HomeMy WebLinkAbout03 - Smith Residence Remodel - PA2013-094COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
June 13, 2013
Agenda Item No. 3
SUBJECT: Smith Residence Remodel - (PA2013 -094)
220 Ruby Avenue
Modification Permit No. MD2013 -009
APPLICANT: Mark Teale
PLANNER: Makana Nova, Assistant Planner
(949) 644 -3249, mnova @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -BI (Residential - Balboa Island)
• General Plan: RT (Two -Unit Residential)
PROJECT SUMMARY
A modification permit to enclose an existing 13 -foot wide exterior staircase at an existing
nonconforming duplex that would encroach two inches into the required three -foot
northerly side yard setback.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -009 (Attachment No. ZA 1).
• The property is currently developed with a 2,741- square -foot nonconforming duplex
that was constructed prior to 1958. The maximum allowable floor area for the
property is 2,828 square feet (1.5 times the buildable area of the property plus 200
sq ft). The applicant's proposed addition of 87 square feet would create a residence
with a total of 2,828 square feet. The result would be a duplex that is comparable in
size and scale to other dwellings in the neighborhood.
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Smith Residence Remodel
Zoning Administrator June 13, 2013
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• The proposed addition consists of the enclosure of an existing exterior stairway at
the first and second levels to access the rear dwelling unit at the second level
located above the two -car garage. The project also includes the addition of a non -
habitable attic above the second floor level, which does not count toward the gross
floor area limit. Other portions of the structure would be remodeled and updated with
cosmetic improvements but the existing floor plan configuration would not be altered.
The additional floor area will not increase the number of dwelling units or bedrooms
within the existing duplex.
• A two -inch encroachment into the side yard setback is necessary to accommodate a
required one -hour fire separation wall for the enclosed stairway and to maintain the
three -foot minimum stairway width as required by the Building Code.
• The 2 -inch by 13 -foot wide encroachment is two- stories high. The location of the
encroachment is approximately 37 feet back from the street and approximately 30 feet
back from the alley, which will reduce the visibility of the encroachment from Ruby
Avenue and the adjacent alley. The two -inch encroachment is not significant in
relation to the abutting neighbor.
• The resulting 2- foot -10 -inch setback provides adequate access around the building
for emergency personnel.
• Section 20.52.050 (Mod ification Permits) of the Zoning Code allows deviations of 10
percent of the required setback area with the approval of a modification permit. This
code section recognizes that relief from specified development standards, including
minimal setback projections, may be appropriate when so doing is consistent with
the purposes of the Zoning Code and the General Plan, and does not negatively
impact the community at large or in the neighborhood of the specified development.
• The alternative would be to require a reconfiguration of the existing first floor hallway
and kitchen adjacent to the existing stairway, which would require extensive
remodeling above and beyond the current scope of work. The only other alternative is
to maintain the existing open stairway in its current condition.
• The existing duplex is nonconforming due to the number and size of garage parking
spaces provided. Pursuant to Section 20.40.040 (Off Street Parking Spaces
Required) of the Zoning Code, two parking spaces per dwelling unit, one in a garage
and one covered or in a garage, are required for each dwelling unit. Two garage
spaces and one carport space are provided for the existing development. Section
20.38.060.2.a (Nonconforming Parking) of the Zoning Code limits additions to 10
percent of the existing structure. In this case, the size of the addition, an
approximate three percent addition (87 sq. ft.) to the existing nonconforming duplex,
is permitted when the new floor area is consistent with applicable development
standards.
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Smith Residence Remodel
Zoning Administrator June 13, 2013
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• The existing structure is also nonconforming because the south side yard setback
projects one inch into the required 3 -foot side yard setback. Pursuant to Section
20.38.040 (Nonconforming Structures) of the Zoning Code, nonconforming
structures are limited to a 50 percent addition of the existing gross floor area. The
approximate three percent addition (87 sq. ft.) proposed for the existing residence
falls within this limitation and is thus, permitted by right.
ENVIRONMENTAL REVIEW
The project qualifies for a Class 1 (Existing Structures) categorical exemption per
Section 15301 of the California Environmental Quality Act. This exemption includes
additions to the existing structure up to 50 percent of the existing floor area or 2,500
square feet, whichever is less and the proposed scope of work is below these limits.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days prior to the decision date, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at
City Hall and on the City website.
APPEAL PERIOD:
An appeal may be filed with the Director of Community Development within fourteen (14)
days following the date of action. For additional information on filing an appeal, contact the
Planning Division at (949) 644 -3200.
Prepared by:
Makana Nova
Assistant Planner
[eWrill 1il,
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Site Photos
ZA 4
Project Plans
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Attachment No. ZA 1
Draft Resolution
5
0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -009 TO ALLOW THE ENCLOSURE OF AN
EXISTING EXTERIOR STAIRWAY THAT PROJECTS TWO
INCHES INTO THE REQUIRED THREE -FOOT SIDE YARD
SETBACK LOCATED AT 220 RUBY AVENUE (PA2013 -094)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Mark Teale, on behalf of the property owner, Larry Smith, with
respect to property located at 220 Ruby Avenue, and legally described as Lot 20, Block
10, Tract Balboa Island, Section 3, requesting approval of a modification permit.
2. The applicant requests approval of a modification permit to enclose an existing 13 -foot
wide exterior staircase of an existing nonconforming duplex that would encroach two
inches into the required three -foot northerly side yard setback. The existing structure is
nonconforming due to the number and size of garage parking spaces provided and the
south side yard setback projects one inch into the required three -foot side yard
setback. The approximate three percent addition (87 sq. ft.) to the existing
nonconforming duplex is permitted by right pursuant to Section 20.38.060.2.a
(Nonconforming Parking) of the Zoning Code, when consistent with applicable
development standards.
3. The subject property is located within the Residential - Balboa Island (R -BI) Zoning District
and the General Plan Land Use Element category is Two -Unit Residential (RT).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is Two -Unit Residential (RT -E).
5. A public hearing was held on June 13, 2013, in the Corona del Mar Conference Room
(Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and
purpose of the meeting was given in accordance with the Newport Beach Municipal
Code. Evidence, both written and oral, was presented to and considered by the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
The project is categorically exempt under the requirements of the California
Environmental Quality Act under Class 1(Existing Structures).
2. This exemption includes additions to the existing structure up to 50 percent of
the existing floor area or 2,500 square feet, whichever is less and the proposed
scope of work is below these limits.
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SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050.E (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
findings for a Modification Permit are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is comprised of a development pattern of single -unit and two -unit
(duplex) dwellings.
2. Minor side yard encroachments of finish materials (stucco, siding, etc.) are not
uncommon for older structures constructed on 30 -foot wide lots. The proposed
addition will result in a residence that is similar in bulk and scale to others on Balboa
Island.
Finding:
B. The granting of the modification is necessary due to practical difficulties associated
with the property and that the strict application of the Zoning Code results in physical
hardships that are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. A two -inch encroachment into the side yard setback is necessary to accommodate a
required one -hour fire separation wall at the exterior wall to enclose the existing stairway.
The stairs would maintain the 3 -foot minimum stairway width as required by the Building
Code and would provide an entry and hallway connection to both dwelling units.
2. The existing structure and first floor plan configuration limit the area available to enclose
the stairway within the buildable area of the lot.
3. The existing and proposed development will comply with the height limit, open volume,
and residential design criteria as shown on the proposed plans.
Finding:
C. The granting of the modification is necessary due to the unique physical
characteristic(s) of the property and /or structure, andlor characteristics of the use.
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Facts in Support of Finding:
1. Strict application of the code would require a substantial increase in the scope of the
project. The applicant would be required to reconfigure the existing hallway and kitchen
adjacent to the exterior stairway, which would involve extensive remodeling of existing
improvements.
2. The resulting reconstruction results in a physical hardship where the owner and neighbor
would have to live through and endure the corrective construction effort to provide two
additional inches of setback area for strict code compliance. The physical hardship of
reconfiguring the adjacent kitchen and hallway areas outweigh any tangible benefits to
the abutting properties or the community.
3. Enclosing the stairway will provide a secure weather proof entrance for both units.
Findinq:
D. There are no alternatives to the Modification Permit that could provide similar benefits
to the applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. Without this approval, the applicant would be required to reconfigure the existing
hallway and kitchen adjacent to the exterior stairway, which would involve extensive
remodeling above and beyond the current scope of work.
2. The only other alternative is to maintain the existing open stairway.
Finding
E. The granting of the modification would not be detrimental to public health, safety, or
welfare to the occupants of the property, nearby properties, the neighborhood, or the
City, or result in a change in density or intensity that would be inconsistent with the
provisions of this Zoning Code.
Fact in Support of Finding
1. The resulting 2- foot -10 -inch setback over a 13 -foot wide portion of the side yard provides
adequate access for emergency personnel. The remainder of the existing duplex has a
three -foot setback at the right side yard.
2. The spatial relationships between existing development and the adjacent property
suggest that the light, air, and privacy of the abutting home and property will not be
negatively affected.
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3. The location of the encroachment is approximately 37 feet back from the street and
approximately 30 feet back from the alley, which will reduce the visibility of the
encroachment from Ruby Avenue and the alley.
4. The applicant/owner is required to obtain a building permit. The construction will then be
inspected prior to final of building permits.
5. The existing development on the property is a duplex. As such, there is no change to
the density or intensity under the proposed remodel and addition.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -009 (PA2013 -094), subject to the conditions set forth in Exhibit A,
which is attached hereto and incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 13th DAY OF JUNE, 2013.
II
Brenda Wisneski, AICP, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. Modification Permit No. MD2013 -009 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.91.050 of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
3. A copy of the resolution with conditions of approval shall be incorporated into the
Building Division and field sets of plans prior to the issuance of building permits.
4. Prior to the issuance of building permits, the applicant shall submit to the Planning
Division an additional copy of the approved architectural plans for inclusion in the
Modification Permit file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11- inches by 17- inches. The
plans shall accurately depict the elements approved by this Modification Permit and
shall highlight the approved elements such that they are readily discernible from other
elements of the plans.
5. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
6. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Modification Permit.
7. The Zoning Administrator may add to or modify the conditions of approval to this
Modification Permit or revoke this Modification Permit upon a determination that the
operation, which is the subject of this Modification Permit, causes injury, or is detrimental
to the health, safety, peace, comfort, or general welfare of the community.
8. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the property
owner.
9. To the fullest extent permitted by law, applicant shall indemnify, defend, and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
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or indirectly) to City's approval of the Smith Residence Remodel including, but not limited
to, Modification Permit No. MD2013 -009 (PA2013 -094). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attorneys' fees, and other expenses incurred in connection with such claim, action,
causes of action, suit or proceeding whether incurred by applicant, City, and /or the
parties initiating or bringing such proceeding. The applicant shall indemnify the City for all
of City's costs, attorneys' fees, and damages which City incurs in enforcing the
indemnification provisions set forth in this condition. The applicant shall pay to the City
upon demand any amount owed to the City pursuant to the indemnification requirements
prescribed in this condition.
Building Division and Fire Department Conditions
10. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
11. Exterior walls located less than three feet from property lines shall be constructed of
approved one -hour fire rated assembly with no openings, including vents in accordance
with CRC R302.1.
