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HomeMy WebLinkAbout04 - 04_Starline Live-Work Lofts - PA2015-174 a���WPOR COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 C`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT November 12, 2015 Agenda Item No. 4 SUBJECT: Starline Live-Work Lofts - (PA2015-174) 421 29th Street • Minor Site Development Review No. SD2015-006 • Tentative Parcel Map No. NP2015-019 • County Tentative Parcel Map No. 2015-145 APPLICANT: Cannery Project Newport, LP OWNER: Cannery Project Newport, LP PLANNER: Rosalinh Ung, Associate Planner (949) 644-3208, rung@newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: MU-CV/15 Street (Mixed Use Cannery Village and 15 Street) • General Plan: Mixed Use Horizontal 4 (MU-H4) PROJECT SUMMARY A Minor Site Development Permit for the development of two live-work residential units and Tentative Parcel Map to allow each unit to be sold separately. RECOMMENDATION 1) Conduct a public hearing; and 2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Site Development Review No. SD2015-006 and Tentative Parcel Map No. NP2015-019 (Attachment No. ZA 1). DISCUSSION • The applicant is proposing to construct two live-work residential units to be built on a 5,558 square-foot lot. The subject property is approximately 5,552 square feet in size and is presently being used for parking and boat storage. 1 V� QP �P Starline Live-Work Lofts Zoning Administrator, November 12, 2015 Page 2 • The development consists of a 3-story, single building at 31 feet in height, divided by a common wall to create two separate, live-work residential units (Unit A and Unit B): Unit A: o Unit A is 3,747 square feet in size consisting of 968 square-feet in commercial space, a 429 square-foot two-car garage on the first floor, and a 2,350 square foot residential unit on the 2nd and 3rd floors. Unit B: o Unit B is 3,829 square feet in size consisting of 1,063 square-feet in commercial space, a 427 square-foot two-car garage on the first floor, and a 2,339 square foot residential unit on the 2nd and 3`d floors. • In addition to the four enclosed parking spaces provided for the residential uses, a total of four open parking spaces for the commercial spaces will be provided and accessed from 29th Street and the existing alley located at the rear of the property. Parking for the proposed development complies with the live-work parking requirement of two enclosed parking spaces and two guest/customer parking spaces for each unit. • The proposed development is consistent with applicable floor area ratios (FAR) for mixed-use development for the MU-H4 General Plan designation allowing a total maximum FAR of 1.5 (maximum 1.0 FAR for residential uses and a minimum FAR of 0.25 and maximum 0.5 for commercial uses: o The proposed development has 0.37 FAR for commercial uses; and 1.00 FAR for residential uses. Together, the proposed project has 1.37 FAR for mixed-use (live-work) development. o The proposed tentative parcel map for condominiums does not change the use or density on the property. • The proposed development complies with the MU-CV/15 Street Zoning District development standards of FAR, building setbacks, public and private open spaces, building height, and parking. • The proposed development is subject to applicable public improvements as required by the Subdivision Map Act. TmpIt:04-17-14 Starline Live-Work Lofts Zoning Administrator, November 12, 2015 Page 3 • Approval and recordation of the Tentative Parcel Map will allow each live-work unit to be sold individually. ENVIRONMENTAL REVIEW The project is categorically exempt under Sections 15303 and 15315, of the State CEQA (California Environmental Quality Act) Guidelines — Classes 3 (New Construction or Conversion of Small Structures) and 15 (Minor Land Divisions). The Class 3 exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units in urbanized areas. The proposed two-unit, live-work development is consistent with all requirements of the Class 3 exemption. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. 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 before the scheduled hearing, 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 or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: o alinh Ung As ociate Planner JC/ru TmpIt:04-17-14 4 Starline Live-Work Lofts Zoning Administrator, November 12, 2015 Page 4 Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans TmpIt:04-17-14 JT V� QP �P Attachment No. ZA 1 Draft Resolution V� QP �P g RESOLUTION NO. ZA2015-0## A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR SITE DEVELOPMENT REVIEW NO. SD2015-006 AND TENTATIVE PARCEL MAP NO. NP2015-019 FOR A TWO-UNIT, LIVE-WORK DEVELOPMENT LOCATED AT 421 29T" STREET (PA2015-174) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Cannery Project Newport, LLC with respect to property located at 421 29th Street, and legally described as Lot 10 and 11 of Block 230, Book 5, Page 15 of Miscellaneous Maps, requesting approval of a Minor Site Development Review and a Tentative Parcel Map. 2. The applicant requests a Minor Site Development Review for the development of two live-work residential units and a Tentative Parcel Map to allow each unit to be sold separately. 3. The subject property is located within the MU-CV/15 Street (Mixed Use Cannery Village and 15 Street) Zoning District and the General Plan Land Use Element category is Mixed Use Horizontal 4 (MU-1-14). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is MU-H (Mixed Use Horizontal). 5. A public hearing was held on November 12, 2015, 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. 1. The project is categorically exempt under Sections 15303 and 15315, of the State CEQA (California Environmental Quality Act) Guidelines — Classes 3 (New Construction or Conversion of Small Structures) and 15 (Minor Land Divisions). The Class 3 exemption applies to apartments, duplexes, and similar structures designed for not more than six dwelling units in urbanized areas. The proposed construction of a two-unit, live-work development is consistent with all requirements of the Class 3 exemption. The Class 15 exemption allows the division of property in urbanized areas zoned for residential, commercial, or industrial use into four or fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope greater than 20 percent. The 9 Zoning Administrator Resolution No. ZA2015-0## Page 2 of 15 Tentative Parcel Map is for condominium purposes and is consistent with all of the requirements of the Class 15 exemption. 2. The Zoning Administrator finds that judicial challenges to the City's CEQA determinations and approvals of land use projects are costly and time consuming. In addition, project opponents often seek an award of attorneys' fees in such challenges. As project applicants are the primary beneficiaries of such approvals, it is appropriate that such applicants should bear the expense of defending against any such judicial challenge, and bear the responsibility for any costs, attorneys' fees, and damages which may be awarded to a successful challenger. SECTION 3. REQUIRED FINDINGS. Site Development Review In accordance with Section 20.52.080.E (Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. Allowed within the subject zoning district. Facts in Support of Finding: 1 . The subject property is located within the MU-CV/15 Street Zoning District, which allows multi-unit dwelling units, nonresidential uses and/or mixed-use structures; where the ground floor is restricted to nonresidential uses along the street frontage. Residential uses and overnight accommodations are allowed above the ground floor and to the rear of uses along the street frontage. Mixed uses or nonresidential structures are required on lots at street intersections. The proposed two live-work residential units are allowed within the subject zoning district as they are a mixed-used structure located on the northwest corner of 29th Street and Villa Way, and designed to have nonresidential uses to be occupied at the ground floor and the residential uses to be located above the ground floor. Finding: B. In compliance with all of the applicable criteria identified subsection [20.52.080](C)(2)(c): a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; 10-02-2015 10 Zoning Administrator Resolution No. ZA2015-0## Page 3 of 15 d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protections). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as Mixed Use Horizontal 4 (MU-H4), which is intended to provide for multi-family residential, general or neighborhood commercial, and/or mixed-use structure; where the ground floor shall be restricted to nonresidential uses along the street frontage and the rear and upper floor uses for residential, including seniors units and overnight accommodations. Mixed-use or commercial buildings shall be required on parcels at street intersections. The mixed-use development shall have floor area to land area (FAR) ratio of 1.5; where a minimum FAR ratio of 0.25 and maximum 0.5 shall be used for retail uses and a maximum of 1.0 for residential. The proposed development is consistent with the General Plan designation in that: a. The proposed two live-work residential units are designed as a mixed-used structure, located on the northwest corner of 29th Street and Villa Way, and have nonresidential uses to be occupied on the ground floor and the residential uses to be located above the ground floor. b. The proposed development has 0.37 FAR for commercial uses; and 1.00 FAR for residential uses. Together, the proposed project has 1.37 FAR for mixed-use (live-work) development. 2. The proposed development complies with the MU-CV/15 Street Zoning District development standards of FAR, building setbacks, public and private open spaces, building height, and parking. 3. The development consists of a 3-story, single building at 31 feet in height, divided by a common wall to create two separate, live-work residential units (Unit A and Unit B): a. Unit A shall have a total of 3,747 square feet in size consisting of approximately 968 square-feet in commercial space, a 429 square-foot two-car garage to be located on the first floor, and approximately 2,350 square feet of residential space to be located on the 2nd and 3rd floors. b. Unit B shall have a total of 3,829 square feet in size consisting of approximately 1,063 square-feet in commercial space, a 427 square-foot two-car garage to be located on the first floor, and approximately 2,339 square feet of residential space to be located on the 2nd and 3rd floors. 4. In addition to the four enclosed parking spaces provided for the residential use, a total of four open parking spaces for the nonresidential use will be provided and accessible 10-02-2015 22 Zoning Administrator Resolution No. ZA2015-0## Page 4 of 15 from 29th Street and from an existing alleyway located at the rear of property. The parking spaces comply with the live-work parking requirement for two enclosed parking spaces and two guest/customer parking spaces for each unit. 5. Appropriate vehicular access is provided along 29th Street and a public alley from Villa Way. The proposed site layout provides efficient vehicular access from 29th Street and an existing alleyway located behind the subject property. Adequate pedestrian access to the building is provided from the street and alleyway. The Public Works Department has reviewed and approved the site plan, proposed improvements, and parking configuration subject to the conditions of approval. 6. The subject property is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with Section 20.30.100 (Public View Protections). 7. The proposed tentative parcel map for condominiums does not change the use or density of the property. Finding: C. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The proposed development complies with all Building, Public Works, and Fire Codes. The project complies with all City ordinances and conditions of approval. 2. The project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents. 3. The proposed project includes four enclosed parking spaces for the residential units and four open parking spaces for the nonresidential uses which comply with the parking requirements for live-work residential units, pursuant to the Municipal Code Section 20.40.040 (Off-Street Parking). 4. The proposed project design includes adequate common and private open spaces for each live-work residential unit. Tentative Parcel Map In accordance with Section 19.12.070 (Required Findings for Action on Tentative Maps) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: 10-02-2015 12 Zoning Administrator Resolution No. ZA2015-0## Page 5 of 15 Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map is for two live-work residential condominium purposes. The subject property is presently vacant and is being used for automotive and boat storage. The proposed subdivision and improvements are consistent with the density of the MU-CV/15 Street (Mixed Use Cannery Village and 15 Street) Zoning District and the current General Plan Land Use Designation of Mixed Use Horizontal 4 (MU-H4). 2. The Tentative Parcel Map does not apply to any specific plan area. 3. The project has been conditioned to require public improvements, including the construction of handicap-access ramps, and the reconstruction of an existing driveway approach on 29th Street, existing broken or otherwise damaged sidewalks, curbs, and gutters along the 29th Street and Villa Way frontages consistent with the Subdivision Code (Title 19). Finding: B. That the site is physically suitable for the type and density of development. Facts in Support of Finding: 1. The 5,552-square-foot lot is physically suitable for two live-work residential units as it exceeds the minimum lot size of 5,000 square feet. The residential units comply with all development standards inclusive of the Floor Area Ratio (FAR), building setbacks, height restriction, parking, and common and private open spaces. Finding: C. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 10-02-2015 13 Zoning Administrator Resolution No. ZA2015-0## Page 6 of 15 Facts in Support of Finding: 1. The site is presently vacant and will be improved with the construction of two live-work residential units. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. The project is categorically exempt under Sections 15303 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 3 (New Construction or Conversion of Small Structures) and Class 15 (Minor Land Divisions). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Facts in Support of Finding: 1. The Tentative Parcel Map is for residential condominium purposes. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health issues. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding: E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Facts in Support of Finding: 1. The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. 10-02-2015 1-4 Zoning Administrator Resolution No. ZA2015-0## Page 7 of 15 Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site, developed for live-work residential use, is located within a Zoning District that permits mixed-use residential uses. Finding: G. That, in the case of a "land project' as defined in Section 11000.5 of the California Business and Professions Code: (1) There is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1. The property is not a "land project' as defined in Section 11000.5 of the California Business and Professions Code because the existing subdivision does not contain 50 or more parcels. 2. The project is not located within a specific plan area. Finding: H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. Facts in Support of Finding: 1. The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. 10-02-2015 15 Zoning Administrator Resolution No. ZA2015-0## Page 8 of 15 Finding: I. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Facts in Support of Finding: 1. The proposed two unit live-work residential development is consistent with the MU- CV/15 Street (Mixed Use Cannery Village and 15 Street) Zoning District which allows two live-work residential units on the property. Therefore, the Tentative Parcel Map for condominium purposes will not affect the City in meeting its regional housing need. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Facts in Support of Finding: 1 . The proposed two live-work residential units will be designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three (3) of the Coastal Act. Facts in Support of Finding: 1. The Tentative Parcel Map is for a two-unit, live-work residential condominium. The proposed subdivision and improvements are consistent with the Coastal Land Use Plan designation of MU-H (Mixed Use Horizontal). 2. The subject property conforms to public access policies of Chapter Three (3) of the Coastal Act because the development is located inland from the shoreline and does not affect public access from the nearest public roadway to the shoreline and along the coast. 3. Public Access and Recreation policies contained within Chapter Three (3) of the Coastal Act are not applicable to the subject property. The site is not located along the coastline and does not impact public access. 10-02-2015 10 Zoning Administrator Resolution No. ZA2015-0## Page 9 of 15 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Site Development Review No. SD2015-006 and Tentative Parcel Map No. NP2015-019, 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 14 days following the date this Resolution was adopted unless within such time an appeal or call for review 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 12th OF NOVEMBER, 2015. Brenda Wisneski, AICP, Zoning Administrator 10-02-2015 Zoning Administrator Resolution No. ZA2015-0## Page 10 of 15 EXHIBIT "A" CONDITIONS OF APPROVAL (Project-specific conditions are in italics) PLANNING 1. 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. Minor Site Development Review No. SD2015-006 and Tentative Parcel Map No. NP2015-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. The applicant shall prepare a written disclosure statement prior to sale, lease, or rental of a residential unit in the proposed mixed-use development consistent with Section 20.48.130.H (Notification to Owners and Tenants) of the Municipal Code. 4. The development shall consist of a 3-story, single building at 31 feet in height, divided by a common wall to create two separate, live-work residential units (Unit A and Unit B): a. Unit A shall have a total of 3,747 square feet in size consisting of approximately 968 square feet in commercial space, a 429 square-foot two-car garage to be located on the first floor, and approximately 2,350 square feet of residential space to be located on the 2"d and 3'd floors. b. Unit B shall have a total of 3,829 square feet in size consisting of approximately 1,063 square feet in commercial space, a 427 square-foot two-car garage to be located on the first floor, and approximately 2,339 square feet of residential space to be located on the 2nd and 3rd floors. 5. A total of four open on-site parking spaces for commercial use located within Units A and B shall be provided and maintained at all time. 6. A total of four enclosed on-site parking spaces for residential use located within Units A and B shall be provided and maintained at all time. 7. The commercial spaces located on the ground floor shall not be leased and/or occupied separately. 8. Access between the upper-floor residential unit and the first-floor commercial space of each unit shall be maintained at all time. 9. The air conditioning units proposed to be located on the east side of the building along Villa Way shall be relocated or shall provide a visual and acoustical screen so that noise does not impact the adjacent street. 10-02-2015 _T Zoning Administrator Resolution No. ZA2015-0## Page 11 of 15 10. The finished first floor elevation for interior living areas (commercial area on the ground floor of each unit) shall be raised to at least 9.00 (NAVD 88) as the proposed development is located in a low-lying area prone to flooding. 11. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 12. 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 Use Permit. 13. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Site Development Review or the processing of a new Site Development Review. 14. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of building permits. 15. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Site Development Review 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 Site Development Review and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 16. Prior to issuance of building permits, approval from the California Coastal Commission shall be required. 17. Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 18. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 19. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. 10-02-2015 29 Zoning Administrator Resolution No. ZA2015-0## Page 12 of 15 The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 20. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 21. All noise generated by the proposed development shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of TOOAM Between the hours of and 10:OOPM 10:OOPM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 22. 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 either the current business owner, property owner or the leasing agent. 23. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 24. All trash shall be stored within the designated areas as approved by Community Development Department and screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. 25. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 26. Storage outside of the building, in the front, side or at the rear of the property shall be prohibited. 27. 