHALL BE CEMENT PLASTER 12. MAX. FLOW RATE STANDARDS FOR ALL NEW FIXTURES: F OF ELECTRICAL PANEL TO ANY WALL SURFAGE TILE OR APPROVED EQUAL TO 10" ABOVE DRAIN A. WATER CLOSETS 1.6 CxPM z Q OR OBSTRUCTION. INLET AT SHOWERS OR TUBS WITH SHOWERS gSHOWERHEADS 25 GPM00 Q Iu r=, . MATERIALS OTHER THAN STRUCTURAL ELEMENTS TO BE 0 2. WATER HEATER SHALL BE STRAPPED AT TOP C. LAUNDRY FAUCETS 2.2 CPM CD IN MOISTURE RESISTANT. GBG 12103 °o AND BOTTOM W/ 1-1/2 "x 16 GAUGE STRAP W/ D. SINK FAUCETS 2.5 CPM � � Q l � 3/8'I(Px3" LAB BOLTS EACH SIDE. WATER HEATER 1. NET AREA OF SHOWER RECEPTOR SHALL BE O 0 SHALL BE 18" ABOVE GARAGE SLAB. PROVIDE NOT LESS THAN 1,024 SQ. IN OF FLOOR ARA, AND 13. LANDINGS AT DOORS SHALL HAVE A LENGTH MEASURED IN o DRAIN PAN AND LINE PER CHAPTER 5, U.P.G. ENCOMPASS 30 INCH DIAMETER CIRCLE. CPG 411.7 DIRECTION OF TRAVEL OF NOT LESS THAN 36" CBC 1008.1.4 CID) a ANTI-SGALDING SHOWER AND TUB SHOUTER 3. PROVIDE 2" CLEARANCE TO FRAMING AROUND VALVES REQUIRED PER C.P.C. SEC.420. P � � FIRE BOX AND CHIMNEY. g, PROVIDE TEMPERED GLASS IN THE 5 A 4. PROVIDE (2) LAYERS OF MIN. GRADE D PAPER HAZARDOUS LOCATIONS PER SEC. 2406.4 to N OVER ALL WOOD BASE SHEATHING ICBG 2506.4) 71 5. SMOKE DETECTORS SHALL BE HARD WIRED W/ 10• ALL NEW AND EXPOSED INTERIOR AND EXTERIOR BATTERY BACK UP. UBC; 310.9.1.4. DETECTORS WALLS TO BE INSULATED. SHEET SHALL BE INTERCONNECTED TO SOUND AT THE 11, PROVIDE EMERGENCY EGRESS FROM SLEEPING p SAME. TIME. ROOMS. MIN. AREA: 5.1 SQ, FT., MIN. WIDTH: 20", MIN, 6 OF 38 HEIGHT: 24". MAX. SILL HEIGHT TO BE 44" 32 PA2015-123 Attachment PC 5 - Project Plans 81_QVV11 51_511 Lo F -4 1/3'-0 1/211 U In N� e W I o IY (N.) -1:12 �Y — — — — — — — — — — — — _ Lu _ cc-a ____ _ (N.) 7:12 (N.) -1:12 I I I I N - 1 MASTER 16 N ❑ I I m El BATHROOM LIN. \ ______ _______ _______ (NEUJ) RIIDC E 1 m BEDROOM r ro SEAT 2 41-0 1/2' 1 O MASTER N TEMP. Lu F cc (CC> _ I (NEW) RIDGE 1 I BEDROOM 0 0 (N.) 1:12inFfMI WNCH i DN 13 ° I T I I as a DooRS 15 i = 14R TEMP. NEW FRENCH DOOR I I �, - - - T - - 12 T 0 1 19Lw)) NE S )ERIORI DECK I I TEMP, 14 I �' 21_3 1/ I AI_31I / I_ 21II II Y 1CJ E O STOR. I Jill W Ql I W2 1 OzU_______ ____ ________ I I (Y 4 (N.) -1:12 7 : MASTER U U U - I w m I sear sEar LINE F F SENBAGK Q 3: 1.- OFDENBELO° D D ° o - I I �a�A E o IL F—I --3 61 Z I � T – � 20' 0 1 3" SCUPPER SOU EFS g1aGK T Io L4%- IlI' 9 1/ OVERFLOW A MQ T1AX. 42" ROOF HEIGHT FROM lam FINISHED DECK SUR�:ACE TO TOP OF p D = ROOF FOR EGRESSQ I G B _ I Q WALL LEGEND _ EXISTING WALLS TO REMAIN 0 Q _ -------� WALLS TO BE REMOVED — NEW 2x4 STUD WALLS 16" O.C. ( pd — I 4 2 co F — SECOND FLOOR I LAN INTERIOR KEY = SCALE: 1/4''=V-011 Q 0 4 co CM G) MISC. NOTES Q z Q 1. KEEP THREE FEET CLEAR PROM PACE (o. WALL COVERING SHALL BE CEMENT PLASTER 12. MAX. FLOW RATE STANDARDS FOR ALL NEW FIXTURES: Q 0 OF ELECTRICAL PANEL TO ANY WALL SURFACE TILE OR APPROVED EQUAL TO 10" ABOVE DRAIN A. WATER CLOSETS 1.6 GPM co � : OR OBSTRUCTION. INLET AT SHOWERS, OR TUBS WITH SHOWERS, B• SHOWERHEADS 2.5 GPM 2. WATER HEATER SHALL BE STRAPPED AT TOP MATERIALS OTHER THAN STRUCTURAL ELEMENTS TO BE MOISTURE RESISTANT. CBC 1210.3 C. LAUNDRY FAUCETS 2.2 GPM z GQ AND BOTTOM UJ/ 1-11/2 'Ix 16 GAUGE STRAP UJ/ D. SINK FAUCETS 2.5 GPM Q LwJ 3/8"Ox3" LAB BOLTS EACH SIDE. WATER HEATER 7, NET AREA OF SHOUJE:R RECEPTOR SHALL BE: @c Qu Fin 0 SHALL BE IS" ABOVE GARAGE SLAB. PROVIDE NOT LESS THAN 1,024 SQ. IN OF FLOOR ARA, AND 13. LANDINGS AT DOORS SHALL HAVE A LENGTH MEASURED IN ILL z o� DRAIN PAN AND LINE PER CHAPTER 5, U.P.C. ENCOMPASS 30 INCH DIAMETER CIRCLE. GPC 411.1 DIRECTION OF TRAVEL OF NOT LESS THAN 36" GBG 1008.1.4 O 3. PROVIDE 2" CLEARANCE TO FRAMING AROUND 8. ANTI SCALDING SHOWER AND TUB SHOWER g T VALVES REQUIRED PER G.P.G. SEG.420. (Ln) FIRE BOX AND CHIMNEY. 