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HomeMy WebLinkAbout20171107_PlansStone 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.402 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 1 100 1 Architectural Abbreviations Architectural Symbols A.402 A.300 1 A.402 1 1A.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 RDP 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 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 Responsible Design Professional 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 Weight Architectural General Notes A.001-A.001a Specifications A.001b-c CAL Green Checklist A.001d-e Schedules A.002 Title 24 T-24.0 - T-24.1 Site/Roof Plan A.100 Floor Plans A.200 - A.201 Area Calculations A.202 - A.203 Exterior Elevations & Section A.300 - A.301 Reflected Ceiling Plans A.500 - A.501 Details A.700 - 702 Structural Structural Notes S.1 Foundation Plan + Details S.2 2nd Floor Framing + Details S.3 Roof Framing Plan + Details S.4 List of Drawings 1.All construction shall be completed in full compliance with the 2016 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. Maximum height restrictions shall be maintained to consider full assembly. 6.Subcontractors shall check with all equipment manufacturers to verify dimensions and details prior to commencement of the work. Manufacturers 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. 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. 24.All metal flashing, gutters and downspouts shall be constructed from min. 24 gauge 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. 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 tempered 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 CBC Standard No. 24-2. Polished wire glass complying with Part II of CBC 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 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 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 information 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. 41.Temporary ingress-egress, stockpiling materials, landscaping, drive approaches and/or utility installation within public right of way requires an encroachment permit from county property permits division. 42.Provide Batt Insulation at all interior walls, provide Batt Insulation at all floor/ceilings. Refer to T-24 for exterior wall and roof insulation requirements. 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. 2016 CPC Section 410.7. 45.There shall be a floor or landing on each side of a door. Such floor or landing shall be at the same elevation on each side of the 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. 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. 50.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. 51.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. 52.Factory-built fireplaces, chimneys, and other components shall be listed and installed in accordance with their listing and manufacturer instructions to vertical distance, clear distances to combustibles, clear ventilation requirements, etc. with manufacturers requirements. 53.Exterior combustion air ducts shall be listed components of the fireplace, and installed according to the fireplace manufacturer's instructions. (CBC 2111.13.1) 54.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) 55.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. 56.No trenches or excavations 5' or more in depth into which a person is required to descend, or, obtain necessary permit from the State of California Division of Industry Safety. 57.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 58.When required, fence and canopy to be constructed per CBC 3306.5, 3306.6 and 3306.7 59.Where pedestrian barrier is not required, provide construction fencing for new construction. Fence height to be between 72" and 84" high. 60.Single family dwellings and duplexes are not checked for plumbing, mechanical, and electrical code compliance. These disciplines are subject to field inspection. 61.A licensed surveyor shall complete FEMA elevation certificate and submit it to the Building Department Inspector during final inspection. 62.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 deviations or location of visible control joints, expansion joints etc. 63.Contractor to verify and warrant waterproofing, allowing 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, etc. 64.Provide shop drawings and submittals for all visible finish products. 65.Contractor to provide as built/record drawings depicting all deviations from drawings and unseen conditions. 66.Contractor shall provide as-built drawings detailing actual locations of concealed work before final inspection. 67.All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8" to the exposed ground shall be pressure treated or naturally durable to decay. 68.Dwelling units in two-family dwelling shall be separated from each other by wall and floor assemblies having not less than a 1-hour fire-resistance rating where tested in accordance with ASTM E119 or UL 263. 69.Penetrations of wall or floor-ceiling assemblies required to be fire resistance rated shall be protected in accordance with R302.4.1 or R302.4.1.2 70.Approved acoustical sealant shall be provided along the joint between the floor and the separation wall. 71.All penetrations into sound-rted partitions of floor-ceiling assemblies shall be sealed with approved permanent resilient sealant. 72.All rigid conduit, ducts, plumbing pipes and appliance vents located in sound assemblies shall be isolated from the building construction by means of resilient sleeves, mounts or minimum 1 4" thick approved resilient material. Exception: gas piping need not be isolated. 73.Metal ventilating and conditioned air ducts located in sound assemblies shall be lined. 74.Mineral fiber insulation shall be installed in joist spaces to a point 12" beyond the pipe or duct, whenever a plumbing pipe or duct penetrates a floor-ceiling assembly or where such unit passes through the plane of the floor-ceiling assembly within a wall. Deferred Submittals and City Requirements 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 of Newport Beach. 2.Deferred Items shall be submitted to the RDP in responsible charge who shall review & forward them to the building official with a notation and signature indicating that the items have been reviewed and found to be in general conformance to the design of the building, PRIOR TO INSTALLATION. 3.Issuance of a building permit by the City of Newport Beach does not relieve applicants to 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. 4.Prior to performing any work in the city right-of-way an encroachment permit must be obtained from the public works department for all work activities within the public righ-of-way. 5.Mechanical, Electrical, Plumbing - deferred submittal 6.Submit sound attenuation design for HVAC equipment per ARI Std. 275. Sound level not to exceed 50 DBA (55 dba with timer 65 dba with timer and neighbors' consent) per Section 10.26.045 of the NBMC. Location of measurement to be at adjacent property patio or opening. Locate equipment in equipment well on roof if necessary. 7.Whole-building ventilation shall be provided by exhaust air, supply air or combined exhaust and supply air system. natural ventilation through doors/windows or continuous operation of central forced air system air handlers used in central fan integrated ventilation systems are not a permissible methods of providing whole-building ventilation. BEES 150(o) Exc. 5 to 150.2(a) & ASHRAE Std. 62.2. 8.Provide heating facilities per CRC R303.9. 9.Prior to issuance of a Building Permit, a Deed Restriction is required to be recorded on the property notifying future owners of the owner occupancy requirements and restrictions on short-term rentals. 10.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. 11.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 and L-18. 101 B 2B 1/A.600 CALGreen Building Standards See A.001e 2016 California Building Code California Code Of Regulations Title 24-Part 2, Volume 1 of 2 2016 California Building Code California Code Of Regulations Title 24-Part 2, Volume 2 of 2 2016 California Electrical Code California Code of Regulations Title 24, Part 3 2016 California Mechanical Code California Code Of Regulations Title 24, Part 4 2016 California Plumbing Code California Code of Regulations Title 24, Part 5 2016 California Fire Code California Code of Regulations Title 24, Part 9 2016 California Energy Code (2016 California Energy Efficiency Standards Code after July 1, 2014) California Code of Regulations Title 24, Part 6 2016 California Green Building Standards Code, CALGreen California Code of Regulations Title 24, Part 11 General Notes Project Address:313 Fullerton Ave. Newport Beach, CA 92663 Legal Description:Lot 17, Block 18, First addition to Newport Heights Assessor's Parcel Number:049-051-17 Project Description:Creation of a new 1487.9 sf Accessory Dwelling Unit within existing structure; replacement of windows as noted; and interior remodel. Owner:Terry Harden and Guy Harden 313 Fullerton Ave., Newport Beach CA 92663 Design Professional in Craig Schultz - Laidlaw Schultz Architects Responsible Charge:3111 Second Ave Corona del Mar, CA 92625 Phone 949.645.9982 FAX 949.645.9554 E-mail: CSchultz@LSarchitects.com Structural Engineer:Mike Gabriel 483 East 20th Street, Costa Mesa, 92627 Phone: 949.646.6596 E-Mail: mrgse@earthlink.net Title 24 and MEP:Paul Kandarian - Southland Energy Consultants 1491 Glenneyre St., Laguna Beach 92651 Phone: 714.497.3591 E-mail: PaulK@southlandlb.com Zone:R-1 Occupancy/Construction:R-3/U Type V-B Fire Sprinklers:No Number of Stories: 2 + Roof Deck Square Footage:Garage Accessory Dwelling Dwelling First Level 1,051.7 sf 826.3 sf 1,267.4 sf Second Floor - sf 661.6 sf 2,914 sf Total 1,051.7 sf 1,487.9 sf 3,541.3 sf Parking Requirement:-0 stalls req.2 (<4,000 sf) (E) Garage Converted to Living:816.3 sf Allowable Building Height:24' flat, 29' pitched Parking:2 Existing code compliant (functionally 4) Lot Area:6,375 sf Allowable Floor Area:8,610 sf Plan Check No.:1608-2017 Project Data Vicinity Map 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. DRAWN Security Notes 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 rabet. 