HomeMy WebLinkAboutPA2023-0118_20231002_Plans 2nd Submittal_36x24Stone, Tile, or Brick Veneer
Stud Wall
One Hour Wall
Plywood
Concrete
Batt Insulation
Gas
Hose Bib
Floor Drain
Wall type
Keynote
Door Symbol RE: Door Schedule
Sheet A.002
Revision
Room Number
Interior Elevation i.e. Drawing 1A,
Sheet A.600
Large Scale Detail i.e. Drawing 1,
Sheet A.402
Elevation i.e. Drawing 1,
Sheet A.300
Detail Section i.e. Drawing 1,
Sheet A.700
Building Section i.e. Drawing 1,
Sheet A.400
Window Symbol RE: Window Schedule
Sheet A.002
G
HB
Direction of View
Cut Plane
Sheet Number
Section Number
Sheet Number
Detail Number
Direction of View
Cut Plane
Direction of View
Sheet Number
Elevation Number
Sheet Number
Detail Number
Detail Area
Direction of View
Sheet Number
Elevation Number
1
1
1
Project Data
100
1
Architectural Abbreviations
Architectural Symbols
A.700
A.300
1
A.700
1
1
A.400
ROOM NAME
ADJ
AFF
BD
BETW
BLKG
BM
CIP
CJ
CL
CLG
CLR
COL
CONC
CONST
CONT
CRG
DBL
DIM
DN
DR
DTL
DWG
EA
ELEV.
ELEC
EQ
EQUIP
EXP
EXT
(E)
FC
FFL
FLR
FLUOR
FIN
FO
FOS
FOW
FD
GA
GALV
GR
GWB
GYP BD
HC
HD
HM
HR
HT
INS
INT
JT
LEV
LT
LOC
Adjacent
Above Finished Floor
Board
Between
Blocking
Beam
Cast in Place
Control Joint
Centerline
Ceiling
Clear
Column
Concrete
Construction
Continuous
Corrugated
Double
Dimension
Down
Door
Detail
Drawing
Each
Elevation
Electrical
Equal
Equipment
Expansion
Exterior
Existing
Fire Extinguisher Cabinet
Finish Floor Level
Floor
Flourescent
Finish
Face Of
Face of Stud
Face of Wall
Floor Drain
Guage
Galvanized
Grade
Gypsum Board
Gypsum Board
Hollow Core
Hot Dipped
Hollow Metal
Hour
Height
Insulation
Interior
Joint
Level
Light
Location
MAX
MECH
MEMB
MFR
MIN
MTD
MTL
MOD
MR GWB
NFV
NIC
NO
(N)
OC
OPNG
OPP
PL
PLT
PLY
PT
PTD
RAD
RD
RE:
RES
RESIL
REQ'D
RGD
RM
RO
ROD
RWL
SC
SCHED
SECT
SHT
SIM
SKD. GD.
ST. STL.
STRUCT
SUSP
THK
THRU
T.O.
TYP
UNO
VEN
VER
VES
W/
WD
WP
WR
WRB
WT
Maximum
Mechanical
Membrane
Manufacturer
Minimum
Mounted
Metal
Module
Moisture Resisitant
Gypsum Board
Net Free Vent. Area
Not in Contract
Number
New
On Center
Opening
Opposite
Property Line
Plate
Plywood
Point
Painted
Radius, Radii
Roof Drain
Refer To
Resistant
Resilient
Required
Rigid
Room
Rough Opening
Rolling Overhead Door
Rain Water Litter
Solid Core
Schedule
Section
Sheet
Similar
Skid Guard
Stainless Steel
Structural
Suspended
Thick
Through
Top Of
Typical
Unless Noted Otherwise
Veneer
Verify
Vestibule
With
Wood
Waterproof
Water Resistant
Water Resistant Barrier
Weight
Vicinity Map
101
B
2B
1/A.600
1.All construction shall be completed in full compliance with the 2019 California
Building Code (CBC), Electrical (CEC), Energy (T24-6), Mechanical (CMC),
Plumbing (CPC) and all other applicable county and state codes and
requirements.
Contractors shall give all notices and comply with all applicable codes and
regulations, laws, ordinances and orders by any public authority having
jurisdiction over the project and shall meet or exceed all industry standards.
2.The Contractors shall study and compare the contract documents and shall at
once report to the architect in writing all errors inconsistencies or omissions
discovered and verify all dimensions on site PRIOR TO COMMENCING THE WORK. If
a subcontractor proceeds with any of the work so affected without written
instructions from the architect, the subcontractor shall make good at his own cost
any resulting error, damage or defects. The subcontractor shall perform no portion
of the work without contract documents or, where required, approved shop
drawings, product data or samples for such portion of the work.
3.The intent of these drawings is to provide a complete and finished job in all
respects. Contractors are to make accurate field inspections of all aspects of the
job. Extras will not be allowed unless authorized by the owner and architect for
"Authorized Changes and Revisions" to the scope of work.
4.Written dimensions on drawings shall take precedence over dimensions scaled
from the drawings. All dimensions affecting materials or equipment with specific
tolerances shall be verified by the contractor and/or supplier in the field. Minimum
code required clear dimensions shall always be maintained.
5. All dimensions are to face of finish or centerline unless noted otherwise. Finishes at
exterior walls cannot encroach on building setbacks.
6.Subcontractors shall check with all equipment manufacturers to verify dimensions
and details prior to commencement of the work. Manufacturors specific
requirements shall always be maintained.
7.Subcontractors shall be responsible for initiating, maintaining and supervising all
safety precaution programs in connection with their work, and for maintaining
appropriate insurance to protect the subcontractor, architect and owner.
8.The architect will submit contract documents for "Plan Check" and make any
necessary corrections. The owner will pay for the building permit and attached
fees; charges, fees and assessments levied by public authorities for connection to
public utilities; and the cost of bonds required for insurance of the work related
construction.
9.Contractor shall erect and maintain temporary barricades and dust proof
partitions as needed for protection against accident, and to maintain adequate
protection of his work and the owner's property from damage or loss arising in
connection with any construction. All damage so occurring shall be repaired or
replaced by the responsible subcontractor at no cost to the architect or owner.
10.Contractor shall provide temporary toilet facilities at the job as necessary and
required by code.
11.Contractor shall slope all decks, patios and walks away from new and existing
structures and verify that all areas affected by construction are positively drained.
12.Exterior trim & plant-ons applied over stucco or framing shall be back primed.
13.Plywood and plywood products used as exterior covering on walls, soffits and in
other areas exposed directly to weather shall be exterior grade.
14.Provide min. 70" high hard, non-absorbent wall (Vitreous ceramic tile) adj. to
shower and above the drain inlet. All bathroom floors shall be over minimum 15#
felt underlayment. Provide shower specifications per the highest industry
standards. Where showers are flush with floor provide Schluter shower system for
waterproofing and drainage.
15.Water-resistant gypsum backing board shall be used as a base for tile in water
closet compartment walls when installed in accordance with GA-216 or ASTM C
840 and manufacturer recommendations. Refer to CBC Sec. 2509.2
16.Plastered surfaces on walls, ceilings and soffits exposed to the weather shall have
exterior lath and plaster conforming to CBC Section 2507 and 2508 respectively,
unless exempted by Section 424. Interior plaster reinforced per Section 2507.1 may
be applied over gypsum lath on ceilings and soffits.
17.Studs in exterior walls of rooms with sloping ceilings shall extend from floor to roof
without intermediate plates unless plates are designed. Maximum allowable
height for: 2"x4" is 14 ft. and 2"x6" is 20 ft.
18.No part of the structure shall be overloaded beyond its safe carrying capacity by
the placing of materials, equipment, tools, machinery and any other items.
19.Fireblock stud walls and partitions including furred spaces at floors, ceilings and
soffits at maximum of 10 ft. o.c. horizontally and vertically.
20.Fireblocking shall be provided per CBC Sec. 717. 1. In concealed spaces of stud
walls and partitions, including furred spaces, at the ceiling and floor levels and at
10' intervals both vertical and horizontal. 2. At all interconnections between
concealed ver. and hor. spaces such as occur at soffits, drop ceiling and cove
ceilings. 3. In concealed spaces between stair stringers at the top and bottom of
the run and between studs along and in line with the run of stairs if the walls under
the stairs are unfinished. 4. In openings around vents, pipes, ducts, chimneys,
fireplaces and sim. openings which afford a passage for fire at ceiling and floor
levels, with non-combustible materials. 5. at openings between attic spaces and
chimney chases for factory-built chimneys. 6. Where wood sleepers are used for
laying wood flooring on masonry or concrete fire-resistive floors, there should be no
space which will exceed 100 sq.ft.
21.Provide access and ventilation in accordance with CBC Section 2317.7 and as
shown on the drawings to crawl spaces and plumbing confirming location with the
architect prior to construction.
22.Protect all finish floor surfaces from damage and equip mobile equipment with
pneumatic tires.
23.Plumbing subcontractor shall verify that all copper water supply lines are sized to
provide acceptable pressure and volume and shall connect waste lines to sewer
providing cleanouts and ventilation as required by the California Plumbing Code.
Cleanout to be located in inconspicuous locations and coordinate with architect
prior to installation.
24.All metal flashing, gutters and downspouts shall be constructed from min. 16 oz.
galvanized sheet metal or copper as noted on the drawings or greater as per
industry standards. Joints shall be lapped, joined and sealed so that they are
watertight in accordance with SMACNA standards and provide for positive water
flow.
25.All glass doors and windows shall be certified and labeled to show compliance
with air infiltration standards of the 1972 ANSI A134.1-4. All new glazing shall comply
with standards of the U.S. Consumer Product Safety Commission and
manufactures certificate of compliance shall be supplied to Owner. Final window
and glass product to be verified with Title 24 requirements prior to purchase.
26.Where windows are provided as a means of escape or rescue in all sleeping
rooms, they shall have a minimum clear width when fully open of 20", a min. clear
height when fully open of 24", a min. clear area when fully open of 5.7 sq. ft. and
a min. finished sill height of not more than 44" above finished floor.
27.Every exit door shall be openable from the inside without the use of a key or any
special knowledge or effort. Special locking devices shall be of an approved type
per Title 19 and CBC Chapter 10.
28.Provide safety glazing where required including but not limited to glass doors,
French doors, adjacent glazed panels and sidelights and all glazed panels and
windows within 18" of the floor or a door opening shall have tempered glass or
glass approved for impact hazard and as defined per CBC
29.All glazing in hazardous locations as defined in CBC Section 2406.4 shall be safety
glass, including:
a.swinging and sliding doors
b.glazing within 24" of doors and within 60" of walking surface
c.one or more walking surfaces within 36" horizontally of the glazing
30.All safety glazing shall conform to Part I of UBC Standard No. 24-2. Polished wire
glass complying with Part II of UBC Standard No. 24-2 may be used in fire
assemblies and in locations specified in UBC Section 2406.4 Items 6 and 7.
31.Safety glazing is required at wardrobe doors. Sec. 2406.3
All exterior doors or glazing less than 16 ft. above the grade of any adjoining yard,
court, passageway, public way, walk, breezeway, patio, planter, porch, adjoining roof,
balcony,landing, stair tread, platform or similar area that is accessible by the public
shall comply with the following security requirements:
1.A single swinging door, active leaf of a pair of doors and the bottom leaf of Dutch
doors shall be equipped with a latch and deadbolt key operated from the outside
and operated from the inside by a device not prohibited by Sec.1008 of the CBC.
Straight deadbolts shall have a minimum throw of 1" with a minimum 5/8"
embedment. Hook or expanding lug deadbolts shall have a minimum throw of
3/4". Bolts of locks which automatically activate two or more deadbolts shall
embed 1/2" minimum.
2.Exterior wood doors shall be minimum 134" thick. Hardware must comply with
chapter 10 of the CBC.
3.Panels of wood doors shall be not less than 916" thick and not more than 300sq.
inches. Stiles and rails to be 138" thick and 3" minimum width.
4.Door hinge pins accessible from the outside shall be of the non-removable type.
5.Door stops of wood jambs on in-swinging doors shall be one piece construction
with jamb or joined by rabbet.
6.Windows and door lites within 40" of the locking device of the door shall be fully
tempered.
7.Overhead and sliding garage doors shall be secured with a cylinder lock, padlock
with a hardened steel shackle, or equivalent when not otherwise locked by
electric power operation. Jamb locks shall be on both jambs for doors exceeding
9 ft. in width.
8.Sliding glass doors and sliding glass windows shall be resistant to forced entry.
9.All glazing where the lowest edge of the material is less than 18" above the
walking surface and the exposed glazing material exceeds 9 sq. ft. shall be
tempered and as required by the CBC.
10.The strike plate for latches and the holding devices for projecting deadbolts in
wood construction shall be secured to the jamb and the wall framing with screws
not less than 2 1/2" in length.
11.Cylinder guards shall be installed on all cylinder locks whenever the cylinder
projects beyond the face of the door or is otherwise accessible to gripping tools.
12.Sliding doors and windows shall be provided with a device in the upper channel
of the moving panel to prohibit raising and removing the moving panel in the
closed or partially open position.
General Notes
Security Notes
32.Provide handrails not less than 34" nor more than 38" above the nosing of tread.
33.Provide an outside gas shutoff valve conspicuously marked per Title 19, Chapters
6-9 and the CBC.
34.Provide mechanical ventilation systems in all bathrooms with toilets, showers, and
toilet rooms w/o windows, to furnish a minimum (5) air changes per hour.
35.All posts plates and sleepers etc. bearing on or embedded in concrete or masonry
shall be pressure treated Douglas Fir.
36.Smoke detectors shall be provided in all sleeping rooms, hallways giving access to
sleeping rooms, and as required by the CBC.
37.Subcontractors shall provide a one year warranty for their portion of the work and
separate guarantee for specific equipment items. The builder shall supply the
owner maintenance informtion for all features, materials, components, and
manufactured devices that require routine maintenance for efficient operation.
Required routine maintenance actions shall be clearly stated on a readily
accessible label. Include names of local representatives to be contacted for
service.
38.Where specified items are called for in the construction documents, the
Contractor may submit alternate materials for approval by the Owner and the
Architect.
39.Owner will furnish electrical power and water from outlets designated by owner
without charge to the contractor for quantities used in the work. Characteristics of
electrical power furnished is limited to that existing and available, if power of other
characteristics or quantity is required subcontractor shall supply the power at no
extra charge to the owner.
40.Subcontractors supplying heating, cooling, water heating, and lighting systems
and conservation or solar devices installed in the building shall provide the owner
instructions on how to use equipment efficiently. Subcontractor shall provide future
allowance for solar panel installation, including conduit runs, etc. as would be
required.
41.Temporary ingress-egress, stockpiling materials, landscaping, drive approaches
and/or utility installation within public right of way requires an encroachment
permit from the associated property permits division.
42.Provide insulation at all interior walls, provide closed cell Insulation at all
floor/ceilings. Refer to T-24 for exterior wall and roof insulation requirements. At
non-vented ceilings (both pitched and flat) and attics provide closed cell spray
foam insulation.
43.A separate permit is required for each building or structure, i.e., fence walls,
retaining walls, outdoor or indoor swimming pools/spas, and elevators.
44.Anti-scalding shower and tub valves required. UPC Section 410.7.
45.There shall be a floor or landing on each side of a door. Landings shall be level
except for exterior landings, which are permitted to have a slope not to exceed
1/4:12 (2% slope). The landing at an exterior doorway shall not be more than 7.75"
below the top of the threshold, provided the door, other than an exterior storm or
screen door, does not swing over the landing, 112" maximum if the door does swing
over the landing.
46.Foundation walls enclosing a basement shall be dampproofed and or
waterproofed per CBC Section 1806
47.Provide min. 26 ga. galvanized weep screed with minimum 3 1/2" vertical
attachment flange at or below the foundation plate line and 4" min. above earth
or 2" min. above paved areas. Grade to slope away from building per code req.
48.Chimneys shall extend at least 2 feet higher than any portion of the building within
10 feet but shall not be less than 3 feet above the highest point where the chimney
passes through the roof.
49.Walls of fireboxes shall be 10" min. thick; 8" if lined with firebrick. Twelve (12) inch
clearance from fire box to combustible face.
51.Provide 4 - No. 4 rebar full height with #2 hoop ties at 18" o.c. with 2 - #2 at offsets.
Anchor chimney to building at each ceiling and floor line per UBC Section 2113.
52.All chimneys attached to any appliance or fireplace that burns solid fuel shall be
equipped with an approved spark arrestor. The spark arrestor shall meet all of the
requirements outlined by CBC 2113.9.1.
53.Factory-built fireplaces, chimneys, and other components shall be listed and
installed in accordance with their listing and manufacturer instructions.
54.Exterior combustion air ducts shall be listed components of the fireplace, and
installed according to the fireplace manufacturer's instructions. (CBC 2111.13.1)
55.Decorative shrouds shall not be installed at the termination of factory-built
chimneys except where such shrouds are listed and labeled for use with the
specific factory-built chimney system and are installed in accordance with the
manufacturer's installation instructions. (CMC 802.4.2.4)
56.Anchor veneer to studs with wall ties made of corrosion resistant, and if made of
sheet metal, shall have a minimum thickness of 0.030 inch (22 GA) by 34 inch or, if
of wire, shall have a minimum diameter of 0.148 inch (No. 9 B.W. gage). Wall ties
shall be spaced so as to support not more than 2 square feet of wall area but shall
not be more than 24 inches on center horizontally. inch or, if of wire, shall have a
minimum diameter of 0.148 inch (No. 9 B.W. gage). In seismic zones 3 and 4, wall
ties shall have a lip or hook on the extended leg that will engage or enclose a
horizontal joint reinforcement wire having a diameter of 0.148 inch (No. 9 B.W.
gage) or equivalent. The joint reinforcement shall be continuous with butt splices
between ties permitted. Per min CBC requirements.
With wood stud backing, a 2-inch by 2-inch (51 by 51 mm) 0.0625-inch (1.59 mm)
zinc-coated or metalic coated wire mesh with two layers of water-resistive barrier
in accordance with Section 1404.2 shall be applied directly to wood studs spaced
a maximum of 16 inches (406 mm) o.c. On studs, the mesh shall be attached with
2-inch-long (51 mm) corrosion-resistant steel wire furring nails at 4 inches (102 mm)
o.c. providing a minimum 1.125-inch (29 mm) penetration into each stud and with
8d common nails at 8 inches (203 mm) o.c. into top and bottom plates or with
equivalent wire ties. There shall be not less than a 0.1055-inch (2.68 mm)
zinc-coated or nonmetallic coated wire, or approved equal, attached to the stud
with a minimum of an 8d (0.120 in. diameter) annular threaded nail for every 2
square feet (0.2 m2) of stone veneer. This tie shall be a loop having legs not less
than 15 inches (381 mm) in length, so bent that it will lie in the stone veneer mortar
joint. The last 2 inches (51 mm) of each wire leg shall have a right-angle bend.
One-inch (25 mm) minimum thickness of cement grout shall be placed between
the backing and the stone veneer.
Slab-type veneer units not exceeding 2 inches (51 mm) in thickness shall be
anchored directly to masonry, concrete or stud construction. For veneer units of
marble, travertine, granite or other stone units of slab form ties of corrosion-resistant
dowels in drilled holes shall be located in the middle third of the edge of the units,
spaced a maximum of 24 inches (610 mm) apart around the periphery of each
unit with not less than four ties per veneer unit. Units shall not exceed 20 square feet
(1.9 m2) in area. If the dowels are not tight fitting, the holes shall be drilled not more
than 0.063 inch (1.6 mm) larger in diameter than the dowel, with the hole
countersunk to a diameter and depth equal to twice the diameter of the dowel in
order to provide a tight-fitting key of cement mortar at the dowel locations when
the mortar in the joint has set. Veneer ties shall be corrosion-resistant metal
capable of resisting, in tension or compression, a force equal to two times the
weight of the attached veneer. If made of sheet metal, veneer ties shall be not
smaller in area than 0.0336 by 1 inch (0.853 by 25 mm) or, if made of wire, not
smaller in diameter than 0.1483-inch (3.76 mm) wire.
Provide bituthene behind and against plywood where mechanical attachments
will occur Fill penetrations w/ Rain Buster 900 by Top Industrial Inc.
57.No trenches or excavations 5' or more in depth into which a person is required to
descend, or obtain permit from the State of California, Division of Occupational
Safety and Health (Cal/OSHA).
58.Contractor shall provide pedestrian protection adjacent to the public way as
follows:
Dist. from struct. to Prop Line (SB)Protection
SB<5'Barrier and canopy
SB< (ht of struct/4)Barrier and canopy
(Struct ht/2)>SB>(Struct ht/4)Barrier only
SB>(Struct ht/2)None
59.When required, fence and canopy to be constructed per CBC 3306.5, 3306.6 and
3306.7
60.Where pedestrian barrier is not required, provide construction fencing for new
construction. Fence height to be between 72" and 84" high.
61.Where single family dwellings and duplexes have not been checked for plumbing,
mechanical, and electrical code compliance, these disciplines are subject to field
inspection. Installation and equipment shall meet CBC, CPC, CMC, CEC code
requirements.
62.A licensed surveyor shall complete FEMA elevation certificate and submit it to the
Building Department Inspector during final inspection.
63.The contractor shall be responsible for all methods and means of construction. All
trades to follow industry standards, applicable codes and best practices.
Contractor to bring to architects attention necessary deviatios or location of visible
control joints, expansion joint etc. prior to installation.
64.Contractor to verify and warrant waterproofing, following or exceeding industry
standards and best practices, including but not limited to flashing, conterflashing,
sill head and jamb conditions, gutters, roofing, roof to wall, wall terminations, doors
and windows, building skin, etc.
65.Provide shop drawings and submittals for all visible finish products.
66.Contractor to provide as built/record drawings depicting all deviations from
drawings and unseen conditions.
67.Contractor shall provide as-built drawings detailing actual locations of concealed
work before final inspection.
68.Obtain fire sprinkler permit prior to calling for roof sheathing inspection.
69.All stairways shall have an illumination level on tread runs of not less than 1 foot
candle (11 lux). CBC 1205.4
National Pollutant Discharge (Elimination System)
1.Sediment from areas disturbed by construction shall be retained on site using
structural controls to the maximum extent practicable.
2.Stockpiles of soil shall be properly contained to minimize sediment transport from
the site to streets, drainage facilities or adjacent properties via runoff, vehicle
tracking, or wind.
3.Appropriate BMP's for construction-related materials, wastes, spills shall be
implemented to minimize transport from the site to streets, drainage facilities, or
adjoining properties by wind or runoff.
4.Runoff from equipment and vehicle washing shall be contained at construction
sites unless treated to reduce or remove sediment and other pollutants.
5.All construction contractor and subcontractor personnel are to be made aware of
the required best management practices and good housekeeping measures for
the project site and any associated construction staging areas.
6.At the end of each day of construction activity all construction debris and waste
materials shall be collected and properly disposed in trash or recycle bins.
7.Construction sites shall be maintained in such a condition that an anticipated
storm does not carry wastes or pollutants off the site. Discharge of material, other
than stormwater, only when necessary for performance and completion of
construction practices and where they do not: cause or contribute to a violation
of any water quality standard; cause or threaten to cause pollution,
contamination, or nuisance; or contain a hazardous substance in a quantity
reportable under Federal Regulations 40 CFR Parts 117 and 302.
8.Potential pollutants include but are not limited to: solid or liquid chemical spills;
wastes from paints, stains, sealants, glues, lime, pesticides, herbicides, wood
preservatives and solvents; asbestos fibers, paint flakes or stucco fragments; fuels,
oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers,
vehicle/equipment wash water and concrete wash water; concrete, detergent or
floatable wastes; wastes from any engine/equipment steam cleaning or chemical
degreasing and super chlorinated potable water line flushing.
9.During construction, permittee shall dispose of such materials in a specified and
controlled temporary area on-site, physically separated from potential stormwater
runoff, with ultimate disposal in accordance with local, state and federal
requirements.
10.Dewatering of contaminated groundwater, or discharging contaminated soils via
surface erosion is prohibited. Dewatering of non-contaminated groundwater
requires a National Pollutant Discharge Elimination System Permit from the
respective State Regional Water Quality Control Board.
11.Graded areas on the permitted area perimeter must drain away from the face of
slopes at the conclusion of each working day. Drainage is to be directed toward
desilting facilities.
12.The permittee and contractor shall be responsible and shall take necessary
precautions to prevent public trespass onto areas where impounded water
creates a hazardous condition.
13.The permittee and contractor shall inspect the erosion control work and insure that
the work is in accordance with the approved plans.
14.The permittee shall notify all general contractors, subcontractors, material
suppliers, lessees, and property owners: that dumping of chemicals into the storm
drain system or the watershed is prohibited.
15.Equipment and workers for emergency work shall be made available at all times
during the rainy season. Necessary materials shall be available on site and
stockpiled at convenient locations to facilitate rapid construction of temporary
devices when rain is imminent.
16 All removable erosion protective devices shall be in place at the end of each
working day when the 5-Day Rain Probability Forecast exceeds 40%.
17.Sediments from areas disturbed by construction shall be retained on site using an
effective combination of erosion and sediment controls to the maximum extent
practicable, and stockpiles of soil shall be properly contained to minimize
sediment transport from the site to streets, drainage facilities of adjacent properties
via runoff, vehicle tracking, or wind.
18.Appropriate BMPs for construction-related materials, wastes, spills or residues shall
be implemented and retained on site to minimize transport from the site to streets,
drainage facilities, or adjoining property by wind or runoff.
Project Address:54 Linda Isle
Newport Beach, CA 92660
Legal Description: Lot 54 of Tract No. 4003
Assessor's Parcel Number: 050-461-07
Project Description:Existing Single Family Residence to be Demolished
New Single Family Residence
Owner:Gloria Mariman
54 Linda Isle
Newport Beach, CA 92660
Email: nbgloria@sbcglobal.net
Design Professional in Scott Laidlaw - Laidlaw Schultz Architects
Responsible Charge:3111 Second Ave. Corona del Mar, CA 92625
Phone 949.645.9982 FAX 949.645.9554
E-mail: SLaidlaw@LSarchitects.com
Structural Engineer:Shehzad Khaliq - SKA
3456 Golden Poppy Way, Yorba Linda, CA 92886
Phone: 714.572.0172
Email: skhaliq@skaengrs.com
T24:Paul Kandarian - Southland Energy Consultants
361 Calle Borrego, San Clemente, CA 92672
Phone: 949.497.3591
Zone:R-1
Occupancy/Construction:Group R-3/U / Type V-B Sprinklered
Number of Stories: 2
Established Grade:9.52'
Allowable Building Height: 9.52' (est. grade) + 29.00' = 38.52'
Proposed (Maximum) Height 36.50'
Lot Area:5580 sf
Buildable Area:3292.2 sf
FAR (2x Buildable Area):6584.4 sf
Open Volume Area:15% of Buildable Area Req'd: 493.8 sf
Provided: 600 sf (18.2%)
Area Calculation:
Proposed
First Floor 1846 sf
Second Floor 2140 sf
Total Living Area 3986 sf
Garage Area: 712 sf
Decks: 298 sf
Parking:3 Garage + (E) 2 On-Site
Fire Sprinklers:Yes, Provide NFPA 13D Fire Sprinkler system.
General Notes
City of Newport Beach Notes
1.Issuance of a building permit by the City of Newport Beach does not relieve
applicants of the legal requirements to observe covenants, conditions and
restrictions which may be recorded against the property or to obtain plans. You
should contact your community associations prior to commencement of any
construction authorized by this permit.