13. PROVIDE TEMPERED GLASS IN THE ZG 0 .0 4. PROVIDE (2) LAYERS OF MIN. GRADE D PAPER HAZARDOUS LOCATIONS PER SEC. 2406.4 Q � r= OVER ALL WOOD BASE SHEATHING (CBC 250(o.4) 10. ALL NEW AND EXPOSED INTERIOR AND EXTERIOR O 9G Q 5. SMOKE DETECTORS SHALL BE HARD WIRED UJ/ WALLS TO BE INSULATED. U� BATTERY BACK UP. UBC 310.9.1.4. DETECTORS Q SHALL BE INTERCONNECTED TO SOUND AT THE II. PROVIDE EMERGENCY EGRESS FROM SLEEPING SAME:. TIME. ROOMS. MIN. AREA: 5.1 SQ. FT., MIN. WIDTH: 20", MIN. HEIGHT: 24". MAX. SILL HEIGHT TO BE 4411 SHEET 7 of 38 JOE3#1010 33 PA2015-123 Attachment PC 5 - Project Plans 4 SKYLIGHT (2 x 4 ) 4 o c (BRISTOLITE IGG-ER 2469) \ 19 (OPERABLE) Cr TL 19 19 I y E, O 2 2 x:12 (B$> - Y - Y (�6) 121 19 SO I - (N.) '1:12 I - 112" I } II o I 0 I r------i -- ----------------- ---------� _' I (N.) x:12 I 1 4:12 i i i i i i ir (N.) 1:12 2 19 0.14 1 i� I_ — — — — — — — — --- 1 12 NEW CONCRETE FLAT TILE ROOF EAGLELITE (1.9 P. .F.) 19 ----------------------------------- (ICC ESR-N300) O/ 30LB BUILDING (NEW) RIDAE L a D �{ PAPE , GLASS A ROOF (TYPICAL) 7:12 `r ; TILE: ROOF TO MATCH EXISTING (TYPICAL) I M r------------- ly CUJ L4 Lu u---------- -4P°' i 4 -0 1/2" Lu II -1:12 (NEW) RIDGE I 12" 19 NEW CONCRETE FLAT TILE ROOF EAGLELI;I1E (7.5 P.S.F.) ` SKYLIGHT (20 : 2 0) (N•) x:12 (ICC ESR-1900) O/ 30L.5 BUILDING; ; (BR15TOLITE ICG-ER 2469) L I 0 I z aaa PAPER, GLASS A ROOF (TYPICAL) ; (OPERABLE) ; , U Roo 0 TILE: ROOF TO MATCH EXISTING (TY,a=, I ) L`--- (EXIST) RIDGE lg 2 0 (EXIST.) RIDGE I �J I �J C J 1 1:12 y\. � 19 -1:1277 n 1 II I J 0 r --- -� r - 12 _ �4 __ __________ ' �� I II II 10 r -' O N I r- '\ --, I I I I I II II (N.) 1:12 JyP I� F-- I L -—JJ �t IL i ---- ----- -n----------------� 12" �, z Q e 1 Ir - - - fig — Ju Lu 19 4:12 o (p I .4 SKYLIGHT (20x 40) �� \ D.D. 19 O (5RI5TOLITE ICC-ER 2469) 7_ '6 I o o a , D a' (OPERABLE) ` L I HT (?A> O•H 7:12 r I - I �ii � ? 0 '6i Lu 1- ----------------------------- --- ' --------- ----- — — ----------------- O - I o --- - - - J 4'- 1' 9 1/ 19 A 13'-0 1/2" 111 1/211 15 1:12 I 19 19 MAX. 42" ROOF HEIGHT FROM O FINISHED DECK SUFfACE TO TOP OF O ROOF FOR EGRESS 1 19 G B Q 16 co PROPOSED ROOF PLAN i 0 SCALE: 1/4"= 1'-O" ® Q as ATTIC VENTING GALL 'S Mf SC. NOTES. ccs ATTIC VOLUMN 514 S.F. 1. FLASHING: 1/150 x 514 S.F. = 3.42 S.F. A. VALLEY FLASHING- .28 GA MIN. CORROSION RESISTANT 2. PROVIDE (1) LAYER OF 300 BUILDING PAPER OVER 1/2" EXT. STRUCT. PLYWOOD Q NET FREE AREA OF VENTING REQUIRED = 3.42 S.F. (GALV.) SHEET METAL W/ 1" HIGH SPLASH DIVERTER RIB AT 5.5:12 ROOF SLOPE. PROVIDE BUILT-UP 3-PLY ROOFING FOR ROOFING LESS 0/ 300 BLDG PAPER, EXTEND Il" EACH SIDE OF CENTER THAN 2:12 OR AT CRICKETS W/ 1/4"/ FT. SLOPE. LOWER ROOF VENTILATION: LINE OF FLASHING SECTIONS SHALL BE LAPPED 4" MIN. CO 04 SAVE VENT HOLES = (2) 3"4) HOLES PER JOIST BAY B. FLASHING AND COUNTER FLASH ALL ROOF TO WALL 3. EAVE PROJECTION DIRECTLY OVER REQUIRED WINDOWS TO BE 30" 0) 0 CONDITIONS W/ 26 GA. MIN. GALV. METAL. AWAY FROM PROPERTY LINE. OTHER EAVE PROJECTIONS TO REMAIN Q Lu 3 _ .25 S.F. X 2 = 5 S.F. PER JOIST BAY 24" (MIN.) AWAY FROM PROPERTY LINE PER UBG 503.2.1 8 UBC 1204 z Q I(o JOIST BAYSx .5 S.F. = 0 S.F. NET FREE C. FLASH ALL ROOF PENETRATIONS. Q 8 S.F. >3.42 S.F. REQUIRED : O.K. D. FLASH ALL EXTERIOR OPENINGS WITH APPROVED U� WATERPROOFING METHODS I.E. SISAL KRAFT, CAULKING ETC. (2) GABLE ATTIC VENT = (2)4.5 SF. x Ob NET FREE AREA= 5.4 SF. NET FREE Q pp = 5.4 S.F. NET FREE pdp 0 5.4 S.F. >3.42 S.F. REQUIRED : O.K. (� z � NOTE: ALL VENTS TO HAVE 1/4" CORROSION 0 RESISTANT METAL MESH COVERING �== CM 0 CD A SHEET 8 OF 38 JOr#1010 34 PA2015-123 Attachment PC 5 - Project Plans ,-; LO w a Z F W n — GAS ELEC. o a vv f PAN-T-RY- H OwH_ � l -- -- + F PEN ATRIUM �- Y - S -� - - - - LIGH LiGH 80 DINING T a LU ROOM Fr� / 0 0 0 x:12 I- -_- 0 0 0 �� QN; A ��'�- ---fes 7 2-GAR z / --!� BED ROOM CxARACxE 8'-o" LU � I - =-]I S 1 011 Y ' 0 a a I 'Ei 1177711I CD 11 1 L J I - - _®_ L - LAUNDR) L-011 — 0 I m. 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' ' L-ED -I:I2 BEDROOM 0 CNJS'-O" N� Q CEJ 7:12 FLEP MASTER � SLED /LES PANEL— MASTER BATHROOM SKS C_E2 BEDROOM ��„ (N.)8' L_ED I �/ rf) �J EAU °2 cv I ATTIC _ e - m Q LED Z LED C ) �: _ _LED - -+ _� .) 