HomeMy WebLinkAbout1417 E BAY_CDP PA2020-058Name
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
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JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
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06/16/20
2019-41
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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
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N
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KSRVD, LLC
429 SANTA MONICA BLVD., SUITE 360
SANTA MONICA, CA 90401
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 2594 SF
SECOND FLOOR 3049 SF
THIRD FLOOR 525 SF
6167 SF
GARAGE 751 SF
751 SF
GRAND TOTAL 6919 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.
REVISIONS
OW
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PROJECT MANAGER/ARCHITECT
T-1.1
06/16/20
2019-41
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Designer
1GENERAL NOTES
ABBREVIATIONS 2
DEFINITIONS:
SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)
CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.
CONTRACTOR SHALL MEAN:
KSRVD, LLC.,
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., CHRISTOPHER BRANDON PRINCIPAL
OWNER SHALL MEAN:
(AS USED IN THESE SPECIFICATIONS)
LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
1. CODES/GENERAL PROVISIONS:
ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF
CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND
IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL
NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1)
ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:
THE BUILDING CODES, 2019 EDITIONS, AS ADOPTED BY CALIFORNIA, ALL APPLICABLE RELATED SPECIALTY CODES.
THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 7 OF THE CALIFORNIA CIVIL CODE (THE "RIGHT TO REPAIR ACT").
ANY WORK TIME RESTRICTIONS IMPOSED BY THE CITY OF NEWPORT BEACH.
THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.
2. FEES:
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLANCHECK FEE AND
REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET
FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.
3. CONTRACTOR'S SURVEY:
CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL
VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF DISCREPANCIES BETWEEN ACTUAL
CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.
4. COORDINATION OF CONSTRUCTION:
CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND
PERFORMANCE OF ALL WORK IN A SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE
SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR
AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK.
5. CLEAN-UP:
ALL SUB-CONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE
SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.
6. TESTS AND PERMITS:
CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.
7. GUARANTEES:
CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY
OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR
NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUAL OR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF
GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS.
IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND
WARRANTY PERIODS.
CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THAT WORK EXECUTED BY
HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL
OTHER WORK DAMAGED AS A RESULT THEREBY WILL BE EXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.
8. WAIVER OF LIENS:
CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.
9. ROLL OF ARCHITECT DURING CONSTRUCTION:
THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS AGREEMENT WITH OWNER AND
RENDER INTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR
CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR
AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK.
ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN
WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.
10. A.I.A. GENERAL CONDITIONS:
THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN
THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO
SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.
11. EXTRAS:
OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER, ARCHITECT AND CONTRACTOR.
BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.
12. SUBSTITUTIONS:
SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF
MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM
SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THIS FACT FOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE
UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL
ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.
13. INSURANCE:
CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROADFORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENT LIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS
UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH
ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.
14. SCOPE OF DRAWINGS AND SPECIFICATIONS:
THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING
TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY
DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO
OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS.
IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR
PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICALBE TO OTHER TRADES. IN CAS OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN
APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD.
THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THE ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR
CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE
ERRORS AND OMMISIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK
OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS
ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (e.g. SCHEMATIC ELECTRICAL PLANS).
15. DIMENSIONS ON DRAWINGS:
FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE
FIELD PRIOR TO ANY WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION
FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND
SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS.
DRAWINGS ARE NOT TO BE SCALED UNLUESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH
MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR"
IT IS TAKEN FROM THE FACE OF FINISH TO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS
NOTED OTHERWISE.
16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS:
SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-1997; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR
LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL.
ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW
THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT
FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING.
CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT
CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA,
THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED
WORK IN THE CONSTRUCTION DOCUMENTS.
ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFCATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS
AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP
DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT
REVIEW.
SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES
SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.
17. ERRORS AND OMISSIONS:
ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR
BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FOR THE RESULTS OF
ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY
SET FORTH IN BOTH.
18. BARRICADES:
CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF
THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.
19. TEMPORARY BRACING:
AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS
TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING,
FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER.
CONTRACTOR AND HIS SUB-CONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.
20. TOXIC SUBSTANCES REMOVAL:
PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR
SUBSTANCES AS REQUIRED BY THE STATE OF CALIFORNIA INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION
AND APPLICATION REQUIREMENTS.
21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.
22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.
23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.
24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS
25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE - G.C. TO VERIFY PRIOR TO PURCHASE AND INSTAL. OF ANY FIXTURES.
26. EXTERIOR DECKS, BALCONIES, AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED- ARCH. TO APPV. METHOD OF WATERPROOFING - G.C. TO SUBMIT SPECIFICATIONS.
27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING:
* FOUNDATION INSPECTION BY SOILS ENGINEER PRIOR TO CONCRETE POUR AND:
* PER SOILS REPORT: OVER EXCAVATION, RECOMPACTION, FOOTING DEPTH, UTILITY TRENCH BACK FILL
* RETAINING WALL BACK FILL, PRE SATURATION OF SLAB AREAS, EXTERIOR FLAT WORK AREAS.
* ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT. PRIOR TO FINAL
* ALL FIELD WELDING OF STRUCTURAL STEEL
* INSTALLATION OF ALL HIGH STRENGTH BOLTS
* CERTIFICATION OF WELD, & BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION.
28. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. @ SHOWERS & TUBS.
29. MAINTENANCE INFORMATION:
THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS
AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE
LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE.
30. AFTER INSTALLING WALL, CEILING, OR FLOOR INSULATION, THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST IN A CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE SIGNED BY THE INSTALLER
STATING THAT THE INSTALLATION IS CONSISTENT WITH THE PLANS AND SPECIFICATIONS FOR WHICH THE BUILDING PERMIT WAS ISSUED. THE CERTIFICATE SHALL ALSO STATE THE MANUFACTURER'S NAME AND MATERIAL IDENTIFICATION,
THE INSTALLED R-VALUE, AND (IN APPLICATIONS OF LOOSE FILL INSULATION) THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT CONSISTENT WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-
VALUE.
31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES, 30 DAY NOTICE IS LEGALLY REQUIRED BY THE OWNERS & CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE SETBACK AREA.
32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS.
33. ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS AND SIMILAR FIXTURES SHALL BE PROVIDED WITH ON EXHAUST FAN WITH A MINIMUM CAPACITY OF 50 CFM. DUCTLESS FANS ARE UNACCEPTABLE. CBC 1203.4.3.2.1, CMC T-4-4
34. SAFETY GLAZING SHALL BE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS: CBC 2406.3
A. SWINGING AND SLIDING DOORS
B. WHEN LOCATED WITHIN 60- INCHES OF THE FLOOR SURFACE IN TUBS, SHOWERS, SUANAS, OR STEAM ROOMS.
C. WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN 60-INCHES OF WALKING SURFACE.
D. WHERE GLAZING AREA IS MORE THAN 9 SQ. FT. IN AREA, WITH A BOTTOM EDGE LESS THAN 18-INCHES ABOVE THE FLOOR AND TOP EDGE MORE THAN 36-INCHES ABOVE FLOOR.
E. ADJACENT TO STAIRWAYS, LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE.
F. ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD.
35. CLEARANCE FOR WATER CLOSET TO BE A MINIMUM OF 24-INCHES IN FRONT AND 15-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. CPC 407.5
36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. CPC 411.7
37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL, TO A HEIGHT OF NOT LESS THAN 70-INCHES ABOVE DRAIN INLET. PROVIDE CEMENT BOARD OR CEMENT PLASTER
BACKING FOR TILE. CBC 1210.3
38. MIN. 5/8" TYPE 'X' MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS
39. EXTERIOR LATH AND PLASTER: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE SHEATHING. CBC 2510.6
40. THE WATER HEATER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR, IF LOCATED IN A GARAGE. CPC 508.14
41. PROVIDE A 3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE. CPC 508.14
42. WATER HEATERS TO BE STRAPPED AT TOP AND BOTTOM WITH 1-1/2" X 16 GAUGE STRAP WITH 3/8" DIA. X 3" LAG BOLT EACH IND. CPC 508.2
43. DRYER:
THE CLOTHES DRYERS VENT SHALL NOT EXCEED 14-FEET IN OVERALL LENGTH. CMC 504.3.2 DRYER VENT TERMINATION MUST BE 3 FT. CLEAR FROM OPENINGS INTO THE BUILDING ( DOORS AND OPERABLE WINDOWS) . CMC 504.5
PROVIDE A MIN. 100 SQ.IN. OPENING IN THE DRYER DOOR. CMC. 504.3.2
44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R314.3):
A. IN EACH SLEEPING ROOM.
B. OUTSIDE EACH SEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS
C. ON EVERY LEVEL OF DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS.
SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
45. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS (R315.3):
A. OUTSIDE OF EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S)
B. ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS.
CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4 & R314.5
46. ALL RECEPTACLE OUTLETS IN BATHROOMS, ABOVE KITCHEN COUNTERTOP, CRAWL SPACES, GARAGE, ROOFTOPS, OUTDOOR OUTLETS, WITHIN 6-FEET OF WET BAR SINK/LAUNDRY SINK TO BE PROTECTED BY GROUND FAULT CIRCUIT
INTERRUPTER (GFCI) CEC 210.8
47. ALL 120V SINGLE PHASE, 15 AND 20 AMP OUTLETS (RECEPTACLES, LIGHTING, SMOKE DETECTORS, ETC.) TO BE PROTECTED BY COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) CEC 210.12
48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS >50%. NBMC 12.32.015
49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC. SERVICE PRIOR TO CONCRETE PLACEMENT.
50. UTILITY COMPANY APPROVAL IS REQUIRED FOR METER LOCATION PRIOR TO INSTALLATION.
51. FACTORY-BUILT FIREPLACES, CHIMNEYS, AND ALL OTHER COMPONENTS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CONDITIONS OF THE LISTING
52. FIREPLACE:
DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEY SYSTEMS AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS R1005.4NG. CMC (802.5.2.4)
PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX IN A SOLD FUEL BURNING FIREPLACE. SOLID FUEL BRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY
MEASURES." GAS APPLIANCE FIREPLACE MUST COMPLY WITH THE CALGREEN CODE REQUIRMENTS."
53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BE EQUIPPED WITH AN APPROVED ALARM OR AN APPROVED ALTERNATE DROWNING PREVENTION SAFETY FEATURE. CBC 3109.4.4.2
54. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES
ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHT TO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HAND WRITTEN NOTES AND/OR WRITING (FAX,
EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTING CONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR
WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS.
55. ISSUANCE OF A BUILDING PERMIT 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.
56. LAND. WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED 42" HT. REFER. LAND. DWGS FOR LOC'T.
57. LAND. WALLS LOCATED BTW. NEIGHBORS SHALL BE SHARED ON PROP. LINE. REFER. LAND. DWGS AND SEE ATTACHED DOCUMENT FOR "AGRREMENT TO BUILD A FENCE OR WALL CENTERED OVER THE PROPERTY WALL."
58. ALL INTERIOR AND EXTERIOR JOINTS BETWEEN DIFFERENT MATERIALS OR FINISHES SHALL RECEIVE A BEAD OF CAULKING OR SEALANT TO FORM A REVEAL TO MATCH COLOR OF ADJACENT SURFACE. COORDINATE COLORS WITH
ARCHITECT.
59. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT
REQUIREMENT.
60. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR
TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.
HEATING VENTILATING/AIR COND.
DRINKING FOUNTAIN/DOUGLASS FIRD.F.
EA.
E.P.
ENCL.
EMER.
ELEV.
ELEC.
EL.
E.J.E.
DWG.
D.S.P.
D.S.
DR.
DN.
DIM.
DIAG.
DIA.
EACH
EXPANSION JOINT
ELEVATION
ELEVATOR
EMERGENCY
ENCLOSURE
ELECTRIC PANEL
ELECTRIC
DIAMETER
DIAGONAL
DIMENSION
DOWN SPOUT
DRY STAND PIPE
EAST, ENTRY
DOWN
DOOR
DRAWING
DET.
DEPT.
DBL.
CTR.
CTSK.
CORR.
CONT.
CONST.
COND.
CONC.
CNTR.
CLR.
CLKG.
CLG.
C.J.
C.I.
CHG.
CHAN.
C.G.
CEM.
C.B.
CAB.
CONCRETE
CONDITION
CONSTRUCTION
CONTRACTOR/ CONTINUOUS
CORRIDOR, CORROSIVE
COUNTERSUNK
DEPARTMENT
COUNTER
CENTER
DOUBLE
DETAIL
CATCH BASIN
CORNER GUARD
CAST IRON
CONTROL JOINT/ CONST. JOINT
CAULKING
CABINET
CEMENT
CHANNEL
CHANGE
CEILING
CLEAR
LOAD FROM ABOVE
JANITOR
KITCHEN
LANDSCAPED AREA
LABORATORY
LAMINATE
LAVATORY
POUNDS
LEFT HAND
LOCKER
LUMINOUS
MAINTENANCE
MASONRY
LBS.