12. Prior to the issuance of building permits, the project plans shall be revised to address the
following comment: The project plans specified the skylight as dual pane, which
suggests that the skylight is glazed with glass, which is not the case. Acralight is a plastic
unit skylight listed under ESR 2415. Per ESR 2415, plastic skylights are not permitted
within 6 feet of exterior walls where protected openings are required.
Public Works Conditions
13. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
14. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
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Attachment No. ZA 2
Vicinity Map
13
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Modification Permit No. MD2013 -009
PA2013 -094
220 Ruby Avenue
14
Attachment No. ZA 3
Site Photos
1.5
10
Attachment No. ZA 4
Project Plans
17
12
GENERAL NOTES
TYPICAL MATERIAL SPECIFICATIONS
1.
THE "GENERAL CONDITIONS FOR THE CONTRACT CONSTRUCTION ", A.I.A. FORM A -201 IS HEREBY MADE
WATERPROOFING, EXTERIOR WALL COVERING AND ROOFING
1. ANY CONFLICT BETWEEN CODES AND THE CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE
PART OF THESE SPECIFICATIONS. THE CONTRACTOR SHALL EXECUTE THE CONTRACT WITH THE OWNER ON
PRESSURE TREATED LUMBER. UNLESS NOTED OTHERWISE PTDF SHALL BE "PRESERVE" ARSENIC AND CHROMIUM FREE AS
ATTENTION OF THE ARCHITECT IMMEDIATELY AND BEFORE PROCEEDING WITH ANY OF THE WORK SO
TOTAL HABITABLE AREA
AN A.I.A. CONTRACT. CHANGES IN THE WORK SHALL BE ADMINISTERED, AND ADHERED TO, PER A.I.A.
1.
SEE PLANS AND ELEVATIONS FOR MATERIAL SPECIFICATIONS. THE CONTRACTOR SHALL OBTAIN A COPY OF ALL PRODUCT
PLUS" TREATED WITH ACO PRESERVATIVE AS MANUFACTURED BY CSI, INC. ALL FASTENERS EXPOSED TO WEATHER SHALL BE
A -201.
AREAS:
INSTALLATION SPECIFICATIONS, ICC AND UL REPORTS AND HAVE THEM AVAILABLE ON SITE.
2.
FIRE PROTECTION SYSTEM DESIGN, PERMITTING, AND CONSTRUCTION SHALL BE THE RESPONSIBILITY OF
1,752 x 1.5: 2,628 S.F. + 200 S.F.
3. THIS PROJECT SHALL COMPLY WITH CALIFORNIA ENERGY CONSERVATION STANDARDS FOR
10.
THE CONTRACTOR.
2.
AT BELOW GRADE WATERPROOFING (W /P) OCCURS PROVIDE "MIRACLAY" AS MANUFACTURERED BY CARLISLE COATINGS AND
3.
PATCH AND REPAIR ALL SURFACES DISRUPTED OR DAMAGED DURING CONSTRUCTION TO MATCH
1 ST FLOOR REMODEL FLOOR AREA
WATERPROOFING (CCW) (800) 527 -7092. BENTONITE CLAY WATERPOOFING MEMBRANE. INSTALL CCW "MIRADRAIN" BACK FILL
ADJACENT SURFACE EXACTLY TO THE SATISFACTION OF THE ARCHITECT.
ALL EXTERIOR GLASS SHALL BE LOW E.
PROTECTION PRIOR TO BACK FILL. A MANUFACTURER'S REPRESENTATIVE SHALL INSPECT THE FLASHING AND ROUGH WORK PRIOR
4.
THE CONTRACTOR SHALL VISIT THE SITE PRIOR TO BIDDING.
THE ARCHITECT PRIOR TO STARTING WORK. THE CONTRACTOR SHALL MAKE AND ADD ALL CORRECTIONS
TO INSTALLATION. INSTALL PER MANUF. REPRESENTATIVES RECOMMENDATIONS.
S.
THE CONTRACTOR SHALL PROVIDE STAKING. PART OF STAKING SHALL INCLUDE CHECKING FINISH FLOOR,
2ND FLOOR REMODEL FLOOR AREA
MANUFACTURERS RECOMMENDATIONS. ALL INSTALLERS SHALL HAVE A MINIMUM 10 YEARS EXPERIENCE. INSTALL PER
2. ANY OMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND /OR
RIDGE AND GRADE HEIGHTS. THIS WORK SHALL BE DONE PRIOR TO STARTING CONSTRUCTION. AND
3.
WHERE DECK WATERPROOFING OCCURS PROVIDE "DEX -O -TEX INTERNA. LTD" DEX -O -TEX WEATHERWEAR. DEX -O -TEX RUBBER
KITCHEN 2 78 SF
DISCREPANCY OR CONFLICT BETWEEN THE FINISH FLOOR, ROOF OR GRADE HEIGHTS AND THE
OF THE WORK SO INVOLVED. THE CONTRACTOR OR OWNER SHALL NOT PROCEED WITH ANY WORK UNTIL
CEMENT TRAFFIC SURFACE 0/ FABRIC REINFORCED LATEX MEMBRANE 0/ SLIP SHEET 0/ 2 LAYERS PLYWOOD SUBFLOOR. (213)
COMMENCING WITH WORK. SUBSTRATE / PLYWOOD SHEATHING MUST BE SLOPED TO DRAIN MIN. 1/4" PER FOOT.
CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT IMMEDIATELY
LIVING ROOM 171 SF
636 -0561. MINIMUM SLOPE OF DECK SHALL BE 1/4" PER 1 FOOT. ICC REPORT ESR# 1757
3. DRAWING AND MATERIAL SPECIFICATIONS ARE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A COMPLETE
AND BEFORE PROCEEDING WITH ANY OF THE WORK SO INVOLVED WHERE A RIDGE HEIGHT IS SHOWN ON
WHERE EXTERIOR PAINTED WOOD TRIM IS USED PROVIDE WINDSOR ONE. 7950 REDWOOD DRIVE #4 COTANTI, CA 94931.
BUILDING. THE CONTRACTOR SHALL EXECUTE PARTS AND DETAILS EVEN WHEN NOT FULLY SHOWN OR
TOTAL 2ND FLOOR
THE ELEVATIONS, SECTIONS, OR ROOF PLAN RELATIVE TO A SURVEY, THE GENERAL CONTRACTOR SHALL
4.
FLASHING. PROVIDE FLASHING PER SHEET METAL AND AIR CONDITIONING CONTRACTORS NATIONAL ASSOCIATION (SMACNA)
359 S.F.
SURVEY THE RIDGE PRIOR TO SETTING RAFTERS OR SHEATHING. REPORT INFORMATION TO THE ARCHITECT
ADDITIONAL GARAGE AREA
RECOMMENDATIONS. (714) 547 -1821. PROVIDE FLASHING AT VALLEYS, SKYLIGHT AND CHIMNEY PENETRATIONS. - PAINT TO MATCH
4. IF DETAILS ARE CONSIDERED UNSOUND, UNSAFE, NOT WATERPROOF, OR NOT WITHIN CUSTOMARY TRADE
IN WRITING PRIOR TO SETTING RAFTERS OR SHEATHING. ACCOUNT FOR ROOFING THICKNESS IN THE
ADJACENT ROOFING.
SURVEY HEIGHT. ARCHITECTURAL DRAWINGS INDICATE TOP OF SHEATHING.
OBJECTION IS MADE TO THE DETAIL.
6.
THE CONTRACTOR SHALL VERIFY, AND REPORT TO THE ARCHITECT, PRIOR TO BIDDING IF A POST- TENSION
5.
ATTIC VENT. PROVIDE ATTIC VENTILATION AT A RATE OF 1/150 OF THE ATTIC AREA AT THE EAVES. ATTIC VENTS SHALL BE
WITHOUT THE ARCHITECT'S APPROVAL RELEASES THE ARCHITECT OR RESPONSIBILITY AND LIABILITY OF ALL
CONCRETE SLAB OCCURS IN EXISTING CONSTRUCTION.
CORROSION RESISTIVE MATERIAL NOT LARGER THAN 1/4" SQUARE TO PREVENT VARMINT AND INSECTS FROM ENTERING THE ATTIC.
7.
THE CONTRACTOR SHALL VERIFY ALL ABBREVIATIONS WITH THE ARCHITECT.
CONTRACT DOCUMENTS.
PER UBC. CBC 1505.3 VENTILATION. EXCEPTION 1. THE OPENING AREA MAY BE 1/300 OF THE AREA OF THE SPACE VENTILATED
PROVIDED 50 PERCENT OF THE REQUIRED OPENING AREA IS PROVIDED BY VENTILATION LOCATED IN THE UPPER PORTION OF THE
SPACE TO BE VENTILATED AT LEAST 3 FEET (914mm) ABOVE EAVE OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED
VENTILATION PROVIDED BY EAVE OR CORNICE VENTS.
6. SKYLIGHTS. SKYLIGHTS SHALL BE MANUFACTURED BY ACRALIGHT ESR -2415. INSTALL PER MANUFACTURERS RECOMMENDATIONS.
7. ROOFING. ROOFING SHALL BE INSTALLED IN STRICT CONFORMANCE WITH MANUFACTURERS RECOMMENDATIONS. INSTALL OVER
ROOFING FELT.
8. BLDG PAPER. PROVIDE WEATHER RESISTANT BARRIER DUPONT "TYVEK" HOMEWRAP UNDER ALL EXTERIOR WALL COVERING. PER
CODESPROVIDE
284 S.F.
CBC. PROVIDE DUPONT TWEK WHERE BUILDING PAPER IS INDICATED ON THE PLANS AND DETAILS. INSTALL PER ER-4000.
FLASHING AND SEALANT AROUND ALL EXTERIOR OPENINGS.
1. ANY CONFLICT BETWEEN CODES AND THE CONSTRUCTION DOCUMENTS SHALL BE BROUGHT TO THE
9.
PRESSURE TREATED LUMBER. UNLESS NOTED OTHERWISE PTDF SHALL BE "PRESERVE" ARSENIC AND CHROMIUM FREE AS
ATTENTION OF THE ARCHITECT IMMEDIATELY AND BEFORE PROCEEDING WITH ANY OF THE WORK SO
TOTAL HABITABLE AREA
MANUFACTURED BY CHEMICAL SPECIALTIES INC. (CSI, INC.) (800) 421 -8661 EXPOSED EXTERIOR WOOD SHALL BE "PRESERVE
INVOLVED.
37 S.F.
PLUS" TREATED WITH ACO PRESERVATIVE AS MANUFACTURED BY CSI, INC. ALL FASTENERS EXPOSED TO WEATHER SHALL BE
2. THIS PROJECT SHALL COMPLY WITH THE C.B.0 SECURITY PROVISION 1004.3, 1016.4, 1017.11,
AREAS:
CORROSION RESISTANT.
1017.12,1019.6, 1005.8.1, 310.4.
220 RUBY (DOWNSTAIRS):
1,752 x 1.5: 2,628 S.F. + 200 S.F.
3. THIS PROJECT SHALL COMPLY WITH CALIFORNIA ENERGY CONSERVATION STANDARDS FOR
10.
FLASHING AROUND WINDOWS SHALL BE SELF - ADHESIVE "PROTECTOWRAP" FLASHING MIN. OR EQUAL INSTALL PER ESR -1825.
NON- RESIDENTIAL BUILDINGS (OR RESIDENTIAL BUILDINGS -FOR A RESIDENCE).