7:12 _ (N.)8'-O" LED LED LED 1 LED LED LED r S' �'� N Z Q 1 — $'-m" — r!2 TH m STOR I U - ly MASER— — LED --- e ED �1 SK1 �' \� �+ 4 O N � �LED L IGH � LED � � � � _ TAT I -G / LED LED LED LED AREA L � (NJS'-O'� (E.) 7:12 CEJ x:12 AC E55I o O I LED L-S Ct t LED 0 c B ® D � 16 15 LL LwJ d z � 0 0wz 0 1 L /¢ 3 2 > F Zv w w w SECOND FLOOR REFLECTED CEILING FLAN INTERIOR ILEI' SCALE: 1/4" =V-011 IM HVAC LEGEND Q ---- DUCTING CCAS v �71 � WALL REGISTER (0 cm� � Q � Qa �z CEILINGRECzISTER Q c � R,—4G RETURN AIR GRILL 55 0 () 0 Z CC Q q Q oo JA 9-= cc 0 oo O LL � _� z 0 0 o0 0 CO zG M SHEET 10 OF 38 JOe"1010 so PA2015-123 Attachment PC 5 - Project Plans F LO Q O o O q LO O GFCI WP NEW 200 eEAVE 0� AMP PANEL 2 W 94 II I �rCs I HB II CaFCI II CsFGI II CxAS ©. ED -PANTRI - F-J �i7 I LED SLED �} LED LED LED LED RECESSED I \ - _ - /LED I I SKY I SK�� LED LED l LED LED LED L IGHIT L ICxHI � LED I } GfCI STRIP II CFCI STRIP \ / l oI PLG µPL I \ pININCx I OPEN ATRIUM J J \ �GFcI o I �W 2-GAR GARAGE 11l � GFC� oo U o p220) OVEN I 3 gI I < / LED WP MIG-RO LED /J LED LED LED LED I BEDROOM - — - MTD. I 1 LED GFCI GFCI I TO O/ LED /p DIM I I` ABOVE LED LED �GFCI LED LEp -- - la � — 40r TRASHr LED � DIM — — / 0/ LLI Pyl u1 DIM / LED I -- r� __ LED — — — K--== �GFCI / I LED �oLEp KITCHEN LE p I _ _ _ ® UJ. D � / I cW� I — LED I rr= I _— , ,— - L — — — — D.�. I I LED - LED LED LED I I LL r LEE/ - - 3 3 .. I— Lk \\ \ - - Qp 1 LE III �� �// LED LED LED /'LED I— GFCI � \I1GFcl p / o lu LAUNDRY — — — — — GFCI II WP uII LED LED GFG� � _ ® ED 0 oil \ I rtyTy ' DIM \LED Fiv. GFGI I - / oil _ =_ I1 GAR \ I o LED - I ZS - O LED TH GARAGE � - —� O Z 0 LED LED LED LED LED 3 GFCI LED J � � I � � MTD.— I —T_ CLC. \ t() Z O - LED LED MTD. LED tp \ I D DI' FAr�°°IC LUES l - ENTRY 0 FLOO \bI- � o / LED MTD. R / E:J LED / LED LED1\ kLED \ kLE GFCI II GFCI Lo Zr3 i ABOVE TO /( I TO \ ® ® O3 ABOVE --M ,/ REG-I SSED a ' BEDROIM - - - - - - - - - I 1 � w _ O \ 6LEDOLED OLED ZSLED LED GFCI WF __ A \ FLAT SCREEN CLED LED �\ — I 15 EXIST. _ QED EDISO LED LED N BOOK I EJ AULT/ COUNTER d DESK IL_ - - - - - ------- -- - - - -GFCI - 1 GI LED LEDWP�LED 9 HB LWXFas—_— — - - / -RECESSED - - - - - - - - - - _ - - _ c B 16 15 _ ® d 9re�k, co a�I FIRST FLOOR REFLECTED CEILING FLAN U= D SCALE: 1/4''=V-011 MISC. NOTES. UTILIT�l FLAN SYM50L& LEGEND I. SMOKE DETECTORS MUST BE LOCATED IN CORRIDORS 7. PROVIDE G.F.C.I. PER SECTION 210-8 NEC: IN BATHROOM, ABOVE 13. LIGHTING IN ALL BEDROOMS, HALL, LIVING ROOM O 4" RECESSED DOUINLIGHT LED —69— WALL SWITCH (SILENT TYPE, UN.O.)o 3" RECESSED pOWNLIGH7 LEI) —69— DIM WALL SWITCH W/ DIMMER LUN (OR AREAS) LEADING TO SLEEPING AREAS, AND INSIDE KITGHEN GOUNTERTOP, GARAGE, OUTDOOR OUTLETS DEN AND OTHER SIMILAR ROOMS TO BE HIGH EACH SLEEPING ROOM. AND WITHIN 6' OF UJETBAR SINK. 2. BATTERY OPERATED SMOKE DETECTORS ARE PERMITTED EFFICIENCY OR SHALL BE CONTROLLED BY OCCUPANT + CEILING MOUNTED LIGHT ( ) —69- 3 CONVENIENCE WALL SWITCH (THREE—WAY) a� 8. TAMPER-RESISTANT RECEPTACLES SHALL BE INSTALLED SENSOR OR DIMMER ] WALL MOUNTED LIGHT ( ) TELEPHONE JACK/ GAT 6 CONNECTION G) IN EXISTING CONSTRUCTION. IN ALL AREAS SPECIFIED IN GEC 210.52 OF THE DWELLING 14. EXTERIOR LIGHTING MOUNTED ON THE BUILDING 9-- GFCI GROUND FAULT CIRCUIT INTERUPTED OUTLET tV CABLE TV JACK OO C9 3. SMOKE DETECTORS SHALL SOUND AN ALARM AUDIBLE UNIT, INCLUDING ALL 125-VOLT 15- AND 20- AMPERE TO BE HIGH EFFICIENCY OR CONTROLLED BY a) CM IN ALL SLEEPING AREAS. RECEPTACLES. (CEG 406.11) PHOTO CONTROL/ MOTION SENSOR COMBINATION. =@= ELECTRICAL OUTLET (DUPLEX) (11OV) 4 HB HOSE BIBS (KEY OPERATED) G) 15. CARBON MONOXIDE ALARMS SHALL BE PROVIDED ELECTRICAL OUTLET (FOURPLEX) (11OV) FG FUEL GAS BIBS Q W 4. ALL 120-VOLT, SINGLE PHASE, 15 AND 20 AMPERE 9. WATERPROOF LIGHT FIXTURES MUST BE APPROVED IN EACH SLEEPING ROOM CONTAINING A FUEL-BURNING z Q CIRCUITS IN FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, FOR WET AREAS APPLIANCE AND IN DWELLING UNITS THAT HAVE AN FLR. MTD FLOOR MOUNTED OUTLET 4 CUJ COLE) WATER FOR ICEMAKER g Q 0 PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, 10. PROVIDE A 20 AMP DEDICATED GIRGUIT FOR LAUNDRY ATTACHED GARAGE (GRG R315) =JRECREATION ROOMS, CLOSETS, HALLWAYS, OR ROOM APPLIANCES. ELECTRICAL OUTLET — HIGH VOLTAGE (220V) Q ^'DA DOOR ACTIVATED LIGHT SWITCH 0 � � SIMILAR ROOMS OR AREAS SHALL BE PROTECTED 16. KITCHEN LOCAL EXHAUST VENTILATION VENTED TO UJF' WATERPROOF OUTLET © JUNCTION BOX BY A LISTED