LFA
MAS.
MAINT.
LUM.
LT.
LKR.
L.H.
LIGHT
LAV.
LAM.
LAB.
L.A.
L.
KIT.
JST.
JT.
JAN.
JOINT
JOIST
LOW/LINEN
HOSE BIB
HOLLOW CORE
HARDWOOD
HARDWARE
HEIGHT
HOLLOW METAL
GALVANIZED IRON
GLU-LAM BEAM
GROUND
GYPSUM
HORIZONTAL
INSULATION
INTERIOR
INVERT/INVERTED
INSIDE DIAMETER/INTERIOR DESIGNER
HDWR.
I.D.
HVAC
INV.
INT.
INSUL.
IN.
HR.
HORIZ.
H.M.
HT./HGT.
HOUR
INCH
GYP.
GR.
GND.
G.L.B.
GL.
G.I.
HDWD.
HD.
H.C.
H.B.
H.HIGH
HARD
GLASS
GRADE
AREA DRAINA.D.
B.W.
BR.
B.
BOT.
BM.
BLK'G.
BLK.
BLDG.
BITUM.
BET.
BD.
AUTO.
ASSY.
ASB.
ARCH.
APPX.
A.P.
ANOD.
ALT.
AL.
ADJ.
ADH.
BITUMINOUS
BLOCKING
BATH
BEDROOM
BACK OF WALK, BOT. OF WALL
BOARD
BETWEEN
BUILDING
BLOCK
BEAM
BOTTOM
ADHESIVE
ADJUSTABLE
ALUMINUM
ALTERNATE
ANODIZED
ACCESS PANEL
APPROXIMATELY
ARCHITECTURAL
ASBESTOS
ASSEMBLY
AUTOMATIC
PL
LC
ACOUS.
A.C.
A/C
A.B.
#
∅
@
&
ANGLE
CENTERLINE
DIAMETER OR ROUND
PERPENDICULAR
POUND OR NUMBER
PROPERTY LINE, PLATE
ANCHOR BOLT
AIR CONDITIONING
ASPHALT CONCRETE
ACOUSTICAL
AT
AND
FINISH GRADE
FLAT HEAD
FIXTURE
FLOW LINE
FLASHING
FLUORESCENT
FACE OF CONCRETE/FACE OF CURB
FACE OF FINISH
FACE OF STUD/FACE OF STRUCTURE
FACE OF MASONRY
FIREPLACE
FLOOR SINK
FOOT OR FEET
FOOTING
FURRING
FUTURE
GALVANIZED
GRAB BAR/GRADE BEAM
GENERAL
GROUND FAULT INTERRUPTG.F.I.
GEN.
G.B.
GALV.
GA.
FUT.
FURR.
FTG.
FT.
F.S.
FP.
GAUGE
F.O.M.
F.O.S.
F.O.F.
F.O.C.
FLUOR.
FLR.
FLASH.
F.L.
FIX./FIXT.
FIN.
F.H.
F.G.
FINISH
FLOOR
EQUIPMENT
EXISTING
EXHAUST
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR CLEAN OUT
FLOOR DRAIN
FOUNDATION
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
EQPT./EQPM.
F.E.C.
F.E.
FDN.
F.D.
F.C.O.
F.A.
F.
EXT.
EXPO.
EXH.
EXST.
FIXED
SOUTHS.
SUPPLY AIR
SOLID CORE
SCHEDULE
SECTION
SHELF
SHEET
SHEATHING
SIMILAR
SOFFIT JOIST
SERVICE SINK
STATION
STANDARD
STEEL
STORAGE
STRUCTURAL
SUSPENDED
SYMMETRICAL
STAINLESS STEEL
SEAT COVER DISPENSER
SUB DRAIN/SOAP DISPENSER
S.S.
SUSP.
STRUCT.
STOR.
SYM.
STL.
STD.
STA.
S.SK.
S.C.D.
SHT'G.
SCHED.
S.D.
S.J.
SIM.
SHT.
SH.
SEC.
S.C.
S.A.
PLUMBING
PLYWOOD
POINT OF CONNECTION
PROJECTION
POINT
RETURN AIR
RADIUS
ROOF DRAIN
RECEPTACLE
RECTANGULAR
REFERENCE
REFRIGERATOR
ROOF DRAIN LEADER
REGISTER
REQUIRED
RESILIENT'
ROOM
REDWOOD
REINFORCEMENT
ROUGH OPENING
RETAIN(ING), RETURN
RECT.
REINF.
RESIL.
REQ'D.
REFR./ R/F.
RET.
R.O.
RWD.
RM.
REG.
REF.
R.D.L.
RECPT.
PROJ.
PLYWD.
PLUMB.
R.D.
RAD.
R.A.
PT.
PR.
PNT.
PAIR
MOUNTEDMTD.
MULLION
NORTH
NATURAL
NUMBER
NOMINAL
NOT TO SCALE
OVER
OVERALL
OBSCURE
OFFICE
OPENING
OPPOSITE
PERIMETER
PLATE/PROPERTY LINE
PLASTER
NOT IN CONTRACT
NATURAL GRADE
OVERFLOW DRAIN
PLASTIC LAMINATE
OUTSIDE DIAMETER (DIMENSION)
O/.
P.LAM.
O.F.D.
PERIM.
OPNG.
O.D.
PLAS.
PL.
OPP.
OFF.
OBS.
O.A.
N.G.
N.I.C.
N.T.S.
NOM.
NO.
NAT.
N.
MUL.
MATERIAL
MAXIMUM
MECHANICAL
MEMBRANE
METAL
MAN HOLE
MINIMUM
MIRROR
MOSAIC
MEDICINE CABINET
MANUFACTURER
MISCELLANEOUS
MASONRY OPENING
MAX.
MEMB.
MECH.
M.O.
MISC.
MFR./MFGR.
M.C.
MOS.
MIR.
MIN.
M.H.
MET./MTL.
MAT.
TYPICALTYP.
UNIFORM BULIDING CODE
UNDERWRITER'S LABORATORY
UNLESS NOTED OTHERWISE
VENT THROUGH ROOF
WEST, WIDE, WIDTH
V.T.R.
WP.
W.I.
W.C.
W.H.
W.
WD.
W/.WITH
WOOD
WATER HEATER
WATER CLOSET
WROUGHT IRON
WATERPROOF
U.N.O.
U.L.
U.B.C.