EXISTING 1 ST FLOOR
WHERE "SISALKRAFT ", "BITUTHENE" OR OTHER FIBRE REINFORCED PAPER IS INDICATED AT OPENINGS USE "PROTECTOWRAP"
DRAWINGS AND SPECIFICATIONS
1 ST FLOOR REMODEL FLOOR AREA
TYPICAL.
11.
ALL EXTERIOR GLASS SHALL BE LOW E.
1. CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS IN THE FIELD. REPORT ANY DISCREPANCIES TO
TOTAL 1 ST FLOOR
1044 S.F.
THE ARCHITECT PRIOR TO STARTING WORK. THE CONTRACTOR SHALL MAKE AND ADD ALL CORRECTIONS
12.
WATERPROOFING MEMBRANE BELOW TILE SHALL BE LATICRETE 9235 WATERPROOF MEMBRANE. INSTALL PER ESR -1058 AND
NECESSARY DUE TO NEGLIGENT FIELD VERIFICATION AT HIS OWN EXPENSE.
2ND FLOOR REMODEL FLOOR AREA
MANUFACTURERS RECOMMENDATIONS. ALL INSTALLERS SHALL HAVE A MINIMUM 10 YEARS EXPERIENCE. INSTALL PER
2. ANY OMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND /OR
MASTER BATH 76 SF
MANUFACTURERS REQUIREMENTS. THE GENERAL CONTRACTOR SHALL MAKE AN APPOINTMENT FOR THE OWNERS, OWNERS
SPECIFICATIONS SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHTIECT BEFORE PROCEEDING WITH ANY
KITCHEN 2 78 SF
REPRESENTATIVE, MANUFACTURER, GENERAL CONTRACTOR AND INSTALLER TO DISCUSS INSTALLATION DETAILS PRIOR TO
OF THE WORK SO INVOLVED. THE CONTRACTOR OR OWNER SHALL NOT PROCEED WITH ANY WORK UNTIL
BATH 3 55 SF
COMMENCING WITH WORK. SUBSTRATE / PLYWOOD SHEATHING MUST BE SLOPED TO DRAIN MIN. 1/4" PER FOOT.
THESE ITEMS ARE RESOLVED. THE ARCHITECT IS NOT RESPONSIBLE FOR ANY SUBSURFACE CONDITIONS.
LIVING ROOM 171 SF
3. DRAWING AND MATERIAL SPECIFICATIONS ARE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A COMPLETE
13.
WHERE EXTERIOR PAINTED WOOD TRIM IS USED PROVIDE WINDSOR ONE. 7950 REDWOOD DRIVE #4 COTANTI, CA 94931.
BUILDING. THE CONTRACTOR SHALL EXECUTE PARTS AND DETAILS EVEN WHEN NOT FULLY SHOWN OR
TOTAL 2ND FLOOR
707- 665 -9663 INSTALL PER WINDSOR ONE "EXTERIOR TRIM MANUAL ".
DESCRIBED. THE CONTRACTOR SHALL EXECUTE NOT FULLY SHOWN OR DESCRIBED PARTS AND DETAILS
EXISTING GARAGE
359 S.F.
ACCORDING TO STANDARD AND CUSTOMARY TRADE PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF
DETAILS WHICH ARE SHOWN ON DRAWINGS OR DESCRIBED IN SPECIFICATIONS.
ADDITIONAL GARAGE AREA
FEMA ANALYSIS
4. IF DETAILS ARE CONSIDERED UNSOUND, UNSAFE, NOT WATERPROOF, OR NOT WITHIN CUSTOMARY TRADE
PRACTICE, NOTIFY THE ARCHITECT IMMEDIATELY. IF WORK IS PERFORMED, IT WILL BE ASSUMED THAT NO
CITY POLICY: N.B.M.C. 15 50.050
OBJECTION IS MADE TO THE DETAIL.
•
5. ANY DEVIATION FROM THE CONSTRUCTION DOCUMENTS OR SPECIFICATIONS BY THE OWNER OR CONTRACTOR
220 RUBY BALBOA ISLAND
WITHOUT THE ARCHITECT'S APPROVAL RELEASES THE ARCHITECT OR RESPONSIBILITY AND LIABILITY OF ALL
WORK SO INVOLVED. THE ARCHITECT IS NOT RESPONSIBLE FOR CONTRACTOR'S NON COMPLIANCE WITH
BUILT 1984
CONTRACT DOCUMENTS.
6. THESE DRAWINGS AND /OR SPECIFICATIONS, AS INSTRUMENTS OF SERVICE, ARE THE EXCLUSIVE PROPERTY OF
APN: 050 - 092 -04
THE ARCHITECT. RE -USE, REPRODUCTION OF ANY KIND, WITHOUT THE WRITTEN PERMISSION OF THE
ARCHITECT, IS PROHIBITED.
LIENS AND INSURANCE
EXISTING:
HABITABLE SPACE: 2382 S.F. X 166 /SF = $395,412
1. THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNER (AND CLIENT WHEN APPLICABLE) WITH CERTIFIED
WAIVER OF LIENS AND CERTIFIED WAIVER OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS.
GARAGE. 359 SF GARAGE X SO /SF - $28,720
S.F. -
2. THE CONTRACTOR SHALL PROVIDE WORKERS' COMPENSATION INSURANCE, COMPREHENSIVE BODILY
INJURY, FIRE INSURANCE, AND PROPERTY DAMAGE LIABILITY INSURANCE FOR THE DURATION OF THE
TOTAL VALUATION = $424,132
PROJECT.
3. PROTECT AND HOLD HARMLESS THE OWNER (AND CLIENT WHERE APPLICABLE) AND HIS
FEMA DEPRECIATION = VALUE X FEMA 38% DEPRECIATION = ($161,170)
REPRESENTATIVES, ARCHITECTS, AGENTS, ASSIGNS, CONSULTANTS, EMPLOYEES, AND OFFICERS FROM
ANY LIABILITY WHAT -SO -EVER INCLUDING ATTORNEY'S FEES AND EXPENSES, FROM ANY INJURY TO ANY
DEPRECIATED VALUE = $424,132 - $161,170 = $262,962 CURRENT VALUE
PERSON, OR PERSONS, OR PROPERTY UNTIL COMPLETION OF THE PROJECT.
4. LIMIT OF ARCHITECTS' LIABILIY. THE OWNER (OR CLIENT WHERE APPLICABLE) AND CONTRACTOR
RECOGNIZE THE INHERENT RISKS CONNECTED WITH CONSTRUCTION AND AGREE TO LIMIT ANY AND ALL
$262,962/ 2 = $131,481 MAX. (HALF OF CURRENT VALUE)
LIABILITY, CLAIM FOR DAMAGES, COST OF DEFENSE, AND EXPENSES TO BE LEVIED AGAINST THE ARCHITECT
ON ACCOUNT OF A DESIGN DEFECT, ERROR, OMISSION, OR PROFESSIONAL NEGLIGANCE TO A SUM NOT TO
EXCEED THE AMOUNT OF THE ARCHITECTS 'HOURLY FEE.
ADDITION: 86 S.F. X $166 /SF $14,276
CONTRACTOR [AND OWNER]
REMODEL: 380 SF X $80 /SF $30,400
1. THE CONTRACTOR SHALL AT ALL TIMES KEEP THE PREMISES FREE FROM ALL ACCUMULATIONS OF WASTE
MATERIAL OR RUBBISH CAUSED BY HIS EMPLOYEES OR SUBCONTRACTORS. AT THE COMPLETION OF THE
TOTAL $44,676 < $131,481
WORK, THE CONTRACTOR SHALL REMOVE ALL RUBBISH, DEBRIS, EQUIPMENT AND SURPLUS MATERIALS FROM
IN AND ABOUT THE PROJECT AND LEAVE THE WORK "BROOM CLEAN."
N
2. THE CONTRACTOR SHALL SITE ONCE SUBMITTING
THEREFORE REBUILD TO COMPLY WITH FEMA FLOOR HEIGHT NOT REQUIRED.
HE LOCATION
3. THE CONTRACTOR SHALL DETERMINE THE LOCATION OF UTILITY SERVICES IN THE AREA TO BE EXCAVATED
DETERMINE SERVICES THE
,
PRIOR TO ALL EXCAVATION. THE CONTRACTOR SHALL REPAIR ALL DAMAGED UTILITIES DUE TO FAULTY
VERIFICATION.
4. THE CONTRACTOR SHALL PROVIDE PORTABLE FIRE EXTINGUISHERS ACCRUING TO FIRE DEPARTMENT
REQUIREMENTS.
FEMA ELEVATION CERTIFICATION
5. THE GENERAL CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES,
AND FEES REQUIRED BY CITY, COUNTY, AND STATE LAWS, EXCEPT GENERAL BUILDING PLAN CHECK FEE WHICH
NOTE TO GENERAL CONTRACTOR:
BE PAID FOR OR CLIENT WHEN APPLICABLE). THE CONTRACTOR SHALL INCLUDE ALL
A LICENSED SURVEYOR SHALL COMPLETE FEMA ELEVATION CERTIFICATE AND SUBMIT IT TO THE
ONSTTHE ION.
THE ABOVE IN CONSTRUCTION.
THE
6. THE GENERAL CONTRACTOR WILL INFORM THE ARCHITECT ONE WEEK PRIOR TO FINAL INSPECTION FOR THE
BUILDING DEPARTMENT INSPECTOR DURING FINAL INSPECTION.
ARCHITECT TO VISIT THE SITE AS PART OF THE CONTRACT.
7. THE CONTRACTOR SHALL NOT USE ARROW TRUSS CO. IN UPLAND, CA FOR TRUSS REQUIREMENTS
SYMBOLS
DOORS 1. SEE SCHEDULE FOR DOOR SIZES, FEATURES, MANUFACTURER AND DETAILS. FRONT DOORS SHALL
MAINTAIN 32" CLEAR IN OPEN POSITION. CRC R311.2.
2. FOR RESIDENTIAL PROJECTS: DOORS AND FRAMES FROM 1 -HOUR RATED GARAGE TO HOUSE WALLS SHALL
BE RATED NO LESS THAN 20 MINUTE SMOKE CONTROL ASSEMBLY. (THE SEPARATION MAY BE LIMITED TO
THE INSTALLATION OF MATERIALS APPROVED FOR 1 -HOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGE
SIDE AND A SELF CLOSING, TIGHT FITTING, 1 -3/8" SOLID CORE WOOD DOOR, STEEL HONEYCOMB -CORE
DOOR, OR A DOOR HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES IS PERMITTED IN
LIEU OF 1 -HOUR ASSEMBLY. DOORS SHALL BE SELF CLOSING AND LATCHING. PER CRC R302.5.1
3. ALL EXTERIOR DOORS SHALL BE WEATHER STRIPPED AT THE HEADS, JAMBS AND SILLS.
WINDOWS 1. SEE SCHEDULE FOR DOOR SIZES, FEATURES, MANUFACTURER AND DETAILS.
2. ALL GLASS ADJACENT TO DOORS AND WINDOWS WITHIN 18 INCHES OF WALKING SURFACES SHALL BE
FULLY TEMPERED.
INSIDE OUTSIDE 3. ALL WINDOWS SHALL COMPLY WITH ANSI -S- 134.1. ALL DOORS SHALL COMPLY WITH ANSI -S -134.2 -1972.
4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS.
F-El 5. EGRESS. ALL BEDROOMS SHALL HAVE EMERGENCY RESCUE WINDOWS OR DOORS.