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 10-02-2015 20 Zoning Administrator Resolution No. ZA2015-0## Page 13 of 15 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 or indirectly) to City's approval of Starline Live-Work Lofts including, but not limited to Site Development Review No. SD2015-006 and Tentative Parcel Map No. NP2015-019. 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. Fire Department Conditions 28. Automatic fire sprinklers shall be required for all new construction. The sprinkler system shall be an NFPA 13 Commercial system pursuant to California Fire Code Section 903.1. Building Division Conditions 29. 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. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 30. The applicant shall employ the following best available control measures ("BACMs") to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. 10-02-2015 21 Zoning Administrator Resolution No. ZA2015-0## Page 14 of 15 • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 31. Prior to the issuance of grading permits, a Geotechnical Report shall be submitted for the review and approval by the Building Division. 32. Prior to issuance of grading permits, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division, Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 33. Prior to the issuance of grading permits, a Hydrology Plan shall be submitted for the review and approval by the Building Division. Public Works Conditions 34. A Parcel Map shall be recorded. The Map shall be prepared on the California coordinate system (NAD83). Prior to recordation of the Map, the surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 35. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Section s 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of construction project. 36. All improvements shall be constructed as required by Ordinance and the Public Works Department. 37. An encroachment permit shall be required for all work activities within the public right- of-way. 38. The applicant shall be responsible for the reconstruction of the existing broken and/or otherwise damaged concrete curb, gutter and sidewalk along the 29th Street and Villa 10-02-2015 22 Zoning Administrator Resolution No. ZA2015-0## Page 15 of 15 Way frontages and any existing broken and/or otherwise damaged concrete panels in the alley. 39. All existing overhead utilities shall be undergrounded. 40. All above ground improvements shall stay a minimum five foot (5') clear of the alley setback. 41. Each live-work unit shall be served by individual water services/meters and sewer laterals/cleanouts. Each water meter and sewer cleanout shall be installed with a traffic-grade box and cover. 42. Additional reconstruction within the public right-of-way shall be required at the discretion of the Public Works Inspector if it is determined that damage has been done to public improvements surrounding the development site by the private construction. 43. The applicant shall provide an ADA-compliant pedestrian path along 29th Street and Villa Way around the existing power poles, utility boxes and sign posts. These may require pedestrian easements to be provided. The minimum ADA path shall be 36 inches at a single point/obstruction and 48 inches at all other areas. 44. The applicant shall provide a 4-foot ADA-compliant pedestrian path around the 29th Street driveway approach. This shall require a pedestrian easement within private property to be granted to the City of Newport Beach. 45. A 10-foot radius corner cut off shall be dedicated to the City for street purposes at the corner of 29th Street and Villa Way. 46. A new ADA-compliant curb ramp shall be installed at the corner of 29th Street and Villa Way. 47. A new ADA-compliant alley approach shall be installed at the intersection of Villa Way and the alley. 48. No loss of on-street parking shall be permitted. 10-02-2015 23 V� QP �P Attachment No. ZA 2 Vicinity Map 25 V� QP �P VICINITY MAP 77 -ru's r 4 ir-qw--W �Aw as Lai O,ft -W or's In W 0 'AM � An , I 'VU, -. - ;291C- 1 1 r- Subjectzeo 4 Jr. .y M Property q6 k' OVA 1 r. �rirlr 40 ift Ami a& C17M 77-PR"f-I 2-1 2- Zv! Minor Site Development Review No. SD2015-006 & Tentative Parcel Map No. NP2015-019 (PA2015-174) 421 29th Street 27 V� QP �P �g Attachment No. ZA 3 Project Plans 29 V� QP �P 30 PA2015- 174 PROJECT NAME SHEET # D RAW I N G TITLE STARLINE LIVE-WORK LOFTS STATUS T-1 TITLE SHEET SITE DEV. T-1 . 1 GENERAL ARCHITECTURAL NOTES T-1 .2 GRADE PLANE U 1w t0L 1 � � O A-0 ARCHITECTURAL SITE PLAN = U N O A-1 3-DIMENSIONAL VIEWS pUC (n a A-2 FIRST LEVEL FLOOR PLAN 3 A-3 SECOND LEVEL FLOOR PLAN z 3 O m – A-4 THIRD LEVEL FLOOR PLAN 0 A-5 ROOF PLAN & DETAILS Q A-6 EXTERIOR ELEVATIONS m – — A-7 EXTERIOR ELEVATIONS " r I A-8 BUILDING SECTIONS A-14 OUTDOOR AREA EXHIBIT AD-1 ARCHITECTURAL DETAILS AD-2 ARCHITECTURAL DETAILS AD-3 PATH OF TRAVEL / DISABLED ACCESS DETAILS AD-4 PATH OF TRAVEL / DISABLED ACCESS DETAILS AP-1 AREA PLANS w Q o Cn � TS TOPOGRAPHIC SURVEY a (5 o N � 0 � � zwUo pJ LU 1 M Z Q 00 ILnlfll O U) °r° d - � U ------------ --- W r) J I.1_ w O Z N rn W J w Z � JU) CD p0STARLINE _ a "_ N 421 29TH STREET, NEWPORT BEACH , CA 92663 CIO DOCUMENT VALID UPON L REF.STRUCTURAL DRAWINGS FOR OBSERVATION SCHEDULE& ARCHITECT: OWNER: �40 ALUMINUM SPECIAL INSPECTIONS BRANDON ARCHITECTURES,INC. STARLINE, LLC ' •` u v4y ►� / CHRISTOPHER BRANDON,AIA MR.DAVID DAVUTOGLU • '1 j ._ " _ - �`� nae+ 2.FIELD TEST SOUND SUPPRESSING RECESSED CAN LIGHTS 3001 RED HILL AVE.BLDG. 1 STE. 102 1861 REYNOLDS AVE. „ F.- a• ,ate rwn SPECIFIED IN DTL.4/AD-2 STC TO BE 45 OR GREATER BETWEEN UNITS, DIG ALERT: 1.800.227.2600 aaa _ COSTA MESA,CA 92626 IRVINE CA 92614 CONCRETE AFTER INSTALLATION. P:714.754.4040 F:714.754.4004 P:949.300.5152 a m SOUTHERN CALIFORNIA EDISON: 1.714.895.0246 wwa.BrandonArchitects.com E:DAVUTOGLU@ME.COM _ :, _II j=� 1 { •gip ' '•" ''f � SPECIAL INSPECTIONS 6 EARTH SOUTHERN CALIFORNIA GAS: 1.800.427.2000 CITY WATER& SEWER: 949.644.3011 15 I i _ ��,t STRUCTURAL ENGINEER: CIVIL ENGINEER: OA 1. POOLS,SPAS,WALLS,FENCES,PATIO COVERS AND OTHER TBD TBD GYPSUM - PLASTER PACIFIC BELL TELEPHONE: 1.800.750.2355 FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS EXCEPT FOR ROOF TOP SPA. ORIGINAL SIGNATURE CITY OF NEWPORT BEACH PUBLIC WORKS DEPT. 1 J_ ?I j I I j I .•II I J�_� 2. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER F: (949)644-3318 P: (949)644-3311 a J lllJ ._l INSULATION - RIGID ARI STD.275. SOUND LEVEL NOT TO EXCEED 50dBA(55dBA WITH a5 N� c-o / TIMER,65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF c 0 m '° m m - ) CITY OF NEWPORT BEACH PLANNING DEPT.: '�'�> • O �: MEASUREMENT TO BEAT ADJACENT PROPERTY PATIO OR OPENING. � + General Information Line : (949)644-3200 n 3 c X0°J ; • a ' �, � m __ p vv MASONRY - BRICK/STONE 3. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN Zoning Information Line: (949)644-3204 •^ " '— i� _J .3.i1 R��.,; '-�'•I > •i wq, F AND FOR SHORING AND UNDERPINNING. CONTRACTOR TO PROVIDE GENERAL CONTRACTOR: INTERIOR DESIGNER: `� aw — y4` O ^ A COPY OF OSHA PERMIT. CITY OF NEWPORT BEACH BUILDING DEPT.: 10TH ST ' 9 MASONRY - CONCRETE BLOCK/MFGR'D. TBD N/A �, '� (949)644-3275 General Administration r 4.BUILDING REQUIRES A FIRE SPRINKLER SYSTEM,OBTAIN FIRE a c o r r m ITrnTTTTim ; e— `� STONE (949)644-3288 Permit Counter o¢ 3 E +a I SITE ••I i SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING gqg 644-3255 Inspection Requests r a Z ;.' c INSPECTION. ( ) P Q ` �, O o r r r .IE. n � 4� U3 z ¢wm .�� •�++����r�r v PLYWOOD / GLU-LAM TIMBER NEWPORT BEACH FIRE DEPARTMENT: a T¢ y a~ m 3300 NEWPORT BLVD. NEWPORT BEACH, CA 92658 F o TA o U m¢m a P: 949.644.3106 = F .0 62"' 8 SAND NOTE:DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT SURVEYOR: SOILS ENGINEER: w m °O nw—� ORANGE COUNTY HEALTH SERVICES: ¢ L a r . L_li- °`•" 111 - ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO APEX LAND SURVEYING,INC. R.MCCARTHY CONSULTING,INC. `o m m Q m SUBMITTAL TO LOCAL AGENCY FOR REVIEW. PO BOX 355 SANTA ANA, CA 92702 ' 29TH S T - �• P: 714.834.3882 PAUL D.CRAFT,P.L.S. ROBERT J.MCCARTHY o m N mN m a 8512 OXLEY CIRCLE 23 CORPORATE PLAZA,SUITE 150 z m¢ �, STEEL C.N.B.NOTE: CHRISTOPHER BRANDON,ARCHITECT IS THE DESIGN ¢ z PROFESSIONAL IN RESPONSIBLE CHARGE OF THE PROJECT, HUNTINGTON BEACH,CA 92646 NEWPORT BEACH CA 92660 m O m n c m o P:714.488.5006 P:949.629.2539 -o o n n o o ` °' RESPONSIBLE FOR REVIEWING AND COORDINATING SUBMITTAL z >. T m "'Jf i I'` , , -- DOCUMENTS PREPARED BY OTHERS,INCLUDING PHASED AND F.714.333.4440 E: ROB@RMCCARTHYCONSULTING.COM L °• ¢ a o 'r at' .y .Jr- DEFERRED SUBMITTAL ITEMS,FOR COMPATIBILITY WITH THE DESIGN E:APEXLSINC@GMAIL.COM r o m >,E o E m d ,�6n�$.¢rr� L� �1� WOOD OF THE BUILDING.(NBMC 15.02.010) W o c`o g IS 7- g �- /i •6 �9 1 yf�, �6 •�o • llllF— w a m o m o 0 ami m E Fl o a ' ' ��',� .., .� ,. 4 .I 1 ` ° o s a ami m i � � � ► �► r'I_I_ir;. MATERIAL LEGEND 9 DEFERRED SUBMITTALS 7 AGENCIES & PUBLIC SERVICES 4 PROJECT DIRECTORY 2 � � x BUILDING AREA SCHEDULE LU E m : 3 =aL CODES: NBMC (NEWPORT BEACH MUNICIPAL CODE) J N o m ° m m NORTH ARROW LEGAL DESCRIPTION: �— ` N� �r r. i11' CALIFORNIA CODES: 2013 CRC, 2013 CBC, 2013 CFC, S3 x 4 o ON 2 3 LOCATION AREA COMMENTS 2013 CEC, 2013 CPC, 2013 CAL GREEN AND 2013 CMC. s m E r E •s + 2r. ,,;A . . - LOT 10&11,BLOCK 230 OF TRACT N0421 = P r 2 o cc m m - 1 -4 UNIT'A'COMMERCIAL 968 SF OCCUPANT LOAD -NA m .. m N 90 00' 00" E LANCASTERS ADDITION RMT7 PROPERTY LINE TAG UNIT'B'COMMERCIAL 1063 SF APN:047 04312 OCCUPANCY CLASSIFICATION R-3/U 'q+ fl �l'` • Distance COMMERCIAL TOTAL 2031 SF REVISIONS UNIT'A'2-CAR GARAGE 429 SF LOT INFORMATION: OCCUPANCY SEPARATIONS 1-HR. NO. REVISION DATE #• /� SECTION INDICATORo ZONED:MU-CV/15TH ST FLOOR& FLOOR-CEILINGS 1-HR. UNIT2-CAR GARAGE 427 SF A101 SITE AREA: S.F. ��- % GARAGE TOTAL 856 SF TOTAL ALLOWABLE AREA: 1.5 x 5,552=8,328 S.F. TYPE OF CONSTRUCTION V-B (SPRINKLERED) Room name ROOM TAG (NAME AREA) UNIT'A'SECOND FLOOR 1601 SF RESIDENTIAL ALLOWABLE1.0 X 5,552 5,552 S.F.(5,545 S.F.PROVIDED) ENTIRE BUILDING SPRINKLERED, NFPA 13 COMMERCIAL SYSTEM UNITA/ ' 'THIRD FLOOR 749 SF : = ' ■ J `, i - / -'��� COMMERCIAL ALLOWABLE:0.5 X 5,552=2,776 S.F.(2,031 S.F.PROVIDED) HEIGHT 3 STORY 150 SF UNIT'A'TOTAL LIVING 2350 SF \WI / FLOOR AREA REF. 8/T-1 SIM UNIT'B'SECOND FLOOR 1588 SF 1 CALL-OUT TAG UNIT'B'THIRD FLOOR 751 SF ALLOWABLE BLDG.AREA N/A A101 UNIT'B'TOTALLIVING 2339 SF EXISTING BUILDING INFORMATION: (PER CBC TBL. 503) Name ELEVATION INDICATOR GRAND TOTAL 7576 SF NO EXISTING STRUCTURES/VACANT STORAGE LOT/PARKING -�- Elevation PROJECT DESCRIPTION: �� REVISION FLAG ZONING INFORMATION THE SUBJECT PROPERTY IS LOCATED IN NEWPORT BEACH, CA ON 29TH AVENUE SOUTH OF PACIFIC COAST ' OUTDOOR AREA SCHEDULE GRAND TOTAL BUILDING AREA(BOTH UNITS) 7,576 S.F. HIGHWAY. THE LOT IS APPROXIMATELY 60' WIDE BY 93' DEEP, IT IS ZONED MU-CU/15TH ST (MIXED USE 20R @ 71/2" STAIR TAG (NO. OF RISER & HEIGHT) CANNERY VILLAGE/ 15TH ST.) AND IS APPX. 5,552 S.F. THE PROPERTY IS VACANT AND IS USED AS A LOCATION AREA COMMENTS FRONTSETBACK: 10'-0"FT. 1i WALL TAG UNIT'A'SECOND FL. BALCONY 283 SF REAR SETBACK: 10'-0"FT. PARKING LOT/ BOAT STORAGE. CLIENT PROPOSES TO BUILD TWO 3-STORY LIVE-WORK UNITS EACH WITH LEFTSETBACK: OFT. APPRX. 1,000 SF. OF COMMERCIAL SPACE ON THE FIRST FLOOR AND 2,400 SF. OF LIVING ON THE SECOND UNIT'A'SECOND FL. BALCONY 88 SF RIGHTSETBACK: OFT. AND THIRD FLOORS. RESIDENCE TO BE WOOD FRAMED WITH A SLAB FOUNDATION AND ROOF-TOP VIEW 101 DOOR TAG UNIT'A'VIEW DECK 487 SF JOB NO. 852 SF DECKS. THE PROJECT WILL BE OF A CONTEMPORARY DESIGN, INCLUDING BUT NOT LIMITED TO THE 1i WINDOW TAG UNIT'B'SECOND FL. BALCONY 282 SF UNIT'A'GRAND TOTAL=3,747 S.F. 421 - 15 FOLLOWING: AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING FLOORUNIT'B'SECOND KEYNOTE TAG UNIT'B'GRAND TOTAL=3,829 S.F. DATE PLAN WHICH MAXIMIZES POTENTIAL VIEWS FROM LIVING SPACES AS WELL AS OUTDOOR DECKS AND 0 UNIT'B'VIEW DECKK BALCONY ss 409 SF 10/14/15 BALCONIES. AMPLE PARKING WILL BE PROVIDED IN THE FORM OF A TWO GARAGE PER UNIT TOTALING 779 SF SHEET NO. APPX. 430 SF. AS WELL AS TWO ADDITIONAL PARKING SPACES PER UNIT FOR COMMERCIAL. THE EXTERIOR GRAND TOTAL 1638 SF WILL BE PRIMARILY STUCCO SIDING, WITH SOME USE OF WOOD AND METAL. EACH UNIT WILL HAVE (3) BEDROOMS, (3) FULL BATHS AND (1) ADA ACCESSIBLE BATH. A -7VICINITY MAP/ PROJECT DISCRIPTION 11 ANNOTATION LEGEND 10 PROJECT STATISTICS 8 SITE INFORMATION 5 CODE REVIEW 3 1 SHEET LIST 1 31 PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS DEFINITIONS. (AS USED IN THESE SPECIFICATIONS) SITE DEV. wF 7. Ublize one of the city's approved franchise hauler to recycle and/or salvage a minimum of 50%of the c. Certified under the Resilient Floor Covering Institute(RFCI)FborSoore program. 16. Paints,stains. and other coatings shall be compliant with VOC and other toxic compound limits set 17. Particleboard,medium density fiberboard(MDF)and hardwood plywood used in interior or exterior of • OWNER SHALL MEAN: MR.DAVID DAVUTOGLU 8 OT CITY OF NEWPORT BEACH ( ) d. California Department of Public Health Specification 01350. 9 PY Yd - N R nonhazardous construction and demolition waste. 4.408.1,4.408.3 forth in Table 4.504.3.(4.504.2.2) the buiWin shall com I with low formakdeh a emission standards as set forth in Table 4.504.5 / /'� a CONTRACTOR SHALL MEAN: LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT O� 6 below(4,504.5): V J � p • a cn COMMUNITY DEVELOPMENT DEPARTMENT Water Efficiency and Conservation VOC CONTENT LIMITS FOR ARCHITECTURAL COATING$ Ob c. ARCHITECT SHALL MEAN:BRANDON ARCHITECTS,INC.,CHRISTOPHER BRANDON PRINCIPAL F 15. Adhesives,sealants and caulks shall be com i'lant wkh volatile or anic com unit OC limits set rn n BTRLDING 8NISION P 9 PD (V ) FORMALDEHYDE LIMITS SPECIFICATIONS SHALL MEAN: WRITTEN SPECIFICATIONS IN THE PLANS OR THE I PROJECT MANUAL"(IF PROVIDED FOR THIS PROJECT) U ).� = 100 Civic Center Drive I P.O.Box 17681 Newport Beach,CA 92658-8915 8. Automatic irrigation systems controllers shall be weather-based or soil moisture-based. (4.304.1) forth in Table 4.504.1 or Table 4.504 2. (4.504.2.1) (Grams of VOC per Liter of Coating, r) .-. • CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT,PLUS ANV CHANGEORDERS ORADDENDA TO SAME. esr .Sw www.neW rtbeachca. oy ](949)6443200 1,2 Less Water and Less Exemt COm OUndS Maximum formaldeh eEmissionsin Parts er Million IU - cp +ctpOsw ADHESIVE VOC LIMIT PRODUCT LIMIT W 1.CODES/GENERAL PROVISIONS: 9. Plumbing fixtures and fittings shall comply with the following(4.303.1): COATING CATEGORY VOC LIMIT m rco. Less Water and Less Exem t Com panda in Grams er Liter Fiat coatin s 50 Hardwood I ood veneer core 0.05 w _ ALL WORK,CONSTRUCTION AND MAERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICIABLE BUILDING CODES AND WITH OTHER RULES,REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF ARCHITECTURAL APPLICATIONS VOC LIMIT Nonflat coatin s 100 Hardwood I ood Com site core 0.05 m L 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 CAL GREEN-RESIDENTIAL FIXTURE TYPE MAXIMUM FLOW RATE Indoor eat °adhesives 50 Particleboard 0.09 TM u, 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 Sln Ie SNOW@rh@ads 2 m 80 51 Nonflat-hi h loss coatin S 150 LZ o - NOTBELIMITEDTOTHOSEASLISTEDIN"CODE REVIEW'BOX.(T-1) MINIMUM REQUIREMENTS Ca t dadhesives 50 $ cialt Coatin s Medium dens' fiberboard 0.11 C.D to Multi le showerheads Combine flow rate of 2 m 80 si Outdoor car et adhesives 150 Aluminum roof coatin s qpp Thin medium densi fiberboard 0.13 2 - = ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING: Residential lavato faucets 1.5 m 60 si p Scope Wood Floorin adhesive 100 Ba50m8nt a BCIB COa110 5 qOQ 1. Values in Mu table arc denved com those spe ll by Me Caafcmia At,R.hoes Bomd.Ae Tonal Cor"Measure fa Comp"It,Wmd es / 1 N THE BUILDING CODES,2013 EDITIONS,AS ADOPTED BV CALIFORNIA,ALL APPLICABLE RELATED SPECIALTY CODES. QOmmOn and Ub lc USe IavatO faUCOLS 0.5 m 60 51 Rubber floor adhesives 6D eeslea in xc«dance vdM ASTM E 103398211027 Fa addemal Inl«mahm,sx C•N«ni.cads G Repulafrcws,Tme O,SMims W120 U O a THE FUNCTIONALITY STANDARDS SET FORTH IN TITLE 70F THE CALIFORNIA CIVIL CODE(THE"RIGHT TO REPAIR ACT'). 1. 2013 C81kOrnla Green BUlldln Standards COdO CG IS a Iloable t0 all new Residential Buildin 5, Bituminous roof coatin s 5D eemgh NlM 12 - C ANV WORK TIME RESTRICTIONS IMPOSED BV THE CITY OF NEWPORT BFACH. 9 ( ) pP 9 Kitchen faucets 1.5 m 60 si Subfloor adhesives 50 �; m including but not limited to, dwellings,apartment houses,condominiums, hotels, and other types of Meterin faucets 0.25 albns re le maximum Bituminous roof rimers 350 2. Tn�m.aim,amvly Rbemm,an...bmm.m Mlckgssaf vle,nan lemml. THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS. Ceramic the adhesives 65 -= ` dwellings containing sleeping accommodations wkh or without common toilets or cooking facilities Water Closets 1.28 albnsmush Bond breakers 350 Q y . 2.FEES: regulated by the Department of Housing and Community Development(HCD-1). (NBMC 15.11.010, VCT and as hale file adhesives Concrete curio com unds 350 - ' Urinal 0.5 allonHlush 18. All dud and other related air distribution component openings shall be covered wkh tape, plastic, CG Section 101.3.1 . D all and anel adhesives 50 Concretelmason sealers 100 3 CONTRACTOR AND HIS RUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS,LICENSES,CONSTRUCTION TAXES AND FEES REQUIRED BV CITY,COUNTY AND STATE LAWS EXCEPT THE GENERAL ) 1. Included vni and dual duan water opened with an~iw Msh rale 0INnilms a less when rated px ASME A122.16,213.2 for singb sheet metal or other methods acceptable to the building inspector to reduce the amount of water,dust c 3 BUILDING PLANCHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID eV THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID cosh and ASME At 1219.14 r«dual naso kilts. COVe baso adh@SIV05 � Drivewa sealers 5o and debris,which may enter thesystem until final startup of the HVAC equipment. (4.504.1) .G METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE. 2. 2013 California Green Building Standards Code (CG) is applicable to additions or alterations of 2 E-ta f.vexa.Enah.w.9 ..,a.l..$.noo"..[ opal_ Multi ur se construction adhesives 70 D f0 coatin s 150 = - 3 3. Amended by NBMC 1511o1a be ca ly with A4wa.1 Structural 1a21n adhesives 100 O 3.CONTRACTOR'S SURVEY: existing residential buildings where the addition or alteration increases the building's conditioned Faux Flnishin coatin s 350 19. Dud systems are sized,designed and equipment is selected using the following methods(4.507.2): O m - area, volume, or size. The re uirements shall a I one to and/or within the s cific area of the Sin le- roof membrane adhesives 250 Fire resistive coatin s 350 I 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 q PP Y Y P@ o DRAWINGS AND SHAL VERIFY GRADES,CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION.CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN addition Of alteration. (301.1.1) 10. Dishwasher and clothes washers shall be qua/ ed ENERGY STAR appliance with maximum wale( Other adhesives not s citicall listed `� Floor coatin s lop a. Establish heat loss and heat gain values according to ANSIIACCA 2 Manual J-2004(Residential c, v WRITING OF DISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLYAND IN WRITING OF ANY use as follows(NBMC 15.11.010): SPECIALTY APPLICATIONS Load Calculation),ASHRAE handbooks Or equivalent design methods. m e Form-release com unds 250 7 Q � DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS. EnereV EfBCIOOCV a. Standard Dishwashers: 4.25 gallons per cycle PVC weldin 510 Gra hic arts coatin s si n Intl Sop b. Size duct systems according to ANSIlACCA i Manual D-2009 (ResMentia Dud Systems), L 4.COORDINATION OF CONSTRUCTION: CPUC weldin 490 Hi h tem rature coatin s 420 ASHRAE handbooks or other equivalent design software or methods. i , 3. Lighting (NBMC 15.11.010,A4.203.1.1,A4.204.1 A): b. Compact Dishwashers: 3.5 gallons per cycle Industrial maintenance coatin s 250 c. Select heatin and coolin a ui ment accordin to ANSOACCA 3 Manual S-2004 Residential < v `� CONTRACTORA SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS;FOR CONFIRMING AND COORDINATING E QUANTITIES AND DIMENSIONS;FOR SELECTING FABRICATION PROCESSES;FOR TECHNIQUES ABS is tem 325 g g q p g OF ASSEMBLYAND PERFORMANCE S ALL WORK IN A SAFE ANO SATISFACTORY MANNER. CONTRACTOR SHALL UE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE a. All newly installed, permanently installed lighting shall be high eHieaey. Permanently installed c. Clothes Washers: Water factor of 6 gallons per cubic feet of drum capacity. Plastic cement weldin 250 d r SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE LOW SOIIdS COetin 5 120 Equipment Selection)of other equivalent design SOtiwar0 or methods = x lighting shall be installed in kitchens,bathrooms,utility rooms,and private garages at a minimum. Adhesive rimer for lastlo 550 LL. o CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL RS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE ERMS OF THE CONTRACT AS FAR AS SUCH FRMS ARE Environmental Quality Ma nesite cement coatin 5 450 M APPLICABLE TO THE SUB-CONTRACTOR'S WORK. i. Exception 1: Permanently installed night lights in compliance with BEES 150.0(k)1E. Contact adhesive 80 Mastic texture coatin s 100 20. Fitters wkh a higher value than MERV 7 shall be installed on central air or ventilation systems. The W R 5.CLEAN-UP: ii. Exception 2: Lighting integral to exhaust fans in compliance with BEES 150.0(k)1F. 11. Moisture content of building materials used in wall and floor framing is checked before enclosure S tial ur ose contact adhesive 250 Metallic mented coatin s 500 pressure drop across the filter shall not exceed 0.1 inches Water column. (NBMC 15.11.030) according to one of the following(4.505.3): Structural wood member adhesive 140 MuPocolor coatin s 250 BEL AWFUL NPREMOVED FROM T E RESPONSIBLE FOR