VERT.
VENT.
UR.
UNF.
U.UNDER
UNFINISHED
URINAL
VENTILATING
VERTICAL
TOP OF PAVING
TOP OF STRUCTURE/SLAB
TONGUE AND GROOVE
TOP OF CURBT.C.
T.&G.
T.W.
T.O.S.
T.PL.
T.P.
TER.
TEMP.
TEL.
T.CL.
TRANS.
THK.THICK
TRANSFORMER
TIME CLOCK
TELEPHONE
TEMPERED
TERRAZZO
TOP OF PLATE
TOP OF WALL
T.TREAD
PAINT(ED)
P.O.C.
EQ.EQUAL / EQUIVALENT
FIELD VERIFYF.V.
(E.)EXISTING
NEW(N.)
VER.VERIFY
FACTORYFAC.
B.O.BY OWNER/BY OTHERS
GENERAL CONTRACTORG.C.
APPV'D.APPROVED
BEL.BELOW
ON CENTERO.C.
ABV.ABOVE
HDR.HEADER
SELECTEDSEL.
METAL BOLTM.B.
PARALLEL STRAND LAMINATEPSL.
ROOF RAFTERR.R.
/CEILING JOIST
FLOOR JOISTF.J.
SIMPSONSIMP.
T.S.TOP OF STEP
UNDERGROUNDU.G.
V.VERTICAL
W.W.M.WELDED WIRE MESH
EACH WAYE.W.
DECO.DECORATIVE
EXISTING GRADEE.G.
GRADE PLANEG.P.
61. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE
NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.
62. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING
STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THAN ORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.
63. CONSTRUCTION PERSONNEL SHALL BE CONFINED TO THE LIMITS OF THE CONSTRUCTION AREA. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED.
CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.
64. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL
COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.
65. CONTRACTOR SHALL PROVDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE
CAUSED BY INSUFFICIENT PROTECTION.
66. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.
67. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO
PROCEED, SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.
68. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRCUTION ARE REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND
COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE
SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR IT'S
SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED, DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY. SPECIFIC SEQUENCES OR
METHODS OF ACHIEVING FIRE RATED ASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED.
69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER'
ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPOR THE IMPOSED LOAD.
70. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE
MANUFACTURERS.
71. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.
72. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE
MANUFACTURERS.
73. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING
ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE
CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND
REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.
74. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED ARES, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT
ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGH THE TENANT'S MOVE-IN.
NO. REVISION DATE
GENERAL NOTES CONTINUED
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
E
R
I
N
F
O
R
M
A
T
I
O
N
:
PROJECT NAME
STATUS
Th
e
s
e
d
o
c
u
m
e
n
t
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PROJECT MANAGER/ARCHITECT
T-1.2
06/16/20
2019-41
SU
P
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3
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CAL GREEN -RESIDENTIAL MANDATORY MEASURES
RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS 2
1
3
NO. REVISION DATE
UP
UP
UP
S.Y.S.B.
4'
-
0
"
S.Y.S.B.
4'
-
0
"
R.Y.S.B.
5' - 0"
AL
L
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N9
0
°
0
0
'
0
0
"
W
6
0
.
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.
4'
-
0
"
4'
-
0
1
/
2
"
S.Y.S.B.
4'
-
0
3
/
4
"
4'
-
1
1
/
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
PROPOSED IN THE PUBLIC R.O.W. ALL
NON-STANDARD IMPROVEMENTS
SHALL COMPLY WITH CITY.
C.L
.
T
O
S
T
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E
E
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'
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"
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.
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1
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4
"
F.O
.
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-
1
1
3
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"
F.O
.
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.
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-
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0
3
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4
"
F.O
.
F
.
5'
-
1
0
3
/
4
"
F.O
.
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.
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-
1
0
"
5'
-
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"
10
'
-
0
"
SLOPE PER CIVIL
UP
UP
ELEV.
STAIR
VESTIBULE
GREAT ROOM
KITCHEN
PANTRY
GUEST BATH
MUD ROOM
MECH.
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' - 5 3/8"
CLR.
22' - 10"
CLR.
31
'
-
0
"
4
4
4
5
6
TRASH
(E.) WOOD WALL, NOT APART
S8
9
°
5
8
'
4
5
"
W
6
0
.
0
0
'
7
7
7
7
8
9
10
10
11
11
11
10
12
13 13
13
14
14
14
9
15
15
2
2
L
16
17
16
16
3
15.00' (N.) T.F.15.00' (N.) T.F.15.00' (N.) T.F.15.00' (N.) T.F.
7.39' (E.) FS 7.34' (E.) EG 7.99' (E.) EG 7.70' (E.) EG
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
18
18 19
BA
Y
A
V
E
(A
B
A
N
D
O
N
E
D
)
85' - 0"106' - 7 1/4"
85' - 0"106' - 7 1/2"
10.65' (N.) TW
PLANTEDL
4
12.50' (N.) T.F.11.54' (N.) T.F.11.11' (N.) T.F.
7.70' (E.) EG 8.04' (E.) EG 7.61' (E.) EG
3' - 10"3' - 11 1/2"
F.O.F.
10' - 0"
10' - 0 1/2"
R.Y.S.B.
10' - 0"
F.O.F.
19' - 1 1/4"
19' - 3 1/4"
F.O.F.
10' - 0"
10' - 0 1/2"
18
20
20
C.C.
CLR.
5' - 0"
CL
R
.
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-
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"
CL
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'
-
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"
CL
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.
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'
-
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18
LAVANDULA SPP. LAVENDER (LOW WATER USE)
PLANT LEGEND
L
JOB NO.
DATE
DOCUMENT VALID UPON
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SHEET NO.
REVISIONS
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N
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STATUS
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A-0.0
06/16/20
2019-41
AR
C
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6
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3
Designer
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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N
E
R
I
N
F
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M
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T
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:
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PROJECT MANAGER/ARCHITECT
A-0.0
06/16/20
2019-41
AR
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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 FIRE PIT LOC'N., PROVIDE GAS AS NEEDED
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 HARDSCAPE - STONE PAVERS OVER CONCRETE SLAB (AS SELECTED) PER LAND. DESIGNER
19 (E.) PLANTER - PROTECT IN PLACE
20 TILE/STONE PAVERS ON CONCRETE SETTING BED OVER 'WESTCOAT ALX' W.P. MEMBRANE CLASS 'A' ASSEMBLY
(ESR-2201) REF. DTL. 10/AD-1
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
.