ARG-FAULT GIRGUIT INTERRUPTER, 11. ALL HIGH EFFICIENCY LUMINARES IN BATHROOMS z OUTDOORS SHALL HAVE A MINIMUM EXHAUST a GOMBINATION-TYPE. (CEG 210.12) AND LAUNDRY MUST BE PIN BASE ONLY. 1/2 HOT CONVENIENCE OUTLET TO WALL SWITCH CEILING MOUNTED SPEAKER < r. RATE OF 100 CFM MEETING THE REQUIREMENTS Q � 5. BATHROOM OUTLETS SHALL BE ON A DEDICATED 12. CLOTHES DRYER MOISTURE DUCT MUST OF ASHRAE STD. 622. THIS INCLUDES A MAXIMUM SOUND r HIDDEN OUTLET — UNDERGOUNTER, ETC. ® LOW VOLTAGE ART LIGHT (1499) oo 20 AMP CIRCUIT. (MINIMUM 4" DIA.) EXHAUST TO THE OUTSIDE RATING OF 3 SONE a 100 CFM. BEES 150(0), EXC. 5 TO 152(a) L�- SINGLE TUBE FLUORESCENT LIGHT RECESSED WALL MTD. DECK LIGHT Z Q '� AND BE EQUIPPED WITH A BACK-DRAFT DAMPER. = Q 6. CONTRACTOR TO CONFIRM ALL APPLIANCE REQUIREMENTS EXHAUST DUCT LENGTH IS LIMITED TO 14 FEET WITH 1T. OUTDOOR RECEPTACLES SHALL BE LISTED AS WEATHER ® SD SMOKE DETECTOR F FLUORESCENT LIGHT FIXTURE u AND FIXTURE INSTALLATION REQUIREMENTS UJ/ RESISTANT TYPE. CEC 406.6 } Oo SPECIFICATIONS PROVIDED BY OWNER PRIOR 2 ELBOWS. (UMC 504.3) Q MECHANICAL FAN (100 CFM IN KITCHEN (MIN.) � OCCUPANT SENSOR SWITCH z o� TO INSTALLATION. } FAN WALL SWITCH W/ FAN CONTROLS 0 CM CARBON MONOXIDE ALARM Q A zG SHEET 11 OF 38 Boa#1010 S7 PA2015-123 Attachment PC 5 - Project Plans F LO Q O o O q LO O w i w _ II LED LEC - - - LED ?LED LED 1 I � 0 -- I DIM ED LIN. LED i i IM ED LED 05 � 1 -J BAATHROOM — \ BEDROOM 1 'REEssED , SEAT -- ILU MASTER \ r0 / BEDROOM i LED LED 11 BELOW p �ii ^' TEED ® a a � LrIC3HT �5D=C-NI � ' 17 Lr O CsFGI -- Q� LED \ ®S� ED ®SD LED LED LED LED ' —� ® I — ' N I LED LED LED \ t WP 0 I � III —�o �ED STOR. � rSKI�• I �,� LED O Z U wP� I L� LICxHT d'' �I /9 fy 4 — o BANISTE L 2 / � LEvil I—/ LED JLC ' ' u Z Q LED LED LED LED Lu (a MASTER - LED y � IsEar rUJAL K=INT Ear I OPEN TO Q p / BELOW m 1LED �LICxH� � EDCz 1 ii Z d1 TO LED r W TO BELOW IBELOW I � I I >5 1 I I I I L � O � ® Q 16 B Aa d Z � SECOND FLOOR REFLECTED CEILING FLAN ® � SCALE: 1/4''=I'-01; 0) D MISC. NOTES. JTILIT�l FLAN SYM50L& LEGEND I. SMOKE DETECTORS MUST BE LOCATED IN CORRIDORS 7 O 4" RECESSED DOWNLIGHT LED -69- WALL SWITCH (SILENT TYPE, UN.O.). PROVIDE G.F.C.I. PER SECTION 210-8 NEC: IN BATHROOM, ABOVE 13. LIGHTING IN ALL BEDROOMS, HALL, LIVING ROOM o 3" RECESSED pOWNLIGH7 LEE) -69- DIM WALL SWITCH W/ DIMMER LUN (OR AREAS) LEADING TO SLEEPING AREAS, AND INSIDE KITGHEN GOUNTERTOP, GARAGE, OUTDOOR OUTLETS DEN AND OTHER SIMILAR ROOMS TO BE HIGH EACH SLEEPING ROOM. AND WITHIN 6' OF WETBAR SINK. EFFICIENCY OR SHALL BE CONTROLLED BY OCCUPANT + CEILING MOUNTED LIGHT ( ) -69- 3 CONVENIENCE WALL SWITCH (THREE-WAY) 2. BATTERY OPERATE[) SMOKE DETECTORS ARE PERMITTED <8. TAMPER-RESISTANT RECE=PTACLES SHALL BE INSTALLED SENSOR OR DIMMER ] WALL MOUNTED LIGHT ( ) TELEPHONE JACK/ CAT 6 CONNECTION < G) IN EXISTING CONSTRUCTION. IN ALL AREAS SPECIFIED IN GEC 210.52 OF THE DWELLING 14. EXTERIOR LIGHTING MOUNTED ON THE BUILDING 9-- GFCI GROUND FAULT CIRCUIT INTERUPTED OUTLET TV CABLE TV JACK OO CID 3. SMOKE DETECTORS SHALL SOUND AN ALARM AUDIBLE UNIT, INCLUDING ALL 125-VOLT 15- AND 20- AMPERE TO BE HIGH EFFICIENCY OR CONTROLLED BY a) CM IN ALL SLEEPING AREAS. REGEPTAGLES. (GEC; 406.11) PHOTO CONTROL/ MOTION SENSOR COMBINATION. =@= ELECTRICAL OUTLET (DUPLEX) (11OV) 4 HB HOSE BIBS (KEY OPERATED) co G) 15. CARBON MONOXIDE ALARMS SHALL BE PROVIDED ELECTRICAL OUTLET (FOURPLEX) (11OV) FG FUEL GAS BIBS Q W 4. ALL 120-VOLT, SINGLE PHASE, 15 AND 20 AMPERE 9. WATER PROOF LIGHT FIXTURES MUST BE APPROVED IN EACH SLEEPING ROOM CONTAINING A FUEL-BURNING z Q CIRCUITS IN FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, FOR WET AREAS APPLIANCE AND IN DWELLING UNITS THAT HAVE AN FLR MTD FLOOR MOUNTED OUTLET 4 GUJ COLE) WATER FOR CEMAKER g Q 0 PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, 10. PROVIDE A 20 AMP DEDICATED GIRGUIT FOR LAUNDRY ATTACHED GARAGE (GRG R315) =JRECREATION ROOMS, CLOSETS, HALLWAYS, OR ROOM APPLIANCES. ELECTRICAL OUTLET - HIGH VOLTAGE (220V) Q ^'DA DOOR ACTIVATED LIGHT SWITCH co 0 � � SIMILAR ROOMS OR AREAS SHALL BE PROTECTED 16. KITCHEN LOCAL EXHAUST VENTILATION VENTED TO wf= WATERPROOF