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 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. DRAWN 1.Provide a complete and fully operational Design/Build electrical installation as required by all applicable codes and the County of Orange Building Department. The subcontractor is responsible for obtaining all agency approvals required prior to the commencement of work. 2.These are design drawings. They are intended to imply a diagrammatic scope of work for use by the appropriate subcontractor in developing a Design/Build bid and installation. Position of fixtures, outlets, switches 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 routing of all conduit and position of any other non-visible components for a fully operational, safe and code compliant system. 3.All electrical outlets to be mounted within base board (centered) and all switches at 3'-6" A.F.F. unless otherwise noted. 4.All conduits to be concealed at all walls and surfaces except as otherwise noted. 5.All outlets, switches, thermostats, etc. to be centered and aligned with each other. 6.40 Lumens/Watt or greater for general lighting in kitchens and rooms with water closets; and recessed ceiling fixtures are IC (insulation cover) approved. 7.All cover plates to be screwless type. Design/Build Mechanical Notes: 1.Provide a complete and fully operational Design/Build heating installation as required by the project scope of work, by applicable codes and the County of Orange Building Department. The Subcontractor is responsible for obtaining all agency approvals required prior to the commencement of work. 2.These are Design drawings. They are intended to imply a diagrammatic scope of work for use by the appropriate subcontractor in developing a Design/Build 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. 3.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. 4.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. 5.All HVAC ductwork shall be run within designated chases and within enclosed attic spaces at the first and second floor ceilings. 6.Mechanical system to conform to the 2016 CMC. 7.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. 8.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. 9.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. 10.All HVAC equipment shall be listed by an approved testing agency and be installed in accordance with that listing. 11.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. 12.Attic furnaces and cooling equipment shall comply with the following: a. provide attic access 22"x30" min. w/ 30" min. clear head room. b. have a continuous 24" wide solid floor access path thereto c. have 30" deep working platform at control side(s) d. have an electric outlet and a light fixture (controled by switch at the access point) at the furnace. 13.Provide HEPA filters on each FAU. 14.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. 15.Custom metal hoods shall be approved by the Mechanical Unit manuf. Submit shop drawings. 16.Coordinate all exposed vents including return air supply with architect prior to construction. 17.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. Provide required flow rate (cfm) calculation and include ASHRAE Standard 62.2 Table 7. 1 on plan or provide duct sizing. 18.Where the building contains a whole house exhaust fan. Its covers or louvers shall have a minimum insulation value of R-4.2. 19.Note: bathroom exhaust fans are not to be a part of a whole house system and are to be ENERGY STAR compliant and equiped with humidistat controls capable of adjustment between relative humidity ranges of < 50 percent to a maximum of 80 percent. 20.Submit HVAC system and duct sizing per CALGreen Section 4.507 as follow: Heating and A/C systems shall be sized, designed and have their equipment selected using the following methods: a.The heat loss and gain is established according to ANSI/ACCA 2 Manual J-2011 (Residential Load Calculation) [Air Conditioning Contractors of America (ACCA)], ASHRAE handbooks [American Society of Heating, Refrigeration, and Air Conditioning Engineers (ASHRAE)] or equivalent. b.Duct systems are sized according to ANSI/ACCA 1 Manual D-2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or methods. c.Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 (Residential equipment Selection) or equivalent design software or methods. 18. Submit sound attenuation design for HVAC equipment per ARI Standard 275. Sound level not to exceed 50 DBA (55dba with timer; 65 dba with timer and neighbor's consent) per Section 10.26.045 of the NBMC. Location of measurement to be at adjacent property patio or opening. Design/Build Plumbing Notes: 1.Provide a complete and fully operational Design/Build plumbing and sewage installation as required by all applicable codes and the County of Orange Building Department. The Subcontractor is responsible for obtaining all agency approvals required prior to the commencement of work. 2.These are Design drawings. They are intended to imply a diagrammatic scope of work for use by the appropriate subcontractor in developing a Design/Build 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. 3.All plumbing fixtures and fittings shall be certified by the California Energy Commission. 4.All fixtures and trim shall conform to the requirements of Title 24. 5.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. 6.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. 7.Provide seismic anchorage for the water heater. 8.Provide a pressure and temperature relief valve w/ drain to outside for water heaters. 9.Provide softwater for laundry room and dishwasher. 10.All cleanouts to be coordinated with architect prior to construction. 11.Floor drains in showers shall be square. Finish to match hardware. Submit sample to architect for approval. 12.Provide High Efficiency Water Heater ready as follow, provide: a.A 120V electrical receptacle that is within three feet of the water heater and accessible to the water heater with o obstructions; and, b.A Category III or IV vent, or Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and c.A condensate drain that is no more than 2 inches higher than the base of the installed water heater and allows natural draining without pump assistance, and d.A gas supply line with a capacity of at least 200,000 BTU/hr to the water heater. 1.In Case of Emergency, call Kadum & Ghada Aluzri. Phone # 949.422.8338 2.Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum extent practicable. 3.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. 4.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. 5.Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce or remove sediment and other pollutants. 6.All construction contractor and subcontractor personnel are to be made aware or the required best management practices and good housekeeping measures for the project site and any associated construction staging areas. 7.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. 8.Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. Discharges 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. 9.Potential pollutants include but are note limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, 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. 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. General Notes 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. DRAWN 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. DRAWN 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, &2(48,9$/(177(67 9$35(&,6,21Š256,1$. 6´'20(µ 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. DRAWN CAL Green Mandatory Measures1 CAL Green Checklist 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. DRAWN CAL Green Mandatory Measures1 CAL Green Checklist Recycle and/or salvage for reuse a minimum o f65% of the non-hazardous construction and demolition waste in accordance with Section 4.408.1 All plumbing fixtures shall be complying with the maximum flow rates in section 4.303 CalGreen building standards code: :DWHUV&ORVHWV”JDOIOXVK 8ULQDOV”JDOIOXVK 6LQJOH6KRZHUKHDGV”JSP#SVL 4.303.1.3.2 Multiple Showerheads: combined flow rate of all showerheads and/or other shower outlets controlled by a single valve shall not exceed 2.0 gpm @ 80 psi or only one shower outlet is to be in operation at a time 5HVLGHQWLDO/DYDWRU\)DXFHWV”JSP#SVL /DYDWRU\)DXFHWVLQ&RPPRQDQG3XEOLF8VH$UHDVRI5HVLGHQWLDO%XLOGLQJV” 0.5 gpm @ 60 psi 0HWHULQJ)DXFHWV”JDOORQVSHUF\FOH .LWFKHQ)DXFHWV”JSP#SVLWHPSRUDU\LQFUHDVHWRJSPDOORZHG but shall default to 1.8 gpm Additional Regulations Door Types: -All aluminum clad wood windows shall be Kolbe & Kolbe Millwork Company, Inc. - VistaLuxe Collection Accent Style (provide alternate pricing with Jeld-Wen, Inc. - Siteline Series) and shall be dual glazed U.N.O. with U-value and SHGC per Title 24 report. Provide additional tinting - final selection per Owner review. All windows to have removable screens. -Provide finish sample for Owner/Architect approval -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 windows -All exposed hardware to be reviewed by architect prior to ordering -Provide hidden pocket screens with max. transparency at operable windows if feasible -Fenestrations must have temporary and permanent labels. -Coordinate door heads and window heads so that all align. Adjust dimensions as necessary to facilitate. -Where windows are provided as a means of escape or rescue in all sleeping rooms, they shall meet the following minimum standards: --A net clear opening of not less than 5.7sq ft (5.0sq ft escape fro grade - floor windows) --Minimum clear opening height of 24" --Minimum clear opening width of 20" --The bottom of window opening shall not be more than 44 inches from the floor --window control opening device shall not reduce the required net clear opening area of the window R 312.2.2 B1-11 Type/ No.NotesSize (wxh)Operation Frame Glazing Casement Dual C1 Door Schedule1 General Notes: A1-3 DualAwning Box-to-box (narrow mulled) assembly. To meet exit requirement per R.310 (refer to general notes below)Dual 1'-8" x 3'-6" Alum Clad Eave Overhang 0"1'-8" x 1'-8" 5'-2 " x 3'-6" E Casement/ FixedDCasement/ FixedAB Safety Glazing Requirements3 Window Types: Refer to schedule for unit sizes Casement/Awning Awning Casement C Casement/ Fixed 1' - 8 " Verify window satisfies egress requirements 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 1.Manufacturer to provide details and calculations for municipal review prior to installation. Key Notes:Energy Requirements: U value SHGC -All windows Per Title 24 Per Title 24 Alum Clad Alum Clad .29 .21 U-Value SHGC VT Glass Gas Fill Mnft Product Name Kolbe Windows and Doors VistaLuxe Collection: Accent Style, Awning - provide plaster return.47 Air Shade Legend: Alum - Anodized aluminum Clad -Aluminum clad wood xBlack anodized aluminum at exterior x Wood at interior (Species - White Oak) Dual - Dual glazed unit S - Denotes tempered/safety glazing as per code req. (Lower corner). Re fer to 3/A.002 for additional criteria. Wd - Wood (Species - White Oak) Gls - 12" Glass RO - Rough opening 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 bi-fold 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. 