T
831 SF
B
393 SF
D
337 SF
G
129 SF
H
451 SF
A
293 SF
C
224 SF
I
37 SF
J
191 SF
K
70 SF
L
155 SF
N
18 SF
M
48 SF
P
69 SF
E
7 SF
O 91 SF
F
22' - 10 5/8"15' - 5 3/8"21' - 4 1/4"9' - 2 3/4"
8' - 1 1/8"18' - 2 5/8"3' - 8 3/8"9' - 2 1/2"21' - 11"8' - 8"
7' - 2 1/2"15' - 8 1/8"7 3/8"5' - 7 1/2"
23' - 9 1/4"
23' - 0 5/8"46' - 0 1/4"
14
'
-
1
0
3
/
4
"
18
'
-
5
"
18
'
-
0
5
/
8
"
15
'
-
4
3
/
4
"
5'
-
0
"
9'
-
1
0
1
/
8
"
18
'
-
1
1
5
/
8
"
2'
-
7
3
/
4
"
9'
-
1
0
7
/
8
"
2'
-
2
3
/
4
"
9'
-
7
7
/
8
"
8'
-
4
1
/
8
"
1'
-
6
7
/
8
"
9'
-
9
5
/
8
"
19
'
-
7
"
12
'
-
2
3
/
8
"
324 SF
A
193 SF
B
538 SF
C
16 SF
D
104 SF
E
416 SF
F
409 SF
G
250 SF
H
23 SF
I
34 SF
J
67 SF
K
98 SF
L 45 SF
M
65 SF
N 337 SF
O
129 SF
P
14
'
-
1
0
3
/
4
"
18
'
-
5
"
18
'
-
0
5
/
8
"
9'
-
7
1
/
8
"
8' - 3 1/8"16' - 7"5' - 4"9' - 2 1/2"21' - 11"8' - 8"
1' - 7 5/8"
4' - 9 3/8"23' - 8"10' - 0 5/8"29' - 9 7/8"
13
'
-
8
1
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2
"
19
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-
4
"
12
'
-
1
1
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5'
-
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0
3
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4
"
18
'
-
9
3
/
8
"
8'
-
4
3
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4
"
6'
-
5
3
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8
"
4'
-
6
1
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4
"
19
'
-
2
3
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8
"
13
'
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3
1
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"
3'
-
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1
5
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"
7'
-
0
1
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2
"
5' - 0"9' - 6 1/2"
5' - 0"8' - 7 7/8"22' - 2 3/4"7' - 7 1/8"
25 SF
A
242 SF
B
45 SF
D
162 SF
E
9 SF
F
39 SF
G
2 SF
C
2'
-
4
5
/
8
"
13
'
-
6
"
1'
-
3
7
/
8
"
18' - 11 1/4"
17' - 11 1/4"
19' - 0 1/2"
7
1
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4
"
15
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-
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1
1
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2
"
1'
-
4
7
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8
"
5'
-
1
1
1
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2
"
3' - 4"
10' - 2 1/8"
6' - 2 1/4"
6' - 7 1/2"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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PROJECT MANAGER/ARCHITECT
A-0.4
06/16/20
2019-41
BU
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L
D
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N
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A
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E
A
P
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A
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S
EAST BAY MANOR
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Designer
BUILDING AREA SCHEDULE
Name AREA COMMENTS
FIRST FLOOR 2594 SF
SECOND FLOOR 3049 SF
THIRD FLOOR 525 SF
6167 SF
GARAGE 751 SF
751 SF
GRAND TOTAL 6919 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.
AREA CALC - FIRST FLOOR
Name Area Comments
A 451 SF
B 831 SF
C 293 SF
D 393 SF
E 69 SF
F 91 SF
G 337 SF
H 129 SF
2594 SF
I 224 SF
J 37 SF
K 191 SF
L 70 SF
M 18 SF
N 155 SF
O 7 SF
P 48 SF
751 SF
GRAND TOTAL 3345 SF
AREA CALC - SECOND FLOOR
Name Area Comments
A 324 SF
B 193 SF
C 538 SF
D 16 SF
E 104 SF
F 416 SF
G 409 SF
H 250 SF
I 23 SF
J 34 SF
K 67 SF
L 98 SF
M 45 SF
N 65 SF
O 337 SF
P 129 SF
GRAND TOTAL 3049 SF
AREA CALC - THIRD FLOOR
Name Area Comments
B 242 SF
A 25 SF
D 45 SF
C 2 SF
E 162 SF
F 9 SF
G 39 SF
GRAND TOTAL 525 SF
1/8" = 1'-0"1 FIRST FLOOR (T.O.S.)
1/8" = 1'-0"2 SECOND FLOOR T.O.S. (TYP.)
1/8" = 1'-0"3 THIRD FLOOR T.O.S. (TYP.)
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
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F
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M
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:
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STATUS
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PROJECT MANAGER/ARCHITECT
A-1.0
06/16/20
2019-41
3-DI
M
E
N
S
I
O
N
A
L
V
I
E
W
S
EAST BAY MANOR
EA
S
T
B
A
Y
M
A
N
O
R
KS
R
V
D
,
L
L
C
,
42
9
S
A
N
T
A
M
O
N
I
C
A
B
L
V
D
.
,
SU
I
T
E
3
6
0
SA
N
T
A
M
O
N
I
C
A
,
C
A
9
0
4
0
1
CDP SECOND
14
1
7
E
A
S
T
B
A
Y
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
Designer
NO. REVISION DATE
1 AXONOMETRIC - EAST 2 AXONOMETRIC - NORTH
3 AXONOMETRIC - SOUTH4AXONOMETRIC - WEST
OVEN
T DW
DW
W/
D
.
T
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
CO
F
F
E
E
TV.CLOSETCLOSET
1
2
3
1
3
4
24
9
27
19
17
26
1
A-5.2
1
A-5.2
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-5.2
2
A-5.2
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' - 7 5/8"7' - 9"22' - 7 5/8"8' - 8"
3' - 11 7/8"4' - 1 1/4"6' - 6"8' - 11"2' - 9 5/8"2' - 10 1/8"1' - 7"3' - 10 1/2"3' - 10 1/2"1' - 7"5' - 7 3/4"8' - 11"6' - 6"1' - 0 5/8"
CLR.
6' - 6"1' - 1 3/8"
8 3/4"7' - 9"8 3/4"
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 7/8"9' - 4"2' - 1 3/8"2' - 4 1/8"3' - 10 5/8"5' - 7 1/2"4' - 3 3/4"5' - 9 5/8"2' - 0 5/8"6' - 5 1/8"8' - 6"7' - 11 1/4"
CLR.