PHO ISE DI RE TED B T E CONTRAS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP,EBRIS AND OTHER EXCESS MAERIAL SHALL b. A nsor.y installed, permanently installed lighting in bathrooms shall be controlled by a vacancy TO and trim adhesive 250 BE LAWFULLY REMOVED FROM THE SITE,UNLESS OTHERWISE DIRECTED BV THE CONTRACTOR. SBn50f. d. Moisture content Shall b0 determined wkh @ItilOf a probe-type Or contact-type moisture meter. Prelreatrnenl wash rim0f5 420 Installer and Scecial Inspector Qualifications Equivalent moisture verification methods may be approved by the enforcing agency and shall SUBSTRATE SPECIFIC APPLICATIONS Primers,sealers,and undercoaters 100 6.TESTS AND PERMITS: i. Exception: One high efficacy luminaire wkh total lamp wattage rated to corrsume no greater satisfy requirements found in Section 101.8 of this code. Metal to metal 30 Reactive netratin sealers 350 21. HVAC system installers shall be trained and certified or work under direct supervision of trained and than 26 watts of power. certfied installers in the proper installation of HVAC systems. (702.1) CONTRACTOR SHALL ARRANGE FOR,.AND SECURE REQUIRED TESTS,PERMITS AND INSPECTIONS,AND SHALL BEAR COSTS FOR SAME. b. Moisture readings shall be taken at a Point 2 feet(610 mm)t0 4 feet(1219 mm)from me grade Plastic foams 50 Rec led coatin s 250 c. Every new room greater than i square feet which does not have newly installed permanently Porous material exce wood 50 7.GUARANTEES: installed lighting and has newly installed receptacles shall have al least one switched receptacle stamped end of each piece to ba varrfiad. Wood � Roof coatin s � 22. HVAC special inspectors must be qualified and able to demonstrate competence in the discipline they CONTRACTOR SHALL GUARANTEE ALL WORK,MATERIALS AND PRODUCTS FOR ONE WEAR AFTER THE DATE OF ACCEPTANCE G THE WORKAND CONTRACTOR SHALL REPAIR YE REPLACE,OR CAUSE TO installed. c. At least three random moisture readings shall be performed on wall and Floor framing wkh Fiber lass 80 Rust reventative coatin 250 are inspecting. (702.2) BE REPAIRED IN REPLACED ADV OR ALL SUCH WORK TOGETHER WITH ANV OTHER WORK WHICH MAV BE DISPLACED IN DOING SO,THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR,WITHOUT ADDITIONAL documentation acceptable to the enforcing agency provided at the time of approval to enclose the Shellacs d. All permanently installed outdoor lighting shall ba controlled by a manual ON and OFF switch that EXPENSE;ORDINAftV ACTUR RS GUARANTEE HALL GORRNIFL NGTHA DTYPESO GUARSTEES ARE MORE STANTOR FOSPECIFIED IN IODS. ECTIONS OF THE PROJECT MANUAL OR DRAWINGS. Well and(IDOrfrem ng. 1. rtanadh,smw lnnerne regarding rarodatoesropethe VOC dhe9se Wthle In lie VOC mnteM sh,Co allows. Opaq 730 Documentations STATE LAW,OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPOSOFGUARANTEES ARE MORE SPRICPOR FOR LONGER PERIODS. d00S DOS Ov@Rede tO ON th@aUtOmafiG aCt10DS Ot the PhOl0000401, ASIf000mIL'al time ClOGk, Or 2. F«aaeNmaum«mmm repaNin9methodstomeazwetMVOC cm1m1!peanetl in this table.sea South Coat Air D,oNy Mana9emmt � Ue f2'Sp Energy management control system in compliance with BEES 150.0(k)9Ai&150.0(k)9Aiii. De�dd Rule 1188 23. Ano ration and maintenance manual,CD,web-based reference or other a roved media shall be 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 MAV EXCEED 12. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other $ Gia rimers,sealers and undercoaters 100 Pe PP THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. toxic compounds in Section 94522(a)(3)and other requirements in Sections 94522(c)(2)and(d)(2)of SEALANT VOC LIMIT Stains 250 provided by the builder to the building occupant or owner at the final inspection. It shall include 4. New Building: The Quality Insulation Installation (QII) procedures specrtied in the Building Energy the California Code of Re ulations Title 17 commencin with Section 94522. 4.504.2.3 Stone consolidants 450 operation and maintenance instruction of the equipment and appliances. (4.410.1) CONTRACTOR SHALL EXECUTED BY HE IS FRE EA D WILL REMAIN FREE FREE FEFECTS F M TE IALS A D WOR WORKMANSHIP. E YEAR F OM DA E OF AC HANE PR OF HI WORK BY OWN R,A Efciency Standards Reference Residential Appendix RA3.5 shall be completed. (NBMC 15.11.010, 9 9 ( ) Less Water and Less Exem t Com OUndS In Grams er Liter STATING THAT WORK EXECUTED BV HIM IS FREE AND E ILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK F OWNER ANO SEALANTS VOC LIMIT Swimmin of coatin s 340 WITHOU COST ,REPLACEMENT OF SUCH DEFECTIVE WORK ANDALL OTHER WORK DAMAGED ASA RESULT THEREBY WILL BE EXECUTED INATIMELV MANNER AT THECONVENIENCE OF THE OWNERAND CG A4.203.1.1.2) 13. Q8f tend CBf t5 °ems shall be com tient wkh of the followin 4.504.3: Tragic markin coatins 100 24. Documentation shall ,4,504.2,S4.504.3. th.5D4.2h materials used Comply with VOC limits as set WITHOUT COST TO OWNER � f>e Ys P fl ( ) Amhiteetural 250 forth in Tables 4.504.1,4.504.2,&4.504.3. (4.504.2.4) 5. Bathroom exhaust fans shall be ENERGY STAR compliant and be ducted to terminate outside the a. Carpet and Rug Institute's Green Label Plus Program. Marine deck 760 Tub and tile refinish coatin s 420 B.WAIVER R LIENS: buildin Unless functonin as a cont nent of whole house ventilations tem, fans must be Nonmembrane roof 300 Water roofin membranes 250 CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUB-CONTRACTORS ANO SUPPLIERS,OR ANYONE PROVIDING MATERIALS ANO/OR LABOR AS THEY BECOME AVAILABLE. g' g of b. California Department of Public Health Specttication 01350. Wood coatin s 275 25. Documentation shall be provided t0 verify that composite Wood products Used Comply With controlled by a humidity control capable of adjustment between a relative humidity rage of less than c. NSFIANSI 140 at the Gold level. Roadwa 250 Wood reservatives 350 formaldehyde limits as set forth in Tables 4.504.5. (4.504.5.1) 9.ROLL OF ARCHITECT DURING CONSTRUCTION: Of equal 1050%t0 maximum 80%. (4.506.1) $In le• roof membrane 450 N Zino-rfeh rimers 340 d. Scientific Codifications S stems Indoor Advanta a Gold THEARCHITECT WILL N E ACT REN E R I NER'S RE ATIONS NECE SARI FOR TH TR OPER ECUTI ECP WIEL ADVISE ANO CONSULT IN ACCO DAN ARCHITECT INTENT OF T E CONSTRUCTION PER HIS Y 9 Other 420 26. Documentation which shows compliance with CAL Green code including construction documents, W AGRHITECT ILL OT BER SPONSI LE INTERPRETATIONS NECESSARY FOR THE ACTS R OMISSION ,CONSTRESS OF THENS,MET ODS,TE HNIQ WITH THE INTENT OF PRO CEDUR ES,SPECIFICATIONS. Material COneeNBHOn and ReSOUFCeS EfflCIeOCV SEALANT PRIMERS 1. GremsefllZr Nadan in Wundidis rem er and lndudint d in su emnp,unds. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL-C CHARGE OVERRAN ACTS OR OMISSIONS,CONSTRUCTION MEANS,METHODS,TECHNIQUES,SEQUENCES OR PROCEDURES,OR FOR SAFETY O i l ill ( f z. The ep«ined able a,.d.mde th els reeledd byIn CWif l Air equam paIi Mefame plans, le at t chinas i spear or installer certification, and inspection reports and verficetbn shall be 14 Minimum 60% ffbor area reeevng res enc boring shall comply wkh Dodo the following(4.504.4): Arehiteetural 3 mwx,nu.a lamaredea.ed uom Mosapamrwabye An Re«nma,Rea«„ae 9a.,a,Abn,led.ml epaha9s s.epetea canna Me.sure. available at the final lnspeetlon. (703.1) Q PRECAUTIONS ANO PROGRAMS,OF THE CONTRACTOR,SUB-CONTRACTORS,OR ANV OF THEIR AGENTS OR EMPLOYEES,OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. 6. AOmUIar Spades af000d pipes, elottflt Cables, COOdUltS Of Other Openings 10 SOlelboftom plates at NOr rOUs 25p Febbry 1.2008. Mare inlo,maldn is miMEle loom the AV Remumes Board Z ANV VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BV LETTER,MEETI NG NOTE,MEMORANDA,OR THE LIKE,(WITH A COPY SENT TO THE OWNER,OR THE OWNER'S REPRESENTATIVE)& exterior walls shall be protected against the passage of rodents by closing such openings wkh a. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Por 775 O (n THERE IS NO EXCEPTION TAKEN WITHIN(10)CALENDAR DAYS,SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WR rEN INSTRUCTION,APPROVAL AND AUTHORIZATION FROM THE OWNER. cement mortar,concrete masonry Or other similar method. (4.406.1) Performance Product Database. 27. CAL Green Documentation Compliance Certification form (City form) is required t0 be submitted M 0 U Q f9 N Modified bituminous Soo the Buildin Ins dor rior to final buildin Ins lion. Section 703.1 Q J 10.A.I.A.GENERAL CONDITIONS: b. PfodUds Compll8nt with CAPS Criteria certified under the Graeenguard Children & Schools 9 P 9 Pe ( ) 2 J O � programs. Marine deck 750 - UNLESS RENT GENERAE CONDIPIONS OF THE C ICONTRP FOR CONSTRUCNT. A C BLISHO SAID G E NERAL CAN ITIONUPE OF ARCHITECTS SHALL APPL CHI T CT UPON R E UEST.T OF THESE DOCUMEND I Other 750 O LU Z Q UNLESS SPECIFICALLY MODIFIED IN THE OWNERCONTRACTORAGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAV BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN O 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 L Z }y O SHOULD A CONFLICT IN WORDING OCCUR. Ce,ai.V[i qu CALG,emmmdh,rrue..-7.2ou 1 emusmEm0ENlv,l CALGreenmaninloWees«es 72014 2 Ce,rsmwEaownu CUG,eerNmdamliannue.T-2014 3 e«,utvRmmE ..,uh,wmdt�Awese,.srade 4 CmILUVREVIDII CALGrem4l.,eallInuees,ees Tam4 5 J LL 11J Ch 11.EXTRAS: Lu> W r Z M ARCHE ECT AND CONTRACTOR. BEFFO E ANV CHANGES ARE BEGUN,THE ADD D OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER INEWRITNG FOR AP ROVAMUTUAL SATISFACTION OF IRE OWNER > /� DO O U) Z- - li 12.SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BV 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 MAV 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 ARCHITECTS AND AL REEN - RE IDENTIAL MANDAT RY MEA URE 1 OWNER'S DECISION. 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 .,F-•WPO CONSTRUCTION: a. Outside of each sled In area in the Immediate vicini of the bedrooms SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION. R.. p 9 ty ( ) MECHANICAL: 38. The maximum amount of water closets on a 3 inch verticel drainage system line IS CITY OF NEWPORT BEACH b. On eve level of the dwellin unit includin basements. 4.(CPC Table 703.2) Q 14.SCOPE OF DRAWINGS AND SPECIFICATIONS: _ F' 9. Pedestrian protection adjacent to public way to be as follows: ry 9 9 21. Rooms containing bathtubs,showers,spas and similar fixtures shall be provided with an U n COMMUNITY DEVELOPMENT DEPARTMENT Carbon monoxide alarms shall be hardwired with batte back-u and interconnected exhaust fan with a minimum Capacity of 50 CFM ducted to terminate outside the 39. Provide gas line with a min capacity of 200,000 btu for water heater. Cal energy code 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 ` ,� CBC TABLE 3306.1 ry P 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 BUILDING DIVISION PROTECTION OF PEDESTROWS unless exempted in accordance with CRC 8315.1.1 & R315.1.2or CBC 420.6.1.2 & building.(CRC R303.3,CG 4.506.1,CBC 1203.4.3.2.1,CMC 403.7) 150.0(n) T PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANV DETAILS WHICH,IN HIS OPINION,AE UNSOUND,UNSAFE,OR NOT WATERPROOF,IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF ` 100 Civic Center Drive I P.O.Box 17681 Newport Beach.CA 92658-8915 420.6.1.3. 1 THISFACT. 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 rr„w- wwwnewo0rtbeachwoov 949 644-3200 HEIGHT OF TYPE OF PROTECTION 22. The clothes dryer vent shall not exceed 14 ft in overall length with maximum two 90 40. Provide a condensate drain no more that 2 inches above the base of the water heater WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. ( ) CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE REQUIRED 16. All fenestrations on Windows and doors shall have U-factors and Solar Heat Gain degree elbows.(CMC 504.3.1) space.Cal energy code 150.0(n) O () Less Olden 5feet construction ran Coefficient (SHGC) values in accordance with T-24 energy calculations. All 23. Environmental air ducts shall terminate min 3 feet from IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES,ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM IC A WHOLE IN ORDER ESIDENTIFY ALL REQUIREMENTS THAT RESIDENTIAL 8 feet or less property line or openings into 41. Provide a straight vent pipe from the water heater space to the outside termination from Q DIRECTLY OR IIS REQ IRED T ET HER OPORTION EC THE WORK,EVEN REQUIREMENTS LOCATEDV SECTIONS NEE, R OTHE WISETO AP TOOTHER TRADES.IN CAS OF CONFLICTS,THE AFFECTED 5 reef a More Norse fenestrations must have temporary and permanent labels. building.(CMC 504.5) the water heater space. Cal energy code 150.0(n) W CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OW SER,OR OTHERW ISE TO APPLY THE MORE STRINGENT STANDARD. CONSTRUCTION MINIMUM REQUIREMENTS Lelia tlsen 5 feel BBruBf ant Doused waawa THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ON LY AN I NOUSTRV-STANDARD LEVEL OF QUALITY AND DETAIL,AN D THE ARE INTENDED TO BE SUPPLEMENTED 5Nfeta more,bit not none than one4ouM Ale Of OVOhKW Beerier and covered walkwa 24. Mechanical equipment shall be installed per the manufacture's installation 42. Insulate aIle/,"and larger hot water pipe Cal energy code 150.00)(2) m More Man dram instructions. CMC 303.1 ' BV APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECEDAND ANTICIPATED,AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW Applicable Standards: 2013 California Residential Coda(CRC); 2013 California Building Sleefamae.but beMeen onafcoMand orlo-haH Me he' Mdconsfnlclbn Barrer TEMPORARY GENERATOR: ( ) THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORSAND OMMISIONS TO THE ATTENTION OFAAPPROPRIATE OWNER&ARCHITECT IN WRITING INATIMELV MANNER;ANDANY Code CBC -2013 California Plumbin Code CP3 ;2013 California Electrical Code CEG - (- CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERW ISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; ( )' 9 ( )' ( )' 5 reels more,but exceed orro-balf the IMI tot consnalpn Note 17. Hand operated construction tools powered by electricity must use power provided by 25. Domestic range vents to be smooth metallic interior surface.(CMC 504.2) ELECTRICAL: AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT,FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS ARE INTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP 2013 California Mechanical Code (CMC); 2013 Building Energy Efficiency Standards Southern California Edison throw h a tem Ora ole or available outlet. In the rare case AMONG COMPONENT PARTS,AND NOT TO DEPICT SPECIFIC LOCATIONS(e.g.SCHEMATIC ELECTRICAL PLANS). (BEES); 2013 California Green Building Standards Code (CG); & Chapter 15 of the 9 p ry p 26. Supply and recant air ducts to be insulated at a min of R-6.Cal energy code table 150-1- 43. All receptacle outlets in bathrooms, above kitchen countertop, crawl spaces, garage, 10. All exterior lath and laster shall have two la ers of Grade D a er over wood base where electricity is not readily available and a portable temporary generator is A roofto s outdoor outlets,within 6'of welbar sink/laund sink to be rotected b round O 15.DIMENSIONS ON DRAWINGS: Newport Beach Municipal Code(NBMC) P Y P P i ry P Y 9 a necessa then the followin restrictions must be adhered to: sheathing.(CRC R703.6.3,CBC 2510.6) ry� 9 fault circuit interrupter(GFCI). (GEC 210.8) FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE,AND DETAIL DRAWINGS IN PREFERENCE TO SMAL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY a. Must be portable and may be easily relocated. OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANV WORK BEING CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED, SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS GENERAL: 11. Wall covering of showers of tubs with showers shall be of cement plaster, tile, or PLUMBING: 44. All receptacle Outlets are required to be listed tamper resistant. (CEC 406.12 and co 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 a roved a ual,to a hei ht of not less than 72 inches above drain inlet. Backin for tile b. Temporary generators are to be located a minimum distance from any property 210.52 AE 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 1. RESIDENTIAL BUILDING UNDERGOING PERMITTED ALTERATIONS, ADDITIONS PP q g 9 line accordin t0 the followin table: 27. Plumbing Fixtures: ) THESE DOCUMENTS. shall be cement board or cement plaster. (CRC R307.2,CBC 1210.2.3) 9 9 45. Combination eq g p 1s.suaMlnALs.MEETwG NOES,euLLErlrvs,ard0 MEMOS: OR IMPROVEMENTS SHALL REPLACE NON COMPLIANT PLUMBING FIXTURES a. New Construction 8 AdditionlAlteretions that increases condition space area, type AFCI Grouit breakers are r aired for all 120 vole sin le hose 15/20 � W � WITH WATER-CONSERVING PLUMBING FIXTURES MEETING THE 12. Safety glazing shall be provided at the following hazardous locations: (CRC R308.4, volume,or size CG 4.303.1 : amp branch circuits. Except for bathrooms, kitchens, garages, outdoors, and laundry Z N Required Required Setback ( ) REVIEW PROCESS BE LI VIE OR LESS N ARCHITECT ING CON RECTO URSUANPTO PHE INDUSTRY-SPANDARD ATE SUBOE SET FORTH IN AIA DOCUMENT A201-1997;AND IN NO EVENT WILLTHE SUBMITTAL REQUIREMENTS OF 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE, CBC 2406.4) Tlme In Use rooms.(CEC 210.12(8)) .. t� REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. HOOre Setback from from AdJacent i. Comply with CAL Green Mandatory Requirements. SECTION 4.303. PLUMBING FIXTURE REPLACEMENT IS REQUIRED PRIOR TO a. Swinging,bi-told,and sliding doors Pro Une Structures 46. At a minimum, one dedicated 20 am circuit is r uired for a bathroom.CEC W O ARCHITECT,FROM TIME TO TIME,WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE b. Addition a Alteration: Existing fixtures shall be replaced to meet the following P eq ISSUANCE OF A CERTIFICATE OF OCCUPANCY OR FINAL INSPECTION BY THE requirements: COMPLETED.CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANV QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN b. When ocalOd within 60 inches above the Floor °( wet surfaces such as tubs, 0-1 da 10 feet 51@81 210.11(C)(3)) DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANV ITEM THAT RESULTS IN A CHANGE TO THE COST OR TIMING OF CHIEF BUILDING OFFICIAL. (CIVIL CODE. SECTION 1101.1 ET SEQ., NBMC showers,saunas,steam rooms,or outdoor swimming pool. >i da 20 feet 5feet J W THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER&ARCHITECT PRIOR TO EXECUTING. 15.11.020) L Shower Heads: 2.0 gpm@80 psi 47. A GFCI protected receptacle is required within 3 feet of the edge of each sink in a C. Within a 24 inch arc of either vertical edge of doors and within 60 inches of ii. Lavatory Faucets: 1.5 gpm @ 60 psi bathroom.(CEC 210.52(d)) nn// 17.ERRORS AND OMISSIONS: 2. ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES walkin surface C. If the minimum distance cannot be achieved,then the generator shall be located LL 9 iii. Kitchen Faucets: 1.5 gpm @ 60 psi ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS,IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BV THE NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE the most extreme distance practical to inhibit noise. Other methods to inhibit 48. Receptacle outlets are not allowed within or over a bathtub or shower stall. (GEC 406.9 CONTRACTOR AND TO THE CONTRACTOR BV THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR d. Where glazing area is more than 9 sq. r in area,with the bottom edge less than iv. Water Closet: 1.28 gallons per Flush 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 COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED 18 inches above the tour, lop edge more than 36 inches above Floor, and within noise may er utilized when aximuml. (C)) ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH. AGAINST THE PROPERTY OR TO OBTAIN PLANS.YOU SHOULD CONTACT YOUR d. Ma be o erelional for a maximum of five consecutive calendar da After five 28. Clearance far water closet to be a minimum of 24 inches in front,and 15 inches from its 36 inches of a walking surtace,measured horizontally.. y p �- 49. Subpanels are not allowed to be located in bathrooms or clothes closets. (GEC COMMUNITY ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY Consecutive calendar days of use, power shall be provided through the use of a center to any side wall or obstruction.CPC 402.5 24024 D nd 240.25E = 1e.BARRIcn,6s: e. Glazing where the bottom exposed edge of the glazing is less than 36 inches ( )a ( )) CONSTRUCTION AUTHORIZED BY THIS PERMIT. temporary power pole. 29. The water heater burner to be at least 18 inches above the arae floor, if located in a CONTRACTOR SHALL OF THENO PROPERLY MAINTAIN ATALL TIMES AS REQUIRED BW CONDITIONS AND PROGRESS OF THE WORK,ALL NECESSARY PROTECTIVE BARRICADES,FENCES AND OTHER SAFEGUARDS above the plane d the adjacent walking surface of stairways, landings between 9 9 50. Circuits sharing a grounded conductor (neutral) with two u tie.(CEC 21 t) conductors 3. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN Fli hts of stairs and rams e. Usage is limited t° weekdays between the hours from 8:00 AM and 3:30 PM garage.CPC 507.13 � FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BV LOCAL AUTHORITIES AND CODES. g P � must use a two pole circuit breaker or an identified handle tie.(CEC 210.4(8)) Group ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS Monday through Friday. No use on the weekends or Federal holidays. 19.PEMPORARv BRACING: f. Glazing adjacent to the landing at the bottom of a stairway where the glazing is 30. Install a 3 inch diameter by 3 Fl tall steel pipe emblBdtled in concrete slab for protection of non-cable circuits in panel(GEC 210.4(0)) N DEPARTMENT. less than 36 inches above the landing and Within 60 inches horizontally of the water heaters located in garage.CPC 507.13.1 ATALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS,PRIOR TO COMPLETION DE THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION 51. The receptacle outlets that serve kitchen counter tops,dining room, breakfast area,and N OF COMPONENT MEMBERS T I THE STRUCTURAL FRAME,SUB-CONTRACTORS SHALL PROVIDE,INSTALL AND MAINTAIN PROPERLY DESIGNED AND FORESEEAED TEMPORARY BRACING OF ADEQUATE STRENGTH 4. A SITE SURVEY BY A LICENSED SURVEYOR SHALL BE REQUIRED PRIOR TO bottom tread/ FIREPLACE: 31. Water heaters to be stra ed at to and bottom with 1 K"x 16 au a stra with 3/8"die. pan ,must have a min of 2 dedicated 20 amp circuits.