2016 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 bi-fold 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. 2016 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. Finish Black Refer to exterior elevations for hinge location, typ.1' - 8 " A4-5 DualAwningAlum Clad 22 1 2"1'-8" x 1'-8" 22 1 2" Kolbe Windows and Doors Kolbe Windows and Doors VistaLuxe Collection: Accent Style, Casement - provide plaster return Provide frosted film at B1 and B2 22 1 2"Kolbe Windows and Doors VistaLuxe Collection: Accent Style, Casement/Awning - provide plaster return 1'-8"3'-6" 1'-8"3'-6" D1-9 Dual1'-8" x 5'-2 "Casement/Fixed Alum Clad E1 Dual5'-2 " x 5'-2"Csmnt/Awning/Fixed Alum Clad 0" Window Schedule2 No.Size (wxh)Type Core NotesGlazing General Notes: -Provide shop drawings for approval -Contractor to field measure all openings prior to fabricating new doors. -All exposed hardware at exterior doors to be black anodized aluminum -All hardware at interior doors to be polished stainless steel -Coordinate locksets with owner -Fenestrations must have temporary and permanent labels -Verify all rails w/ door stability and hardware, typical -Coordinate door heads and window heads so that all align. Adjust dimensions as necessary to facilitate. Legend: Alum - Black anodized aluminum Clad -Aluminum clad wood (Exterior finish - black anodized aluminum, Interior - White Oak). Submit sample for approval. Dual - Dual glazed unit S - Denotes tempered/safety glazing as per code req. (Lower corner) refer to 3/A.002 for additional criteria. Wd - Wood (Species - White Oak) Gls - 12" Glass R -Rough opening 101 A Wd - 106 B Wd U-Value Overhang -- Hardware -3'-0" x 6'-8" 2'-6" x 6'-8" Hardware: -Provide Emtek Helios Lever series at swing doors -(1)Provide glass pivot door hardware suitable for wet conditions -(2)Provide custom length CHMI door pulls at pocket doors per schedule - polished stainless steel finish . Sliding door hardware to be flush with ceiling at door 202. -(3)Provide barn door hardware - Aurora Stainless Steel Hardware Kit by Specialty Doors - polished stainless steel finish SHGC - Product NameVTGlassGas Fill --- Mnft - Shade Custom wood pocket door. Door stop to be provided so that door remains 6" out of pocket in the open position. S 2" d hole 107 2'-0" x 6'-8" A B C DExterior solid core swing door Interior solid core swing door Interior solid core sliding pocket door Interior solid core sliding door Interior shower doorE 6" Line of jamb in open position F Wd ------- -------- VistaLuxe frame w/custom wood door. Refer to Security Notes on A/001 201 202 203 204 205 206 3'-6" x 6'-8"  [ “ 3'-0" x 6'-8" 3'-0" x 6'-8" 2'-6" x 6'-8" 2'-6" x 6'-8" C Wd -------2 WdD Custom wood sliding door w/head recessed in ceiling. Provide pin and recessed floor track with stop so that door projects 6" beyond jamb in the open position. Custom wood pocket door. Privacy lock. Door stop to be provided so that door remains 6" out of pocket in the open position.C Wd E Gls B Wd B Wd Custom wood door. Privacy lock. Provide tempered/safety glazing at A3 2 1 5' - 0 " 6" Line of jamb in open position 5' - 0 " 2 0" Box-to-box (narrow mulled) assembly. Kolbe Windows and Doors Kolbe Windows and Doors VistaLuxe Collection: Accent Style, Casement/Fixed - provide plaster return VistaLuxe Collection: Accent Style, Casement/Awning/Fixed - provide plaster return Box-to-box (narrow mulled) assembly. ------- ------- ------- ------- ------- - - VistaLuxe Collection: Accent Style, Entrance Door, Inswing - provide plaster return VistaLuxe Collection: Accent Style, Entrance Door, Outswing - provide plaster return - - - - - - - - - - - - - - - - - - Air Air Air Air Air LoE-366 ThermaPlus LoE-366 ThermaPlus LoE-366 ThermaPlus LoE-366 ThermaPlus LoE-366 ThermaPlus LoE-366 ThermaPlus VistaLuxe Collection: Accent Style, Awning - provide plaster return Black Black Black Black Black Provide tempered/safety glazing .29 .21 .47 .29 .21 .47 .29/.29 .21/.21 .47/.47 .29/.26 .21/.24 .47/.56 .29/.29/.26 .21/.21/.24 .47/.47/.56 Tempered at A3, 4 & 5 VistaLuxe frame w/custom wood door. Refer to Security Notes on A/001 Custom wood door Custom wood door Horizontal wood boards painted black, typ. Louvered openings as required to provide mnft required free area at water heater. Door shall be large enough to remove the unit - verify final size. Louvers to align with boards at door type A F Exterior solid core swing door Horizontal wood louvers (to align with boards at door type A) painted black, typ. Provide required free area per hot water heater manufacturer requirements Custom tempered glass outswing shower door 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. DRAWN 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. DRAWN 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. DRAWN 50 . 0 0 ' UP UP UP UP UP CATV Sewer Water 127.70' 127.70' 50 . 0 0 ' 5'-0" (E) Setback 4' - 0 " (E ) Se t b a c k 4' - 0 " (E ) Se t b a c k 5'-0" (E) Setback 16'-0" (E) Setback 16'-0" (E) Setback 1'-9" 3' - 8 " 7' - 3 " 12 ' - 7 12" 2' - 0 34" 17'-1"7'-1012" Existing roof unchanged New steel and wood canopy New concrete stoop at entry ALLEY Existing gate and steps, unchanged Extent of new steel and wood canopy Hatched area denotes footprint at ground level Dashed line denotes extent of the upper level Existing stairs to upper level balcony Line of setbacks Line of setbacks Property line 1 A.300 AL L E Y Property line 15'-0" 15 ' - 0 " FU L L E R T O N A V E . 2A.301 2A.301 Benchmark existing lower floor being 90.25' CL CL CL 30'-0" Sewer and main sewer line Existing concrete block mailbox, clad in flagstone Existing concrete sidewalk Line of setbacks Line of setbacks Line of setbacks One hour wall at attic. Carry to underside of roof sheathing 2'- 0 " 2'-0" 4" 4"1'-10" 19 ' - 5 14 “  “     “ Scale: 1/8" = 1'-0"Site/Roof Plan1 Site/ Roof Plan and Project Data 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. DRAWN Notated North DN UP UP H20 G UP UP DN UP UP UP CATV Sewer Water 24 ' - 1 12 ( “ 5' - 5 " 2' - 2 12" 4'- 7 " 2' - 7 " 2' - 2 12" 33'-10" 3'-5"2'-212"2'-1"9'-11" 3'-6" 6'-5" 7T @ 11"   ( “ 25'-812"  “2'-012"2'-0" Eq Eq 5'-7"4'-512"2'-212"2'-212"2'-212" 7'-1112“ 4'-0"4'-4"812“912" 3' - 6 " Cl r 103 Kitchen 100 Porch 102 Dining 104 Living FF 100.13' FF 100.00' 101 Entry 105 Stair 101 - D4 D3 D2 D1 A3 A2 A1 D5 D6 D7 E1 D8 D9 10 13 11 7 12 36 107 -107 (E) Closet 1'-6" 15 106 Closet 106 -24 5' - 9 12" 11 " 11 " 17'-9" 26 25 16 16 17 1417 2A.301 7'- 0 " 3' - 6 " 3' - 6 " Eq 2' - 0 " Eq 2A.301 23 22 34 1' - 0 " 3' - 0 " 1'-0" 3130 3233 323232 31 35 37 38 Parking Stall: 10'w x 20'd Parking Stall: 10'w x 20'd Parking Stall: 10'w x 20'd Tandem Parking Stall: 10'w x 15'd 3A. 3 0 1 3 A. 3 0 1 1 Hour Rated Wall - 5/8" Type 'X' GWB at underside of stairwell 1 Hour Rated Wall with sound rating meeting STC 50 min. Refer to 10/A.701 Veneered Concrete wall. Installation per code req. x All dimensions are to be to finished face or centerline of the partition U.N.O. x 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. x It is the responsibility of the contractor to bring to the Arch.'s attention any field conditions that does not allow construction or installation as drawn. x Do not scale drawings. Dimensions and alignments as indicated take precedent over drawings. x Provide continuous metal backing for reinforcing of walls to hang millwork, furniture shelving, cabinetry, or bathroom accessories, etcetera. x Provide millwork shop drawings for Architect's approval. Millwork to comply with the recommendations of the Woodwork Institute of California (WIC). x Any door hardware associated with millworker provided doors are to be ordered by the millworker. x At bathroom accessories, such as grab bars, towel bars, soap dishes, etc. on or within walls shall be sealed against moisture. Provide backing as required. x Avoid cut tiles and brick. Layout to consider final requirement, adjust as necessary. Notify Architect of changes. x All stairways shall have an illumination level on tread runs of not less than 1 foot candle (11 Lux) 1.Shower [PL-4], 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.Continuous slot drain 3.Wall Hung 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. 24" min. clear in front of watercloset, 30" min width. Provide adjacent integrated area drain 4.Bathroom exhaust fan shall be ENERGY STAR compliant and be ducted to terminate outside the building. Fan must be controlled by a humidity control capable of adjustment between a relative humidity range of less than or equal to 50% to a maximum of 80%. 5.Lavatory and Faucet - 1.5 gpm at 60psi 6.Mirror 7.Built-in counter and cabinetry 8.Shampoo shelf 9.Towel bar 10.Kitchen Faucet and Sink - Not to exceed 1.5 gpm at 60 psi 11.Dishwasher shall be qualified ENERGY STAR appliance with maximum water us as follows (NBMC 15.11.010) Standard Dishwasher: 4.25 gallons per cycle, Compact Dishwashers: 3.5 gallons per cycle 12.Built-in Integrated Freezer+Refrigerator w/ integral panel. Provide H2O supply 13.36" Range with downdraft ventilator 14.Microwave drawer 15.Open shelving above 16.Appliance garage 17.Full-height millwork 18.Built-in bookcase 19.Deep basin laundry sink with faucet - Not to exceed 1.6 gpm at 60 psi 20.Stacking washer and dryer to be ENERGY STAR compliant. Provide recessed pan with drain below for washer. Dryer to be equipped with 4"d vent with a maximum of (2) ƒ bends, 14' maximum run. If roof vent provide vent cap and back draft damper. At side wall installations provide Seiho cap SFB-P anodized to match adjacent wall color. Dryer compartment shall be provided with a minimum opening of 100 square inches for makeup air in the door or by other approved means. 