HomeMy WebLinkAboutFirst Submittal PlansName
Elevation
A101
1 SIM
Room name
150 SF
101
1i
?
90 00' 00"
Distance
N E
1
1
A101
SIM
R @ 7 1/2"20
1i
NORTH ARROW
PROPERTY LINE TAG
SECTION INDICATOR
ROOM TAG (NAME / AREA)
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG
WINDOW TAG
DOOR TAG
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ALUMINUM
CONCRETE
EARTH
GYPSUM -PLASTER
INSULATION -RIGID
MASONRY -BRICK/STONE
MASONRY -CONCRETE BLOCK
PLYWOOD / GLU-LAM TIMBER
SAND
STEEL
WOOD
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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REF. 8/T-1.0FLOOR AREA
HEIGHT
NBMC (NEWPORT BEACH MUNICIPAL CODE)
CALIFORNIA CODES: 2019 CBC, 2019 CFC, 2019 CEC,
2019 CPC, AND 2019 CMC, 2019 CAL GREEN
R-3 / U
1-HR.
CODES:
OCCUPANCY CLASSIFICATION
OCCUPANCY SEPARATIONS (GARAGE)
OCCUPANT LOAD
TYPE OF CONSTRUCTION
OWNER: ARCHITECT:
N/AALLOWABLE BLDG. AREA
(PER CBC TBL. 503)
FLOOR & FLOOR-CEILINGS N/A
BRANDON ARCHITECTS, INC.
CHRISTOPHER BRANDON, LIC: C-31637
151 KALMUS DR. STE. G-1
COSTA MESA, CA 92626
P: 714.754.4040
WWW.BRANDONARCHITECTS.COM
STRUCTURAL ENGINEER:CIVIL ENGINEER:
GENERAL CONTRACTOR:LANDSCAPE DESIGNER:
SURVEYOR:SOILS ENGINEER:
SITE
~17
V-B -SPRK'R.
3 STORY
THE SUBJECT PROPERTY IS LOCATED BAYFRONT ON THE PENINSULA IN NEWPORT BEACH, CA ON BAY
AVENUE EAST. THE LOT IS ZONED R1 AND IS APPROXIMATELY 11,497 S.F.. THE PROPERTY INCLUDES AN
EXISTING SINGLE FAMILY RESIDENCE AND GARAGE TO BE DEMOLISHED. THE CLIENTS PROPOSE TO BUILD A
NEW TWO STORY SINGLE FAMILY RESIDENCE OF APPX. 6,192 S.F. LIVING AND A 3-CAR GARAGE OF APPX. 756
S.F., TO BE WOOD FRAMED WITH A SLAB FOUNDATION. THE PROJECT WILL BE A TRADITIONAL BEACH HOUSE
DESIGN INCLUDING BUT NOT LIMITED TO THE FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES
INTEGRATED WITH A MODERN ‘OPEN’LIVING FLOOR PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING
SPACES AS WELL AS OUTDOOR PATIOS AND BALCONIES. THE EXTERIOR WILL BE PRIMARILY WOOD SIDING,
WITH SOME USE OF METAL AND BRICK. THE RESIDENCE WILL HAVE APPROXIMATELY (6) BEDROOMS AND (7)
FULL BATHS. THE PROGRAM WILL INCLUDE THE FOLLOWING: LIVING ROOM, DINING ROOM, EAT-IN KITCHEN,
GAME ROOM, PANTRY, MASTER SUITE, MASTER BATHS, MASTER WALK IN CLOSETS, 5 SECONDARY
BEDROOMS WITH ATTACHED CLOSETS AND BATHS, LAUNDRY ROOM, BONUS ROOM, VIEW DECKS AND
BALCONIES.
FIRE SPRINKLER: NFPA 13D YES
DEFERRED SUBMITTALS
8PROJECT STATISTICS 5 1
249
10
AGENCIES & PUBLIC SERVICES
VICINITY MAP/ PROJECT DESCRIPTION
MATERIAL LEGEND
ANNOTATION LEGEND SHEET LISTSITE INFORMATION11
7
6SPECIAL INSPECTIONS
PROJECT DIRECTORYPROJECT DIRECTORY
PROJECT DESCRIPTION:
EAST BAY MANOR
B
R
A
N
D
O
N
A
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C
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KSRVD, LLC
C/O. MR. KHAJAK KASSABIAN
429 SANTA MONICA BLVD., SUITE 360
SANTA MONICA, CA 90401
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 2589 SF
SECOND FLOOR 3052 SF
THIRD FLOOR 551 SF
6192 SF
GARAGE 755 SF
755 SF
GRAND TOTAL 6947 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
FRONT PORCH 46 SF COVERED
PATIO 170 SF COVERED
MASTER BALCONY 140 SF UNCOVERED
BALCONY 66 SF UNCOVERED
BALCONY 127 SF UNCOVERED
GRAND TOTAL 549 SF
SHEET # DRAWING TITLE
T-1.0 TITLE SHEET
T-1.1 GENERAL ARCHITECTURAL NOTES
T-1.2 SUPPLEMENTAL NOTES & DOCUMENTS
SUR TOPOGRAPHIC SURVEY
A-0.0 ARCHITECTURAL SITE PLAN
A-0.4 BUILDING AREA PLANS
C2 PRECISE GRADING PLAN
C4 EROSION CONTROL PLAN
A-1.0 3-DIMENSIONAL VIEWS
A-2.0 FIRST FLOOR PLAN
A-2.1 SECOND FLOOR PLAN
A-2.2 THIRD FLOOR PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS & MATERIAL SCHEDULE
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
S1 FOUNDATION PLAN
INTERIOR DESIGNER:
TBD
DIG ALERT: 1.800.227.2600
SOUTHERN CALIFORNIA EDISON: 1.714.895.0246
SOUTHERN CALIFORNIA GAS: 1.800.427.2000
CITY WATER & SEWER: 1.949.644.3011
PACIFIC BELL TELEPHONE: 1.800.750.2355
CITY OF NEWPORT BEACH
PUBLIC WORKS DEPT.: 1.949.644.3311
CITY OF NEWPORT BEACH PLANNING DEPT.:
GENERAL INFOMATION: 1.949.644.3200
ZONING INFORMATION:1.949.644.3204
CITY OF NEWPORT BEACH BUILDING DEPT.:
GENERAL:1.949.644.3275
PERMITS:1.949.644.3288
INSPECTIONS:1.949.644.3255
NEWPORT BEACH FIRE DEPARTMENT:1.949.644.3106
ORANGE COUNTY HEALTH SERVICES:1.714.834.3882
NOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR
ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR
REVIEW.
C.N.B. NOTE:CHRISTOPHER BRANDON, PRINCIPAL ARCHITECT IS THE DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, RESPONSIBLE FOR
REVIEWING AND COORDINATING SUBMITTAL DOCUMENTS PREPARED BY OTHERS,
INCLUDING PHASED AND DEFERRED SUBMITTAL ITEMS, FOR COMPATIBILITY WITH
THE DESIGN OF THE BUILDING. (NBMC 15.02.010)
1.LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR
CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM
OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE SUBMITTAL (FOR
H.O.A. PURPOSES).
2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING
STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS.
3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275.
SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND
NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT
PROPERTY PATIO OR OPENING.
4. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR
SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA PERMIT.
5. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER
DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN
FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.
6. GLASS GUARD/HANDRAILS
7. CUSTOM SKYLIGHT
8. SEAWALL
1. REF. STRUCT. SHTS. FOR SPECIAL INSPECTION BY ENGINEER OF RECORD
2. HERS VERIFICATION REQUIRED, REF. T-24 ENERGY CALCULATIONS
3. HOA REQS. HT. CERTIFICATION AT FRAMING & MATERIAL COMPLETION.
LEGAL DESCRIPTION:
LOT INFORMATION:
ZONED: R-1
SITE AREA:11,497.01 S.F. BUILDABLE AREA: 3,640 S.F.
TOTAL ALLOWABLE AREA : 2 x 3,640 S.F. = 7,280 S.F.
TOTAL OPEN AREA REQUIRED: .15 x 3,640 S.F. = 546
MAX. THIRD FLOOR AREA : .15 x 3,640 S.F. = 546 S.F.
TOTAL OPEN AREA PROVIDED: 549 S.F. > 546 S.F.
TOTAL LANDSCAPED AREA: 340 SF
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY W/ GARAGE TO BE DEMOLISHED
EXISTING S.F. = 2,663 S.F.
ZONING INFORMATION:
FRONT SETBACK: 10 FT.
REAR SETBACK: 5 FT.
LEFT SETBACK: 4 FT.
RIGHT SETBACK: 4 FT.
APN: 048 181 32
LOT 9 & 10 IN BLOCK OF EAST SIDE ADDITION TO THE BALBOA TRACT,
CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA
M.M. 4/20
1417 EAST BAY, NEWPORT BEACH, CA 92663
NO. REVISION DATENO. REVISION DATE
TITLE 24 CONSULTANT:
HORIZON SURVEYS
JERRY ROGERS
135 N. SAN GABRIEL BLVD.
SAN GABRIEL, CA 91775
P: 818.554.9042
COAST GEOTECHNICAL, INC.
MING-TARNG CHEN, LIC. NO. 54011
1200 W. COMMONWEALTH
FULLERTON, CA 92833
P: 714.870.1211
W.O.# 555018-01
4SHORING & EXCAVATION
3CODE REVIEW
1. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR
SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE A COPY OF OSHA
PERMIT.
2. CONTRACTOR SHALL, USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT
TO EXCAVATE’TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30
DAYS PRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN
BE OBTAINED AT: HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?
ID=17395
TBD
PMA CONSULTING, INC.