OUTLET © JUNCTION BOX BY A LISTED ARG-FAULT CIRCUIT INTERRUPTER, 11. ALL HIGH EFFICIENCY LUMINARES IN BATHROOMS z OUTDOORS SHALL HAVE A MINIMUM EXHAUST a COMBINATION-TYPE. (GEG 210.12) AND LAUNDRY MUST BE PIN BASE ONLY. 1/2 HOT CONVENIENCE OUTLET TO WALL SWITCH CEILING MOUNTED SPEAKER < RATE OF 100 CFM MEETING THE REQUIREMENTS Q w 5. BATHROOM OUTLETS SHALL BE ON A DEDICATED 12. CLOTHES DRYER MOISTURE DUCT MUST OF ASHRAE STD. 622. THIS INCLUDES A MAXIMUM SOUND r HIDDEN OUTLET - UNDERCOUNTER, ETC. ® LOW VOLTAGE ART LIGHT (1499) ooCID 20 AMP CIRCUIT. (MINIMUM 4" DIA.) EXHAUST TO THE OUTSIDE RATING OF 3 SONE a 100 CFM. BEES 150(0), EXC. 5 TO 152(a) L�- � SINGLE TUBE FLUORESCENT LIGHT � RECESSED WALL MTD. DECK LIGHT � � Z � '� AND BE EQUIPPED WITH A BACK-DRAFT PAMPER. � 6. CONTRACTOR TO CONFIRM ALL APPLIANCE REQUIREMENTS EXHAUST DUCT LENGTH IS LIMITED TO 14 FEET WITH 1-1. OUTDOOR RECEPTACLES SHALL BE LISTED AS WEATHER ® SD SMOKE DETECTOR F FLUORESCENT LIGHT FIXTURE 0 u AND FIXTURE INSTALLATION REQUIREMENTS W/ RESISTANT TYPE. GEG 406.6 } 0 SPECIFICATIONS PROVIDED BY OWNER PRIOR 2 ELBOWS. (UMC 504.3) Q MECHANICAL FAN (100 CFM IN KITCHEN (MIN.) -ET�0- OCCUPANT SENSOR SWITCH z o� TO INSTALLATION. -09- FAN WALL SWITCH W/ FAN CONTROLS 0 CM CARBON MONOXIDE ALARM � Q A zG SHEET 12 OF 38 JOa#1010 se PA2015-123 Attachment PC 5 - Project Plans w a 0 Q w W o 2 o � o I a vOi MAX. RIDGE HEIGHT } LL L II Iii II III LI II II II II III LI II II II II III LI II II II II III LI II II II II III LI � —LLUJllLWLl1J LILl11JllLWLl1J LILl11JllL IWLl1_ JllL 1WJllLWLl1J LILl11JllLWLl1J LILl11JllLWLl1J LILl11JllLWLH LLWLu WLL LH 1Jll1 UJ L LWLl1J_ J L LWT J —LWLH 1Jll1 uJ —LWLH 1Jll1JuJllL I 111 11 11 11 11 11 11 11 11 IJ " I ' " " -_- _" I ' " _ IJ L1J IJ L�J�LI LTJ IJ L1J IJ L�J�LI LTJ IJ L1J IJ L�J�LI L (E.) T.P. — — — — Alla uiL LWLl111Jll1111 — — J�J1_WL11Ll1 HiLLi JJL LL LH (E.) T.P. - - - - — ITII - - - - ILWLu1llWlIiL LWLulllWlJJJa_LL J — LWLulllWlJ — LWLulllWlJJJa_WLulllWl JL LWLulllWlJL LWLulllWlJJJa_ 0 - NEW WROUGHT IRON �J�f_ u�JLlf� Lu Lil-LLUlaGUARDRAIL r Lia—LuiLLiLL — LLLILu1llWlIJJa_ i— LLLILH—L W i— LLLILH—L W -iL LLLILu1llWl J — LLLILu1llWlJ —LLLILu1llWlJll1_ r �llaJ�J�J 1_WLu1LILIIIJ�J 1_WLu1LILIIIJ�J 1_WLUJ 1J1_ llaJ�J�J 1_WLu1LILIIIJ�J 1_WLu1LILIIIJ�J 1_WLu1LILIIIJ�J 1_WLu1LILIIIJ�J 1_IaJ1_u1LILIIIJ�J 1_WLu1LILIIIJ�J 1_WLUJ LLLI1 << <<< l EJ S.F. _ „ 117 _J-J -- - PF..+� FLL== lY (E.) T.O.S. _ J LA.— — — (E.) T.O.S. 3: U NAT. fu w PROPOSED ADDITION PROPOSED ADDITION GRADE I-- Co (GRAY) FASCIA BOARD NEW CLAD (GRAY) WINDOWS Z >- IL ��T � � ���T I O� I W/ HALF-ROUND GUTTERSO r � 0)I VATION SCALE: 1/4"= V-011 Lu 0 e MAX. RIDGE HEIGHT MAX. RIDGE HEIGHT } Lu 12 12 12 41 i 1 � ,, � 4 F-==� 6F=7d it I_ II III II II I li III II III II II I II III_ II I . . F =_� (N.) T.P. F-==� III II II I II III II III I' M II I II III II it CEJ T.P. 12 - 12 d Lu Q 12 CA +' T.F. - - - - - - co (E.) T.P. (E.) T.P.(EJ T.P. - - . - - - - - .- - (E.) T.P. CIO 1917 . II Q CO CM CM I e a (E.) T.O.S. — — — L MMONAT. Ij PROPOSED ADDITION PROPOSED GRADE 21 GRADE 0 ADDITION � CLEAR CEDAR SNIP SMOOTH TROWEL CLEAR CEDAR SECTIONAL Q nn M NEW WROUGHT IRON LAP SIDING W/ CLEAR STAIN STUCCO (WHITE) GARAGE DOOR W/ CLEAR STAIN cc 0 onC9a GUARDRAIL U. - O I IV _Z fiREAIR ELEVATION FIRONT ELEVATION SCALE: 1/4"= 1'-m" SCALE: 1/4" =1'-0" Oo � Zcd) 5 SHEET 13 of 38 39 PA2015-123 Attachment PC 5 - Project Plans d q LO Z o C W W O F O W U !C U _ W o o I O I � y VU) NEW NIP ROOF TO MATCH EXISTING ROOF NEW FASCIA TO MATCH EXISTINCx MAX. RIDGE HEIGHT — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — LLL a5 F- I X121LLLLLJ n. �L 11 U I�11 II �L111LII 111 11 _ _ _ _ �E ) .P d QQQ II III 1 11E—II II II II II II II II II II III NEW WROUCxHT IRON GUARDRAIL LiLLMILLiLi r -1 L LULU-l1 e (Nr=W) T.F. N — — (E.) T.P. _ JI IJ1111I1 I Lo_ fu m ll 111 ISI L IL Q - - � Q wm diLU m NAT. GRADE � w 0 RIGHT ELEVATION &GALE: 114" =V-011 e a LU ILU Co rcr 0 ® a (= ® LLO a � w Q 4 CO CM � CD Q � U� zz � °� 0 0 Z_ C43 °0 (DZ � 5 � SHEET 14 of 38 JoE�#1010 40 PA2015-123 Attachment PC 5 - Project Plans F LO Q n o O q Ln Ln U p V w a: C4 � o m q ti O w � 2 Lu MAX. RIDGE HEIGHT 12 0 4 F===� Lu FIBRE-CEMENT ROOF Cr O/ 300 BUILDING PAPER \ - - - (E.) T.P. 0/ 1/2" EXT. PLYWOOD 0/ \ 2X10 ROOF JOISTS Q leo" O.C. a as \ UJ/ R-30 BATT INSULATION 12 12 q O/ 5/8" TYPE 'XGYP5UP1 BOARD 12 19 r (K) T.P. C14 � \S) (E.) T.P. — — — — — — — — — 1 — — — .)