21.Pole and shelf 22.34"-38" high handrail. Re: 23.+42" high steel and glass guardrail. Re: 24.Millwork art niche 25.Line of roof or canopy above 26.Line of second floor overhang above 27.Steel and wood canopy below 28.Full-height millwork w/ lower cabinets and drawers. Re: 2/A.301 29.Slot in floor for sliding door guide pin 30.18" x 4'-4" Paving stones with equally spaced gaps 31.San Quintin black buttons - contact: Mitch Spencer at Modern Builders (949) 680-0347 32.Provide 5gallon creeping fig. Four plants within each bay. Provide irrigation on timer 33.Concrete slab. Finish to match paving stones 34.Redbud with high branches. Provide photos prior to purchase for owner approval. Provide irrigation on timer 35.Provide 9 Agave Sharkskin 5gallon plants in line equally spaced 36.Existing Hot Water Heater with new door. Door shall be large enough to remove the unit. Termination and pressure relief valve shall be conducted to the exterior 37.Existing garage door - verify that it meets minimum standards: 1 3 8" solid core or minimum 20 minute fire rated, self-closign, and self-latching 38.Provide one hour protection for stair soffit over usable storage space 39.Electrical sub-panel with minimum clearance of 30" w x 36" deep. Provide hinged painted MDF door over sub-panel. 40.FAU located in attic. Provide code required clearances in front of unit (30" in front of unit, 36" head clearance) - VIF. Tiled Wall, Installation to be floated and meet or exceed industry standards for installation Veneered stone wall. Installation per code req. (see A.001) 2x Wall - New Area of Existing (unchanged) Existing to be demolished 2x Stud Wall - Existing 1.Provide a separate demolition permit - contractor to provide. 2.All work shall be performed in accordance with the City of.Newport Beach and all State, and Municipal Authorities having jurisdiction over the work. 3.Demolition work shall comply with the ANSI A10.6 Safety Requirements for Demolition. 4.The Contractor shall visit the site and carefully examine work of this Section so as to become familiar with the existing conditions and nature and scope of work and difficulties that attend its execution. 5.The drawings may not show all removals required. Contract includes all work necessary to produce the final arrangement as shown, leaving to existing work which is no longer needed. The contractor is responsible for the entire demolition of the space including walls, ceiling, all finishes, interior equipment, lighting and wiring, sprinklers and plumbing lines as required. This includes all items located above the ceiling and ductwork. 6.Before starting any work relating to existing utilities (elec., sanitary, water, heat, gas, etc.) that will temporarily discontinue or disrupt services to the existing building, notify the Owner prior to beginning work. 7.Provide and maintain temporary protection of work to remain where demolition, removal and new work is being done, connections made materials handled, or equipment moved. Contractor will repair damage to building as a result of his operation. 8.The job site is to be broom cleaned each night and left in a neat and clean condition. 9.All demolition and removal shall be brought to a natural stopping point. Any material removed by mistake or in excess of requirements shall be replaced at the Contractor's expense. Protruding materials shall be cut back 1" behind wall. 10.For ceiling demolition refer to A.500 - Demolition notes still apply. 11.HVAC units, ducting, venting, AC condensor, FAU units, etc. to be evaluated for reuse in conjunction with new layout. Review with architect and owner prior to removal/demolition. Evaluate condensor for reuse. 1 Hour Floor-Ceiling with sound rating meeting STC 50 min. Refer to 11/A.701 Ceiling: no rating required. At new floor ceiling assemblies Refer to 11/A.701 Scale: 1/4" = 1'-0"Lower Level Floor Plan1 Lower Level 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. DRAWN Notated North Legend5 General Notes3 Key Notes2Demolition Notes4 WA S H D R Y G DN DN REF. STOVEOVEN DN UP (E) OUTDOOR DECK 200 Stair 201 Laundry 202 Master Bedroom 203 Bath 205 WC 204 Shower 206 Closet     ( “ 15 ' - 1 0 12" 6'- 1 0 " 6' - 3 12" 1' - 3 " 2' - 2 12" 7' - 4 " 2' - 7 " 2' - 2 12"   ( “ 16'-11"16'-11" Equal 2'-212" Equal Equal Equal St a r t p o i n t (c e n t e r l i n e o f b a r n d o o r ) 2'-212"2'-212"2'-212"EqEq EqEq EqEq EqEq 1'-312“ Ali g n w i t h w a l l b e l o w 1' - 0 " C l r align 203 - 206 - 205 - 204 - 201 - B1 B2 B3 C1 B4 B5 B6 B7 B8 B9 B10 B11 A4A5 7 5 6 7 5 6 9 8 3 36 202 - 3'-0" 5' - 1 12“ 3'- 8 12" 3'- 6 "     “ 3'-6" 6'-5" 7T @ 11" 3' - 8 " 12 ' - 7 12" 1'-9" 20'-1" 27 19 7 17 18 7 TypA.701 7 TypA.701 2 20 21 17 23 2328 2A.301 2A.301 24 23 22 2928 39 3A. 3 0 1 3 A. 3 0 1 40 1 Hour Rated Wall - 5/8" Type 'X' GWB at underside of stairwell 1 Hour Rated Wall with sound rating meeting STC 50 min. Refer to 10/A.701 Veneered Concrete wall. Installation per code req. x All dimensions are to be to finished face or centerline of the partition U.N.O. x 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. x It is the responsibility of the contractor to bring to the Arch.'s attention any field conditions that does not allow construction or installation as drawn. x Do not scale drawings. Dimensions and alignments as indicated take precedent over drawings. x Provide continuous metal backing for reinforcing of walls to hang millwork, furniture shelving, cabinetry, or bathroom accessories, etcetera. x Provide millwork shop drawings for Architect's approval. Millwork to comply with the recommendations of the Woodwork Institute of California (WIC). x Any door hardware associated with millworker provided doors are to be ordered by the millworker. x At bathroom accessories, such as grab bars, towel bars, soap dishes, etc. on or within walls shall be sealed against moisture. Provide backing as required. x Avoid cut tiles and brick. Layout to consider final requirement, adjust as necessary. Notify Architect of changes. x All stairways shall have an illumination level on tread runs of not less than 1 foot candle (11 Lux) 1.Shower [PL-4], 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.Continuous slot drain 3.Wall Hung 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. 24" min. clear in front of watercloset, 30" min width. Provide adjacent integrated area drain 4.Bathroom exhaust fan shall be ENERGY STAR compliant and be ducted to terminate outside the building. Fan must be controlled by a humidity control capable of adjustment between a relative humidity range of less than or equal to 50% to a maximum of 80%. 5.Lavatory and Faucet - 1.5 gpm at 60psi 6.Mirror 7.Built-in counter and cabinetry 8.Shampoo shelf 9.Towel bar 10.Kitchen Faucet and Sink - Not to exceed 1.5 gpm at 60 psi 11.Dishwasher shall be qualified ENERGY STAR appliance with maximum water us as follows (NBMC 15.11.010) Standard Dishwasher: 4.25 gallons per cycle, Compact Dishwashers: 3.5 gallons per cycle 12.Built-in Integrated Freezer+Refrigerator w/ integral panel. Provide H2O supply 13.36" Range with downdraft ventilator 14.Microwave drawer 15.Open shelving above 16.Appliance garage 17.Full-height millwork 18.Built-in bookcase 19.Deep basin laundry sink with faucet - Not to exceed 1.6 gpm at 60 psi 20.Stacking washer and dryer to be ENERGY STAR compliant. Provide recessed pan with drain below for washer. Dryer to be equipped with 4"d vent with a maximum of (2) ƒ bends, 14' maximum run. If roof vent provide vent cap and back draft damper. At side wall installations provide Seiho cap SFB-P anodized to match adjacent wall color. Dryer compartment shall be provided with a minimum opening of 100 square inches for makeup air in the door or by other approved means. 21.Pole and shelf 22.34"-38" high handrail. Re: 23.+42" high steel and glass guardrail. Re: 24.Millwork art niche 25.Line of roof or canopy above 26.Line of second floor overhang above 27.Steel and wood canopy below 28.Full-height millwork w/ lower cabinets and drawers. Re: 2/A.301 29.Slot in floor for sliding door guide pin 30.18" x 4'-4" Paving stones with equally spaced gaps 31.San Quintin black buttons - contact: Mitch Spencer at Modern Builders (949) 680-0347 32.Provide 5gallon creeping fig. Four plants within each bay. Provide irrigation on timer 33.Concrete slab. Finish to match paving stones 34.Redbud with high branches. Provide photos prior to purchase for owner approval. Provide irrigation on timer 35.Provide 9 Agave Sharkskin 5gallon plants in line equally spaced 36.Existing Hot Water Heater with new door. Door shall be large enough to remove the unit. Termination and pressure relief valve shall be conducted to the exterior 37.Existing garage door - verify that it meets minimum standards: 1 3 8" solid core or minimum 20 minute fire rated, self-closign, and self-latching 38.Provide one hour protection for stair soffit over usable storage space 39.Electrical sub-panel with minimum clearance of 30" w x 36" deep. Provide hinged painted MDF door over sub-panel. 40.FAU located in attic. Provide code required clearances in front of unit (30" in front of unit, 36" head clearance) - VIF. Tiled Wall, Installation to be floated and meet or exceed industry standards for installation Veneered stone wall. Installation per code req. (see A.001) 2x Wall - New Area of Existing (unchanged) Existing to be demolished 2x Stud Wall - Existing 1.Provide a separate demolition permit - contractor to provide. 2.All work shall be performed in accordance with the City of.Newport Beach and all State, and Municipal Authorities having jurisdiction over the work. 3.Demolition work shall comply with the ANSI A10.6 Safety Requirements for Demolition. 4.The Contractor shall visit the site and carefully examine work of this Section so as to become familiar with the existing conditions and nature and scope of work and difficulties that attend its execution. 