PLAMEN PETROV
28161 CASITAS CT.,
LAGUNA NIGUEL, CA 92677
P: 714.717.7542
FORKETT ENGINEERING
TOM RUIZ
P: 714 963 6793
22311 BROOKHURST ST.
HUNTINGTON BEACH, CA 92646
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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PROJECT MANAGER/ARCHITECT
T-1.2
04/20/20
2019-41
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3
Designer
CAL GREEN -RESIDENTIAL MANDATORY MEASURES
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2
1
3
NO. REVISION DATE
S.Y.S.B.
4'
-
0
"
S.Y.S.B.
4'
-
0
"
F.Y.S.B.
10' - 0"
R.Y.S.B.
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'
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"
W
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0
0
'
S0° 00' 00" E 191.61'
S0° 00' 00" E 191.63'
PWDR.
B. PANTRY
3-CAR GARAGE
GAME ROOM/BAR
DINING
PATIO
F.O.F.
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-
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"
4'
-
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2
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S.Y.S.B.
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-
0
3
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4'
-
1
1
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4
"
F.O.F.
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5' - 10 5/8"
5' - 0 1/2"
F.O.F.
5' - 0"
5' - 2"
(E.) DOCK
(PROTECT IN PLACE)
C.L. TO STREET P.L.
5' - 0"
NOT A PART
GUEST SUITE
ENTRY
SLOPE PER CIVIL
ENCHROACHMENT PERMIT
AGREEMENT IS REQ'D. FOR ANY WORK
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C.L
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"
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-
1
0
3
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"
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.
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.
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1
0
"
5'
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0
"
10
'
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0
"
SLOPE PER CIVIL
UP
UP
ELEV.
STAIR
VESTIBULE
GREAT ROOM
KITCHEN
PANTRY
GUEST BATH
MUD ROOM
MECH.
F.O.F.
10' - 0"
10' - 0 1/2"
F.O.F.
19' - 1 1/4"
19' - 3 1/4"
F.O.F.
10' - 0"
10' - 0 1/2"
F.O.F.
4'
-
6
"
4'
-
6
1
/
2
"
F.O.F.
4'
-
0
"
4'
-
0
1
/
2
"
F.O.F.
9'
-
0
"
9'
-
0
1
/
2
"
F.O.F.
4'
-
6
1
/
2
"
4'
-
8
1
/
2
"
F.O.F.
5' - 0"
5' - 10 5/8"
F.O.F.
5' - 10 1/8"
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
1
2
3
G STREET
CLR.
23' - 9 3/8"
CLR.
22' - 10"
CLR.
31
'
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0
"
4
4
4
5
6
TRASH
(E.) CONC. WALL, NOT APART
S8
9
°
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8
'
4
5
"
W
6
0
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'
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7
7
7
8
9
10
10
11
11
11
10
12
13 13
13
14
14
14
14
9
15
15
L
16
17
16
16
16
3
14.00' T.F.14.00' T.F.14.00' T.F.14.00' T.F.
7.39' (E.) FS 7.34' (E.) EG 7.99' (E.) EG 7.70' (E.) EG
18
L L L L L L L L L L L
L L L L L L L L L L L
L L L L L L L L L L L L
L L L L L L L L L L L L
L L L L L L L L L L L
L L L L L L L L L L L L
19
192020
19
ABANDONED BAY AVE.
30' - 0"
BA
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LAVANDULA SPP. LAVENDER (LOW WATER USE)
PLANT LEGEND
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JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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A-0.0
04/20/20
2019-41
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Designer
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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F
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PROJECT MANAGER/ARCHITECT
A-0.0
04/20/20
2019-41
AR
C
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A
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S
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EAST BAY MANOR
EA
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B
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9
S
A
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B
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,
SU
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6
0
SA
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9
0
4
0
1
CDP FIRST
14
1
7
E
A
S
T
B
A
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NE
W
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A
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2
6
6
3
Designer
KEYNOTE LEGEND
1 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
2 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
3 (N.) WOOD FENCE O/. BRINK LOW WALL (MAX 6'-0" ABV. N.G.) - PAINT AS SEL./ APPRV'D BY OWNER
4 (E.) PROPERTY LINE WALL TO REMAIN (PROTECT IN PLACE)
5 BBQ, AS SEL. - PROVIDE NATURAL GAS
6
7 PROPERTY LINE
8 (N.) DRIVEWAY APPROACH & CURB CUT, STANDARD CONC. PER CNB STANDARDS - REF. CIVIL DWGS.
9 (E.) SITE WALL TO BE REMOVED/DEMOLISHED
10 (E.) SEWER C.O. LOCATION (REF. SURVEY & CIVIL DWGS.)
11 (E.) WATER METER LOCATION (REF. SURVEY & CIVIL DWGS.)
12 (E.) SEWER M.H. (REF. SURVEY & CIVIL DWGS.)
13 (E.) ON-SITE TREE TO BE REMOVED
14 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
15 CENTERLINE OF STREET
16 LINE OF BALCONY ABOVE
17 LINE OF ROOF ABOVE
18 CONCRETE STEPS ON GRADE - REF. CIVIL DWGS.
19 HARDSCAPE - COLORED & SCORED CONCRETE (AS SELECTED) PER. LAND. DESIGNER
20 PLANTED AREA
TRUE NORTH
3/16" = 1'-0"1 ARCHITECTURAL SITE PLAN
PROJECT NORTH
NO. REVISION DATENO. REVISION DATE
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
LANDSCAPE NOTES:
1. ENCOARCHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANSCAPE PLAN, FOR ALL HARDSCAPE & PLANTING
AREAS WITH REPECTIVE HEIGHTS AND MATERIALS.
GENERAL NOTE:
SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING
EAVE DETAILS AND PROJECTION DISTANCES).
C.N.B. NOTES:
1. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVE
APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND
RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS YOU
SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION AUTHORIZED BY THIS PERMIT.
2. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT
MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT.
3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5' AND FOR SHORING
AND UNDERPINNING.
STAIRWAY NOTE:
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE PER CRC R303.7
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
GENERAL MATERIAL SPECIFICATION:
1. GROUT CELLS WITH REINFORCED CEMENT PER ASTM C150. 1 PART PORTLAND CEMENT, 2 TO 3 PARTS LOOSE
SAND, 2 PARTS COARSE AGGREGATE.
2. REINFORCING: FS = 20,000 PSI ASTM A615 GRADE 40.
3. MASONRY: FC = 1,500 PSI GRADE 'A' PER ASTM C150.
4. CONCRETE: FC = 3,500 PSI AT 28 DAYS CEMENT PER ASTM C150.
5. POUR ALL WALL FOOTINGS AGAINST NATURAL UNDISTURBED EARTH.
6. TELEPHONE LANDSCAPE ARCHITECT IF SITE CONDITIONS ARE NOT AS SHOWN.
PROJECT HARDSCAPE MATERIALS:
STONE SHOULD MATCH THE STONE USED ON THE HOUSE.
PAVING STONE SHALL BE SHADOW GRAY SANDSTONE/QUARTZITE.
ALL GROUT JOINTS SHALL BE PIGMENTED PER ARCH./G.C. APPROVAL.
ALL HARDSCAPE MATERIAL SHALL RECEIVE 6 MIL. VISQUEEN ON UNDER SIDE FOR WATERPROOF PROTECTION.
TOTAL LANDSCAPING AREA: 196.47 SQFT
**ALL PLANTS TO BE DROUGHT-TOLERANT NON-INVASIVE PLANT SPECIES. PLANT HEIGHT 42" MAX.
OVEN
T DW
DW
W/
D
.
NEW WALL -2 x 6 STUDS @ 16" O.C.
NEW WALL -2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C.
CONCRETE RETAINING WALL -REF. STRUCTURAL
CONCRETE MASONRY WALL -6" CMU U.N.O.
DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW -REFERENCE SCHEDULE
DOOR -REFERENCE SCHEDULE
CABINET -BUILT IN CASEWORK
COLUMN -REF. STRUCTURAL DWGS.
FURNITURE -FOR PRESENTATION PURPOSES ONLY
FIREPLACE -PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE -SINK (AS SELECTED)
PLUMBING FIXTURE -TOILET (AS SELECTED)
PLAN LEGEND
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
101
1i
?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT.
WINDOW TAG -REFERENCE SHEET A-7.0
DOOR TAG -REFERENCE SHEET A-7.0
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION
4, WITH EXCEPTION THAT NATURAL VENTILATION
THROUGH DOORS AND WINDOWS IS NOT AN
ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION
152(a)). FOR CONTINUOUS WHOLE-BUILDING
VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1
CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA
PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT
PER BEDROOM +1). VENTILATION TO BE PROVIDED BY
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
SUPPLY AIR.
2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF
WHOLE-BUILDING VENTILATION REQUIREMENT).
MECHANICAL VENTILATION NOTE:
CALCULATIONS:
UNIT: 5,634 S.F.
(0.03)5,634 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
169.09 CFM + (7.5 x 6) = 214.09 CFM REQ'D.
A-4.02
A-4.1
A-4.0
A-4.1
2
1
1
3-CAR GARAGE
B. PANTRY
PWDR.
EAT-IN ISLAND
COFFEE
TV.CLOSETCLOSET
1
2
3
1
3
4
24
9
27
19
17
26
1
A-5.0
1
A-5.0
6
1
1
GUEST SUITE
23
NOTE: PROVIDE MIN. (2) 5/8"
TYPE 'X' ON ALL GARAGE WALLS.
SLOPE PER CIVIL
SLOPE PER CIVIL
4
5
1
6
7
AD-1
16
25
1
2
A-5.0
2
A-5.0
PANTRY
GAME ROOM/BAR
ELEV.
UP
KITCHEN
GREAT ROOM
FOYER
STAIR
UP
DINING
SE
A
T
CLOSET
MECH.