6' - 6"1' - 7 1/8"
4'
-
1
1
/
4
"
51
'
-
2
1
/
4
"
4'
-
8
1
/
2
"
20
'
-
2
3
/
4
"
1'
-
1
1
7
/
8
"
CLR.
8'
-
7
"
9
5
/
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'
-
4
1
/
4
"
1'
-
6
3
/
4
"
1'
-
7
"
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' - 9 1/4"
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
9
10
11
12
13
STOR.
C.C.
14
R @ 0' -7 3/4"17
15
(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.
1
A-5.3
1
A-5.3
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
2
A-5.3
2
A-5.3
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
TV
CL
R
.
30
'
-
9
"
13
16
DE
S
K
MICRO
17 18
CLR.
5' - 0"
CLR.
5'
-
0
"
-
---
-
---
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
E
R
I
N
F
O
R
M
A
T
I
O
N
:
PROJECT NAME
STATUS
Th
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.
PROJECT MANAGER/ARCHITECT
A-2.0
06/16/20
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
,
42
9
S
A
N
T
A
M
O
N
I
C
A
B
L
V
D
.
,
SU
I
T
E
3
6
0
SA
N
T
A
M
O
N
I
C
A
,
C
A
9
0
4
0
1
CDP SECOND
14
1
7
E
A
S
T
B
A
Y
NE
W
P
O
R
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
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 KITCHEN EXHAUST HOOD - PROVIDE MIN. RATE OF 100 CFM - INSTALL & PROVIDE POWER PER MFGR'S. INSTRS.
10 KITCHEN SINK - AS SELECTED
11 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.)
12 EXTERIOR COMBUSTION AIR DUCTS SHALL BE LISTED COMPONENTS OF THE FIREPLACE, AND INSTALLED
ACCORDING TO THE F.P. MFGR'S. INSTR'S. (CRC R1005)
13 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
14 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
15 INTERIOR HANDRAIL - 34" - 38" ABV. NOSING (36" TYP. U.N.O.), REF. DTLS. 4 & 9/AD-1
16 COUNTERTOP - AS SELECTED
17 BASE CABINET - BUILT-IN, FINISH AS SEL.
18 UPPER CABINET - BUILT-IN, FINISH AS SEL.
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-5.2
1
A-5.2
2
A-5.2
2
A-5.2
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
MECH.
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
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"
3' - 0 5/8"9' - 6"2' - 6 5/8"2' - 0 1/8"4' - 0 5/8"5' - 0 1/8"3' - 6 5/8"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"9' - 2 1/2"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
"
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
2
2
5
6HERSHIS
2
7
8
910
11
8
8
VA
N
I
T
Y
12
1' - 3 5/8"2' - 6"7' - 0"2' - 6"1' - 3 5/8"
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
8
7 6
9
SE
A
T
8
3
19.92' T.O.S.
19.92' T.O.S.
19.92' T.O.S.
1
A-5.3
1
A-5.3
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
2
A-5.3
2
A-5.3
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
CLR.
5' - 0"
CL
R
.
5'
-
0
"
CLR.
30
"
M
I
N
.
69 6870 67
ABV.ABV.
-
---
-
---
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
06/16/20
2019-41
SE
C
O
N
D
F
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L
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EAST BAY MANOR
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,
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6
0
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9
0
4
0
1
CDP SECOND
14
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7
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6
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 BATHTUB - AS SELECTED (VERIFY LOC'N. OF FIXTURES W/. OWNER)
6 BASE CABINET - BUILT-IN, FINISH AS SEL.
7 TOILET - MIN. 24" CLR. IN FRONT, MIN. 30" CLR. WIDTH, REF. CAL GREEN NOTES FOR FLOW RATE INFO.
8 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
9 SHELF AND POLE - BUILT IN, FINISH AS SEL.
10 WASHER - PROVIDE HOOK-UPS & POWER - INSTALL PAN & DRAIN UNDER WASHER (TYP.) - G.C. TO VERIFY LOC'N. &
SIZE
11 SINK - AS SELECTED (VERIFY COUNTER OR WALL MOUNT FIXTURES W/. OWNER)
12
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-5.2
1
A-5.2
2
A-5.2
2
A-5.2
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
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
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"9' - 3 1/4"19' - 7"19' - 3 5/8"9' - 10 1/4"13' - 8 1/8"
3' - 11"11' - 9 1/4"3' - 10 3/4"
13
'
-
4
1
/
2
"
40
'
-
6
7
/
8
"
6'
-
0
1
/
2
"
16
'
-
7
7
/
8
"
23
'
-
1
1
1
/
8
"
1'
-
1
1
1
/
4
"
1'
-
4
5
/
8
"
CLR.
13
'
-
6
"
1'
-
9
1
/
4
"
10
'
-
1
1
1
/
2
"
5'
-
7
1
/
4
"
7'
-
4
3
/
8
"
19' - 3 1/4"24' - 8 3/4"41' - 0"
3' - 8 3/8"6' - 10 1/2"5' - 6"8' - 7 7/8"
16' - 0 7/8"8' - 7 7/8"
6'
-
0
1
/
2
"
40
'
-
6
7
/
8
"
13
'
-
4
1
/
2
"
5'
-
8
1
/
8
"
8'
-
9
"
3'
-
5
1
/
4
"
1'
-
7
7
/
8
"
8 3
/
4
"
CLR.
13
'
-
6
"
1'
-
4
5
/
8
"
15
'
-
7
1
/
4
"
19
'
-
6
1
/
8
"
5'
-
5
1
/
2
"
1' - 10 1/8"
5' - 11 5/8"3' - 3 3/4"
34.24'
33.88'33.88'
34.19'33.88'33.88'
32.79'35.59'
35.59'35.59'
1
1
2
3
4
5
3
5
F.Y.S.B.
10' - 0"
2
2
29.00' T.O.S.
SE
A
T
6
CLOSET
2
FUTURE SPA
3
3
3
0.24:12
7
7A/C WELL
1
A-5.3
1
A-5.3
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
2
A-5.3
2
A-5.3
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
CLR.
5' - 0"
42" MAX. HT.
8 9 9
4' - 0 5/8"
3' - 2 3/8"1' - 10 1/4"2' - 6"9' - 3 1/4"2' - 6"1' - 10"
17' - 10 1/4"
CLR.
5'
-
0
"
TY
P
.
11
"
10
CLR.
2'
-
0
"
CLR.
19' - 2 3/4"
CLR.