--S w m IIJ — - - - - - - — � E ) TP D � U 1-HOUR RATED WALL _ 1-GAR 2-GAR - '1%" EXTERIOR STUGGO U U U — r GARAGE GARAGE ON METAL LATH ON w l c4 6' (2) LAYERS 150 BLDG PAPER m OVER STRUCTURAL q 4 PLYWOOD OVER 2x4'5 e 1611 O.C. STUDS (L W/R-13 BATT. INSULATION Z (E.) T.O.S. — — —_-- _—_-- -- -- _—_-- — — — — — (E.) T.O.S. OVER 5/5" TYPE "XII GYP. BD. p r m � di Lu Z .. AT. Lu GRADE CLEAR CEDAR SNIP p LAP SIDING W1 CLEAR STAIN 19 5U LD ING SECTION A � SCALE: 1/4''=V-011 0 MAX. RIDGE HEIGHT - — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 12 co II it 4 FIBRE-GEMENT ROOF 0/ 30# BUILDING PAPER e — — — — — — — — II / (E.) T.P. 0/ 1/2 EXT. PLYWOOD 0/ - - - - - - OROOF a 11 2x1 JOISTS 16 O.C. / LU/ R-30 BATT INSULATION o 12 / ❑ 12 0/ 5/S" TYPE 'X' GYPSUM BOARD F \ 19 Q (Y \ / ❑ , xu (E.) T.P. ` . �w -IC-E.)-SS( .) T.P. (E.) T.P. - LwJ m 1-HOUR RATED WALL , BEDROOM 1-CAR LA RY 2-GAR ��8" EXTERIOR STUCCO Q r 3 GARAGE 19 GARAGE ON METAL LATH ON 4 co �p (' (2) LAYERS 150 BLDG PAPER 0 C9 r ` OVER STRUCTURAL (U� PL'/rWOOD OVER 2x4'5 coe ]roll O.G. STUDS (E.) T.O.S. (E.) T.O.S. W/R-13 BATT. INSULATION a G - - I- - - - OVER 5/5" TYPE "X" CsYP. BD.MOMNco3 Q AT. GRADE z � Q 19 Q ku C Uf fN SECTION MOD � SCALE: 1/4''=V-011 O P 9G w M z9 SHEET 15 OF 38 JOS#IO1O 41 PA2015-123 Attachment PC 5 - Project Plans LOF W F Lo 0 Gv W Z p CQ o ti O W U in U _ W o C.1 in LU MAX. RIDGE HEIGHT � — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — MONIER LIFETILE ROOF (CLASS "A") ON 12 12 3m# FELT ON 2xI R.J. 6 16" O.C. W/ q � �S" Czl P. BD. W/ R-30 BATT. INSUL. 1 (NEW.)_ _ T.P. Z DORMER � 19 MASTER MASTER W,4LK- IN BATHROOM C; a a I ro 19 � � � N 4rF--7 (E.) S.F.— (E.) T.P. EAT DINING w W 61 OM ROOM (yYQU cpz - � www (E.) T.O.S. 4 U QO NAT. GRADE Z >- C 0) r 0) O mz m 5UfLUfNG SECTION C SGALE: 1/4"= 1'-0" o z 0 z co Q Cod v co CD UU co � Q � Ono 6MQ GML" @c M 0 ILz G 0 c >= 0 Z04 0 Z 'q � 5 � SHEET 16 of 38 JOE#1010 42 PA2015-123 Attachment PC 5 - Project Plans 0 0 ❑ ])Ono \ �I ❑ Z 1 214 0. G) RANGE HOOD ❑ _ 11 -0- 7- IoL / �MEI -i T— J 6IIJ1 CUTTING IS" PULL 24" D.W. SPICE 48" STOVE SPICE MICRO 48" REFRICs. COFFEE 0 BOARDS OUT TRASH RACKS RACKS OVEN ® (D ❑ WARMING DRAW R O GENTER KITCHEN 1 SL AND KITCHEN SCALE = 3/8" = I'-m" SCALE = 3/8" = I'-011 a<<as i _ � O� zQU O r WASH DRY z m ❑ ® 0 ® ❑ tu [DINING ROOM LAUNC) fRY ROOM PANTRY SCALE = 3/8" = I'-011 SCALE = 3/8" = I'-m" SCALE = 3/8" = I'-(l" n in 4 f — — — 4--- — ❑\ ❑ ❑\ I = ❑ _ UH- Lu oLu GREAT ROOM MA5TEf;R 5ATHROOM SCALE = 3/8" = I'-m" SCALE: 3/V' = I'-m" Q � v CO o C C <Q Q � QU D D QMM dL� (9 oo D D LEz_ Z A 0 � a cm � MASTER 5EDFROOM WALK- IN CLOSET SCALE: 3/8" = I'-m" SHEET 17 of 38 JOB#1010 43 PA2015-123 Attachment PC 5 - Project Plans LO APPLIANCE MFGR. CATALOG NO. LOCATION REMARKS 0 SIZE TYPE MAT'L QUANT. TEMP. REMARKS 0 SIZE TYPE MAT'L QUANT. EGRESS TEMP. U-VALUE SILL REMARKS AA 40x 2 0 FLAT GLASS/ OPER 1 YES BRONZE ANODIZED (MOTORIZED) 1 BB 2�c 4 0 FLAT GLASS/ OPER 2 'T-ES, BRONZE ANODIZED (MOTORIZED) A 60x 40 CASEMENT ALUM/GLAp I 1 ES NO 0.400 SNCzG= .400 J CC 2 O 2 0 FLAT GLASS/ OPER 2 YES BRONZE ANODIZED (MOTORIZED) B 50x 40 CASEMENT I NO NO 0.400 SHGG= .400 C 15ox 40 CASEMENT I NO NO 0.400 SHGG= .400 Ld D 33x 16 AWN/FIXED 2 NO YES 0.400 SHGG= .400 co E 20x 3 6 CASEMENT I NO NO 0.400 SHGG= .400 w = F 16x 80 FIXED 2 NO YES 0.400 SHGG= .400 0 1 1 a G -t3x 2 6 AWNING I NO YES 0.400 SHGG= .400 V� N -t3x 50 XOX CASE I NO -T-ES 0.4001 SHGG= .400 w 1 2"x 80 FIXED 2 NO YES 0.400 SHGG= .400 U J 26x 1 6 AWN/FIXED I NO YES 0.400 SHGG= .400 ILU FIXTURE ROOM MFGR. & CAT. NO. REMARKS 0 K 26x 2 AWNING I NO YES 0.400 SHGG= .400 OBSCURE �c Z L 2�c 2 0 AWNING I YES NO 0.400 SHGG= .4mm OBSCURE M 50x 1 6 FIXED I NO NO 0.400 SHGC: .400 — J n cc ILn n Q 0a a SYMBOL FIXTURE MFGR. & CAT. NO. LAMPS REMARKS -• 0 V � � wm ♦ R OzU z z — (1)Z � � m0 wr r � Z � r3ip v J � iZ ip