MUD ROOM
VESTIBULE
GUEST BATH
4
28
24
21
27
10
26
23
22
5 12 13
9 1110
25
87
17
16
21
20
1918
2223
7
5
8
6
20
1514
5' - 2"69' - 9 1/2"10' - 0 1/2"
8' - 1 1/8"22' - 6 1/8"8' - 0"22' - 6 1/8"8' - 8"
3' - 11 7/8"4' - 1 1/4"6' - 6"8' - 11"2' - 9 5/8"2' - 11 5/8"1' - 4"4' - 0"4' - 0"1' - 4"5' - 9 1/4"8' - 11"6' - 6"1' - 0 5/8"
CLR.
6' - 6"1' - 1 3/8"
7 1/4"8' - 0"7 1/4"
7 1/4"
CLR.
8' - 0"7 1/4"
ABV.ABV.ABV.
4'
-
1
1
/
4
"
51
'
-
4
1
/
4
"
4'
-
6
1
/
2
"
14
'
-
1
0
3
/
4
"
18
'
-
5
"
18
'
-
0
5
/
8
"
11
3
/
8
"
13
'
-
0
"
11
3
/
8
"
1'
-
2
1
/
2
"
CLR.
16
'
-
0
"
1'
-
2
1
/
2
"
2'
-
6
1
/
4
"
CLR.
13
'
-
0
"
2'
-
6
1
/
4
"
5' - 0 1/2"69' - 11"10' - 0 1/2"
10 1/8"2' - 7 5/8"9' - 4"2' - 1 5/8"2' - 4 1/8"3' - 10 5/8"5' - 7 1/2"2' - 10 1/2"7' - 2 3/4"2' - 0 5/8"7' - 2 1/8"7' - 0"8' - 8 1/4"
CLR.
6' - 6"1' - 7 1/8"
4'
-
1
1
/
4
"
51
'
-
2
1
/
4
"
4'
-
8
1
/
2
"
20
'
-
8
3
/
4
"
1'
-
6
3
/
8
"
CLR.
8'
-
9
"
7
1
/
8
"
11
1
/
8
"
4'
-
7
"
1'
-
4
"
1'
-
8
"
CLR.
8'
-
0
"
1'
-
8
"
1'
-
5
"
10 1/8"
10 1/8"
10 1/8"
8 5/8"
8"
6"
2'
-
3
"
1'
-
1
1
"
1'
-
4
"
5'
-
6
"
6"
6"
9' - 2 3/4"
4' - 10 3/8"4' - 4 3/8"
9' - 2 3/4"
1' - 1 5/8"
CLR.
6' - 6"1' - 7 1/8"
8
8
8
8
8
CLR.
22' - 10"
CLR.
31
'
-
0
"
S.Y.S.B.
4'
-
0
"
R.Y.S.B.
5' - 0"
S.Y.S.B.
4'
-
0
"
F.Y.S.B.
10' - 0"
2
2
910
11
12 13
14
STOR.
C.C.
15
R @ 0' -7 3/4"17
16
(OPEN TO ABV.)
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
9.00' T.O.S.
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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PROJECT MANAGER/ARCHITECT
A-2.0
04/20/20
2019-41
FI
R
S
T
F
L
O
O
R
P
L
A
N
EAST BAY MANOR
EA
S
T
B
A
Y
M
A
N
O
R
KS
R
V
D
,
L
L
C
,
C/
O
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M
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.
K
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A
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A
K
KA
S
S
A
B
I
A
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42
9
S
A
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A
M
O
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I
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A
B
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D
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,
SU
I
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3
6
0
SA
N
T
A
M
O
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I
C
A
,
C
A
9
0
4
0
1
CDP FIRST
14
1
7
E
A
S
T
B
A
Y
NE
W
P
O
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T
B
E
A
C
H
,
C
A
9
2
6
6
3
Designer
KEYNOTE LEGEND
1 FURNISHINGS - AS SELECTED
2 DRAIN LINE - IN WALL/FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
3 OVERFLOW DRAIN LINE - IN WALL/ FROM ABV., TO BE METAL VERIFY W/. G.C. (REF. CIVIL DWGS. & DTLS.)
4 FREEZER - VERIFY APPLIANCE W/. OWNER
5 REFRIGERATOR - VERIFY APPLIANCE W/. OWNER
6 1-1/2" MAX. STEP AT OUT SWING DOORS (R311.3.1)
7 DOUBLE OVEN - AS SELECTED
8 OUTLINE OF EXISTING BUILDING - TO BE DEMOLISHED
9 RANGE - VERIFY APPLIANCE W/. OWNER - PROVIDE HOOD CAPABLE OF 100 CFM MIN. (VERIFY W/. MFGR.)
10 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.
11 KITCHEN SINK - AS SELECTED
12 FIREPLACE - PREFABRICATED, GAS ONLY, 2-SIDED 'TOWN & COUNTRY' TC42 ANSI Z21.50-2014/ CSA 2.22-2014 [DTL.
22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED
IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCE
MUST COMPLY W/. THE CALGREEN CODE REQUIREMENT AND MUST COMPLY WITH ANSI Z21.50.)
13 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
14 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
15 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
16 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
1/4" = 1'-0"1 FIRST FLOOR PLAN
A
NO. REVISION DATE
TRUE NORTH PROJECT NORTH
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DUCTS PENETRATION:
DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE
DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM)
SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE
GARAGE (R302.5.2)
STAIRWAY ILLUMINATION:
1. INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO
ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF
ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11
LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL
SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY
HAS SIX OR MORE RISERS. (R303.7)
EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC
CONTROL OF LIGHTING IS PROVIDED.
2. EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED
AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A
BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8)
GARAGE FLOOR:
GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF
FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO
FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY
DOORWAY. (R309.1)
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
A-4.02
A-4.1
A-4.0
A-4.1
2
1
1
LAUNDRY
BEDROOM #5
BEDROOM #4
ATRIUM
BALCONY
MASTER
BALCONY
11
56585960
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
W.I.C.
BATH #5
UP
DN.
BATH #4
BEDROOM #2
MASTER W.I.C.
MASTER
RETREAT
MASTER SUITE
MASTER BATH
BU
I
L
T
-IN
S
SEAT
W.C.W.C.
BEDROOM #3
LINEN CLOSET
SE
A
T
SHWR.
BATH #3
W.I.C.
SEAT
SEAT
BATH #2
W.I.C.
ELEV.
57
34
31
43
47
48
51
50 49
40
55
38
36
42
33
35
39
28
30
32
37
44
4139
30
29
14
12
45
33
35
34
45
46
48
47
50 49
43 44
51
32
52
54
13
53
31
36 38 40 42
ABV.ABV.ABV.ABV.
ABV.
5' - 0 1/2"4' - 8 7/8"65' - 2 1/8"10' - 0 1/2"
4' - 0 5/8"9' - 6"1' - 6 5/8"2' - 0 1/8"4' - 0 5/8"5' - 2 3/4"3' - 4"13' - 6 3/4"4' - 9 7/8"1' - 7 5/8"6' - 10"2' - 1 1/8"4' - 10 3/8"1' - 7 5/8"
4'
-
0
1
/
2
"
51
'
-
1
0
1
/
4
"
4'
-
1
1
/
4
"
13
'
-
8
1
/
2
"
19
'
-
4
"
12
'
-
1
1
"
5'
-
2
3
/
4
"
8"
1'
-
5
1
/
2
"
CLR.
10
'
-
0
"
1'
-
5
1
/
2
"
4'
-
2
3
/
8
"
5'
-
5
5
/
8
"
3'
-
3
1
/
4
"
2'
-
2
3
/
8
"
4'
-
2
3
/
8
"
6'
-
7
1
/
2
"
7'
-
1
"
5' - 2"6' - 1 3/8"63' - 8 1/8"10' - 0 1/2"
1' - 11 3/4"21' - 11"9' - 2 1/2"21' - 11"8' - 8"
6' - 6"5' - 11 1/8"2' - 11 7/8"6' - 6"4' - 7 1/4"4' - 7 1/4"4' - 4 1/4"2' - 1 3/4"6' - 5 7/8"2' - 5 1/8"6' - 6"1' - 3 1/2"6' - 6"10 1/2"
4'
-
1
1
/
4
"
51
'
-
4
1
/
4
"
4'
-
6
1
/
2
"
6"
4'
-
2
3
/
4
"
9'
-
7
1
/
8
"
4'
-
2
3
/
4
"
18
'
-
5
"
14
'
-
1
0
3
/
4
"
2'
-
1
5
/
8
"
2'
-
1
1
/
8
"
4'
-
9
1
/
2
"
4'
-
9
1
/
2
"
2'
-
1
1
/
8
"
2'
-
1
5
/
8
"
1'
-
2
1
/
2
"
CLR.
16
'
-
0
"
1'
-
2
1
/
2
"
11
3
/
8
"
CLR.
13
'
-
0
"
11
3
/
8
"
1' - 10 1/4"
CLR.
6' - 6"10 1/2"
9' - 2 3/4"
5' - 5 1/2"2' - 1 5/8"
7' - 7 1/8"
1' - 7 5/8"
3' - 10 3/4"
5' - 4 3/4"
1'
-
4
1
/
4
"
1'
-
4
1
/
4
"
1
2
2
3
3
4
5
2
2
6
7HERSHIS
2
8
9
1011
12
9
9
VA
N
I
T
Y
7
CLR.
30
"
M
I
N
.
2' - 0 5/8"6"2' - 0"7' - 6"2' - 0"6 5/8"
10
4
R @ 0' -7 3/4"17
R @ 0' -7 1/4"15
13
9
1
/
4
"
5'
-
0
"
1'
-
1
1
5
/
8
"
2'
-
0
"
2'
-
8
3
/
8
"
BALCONY
9
8
2' - 6"
7
10
SE
A
T
9
3
19.92' T.O.S.
19.92' T.O.S.
19.92' T.O.S.
NEW WALL -2 x 6 STUDS @ 16" O.C.