9'
-
4
1
/
8
"
CLR.
30' - 11 1/2"
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
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PROJECT MANAGER/ARCHITECT
A-2.2
06/16/20
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 BASE CABINET - BUILT-IN, FINISH AS SEL.
3 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
4 CRICKET - SLOPE 2% MIN., REF. ROOF PLAN 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
8 BBQ, AS SEL. - PROVIDE NATURAL GAS
9 PROVIDE POWER FOR BUILT-IN APPLIANCE/EQUIPMENT
10 INTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 4 & 9/AD-1
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-5.2
1
A-5.2
2
A-5.2
2
A-5.2
7:
1
2
7:
1
2
7:12
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
3:12
3:12
9:
1
2
9:
1
2
7:
1
2
7:12
6:
1
2
6:
1
2
7:12
7:
1
2
7:12
7:
1
2
7:
1
2
35.59'
35.59'
33.88'33.88'
34.19'33.88'33.88'
32.79'
30.85'
33.00'
32.99'
35.27'
1
2
2
1
111
1
1
2
1
2
8 3
/
4
"
F.O.F.
3'
-
3
3
/
4
"
5 3
/
4
"
F.O.F.
4'
-
1
1
"
8 3
/
4
"
F.O.F.
3'
-
3
3
/
4
"
4 3
/
4
"
F.O.F.
4'
-
1
3
/
4
"
4 3/4"
F.O.F.
9' - 7 3/4"
4
3
/
4
"
7 1/4"
F.O.F.
18' - 8"
4
3
/
4
"
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
/
4
"
F.O.F.
3'
-
8
1
/
2
"
4 3
/
4
"
3'
-
8
1
/
2
"
F.O.F.
9' - 4 5/8"4 3/4"
22' - 7 1/4"
F.O.F.
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"
5
3
/
4
"
F.O.F.
12
'
-
1
0
3
/
4
"
5 3/4"
F.O.F.
40' - 6 1/4"
5 3/4"
22
'
-
8
3
/
8
"
8 3
/
4
"
8 3
/
4
"
3
3
343
4
3
4
3
4
4
3
4
3
4
4
3 4
2
5
6
F.O.F.
18
'
-
1
0
"
2
2
VIEW DECK BELOW
(SEE A-2.2)
VIEW DECK BELOW
(SEE A-2.2)
A/C. WELL
(SEE A-2.2)
7
7
7
2%
2%
1
A-5.3
1
A-5.3
1
A-5.0
1
A-5.0
2
A-5.0
2
A-5.0
2
A-5.3
2
A-5.3
2
A-5.1
2
A-5.1
1
A-5.1
1
A-5.1
38.00'38.00'
38.00'
38.00'
3:
1
2
3:
1
2
3:12
3:12
3:12 3:123:123:12
3:12 3:12
3:
1
2
2%
8
38.00'
1
MAX.
4' - 0"
MA
X
.
2'
-
0
"
8
3:12
3:
1
2
3:12
ATTIC VENT CALC:
37.08 S.F. ATTIC SPACE
524.68/150 = 35.59 S.I.
DORMER VENTS = 100 S.I. x 2 = 200 S.I.
35.59 S.I. < 200 S.I. (REQ'D.)
ATTIC VENT CALC:
235.32 S.F. ATTIC SPACE
235.32/150 = 225.9 S.I.
DORMER VENTS = 100 S.I. x 3 = 300 S.I.
35.59 S.I. < 300 S.I. (REQ'D.)
ATTIC VENT CALC:
192.25 S.F. ATTIC SPACE
192.25/150 = 184.56 S.I.
DORMER VENTS = 100 S.I. x 2 = 200 S.I.
184.56 S.I. < 200 S.I. (REQ'D.)
3:12
3:12
6'
-
1
1
/
4
"
38.00'
3:
1
2
3:
1
2
2%
23
'
-
0
7
/
8
"
1
1
8
2%
8
JOB NO.
DATE
DOCUMENT VALID UPON
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PROJECT MANAGER/ARCHITECT
A-3.0
06/16/20
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
8 CRICKET - SLOPE 2% MIN., REF. ROOF PLAN A-3.0
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'
LOWER ROOF PLATE (TYP.)
28.42'
LOWER ROOF PLATE (TYP.)
28.42'
31
321
11
1
A-5.2
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'
35.27'
1233 34
323029
31
1
2
1
1
1
1
1
3
4
4
55
6
5
7 :1 2 7:12
7 :1 2
7:12
9 :1 2
7
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
1'
-
3
"
10
'
-
1
1
"
9'
-
1
"
8'
-
6
"
9'
-
1
0
"
1'
-
1
"
8'
-
6
"
10
'
-
1
1
"
9'
-
0
"
MA
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29
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24
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AB
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.
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M
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9:12
11
1
A-5.3
1
A-5.0
1
A-5.1
38.00'38.00'
33.88'34.19'
37.80'
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'
LOWER ROOF PLATE (TYP.)
28.42'
LOWER ROOF PLATE (TYP.)
28.42'
1
A-5.2
P.L.
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'
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
.
F
.
42
"
M
I
N
.
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
1
"
8'
-
6
"
9'
-
0
"
9'
-
1
0
"
1'
-
1
"
8'
-
6
"
1'
-
1
"
10
'
-
1
1
"
9'
-
7
"
8'
-
0
"
1'
-
1
"
9'
-
1
"
7'
-
2
"
8
4
9
4
1
1
1
1
3
10
3
3
35.59'
30.85'
33.00'
9 :1 2 9:12
7:127:1 2
6 :1 2 6:12
6 :1 2 6:12
29
'
-
0
"
24
'
-
0
"
1
A-5.3
1
A-5.0
1
A-5.12' - 0"
38.00'
6"
12 13
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
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PROJECT MANAGER/ARCHITECT
A-4.0
06/16/20
2019-41
EX
T
E
R
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V
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T
I
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S
&
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EAST BAY MANOR
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6
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CDP SECOND
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Designer
KEYNOTE LEGEND
1 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
2 BRICK VENEER - REF. DTL. 8/AD-1 & MATERIAL SCHEDULE A-4.0.
3 DECO. WD. PANELING - PAINT GRADE - COLOR AS SEL.
4 ROOF - STANDING SEAM METAL W/. SS. METAL ZINC FINISH - REF. MAT. SCHED. A-4.0 & DTL. 2/A-3.0
5 EXTERIOR GUARD - MIN. 42" HIGH - 4" MAX. SPHERE OPENING, REF. DTLS. 12/AD-1
6 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE
#33
7 DECO. WOOD TRIM 'BELLYBAND' - PAINT GRADE, SMOOTH FINISH, ARCH. TO APPROVE PROFILE
8 WOOD SHINGLE ROOFING PER MATERIAL SCHEDULE A-4.0 AND DTL 3/A-3.0.
9 CONCRETE TILE ROOFING - REF. MATERIAL SCHEDULE A-4.0 & DTL 3/A-3.0.
10 DECO. STEEL BEAM, SIZE & PAINT AS SEL. - ARCH. TO APPV.
11 GABLE VENT - CUSTOM, APPX. 2" SLATS PAINT TO MATCH EXT. - PROVIDE WIRE MESH PER ATTIC VENT NOTE
ON ATTIC SIDE
12 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)
13 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)
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.