(CEC 210.52(B (1) TO PREVENT DISLOCATION,DISTORTION,CRACKING,FALLING OFF,OR ANV OTHER ER. CONTO WORK ND HIS OF ITS COMPONENT PARTS OUE HE FORESEEABLE NORMAL AS WNL,A NOT FORESEEABLE FOUNDATION CONCRETE POUR. PP P 9 9 P hY ) Nt EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUB-CONTRACTORS SHALL,AT THEIR EXPENSE,REPLACE OR REPAIR,AS DIRECTED,DANV\GED g. Glazing in guards and railings 18. Gas fire lace a /lances shall be a direct-vent sealedcombustion x 3"lag bolt each end.CPC 507.2 p pp type. (CG 4.503.1) 52. Kitchen counter tops 12 inches or wider must have a receptacle outlet.(CEC 210.52(C)) PORTIONS OFTHEIR WORK OR COMPONENT PARTS. 13. All doors from the house into the pool area shall be equipped with an approved alarm or 32. ABS and PVC drain waste and vent piping material is limited to 2 stories max. (CPC 26.TOXIC SUBSTANCES REMOVAL: 19. Factory-built fireplaces, chimneys, and a1I other components shall be listed and iabele 53. Kitchen counter tops must have receptacle outlets so no point along the counter walls is I) ELECTRICAL SERVICE: an approved altemate drowning prevention safety feature.(CBC 3109.4.4.2) 701.1(2)(a).and 903.1.1 ) and Shall be installed in accordance with the conditions Of the listing. (CRC R7004.1, more than 24 inches from a receptacle.(GEC 210.52(C)) PRIORTOANV WORK BEING PERFORMED,WHENEVERTHERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED,CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANV CB 2111.13.1 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 S. EIBCtfICal SeNiCe l0 DB underground for new construction, replacement building, or 14. Smoke alarms shall be installed in the following locetions (CRC R314.3, CBC C ) 33. ABS and PVC roof and deck drain material is limited to 2 stories max, (CPC 1101.3.1) 54 Island and peninsular Counter lops must have at least One receptacle. MANDATED METHODS,PROCEDURES,DOCUMENTATION AND APPLICATION REQUIREMENTS. addition IO an existing building exceeds fifty(50)percent Of the gross floor area Of the 907.2.11.2): 20. Decorative shrouds shall not be installed at the termination of factory•built chimneys 34. Roof and deck drain systems inside the building are required to be installed With (CEC 210.52(C)(1)and(2)) existing building. (NBMC 15.32.015) a. In each sleeping room. except where such shrouds are listed and labeled for use with the specific factory"built directional DWV drain a fittin s CPC 1101.3 and&706.0 21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUTTHE KNOWLEDGE OR CONSENTOF THE ARCHITECTI ENGINEER WHOSE SIGNATURE APPEARS HERON. 9 9 �( ) 6. Edison Compan approval is required for meter location prior to installation. b. Outside each separate sleeping area in the immediate vicinity of the bedrooms. chimney system and are installed in accordance with manufacturers installation 55. The spacing for general receptacle outlets must t located so that no point )) any wall, 22. NO FRAMING OF ANV TYPE TO BE CONCEALED PRIOR TO INSPECTION BV GOVERNING AGENCIES. Y 35. Cleanouts are required within 2 feet of the connection between the interior roof and deck fixed glass,or cabinets is over 6 feet from a receptacle outlet.(GEC 210.52(A)) 7. Field inspectors to review and approve underground service requirement prior to c. On each additional story,including basements and habitable attics. instructions. (CRC R1005.2,CBC 2113.9) drain piping system,and the exterior onsite storm drain system.(CPC 1101.12) DOCUMENT VALID UPON 23. REFERENCES TO ANV DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS. 56. Hallways 10 feet Of mote mUSI have al leas/One receptBCle OUtlet.(CEC 210.52(H)) concrete placement. Smoke alarms shall be hardwired with battery back-up and interconnected unless 36. All hose bibbs are to have vacuum breakers. 24. USE 2x6 MINIMUM STUDS FOR PLUMBING WALLS exem ted in accordance with CRC R314.4&R314.5 or CBC 907.2.11.3&907.2.11.4. 57. Laundry rooms must have al least one dedicated 20 amp receptacle circuit. (GEC 8. Service equipment and Subpanels to have a min 30"wide by 36"deep clear work space. D 37. The maximum amount of water closets on a 3 inch horizontal drainage system line is 210.11(2)) 25. MAXIMUM FLOW RATE STANDARDS SET BY THE CURRENT CALIFORNIA GREEN CODE-G.C.TO VERIFY PRIOR TO PURCHASE AND INSTAL.OF ANV FIXTURES. 15. Carbon monoxide alarms shall be Installed In the following locations(CRC R315.3,CBC 3.(CPC Table 703.2) 420.6: 58. Provide 120V receptacle within 3 feet of water heater.Cal energy code 150.0(n) 26. EXTERIOR DECKS,BALCONIES,AND STAIRWAYS SEALED UNDERNEATH SHALL BE WATERPROOFED-ARCH.TO APPY.METHOD OF WATERPROOFING-G.C.TO SUBMIT SPECIFICATIONS. ) 27. SPECIAL INSPECTION IS REQUIRED FOR THE FOLLOWING: ` FOUNDATION INSPECTION BY SOIES ENGINEER PRIOR TO C FOOTING POUR AND: Cantel\RESIDENLIALCa ,,mmm�m,n,m.mReq 112014 1 Co.rut\RESIDENTIA C..,,r.c.w M,mm.mReq V2014 2 CmrUnt\RESIDENTWaCunstrucllonlAnerndmReq 1/2014 3 Cormitt\RFSIDENTMLCp.n.t,..M,mmumReq 112014 4Cmtmt\RESIDENLALComeucppnMmm.mReq 1/2014 5 PER SOILS REPORT:OVER EXCAVATION, TION OFACPION,FOOTING DEPTH,UTILITY TRENCH BACK FILL RETAINING WALL BACK FILL,.PRE R TLRATION ED SLAB AREAS,EXTERIOR FLAT WORK AREAS. ALL TO BE ADDRESSED IN A REPORT PRESENTED TO BUILDING DEPT.PRIOR TO FINAL FOUNDATION• ' ALL FIELD WELDING OF STRUCTURAL STEEL ' INSTALLATION OFALL HIGH STRENGTH BOLTS 59. Weep screed for stucco al the foundation plate line shall be a minimum of 4 inches CERTIFICATION OF WELD,&BOLTING TO BE GIVEN TO BUILDING DEPARTMENT PRIOR TO FRAMING INSPECTION. above the earth Or 2 Inches above paved areas. (CRC 8703.6.2.1,CBC 2512.1.2) 28. MAX.TEMP.OF 120"TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TVP.@ SHOWERS&TUBS. 60. Fasteners and Connectors(nails,anchor bolts,etc...)in Contact with preservative-heated 29. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES,MATERIALS,COMPONENTS,AND MANUFACTURED wood shallteofhot-dippedzinc-coatedgalvanized steel, stainless steel,silicon bronze ORIGINAL SIGNATURE INFORMATION FOR ALL FEATURES,MATERIALS,COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE NO FINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE or copper. (CRC R317.3,CBC 2304.9.5.1) ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING,BV TITLE AND/OR PUBLICATION NUMBER,THE OPERATION 61. Anchor bolts shall include steel late washers, a minimum of 0.229" x 3' x 3" in size, AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE,MAERIAL,COMPONENT,OR MANUFACTURED DEVICE. P M' between sill plate and nut. (CRC R602.11.1, CBC 2308.12.8, Acceptable altemate c.-- °o 30. AFTER INSTALLING WALL,CEILING,OR FLOOR INSULATION,THE INSTALLER SHALL MAKE AVAILABLE TO THE ENFORCEMENT AGENCY OR POST INA CONSPICUOUS LOCATION IN THE BUILDING A CERTIFICATE '^ .D '� c c SIGNED BV 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 SDPWS 4.3.6.4.3). V J c= o Q N=r 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 W ° 3 ,= x N 3 a= WITH THE MANUFACTURER'S LABELED INSTALLED DESIGN DENSITY FOR THE DESIRED R-VALUE. c >' °= a c RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS C �p0�.- r -O td U F- rd"C L ° 31. ON PROJECTS WITH EXCAVATIONS THAT WILL BE LOWER THAN ADJOINING PROPERTIES,30 DAV NOTICE IS LEGALLY REQUIRED BYTHE OWNERS&CONTRACTORS TO THE ADJOINING PROPERTY OWNERS OUTSIDE THE I� O rc0 - al-'r-d- r�i SETBACKAREA. G ,`t o i_2 O r 32. DISTANCE FROM THE FACE OF FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH THICKNESS. Z m 0-S==- N M Z T N V w O L C 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 �J S m o a°JS 3 E T-4-4 & AND DR. DOOR HDR. HEADER PERIM. PERIMETER U. UNDER Q "'a 5Z� TN DO 34. SAFETY GLAZINGSHALLBE PROVIDED AT THE FOLLOWING HAZARDOUS LOCATIONS:CBC 2406.3 L ANGLE D.S. DOWNSPOUT HDWD. HARDWOOD PL. PLATE/PROPERTY LINE U.B.C. UNIFORM BULIDING CODE N Um=oa�U c° A.SWINGING AND SLIDING DOORS QC AT D.S.P. DRY STAND PIPE HDWR. HARDWARE P.LAM. PLASTIC AMINATE U.G. UNDERGROUND L.I_ vi 3 'Z '° aw H. B.WHEN LOCATED WITHIN 80-INCHES OF THE FLOOR SURFACE IN TUBS,SHOWERS,SUANAS,ORSTEAMROOMS. C CENTERLINE DWG. DRAWING H.M. HOLLOW METAL PAS. PASTER U.L. UNDERWRITER'S ABORATORY D c0i =.�.M, C.WITHIN A 24-INCH ARC OF EITHER VERTICAL EDGE OF DOORS AND WITHIN fie-INCHES OF WALKING SURFACE. 1 DIAMETER OR ROUND HORIZ. HORIZONTAL PLUMB. PLUMBING UNF. UNFINISHED W = Ing-o-- 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. F.-N p N T<`O E.ADJACENT TO STAIRWAYS,LANDINGS AND RAMPS WITHIN 36-INCHES HORIZONTALLY OF WALKING SURFACE AND WITHIN 60-INCHES ABOVE WALKING SURCFACE. PERPENDICUAR (E.) EXISTING HR. HOUR PLYWD. PLYWOOD U.N.O. UNLESS NOTED OTHERWISE =DI- Ca `m¢ � F.ADJACENT TO STAIRWAYS WITHIN 60-INCHES HORIZONTALLY OF BOTTOM TREAD OF STAIRWAY AND EXPOSED SURFACE IS WITHIN 60-INCH ABOVE NOSE OF TREAD. # POUND OR NUMBER EAST, ENTRY UNUo- Z HT./HGP. HEIGHT PWT. PAINTED) UR. URINAL rc 0 w m d°o T 35. CLEARANCE FOR WATER CLOSET TO BEA MINIMUM OF 24-INCHES IN FRONT AND I5-INCHES FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION.CPC 407.5 fL PROPERTY LINE, PLATE EACH HVAC HEATING VENTILATING/AIRCOND. P.O.C. POINT OF CONNECTION W a �ESl0,0G E.J. EXPANSION JOINT PR. PAIR V. VERTICAL Z o c=i -� ¢ m A.B. ANCHOR BOLT o , 0 -m 36. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ,INCHES(7.1SO.FT.)OR MORE IN THE CLEARFLOORAREA,ANDSHALALSOBECAPABLEOFENCOMPASSINGA30-INCH DIAMETER CIRCLE.CPC 411.7 EL.. ELEVATION I.D. INSIDE DIAMETER/INTERIORDESIGNER pROJ. PROJECTION VENT. VENTILATING � a� '` Nof � 37. WALL COVERINGS OR SHOWERS OR TUBS WITH SHOWERS SHALL BE OF CEMENT PLASTER,TILE,OR APPROVED EQUAL,TOAHEIGHTOFNOTLESSTHAN70-INCHES ABOVE DRAIN INLET.PROVIDE CEMENT BOARD OR ABV. ABOVE ELEC. ELECTRIC IN. INCH Zma , M° -M CEMENT PLASTER BACKING FOR TILE.CBC 1210.3 FVC AIR CONDITIONING PSL. PARALLEL STRAND LAMINATE VERT. VERTICAL Zr M ,� ELEV. ELEVATOR INSUL. INSULATION = M-o A.C. ASPHALT CONCRETE PT. POINT VER. VERIFY n m C, g N = m it 38. MIN.5/8"TYPE'X'MOISTURE RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS EMER. EMERGENCY INT. INTERIOR -c 0-2- 0 ACOUS. ACOUSTICAL R.A. RETURN AIR V.T.R. VENT THROUGH ROOF U o °zco- -=s 39. EXTERIOR LATH AND PLASTER:PROVIDE TWO LAYERS DEGRADE D PAPEROVER ALLWOOD BASE SHEATHING.CBC 2510.6 A.D. AREA DRAIN ENCL. ENCLOSURE INV. INVERT/INVERTED -'LMp� t0 °-Oc Ea E.P. ELECTRIC PANEL ADH. ADHESIVE RAD. RADIUS W. WEST, WIDE,WIDTH °-m o b ° d= 40. THE WATER HEAER BURNER TO BE AT LEAST 18-INCHES ABOVE THE GARAGE FLOOR,IF LOCATED IN A GARAGE.CPC 508.14 JAN. JANITOR R.D. ROOF DRAIN a.1 w = N n a a ADJ. ADJUSTABLE EQ. EQUALlEQUIVALENT W/. WITH Q ° ° 47. PROVIDE A3-INCH DIAMETER BY 3-FOOT TALL STEEL PIPE EMBEDDED IN CONCRETE SLAB FOR PROTECTION OF WATER HEATERS IN GARAGE.CPC 508.14 EQPT./EQPM. EQUIPMENT JT. JOINT R.D.L. ROOF DRAIN LEADER n y O dam° d d m E AL. ALUMINUM JST. JOIST RECPT. RECEPTACLE WD. WOOD J O m C E.W. EACH WAY 42. WATER HEATERS TO BE STRAPPED ATTOP AND BOTTOM WITH 1-112"X 16 GAUGE STRAP WITH 3l8"DIA.X 3'LAG BOLT EACH IND.CPC 508.2 ALT. ALTERNATE RECT. RECTANGULAR W.H. WATER HEATER g H o- 0 a d d ANOD. ANODIZED EXST. EXISTING KIT. KITCHEN W.C. WATER CLOSET Q 43, DRYER: EXH. EXHAUST REF. REFERENCE m 0 5° 0 c o exit-> o THE CLOTHES DRYERS VENT SHALL NOT EXCEED I4-FEET IN OVERALL LENGTH.CMC 504.3.2 A.P. ACCESS PANEL EXPO. EXPOSED L. LOW/LINEN REFR./R/F. REFRIGERATOR W.I. WROUGHT IRON � amem , aH Baa DRYER VENT TERMINATION MUST BE 3 FT.CLEAR FROM OPENINGS INTOTHE BUILDING(DOORS AND OPERABLE WINDOWS).CMC 504.5 APPX. APPROXIMATELY W.I.C. WALK IN CLOSET m m m 8 N m m PROVIDEA MIN.100 SQ.IN.OPENING INTHE DRYER DOOR.CMC.504.3.2 EXT. EXTERIOR L.A. ANDSCAPED AREA REG. REGISTER W E9$$ 0 cd APPV'D. APPROVED REINF. REINFORCEMENT WP. WATERPROOF C C in,, 3= o �0 ARCH. ARCHITECTURAL F. FIXED LAB. LABORATORY W.W.M. WELDED WIRE MESH Z ° m a ° ° m 44. SMOKE ALARMS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS(R314.3): F.A. FIREALARM LAM. LAMINATE REQ'D. REQUIRED v016 a o o m N N A.IN EACH SLEEPING ROOM. ASB. ASBESTOS RESIL. RESILIENT' III °d x - C d- B.OUTSIDEEACHSEPERATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS ASSY. ASSEMBLY FAC. FACTORY LAV. LAVATORY m E" 0 E C.ON REVERY LEVEL OF DWELLING, INCLUDING BASEMENT5AND HABITABLE Al-TICS. F.C.O. FLOOR CLEAN OUT LBS. POUNDS RET. RETAIN(ING), RETURN 0 2 m ,, E _= E AUTO. AUTOMATIC RM. ROOM 0 L- ° d ° m m SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UP AND INTERCONNECTED UNLESS EXEMPTED IN ACCORDANCE WITH SECTIONS R314.4&R314.5 B. BATH F.D. FLOOR DRAIN LFA LOAD FROM ABOVE H m E m ° ams a 45. CARBON MONOXIDEALARMSSHALLBEINSTALLEDIN7HEFOLLOWINGLOCATIONS(R3t5.3): BD. BOARD FDN. FOUNDATION L.H. LEFT HAND R.O. ROUGH OPENING ARBON DEOFIDEALA MSSH LL BE IN TALLEDINTHEFOLL WING THEBEDROOMS) F.E. FIRE EXTINGUISHER LKR. LOCKER R.R. ROOF RAFTER REVISIONS BEL. BELOW RWD. REDWOOD NO. REVISION DATE B.ON EVERY LEVEL OF THE DWELLING UNIT INCLUDING BASEMENTS. F.E.C. FINISH FLNGUISHER CABINET LT. LIGHT BET. BETWEEN CARBON MONOXIDE ALARMS SHALL BE HARDWIRED WITH BATTERY BACK-UPEND INTERCONNECTED UNLESS EXEMPTED INACCORDANCE WITH SECTIONS R314.4&R314.5 F.F. FINISH FLOOR LUM. LUMINOUS S. SOUTH BLDG. BITUMINOUS 46. ALL RECEPTACLE OUTLETS IN BATHROOMS,ABOVE KITCHEN COUNTERTOP,CRAWLSPACES,GARAGE,ROOFTOPS,OUTDOOROUTLETS,W7THIN6-FEETOFWETBARSINK/LAUNORVSINKTOBEPROTECTEDBVGROUNDFAULT BLDG. BUILDING F.G. FINISH GRADE S.A. SUPPLY AIR MAS. MAINTENANCE CIRCUIT INTERRUPTER(GFCI)CEC 210.8 F.H. FAT HEAD S.C. SOLID CORE BLK. BLOCK MAS. MASONRY 47. AL120VSINGLEPHASE,I5AND20AMPOUTLETS(RECEPTACLES,LIGHTING,SMOKE DETECTORS,ETC.)TOBE PROTECTED BV COMBINATION TYPE ARC-FAULT CIRCUIT INTERRUPTER(AFCI)CEC210.t2 FIN. FINISH S.C.D. SEAT COVER DISPENSER BM. BLOCKING FIX./FIXT. FIXTURE MAT. MATERIAL SCHED. SCHEDULE 48. ELECTRICAL SERVICE TO BE UNDERGROUND FOR NEW CONSTRUCTION OR ADDITIONS>50%.NBMC1232.015 B.0 BEAM MAX. MAXIMUM B.O. BY OWNER BY OTHERS F.J. FLOOR JOIST S.D. SUB DRAIN/SOAP DISPENSER M.B. METAL BOLT 49. INSPECTOR TO REVIEW AND APPROVE UNDERGROUND ELEC.SERVICE PRIOR TO CONCRETE PLACEMENT. BOT. BOTTOM F.L. FLOW LINE SEC. SECTION FLASH. FLOOR M.C. MEDICINE CABINET SEL. SELECTED 50. EDISONCOMPANYAPPROVALISREQUIREDFORMETERLOCATIONPRIORTOINSTALLATION BR. BEDROOM FLR. FLOOR MECH. MECHANICAL 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 B.W. BACK OF WALK, BOT. OF WALL MEMB. MEMBRANE SH. SHELF FLUOR. FLUORESCENT SRT. SHEET 52. FIREPLACE:DECORATIVE SHROUDS SHALL NOT BE INSTALLEDATTHETERMINATIONOFFACTORY-BUILTCHIMNEYSYSTEMSANDAREINSTALLEDINACCORDANCEWITHMANUFACTURER'SINSTALLATION CAB. CABINET F.O.C. FACE OF CONCRETE/FACE OF CURB MET./MTL. METAL SHT'G. SHEATHING INSTRUCTIONS R1005ANG.CMC(802.5.2.4) C.B. CATCH BASIN F.O.F. FACE OF FINISH MFR./MFGR. MANUFACTURER SIM. SIMILAR PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX INA SOLD FUEL BURNING FIREPLACE. CEM. CEMENT F.O.S. FACE OF STUD/FACE OF STRUCTURE M.H. MANHOLE SIMP. SIMPSON C.G. CORNER GUARD F.O.M. FACE OF MASONRY MIN. MINIMUM S.J. SOFFIT JOIST SOLID FUELBRUNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES."GASAPPLIANCE FIREPLACE MUSTCOMPLYWITH THE CALGREEN CODE REQUIRMENTS." CHAN. CHANNEL FP. FIREPLACE MIR. MIRROR S.S. STAINLESS STEEL MISC. MISCELLANEOUS 53. ALL DOORS FROM THE HOUSE INTO THE POOL AREA SHALL BEEQUIPPEOWITHANAPPROVEOALARMORANAPPROVEDALTERNATEDROWNINGPREVENTIONSAFETYFEATURE.CBC3109.4.4.2 CAG. CHANGE F.S. FLOOR SINK S.SK. SERVICE SINK C.I. CAST IRON FT. FOOT OR FEET M.O. MASONRY OPENING STA. STATION MOS. MOSAIC 54. WORK.I DISCREACPOIESARE ACPORS,SUB-CONTRDORINFORMATIONAPPRENTLYISTHOU HTTOEEMINGA ,NOTIFANICHITECT ITHIN24HARCHITECTURATCH,DRN ING,PDREPROCEEDINSWIH C.J. CONTROL JOINT/COEILINGINT FTG. FOOTING STD. STANDARD LEGIBLF HANDWRITTEN NOTE AND/OWRI ING(FAEDORI ORCO RESPO DENCELV ISPHOUGHPPOBE ISING ONDITI ARCPROVI EDOC 24HOUION(PH TOS,SK DRAWS,DWGF,.PHOTOCOPIES WITH CEG. CEILING (CEILING JOIST FURR. FURRING MTD. MOUNTED STL. STEEL ANDS GGESTWRITTENN(S)FOR DLUTION(SKET H,DRAING,CORRESPONDENCE).IF CONFLICT WITH EXISTING CONDITIONS,PROVIDE DOCUMENTATION(PHOTOS,SKETCHES,DWGS)OFEXISTING CONDITIONS CLKG. CAULKING FUT. FUTURE MUL. MULLION STOR. STORAGE AND SUGGEST PROPOSALS)FOR SOLUTION(SKETCH,DRAWING,AND/OR WRITING). 55. ISSUANCE OFABUILDINGPERMITDOESNOTRELIEVEAPPLICANTSOFTHELEGALREQUIREMENTSTOOBSERVECOVENANTS,CONDITIONSANDRESTRICTIONSWHICHMAYBERECORDEDAGAINSTTHEPROPERTYOR CLR. CLEAR F.V. FIELD VERIFY (N.) NEW STRUCT. STRUCTURAL TOOBTAIN PLANS.YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIORTO COMMENCEMENT OF ANV CONSTRUCTION AUTHORIZED BVTHIS PERMIT. CNTR. COUNTER N. NORTH SUSP. SUSPENDED CONC. CONCRETE GA. GAUGE NAT. NATURAL SYM. SYMMETRICAL 56. LAND.WALLS LOCATED IN FRONT AND BACK OF PROPERTY SHALL NOT EXCEED42'HT.REFER.LAND.DWGSFORLOC'T. COND. CONDITION GALV. GALVANIZED N.I.C. NOT IN CONTRACT T. TREAD CONST. CONSTRUCTION G.B. GRAB BAR/GRADE BEAM N.G. NATURAL GRADE T.C. TOP OF CURB 57. LAND.WALLS LOCATED BTW.NEIGHBORS SHALL BE SHARED ON PROP.LINE.REFER.LAND.DWGS AND SEE ATTACHED DOCUMENT FOR"AGRREMENTTO BUILDAFENCEORWALLCENEREDOVERTHEPROPERTY CONT. CONTRACTOR/CONTINUOUS G.C. GENERAL CONTRACTOR NO. NUMBER WALL. CORR. CORRIDOR. CORROSIVE GEN. GENERAL NOM. NOMINAL T.CL. TIME CLOCK J B N CTSK. COUNTERSUNK G.F.I. GROUND FAULT INTERRUPT N.T.S. NOT TO SCALE TEL. TELEPHONE 421 - 15 CTR. CENTER G.1. GALVANIZED IRON TEMP. TEMPERED O/. OVER TER. TERRAZZO DATE DBL. DOUBLE G.L.B. GLUS AM BEAM O.A. OVERALL T.&G. TONGUE AND GROOVE 10/14/15 DECO. DECORATIVE GND. GROUND OBS. OBSCURE THK. THICK DEPT. DEPARTMENT GR. GRADE O.C. ON CENTER T.O.S. TOP OF SLAB/SHT'G/STRUCTURE SHEET NO. DET. DETAIL GYP. GYPSUM O.D. OUTSIDE DIAMETER(DIMENSION) T.P. TOP OF PAVING D.F. DRINKING FOUNTAIN/DOUGASS FIR O.F.D. OVERFLOW DRAIN T.PL. TOP OF PLATE DIA. DIAMETER H. HIGH OFF. OFFICE T.SHTG. TOP OF SHEATHING DIAG. DIAGONAL H.B. HOSE BIB OPNG. OPENING TRANS. TRANSFORMER DIM. DIMENSION H.C. HOLLOW CORE OPP. OPPOSITE T.S. TOP OF STEP DN. DOWN HD. HARD T.W. TOP OF WALL TYP. TYPICAL ■ GENERAL NOTES 6 ABBREVIATIONS 3 NOTICE REGARDING CONDOMINIUMS 3 32 PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. I N C CO O N U CUU Lu N d � L y U 2 U A G U N O O 9 C d R Q O a r zm3 =0 3 O m' — Q do c e � o z 4 v a r O e 00 O m Ir ti 15.00' 0000 I rn BLDG. CORNER#2 I I INTERPOLATION 8.29+ (6.27/7.22)(.09) 8.37' I , BLDG. CORNER #3 I 17.35 NG (NEARBY SURVEY PT.) w e Q M Z O C/) � � 0C Cs Z N I Lu � Wz � J W Cl? � > rn o U) I I I O I 1 LOT 11I W � I o — � � cy) 17 r-----, r-----, II mi � z CO Q�lFe, __ 04 ii O7 -- _� 12 L a - — N 0 00 r-- -_� N Z co Lu ui w D D 0 ° I =�-A 0 I J U) Ia ri I � DOCUMENT VALID UPON , 1 Ai LIJ I L=. C:, o SURVEY PT. #1 8.17 ORIGINAL SIGNATURE c, I - I SURVEY PT. #2 8.37 SURVEY PT. #3 7.35 , SURVEY PT. #4 7.04 Q I OLU�aaNam3511mccpZ/FN 1 .o L'Jd TOTAL 30.93/4 F- mL, UOL3 � vc O GRADE PLANE= 7.73 rL ZUa2Cy ¢FUrL-U"NE�0oy m a r U S F_C� =d~ c O m a vOi U N U o O Z O L=w - O Q F a OL mZm BLDG. CORNER #4 o t m� 7.04 FS (NEARBY SURVEY PT.) azo Za G�loZ "a- ��Tg O BLDG. CORNER #1 ��m,,E-O rW C 8.17 FS (NEARBY SURVEY PT.) z m Q m T o� 0y r' omo"�E IJ �.'..-'F"F- I �f ' _j 0Ec �`Op �po O O'00 01 N XO w c t o a >O'n i� / � N � UpTN"OUN E m L c o m 0.0 N W 3 r n L i L V O cc J N N L'Url v.ll v' _ �-/ m .. m Tf n / OO REVISIONS NO. I REVISION DATE n GRADE PLANE EXHIBIT U 3/16" = 1'-0" JOB NO. 421 - 15 DATE 10/14/15 SHEET NO. T- 1 . 2 ss PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS > 15 STATUS W SITE DEV. ENCROACHMENT PERMIT REQ'D. NOTE:REPAIR/RECONSTRUCT FOR ANY WORK PROPOSED IN THE ¢ ALL,EXISTING,DAMAGED AND A - PUBLIC R.O.W. BROKEN CONCRETE PANELS Cn " - c CAUSED BY CONSTRUCTION / o ALONG ENTIRE STREET 19 U Y FRONTAGE. N89049'04"W 60.06' \ W W :: F A L ENCROACHMENT PERMIT REQ'D. T V c FOR ANY WORK PROPOSED IN y 21 THE PUBLIC R.O.W. U o a 9 9 9 9r I U c - > o a U 0 m NOTE:INSTALL NEW ADA ACCESSIBLE _ - - - - - - - - - - - - - - - - c c d _w_ - - - - - - - - - - - - _�_ - - - - - - - - - - - - - - - -c } - RAMP PER C.N.B.STANDARDS. 3 W U i 2 3 W W 3 a LOT 10 ° LOT11 36"MIN. 4 1/2" J 11 8 EO.E __ __ -__-__-__-__-__-__-__-__-__-__-__ _ __ __ __ __ __ __ __ __ _ __-__-__-__ r CLR - ' - ' 25/8" 2'-0" . 3 v o F' 20,-9' 11 20'-0^ � � � '� - S r CUR. .. CUR. 13 W �� -- • I 7� H \\ , a. rA Q i 17 -0 5/8" V CUR. I 3 6 Z Z �I 8'-65/8" 8'-6" o _ F.O.F. W GUEST J GUEST 3314^ / > PARKING PARKING > `7 N U / w W - < -_ ►� ® W O , o > I! O d Q co m L z I I o U � H SCO CV T JJNL0 NOTE:REPAIR/RECONSTRUCT ALL,EXISTING,DAMAGED AND BROKEN CONCRETE0 LU a O / n _L GUTTER AND SIDEWALK CAUSED BY URB Z Z LLJ V O CONSTRUCTION ALONG ENTIRE STREET FRONj UNIT B 2 - CAR UNIT A 2 - CAR T z Q j 1s CID GARAGE GARAGE16 o U)P.O.W. NOTE: �. IN CASE OF DAMAGE DONE TO PUBLIC WORKS IMPROVEMENTS SURROUNDING THE DEVELOPEMENT SITE BY THE PRIVATE CONSTRUCTION,ADDITIONAL RE-CONSTRUCTION WITHIN THE PUBLIC RIGHT-OF- WAY COULD BE REQUIRED AT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 16 SPRINKLER SPRINKLER 16 UTILITIES NOTE: RISE RISER/RISER/COMMERCIAL ALL EXISTING OVERHEAD UTILITIES SHALL BE UNDERGROUND. 18 18 IMPROVEMENTS NOTE: Q ALL IMPROVEMENTS SHALL BE CONSTRUCTED AS REQUIRED BY ORDINANCE AND PUBLIC C-) ACC. BATH 17 1 n ACC. BATH WORKS DEPARTMENT. - 17 BACK ENTRY 17 DIMENSION NOTE: I 18 18 2 6 3/a ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT.WALLS)OR FACE OF STRUCTURE(F.O.S.) U - CH, ESI - o.F. I TYP. U.N.O. ROUNDED TO THE NEAREST 1/8"-CONTACT ARCHITECT IN WRITING FOR ANY Q RAc/ 12 l l 7' 12 2'-93/4" CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. LU CID - � 12 . COs �_______� 10 o / KEYNOTE LEGEND UU / UTILITY F -� F -� UTILITY ® 1 PROPERTY LINE Cn O -------a L=======a FAU � 2 FRONT YARD SETBACK � a r , r 3 0 LOT LINE �. -------� b =_____� 48"CLR. L 4 GUTTER co co 22 22 5 CENTERLINE OF STREET u6 CURBm LLI K=======d -_______� L_______� L__=-=__� I 7 LINE OF SECOND FLOOR ABOVE _ O Z N 6_______ J E_======_i 8 (EJ STREET LIGHT-PROTECT IN PLACEUj TRASH LOC'N TRASH LOC'N 1 9 (E.)ONSITE TREE TO BE REMOVED LJ_I \ 10 FAU-PROVIDE GAS S.O.,POWER,AND VENTING AS REQ'D.BY MFGR. J LL.I - / 11 REAR YARD SETBACK-TOP OF SLOPE / -- - ------ 12 MAIN SERVICE PANEL,200 AMP MAX.