2.Pools, spas, walls, fences, patio covers and other freestanding structures require
separate reviews and permits
3.Fences, hedges, walls, retaining walls, guardrails and handrails or any
combination thereof shall not exceed 42 inches from existing grade prior to
construction within the required front yard setback area(s)
4.Demolition beyond the approved scope of work requires planning division
approval prior to commencement of work. Approval of revisions to project plans
are not guaranteed. Any changes in the current scope of work may require the
entire structure to be demolished and redeveloped in conformance with the
current Zoning Code Development Standards
5.After demolition and prior to framing, the architect of record shall certify that less
than 50% of exterior walls have been removed and will require replacement. If it is
determined that 50% or more of exterior walls have been removed during
construction, all project work shall cease and the project shall be subject to
applicable requirements of the Zoning Code and Local Coastal Program
Implementation Plan, which may include, but are not limited to , a Coastal
development Permit and/or other discretionary application. The applicant
understands that this may result in project delays or denial and possible
economic hardship.
6.The maximum time to complete construction on a project is limited to three years
from the date of the permit for all permits issued after August 21, 2019 as required
by NBMC Section 15.02.095
7.Provide a project information sign for projects requiring fencing (new structure or
addition and remodel to an existing structure with a combined floor area
exceeding seventy-five (75) percent of the floor area of the proposed structure)
in designated "High Density Areas". Project sign shall comply with NBMC Section
15.60.030.
8.A licensed surveyor shall complete a FEMA Elevation Certificate (EC) and submit
the EC for review and approval from the City's Community Rating System (CRS)
Coordinator prior to requesting final inspection.
9.An approved EC must be submitted to the Building Department Inspector during
final inspection.
10.All mechanical, gas, and electrical equipment servicing the building (including
ducts) must be at least one foot above the BFE (NAVD88).
Applicable Codes
·2022 California Building Code
·2022 California Residential Code
·2022 California Electrical Code
·2022 California Mechanical Code
·2022 California Plumbing Code
This project shall comply with the following
state codes and all local amendments:
·2022 California Fire Code
·2022 California Energy Efficiency
Standards Code
·2022 California Green Building
Standards Code (CALGreen)
FD
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Architectural
General Notes A.001
Construction Min. Stds.A.001a
CAL Green Standards A.001b
Specifications A.001c-d
Cost Valuation A.001e
Fireplace Spec.A.001f
Door & Window Sched. A.002 - A.003
Site Plan A.100
Floor Plans A.200 - A.201
Roof Plan A.202
Floor Area Calcs A.210 - A.211
Elevations A.300 - A.301
Sections A.400 - A.401
Reflected Ceiling Plans A.500 - A.501
Details A.700 - A.702
List of Drawings Civil
Topographic Survey 1 of 1
Drainage Plan C1
Construction Pollution C2
Prevention Plan
Structural
Gen.Notes + Shear Sch.SN-1
Special Inspect. & Obs. SN-2
Typ. Concrete Details ST-1
Typ. Wood Details ST-2
Foundation Plan S1
Second Floor Framing Plan S2
Roof Framing Plan S3
High Roof Framing Plan S4
Details SD-1 - SD-4
Landscape
Hardscape Plan L-1
Planting Plan L-2
Deferred Submittals
1.Deferred submittals to be reviewed by project architect or engineer of record and
certified prior to submittal for plan check or approval by the City.
1.1.NFPA 13D Fire Sprinkler system - Obtain fire sprinkler permit prior to calling for
roof sheathing inspection.
1.2.AC type
1.3.Sound Attenuation design for HVAC equipment per ARI Std. 275 and Sec.
10.26.045 NBMC.
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Minimum Construction Requirements1
Construction Minimum Standards
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Cal-Green Residential Minimum1
Cal-Green Notes
High-Density Construction Noise Acknowledgement2
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
4.4
4.10 THE GENERAL CONTRACTOR WILL NOT BE ENTITLED TO EXTRAS FOR OPENING ANY
LOCAL BUILDING CODES. LOCATIONS SHALL BE COORDINATED WITH ARCHITECT
REQUIRED FOR MECHANICAL, ELECTRICAL AND PLUMBING INSTALLATIONS PER
4.9 THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL ALL ACCESS PANELS AS
CONTRACTOR'S SHOP DRAWINGS. ALL OPENINGS SHALL BE PROPERLY SEALED FOR
AND BELOW HUNG CEILINGS. THESE ARE TO BE COORDINATED WITH H.V.A.C.
PARTITIONS FOR DUCT WORK. RETURN AIR OPENINGS AND GRILL OPENINGS ABOVE
4.8 THE GENERAL CONTRACTOR SHALL PROVIDE SUFFICIENT FRAMING FOR ALL WALL
BUILDING CODES. CONTRACTOR TO COORDINATE WITH ENGINEERING DRAWINGS AND
IN FIRE RATED WALLS SHALL HAVE FIRE DAMPERS AS REQUIRED BY GOVERNING
WALLS SHALL NOT COMPROMISE THE ACOUSTICAL INTEGRITY OF THE WALLS. OPENINGS
AS SHOWN ON ENGINEERING DRAWINGS. OPENINGS IN SOUND ATTENUATED
SLAB PARTITIONS ABOVE HUNG CEILINGS TO MATCH AREA CALCULATION REQUIREMENTS
4.5 THE GENERAL CONTRACTOR SHALL USE CORNER BEADS AT ALL EXPOSED CORNERS
4.3 UNLESS OTHERWISE NOTED, ALL DIMENSIONS FOR PARTITIONS ARE FROM FINISH TO
THE FINISH FLOOR OF ALL PARTITIONS FOR THE OWNER'S REPRESENTATIVES REVIEW.
4.2 THE GENERAL CONTRACTOR SHALL PROVIDE ALL TIME AND GRADE MARKINGS ON
4.1 THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL ALL PARTITIONS AS
6.17 UNLESS OTHERWISE NOTED, ALL LIGHT SWITCHES, THERMOSTATS AND CONTROL
6.16 UNLESS OTHERWISE NOTED, ALL TELEPHONE,DATA AND POWER OUTLETS SHALL BE
6.15 ALL NEW OUTLETS ON COLUMNS WILL BE CENTERED ON FACE SHOWN, UNLESS
LOCATED AS DIMENSIONED ON ARCHITECT'S PLANS, UNLESS OTHERWISE NOTED.
6.14 ALL ELECTRICAL AND TELEPHONE RECEPTACLES AND LIGHT FIXTURES SHALL BE
6.13 WHERE MORE THAN ONE SWITCH OCCURS IN THE SAME LOCATION, THEY SHALL BE
6.12 THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL TEMPORARY LIGHTING AND
REQUIREMENTS WITH THE TENANT SUPPLIED TELEPHONE/DATA CONTRACTOR IF
6.10 THE ELECTRICAL CONTRACTOR SHALL COORDINATE ANY ELECTRICAL OR LIGHTING
6.9 THE ELECTRICAL CONTRACTOR SHALL SUBMIT CUTS OF ALL FIXTURES FOR REVIEW
DRAWINGS. ANY DISCREPANCIES WILL BE BROUGHT TO THE OWNER'S
OTHER OBSTRUCTIONS TO ASSURE THE FINISHED CEILING HEIGHT SHOWN ON
AND CEILING PLENUM CONDITIONS FOR CLEARANCE OF DUCTWORK, LIGHTING AND
6.7 THE GENERAL AND ELECTRICAL CONTRACTORS SHALL CHECK ALL CEILING HEIGHTS
6.6 ALL EXISTING RELOCATED AND EXISTING TO REMAIN FLUORESCENT FIXTURES
(INCLUDING NEW LAMPING) OF TYPES AND MANUFACTURERS AS INDICATED ON
6.5 PROPOSALS SHALL BE BASED UPON FURNISHING AND INSTALLING NEW LIGHTING
HAS BEEN ESTABLISHED FOR THE PARTICULAR TYPE OF MATERIAL IN QUESTION,
UNDERWRITERS LABORATORIES, INC. IN EVERY CASE WHERE SUCH A STANDARD
6.4 ALL NEW MATERIALS REQUIRED SHALL CONFORM WITH THE STANDARDS OF THE
OF THE LOCAL MUNICIPALITY'S ELECTRICAL CODE AND ALL OTHER AUTHORITIES
6.3 THE WORK SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE REQUIREMENTS
ELECTRICAL WORK AS SHOWN OR IMPLIED ON ALL DRAWINGS AND NOTES.
6.1 THE CONTRACTOR SHALL FURNISH AND INSTALL ALL LIGHTING FIXTURES AND
5.13 THE GENERAL CONTRACTOR WILL NOT BE ENTITLED TO EXTRAS FOR OPENING ANY
5.9 CEILINGS IN CLOSETS SHALL BE OF THE SAME HEIGHTS AND CONSTRUCTION AS
CONTRACTOR'S ENGINEERS AND BY AUTHORITIES HAVING JURISDICTION TO ENSURE
AND ELECTRICAL) SHALL BE INSPECTED AND WHERE REQUIRED, TESTED BY
5.6 PRIOR TO CLOSING UP ANY CEILING, ALL PLENUM SYSTEMS (H.V.A.C, PLUMBING,
BUILDING CODES, COORDINATE LOCATIONS WITH THE OWNER'S REPRESENTATIVE PRIOR
HANDLING UNITS, PHONE AND ELECTRICAL CONTROLS AS REQUIRED BY LOCAL
PANELS IN GYPSUM BOARD CEILINGS AS REQUIRED TO FURNISH ACCESS TO ALL AIR
5.5 THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL ALL CEILING ACCESS
CONTRACTORS, AND THE TELEPHONE COMPANY WHENEVER THEIR RESPECTIVE
5.4 THE GENERAL CONTRACTOR'S CEILING CONTRACTOR SHALL CLOSELY COORDINATE
DEVIATION FROM HEIGHTS SHOWN WILL BE SUBMITTED TO ARCHITECT FOR REVIEW.
5.3 HUNG CEILING HEIGHTS SHALL BE AS SHOWN ON DRAWINGS AND DETAILS ANY
MECHANICAL DUCTS, PIPING OR OTHER EQUIPMENT SHALL BE FORMED OF GYPSUM
5.2 FASCIAS OR ANY BREAK IN THE CEILING HEIGHTS CREATED BY THE INSTALLATION
UNLESS OTHERWISE NOTED. CENTER LINE OF WALL EQUALS CENTER LINE OF
4.12 ALL WALL DIMENSIONS ARE FINISHED FACE OF WALL TO FINISHED FACE OF WALL
REQUIRED DEVIATION FROM CONSTRUCTION DIMENSIONS OR CLEARANCES AS
PRIOR TO INSTALLATION OF TRACK. ARCHITECT IS TO BE NOTIFIED OF ANY
4.11 THE OWNER'S REP. SHALL HAVE THE RIGHT TO REVIEW AND APPROVE ALL CHALK LINES
DEVICES SHALL BE 42" ABOVE FINISH FLOOR.
BY THE OWNER'S REPRESENTATIVE.
INSTALLED IN GANG TYPE BOX UNDER ONE COVER PLATE.
ELECTRICAL SERVICE FOR ALL TRADES AS REQUIRED.
6.11 THE ELECTRICAL CONTRACTOR SHALL COORDINATE ANY TELEPHONE/DATA
INSTALLATION INTO CABINETWORK WITH CABINET CONTRACTOR IF AND AS
CENTERED WITHIN THE BASE BOARD.
OTHERWISE NOTED.
REQUIRED.
AND AS REQUIRED.
ALL PROJECTING PLUMBING,FLOOR ELECTRICAL/TELEPHONE OUTLETS, AND ALL
2.10 THE GENERAL CONTRACTOR SHALL CAP AND FLUSH OFF BEHIND FINISH SURFACES
2.11 UPON COMPLETION OF THE DEMOLITION WORK, THE GENERAL CONTRACTOR SHALL
2.9 THE GENERAL CONTRACTOR SHALL FURNISH A SYSTEM OF TEMPORARY LIGHTS
CEILING TILE, PUBLIC TOILETS, ELEVATORS, DOORS, BUCKS, ELECTRICAL AND AIR
2.8 THE GENERAL CONTRACTOR SHALL AT ALL TIMES PROTECT THE PROPERTY OF THE
WALL DEMOLITION, INCLUDING SWITCH BOXES, PLATES, BRIDGES, OR ANY OTHER
2.5 THE GENERAL CONTRACTOR SHALL REMOVE FROM PREMISES CONDUITS LEFT AFTER
2.4 ALL WORK DEMOLISHED SHALL BE REMOVED FROM THE PREMISES EXCEPT ITEMS
2.3 THE GENERAL CONTRACTOR SHALL EXECUTE ALL WORK WITHIN THE REGULATIONS
INVENTORY LIST OF ALL ITEMS THAT CAN BE REUSED AND/OR STORED IN BUILDING
2.2 THE GENERAL CONTRACTOR SHALL FURNISH THE OWNER'S REP. WITH A COMPLETE
REQUIRED TO COMPLETE DEMOLITION AND REMOVAL OF ALL ITEMS INDICATED IN
OTHER PROJECTING ITEMS WHICH ARE BEING ABANDONED.
PROVIDE THAT ALL AREAS BE LEFT BROOM CLEAN.
THROUGHOUT THE SPACE UNDER CONSTRUCTION AS REQUIRED.
CONDITIONING EQUIPMENT, CONVECTOR ENCLOSURES, ETC.
BUILDING OWNER, INCLUDING BUT NOT LIMITED TO, WINDOWS, FLOOR AND
TELEPHONE OR ELECTRICAL, WIRING AND EQUIPMENT.
TO BE REUSED OR RETURNED TO OWNER OR AS OTHERWISE NOTED.
OF THE BUILDING FOR DEMOLITION AND REMOVAL OF DEBRIS, INCLUDING
DRAWINGS OR AS OTHERWISE DIRECTED BY THE OWNER'S REPRESENTATIVE.
2.1 THE GENERAL CONTRACTOR SHALL FURNISH ALL LABOR AND MATERIAL AS
STOCK.
OVERTIME WORK REQUIRED.
REPRESENTATIVE'S ATTENTION PRIOR TO FINAL BIDDING.
6.8 ALL RECESSED FIXTURES SHALL BE SET FLUSH INTO CEILINGS.
SHALL BE REFURBISHED AS REQUIRED, CLEANED, RE-LAMPED.
FIXTURES AND REMOVING AND REINSTALLING EXISTING LIGHTING FIXTURES
UNLESS OTHERWISE NOTED.
6.2 THE CONTRACTOR SHALL COORDINATE HIS WORK WITH MANUFACTURER'S
REFLECTED CEILING PLAN
SPECIFICATIONS.
HAVING JURISDICTION.
COMPUTER DATA SYSTEMS INDICATED IN THIS SET OF DOCUMENTS.
CEILINGS TO INSTALL TELEPHONE SYSTEMS, SECURITY SYSTEMS OR
REGISTERS, AND DIFFUSERS AND OTHER INSERTED ITEMS.
PROVISIONS IN ACOUSTICAL WORK AS REQUIRED FOR LIGHTING FIXTURES,
5.10 THE GENERAL CONTRACTOR SHALL PROVIDE CUTOUTS AND OTHER SPECIAL
THAT OF ADJOINING SPACE, EXCEPT AS OTHERWISE NOTED.
THE OWNER OR OTHERS, WITH THE MANUFACTURER OR SUPPLIER PRIOR TO THE
LOCATION AND CHARACTERISTICS OF ALL WORK AND/OR EQUIPMENT SUPPLIED BY
1.38 INSURANCE AND BONDING FOR THE PROJECT SHALL BE AS DIRECTED BY AND TO
GLAZING, ALL WINDOW SASHES SHALL BE INSPECTED BY THE CONTRACTOR AND
1.37 THE GENERAL CONTRACTOR SHALL REPLACE ALL BROKEN OR CRACKED WINDOW
ALTERNATE FOR APPROVAL BY THE OWNER'S REPRESENTATIVE AS WELL AS TO
1.45 WHERE SPECIAL ITEMS REQUIRE EXTENDED LEAD TIME PREVENTING INSTALLATION
1.44 ALL ASSEMBLIES OR DETAILS MARKED AS ALTERNATES TO BASE REQUIREMENTS TO
1.43 MANUFACTURERS NAME, TRADEMARK, LOGOS, ETC., SHALL NOT BE VISIBLE TO THE
COORDINATION OF WORK WHEN COMPLETE SETS ARE NOT AVAILABLE TO SUB-
COMPLETE SETS OF WORKING DRAWINGS OR ASSUME FULL RESPONSIBILITY FOR
1.42 THE GENERAL CONTRACTOR SHALL SEE THAT ALL SUB-CONTRACTORS RECEIVE
PREPARE PRICING FOR POSSIBLE TEMPORARY ASSEMBLIES.
BY PROJECTED MOVE-IN DATE, CONTRACTOR IS TO PROPOSE AN AVAILABLE
PUBLIC.
BE PRICED INDIVIDUALLY.
CONTRACTORS.
1.39 THE GENERAL CONTRACTOR SHALL VERIFY SIZE, ELECTRICAL REQUIREMENTS,
THE SATISFACTION OF THE OWNER.
ALL INOPERABLE CONDITIONS SHALL BE REPAIRED.
START OF RELATED WORK.
THEIR PROPER INSTALLATION AND FUNCTION.
HIS WORK WITH THAT OF THE CABINET, PLUMBING, H.V.A.C., ELECTRICAL
WALLBOARD ON FURRING CHANNELS.
AND/OR ALTERATION OF HEATING, VENTILATING, AIR CONDITIONING OR
WORK IS CONTIGUOUS.
TO FINAL INSTALLATION. ATTIC ACCESS PANELS SHALL BE IN DISCRETE LOCATIONS.
COMPUTER DATA SYSTEMS INDICATED IN THIS SET OF DOCUMENTS.
PARTITIONS TO INSTALL TELEPHONE SYSTEMS, SECURITY SYSTEMS OR
PRIOR TO FINAL INSTALLATION.
SOUNDPROOFING AND VIBRATION.
ENGINEERING DRAWINGS AND THE GENERAL CONTRACTOR'S MECHANICAL
MULLION UNLESS OTHERWISE NOTED.
DESIGNATED ON PLAN OR OF ANY APPARENT CONSTRUCTION CONFLICTS.
OBSTRUCTIONS AND IMPEDIMENTS FOR UNOBSTRUCTED EGRESS IN THE CASE OF
THE EXIT INTO THE STREET SHALL CONTINUOUSLY BE MAINTAINED FREE FROM ALL
1.33 ALL REQUIRED EXITS, WAYS OF APPROACH THERETO, AND WAYS OF TRAVEL FROM
ANY MISSING PARTS REPLACED BY THE GENERAL CONTRACTOR TO ACHIEVE A
WHERE REQUIRED, ANY LOOSE ITEMS TIGHTENED (CEILING EXIST SIGNS, ETC.) AND
SHALL SUBMIT CERTIFICATES TO OWNER'S REP. UPON COMPLETION OF WORK,
FINISHED FIRST CLASS INSTALLATION AND APPEARANCE.
1.32 ALL EXISTING APPURTENANCES NOT BEING REMOVED SHALL BE REFURBISHED
- BOARD OF FIRE UNDERWRITERS.
- DEPARTMENT OF WATER SUPPLY, GAS & ELECTRICITY
(b) ELECTRICAL, PLUMBING AND AIR CONDITIONING CERTIFICATES
(a) FIREPROOF WOOD TEST REPORT (IF REQUIRED)
INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
1.31 THE GENERAL CONTRACTOR, SUB-CONTRACTOR AND TENANT'S CONTRACTORS
FIRE OR OTHER EMERGENCY.
ISSUED BY:
INFORM ARCHITECT OF DISCREPANCIES PRIOR TO BID PROCESS.
4.7 THE GENERAL CONTRACTOR SHALL SUPPLY ALL AIR OPENINGS IN SLAB TO
SPECIFICATIONS AND AS REQUIRED BY STATE AND LOCAL CODES.
4.6 ALL PARTITIONS SHALL BE ANCHORED FIRMLY AS PER MANUFACTURER'S
AND EXPOSED ENDS IN PLASTER AND DRYWALL PARTITIONS.
DESIGNATED ON ARCHITECT DRAWINGS.
FINISH.
7.9 ALL DUCT WORK SHALL BE INSULATED AS REQUIRED FOR THERMAL AND ACOUSTIC
7.8 BALANCING OF ENTIRE SYSTEM SHALL BE DONE BY A QUALIFIED ENGINEER.
THE GOVERNING CODE. PLANS SHOWING MECHANICAL VENTILATION SYSTEM
7.5 INTERIOR SPACES SHALL BE MECHANICALLY CONDITIONED IN ACCORDANCE WITH
PROPER ASSEMBLY. CEILING DIFFUSERS TO BE RELOCATED TO MAINTAIN NEW
7.4 INSTALLATION SHALL BE COORDINATED WITH ALL TRADES AS REQUIRED FOR
SHALL BE SUBMITTED TO THE OWNER'S REP FOR REVIEW PRIOR TO PROCEEDING WITH
7.3 SHOP DRAWINGS OF ALL REGISTERS INCLUDING ACCESS PANELS IF REQUIRED,
H.V.A.C. WORK DURING INSTALLATION AND SHALL INSPECT ALL SYSTEMS FOR PROPER
7.2 THE H.V.A.C. CONTRACTOR SHALL BE RESPONSIBLE FOR FIELD SUPERVISION OF ALL
7.1 THE GENERAL CONTRACTOR SHALL PROVIDE ALL HEATING, VENTILATING AND AIR
SINGLE CIRCUIT WITH A SINGLE OUTLET SEPARATE FROM ALL OTHER CIRCUITS AND
6.27 AS IT RELATES TO THIS SET OF DOCUMENTS, A SEPARATE CIRCUIT (SC) SHALL BE A
CONSIDERATIONS. REF. NOTE 4.7 FOR ADDITIONAL INFORMATION.
SUBMIT REPORT TO THE OWNER'S REPRESENTATIVE.
WILL BE FILED IN ACCORDANCE WITH THE RULES OF THE BUILDING
FABRICATION AND/OR INSTALLATION OR RELOCATION.
OPERATIONS AT COMPLETION OF JOB.
CONDITIONING WORK AS REQUIRED.
USED TO ISOLATE A SINGLE SPECIFIC PIECE OF EQUIPMENT.
7.6 OMITTED
DEPARTMENT.
FIXTURE PATTERNS.
6.26 AS IT RELATES TO THIS SET OF DOCUMENTS, A DEDICATED CIRCUIT (DC) SHALL BE
CONDITIONING ENGINEER AND CONTRACTOR PRIOR TO EXECUTING HIS WORK.
6.25 THE ELECTRICAL CONTRACTOR WILL COORDINATE HIS WORK WITH THE AIR
6.23 CONVENIENCE RECEPTACLES SHALL BE BUILDING STANDARD DUPLEX TYPE RATED
COVER PLATES TO MATCH BUILDING STANDARD, UNLESS OTHERWISE NOTED.
6.22 PROVIDE NEW BLANKCOVER PLATES FOR EXISTING OUTLETS NOT BEING USED.
AND PATCHING OF ALL CHASES IN FLOORS, WALLS, AND CEILINGS, AS REQUIRED.
6.21 THE ELECTRICAL AND/OR GENERAL CONTRACTOR SHALL PROVIDE ALL CUTTING
6.20 ALL ELECTRICAL AND TELEPHONE WIRING CONDUIT SHALL BE CONCEALED IN
AND ALL NECESSARY CONDUIT RUNS TO TELEPHONE EQUIPMENT AS REQUIRED.
6.19 PROVIDE TELEPHONE OUTLETS (WHERE SHOWN ON "ELECTRICAL/TELEPHONE PLAN")
6.18 UNLESS OTHERWISE NOTED, ALL OUTLETS SIDE BY SIDE SHALL BE 6" FROM CENTER
A SINGLE CIRCUIT WITH OUTLETS DEDICATED TO SPECIFIC EQUIPMENT
6.24 THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL POWER WIRING.
15 AMP., 125 V., GROUNDED TYPE, UNLESS OTHERWISE NOTED.
PARTITIONS AND/OR CEILING.
OF PLATE WITH POSITIONING DIMENSION CENTERED BETWEEN.
USAGE.
1.30 THE GENERAL CONTRACTOR UPON ACCEPTANCE AND APPROVAL OF THE DRAWINGS ASSUMES FULL
RESPONSIBILITY FOR THE CONSTRUCTION, MATERIALS, AND WORKMANSHIP OF THE WORK DESCRIBED
IN THESE NOTES AND DRAWINGS, AND HE WILL BE EXPECTED TO COMPLY WITH THE SPIRIT AS WELL AS
THE LETTER IN WHICH THEY WERE WRITTEN.
1.29 THE GENERAL CONTRACTOR SHALL MAINTAIN A COMPLETE SET OF CONSTRUCTION DRAWINGS ON
SITE DURING ALL PHASES OF CONSTRUCTION FOR USE OF ALL TRADES.
1.28 THE CONSTRUCTION NOTES AND/OR DRAWINGS ARE SUPPLIED TO ILLUSTRATE THE DESIGN INTENT AND
THE GENERAL TYPE OF CONSTRUCTION DESIRED, AND ARE INTENDED TO APPLY TO THE FINEST QUALITY
OF CONSTRUCTION, MATERIAL AND WORKMANSHIP THROUGHOUT.
1.27 THE GENERAL CONTRACTOR SHALL INCLUDE IN HIS ESTIMATE ALL COSTS (INCLUDING OVERTIME
WORK) FOR REMOVAL, NEW INSTALLATION AND REINSTALLATION WORK FOR ANY PLUMBING, CEILING
(TAKE-DOWN AND REINSTALLATION), ELECTRICAL, TELEPHONE COMMUNICATIONS EQUIPMENT OR
HVAC WORK ON CEILING PLENUM.
1.26 THE GENERAL CONTRACTOR SHALL PROVIDE ALL NECESSARY PROTECTION FOR HIS WORK UNTIL
TURNED OVER TO THE CLIENT.
1.25 THE GENERAL CONTRACTOR SHALL PROPERLY PROTECT THE ADJOINING PROPERTY OR WORK AND
ANY DAMAGE TO SAME CAUSED BY HIS WORK OR WORKMEN MUST BE MADE GOOD WITHOUT DELAY.
PATCHING AND REPLACING OF DAMAGED WORK SHALL BE DONE BY THE CONTRACTOR WHO IS
RESPONSIBLE FOR THE DAMAGE.
1.24 THE GENERAL CONTRACTOR SHALL EXERCISE STRICT DUST CONTAINMENT CONTROL OVER JOB TO
PREVENT DIRT OR DUST FROM LEAVING THE JOB SITE.
1.23 ALL WOODWORK, BLOCKING, GROUNDS, ETC., TO BE FIRE RETARDANT TREATED.
1.22 THE GENERAL CONTRACTOR SHALL SUBMIT ALL FABRICATION SHOP DRAWINGS AND FIXTURE CUTS TO
OWNER'S REP. FOR REVIEW. HE SHALL PROVIDE TWO (2) SETS OF BLUELINES AND ONE (1) SET OF
REPRODUCIBLE PAPER SEPIAS. OWNER'S REP. SHALL HAVE FORTY (40) WORKING HOURS (10-DAY)
SHOP DRAWING TURN-AROUND TIME FROM DATE OF RECEIPT. ALL SHOP DRAWINGS AND CUTS
SIGNED "REVIEWED" SHALL SUPERSEDE ORIGINAL DRAWINGS IN DESIGN APPEARANCE ONLY.