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'
LOWER ROOF PLATE (TYP.)
28.42'
LOWER 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-5.2
GARAGE
7.75'
36 38
3735
4 5
7
9 10 11
8
12 13
4139
1514
43 44
4240
24
'
-
0
"
29
'
-
0
"
7'
-
2
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
9'
-
1
0
"
9'
-
1
"
10
'
-
1
1
"
8'
-
6
"
9'
-
0
"
7'
-
2
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
9'
-
1
0
"
1'
-
3
"
9'
-
1
"
10
'
-
1
1
"
8'
-
6
"
9'
-
0
"
35.59'35.59'
33.88'33.88'34.19'33.88'33.88'
35.27'
1
2
7 :1 2 7:12 7 :1 2 7:12
6:12
7 :1 2 7:12 7 :1 2 7:12
7 :1 2
3
4
2
3
33
3
1
2
55
6 6AB
V
.
F
.
F
.
42
"
M
I
N
.
AB
V
.
F
.
F
.
42
"
M
I
N
.
2
22
A-5.0
2
A-5.3
2
A-5.1
4' - 0"
9
38.00'38.00'
35.59'
32.79'
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'
LOWER ROOF PLATE (TYP.)
28.42'
LOWER ROOF PLATE (TYP.)
28.42'
24
9
27
56 58
59 60
HD
.
H
T
7'
-
6
"
AB
V
.
F
.
F
.
42
"
M
I
N
.
P.L.
25
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-5.2
22 23
55 57
63 64
28
AB
V
.
F
.
F
.
42
"
M
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.
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V
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F
.
42
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M
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3
3
3
3
3
26
109'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
6"
7 :1 2
6 :1 2
3 :1 2 3:12
7:12
33.00'
38.00'
1 1
3
10
'
-
1
1
"
9'
-
1
"
7'
-
2
"
8'
-
6
"
1'
-
1
"
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
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-
1
1
"
9'
-
1
"
8'
-
6
"
24
'
-
0
"
29
'
-
0
"
2
2
7
5
8
2
5
2
A-5.0
2
A-5.3
2
A-5.1
33.00'
35.59'
4' - 0"
37.80'
3:12
JOB NO.
DATE
DOCUMENT VALID UPON
ORIGINAL SIGNATURE
SHEET NO.
REVISIONS
OW
N
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PROJECT NAME
STATUS
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PROJECT MANAGER/ARCHITECT
A-4.1
06/16/20
2019-41
EX
T
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R
I
O
R
E
L
E
V
A
T
I
O
N
S
EAST BAY MANOR
EA
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.
,
SU
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3
6
0
SA
N
T
A
M
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A
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C
A
9
0
4
0
1
CDP SECOND
14
1
7
E
A
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A
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2
6
6
3
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
9 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)
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.
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'
ROOF PLATE (TYP.)
28.92'
ROOF PLATE (TYP.)
28.92'
MAX FLAT
33.00'
MAX FLAT
33.00'
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-5.2
GARAGE
7.75'
2
2
3-CAR GARAGEENTRYGAME ROOM/BAR
4
SLOPE PER CIVIL
1
P.L.
ATTIC
2% MIN.
2
A-5.0
2
A-5.3
2
A-5.1
1'
-
3
"
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
0
"
11
'
-
1
"
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
0
"
9'
-
1
"
44 43
41
42
15 14
13 12
8
11 10 9
7 25
39 40
6 5 4
AB
V
.
F
.
F
.
42
"
M
I
N
.
29
'
-
0
"
24
'
-
0
"
8'
-
0
"
MASTER
RETREAT BATH #2 BEDROOM #2
W.I.C. BEDROOM #3
BALCONY
67 70
6968
-
---
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'
LOWER ROOF PLATE (TYP.)
28.42'
1
A-5.2
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'
1
A-5.3
1
A-5.0
P.L.P.L.
9 :1 2
2
1
A-5.1
BEDROOM #5W.I.C.BEDROOM #3BATH #3
GUEST SUITE
3-CAR GARAGE
34 12 33
30
11
3 1
3 2 1
9'
-
1
0
"
8'
-
0
"
8'
-
0
"
8'
-
0
"
MECH.CLOSET BATH #6
3:1 2
35
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
1
"
8'
-
6
"
PT
.
H
T
.
9'
-
0
"
9'
-
1
0
"
1'
-
1
"
8'
-
0
"
1'
-
1
"
7'
-
2
"
10
'
-
1
1
"
9'
-
1
"
29
'
-
0
"
24
'
-
0
"
BEDROOM #4W.I.C.
AB
V
.
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.
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36
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M
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JOB NO.
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DOCUMENT VALID UPON
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SHEET NO.
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PROJECT MANAGER/ARCHITECT
A-5.0
06/16/20
2019-41
BU
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Designer
KEYNOTE LEGEND
1 WOOD SIDING - REF. DTL. 5/AD-1 & MATERIAL SCHEDULE A-4
2 FLOOR JOISTS - REF. STRUCT.
NO. REVISION DATE
1/4" = 1'-0"1 LONGITUDINAL SECTION
1/4" = 1'-0"2 TRANSVERSE SECTION
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/
#5@12" O.C. EACH WAY T&B
4
4'
4
4'
4
4'
4
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10'
6
19'
4
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4'
4
4'
4
13'6x6HDU56x6HDU56x6HDU56x6HDU57'
4 4
16' 13'
3
23' 18'
8
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GB
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TYP AT HFX
THIS LINE
(2)7
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SD-2A
TYP AT HFX
THIS LINE
W
SD-2A
TYP AT HFX
THIS LINE
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04/08/2020
NO.
REVISION
DATE
SCALE: 1/4" = 1'-0"
FOUNDATION PLAN
PROJECT
NORTH