A. A MINIMUM 5.7 S.F. (5.0 S,F, IS ACCEPTABLE AT GRADE LEVEL) CRC R310.1.1 EXCEPTION
B. MINIMUM NET CLEAR OPENING WIDTH 2O INCHES.
C. MINIMUM NET OPENING HEIGHT 24 INCHES
D. MAXIMUM WINDOW SILL HEIGHT OF 44 INCHES ABOVE FLOOR.
THERE SHALL BE CLEAR ACCESS FROM EMERGENCY ESCAPE OPENING TO A PUBLIC WAY. VERIFY ALL
WINDOWS PRIOR TO ORDERING.
6. "ALL TEMPERED GLASS SHALL BE ETCH MARKED"
STAIRS 1. STAIRS SHALL BE PER CRC R311.7. SEE PLAN FOR RISE AND RUN. 10" MINIMUM TREAD AND 7.75 ". AT
WINDING STAIR, 7 1/2" MINIMUM TREAD - 12" FROM INSIDE OF STAIR MAINTAIN 10" TREAD AT WALK LINE
PER CRC R311.7.3.1 i' DIAMETER HANDRAIL SPACED NOT LESS THAN 1 z" FROM WALL. EXTEND
HANDRAILS 6" BEYOND TOP AND BOTTOM RISERS WITH ENDS RETURNED TO WALL OR NEWEL POSTS PER
PLAN. HEADROOM CLEARANCE 6-8" MINIMUM VERTICAL DIMENSION. ENCLOSED USABLE SPACE UNDER A
STAIR SHALL BE PROTECTED WITH i" GYP. BOARD MIN.
2. GUARDRAILS SHALL BE 42" ABOVE FINISH FLOOR. INTERMEDIATE PICKETS SHALL BE SPACED SUCH THAT A
SPHERE 4" IN DIAMETER CAN NOT PASS THROUGH. CRC R312.3 EXP 2 EXCEPT THAT ON SIDES OF A STAIR
THE PICKETS MAY BE SPACED SUCH THAT A SPHERE 4 3/8" MAY NOT PASS THROUGH.
7�, ATTIC VENT AND ACCESS. WHEN ATTIC OCCURS WITH 30" MINIMUM HEADROOM, PROVIDE AN ATTIC
- -� ACCESS 22"x30" (30 "x30" WHERE F.A.U. OCCURS) LOCATED IN A CORRIDOR HALLWAY OR OTHER READILY
ACCESSIBLE LOCATION.
® PREMANUFACTURED FIREPLACE WITH FLUE AND SPARK ARRESTOR BY "HEATILATOR" „LENNOX ", OR
"SUPERIOR ", UL REPORT #147, OR EQUAL. PROVIDE FIREPLACE HEARTH PER MANUF. & CODE.
DESA METAL PREMANUFACTURED FIREPLACES. INSTALL PER ICC REPORT ESR #2542.
SKYLIGHTS. SKYLIGHTS SHALL BE MANUFACTURED BY ACRALITE. DUAL -PANE SKYLIGHT WITH ELECTRICAL
OPERATION. INSTALL PER ESR -2415 AND MANUFACTURER RECOMMENDATIONS.
O HARDWIRED SMOKE DETECTOR W /BATTERY BACKUP -ALL BEDROOMS AND CORRIDORS /ROOMS LEADING TO
BEDROOMS. BATTERY OPERATED SMOKE DETECTOR ACCEPTABLE IN EXISTING CONSTRUCTION.
CO CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOMS & AWAY FROM GAS
APPLIANCES AS PER MANOR'S RECOMMENDATIONS
r - - - PROPERTY LINE AIR CONDITIONING CONDENSER AS OCCURS.
A/C A/C PROVIDE 13 SEER CARRIER EQUIPMENT ONLY.
- CENTER LINE COMPLY WITH SOUND REQUIREMENTS.
SETBACK LINE OR HIDDEN LINE ® BATHROOM SINK. PROVIDE FULL HEIGHT POLISHED
PLATE MIRROR, UNLESS NOTED OTHERWISE. SEE
BENCH MARK INTERIOR ELEVATIONS WHERE PROVIDED.
ODOOR DESIGNATION SEC' SECTION REFERENCE
O SHT.
WINDOW DESIGNATION
pT DETAIL REFERENCE ® REVISION
EXISTING FIRST FLOOR PLAN
[FOR REFERENCE]
EXISTING SECOND FLOOR PLAN
[FOR REFERENCE]
EXISTING ROOF PLAN Kul
[FOR REFERENCE]
ZONING MODIFICATION REQUEST 1 ALLEY
Project Description and Justification:
The proposed project includes the addition of a stairwell (87 sf) (at the location
of an existing exterior stair to be removed) to an existing two -story duplex 30.00' P.L.
residence. The Owners wish to increase the use of their house as a place where
their extended family can visit with enclosed access between the two units.
Enclosing the stair, however, requires meeting several code parameters: I I
The addition must comply with the FEMA height level. I I
We have added a step up from the existing house to the addition.
The addition must be under 87 sf, so as not to exceed the allowable square
footage of the building. EXISTING GARAGE
The addition wall adjacent to the property tine must be one -hour rated.
The wall between the kitchen and the enclosed stair must also be one -hour rated
and sound - rated.
The stair must have 36" clear travel width.
In order to meet all these parameters, we are requesting a Modification to the
side yard setback. The existing building was built when City code required the 3 Io - " O
ft setback to be to the stud/concrete footing and not the finish. Consequently, I o FIN. To FIN. II
the existing house has a 2' -11" side yard setback. For this Modification we are AREA OF ADDITION (87 F UNIT #2 -
asking for a 2' -10" setback that will allow us to meet all of the above criteria.
This is only 1" more than existing. Y I N G
P�
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(SETBACK)
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30.00'P.
IUBY AVENUE
OWNER
LARRY SMITH
220 RUBY AVENUE
NEWPORT BEACH, CA 92662
TEL: (949) 675 -9012
ARCHITECT
TEALE ARCHITECTURE
2900 BRISTOL ST., BLDG A, SUITE 203
COSTA MESA, CA 92626
TEL: (949) 975 -0123
FAX: (949) 274 -4833
MARK TEALE . ARCHITECT C -22162
CONTRACTOR
NOT YET SELECTED
STRUCTURAL ENGINEER
GOUVIS ENGINEERING
4400 CAMPUS DRIVE
NEWPORT BEACH, CA 92660
TEL: (949) 752 -1612
FAX: (949) 752 -5321
SHEET INDEX
A -1 SITE PLAN, PROJECT DATA, GENERAL NOTES
A -2 FIRST FLOOR PLAN, SECOND FLOOR PLAN, ROOF PLAN,
AND DOOR & WINDOW SCHEDULES
A -3 EXTERIOR ELEVATIONS
A -6 AREA CALCULATIONS
PROJECT DESCRIPTION
ADDITION OF A STAIRWELL (80F) (AT THE LOCATION OF AN EXISTING
EXTERIOR STAIR TO BE REMOVED) TO AN EXISTING 2 -STORY DUPLEX
RESIDENCE. EXISTING ROOF DECK TO BE ENCLOSED WITH A NEW ASPHALT
SHINGLE ROOF TO CREATE ATTIC SPACE. REMODEL PORTION OF PROJECT
TO INCLUDE SECOND FLOOR AREAS: MASTER BATH, BATH 3, LIVING ROOM
2, AND KITCHEN 2.
CODES
ALL WORK AND MATERIALS SHALL CONFORM STRICTLY TO THE 2010
C.R.C., 2010 C.P.C., 2010 C.M.C., 2010 C.E.C., 2010 C.B.C., 2008 BEES (CA
ENERGY) AND ALL OTHER FEDERAL, STATE AND LOCAL CODE.
PROJECT DATA
PROJECT DESCRIPTION: A TR 101 BLK 10 LOT 20 U
APN# 050 - 092 -04
284 S.F.
ADDITIONAL DECKS AND BALCONY AREA
ZONE R -B1
EXIST. DECK TO BE REMOVED FOR NEW STAIR( 48 S.F.)
EXIST. DECK TO BE CONVERTED TO ATTIC
OCCUPANCY GROUP R -3 /U (GARAGE)
TOTAL HABITABLE AREA
CONSTRUCTION TYPE TYPE VB
TOTAL DECK AREA
37 S.F.
PARKING EXISTING TWO CAR GARAGE
359 S.F.
AREAS:
2,828 S.F. ( =2,828 S.F. MAX)
BUILDABLE AREA: 1,752 S.F.
220 RUBY (DOWNSTAIRS):
1,752 x 1.5: 2,628 S.F. + 200 S.F.
960 SF
220 1/2 RUBY (UPSTAIRS):
z
1,509 SF
EXISTING 1 ST FLOOR
960 S.F.
REVISIONS:
1 ST FLOOR REMODEL FLOOR AREA
0 S.F.
1 ST FLOOR ADDITIONAL FLOOR AREA
84 S.F.
TOTAL 1 ST FLOOR
1044 S.F.
(HABITABLE)
EXISTING 2ND FLOOR
1,422 S.F.
2ND FLOOR REMODEL FLOOR AREA
380 S.F.
MASTER BATH 76 SF
a
KITCHEN 2 78 SF
x
BATH 3 55 SF
E
LIVING ROOM 171 SF
2ND FLOOR ADDITIONAL FLOOR AREA
3 S.F.
TOTAL 2ND FLOOR
1425 S.F.
(HABITABLE)
EXISTING GARAGE
359 S.F.
ADDITIONAL GARAGE AREA
0 S.F.
EXISTING DECKS AND BALCONY AREA
284 S.F.
ADDITIONAL DECKS AND BALCONY AREA
0 S.F.
EXIST. DECK TO BE REMOVED FOR NEW STAIR( 48 S.F.)
EXIST. DECK TO BE CONVERTED TO ATTIC
( -199 S.F.)
TOTAL HABITABLE AREA
2,469 S.F.
TOTAL DECK AREA
37 S.F.
TOTAL GARAGE AREA
359 S.F.
GARAGE + HABITABLE AREA
2,828 S.F. ( =2,828 S.F. MAX)
BUILDABLE AREA: 1,752 S.F.
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1,752 x 1.5: 2,628 S.F. + 200 S.F.
= 2,828 S.F. MAX.
SITE AREA 2,550 S.F
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MODIFICATION PERMIT
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MODIFICATION PERMIT
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START DATE: 1/12/12
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29
ROOF VENT
REQUIRED ROOF VENTILATION -SEE CALC'S
ROOF VENT(S) O'HAGIN'S TAPERED ROOF VENT 72.00 SQ. IN. F.A.M.
LOUVER: GALV. STEEL -PAINT TO MATCH ROOFING. BACKED WITH 1/4"
MESH GALV. WIRE CLOTH
REQUIRED ROOF VENTILATION
ROOFING
WHERE "ROOFING" IS INDICATED ON THE DRAWINGS PROVIDE:
CERTAINTEED FIBER -GLASS SHINGLES, UL CLASS A
"PRESIDENTIAL SHAKE" ICC -ES -ESR -1389
COLOR TO BE SELECTED BY OWNER.