CONTRACTORS SHALL ASSUME RESPONSIBILITY FOR ERRORS IN THEIR DRAWINGS. THE GENERAL
CONTRACTOR SHALL FURNISH ARCHITECT SHOP DRAWING SCHEDULE OF SUBMITTALS PRIOR TO
SUBMISSION OF SHOP DRAWINGS.
1.21 THE GENERAL CONTRACTOR SHALL HAVE TEN (10) WORKING DAYS FROM AWARD OF THE CONTRACT
TO SUBMIT SUBSTITUTIONS OR SPECIFIED PRODUCTS OR WORK FOR REVIEW BY ARCHITECT. HE SHALL
INCLUDE CUT SHEETS WITH SPECIFICATIONS AND REASONS FOR SUBSTITUTION. OWNER'S REP. SHALL
RESPOND IN TEN (10) WORKING DAYS TO SUBMITTAL. NO SUBSTITUTIONS SHALL BE ACCEPTED AFTER
THE INITIAL TIME LIMIT HAS PASSED.
1.20 THE GENERAL CONTRACTOR SHALL SUPPLY CUT SHEET SPECIFICATIONS OF ALL FIXTURES AND
EQUIPMENT CALLED FOR ON DRAWINGS, I.E., LIGHT FIXTURES, HARDWARE, ETC.
1.19 WHERE THE TERMS "APPROVED EQUAL", "OTHER APPROVED", "EQUAL TO", "ACCEPTABLE" OF THE OTHER
GENERAL QUALIFYING TERMS ARE USED IN THESE NOTES, IT SHALL BE UNDERSTOOD THAT REFERENCE IS
MADE TO THE RULING AND JUDGMENT OF THE OWNER'S REPRESENTATIVE.
1.18 THE USE OF THE WORDS "PROVIDE" OR "PROVIDED" IN CONNECTION WITH ANY ITEM SPECIFIED, IS
INTENDED TO MEAN, UNLESS OTHERWISE NOTED, THAT WHICH SHALL BE FURNISHED AND INSTALLED
AND CONNECTED WHERE SO REQUIRED.
1.17 THE GENERAL CONTRACTOR SHALL REMOVE ALL RUBBISH AND WASTE MATERIALS, BOTH FROM HIS
OWN AND OTHER SUB-CONTRACTORS EMPLOYEES, INCLUDING THAT RUBBISH WHICH IS A
BY-PRODUCT OF CARPET AND CABINET INSTALLATION, TELEPHONE COMPANY INSTALLATION, ETC.,
AND PROVIDE FOR ITS REMOVAL FROM THE SITE.
1.16 THE GENERAL CONTRACTOR, HIS SUB-CONTRACTOR, AND ANY OTHER CONTRACTOR INVOLVED IN
THIS PROJECT SHALL TAKE NOTE THAT ANY COST CAUSED BY DEFECTIVE OR ILL-TIMED WORK, AS A
RESULT OF, BUT NOT LIMITED TO INFERIOR WORKMANSHIP OR MATERIALS, IMPROPER SCHEDULING OR
DELINQUENT ORDERING SHALL BE BORNE BY THE PARTY RESPONSIBLE THEREFORE.
(c)ALL CHARGES INVOLVING THE INSTALLATION AND/OR OPERATION OF A HOIST SYSTEM, IF
REQUIRED, SHALL BE BORNE BY THE CONTRACTOR USING THE SYSTEM. CHARGES INVOLVING THE
TEMPORARY REMOVAL AND REINSTALLATION OF WINDOW SASH AND/OR FIXED PANELS REQUIRED
FOR DELIVERY SHALL BE BORNE BY THE CONTRACTOR.
(b)BUILDING CONDITIONS, INCLUDING SIZE AND LOADING CAPACITY OF ELEVATORS, SIZE OF
DOORWAYS, CORRIDORS, WINDOW OPENINGS, ETC., SHALL BE CHECKED FOR TIMES BEING
DELIVERED BY CONTRACTOR REQUESTING DELIVERY.
(a)DATE AND TIME OF DELIVERY SHALL BE ESTABLISHED IN CONJUNCTION WITH THE
PERSON HAVING JURISDICTION OVER PREMISES. (OVERTIME CHARGES AND/OR ANY
NECESSARY EXPENSE SHALL BE PAID BY CONTRACTOR REQUIRING SERVICE.)
1.15 EACH CONTRACTOR SHALL MAKE ALL REQUIRED ARRANGEMENTS FOR DELIVERY OF EQUIPMENT
AND/OR MATERIALS. IT SHALL BE THE RESPONSIBILITY OF EACH CONTRACTOR TO CHECK THE RULES
AND REGULATIONS GOVERNING WORK ON THE PREMISES, INCLUDING THE FOLLOWING:
1.14 ALL SUB CONTRACTORS SHALL CONTACT THE CONTRACTOR TO DETERMINE THE RULES OF THE
BUILDING OWNER FOR CONSTRUCTION, TO DETERMINE WHEN AND HOW DELIVERIES CAN BE MADE
(SEE BELOW), WHAT PHASES OF CONSTRUCTION CAN BE DONE ON REGULAR OR OVERTIME, AND IN
GENERAL, ANY SPECIAL BUILDING REQUIREMENTS WHICH WILL AFFECT THEIR WORK. (IF OVERTIME
WORK IS REQUIRED BY ANY TRADE, APPROVAL MUST BE OBTAINED PRIOR TO THE EXECUTION OF ANY
WORK, INCLUDING COST.) THE GENERAL INTENT IS THAT ALL CONSTRUCTION WORK SHALL BE DONE
ON REGULAR TIME.
1.13 EACH CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS AT JOB SITE AS IT
RELATES TO THEIR WORK.
1.12 THE SUBMISSION OF A PROPOSAL SHALL BE CONSTRUED AS EVIDENCE THAT SUCH AN EXAMINATION
HAS BEEN MADE AND LATER CLAIMS FOR LABOR, EQUIPMENT, OR MATERIAL REQUIRED FOR
DIFFICULTIES ENCOUNTERED, WHICH COULD HAVE BEEN FORESEEN HAD SUCH AN EXAMINATION BEEN
MADE, WILL NOT BE RECOGNIZED.
1.11 BEFORE SUBMITTING A PROPOSAL, ALL CONTRACTORS SHALL VISIT THE PREMISES, FAMILIARIZE
THEMSELVES WITH EXISTING CONDITIONS AND SATISFY THEMSELVES AS TO THE NATURE AND SCOPE OF
THE WORK AND THE DIFFICULTIES THAT ATTEND ITS EXECUTION.
1.10 THE GENERAL CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES OR
OMISSIONS BETWEEN THE DRAWINGS, THESE NOTES, AND FIELD CONDITIONS BEFORE COMMENCING
ANY WORK AND REQUEST CLARIFICATION.
1.9 THE GENERAL CONTRACTOR SHALL NOTIFY OWNER'S REP. IMMEDIATELY IF HE CANNOT COMPLY WITH
ALL WORK CALLED FOR ON THESE DRAWINGS.
1.8 THE GENERAL CONTRACTOR IS WHOLLY RESPONSIBLE FOR THE COORDINATION AND SCHEDULING OF
THE WORK EFFORT FOR ALL SUB-CONTRACTORS, CRAFTSMEN AND TRADESMEN REQUIRED TO
COMPLETE THE JOB.
1.7 OMITTED
1.6 OMITTED
1.5 THE CONTRACTOR SHALL BE FULLY AND SOLELY RESPONSIBLE FOR THE REMOVAL REPLACEMENT AND
RECTIFICATION OF ALL DAMAGED AND DEFECTIVE MATERIAL AND WORKMANSHIP IN CONNECTION
WITH THE CONTRACT WORK. HE SHALL REPLACE OR REPAIR AS DIRECTED ALL SUCH DAMAGED OR
DEFECTIVE MATERIALS WHICH SHALL APPEAR WITHIN A PERIOD OF ONE YEAR FROM THE DATE OF
SUBSTANTIAL COMPLETION.
1.4 WHERE THE CONTRACT, NOTES OR DRAWINGS CALL FOR ANY WORK OF A MORE STRINGENT NATURE
THAN THAT REQUIRED BY THE BUILDING CODE OR ANY OTHER DEPARTMENT HAVING JURISDICTION
OVER THE WORK, THE WORK OF THE MORE STRINGENT NATURE CALLED FOR BY THE CONTRACT,
CONSTRUCTION NOTES OR DRAWINGS SHALL BE FURNISHED IN ALL CASES.
1.3 ALL WORK PERFORMED BY THE CONTRACTOR/SUB-CONTRACTOR SHALL CONFORM TO THE
REQUIREMENTS OF MUNICIPAL, LOCAL OR FEDERAL AND STATE LAWS, AS WELL AS ANY OTHER
GOVERNING REQUIREMENTS, WHETHER OR NOT SPECIFIED ON THE DRAWINGS.
1.2 PRIOR TO BEGINNING ANY WORK, THE GENERAL CONTRACTOR SHALL FURNISH A CONSTRUCTION
SCHEDULE SHOWING THE CHRONOLOGICAL PHASES OF HIS WORK, AND ALL RELATED WORK FOR THE
COMPLETION OF THE PROJECT. THIS SCHEDULE SHALL INDICATE ALL ORDERING LEAD TIMES, LENGTH
OF TIME FOR EACH PHASE, ITS START AND COMPLETION, WITH A PROJECTED COMPLETION DATE.
1.1 THE GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION, STANDARD FORM OF THE
AMERICAN INSTITUTE OF ARCHITECTS, CURRENT EDITION, SHALL APPLY TO ALL WORK IN THIS
CONTRACT, EXCEPT AS SPECIFICALLY MODIFIED BELOW AND/OR BY AGREEMENT.
WALLS SHOWN ALGINED SHALL BE FLUSH AND SMOOTH WITH ADJACENT ALIGNMENT
UNLESS NOTED OTHERWISE.
5.7 PROVIDE BLOCKING AT SHOWER AND WATER CLOSETS FOR FUTURE GRAB BARS
5.8 OMITTED
2.6 OMITTED
2.7 OMITTED
5.1 OMITTED
5.11 OMITTED
5.12 OMITTED
7.7 OMITTED
4.13 ALL DRYWALL SHALL BE FINISHED TO A LEVEL 5 STANDARD.
7.10 PROVIDE A COMPLETE AND FULLY OPERATIONAL HEATING INSTALLATION AS REQUIRED
BY THE PROJECT SCOPE OF WORK, BY APPLICABLE CODES AND THE CITY OF NEWPORT
BUILDING DEPARTMENT. THE SUBCONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL
AGENCY APPROVALS REQUIRED PRIOR TO THE COMMENCEMENT OF WORK.
7.11 THESE ARE DESIGN DRAWINGS. THEY ARE INTENDED TO IMPLY A DIAGRAMMATIC SCOPE
OF WORK FOR USE BY THE APPROPRIATE SUBCONTRACTOR IN DEVELOPING A BID AND
INSTALLATION. POSITION OF GRILLES, VENTS, CONTROLS AND OTHER ARCHITECTURAL
AND VISIBLE FEATURES ARE FIXED AS SHOWN UNLESS A CHANGE IN POSITION IS
AUTHORIZED BY THE OWNER. THE SUBCONTRACTOR IS RESPONSIBLE FOR POSITIONING
AND ROUTING OF ALL DUCTS, VENTS AND PROVISION OF ANY OTHER NON-VISIBLE
COMPONENTS FOR A FULLY OPERATIONAL, SAFE AND CODE COMPLIANT SYSTEM. IF
DEVIATION OF VENTS/GRILLES IS REQUIRED BRING TO THE ATTENTION OF THE ARCHITECT
PRIOR TO INSTALLATION.
7.12 HVAC AND HOT WATER SYSTEM PIPE INSULATION SHALL COMPLY WITH T24-2-5312 AND
TABLE 2-53E OF THE ENERGY EFFICIENCY STANDARDS. SWITCHES AND OUTLETS TO
ALIGN.
7.13 AIR HANDLING DUCT SYSTEM SHALL BE CONSTRUCTED, INSTALLED, SEALED AND
INSULATED AS SPECIFIED IN CHAPTER 10 OF THE STATE MECHANICAL CODE (TITLE 24,
PART 4) T24-2-5316.
7.14 ALL HVAC DUCTWORK SHALL BE RUN WITHIN DESIGNATED CHASES AND WITHIN
ENCLOSED ATTIC SPACES AT THE FIRST AND SECOND FLOOR CEILINGS.
7.15 MECHANICAL SYSTEM TO CONFORM TO THE 2013 CMC.
7.16 MECHANICAL SUB-CONTRACTOR TO SIZE AND SELECT FAU BASED UPON HEATING LOAD
SUMMARY IN THE TITLE 24 REPORT. FAU SHALL HAVE A MIN. EFFICIENCY OF 0.750 AFUE
AND SHALL BE SIZED TO ACCOMMODATE OTHER RELEVANT DESIGN FACTORS SUCH AS
AIR FLOW REQUIREMENTS, OUTDOOR DESIGN TEMPERATURES, COIL SIZING, AVAILABILITY
OF EQUIPMENT, OVER SIZING SAFETY MARGIN, ETC. FAU SHALL BE LISTED FOR
INSTALLATION IN ATTIC OR IN FURRED SPACE LESS THAN 5 FT. IN HEIGHT.
7.17 DUCTS PIERCING WALL BETWEEN HOUSE LIVING AREA AND GARAGE SHALL BE 26 GA.
G.I. MATERIAL IN THE GARAGE SEALED AT EDGES, AND NO OPENINGS INTO GARAGE.
7.18 MECHANICAL VENTILATION SYSTEMS FOR TOILET COMPARTMENTS, BATHROOMS,
LAUNDRY ROOMS AND SIMILAR ROOMS SHALL BE CAPABLE OF PROVIDING (5) AIR
CHANGES PER HOUR DIRECTLY TO THE OUTSIDE.ALL HVAC EQUIPMENT SHALL BE LISTED
BY AN APPROVED TESTING AGENCY AND BE INSTALLED IN ACCORDANCE WITH THAT
LISTING.
7.19 APPLIANCES LOCATED IN A GARAGE WHICH GENERATE A GLOW, SPARK OR FLAME
SHALL BE INSTALLED WITH PILOTS, BURNERS OR HEATING ELEMENTS AT LEAST 18" ABOVE
THE FLOOR.
7.20 ATTIC FURNACES AND COOLING EQUIPMENT SHALL COMPLY WITH THE FOLLOWING:
7.21 PROVIDE ATTIC ACCESS 22"X30" MIN. W/ 30" MIN. CLEAR HEAD ROOM.
7.22 HAVE A CONTINUOUS 24" WIDE SOLID FLOOR ACCESS PATH THERETO
7.23 HAVE 30" DEEP WORKING PLATFORM AT CONTROL SIDE(S)
7.24 HAVE AN ELECTRIC OUTLET AND A LIGHT FIXTURE (CONTROLED BY SWITCH AT THE
ACCESS POINT) AT THE FURNACE.
7.25 PROVIDE HEPA FILTERS ON EACH FAU.
7.26 HEAT REGISTER TO BE LOCATED AS LOW AS POSSIBLE IN WALLS. LOCATE IN TOE KICKS AT
KITCHEN, BATHROOMS AND WHERE FEASIBLE. FINAL LOCATIONS AND REGISTER TYPES
TO BE APPROVED BY ARCHITECT PRIOR TO COMMENCEMENT OF CONSTRUCTION.
7.27 CUSTOM METAL HOODS SHALL BE APPROVED BY THE MECHANICAL UNIT MANUF. SUBMIT
SHOP DRAWINGS.
6.28 PROVIDE A COMPLETE AND FULLY OPERATIONAL ELECTRICAL INSTALLATION AS
REQUIRED BY ALL APPLICABLE CODES AND THE CITY OF NEWPORT BEACH BUILDING
DEPARTMENT. THE SUBCONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL AGENCY
APPROVALS REQUIRED PRIOR TO THE COMMENCEMENT OF WORK.
6.29 THESE ARE DESIGN DRAWINGS. THEY ARE INTENDED TO IMPLY A DIAGRAMMATIC SCOPE
OF WORK FOR USE BY THE APPROPRIATE SUBCONTRACTOR IN DEVELOPING A BID AND
INSTALLATION. POSITION OF FIXTURES, OUTLETS, SWITCHES AND OTHER ARCHITECTURAL
AND VISIBLE FEATURES ARE FIXED AS SHOWN WITHIN THE ARCHITECTURAL DRAWINGS
UNLESS A CHANGE IN POSITION IS AUTHORIZED BY THE OWNER. THE SUBCONTRACTOR IS
RESPONSIBLE FOR ROUTING OF ALL CONDUIT AND POSITION OF ANY OTHER
NON-VISIBLE COMPONENTS FOR A FULLY OPERATIONAL, SAFE AND CODE COMPLIANT
SYSTEM.
6.30 ALL ELECTRICAL OUTLETS TO BE CENTERED WITHIN THE BASE, MOUNTED AT 1'-0" A.F.F.
WHERE NO BASE IS, AND ALL SWITCHES AT 3'-6" A.F.F. UNLESS OTHERWISE NOTED.
6.31 ALL CONDUITS TO BE CONCEALED AT ALL WALLS AND SURFACES EXCEPT AS OTHERWISE
NOTED.
6.32 ALL OUTLETS, SWITCHES, THERMOSTATS, ETC. TO BE CENTERED AND ALIGNED WITH EACH
OTHER BOTH HORIZONTALLY AND VERTICALLY.
6.33 40 LUMENS/WATT OR GREATER FOR GENERAL LIGHTING IN KITCHENS AND ROOMS WITH
WATER CLOSETS; AND RECESSED CEILING FIXTURES ARE IC (INSULATION COVER)
APPROVED.
6.34 ALL COVER PLATES TO BE SCREWLESS TYPE.
General Conditions1
General Conditions and Specifications
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
12.5 TILE SHALL BE LAID IN SQUARE PATTERN WITH COURSES PARALLEL TO WALLS,
OF THE AREA BEING WORKED IN, AND THE AUTHORIZATION UNDER WHICH THE
BEING PERFORMED, MATERIALS BEING USED, THE CONSTRUCTION SPACE NUMBER
BY OWNER'S REP., AND SHOULD INCLUDE A COMPLETE DESCRIPTION OF THE WORK
16.2 ALL CLAIMS FOR ADDITIONAL WORK WILL BE SUBMITTED IN WRITING FOR REVIEW
CLAIMS SHALL BE VALID UNLESS SO MADE. UNLESS OTHERWISE AGREED, NO
SHALL THAN BE AS PROVIDED FOR IN THE "CHANGES IN THE WORK". NO SUCH
ANY EVENT BEFORE PROCEEDING TO EXECUTE THE WORK AND THE PROCEDURE
THEREOF WITHIN A REASONABLE TIME AFTER RECEIPT OF SUCH INSTRUCTIONS, IN
EXTRA COST UNDER THIS CONTRACT, HE SHALL GIVE OWNER'S REP. WRITTEN NOTICE
16.1 IF THE GENERAL CONTRACTOR CLAIMS THAT ANY REVISION TO DRAWINGS INVOLVE
RESPONSIBLE FOR ALL UNLOADING, CHECKING, AND STORING OF SAME IN
ALL HIS MATERIAL OR EQUIPMENT TO THE POINT OF USE, AND SHALL BE
15.1 THE GENERAL CONTRACTOR AGREES TO PAY ALL TRANSPORTATION CHARGES ON
FRAMES, ETC., TO THE SATISFACTION OF THE OWNER'S REPRESENTATIVE PRIOR TO
BASE, ALL WALLCOVERING INSTALLATIONS, ALL MAIL CHUTES, ALL DOORS AND
14.2 THE GENERAL CONTRACTOR SHALL THOROUGHLY CLEAN COVE BASE AND STRAIGHT
TO THE SATISFACTION OF ARCHITECT AND OWNER PRIOR TO BEING TURNED OVER
THROUGHOUT THE PERIOD OF CONSTRUCTION SHALL BE THOROUGHLY CLEANED
THE GENERAL CONTRACTOR IN ADDITION TO BEING AMPLY PROTECTED
14.1 THE "EXISTING TO REMAIN", EXISTING RELOCATED OR NEW ITEMS INSTALLED BY
ANY CLAIM FOR EXTENSIONS OF TIME CAUSED THEREBY SHALL BE ADJUSTED AT
EXECUTED UNDER THE CONDITIONS OF THE ORIGINAL CONTRACT, EXCEPT THAT
THE CONTRACT SUM BEING ADJUSTED ACCORDINGLY. ALL SUCH WORK SHALL BE
OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK,
13.1 THE OWNER WITHOUT INVALIDATING THE CONTRACT, MAY ORDER EXTRA WORK
FLUSH INSTALLATION OF ALL VARYING FLOOR MATERIALS USED. ALL TRANSITION
12.13 CONTRACTOR TO COORDINATE ALL FLOORING CONTRACTORS INVOLVED TO ENSURE
12.12 CARPET CONTRACTOR TO PROVIDE SEAMING DIAGRAM TO ARCHITECT FOR
12.11 STONE, WOOD AND TILE FLOORING CONTRACTORS TO SUBMIT ACTUAL DIMENSIONED
PROTECTION FOR ALL RESILIENT FLOORING WORK FOR THE DURATION OF THE
12.10 THE GENERAL CONTRACTOR SHALL PROVIDE AND MAINTAIN ADEQUATE
WHICH IS TO BE THOROUGHLY MACHINE BUFFED AND LEFT IN CONDITION ENTIRELY
RESILIENT TILE FLOOR TWO (2) APPLICATIONS OF AN APPROVED NON-SLIP WAX
12.9 WHEN DIRECTED, AFTER CLEANING, THE GENERAL CONTRACTOR SHALL GIVE
CARTONS AND CONTAINERS SHALL BE REMOVED FROM THE BUILDING.
REMOVING ALL SPOTS OF ADHESIVE AND SURFACE STAINS AND ALL SCRAPS.
12.8 UPON COMPLETION, ALL WORK SHALL BE CLEANED BY THE CONTRACTOR,
THE LAYING OF FLOORING. STONE FLOORS SHALL BE COVERED AFTER
12.6 SPACES BEING SURFACED SHALL BE CLOSED TO TRAFFIC AND OTHER WORK DURING
PERMIT THE ADHESIVE TO REACH ITS INITIAL SET BUT NOT ITS FINAL SET.
CEMENTING TILE SHALL BE APPLIED FAR ENOUGH IN ADVANCE OF THE SETTING TO
CEMENTED AND SHALL BE LAID WITH TIGHT JOINTS. THE ADHESIVE USED FOR
UNLESS OTHERWISE INDICATED ON DRAWINGS. THE TILE SHALL BE SECURELY
BEING TURNED OVER TO THE OWNER
PROPERLY TESTED AND/OR TAGGED. THE NUMBER OF MASTER AND PASS KEYS
BUILDING REQUIREMENTS. CODES AND/OR KEYS ARE TO BE DELIVERED TO OWNER
10.3 ALL LOCK SETS SHALL BE CODED AND/OR KEYED IN ACCORDANCE WITH THE
10.2 THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL DOORS AS SPECIFIED ON
ASSEMBLIES AS SHOWN ON THE DRAWINGS UNLESS OTHERWISE NOTED.
10.1 THE GENERAL CONTRACTOR SHALL PROVIDE AND INSTALL REQUIRED BUCKS
THE DRAWINGS UNLESS OTHERWISE NOTED.
WORK IS BEING PERFORMED.
PAYMENT ON SUCH BILLS WILL NOT BE MADE UNTIL FINAL SETTLEMENT.
CONNECTION WITH THE CONTRACT.
THE TIME OF ORDERING SUCH CHANGE.
METHODS TO BE APPROVED BY THE OWNER'S REPRESENTATIVE.
APPROVAL PRIOR TO INSTALLATION.
TO THE OWNER.
SATISFACTORY TO ARCHITECT.
PLAN FOR APPROVAL PRIOR TO INSTALLATION.
CONTRACT, AND REMOVE ALL PROTECTION PRIOR TO PUNCH LIST.
INSTALLATION FOR PROTECTION.
FASCIAS, JAMBS, BUCKS, REVEALS, RETURNS, AND ALL VERTICAL SURFACES NOT
11.2 WALLS SHALL INCLUDE SURFACES FROM FLOOR TO CEILING, INCLUDING PILASTERS,
11.1 UNLESS OTHERWISE SPECIFIED, ALL AREAS ARE TO BE PAINTED IN ACCORDANCE
FOR REVIEW, AND FABRICATION OF MATERIAL SHALL NOT BE COMMENCED UNTIL
10.4 DETAILED DOOR AND HARDWARE SCHEDULES SHALL BE SUBMITTED TO ARCHITECT
SHALL BE COORDINATED WITH THE OWNER AND THE OWNER'S REP.
12.3 ALL NEW FLOORING IS TO BE INSTALLED BY GENERAL CONTRACTOR AND SHALL BE
DONE AND RECEIVE ARCHITECT'S REVIEW PRIOR TO INSTALLATION OF FIN. FLOORING.
12.2 THE GENERAL CONTRACTOR SHALL NOTIFY OWNER'S REP. AFTER FLOOR PATCHING IS
CONTINUOUS SMOOTH FLOOR SURFACE. LEVEL NOT TO EXCEED 1/4" IN 10'-0"
IMPERFECTION (PROJECTIONS SHALL BE REMOVED AND PATCHED) TO PROVIDE A
12.1 THE GENERAL CONTRACTOR SHALL FLASH PATCH ALL CRACKS, HOLES OR OTHER
ATTENTION OF THE OWNER'S REP. AND FINISHED PER ARCHITECT'S INSTRUCTIONS.
FINISH NOTED OR ARE NOTED TO REMAIN UNFINISHED SHALL BE BROUGHT TO THE
SPECIFICALLY NOTED OTHERWISE. ANY SURFACES WHICH DO NOT HAVE A SPECIFIC
FINISHES AS INDICATED ON THE DRAWINGS IN THE SPECIFICATIONS UNLESS
11.12 IT IS THE INTENT OF THE DRAWINGS THAT ALL EXPOSED SURFACES RECEIVE
FLOORING, ETC.) AND INDICATE ALL NECESSARY "TOUCH-UP" PAINTING AND/OR
COMPLETION OF WORK BY ALL TRADES (INCLUDING TELEPHONE INSTALLATION,
11.11 THE CONTRACTOR SHALL EXAMINE ALL AREAS OF CONSTRUCTION AFTER
AWAY AND SURFACES PLASTER-PATCHED OR SPACKLED TO INSURE A PERFECTLY
11.10 ALL EXISTING UNEVENNESS IN ALL PARTITIONS SHALL BE SANDED OR CHIPPED
11.9 ALL EXISTING LOOSE PAINT SHALL BE REMOVED AND SPACKLED OR PLASTER
SQUARE. ALL WORKMANSHIP WHICH IS NOT JUDGED TO BE FIRST QUALITY BY
WALLCOVERING ADJOINING WOOD OR METAL TRIM SHALL BE CUT STRAIGHT AND
EDGES, ALL PASTE AND BRUSH MARKS SHALL BE THOROUGHLY REMOVED.
WALLCOVERINGS SHALL BE SMOOTH, WITH NO WRINKLES, BUBBLES OR LOOSE
RECEIVE ONE (1) PRIME COAT AND TWO (2) FINISH COATS OF PAINT IN COLOR
SELECTED BY ARCHITECT. HE SHALL PROPERLY PREPARE ALL SURFACES TO
11.7 THE CONTRACTOR SHALL USE THE SPECIFIED BASE PAINT IN COLORS AND FINISHES
INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, DIFFUSERS, REGISTERS AND SLAB
PAINT FROM WHERE IT HAS SPILLED, SPLASHED OR SPLATTERED ON SURFACES,
REPLACING SAME WHEN PAINTING HAS BEEN COMPLETED. HE SHALL REMOVE ALL
PLATES, SURFACE HARDWARE, ETC., PRIOR TO PAINTING, PROTECTING AND
11.6 THE CONTRACTOR SHALL REMOVE ALL ELECTRICAL SWITCH PLATES AND OUTLET
TWO FULL COATS OF SPECIFIED PAINT FREE OF BRUSH MARKS, U.O.N.