NEW WALL -2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C.
CONCRETE RETAINING WALL -REF. STRUCTURAL
CONCRETE MASONRY WALL -6" CMU U.N.O.
DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW -REFERENCE SCHEDULE
DOOR -REFERENCE SCHEDULE
CABINET -BUILT IN CASEWORK
COLUMN -REF. STRUCTURAL DWGS.
FURNITURE -FOR PRESENTATION PURPOSES ONLY
FIREPLACE -PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE -SINK (AS SELECTED)
PLUMBING FIXTURE -TOILET (AS SELECTED)
PLAN LEGEND
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
101
1i
?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT.
WINDOW TAG -REFERENCE SHEET A-7.0
DOOR TAG -REFERENCE SHEET A-7.0
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION
4, WITH EXCEPTION THAT NATURAL VENTILATION
THROUGH DOORS AND WINDOWS IS NOT AN
ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION
152(a)). FOR CONTINUOUS WHOLE-BUILDING
VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1
CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA
PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT
PER BEDROOM +1). VENTILATION TO BE PROVIDED BY
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
SUPPLY AIR.
2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF
WHOLE-BUILDING VENTILATION REQUIREMENT).
MECHANICAL VENTILATION NOTE:
CALCULATIONS:
UNIT: 5,634 S.F.
(0.03)5,634 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
169.09 CFM + (7.5 x 6) = 214.09 CFM REQ'D.
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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PROJECT MANAGER/ARCHITECT
A-2.1
04/20/20
2019-41
SE
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3
Designer
NO. REVISION DATE
1/4" = 1'-0"1 SECOND FLOOR PLAN
KEYNOTE LEGEND
1 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
2 FURNISHINGS - AS SELECTED
3 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1
4 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 FOOT
CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
5 FIREPLACE - PREFABRICATED, GAS ONLY, 2-SIDED 'TOWN & COUNTRY' TC42 ANSI Z21.50-2014/ CSA 2.22-2014 [DTL.
22/AD-1] (FACTORY BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND INSTALLED
IN ACCORDANCE WITH THEIR LISTING AND MFG'R. INSTALLATION INSTRUCTIONS. DIRECT VENT GAS APPLIANCE MUST
COMPLY W/. THE CALGREEN CODE REQUIREMENT AND MUST COMPLY WITH ANSI Z21.50.)
6 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
7 BASE CABINET - BUILT-IN, FINISH AS SEL.
8 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
9 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE
MIN., REF. DTL. 17/AD-1
10 SHELF AND POLE - BUILT IN, FINISH AS SEL.
11 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. &
SIZE
12 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
13 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
TRUE NORTH PROJECT NORTH
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DUCTS PENETRATION:
DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE
DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM)
SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE
GARAGE (R302.5.2)
STAIRWAY ILLUMINATION:
1. INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO
ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF
ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11
LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL
SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY
HAS SIX OR MORE RISERS. (R303.7)
EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC
CONTROL OF LIGHTING IS PROVIDED.
2. EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED
AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A
BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8)
GARAGE FLOOR:
GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF
FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO
FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY
DOORWAY. (R309.1)
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
NEW WALL -2 x 6 STUDS @ 16" O.C.
NEW WALL -2 x 4 STUDS @ 16" O.C.
WALL W/. STONE VENEER -2 x 6 STUDS @ 16" O.C.
CONCRETE RETAINING WALL -REF. STRUCTURAL
CONCRETE MASONRY WALL -6" CMU U.N.O.
DOUBLE WALL CONSTRUCTION -2 x 4 MIN. STAGGERED
STUD @ 16" O.C.
WINDOW -REFERENCE SCHEDULE
DOOR -REFERENCE SCHEDULE
CABINET -BUILT IN CASEWORK
COLUMN -REF. STRUCTURAL DWGS.
FURNITURE -FOR PRESENTATION PURPOSES ONLY
FIREPLACE -PREFAB GAS-ONLY APPLIANCE
PLUMBING FIXTURE -SINK (AS SELECTED)
PLUMBING FIXTURE -TOILET (AS SELECTED)
PLAN LEGEND
LIGHTING FIXTURE -REFERENCE ELECTRICAL PLANS
FIRE RATED CEILING ASS'Y. REF. DTL. 7/AD-1
INT. FIRE RATED PARTITION REF. DTL. 7/AD-1
EXT. FIRE RATED PARTITION REF. DTL. 5/AD-1
101
1i
?KEYNOTE TAG -REFERENCE KEYNOTE LEGEND THIS SHT.
WINDOW TAG -REFERENCE SHEET A-7.0
DOOR TAG -REFERENCE SHEET A-7.0
1.PROVIDE WHOLE BUILDING MECHANICAL
VENTILATION PER ASHRAE STANDARD 62.2-2016 SECTION
4, WITH EXCEPTION THAT NATURAL VENTILATION
THROUGH DOORS AND WINDOWS IS NOT AN
ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING
VENTILATION (BEES 152(a), EXCEPTION 5 TO SECTION
152(a)). FOR CONTINUOUS WHOLE-BUILDING
VENTILATION, MIN. REQUIRED RATE OF VENTILATION IS 1
CFM FOR EACH 100 S.F. OF CONDITIONED FLOOR AREA
PLUS 7.5 CFM FOR EACH OCCUPANT (ONE OCCUPANT
PER BEDROOM +1). VENTILATION TO BE PROVIDED BY
EXHAUST AIR, SUPPLY AIR OR COMBINED EXHAUST AND
SUPPLY AIR.
2.PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM
VENTED TO OUTDOORS WITH RATE = 100 CFM (PART OF
WHOLE-BUILDING VENTILATION REQUIREMENT).
MECHANICAL VENTILATION NOTE:
CALCULATIONS:
UNIT: 5,634 S.F.
(0.03)5,634 S.F.+ [7.5 CFM x OCC. (BED. +1)] =
169.09 CFM + (7.5 x 6) = 214.09 CFM REQ'D.
A-4.02
A-4.1
A-4.0
A-4.1
2
1
1
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
BONUS ROOM VIEW DECK
VIEW DECK
TV. ABV.
DN.
(OPEN TO BELOW)
UP
BATH #6
16
52
15
64 63
54
53
61
62
MECH.
ELEV.
STAIRS
6:12
9:
1
2
7:12 7:12
9:
1
2
7:12 7:12 7:12 7:12
9:
1
2
9:
1
2
7:127:127:127:12 6:
1
2
6:12
6:
1
2
9:
1
2
0.24:12
3:12
7:
1
2
7:
1
2
7:12
7:
1
2
7:
1
2
7:
1
2
7:12
7:12
7:
1
2
6:
1
2
6:
1
2
13' - 3 5/8"10' - 3 1/8"18' - 6 1/2"19' - 4 3/8"9' - 10 1/4"13' - 8 1/8"
2' - 11 3/8"12' - 6"3' - 1 1/8"
13
'
-
4
1
/
2
"
42
'
-
6
1
/
4
"
4'
-
1
1
/
4
"
16
'
-
1
1
5
/
8
"
25
'
-
6
5
/
8
"
2'
-
7
5
/
8
"
CLR.
13
'
-
6
"
10
"
10
'
-
1
1
1
/
2
"
5'
-
7
1
/
4
"
8'
-
1
1
7
/
8
"
19' - 3 1/4"24' - 8 3/4"41' - 0"
3' - 8 3/8"6' - 11"5' - 3 1/2"8' - 9 7/8"
15' - 10 7/8"8' - 9 7/8"
5'
-
8
1
/
8
"
8'
-
9
"
3'
-
5
1
/
4
"
1'
-
7
"
1'
-
5
7
/
8
"
CLR.
13
'
-
6
"
2'
-
7
5
/
8
"
17
'
-
7
1
/
2
"
19
'
-
5
1
/
4
"
5'
-
5
1
/
2
"
1' - 10 3/4"
5' - 11 5/8"4' - 3 1/2"
3:12
34.32'
33.88'33.88'34.19'33.88'33.88'
32.79'35.59'
35.59'35.59'
1
2
1
3
4
5
5
4
5
F.Y.S.B.
10' - 0"
2
2
29.00' T.O.S.
SE
A
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6
CLOSET
3
FUTURE SPA
4
4
4
0.24:12
7
7A/C WELL
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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PROJECT MANAGER/ARCHITECT
A-2.2
04/20/20
2019-41
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Designer
NO. REVISION DATE
KEYNOTE LEGEND
1 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1
FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
2 FURNISHINGS - AS SELECTED
3 BASE CABINET - BUILT-IN, FINISH AS SEL.
4 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
5 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
6 SHOWER - HOT-MOP PAN, PROVIDE TILE W/. CEMENT BACKING MIN. 72" HIGH; NET AREA 7.1 S.F. MIN.; 30" DIA. CIRCLE
MIN., REF. DTL. 17/AD-1
7 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D. BY
C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2
TRUE NORTH PROJECT NORTH
1/4" = 1'-0"1 THIRD FLOOR T.O.S. (TYP.)
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.)
TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" -CONTACT ARCHITECT IN WRITING FOR ANY
CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED WITH 2 X 6 STUDS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DUCTS PENETRATION:
DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE
DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM)
SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE
GARAGE (R302.5.2)
STAIRWAY ILLUMINATION:
1. INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO
ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF
ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11
LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL
SWITCH AT EACH FLOOR LEVEL TO CONTROL THE LIGHT SOURCE WHERE THE STAIRWAY
HAS SIX OR MORE RISERS. (R303.7)
EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC
CONTROL OF LIGHTING IS PROVIDED.
2. EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED
AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A
BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL
LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8)
GARAGE FLOOR:
GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF
FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO
FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY
DOORWAY. (R309.1)
*HERS VERIFICATION REQUIRED-REFERENCE T-24.1
UP
2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
AIR-PERMEABLE
INSULATION
(PER PLANS)
MIN. 2 LAYERS 15#
ROOF FELT O/. CAP
SHT.