INSTALL PER MANUF. RECOMMENDATIONS
TEL: 1- 800 - 233 -8990 WEBSITE: WWW.CERTAINTEED.COM
NOTE:
INSTALL 0/2- LAYERS 30# ROOFING FELT
ROOF VENTS FOR VENTILATION AT THE UPPER PORTION OF THE
MATERIAL WEIGHT 3.55 # /SF
SPACE SHALL BE INSTALLED AT LEAST 3 FEET (914mm) ABOVE
6' -0" MAX FROM DOOR. T- 0 "o.c. MAX AT KITCHEN COUNTERS. SEE
EAVE OR CORNICE VENTS.
PROVIDE:
LOCATIO
CORROSION RESISTANT FLASHING INSTALL PER S.M.A.C.N.A. STANDARDS
REQUIRED NET FREE VENTILATING AREA:
24 GA. GALV. STEEL - PAINT TYP. U.N.O.
ATTIC SQ. FT. 303/300= 1.01 S.F. (144 SQ.IN.) VENT AREA REQ'D
FINISH / NOTES
O
OR APPROVED EQUAL
NET FREE VENTILATING AREA AT UPPER PORTION OF THE SPACE:
WEATHERPROOF (SWITCH, FIXT. OR OUTLET). PROVIDE ONE W/P RECEP. AT
CONTRACTOR TO PROVIDE & INSTALL: TWO (2)
NOTE: NEW ROOFING TO MATCH EXISTING
ROOF VENT(S) VENTING:1 4SO.INT 72.00 SQ. IN. F.A.M.
TOTAL ROOF VENT VENTING: 144 SD. IN.
CORROSION RESISTANT SHEET MTL
1
D = DIMMER, MO = MANUAL ON OCCUPANT SENSOR, PE _
NET FREE VENTILATING AREA AT LOWER PORTION OF THE SPACE:
WHERE INDICATED ON THE DRAWINGS AS "CORROSION RESISTANT SHEET
CONTRACTOR TO PROVIDE & INSTALL: TWO (2)
METAL" THE CONTRACTOR SHALL PROVIDE GALVINIZED STEEL OR 24 GA.
ROOF VENTR S O'HAGIN'S TAPERED VENT 72.00 SQ. IN. F.A.M.
()
SHEET METAL. PROVIDE BACKPRIME AT DISSIMILAR METALS, INSTALL PER
TOTAL ROOF VENT VENTING: 144 SO. IN.
S.M.A.C.N.A.
ROOF VENT: CORROSION RESISTANT METAL -PAINT TO MATCH ROOFING
BACKED 1/4" MESH GANVANIZED WIRE CLOTH. 1 8" MIN. OPENING
QUILT - - UP ROOFING ATSECOND FLOOR
wl
75 W. INCANDESCENT w /BLACK BAFFLE. PROVIDE I.C. RATED FIXTURE
�
WHERE INSULATION OCCURS.
RECESSED CLG. MOUNTED LIGHT - INT. 4" RECESSED CAN LITE W /SILVER
50% o
UPPER : 144 SQ. IN. _ - OF REQ'D VENTING
WHERE "BUILT -UP ROOFING" IS INDICATED ON THE DRAWINGS PROVIDE:
LOWER: 144 SQ. IN. _ - OF REQ'D VENTING
50% o
MR -16 LAMP. PROVIDE I.C. RATED FIXTURE WHERE INSULATION OCCURS.
TOTAL VENTING 288 SO. IN. PROVIDED > 144 SQ. IN. REQ.
CLASS A BUILT -UP ROOFING BY: GAF MATERIALS CORPORATION
W/P
ICC ESR -1274
ROOF VENTS SUPPLIED BY:
0/ PLYWOOD SHTG. INSTALL IN STRICT CONFORMANCE WITH
O'HAGIN'S, INC.
MANUFACTURERS RECOMMENDATIONS. INSTALL CORROSION RESISTANT
Corporate Office &West Coast Mfg. Facility
METAL FLASHING AS REO'D PER S.M.A.C.N.A RECOMMENDATIONS. GRAVEL
210 Classic Court, Suite 100, Rohnert Park, California 94928
COLOR AS SELECTED BY OWNER
Phone: 707 /303 -3660
CEILING MOUNTED LIGHT - INT. PENDANT MOUNTED LIGHT. PROVIDE OUTLET
Toll Free Phone: 800/394 -3864
SYSTEM N0. 6
www.OHAGINVENT.com
SUBSTRATE: COMBUSTIBLE 15/32 INCH PLYWOOD MIN.
MEMBRANE: 1 OR MORE LAYERS OF "RUBEROID TORCH" (SMOOTH OR
CRC R806.2 ROOF VENTILATION - MINIMUM AREA
GRANULE), "RUBEROID TORCH PLUS" (GRANULE), "RUBEROID MOP"
THE TOTAL NET FREE VENTILATION AREA SHALL NOT BE LESS THAN 1/150
(SMOOTH OR GRANULE), OR "RUBEROID MOP PLUS" (GRANULE)
OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE
SURFACING /COATING: GRAVEL, 400LBS /SQ LOOSE LAID OR APPLIED IN A
¢
FLOOD COAT OF HOT ROOFING ASPHALT.
TOTAL AREA TO 1/300 IS PERMITTED PROVIDED THAT AT LEAST 50
PERCENT AND NOT MORE THAN 80 PERCENT OF THE REQUIRED
VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER
PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3 FEET ABOVE THE
EAVE OR CORNICE VENTS WITH THE BALANCE OF THE REQUIRED
VENTILATION PROVIDED BY EAVE OR CORNICE VENTS.
(SEE "GENERAL NOTES - SECTIONS" [SHT A -3] FOR VAPOR RETARDER NOTE)
NOTE TO CONTRACTOR:
ROOF VENTILATION CALCULATIONS PROVIDED HERE SHALL NOT BE USED
FOR ROOFING MATERIAL TAKE-OFFS/CALCULATIONS/ETC.
SOUND INSULATION NOTES
1. APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE
FLOOR AND THE SEPARATION WALL.
2. ALL PENETRATIONS INTO SOUND -RATED PARTITIONS OF FLOOR- CEILING ASSEMBLIES SHALL
BE SEALED WITH APPROVED PERMANENT RESILIENT SEALANT.
3. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND
ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF
RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL.
(EXCEPTION: GAS PIPING NEED NOT BE ISOLATED.)
4. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSIMBLIES SHALL
BE LINED.
5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND
THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR- CEILING
ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR- CEILING
ASSEMBLY WITHIN A WALL.
ELECTRICAL NOTES a SYMBOLS
NOTES:
- PROVIDE ALLOWANCES FOR FIXTURES AS NOTED. CONTRACTOR SHALL INCLUDE INSTALLATION
AS A SEPARATE LINE ITEM.
- SUBCONTRACTORS SHALL CALL FOR INSPECTION OF ROUGH BOXES BY INTERIOR DESIGNER,
OWNER OR ARCHITECT 48 HOURS PRIOR TO INSTALLING WIRE AND DUCTING. ELECTRICAL
SUBCONTRACTOR SHALL CONTACT THE ARCHITECT TO VERIFY LTG DESIGN PRIOR TO BIDDING.
- PROVIDE MANUFACTURERS' MODEL NUMBER LISTED OR AN EQUAL.
-ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 AND 20 AMPERE OUTLETS
SHALL BE PROTECTED BY AN ARC FAULT CIRCUIT INTERRUPTER(S). CEC 210.12. (NOTE THAT
REQUIREMENT IS FOR ENTIRE CIRCUIT, NOT JUST THE OUTLETS.)
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT CANDLE (11
LUX) AT TREADS AND LANDINGS. CRC R303.6
BATHROOM OUTLETS SHALL BE ON A DEDICATED 20 AMP CIRCUIT
ALL OUTLETS TO BE TAMPER RESISTANT PER CEC 406.11.
SYMBOL
DESIGNATION
DOOR AND PARTITIN WALL
DUPLEX OUTLET -12" ABOVE FLOOR. PROVIDE OUTLETS @ 12'- 0 "O.C. MAX. &
WIDTH
6' -0" MAX FROM DOOR. T- 0 "o.c. MAX AT KITCHEN COUNTERS. SEE
THK.
"ELECTRICAL SYMBOLS NOTES" ABOVE FOR ARC-FAULT INTERRRUPTOR
LOCATIO
REQUIREMENTS.
FINISH / NOTES
GFCI
DUPLEX OUTLET - G.F.C.I. SEE "ELECTRICAL SYMBOLS NOTES" ABOVE FOR
FINISH / NOTES
O
ARC-FAULT INTEFIRRUPTOR REQUIREMENTS.
EXISTING ROOFING T
WEATHERPROOF (SWITCH, FIXT. OR OUTLET). PROVIDE ONE W/P RECEP. AT
w/a
FRONT OF HOUSE @ EAVE AND ONE AT REAR
3
SWITCH - 42" ABOVE FLOOR (3 INDICATES 3 WAY)
1
D = DIMMER, MO = MANUAL ON OCCUPANT SENSOR, PE _
D PE
PHOTOELECTRIC CELL w/ MOTION DETECTOR
Mo
INC.LTG.- ALL BEDROOMS HABITABLE ROOMS SHALL BE ON DIMMER . ALL
I II I I
I jj I I
BATH & LAUNDRY SHALL BE FLUORESCENT OR BE ON MANUAL ON SENSOR.
FINISH
Z
EXTERIOR LTG SHALL BE SWITCHED BY MOTION DETECTOR & PHOTO CELL.
/
RECESSED CEILING MOUNTED - INTERIOR. 6 1/2 " INCANDESCENT HALO H -7
0
75 W. INCANDESCENT w /BLACK BAFFLE. PROVIDE I.C. RATED FIXTURE
�
WHERE INSULATION OCCURS.
RECESSED CLG. MOUNTED LIGHT - INT. 4" RECESSED CAN LITE W /SILVER
MR -I6
BAFFLE. HALO LTG H -1499T HOUSING W/ BLACK REFLECTOR. 12V 35W
MR -16 LAMP. PROVIDE I.C. RATED FIXTURE WHERE INSULATION OCCURS.
NOTE: WIRE MASTER
HALO H -7 (H70PS - SHOWER TRIM)
W/P
60 W INCANDESCENT
INTERIOR SHOWER OR EXTERIOR WET LOCATION FIXT.
F
CEILING MOUNTED LIGHT - INT. 6" RECESSED CAN LIGHT W/ BLACK BAFFLE.
O
PROGRESS LTG P13 -TG HOUSING W/ P6717 -31 TRIM. PL LAMP 13 W FL
FL-1 5-C
LAMP.( +2 W BALLAST = 15W) FL -15 -C. MUST BE PIN BASED.
V
CEILING MOUNTED LIGHT - INT. PENDANT MOUNTED LIGHT. PROVIDE OUTLET
or
BOX AND COVER. FIXTURE TO BE SELECTED BY INT. DESIGNER, OR OWNER.
1 NOTES
FLOURESCENT FIXTURE - SURFACE MTD. - PRUDENTIAL P1602- 48RS -WA -120.
E�
1x4 2 LAMP FIXTURE. DAMP LOG. AS OCCURS. FL -48 -S
INSTALL NEW TILE COUNTER
WALL MOUNTED LIGHT- INT. PROVIDE JUNCTION BOX AT HEIGHT (APPROX.
D
80" AFF) VERIFY WITH OWNER. PROVIDE $100 MATERIAL ALLOWANCE PER
¢
FIXTURE.