11.5 ALL WOOD SHELVING AND PAINTED DOORS SHALL RECEIVE PRIMING,SANDING AND
ETC., TO PROVIDE A PERFECTLY SMOOTH FINISH AND SURFACE READY FOR PRIME
11.4 ALL WALLS AND CEILINGS SHALL BE PROPERLY PREPARED, SPACKLED, SANDED,
SHALL SUBMIT 3 SAMPLES (12" X 12") FOR REVIEW BY THE OWNER'S REP.
11.3 PAINT COLORS SHALL BE SPECIFIED BY ARCHITECT AND THE GENERAL CONTRACTOR
AND IF LAID,SHALL BE REMOVED AND REPLACED WITH ACCEPTABLE TILE.
COORDINATES. TILE HAVING CHIPPED OR ROUNDED CORNERS WILL BE REJECTED
IMPERFECTIONS. SEAMS SHALL BE KEPT IN ACCURATE ALIGNMENT ALONG BOTH
COMPLETE, IT SHALL BE FREE FROM BUCKLES, BUBBLES, OPEN JOINTS OR OTHER
12.4 ALL WORKMANSHIP SHALL BE OF THE BEST QUALITY AND WHEN THE WORK IS
AS SPECIFIED ON CONSTRUCTION DOCUMENTS.
NONCUMULATIVE.
PATCHING.
SELECTED BY ARCHITECT.
THE OWNER'S REPRESENTATIVE WILL NOT BE ACCEPTED.
MANUFACTURER INSTALL SPECIFICATIONS, WHERE DESIGNATED. ALL
11.8 THE GENERAL CONTRACTOR SHALL INSTALL WALLCOVERINGS AS PER
EVEN SURFACE.
PATCHED.
FITTINGS, ETC.
INCLUDED IN CEILING.
SUCH REVIEW HAS BEEN RETURNED.
AND PAINT. LEVEL 5 FINISH AT ALL EXPOSED GYSPUM BOARD
WITH FINISH PLANS.
OMITTED12.7
TILED INSTALLATIONS SHALL MEET MNFTS. REQ., AND PER ANSI STANDARDS, TILE
COUNCIL OF AMERICA (TCA) HANDBOOK for CERAMIC TILE INSTALLATION,
AMERICAN STANDARDS NATIONAL INSTITUTE (ANSI), NATIONAL TILE CONTRACTORS
INSTALLATION (NTCA) MANUAL, MARBLE INSTITUTE OF AMERICA DESIGN MANUAL,
AND PER CODE REQUIREMENTS.
12.14
EXPANSION JOINTS:
EXTERIOR - FOR TEMPERATURE CHANGES UP TO 100 DEGREES f: LOCATE MOVEMENT
JOINTS IN EXTERIOR TILE WORK ON WALLS AND FLOOR NOT MORE THAN 16' ON
CENTER BASED ON A 1
2" WIDE MOVEMENT JOINT. FOR TEMPERATURE CHANGES
GREATER THAN 100 DEGREES F ADD 1
16" FOR EVERY 15 DEGREES f INCREMENT.
MOVEMENT JOINTS ARE ALSO REQUIRED OVER ALL CONSTRUCTION, CONTROL, OR
EXPANSION JOINTS IN THE BACKING AND WHERE BACKING MATERIALS CHANGE OR
CHANGE DIRECTIONS, INCLUDING TERMINATIONS OF TILE WORK WHERE IT WOULD
ABUT RESTRAINING OR DISSIMILAR SURFACES.
INTERIOR: FOR ENVIRONMENTALLY CONTROLLED INTERIORS NOT SUBJECTED TO
TEMPERATURE VARIATIONS GREATER THAN 20 DEGREES F OR EXPOSED TO MOISTURE,
PLACE FIELD MOVEMENT JOINTS TWICE THE DISTANCE AS REQUIRED FOR EXTERIORS
(24'-32' ON CENTER) AND AT ALL OTHER LOCATIONS AS REQUIRED PER PRIOR
PARAGRAPH.
AREAS EXPOSED TO DIRECT SUNLIGHT SHALL HAVE EXPANSION JOINTS SPACE AT 8'
TO 12' ON CENTER
ALL STONE PAVING SYSTEMS SHALL INCLUDE ADEQUATE MOVEMENT JOINTS. REFER
TO ANSI A108.1 AND TCNA 3J171 FOR MOVEMENT JOINTS LOCATIONS AND DESIGN.
MEMBRANES FOR STONE AND TILE WALKING SURFACES
CLEAVAGE MEMBRANES: USED IN THICK BED INSTALLATIONS BELOW THE
REINFORCED MORTAR BED TO INTESTINALLY PREVENT THE BOND BETWEEN THE STONE
SETTING SYSTEM AND THE SUBSTRATE SLAB, ALLOWING INDEPENDENT MOVEMENT
(FREE-FLOATING) OF THE STONE SETTING SYSTEM. CLEAVAGE MEMBRANES CAN BE
EITHER SHEET APPLIED OR LIQUID APPLIED
CRACK ISOLATION MEMBRANES: USED TO ISOLATE THE STONE FROM MINOR IN-PLANE
CRACKING OF THE SUBSTRATE SURFACE IN THIN-SET APPLICATIONS. CRACK
ISOLATION MEMBRANES CAN BE SHEET APPLIED, TROWEL APPLIED OR LIQUID APPLIED
AND MUST MEET ANSI A111.12.
12.15
12.16
TECHNICAL DATA:
EACH STONE VARIETY USED FOR EXTERIOR STONE PAVING SHOULD CONFORM TO
THE APPLICABLE ASTM STANDARD SPECIFICATION AND THE PHYSICAL REQUIREMENTS
CONTAINED THEREIN. THE SPECIFICATION FOR EACH STONE TYPE.
12.17
8.4 ALL EXISTING PLUMBING BEING ABANDONED SHALL BE CAPPED BEHIND EXISTING
9.12 WHERE FILES ARE SHOWN AS BEING SET INTO CABINETWORK, THE CABINET
AND SUBMITTALS SHALL NOT BE WAIVED UNLESS WRITTEN PERMISSION TO DO SO
SUBMITTAL AND SHOP DRAWINGS PREPARATION ARE REVIEWED. SHOP DRAWINGS
9.15 ALL MILLWORK, SPECIAL PRODUCTS, AND SPECIAL ASSEMBLIES ARE SUBJECT TO
9.14 COORDINATION OF MILLWORK, STONE, OR OTHER SPECIALTIES CONTRACTORS IS
DRAWINGS. OWNER'S REP. WILL NOT REVIEW DRAWINGS WHICH ARE INCOMPLETE,
DIMENSIONS CRITICAL OR OTHERWISE, ARE TO BE CALLED OUT ON THE SHOP
ALL JOINTS, CORNERS, EDGES ARE TO BE DETAILED IN INDIVIDUAL DETAILS. ALL
9.13 ALL MILLWORK SHOP DRAWINGS ARE TO CALL OUT ALL MATERIALS AND FINISHES.
IS GIVEN BY ARCHITECT.
THE RESPONSIBILITY OF THE GENERAL CONTRACTOR.
AND/OR SHOW MINIMAL DETAILING AND INFORMATION.
CONTRACTOR SHALL SET AND BOLT ALL FILES TOGETHER.
8.7 BEFORE BEING COVERED UP OR BUILT-IN, PIPING SHALL BE TESTED AS REQUIRED BY
BE CUT OFF FOR REPAIR WITHOUT INTERFERENCE OR INTERRUPTION OF THE
UNDER THIS SECTION SO THAT ANY FIXTURE, LINE, OR PIECE OF APPARATUS MAY
FOR THE PROPER CONTROL OF THE VARIOUS APPARATUS AND PIPELINES INSTALLED
8.6 FURNISH ALL VALVES AS INDICATED ON THE DRAWINGS OR AS MAY BE REQUIRED
8.5 THE PLUMBING CONTRACTOR'S WORK SHALL BE COORDINATED WITH ALL OF THE
CEILING PLENUM OF FLOOR BELOW TO COMPLETE WORK ON FLOOR BEING
CEILING REMOVAL AND REINSTALLATION REQUIRED FOR PLUMBING WORK IN
SHALL ALSO INCLUDE IN HIS ESTIMATE AN ALTERNATE PRICE FOR WORK FOR
SURROUNDING SURFACES IN MATERIAL AND FINISH. THE GENERAL CONTRACTOR
FINISHED SURFACES. EXISTING SURFACES SHALL BE PATCHED TO MATCH EXISTING
MEET CURRENT AWI STANDARDS. REFERENCE SPECS. FOR ALL APPLICABLE
9.11 ALL THE WORK SHALL BE FABRICATED, ASSEMBLED, FINISHED AND ERECTED TO
IN THE SHOP AND DELIVERED TO THE BUILDING READY TO ERECT IN PLACE.
9.10 ALL FINISHED WORK SHALL, AS FAR AS PRACTICAL, BE ASSEMBLED AND FINISHED
9.9 WHERE MEMBERS ARE MITERED OR BUTTED, THEY SHALL BE JOINED AND SECURED
9.8 THE CABINET CONTRACTOR SHALL PROVIDE RUBBER BUMPERS ON ALL WOOD
9.7 THE CABINET CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND
9.6 THE CABINET CONTRACTOR SHALL SUBMIT SHOP DRAWINGS AND SAMPLES TO
CONTRACTOR TO CHECK JOB PROGRESS AND COORDINATE WITH OTHER TRADES
9.5 ALL "INSTALLED" CABINETS SHALL BE SCRIBED TO WALL OR CEILING. CABINET
9.4 ALL CABINET FINISHES SHALL BE AS NOTED ON DETAIL DRAWINGS CONCERNED.
9.3 ALL "INSTALLED" CABINETRY SHALL COMPLY WITH LOCAL BUILDING CODES AND WIC STDS.
9.2 THE GENERAL CONTRACTOR SHALL CLOSELY COORDINATE HIS WORK WITH THAT
9.1 REFERENCE SPECIFICATIONS FOR MILLWORK FINISH AND MATERIAL QUALITY. MILLWORK
THE OWNER'S REPRESENTATIVE.
CONDITIONS AT JOB SITE.
IN A MANNER TO ENSURE AGAINST THE JOINT OPENING.
REQUIREMENTS.
DOORS.
INVOLVED. NO FILLER PANELS ALLOWED.
THE AUTHORITIES HAVING JURISDICTION.
SERVICE TO THE REST OF THE BUILDING.
OF THE CABINET CONTRACTOR.
OTHER TRADES.
RENOVATED.
FITTINGS, AND ACCESSORIES TO THE OWNER'S REPRESENTATIVE FOR REVIEW.
8.2 THE PLUMBING CONTRACTOR SHALL SUBMIT CATALOG CUTS OF ALL NEW FIXTURES,
ALL PLUMBING ROUGHINS, FIXTURES AND ACCESSORIES SHOWN ON ALL
8.1 THE GENERAL CONTRACTOR'S PLUMBING CONTRACTOR SHALL SUPPLY AND INSTALL
MANUFACTURER'S SPECIFICATIONS.
8.3 THE PLUMBING CONTRACTOR'S WORK SHALL BE COORDINATED WITH
CONSTRUCTION PLANS AND DETAIL DRAWINGS.
TO MEET AWI PREMIUM STANDARD.
8.8 PROVIDE A COMPLETE AND FULLY OPERATIONAL PLUMBING AND SEWAGE
INSTALLATION AS REQUIRED BY ALL APPLICABLE CODES AND THE CITY OF NEWPORT
BUILDING DEPARTMENT. THE SUBCONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL
AGENCY APPROVALS REQUIRED PRIOR TO THE COMMENCEMENT OF WORK.
8.9 THESE ARE DESIGN DRAWINGS. THEY ARE INTENDED TO IMPLY A DIAGRAMMATIC SCOPE
OF WORK FOR USE BY THE APPROPRIATE SUBCONTRACTOR IN DEVELOPING A BID AND
INSTALLATION. POSITION OF FIXTURES, TRIM, FITTINGS AND OTHER ARCHITECTURAL AND
VISIBLE FEATURES ARE FIXED AS SHOWN UNLESS A CHANGE IN POSITION IS AUTHORIZED
BY THE OWNER. THE SUBCONTRACTOR IS RESPONSIBLE FOR ANY UPGRADING OR
MODIFICATIONS TO THE EXISTING PLUMBING OR SEWAGE SYSTEMS, FOR ROUTING OF
ALL PIPES AND VENTS, AND POSITION OF ANY OTHER NON-VISIBLE COMPONENTS FOR A
FULLY OPERATIONAL, SAFE AND CODE COMPLIANT SYSTEM.
8.10 ALL PLUMBING FIXTURES AND FITTINGS SHALL BE CERTIFIED BY THE CALIFORNIA ENERGY
COMMISSION.
8.11 ALL FIXTURES AND TRIM SHALL CONFORM TO THE REQUIREMENTS OF TITLE 24.
8.12 WATER HEATERS WHICH DEPEND ON THE COMBUSTION OF FUEL FOR HEAT SHALL NOT BE
INSTALLED IN ANY ROOM USED OR DESIGNED TO BE USED FOR SLEEPING PURPOSES,
BATHROOM, CLOTHES CLOSET OR OTHER CONFINED SPACE OPENING INTO ANY
BATHROOM OR BEDROOM. EXCEPTION: DIRECT VENT WATER HEATERS.
8.13 WATER HEATER IN GARAGE IS TO BE ELEVATED TO A POINT WHERE THE PILOT, BURNER
AND SWITCHES ARE LOCATED A MINIMUM OF 18" ABOVE THE FLOOR.
8.14 PROVIDE SEISMIC ANCHORAGE FOR THE WATER HEATER.
8.15 PROVIDE A PRESSURE AND TEMPERATURE RELIEF VALVE W/ DRAIN TO OUTSIDE FOR
WATER HEATERS.
8.16 PROVIDE SOFTWATER FOR LAUNDRY ROOM AND DISHWASHER.
8.17 ALL CLEANOUTS TO BE COORDINATED WITH ARCHITECT PRIOR TO CONSTRUCTION.
8.18 PROVIDE FLOOR DRAINS ADJACENT TO WATER CLOSETS. DRAINS SHALL BE SQUARE.
FINISH TO MATCH HARDWARE. SUBMIT SAMPLE TO ARCHITECT FOR APPROVAL. REFER
TO SOILS REPORT FOR ADDITIONAL CUT CONSIDERATIONS.
8.19 PROVIDE LINEAR TILE IN DRAIN AT ALL SHOWERS, BY CALIFORNIA FAUCET CERA LINE
CUSTOM TILE-IN-DRAIN OR APPROVED EQUAL.
8.20 WHERE TRAPS ARE VISIBLE WITHIN THE ROOM, PROVIDE BOTTLE-TRAPS IN FINISH TO
MATCH THE HARDWARE.
8.21 ALL CLEANOUTS TO BE LOCATED IN INCONSPICUOUS LOCATIONS. WHERE THIS CAN NOT
BE ACHIEVED, BRING TO THE ATTENTION OF THE ARCHITECT. FINAL PLACEMENT TO BE
COORDINATED WITH SURROUNDING FINISHES.
7.28 COORDINATE ALL EXPOSED VENTS AND LOCATIONS, INCLUDING RETURN AIR SUPPLY,
WITH ARCHITECT PRIOR TO CONSTRUCTION.
7.29 VENTS AND RETURN AIR ARE TO BE EITHER TAPED IN LINEAR GRILLES OR BAR GRILLES BY
ARCHITECTURAL GRILLE A6 SERIES W/ A FRAME INSTALLATION.
7.30 MECHANICAL VENTILATION AT RESTROOMS AND SIMILAR ARE TO USE A REMOTE FAN IN
CONJUNCTION WITH A TAPED IN LINEAR DIFFUSER.
General Conditions1
VAPOR BARRIER
CONCRETE SHALL BE TESTED FOR CALCIUM AND WATER INTRUSION AND
PROVIDED WITH A WATERPROOF MEMBRANE AS REQUIRED PER HARDWOOD, TILE,
CARPET MANUFACTURER REQUIREMENTS.
WATER VAPOR EMISSION: WATER VAPOR EMISSION SHOULD NOT EXCEED 8
LBS.PER1000 SQ FEET (OR MORE STRINGENT AS REQUIRED PER INDIVIDUAL
FLOORING MNFT. REQ.) PER24 HOUR PERIOD AS DETERMINED BY THE #625
ANHYDROUS CALCIUM CHLORIDE TEST AVAILABLE FROM TAYLOR TOOLS, DENVER,
CO 303-371-7667. EQUIVALENT TEST (VAPRECISION ® OR SIN AK'S “DOME”
TEST)ARE ALSO AVAILABLE FROM VARIOUS SUPPLIERS. ANY TEST USED MUST BE
PERFORMED TO COMPLY WITH ASTM F-1869-98.
12.18
General Conditions and Specifications
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Construction Cost Determination1
Valuation
Skylight Product Listing2
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
1
Valuation
Fireplace Certification
Type/
No.Size (wxh)Operation Frame Glazing U-Value SGHC Orientation Notes
Door Schedule4
No.Size (wxh)Type Core Glazing
3'-0" x 6'-0"
Key
Notes
H Wd
U-Value SGHC Orientation Notes
General Notes:
-All exterior doors shall be La Cantina Contemporary Clad Aluminum Clad
unless noted otherwise
-All exterior windows shall be Kolbe Vistaluxe Aluminum Clad unless noted
otherwise
-Provide shop drawings for approval
- All glazing with multiple panes shall be provided with spacers when dual
glazed
-Contractor to field measure all openings prior to fabricating new doors.
-All exposed hardware to be oil rubbed bronze
-Coordinate locksets with owner
-All door assemblies to have a U-factor as noted w/ Title 24.
-All wood doors to be 134" solidcore U.N.O.
-Each pane of safety glazing installed in hazardous locations shall be identified
(acid etched, sand blasted, ceramic fired, etc) by a manufacturer's
designation, the manufacturer or installer and the safety glazing standard
which it complies. Multi-pane assembles shall be identified per CRC
R308.1.Fenestration products shall be certified for overall U-values and overall
SHGC, and shall have a temporary label which lists the certified U-value and
SHGC, certifies that applicable air infiltration requirements are met.
-Verify door size with actual condition prior to placing order
-Verify compliance of specified doors and windows against minimum
requirements specified w/ the Title 24 documentation.
-The lad resistance of glass under uniform load shall be determined in
accordance with ASTM E 1300.
-Project is in "VHFHZ" glazing shall be in compliance w/ CBC Chapter 7A
Legend:
Gls - 12" Glass
Dual - Dual glazed unit
T - Denotes tempered/safety glazing as per
code req. (Lower corner) refer to 1/A.002
for additional criteria.
Lam - Laminated glazed unit
Wd - Wood
SC - Solid core wood veneer
Clad - Aluminum clad wood
Alum - Aluminum
P - Frosted Privacy Glass
Mtl.- Painted Metal
(E)- Existing
General Notes Legend
NFRC #Location
Readily openable from the inside without key or special knowledge
Window Schedule3
001A
A BInterior Solid Core
Wood Door
Interior Solid Core
Wood Pocket Door
J Exterior Wood Sectional
Garage Door
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Schedule
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Schedule
D Frameless Glass
Shower Door
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Sched.
A1 Dual / TAwningClad3'-7" x 4'-6"
Casement Window
Kolbe VistaluxeC
Fixed Window
Direct Set
Kolbe Vistaluxe
B
Re
f
.
t
o
Sc
h
e
d
u
l
e
Ref. to
Schedule
Re
f
.
t
o
Sc
h
e
d
u
l
e
Ref. to
Schedule
C
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Schedule
Interior Solid Core
2-Panel Pocket Door
0.280.30
G
E
La Cantina
Contemporary
Clad In-Swing Door
H Exterior Stained
wood Gate
F
Bedroom 203
B1 Dual / TClad1'-4" x 4'-7"Fixed Front0.330.30 Bedroom 200
B2 Dual / TCladFixed Front0.330.30
B3 Dual / TCladFixed 0.330.30
B4 Dual / TCladFixed 0.330.30
C1 Dual / TCasementClad3'-0" x 6'-0"0.280.30 Garage 100
C2 Dual / TCasementClad 0.280.30
C3 Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
C4
C5
C6
D1
100A
-
SC
-
202
0.31 0.28 BackFCladDual / T
---
---
208
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Sched.
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Refer to Schedule
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Refer to Schedule
La Cantina Contemporary Clad
Sliding Door - 5 equal - OXXXO
La Cantina Contemporary Clad
Sliding Door - 2 equal - XX
T TT
B5 Dual / TCladFixed 0.330.30
B6 Dual / TCladFixed 0.330.30
B7 Dual / TCladFixed 0.330.30
B8 Dual / TCladFixed 0.330.30
B9 Dual / TCladFixed 0.330.30
B10 Dual / TCladFixed 0.330.30
B11 Dual / TCladFixed 0.330.30
Bedroom 203
Front
Right
B12 Dual / TCladFixed 0.330.30
Back
Master Bed 210
Master Bed 210
Right
Right
Right
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Refer to Schedule
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Sched.
001B 4'-0" x 9'-3"H Wd ----
-
-
-
100B SC
----
Self-closing, self-latching, tight-fitting, 20 min. rated.
A
100C SC
----
-
A
-A SC -
2'-6" x 8'-0"
104B ---
-
0.31 0.28 RightCladDual / T
104C
-A SC -2'-6" x 8'-0"---
A SC ----
E
-F
G Provide 2-Panel Pocket as required each side. See Plan.0.31 0.28 BackCladDual / T
107A
107B
109
Emergency Escape & Rescue Opening0.31 0.28 FrontFCladDual / T
200A
-
200B
-
-
-
-
A SC -----
A SC -----
C SC ----
4'-6 12 " x 10'-1"
B SC ----
B SC ----
24'-9 12 " x 9'-6"
209A
D Gls T ---1'-8" x 7'-0"-
D2
Dual / TCasementClad 0.280.30C7
Re
f
e
r
t
o
S
c
h
e
d
u
l
e
Ref. to
Schedule
Fixed Window
3-EQ Direct Set Mulled together
Kolbe Vistaluxe
A
3-
E
q
u
a
l
Awning Window
Kolbe VistaluxeA
Re
f
.
t
o
Sc
h
e
d
u
l
e
Ref. to
Schedule
Dual / TClad4'-9" x 13'-3"Fixed Left0.330.30 Stair
Dual / TClad4'-9" x 13'-3"Fixed Left0.330.30 Stair
Second Floor Hall
1'-4" x 4'-7"
1'-4" x 4'-7"
1'-4" x 4'-7"
Bedroom 200
Front
Front Bedroom 203
Right
Second Floor Hall
Right Second Floor Hall
Right Second Floor Hall
Right Second Floor Hall
4'-6 12 " x 6'-7"
4'-6 12 " x 6'-7"
4'-6 12 " x 6'-7"
4'-6 12 " x 6'-7"
4'-6 12 " x 6'-7"
Master Bed 2101'-4" x 4'-7 12 "
1'-4" x 4'-7 12 "
1'-4" x 4'-7 12 "
1'-4" x 4'-7 12 "
1'-4" x 4'-7 12 "
B13
B14
Master Bath 209
Master Bath 209
Back
Back
Dual / TCladFixed 0.330.30 Back
Dual / TCladFixed 0.330.30 Back
Master Bed 210
Master Bed 210
1'-4" x 4'-7 12 "
1'-4" x 4'-7 12 "
B15
B16
Dual / TCladFixed 0.330.30
Dual / TCladFixed 0.330.30
Front
Front
Right
Right
Right
Right
Left
Right
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Dual / TCasementClad 0.280.30
Garage 100
Laundry 103
Powder 102
Foyer 107
Living Room 109
Living Room 109
Back Kitchen 109C8
C9
3'-0" x 6'-0"
3'-0" x 6'-0"
3'-0" x 6'-0"
3'-0" x 6'-0"
3'-0" x 6'-0"
3'-0" x 6'-0"
2'-6" x 6'-0"
2'-6" x 4'-6"Bedroom 203
Bedroom 203Right2'-6" x 4'-6"C10
C11 2'-6" x 4'-6"Right Bath 205
Master Bed 210
Master Bed 210
3'-0" x 4'-6"C12
3'-0" x 4'-6"C13
Right
Right
Left
2'-6" x 4'-6"
2'-6" x 4'-6"
Left
C14
C15
Master Bath 209
Master Bath 209
Left Master Closet 2083'-0" x 4'-6"C16
Left3'-0" x 4'-6"
Left3'-0" x 4'-6"
Left3'-0" x 4'-6"
Study/Gym 207C17
C18
C19
Study/Gym 207
Study/Gym 207
2'-6" x 4'-6"
3'-0" x 4'-6"
Left
Left
C20
C21
Bath 201
Bedroom 200
Readily openable from the inside without key or special knowledge
J17'-0" x 9'-3"
2'-8" x 8'-0"
102
103
3'-0" x 8'-0"
-----
----
-
SCA2'-8" x 8'-0"
SCA3'-0" x 8'-0"
104A
105A
105B
G
A
0.31 0.28CladDual / T
0.31 0.28 FrontCladDual / T (Courtyard)
Front
(Courtyard)
2'-8" x 8'-0"
2'-8" x 8'-0"
4'-0" x 9'-6"
9'-8" x 9'-6"
24'-11 12 " 9'-6"
201A
201B
A SC -----
A SC -----
2'-8" x 8'-0"
8'-8" x 8'-0"
2'-6" x 8'-0"
2'-6" x 8'-0"
203A A SC -----
203B E 0.31 0.28CladDual / T
2'-8" x 8'-0"
3'-0" x 8'-0"Front
204 A SC ----2'-6" x 8'-0"
Emergency Escape & Rescue Opening
D Gls T ---2'-6" x 7'-0"-
205A
205B
A SC -----2'-6" x 8'-0"
206 A SC ----
-
2'-6" x 8'-0"
207A
207B
207C E 0.31 0.28CladDual / T Right -
7'-0" x 8'-0"
2'-8" x 8'-0"
3'-0" x 8'-0"
3'-0" x 8'-0"
9'-8 12 " x 8'-0"209B
-
-
-
D Gls T ---2'-6" x 7'-0"209C
D Gls T ---2'-6" x 8'-0"209D
D Gls T ---2'-6" x 8'-0"209D
-
-
-
210A
210B
-A SC -----2'-6" x 8'-0"
0.31 0.28 BackKCladDual / T14'-9 12 " x 8'-0"Emergency Escape & Rescue Opening
K La Cantina Contemporary Clad
Sliding Pocket Door - 4 equal
T T T
2 Panel Pocket
As required, Refer
to Schedule
2 Panel Pocket
As required, Refer
to Schedule
Door
210C 9'-8 12 " x 8'-0"0.31 0.28 FrontFCladDual / T Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Emergency Escape & Rescue Opening
Door & Window Schedule
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Safety Glazing Requirements1
Glazing Impact Test Required
CBC 2406.2 Impact test- Where required by other sections of the code,
glazing shall be tested in accordance with CPSC 16 CFR 1201. Glazing
shall comply with the test criteria for Category I or II as indicated in Table
2406.2(1).