J NOTE: FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABLES. w CONTRACTOR TO CONFIRM DOOR 4 WINDOW SCHEDULES WITH OWNER AND 13 DESIGNER PRIOR TO ORDERING. (ALL WINDOWS TO BE ALUM. CLAD, DUAL GLAZE LU/ LOUT-E GLASS) ROOM WALL a1 WALL *2 WALL *3 WALL v4 CEILING HEIGHT FLOOR BASE REMARKS FINISH O SIZE TYPE MAT'L QUANT. CORE THK. TEMP. SILL REMARKS ENTRY 1 5/8" GYPSUM WALLBOARD FIRST FLOOR CREAT ROOM 2 5/8" TYPE'X' GYPSUM WALLBOARD I 36 x 80 ENTRY WOOD I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 KITCHEN 3 CARPET (ALLOWANCE) 2 140 x80 SCD POCKET ALUM I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 PANTRY 4 WOOD FLOOR (PER OWNER) 3 12 6 x80 SCD POCKET ALUM I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 DINING ROOM 5 CONCRETE W1 EPDXY FINISH 4 100 x80 SCD POCKET ALUM I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 BEDROOM 3 6 CERAMIC PAVER TILES 5 2(' x 16 EXT. FRENCH ALUM 2 SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 BATHROOM 3 1 1/4" MIN. T4G SOLID CEDAR LINING 6 28 x 16 EXT.20 MIN. RATED WOOD I SG 1 3/8" NO TIGHT FITTING, SELF CLOSING BEDROOM 4 8 5/8" GREENBOARD 1 2(' x 16 INT. FRENCH ALUM I SG 1 3/8" YES PANTRY w LAUNDRY 9 BEAD BOARD 8 28 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL J 2-CAR GARAGE: 10 9 30x 16 INT. FRENCH ALUM 2 SG 1 3/8" YES 0 I-CAR GARAGE: 11 10 PR. 26 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL a MASTER BEDROOM 12 11 24 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL w MASTER BATHROOM 13 12 PR. 30x 80 EXT. FRENCH ALUM I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 MASTER W.C. 14 13 26 x 16 EXT. FRENCH ALUM I SG 1 3/4" YES U-VALUE= .40, 5HGC=.40 MASTER WALKIN CLOSET 15 14 30 x 16 INTERIOR WOOD 2 SG 1 3/8" NO 3-PANEL ca HALLWAY 2 0 16 15 30 x 16 INT. POCKET WOOD I SG 1 3/8" NO 3-PANEL BEDROOM 2Z 11 16 26 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL BATHROOM 2 W 18 11 26 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL 19 18 26 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL V 20 19 22 x 16 INTERIOR WOOD I SG 1 3/8" NO 3-PANEL co W 20 166x 80 SECTIONAL WOOD I SG - YES GARAGE DOOR Lu 21 8 0x 8 0 SECTIONAL WOOD I SG NO GARAGE DOOR Q J qq W CO � J a W CO 3 _ Z Q LL. Z Z � � o � a LL �+♦ � � � co A O O � OZ O GONTRAGTOR TO GONFIRM DOOR 4 WINDOW SGHEDULES WITH OWNER AND SHEET rr LL Q DESIGNER PRIOR TO ORDERING. 18 OF 38 JOB#1010 44 PA2015-123 Attachment PC 5 - Project Plans LO 1/2" EXT. PLYWOOD SHEATHING o \ 300 BLDG PAPER MONIER LIFETILE FIBRE-GEMENT y z 4 SPEAR WALL GLASS "A" ROOF (IGG-E5R-3284) WHERE OCCURS (SEE PLAN) I ' 2x4 STUDS a 16" O.C. 2x8 C.J. / w 2x4 P.T.D.F. SILL 2x BLOCKING W/ EN. / w Cr 1/ 8" EXT. STUCCO PLATE / ' a W1 (2) LAYERS (2) 34 VENT POLES _ 15 BLDG PAPER---,i I 2" CONT. EAVE VENT. / WEEP SCREE + a 2x8 FASCIA BD. // + 2x6 TRIM BD. _ a / Lu Q FINISH GRADE d � / STING.PLYWD. (SEE PLAN CONCRETE a d d (2)LAYERS 15" BLDG PAPER co FOOTINCs1/8" EXT. STUCCO R-30 BATT INSULATION cc d 1� 13 9 1 TYPICAL EAVE pETAIL 1-1/2" NOTE: CORROSION-RESISTANT WEEP SCREED MINIMUM OF 4" ABOVE GRADE GRADOR 2 PMONIER LIFETILE FIBRE-CEMENT ABOVE PAVED SURFACES. aaa SHINGLE CLASS A ROOF (ICC-ESR-3284) (N) 300 BLDG PAPER I. A MINIMUM OF ONE LAYER OF °15 ASPHALT FELT, FREE FROM HOLES (N) 1/2" ROOF SHEATHIN AND BREAKS, COMPLYING WITH ASTM D 226 FOR TYPE I FELT SPALL ROOF JOIST 0 BE APPLIED OVER STUDS OF ALL EXTERIOR WALLS. MIN. TWO LAYERS GALV, DRIP EDGE �4 OF GRADE D OR 60 MINUTE GRADE D PAPER SPALL BE APPLIED – — OVER ALL WOOD BASE SHEATHING (CRC 8103.2) 2xSPRUCE O z 0 ro FASC A 2. A MINIMUM 0.19" 1N0. 