5.The drawings may not show all removals required. Contract includes all work necessary to produce the final arrangement as shown, leaving to existing work which is no longer needed. The contractor is responsible for the entire demolition of the space including walls, ceiling, all finishes, interior equipment, lighting and wiring, sprinklers and plumbing lines as required. This includes all items located above the ceiling and ductwork. 6.Before starting any work relating to existing utilities (elec., sanitary, water, heat, gas, etc.) that will temporarily discontinue or disrupt services to the existing building, notify the Owner prior to beginning work. 7.Provide and maintain temporary protection of work to remain where demolition, removal and new work is being done, connections made materials handled, or equipment moved. Contractor will repair damage to building as a result of his operation. 8.The job site is to be broom cleaned each night and left in a neat and clean condition. 9.All demolition and removal shall be brought to a natural stopping point. Any material removed by mistake or in excess of requirements shall be replaced at the Contractor's expense. Protruding materials shall be cut back 1" behind wall. 10.For ceiling demolition refer to A.500 - Demolition notes still apply. 11.HVAC units, ducting, venting, AC condensor, FAU units, etc. to be evaluated for reuse in conjunction with new layout. Review with architect and owner prior to removal/demolition. Evaluate condensor for reuse. 1 Hour Floor-Ceiling with sound rating meeting STC 50 min. Refer to 11/A.701 Ceiling: no rating required. At new floor ceiling assemblies Refer to 11/A.701 Scale: 1/4" = 1'-0"Main Level Floor Plan1 Upper Level 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. DRAWN Notated North Legend5 General Notes3 Key Notes2Demolition Notes4 4 3 1 2 C B AD E F AA 22'-112"11'-612"39'-3" 15 ' - 7 12" 19 ' - 7 12" 4' - 1 1 12" 1'-1012" 22'-3"8'-412"8'-612" 14 ' - 5 12" 5'- 1 1 " 8' - 6 12" 15 ' - 7 12" 21'-8" 3'-1"3'-0" 412" 3' - 8 " 5" 34'-3" 24 ' - 1 12" 24 ' - 2 12" 3' - 6 12" 12 ' - 0 12" 412"7 6 5 21'-8" Accessory Dwelling Unit: AA: 826.3 AB:44.3 AC:23 AD:18.5 AE:9.3 AF:10.2 AG:16.3 AH:319.3 AI:22.7 Total:1487.9 sf Existing Garage: 1:266.4 2:180.3 3:76.7 4:524.5 5:1.5 6:1.1 7:1.2 Total:1051.7 sf Dwelling Unit: A:9.3 B:436.7 C:613.3 D:121.1 E:50.5 F:36.5 G:784.3 H:518.3 I:.6 J:51.5 K:542.0 L:101.1 M:44.0 N:122.8 O:63.6 P:45.7 Total:3541.3 sf Scale: 1/4" = 1'-0"Lower Level Area Calculations1 Lower Level Floor Plan - 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. DRAWN Notated North Area Calculations2 GH IJ K LMNOPAI AGAH AF AE ABACAD 22'-3"33'-1" 35 ' - 3 " 2" 15 ' - 8 " 3'-912"12'-112" 4'- 3 " 17'-7"2'-1"7'-212"4'-4"3'-512"16'-812" 13 ' - 2 12" 15 ' - 1 0 " 20'-2"1'-9"6'-5"5'-6"22'-1" 24 ' - 6 12" 5' - 9 " 7' - 1 0 12" 21 ' - 1 12" 10 ' - 7 " 3' - 9 " 13 ' - 2 12" 1' - 5 " 17 ' - 0 12"14 ' - 8 " 2' - 8 12" 3' - 7 " 3'-5" Accessory Dwelling Unit: AA: 826.3 AB:44.3 AC:23 AD:18.5 AE:9.3 AF:10.2 AG:16.3 AH:319.3 AI:22.7 Total:1487.9 sf Existing Garage: 1:266.4 2:180.3 3:76.7 4:524.5 5:1.5 6:1.1 7:1.2 Total:1051.7 sf Dwelling Unit: A:9.3 B:436.7 C:613.3 D:121.1 E:50.5 F:36.5 G:784.3 H:518.3 I:.6 J:51.5 K:542.0 L:101.1 M:44.0 N:122.8 O:63.6 P:45.7 Total:3541.3 sf Scale: 1/4" = 1'-0"Main Level Floor Plan - Area Calculations1 Upper Level Floor Plan - 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. DRAWN Notated North Key Notes2 (E) Second Level Lower Elev. +109.33' Elev. +99.84' (N) Living (E) Second Level Upper Elev. +111.33' (E) First Level Upper Elev. +109.33' (N) First Level Lower Elev. +100.13' (E) Third Level Landing Elev. +119.33' (E) Third Level Patio Elev. +120.48' 1A. 7 0 0 9 T y p A. 7 0 1 8 T y p A. 7 0 1 1'- 3 " (E) Second Level Lower Elev. +109.33' Elev. +99.84' (N) Living (E) Second Level Upper Elev. +111.33' (E) First Level Upper Elev. +109.33' (N) First Level Lower Elev. +100.13' (E) Third Level Landing Elev. +119.33' (E) Third Level Patio Elev. +120.48' 3 A. 7 0 1 6 T y p A. 7 0 1 2 A. 7 0 1 5 T y p A. 7 0 1 4 A. 7 0 0 Scale: 1/4" = 1'-0" North Elevation2 South Elevation1 Scale: 1/4" = 1'-0" Exterior Elevations 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. DRAWN B4 B5 B6 B7 B8 B9 B10 B11 D8 D9 A5A4 A3A2A1 D1 D2 D3 D4 101 - 107 - Existing roofing unchanged Patch and repair existing siding as necessary for new window installation and shear panel revisions Existing deck structure to remain Existing stairs to existing deck to be removed. Extend deck guardrail to match existing. Patch as required. New steel and wood canopy New porch and stairs New exterior sconce Patch and repair existing siding as necessary for new window installation and shear panel revisions New steel and wood canopy Infill at existing garage door opening. Siding to match existing. Patch and repair as required to provide seamless installation Existing roofing unchanged Termination of temperature and pressure relief valve to be centered on door. Line of new living room floor Centerline of alley Relocate downspout. Provide new round downspout. Tie into existing drainage New concrete steps 7.75" maximum step height 313A (E) Second Level Lower Elev. +109.33' Elev. +99.84' (N) Living (E) Second Level Upper Elev. +111.33' (E) First Level Upper Elev. +109.33' (N) First Level Lower Elev. +100.13' (E) Third Level Landing Elev. +119.33' (E) Third Level Patio Elev. +120.48' 6 T y p A. 7 0 1 5 T y p A. 7 0 1 9 T y p A. 7 0 1 8 T y p A. 7 0 1 (E) Second Level Lower Elev. +109.33' Elev. +99.84' (N) Living (E) Second Level Upper Elev. +111.33' (E) First Level Upper Elev. +109.33' (N) First Level Lower Elev. +100.13' (E) Third Level Landing Elev. +119.33' (E) Third Level Patio Elev. +120.48' 200 Stair 202 Master Bedroom 104 Living 4 rev A.702 2 TypA.702 1 revA.702 5 & 6 A. 7 0 2 2A. 7 0 2 3' - 0 " Garage 7'- 3 12" ( 6 ' - 8 " m i n c l e a r ) 8' - 0 " m i n ( 8 ' - 1 1 2" i d e a l ) 313A 3' - 0 " 8' - 0 " m i n ( 8 ' - 1 1 2" i d e a l ) 8' - 0 " 3' - 0 " Scale: 1/4" = 1'-0"West Elevation1 Exterior Elevation and Section 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. DRAWN Existing grade at Setback Existing roofing unchanged Patch and repair existing siding as necessary for new window installation and shear panel revisions Existing deck structure to remain Building Section3 Scale: 1/4" = 1'-0" B1 B2 B3 C1 D7 E1D6D5 Existing stairs to existing deck to be removed. Provide extend guardrail at balcony to match existing New steel and wood canopy New anodized aluminum address Mounting: pin mount from top with 1" drop Size: 6" letters Font: Century Gothic New porch and stairs Existing structure unchanged Provide 1-Hr separation at garage wall. Re: Legend 5/A.200 Provide acoustic separation at common wall. Re: Legend, 5/A.200 New concrete slab with polished concrete finish over 2" clean sand, over 15mil vapor barrier (Per ASTM E-1745) over filet fabric over 4" of 12" to 34" gravel over a pre-moistened subgrade (or as required by structural engineer). Floor Assembly per 11/A.701. Provide (6") WKLFNQHVV(FR7RXFKŒ4XLHW=RQHŠ3,1.Œ ),%(5*/$6Š$FRXVWLF%DWW,QVXODWLRQLQILOO The triangular openings formed by the riser, tread and bottom rail shall preclude the passage of a 6" d. sphere Partial Building Section2 R-19 Closed-cell spray foam insulation at roof framing, typ. Carry 1-Hr wall to underside of sheating Existing structure unchanged Provide R-13 Batt Insulation at exterior walls, typical Provide acoustic separation at common wall. Re: Legend, 5/A.200 New concrete slab with polished concrete finish over 2" clean sand, over 15mil vapor barrier (Per ASTM E-1745) over filet fabric over 4" of 1 2" to 3 4" gravel over a pre-moistened subgrade (or as required by structural engineer). Floor Assembly per 11/A.701. Provide (6") WKLFNQHVV(FR7RXFKŒ4XLHW=RQHŠ3,1.Œ ),%(5*/$6Š$FRXVWLF%DWW,QVXODWLRQLQILOO New horizontal FAU unit - verify code required clearance prior to ordering and installation R-19 Closed-cell spray foam insulation at roof framing, typ. Carry 1-Hr wall to underside of sheating New steel and wood canopy New anodized aluminum address Mounting: pin mount from top with 1" drop Size: 6" letters Font: Century Gothic New porch and stairs Line of (E) sloped garage to be removed and replaced Min 2% slope Min 2% slope Min 2% slope Furred out wall to conceal footing below Furred out wall to conceal footing below Provide R-13 Batt Insulation at exterior walls, typical New horizontal FAU unit - verify code required clearance prior to ordering and installation Provide 1-Hr separation at underside of stairwell where storage occurs Existing siding to be removed and replaced with plaster to match existing. Provide wood trim at edge to stop siding at South elevation DN UP UP H20 G UP UP DN UP UP UP CATV Sewer Water 103 Kitchen 100 Porch 102 Dining 104 Living 101 Entry 105 Stair 107 (E) Closet GFI GFI G F I GFI GFI GFI GFI GF I S 106 Closet to upper level GFI GFI 5' - 1 12" Eq Eq 2'-2" 6'-0"6'-0"Eq Eq 2'-2" ȭ Soffit ȭ P o s t o f W i n . Ab o v e , t y p . Door switch GFI Door switch GFI GFI GFI ȭ Stairs ȭ Sink Eq A Eq A Eq A Eq Eq photo-control astronomical time clock switch clg. ht. (E), typ. ȭ W i n 1'-9" ȭ W i n ȭ W i n to automated celestial clock Downdraft ventilator Re: General Notes/A.500 Taped in linear diffuser with in-line exhaust fan, vented to outdoors with a minimum exhaust rate of 100cfm 11/A.705 One hour protection for stair soffit over usable storage space Triangle hatch denotes overlap of two dwelling units. One Hour Floor Ceiling construction required. Supporting walls shall also be 1 hour construction D Doorbell Camera General Notes3 Electrical Symbols and Fixtures2 Symbols Legend: ARCi -Indicates fixture to be on ARC_fault circuit interrupter -Floor outlet -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 outlet -Outlet w/ waterproof cover and GFCI equipped -220V electrical outlet -Hose Bib. Must be protected by an anti siphon device -Gas -Coaxial cable -Floor coaxial cable -Floor data outlet -Telephone and data outlet -Vacancy/Occupancy Sensor -Ceiling fan. Provide separate switch for fan/light combination HB G GFI WP TK OS C Fixture Schedule: EF Flush wall mounted recessed exhaust fan. Min. 50 cfm. Ductless fans are unacceptable. HF Hood fan integrated into professional range hood to provide 100 cfm min. exhaust to exterior with humidistat control. CF Ceiling fan LED Strip Corner LED Strip, Vertical Recessed Downlight (wide or diffuse beam) Recessed Downlight (narrow beam or accent) Recessed Downlight, Rectangular (double Square) Recessed Downlight, Round (miniature) In-Grade Up Light (or Marker Light) In-Grade Directional Path Light (Single Aperture, Double Aperture) Path Light/Bollard Wall Recessed Light, (Step Light, Marker Light, etc.) Surface Mounted Accent, 20 watt maximum with no visible lens Table/Floor Lamp Lighting Control Keypad S VS GD V 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. Wall box switch at 44" AFF, UNO Wall box dimmer at 44" AFF, UNO Wall box switch w/ control integration at 44" AFF, UNO Wall box dimmer w/ control integration at 44" AFF, UNO Motion sensor or photocontrol without switch for exterior lighting Garage Door Switch Manual "on" vacancy detector switch. Wall mount, w/ three-way and dimmer where occurs. Garage Door Opener, provide power Remote Power Supply, location TBD Vacancy/Occupancy Sensor Linear Diffuser with taped in edges. Provide in-line fan. Note: Refer to General Notes/A.500 for bathroom exhaust fan requirements 1.All ceilings to be as heights noted on reflected ceiling plan AFF U.N.O. 2.Outlets, thermostats, light switches, etc. to align vertically, UNO. Refer to interior elev. for further clarification. Outlets to be +12 AFF, 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/ Arch 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 or per specification 16.All added, replaced or relocated lighting installed in residential construction must qualify as "high efficacy luminaires." 