(MAINTAIN 36"CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) Lf- <, 1 I q 13 (E.)ELECTRICAL PULL BOX,REF.SURVEY 14 (E.)MAN HOLE COVER(REF.SURVEY&CIVIL.DWGS.) J (n 15 (E.)WATER VALUE LOCATION(REF.SURVEY&CIVIL DWGS.) 16 WATER HEATER-TANK-LESS(ON DEMAND-DIRECT VENT)WALL-MOUNT+44"MIN.,'NORITZ'OR EQUIV.-VERIFY SIZE 2 REQ'D.W/.MFGR.INSTALL PER MFGR.SPEC. -- -- --- r i 17 (N.)GAS METER LOCATION(REF.CIVIL DWGS.) UNIT 'B' -- --- -- - -- UNIT 'A' 1 18 (N.)WATER METER LOCATION(REF.CIVIL DWGS.) CV COMMERCIAL -- COMMERCIAL I 19 POWER POLE-PROTECT IN PLACE / -- --- -- --- Y 20 A 10'RADIUS CORNER CUT OFF,DEDICATED TO THE CITY FOR STREET PURPOSES N �O SPACE ', SPACE < 21 ADA ALLEY APPROACH o � 22 TRASH LOCATION-SCREEN FROM STREET AS NEEDED Fn 23 ADA CURB ACCESS RAMP in W 24 (E.)PARKING METER TO REMAIN-PROTECT IN PLACE N 8.41'T.O.S. ! III O 25 WHEEL STOP.INSTALLED WITH FURTHEST FACE 30"AWAY FROM INTERIOR END OF PARKING SPACE O) f 8.41'T.O.g.� N lj I O Z J 26 FREE STANDING"ACCESSIBLE PARKING"SIGN TO BE CENTERED AT THE INTERIOR END OF PARKING SPACE, I W � DESIGNED FOR"VAN ACCECIBLE"WHERE APPROPRIATE J 27 WARNING SIGNAGE REGARDING UNAUTHORIZED USE OF DISABLED PARKING SPACES IS POSTED CONSPICUOUSLY L0 CA U AT EACH ENTRENCE TO OFF STREET PARKING FACILITIES OR EMMEDIATELY ADJACENT TO AND VISIBLE FROM EACH DOCUMENT VALID UPON G STALL OR SPACE O O 28 DETECTSBLE WARNING SURFACE/TRUNCATED DOMES TO BE IN-LINE AND IN YELLOW COLOR CONFORMING TO FS o I o 33538 OF FEDERAL STANDARD 595C CD CD O 29 LOADING AND UNLOADING ACCESS AISLE SERVING PARKING SPACES SHALL COMPLY WITH SECTION 11 B-502.3. W SHALL BE MARKED WITH A BLUE PAINTED BORDER LINE AROUND THE PERIMETER.THE AREA WITHIN THE BLUE Z I Z 1 BORDERLINES SHALL BE MARKED WITH"HATCHED LINES". 30 ALL ACCESSIBLE ENTRIES SHALL HAVE A MIN.5"x 5"INTERNATIONAL SYMBOL OF ACCESSIBILITY DISPLAYED ON THE STRIKE SIDE OF THE DOOR Q1 19 15' 0„ 31 ADA TACTILE SIGNAGE AT 60"HIGH AT STRIKE SIDE OF DOOR STATING"EXIT'.REF.DTL.VAD-4 d 32 THRESHOLD.THE FLOOR OR LANDING SHALL NOT BE MORE THAN 1/2"LOWER THAN THE THRESHOLD OF THE F- Q DOORWAY.CHANGE IN LEVEL BETWEEN 1/4"AND 1/2"SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1 UNIT H TIT 31 30 30 31 32 VERTICAL TO 2 UNITS HORIZONTAL(50%SLOPE).CHANGE IN LEVEL GREATER THAN 1/2"SHALL BE ACCOMPLISHED 4 BY MEANS OF A RAMP,PER SEC.11 B-303.4 Z Z I 33 DIRECTIONAL ACCESSIBLE ROUTE SIGNAGE TO ACCESSIBLE BUILDING ENTRANCES AND FACILITIES SHALL BE • POSTED AS NECESSARY DISPLAYING THE INTERNATIONAL SYMBOL OF ACCESSIBILITY ORIGINAL SIGNATURE U) 2 3/4" X F.O.F. NOTE:(E.)POWER POLE TO BE REMOVED m LU /\ 3 3/4" (UNDERGROUND AS REQ'D.BY UTILITY& �'5 22 r r PUBLIC WORKS c=1 o ro 0. o ACCESSIBLE PATHWAY �F ) T o 0 d 3 ,S U-._ to C n_ C L p � .. n 26 27 26 27 mtv'E6OLa 28 o�x 0M znL Hew °L N �( yTt¢ 033E 8'-8" 12'-0" 8'�0" ` t>,mp _' P 0 33 MIN. IN. rU m c O a 2 F- w. 3 0z � nW 0 > > a 0 -... Wm¢cmvPO« ARCHITECTURAL SITE PLAN w = ,- ��� N ° �¢ 4 3/8" 25 25 1 1 n _ 0 No 0.0 O Z 25'-10 I 1�,4 1,-O„ �N�� E0OZ F.O.F. ''/^� ¢ - o L m Z m 29-10" \ VJ z o= >wc¢ m Q U N"mK G / I z2'Q L, L- TRUE NORTH PROJECT NORTH Q 'o, = odzTo° d 7o- rl l _ U� � ° ° E L L .,� namOr wO-- o LL o m ny ° c Dai avimE F.O F. N N O ro m U y'°m J N d ° O U 1. FIELD VERIFY EXISTING CONDITIONS AND ELEVATIONS.IF ANY DISCREPANCIES ARE ENCOUNTERED,NOTIFY U..I 2 o o 1. EXISTING SEWER LATERAL TO BE CHANGED AND A CLEANOUT INSTALLED TO COMPLY WITH CITY STANDARD THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 0 °5 v a,0.0 $a 5'-10 1/4" IF ANY OF THE FOLLOWING CONDITIONS OCCUR: d B.ADDITIONALIPLOEXISTING SEWER IS UMBING FIXTURES REQNE UIRE INCREASE IN SEWER SIZE 2. LAW REQUIRES DIG ALERT IDENTIFICATION NUMBER BE SSU BEFORE A PERMIT TO EXCAVATE IS VALID. E o $ $ c s THAN 50% TOLL FREE 1.800.227.2600 TWO WORKING DAYS BEFORE YOU DIG. om �`o_ _ y _ ED C.IF AREA OF ADDITION IS GREATER T ° D.EXISTING SEWER IS UNSANITARY v G g o o m N w' ° 3. MAINTAIN A MINIMUM OF 2%POSITIVE DRAINAGE AWAY FROM THE STRUCTURE. 0 ° xm E-' o°1 , I - E.IF STRUCTURAL REMODEL+ADDITION IS>THAN 50%. m s 0 `0 E c$ E 2 5m �\ 13 4. ALL WORK SHALL BE IN ACCORDANCE WITH THE CODES OF THE GOVERNING AUTHORITY AND SPECIAL Q 2 m ° o-'m 0 o- 2. SUBMIT SEPER SE PERMIT FOR SOUND ATTENUATION FOR A/C.UNITS IF INSTALLED.SOUND LEVEL NOT TO REQUIREMENTS OF THE BUILDING PERMIT. 1 7L -, EXCEED SOdBA PER SECTION 10.26.045 OF THE N.B.M.0 REVISIONS 14 5. VERIFY LOCATION OF EXISTING UTILITIES PRIOR TO COMMENCEMENT OF ANY WORK. ' ) l 3. DISTANCE FROM FACE OF THE FOUNDATION TO PROPERTY LINE TO BE ZONING SETBACK PLUS WALL FINISH NO. REVISION DATE O, o 1 THICKNESS(MINIMUM). 6. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5'(CUT VERTICALLY)AND FOR 9 23 SHORING&UNDERPINNING.CONTRACTOR TO PROVIDE CITY W/./COPY OF PERMIT. a d Oi / © 4. A Cal-OSHA PERMIT IS REQUIRED FOR EXCAVATOR DEEPER THAN 5'AND FOR SHORING AND UNDERPINNING. 0 0 4'-0" / \ - o CONTRACTOR TO PROVIDE ACOPY OF OSHA PERMIT. MIN. _ - 20 /�,, ry 7. VERIFY LOCATION OF WATER METERS,ELECTRIC METERS AND GAS METERS INDICATED ON PLANS ARE IN 5. SOILS ENGINEER TO REVIEW AND APPROVE FOUNDATION AND GRADING PLANS PRIOR TO ISSUING A PERMIT. ACCORDANCE WITH SERVICING UTILITY COMPANY REQUIREMENTS PRIOR TO PLACEMENT,REPORT ANY CONFLICTS TO ARCHITECT IMMEDIATELY. NOTE:INSTALL NEW ADA ACCESSIBLE RAMP_ V _ N O .,.RAMP-LEVATORS SHAFTS,CHUTES AND DUMBWAITER SHAFTS TO BE 1-HR RATED(2007 CBC)FOR TYPE V I/ A // ,��.� PER C.N.B.STANDARDS. 8. ALL SUBSURFACE DRAINS SHALL BE SCHEDULE 40 OR SDR 35 ABS 4"MIN. G � 1 BUILDINGS �% j / PARKING �'� I EXTERIOR STAIRS AND EXIT BALCONIES SHALL NOT PROJECT INTO AREAS WHERE PROTECTION OF OPENINGS 9.G CERTIFICATION OF SUITABLE FILL(INCLUDING TRENCHES,BACKFILLS,RETAINING WALLS, PAD/ROUGH c �: �� "' GRADE,ETC. AND ITS SATISFACTORY PLACEMENT SHALL BE SUBMITTED BY THE SOILS ENGINEER TO THE IS REQUIRED PER 2010 CBC. BUILDING DEPARTMENT. L / 8. PROVIDE SMOKE DETECTORS IN EACH HALLWAY LEADING TO SLEEPING ROOMS IN EACH SLEEPING ROOM OF 9 I NEW AND EXISTING CONSTRUCTION,ON TOP OF STAIRWAY,AND IN EACH STORY, IN NEW CONSTRUCTION 10. ALL UTILITY TRENCH BACKFILL SHOULD BE PLACED TO THE FOLLOWING STANDARDS:90 OF THE z � N89°50'26"W 60.05' I 29 / / DETECTORS TO BE HARD WIRED WITH BATTERY BACK UP, DETECTORS SHALL BE INTERCONNECTED TO SOUND AT LABORATORY STANDARD IF NATIVE OR SAND MATERIALS ARE USED AS BACKFILL. L�J 1/ // THE SAME TIME. 11. EXTERIOR TRENCHES PARALLELING A FOOTING AND EXTENDING BELOW A 1:1 PLACE PROJECTED FROM 9. KEEP THREE FEET CLEAR FROM FACE OF ELECTRICAL PANEL TO ANY WALL SURFACE OR OBSTRUCTION. THE OUTSIDE BOTTOM EDGE OF THE FOOTING SHALL BE COMPACTED TO 90%OF THE LABORATORY STANDARD.SAND BACKFILL SHOULD NOT BE ALLOWED IN THESE TRENCH BACKFILL AREAS.DENSITY TESTING 24 - / \ _ i / I/ ALONG WITH PROVING SHALL BE ACCOMPLISHED TO VERIFY THE DESIRED RESULTS. (E.)CONCRETE SIDEWALK YY 10. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION. 11. CONTRACTOR TO PROVIDE CONSTRUCTION FENCING PROTECTION PER C.N.B. C FIELD INSPECTORS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENTS PRIOR TO CONCRETE PLACEMENT. 20'-0" 3'-0" 29-10" T-0" 19 I 12. THE REMOVAL OF ANY CITY TREE REQUIRES PRIOR APPROVAL FROM GENERAL SERVICES DEPT. 13. PROVIDE PEDESTRIAN PROTECTION ADJACENT TO PUBLIC WAYS AS FOLLOWS: (E.)ON-STREET PARKING-TO REMAIN 6 � 13. POOLS,SPAS,WALLS,FENCES,PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE TABLE 3306.1 \ 8 0' � � SEPARATE REVIEWS AND PERMITS. PROTECTION OF PEDESTRIANS JOB NO. 421 - 15 - - - - - - - - - _ - - - - - - - - - - - - - - - - - - - - - Ci_ - - - - - - - - _ _ - - - - - - - - - - - HEIGHT OF 14. PROVIDE TREES IN THE PARKWAY ADJOINING THIS SITE TO THE SATISFACTION OF THE GENERAL SERVICES TYPE OF PROTECTION W 1'-0" 8'-0" DEPT.(949.644.3083).APPROVAL FROM GENERAL SERVICES IS REQUIRED ON THE INSPECTION CARD PRIOR TO CONSTRUCTION DISTANCE FROM CONSTRUCTION TO LOT LINE REOUIRED DATE W FINAL. 5feetor more Constructionralll 10/14/15 8 feet w less ENCROACHMENT PERMIT REQ'D. m NOTE:REPAIR/RECONSTRUCT NOTE:RELOCATE(E.)UTILITY 15. PROVIDE CONSTRUCTION FENCING FOR NEW CONSTRUCTION AND FOR ADDITION PLUS REMODEL PROJECTS 5 feet or None SHEET NO. FOR ANY WORK PROPOSED IN ALL,EXISTING,DAMAGED AND BOX TO MAINTAIN CLEAR EXCEEDING 75%OF THE AREA OF PROPOSED STRUCTURE. FENCE HEIGHT TO BE BETWEEN 72"AND 84"HIGH. Less than 5feet Barrier and covered walkway THE PUBLIC R.O.W. N BROKEN CONCRETE CURB, PEDESTRIAN PATH OF 36"MIN. O GUTTER AND SIDEWALK CAUSED 16.PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE 5feet or more,but not more than one-fourth the height of construction Barrier and covered walkwa BY CONSTRUCTION ALONG More than 8 feet ENTIRE STREET FRONTAGE. OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. 5 feet or more,but between one-fourth and one-halt the height of construction Barrier �- O 29TH STREET b 5 feet or more,but exceedingone-half the height of construction None W hen required,fence barrier and walkway cover to be constructed per CBC 3306.5,3306.6 and 13306.7. 2 NEWPORT BEACH NOTES 1 SITE PLAN NOTES PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. / \ Cn E � o � U U .N. W N � _ N a N O i O L C 7 m 3 a � \ co o c o M r w Q O Q N U Q J N J 0 LU Z J o z w U o J 0� W M co U Q I U I � o = f a I 4 O Q W 00 LLIO N JILz (D N uj O a W Z W AXONOMETRIC - SOUTHWEST AXONOMETRIC - SOUTHEAST 2 1 � J QN N \ DOCUMENT VALID UPON \ \i ORIGINAL SIGNATURE O0 n U N@ d N C y O ny.-L� � a 3 CO W > � @ UOLSI pJ O�U=- v 'AN a C N� O L O Z 0 3 W o o@ o Q 0 W U N w~_U @ OT ❑ �� N ��m� m m0 mm�n °� aoi z E N N 'O/^� vJ o o V o@ a o E _ a N 7 N N O O LIQ d r. i J 00 Z y C t O N O n W@ y pd N L G @ @ @ U N @ @ C E�dw 31L- o�ct M � �s� ° amara REVISIONS NO. REVISION DATE I � d I I 6 a I O , O n AXONOMETRIC - NORTHWEST AXONOMETRIC - NORTHEAST L Y JOB NO. 421 - 15 DATE 10/14/15 I SHEET NO. Al 3� PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. STAIRWAY NOTE: 2 3 3 MECHANICAL VENTILATION NOTE: ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS (n A-10 A-9 q_g THAN 1 FOOT CANDLE(CBC 1205.4) 1. PROVIDE WHOLE BUILDING MECHANICALNOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF u VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION v 4,WITH EXCEPTION THAT NATURAL VENTILATION SHT'G. (F.O.S.) FOR EXTERIOR WALLS, TYP. U.N.O. w ; r; THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE g .- ALTERNATIVE TO WHOLE-BUILDING VENTILATION(BEES 152(a),EXCEPTION 5 TO SECTION 152(a)). FOR c _ — _ — _ — - - - - _ — _ — _ — - - - - _ — _ — _ — - - - - CONTINUOUS WHOLE-BUILDING VENTILATION,MIN. REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 y — S.F.OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR KEYNOTE LEGEND U c a EACH OCCUPANT(ONE OCCUPANT PER BEDROOM+1). � VENTILATION TO BE PROVIDED BY EXHAUST AIR,SUPPLY 1 FREE STANDING"ACCESSIBLE PARKING"SIGN TO BE CENTERED AT THE INTERIOR END OF PARKING SPACE, m m AIR OR COMBINED EXHAUST AND SUPPLY AIR. DESIGNED FOR"VAN ACCECIBLE"WHERE APPROPRIATE I 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM 2 DETECTSBLE WARNING SURFACE/TRUNCATED DOMES TO BE IN-LINE AND IN YELLOW COLOR CONFORMING TO FS ¢ 3 VENTED TO OUTDOORS WITH RATE=100 CFM(PART OF 33538 OF FEDERAL STANDARD 595C WHOLE-BUILDING VENTILATION REQUIREMENT). 3 WHEEL STOP. INSTALLED WITH FURTHEST FACE 30"AWAY FROM INTERIOR END OF PARKING SPACEz --�G 3 3 3/4" 59'-4 1/2" 3314" 4 SURFACE IDENTIFICATION 36"x 36"INTERNATIONAL SYMBOL OF ACCESSIBILITY MUST BE LOCATED IN STALL SO THAT O 5 b o CALCULATIONS: IT IS VISIBLE BY A TRAFFIC ENFORCEMENT OFFICE WHEN A VEHICLE IS PROPERLY PARKED IN THE STALL(CENTERED m — TOTAL S.F.(UNIT'A'): 2355 S.F. AT ENTRANCE TO STALL RECOMMENDED) d o 21'-0516" 1T-25/8" 21'-1 114" (.03)2355 SF x 1/100 CFM/SF+7,5 CFM x OCC.(BED.+1)= 5 LOADING AND UNLOADING ACCESS AISLE SERVING PARKING SPACES SHALL COMPLY WITH SECTION 1113-502.3.SHALL11 y c (.03)2355 CFM+(7,5 x 4)=100.65 CFM RED D. BE MARKED WITH A BLUE PAINTED BORDER LINE AROUND THE PERIMETER.THE AREA WITHIN THE BLUE 7 Q 1-1 BORDERLINES SHALL BE MARKED WITH"HATCHED LINES". L, — 1'-67/8" 18'-0" 1'-57/8" 1'-65/8" 18'-0" 1'-65/8" CALCULATIONS: 6 WARNING SIGNAGE REGARDING UNAUTHORIZED USE OF DISABLED PARKING SPACES IS POSTED CONSPICUOUSLY AT TOTAL S.F.(UNIT'B'): 2343 S.F. EACH ENTRENCE TO OFF STREET PARKING FACILITIES OR EMMEDIATELY ADJACENT TO AND VISIBLE FROM EACH m T (.03)2343 SF x 11100 CFM/SF+7.5 CFM x OCC.(BED.+1)= STALL OR SPACE 7O (.03)23.43 CFM+(7.5 x 4)=100.29 CFM REQ'D. 7 DIRECTIONAL ACCESSIBLE ROUTE SIGNAGE TO ACCESSIBLE BUILDING ENTRANCES AND FACILITIES SHALL BE ryry�� o _ 1 O POSTED AS NECESSARY DISPLAYING THE INTERNATIONAL SYMBOL OF ACCESSIBILITY W o 17 I 8 ALL ACCESSIBLE ENTRIES SHALL HAVE A MIN.5"x 5"INTERNATIONAL SYMBOL OF ACCESSIBILITY DISPLAYED ON THE STRIKE SIDE OF THE DOOR 9 ADA TACTILE SIGNAGE AT 60"HIGH AT STRIKE SIDE OF DOOR STATING"EXIT".REF.DTL.4/AD-4 10 THRESHOLD.THE FLOOR OR LANDING SHALL NOT BE MORE THAN 1/T'LOWER THAN THE THRESHOLD OF THE 17 p 17 DOORWAY.CHANGE IN LEVEL BETWEEN 1/4"AND 1/2"SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1 UNIT �L VERTICALA 2 UNITS HORIZONTAL SLOPE).CHANGE IN LEVEL GREATER THAN 1/2"SHALL BE ACCOMPLISHED BY ,I _ MEANS OF A RAMP,PER SEC.11 B-30303.4 7,f11 FRONT APPROACH,INTERIOR DOORS ON PUSH SIDE SHALL HAVE A48"CLEARANCE IN-FRONT OF DOOR FROM SWING SIDE TO 12"MIN.PAST EDGE OF DOOR AT STRIKE SIDE.REF.DTL.12/AD-3 12 FRONT APPROACH,EXTERIOR DOORS ON PULL SIDE SHALL HAVE A 60"CLEARANCE IN-FRONT OF DOOR FROM SWING SIDE TO 24"MIN.PAST EDGE OF DOOR AT STRIKE SIDE.REF.DTL.12/AD-3 13 ON DOORWAYS LEADING TO SANITARY FACILITIES THE SYMBOLS TO BE PROVIDED ARE 12"EQUILATERAL TRIANGLE FOR MEN,OR 12"DIAMETER CIRCLE FOR WOMEN, 114"THICK CENTERED ON DOOR 60"ABV.FLR.PICTOGRAMS SHALL GUEST GUEST CONTRAST WITH THEIR BACKGROUND. 14 WALL MOUNTED SIGNAGE APPROPRIATE TO ROOM USE SHALL BE MOUNTED AT THE ENTRANCE TO SANITARY FACILITIES.REF DTLS.10,11/AD-4 UNIT 'B' 2 - CAR PARKING PARKING UNIT 'A' 2 - CAR I 151-1/2"MAX.STEP AT OUTSWING DOORS(R311.3.1) GARAGE GARAGE 16 GAS STUB OUT-VERIFY LOC'N.W/.G.C. e 17 VEHICLE-MINIMUM PARKING DIMENSIONS ON PLANS 1 b b Jj b Jj 1 18 FAU-PROVIDE GAS S.O.,POWER,AND VENTING AS REQ'D.BY MFGR. w A-8 N N q-$ 19 TOILET-MIN.24"CLR.IN FRONT,MIN.30"CLR.WIDTH,REF.CAL GREEN NOTES FOR FLOW RATE INFO. Q _ 20 SINK-AS SELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W1.OWNER) I 21 A/C.CONDENSER UNIT-SIZE TBD-PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D.(SOUND ATT.REQ'D.BY N C.N.B.) Q J J N In 8'-6 518" a'-6" 22 TRASH LOCATION-SCREEN FROM STREET AS NEEDED J O m - CLR. CLR.If I I 23 WATER HEATER-TANK-LESS(ON DEMAND-DIRECT VENT)WALL-MOUNT+44"MIN.,'NORITZ'OR EQUIV.-VERIFY SIZE p w Z Q - REQ'D.W/.MFGR.INSTALL PER MFGR.SPEC. LL } („) c:) i z Zw o 24 1-3/6"MIN.SOLID CORE DOOR,SELF CLOSING&SELF LATCHING(R302.5.1) J �. w Ch 0 25 STAIRS-MAX.7.75"RISE,MIN.10"RUN,PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 WZ Q FOOT CANDLE(CBC 1205.4)REF.DTL.3/AD-1 Z Q C CoI 6" 20'-0" 20'-0" 23 DLR. 7ci�) 15 CLR. 23 3X4 FRMG. 30"x 48"CLR 14 30"x 48"CLR 12 48"MIN. SPRINKLER RISER SPRINKLER RISER �� 21 I AD4 CLR. 23 (COMMERCIAL) (COMMERCIAL) 48"MIN. U ACCTH 4 6 24 24 3'-7" CLR.` Iv 3 va 19 L - - - - P' L —AC-CC. BI�jTH O Q 20 20 60" MIN. QO I o U L L \ r CLR. 12 13 — —CLR. J Lu A-9 MECH. MECH. " " \ nD-a N A 9 ' m 30"x 48"CLR_ 30°x 46"CLR—I 1 s BACK ENTRY _ 16UJ �. V U in ni 1618 I > O _ 14 13 18 16 _______ �__=====T a UTILITY n=====__� F=======w 14 13 I m > Co a 17 11 10 22 �� Lu i iii 22 UTILITY , 11 10 eco O FAU ININ= '-51/4"_._� -=3'_ q 5V4"== L FAU ... 15 2, 6. (I -- CUR. -- -- CLR Z ---eu� 12"MIN. iii ,i n 12"MIN. CLR. TRASH LOC'N _______� F=====__ TRASHI LOC'N CLR. I W Oto r 4'-4" 5'-11/4" 5'-5 112" 8'-1318" 4'-4"p=======a L=9'-01/2"==I T-5112" 4'-1" T-41/4" 5'-1114" T-0" I SOUND TRANSMISSION CONTROL NOTES: LL.I 1.APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND LLI 8 _� 9 N SEPARATION WALL. O ---------- I Ll 1 2.ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT SEALANT. (n ° I 3.ALL RIGID CONDUIT,DUCTS,PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE n------- ------- I ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES,MOUNTS OR MINIMUM 1/4"THICK n __ p_2" __ � APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) ri-0-1 4.METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: (V DUCTS SERVING ONLY EXIT WAYS,KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) _ -5114"-- -3'-51/4 - Z 5.MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"BEYOND THE PIPE OR DUCT, (V CLR.___ _ CLR..__ I - WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES a a a THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 6.ELEC.BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ.BY 24",BACK AND SIDES TO BE SEALED WITH 1/8" UNIT 'B' 25 UNIT 'A' OUTLETS MUST BET STALLLEDIN BOXES AC OND BACKED IRD NGLY)MUM MINERAL FIBER INSULATION.(TV,PHONE&INTCOMM. COMMERCIAL 25 COMMERCIAL 3 7.WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. SPACE SPACE lO A SOUND TRANSMISSION CONTROL NOTES DOCUMENT VALID UPON 14 1-HR. RATED FLR./CLN'G. ASSY (2) LAYERS 5/8" TYPE 'X' GYP. BD. MIN. I a 2 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 12/AD-2 2 A-8 A-8 I� 10 s 8 6 9 10 ® 1-HR. & SOUND RATED EXT. PARTITION REF. DTL. 7/AD-2 ORIGINAL SIGNATURE 0 INTERIOR FIRE RATED PARTITION REF. DTL.6/AD-2 o O'J LCA 3: a M C« O � N.Y'L-O ® 3 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-2 or�Na mit � NUF- NCLV N 2 PARTY WALL PARTITION REF. DTL. 9/AD-2 m 6-Sm , J 0 0 O.F u N 12 6 1 6 1 12 _ o.c.=w 0- 0 s D NEW WALL - 2 x 6 STUDS @ 16" O.C. 1'-5"6318" 10'-3' 2'-65/8" 2'-6518" 15'-7314" 5318" / - _ - - - - . I J" W �T� -2 " s I O NEW WALL - 2x4 STUDS@16O.C. FoNo . c¢o z � 7 - 11 N O o 7 N ` T 1 3 � 1 WALL W/. STONE VENEER - 2 x 6 STUDS @ 16 O.C. 0 a; - ° o c A-9 A-9 ryfL LilO oK � I CONCRETE RETAINING WALL - REF. STRUCTURAL J or -8m"a LL o d Z �o o TL CONCRETE MASONRY WALL - 6" CMU U.N.O. J �5 g T¢6 €== O ,0 0 0 ry= a W O w L Yl y \ 2,3 O 9�N'O CE / o.voacicddm. ® WINDOW - REFERENCE SCHEDULE LV 2 � E g N 2tO a _ . Ox 6 CIL I J m �$vc o.ai�b. VAN w m 10'-23/8" �/� Eo$« rH eO ad (A V/ V N N O N N N io CLR. o -m c a m w a ❑ DOOR - REFERENCE SCHEDULE L—L L= ' EE= LL H 00 4 REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE COLUMN - WOOD, REF. STRUCTURAL DWGS. 3 FURNITURE - FOR PRESENTATION PURPOSES ONLY 10 NO PARKING / FIREPLACE - PREFAB GAS-ONLY APPLIANCE I � ° )) PLUMBING FIXTURE - SINK (AS SELECTED) 4'-8 1/2" 11 11'-53/4" 16'-21/4" 3r-13/4" 1V-01/2" PLUMBING FIXTURE - TOILET (AS SELECTED) 3314" JOB NO. 421 - 15 LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS DATE 10/14/15 101 DOOR TAG - REFERENCE SHEET A-8 SHEET NO. 2 3 3 1 FIRST LEVEL FLOOR PLAN 1/4" = 1'-0.1 1i WINDOW TAG - REFERENCE SHEET A-8 A-10 A-9 A-s KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A L PLAN LEGEND PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS MECHANICAL VENTILATION NOTE: STATUS 1. PROVIDE WHOLE BUILDING MECHANICAL SITE DEV. VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4,WITH EXCEPTION THAT NATURAL VENTILATION r N THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ALTERNATIVE TO WHOLE-BUILDING VENTILATION(BEES �- 152(a),EXCEPTION 5 TO SECTION 152(a)). FOR < Y 2 3 3 CONTINUOUS WHOLE-BUILDING VENTILATION,MIN. 'e ; REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 w Y A-10 A-9 A-8 S.F.OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR EACH OCCUPANT(ONE OCCUPANT PER BEDROOM+1). m VENTILATION TO BE PROVIDED BY EXHAUST AIR,SUPPLY c AIR OR COMBINED EXHAUST AND SUPPLY AIR. T U c 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM VENTED TO OUTDOORS WITH RATE=100 CFM(PART OF �J WHOLE-BUILDING VENTILATION REQUIREMENT). Y m Ir - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - CALCULATIONS: ¢ w � I TOTAL S.F.(UNIT'A'): 2355 S.F. 3 (.03)2355 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1)= c 3 (.03)2355 CFM+(7.5 x 4)=100.65 CFM REQ'D. z 22 3 CALCULATIONS: O m - TOTAL S.F.(UNIT'S'): 2343 S.F. Q (.03)2343 SF x 11100 CFM/SF+7.5 CFM x OCC.(BED.+1)_ c 33/4" 59'-41/2" 3314" (.03)23.43 CFM+(7.5x4)=100.29 CFM REQ'D. 7 ¢ v x 21'-05/8" 38'-37/8" y o v V-31 2'-8114" 81-01 2'-113/4" 2'-6 3!4" T-65/8" 4'-4" 4'-3 5/8" 4'-3 5/8" 4'-3 318" T-71/4" 2'-63/4" 2'-113/4" T-2114" 9 1/4 mr KEYNOTE LEGEND 1 WINDOW TO MEET EGRESS REQ'TS.-REF.WINDOW NOTE#4 ON SCHEDULE Q 2 1-1/2"MAX.STEP AT OUTSWING DOORS(R311.3.1) BALBALCONY I 3 GAS STUB OUT-VERIFY LOC'N G.C. 2 o Ml 1 1 '7q/°MIN. _ � 4 KITCHEN EXHAUST HOOD-PROVIDE MIN.RATE OF 100 CFM-INSTALL&PROVIDE POWER PER MFGR'S.INSTRS. 5 A/C.CONDENSER UNIT-SIZE TBD-PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D.(SOUND ATT.REQ'D. LBYC.N.B.) I - O 6 SHELF AND POLE-BUILT IN,FINISH AS SEL. 24 7 FURNISHINGS-ASSELECTED 14-1 13'-4112" 1 11'-7114" 1'-2"> 11'-7114" 13'-4112" v 8 TOILET-MIN.24"CUR. IN FRONT,MIN.30"CUR.WIDTH,REF.CAL GREEN NOTES FOR FLOW RATE INFO. 8" - I iv 9 TEMPERED GLASS ENCLOSURE-1/2"THK.(MIN.3/8"THK.)GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.) Ir ?r[ 6 �r 10 SINK-AS SELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W/.OWNER) 11 COUNTERTOP-AS SELECTED I T/ I •I 1 1 ♦�/ 12 BASE CABINET-SINK UNIT,BUILT-IN, FINISH AS SEL. 13 BASE CABINET-BUILT-IN,FINISH AS SEL. (2:81) 1 L- I 14 SHOWER-HOT-MOP PAN,PROVIDE TILE W/.CEMENT BACKING MIN.70"HIGH;NET AREA 7.1 S.F.MIN.;30"DIA. Lu44O . I I CIRCLE MIN.