EXCEPTION: Glazing not in doors or enclosures for hot tubs, whirlpools,
saunas, steam rooms, bathtubs, and showers shall be permitted to be
tested in accordance with ANSI Z97.1. Glazing shall comply with the test
criteria for Class A or B as indicated in Table 2406.2(2).
Table 2406.2(1) shows that glazing in swinging, sliding, and bifold doors 9
square feet or less shall be a minimum category classification I and
classification II when more than 9 square feet per requirements of
CPSC 16 CFR 1201.
2019 California Building Code
2406.4 Hazardous Locations
The following shall be considered specific hazardous locations for the
purpose of glazing:
1.Glazing in swinging doors except jalousies.
2.Glazing in fixed and sliding panels of sliding door assemblies and
panels in sliding and bifold closet door assemblies.
3.Glazing in storm doors.
4.Glazing in all unframed swinging doors.
5.Glazing in doors and enclosures for hot tubs, whirlpools, saunas,
steam rooms, bathtubs and showers. Glazing in any portion of a building
wall enclosing these compartments where the bottom exposed edge of
the glazing is less than 60 inches (1524 mm) above a standing surface.
6.Glazing in an individual fixed or operable panel adjacent to a
door where the nearest exposed edge of the glazing is within a 24-inch
(610mm) arc of either vertical edge of the door in a closed position and
where the bottom exposed edge of the glazing is less than 60 inches
(1524mm) above the walking surface.
EXCEPTIONS:
1.Panels where there is an intervening wall or other permanent
barrier between the door and glazing.
2.Where access through the door is to a closet or storage area 3
feet (914mm) or less in depth. Glazing in this application shall comply with
Section 2406.4, Item 7.
3.Glazing in walls perpendicular to the plane of the door in a closed
position, other than the wall towards which the door swings when
opened, in one- and two-family dwellings or within dwelling units in Group
R-2.
7.Glazing in an individual fixed or operable panel, other than those
locations described in Items 5 and 6, which meets all of the following
conditions:
7.1 Exposed area of an individual pane greater than 9 square feet
(0.84 m square)
7.2 Exposed bottom edge less than 18 inches (457 mm) above the
floor.
7.3 Exposed top edge greater than 36 inches (914 mm) above the
floor.
7.4 One or more walking surfaces within 36 inches (914 mm)
horizontally of the plane of the glazing.
EXCEPTION: Safety glazing for Item 7 is not required for the
following installations:
1.A protective bar 1 1/2 inches (38mm) or more in height, capable
of withstanding a horizontal load of 50 pounds plf (730 N/m) without
contacting the glass, is installed on the accessible sides of the glazing 34
inches to 38 inches (864 mm to 965 mm) above the floor.
2. The outboard pane in insulating glass units or multiple glazing
where the bottom exposed edge of the glass is 25 feet (7620 mm)
or more above any grade, roof, walking surface or other horizontal
or sloped (within 45 degrees of horizontal) (0.78rad) surface
adjacent to the glass exterior.
8.Glazing in guards and railings, including structural baluster panels
and nonstructural in-fill panels, regardless of area or height above a
walking surface.
9.Glazing in walls and fences used as the barrier for indoor and
outdoor swimming pools, hot tubs and spas where all of the following
conditions are present:
9.1 The bottom edge of the glazing on the pool or spa side is less
than 60 inches (1524 mm) above a walking surface on the pool
or spa side of the glazing; and
9.2 The glazing is within 60 inches (1524 mm) horizontally of the
water's edge of a swimming pool or spa.
10.Glazing adjacent to stairways, landings and ramps within 36 inches
(914mm) horizontally of a walking surface; when the exposed surface of
the glass is less than 60 inches (1524mm) above the plane of the
adjacent walking surface.
11.Glazing adjacent to stairways within 60 inches (1524mm)
horizontally of the bottom tread of a stairway in any direction when the
exposed surface of the glass is less than 60 inches (1524mm) above the
nose of the tread.
EXCEPTION: Safety glazing for Item 10 or 11 is not required for the
following installations where:
1.The side of a stairway, landing, or ramp which has a guardrail or
handrail, including balusters or in-fill panels, complying with the provisions
of Sections 1013 and 1607.7; and
2.The plane of the glass is greater than 18 inches (457mm) from the
railing.
2019 California Building Code
2406.4.1 Exceptions
The following products, materials and uses shall not be considered
specific hazardous locations:
1.Openings in doors through which a 3-inch (76mm) sphere is unable
to pass.
2.Decorative glass in Section 2406.4, Item 1, 6, or 7.
3.Glazing materials used as curved glazed panels in revolving doors.
4.Commercial refrigerated cabinet glazed doors.
5.Glass-block panels complying with Section 2101.2.5.
6.Louvered windows and jalousies complying with the requirements
of Section 2403.5
7.Mirrors and other glass panels mounted or hung on a surface that
provides a continuous backing support.
Mandatory Cal Green Building Standards2
Site Development - CGBSC 4.106.3
1. Construction plans shall indicate how the site grading or
drainage system will manage all surface water flows to keep
water from entering buildings. Examples of methods to manage
surface water include, but are not limited to, the following:
1.1 Swales
1.2 Water collection and disposal systems
1.3 French drains
1.4 Water retention gardens
1.5 Other water measures which keep surface water away
from building and aid in groundwater recharge
Indoor Water Use - CGBSC 4.303
1. Indoor water fixtures must incorporate the fixture flow rates of
Section 4.303
Fixture Type /Flow Rate
Lavatory faucets 1.5gpm @ 80psi
Kitchen Faucets 1.8gpm @ 80psi
Water closets (toilets)1.28gpm @ 80psi
Showerheads 2gpm @ 80psi
Outdoor Water Use - CGBSC 4.304.1
1. Irrigation controllers must be weather (rain sensor) or soil
moisture based controllers.
Rodent Proofing - CGBSC 4.406.1
1. Openings in sole/bottom plates at exterior walls shall be
protected against the passage of rodents by closing such
openings with cement mortar, concrete masonry or a similar
method acceptable to the enforcing agency.
Construction Waste Reduction - CGBSC 4.408
1. A construction waste management plan shall be submitted at
plan check and comply with the Orange County Mandatory
Construction and Demolition Recycling Policy and Program.
Building Maintenance and Operation - CGBSC 4.410
1.0 At final inspection, a manual on building maintenance and
operation must be provided, which includes all of the following:
1.1 Operation and maintenance instructions for all
equipment and appliances.
1.2 Roof and yard drainage including gutters and
downspouts.
1.3 Space conditioning systems including condensers
and air filters.
1.4 Landscape and irrigation systems.
1.5 Water reuse systems.
1.6 Recycle programs and locations.
1.7 Public transportation and carpool options.
1.8 Educational material on the positive impacts of
maintaining indoor relative humidity between 30 and
60 percent.
1.9 Information about water conserving landscape and
irrigation design.
1.10 Importance of gutters and downspouts and diverting
water at least 5 ft. from buildings.
1.11 Information on routine maintenance such as caulking,
painting, grading, etc.
1.12 Information about state solar energy and incentive
programs.
1.13 A copy of all special inspection verifications required
by the enforcing agency.
Fireplaces - CGBSC 4.503
1. Gas fireplace must be of the direct-vent sealed-combustion
chamber type.
Pollution Control - CGBSC 4.504
1. All duct and related distribution component openings must be
covered with tape or other approved means to prevent dust
accumulation.
2. Adhesives, sealants, and caulks must meet minimum VOC limits
(see VOC Limits Handout).
3. Paints and coatings must meet minimum VOC limits (see VOC
Limits Handout).
4. Aerosol Paints and coatings shall meet the Product-Weighted
MIR Limits for ROC in Section 94522(a)(3) and other requirements,
including prohibitions on use of certain toxic compounds and
ozone depleting substances, in Sections
94522(c)(2) and (d)(2) of California Code of Regulations, Title 17,
commencing with Section 94520.
5. All carpet installed in the building interior shall meet the testing
and product requirements of one of the following:
6.Carpet and Rug Institute's Green Label Plus
Program.
7.California Department of Public Health Standard
Practice for the testing of VOC's (Spec. 01350).
8.NSF/ANSI 140 at the Gold Level.
9.Scientific Certifications Systems Indoor Advantage
Gold.
10.All carpet cushion installed in the building interior shall
meet the requirements of the Carpet and Rug
Institute Green Label Program.
11.All carpet adhesive shall meet minimum VOC limits
(see VOC Limits Handout)
12.Where resilient flooring is installed, at least 80 percent
of floor area receiving resilient flooring shall comply
with the VOC emission limits defined in Collaborative
for High Performance Schools (CHPS) Low- emitting
Materials List or certified under the Resilient Floor
Covering Institute (RFCI) Floor Score program.
13.Hardwood plywood, particleboard and medium
density fiberboard composite wood products used on
the interior or exterior of the building shall meet the
requirements for formaldehyde as specified in ARB's Air
Toxics Control Measure for Composite Wood (17 CCR 93120
et seq.), by or before the dates specified in those sections,
as shown in Table 4.504.5
Table 4.504.5
Formaldehyde Limits in PPM (parts per million)
Product Limit
Hardwood plywood veneer core 0.05
Hardwood plywood composite core 0.05
Particleboard 0.09
Medium Density Fiberboard 0.11
Thin Medium Density Fiberboard 0.13
14.Documentation for the items listed above must be
made available to your inspector upon request.
Interior Moisture Control - CGBSC 4.505
1. A capillary break shall be installed and shall consist of the
following: a 4-inch thick base of ½ inch or larger clean aggregate
shall be provided with a vapor barrier in direct contact with
concrete and a concrete mix design, which will address bleeding,
shrinkage, and curling, shall be used. For additional information,
see American Concrete Institute ACI 302.2R-06. An equivalent
slab design by a design professional is acceptable.
Moisture Content of Building Materials - CGBSC 4.505.3
1. Building materials with visible signs of water damage shall not
be installed
2. Wall and floor framing shall not be enclosed when the framing
members exceed 19 percent moisture content
3. Moisture content shall be verified in compliance with the
following:
3.1 Moisture content shall be determined with either a
probe-type or contact-type moisture meter.
3.2 Moisture readings shall be taken at a point 2 feet to
4 feet from the grade stamped end of each piece to
be verified.
3.3 At least three random moisture readings shall be
performed on wall and floor framing with provided
immediately prior to enclosure of the wall and floor
framing.
4. Insulation products which are visibly wet or have high moisture
content shall be replaced or allowed to dry prior to enclosure in
wall or floor cavities.
5. Wet-applied insulation products shall follow the manufacturers
drying recommendations prior to enclosure.
Indoor Air Quality and Exhaust - CGBSC 4.506
1. For bathrooms containing a bathtub, shower, or tub/shower
combination, a mechanical exhaust fan which exhaust directly
from the bathroom must be installed.
2. Fans must be ENERGY STAR complaint and be ducted to
terminate outside the building.
3. Unless functioning as a component of a whole house
ventilation system system, fans must be controlled by humidistat
which shall be readily accessible.
3.1 Humidistat controls shall be capable of adjustment
between a relative humidity range of 50 to 80 percent.
Environmental Confort - CGBSC 4.507
2.0 Heating and air-conditioning systems shall be sized, designed
and have their equipment selected using the following methods:
2.1 The heat loss and heat gain is established according
to ACCA Manual J, ASHRAE handbooks or other
equivalent design software methods.
2.2 Duct systems are sized according to ACCA 29-D
Manual D, ASHRAE handbooks or other equivalent
design software or methods.
2.3 Select heating and cooling equipment according to
ACCA 36-S Manual S or other equivalent design
software or methods.
2.4 Use of alternate design temperatures necessary to
ensure the systems function are acceptable.
Door & Window Schedule
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
CL
L
I
N
D
A
I
S
L
E
LOT 55
LOT 53
N
7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
N18°05'02"E 124.00'
N18°05'02"E 124.00'
N
7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
DN
DN
DN
DN
54 Linda Isle
APN: 050-461-07
Lot 54
(E
)
P
l
a
n
t
e
r
(E
)
P
l
a
n
t
e
r
(E) Off-Street Parking
(E) Off-Street Parking
(E) Driveway
(E) Dock to remain,
No proposed work
N 18° 05' 02" E 124.00'
N 18° 05' 02" E 124.00'
Fire Element, max 16" height
Re: Landscape
Existing Tree to be
Removed
(E) Tree to be Removed
26'-0" to Face of Residence
Existing Site Wall to
Remain
Existing Site Wall to
Remain
Neighboring Residence,
including (E) window locations
Neighboring Residence,
including (E) window locations
25'-0" Setback
11'-0" to Face of
Residence
10'-0" Setback
Deck Above
4'
-
0
"
SB
9'-
0
"
4'
-
0
"
SB
Water Feature
(N) Sideyard Gate
(N) Sideyard Gate
AC Condensers
28'-0"
14'-0"
(E) Planter
Line of Interior Garage
Clear space
Setback LineLine of Roof Above
(E)FS: 9.01'
(E)FS: 9.06'
(E)TC: 9.53'
(E)FS: 9.06'
(E)FS: 9.11'
(E)FS: 9.17'
(E)FS: 9.58'
FS: 9.90'
(E)FS: 9.71'
(E)TC: 9.65'
(E)TC: 9.69'
(E)FS: 9.47'
(E)TC: 9.64'
(E)FS: 9.41'
(E) SL
(E)TW: 15.69'(E)TW: 11.33'(E)TW: 15.32'
(E)TW: 11.70'(E)TW: 15.20'
(E)FS: 8.93'
FS: 10.90'
(E)FS: 8.89'
FS: 10.90'
FS: 10.90'
FS: 10.90'
4'
-
8
12"
⅊
⅊
⅊
Note:No building elements may encroach
into common walkway easement, including
roof elements. Existing elements encroaching
into setback can only receive new finish. No
additional elements with the exception of
rain gutters may be added.
Association brick finish must extend to the
face of all building elements. to include face
of building, fence, site walls, raised planters
and on grade planters.
⅊
21'-4" clr.
20
'
-
5
"
c
l
r
.
FS: 10.90'
22'-5"6'-7"10'-0"48'-0"
20
'
-
1
1
"
16
'
-
1
"
9'-6"23'-8"24'-10"
2'-0"
24'-7"4'-5"
21
'
-
7
"
10
'
-
5
"
FF: 10.90'
Established Grade Calculation
Per NBZC 20.30.040.B.2
9.79' (#1)
9.91' (#2)
9.27' (#3)
+9.35' (#4)
38.06' / 4 =9.58'
Max Height: 33.58' - Flat
38.58' - Sloping > 3:12
(E)FS: 9.79'
#1
#2
(E)FS: 9.27'
#3
(E)FS: 9.35'
#4
FF: 10.90'
FS: 9.73'
DN
DN
FS: 9.90'
18" max depth
Pl
a
n
t
e
r
Planter Planter on (E) grade
Pl
a
n
t
e
r
PA
PA
PA
PA
Planter
FS: 9.90'FS: 9.90'
FS: 10.90'
5'-
0
"
AC SB
1'
-
0
"
2'
-
3
"
8"
5'
-
8
"
1"
5'
-
9
"
Window
Window Window
Window Window
Win.
Win.
Win.Window Window Window Window Window Window
(N)Gate: 15.69'
(E) Tree
Note: Homeowner may be
required to replace tree in
association landscape island if
trenching for any utility/drain
lines damages roots of the tree.
Association brick finish must
extend to the face of all building
elements. to include face of
building, fence, site walls, raised
planters and on grade planters.
5'-
0
"
4'
-
0
"
SB
4'
-
0
"
SB
TW: 11.40'
(E)TW: 15.99'
20'-0" Assoc.
Parking/Driveway Easement
5'-0"
Assoc.
Common
Walkway
Ease.
CoNB Required Sewer Cleanout
must be located in public R-O-W,
per STD 406. Cleanout must not be
installed in Association Easement
for Walkway/Driveway/Parking
Planter on (E)Grade
(E)FS: 9.18'
At raised planter, provide CMU
sub wall adjacent to PL wall per III.
"ARCHITECTURAL STANDARDS"
section, item no 13h.
T.O. Rail: 14.40'
N
7
1
°
5
4
'
5
8
"
W
45
.
0
0
'
Li
n
d
a
I
s
l
e
D
r
i
v
e
℄
Roof Above
Roof Above
N
7
1
°
5
4
'
5
8
"
W
45
.
0
0
'
New Bulkhead railing,
42" height abv. FS
(E)FS: 9.85'
TW: 11.40'
(E)FS: 9.91'
(E)FS: 9.78'
(E)FS: 9.89'
(E)FS: 9.77'(E)FS: 9.87'
(E)TW: 14.95'
(E)FS: 9.66'
(E)TW: 11.24'
(E)FS: 9.27'
(E)FS: 10.21'
(E)TW: 11.87'
(E)FS: 9.22'(E)FS: 8.31'
TW: 13.90'
(E)FS: 10.43'TW: 15.90'
(E)FS: 10.15'
(E)FS: 9.77'
(E)TW: 15.56'
(E)FS: 9.94'
(E)4'-10"
(E)4'-10"
(E
)
2
9
'
-
1
0
"
(E
)
5
'
-
3
"
Cantilever
Ca
n
t
i
l
e
v
e
r
Cantilever
Hatch denotes existing
Cantilevered Deck to remain,
No change
Ne
w
p
o
r
t
B
a
y
(E
)
9
'
-
1
1
"
Scale: 1/8" = 1'-0"1 Site Plan
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Site Plan
North
Project Address:
Owner:
Project Description:Existing Single Family Residence to be Demolished
New Single Family Residence
Occupancy:Group R-3/U
Number of Stories:2
Construction:Type V-B, Sprinklered
Zoning District:R-1
Design Professional in
Responsible Charge:
Scott Laidlaw - Laidlaw Schultz Architects
3111 Second Ave Corona Del Mar, CA 92625
Phone: 949.645.9982 Fax: 949.645.9554
E-mail: slaidlaw@lsarchitects.com
Gloria Mariman
54 Linda Isle
Newport Beach, CA 92660
Email: nbgloria@sbcglobal.net
54 Linda Isle
Newport Beach, CA 92660
Legal Description:
Assessor's Parcel Number:050-461-07
Lot 54 of Tract No. 4003
5,580 s.f.
6584.4 s.f.
3,292.2 s.f.
FAR (2 x Buildable Area):
Buildable Area:
Lot Area:
Area Calculation:
Proposed
First Floor 1863 sf
Second Floor 2128 sf
Total Living Area 3,991 sf
Garage Area: 712 sf
Decks: 311 sf
Building Height:26'-0"
Parking:2 Covered
600 s.f. (600 > 493.8 - 15% of Buildable Area)Open Volume Area:
General Notes3
1.Provide 2% slope grade away from structures within 5'-0" of structure.
2.Provide approved backwater drainage valve for fixtures located below the elevation of next upstream manhole
cover. Fixtures above this elevation shall not discharge through valve.
3.All downspouts, area drains and planter drains to be connected to solid drainlines and conveyed to street or to
sump and pumped back to street.
4.An approved encroachment permit is required for all work activities within the public right-of-way.
5.If any of the existing public improvements surrounding the site is damaged, new concrete sidewalk, curb and gutter,
alley/street pavement, and other public improvements will be required by the City at the time of private
construction completion. Additionally, if existing utilities infrastructure are deemed substandard, a new 1-inch water
service, water meter box, sewer lateral and/or cleanout with box and lid will be required. 100% of the cost shall be
borne by the property owner (Municipal Codes 14.24.020 and 14.08.030). Said determination and the extent of the
repair work shall be made at the discretion of the Public Works Inspector.
6.An encroachment agreement is required for all non-standard improvements within the public right-of-way. All
non-standard improvements shall comply with City Council Policy L-6
7.All work related to water in the public right-of-way shall be performed by a C-34 licensed Pipeline Contractor of an
A Licensed General Engineering Contractor.
8.All work related to wastewater in the public right-of-way shall be performed by a C-42 licensed Sanitation Sewer
Contractor or an A Licensed General Engineering Contractor.
9.Contractor shall provide drip pans throughout construction for workers cars. Contractor shall be responsible for any
damage to pavers in adjacent parking stalls
10.The Association will not approve the use of the 5'-0" walkway or 20'-0" driveway/Guest parking/ Planter easement for
homeowner purposes. Filtration Systems must be within the property, not in the 20'-0" driveway/parking or the 5'-0"
Association walkway easement.
11.The Association does not approve any water filtration apparatus within the association planters.
12.If the City requires a trench drain at the end of the driveway and guest parking, the Association will allow the
installation. Trench drain must be depicted on your plans submitted to Association. Submit trench drain section
specification for Association approval.
13.Contractor shall schedule pre-construction meeting with Architectural administrator to observe pre-construction
condition of Association elements
Project Data2Vicinity Map5 Scope of Work4Scale: 1" = 28'-0"
1.Demolish existing single-family residence
2.New Single Family Residence with attached garage
3.New Bulkhead extension per Newport Beach Standards
DN
DN
DN
DN
UPDN100
Garage
FF: 10.00'
102
Powder
103
Laundry
-
Courtyard
104
Dining Room
107
Foyer
109
Living Room
108
Kitchen
105
Back Kitchen
106
Pantry
Fountain
FF: 10.90'
FF:
10.90'
-
Terrace
⅊
⅊
⅊
87'-0"
48'-0"10'-0"6'-7"22'-5"
1'-0"
3'
-
3
"
2'
-
3
"
2'-0"22'-5"8'-7"15'-0"
36
'
-
4
"
5'-
8
"
25
'
-
0
"
5'
-
8
"
23'-8"24'-10"24'-7"
21
'
-
7
"
10
'
-
8
"
4'
-
9
"
4'-5"
4'-5"
30
'
-
1
0
"
c
l
r
.
11'-1"4'-5"
10
'
-
5
"
20
'
-
5
"
5'
-
7
"
13
'
-
1
0
"
1'
-
0
"
11
'
-
0
"
10'-0"
9'-6"
5'-0"
4'
-
1
0
"
11
'
-
1
"
15'-0"4'-10"
6'-6"
14'-7"
16
'
-
1
"
81
2"
10
'
-
3
"
4'
-
6
"
9'
-
4
"
5'
-
1
1
"
3'-6"10'-0"8'-11"
22'-5"8'-2"
5'-
1
0
"
13'-3"
4'-8"11'-7"
4'-10"4'-4"
5'
-
0
"
4'-
3
"
8'-7"20'-8"4'
-
6
"
5'
-
5
"
4'
-
4
"
5'-
6
"
14'-5"10'-7"
12
'
-
3
"
4'-
1
0
"
4'-4"6'-6"A.400
3
A.
4
0
0
1
A.
4
0
0
1
A.
4
0
0
2
A.
4
0
0
2
A.400
3
A.300
3
A.301
1
A.
3
0
0
1 A.
3
0
0
2
1'-0"
100
A
100
C
103
102
100
B
104
B
105
B
105
A
109
107
A
107
B
104
A
000
A
000
B
11102742415
25
26
39
4 2411101135
30
1720R@7.05"7
7
38
37
32
10
2
3
18
10
11
23
22
7
6
6
6
9
48 48
4'-4"
4'-2"
1510
2'
-
0
"
7'
-
1
"
2'-
0
"
2'-3"
8'-8"3'-11"
G
53
4'-10"
6'-5"5'-11"
FS: 9.80'
FS: 9.90'
FS: 10.13'
25'-0" Association Easement
10'-0" 'Front'
Association Easement
10'-0" Deck Setback
26'-0"
1'-0"
11'-0"
1'-0"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
4'-
0
"
55
56
56
55
55 56
55
56
55 565556
Project T-24 Orientation
Right
Left
Front Back
C1
C2 C3 C4
C5 C6
C7
1'-9"4'-2"3'-11"3'-7"
1'-7"
C8
Cl.104
C
·All dimensions are to be to the finished face or centerline of the
partition U.N.O.
·G.C. to layout (in paint) the locations of all partitions, doors, lighting,
ceiling elements, sprinklers, switches, dimmers, thermostats, power &
comm. outlets, millwork and furniture for approval by the Architect prior
to construction.
·It is the responsibility of the contractor to bring to the attention of
the Architect any field conditions that do not allow construction or
installation as drawn.
·Do not scale drawings. Dimensions as indicated take precedent
over drawings.
·Provide continuous metal backing for reinforcing of walls to hang
millwork, furniture shelving or cabinetry.
·Provide millwork shop drawings for Architect's approval. Millwork to
comply with the recommendations of the Woodwork Institute of
California (WIC).
·Any door hardware associated with millworker provided doors is to
be ordered by the millworker.
·G.C. to provide full-time superintendents' supervision on the project.
·For pre-fabricated stairs, shop drawings to be approved by Building
Plan Check prior to installation
·G.C. to schedule meeting with HOA Architectural Administrator at
time of roofing material delivery to confirm conforming metal roofing
material.
Note: All new wall cavities to be fully filled w/
insulation. Coordinate w/ Title 24.
1. Tub, Shower, or Tub/Shower combination w.
anti-scalding fixtures. Provide 12" round
cleanouts. Wall covering of shower shall be tile,
or approved equal, to a height of min. 72" abv.
drain inlet. Float tile over cement plaster
backing. Single shower head not to exceed 2
gpm at 80psi. Multiple shower heads combined
flow rate not to exceed 2gpm at 80psi.
2.Water Closet - 1.28 gallon /flush to meet
standards set by American National Inst. Stds.
A112.19.2 H and S Code. Conceal water supply.
Provide 30" clear width & 24" min. clear in front of
watercloset. Provide adjacent area drain.
3.Lavatory - 1.5 gpm at 80psi
4.Kitchen Sink & garbage disposal w/ Faucet - Not
to exceed 1.5 gpm @ 60 psi. Provide Instahot and
water filtration
5.Line of Rafters above
6.Line of roof above
7.Line of soffit above
8.Concealed Gutter & Downspout, tie to hard line
drainage system
9.Line of floor, deck above
10.Built-in cabinet & counter @ +36" AFF
11.Upper cabinets
12.Pole and shelf
13.Combo Area and Overflow roof drain
14.NOT USED
15.Full height Millwork
16.34"-38" high handrail
17.+42" high guardrail
18.Utility Sink
19.Location for future solar panels, 40"x64"
20.Provide min. 5/8" Type 'X' GWB @ underside of
floor framing, abv.
21.Isokern 46" Maximus Series Direct Vent
(80D46)(Gas-Only) Fireplace & Chimney System.
Tested & Listed by ICC ESR-4873. Re: A.001f for
Specs & Certification
22.Washing machine. Shall be qualified ENERGY
STAR appliance with maximum water use factor
of 6 gallons per cubic feet of drum capacity
(NBMC 15.11.010)
23.Clothes dryer. 4" Ø vent w/ max. (2) 90° bends,
14' max run. Exhaust vent duct shall terminate at
exterior of building. Equip w/ back draft damper.
24.Dishwasher shall be qualified ENERGY STAR
appliance with maximum water use as follows
(NBMC 15.11.010) Standard Dishwasher: 4.25
gallons per cycle, Compact Dishwashers: 3.5
gallons per cycle
25.Scheduled Integrated 30" built-in Refrigerator
26.Scheduled Integrated 30" built-in Freezer
27.48" Professional Range w/ exhaust hood
28.Utility Sink
29.LED Television, owner supplied. Provide backing
as required for wall mounting. Provide conduit to
A/V cabinet.
30.Pantry shelves
31.Pull-out trash drawer
32.Bar Sink
33.Combo Area and Overflow deck drains
34.Mirror, Re: Interiors
35.Built-in Cabinet & counter @+42" AFF
36.Built-in Cabinet & counter @+24" AFF
37.Under Counter Ice Maker
38.Under Counter Refrigerator
39.Elevator machine space - Pump & Controller.
Provide min clear space 36" x 30" space located
directly in front of controller.