1/2" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
SHINGLES TO BE NO. 1 GRADE WESTERN RED CEDAR W/. A MAX.
MOISTURE CONTENT OF 25%
FASTENERS PER NOTE #3
LENGTH TO BE
DETERMINED BY
UNDERLAYMENT LAYER,
REF. NOTE #5
(2) PER SHINGLE/SHAKE
12 SLOPE PER PLAN
(MIN. 4:12 SHAKES)
(MIN. 3:12 SHINGLES)
WOOD SHINGLE NOTES:
1.
SHINGLES TO BE INSTALLED ON SOLID SHT'G. IN ACCORDANCE
WITH CBC TABLE 1507.8
2.
FASTENERS MUST BE HOT-DIPPED GALVANIZED W/. ZINC COATING
WTS. IN ACC. W/. ASTM A 153, OR S.S.
3.
'FSR TREATMENT, INC.' CLASS 'A' ROOFING ASS'Y. ICC# ESR-1410
STARTER COURSES AT THE EAVE MUST BE DOUBLED, W/. FIRST
COURSE BEING FULL-SIZE TREATED SHINGLES, SUPPLIED BY
'CHEMCO, INC.' 15" OR 18" TREATED SHINGLES MAY BE USED FOR
THE FINAL COURSE AT THE RIDGE.
4.
PRODUCTS LISTED AS 'CLASS B' SHINGLES MUST BE INSTALLED O/.
SPACED OR SOLID SHT'G. COVERED EITHER W/. ONE LAYER OF 1-1/4"
DENS-DECK ROOF BOARD, MANUFACTURED BY GEORGIA PACIFIC
CORP., OR W/. ONE LAYER MINERAL-SURFACED CAP SHEET
COMPLYING W/. ASTM D 3909. WHERE UNDERLAYMENT IS REQ'D.,
THE UNDERLAYMENT SHALL BE INSTALLED OVER THE DENS-DECK
BOARD OR MINERAL-SURFACED CAP SHEET. FASTENER LENGTH
FOR THE SHAKES MUST BE INCREASED FOR THE THICKNESS OF THE
DENS-DECK BOARD OR CAP SHEET. THE DENS-DECK BOARDS MUST
BE FASTENED TO SPACED OR SOLID SHT'G. USING A MIN. OF FOUR
FASTENERS PER BOARD TO AVOID PANEL SHIFTING PRIOR TO
INSTALLATION OF THE SHAKES. THE MINERAL-SURFACED CAP
SHEET MUST BE INSTALLED WITH 2" OVERLAPS ON THE SIDES AND
ENDS, AND ATTACHED W/. A SUFFICIENT NUMBER OF FASTENERS TO
HOLD THE SHEET IN PLACE PRIOR TO INSTALLATION OF THE
SHAKES.
5.
MIN. CAP SHT. -REF.
NOTE #5 ABV.
EXPOSURE & OVERLAP PER
CBC TABLE 1507.8.6
AUTOMATIC SPRINKLERS TO BE INSTALLED THROUGHOUT & IN
ATTIC AREAS IN ACCORDANCE WITH C.N.B. STANDARDS (PROVIDE
SEPARATE APPLICATION, REF. 8/T-1)
6.
EAVES TO BOXED 1-HR. ASSEMBLY PER NBMC 15.04.2207.
UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:
1. AT UNVENTED ENCLOSED RAFTER ASSEMBLY PROVIDE
1X SLEEPER OVER ROOF UNDERLAYMENT FOR MIN. 1/4"
VENTED AIR SPACE SEPARATE WOOD SHAKE OR
SHINGLE AND ROOFING UNDERLAYMENT TO MEET
REQUIREMENT OF THE SECTION R806.5 OF CBC
2. NO INTERIOR CLASS I VAPOR RETARDER SHALL BE
INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE
UNVENTED ATIIC ASSEMBLY OR ON THE CEILING SIDE OF
THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY.
CONT. BUILT-UP FASCIA &
SHDW. BD. -ARCH TO APPV.
SIZE PRIOR TO CUTTING
ROOF RAFTERS
COPPER GUTTER AS SEL.
ROOFING PER PLAN & MAT.
SCHED. O/. ROOFING FELT
(MIN. 2 LAYERS 15#)
2x ROOF RAFTERS PER
STRUCT.
ROOF SHT'G PER STRUCT.
EXTERIOR FINISH PER
PLANS & MAT. SCHED.
COPPER DRIP EDGE (TYP.)
2X SOLID BLK'G.
1x6 T&G SOFFIT PANELS -
PAINT & SEAL (COLOR AS
SEL.) PROVIDE VENTS FOR
ATTIC VENTILATION PER
CRC R806 AS NEEDED
9 1
/
4
"
1 1/2"3/4"
5
1
/
2
"
3
3
/
4
"
OVERHANG PER PLANS
1/
4
"
9 1
/
4
"
9 1
/
4
"
9 1
/
4
"
2X SOFFIT FRM'G
TYP. REVEAL -COORD.
W/. EAVES RATED
MIN. 24" TO PL.
FILLED REGION INDICATES ATTIC SPACE-REF. ATTIC
VENTILATION CALCS.
ROOF PLAN LEGEND
1x T&G SOFFIT O/. TYVEK (OR EQUIV.)
PAINT (ARCH. TO APPV.)
INTERIOR FINISH, PER PLAN
(WHERE OCCURS)
'TYVEK' OR EQ. BLDG. WRAP
CDX PLYWD. SHT'G. (PER STRUCT'L.)
THERMAL BATT INSUL'N.
CAULK & SEAL
ROOFING MATERIAL (REF. PLANS)
O/. 30# ROOF FELT & CDX PLYWD.
ROOF SHT'G. (PER STRUCT'L.)
CONT. BUILT-UP FASCIA & SHDW.
BD. -ARCH. TO APPV. SIZE PRIOR TO
CUTTING ROOF RAFTERS
CAULK & SEAL
BASE FLASHING
EAVE FLASHING W/. DRIP (BY
ROOFING MFGR.) TO MATCH ROOF
EXTERIOR FINISH -REF. PLANS &
MAT. SCHED.
2x BLK'G.
1"
OVERHANG PER PLANS
2x SOFFIT FRM'G.
MIN. 24" TO PL.
2x ROOF RAFTER
(PER STRUCT.)
INTERIOR FINISH
(PER PLANS,
WHERE OCCURS)
AIR-PERMEABLE
INSULATION
(PER PLANS)
MIN. 30# ROOF FELT-(2)
LAYERS GAF VERSASHIELD
UNDERLAYMENT
15/32" CDX PLYWD. SHT'G.
MIN. (REF. STRUCT)
FASTENERS PER
MFGR. INSTRUCTIONS
12
SLOPE PER PLAN
STANDING SEAM METAL
(ZINC OR EQUIV.) -REF.
MAT. SCHED. A/A-5,
CLASS 'A' ASSY.
TYP.6" - 10"6" MIN.
DOUBLE FOLD
3/4" LOCK, ALT. METHOD
CLEATS @ 18" O.C. MAX.
CONT. LOCK STRIP,
SOLDERED
ARCH. TO APPV.
12"-16"
1-
1
/
2
"
H
I
G
H
VALLEY DETAIL
PRODUCT LISTING:
ICC # ESR-2048, CB-150
UNVENTED ENCLOSED RAFTER ASSEMBLY NOTE:
NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE
CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE
CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY.
1/4" DENSGLASS OR EQUIV.
STONE FINISH AS OCCUR
PER PLAN REF. MAT.
SCHED. REF. A/A-4.0
2% MIN.
DIAMOND OR EQUIV.
SELF FURRING LATH
PLYWD. SHT'G., SHEAR
PANEL PER STRUCT.
ROOF/DECK JOISTS AS
OCCUR, REF. STRUCT.,
PROVIDE INSULATION
PER SCHED.
2x SHAPED WOOD CAP
VAPOR BARRIER
('TYVEK' OR EQUIV.)
MIN. TWO (2) LAYERS
OF GRADE 'D' PAPER
ROOF SHEATHING, REF.
STRUCT.
"EVERGUARD® TPO" 45-MIL TO 80-MIL OR "EVERGUARD EXTREME® TPO" 50-MIL
TO 80-MIL, FULLY ADHERED WITH "EVERGUARD® LOW VOC TPO BONDING
ADHESIVE", APPLIED AT A RATE OF 0.91 GAL/SQ (TOTAL), ½ TO MEMBRANE AND
½ TO SUBSTRATE -REF. ITEM 2A2/APPENDIX A-TABLE 2 OF UL ER1306
FLASH & COUNTER FLASH AS REQ'D.
CA
P
F
L
A
S
H
I
N
G
6"
M
I
N
.
PE
R
.
M
F
G
R
.
8"
M
I
N
.
PE
R
P
L
A
N
PA
R
A
P
E
T
H
T
.
MIN. ¼-IN. THICK UNITED STATES GYPSUM CO. SECUROCK®
GYPSUM-FIBER ROOF BOARD OR SECUROCK® GLASS-MAT ROOF BOARD
MECHANICALLY FASTENED WITH DRILL-TEC™ RHINOBOND® TPO XHD PLATES
OR DRILL-TEC™ RHINOBOND® TPO XHD TREAD SAFE PLATES AND DRILL-TEC™
#14 FASTENERS SECURED INTO THE PLYWOOD OR WOOD PLANK WITHIN A
MAXIMUM CONTRIBUTORY AREA OF 2.67 S.F. PER FASTENER (12 FASTENERS
PER 48 X 96 IN. BOARD) -REF. ITEM C-18/TABLE 6 OF UL ER1306
SUBSTRATE PER STRUCT.
BA
S
E
F
L
A
S
H
I
N
G
6"
M
N
I
.