(CPC 411.7) Q BEDROOM #2 BEDROOM #3 BEDROOM #3 Fr 15 FAU-PROVIDE GAS S.O.,POWER,AND VENTING AS REQ'D.8Y MFGR. O (n V 16 BATHTUB&SHOWER-PROVIDE TILE W/.CEMENT BACKING MIN.70"HIGH BEDROOM #2 17 KITCHEN SINK-ASSELECTED Q V 0 (o LOA-8 I A-8 18 REFRIGERATOR-VERIFY APPLIANCE W/.OWNER J O 04 LO 1 19 DOUBLE OVEN-AS SELECTED O W Q 20 UPPER CABINET-BUILT-IN,FINISH AS SEL. Z Z W U p 21 RANGE-VERIFY APPLIANCE W/.OWNER-PROVIDE HOOD CAPABLE OF 100 CFM MIN.(VERIFY W/.MFGR) J W01 M - J I 22 BUILT-IN BBQ.WITH HOOD ABV.(VENT4LESS 36"HOOD OR EQUIV.)INSTALL PER MFGR.-LOCATION PER OWNER w < f Z O) 23 FOOITCAN E(CBC1205.4)1REF.DTL 3/ADOVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 O C.0 d - 24 INTERIOR STAIR MOUNTED GLASS RAILING-34"-38"ABV.NOZING,REF.REF.DTLS.2,4/AD-1 29 ; 31 - 42> 43 45 27 I N I 16 16 6 W.I.C. �O 46 R F 26 1 W.I.c 6 1 e m Q BATH #3 BATH #3 i - - - - - - 1 - i � � U I O11 10 12 12 10 11 3'-11 3/8" I { 40 - - 1. 30"MIN. CLR. 32 m O e II z 8 30C"LMRIN. i .. 4 14WIC. WIC. d1I U 3s H. -b . Q CLR. w M 41 15 5- m • 33 I � ' 9 9 2 2 14 3 36 � 25 3 BATH #2 1a ~ \q_g 30°MIN. BATH #2 d 30" MIN. I N A_g STAIRWAY NOTE: UJ a 12 10 11 13 U U 13 11 10 12 ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS O M CLR.. LINEN 37 3'-51/4" T-5114^ 35 LINEN _ - _ CLR 1 THAN 1 FOOT CANDLE(CBC 1205.4) >a cLR. CLR. m NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF > Cy) SEAT O _ - - � SEAT I iv , I co SHT G. (F.O.S.) FOR EXTERIOR WALLS, TYP. U.N.O. Z N O) - - - - - - - - o � - - - - - - � o - - - - - � - - - � w O J O L J _ _ STAIRS L O SOUND TRANSMISSION CONTROL NOTES: LLI 1.APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND LLI 11 20 4 21 ---- d a 21 4 20 11 v 13 I SEPARATION WALL. Eo ~ KITCHEN Fn U I 2.ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH 18 KITCHE 12 17 Fl 7-1 18 1'-3114" APPROVED PERMANENT RESILIENT SEALANT. J (n 3.ALL RIGID CONDUIT,DUCTS,PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE 1 I 3'-51/9' ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES,MOUNTS OR MINIMUM 1/4"THICK A-10 ° I w A-10 APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) I z 19 ° ° 24 -1 19 z 4.METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: CV W ------ - ------- _ - - _ - - - _ W DUCTS SERVING ONLY EXIT WAYS,KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) a - J CLR. CLR. L 5.MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"BEYOND THE PIPE OR DUCT, N b d o WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES "_ J J THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 3 -v " , � " 7 3 L7 m 6.ELEC.BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ.BY 24",BACK AND SIDES TO BE SEALED 'I ,meg, WITH 118"RESILIENT SEALANT AND BACKED WITH 2"MINIMUM MINERAL FIBER INSULATION.(TV,PHONE&INTCOMM. 3'-5114" ,v I OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY)I I - CLR. c I 23 23 I 7.WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. _ UNIT 'B' UNIT 'A' _ SOUND TRANSMISSION CONTROL NOTES DOCUMENT VALID UPON I � (OPEN TO ABV.) (OPEN TO ABV.) I 12 I� rT� JI I m 1-HR. RATED FLR./CLN'G. ASSY (2) LAYERS 5/8" TYPE 'X' - G YP. BD. MIN. DINING � �- DINING 2 I 113 0 -_ �• 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 12/AD-2 I � I I - �I GREAT ROOM GREAT ROOM 2 A s I ! _ Lz A s ® 1-HR. & SOUND RATED EXT. PARTITION REF. DTL. 7/AD-2 ORIGINAL SIGNATURE 14 0 INTERIOR FIRE RATED PARTITION REF. DTL.6/AD-2 d j g o d �C« - 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-2 L o7 mLOF-U OLD MZ _ N PARTY WALL PARTITION REF. DTL. 9/AD-2 �s-Sm -- � OL C I 18.33'T.O.S. Nomc� 053m I J . � 3N-N 0 NEW WALL - 2X6STUDS @16" O.C• � ��o«zoaCUc° 22 2 21 6 =z ' .0 oo O NEW WALL - 2x4 STUDS@16" O.C. O L2-2 OUTDOOR DECK L=N wz o OUTDOOR DECK =a~ C m UNUo' oz � \ I ® WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. O a g o 5 °o J z 50;-E 1'-31/41'-83/4" 10'-0" 73'-2" 2'-.1 9'-4318" 2'-1" 2'-1" 9'-4318" 2'-1" 3'-2" 10'-0.. �3'-0" I ❑O.oK Nt.y� m ..ma TMmmm CONCRETE RETAINING WALL - REF. STRUCTURAL z r m m - 1 16'-1718" �_ 13'-6318" 13'-63/8" \ 16'-1718" 13 1 W 1000 B. $' o g Cc A-g I � 22 A'g CONCRETE MASONRY WALL - 6" CMU U.N.O. �.�� m ��� m-m-- O � ago a m .c w av o �, cE E c m 3 v___ \ _ + rn2 .� E � m '�oB d... cmt camp y/ 1a13'T.os. ® WINDOW - REFERENCE SCHEDULE 0 m m m % � amaam m m m m 21° ox \ \ FO mC LLD CEM �"N Nommasr-bLarE i , \ cn REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE 20'-67/8" 18'-23/4" 20'-67/8" 0 COLUMN - WOOD, REF. STRUCTURAL DWGS. 3'3/4" 59'-41/2" 3 314" FURNITURE - FOR PRESENTATION PURPOSES ONLY o / o FIREPLACE - PREFAB GAS-ONLY APPLIANCE I � i ® � PLUMBING FIXTURE - SINK (AS SELECTED) - - - - - - - - - - - - - - - - - - - - - - - - PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO. 2 3 3 0 LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS 421 - 15 A-10 A-9 A-s ., SECOND LEVEL FLOOR PLAN DATE 10/14/15 DOOR TAG - REFERENCE SHEET A-8 SHEET NO. 1i WINDOW TAG - REFERENCE SHEET A-8 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. n L� 3 PLAN LEGEND PROJECT NAME MECHANICAL VENTILATION NOTE: STARLINE LIVE-WORK LOFTS 1. PROVIDE WHOLE BUILDING MECHANICAL STATUS VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION SITE DEV. 4,WITH EXCEPTION THAT NATURAL VENTILATION THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE ' ^ ALTERNATIVE TO WHOLE-BUILDING VENTILATION(BEES v J �M 0 152(a),EXCEPTION 5 TO SECTION 152(a)). FOR �? CONTINUOUS WHOLE-BUILDING VENTILATION,MIN. I _ v Y REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 V o 2 3 3 S.F.OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR 1 1 H y EACH OCCUPANT(ONE OCCUPANT PER BEDROOM+1). W A-10 A-9 A-8 VENTILATION TO BE PROVIDED BY EXHAUST AIR,SUPPLY AIR OR COMBINED EXHAUST AND SUPPLY AIR. o o 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEMVENT = U c EDB WHOLE-BUILDING OORS WITH RATE=100 CFM VEENTILATION )PART OF REQUIREMENT). o Do — — — — — — - - - - - - - - - - - - - - - - - - - - - - — — CALCULATIONS: TOTAL S.F.(UNIT'A'): 2355 S.F. w (.03)2355 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1)_ (.03)2355 CFM+(7.5 x 4)=100.65 CFM REQ'D. c 3 Z a 3 CALC TOTAL S.F.IONS(UNIT'B'): 2343 S.F. O = m — (:03)2343 SF x 1!100 CFM/SF+7,5 CFM x OCC.(BED.+1)= o I (.03)23.43 CFM+(7.5 x 4)=100.29 CFM REQ'D. c m o z < � a ` I KEYNOTE LEGEND m 0 3314" 58'-71/4" 1'-1" o 1 1-V2"MAX.STEP AT OUTSW ING DOORS(R311.3.1) 7117, 2 PROVIDE GAS STUB-OUT FOR EXTERIOR FIRE-PIT PER OWNER m 5' I 16'-1718" 2T-0314" 1 -45/8" 3 BATHTUB-AS SELECTED(VERIFY LOC'N.OF FIXTURES W/.OWNER) 4 TEMPERED GLASS ENCLOSURE-1/2"THK.(MIN.3/8"THK.)GLASS TO BE ETCH MARKED(FRAMELESS U.N.O.) I5 1'-3114" T-13/8" T-93/8" 3'-5518' 2'-11518" 2'-10518" 3'-7112" 7" 7"L. 3'-71/2" 5'-101/4' 3'-5518" T-93/8" T-73/8" SHOWER-HOT-MOP PAN,PROVIDE TILE W/.CEMENT BACKING MIN.70"HIGH;NET AREA 7.1 S.F.MIN.;30"DIA.CIRCLE MIN. 411.7) I 6 SINK-AS SELECTED(VERIFY COUNTER OR WALL MOUNT FIXTURES W/.OWNER) 7 BASE CABINET-SINK UNIT,BUILT-IN,FINISH AS SEL. 8 BASE CABINET-BUILT-IN,FINISH AS SEL. 9 COUNTERTOP-AS SELECTED 10 TOILET-MIN.24"CLR.IN FRONT,MIN.30"CLR.WIDTH,REF.CAL GREEN NOTES FOR FLOW RATE INFO. cli� 16 117 18 11.9 �� 11 FURNISHINGS-AS SELECTED ai � 12 WASHER-PROVIDE HOOK-UPS&POWER 1 _21': _ 13 DRYER-DRYER VENT 14'MAX.LENGTH(CMC 504.3.2)PROVIDE GAS STUB-OUT&POWER 15 14 UPPER CABINET-BUILT-IN,FINISH AS SEL. N ° 30" MIN a ¢ 30"MIN. \I N 20 15 LAUNDRY SINK-AS SEL. IL 1W W 16 INTERIOR GLASS GUARDRAIL-MIN.42"HIGH-4"MAX.SPHERE OPENING, REF.DTLS.9/AD-1 CLR. CLR. �`_ _ 17 EXTERIOR GLASS RAILING W/.HANDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF.DTLS.2,4/AD-1 LLj I �'-p" — 18 STAIRS-MAX.7.75"RISE,MIN.10"RUN,PROVIDE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS THAN 1 > DRESSER 3 IFDRESSER FOOT CANDLE(CBC 1205.4)REF.DTL.3/AD-1 Z Q 19 INTERIOR STAIR MOUNTED GLASS RAILING-34"-38"ABV.NOZING,REF.REF.DTLS.2,4/AD-1 O F5 ] F4 ] W/C. W/C. 1 vozCDc.I A$ s1 MASTER BATH 52 58.1 MASTER BATH �7 , A-s O < o w Q I N U z ILL zwc� o Flo 1 w Jofwc'? MASTER W.I.C. MASTER W.I.C. LU w r z m 30"MIN. 30"MIN W O CLR. CLR. 1 O O fnr � G I I I — - W- - - 4 - - -W - — D - - - - o Q 14 13 12 8 r + 1 8 12 13 14 8 9 FLOOR a FLOOR I c O DRAIN o..' r1° DR15 O N N O T 11 54 LAUNDRY + T I LAUNDR ss 11 z1 U 9 L 9 3'-10 118" Q CLR. 3 Lu m MASTER MASTER BEDROOM BEDROOM STAIRWAY NOTE: W (Y A 9 UNIT I B UNIT '/ r, A 9 ALL STAIRWAYS SHALL HAVE AN ILLUMINATION LEVEL ON TREAD RUNS OF NOT LESS cn O THAN 1 FOOT CANDLE(CBC 1205.4) a I r NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) TYP. U.N.O. J w co -------- ------Ll 11 cfl I I 19 16 I I z N W53 -------- -------- 56 II O f- 2 m SOUND TRANSMISSION CONTROL NOTES: Ui J 1 27.91'T.O.S. 7 1.APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND z LLI SEPARATION WALL. (OPEN TO ( 47 -_-----_ -------- OPEN TO 3'-10718" O 2.ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH BELOW) BELOW) APPROVED PERMANENT RESILIENT SEALANT. (n ________ CLR. 3.ALL RIGID CONDUIT,DUCTS,PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE 1 I 3'-4 O -------- -------- 1 ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES,MOUNTS OR MINIMUM 1/4"THICK" 49 48 A-10 zo N`\N� 1 APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) 1 7 2727 72'T O S \ 'MIN. 4.METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: N -------- -------- •I��" DUCTS SERVING ONLY EXIT WAYS,KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) l'-2" \ - 5.MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"BEYOND THE PIPE OR DUCT, (V WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSESNt DIN U I N THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. 6.ELEC.BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ.BY 24",BACK AND SIDES TO BE SEALED I \ / WITH 1/8"RESILIENT SEALANT AND BACKED WITH 2"MINIMUM MINERAL FIBER INSULATION.(TV,PHONE&INTCOMM. FUTURE OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY) 3'-4" T-0" 18 SPA 7.WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. CLR. CLR. / /i \ 3'-0" / CLR. A SOUND TRANSMISSION CONTROL NOTES DOCUMENT VALID UPON FUTURE SPA / \ 1-HR. RATED FLR./CLN'G. ASSY (2) LAYERS 5/8" TYPE 'X' z GYP. BD. MIN. az VIEW DECK '\Z N VIEW DECK 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 12/AD-2 / ATRIUM ATRIUM A_8 I / �I / A_8 1-HR. & SOUND RATED EXT. PARTITION REF. DTL. VAD-2 ORIGINAL SIGNATURE �� 111 (OPEN TO BELOW) (OPEN TO BELOW) I Iwo 2 11 0 INTERIOR FIRE RATED PARTITION REF. DTL.6/AD-2 � I I ® mCL: FNQ-U-COm3CTO g LLo SEXTERIOR FIRE RATED PARTITION REF. DTL 5/AD-2 a�P PARTY WALL PARTITION REF. DTL. 9/AD-2 t ° O.F 8 oacmEE Z1�h NEW WALL - 2x6 STUDS @16" O.C. z � Ndo61]�, = O via 5Z L2K�w w. I c 11 O NEW WALL - 2 x 4 STUDS @ 16 O.C. m m m m UmV pyo mZ � 9'_43/8" 4-2" 9'-43/8" 2'-r' - ® WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. Q a 21 9 4S°o Z pV °� mQ of N N O p0'e< mt.y fLc 1 17 17 1 LL o.z �o°2 s Z p a'�,c m 0 CONCRETE RETAINING WALL - REF. STRUCTURAL J m 1,or a A-9 A-9 CONCRETE MASONRY WALL - 6" CMU U.N.O. J ° L-6 W mn ° o ° _ 2 a w I � -- omacE > a Sack 2 0 m. ma:= 2 `m `o ` 0 '2o ® WINDOW - REFERENCE SCHEDULE s m H 2'-11114" 13'-2518" 27'-0314" 13'-2516" 2'-111/4" -i or'`o o°c o.d o. 3•/314" 59'-41/2" 3 314" E c $ 3 r 0 c t If m N O ~ O m m m N I H9H OOmc 2"2xF° °=EDOOR REFERENCE SCHEDULE O OEl _m:5 m U m= _l REVISIONS CABINET - BUILT IN CASEWORK NO. REVISION DATE N N COLUMN - WOOD, REF. STRUCTURAL DWGS. I � FURNITURE - FOR PRESENTATION PURPOSES ONLY FIREPLACE - PREFAB GAS-ONLY APPLIANCE I / / ® � PLUMBING FIXTURE - SINK (AS SELECTED) - - - - - - - - - - - - - - - - - - - - - - — — PLUMBING FIXTURE - TOILET (AS SELECTED) JOB NO. 2 3 3 THIRD LEVEL FLOOR PLAN LIGHTING FIXTURE - REFERENCE ELECTRICAL PLANS DATE 421 - 15 A-10 A-9 A-8 � 10/14/15 101 DOOR TAG - REFERENCE SHEET A-8 SHEET NO. 1i WINDOW TAG - REFERENCE SHEET A-8 KEYNOTE TAG - REFERENCE KEYNOTE LEGEND THIS SHT. A4 PLAN LEGEND PROJECT NAME STARLINE LIVE-WORK LOFTS ROOF VENTILATION NOTES: (CRC R806) STATUS 1. THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN SITE DEV. 1/150 OF THE AREA OF THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL AREA TO 1/300 IS PERMITTED \ PROVIDED THAT AT LEAST 50%AND NOT MORE THAN 80%OF THE cn 2 3 3 REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE SPACE TO BE rn VENTILATED AT LEAST 3 FEET ABV.THE EAVE OR CORNICE A-10 A-9 A-8 v VENTS W/.THE BALANCE OF THE REQ'D.VENTILATION PROVIDED u BY EAVE OR CORNICE VENTS.(R806.3) Lu Y 2. VENTILATION OPENINGS SHALL HAVE AT LEAST DIM.OF 1/16" m L MIN.AND 1/4"MAX.VENTILATION OPENINGS HAVING A LEAST c DIMENSION LARGER THAN 1/4"SHALL BE PROVIDED W/. U �e CORROSION-RESISTANT WIRE CLOTH SCREENING,HARDWARE F — — — — — — - - - - — — — — — — — — CLOTH,OR SIMILAR MATERIAL WITH OPENINGS HAVING A LEAST ' 1 N c DIM.OF 1/16"MIN.AND 1/4"MAX.OPENINGS IN ROOF FRAMING `J o a MEMBERS SHALL CONFORM TO THE REQTS.OF CRC R802.7 3. WHERE EAVE OR CORNICE VENTS ARE INSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MIN. OF A 1"SPACE SHALL BE PROVIDED BETWEEN THE INSULATION c 3 AND THE ROOF SHT'G.AND AT THE LOCATION OF THE VENT. z G 3 (R806.3) m — 4. UNVENTED ATTIC ASSEMBLIES(SPACES BETWEEN THE ai o CEILING JOISTS OF THE TOP STORY AND THE ROOF RAFTERS) Q c v SHALL BE PERMITTED IF ALL THE FOLLOWING CONDITIONS ARE Q MET: A.THE UNVENTED ATTIC SPACE IS COMPLETELY CONTAINED = c 'v I WITHIN THE BUILDING THERMAL ENVELOPE. B. NO INTERIOR VAPOR RETARDERS ARE INSTALLED ON THE MM 2 0 o CEILING SIDE(ATTIC FLOOR)OF THE UNVENTED ATTIC I..1... ASSEMBLY. C. ONE OF THE FOLLOWING 3 SHALL BE MET: o I. AIR-IMPERMEABLE INSULATION ONLY.INSULATION SHALL BE APPLIED IN DIRECT CONTACT W/.THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G. _I II. AIR-PERMEABLE INSULATION ONLY. IN ADDITION TO THE 2 3 1 AIR-PERMEABLE INSULATION INSTALLED DIRECTLY BELOW THE STRUCTURAL SHT'G.,RIGID BOARD OR SHEET INSULATION WITH AN R-VALUE OF R-4 SHALL BE INSTALLED DIRECTLY ABOVE THE STRUCTURAL ROOF SHT'G.FOR CONDENSATION CONTROL. III. AIR-IMPERMEABLE AND AIR-PERMEABLE INSULATION. THE AIR-IMPERMEABLE INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THE STRUCTURAL ROOF SHT'G.FOR CONDENSATION CONTROL. THE AIR-PERMEABLE INSULATION SHALL BE INSTALLED DIRECTLY UNDER THE AIR- `" I IMPERMEABLE INSULATION. 2112" - 101/2" MECHANICAL VENTILATION NOTE: N N 1. PROVIDE WHOLE BUILDING MECHANICAL VENTILATION PER ASHRAE STANDARD 62.2-2007 SECTION 4,WITH EXCEPTION THAT NATURAL VENTILATION LLI THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE > 1 I 1 ALTERNATIVE TO WHOLE-BUILDING VENTILATION(BEES Q CONTEXCEPTION 5 WHOLE-BUILDINGNUOUS I SECTION VENTILATION, FOR Z I A $ I 3:12 3:12 3:12 3:12 A$ REQUIRED RATE OF VENTILATION ES 1CFM OR EACH 100Q U J (O N 3:12 3:12_ r - - - 3:12 3:12 _ I S.F.OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR g J O 0 EACH OCCUPANT(ONE OCCUPANT PER BEDROOM+1). w Ln O w VENTILATION TO BE PROVIDED BY EXHAUST AIR,SUPPLY O W Z Q r I AIRORCOMBINED EXHAUST AND SUPPLY AIR. Z Z I j V p 38.45' 38.23' 38.23 38.45' of LLI m HT.CERT.REQ'D. U HT.CERT.REQ'D. U HT.CERT.REQ'D. �' O HT.CERT.REQ'D. I 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM w Q' T Z w w w VENTED TO OUTDOORS WITH RATE=100 CFM(PART OF Z Q cp — N WHOLE-BUILDING VENTILATION REQUIREMENT). 3 co w w w O U) r — a w w w -I CALCULATIONS: 2 K Of 1 TOTAL S.F.(UNIT'A'): 2355 S.F. (.03)2355 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1)= 6 I (.03)2355 CFM+(7.5 x 4)=100.65 CFM REQ'D. CALCULATIONS: TOTAL S.F.(UNIT'B'): 2343 S.F. _I (.03)2343 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1)= Q N (.03)23.43 CFM+(7.5 x 4)=100.29 CFM REQ'D. ` C I - di I O 38.42' 38.42' 35.42' _I w 22 m HT.CERT.REQ'D. HT.CERT.REQ'D. HT.CERT.REQ'D. A9 I A9 I I--- W 10� I co I I > a N 771 - m LLW CO M 77 "' - I O Z N L I Lu J Lu 1 11 3 1 J A-10 I MASTER PL. y M\N 38.58' --2%M/N I A-10 HT.CERT.REQ'D. O7 I DN N H N 3'-4" T-0" CLR. CUR. / \ 3:12 3:12 FUTURE 3'-0" 11114 - 38.58 SPA CUR. CLR. FUTURE NOTES: / SPA \ I DOCUMENT VALID UPON HT.CERT.REQ'D. 1. 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. �. \N 2. ALL ROOF ASSEMBLIES TO BE 1-HR. RATED. LU \ � ry ryy 4:12 / - Z) \ \� o V�V I KEYNOTE LEGEND 2 cf) i \, 2 1 ROOF-STANDING SEAM METAL W/.KYNAR FINISH-COLOR AS SELECTED-REF.MAT.SCHED.A-5 UU \ I A-$ 2 ALUMINUM GUTTER-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.-PROVIDE SHOP DWGS.TO ARCH. / 4 U / 4 3 ROOF FASCIA-EAVE AS DIMENSIONED(REF,ROOF PLAN&RCP FOR DETAILS) ILL/ / \ I 4 PROVIDE GAS STUB-OUT FOR EXTERIOR FIRE-PIT PER OWNER ORIGINAL SIGNATURE 5 EXTERIOR GLASS RAILING W/.HANDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF.DTLS.2,4/AD-1 / \ 6 8"CMU WALL,REF.STRUCT.DRWGS. ov 7 PARAPET WALL-WOOD CAP FINISH O/.FLASHING,SLOPED TOP(2%MIN. ' 'c o 3:12 3:12 \ I E£ oam T o v= an a N 1.. 38.58' 0 =O L C t i-JO T N O HT.CERT.REQ'D. I U m= a R U ao - I U63 =z L2! w. FTG'' _yp y .^ UIQ t (J, w m m� U0 I O J = F- C O N Q U N U 2 2 R Z TOWER PL. Q 1 1 zp-oo �mtcQ= rc0 0 m In Wm mp o='`S. -S m "a �X d ao = 5 5 I W � 0� m CEQ-g U zo - aQ -- o mce m.°'o° E� m '�`o `o c Z Ommx d 6 mc w w E- Cc pNO NNs t'N N N16 ` Oc � I N REVISIONS 21.58' NO. I REVISION DATE I � I I � - - — - - - - - - - - - - - - - - - - 3 JOB NO. 2 3 `8 ARCHITECTURAL ROOF PLAN 421 - 15 DATE A-10 A-9 114" = V-0= 1'-0" 10/14/15 SHEET NO. A- 5 PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. cn N U � U � � U W .1W O d t0 L 1 � �� O — c U N O o v c m m 2 3 3 Q y 3 A-10 A-9 A-8 z c 3 =0 3 OIm m' — do 38.58' m o Q' v 4 HT.CERT.REQ'D. 3 = c __________MAXRIDGE� o ----------------------- ---------------------------------------------- ----------- ----------------------------------------------------------------------------------------------- 38.73' a r � v MASTER PLA,) MM o 1 W o - — — — — — — — — — — — — — — — — — — — — — — 9'-4 3/8" 9'-4 3/6' 8 35.91' TOWER PL.� - — — — — — — — — — 3458' --------------- ------- 50 - ---------- ----- ----- ------------------------ -- ------- ----- ------------------ ----- ------ ------- ----------- - - --------� FLAT MAX n 2 2 3�3 73 0 KEYNOTE LEGEND LL WE 1 DECO.WOOD SCREEN-PROVIDE SHOP DWG'S.FOR ARCH.TO APPY.PRIOR TO MANUF. 2 EXTERIOR GLASS RAILING W/.HANDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING,REF.DTLS. 2,4/AD-1 VIEW DECK(T.O.SI n 3 VMZINC(OR EQUIV.)ATAS FL CASSETTE WALL PANEL SYSTEM,REF.MATERIAL SCHEDULE A-6.INSTALL PER MANUF.SPEC. 0 4 ROOF-STANDING SEAM METAL W/.KYNAR FINISH-COLOR AS SELECTED-REF.MAT.SCHED.A-5 6 VIEW DECK PL. n 5 CORTEN STEEL WALL PANELS,-ARCH TO APPV.SIZE,REVEAL AND SEALER.INSTALL PER MANUF. 28.03' SPEC.REF.9/ADA 6 STUCCO FINISH-MIN.7/8"THK.W/.DIA.LATH,COLOR AS SEL. `^ 7 A/C.CONDENSER UNIT-SIZE TBD-PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D.(SOUND W 6 ATT.REQ'D.BY C.N.B.) Q 8 ROOF FASCIA-EAVE AS DIMENSIONED(REF.ROOF PLAN&RCP FOR DETAILS) Z 9 ALUMINUM GUTTER-KYNAR FINISH TO MATCH METAL ROOFING,SHAPE AS SEL.-PROVIDE SHOP O (/) 't 22 21 o o DWGS.TO ARCH. Q J N J0m 5 Lo O W Z Q Z ZI- Uo -j Of � co O U) r - - - - - - - - - - - - - - - - - - - - - - - SECOND LEVELJT.O.S.) n 18.33' - - - - — - - - - - - - - - - - - - - - - - - — - - - - - -SECOND FL. PL. — — — — — — — — — — — — — — — — — — — — 17.25' 5 15'-7314" P.L.I - 1P.L. Q U C6 I 6 m o � ct 4 8 � � � 3D ED Q ED O w I 1 m —FIRST LEVEL T.O.S.) n W 8.41' GRADE PLANE 7.73' a — � w Coco O J J zN w0 � � FRONT ELEVATION — SOUTH �J J w 1/4" = 1'-0" WINDOWS & DOORS: f� AUTHORIZED DEALER(PRODUCTS LISTED BELOW) SUPPLIER: ASSOCIATED BUILDING SUPPLY ADDRESS: 3020 E.LA PALMA AVENUE,ANAHEIM,CA 92806 U) CONTACT: JOE YOUNAN PHONE: 949-872-3319 2 FAX: 206-666-2150 EMAIL: JYOUNWWW.A SOCIAT OCALLDIN WEB: WWW.ASSOCIATEDBUILDINGSUPPLY.COM N ALUMINUM CLAD WINDOWS&PATIO DOORS r MANUFACTURER: JELD-WEN WINDOWS&DOORS N 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 cn WEB: WWW.JELD-WEN.COM 1 2 1 2 1 ALUMINUM SLIDING DOORS A-9 A-8 A-10 A-9 A-8 MANUFACTURER: WESTERN PRODUCT: ALUMINUM SLIDING DOORS ADDRESS: 1435 W.PIONEER ST.BREA,CA 92821 PHONE: 562.905.3200 DOCUMENT VALID UPON FAX 562.694.6794 38.58' 3842, T WEB: WWW.PACMILLWORK.COM MAX RIDGE _______ EQ�D HT.c RT.REQ'D. MAX RIDGE STUCCO VENEER [� -------- HT.CERT.R 3 v 38.73 ------------ ------------------------------------------------------- - ----------------------------- ------- 38.73' V ------------------------------------ ----------------------------------- ------------------------------------------------------ MAN 3:12 3:12 MERUEX STUCCO 2911 ORANGE-OLIVE RD. ORANGE,CA 92865 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 8 — — — — — — — — — — — MASTER PL. P:714.637.1700 — - - - - - - - 35.91' COLOR: WHITE-ARCH.TO APPROVE TOWER PL _ 34.58' �� APPLICATION:SMOOTH TROWELED ------------- ------------------------------ -- --------------- MAX FLAT /-) 3AXFLAT --------- - ------------------------------------------------------2---- -- ------------------------------------------------------------- 48 ---- -22 - 21-- ------------------- 33.73' CODE:MIN.7/8"THK.O/.MIN.2-LAYERS GRADE'D'PAPER ORIGINAL SIGNATURE 6 CORTEN WALL PANELING: L o o m m d MANUFACTURER:TBD. n"3 p C T 9 1.5fn 3] CSL COLOR/MATERIAL:NATURAL W/.SEALER-ARCH TO APPROVE AMOUNT OF PATINA 'OY n= rhV�_I_EW DECK TSO. _ 12 m m = :>a m T �2$92, - -"�m� - - - - - - - - - - - - - - - - - - - - - - - - SIZE:FLAT WALL PANEL SYSTEM-24"x48"/REVEAL 1/2"-ARCH TO APPV. =c_ v o=a 9 MASTER FL. T.O.S r ° czi' 'o 0 =DECK PL. r — - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - __ _ - - - - - - - - - - - - - - - - - - - - - _ - - - - - � - � APPLICATION:PER MANUF.SPECIFICATIONS °'moQE53m 28.03' 27.91' Q M 0 « 3 -E h - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -MASTER FL. PL. c= Oa�Pc0 6 zs.83� ZINC HORIZONTAL PANELING: L ��EE=L F T h m mQ°morU« X 16 MANUFACTURER:VMZINC L U N ° ° 14 13 12 1� 9 8 UQUo� oz FRI COLORIMATERIAL:ANTHRA ZINC PANEL(DARK GREY) O p m z m cn s \ - m m SIZE:HORIZONTAL PANEL SYSTEM-FACE HEIGHT 8"/REVEAL 1/2"-ARCH TO APPV. ,( O-°°Ua, m WHofo c U o = EO APPLICATION:PER MANUF.SPECIFICATIONS W K zp r M 2 m o 0 0 m,00 $ Loo m LL 5 LL METAL ROOFING: ( CLASS A ) °-2 « m Ju� m °-OcEa > - > LLI namOr wd`- v ¢ o PRODUCT:STANDING SEAM ALUMINUM-KYNAR FINISH N ° ° o 6 a c E_ � SECOND LEVEL(T.O� _ -_ _ _ - - _ - _ _ _ _ - _ - _ _ _ _ - _ - _ _ _ _ - _ - _ _ _ _ - - _ _ _ _ - _ - - SECONDLEVE�.O.S. MANUFACTURER: �sH =�° N �a9 18.33' 18.33' CUSTOM-BILT METALS O d o o °rn x>G SECOND FL. PL. — — _ _ _ — _ — _ — — — — _ SECOND FL, PL. 13940 MAGNOLIA AVE. �/ m 9 �a $a [[�� — - - - - — - - - - — - - - - - - � - - — - - - - — CHINO,CA.91710 LL v17.25' 17.25 P:909.664.1500 Lu c $ 3 H o c t P.L. COLOR: GREY,TO BE APPROVED BY ARCH.