/P
WALL MOUNTED LIGHT - EXT. AS SELECTED BY OWNER. FIXT. ALLOWANCE -
Dw
$300.00
F
EXHAUST FAN /LIGHT COMBO. -ALL FANS SHALL BE BROAN LOW NOISE, LESS
®EF
THAN 3 SONES. SEE NOTE BELOW FOR FAN REQUIREMENTS.
BELOW WINDOW.
EXHAUST FAN - 50 CFM INTERMITTENT OR 25 CFM CONTINUOUS. SHALL
CONNECT DIRECTLY THE OUTSIDE, 3 FEET MINIMUM FROM A WINDOW, DOOR
®EF
o
REPLACE EXISTING WOOD
OR OTHER OPENING. ALL FANS SHALL BE BROAN LOW NOISE, PANASONIC OR
IN MASTER BATH TO REMAIN
EQUAL. DUCTLESS FANS ARE UNACCEPTABLE.
J BOX- REINFORCE -OWNER SUPPLIED FIXT.
FLOORING.
SMOKE DETECTOR - HARDWIRED U.N.O. - PROVIDE IN ALL BEDROOMS &
Qs
CORRIDORS LEADING TO BEDROOMS. PROVIDE BATTERY BACKUP.
- DETECTORS ARE NOT TO BE LOCATED IN KITCHEN,GARAGE, OR WITHIN 3
A. REPAINT EXISTING DOOR. PREP, PRIME & PAINT.
FEET FROM DOOR TO KITCHEN OR BATHROOM OR SUPPLY AIR REGISTERS.
DETECTORS SHALL BE INTERCONNECTED TO SOUND AT THE SAME TIME.
SEE "ELECTRICAL SYMBOLS NOTES" ABOVE FOR ARC_FAULTINTERRRUPTOR
REQUIREMENTS.
®
CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O - LOCATE NEAR BEDROOM
& AWAY FROM GAS APPLIANCES AS PER MANUF.'S RECOMMENDATIONS
SPKR
SPEAKER
TV OUTLET
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DOOR
SCHEDULE
DOOR AND PARTITIN WALL
WIDTH
HEIGHT
THK.
CORE
LOCATIO
TYPE
FINISH / NOTES
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FINISH / NOTES
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EXISTING ROOFING T
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REMAIN AT
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FINISH
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NOTE: WIRE MASTER
NOTES
BATH FOR BUILT -IN RADIO.
REMODELED
EXISTING DOOR TO
V
REMAIN.
I
1 NOTES
WINDOW SIZE INDICATES
3
INSTALL NEW TILE COUNTER
AND RELOCATE EXISTING
¢
SINKS AND ELECTRICAL
- -�
OUTLETS.
INSTALL 150OW ELECTRIC
PLUMBING TO BE
SPACE HEATER W/
RELOCATEDINTO WALL
FINISH:
BELOW WINDOW.
FINISH:
z
o
REPLACE EXISTING WOOD
o
IN MASTER BATH TO REMAIN
FLOOR W/ NEW TILE
AS IS, UNLESS NOTED
FLOORING.
OTHERWISE.
A. REPAINT EXISTING DOOR. PREP, PRIME & PAINT.
h
B. PAINT NEW DOOR. PROVIDE EMTEK OR EQUAL
3
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z
3
°
z
°
A. REPAINT EXISTING WINDOW. PREP, PRIME &
°
VERIFY INCREASE SIZE FOR
DOOR HARDWARE. STYLE AND FINISH TO BE
II II
PAINT.
¢
SELECTED PRIOR TO ORDERING.
c}io
-
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a
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C. FACTORY FINISH
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STAIR
B
¢
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400 SERIES. COLOR PER SPECIFICATION ON
❑
3' -0"
6' -8"
13/4"
S.C.
ENTRY
5
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2.5
E
`°
s
?
NOTES:
i. EXISTING DOOR SHOWN AS REFERENCE ONLY.
PLEASE VERIFY IN FIELD.
O2
2' -6"
6-8"
1 3/8"
S.C.
STAIR
B
B
6
2. RELOCATE PER PLAN.
3 DOORS TO MATCH WINDOW
B
9.5
8
6' -8 "
1
H.C.
CLOSET
MANUFACTURER.
D
2' -6" x 6' -6"
16.5
FIRE RATED DOOR (SEE GENERAL NOTE 4
BELOW)
O4.
4
....
....
4. RELOCATE PER PLAN.
5. OWNER TO SELECT DOOR
6. PROVIDE COMPRESSION SEALS ALL AROUND
O
D
5
❑EGRESS WINDOW:
E
INCLUDING THE THRESHOLD
F
B
O6
2' -4"
5' -8"
....
H.C.
ATTIC
G
E EGRESS WINDOW:
7
20" MIN. WIDTH 36" MIN. HEIGHT 5.7 SQ. FT.
MIN. OPEN AREA, , 44" MAX. SILL FROM FINISH
GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO ORDERING WINDOWS:
FLOOR. CONTACT ARCHITECT IMMEDIATELY
1. IN R -3 OCCUPANCY, PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS PER CRC R310. MINIMUM AREA: 5.7 SQ. FT. (MINIMUM
SHOULD THERE BE ANY CONFLICT IN THESE
AREA: 5.0 SO. FT. AT GRADE LEVEL), MINIMUM WIDTH: 20 ", MINIMUM HEIGHT: 24 ", MAXIMUM SILL HEIGHT TO BE 44 ". THERE SHALL BE
20' MIN. WIDTH 36" MIN. HEIGHT 5.7 SD. FT.
MIN. OPEN AREA 44" MAX. SILL FROM FINISH
8
2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24" OF EITHER VERTICAL EDGE OF
TEMPERED GLASS:
A DOOR IN ITS CLOSED POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED.
❑ VERIFY WITH SCHEDULE. SAFETY GLASS IN
3. ALL WINDOWS SHALL COMPLY WITH ANSI -S- 134.1. ALL DOORS SHALL COMPLY WITH ANSI -S- 134.2 -1972.
HAZARDOUS LOCATION SHALL BE TEMPERED,
4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS.
LAMINATED OR WIRE GLASS.
S. VERIFY ALL WINDOWS WITH ELEVATIONS PRIOR TO ORDERING
GLASS TO BE ETCH MARKED.
6. ALL GLASS SHALL BE LOW E.
7. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A
El DOOR /WINDOW ALARM"
FACTORY REMOVABLE LABEL.
ALL DOORS FROM HOUSE TO POOL YARD MUST
8. IN R -3 OCCUPANCY, WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE
BE EQUIPPED WITH AN ALARM PER CBC
FINISHED GRADE OR OTHER SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. 24" ABOVE THE FINISH FLOOR PER CPC R612.2.
3109.4.4.2.
NOTES CAUTION:
THE GENERAL CONTRACTOR MUST CONTACT THE OWNER AND ARCHITECT (WITH 48HBS NOTICE) FOR A MEETING WITH THE
WINDOW SUPPLIER TO VERIFY EVERY WINDOW AND DOOR PRIOR TO ORDERING. OWNER SIGNED APPROVAL MUST BE OBTAINED
FLOOR. CONTACT ARCHITECT IMMEDIATELY
SHOULD THERE BE ANY CONFLICT IN THESE
GENERAL NOTES
REQUIREMENTS. THANK YOU.
1. ALL NEW DOORS WILL BE TO MATCH EXISTING. AS APPROVED BY OWNER.
2. TRUE DIVIDED LIGHTS.
❑ TEMPERED GLASS:
3. VERIFY ALL SIZES WITH ARCHITECT PRIOR TO ORDERING.
VERIFY WITH SCHEDULE. SAFETY GLASS IN
4. FOR RESIDENTIAL PROJECTS:
HAZARDOUS LOCATION SHALL BE TEMPERED,
DOORS AND FRAMES FROM 1 -HOUR RATED GARAGE TO HOUSE WALLS SHALL BE RATED NO LESS THAN 20 MINUTE SMOKE CONTROL
LAMINATED OR WIRE GLASS.
ASSEMBLY. (THE SEPARATION MAY BE LIMITED TO THE INSTALLATION OF MATERIALS APPROVED FOR 1 -HOUR FIRE RESISTIVE
GLASS TO BE ETCH MARKED.
CONSTRUCTION ON THE GARAGE SIDE AND A SELF CLOSING, TIGHT FITTING, 1 -3/8" SOLID CORE WOOD DOOR, STEEL HONEYCOMB -CORE
DOOR, OR A DOOR HAVING A FIRE PROTECTION RATING OF NOT LESS THAN 20 MINUTES IS PERMITTED IN LIEU OF 1 -HOUR ASSEMBLY.
DOORS SHALL BE SELF CLOSING AND LATCHING. PER CRC R302.5.1
5. ALL GLASS SHALL BE LOW E.
6. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A
FACTORY REMOVABLE LABEL.
7. THE CONTRACTOR SHALL PROVIDE AND INSTALL CORROSION RESISTANT PANS BELOW ALL EXTERIOR DOORS. INCLUDE PROTECTION TO
PREVENT ELECTROLYSIS BETWEEN DISSIMILAR METALS.
� I \
w
a
0
NEW ASPHALT ROOFING AT
BACK -OF -HOUSE ROOF. SEE
ROOFING SPEC. THIS SHEET.
REPLACE EXISTING SKYLIGHT W/
NEW OPERABLE SKYLIGHT- SAME
SIZE & LOCATION. MANUF. BY
ACRALIGHT: DUAL -PANE SKYLIGHT
W/ ELECTRICAL OPERATION.
INSTALL PER ESR -2415 & MANUF.
RECOMMENDATIONS.
i NEW ROOFING TO MATCH
EXISTING. SEE ROOFING
SPEC. THIS SHEET.
NEW ROOF TO ALIGN WITH
ROOF 0/ BACK OF HOUSE TO
CREATE ATTIC SPACE AT THE
LOCATION OF THE EXISTING
ROOF DECK.
EXISTING ENTRY ROOF ,' EXISTING 2X RAILING TO
TO BE DEMO'D
BE DEMO'D
I I I
EXISTING STAIR AND ll IS
I
LANDING TO BEDEMO'D
II I 6
NEW 2'X 4' OPERABLE I o\ - - - - -1 o
SKYLIGHT, MANUF. BY
I o
ACRALIGHT: DUAL -PANE.
INSTALL PER ESR -2415 6
& MANUF. -- - - - - -i
RECOMMENDATIONS. i o - 1 ° NEW
ATTIC
NEW ATTIC SPACE
I- - - _ Q� _ _____ (UNDER6FrHIGH-
NON- HABITABLE) EF
i II
WINDOW
SCHEDULE
DOOR AND PARTITIN WALL
n
TYPE
GLASS
MATERIAL
BEDROOM 3
FINISH / NOTES
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EXISTING ROOFING T
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REMAIN AT
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NOTE: WIRE MASTER
BATH FOR BUILT -IN RADIO.
REMODELED
EXISTING DOOR TO
M. BATH
REMAIN.
I
1 NOTES
WINDOW SIZE INDICATES
3
INSTALL NEW TILE COUNTER
AND RELOCATE EXISTING
¢
SINKS AND ELECTRICAL
- -�
OUTLETS.
INSTALL 150OW ELECTRIC
PLUMBING TO BE
SPACE HEATER W/
RELOCATEDINTO WALL
FINISH:
BELOW WINDOW.
FRAME SIZE, NOT R.O.
z
o
REPLACE EXISTING WOOD
o
IN MASTER BATH TO REMAIN
FLOOR W/ NEW TILE
AS IS, UNLESS NOTED
FLOORING.