6" MIN. LAP
"EVERGUARD® TPO"
NOTE: APPLY EVERGUARD TPO & PVC CUT
EDGE SEALANT TO ALL CUT REINFORCED
TPO & PVC EDGE -INSTALL PER MFGR.
SEPCS & REF. MFGR. MANUAL FOR
ADDITIONAL DTL. AND WARRANTY AS
WELL AS UL ER1306
WIDTH PER PLAN
"EVERGUARD® TPO"
WATERPROOFING MEMBRANE
1/4:12 (2%) ≤SLOPE ≤2.5:12
STONE CAP TO MATCH
WALL FINISH
A-4.02
A-4.1
A-4.0
A-4.1
2
1
1
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
7:
1
2
7:
1
2
6:12
9:
1
2
9:
1
2
9:
1
2
9:
1
2
9:
1
2
6:
1
2
6:12
6:
1
2
7:127:127:127:127:127:127:127:127:127:12
3:
1
2
3:
1
2
3:
1
2
3:
1
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3:12 3:12
1.
5
:
1
2
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5
:
1
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3:12 3:12
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3:12
3:12
3:12
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9:
1
2
9:
1
2
7:
1
2
7:12
6:
1
2
6:
1
2
7:12
7:
1
2
3:12 3:12
3:123:123:123:12
3:12 3:12
7:12
7:
1
2
7:
1
2
37.90'37.90'
37.83'
37.99'
37.99'
37.99'
37.99'
37.88'
35.59'
35.59'
33.88'33.88'34.19'33.88'33.88'
32.79'
30.95'
33.00'
32.79'
32.99'
35.35'
1
1
1
2
2
1
1
11
1
1
1
2
1
2
8 3
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4
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F.O.F.
3'
-
3
3
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4
"
5 3
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4
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F.O.F.
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-
1
1
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8 3
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4
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F.O.F.
3'
-
3
3
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4
"
4 3
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4
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F.O.F.
4'
-
1
3
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4
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4 3/4"
F.O.F.
9' - 7 3/4"
4
3
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4
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7 1/4"
F.O.F.
18' - 8"
4
3
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4
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4 3/4"
F.O.F.
11' - 3 3/8"
5 3/4"
F.O.F.
9' - 6 3/4"
4 3/4"
F.O.F.
11' - 3 3/8"
4 3
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4
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F.O.F.
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-
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5' - 4 7/8"5 3/4"
F.O.F.
18' - 9 1/2"5 3/4"
F.O.F.
10' - 6 5/8"8 3/4"
13' - 3 1/8"
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VIEW DECK BELOW
(SEE A-2.2)
VIEW DECK BELOW
(SEE A-2.2)
A/C. WELL
(SEE A-2.2)
7
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JOB NO.
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PROJECT MANAGER/ARCHITECT
A-3.0
04/20/20
2019-41
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Designer
1 1/2" = 1'-0"3 WOOD SHINGLE ROOFING
1 1/2" = 1'-0"4 EAVE DETAIL
1 1/2" = 1'-0"5 RAKE DETAIL
NOTE:ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS.
ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIA
A
NO. REVISION DATE
1 1/2" = 1'-0"2 METAL ROOFING DETAIL
PROJECT NORTH
3" = 1'-0"6 FLAT ROOF DETAIL
1/4" = 1'-0"1 ROOF PLAN
KEYNOTE LEGEND
1 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
2 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
3 METAL GUTTER - KYNAR FINISH OR EQUIV., SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH. PRIOR TO FAB.
4 ROOF FASCIA - EAVE AS DIMENSIONED (REF. ROOF PLAN & RCP FOR DETAILS)
5 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1
6 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
7 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT. REQ'D.
BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2
TRUE NORTH
DIMENSION NOTE:
ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G.
TO FACE OF FINISH FASCIA
ENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES:
1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING
PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5
FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE
LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT
WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A
LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT
OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE
PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1)
2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE
PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE
OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER
PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN
BE 1/300 OF THE VENTED SPACE. (R802.2)
3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE
BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3)
4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND
VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1.
5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE
TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH
ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION
WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE
30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE
BOTTOM OF CEILING JOIST AT SOME POINT.
ROOF DRAINAGE:
IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL
DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO
AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM.
WEATHER PROTECTION:
1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN
ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT CRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN
ACCORDANCE WITH THE CHAPTER 9 OF CRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE
ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1)
2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE
JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION
THRU ROOF. (R903.2)
3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF
SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY
FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE
METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26
GALVANIZED SHEET). (R903.2.1)
4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30
INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE
SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN
ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION
R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE
INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2)
5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT
LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3)
6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT
OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW
ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4)
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER: ASSOCIATED BUILDING SUPPLY
ADDRESS: STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626
CONTACT: JOE YOUNAN
PHONE: 949-872-3319
FAX: 206-666-2150
EMAIL: JYOUNAN@ABSSOCAL.COM
WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT: CUSTOM COLLECTION
ADDRESS: 3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE: 541-885-7412 OR 800-535-3936
FAX: 541-884-3331
WEB: WWW.JELD-WEN.COM
STEEL PATIO DOORS & CURTAIN WALLS
MANUFACTURER: EUROLINE STEEL WINDOWS & DOORS
PRODUCT:CUSTOM STEEL
ADDRESS:1221 E. WARNER AVE. SANTA ANA, CA 92705
PHONE:877-590-2741
WEB:WWW.EUROLINESTEELWINDOWS.COM
GUTTERS:
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
FLASHING & WEATHERSTRIPPING:
MATERIAL: METAL -ALUM. PAINTED KYNAR
SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)
TUFFLEX POLYMERS
10880 POPLAR AVE.
FONTANA, CA
P: 909.349.2016
WWW.TUFFLEXPOLYMERS.COM
CODE: ICC # ESR-2505
PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING &
WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE
WATERPROOFING AREAS PRIOR TO INSTALLATION.
METAL ROOFING: ( CLASS 'A' )
MANUFACTURER:
CUSTOM-BILT METALS
13940 MAGNOLIA AVE.
CHINO, CA 91710
P: 909.664.1500
PRODUCT: STANDING SEAM ZINC ROOFING, CB-150
COLOR: NATURAL ZINC
NOTES:USE CONTINUOUS 16" OR 18" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS.
(NO TRANSVERSE SEAMS) REF. DTL. 1/A-3
WEIGHT:APPX. 2 PSF.
CODE: ICC # ESR-2048, CB-150
FLAT COOL ROOFING:
PRODUCT:TPO MEMBRANE
MFGR:GAF, EVERGUARD -WWW.GAF.COM
COLOR:ENERGY GRAY 322 (COOL COLOR TECH.)
APPLICATION: REF. DTL. 4 & 5/A-4 (INSTALL PER MFGR.)
CODE:ICC-CLASS A ASSEMBLY (ICC# ESR-1597)
UL LISTING-TGU.R1306 TPO FULLY ADHERED CLASS A
WEIGHT:N/A
CEMENT BASED WOOD SIDING:
MANUFACTURER:
JAMES HARDIE BUILDING PRODUCTS, INC.
10901 ELM AVENUE
FONTANA, CA 92337
P: 909.356.6366
COLOR: PAINTED-DUNN EDWARDS: WHISPER WHITE
APPLICATION: SHIPLAP 6" PLANK
CODE: ICC# NER-405
EXTERIOR STONE VENEER
SUPPLIER:
SEPULVEDA BUILDING MATERIAL
28092 FORBES ROAD
LAGUNA NIGUEL, CA. 92677
P: 949.347.2100
STONE TYPE:TBD
COLOR: LT. BEIGE & WHITE, COLOR GROUT TO MATCH
APPLICATION: 24" X 48" TILE, TIGHT GROUT
THICKNESS: 1" -1.5" NOMINAL
WEIGHT: LESS THAN 15 LBS./S.F.
CONCRETE TILE ROOFING:
PRODUCT: MONTEREY 700 CONCRETE ROOF TILE
MFGR:BORAL
COLOR: NATURAL, TO BE APPROVED BY ARCH. & OWNER
APPLICATION: N/A
CODE:ICC # ESR-1017
WEIGHT: 7 LBS./S.F.
DECO. WOOD PANELING:
PRODUCT: PAINT GRADE MDX
MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.
COLOR: WHITE (ARCH TO APPRV.)
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
ROOF PLATE (TYP.)
28.92'
GRADE PLANE
9.00'
GRADE PLANE
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
FRONT ROOF PLATE (TYP.)
28.42'
FRONT ROOF PLATE (TYP.)
28.42'
31
321
11
1
A-5.0
P.L.P.L.
6"
HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'THIRD FLOOR T.O.S. (TYP.)
29.00'
GARAGE
7.75'
GARAGE
7.75'
15
35.59'
35.35'
37.99'37.89'37.90'
1233 34
323029
31
3
4
3
3
3
3
3
5
6
6
6
77
8
7
7 :1 2 7:12
7 :1 2 7:12
9 :1 2
3:123:1 2
9
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1'
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1'
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3
"
10
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-
1
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9'
-
1
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8'
-
6
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9'
-
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.
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L
A
T
24
'
-
0
"
AB
V
.
F
.
F
.
42
"
M
I
N
.
AB
V
.
F
.
F
.
42
"
M
I
N
.
9:12
13
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
ROOF PLATE (TYP.)
28.92'
GRADE PLANE
9.00'
GRADE PLANE
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
FRONT ROOF PLATE (TYP.)
28.42'
FRONT ROOF PLATE (TYP.)
28.42'
1
A-5.0
P.L.
P.L.
1 2
HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'
THIRD FLOOR T.O.S. (TYP.)
29.00'
RAISED THIRD FLOOR T.O.S. (TYP.)
29.50'
RAISED THIRD FLOOR PLATE (TYP.)