2(o GALVANIZED SHEET GAGE) CORROSION RESISTANT OR PLASTIC WEEP SCREED LOCATED BELOW FOUNDATION c0 z 4 13 PLATE LINE AND 4 INCHES ABOVE GRADE ON ALL EXTERIOR STUD 2x8 SPRUCE w m WALLS OR 2-INCHES ABOVE PAVED AREAS ICRC R103.6.2.1) FASCIA Y_ I_ I'-6" O.H. Q U 1/8" EXT. STUCCO z ENCLOSED EAVE 0 r 1/8" EXT. STUCCO z (2) LAYERS 15° BLDG PAPER STRUCT. PLYWD. (SEE PLAN) o 18 14 I0 TYPICAL WEEP SCREED DETAIL 2 TYPICAL RAKE DETAIL 2X NAILER 1/8" EXT. STUCCO IUROUCaHT IRON TOP I/4" THICK x 1-3/4" WIDE PLAT -- 'Z' FLASHING (GALV.) W/ (2) 3/8"x4" LONG LAG SCREWS 'L' GALV. METAL FLASHING 0/ BEYOND AT WALL) fo CONT. 1x4 BAGKINWROUGHT-IRON Cx GUARDRAIL (MAX. 3-15/1(o' e EXT. TILE OVER REINF. BETWEEN PICKETS) Q FULL GROUT BED OVER 1/4" STAINLESS STL PLATE W/ (4) z FIBER-GLASS WATERPROOF 3/8"x10" LONG LAG SCREW w MEMBRANE CERAMIC TILE 0/TWIN-5E7 p0 (MIN. 2%.) VERSA-DECK PLUS `r (ICC ER"603(o) END NAILING - FIBER-GLASS DECK WATER-PROOFING I-1/8" EXT. PLYWOOD - = 3/4" PLYWOOD SUBFLOOR SUB-DECKING !!! -- JOIST, BM. OR BLK'G. (SEE FRAMING PLAN) 16d 4" O.G. NOTE: DECK TO SLOPE MIN. 2% NOT : GUARDRAIL TO RESIST 20 LBS/FT. HORIZ. LOAD AT TOP OFf=ER RA 19 15 11URC DECK FLASHING DETAIL 1/2" 3 BALCONY DETAIL 1-1/2" Q CONDENSATE WEEPS v AT CORNERS LAMINATE GLAZING PANEL 1/2" EXT PLYWOOD SHEATHING O CONT. SILICONE SEALANT 300 BLDG PAPER C MONIER LIFETILE FIBRE-GEMENT U� GLASS "A" ROOF (IGG-E5R-3284) #10s.s. TEK 2X8 C.J. z SCREW ®. / Q 12 O.C. 2x BLOCKING W/ EN. o CONDENSATE GUTTER GASKOTRENE 5/8" TYPE "X" GYPSUM BD. / co F ON INSIDE OF ALL NEW WALLS m o CURB ANCHOF CLOSER THAN 5'-0" FROM IE / ZG Q 9: i SEALANT BY OTHERS AS REQUIRED BY OTHERS 1/8" EXT. STUCCO EAVE + Q MonO z ¢ INTERIOR FINISH 2X8 FASCIA BD. / / + � BY OTHERS MIN. 4" SHIM AS HERS REQ'D. 2x6 TRIM BD. / z INSIDE CURB DIM. / ==d) cc) CD 9 2x (1 1/2" NOM.) / �' " 0 4- CUV. BETAL BYOOD OTHERSS / / FLASHING OUTSIDE CURB DIMENSION Q (SEE MANUF. REQ.) \ 5T 1 � STRUG. PLYWD. (SEE PLAN PN t INSIDE FLANGE DIMENSION (2)LAYERS 151 BLDG PAPER (SEE MANUF. REQ.) 1/8" EXT. STUCCO R-30 BATT INSULATION SHEET 20Li(0) 12 SKYLIGHT DETAIL 4 1 -HOUR RATED EAVE 1-1/2" 19 of 38 11 0 415 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) .�!�, ham . ' �. �, •@ QC4�n Z::0'7114 _ Yacht N r' 41V ` - :� „ `•' Yash J `OP •' �. . Awl Yacht.QEfe�dec F '^ EWPp .. Planning Commission Public Hearing u s e" August • 2015 4<IFORN�P Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) Vicinity Map .}>� • � ` Ar �X005 � '10p5 � � O • • ;.:79Y s V ) p@ - �r zg 4 • . g' � ` 1917 �.,. :� l9n : , s,� 191 ,�� - •. •�+� c � •� f 191.1 �� x,_ 1907 - ' 1905 • -/-_ 905 • � -J isp9 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) Introduction ~fin a z a.C'dt/FORN�P ■ PC -18 ( Broadmoor & Pacific View) Developed in mid -1970s Varied setbacks perTract Map No . 9260 ■ Request to modify garage setback requirement Director shall review future changes o8/o6/2015 Community Development Department - Planning Division 3 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) Setback Map Change C9CIFO0.N�P Proposed 1 : ��� 4Ca : \` 4Co m '^ R roQ S m 0 Q'61 Allowed M `Q garage a ,� a 08/o6/2015 Community Development Department - Planning Division 4 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 26'-2° Yacht Enchantre r ge Setback (PA2015-123) .I" — — 15'-0 1/2" — UY19'-8 I2" — — 6'7, 1/2" 17, UJOv zo- r r I ATRIUM® CICsH� 16 Y ® LJ LJ II BEDOOM y _R �� II W-j j W-4" 8._ • . . • ' n L m O 7 "1 MW R - - W 14R c= '_ O r ® LAUNDRY 1 Ou BATH r - - a • • 61 NEW eooK s aYs 7 DOOR • . . • ' 3'.0 T I CsA E 5 BA BEDROOM B C I Ll4SoUS' FSETB J 3 _ II OF I � EXI5TBOM . SMP_ EDI50 s — — -7 caareR Dec l r . E nEn 4 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) Analysis a a.C'dt/FORNP Increased flexibility in design Staggered configuration Avoidance of SCE vault Improved open space Additional off- street parking space ■ Not detrimental to neighborhood 08/o6/2015 Community Development Department - Planning Division 6 Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting 123) Recommendation .n a.C'dt/FORN�P Conduct a public hearing; and ■ Adopt Resolution to approve Staff Approval No . SA2015 - 010 . o8/o6/zoi5 Community Development Department - Planning Division 7 r 46 N a ti 4 r I _ For more information contact: - Benjamin M. Zdeba,AICP 949-644-3253 bzdeba@newportbeachca.gov www.newportbeachca.gov Planning Commission - August 6, 2015 Item No. 3a: Additional Materials Presented at Meeting Yacht Enchantress Garage Setback (PA2015-123) IGHT 12 F==_1 M F___j k�=�J - - - 13 - - - 12 12 12 I E �I IQn 21 CLEAR CEDAR SNIP SMOOTH TROWEL CLEAR CEDAR SECTIONAL LA= SIDING W/ CLEAR STAIN STUCCO (WHITE) GARAGE DOOR W/ CLEAR STAIN FfRONT ELEVATION SCALE: 1/4"=V-0"