OTHERWISE.
h
0
3
?
o
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3
A. REPAINT EXISTING WINDOW. PREP, PRIME &
VERIFY INCREASE SIZE FOR
-
PAINT.
J
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-
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mo
B. NEW ANDERSON VINYL CLAD WOOD WINDOWS,
w
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¢
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400 SERIES. COLOR PER SPECIFICATION ON
WIDTH x HEIGHT
❑
w
x
3
o
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w
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��+
¢
`°
s
?
OWNER. PROVIDE INSECT SCREEN AT ALL
OPENINGS.
NOTES:
1. EXISTING WINDOW SHOWN AS REFERENCE
ONLY. PLEASE VERIFY IN FIELD.
2. MULL" WINDOWS TOGETHER AT FACTORY
B
9.5
8
D
2' -6" x 6' -6"
16.5
N
3. PROVIDE OBSCURE GLASS.
4. RELOCATE PER PLAN.
D
❑EGRESS WINDOW:
E
F
G
20" MIN. WIDTH 36" MIN. HEIGHT 5.7 SQ. FT.
MIN. OPEN AREA, , 44" MAX. SILL FROM FINISH
GENERAL CONTRACTOR AND WINDOW SUPPLIER SHALL VERIFY COMPLIANCE WITH THE FOLLOWING PRIOR TO ORDERING WINDOWS:
FLOOR. CONTACT ARCHITECT IMMEDIATELY
1. IN R -3 OCCUPANCY, PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS PER CRC R310. MINIMUM AREA: 5.7 SQ. FT. (MINIMUM
SHOULD THERE BE ANY CONFLICT IN THESE
AREA: 5.0 SO. FT. AT GRADE LEVEL), MINIMUM WIDTH: 20 ", MINIMUM HEIGHT: 24 ", MAXIMUM SILL HEIGHT TO BE 44 ". THERE SHALL BE
REQUIREMENTS. THANK YOU.
CLEAR ACCESS FROM EMERGENCY ESCAPE OPENING TO A PUBLIC WAY.
2. ALL GLASS WITHIN 18 INCHES OF WALKING SURFACE SHALL BE FULLY TEMPERED. ALL GLASS WITHIN 24" OF EITHER VERTICAL EDGE OF
TEMPERED GLASS:
A DOOR IN ITS CLOSED POSITION SHALL BE FULLY TEMPERED. ALL TEMPERED GLASS TO BE ETCH MARKED.
❑ VERIFY WITH SCHEDULE. SAFETY GLASS IN
3. ALL WINDOWS SHALL COMPLY WITH ANSI -S- 134.1. ALL DOORS SHALL COMPLY WITH ANSI -S- 134.2 -1972.
HAZARDOUS LOCATION SHALL BE TEMPERED,
4. ALL GLASS SHALL COMPLY WITH APPLICABLE FEDERAL CONSUMER SAFETY LAWS.
LAMINATED OR WIRE GLASS.
S. VERIFY ALL WINDOWS WITH ELEVATIONS PRIOR TO ORDERING
GLASS TO BE ETCH MARKED.
6. ALL GLASS SHALL BE LOW E.
7. FENESTRATIONS WITH "U" FACTOR LOWER THAN DEFAULT VALUE MUST HAVE PERMANENT LABEL. OTHER FENESTRATIONS MAY HAVE A
El DOOR /WINDOW ALARM"
FACTORY REMOVABLE LABEL.
ALL DOORS FROM HOUSE TO POOL YARD MUST
8. IN R -3 OCCUPANCY, WHERE THE OPENING OF THE SILL PORTION OF AN OPERABLE WINDOW IS LOCATED MORE THAN 72" ABOVE THE
BE EQUIPPED WITH AN ALARM PER CBC
FINISHED GRADE OR OTHER SURFACE BELOW, THE CLEAR OPENING MUST BE A MIN. 24" ABOVE THE FINISH FLOOR PER CPC R612.2.
3109.4.4.2.
NOTES CAUTION:
THE GENERAL CONTRACTOR MUST CONTACT THE OWNER AND ARCHITECT (WITH 48HBS NOTICE) FOR A MEETING WITH THE
WINDOW SUPPLIER TO VERIFY EVERY WINDOW AND DOOR PRIOR TO ORDERING. OWNER SIGNED APPROVAL MUST BE OBTAINED
PRIOR TO ORDERING. FAILURE TO DO THIS WILL PLACE ALL RESPONSIBILITY FOR THE WINDOW ORDER ON THE CONTRACTOR.
F
EXIST.
BEDROOM 4
Lill --
F-1
LJ
NEW
BUILT
DESK
ME
REMODELED
BATH 3
�O
ill
1
F.P.
INSTALL USED BRICK I +e +e
VENEER FULL HEIGHT OF
FIREPLACE. INSTALL
WOOD MANTEL.
I II
/ IREMODELED
SWITCHED
LIVIN
vOPERABLE
S�KYLIGHT �
_ II
P
D @ EAVE NEW I
ONE HOUR 5 STAIR
WALL D- ❑I
r-
EXIS I G 2X RAILING _r
T�TIMMED i& NEW DEL. TOP PLATE
I[ JSTAIL LED
IIP-ERSTRUCTURAL
II I C
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i I I Iii A 3 III I
SLEEPERS TOI- DiT EX. DECKFOR - 11 ______J
NEW -A TIC SP -I CE
i
NEW 2X6 STUD WALL O i
I�
CAP EXISTINIWATER SPIGOT
I I
\ LL EXISTING COUNTER & SINK TO
\BE REMOVED
I I
�
x � l EXISTING DOOR TO BE REPLACED
` WITH NEW 24" X 5'4" ATTIC
` ACCESS DOOR
I I
I I
I I
0
I I
I I
I I
DOOR AND PARTITIN WALL
n
INSTALL NEW TILE
I I
EXIST. L
I
BEDROOM 3
NEW GLASS SHOWER
f
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EXISTING ROOFING T
Fi
REMAIN AT
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n
INSTALL NEW TILE
I I
EXIST. L
J
BEDROOM 3
NEW GLASS SHOWER
f
ENCLOSURE AT EXISTING
SHOWER
2
3
Fi
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DOOR AND PARTITIN WALL
n
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I I
EXIST. L
J
BEDROOM 3
NEW GLASS SHOWER
f
ENCLOSURE AT EXISTING
SHOWER
2
3
REPLACE
W/ USED BRIG
r-I
DEMO EXISTING SHOWER.
LJ
INSTALL NEW TILE
KITCHEN COUNTER AND
J
CABINETS TO BE - - - --
RECONFI'GURED.
42
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GFCI
Fi
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EMODELEa
-
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EXIST.
BEDROOM 2
EXISTING SKYLIGHT, TO BE
REMOVED. VERIFY WITH OWNER.
I
PATCH AND REPAIR EXISTING
! BUILT -UP ROOFING, AS REQUIRED.
Till
/ I
/ I
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EXIST.
M. BEDROOM
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EXIST.
M. CLOSET
A
SECOND FLOOR PLAN 10",
KEY NOTES -FLOOR PLAN
❑PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.
1.6 GALLONG PER FLUSH W /C/ -SEE PLUMBING SYMBOLS -A -1
TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6-0" ABOVE THE
DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET
AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH
(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER
CIRCLE.
3 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS
"MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W /P)
MEMBRANE TO +70" ABOVE THE DRAIN PER TILE COUNCIL OF NORTH
AMERICA. INSTALL W P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F.
DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR.
❑
HARDWIRED SMOKE DETECTOR w BATTERY BACKUP BATTERY OPERATED
4 / SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -
LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER
MANUF.'S RECOMMENDATIONS
5 NEW STAIRS -SEE SYMBOLS -SHEET A -1
-WOOD HANDRAIL +36" A.F.F.
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN
1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6
EROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL)
REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. �O
ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING
DI
BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.
ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS
7
UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED
SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7
WALL LEGEND
NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.
NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.
ALL DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.
EXISTING WALL - REMODELS ONLY
DEMOLISH AND REMOVE EXISTING WALL - REMODELS ONLY
0 NEW INTERIOR 2x4 STUD WALL FRAMING AT 16 "o.c. U.N.O.
-SEE STRUCTURAL DRAWINGS.
-5/8" GYPSUM BOARD INTERIOR WALLS - PROVIDE, AT
MOIST AREAS WATER RESISTANT "GREEN" GYPSUM
BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR
TUB SURROUNDS.
PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO
HOUSE.
PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER"
BELOW ALL EXTERIOR WALL FINISHES.
2x FRAMING AT 16 "o.c. -SEE STRUCTURAL.
PROVIDE 6" WOOD TO EARTH SEPARATION OR PRESSURE
TREATED WOOD.
WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE
TREATED.
PROVIDE 2x6 PLUMBING WALLS BEHIND WATERCLOSETS.
NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16 "o.c. U.N.O.
EXTERIOR WALLS TO HAVE 1/2" PLYWOOD AT EXTERIOR
SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL
WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH
-SEE STRUCT. DWGS
NEW 2x6 STUD WALL FRAMING AT 16 "o.c. U.N.O. -SEE
NOTES ABOVE.
FIRST FLOOR PLAN 111M
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START DATE: 1 -12 -12 W
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SCALE: 1/4" - 1' -0"
d
SHEET
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20
DEMO EXISTING SHOWER.
INSTALL NEW TILE
SHOWER W/ GLASS
2 3
SHOWER ENCLOSURE.
l -
-
�I
EXISTING TOILET TO
M
REMAIN
/
-
NOTE: WIRE MASTER
BATH FOR BUILT -IN RADIO.
REMODELED
EXISTING DOOR TO
M. BATH
REMAIN.
I
DEMO EXISTING COUNTER.
INSTALL NEW TILE COUNTER
AND RELOCATE EXISTING
j
SINKS AND ELECTRICAL
- -�
OUTLETS.
INSTALL 150OW ELECTRIC
PLUMBING TO BE
SPACE HEATER W/
RELOCATEDINTO WALL
BUILT -IN THERMASTAT IN
BELOW WINDOW.
SOFFIT 0/ VANITY.
NOTE: EXISTING ELECTRICAL
REPLACE EXISTING WOOD
IN MASTER BATH TO REMAIN
FLOOR W/ NEW TILE
AS IS, UNLESS NOTED
FLOORING.
OTHERWISE.
SECOND FLOOR PLAN 10",
KEY NOTES -FLOOR PLAN
❑PLUMBING FIXTURES AS SELECTED BY OWNER OR ARCHITECT.
1.6 GALLONG PER FLUSH W /C/ -SEE PLUMBING SYMBOLS -A -1
TEMPERED GLASS SHOWER ENCLOSURE AND DOOR TO 6-0" ABOVE THE
DRAIN. DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR. NET
AREA OF SHOWER ENCLOSURE SHALL NOT BE LESS THAN 1,024 SQ. INCH
(7.1 SQ. FT.) OF FLOOR AREA, AND A MINIMUM OF 30 INCHES DIAMETER
CIRCLE.
3 TUB / SHOWER OR SHOWER SURROUND WITH CERAMIC TILE WALLS
"MUDSET" WITH CEMENT PLASTER BACKING o/ WATERPROOF (W /P)
MEMBRANE TO +70" ABOVE THE DRAIN PER TILE COUNCIL OF NORTH
AMERICA. INSTALL W P PER ICC ESR -1058. SHOWER HEAD AT +80" A.F.F.