28.42'
21820751716
45 46 47 48 14
61 62
16
53
52 54
AB
V
.
F
.
F
.
42
"
M
I
N
.
AB
V
.
F
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.
42
"
M
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N
.
9'
-
1
0
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1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
1
"
8'
-
6
"
9'
-
0
"
9'
-
1
0
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1'
-
1
"
8'
-
6
"
1'
-
1
"
10
'
-
1
1
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9'
-
7
"
8'
-
0
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1
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-
1
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7'
-
2
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10
6
11
6
3
3
3
3
5
12
5
5
35.59'
37.99'37.90'
30.95'
33.00'
9 :1 2 9:12
3 :12
7:127:1 2
6 :1 2 6:12
6 :1 2 6:12
29
'
-
0
"
24
'
-
0
"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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PROJECT MANAGER/ARCHITECT
A-4.0
04/20/20
2019-41
EX
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Designer
KEYNOTE LEGEND
1 CHIMNEY CAP/SPARK ARRESTOR - AS SELECTED (NOTE: DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT
THE TERMINATION OF FACTORY BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED
FOR USE WITH THE SPECIFIC FAC. BLT. CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE W/. MFGR.
INST. INSTRUCTIONS. CMC 802.4.2.4)
2 CHIMNEY SHALL EXTEND AT MAX. 2' HIGHER THAN ANY PORTION OF THE BUILDING W/IN. 10', BUT SHALL NOT
BE LESS THAN 3' ABV. THE HIGHEST POINT WHERE THE CHIMNEY PASSES THRU THE ROOF (CBC 2113.9)
3 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
4 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE A-4.0.
5 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.
6 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
7 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1
8 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE
#33
9 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE
10 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
11 CONCRETE TILE ROOFING - REF. MATERIAL SCHEDULE A-4.0 & DTL 3/A-3.0.
12 DECO. STEEL BEAM, SIZE & PAINT AS SEL. - ARCH. TO APPV.
13 GABLE VENT - CUSTOM, APPX. 2" SLATS PAINT TO MATCH EXT. - PROVIDE WIRE MESH PER ATTIC VENT NOTE
ON ATTIC SIDE
MATERIAL SCHEDULEA
NO. REVISION DATE
1/4" = 1'-0"1 REAR ELEVATION
1/4" = 1'-0"2 FRONT ELEVATION
NOTE:
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS
(BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A
TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES
AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE
MAINTAINED.
FIRE BLOCKS.
FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND
HORIZONTAL.
FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY
ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR
OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-
FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE
BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS.
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR-CEILING ASSEMBLIES.
DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS
SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER
AREAS.
ATTICS.
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM
WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE
WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
DRAFT STOP CONSTRUCTION.
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL
PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES
CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.
FIRE-BLOCKING & DRAFT-STOP NOTE
INSULATION SCHEDULE:
EXTERIOR WALL:
2 x 4 CONST. = R-19 MIN.
2 x 6 CONST. OR LARGER =R-19
RAISED FLOOR:R-30 MIN.
ROOF:R-30
(REF. T-24 REPORT FOR MORE INFORMATION)
NOTE: PROVIDE BID FOR INSULATION OF ENTIRE HOME
SEPARATION LEGENDB
NEW WALL -2 x 6 STUDS @ 16" O.C. U.N.O.
NEW WALL -2 x 4 STUDS @ 16" O.C. U.N.O.
WALL W/. STONE VENEER -2x STUDS @ 16" O.C. U.N.O.
CONCRETE RETAINING WALL -REF. STRUCTURAL
EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-1
1 HR. FIRE RATED PARTITION REF. DTL. 7/AD-1
1 HR. FLOOR SYSTEM REF. DTL. 7/AD-1
INSULATED SYS. REF. INSULATION SCHEDULE THIS SHT.
Name
Elevation
A101
1 SIM
101
1i
?
1
1
A101
SIM
R @ 7 1/2"20
1i
SECTION INDICATOR
CALL-OUT TAG
ELEVATION INDICATOR
KEYNOTE TAG -REF. KEYNOTE LEGEND THIS SHEET
WINDOW TAG -REF. SHEET A-8
DOOR TAG -REF. SHEET A-8
WALL TAG
REVISION FLAG
STAIR TAG (NO. OF RISER & HEIGHT)
ANNOTATION LEGENDA
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
MAX FLAT
33.00'
MAX FLAT
33.00'
AVG. T.O.C.
8.42'
FRONT ROOF PLATE (TYP.)
28.42'
FRONT ROOF PLATE (TYP.)
28.42'
3-CAR GARAGE
24
SLOPE PER CIVIL
P.L.
ATTICATTIC
HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'
THIRD FLOOR T.O.S. (TYP.)
29.00'
2
A-5.0
GARAGE
7.75'
3:1 2
3:12
48
51
6364
21
25
36
MASTER SUITE
GREAT ROOM
ATRIUM
STAIR
BEDROOM #4
BONUS ROOM
W.I.C.
BATH #6
7'
-
2
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
9'
-
1
0
"
1'
-
3
"
9'
-
1
"
10
'
-
1
1
"
7"
8'
-
6
"
AB
V
.
F
.
F
.
42
"
M
I
N
.
7'
-
2
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
9'
-
1
0
"
9'
-
1
"
10
'
-
1
1
"
8'
-
6
"
TY
P
.
7
3
/
4
"
1 2% MIN.
2
2
3
4
5
18 19
TY
P
.
7 1
/
4
"
AB
V
.
F
.
F
.
42
"
M
I
N
.
2
2
A/C WELL
8
8'
-
0
"
CL
R
.
3'
-
8
"
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
MAX FLAT
33.00'
MAX FLAT
33.00'
AVG. T.O.C.
8.42'
AVG. T.O.C.
8.42'
FRONT ROOF PLATE (TYP.)
28.42'
1
A-5.0
HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'THIRD FLOOR T.O.S. (TYP.)
29.00'
P.L.P.L.
BONUS ROOM
STAIRS
ATRIUM
MASTER W.I.C.
ENTRY
BEDROOM #2
PWDR.B. PANTRY VESTIBULE
AB
V
.
F
.
F
.
42
"
M
I
N
.
6162
16
47 44
45
26
7
AB
V
.
F
.
F
.
42
"
M
I
N
.
9 :1 2
9:12
AB
V
.
F
.
F
.
42
"
M
I
N
.
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
1
"
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
7"
10
'
-
1
1
"
9'
-
1
"
8'
-
6
"
6
7
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
E
R
I
N
F
O
R
M
A
T
I
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N
:
PROJECT NAME
STATUS
Th
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PROJECT MANAGER/ARCHITECT
A-5.0
04/20/20
2019-41
BU
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2
6
6
3
Designer
KEYNOTE LEGEND
1 STAIRS - MAX. 7.75" RISE, MIN. 10" RUN, PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS
THAN 1 FOOT CANDLE (CBC 1205.4) REF. DTL. 3/AD-1
2 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
3 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
4 FURNISHINGS - AS SELECTED
5 VEHICLE - MINIMUM PARKING DIMENSIONS ON PLANS
6 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
7 FLOOR JOISTS - REF. STRUCT.
8 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATT.
REQ'D. BY C.N.B.) SEP. PERMIT REQ'D, REF. 7/T-1 DEF. SUBMT'L. #2
NO. REVISION DATE
1/4" = 1'-0"1 LONGITUDINAL SECTION
1/4" = 1'-0"2 TRANSVERSE SECTION
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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.
PROJECT MANAGER/ARCHITECT
A-1.0
04/20/20
2019-41
3-DI
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EAST BAY MANOR
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2
6
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3
Designer
NO. REVISION DATE
1 AXONOMETRIC - EAST 2 AXONOMETRIC - NORTH
3 AXONOMETRIC - SOUTH4AXONOMETRIC - WEST
OVEN
T DW
DW
W/
D
.