&OWNER X 0 y n X . o d� 0 P.L. I NOTES: USE CONTINUOUS 16"OR 18"PANS-VERIFY W/.ARCH.SIZE&LOC'N.OF SEAMS. w r P 0 �' o 'w':5 `m m (NO TRANSVERSE SEAMS) H m« m u n m= a o I WEIGHT: APPX.2 PSF. REVISIONS CODE: ICC ESR-2048 NO. REVISION DATE 7 GUTTERS: SUPPLIER: TBD MATERIAL: ALUMINUM-KYNAR FINISH TO MATCH ROOFING r_FIRRST LEVEL(T _ _ _ _ _ _ - - _ _ _ _ _ _I FIRST LEVE�.O.S.) /\ SHAPE: SQUARE(VERIFY SIZE W/.ARCH.) �J 8.41' 8.441' �/ 7 RADE PLANE GRADE PLANE, 7. GARAGE DOORS: SUPPLIER: RANCH HOUSE DOORS J W STYLE*MODERN/CONTEMPORARY MATERIAL:CUSTOM BUILT,WOOD n RIGHT ELEVATION — EAST WATERPROOF DECK MEMBRANE: 1'-O" WESTCOAT 770 GATEWAY CENTER DRIVE SAN DEIGO,CA 92102 800.250.4519 W W W.WESTCOAT.COM JOB NO. CODE:ICC ESR-2201 421 - 15 DATE FLASHING & WEATHERSTRIPPING: 10/14/15 PROVIDE MIN.24 GUAGE COPPER(16 OZ.)SHEETING FOR ALL EXTERIOR FLASHING& SHEET NO. WEATHERSTRIPPING APPLICATIONS. VERIFY W/.ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. A-6 3 MATERIAL SCHEDULE 1/4" = V-0" �{ D PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. cn N U U < � � U W .1L u O d t0 L 1 � �� O — c U N O o v c m m (n a 3 c 3 =0 3 3 3 2 m — A-8 A-9 A-10 c v m o KEYNOTE LEGEND z 38.45' 1 VEHICLE-MINIMUM PARKING DIMENSIONS ON PLANS r 38.45' 38.23' 38.23' 2 CORTEN STEEL WALL PANELS,-ARCH TO APPV.SIZE,REVEAL AND SEALER.INSTALL PER MANUF.SPEC.REF.9/AD-1 MAX RIDGE HT.CERT.REQ'D. HT.CERT.REQ'D. HT.CERT.REO'D. HT.CERT.REQ'D. W coi r _______ ___________________________________ ____________________________________ _____________________________________ _________________________________ 3 STUCCO FINISH-MIN.7/8"THK.WI.DIA.LATH,COLOR AS SEL. 38.73' 4 ROOF FASCIA-EAVE AS DIMENSIONED(REF.ROOF PLAN&RCP FOR DETAILS) 3.. 3:12 3;12 3;12 3;12 3;12 3;12 3 12 5 ROOF-STANDING SEAM METAL W/.KYNAR FINISH-COLOR AS SELECTED-REF.MAT. 5 SCHED.A-5 6 GARAGE DOOR-CUSTOM BUILT,REF.SCHED-ARCH TO APPV.SHOP DWGS.PRIOR TO Lb.MASTER PL. 4FAB. 18 1 35.91' 7 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 8 WINDOW TO MEET EGRESS REQTS. REF.WINDOW NOTE#4 ON SCHEDULE 9 EXTERIOR GLASS RAILING W/.HANDRAIL-MIN.42"HEIGHT-4"MAX.SPHERE OPENING, 15 � REF.DTLS.2,4/AD-1 10 8"CMU WALL,REF.STRUCT.DRWGS. 60 o x o x MASTER FL. (T.O.S) Ui v 27.91' _ - - - Q MASTER FL. PL. N Q JJNIn L i J O rn 3 8 \ 8 o LU Z a o o 23 O7 O6 24 ? Z LU W m m m o f 2 z Z m m _ O U) z LLz ' LL LL SECOND LEVEL(T.O� J v 18.33, - - - - - - - - - - - - - - - - - - - - - - - - - - SECOND FL. PL. L2 U P.L.I 7 IP.L. O = U o I6 1 I m I I UJ � 0 (-h-FIRST LEVELTO.S_) LU co GRADE PLANE .T '.� .� �� T, 7.73' d ILu O c)-) Z � W n REAR ELEVATION - NORTH J U) a 0)_ N N 1 2 1 2 1 A-8 A-9 A-10 A-8 A-9 DOCUMENT VALID UPON 5' 38.42' 38.58' 5 MAX RIDGE T.REQ'D. ---------- HT.CERT.REQ'O. HT.CERT.REQ'D. MAX RIDGE -------------------------------------------AE ----- - ------------------------------3:12 ----------- ----------------------------------------------------------------------------- ---------------------------------------------------------------------- 38.73' 38.73' 12 MASTER PL. — — — — — — — — — — — — — — — — — — — — — — — - 'RLIJ 35.91' ORIGINAL SIGNATURE i TOWER PL MAX FLAT 34.58' g ° ° _____________________________________________ _____ ______________________________________________________________ _ __ ____________________________________________________________ ___________________________________________________________ c o o @ m d 33.73' g MAX FLAT 3 c x v 3 a 33.73' $m °��` @� C 0= - C m L @ OO. L p O1 O s N L J.N 2'6 Qmc°QE53E 3:12 VIEW DECK(T.O.S) I z o TC6 o 7R 92' U@ °z" �Ua _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Z VIEW DECK PL 'G 2= d [e MASTER - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 28.03 z w �« L — — — — — — — — — — — — — — — — — — — — — — — — — @ Q m O L U« x/ 27.91 - - - - - - - - - - - - - - - - - - - - - - W_ lk MASTER FL. PL. z =v a — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — 26.83, - - - - - - - - - - - - - - - - - - O z J_ O L@ Z 0 zoxsycQ Q U m m o'°K @.c.-, 2 \ ¢Z roa T��mm / m,00 apm m'd Lu o „Z „°« y� J �@g aQON L LIIc E 03 py£� n>, a ^/ n, c c 00mE LL m= E 215246 `6 O � 2 NM =- N dcc 'c -0L c pry N 10 @ C L«C T¢N a C m M c b$ 3 H p L SECOND LEVE(T.O.S.) - - _ - _ _ _ _ _ SECOND LEVEL(T.O.S. ° @ ° ° @ @ 1833' - 18.33' v°G o,00 vN W 02x = F _-..2?E- 021 - SECOND FL. PL. SECOND FL. P .iEOE cLEi U ° « NU 17.25' 17.25' LLI H @.t.. @ °U O.@ L O. REVISIONS NO. I REVISION DATE FIRST_LEVEL(T.O.S.) _ FIRST LEVEL(T.O.S.) n �J 8.41' GRADE PLANE a:— GRADE PLANE 7.73' 7.73' JOB NO. Fol LEFT ELEVATION - WEST 421 - 15 DATE 10/14/15 SHEET NO. A- 7 41 PA2015- 174 PROJECT NAME SOUND TRANSMISSION CONTROL NOTES: STARLINE LIVE-WORK LOFTS 1.APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT MECHANICAL VENTILATION NOTE: BETWEEN THE FLOOR AND SEPARATION WALL. STATUS INSULATION SCHEDULE: KEYNOTE LEGEND V PROVIDE WHOLE BUILDING MECHANICAL SITE DEV. EXTERIOR WALL: 2.ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING VENTILATION PER ASHRAE STANDARD 622-2007 SECTION 2 x 4 CONST. = R-13 MIN. ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT 4,WITH EXCEPTION THAT NATURAL VENTILATION cn = 2 X 6 CONST. OR LARGER= R-19 SEALANT. THROUGH DOORS AND WINDOWS IS NOT AN ACCEPTABLE N ALTERNATIVE TO WHOLE-BUILDING VENTILATION(BEES rn RAISED FLOOR: R-19 MIN. 152(a),EXCEPTION 5 TO SECTION 152(a)). FOR Y 3.ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED CONTINUOUS WHOLE-BUILDING VENTILATION,MIN. U v IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION REQUIRED RATE OF VENTILATION IS 1 CFM FOR EACH 100 w m ROOF: R-28 BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4"THICK APPROVED S.F.OF CONDITIONED FLOOR AREA PLUS 7.5 CFM FOR RESILIENT MATERIAL. (GAS PIPING NEED NOT BE ISOLATED) EACH OCCUPANT(ONE OCCUPANT PER BEDROOM+1). m (REF.T-24 REPORT FOR MORE INFORMATION) VENTILATION TO BE PROVIDED BY EXHAUST AIR,SUPPLY _ o 4. METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES AIR OR COMBINED EXHAUST AND SUPPLY AIR. y _ c SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY EXIT WAYS, KITCHEN 2. PROVIDE IN KITCHEN LOCAL EXHAUST SYSTEM COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) VENTED TO OUTDOORS WITH RATE=100 CFM(PART OF �••J c WHOLE-BUILDING VENTILATION REQUIREMENT). m m 5. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT y a 12"BEYOND THE PIPE OR DUCT,WHENEVER A PLUMBING PIPE OR DUCT CALCULATIONS: TOTAL S.F.(UNIT'A'): 2355 S.F. � 3 PENETRATES A FLOOR-CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES (.03)2355 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1) THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN A WALL. (.03)2355 CFM+(7.5 x 4)=100.65 CFM REQ'D. z o g 6. ELEC. BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ. BY 24", CALCULATIONS: m BACK AND SIDES TO BE SEALED WITH 1/8"RESILIENT SEALANT AND BACKED WITH TOTAL S.F.(UNIT'B'): 2343 S.F. Q o 2"MINIMUM MINERAL FIBER INSULATION. (TV, PHONE& INTCOMM. OUTLETS MUST BE (.03)2343 SF x 1/100 CFM/SF+7.5 CFM x OCC.(BED.+1)_ c INSTALLED IN BOXES ACCORDINGLY) (.03)23.43 CFM+(7.5x4)=100.29 CFMREQ'D. 7 ¢ v Q 7.WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. °C v m o o 2 3 3 3 3 2 A-10 A-9 A-8 A-8 A-9 A-10 Q�_MAX RIDGE ----------------------------------------------------- ----------- MAX RIDGE --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------MAX RIDGE 38J3 ---------------------------------------------------------------------------------------------------- -------------------------------- - 38.73' 38.73' v MASTER MASTERPL�35.91 35.91 - - 35.91' rk TOWER PL. TOWER PL, w 34.58' Q 34.58' MAX FLAT ----- ----- -- --------- ----------- ----------- ------ -------------------------- - --- - ---- --------------- --------- - ----- ----------- ----------- ------- ---------------- � Q � MAX FLAT 33.73' 33.73' ¢ V J CD 04 � 7 0 0 J O m m O WZQ ZOfwm VIEW DECK(T.O.S) I VIEW DECK T.O.S F 0 'iq Z Q r Z m e e 28.92' - CID > rn VIEW DECK PL. _moo o VIEW DECK PL T a 28.03' - - - - - - - - - - - - - 28.03 O MASTER FL. (T 7 1 27.91' MASTER FL. T.O.S MASTER FL. T.O.S MASTER FL. PL. 27.91' " _ 27.91' MASTER FL. PL. &D MASTER FL. PL. 26.83' 26.83' Q m It- U ao e e Ll O = U Ll m SECOND LEVE�.O.S. _ _ SECOND LEVEL(T.O�S. . _ _ SECOND LEV�T_O..S)_� 18.33' 18.33' 18.33' [1,�SECO5- -ND ' FL. PL. - SECOND FL. PL. - SECOND FL.- O 17.2 - - - - - - - - - - - - 17.25 - - - - - - 17.25 Fco i miLL C� Lu Z c� O0')0 m ~ ® � J w 0 Z Lu J ~ Ll vFIRST LEVEL�S� _ FIRST LEVEL(T.O�S. _� _ FIRST LEVEL T.O.S.) B.a1, - - q e o-d 8.41' V - - a e n a 8.41' I It CID H Ll Li N CV n TRANSVERSE SECTION n TRANSVERSE SECTION � -1/4" = 1'-O" LIJ-1/4" = V-O" DOCUMENT VALID UPON 1 2 1 2 1 A-9 A-8 A-10 A-9 A-8 FIRE-BLOCKING & DRAFT-STOP NOTE 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. ORIGINAL SIGNATURE FIRE BLOCKS. MAX RIDGE ......... MAX RIDGE FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING c ° ani m d _____________________________________________________________________________________________________________________________________________________________________________________________________________ ______________ FURRED SPACES,AT THE CEILING AND FLOOR LEVELS AND AT I O-FOOT INTERVALS BOTH VERTICAL AND n=' 0 api:aW� 38.73' ------------------------------------------ 38.73' 3 "`'' 3 n - HORIZONTAL. d >,o °'= S aN �F"-m�Nv FIRE BLOCK CONSTRUCTION. FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER.FIRE m �"a0-9 m-A BLOCKS MAY ALSO BE OF GYPSUM BOARD,CEMENT FIBER BOARD,BATTS OR BLANKETS OF MINERAL OR m`r o'N 3 o r a _ - _ - _ MASTER PLL GLASS FIBER,OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY o c=_ " - - - - _ - - - - - - - - - - - - - - - _ - 0 0 0 9 35.91' RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED. Q L¢0 3 3 TOWER PL. _ _ WALLS HAV NG PARALLEL OR STAGGERED STUDS FOR SOUND TRANSMISSION CONTROL SHALL HAVE F RE -'0 @ p H 0 - _ - - - - - W34.58' BLOCKS OFIBATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. nw c° O �: -r MAX FLAT N ¢z¢ y MAX FLAT 33.73' DRAFT STOPS. w m m c E U r0- ~ fn O o T<¢O 33.73' o o DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION. ////'� U) FLOOR-CEILING ASSEMBLIES. z G H o r Z v ¢ ®BB�BBBp DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING.SUCH DRAFT STOPS O o a -rn H m c SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM ¢¢m Z `2 VIEW DECK�.� _ _ _ _ _ _ _ _ _ _ r� OTHERAREAS. mm0❑B. 00md /�� '�g U o a =L vicyv DECK PL. - ATTICS. 0 �9 - - - - - - - - - - - - - - - - - - - - - - - ' - - - - _ _ _ _ _ _ _ M_ASTER_FL�.O.S) n w �ma 8.03 27.91'77 DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS,MANSARDS,OVERHANGS,FALSE FRONTS SET OUT a 3 6 n t 0 n>a 0 0 - - FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE a y o � 0 d m E MASTER FL. PILn AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM I, c m= E c 15 '2 `o `o `O 26.83' OTHER USES. Z o.S � 00'.m O.N O. DRAFT STOP CONSTRUCTION. m $ d m F _ DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN'/,INCH GYPSUM BOARD,3/8-INCH WOOD c $ 3 H o c s ELY N y O N p o _ _ '� SUPPORTED. L PANEL,3l8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATo 2 o o i0NsOEE10E ` m OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHESt m 0 o.'m t o. Cco ONSTRUCTED AS REQUIRED FOR THE PARTITIONS. REVISIONS 2 LL R LL NO. REVISION DATE secOND LEVEL(T_.0.S ) _ _ _ - _ - sEcoND�Ev_E .o. \ 1-HR. RATED FLR./CLN'G. ASSY (2) LAYERS 5/8" TYPE 'X' U 18.33' 18.33' /, 17.20NDFL. PL.- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -SECONDF1725U \� \ . GYP. BD. MIN. 1-HR. & SOUND RATED FLR./CLN'G. REF. DTL. 12/AD-2 O 1-HR. & SOUND RATED EXT. PARTITION REF. DTL. 7/AD-2 o o EN a m 0 INTERIOR FIRE RATED PARTITION REF. DTL.6/AD-2 0 EXTERIOR FIRE RATED PARTITION REF. DTL. 5/AD-2 lK o 1 FIRST LEVEL�O.S� - - e �ACDDC - - - - FIRST LEVE�.O: PARTY WALL PARTITION REF. DTL. 9/AD-2 �J 8.41' T °_, a a s e p S.aT 0 NEW WALL - 2 x 6 STUDS @ 16" O.C. GRADE PLANE GRADE PLANE JOB NO. 7.73' 7.73' D NEW WALL 2 x 4 STUDS @ 16" O.C. DATE 421 - 15 0 WALL W/. STONE VENEER - 2 x 6 STUDS @ 16" O.C. 10/14/15 SHEET NO. 0 CONCRETE RETAINING WALL - REF. STRUCTURAL F7, LONGITUDINAL SECTION LO - �1/4" = V-0" O CONCRETE MASONRY WALL - 6" CMU U.N.O. SEPARATION LEGEND PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS SITE DEV. c o N U D1 R U LuA N m L N U � O = U tE — c U N O O a � c d A QN Z � 3 b O m — Q � o c v 7 � o 21'-51/4" a_ a ` /PRIVATE /PRIVATE O UNIT 'B' BALCON WNIT 'A' BALCONY�� j m 88 SFS - - 88 SF% i' PRIVATE PRIVATE UNIT 'B' GARAGE UNIT 'A' GARAGE I IL I N � - T-] O" F I - -; ui Lu I � Q N N ZO U) 't -- — I- - - - - - — - J Q _ O W 0 � L j Of ui ID 28 9318 _ _ - Z Ze ��I� I� _ CLR - �� Z O Z PRIVATE PRIVATE PUBLIC ° co � a UNIT 'B' LIVING UNIT 'A' LIVING REAR ENTRY ' - _ 432 SF U U -- - --- I I II --- II ml - .- ----- - ---- PRIVATE PRIVATE UNIT 'B' LIVING -=='I ----- UNIT 'A' LIVING 74 Q ------ ------ -_ W CID O p I_ I I I I I I I I I I I I I I I I I - LI - I I I I I I I I I I I I I I I I ----- U LrW u uu�ru r umru e U l i l I I I I I I I I I I I I PUBLIC - - - ----- PUBLIC L>L co UNIT 'B' COMMERCIAL UNIT 'A' COMMERCIAL J L W _ ,PRIVATE UJ 0 � � /PRIVATE � � W UNIT 'B' BALCONY UNIT 'A' BALCONY 09 SFS �� 487 SFS H U) H I Ll F ] c\j a F /PUBLIC FRONT ENTRY o _ 297 SFS DOCUMENT VALID UPON PRIVATE PRIVATE 13'-45/8" :. UNIT 'B' BALCONY UNIT 'A' BALCONY 282 SF� 283 SIF'- r% zo' s na° II zo' 10�/e I ORIGINAL SIGNATURE aD 2ac� LO m g t n'3 O Q Nd.m p c x 3 m._ � To m L Op O O N •' N L J.N `F O O m O o nc O Q Wit¢«33 � o.0 H �Z 1 n0 w. 0-2 E m U m¢�morV« THIRD LEVEL FLOOR PLAN SECOND LEVEL FLOOR PLAN FIRST LEVEL FLOOR PLAN =�~ ° ° mZ 2 UNUodo � `'1 3/16" = 1'-0" 3/16" = 1'-0" � 3/16" = V-0" W z `_ - =ao GI/ o-o< mt.y� Zm¢ T0mmm LuLLI T.;o � Lo° ; d LL O-H a O- 2-0 .m mn0'Ea= Qm-m,o m O m_- OUTDOOR AREA SCHEDULE mgE2°5n66 N n � � yym.- LL m.o° Em '�`o `o O «SH ° Hdac d..,'c o L c n m d O C N d N.C L-O FIRST LEVEL p E--8 =� 0 O m N O m m d 9LH OCm 0 a= °PUBLIC 729 SF d Ec� O2y $ E - 1mm m.t- O m m m U n m L n TOTAL FIRST LEVEL 729 SF REVISIONS SECOND LEVEL NO. I REVISION L DATE PRIVATE UNIT 'A' 371 SF PRIVATE UNIT 'B' 370 SF TOTAL SECOND LEVEL 741 SF THIRD LEVEL PRIVATE UNIT 'A' 487 SF PRIVATE UNIT 'B' 409 SF TOTAL THIRD LEVEL 896 SF TOTAL PUBLIC 729 SF JOB NO. 421 - 15 TOTAL PRIVATE 1 ,637 SF DATE 10/14/15 GRAND TOTAL 2,366 SF SHEET NO. A- 14 4: PA2015- 174 INSULATION-PLACE PROJECT NAME FIXED CURB MOUNTED CAREFULLY AROUND WINDOW 13314" STARLINE LIVE-WORK LOFTS . DECO.MTL.SHROUD AS SEL.(ARCH.TO APPV.) A SKYLIGHT(FCM) SHEATHING SOLID BLK'G DECORATIVE SHROUDS SHALL NOT BE B B FLR.OR CLN'G.FRAMING PER STRUCT. STATUS SITE DEV. INSTALLED AT THE TERMINATION OF FACTORY- BUILT CHIMNEYS EXCEPT WHERE THE SHROUDS INTERIOR EXTERIOR ARE LISTED AND LABELED FOR USE WITH A ^ SPECIFIC FACTORY BUILT CHIMNEY SYSTEM AND CLEARANCES: c J �0 0 INSTALLED IN ACCORDANCE WITH THE O TAKAGI MANUFACTURER'S INSTALLATION INSTRUCTIONS. (CRC 1005.2) FASTENER* DBL.TOP PLATE H2x4/MINGYP.BD.TYP. T-K3 < ,... „m TOP: 12" 4 rn "'v 2x WD.FRAMING PER STRUCT 7/8"EXT.PLASTER FRONT:* 4" ELEVATION W/.METAL LATH(DIAMOND OR EQUIV.) BACK: 1„ W m :: STUCCO SHALL BE APPLIED W/.A 3-COAT SIDES: 2" - GALVANIZED HAT CHANNEL APPLICATION FLASH BOTTOM: 12" m FACTORY BUILT CHIMNEYS SILL FLASHING OR"Z"GIRTS VERTICALLY WATER EATER '24"RECOMMENDED IN FRONT ERU SHALL BE LISTED AND HEADS OR VAPOR BARRIER('TYVEK'OR EQUIV.) FOR MAINTENANCE _ LABELED AND SHALL BE ROOFING PER PLAN BLOCKING AS NOTE:PROVIDE TWO LAYERS OF GRADE D o INSTALLED AND TERMINATED REQUIRED PER CODE IN ACCORDANCE WITH THE (S) MANUFACTURER'S UNDERLAYMENT INT.FINISH(AS OCCURS) PAPER(MIN.)OVER ALL WOOD BASED !J N a E o � S SHEATHING �r UNIONS INSTALLATION INSTRUCTIONS '. SECTION A-A HEAD FLASHING PLACED y (CRC R 1005) a� II. 1 - PLYWD.SHTG./SHEAR PANEL PER PRESSURE ¢ _ ' BETWEEN UNDERLAYMENT STRUCT.(WHERE OCCURS) HOT WATER RELIEF � 3 1"(ARCH.TO APPRV.REVEAL) FINISH RAW EDGE OF FINISH SKYLIGHT INTERIOR EXTERIOR OUTLET VALVE 3 TO FIXTURES MATERIAL TO PROVIDE A — CONST.PER#15-1.3 TABLE 720.1(2)2010 CBC; O VAPOR BARRIER MOISTURE BARRIER UTILIZING m — CHASE SPACER SEALING TAPE AND/OR ADHESIVE ai BRACKET mm Mex. SEALANT RHEINZINK REVEAL PANEL 2x FRAMING,PER PLAN(MIN.2"x 4"WOOD Q o STUDS 16"ON CENTER WITH 7/8"CEMENT STEP FLASHING UNDERLAYMENT PLASTER(MEASURED FROM THE FACE OF RELAYS o z < v FINISH MATERIALSTUDS)ON THE EXTERIOR SURFACE WITH = CURB CDX PLYWD.SHTG.PER STRUCT. INTERIOR SURFACE TREATMENT AS FINISH MATERIAL REQUIRED FOR INTERIOR WOOD STUD a `' ASPHALT SHINGLE PARTITIONS IN THIS TABLE.PLASTER MIX 1:4 NOTE:THIS IS A CONCEPT � FASTEN TO CURB DRAWING ONLY,G.C.TO I..1... v WITH SCREWS FOR SCRATCH COAT AND T FOR BROWN BALL VALVES REFER TO MFGR'S. o0 EXT.VENEER(PER PLANS) SHEATHING FURNISHED WITH BLDG.WRAP-'TYVEK'OR EQUIV.(MIN. COAT,BY VOLUME,CEMENT TO SAND.) SPECIFICATIONS FOR ALL STEP SKYLIGHT FLASHING 2 LAYERS GRADE D PAPER) INSTALLATION FLASHING UNDERLAYMENT INSTRUCTIONS PLYWD.SHTG. VENTILATION "— e 5/8GYP.BD.TYP.INT.FIN. CHECK VALVES AND SAFETY PRECAUTIONS FRAMING PER PLANS PRODUCT LISTING: RECIRCULATION PUMP TANKLESS WAITER RHEINZINK HEAD FLASHING ICC-ES ESR-2415 HEATERS � INT.FLR.FINISH, PER PLANS 5 WHATNEY COLD IRVINE,CA. 92618 INSULATION PERFORATION TO ALLOW 2x SILL PLATE WATER P:888882.5244 VAPOR BARRIER FOR VENTILATION EXPANSION TANK INLET F:949.770.3171 FLR.SHTG.PER STRUCT.(AS OCCURS) WWW.TAKAGI.COM FINISH MATERIAL BLOCKING AS REQ'D SECTION B-8 — FLR.FRAMING(PER STRUCT.)OR f7� FLR.SLAB. 21 CHIMNEY CAP DETAIL17 SKYLIGHT DETAIL 9 ZINC HORIZONTAL CLADDING DETAIL 5 EXTERIOR WALL DETAIL (TYP.) 1 ON DEMAND WATER HEATER DETAIL 1 1/2" = V-0" 1 1/2" = V-0" 3" = V-0" 3" = 1'-0" 11, = 1'-0" uj EXTERIOR VENEER O/. - *GRIP SIZE:R311.7.7.3 Z Q BLDG.WRAP(MIN.2 1. TYPE 1. HANDRAILS WITH A CIRCULAR HANDRAIL CAP-DESIGN O fn LAYERS GRADE D PAPER) I CROSS SECTION SHALL HAVE AN OUTSIDE 1 5„ BELOW H CD N CDX PLYWD.SHT'G. INTERIOR FINISH DIAMETER OF AT LEAST 1-1/4 INCHES AND MIN. J Q 0 PER STRUCT. NOT GREATER THAN 2 INCHES.IF THE I >- Q Lf) IS NOT CIRCULAR, IT SHALL HAVE O W GYPSUM BOARD COPPER FLASHING& A PERIMETER DIMENSION OF AT LEAST 4 Z Z w ) p COUNTERFLASHING INCHES AND NOT GREATER THAN 6-1/4 J of LJJ v' PLYWOOD SHT'G. INCHES WITH A MAXIMUM CROSS SECTION CHIMNEY SUPPORT:WHERE 2x WD.FRM'G.@ 16" DIMENSION OF 2-1/4 INCHES.EDGES SHALL Z Q r Z FACTORY BUILT CHIMNEYS ARE (AS OCCURS) •I, W Q) HAVE A MINIMUM RADIUS OF 0.01 INCH. SUPPORTED BY STRUCTURAL FACTORY BUILT FIREPLACES SHALL BE COPPER WEEP SCREED/PROP. * O U) r MEMBERS,SUCH AS JOISTS& LISTED AND LABELED AND SHALL BE EDGE OFFSET MIN. 1"FROM I` 2.TYPE II.HANDRAILS WITH A PERIMETER RAFTERS,THOSE MEMBERS SHALL INSTALLED IN ACCORDANCE W/.THE FINISH SURFACE GREATER THAN 6-1/4 INCHES SHALL HAVE A BE DESIGNED TO SUPPORT THE I'. GRASPABLE FINGER RECESS AREA ON z CONDITIONS OF THE LISTING. FACTORY m ADDITIONAL LOAD. BUILT FIREPLACES SHALL BE TESTED IN STONE TILE PAVERS SET W/. BOTH SIDES OF THE PROFILE.THE FINGER O ACCORDANCE W/.UL-127. MIN.1/2"MORTAR BED(REF.NOTE) z_ _I RECESS SHALL BEGIN WITH A DISTANCE OF M z SLOPE 2%a 3/4 INCH MEASURED VERTICALLY FROM Z c' HANDRAIL(POST MOUNTED) FLUE CONNECTION-FACTORY BUILT LA STUCCO&METAL THE TALLEST PORTION OF THE PROFILE TO DRAIN (MIN.) 2,� CHIMNEY TO COMPLY W/CRC R1005, LATH OVER BLDG.WRAP AND ACHIEVE A DEPTH OF AT LEASE 5176 LISTED AND LABELED AND INSTALLED (TYVEK OR EQUIV.)MIN. INCH WITHIN 7/8 INCH BELOW THE WIDEST M Q + AND TERMINATED IN ACCORDANCE WITH - TWO LAYERS OF 15# PORTION OF THE PROFILE.THIS REQUIRED / MFGR'S.INSTALLATION INSTRUCITONS. I FELT(TYP.) DEPTH SHALL CONTINUE FOR AT LEAST 3/8 M 0 CHIMNEYS FOR USE WITH FACTORY BUILT - INCH TO A LEVEL THAT IS NOT LESS THAN iu FREQ'TS.OF UL-127 IREPLACES SHALL COMPLY W/.THE ..I." " 1-3/4 INCHES BELOW THE TALLEST O PORTION OF THE PROFILE.THE MINIMUM WITH OF THE HANDRAIL ABOVE THE 3/8" U COPPER WEEP SCREED RECESS SHALL BE 1-1/4 INCHES TO A Q d MAXIMUM OF 2-3/4 INCHES.EDGES SHALL HANDRAIL PROFILE w ° -- HAVE A MINIMUM RADIUS OF 0.01 INCH. HANDRAIL(WALL MOUNTED) ARCH TO APPV. ° ° m °.° z z HANDRAIL REQTS FRAMING PER PLAN-PROVIDE 1.R311.7.7-HANDRAILS SHALL BE PROVIDED ON AT LEAST ONE SIDE OF EACH CONTINUOUS RUN OF TREADS OR R.O.&CLEARANCES PER ro % FLIGHT WITH FOUR OR MORE RISERS FIREBOX OPENING FIREPLACE LISTING d ° SLOPE 1/ MIN. N -AS SEL. d 2.R311.7.7.1-HANDRAIL HEIGHT,MEASURED VERTICALLY FROM THE SLOPED PLANE ADJOINING THE TREAD NOSING UJ � LL INT.FINISH PER PLAN-5/8" d ° e - OR FINISH SURFACE OF RAMP SLOPE,SHALL BE NOT LESS THAN 34 INCHES AND NOT MORE THAN 38 INCHES. O GYP.BD.TYP.U.N.O. ° d' ° ° ° ° LINE OF CONCRETE EXCEPTIONS: ° ° SLAB OR PAVED AREA 1.THE USE OF A VOLUTE,TURNOUT OR STARTING EASING SHALL BE ALLOWED OVER THE LOWEST TREAD. LISTING DECK JOISTS a (AS OCCURS) w TRIM AS ALLOWED PER ° e - °- ° 4 2.WHEN HANDRAIL FITTINGS OR BENDINGS ARE USED TO PROVIDE CONTINUOUS TRANSITION BETWEEN FLIGHTS, a '- . ° a � M THE TRANSITIONFROM HANDRAIL TO GUARDRAIL OR USED AT THE START OF A FLIGHT THE HANDRAIL HEIGHT AT `'J PLAN VIEW (PER STRUCT) d ° ° ° ° ° THE FITTINGS OR BENDINGS SHANOT BE PERMITTED TO EXCEED THE MAXIMUM HEIGHT. w CO 'WESTC(ICC UNDER-TILE DECK ° a ° LINE OF FINISH GRADE 3.R311.7.7.2-HANDRAILS FOR STAIRWAYS SHALL BE CONTINUOUS FOR THE FULL LENGTH OF THE FLIGHT,FROM A HEARTH EXTENSION OF APPROVED FACTORY-BUILT MEMBRANE(ICC ESR-2201)INSTALL ° o ° d °SCORE 2%MIN. (AS OCCURS) 7 N ° ��- POINT DIRECTLY ABOVE THE TOP RISER OF THE FLIGHT TOA POINT DIRECTLY ABOVE THE LOWEST RISER AL THE L FIREPLACE SHALL BE INSTALLED IN ACCORDANCE WITH PER MFGR'S.INSTRUCTIONS ° - FLIGHT.HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWEL POSTS OR SAFETY TERMINALS. _ THE LISTING OF THE FIREPLACE. HEARTH EXTENSION TO � m BE READILY DISTINGUISHABLE FROM THE SURROUNDING a HANDRAILS ADJACENT TO A WALL SHALL HAVE A SPACE OF NOT LESS THAN 1 1/2 INCH BETWEEN THE WALL AND L� CDX PLYWD.DECK SHTG. NOTE: ° CONCRETE FOUNDATION THE HANDRAILS. W O r FLOOR AREA. e EXCEPTIONS: ui w 1-118"T+G(MIN.3/4"EXT.GRADE SLATE STONE PAVERS TO BE SUPPLIED BY d ° d 1.HANDRAILS SHALL BE PERMITTED TO BE INTERRUPTED BY A NEWEL POST AT THE TURN. WD.STRUCT.PANEL AMERICAN SLATE CO.N.B.,CA,'SILVER DIAPHRAGM) GRAY'12"x12"(MAX.),APPX. 1/2"THK.,6-8 2.THE USE OF A VOLUTE,TURNOUT,STARTING EASING OR STARTING NEWEL SHALL BE ALLOWED OVER THE #/S.F.AVG. LOWEST TREAD. LL J U) 22 FIREPLACE DETAIL 10 EXTERIOR DECK WATERPROOFING 6 STUCCO SCREED DETAIL (TYP.) 2 HANDRAIL REQUIREMENTS 3/4" = 1'-0" 3" = V-0" 3" = V-0" 3" = V-0" OVERFLOW DRAINS TO N HAVE SAME SIZE AS ROOF DRAINS(MIN.)LOCATED 2" 2x STUDWALL @ 16"O.C. N ABV.THE LOW POINT OF THE ROOF.INSTALL.