DOOR SHALL SWING OUT. PROVIDE 22" MINIMUM WIDE DOOR.
❑
HARDWIRED SMOKE DETECTOR w BATTERY BACKUP BATTERY OPERATED
4 / SMOKE DETECTOR. CARBON MONOXIDE DETECTOR - HARDWIRED U.N.O -
LOCATE NEAR BEDROOMS & AWAY FROM GAS APPLIANCES AS PER
MANUF.'S RECOMMENDATIONS
5 NEW STAIRS -SEE SYMBOLS -SHEET A -1
-WOOD HANDRAIL +36" A.F.F.
ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL OF NOT LESS THAN
1 FOOT CANDLE (11 LUX) AT THREADS AND LANDINGS. CRC R303.6
EROOF VENT(S) (O'HAGIN'S TEMPERED FLAT OR EQUAL)
REQUIRED ROOF VENTILATION -SEE CALCULATIONS BELOW. �O
ROOF VENT: CORROSION REISTANT METAL -PAINT TO MATCH ROOFING
DI
BACKED WITH 1/4" MESH GALV. WIRE CLOTH. 1/8" MINIMUM OPENINGS.
ENCLOSED ACCESSIBLE SPACE UNDER STAIRS SHALL HAVE WALLS
7
UNDER -STAIR SURFACE AND ANY SOFFITS PROTECTED ON THE ENCLOSED
SIDE WITH 1/2 -INCH (12.7 MM) GYPSUM BOARD. CRC R302.7
WALL LEGEND
NOTE: VERIFY OVERALL DIMENSIONS PRIOR TO STARTING WORK.
NOTIFY ARCHITECT IMMEDIATELY SHOULD THERE BE ANY DISCREPANCY.
ALL DIMENSIONS SHOWN ARE TO FACE OF STUD U.N.O.
EXISTING WALL - REMODELS ONLY
DEMOLISH AND REMOVE EXISTING WALL - REMODELS ONLY
0 NEW INTERIOR 2x4 STUD WALL FRAMING AT 16 "o.c. U.N.O.
-SEE STRUCTURAL DRAWINGS.
-5/8" GYPSUM BOARD INTERIOR WALLS - PROVIDE, AT
MOIST AREAS WATER RESISTANT "GREEN" GYPSUM
BOARD -GREEN BOARD NOT ACCEPTABLE IN SHOWERS OR
TUB SURROUNDS.
PROVIDE 5/8" TYPE "X" GYPSUM BOARD AT GARAGE TO
HOUSE.
PROVIDE WATERPROOF MEMBRANE "BUILDING PAPER"
BELOW ALL EXTERIOR WALL FINISHES.
2x FRAMING AT 16 "o.c. -SEE STRUCTURAL.
PROVIDE 6" WOOD TO EARTH SEPARATION OR PRESSURE
TREATED WOOD.
WOOD LOCATED ON CONCRETE SLAB SHALL BE PRESSURE
TREATED.
PROVIDE 2x6 PLUMBING WALLS BEHIND WATERCLOSETS.
NEW EXTERIOR 2x4 STUD WALL FRAMING AT 16 "o.c. U.N.O.
EXTERIOR WALLS TO HAVE 1/2" PLYWOOD AT EXTERIOR
SIDE. PROVIDE TWO LAYERS GRADE D PAPER OVER ALL
WOOD BASE SHEATHING. 1" SHOWN FOR EXTERIOR FINISH
-SEE STRUCT. DWGS
NEW 2x6 STUD WALL FRAMING AT 16 "o.c. U.N.O. -SEE
NOTES ABOVE.
FIRST FLOOR PLAN 111M
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It 19
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START DATE: 1 -12 -12 W
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SCALE: 1/4" - 1' -0"
d
SHEET
A -2
20
NEW 2X STUD WALL
W/ RIGID INSULATION
BLOND WOOD RAILING TO
MATCH EXISTING
(W/ TURNED PICKETS
AND NEWEL POSTS)
NEW STAIR FRAMING PER
STRUCTURAL
REMOVE EX. EXT. SIDING.
INSTALL 5/8" GOLD BOND
SOUNDBREAK XP GYP. BC
_9_19 F.SLAB -
NEW FOOTING PER
STRUCTURAL �
EXISTING 2X RAILING TO BE DEMO'D
NEW ATTIC FLOOR JOISTS PER
STRUCTURAL AT LOCATION OF EX.
STAIR (TO BE DEMO'D)
R -191
NEW 2X WALL
W/ R -13
INSULATION
�I
NEW
ATTIC
3/4" PLYWOOD SHE
SLEEPERS TO LE JEI
NEW ATTIC SPA. E
NEW BEAM PER STRUCTURAL
NEW 2X CEILING JOISTS PER
STRUCTURAL
7'75 NEW PLYWWOD ROOF SHEATHIN
0/ 2X ROOF JOISTS PER
STRUCTURAL
FHING 0/ 2X
EX. DECK FOR
R -19 INSULATION
EXIST. EXIST.
EXTERIOR
ALCOVE BEDROOM 2
EX. FLR. JSTS.
EXISTING 2X STUD WALL
EXIST.
KITCHEN
SECTION C=C
// 11//
i
EXISTING 2X
TRIMMED &
INSTALLED F
EXISTING -LEFT SIDE ELEVATION
13' -43" _T
AREA OF NEW ROOF
PROPOSED -LEFT SIDE ELEVATION
4 r7lr ' AT I MIT 41CI!_WT I IWIT
REAR ELEVATION - EXISTING
FRONT ELEVATION - EXISTING
AB ® S�AIRI
F.SLAB. .26
KEY NOTES - ELEVATIONS
1❑ 6" MIN. F.G. TO F.F. (3" AT PAVING) -SLOPE
SLOPE ADJ. GRADE AWAY FROM BLDG.
❑2 NEW ASPHALT SHINGLE ROOFING, TO MATCH EXISTING, 0/30# FELT o /ROOF
SHEATHING. -SEE MATERIAL SPECIFICATIONS, SHEET A -2
❑3 EXTERIOR PLASTER o /METAL LATH o /BUILDING PAPER
STUCCO STEEL TROWEL FINISH - TO MATCH EXISTING, TYP. SEE
SPECIFICATIONS BELOW
2 LAYER GRADE D PAPER (FELT) o /PLYWOOD SHEAR WALLS.
❑4 WOOD FASCIA AND GUTTER, TO MATCH EXISTING. CONEECT TO EXISTING
DOWNSPOUTS -PAINT
❑5 NEW DOORS AND WINDOWS
ENEW OPERABLE SKYLIGHT W/ ELECTRIC SWITCH. MANUR ACRALIGHT
DUAL -PANE SKYLIGHT WITH ELECTRICAL OPERATION. INSTALL PER
ESR -2415 AND MANUFACTURER RECOMMENDATIONS.
GENERAL NOTES - ELEVATIONS
1. PROVIDE ADDRESS ON BUILDING PER N.B.M.C. 13.12.210
2. SEE ROOF PLAN SHEET FOR ROOF VENTILATION CALCULATIONS.
MATERIAL SPECIFICATIONS
EXTERIOR PLASTER
WHERE "EXTERIOR PLASTER" IS INDICATED ON THE DRAWINGS PROVIDE:
EXTERIOR PLASTER o /METAL LATH o /BLDG PAPER
STEEL TROWEL FINISH
- UNLESS NOTED OTHERWISE.
PROVIDE WEEP /DRIP SCREEDS, AND CORNER BEADS AT ALL LOCATIONS
PER PLASTER INSTITUTE STANDARDS.
PROVIDE EXPANSION JOINTS AS INDICATED ON ELEVATIONS. THE
SUBCONTRACTOR SHALL MAKE RECOMMENDATIONS WHERE TO LOCATE
EXPANSION JOINTS PRIOR TO STARTING WORK AND REVIEW THE
PLACEMENT WITH THE ARCHITECT.
MERLEX INTEGRAL COLOR COAT
COLOR: BASE COAT: P -100 CRYSTAL WHITE BLENDED W/TOP COAT: TO
MATCH SIDING, AS SELECTED BY OWNER. PROVIDE COLOR SAMPLE PRIOR
TO INSTALLATION.
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AREAS:
220 RUBY (DOWNSTAIRS): 960 SF
220 1/2 RUBY (UPSTAIRS): 1,509 SF
EXISTING 1 ST FLOOR
960 S.F.
1 ST FLOOR ADDITIONAL FLOOR AREA
84 S.F.
TOTAL 1ST FLOOR
1044 S.F.
2D 01
(HABITABLE)
EXISTING 2ND FLOOR
1,422 S.F.
2ND FLOOR ADDITIONAL FLOOR AREA
3 S.F.
TOTAL 2ND FLOOR
1425 S.F.
EXISTING GARAGE 359 S.F.
ADDITIONAL GARAGE AREA 0 S.F.
TOTAL HABITABLE AREA
2,469 S.F.
TOTAL DECK AREA
37 S.F. (HABITABLE)
TOTAL GARAGE AREA
359 S.F.
GARAGE + HABITABLE AREA 2,828 S.F. ( =2,828 S.F. MAX)
BUILDABLE AREA: 1,752 S.F.
1,752 x 1.5: 2,628 S.F. + 200 S.F. = 2,828 S.F. MAX.
-.
III
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AREA CALCULATIONS - SECOND FLOOR
SECOND FLOOR
GARAGE
DECKS
256.35 S.F. G_01 358.56 S.F.
2 01
711.12 S.F.
2D 01
29.30 S.F.
2 02
159.12 S.F.
2D02
7.93 S.F.
2 03
26.83 S.F.
1 07
195.09 S.F.
2 04
37.00 S.F.
1_09
37.23 S.F.
2 05
30.35 S.F.
1_11
37 S.F.
2 06
1.30 S.F.
1_13
4.71 S.F.
2 07
0.05 S.F.
�
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1044 S.F.
2 08
0.03 S.F.
REVISIONS:
2 09
0.08 S.F.
2 10
0.97 S.F.
2 11
7.27 S.F.
E"
2 12
152.32 S.F.
v
2 13
255.00 S.F.
2 14
1.33 S.F.
2 15
20.94 S.F.
2 16
1.33 S.F.
2 17
2.17 S.F.
z
2 18
2.21 S.F.
w
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2 19
0.93 S.F.
2 20
4.06 S.F.
2 21
3.37 S.F.
Q
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2 22
0.83 S.F.
2 23
2.66 S.F.
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2 24
0.83 S.F.
m
225
3.20 S.F.
1425.30 S.F.
1,425 S.F.
2 IO
2.21 SQ. FT.
AREA CALCULATIONS
SECOND FLOOR PLAN
1 AR
1.33 SQ. Fl
AREA CALCULATIONS - FIRST FLOOR
FIRST FLOOR
GARAGE
1_01
256.35 S.F. G_01 358.56 S.F.
1_02
83.42 S.F.
1_03
130.95 S.F. 358.56 S.F.
1_04
22.52 S.F. 359 S.F.
1_05
266.76 S.F.
1_06
46.35 S.F.
1 07
195.09 S.F.
1_08
1.33 S.F.
1_09
17.13 S.F.
1_10
1.06 S.F.
1_11
15.05 S.F.
1 12
2.66 S.F.
1_13
4.71 S.F.
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