40.Shade Pocket
41.Mantle
42.Hearth
43.Specified pavers o/ pedestals o/ Dex-O-Tex
waterproof membrane ICC# ESR-1757. Slope to
drain, 2% min.
44.Shower niche, Re: Interiors
45.Bench, +18" AFF
46.Electric Meter, Re: Electrical
47.HVAC chase as req'd. Coordinate w. MEP &
Arch. prior to construction. Firestop @ floor
penetration per mfr specifications.
48.A/C units, Re: T-24 requirements, Acoustical
report & MEP. Provide AC disconnect. AC type
and location require a deferred submittal for
review and approval for a separate permit.
Separate permit must be obtained prior to
running refrigeration lines, electrical
conduit/conductors and disconnect.
49.Built-in Shelves
50.Attic Access - 22" x 30" min.
51.Class 'A' Flintlastic Modified Bitumen roof
covering by Certainteed, ICC# ESR-1388.
52.16 oz. Natural-aging Copper Standing seam
roofing o/ Certainteed Metalayment 60 mil.
underlayment. ICC ESR-1492.
53.Tankless Water Heater; Provide 120V electrical
receptacle w/in 3 feet, Cat. III or IV vent, or Type
B vent w/ straight pipe, Condensate drain that is
no more than 2 inches higher than the finish
surface below, and a gas supply line with
available copacity for not less than a 200,000
BTU/hr system.
54.+42" Partial height wall guardrail
55.Internal downspout, Overflow to be piped
separately.
56.Bronze Downspout nozzle by Jay R. Smith MFG.
Co.
Fire Seperation Wall - 1/2"
min GWB shall be applied
to garage side
2x4 Stud Wall
2x6 Stud Wall
Concrete Retaining wall
Re: Struct. for thickness
Provide GWB o/ furring
channel & Insul. per T-24.
Board Formed Concrete
wall
Scale: 1/4" = 1'-0"1 First Floor Plan
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Floor Plans
Notes5 General Notes Legend23Plan Notes4
·All dimensions are to be to the finished face or centerline of the
partition U.N.O.
·G.C. to layout (in paint) the locations of all partitions, doors, lighting,
ceiling elements, sprinklers, switches, dimmers, thermostats, power &
comm. outlets, millwork and furniture for approval by the Architect prior
to construction.
·It is the responsibility of the contractor to bring to the attention of
the Architect any field conditions that do not allow construction or
installation as drawn.
·Do not scale drawings. Dimensions as indicated take precedent
over drawings.
·Provide continuous metal backing for reinforcing of walls to hang
millwork, furniture shelving or cabinetry.
·Provide millwork shop drawings for Architect's approval. Millwork to
comply with the recommendations of the Woodwork Institute of
California (WIC).
·Any door hardware associated with millworker provided doors is to
be ordered by the millworker.
·G.C. to provide full-time superintendents' supervision on the project.
·For pre-fabricated stairs, shop drawings to be approved by Building
Plan Check prior to installation
·G.C. to schedule meeting with HOA Architectural Administrator at
time of roofing material delivery to confirm conforming metal roofing
material.
Note: All new wall cavities to be fully filled w/
insulation. Coordinate w/ Title 24.
1. Tub, Shower, or Tub/Shower combination w.
anti-scalding fixtures. Provide 12" round
cleanouts. Wall covering of shower shall be tile,
or approved equal, to a height of min. 72" abv.
drain inlet. Float tile over cement plaster
backing. Single shower head not to exceed 2
gpm at 80psi. Multiple shower heads combined
flow rate not to exceed 2gpm at 80psi.
2.Water Closet - 1.28 gallon /flush to meet
standards set by American National Inst. Stds.
A112.19.2 H and S Code. Conceal water supply.
Provide 30" clear width & 24" min. clear in front of
watercloset. Provide adjacent area drain.
3.Lavatory - 1.5 gpm at 80psi
4.Kitchen Sink & garbage disposal w/ Faucet - Not
to exceed 1.5 gpm @ 60 psi. Provide Instahot and
water filtration
5.Line of Rafters above
6.Line of roof above
7.Line of soffit above
8.Concealed Gutter & Downspout, tie to hard line
drainage system
9.Line of floor, deck above
10.Built-in cabinet & counter @ +36" AFF
11.Upper cabinets
12.Pole and shelf
13.Combo Area and Overflow roof drain
14.NOT USED
15.Full height Millwork
16.34"-38" high handrail
17.+42" high guardrail
18.Utility Sink
19.Location for future solar panels, 40"x64"
20.Provide min. 5/8" Type 'X' GWB @ underside of
floor framing, abv.
21.Isokern 46" Maximus Series Direct Vent
(80D46)(Gas-Only) Fireplace & Chimney System.
Tested & Listed by ICC ESR-4873. Re: A.001f for
Specs & Certification
22.Washing machine. Shall be qualified ENERGY
STAR appliance with maximum water use factor
of 6 gallons per cubic feet of drum capacity
(NBMC 15.11.010)
23.Clothes dryer. 4" Ø vent w/ max. (2) 90° bends,
14' max run. Exhaust vent duct shall terminate at
exterior of building. Equip w/ back draft damper.
24.Dishwasher shall be qualified ENERGY STAR
appliance with maximum water use as follows
(NBMC 15.11.010) Standard Dishwasher: 4.25
gallons per cycle, Compact Dishwashers: 3.5
gallons per cycle
25.Scheduled Integrated 30" built-in Refrigerator
26.Scheduled Integrated 30" built-in Freezer
27.48" Professional Range w/ exhaust hood
28.Utility Sink
29.LED Television, owner supplied. Provide backing
as required for wall mounting. Provide conduit to
A/V cabinet.
30.Pantry shelves
31.Pull-out trash drawer
32.Bar Sink
33.Combo Area and Overflow deck drains
34.Mirror, Re: Interiors
35.Built-in Cabinet & counter @+42" AFF
36.Built-in Cabinet & counter @+24" AFF
37.Under Counter Ice Maker
38.Under Counter Refrigerator
39.Elevator machine space - Pump & Controller.
Provide min clear space 36" x 30" space located
directly in front of controller.
40.Shade Pocket
41.Mantle
42.Hearth
43.Specified pavers o/ pedestals o/ Dex-O-Tex
waterproof membrane ICC# ESR-1757. Slope to
drain, 2% min.
44.Shower niche, Re: Interiors
45.Bench, +18" AFF
46.Electric Meter, Re: Electrical
47.HVAC chase as req'd. Coordinate w. MEP &
Arch. prior to construction. Firestop @ floor
penetration per mfr specifications.
48.A/C units, Re: T-24 requirements, Acoustical
report & MEP. Provide AC disconnect. AC type
and location require a deferred submittal for
review and approval for a separate permit.
Separate permit must be obtained prior to
running refrigeration lines, electrical
conduit/conductors and disconnect.
49.Built-in Shelves
50.Attic Access - 22" x 30" min.
51.Class 'A' Flintlastic Modified Bitumen roof
covering by Certainteed, ICC# ESR-1388.
52.16 oz. Natural-aging Copper Standing seam
roofing o/ Certainteed Metalayment 60 mil.
underlayment. ICC ESR-1492.
53.Tankless Water Heater; Provide 120V electrical
receptacle w/in 3 feet, Cat. III or IV vent, or Type
B vent w/ straight pipe, Condensate drain that is
no more than 2 inches higher than the finish
surface below, and a gas supply line with
available copacity for not less than a 200,000
BTU/hr system.
54.+42" Partial height wall guardrail
55.Internal downspout, Overflow to be piped
separately.
56.Bronze Downspout nozzle by Jay R. Smith MFG.
Co.
Fire Seperation Wall - 1/2"
min GWB shall be applied
to garage side
2x4 Stud Wall
2x6 Stud Wall
Concrete Retaining wall
Re: Struct. for thickness
Provide GWB o/ furring
channel & Insul. per T-24.
Board Formed Concrete
wall
DN
200
Bedroom
FF: 22.65'
203
Bedroom
201
Bath
202
Closet
204
Closet
206
Linen
205
Bath
207
Study/Gym 208
Master Closet
-
Deck
210
Master Bedroom
-
Deck
209
Master Bath
FF:
22.65'
FF: 22.65'
-
Deck
FS: 22.65'
FS: 22.65'
T.O. Trellis: 23.25'
⅊
⅊
⅊
36
'
-
4
"
5'
-
8
"
5'
-
8
"
82'-7"4'-5"1'-0"
25'-0"33'-0"24'-7"
31
'
-
0
"
48'-0"34'-7"
10'-0"15'-0"15'-6"17'-6"8'-0"16'-7"
14
'
-
1
0
"
5"
5"
9'-6"7'-0"8'-6"
8'-2"
16
'
-
1
"
8'-0"5'-0"5'-0"5'-0"5'-0"5'-0"
2'-3"
11'-11"12'-8"
7'-
1
"
2'-
0
"
2'
-
0
"
10
'
-
5
"
15
'
-
9
"
4'
-
1
0
"
20
'
-
7
"
6'-0"11'-6"
3'
-
3
"
5'-0"5'-0"
15
'
-
3
"
4'
-
6
"
10'-0"15'-0"4'-9"11'-3"
8'-0"6'-0"
2'
-
6
"
8'
-
6
"
19
'
-
0
"
13'-0"4'-4"3'-6"
4'
-
6
"
10
'
-
3
"
5'
-
1
"
6'-
0
"
9'
-
4
"
9'-6"5'-5"15'-11"
7'
-
4
"
9R
@
7
.
0
5
"
4'
-
0
"
4'-
1
0
"
4'-0"1'-4"4'-0"
11'-11"
5'-
8
"
5'-
0
"
4'
-
6
"
14
'
-
8
"
12'-8"7'-0"4'-4"
10
"
5'
-
5
"
8'
-
5
"
5'
-
1
"
3'-0"11'-6"
A.400
3
A.
4
0
0
1
A.
4
0
0
1
A.
4
0
0
2
A.
4
0
0
2
A.400
3
A.300
3
A.301
1
A.
3
0
0
1 A.
3
0
0
2
200
B 200
A
203
A203
B
204
206
205
B205
A
202
201
A
201
B
207
A
207
B
208
210
A
210
B
209
A
209
D
209
E
209
C
209
B
207
C
210
C
7'-10"3'-0"
FS: 22.65'
39
20R@7.05"17 16
6
6
6
17
17
54
6 6
6
1
3
10
2
1
103
2 10 3
1
1
10 32
1515
57
5
5
5
7
2
33
33
33
33
25
'
-
0
"
9"
5'
-
8
"
9'
-
9
"
3'-10"4'-10"5'-3"2'-4"8'-7"
7'
-
1
1
"
2'
-
6
"
14'-7"6'-1"2'-11"4'-7"4'-7"
3'-6"4'-0"
7'-10"7'-8"2'-11"
9'-
8
"
6"
8'-0"
6'-8"1'-9"4'-7"4'-8"
5"
15
15
25'-0" Association Easement
10'-0" 'Front'
Association Easement
10'-0" Deck Setback
1'-0"
81
2"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
4"
2'
-
3
"
11
"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
5'
-
0
"
5'
-
0
"
1'
-
0
"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
1'
-
0
"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
5'-5"
4'-2"11"4'-2"4"4"
WindowWindowWindowWindowWindowWindow
Window
Window
43
43
43
55
52 13
13
13 13
55
55
55
55
55
Project T-24 Orientation
Right
Left
Front Back
C14C15C16C19C18C17
C20C21
D2 D1
B10
B11
abv.
abv.
B12
abv.
B13
abv.
B14
abv.
B15
abv.
B16
abv.
B4
abv.
B3
abv.
B2
abv.
B1
abv.
C13C12
C9 C10 C11
B5 B6 B7 B8 B9
A1
3'-
6
"
4'-
1
"
3'
-
0
"
Fascia: 21.73'
Fa
s
c
i
a
:
2
1
.
7
3
'
Fascia: 21.73'
EERO
EERO
EERO EERO
EERO
EERO
EERO
EERO
EERO
EERO EERO
Scale: 1/4" = 1'-0"1 Second Floor Plan
Floor Plans
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Notes5 General Notes Legend23Plan Notes4
·All dimensions are to be to the finished face or centerline of the
partition U.N.O.
·G.C. to layout (in paint) the locations of all partitions, doors, lighting,
ceiling elements, sprinklers, switches, dimmers, thermostats, power &
comm. outlets, millwork and furniture for approval by the Architect prior
to construction.
·It is the responsibility of the contractor to bring to the attention of
the Architect any field conditions that do not allow construction or
installation as drawn.
·Do not scale drawings. Dimensions as indicated take precedent
over drawings.
·Provide continuous metal backing for reinforcing of walls to hang
millwork, furniture shelving or cabinetry.
·Provide millwork shop drawings for Architect's approval. Millwork to
comply with the recommendations of the Woodwork Institute of
California (WIC).
·Any door hardware associated with millworker provided doors is to
be ordered by the millworker.
·G.C. to provide full-time superintendents' supervision on the project.
·For pre-fabricated stairs, shop drawings to be approved by Building
Plan Check prior to installation
·G.C. to schedule meeting with HOA Architectural Administrator at
time of roofing material delivery to confirm conforming metal roofing
material.
Note: All new wall cavities to be fully filled w/
insulation. Coordinate w/ Title 24.
1. Tub, Shower, or Tub/Shower combination w.
anti-scalding fixtures. Provide 12" round
cleanouts. Wall covering of shower shall be tile,
or approved equal, to a height of min. 72" abv.
drain inlet. Float tile over cement plaster
backing. Single shower head not to exceed 2
gpm at 80psi. Multiple shower heads combined
flow rate not to exceed 2gpm at 80psi.
2.Water Closet - 1.28 gallon /flush to meet
standards set by American National Inst. Stds.
A112.19.2 H and S Code. Conceal water supply.
Provide 30" clear width & 24" min. clear in front of
watercloset. Provide adjacent area drain.
3.Lavatory - 1.5 gpm at 80psi
4.Kitchen Sink & garbage disposal w/ Faucet - Not
to exceed 1.5 gpm @ 60 psi. Provide Instahot and
water filtration
5.Line of Rafters above
6.Line of roof above
7.Line of soffit above
8.Concealed Gutter & Downspout, tie to hard line
drainage system
9.Line of floor, deck above
10.Built-in cabinet & counter @ +36" AFF
11.Upper cabinets
12.Pole and shelf
13.Combo Area and Overflow roof drain
14.NOT USED
15.Full height Millwork
16.34"-38" high handrail
17.+42" high guardrail
18.Utility Sink
19.Location for future solar panels, 40"x64"
20.Provide min. 5/8" Type 'X' GWB @ underside of
floor framing, abv.
21.Isokern 46" Maximus Series Direct Vent
(80D46)(Gas-Only) Fireplace & Chimney System.
Tested & Listed by ICC ESR-4873. Re: A.001f for
Specs & Certification
22.Washing machine. Shall be qualified ENERGY
STAR appliance with maximum water use factor
of 6 gallons per cubic feet of drum capacity
(NBMC 15.11.010)
23.Clothes dryer. 4" Ø vent w/ max. (2) 90° bends,
14' max run. Exhaust vent duct shall terminate at
exterior of building. Equip w/ back draft damper.
24.Dishwasher shall be qualified ENERGY STAR
appliance with maximum water use as follows
(NBMC 15.11.010) Standard Dishwasher: 4.25
gallons per cycle, Compact Dishwashers: 3.5
gallons per cycle
25.Scheduled Integrated 30" built-in Refrigerator
26.Scheduled Integrated 30" built-in Freezer
27.48" Professional Range w/ exhaust hood
28.Utility Sink
29.LED Television, owner supplied. Provide backing
as required for wall mounting. Provide conduit to
A/V cabinet.
30.Pantry shelves
31.Pull-out trash drawer
32.Bar Sink
33.Combo Area and Overflow deck drains
34.Mirror, Re: Interiors
35.Built-in Cabinet & counter @+42" AFF
36.Built-in Cabinet & counter @+24" AFF
37.Under Counter Ice Maker
38.Under Counter Refrigerator
39.Elevator machine space - Pump & Controller.
Provide min clear space 36" x 30" space located
directly in front of controller.
40.Shade Pocket
41.Mantle
42.Hearth
43.Specified pavers o/ pedestals o/ Dex-O-Tex
waterproof membrane ICC# ESR-1757. Slope to
drain, 2% min.
44.Shower niche, Re: Interiors
45.Bench, +18" AFF
46.Electric Meter, Re: Electrical
47.HVAC chase as req'd. Coordinate w. MEP &
Arch. prior to construction. Firestop @ floor
penetration per mfr specifications.
48.A/C units, Re: T-24 requirements, Acoustical
report & MEP. Provide AC disconnect. AC type
and location require a deferred submittal for
review and approval for a separate permit.
Separate permit must be obtained prior to
running refrigeration lines, electrical
conduit/conductors and disconnect.
49.Built-in Shelves
50.Attic Access - 22" x 30" min.
51.Class 'A' Flintlastic Modified Bitumen roof
covering by Certainteed, ICC# ESR-1388.
52.16 oz. Natural-aging Copper Standing seam
roofing o/ Certainteed Metalayment 60 mil.
underlayment. ICC ESR-1492.
53.Tankless Water Heater; Provide 120V electrical
receptacle w/in 3 feet, Cat. III or IV vent, or Type
B vent w/ straight pipe, Condensate drain that is
no more than 2 inches higher than the finish
surface below, and a gas supply line with
available copacity for not less than a 200,000
BTU/hr system.
54.+42" Partial height wall guardrail
55.Internal downspout, Overflow to be piped
separately.
56.Bronze Downspout nozzle by Jay R. Smith MFG.
Co.
Fire Seperation Wall - 1/2"
min GWB shall be applied
to garage side
2x4 Stud Wall
2x6 Stud Wall
Concrete Retaining wall
Re: Struct. for thickness
Provide GWB o/ furring
channel & Insul. per T-24.
Board Formed Concrete
wall
Roof Plan Notes:
1.Attic Ventilation: No ventilation is required, see below for unvented assembly.
Unvented Attic Assemblies: Per R806.5 the attic assemblies may be unvented under the following
conditions:
A.The unvented attic space must be completely within the building thermal envelope.
B.No interior vapor retarders are installed on the ceiling side (attic floor) of the unvented attic assembly
C.Provide Icynene Classic (LD-C-50) Spray Foam air impermeable insulation only shall be installed on the
underside of the structural roof sheathing.
2.Exposed attic insulation: All exposed insulation materials installed on attic floors shall have a critical radiant
flux of not less than 0.12 watt per square centimeter per ASTM E 970
3.Standing Seam Metal Roof:
Material: Copper, 16 oz sheets min.
Finish: Natural aging
A.Underlayment: MetaLayment by Certainteed, ICC# ESR-1492. Install per Mnft. specs.
Ridge: 36.05'
Ri
d
g
e
:
3
6
.
8
0
'
Ri
d
g
e
:
3
6
.
8
0
'
Eave: 33.80'
Eave: 33.80'
Eave: 33.80'
Eave: 33.80'Eave: 33.80'
Eave: 33.80'
Eave: 33.80'
Facia: 33.56'
Facia: 33.56'
Fa
c
i
a
:
3
3
.
5
6
'
Fa
c
i
a
:
3
3
.
5
6
'
Fa
c
i
a
:
3
3
.
5
6
'
Facia: 33.56'
T.O. Trellis: 23.25'
T.O.
Flue:
38.30'
T.O. Flue: 37.63'
T.O. Flue: 37.63'
⅊
⅊
⅊
3:12 3:12
3:123:12
3:
1
2
3:
1
2
3:
1
2
3:
1
2
3:
1
2
3:
1
2
Ea
v
e
:
3
3
.
8
0
'
Ea
v
e
:
3
3
.
8
0
'
Facia: 33.56'
A.400
3
A.
4
0
0
1
A.
4
0
0
1
A.
4
0
0
2
A.
4
0
0
2
A.400
3
A.300
3
A.301
1
A.
3
0
0
1 A.
3
0
0
2
52
52
52
Facia: 33.56'
WindowWindowWindowWindowWindowWindow
Window
Window
25'-0" Association Easement
10'-0" 'Front'
Association Easement
10'-0" Deck Setback
11"9'-1"
11
"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
3'
-
1
"
1'
-
0
"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
3'-6"
21
2"
4'
-
0
"
A
s
s
o
c
.
Se
t
b
a
c
k
3'
-
9
1 2"
8
8
8
8
8
88
3'
-
0
"
3'
-
6
"
4'
-
1
"
Fascia: 21.73'
Fa
s
c
i
a
:
2
1
.
7
3
'
Fascia: 21.73'
Scale: 1/4" = 1'-0"1 Roof Plan
Roof Plan
Roof Notes / Attic Ventilation Calculation5
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
General Notes Legend23Plan Notes4
DN
DN
DN
DN
UPDN
355 sf
132 sf
127 sf
98 sf
35 sf 876 sf
54 sf
212 sf
54 sf
177 sf
310 sf
22'-5"6'-7"10'-0"14'-10"23'-8"9'-6"
15
'
-
1
0
"
5'
-
9
"
10
'
-
5
"
12'-3"12'-4"
6'-1"
128 sf
22'-11"
17
'
-
8
"
20
'
-
1
1
"
5'-
8
"
24
'
-
1
1
1 2"
5'
-
8
"
37
'
-
0
"
8'-6"
9'-6"
14
'
-
1
0
"
Area Calculation
Note: All new wall cavities to be fully filled w/
insulation. Coordinate w/ Title 24.
Fire Seperation Wall - 1/2"
min GWB shall be applied
to garage side
2x4 Stud Wall
2x6 Stud Wall
Concrete Retaining wall
Re: Struct. for thickness
Provide GWB o/ furring
channel & Insul. per T-24.
Board Formed Concrete
wall
Second Floor:
762
583
156
281
236
23
187
54
2282 sf
< 117 >
< 25 >
2140 sf
Deck:
91
131
50
26
298 sf
Total Living:
1846
2140
3986 sf
Area Calculation
First Floor:
128
35
177
310
876
54
212
54
1846 sf
Garage:
355
132
127
98
712 sf
Scale: 1/4" = 1'-0"1 First Floor Plan - Area Calc
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Area Calculation
5 Area Calcs Legend234
Note: All new wall cavities to be fully filled w/
insulation. Coordinate w/ Title 24.
Fire Seperation Wall - 1/2"
min GWB shall be applied
to garage side
2x4 Stud Wall
2x6 Stud Wall
Concrete Retaining wall
Re: Struct. for thickness
Provide GWB o/ furring
channel & Insul. per T-24.
Board Formed Concrete
wall
Second Floor:
762
583
156
281
236
23
187
54
2282 sf
< 117 >
< 25 >
2140 sf
Deck:
91
131
50
26
298 sf
Total Living:
1846
2140
3986 sf
Area Calculation
First Floor:
128
35
177
310
876
54
212
54
1846 sf
Garage:
355
132
127
98
712 sf
DN
91 sf
762 sf
<117 sf>
583 sf
<25 sf>
131 sf
281 sf 236 sf
187 sf
54 sf
23 sf
156 sf
50 sf
26 sf
Deck
Deck
Deck
Deck
4'-5"24'-7"10'-0"48'-0"
31
'
-
0
"
20
'
-
7
"
33'-0"8'-6"7'-0"9'-6"1'-0"
8'-2"
11
'
-
8
"
16
'
-
1
"
3'
-
3
"
2'
-
5
"
24
'
-
1
1
1 2"
5'
-
8
"
25
'
-
1
0
1 2"
9'-6"
5'
-
0
"
5'-0"
33
'
-
9
"
33
'
-
0
1 2"
Area Calculation
Second Floor:
17
'
-
8
"
Scale: 1/4" = 1'-0"1 Second Floor Plan - Area Calc
Area Calculations
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Notes5 General Notes Legend23Plan Notes4
⅊⅊
Smooth Integral Color
Stucco
Painted Metal
Guardrail
Standing Seam Metal Roof
Southern Buff Limestone Veneer
Painted Metal Fascia
Stained Wood Rafters
Southern Buff Limestone Veneer
Stained Wood Garage Door to Match Siding
Ptd. Aluminum Clad
Windows & Doors, typ.
Painted Metal Fascia
Concealed Gutter
System
10
'
-
1
0
"
26
'
-
0
"
3'
-
6
"
m
i
n
.
3
12
3
12
Max. Height
EL: 36.80'
Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Natural-aging Copper Eave Fascia
A1
B1 B2 B3 B4
200
B
203
B
100
A
000
A
000
B
Fascia
EL: 33.56'
Established Grade
EL: 9.58'
Fascia
EL: 33.56'
Smooth Integral color Stucco
Mtl. Guardrail with
Clear glass infill
Ptd. Aluminum Clad
Windows & Doors, typ.
Standing Seam Metal Roof
Metal Fascia
Stained Wood Rafter
Painted Metal Fascia
at Deck
Concealed Gutter System
AC AC
Ptd. Metal Guardrail
3
12
3
123
12
25'-0" Association Easement
10'-0" 'Front'
Association Easement
⅊
Line of Existing Sideyard
Southern Buff Limestone Veneer
DS DS DS OF3'-
6
"
m
i
n
.
Natural-aging Copper Eave Fascia
C8
D1 D2
C14 C15 C16 C17 C18 C19 C20 C21
100
B
Max. Height
EL: 36.80'
Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Fascia
EL: 33.56'
Established Grade
EL: 9.58'
Fascia
EL: 33.56'
(E) Cantilevered
Deck to remain
⅊⅊
Standing Seam Metal Roof
Painted Metal Fascia
Stained Wood Rafters
Smooth Integral Color Stucco
Ptd. Aluminum Clad Windows & Doors, typ.
Mtl. Guardrail with Clear glass infill
Concealed Gutter System
Ptd. Metal Fascia at Deck
3'
-
6
"
m
i
n
.
3
12
3
12
Natural-aging Copper Eave Fascia
B10 B11 B12 B13 B13
109
210
B
209
B
Max. Height
EL: 36.80'
Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Fascia
EL: 33.56'
Established Grade
EL: 9.58'
Fascia
EL: 33.56'
Scale: 1/4" = 1'-0"1
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Elevations
Scale: 1/4" = 1'-0"3
West Elevation (Front)
North Elevation (Left)
2 East Elevation (Back)
Standing Seam Metal Roof
Painted Metal Fascia
Concealed Gutter System
Stained Wood Rafter
Painted Metal Guardrail
Ptd. Aluminum Clad
Windows & Doors, typ.
Ptd. Steel Trellis
Southern Buff Limestone Veneer
Painted Metal Fascia
Smooth Integral color Stucco
Stained Wood Siding 10
'
-
1
0
"
3
12
3
12
3
123
12
25'-0" Association Easement
10'-0" 'Front'
Association Easement
⅊
Line of Existing Sideyard
DS OF DS OF DS OF
Natural-aging Copper Eave Fascia
C1 C2 C3 C4 C5 C6 C7
C13C12C9C10C11B5B6B7B8B9
104
A
207
C
Max. Height
EL: 36.80'
Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Fascia
EL: 33.56'
Established Grade
EL: 9.58'
Fascia
EL: 33.56'
3'-
6
"
m
i
n
.
Exterior Stucco
Mnft: La Habra
Color: Eggshell X-73
Finish: Smooth SBMF
Standing Seam Metal Roofing
Material: 16 oz Copper
Finish: Natural-aging
Spec: 1.5" ribs, 16" o.c.