17.All permanently installed luminaires with interchangeable lamps must contain lamps that comply with the requirements of Joint Appendix 8(JA8) and be appropriately marked to be considered "high efficacy luminaires." 18.Recessed down-light luminaires and enclosed luminaires are required to contain a JA8 compliant lamp that meets the elevated temperature requirement. Recessed down-light luminaires with screw based sockets are no longer permitted to be installed. Additionally, all luminaires that are installed with JA8-certified light sources are required to be controlled by either a dimmer or vacancy sensor. 19.The builder must provide the new homeowner with a luminaire schedule (as required in Title 24 California Code of Regulations. Part 1, 10-103(b)) that includes a list of lamps installed in the luminaires so that the homeowner knows what light sources they are entitled to when they take possession of the new home. 20.Manual-on/automatic-off occupant sensors motions sensors, photo-control astronomical time clock controls (used for outdoor lighting), and dimmers installed to comply with 150.0(k) must have been certified to the Energy Commission by their manufacturer, pursuant to the provisions of the Title 20 Appliance Efficiency Regulations (Title 20 California Code of Regulations, 1606), as required by 110.9. 21.The Energy Standards require vacancy sensors to control at least one luminaire in the following room types: bathrooms, utility rooms, laundry rooms, and garages. 22.All outdoor lighting attached to the residence or to other buildings on the same lot must be high efficiency, and must be controlled by a manual ON and OFF switch and one of the following automatic control types: photocontrol and motion sensor photo-control and automatic time switch control, astronomical time clock control that automatically turns the outdoor lighting off during daylight hours, or EMCS that provides the functionality of an astronomical time clock, does not have an override or bypass switch that allows the luminaire to be always ON, and is programmed to automatically turn the outdoor lighting off during daylight hours. 23.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. 24.All stairways shall have an illumination level on tread runs of not less than 1 foot candle (11 lux) per CBC 1205.4. 25.Provide exhaust ventilator at range in kitchen to provide minimum required 100cfm to outdoors. A max. sound rating of 3 Sone for intermittent operation is required. Hoods to be ducted to outside air. 26.All 15- and 20- ampere, 125-and 250-volt non-locking receptacles that are installed on the exterior of a dwelling unit and located in damp or wet locations, shall be listed as weather-resistant type. 27.All power and lighting outlets in family rooms, dining room, living room, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, hallways and similar areas are to be protected by a "combination AFCI breaker". Kitchens barrooms, and basements are exempt from this requirement. 28.All fixed appliances such as disposal, dishwasher, clothes washer dryer built-in heaters, or any other fixed appliance with 14 HP, motor or larger shall be on a separate #12 AWG wire branch circuit. Each dwelling unit shall have installed therein an individual disposal circuit supplied with minimum #12 AWG wire and a 15 AMP indicating-type switch. 29.Lighting fixtures installed in wet location shall be damp/vapor-proofed 30.Bathroom exhaust fans are to be ENERGY STAR compliant and have a minimum rate of 50cfm, a maximum sound rating of 3 Sone, and be equipped with humidistat controls capable of adjustment between relative humidity ranges of <50% to a a max of 80%. Exhaust fans are to be ventilated and ducted to outside air and are not to be a part of a whole house system. 31.LED luminaires must be certified and qualified as "high efficacy." 32.At least one high efficacy luminaire in each bathroom is required. 33.High efficacy luminaires shall be switched separately from low efficacy luminaires and exhaust fans. Scale: 1/4" = 1'-0"Lower Level Lighting Plan1 Lower Level Lighting 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. DRAWN Notated North G Minotti - Tatlin Soft Bed DN DN DN UP 200 Stair 201 Laundry 202 Master Bedroom 203 Bath 205 WC 204 Shower 206 Closet S S Recessed linear diffuser with in-line exhaust fan 11/A.705 GFI GFI Dryer to be equipped with 4"d vent with a maximum of (2) ƒEHQGV PD[LPXPUXQ3URYLGHURRIYHQWZLWKYHQWFDS and back draft damper. Eq Eq 1' - 9 " 1' - 9 " 2'-012"2'-012" Eq A Eq AEq AEq A ȭ Lav ȭ Lav 1'-4"1'-4"1'-4"1'-4" 1'- 2 12" 2' - 8 " 2 Eq Eq B Eq B Eq Eq Eq Eq Eq A Eq A Eq Typ. ȭ C a b . Eq Typ. to lower level 1' - 9 " 3'-112" Recessed pocket door track for sliding door clg. ht. (E), typ. Taped in linear diffuser for whole-building ventilation shall be provided by exhaust air, supply air or combined exhaust and supply air system. natural ventilation through doors/windows or continuous operation of central forced air system air handlers used in central fan integrated ventilation systems are not a permissible methods of providing whole-building ventilation. BEES 150(o) Exc. 5 to 150.2(a) & ASHRAE Std. 62.2. 30" x 30" attic access hatch D Doorbell Camera General Notes3 Electrical Symbols and Fixtures2 Symbols Legend: ARCi -Indicates fixture to be on ARC_fault circuit interrupter -Floor outlet -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 outlet -Outlet w/ waterproof cover and GFCI equipped -220V electrical outlet -Hose Bib. Must be protected by an anti siphon device -Gas -Coaxial cable -Floor coaxial cable -Floor data outlet -Telephone and data outlet -Vacancy/Occupancy Sensor -Ceiling fan. Provide separate switch for fan/light combination HB G GFI WP TK OS C Fixture Schedule: EF Flush wall mounted recessed exhaust fan. Min. 50 cfm. Ductless fans are unacceptable. HF Hood fan integrated into professional range hood to provide 100 cfm min. exhaust to exterior with humidistat control. CF Ceiling fan LED Strip Corner LED Strip, Vertical Recessed Downlight (wide or diffuse beam) Recessed Downlight (narrow beam or accent) Recessed Downlight, Rectangular (double Square) Recessed Downlight, Round (miniature) In-Grade Up Light (or Marker Light) In-Grade Directional Path Light (Single Aperture, Double Aperture) Path Light/Bollard Wall Recessed Light, (Step Light, Marker Light, etc.) Surface Mounted Accent, 20 watt maximum with no visible lens Table/Floor Lamp Lighting Control Keypad S VS GD V 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. Wall box switch at 44" AFF, UNO Wall box dimmer at 44" AFF, UNO Wall box switch w/ control integration at 44" AFF, UNO Wall box dimmer w/ control integration at 44" AFF, UNO Motion sensor or photocontrol without switch for exterior lighting Garage Door Switch Manual "on" vacancy detector switch. Wall mount, w/ three-way and dimmer where occurs. Garage Door Opener, provide power Remote Power Supply, location TBD Vacancy/Occupancy Sensor Linear Diffuser with taped in edges. Provide in-line fan. Note: Refer to General Notes/A.500 for bathroom exhaust fan requirements 1.All ceilings to be as heights noted on reflected ceiling plan AFF U.N.O. 2.Outlets, thermostats, light switches, etc. to align vertically, UNO. Refer to interior elev. for further clarification. Outlets to be +12 AFF, 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/ Arch 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 or per specification 16.All added, replaced or relocated lighting installed in residential construction must qualify as "high efficacy luminaires." 17.All permanently installed luminaires with interchangeable lamps must contain lamps that comply with the requirements of Joint Appendix 8(JA8) and be appropriately marked to be considered "high efficacy luminaires." 18.Recessed down-light luminaires and enclosed luminaires are required to contain a JA8 compliant lamp that meets the elevated temperature requirement. Recessed down-light luminaires with screw based sockets are no longer permitted to be installed. Additionally, all luminaires that are installed with JA8-certified light sources are required to be controlled by either a dimmer or vacancy sensor. 19.The builder must provide the new homeowner with a luminaire schedule (as required in Title 24 California Code of Regulations. Part 1, 10-103(b)) that includes a list of lamps installed in the luminaires so that the homeowner knows what light sources they are entitled to when they take possession of the new home. 20.Manual-on/automatic-off occupant sensors motions sensors, photo-control astronomical time clock controls (used for outdoor lighting), and dimmers installed to comply with 150.0(k) must have been certified to the Energy Commission by their manufacturer, pursuant to the provisions of the Title 20 Appliance Efficiency Regulations (Title 20 California Code of Regulations, 1606), as required by 110.9. 