451 SF
A
831 SF
B
129 SF
H
337 SF
G91 SF
F
64 SF
E
293 SF
C
393 SF
D
214 SF
I
154 SF
N
50 SF
P
202 SF
K36 SF
J
73 SF
L
14 SF
M
11 SF
O
23' - 0 5/8"46' - 0 1/4"
18
'
-
0
5
/
8
"
18
'
-
5
"
14
'
-
1
0
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/
4
"
15
'
-
4
3
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"
9' - 2 1/2"21' - 11"8' - 8"
22' - 10 5/8"11 3/8"5' - 3 1/2"
8' - 1 1/8"18' - 2 5/8"
1'
-
8
3
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4
"
10
'
-
1
7
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8
"
8'
-
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0
1
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"
1'
-
6
3
/
8
"
9'
-
4
1
/
8
"
19
'
-
7
"
22' - 10 5/8"15' - 5 3/8"21' - 4 1/4"9' - 2 3/4"
9'
-
1
0
1
/
8
"
18
'
-
1
1
5
/
8
"
12
'
-
1
1
/
8
"
2'
-
9
"
9'
-
9
5
/
8
"
7' - 2 1/2"15' - 8 1/8"
23' - 9 3/4"PATIO
FRONT
PORCH 5'
-
0
"
324 SF
A
193 SF
B
538 SF
C 16 SF
D
416 SF
F
255 SF
H
100 SF
L
42 SF
M 65 SF
N
68 SF
K
337 SF
O
129 SF
P
409 SF
G
20 SF
I
35 SF
J
104 SF
E
MASTER
BALCONY
4' - 9 3/8"23' - 8"10' - 0 5/8"29' - 9 7/8"1' - 7 5/8"
18
'
-
0
5
/
8
"
18
'
-
5
"
15
'
-
4
3
/
4
"
14
'
-
1
0
3
/
4
"
18
'
-
5
"
9'
-
7
1
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8
"
8' - 3 1/8"16' - 11"5' - 0"9' - 2 1/2"21' - 11"8' - 8"
5'
-
1
0
3
/
4
"
13
'
-
5
5
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"
18
'
-
9
3
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"
13
'
-
8
1
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2
"
18
'
-
5
1
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4
"
19
'
-
4
"
13
'
-
9
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BALCONY
BALCONY
5' - 4 3/4"22' - 2"
19
'
-
2
3
/
8
"
18' - 10 3/4"4' - 6"8' - 9 7/8"22' - 2 3/4"7' - 7 1/8"
4'
-
6
1
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4
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3'
-
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1
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-
0
"
7'
-
0
1
/
2
"
9' - 8 1/2"
8'
-
4
3
/
4
"
231 SF
B
49 SF
A
57 SF
D
10 SF
C
146 SF
E
19 SF
F
39 SF
G
3'
-
0
3
/
4
"
13
'
-
6
"
2'
-
7
5
/
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2'
-
2
3
/
4
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14
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-
4
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3'
-
0
3
/
8
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-
1
1
1
/
2
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6' - 7 1/2"
6' - 2 1/4"
10' - 2 1/8"
4' - 3 1/2"18' - 6 1/2"
17' - 1 3/4"
18' - 6 1/2"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
E
R
I
N
F
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N
:
PROJECT NAME
STATUS
Th
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PROJECT MANAGER/ARCHITECT
A-0.4
04/20/20
2019-41
BU
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D
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P
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N
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Designer
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 2589 SF
SECOND FLOOR 3052 SF
THIRD FLOOR 551 SF
6192 SF
GARAGE 755 SF
755 SF
GRAND TOTAL 6947 SF
OUTDOOR AREA SCHEDULE
NAME AREA COMMENTS
FRONT PORCH 46 SF COVERED
PATIO 170 SF COVERED
MASTER BALCONY 140 SF UNCOVERED
BALCONY 66 SF UNCOVERED
BALCONY 127 SF UNCOVERED
GRAND TOTAL 549 SF
LOT INFORMATION:
NO. REVISION DATE
ZONED: R-1
SITE AREA:5,394.61 S.F. BUILDABLE AREA: 3,947.45 S.F.
TOTAL ALLOWABLE AREA (CITY): 2 x 3,947.45 S.F. = 7,894.9 S.F.
TOTAL ALLOWABLE AREA (HOA): 1.7 x 3,947.45 S.F. = 6,710.66 S.F.
TOTAL OPEN AREA REQUIRED: .15 x 3,947.45 S.F. = 592.12
TOTAL OPEN AREA PROVIDED: 729 S.F. > 592.12 S.F.
TOTAL LANDSCAPED AREA:
LOT COVERAGE:
TOTAL ROOF COVERAGE = 3,748.28 S.F.
25% FLAT ROOF ALLOWABLE (HOA): 937.07 S.F.
TOTAL FLAT ROOF AREA = 746.36 S.F.
1/8" = 1'-0"1 FIRST FLOOR (T.O.S.)
AREA CALC - FIRST FLOOR
Name Area Comments
A 451 SF
B 831 SF
C 293 SF
D 393 SF
E 64 SF
F 91 SF
G 337 SF
H 129 SF
2589 SF
I 214 SF
J 36 SF
K 202 SF
L 73 SF
M 14 SF
N 154 SF
O 11 SF
P 50 SF
755 SF
GRAND TOTAL 3344 SF
1/8" = 1'-0"2 SECOND FLOOR T.O.S. (TYP.)
AREA CALC - SECOND FLOOR
Name Area Comments
A 324 SF
B 193 SF
C 538 SF
D 16 SF
F 416 SF
H 255 SF
L 100 SF
M 42 SF
N 65 SF
K 68 SF
O 337 SF
P 129 SF
G 409 SF
I 20 SF
J 35 SF
E 104 SF
GRAND TOTAL 3052 SF
1/8" = 1'-0"3 THIRD FLOOR T.O.S. (TYP.)
AREA CALC - THIRD FLOOR
Name Area Comments
B 231 SF
A 49 SF
D 57 SF
C 10 SF
E 146 SF
F 19 SF
G 39 SF
GRAND TOTAL 551 SF
FIRST FLOOR (T.O.S.)
9.00'
FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
ROOF PLATE (TYP.)
28.92'
ROOF PLATE (TYP.)
28.92'
GRADE PLANE
9.00'
GRADE PLANE
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
FRONT ROOF PLATE (TYP.)
28.42'
FRONT ROOF PLATE (TYP.)
28.42'
4
6
P.L.
HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'
THIRD FLOOR T.O.S. (TYP.)
29.00'
2
A-5.0
GARAGE
7.75'
36 38
3735
4 5
7
9 10 11
8
12 13
413913
1514
43 44
4240
24
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-
0
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29
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-
0
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7'
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2
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1'
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1
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8'
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10
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3
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10
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6
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9'
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0
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37.88'
35.59'35.59'
33.88'33.88'34.19'33.88'33.88'
35.35'
1
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7 :1 2 7:12 7 :1 2 7:12
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FIRST FLOOR (T.O.S.)
9.00'FIRST FLOOR (T.O.S.)
9.00'
MAX. RIDGE HEIGHT
38.00'
MAX. RIDGE HEIGHT
38.00'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR PLATE (TYP.)
18.84'
SECOND FLOOR T.O.S. (TYP.)
19.92'
SECOND FLOOR T.O.S. (TYP.)
19.92'
GRADE PLANE
9.00'
GRADE PLANE
9.00'
MAX FLAT
33.00'
MAX FLAT
33.00'
FRONT ROOF PLATE (TYP.)
28.42'
FRONT ROOF PLATE (TYP.)
28.42'
24
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59 60
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HIGH ROOF PLATE (TYP.)
36.17'
HIGH ROOF PLATE (TYP.)
36.17'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR PLATE (TYP.)
27.92'
THIRD FLOOR T.O.S. (TYP.)
29.00'
THIRD FLOOR T.O.S. (TYP.)
29.00'
RAISED THIRD FLOOR T.O.S. (TYP.)
29.50'
RAISED THIRD FLOOR PLATE (TYP.)
28.42'
2
A-5.0
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55 57
63 64
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7:12
33.00'
37.90'37.90'38.02'37.88'
1 1
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29
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JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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PROJECT MANAGER/ARCHITECT
A-4.1
04/20/20
2019-41
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Designer
NO. REVISION DATE
KEYNOTE LEGEND
1 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
2 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.
3 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
4 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE A-4.0.
5 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1
6 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE
7 EXTERIOR GLASS GUARD - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTL. 4 & 13/AD-1
8 (N.) WOOD FENCE O/. BRINK LOW WALL (MAX 6'-0" ABV. N.G.) - PAINT AS SEL./ APPRV'D BY OWNER
1/4" = 1'-0"1 LEFT SIDE ELEVATION
1/4" = 1'-0"2 RIGHT SIDE ELEVATION
NOTE:
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
LEGEND
INDICATES TYPE OF SHEARWALL WITH OPENINGS WITH MIN
4xPOST & 1 OR 2 HOLDOWNS AT EACH END & REQUIRED
MINIMUM TOTAL LENGTH (Lt) & EFFECTIVE LENGTH (Le)
PER .
INDICATES TYPE OF SHEARWALL WITH MIN 4xPOST & 1 OR 2
HOLDOWNS AT EACH END AND REQUIRED MINIMUM LENGTH (L)
PER .
4 E
SD-0
L=8'
INDICATES SEISMIC STRAP TYPE AND LENGTH
PER SCHEDULE .
INDICATES STEP DOWN/SLAB DEPRESSION.
FOUNDATION PLAN NOTES
1. FOR DIMENSIONS NOT SHOWN, SEE ARCHITECTURAL DRAWINGS.
2. FOR NOTES & INFORMATION NOT SHOWN ON THIS SHEET, SEE SHEET SD-0.
3. FOR GENERAL NOTES, SCHEDULED & LEGENDS SEE SD-1 & SD-1A.
4. FOR SECOND FLOOR FRAMING PLAN SEE S-2.
5. FOR THIRD FLOOR AND LOW ROOF FRAMING PLAN SEE S-3.
6. FOR ROOF FRAMING, SEE SHEET S-4.
7. FOR SHEARWALL ANCHOR BOLTS, SEE SCHEDULE B/SD0.
8. FOR WOOD STUD WALL ASSEMBLY, SEE WALL ELEVATION C/SD2A.
9. INSTALL STRAPS AT ALL WINDOWS AND DOORS CORNERS AT SHEARWALLS IN
ACCORDANCE WITH DETAIL A/SD-2A, UNLESS LONGER STRAPS HAVE BEEN SPECIFIED ON
PLAN.
B
SD-0
B
SD-0
2
Lt Le
3
L
ELEVATOR
SHAFT6x66x66x6HDU86x6HDU56x6HDU56x6HDU5HSS4x4x1/2HSS4x4x1/26x66x6HSS4x4x1/26x66x66x6HDU86x6HSS5x5x3/86x6HDU116x66x66x6HDU86x6HDU86x6HDU86x6HDU86x6HDU86x6HDU86x66x6HDU56x6HDU86x6HDU56x6HSS4x4x1/2HSS4x4x1/2HSS4x4x1/2+7'-9" T.O.S.
+9'-0" T.O.S.
12" THICK CONC MAT SLAB PER SOILS
REPORT AT HOUSE & GARAGE OVER 2"
SAND OVER 15 MIL VAPOR BARRIER
THAT MEETS ASTM E 1745 CLASS A,B,C
OVER 4" THICK BASE OF 1/2" OR LARGER
CLEAN AGGREGATE AND A CONC MIX
DESIGN WHICH WILL ADDRESS
BLEEDING, SHRINKAGE, AND CURLING W/
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04/08/2020
NO.
REVISION
DATE
SCALE: 1/4" = 1'-0"
FOUNDATION PLAN
PROJECT
NORTH