Location:Roofing
Gutters
Eave Fascia
Aluminum Clad Windows + Doors
Window Mnft: Kolbe
Style: VistaLuxe WD Line
Color: Truffle
Glazing: Clear, Argon-filed
Door Mnft: Arcadia
Style: Steel Look
Color: Match Kolbe
Adhered Natural Stone Veneer
Supplier: Modern Builders Supply
Collection: Southern Buff
Limestone
Size:Height- 16"
Length- Varies
3'-6" to 3'-7"
Stained Wood
Location: Garage Door
Site Gates
Wall Siding
Finish:Quarter Sawn
Stained
Metal Handrails + Guardrails,
Fascia, & Trellis
Mnft: Firestone
Style: UNA-CLAD
Material: Aluminum
Color Extra Dark Bronze
⅊⅊
3'
-
6
"
m
i
n
.
3
12
3
12
New Bulkhead Guardrail, +42"
above FS. Steel top rail and posts
with horizontal wire infill at 4" o.c.
T.O. Rail: 14.40'
FS: 10.90'
EL: 14.40'
(E) Bulkhead
Max. Height
EL: 36.80'
Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Fascia
EL: 33.56'
Established Grade
EL: 9.58'
Fascia
EL: 33.56'
(N) Cantilevered Bulkhead
extenstion
(E) Cantilevered Deck to
remain
Scale: 1/4" = 1'-0"
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Elevations
1 South Elevation (Right)
3 Material Schedule Scale: 1/4" = 1'-0"2 East Elevation (Bulkhead Railing)
9'
-
1
0
"
6'
-
0
"
10
'
-
1
0
"
8'
-
9
"
1'
-
4
"
9'
-
6
"
Ex
i
s
t
i
n
g
5'
-
1
1
"
5'
-
1
1
"
3'-
0
"
20
'
-
6
"
26
'
-
0
"
Max. Height
EL: 36.80'
(E) Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
203
Bedroom
100
Garage
104
Dining Room
108
Kitchen
207
Study/Gym
210
M. Bed
3'
-
6
"
m
i
n
.
10
'
-
1
"
8'
-
9
"
11
'
-
3
"
10
'
-
1
"
8'
-
9
"
8'
-
9
"
1'
-
4
"
3'
-
6
"
m
i
n
.
10
'
-
6
"
3'
-
6
"
Max. Height
EL: 36.80'
(E) Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
20
'
-
6
"
25
'
-
1
1
"
(N) Cantilevered Bulkhead
extenstion
3'
-
6
"
m
i
n
.
Dashed line indicates
Future bulkhead for Design
Adaptability elevation
NAVD88 TW: 14.40'
New Bulkhead Guardrail, +42"
above FS. Steel top rail and posts
with horizontal wire infill at 4" o.c.
T.O. Rail: 14.40'⅊
3'
-
6
"
m
i
n
.
TO Slab: 10.00'
FS: 10.90'
TO Slab: 9.92'
(E) Bulkhead and Tie back
to remain
(E) Cantilevered Deck to
remain
208
Master Closet
105
Back Kitchen
106
Pantry
107
Foyer9'
-
6
"
3'
-
6
"
m
i
n
.
8'
-
9
"
4'
-
4
"
8'
-
9
"
1'
-
4
"
Max. Height
EL: 36.80'
(E) Second Floor
EL: 22.65'
Garage Floor
(E)EL: 9.90'
First Floor
EL: 10.90'
2nd Floor Top Plate
EL: 31.40'
Scale: 1/4" = 1'-0"1
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Sections
Scale: 1/4" = 1'-0"3
Section
Section
2 SectionScale: 1/4" = 1'-0"
FX4G
G
Wa
s
h
.
Dr
y
.
GF
I
+
4
2
"
+4
2
"
GF
I
Fr
z
.
Re
f
.
DWGD
DW GD
OvenG GFI +42"
Re
f
.
Ic
e
GFIWP
GFIWP
GFI GFI
GFI
GF
I
GF
I
EV
GD
C TV
GFI +42"GFI +42"
GF
I
+
4
2
"
GFI +42"
100
Garage
102
Powder
103
Laundry
104
Dining Room
107
Foyer
109
Living Room
108
Kitchen
105
Back Kitchen
106
Pantry
9'-6"
10'-6"
10'-6"
10'-6"
9'-6"
10'-6"
9'-0"
9'-0"
9'-0"
9'-10"
9'-10"
9'-6"
9'-0"
KP
VS
3
3
3
3
3
VS
3
VS
3
3
3
3
3
3
3
3
333
3
3
3
To
Above
58" Type 'X'
GWB
Re: 11/A.700
HV
F5
F5
F5 F5
F4 F4 F4 F4
FX1
FX1
FX1
FX1
F6
F6 F6
F6
F6F6
F6
F6 F1
F1 F1F1F1
F1
F1 F2
F1
F1 F1 F1
F1 F1 F1
F1 F1 F1
F2 F2 F2
F1F1F1F1
F1
F1F1F1F1
F1
F1 F1 F1
F1 F1
F1
FX1
FX1 FX1 FX1 FX1 FX1 FX1
FX3 FX3
FX3FX3FX3
F5F5
F1
G
GF
I
F7
F7
F1
3
EF
FX2
General Notes:
1.All ceilings to be as heights noted on reflected ceiling
plan AFF U.N.O.
2.Elec. outlets, thermostats, light switches, etc. to align
vertically, UNO. Refer to interior elev. for further
clarification. Elec. outlets to be w/in wood base, UNO.
3.Electrical subcontractor to submit for Architect's
approval shop drawings for lighting, switching and life
safety locations. Provide on background which reflects
all ceiling elements which need to coordinate in
location.
4.HVAC subcontractor to submit for Architect's approval
shop drawings which include all supply, return, and
thermostat locations. Provide on background which
reflects all ceiling elements which need to coordinate
in location.
5.Sprinkler subcontractor to submit for Architect's
approval shop drawings for sprinkler head locations.
Provide on background which reflects all ceiling
elements which need to coordinate in location.
6.Contractor to notify the Architect before installation of
any specified lighting fixtures, devices and HVAC
registers that have conflicts.
7.All continuous fixtures are to be installed end to end to
prevent any dark spots and sized to fill opening.
Subcontractor to verify engineer's quantity.
8.Sprinklers to have concealed heads with flush cover
plates. Cover plates to match adjacent ceiling finish.
9.Architectural plan shall rule over engineered drawings
or specification regarding placement of all fixtures and
devices.
10.Areas of drywall ceiling are to be coordinated so that
access panels are not required. Elements requiring
access should be located to areas of accessible
ceiling. Coordinate with Architect.
11.Electrical Contractor to adjust all lighting w/ Architect
in field prior to move in.
12.Lights to be equally spaced and centered within
space, UNO. G.C. to provide chalk layout of electrical
& lighting prior to construction and arrange a field
meeting for lighting layout review w/ Architect, owner
& lighting consultant prior to any electrical fixture
installation.
13.General contractor to coordinate w/ owner's speaker
system subcontractor and security system
subcontractor.
14.Provide IC rated can @ all fixtures that come in
contact w/ insulation.
15.At fluorescent fixtures, provide 3500K temperature bulb
(to match incandescent)
16.Provide smallest diameter can.
17.Garage, laundry rooms, and utility rooms shall be high
efficacy luminaires AND controlled by an occupancy
sensor.
18.All recessed light fixtures mounted in unconditioned
space must be air-tight and IC approved. During
installation the fixture must be sealed or gasketed to
prevent leakage around fixture into the unconditioned
space, i.e. attic, joist or rafter space.
19.All lighting control devices, ballasts and luminaires to
comply with Sec. 119 of CEC 2013.
20.Exterior lighting mounted on the building to be high
efficacy or controlled by photo control/motion sensor
combinations with no override/bypass switch.
21.Lighting in all bedrooms, hall, living room, den and
other similar rooms to be high efficacy or shall be
controlled by manual "ON" occupant sensor or
dimmer.
22.Permanent lighting integral to cabinetry shall be
limited to 20 watts of power per linear foot of
illuminated cabinet.
23.Kitchens: 50% of the total wattage for kitchen lighting
to be high efficacy (e.g. fluorescent).
24.Re: T-24 for Title 24 Energy Requirements.
25.All permanently installed high efficiency luminaires
shall be switched separately from low efficiency
luminaires.
26.Lighting integral with exhaust fans, in rooms other than
kitchens, is to comply with lighting efficiency
requirements per mandatory features list.
27.All stairways shall have an illumination level on tread
runs of not less than 1 foot candle (11 lux) per CBC
1205.4.
EF -Flush recessed exhaust fan exhausting to the outside.
Ductless fans are unacceptable. Must be
ENERGYSTAR compliant and equipped with
humidistat controls capable of adjustment between
relative humidity ranges of <50% to a maximum of
80% when not parts of a whole house ventilation
system. 50 cfm min, 100 cfm for Master Bath
HF -Hood fan integrated into professional range hood w/
light to provide 100cfm min exhaust to exterior with
humidistat control.
WH - Whole-house ventilation fan to be operating
continuously
F1 -High efficacy recessed downlight, dimmable
F2 - High efficacy adjustable directional downlight,
dimmable
F3 - High efficacy recessed downlight, approved for wet
locations.
F4 -Pendant light
F5 -High efficacy continuous LED strip light.
F6 -1' x 4' Rectangular Surface mounted fluorescent
F7 - High efficacy wall-mounted sconce
F8 - High efficacy recessed spot downlight
FX1 - Exterior high efficacy recessed downlight, to be
shielded
FX2 - Exterior high efficacy wall-mounted downlight, to be
shielded
FX3 - Exterior high efficacy surface-mounted downlight, to
be shielded
FX4 - Exterior high efficacy Pendant light
KP - Garage Door Keypad
-Electric vehicle supply equipment per CEC,
Article 625
- Outlet in drawer to be in 2nd drawer UNO
-Switch at 44" AFF, UNO
-Three Way Switch at 44" AFF, UNO
-Dimmer Switch at 44" AFF, UNO
-Three Way Dimmer Switch at 44" AFF, UNO
-Motion sensor or photocontrol without switch
for exterior lighting
-Garage Door Switch
EVSE
3
3
Drw
-Combination smoke detector (UL 217 Rated)
carbon monoxide alarm (UL 2034/2075 Rated):
Shall sound an alarm audible in all areas of the
building. Detectors in bedrooms to be on
Arc_fault circuit interrupter. Carbon monoxide
shall be UL 2034/2075 rated. Alarms may be
battery operated but not interconnected.
ARCi - Indicates fixture to be on ARC_fault circuit
interrupter
S
Whole-Building Ventilation Summary
1. A whole-building ventilation system shall be installed in accordance with
ASHRAE 62.2 for new buildings and revisions greater or equal to 1000 sq. ft.
2. Covers or louvers for the whole house exhaust fan shall have a minimum
insulation value of R-4.2
3. Labeling Documentation - Controls for continuously-running fans to be
marked "Fan to be on for indoor air quality". Installer to complete
CF-6R-MECH 05. Certifying ventilation system meets ASHRAE 62.2 standards.
-Half hot floor outlet
-Fourplex electrical outlet
-Duplex electrical outlet
-Outlet with ground fault circuit interrupter
-Duplex electrical outlet located in toe kick
-Half hot electrical floor outlet outlet
-Outlet w/ waterproof cover
GFI
WP
TK
-Manual "on" vacancy detector switch. Wall
mount, w/ three-way and dimmer where
occurs.
-Garage Door Opener, provide power
-Hose Bib. Must be protected by an anti siphon
device
-Gas
-Coaxial Cable
-Telephone and data outlet
-Junction Box
VS
GD
HB
G
C
J
Scale: 1/4" = 1'-0"
Fixture Schedule / Legend General Notes32
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Reflected Ceiling Plans
General Notes:
1.All ceilings to be as heights noted on reflected ceiling
plan AFF U.N.O.
2.Elec. outlets, thermostats, light switches, etc. to align
vertically, UNO. Refer to interior elev. for further
clarification. Elec. outlets to be w/in wood base, UNO.
3.Electrical subcontractor to submit for Architect's
approval shop drawings for lighting, switching and life
safety locations. Provide on background which reflects
all ceiling elements which need to coordinate in
location.
4.HVAC subcontractor to submit for Architect's approval
shop drawings which include all supply, return, and
thermostat locations. Provide on background which
reflects all ceiling elements which need to coordinate
in location.
5.Sprinkler subcontractor to submit for Architect's
approval shop drawings for sprinkler head locations.
Provide on background which reflects all ceiling
elements which need to coordinate in location.
6.Contractor to notify the Architect before installation of
any specified lighting fixtures, devices and HVAC
registers that have conflicts.
7.All continuous fixtures are to be installed end to end to
prevent any dark spots and sized to fill opening.
Subcontractor to verify engineer's quantity.
8.Sprinklers to have concealed heads with flush cover
plates. Cover plates to match adjacent ceiling finish.
9.Architectural plan shall rule over engineered drawings
or specification regarding placement of all fixtures and
devices.
10.Areas of drywall ceiling are to be coordinated so that
access panels are not required. Elements requiring
access should be located to areas of accessible
ceiling. Coordinate with Architect.
11.Electrical Contractor to adjust all lighting w/ Architect
in field prior to move in.
12.Lights to be equally spaced and centered within
space, UNO. G.C. to provide chalk layout of electrical
& lighting prior to construction and arrange a field
meeting for lighting layout review w/ Architect, owner
& lighting consultant prior to any electrical fixture
installation.
13.General contractor to coordinate w/ owner's speaker
system subcontractor and security system
subcontractor.
14.Provide IC rated can @ all fixtures that come in
contact w/ insulation.
15.At fluorescent fixtures, provide 3500K temperature bulb
(to match incandescent)
16.Provide smallest diameter can.
17.Garage, laundry rooms, and utility rooms shall be high
efficacy luminaires AND controlled by an occupancy
sensor.
18.All recessed light fixtures mounted in unconditioned
space must be air-tight and IC approved. During
installation the fixture must be sealed or gasketed to
prevent leakage around fixture into the unconditioned
space, i.e. attic, joist or rafter space.
19.All lighting control devices, ballasts and luminaires to
comply with Sec. 119 of CEC 2013.
20.Exterior lighting mounted on the building to be high
efficacy or controlled by photo control/motion sensor
combinations with no override/bypass switch.
21.Lighting in all bedrooms, hall, living room, den and
other similar rooms to be high efficacy or shall be
controlled by manual "ON" occupant sensor or
dimmer.
22.Permanent lighting integral to cabinetry shall be
limited to 20 watts of power per linear foot of
illuminated cabinet.
23.Kitchens: 50% of the total wattage for kitchen lighting
to be high efficacy (e.g. fluorescent).
24.Re: T-24 for Title 24 Energy Requirements.
25.All permanently installed high efficiency luminaires
shall be switched separately from low efficiency
luminaires.
26.Lighting integral with exhaust fans, in rooms other than
kitchens, is to comply with lighting efficiency
requirements per mandatory features list.
27.All stairways shall have an illumination level on tread
runs of not less than 1 foot candle (11 lux) per CBC
1205.4.
EF -Flush recessed exhaust fan exhausting to the outside.
Ductless fans are unacceptable. Must be
ENERGYSTAR compliant and equipped with
humidistat controls capable of adjustment between
relative humidity ranges of <50% to a maximum of
80% when not parts of a whole house ventilation
system. 50 cfm min, 100 cfm for Master Bath
HF -Hood fan integrated into professional range hood w/
light to provide 100cfm min exhaust to exterior with
humidistat control.
WH - Whole-house ventilation fan to be operating
continuously
F1 -High efficacy recessed downlight, dimmable
F2 - High efficacy adjustable directional downlight,
dimmable
F3 - High efficacy recessed downlight, approved for wet
locations.
F4 -Pendant light
F5 -High efficacy continuous LED strip light.
F6 -1' x 4' Rectangular Surface mounted fluorescent
F7 - High efficacy wall-mounted sconce
F8 - High efficacy recessed spot downlight
FX1 - Exterior high efficacy recessed downlight, to be
shielded
FX2 - Exterior high efficacy wall-mounted downlight, to be
shielded
FX3 - Exterior high efficacy surface-mounted downlight, to
be shielded
FX4 - Exterior high efficacy Pendant light
KP - Garage Door Keypad
-Electric vehicle supply equipment per CEC,
Article 625
- Outlet in drawer to be in 2nd drawer UNO
-Switch at 44" AFF, UNO
-Three Way Switch at 44" AFF, UNO
-Dimmer Switch at 44" AFF, UNO
-Three Way Dimmer Switch at 44" AFF, UNO
-Motion sensor or photocontrol without switch
for exterior lighting
-Garage Door Switch
EVSE
3
3
Drw
-Combination smoke detector (UL 217 Rated)
carbon monoxide alarm (UL 2034/2075 Rated):
Shall sound an alarm audible in all areas of the
building. Detectors in bedrooms to be on
Arc_fault circuit interrupter. Carbon monoxide
shall be UL 2034/2075 rated. Alarms may be
battery operated but not interconnected.
ARCi - Indicates fixture to be on ARC_fault circuit
interrupter
S
Whole-Building Ventilation Summary
1. A whole-building ventilation system shall be installed in accordance with
ASHRAE 62.2 for new buildings and revisions greater or equal to 1000 sq. ft.
2. Covers or louvers for the whole house exhaust fan shall have a minimum
insulation value of R-4.2
3. Labeling Documentation - Controls for continuously-running fans to be
marked "Fan to be on for indoor air quality". Installer to complete
CF-6R-MECH 05. Certifying ventilation system meets ASHRAE 62.2 standards.
-Half hot floor outlet
-Fourplex electrical outlet
-Duplex electrical outlet
-Outlet with ground fault circuit interrupter
-Duplex electrical outlet located in toe kick
-Half hot electrical floor outlet outlet
-Outlet w/ waterproof cover
GFI
WP
TK
-Manual "on" vacancy detector switch. Wall
mount, w/ three-way and dimmer where
occurs.
-Garage Door Opener, provide power
-Hose Bib. Must be protected by an anti siphon
device
-Gas
-Coaxial Cable
-Telephone and data outlet
-Junction Box
VS
GD
HB
G
C
J
EF
EF
EF
EF
+42"GFI
+4
2
"
GF
I
+42"GFI
+42"GFI
G
GF
I
WP
GFIWP
GFIWP
GFIWP
200
Bedroom
203
Bedroom
201
Bath
202
Closet
204
Closet
206
Linen
205
Bath
207
Study/Gym
208
Master Closet
210
Master Bed
209
Master Bath
10'-0"
10'-0"
8'-9"
8'-9"
8'-0"8'-9"
21'-10"
10'-0"
8'-9"
3
To
Above
VS
VS
VS
3 3
VS
VS
3
3
3
3
3
3
8'-0"
8'-9"
8'-0"
8'-9"
8'-9"
10'-0"
10'-0"
8'-0"
10'-0"10'-0"10'-0"10'-0"10'-0"
F5
F5
F5
F5 F5
F5F5
F5
FX1
FX1
FX1
FX1
FX1
F1 F1
F1F1
F1 F1
F7F7 F7F7
F1 F3
F3
F1
F7
F7
F7 F7
F7 F7F1
F1
F1F1
F1
F1
F7 F7
F1
F1 F1
F1
F1 F1
F1
F1 F1 F1
F1F1F1
F1 F1 F1
F1F1F1F1F1F1F1
F1
F1
F1 F1 F1
F1F1F1
F1 F1 F1
F7F7
F2 F2F2F1
F1
F1F1
F1
F1 F1 F1
F1
F1 F3F1
WH
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
℄
Bay
FX2
3
3
GF
I
WP
Scale: 1/4" = 1'-0"
Reflected Ceiling Plans
3
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Fixture Schedule / Legend General Notes2
FX1 - Exterior high efficacy recessed downlight, to be
shielded
FX2 - Exterior high efficacy wall-mounted downlight, to be
shielded
FX3 - Exterior high efficacy surface-mounted downlight, to
be shielded
FX4 - Exterior high efficacy Pendant light
Exterior Lighting Specs
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
Fixture Schedule / Legend FX3FX2
ZW ZD 1LED DN CU
FX1
Base @ Stucco Scale: 3" = 1'-0"14710
811
36912
1.All metal flsh'g joints to be fully soldered & sealed.
2.Dissimilar metal types subject to electrolytic reaction to be physically separated.
3.Guardrails: Refer to shop drawings by others for all attachments and connections. Top
rail to resist a single concentrated load of 200 lbs., applied in any direction at any point
along the top, and have attachment devices and supporting structure to transfer this
loading to appropriate structural elements of the building per 1607.7.1 and 1607.7.1.1.
4.Exposed metal members & fasteners to be primed and painted unless noted otherwise.
5.Conceal all fasteners, UNO
6.All exposed welds shall be full fillet and ground smooth
7.All exposed wood shall be S4S Douglas Fir or equal, suitable for exterior use, weather
resistant, insect resistant, and back primed.
8.All exterior deck, planter framing, and wood fram'g anchored directly to concrete walls
and slabs to be Pressure Treated Douglas Fir or equal.
9.All stairways shall have an illumination level on tread runs of not less than 1 foot candle
(11 lux). CBC 1205.4
10.Provide paintable high performance sealant at all exposed structural member joints
and intersections with other building components.
11.All Window/ Door/ Skylight flashing to meet or exceed ASTM E 2112-01
General Notes
J Metal - No. 26 gauge Galv.
Corrosion Resistant Weep Screed
Interior baseboard
Batt insulation w/ 2x
Framing per struct., typ.
Plywood sheathing
58" GWB, typ.
7/8" Exterior Plaster
3"
M
i
n
.
T
y
p
.
At
H
a
r
d
S
u
r
f
a
c
e
4"
T
y
p
.
@
g
r
a
d
e
.
8"
M
i
n
.
T
y
p
.
At
F
i
n
.
G
r
a
d
e
SL
2"
T
y
p
.
@
ha
r
d
su
r
f
a
c
e
1% @ Conc.
2% @ Grade
Finish grade
Electrical outlet Re: A.500
WRB
Galv. Mtl. Drip Flashing
Stucco Finish Coat
Self-furring wire lathe
Line of Raised Conc. curb,
where occurs.
714"
114"
12"14"
Firestone UNA-CLAD Standing Seam
Metal Roofing; ICC ESR - 3422
Roof sheathing Re: Structural
Air-impermeable spray-in
foam insulation. Re: Title 24
*Note - Assembly to comply
with R806.5: Unvented attic
& unvented enclosed rafter.
Re: Roof Notes A.204
Firestone CLAD-GARD
underlayment; underlayment lap
over cleat. ICC ESR -3464.
1/4" DensDeck Roof Board by
Georgia-Pacific
4" mi
n
.
SL p
e
r
P
l
a
n
Ridge Cap
Roof panel receiver
Roof Ridge Scale: 3 " = 1'-0"
Ridge Beam per Structural
Scale: 3 " = 1'-0"
1'-6" ea
c
h
s
i
d
e
6"
*Note: Sections of flashing shall have an end lap of not less than 4"
SECURE VALLEY FLASHING WITH
CLIPS. NO PENETRATIONS INTO
VALLEY FLASHING. SMACNA Std.
36" Wide felt valley strip
over roof sheathing
Cont. clip
Valley Flashing
Firestone UNA-CLAD Standing Seam
Metal Roofing; ICC ESR - 3422
Firestone CLAD-GARD
underlayment; underlayment lap
over cleat. ICC ESR -3464.
1/4" DensDeck Roof Board by
Georgia-Pacific o/ Roof
Sheathing Re: Structural
SL pe
r
P
l
a
n
Roof Valley
Corrosion resistant metal weep
screed w/ 1/2" dia. weep holes
at 6' OC or per code reqm't
where more stringent
Interior baseboard
Batt insulation w/ 2x
Framing per struct., typ.
Plywood sheathing
58" GWB, typ.
Mountain Valley Blend Veneer
(Modern Builders Supply)
3"
M
i
n
.
T
y
p
.
At
H
a
r
d
S
u
r
f
a
c
e
4"
T
y
p
.
@
g
r
a
d
e
.
8"
M
i
n
.
T
y
p
.
At
F
i
n
.
G
r
a
d
e
SL
2"
T
y
p
.
@
ha
r
d
su
r
f
a
c
e
1% @ Conc.
2% @ Grade
Finish grade
Tooled Grout Joints Typ.
Exterior Plaster, Brown and Scratch
Coat o/self furring wire lathe o/
(2)layers of type 'D' building paper.
714"
114"
12"14"
Electrical outlet Re: A.500
Base @ Stone Veneer Scale: 3" = 1'-0"
J Metal - No. 26 gauge Galv.
Corrosion Resistant Weep Screed
Interior baseboard
Batt insulation w/ 2x Framing
per struct., typ.
Plywood sheathing
58" GWB, typ.
10" Horizontal Stained Circular Sawn
Wood Siding
(Montana Timber Products)
3"
M
i
n
.
T
y
p
.
At
H
a
r
d
S
u
r
f
a
c
e
4"
T
y
p
.
@
g
r
a
d
e
.
8"
M
i
n
.
T
y
p
.
At
F
i
n
.
G
r
a
d
e
SL
2"
T
y
p
.
@
ha
r
d
su
r
f
a
c
e
1% @ Conc.
2% @ Grade
Finish grade
Electrical outlet Re: A.500
Galv. Mtl. Drip Flashing
714"
114"
12"14"
Self Adhered WRB
Base @ Wood Siding Scale: 3" = 1'-0"
SL
20 oz Copper Cap Flashing
(2) Ply Smartflash Membrane Flashing;
Extend 12" min. horizontally onto roof membrane
Certainteed Flintlastic Mod. Bitumen Roofing; ICC ESR-1388.
Self Adhered WRB
Backer Rod and Sealant
Fluid Applied Flashing
Bituthene
Wind Cleat
Roof Framing; Re: Structural
Interlocking Ptd. Metal Panel
Fascia, to Match Roofing
Scale: 3 " = 1'-0"Flat Roof at Parapet
Scale: 3 " = 1'-0"Roof Eave/Gutter, Typ.
SL per Pla
n
2% SL
Varies
16 oz Natural Copper Standing seam roofing, 1.5" rib, 16" o.c.
CertainTeed MetaLayment 60 mil. underlayment. ICC ESR -1492.
Roof sheathing Re: Structural
Copper square gutter & downspout
Continuous cleat, nail 6" OC
Interlocking Copper Panel Fascia, to Match Roofing
2 x Wd. T&G soffit - ptd. o/ Bldg paper
Scheduled Window
2x DF Tongue and Groove
Wood trim - Ptd.
Bituthene
Edge Flashing - to Match Roof Color
Cont. clip
2"
3" dia. drainline per Ch. 11 CPC,
Connect to internal downspouts.
Overflow & area drains to be piped separately. Tie all overflow lines together where feasible,
outlet to daylight at front entry per Civil drawings. Coordinate final daylighting w/ Architect
prior to installation. Use custom scupper detail
Overflow
Area
316 Marine Grade S.S. steel flange Combination
area & overflow by Thunderbird products
316 Marine Grade S.S. snap-in grate
Scheduled paver o/ pedestal, where occurs
Dex-O-Tex Neobond Fracture Resistant Membrane or Scheduled Roofing
SL 2% min.
Scale: 112" = 1'-0"Area and Overflow Drain
Details
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
912
10 Scale: NTS
Refer to 10/A.701 Axonometric for detail requirements. All WRB, flashing components, assembly and
technical requirement to comply with Vapro Shield details, and window mnft requirements.
Typ. Window Sill
Typ. Window Head
1
2
Window Sill @ Stone Veneer4
5 Window Head @ Stone Veneer
Scale: 3" = 1'-0"Scale: 3" = 1'-0"
Scale: 3" = 1'-0"Scale: 3" = 1'-0"
36
Refer to 10/A.701 Axonometric for detail requirements. All WRB, flashing components, assembly and
technical requirement to comply with Vapro Shield details, and window mnft requirements.