21.The Energy Standards require vacancy sensors to control at least one luminaire in the following room types: bathrooms, utility rooms, laundry rooms, and garages. 22.All outdoor lighting attached to the residence or to other buildings on the same lot must be high efficiency, and must be controlled by a manual ON and OFF switch and one of the following automatic control types: photocontrol and motion sensor photo-control and automatic time switch control, astronomical time clock control that automatically turns the outdoor lighting off during daylight hours, or EMCS that provides the functionality of an astronomical time clock, does not have an override or bypass switch that allows the luminaire to be always ON, and is programmed to automatically turn the outdoor lighting off during daylight hours. 23.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. 24.All stairways shall have an illumination level on tread runs of not less than 1 foot candle (11 lux) per CBC 1205.4. 25.Provide exhaust ventilator at range in kitchen to provide minimum required 100cfm to outdoors. A max. sound rating of 3 Sone for intermittent operation is required. Hoods to be ducted to outside air. 26.All 15- and 20- ampere, 125-and 250-volt non-locking receptacles that are installed on the exterior of a dwelling unit and located in damp or wet locations, shall be listed as weather-resistant type. 27.All power and lighting outlets in family rooms, dining room, living room, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, hallways and similar areas are to be protected by a "combination AFCI breaker". Kitchens barrooms, and basements are exempt from this requirement. 28.All fixed appliances such as disposal, dishwasher, clothes washer dryer built-in heaters, or any other fixed appliance with 14 HP, motor or larger shall be on a separate #12 AWG wire branch circuit. Each dwelling unit shall have installed therein an individual disposal circuit supplied with minimum #12 AWG wire and a 15 AMP indicating-type switch. 29.Lighting fixtures installed in wet location shall be damp/vapor-proofed 30.Bathroom exhaust fans are to be ENERGY STAR compliant and have a minimum rate of 50cfm, a maximum sound rating of 3 Sone, and be equipped with humidistat controls capable of adjustment between relative humidity ranges of <50% to a a max of 80%. Exhaust fans are to be ventilated and ducted to outside air and are not to be a part of a whole house system. 31.LED luminaires must be certified and qualified as "high efficacy." 32.At least one high efficacy luminaire in each bathroom is required. 33.High efficacy luminaires shall be switched separately from low efficacy luminaires and exhaust fans. Scale: 1/4" = 1'-0"Main Level Lighting Plan1 Main Level Lighting 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. DRAWN Notated North 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. Base at Plaster Note: Full Solder all Joints Provide one layer of Bituthene below sill pan 10 6 7 11 Base at Siding - Generic ApproachScale: 3" = 1'-0" -Door Pan Flashing Axo Window Pan Flashing Axo Window Flashing NOTE:Re: 6/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 Method A or Method B at Contractor's Discretion -Coordinate window installation and flashing w/ manufacturers requirements and installation notation Water Resistant Barrier, Min, Building Paper, 2 Layers Type D or approved equal Sill Pan Lap o/ Building Paper Reinforced Paper Flashing System Mechanically Attached to Wndw Frame Provide Tape and Corner Pieces per Mnft's Recommendations Scheduled Window 2 Piece Ptd. Copper Flashing w/ Hemmed Drip Edge Building Paper Lap o/ Copper Flashing or ptd galvanized metal flashing Lap Building Paper o/ Flashing at Head Condition Bituthene Sill Pan, Re: 6/A.701 - Provide bituthen below sill pan Rough Opening Sheathing Jamb & Head flashing Sealant behind window flange before installation, provide intermittent shims at sill flange for drainage 4" 8" 1" Apply Tape at Corners to Temporarily Hold Flashing in place until WRB is Applied NOTE: Head Flashing - ASTM E2112-01 - Method A: Embed Bottom of the Head Flashing Against the Previously Applied Sealant (Flashing Goes Over the Sealant). Extend Head Flashing Beyond Each Jamb Flashing. Fasten in Place. - Method B: Apply a Continuous Seal Along Mounting Flange at the Head. Flashing Goes Over Mounting Flange. Embed Bottom of Head Flashing Against Sealant (Flashing Goes Over Sealant). Extend Head Flashing Beyond Each Jamb Flashing. Fasten In Place. NOTE: For Type 'B', Jamb Flashing is Beyond Mounting Flange. NTS Run Flashing up under Window Sill and fold up 12" Minimum 3" 3" 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 Run one layer of Bituthene below sill pan 1 Scale: 3" = 1'-0" 1.Flashing and Sheet Metal: Comply with SMACNA standards for sheet metal fabrication. Form sections square, true and accurate to size, free from distortion and other defects detrimental to appearance or performance. Form sections in longest practical lengths. Make allowances for H[SDQVLRQDQGFRQWUDFWLRQDWMRLQWV¬$OOPHWDOIODVKLQJMRLQWVWREHIXOO\VROGHUHG VHDOHG¬ Fabricate metal flashing with a minimum 2-inch toe allowance for extending horizontally over roofing, and on return brake edge. Hem exposed edges of flashing 1/2 inch on underside. Provide flat-lock seams, except on corners. Fabricate corners with mitered joints, soldered (ASTM B32 - type as recommended for material being soldered) or welded as one piece, and properly sealed. Wash and wipe clean joints of flux, immediately after soldering. 2.Gutters and Downspouts: Fabricate gutters and downspouts from specified sheet metal of lock-forming quality, with watertight lock seams. Sizes and configurations shall be as indicated on the drawings. 3.Pitch Pockets: Fabricate 4-inch high, square, bottomless pans of 20-guage galvanized steel sheet for pitch pockets, of size indicated on the drawings. Fabricated each metal pan with roof flanges as wide as the inner side of the pan wall, extending 4 inches on the roof and turned-up inside the pan to form a double-wall, and hemmed an inch over the top-edge of the pan. Pitch pan sealant by W.R. Meadows Sealight Pitch Pan Sealant or acceptable equal cold applied, two components, pourable sealant. 4.Dissimilar metal types subject to electrolytic reaction to be physically separated, through bitumen or other means. 5.Brick/Stone/Concrete/Tile Veneer: Installation, including mortar, grout, substrate and DFFHVVRULHVWRPHHWPDQXIDFWXUHUUHTXLUHPHQWV7ROHUDQFHVWRPHHWWKHIROORZLQJPLQLPXPV¬ Variation from plane of wall: 1/4 inch in 10 feet, 1/2" in 20 feet. Variation from Level Coursing: 1/8 inch in 3 feet, 1/4 inch in 10 feet, 1/2 inch maximum. Variation of Joint Thickness: 1/8 inch in 3 feet. Variation from Unit to Adjacent Unit: 1/16 inch. Lay brick masonry in full bed of mortar, properly jointed with metal lathing work. Buttering of corner joints and excessive furrowing of mortar joints is not permissible. Provide expansion joints as required per manufacturer and as indicated on drawings. Install joint filler in continuous lengths in accordance with manufacturer's instructions. 6.Gypsum Board: provide Level 5 finish, providing the highest degree of quality - providing a uniform surface and minimizing the possibility of joint photographing and/or fasteners showing through the final decoration. 7.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. 8.Exposed metal members & fasteners to be primed and painted per interiors. 9.Conceal all fasteners, UNO. If exposed fasteners approved by architect the fasteners must align, be equally spaced, and centered on run. 10.$OOH[SRVHGZHOGVVKDOOEHFRQWLQXRXVIXOOILOOHWDQGJURXQGVPRRWK¬:KHUHFRQIOLFWH[LVWV between the structural drawings and the full fillet requirement above bring to the attention of the architect. 11.All exposed wood shall be S4S Douglas Fir or equal, suitable for exterior use, weather resistant, insect resistant, and back primed. 12.All exterior deck, planter framing, and wood framing anchored directly to concrete walls and slabs to be Pressure Treated Douglas Fir or equal. 13.Provide paintable high performance sealant at all exposed structural member joints and intersections with other building components. 14.All Window/ Door/ Skylight flashing to meet or exceed ASTM E 2112-01 15.Elastomeric waterproofing to be installed per manufacturer's requirements, including flashing requirements 16.Provide Bituthene behind and against plywood where mechanical attachments will occur Fill penetrations w/ Rain Buster 900 by Top Industrial Inc. 17.Use high-heat Bituthene where exposure to heated conditions might occur or where required per manufacturer 18.Aluminum must not be placed in direct contact with concrete or dissimilar metals. Use appropriate paint, primer, or bitumen General Notes2 4 5 SL 1% @ Conc. 2% @ Grade 2" M i n . @h a r d su r f a c e 6" M i n . T y p . At F i n . G r a d e (E) Foundation, Re: structural Finish grade Brush coat stucco finish below screed 4" 38" Plywood sheathing per Structural 2x Framing per struct., typ. Batt insulation, typ. Re: Title 24 5/8" GWB, Ptd. Fry Reglet Z Reveal DRMZ 50-375 Wood base - species and finish to match windows Wood siding per elevations 4" M i n . WRB NTS NTS Electrical outlet where occurs (12" to CL) Furr new wall out as required to accommodate existing stem wall New Concrete slab - refer to structural 1% @ Conc. 2% @ Grade 2" M i n . @h a r d su r f a c e 4" 38" 4" M i n . (E) Foundation, Re: structural Finish grade Brush coat stucco finish below screed Plywood sheathing per Structural 2x Framing per struct., typ. Batt insulation, typ. Re: Title 24 5/8" GWB, Ptd. Fry Reglet Z Reveal DRMZ 50-375 Wood base - species and finish to match windows Electrical outlet where occurs (12" to CL) Furr new wall out as required to accommodate existing stem wall New Concrete slab - refer to structural No 26 Galv. corrosion resistant metal weep screed w/ 1/2" dia. weep holes at 6' OC or per code reqm't where more stringent 7/8" Ext. cement plaster: smooth integral color finish coat o/ wire lath o/ WRB SL 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. DRAWN Door Head Location of Switches Devices Centerline of door hardware, light switches,thermostats, dimmers, exhaust fans, electric screens, etc. Install coat hook at all waterclosets & bathrooms. Finish to match door hardware. (finish to match special or existing door hardware) ironmonger hook: d-line, kitchen & bath accessories item number: 1.412, peg type hook with 14mm. dia. and 34mm projection. (match existing where occurs) Edge of door frame, door or end of wall Note: in case of glass sidelite @ door, mount switches & thermostat on adj. wall. Mount ganged coverplate behind door swing & thermostat 6" beyond edge of door in open position w/ strobe aligned above (if req'd) Multiple light switches, dimmers, exhaust fans, electric screens, & mechoshades ganged under one coverplate as req'd. Gang under one coverplate all light swithes, dimmers, exhaust fans, etc. Dotted line indicates switchbank locations on opp. side if switchbanks are req'd @ both sides of partition CL Align last switch w/ edge of door in open position Thermostat Elect. outlet where occurs 12" Scale: NTS EQ 6" 6' - 8 " A F F 3' - 2 " A F F 6" 6'- 0 " A F F CL CL CL CL CL 6" CL Pocket Door Jamb - Interior10 12 7 11 8 9 Scale: 3" = 1'-0" Scale: 3" = 1'-0" Typ. Window Head at Plaster Scale: 3" = 1'-0" 1"3/ 8 " Scale: 3" = 1'-0"Typ. Window Sill at Plaster 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. 