Scale: 3" = 1'-0"Scale: 3" = 1'-0"
Refer to 10/A.701 Axonometric for detail requirements. All WRB, flashing components, assembly and
technical requirement to comply with Vapro Shield details, and window mnft requirements.
Window per schedule
Window casing beyond
5
8" GWB, typ.
Batt insulation per Energy Calcs.
2x framing per plan
Shim as req'd
Copper sill pan flsh'g
provide bituthene below
sill pan
Self-adheared flashing
Fluid applied flashing
Sheathing, as req.
WRB
Ptd. wood casing
Window per schedule
Shim as req'd
Sealant & backer rod
Sheathing, as req.
Header per Struct.
Self-adheared flashing
Fluid applied flashing
5
8" GWB, typ.
WRB
Batt insulation per Energy Calcs.
Window per schedule
Window casing beyond
5
8" GWB, typ.
Batt insulation per Energy Calcs.
2x framing per plan
Shim as req'd
Copper sill pan flsh'g
provide bituthene below
sill pan
Self-adheared flashing
Fluid applied flashing
Sheathing, as req.
WRB
Ptd. wood casing
2"
112"
Stone Veneer,
See 4/A.700 for assembly
Copper Drip Flashing
Pre-cast stone sill o/ setting
bed slope to drain
Window per schedule
Shim as req'd
Sealant & backer rod
Stone Veneer,
See 4/A.700 for assembly
Sheathing, as req.
Header per Struct.
Self-adheared flashing
Fluid applied flashing
WRB
Batt insulation per Energy Calcs.
Copper Drip Flashing
5
8" Type 'X' GWB, typ.
7/8" Exterior Plaster,
See 1/A.700 for assembly
7/8" Exterior Plaster,
See 1/A.700 for assembly
Refer to 10/A.701 Axonometric for detail requirements. All WRB, flashing components, assembly and
technical requirement to comply with Vapro Shield details, and window mnft requirements.
Refer to 10/A.701 Axonometric for detail requirements. All WRB, flashing components, assembly and
technical requirement to comply with Vapro Shield details, and window mnft requirements.
Typical Multislide Sill Typical Multislide Head
2% SL2% SL
Scheduled floor finish
Scheduled multi-slide door
Scheduled Paver
o/ setting bed
Dex-O-Tex Elastomeric
waterproof membrane,
ICC ESR-1757. Lap o/ pan
Sill pan per mnft.
Bituthene - Extend
waterproofing 24"
past threshold
Header per Struct.
Self-adheared flashing
Fluid applied flashing
Scheduled multi-slide
door
Shim as req'd
Sealant & backer rod
J- Metal
Finish per Elevations
Self-furring wire lathe
Sheathing, as req.
58" GWB, typ.
WRB
Batt insulation per Energy Calcs.
812
7
Details
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
5
8" Ptd. gypsum board
Typ. Flashing @ Window Opening 14128NTS
5 2
711
Scale: 3 " = 1'-0"
Scale: 112" " = 1'-0"
Scale: 3 " = 1'-0"
Scale: 3 " = 1'-0"
Scale: 3 " = 1'-0"
Scale: 3 " = 1'-0"
Scale: 112" = 1'-0"
Scale: 3 " = 1'-0"
10Window Pan Flashing Axo
0. Sheathing in "as new" condition
1. Self adhered sill piece applied directly to
sheathing + installed 2.75" inside of RO.
Release film to be left on bottom 6" of flashing
to create shingle effect with field membrane
2. Self adhered jamb pieces applied directly
to sheathing at edge of rough opening and
outer edge + installed 2.75" inside of RO.
3. Self adhered head piece applied directly
to sheathing at edge of rough opening and
top edge + installed 2.75" inside of RO.
4. Fluid applied flashing @ inside rough
opening + 1" on face
5. Sill pan refer to 6/A.701. Embed sill pan
onto fluid applied flashing. Tool reverse laps
and back dam.
6. Sealant beneath sill pan down turned leg
onto WRB
7. Continuous 3
8" continuous bead of sealant
behind window flange at head, left, and right
jambs. Provide intermittent U shims at sill
flange for drainage
8. Window with nailing flange. Provide interior
sealant joint around entire perimeter of
window for proper air barrier continuity and
water holdout
9. Head flashing (2 Piece Painted Copper
Flashing w/ Hemmed Drip Edge) over fluid
applied flashing embedded in sealant
10. WRB shingled under sill pan and sill
flashing. WRB to be shingled over head
flashing and applied in a weatherboard
fashion typical elsewhere per manufacturer's
requirements.
11. Expose sill flange to allow drainage from
pan. Provide U-shaped shims behind sill nail
flange to assure drainage.
Note:
Installation depicts VaproShield proprietary
system. Coordinate final assemblage with
manufacturer specific requirements:
WRB - per wall types (self adhered) by
VaproShield
Self adhered flashing - VaproFlashing SA
Fluid applied flashing - VaproLiqui-Flash
Sealant - VaproBond Sealant
NOTE:Re: 12/A.701 for Sill Pan Detail.
-Shim and Adjust Window to Achieve
Square, Plumb, and Level Condition
-Use Corrosion Resistant Fasteners
-After Window Installation, Seal All
Corners of Mechanically Joined
Frames to Seal Frame Seam Juncture.
-Install per ASTM E2112-01 and/or
WRB/Flashing manufacturer
warranted criteria. Coordinate
window installation and flashing w/
window manufacturer's requirements
and installation notation
-Provide backerod and sealant at
backside of window to prevent air
and water infiltration. At jamb and
head closed cell spray in insulation
can be substituted for sealant.
-Bring to architects attention if any
detailing is in conflict with ASTM
standards and/or illustrated detail
wrb wrb
wrb
wrb
wrb
wrb
8
4
2
9
3
2
0
1
7
5
6
1011
Run Flashing up under Window Sill
and fold up 1
2" Minimum
4"
4"
Note: No Penetrations at horizontal portion of flashing. Where penetrations
are required, pre-drill pilot hole, apply sealant, fasten with screw, and finally
apply sealant over screw. Separate all dissimilar metals with bitument.
Matc
h
Sill D
e
p
t
h
16oz Copper Metal
Flashing Full Solder all
Joints Typ. Set in Mastic
Sill Pan to follow SMACNA standards
Slope
t
o
d
r
a
i
n
4"
4"
13
14
Run Elastomeric
Membrane Up Curb and
Under Threshold to
Interior Edge of Flashing,
Where Applicable
1
1
/
2
"
3 1/2
"
6"
2"
6"
4"
Sill Pan
Line of Finished Hard
Surface L Metal
At Plaster Systems Provide
Weep Screed/Plaster Stop w/
Weep Holes @ 24" o.c. or as
Req. by Code
16 oz. Copper
Flashing
Building Flashing
Cont. Solder Joint, Typ.
Note: Full Solder all Joints
Provide one layer of
Bituthene below sill pan
Sill Pan to follow SMACNA standards
Slope
t
o
d
r
a
i
n
Door Pan Flashing Axo
GA FILE NO. RC 2601
GYPSUM WALLBOARD, WOOD JOISTS, ROOF COVERING
Base layer 5/8" type X gypsum wallboard applied at right angles to 2 x 10
wood joists 24" o.c. with 114" Type W or S drywall screws 24" o.c. Face layer 5/8"type X gypsum wallboard or gypsum veneer base applied at right angles to
joists with 178" Type W or S drywall screws 12" o.c. at joints and intermediatejoists and112" Type G drywall screws 12" o.c. placed 2" back on either side of
end joints. Joints offset 24" from base layer joints. Wood joists supporting 12"plywood with exterior glue applied at right angles to joists with 8d nails.Appropriate roof covering. Ceiling provides one hour fire resistance protectionfor framing, including trusses.
1-Hour FireGeneric
Note: Greater stud sizes (depths) shall be permitted to be used in metal- or
wood-stud systems. Indicated stud spacings are maximums.
Approx. Ceiling
Weight:5 psf
Fire Test:FM FC 172, 2-25-72;
ITS, 8-6-98
1 Hr. Ceiling Assembly @ Garage
GA FILE NO. RC 3661 Generic 1-Hour Fire
GYPSUM WALLBOARD, WOOD STUDS, MINERAL
FIBER INSULATION
58" type 'X' GWB w/ final finish per interior
elevations. Applied at right angles to each
side of framing with 21
4" Type S or W drywall
screws 12" o.c. Vertical joints staggered 16"
o.c., horizontal joints staggered 24" o.c., on
opposite sides.
Min. R-15 batt insulation, nominal 2.5 pcf
friction fit in stud space
Int.Int.
312"
Thickness:434"
Approx. Weight:7.5 psf
Fire Test:ITS J20-06170.1, 4-00
First Floor - 2x4 LSL, 16" o.c.
Second Floor - 2x4
conventional framing, 16" o.c.
1 Hr. Wall Assembly @ Garage
1" Typ.
10" Min. Run
See Plan
7
3
/
4
"
M
a
x
.
Ri
s
e
Se
e
P
l
a
n
Stone Stair tread
Thin set mortar
Stone paving
Stone riser
Expansion joint,
silicone caulk to
match mortar
Conc. Slab & Stair
per struct.
Typ. Ext. Stair on grade Scale: 3 " = 1'-0"4
Self Adhered/ WRB Barrier
placed under Flashing in
weatherboard fashion
38"
SL 2%
Scheduled pedestal
paver system
7/8" Exterior Plaster o/
self-furring wire lathe
5
8" Ptd. gypsum board
Deck to Wall
6"
4"
1"
12"
234"
6
5
4
10
1
Scale: 3" = 1'-0"Window Sill Flashing
Area and Overflow Drain
Scheduled Terrazo
Tile o/ poured in
place concrete base
1"
nosing
Stl. Channel Stringer
Re: Structural
Stl. Plate tread support
welded to stringer.
Provide holes w/
chamfered edge to
completely recess
fastener head.
Re: Structural
Solid Wood Tread
#10 Flat head square
drive wood screw
less
than 4"
less
than
4
"
Stair at Landing
Railing Cap
1'-0" Tread Depth
Stair at Floor
38"Ø SS Rods;
must not allow passage
of a 4"Ø sphere
Scale: 112" " = 1'-0"
Landing Depth
Pe
r
P
l
a
n
6
1
3
/
1
6
"
112"2 " x 114" Handrail w/ 18"
Eased Edges
12" x 114" Stl Post
12" x 12" Mtl Upright
3xSolid Blocking w/ (3) 16d Each End Recessed
to Allow for Steel Backing At Handrail Supports
Continuous Weld and
Grind Smooth
36
"
T
o
N
o
s
i
n
g
112"
Cl
r
(2) 12"d. x 212" Lag Bolts Ea. Plate to Blkg.
Scheduled Material
2"
114"
Edges shall have a minimum radius of 0.01 inch.
Handrails shall be continuous except at a turn they are permitted to be
interrupted by a newl post and have a minimum clear distance between
the wall and handrail grip of 1 12".
2 1/4
"
max
min.
Handrail Detail
9
38"Ø Stainless Steel Rods;
must not allow passage
of a 4"Ø sphere
Stl. Channel Stringer
Re: Structural
Note: Aluminum must not be placed in direct contact with concrete
or dissimilar metals. Use appropriate paint, primer, or bitumen
Stl. Plate tread support
welded to stringer. Provide
holes w/ chamfered edge to
completely recess fastener
head. Re: Structural
#10 Flat head square
drive wood screw
Solid Wood Tread
2" tab
Stair Tread beyond
1"
Stair Tread @ Stringer
3
4" x 11
2" Steel Flat Bar
Upright welded to
stringer
Architectural Grade
Continuous Metal Handrail
w/ Wood Cap; Wood to
match tread
Pe
r
P
l
a
n
6
1
3
/
1
6
"
les
s
t
h
a
n
4
"
11" typ.
3"3"
36
"
a
b
v
.
S
t
a
i
r
N
o
s
i
n
g
(
N
T
S
)
3
3
/
8
"
les
s
t
h
a
n
4
"
Note: Aluminum must not be placed in direct contact with concrete
or dissimilar metals. Use appropriate paint, primer, or bitumen
42
"
a
b
v
.
F
i
n
i
s
h
S
u
r
f
a
c
e
(
N
T
S
)
les
s
t
h
a
n
4
"
Architectural Grade
Continuous Metal Handrail
w/ Wood Cap; Wood to
match tread
3
4" x 11
2" Steel Flat Bar
Upright w/ Return
Scheduled floor finish
Continuous Weld and
Grind Smooth
Guardrail
Ptd. Steel Channel Beam
Re: Structural
Solid wood tread
as first riser
3"
3"
Channel Stringer
beyond; To
extend and
attach to
concrete
3"
2"
3" dia. drainline per Ch. 11 CPC,
Connect to internal downspouts.
Overflow & area drains to be piped separately. Tie all
overflow lines together where feasible, outlet to daylight at
front entry per Civil drawings. Coordinate final daylighting w/
Architect prior to installation. Use custom scupper detail
Overflow
Area
316 Marine Grade S.S. steel flange Combination
area & overflow by Thunderbird products
316 Marine Grade S.S.
snap-in grate
Scheduled paver o/ pedestal, where occurs
Dex-O-Tex Neobond Fracture Resistant
Membrane or Scheduled Roofing
SL 2% min.
12
"
6"
m
i
n
.
Dex-O-Tex Neobond Fracture
Resistant Membrane;
Re: Detail 10/A.701
6" tab
11" typ.
36
"
a
b
v
.
S
t
a
i
r
No
s
i
n
g
(
N
T
S
)
Per Plan
6 13/16"
38"Ø Stainless Steel Rods;
must not allow passage
of a 4"Ø sphere
15
"
12"
12"
Details
DATE ISSUE/REVISION REVIEW
DRAWING DESCRIPTION
PROJECT
All drawings and written material appearing
herein constitute original and unpublished
work of the architect and may not be
duplicated, used or disclosed without the
written consent of Laidlaw Schultz Architects.
3111 Second Avenue
Corona del Mar, CA 92625-2322
(949) 645-9982 Fax: (949) 645-9554
www.LSarchitects.com
SHEET NO.
LEGAL DESCRIPTION
OWNER CIVIL ENGINEERARCHITECT
SOURCE OF TOPOGRAPHY
CONSTRUCTION NOTES AND QUANTITY ESTIMATE
ASSESSOR'S PARCEL NO.
ADDRESS SOILS ENGINEER BENCH MARK
NOTICE TO CONTRACTOR
REQUIRED INSPECTIONS
GRADING NOTES
GENERAL GRADING NOTES
EROSION CONTROL NOTES
DOCUMENTATION
PROPERTY CORNER MONUMENTATION
EXISTING UTILITIES NOTE
PRECISE GRADING PLAN
LOT 54 , TRACT 4003 (APN: 050-461-07)
54 LINDA ISLE, NEWPORT BEACH, CA 92660
54 LINDA ISLE
SHEET INDEX
C-1 TITLE SHEET
C-2 PRECISE GRADING & DRAINAGE PLAN
C-3 SECTIONS & DETAILS
C-4 EROSION CONTROL PLAN
DATE REVISED: 7-1-06
8 1 1
Know what'sbelow.Callbefore you dig.
CONSTRUCTION NOTES
PUBLIC WORKS NOTES
1 3 9 A v e n i d a N a v a r r o
S a n C l e m e n t e , C A 9 2 6 7 2
9 4 9 . 4 9 2 . 8 5 8 6
w w w . t o a l e n g i n e e r i n g . c o m
C I V I L E N G I N E E R I N G
L A N D S U R V E Y I N G
STORMWATER QUALITY
ADAM L. TOAL
R.C.E. 59275
DATE:
VICINITY MAP
SITE
SOILS REPORT RECOMMENDATIONSC-5
F.F.=10.90
T/SLAB=10.78
PAD=9.70
GARAGE PROPOSED RESIDENCE
CL
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LOT 54
TRACT NO. 4003
M.M. 188/13-19
LOT 55
LOT 53
N7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
N18°05'02"E 124.00'
N18°05'02"E 124.00'
N7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
SETBACK LINE
ADDITIONAL NOTES
SCOPE OF WORK
UTILITY NOTESLEGEND CONSTRUCTION NOTES
DEVELOPMENT STATISTICSDEVELOPMENT STATISTICS
NOTICE TO CONTRACTOR
REQUIRED CERTIFICATIONS / APPROVALS
In addition to any certifications required by the agencies having jurisdiction over
this project, the following approvals from the Civil engineer of record are required:
1. Foundation forms for improvements on or abutting property lines is required
prior to concrete pour.
2. Location, size, and depth of all drain lines prior to backfill.
3. Stormwater Best Management Practices (BMPs) at each significant
construction stage and at project completion to ensure that BMPs have been
constructed and/or installed in accordance with the approved Grading Plan and
Water Quality Management Plan.
1 3 9 A v e n i d a N a v a r r o
S a n C l e m e n t e , C A 9 2 6 7 2
9 4 9 . 4 9 2 . 8 5 8 6
w w w . t o a l e n g i n e e r i n g . c o m
C I V I L E N G I N E E R I N G
L A N D S U R V E Y I N G
STORMWATER QUALITY
ADAM L. TOAL
R.C.E. 59275
DATE:
EASEMENT NOTES
3
5
6
7
8
9
SECTION
SECTION
CONSTRUCTION NOTES
1 3 9 A v e n i d a N a v a r r o
S a n C l e m e n t e , C A 9 2 6 7 2
9 4 9 . 4 9 2 . 8 5 8 6
w w w . t o a l e n g i n e e r i n g . c o m
C I V I L E N G I N E E R I N G
L A N D S U R V E Y I N G
STORMWATER QUALITY
ADAM L. TOAL
R.C.E. 59275
DATE:
DETAIL
TYPICAL SIDE YARD SWALE
DETAIL
TYPICAL DRAIN INLET
DETAIL
TYPICAL HARDSCAPE SECTION DETAIL
TYPICAL BUILDING DRAINAGE AT HARDSCAPE
DETAIL
TYPICAL BUILDING DRAINAGE AT LANDSCAPING
DETAIL
DOWNSPOUT CONNECTION
DETAIL
DEEPENED FOOTING
SECTION NOTES:
F.F.=10.90
T/SLAB=10.78
PAD=9.70
GARAGE PROPOSED RESIDENCEPROPOSED RESIDENCE
CL
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LOT 54
TRACT NO. 4003
M.M. 188/13-19
LOT 55
LOT 53
N7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
N18°05'02"E 124.00'
N18°05'02"E 124.00'
N7
1
°
5
4
'
5
8
"
W
4
5
.
0
0
'
YEAR-ROUND BMP REQUIREMENTS
1 3 9 A v e n i d a N a v a r r o
S a n C l e m e n t e , C A 9 2 6 7 2
9 4 9 . 4 9 2 . 8 5 8 6
w w w . t o a l e n g i n e e r i n g . c o m
C I V I L E N G I N E E R I N G
L A N D S U R V E Y I N G
STORMWATER QUALITY
ADAM L. TOAL
R.C.E. 59275
DATE:
LEGEND
NOTE
EROSION CONTROL BMPs
TEMPORARY SEDIMENT CONTROL
WIND EROSION CONTROL
TRACKING CONTROL
WASTE MANAGEMENT AND MATERIALS POLLUTION CONTROL
NON-STORMWATER MANAGEMENT
TOPOGRAPHIC SURVEY
DN
DN
DN
DN
UPDN
2%
+++++
++++
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NE
W
P
O
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T
B
A
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PL
PL
PL
PL
GARAGE
FFE 10.0
PA
PA
PA
PA
PA
PAPAPA
PA
PA
2%
+
2%
2%
2%
2%
+
SHEET NO
SHEET PLOTTED :
DRAFTED BY:
SCALE:
REVISIONS
KB
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2OF
54
L
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NORTH
1/8" = 1'
0 4'8'16'32'
1
8" = 1'-0"
P
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HA
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MARIMAN RESIDENCE
HARDSCAPE LEGEND
H-1 18” HIGH CONCRETE BLOCK PLANTER WALL WITH STONE
VENEER TO MATCH ARCHITECTURE
H-2 24" x 48" x 3" LIMESTONE SLABS ON A PEDESTAL SYSTEM
WITH DRAINAGE BELOW
H-3 PORCELAIN ENTRY PAD ON A CONCRETE BASE
H-4 PORCELAIN STEPPING STONE PAVERS ON A CONCRETE
BASE
H-5 BEACH COBBLE GROUNDCOVER
H-6 18” DEEP WATER BASIN WITH SUBMERSIVE FOUNTAIN PUMP
H-7 NATURAL STONE WATER WALL TO MATCH ARCHITECTURAL
STONE VENEER
H-8 3’-0” HIGH CERAMIC CONTAINER WITH SPILLING PLANTS
H-9 4’-0” WIDE X 6’-0” HIGH WOOD GATE TO MATCH GARAGE
DOOR SIDING
H-10 NEW BRICK PAVING TO MATCH EXISTING BRICK DRIVEWAY
PER H.O.A.GUIDELINES
H-11 3’-0” WIDE X 6’-0” HIGH SIDE YARD WOOD GATE TO MATCH
THE GARAGE DOOR SIDING
H-12 4” THICK COLORED CONCRETE PAVING WITH WASHED
FINISH
H-13 12” WIDE TRIANGULAR VINE POCKET
H-14 30” WIDE X 10’ LONG X 16” HIGH GAS FIRE ELEMENT WITH
STONE VENEER TO MATCH ARCHITECTURAL VENEER
H-15 AREA DRAIN
H-16 AIR CONDITIONING UNITS
H-17 GAS FIREPLACE WITH RAISED HEARTH
H-18 18” WIDE PLANTER ON GRADE
H-19 SLOT DRAIN
H-20 42” HIGH CABLE RAIL GUARDRAIL
H-21 STEPS WITH LIMESTONE PAVING TO MATCH ADJACENT
PAVING
EXISTING ELEMENTS
E-1 EXISTING PLANTERS ON GRADE TO BE PROTECTED IN PLACE
E-2 EXISTING BRICK PAVING TO BE PROTECTED IN PLACE
E-3 EXISTING PLANTER ON GRADE
E-4 EXISTING BOAT RAMP
E-5 EXISTING CANTILEVERED DECK TO REMAIN (NO CHANGE)
H-12 H-13H-12
H-10
H-11
E-2
E-3
E-1
H-1
H-10
H-1
TYP.
H-20
H-9
H-2
H-17
H-8
H-8
H-6H-7 H-4 H-5
H-3
H-2
H-18
E-5
H-14
H-18
H-20
E-4
H-16
LIGHTING LEGEND
SYMBOL DESCRIPTION QTY.
TREE UPLIGHT AS MANUFACTURED BY AURORA LIGHT 5
MODEL: SITKA LSL4-60-WF-30D-H-8x12-BLP-XD
LED: 20 WATTS / LUMENS: 1,890
UNDERWATER LIGHT AS MANUFACTURED BY AURORA LIGHT 3
MODEL: ARIEL H2O-P-60-WF-27D-15-S-CS-BLP
LED: 4.5 WATTS / LUMENS: 336
LINEAR LED STRIP LIGHTING AS MANUFACTURED BY Q TRAN 31 LF
MODEL: OMP-27-BRL-BRL-MATCH
LED: 3 WATTS/FOOT / LUMENS: 300/FT
TRANSFORMER TO BE DETERMINED BY CONTRACTOR. COORDINATE
FOR 110V ELECTRICAL POWER AS REQUIRED
TOTAL # OF LIGHTS: 8 (not including Linear LED lighting)
TOTAL WATTS: 206.5
TOTAL LUMENS: 19,758
T
LIGHTING CUT-SHEETS SYMBOL SYMBOL SYMBOL
H-19
H-21
H-21
HOMEOWNERS ASSOCIATION NOTE:
PROJECT LANDSCAPE ARCHITECT HAS REVIEWED THE LINDA
ISLE COMMUNITY ASSOCIATION ARCHITECTURAL GUIDELINES.
ALL GUIDELINES WERE UNDERSTOOD AND DRAWING PACKAGE
CONFORMS TO ASSOCIATION REQUIREMENTS.
H-15
DN
DN
DN
DN
UPDN
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PL
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PL
SHEET NO
SHEET PLOTTED :
DRAFTED BY:
SCALE:
REVISIONS
KB
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2OF
54
L
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NORTH
1/8" = 1'
0 4'8'16'32'
1
8" = 1'-0"
P
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PL
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MARIMAN PLANTING LEGEND
SHRUBS
CLI MIN Clivia miniata ‘Mellow Yellow’ Kaffir Lily
CYP PAP Cyperus papyrus Papyrus
CYR FAL Cyrtomium falcatum Holly Fern
DIA TAS Dianella tasmanica 'Silver Streak' Silver Streak Flax Lily
LIG TEX Ligustrum texanum N.C.N.
LIR GIG Liriope gigantea Big Blue Lily Turf
PLE REF Pleomele reflexa ‘Indian Song’ N.C.N.
YUC REC Yucca recurviflora Curve Leaf Yucca
ZAM FUR Zamia furfuracea Cardboard Palm
ESPALIERS
MAG LIT Magnolia ‘Little Gem’ Little Gem Magnolia
POD GRA Podocarpus gracilior Fern Pine
VINES
FIC REP Ficus repens Creeping Fig
LON HIL Lonicera hildebrandiana Burmese Honeysuckle
GROUNDCOVERS
OPH JAP Ophiopogon japonicus Mondo Grass
ROS OFF Rosmarinus ‘Huntington Carpet’ Rosemary
SEN MAN Senecio mandraliscae Senecio Mandraliscae
SHRUBS
CLIVIA MINIATA 'MELLOW YELLOW'LIGUSTRUM TEXANUM
LIRIOPE GIGANTEA
CYPERUS PAPYRUS
PLEOMELE REFLEXA 'INDIAN SONG'
CYRTOMIUM FALCATUM
YUCCA RECURVIFOLIA
DIANELLA TASMANICA
'SILVER STREAK'
ZAMIA FURFURACEA
MAGNOLIA 'LITTLE GEM'
PODOCARPUS 'GRACILIOR'
FICUS REPENS
LONICERA HILDEBRANDIANA
OPHIOPOGON JAPONICUS
SENECIO MANDRALISCAE
ROSMARINUS 'HUNTINGTON CARPET'
7FIC REP
1 GAL.
1 YUC REC
24" BOX
12 SEN MAN
1 GAL.
2 MAG LIT
15 GAL ESPALIER
6 LIR GIG
5 GAL.
1 YUC REC
24" BOX
12 SEN MAN
1 GAL.
5 FIC REP
1 GAL.
10 LIG TEX
15 GAL.
5 CYR FAL
5 GAL.
5 POD GRA
15 GAL. ESPALIER
11 LIR GIG
5 GAL.
15 OPH JAP
1 GAL.
2 CYP PAP
15 GAL.
16 OPH JAP
1 GAL.
2 CLI MIN
15 GAL.
2POD GRA
15 GAL.
1PLE REF
24" BOX
5DIA TAS
5 GAL.
1ZAM FUR
24" BOX
1PLE REF
24" BOX
5DIA TAS
5 GAL.
ESPALIERS GROUNDCOVERSVINES
3 LON HIL
15 GAL.
CERAMIC CONTAINER WITH SPILLING
PLANTS
HOMEOWNERS ASSOCIATION NOTE:
PROJECT LANDSCAPE ARCHITECT HAS REVIEWED THE LINDA
ISLE COMMUNITY ASSOCIATION ARCHITECTURAL GUIDELINES.
ALL GUIDELINES WERE UNDERSTOOD AND DRAWING PACKAGE
CONFORMS TO ASSOCIATION REQUIREMENTS.