16oz Copper Metal Flashing Full Solder all Joints Typ. Set in Mastic. Run flashing up under window sill and fold up 1 2" Minimum Run one layer of Bituthene below sill pan WRB Window nail flange set in mastic Vistaluxe Plaster Return Bituthene 1 1 / 4 " Fry Reglet Z Reveal DRMZ 50-375 Exterior plaster per specs, Re: 4/A.700 Window Sill at Wood Siding Jamb Extension - wood species and finish to match window Window Per Specifications Shim as Required Copper Drip w/ Hemmed Drip Edge Fry Reglet Z Reveal DRMZ 50-375 7/8" Ext. Plaster o/ Wire Lath WRB Plywood Sheathing Batt Insulation, Re: Title 24 5/8" Ptd. GWB Bituthene Nailing flange set in sealant with set nailing 1" 3/ 8 " 1 1 / 4 " Vistaluxe Plaster Return Window Head at Wood Siding Wood door per schedule Ceramic tile o/ floated wall system 6"114" 1" Finished surface where wall occurs Alum. L-metal reveal 6" Door Sill Wood frame - wood species and finish to match adjacent windows Scale: 3" = 1'-0" Scale: 3" = 1'-0"2 4 5 36 Jamb Extension - wood species and finish to match window Door Per Specifications Shim as Required Copper Drip w/ Hemmed Drip Edge Fry Reglet Z Reveal DRMZ 50-375 7/8" Ext. Plaster o/ Wire Lath WRB Plywood Sheathing Batt Insulation, Re: Title 24 5/8" Ptd. GWB Bituthene Nailing flange set in sealant with set nailing 1" Note: Separate Dissimilar Metals w/ Bitumen 3/ 8 " 1 1 / 4 " Vistaluxe Plaster Return Scale: 3" = 1'-0" 1 1 / 2 " M a x SL 2% Door Per Specifications 16oz Copper Metal Flashing Full Solder all Joints Typ. Set in Mastic. Run flashing up under door sill and fold up 1 2" Minimum Run one layer of Bituthene below sill pan Align Finish flooring 1" 3/ 8 " 1 1 / 4 " Wood siding per elevations Plywood Sheathing Batt Insulation, Re: Title 24 5/8" Ptd. GWB Bituthene WRB Jamb Extension - wood species and finish to match window Window Per Specifications Shim as Required Copper Drip w/ Hemmed Drip Edge Fry Reglet Z Reveal DRMZ 50-375 Nailing flange set in sealant with set nailing Note: Separate Dissimilar Metals w/ Bitumen Note: Final window placement (front to back), interior and exterior trim to be reviewed with architect prior to framing. Vistaluxe Plaster Return 1"3/ 8 " 1 1 / 4 " Note: Refer to 11/A.700 for typical flashing, 6/A.700 for window pan flashing 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. 16oz Copper Metal Flashing Full Solder all Joints Typ. Set in Mastic. Run flashing up under window sill and fold up 1 2" Minimum Run one layer of Bituthene below sill pan Window nail flange set in mastic Bituthene Fry Reglet Z Reveal DRMZ 50-375 Wood siding per elevatons WRB Sealant and backer rod Note: Refer to 11/A.700 for typical flashing, 6/A.700 for window pan flashing Note: Refer to 11/A.700 for typical flashing, 6/A.700 for window pan flashing Note: Refer to 11/A.700 for typical flashing, 6/A.700 for window pan flashing Threshold Extension - wood species and finish to match mfg. door threshold 38" Exterior grade plywood 5/8" Ptd. GWB, where occurs Fry Reglet Z Reveal DRMZ 50-375 38"114"38" Brush coat stucco finish below screed 1 Hour/STC 50min Wall GA File No. WP 3243 - Generic Resilient channels 24"oc attached at right angles to ONE SIDE of 2x4 wood studs 16" or 24" oc with 1 14" Type S drywall screws. One layer 58" type X gypsum wallboard or gypsum veneer base applied at right angles to channels with 1" Type S drywall screws 8" oc with vertical joints located midway between studs. End joints back blocked with resilient channels 3" mineral or glass fiber insulation in stud space. OPPOSITE SIDE:One layer 5 8" type X gypsum wallboard to gypsum veneer base applied at parallel or at right angles to studs with 6d cement coated nails. 1 78" long. 0.0915" shank, 1516" heads, 7" oc. Vertical joints staggered 24" oc opposite sides. Sound tested with studs spaced 24" oc (STC=50). Also sound tested with studs spaced 16" oc and with two layers of 5 8" type X gypsum board on teh side opposite the resilient channels (STC=53) (LOAD-BEARING) Thickness: 5 3 8" Appox. Weight:7psf Fire Test:Based on UL R14196 05NK05371, 2-15-05 UL Design U305 Sound Test:NRCC TL93-116, 3-98 Note:Common walls shall be without plumbing or mechanical equipment, ducts, or vents in the cavity of the common wall. Solid wood joist floor(1-1/2" x 9-1/4") joists, spaced (16") o.c. (5/8") OSB subfloor * 6LQJOH WKLFNQHVV(FR7RXFKŒ4XLHW=RQHŠ 3,1.Œ),%(5*/$6Š$FRXVWLF%DWW,QVXODWLRQ Double layer 5 8W\SH´[µJ\SVXPERDUGWKLFNQHVV Resilient channel Spacing 24" o.c. 1 Hour Floor Ceiling STC 55 (min 50) Fire Testing: Reference: NBC-F9d *Testing: Test: TLF-95-107a - 5 8" OSB Subfloor Test: TLF-95-145a - 19 32 " Plywood Subfloor Test: TLF-96-065a - 1" Plywood Subfloor OC Assembly: No: SWJFS807 OC: Owens Corning Science and 7HFKQRORJ\&HQWHU²2&$5& Granville, Ohio & Acculab Consultants in Acoustics, Columbus, Ohio Note: Separate Dissimilar Metals w/ Bitumen Note: Final window placement (front to back), interior and exterior trim to be reviewed with architect prior to framing. Note: Separate Dissimilar Metals w/ Bitumen Note: Final window placement (front to back), interior and exterior trim to be reviewed with architect prior to framing. Note: Separate Dissimilar Metals w/ Bitumen Note: Final window placement (front to back), interior and exterior trim to be reviewed with architect prior to framing. Sloped window sill with integral drip 3" d o w n t u r n e d l e g a t f l a s h i n g Wood trim 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. DRAWN Scale: 1 1/2" = 1'-0" 5 10 12 6 4 11 8 9 1 Scale: 3" = 1'-0" Interior Guardrail2 Scale: 3" = 1'-0" Scale: 1 1/2" = 1'-0" Scale: 3 " = 1'-0" Bottom of Stair Top of Stair Bolt 1 4" face plate behind finish surface 434" 2" 1" 1" Scheduled material 112" Mi n . 36 " T o N o s i n g 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". Blocking Handrail 112" Min.1 12" Handrail w/ 1 8" Eased Edges 12" x 114" Stl Post 1 2" x 1 2" 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 1 3 / 8 " C l r (2) 12"d. x 212" Lag Bolts Ea. Plate to Blkg. Scheduled material 1 1 2" 1" 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". Handrails, other than circular cross-sections, shall have a perimeter dimension of 4" - 6.25" with a maximum cross-section of 2.25". 2 1/4 " max Section at Handrail 7 Framing anchor, Simpson A35 (ea. side @ dbl. stringer) 2x Notched stringer (3 stringers min. 2 at middle). Refer to structural for additional requirments 4" m i n . - 7 3 4" m a x . (M a x . O p e n i n g <4 " @ O p e n R i s e r s ) Hardwood flooring, per interiors, with solid wood nosing One piece, solid wood tread and riser, to match hardwood flooring Simpson TA staircase angle 1 1/4" Plywood treads and risers screwed and glued, at interior only 11" (10" min) 2" Framing anchor, Simpson A35 (ea. side @ dbl. stringer) 2x Notched stringer (3 stringers min. 2 at middle). Refer to structural for additional requirments 4" m i n . - 7 34" m a x . (M a x . O p e n i n g <4 " @ O p e n R i s e r s ) Hardwood flooring, per interiors, with solid wood nosing One piece, solid wood tread and riser, to match hardwood flooring Simpson TA staircase angle 1 1/4" Plywood treads and risers screwed and glued, at interior only 11" (10" min) 2" Note: x Provide 1 2" Minimum thick laminated safety glazing. Provide a safety factor of four x Each guard (cap) shall be supported by a minimum of three glass balusters or shall be otherwise supported to remain in place should one baluster panel fail x Provide shop drawings - guardrail shall resist a single concentrated load of 200lbs applied in any direction at the top and 20 #/ft horizontal load at top rail. x Continuous weld and grind smooth all connections 42 " M i n . 1 1/4" 2" Architectural Grade 38" x 38" Continuous Painted Metal Stop-Mitred Corners Typ. Marine Grade Stainless Steel, Recessed Allen Head Screws Typ. Architectural Grade baluster PL 12" x 2" Continuous Painted Metal Frame. Provide mock-up of typical bay for review and owner/architect approval 9 16" Laminated Safety Glazing to meet code requirments Sched. Flooring Sched. wall finish Handrail where occurs. Refer to 5/A.702 for typical notes 34 " - 3 8 " 2 1 / 4 " Bent PL 3 8" x 1'-0" (4) 1 2"d. Thru studs (Spacing = 8") Door Per Schedule Face of Jamb Beyond AL I G N Scheduled Wood Flooring o/Plywood Subfloor over structural flooring system. Coordinate hardwood flooring system with tile system to assure alignment. Continuous threshold to match flooring system over Schluter Dirta flooring system. Provides sub waterproofing as required 38" Zinc Edge Angle AL I G N Scale: 3" = 1'-0"Floor Threshold Linear Diffuser (typ at restrooms, mechanical vents) Titus Flowbar Type 22 - Mount through finished ceiling, typ. Ductwork, Re: Mechanical Coordinate with HVAC contractor for min. openingFry Reglet 'J' mold 1 1/4" (nosing min .75" max 1.25") 1 1/4" (nosing min .75" max 1.25") 5 8" Type 'X' Gypsum board. Refer to one hour wall type for attachment requirements 5 8" Type 'X' Gypsum board. Refer to one hour wall type for attachment requirements New polished concrete slab 1/4 2" M i n 3" 1 1 2" 1/4 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. DRAWN