& EXT.SIDING PER ELEVATIONS SIZING OF DRAINS, LEADERS&CONDUCTORS EXT.VENEER(AS OCCURS) MAX.RISE:7 3/4" SHALL COMPLY W/.THE MIN.RUN: 10", W/. CPC AND CRC R903.4.1 �� 2x BLOCKING R., 26 GA.COPPER(OR EQUIV.) MIN.STAIR WIDTH=36"W/. SCUPPER THRU ROOF \Q, PARAPET/CURB,SET IN Mo T ENCROACHING NO IL(S) DOCUMENT VALID UPON O MORE THAN 4.5"ON EITHER SIDE. ti I'LJI MASTIC&CAULK EDGES HEAD CLEARANCE z EXTEND MIN.2"BEYOND F.O. m0 FIN.MATERIAL IF o z TERMINATING EXTERIOR J (P (PROVIDE DRIPRIP EDGE) " 2MIN. z� N� �>; LANDING MIN.DIM.IN mQ PATH OF TRAVEL EQUAL CONT.2x SILLPLATE TO STAIR WIDTH(36"MIN.) (WHERE OCCUR) CONT.FLR.JSTS._ _ (WHERE OCCUR) \ MAXTERIORL.SLOPE(2%)TREADS &EXTERIOR LANDINGS 10"MIN. 2% _ ORIGINAL SIGNATURE COPPER FLASHING wo \ \ TOP OF FINISH MATERIAL NOSING NOTE: \ \ PER PLAN. THE RADIUS OF CURVATURE AT THE NOSING SHALL BE NO GREATER THAN 9/16 INCH.A NOSING NOT LESS THAN 3/4 3 o v d ;m T INCH BUT NOT MORE THAN 1 1/4 INCHES SHALL BE PROVIDED ON STAIRWAYS WITH SOLID RISERS.BEVELING OF '- a c or mma c m= \ \ NOSINGS SHALL NOT EXCEED 1/2 INCH.RISERS SHALL BE VERTICAL OR SLOPED UNDER THE TREAD ABOVE FROM �c a=O-m E= o PLYWOOD SHTG.PER STRUCT. m aO-'m= � THE UNDERSIDE OF THE NOSING ABOVE AT AN ANGLE NOT MORE THAN 30 DEGREES FROM THE VERTICAL.OPEN w= \ \ RISERS ARE PERMITTED,PROVIDED THAT THE OPENING BETWEEN TREADS DOES NOT PERMIT THE PASSAGE OF A4- m t o'�-v o 2 a \ \ INCH DIAMETER SPHERE. °�i=-- " DRAIN TO EXTERIOR OR a c U' 'o r \ \ THRU WALL TO EXT. EXCEPTIONS: o m 6< R, 3 a' 1.A NOSING IS NOT REQUIRED WHERE THE TREAD DEPTH ISA MINIMUM OF 11 INCHES. N Tm 3 \ \ (REF. 2.THE OPENING BETWEEN ADJACENT TREADS IS NOT LIMITED ON STAIRS WITH A TOTAL RISE OF 30 INCHES OR (n cm-5z w O�T� o \ \ CIVIL PLAN FOR OUTLET) v m C❑a 0a DECK/BALCONY \ \ LESS. 3 �z n� H F T''� y y FRM'G.PER PLAN \ \ DECK DRAIN LOCATION PER PLAN. Q F m E o \ \ 1�1 I N W 9 d 0 0 7 Q2~ m o z 0 z `=.m N cQ m 0o,X mL'-K C QZ�a(ym Q (Tp m m m Q m m❑ N � C m 11 DECK DRAIN & OVERFLOW DETAIL 3 STAIR REQUIREMENTS E T O-N.aC� I--L �ma' mm-� E��i U mcmamoa 3" = 1'-0" 3" = 1 -0" _- av' ° o m a E U ° ° m a° E 2 `m �o `o w S H = 'c -0t c a m d m C$�'T O.N_O. 1 ill"DIA. NOTE:ARCH.TO APPV.SHOP DWG'S.PRIOR TO FABRICATION m 5 a m a m *ADJ.HT.PER FINISH HT.OF CURB(AS OCCURS) I E o 2$ $2 c c d NOTE:REF.STRUCTURAL DETAIL S.S.EXT.HANDRAIL SATIN FINISH f , .15 o E U/SD4 FOR DESIGN LOADS, V v°Ti d o o m.imv N' CONNECTIONS AND SIZES REF. DETAILS THIS SHT. �/ m�' x Ta E 1/2"TEMP.GLASS(ARCH.TOr m � m m APPV.COLOR&TINT) FOR RAIL DESIGN Q o m m E _5 E H m.t.. m U NOTE: REVISIONS DECO.W.I.HANDGRIP REF. STRUCTURAL DETAILS 4° NO. I REVISION DATE (MIN.1-1/4"WIDE), FOR CONNECTION (ARCH.TO APPV) Z i DECO.W.I.RAIL REF. DETAILS 2/AD-1 (PROVIDE SHOP x DRAWINGS FOR ARCH'S.APPV. BEFORE FAB.) 44 ' 8 FLASHING PER DTC. S.S BRACKET(CONN.PER 10/AD-1 STRUCT.DTLS.) DECK FINISH PER MAT. DECO.PRECAST CONC.SILL(SLOPED) LESS THAN 4"(NP.) SCHED.SLOPE 2%MIN. ANCHOR PER PRECAST MFGR. 4" w Z SQ.MTL.SUPPORTS X = WELDED TO METAL 0_ SHT'G.PER STRUCT. FRAME(SIZE PER _ O STRUCT.) co Z OF FINISH SURFACE/TOP OF CURB c7 OPENING NOT TO ALLOW 2x BLKG. REF.STRUCT.DTC. Z A 4" OR LARGER SPHERE FRM'G PER STRUCT. o'> (/l O TO PASS THROUGH, TYP. JOB NO. z 421 - 15 EQ.SPACED(PER PLAN) of n EXT.VENEER O/.BLDG. QF F) OPENING NOT TO ALLOW DATE WRAP PER MAT.SHED. A 448"OR LARGER SPHERE 10/14/15 INT.FINISH PER PLANS. - - TO PASS THROUGH, TYP. SHEET NO. OPENING NOT TO ALLOW NOTE:REF.STRUCTURAL DETAIL(S)D,J,N,R/SD3A FOR DESIGN LOADS,CONNECTIONS AND SIZES A 6" OR LARGER SPHERE AD1 TO PASS THROUGH, TYP. 12 EXT. GLASS GUARDRAIL $ EXT. W.I. GUARDRAIL DETAIL 4 GUARD REQUIREMENTS 11. = V-011 1" = 1'-0" 1 1/2" = V-0" 4.4 PA2015- 174 PROJECT NAME GA-600-2009 FIRE RESISTANCE DESIGN MANUAL LINED JOIST BAY: CALCULATED FIRE RESISTANCE CBC SECTION 721.6.2.4,TABLES 721.6.2(1),721.6.2(2),721.6.2(5) STARLINE LIVE-WORK LOFTS GA FILE NO. WP 3242 GENERIC 1 HOUR 50 to 54 STC 721.6.2.4 FLOOR OR ROOF ASSEMBLIES OF WOOD FRAMING STATUS NOTE: GYPSUM WALLBOARD,RESILIENT CHANNELS, FIRE SOUND MINERAL OR GLASS FIBER INSULATION,WOOD STUDS TABLE 721.6.2 1 TIME ASSIGNED TO WALLBOARD MEMBRANES THE OUTLET SITE DEV. 1.WHEN OUTLET BOXES OCCUR LESS THAN 24"APART,PROVIDE(1)SHEET OF 'GYP. - 5/8"TYPE'X'GYPSUM WALLBOARD=40 MINUTES BOARD WITHIN THE AIR SPACE THAT EXTENDS 24"PAST ALL SIDES OF ONE OF THE OUTLET BOXES. Resilient channels 16'o.c.attached at right angles to ONE SIDE of 2 x 4 wood scads 24" c 2.COVER EVERY OUTLET BOX WITHIN COMMON WALL ASSEMBLIES W/FIRESTOP PUTTY PAD(HILTI CP c.c.with 1+/4"Type S drywall screws.One layer 51&*type X gypsum wallboard or gypsum cCOv o 617 OR APPROVED EQUAL). veneer base applied at right angles to channels with V Type S drywall screws 8'o.c. TABLE 721.6.2(2) TIME ASSIGNED FOR CONTRIBUTION OF WOOD FRAME 1-HR.WALL MEMB.MATERIALS(EA.SIDE): with vesical Joints located midway between studs.W mineral or glass fiber insulation In _ _ __ _ ___ _ ___ _ _ _ - WOOD FLOOR JOISTS 16"O.C.=10 MINUTES ¢ m A.5/8"TYPE'X'GYP.BD.AT INT.RECESSES; 24"MIN.' stud space. TABLE 721.6.2(5) TIME ASSIGNED FOR ADDITIONAL PROTECTION Act OPPOSITE SIDE:One layer We"type X gypsum wallboard or gypsum veneer base applied Thickness: 5s/e" STUD CAVITY FILLED W/GLASS FIBER BATTS=15 MINUTESw rn v Cparallel or at right angles to studs with 6d cement mated nails.1%""tong,0.0915"shank, Approx.Weight: 7psf o '- B.5/8"TYPE'X'GYP.SHEATHING(DensGlass L L +s/ai heads,7"o.c.OR APPR.EQ.)AT EXT.RECESSES;OR GYP.BOARD TAPE TIGHT TO OUTLET Fire Test: Based on 1L -14196. TOTAL F.R.RATING=65 MINS.(OK FOR 1 HR.PROTECTION) m L AT MEMB.PENETRATION w/ Vertical joints staggered 24'on opposite sides.(LOAD-BEARING) 05NK05371,2-15-05, Tit BOX ALL AROUND;MAX.1/8"GYP. o MET.PIPE: IL 100 R PECAPP C.7/8"THK.EXTERIOR PLASTER SYSTEM BOARD OPENING OVERCUT UL Design 3309 SEE TABLE 721.6.2(4)FOR FINISHED FLOORING REQUIREMENTS T U SEAL'PENSIL 100 OR APPR. Sound Test: NRCC TL-93.098. y _ o EQ.HAVING APPR.U.L.LISTING PROVIDE AT ALL(4)SIDES&F.O.RECESS IRC-IR-761,31980� o Do 2x WOOD FRAMING LAID FLAT;PROVIDE N CAULK ANY VOIDS BETWEEN INSULATION IN VOID BETWEEN FRMG. in a to¢ INTERIOR GYP.BD.&OUTLET BOX TYPICAL RECESS � g w W ITH COMPATIBLE SEALANT(FIRE LIGHT FIXTURE:SEE ELECTRICAL PLANS; 3 m a p RATED WHERE OCCURS WITHIN F.R. III of Ili ill III II iuu II III of III II VERIFY CLEARANCES WITH FIXTURE MFR. 7 G 3 } RATED WALL ASSEMBLIES) EXTERIOR FINISH SYSTEM MAY VARY; °' Z -2 3 U) a m REFER TO ELEVATIONS PRIVACY RECESSED DOWNLIGHT COVER, REFER TO PLANS U) PRI-C-1,PROVIDES A 1H&SOUND RATING AT m — ¢ w FIRE STOP PUTTY PADS(TYP.) O &WALL ASSEMBLY U m CONDITION CALLED OUT PER PLAN ai p DETAILS FOR Q Q WEATHER BARRIER Q m e INSULATION REQ. CABINET(e.g.MEDICINE,ELECT.PANEL, m �— = FLOOR FRAMING:11-7/8"TJIs AT 16"O.C. z — — — — — — — — — —� 5/8"TYPE'X'GYPSUM SHEATHING L WOOD SHEATHING MAY PLUMB.FAUCET BOX,ETC.)THAT IS 16 SQ. O¢ - — — — �� (U.N.O.PER STRL.DRAWINGS) OCCUR;REFER TO STRL. IN.OF AREA OR MORE O 1/2"PLYWOOD SHEATHING MIN.WHERE WMI DWGs OCCURS PER STRL.DRAWINGS (2)LAYERS 5/8"TYPE'X'GYPSUM BOARD CONTINUOUS BED OF ACOUSTICAL SEALANT °C WOOD FRAMING AT 16"O.C.(U.N.O.PER BETWEEN BOX-OUT AND CEILING o �_ STRL.DRAWINGS) 1(2"RESILIENT CHANNELS AT 24"O.C.; (1)LAYER 5/8"TYPE'X' STEEL ELECTRICAL OUTLET BOX DIETRICH R.C.DELUXE ONLY;ORIENT ALL REFER TO PLANS &WALL GYP.BD.SHALL BE 4" NOT EXCEEDING 16 SQ.IN.PER 2010 PROVIDE RESILENT CHANNELS(AS OCCURS), OPEN LEGS IN THE SAME DIRECTION ASSEMBLY DETAILS FOR WIDER THAN RECESS CBC SECTION 713.3.2 OR NON- REF.PLANS FOR LOCATIONS - INSULATION REQ. (AROUND ENTIRE RECESS SHALL NOT OCCUR IN PERIMETER OF RECESS) METALLIC U.L.APPROVED OUTLET H LAYERS ER MEPE'X'GYPSUM BOARD; BOX RATED FOR THE 1-HR.OR 2-HR. HOLD OFF PERIMETER WALLS BY 1/4"MIN. 2-HR(OR GREATER)FIRE WALLS WALL ASSEMBLY IN WHICH THEY AND SEAL WITH ACOUSTICAL SEALANT WILL OCCUR. R-19 GLASS FIBER BATTS(U.N.O.) RECESSED FIXTURE AT 1HR FLOOR/CEILING 5/8"TYPE'X'GYPSUM BOARD 2x WOOD FRAMING LAID FLAT;PROVIDE INSULATION IN VOID BETWEEN FRMG. INSULATED FLEX DUCT PER MECH.PLANS oouuuomulluuulouuouuuuouuuuumoouulouuuomullumuuuu'� PARTY WALL RECESS 10 TYP. OUTLET PENETRATIONS 1 -HR. & SOUND SINGLE STD WALL (EXT) _ - 1 1/2" = V-0" 1 1/2" = 1'-0" % (1)LAYER 5/8"TYPE'X'GYPSUM BOARD DFLOOR FRAMING:11-7/8"TJls AT 16"O.C. LLI *PARTY WALL RECESS WHEN ACCEPTED BY ACOUSTIC BATT INSULATION (U.N.O.PER STRL.DRAWINGS) > INSPECTOR.OBTAIN INSPECTOR APPROVAL PRIOR TO PARTY WALL ASSEMBLY SHALL BE - Z Q CONSTRUCTION. CONTINUOUS TO UNDERSIDE OF ROOF SHTG. CONTINUOUS BED OF ACOUSTICAL SEALANT AT CLASS W ROOF SYSTEM OR F.R.RATED BE BOX-OUT AND CEILING O NOTE:SIDING OR VENEER SYSTEMS MAY / HORIZ.ASSEMBLY,PER CBC SECTION 709 1/2"RESILIENT CHANNELS AT 24"O.C.; ~ U CO CN OCCUR IN LIEU OF EXT.CEMENT PLASTERLY; ENT Q J J N L0 SYSTEM WHERE IDENTIFIED ON PLANS AS 1-HR.PARTY WALL PLYWOOD SHTG.AT FLOOR AND ROOF \ OPEN DIETRI LEGS N THEDELSAME AMEN DIRECTION ALL J Q M - "SIMILAR" SEE 9/AD-2 ASSEMBLIES PERMITTED TO BE - 0 LU CONTINUOUS OVER AIR GAP (2)LAYERS 5/8"TYPE W GYPSUM BOARD; Z HOLD OFF PERIMETER WALLS BY 1/4"MIN. ? Z W V O ALTERNATE FLOOR FINISH SYSTEM OR AND SEAL WITH ACOUSTICAL SEALANT Of J W m 1-HR.EXT.WALL ROOF FINISH SYSTEM MAY OCCUR FLEX DUCT WITHIN IHR.FLOOR/CEILING W r Z M SEE 9/AD-23 DO ABOVE RATED HORIZONTAL ASSEMBLY ALTERNATE WALL RECESS O fn (MUST BE USED AT ELECT.PANELS) - PLYWOOD SHEATHING PER STRL.DRAWINGS LOCATION,CONFIG.&SIZE OF SHEAR CD 2x WOOD FRAMING LAID FLAT;PROVIDE INSULATION IN VOID BETWEEN FRMG. "ALTERNATE WHEN ACCEPTED BY INSPECTOR.OBTAIN WALL HOLD-DOWN ASSEMBLIES(WHERE U INSPECTOR APPROVAL PRIOR TO CONSTRUCTION: 5/8"TYPE'X'GYP.BD.AT INT.RECESSES; OCCUR PER STRL DWGs)MAY IMPACT THE w uuuiui uuiui 111! 111 ,.iii iii uuilu,i i,uuiui O CONTINUOUS LEDGER OR VENT PER MECH.PLANS;DUCT/VENT TO BE CHOWN OF THE FRAMING MEMBERS O o _ " OR PPR.E'GYP.SHEATHING(DensGlass : of g SOLID OF CONTINUES F.R. ° ^ _ ,.-- ° INSTALLED AND SECURED ABOVE;NO ONE LAYER OF GYP.BOARD BEHIND CABINET SHOWN HERE ro RATING OF ADJACENT GYP. ° PORTION OF THE VENT SHALL BE IN OR APPR.EQ.)AT FACT.RECESSES;OR K w Q SEE TYPICAL RECESS DETAIL ABOVE FOR ADDITIONAL O w BOARD LAYERS AT PARTY WALL, CONTACT WITH GYP.BD.OR R.C.CHANNELS NOTES AND INFORMATION PROVIDE AT ALL(4)SIDES&F.O.RECESS FIRE BLOCKING CONTINUES 1-HR.F.R. fj rn THROUGH THE 1-HR.FLRICLG.& U RATING OF PARTY WALL TO INTERIORIY ROOF/CLG.ASSEMBLIES: FILL VOID AROUND VENT WITH INSULATION FACE OF EXTERIOR SHTG.(4)2x BLOCKS a 00 (4)2x BLOCKS PROVIDE 80 MIN. 3 N \ WILL PROVIDE 80 MIN. -. LL 2 TRIMMERS AT JAMBS S ) (1)LAYERS 518"TYPE'X'GYPSUM BOARD O U `o GALV MET 'W'SCREED AT EXT.CEMENT x -- FLOOR FRAMING: 11-7/8"TJls AT 16"O.C. Q PLASTER,WHERE SHOWN ON ELEVATIONS < LU --- 0 (U.N.O PER STRL.DRAWINGS) WOOD TRIMMER CONTINUES F.R.RATING OF CONTINUOUS BED OF ACOUSTICAL SEALANT m ADJACENT GYP.BOARD LAYERS AT WALL, MINIMUM NOW ��HR.HORIZ. BETWEEN BOX-OUT AND CEILING ' '+. ALTERNATE WALL RECESS THROUGH THE 1-HR.FLOOR/ROOF CEILING RATED HORIZ. ASSEMBLY BELOW;SEE DET.13lAD-2 ASSEMBLY CONDITION _ _ -�� DIE1/2"RESILIENT CHANNELS AT 24"O.C.; CONDITION DIETRICH R.C.DELUXE ONLY;ORIENT ALL LL 5/8"TYPE'X'GYP.SHEATHING(DensGlass OR FILL VOIDS W/NON-RIGID INSULATION TO OPEN LEGS IN THE SAME DIRECTION O APPROVED EQUAL)OCCURS WHEN REQ.TO ACT AS VERT./HORIZ.FIRE BLOCKING/DRAFT *ALTERNATE WHEN ACCEPTED BY INSPECTOR.OBTAIN � (2)LAYERS 5/8"7YPE'X'GYPSUM BOARD; ACHIEVE MIN.F.R.RATING IN ASSEMBLIES STOP WHERE REQ.BY CODE FOR VENT WITHIN 1 HR.FLOOR/CEILING HOLD OFF PERIMETER WALLS BY 1/4"MIN. INSPECTOR APPROVAL PRIOR TO CONSTRUCTION: --'- USING EXTERIOR FINISH SYSTEMS OTHER CONCEALED SPACES AND SEAL WITH ACOUSTICAL SEALANT IN LIEU OF GYPSUM:WRAP ALL THAN EXT.CEMENT PLASTER. co SOLID LUMBER IN LIEU OF GYP.BOARD SIDES OF RECESS w/MIN.3"THK. � AIR GAP PARTY WALL ASSEMBLY SHALL BE CD OF SOLID OR MULTIPLE LUMBER FILL VOIDS W/NON-RIGID INSULATION TO 1" J W CONTINUOUS TO T.O.FOUNDATION OR F.R. SEE TYPICAL RECESS DETAIL ABOVE FOR ADDITIONAL MEMBERS ACT AS VERT./HORIZ.FIRE BLOCKING/ Cfl NOTES AND INFORMATION DRAFT STOP WHERE REQ.BY CODE FOR RATED HORIZ.ASSEBLY,PER CBC SECTION 709 Z N CONCEALED SPACES NOTE: THIS DETAIL APPLIES TO FIRE PARTITIONS BETWEEN DWELLING UNITS,AND SHALL CONFORM TO THE NOTE: UJ O REQUIREMENTS OF 2010 CBC SECTIONS 420.2,420.3,709&712.SOLID BLOCKING SHALL OCCUR AT ALL SEAMS AND ELECTRICAL CABLE PENETRATIONS WITHIN THE GYP BOARD ENCLOSURE SHALL BE LLI ANY TRANSITION BETWEEN HORIZ.AND VERT.F.R.RATED ASSEMBLIES,TO CARRY F.R.RATING OF SEALED WITH AN APPROVED ACOUSTICAL SEALANT CONTIGUOUS FIRE PARTITION ASSEMBLIES FROM T.O.FOUNDATION TO B.O.ROOF SHTG. REFER TO 1HR.FLOOR/CEILING DETAIL(THIS SHEET)FOR INFORMATION NOT SHOWN HERE. ui THESE DETAILS APPLY TO BOTH INTERIOR AND EXTERIOR FLOOR FINISH CONFIGURATIONS. J U) 13 TYP. RECESSED WALL PANELS 11 1 -HR. PARTY WALL TO EXT. WALL 8 1 -HR. PARTY WALL TO FLR/ CLG/ ROOF 4 TYP. LINED I-JOIST BAY 1 1/2" = 1'-0" 1 1/2" = V-0" 1 1/2" = V-0" 11/2" = V-0" N N GA-600 -2009 FIRE RESISTANCE DESIGN MANUAL CBC 2010-TABLE 720.1(2)-RATED FIRE-RESISTANCE PERIODS FOR VARIOUS WALLS ONE HOUR FIRE-RESISTANCE-RATED ROOF-CEILING OR FLOOR-CEILING ASSEMBLY PER ESR-1153 78 GA-600-2009 FIRE RESISTANCE DESIGN MANUAL AND PARTITIONS CHASE WALLS, WOOD FRAMED ITEM NUMBER 15.1.3-2"x 4"WOOD STUDS 16"ON CENTER WITH 7/8"CEMENT PLASTER GA FILE NOWP 5510 GENERIC 1 HOUR 55 to 59 STC (MEASURE FROM THE FACE OF STUDS)ON THE EXTERIOR SURFACE WITH INTERIOR . 1.SHEATHING NAILED AND GLUED TO THE TOP OF THE TJI JOISTS. SURFACE TREATMENT AS REQUIRED FOR INTERIOR WOOD STUD PARTITIONS IN TABLE GYPSUM WALLBOARD,WOOD STUDS FIRE SOUND 720.1.2 PLASTER MIX 1:4 FOR SCRATCH COAT AND 1:5 FOR BROWN COAT, BY VOLUME, DOCUMENT VALID UPON -CONSTRUCTION ADHESIVE CONFORMING TO ASTM D3498 MUST BE APPLIED TO THE TOP OF THE JOISTS PRIOR TO PLACING SHEATHING. Base layer 114"gypsum wallboard applied parallel to each side of double row of 2 x 4 wood CEMENT TO SAND. -ALL BUTT JOINTS OF THE SHEATHING MUST BE LOCATED OVER FRAMING MEMBERS studs 16"o.c.on separate plates spaced t+ apart with coated nails, long, 0.099'shank,+/i heads,12'o.c.Joints staggered 16"on opposite layer sides.Face layer+/z" type X plain or predemrated gypsum wallboard or gypsum veneer base applied parallel to each side with Ne"beads of adhesive 16"o.c.and 5d mated nails,1'/v long,0.099" shank,+/:heads, 16"o.c.at top and bottom plates.4d finish nails, 1+/2"long,0.072" 2.GYPSUM BOARD -FOR TJI JOISTS SPACED 24 INCHES ON-CENTER OR LESS,ATTACH CEILING TO JOIST BOTTOM FLANGE. shank,0.1055"heads,driven at a 45°angle 16"o.c.horizontally and 24"o.c.vertically. Joints offset 24"from base layer joints. - - - - - -THE FIRST LAYER OF GYPSUM BOARD MUST BE INSTALLED PERPINDICULAR TO THE TJI JOISTS AND ATTACHED USING 1 5/8- Sound tested with 1+12"mineral fiber insulation in stud space.Horizontal bracing required INCH-LONG,TYPE S SCREWS SPACED 12 INCHES ON-CENTER.THE SECOND LAYER MUST BE INSTALLED WITH THE JOINTS at mid-height.(LOAD-BEARING) STAGGERED FROM THE FIRST LAYER. : STUCCO FINISH,REF.PLANS&MAT Thickness10" -THE SECOND LAYER MUST BE FASTENED TO THE TJI JOISTS WITH 2-INCH-LONG,TYPE S SCREWS SPACED 12 INCHES ON- Approx.Weight: 9 pat SCHED. CENTER IN THE FIELD AND 8 INCHES ON-CENTER AT THE BUTT JOINTS. Fire Test: See WP 3341 (FM WP-147,1-2-69); WEATHER BARRIER -TYPE G SCREWS, 1 1/2 INCHES LONG,MUST BE SPACED 8 INCHES ON-CENTER AND 6 INCHES FROM EACH SIDE OF THE UL R4024,10-31-68 TRANSVERSE JOINTS OF THE SECOND LAYER.THE SECOND LAYER MUST BE FINISHED WITH JOINT TAPE AND COMPOUND. Sound Test: G&H BW-32ST 4-22-68 ORIGINAL SIGNATURE 1!2"PLYWOOD SHEATHING MIN.WHERE OCCURS PER STRL.DRAWINGS V5 , 3.TJI JOIST -INSTALLED IN ACCORDANCE WITH ESR-1153 WOOD FRAMING AT 16"O.C.(U.N.O.PER a 3 c x STRL.DRAWINGS) o r 9 m a c c t � NUF- N C L_ V m naw m LO U O L 4.INSULATION -INSTALLED IN THE JOIST PLENUM WHEN RESILIENT CHANNELS ARE USED. r °,- 0- F o IY o= d omp¢E53E -THE INSULATION MUST BE PLACED ABOVE THE RESILIENT CHANNELS BETWEEN THE JOIST BOTTOM FLANGES !!/^� N t Z ;rn 0 R-19 GLASS FIBER BATTS(U.N.O.) v J o re c❑ U a z �,'m pa.CH oo J 3 =Z w. 5.RESILIENT CHANNELS -FASTEN PERPINDICULAR TO THE TJI JOISTS USING 1-INCH-LONG,TYPE S SCREWS.WHEN RESILIENT CHANNELS ARE USED,THE FIRST LATER OF 5/8"TYPE'X'GYPSUM BOARD Q W m¢c m E U THE CEILING MEMBRANE MUST BE INSTALLED PERPINDICULAR TO THE CHANNELS AND ATTACHED TO THE RESILIENT CHANNELS USING 1-INCH- L c rri_ ­X_m �¢o LONG,TYPE S SCREWS SPACED 12 INCHES ON-CENTER. w 00 N W 6 g o O T -THE SECOND LAYER MUST BE INSTALLED WITH THE JOINTS STAGGERED FROM THE FIRST LAYER AND ATTACHED USING 1 5/8 INCH-LONG,TYPE S Q ¢z 2=H o.c MZ m 'S" SCREWS.THE SCREW SPACING FOR THE SECOND LAYER OF GYPSUM BOARD MUST BE A MAXIMUM OF 12 INCHES ON-CENTER IN THE FIELD AND 8 00 K C m,� c.y fY c INCHES ON CENTER AT THE BUTT JOINTS. Z.o!u¢ rn n m PLAN VIEW ,( ¢mor ,-s m m c -TYPE G SCREWS, 1 1/2 INCHES LONG,MUST BE SPACED 8 INCHES ON-CENTER AND 6 INCHES FROM EACH SIDE OF THE TRANSVERSE JOINTS OF �<�y KK THE SECOND LAYER.THE SECOND LAYER MUST BE FINISHED WITH JOINT TAPE AND COMPOUND. 5/8"TYPE'X'GYPSUM BOARD LL_ o o Z �o o 2—L ,�j 1 -HR. EXT. SEPERATION WALL (STUCCO) _ 1/2"PLYWOOD SHEATHING MIN.WHERE 1 1/2" = V-0" a 3'6 n v,sE w 8.a OCCURS PER STRL.DRAWINGS n�m c ° to a E INTERIOR U c a� E cm M 2`o `o 3 1/2"GLASS FIBER BATTS W d N Z- v =a"M 0'co= o.dd c NOTE: FIELD TEST ASSY. FOR H ° °$'Q T a M�a T C M ry •' �"N C M-O SOUND RATING. MUST BE STC 45 WOOD FRAMING PER PLANS;REFER TO CBC 2010-TABLE 720.1(2)-RATED FIRE-RESISTANCE PERIODS FOR VARIOUS WALLS&PARTITIONS = o $ $ o s OR GREATER. STRL.DRAWINGS ITEM NUMBER 15-1.15-2"x4"WOOD STUDS AT 16"WITH DOUBLE TOP PLATES,SINGLE BOTTOM PLATE;INTERIOR AND U =y n 2 o CE N 0 V AIR GAP EXTERIOR SIDES COVERED WITH 5/8"TYPE'X'GYPSUM WALLBOARD,4'WIDE,APPLIED HORIZONTALLY OR VERTICALLYLL_ s m E E 0 E , WITH VERTICAL JOINTS OVER STUDS,AND FASTENED WITH 2-1/4"TYPE'S'DRYWALL SCREWS,SPACED 12"ON Q 2 0 m o @' :5 t o. WOOD FRAMING PER PLANS;REFER TO CENTER. CAVITY TO BE FILLED WITH 3-112"MINERAL WOOL INSULATION. STRL.DRAWINGS REVISIONS NO. REVISION DATE 3 1/2"GLASS FIBER BATTS INTERIOR EXTERIOR UNIT'X' EXT.DECK FINISH O/.WESTCOAT 1/2"PLYWOOD SHEATHING MIN.WHERE MEMBRANE,REF.DTL.10/AD-1 OCCURS PER STRL.DRAWINGS INT.FINISH,3/4"WOOD FLOORING,PER G.C.& 5/6"TYPE'X'GYPSUM BOARD WALL — — OWNER — INTERIOR — — — 5/8"SHEATHING INSTALL PER NOTE 1 ABV. FLOOR SHEATHING PER STRUCT.,3/4"MIN. SHEAR WALL PER STRUCT.PLAN(AS FLOOR FRAMING:11-7/8"TJIs AT 16"O.C.(U.N.O. i OCCURS) PER STRL.DRAWINGS) SOUND TRANSMISSION CONTROL NOTES: 1.APPROVED ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND SEPARATION WALL. UNIT GARAGE R-19 UNFACED GLASS FIBER ACOUSTICAL 2.ALL PENETRATIONS INTO SOUND-RATED PARTITIONS OF FLOOR-CEILING ASSEMBLIES SHALL BE SEALED WITH APPROVED PERMANENT RESILIENT INTERIOR INTERIOR INSULATION(MIN.9-1/2") SEALANT. INSTALL PER NOTE 4 ABV. - 3.ALL RIGID CONDUIT,DUCTS,PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING MIN. R-13 INSULATION CONSTRUCTION BY MEANS OF RESILIENT SLEEVES,MOUNTS OR MINIMUM 1/4"THICK APPROVED RESILIENT MATERIAL. (GAS PIPING NEED NOT BE 1/2"RESILIENT CHANNELS AT 24"O.C.; ISOLATED) (ACOUSTIC BATT.AS REQUIRED) INSTALL PER NOTE 5 ABV. - 4.METAL VENTS AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION:DUCTS SERVING ONLY EXIT WAYS, 2X BLOCKING(AS REQ'D.) JOB NO. (2)LAYERS 5/8"TYPE'X'GYP.BOARD _ _ _ KITCHEN COOKING FACILITIES AND BATHROOMS NEED NOT BE LINED.) 421 - 15 UNIT'Y' COMPLYING W/.ASTM C36;HOLD OFF 5.MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"BEYOND THE PIPE OR DUCT,WHENEVER A PLUMBING PIPE OR (1)LAYER 5/8"TYPE"X"GYP.BD. PERIMETER WALLS BY 1/4"MIN.AND SEAL EXTERIOR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY OR W HERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR CEILING ASSEMBLY WITHIN DATE WITH ACOUSTICAL SEALANT A WALL. (1)LAYER 5/8"TYPE"X"GYP.BD. 10/14/15 INSTALL PER NOTE 2 ABV. 6.ELEC.BOXES IN OPPOSITE FACES OF WALL SHALL BE SEPARATED HORIZ.BY 24",BACK AND SIDES TO BE SEALED WITH 1/8"RESILIENT SEALANT A BACKED WITH 2"MINIMUM MINERAL FIBER INSULATION.(TV,PHONE&INTCOMM.OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY) SHEET NO. FINISH MATERIAL PER PLAN 7.WALL-MOUNTED LAVATORIES ARE NOT PERMITTED ON SOUND RATED PARTITIONS. AD -2 L121 -HR. & SOUND RATED FLR./ CLG. (I-JOISTS) 9 1 -HR. PARTY WALL MIN. W/ REPORT 6 1 -HR. INTERIOR SEPERATION WALL 1 1/2" = V-0" 1 1/2" = V-0" 1 1/2" = V-0" 4S PA2015- 174 Variable 48" MIN. 46" MIN. PROJECT NAME II SIDEWALK SIDEWALK STARLINE LIVE-WORK LOFTS I I FACE OF STATUS I •�`�• A WARNING SIGNAGE REGARDING;UNAUTHORIZED USE OF DISABLED PARKNG SPACES IS POSTED BLUE SYMBOLS SHALL BE COLOR NO. GUS SITE DEV. p, CONSPICUOUSLY AT EACH ENTRTICE TO OFF STREET PAWNS FACILITIES,OR IMMEDIATELY Il" 15090 IN FEDERAL STANDARD 5958 36" MIN. aro" MIN, ADJACENT TO AND VISIBLE FROM EACH STALL OR SPACE. MIN Cum CLEAR CLEAR C N E G B. 1AARNING SIGNAGE STATES.°UNAUTHORIZED VEHICLES PARKED N DESIGNATED ACCESSIBLE SPACES 30. POLE U NOT DISPLAYNG DISTNCTUISHINCT PLACECARDS OR SPECIAL LICENSE PLATES 1551�D FOR PERSONS M X 12" STREET O WITH P1861BILITIES WILL BE TOdED AWAY AT OU eM EXPENSE.TOWED VEHICLES MAY BE RECLAIMED C Y (4 i n) Curb / AT OR BY TELEPHONING " 30" W o o pX• 1/4" r C� C BLANK SPACES ON SIGN(S)ARE FILLED N WITH APPROPRIATE INFORMATION. 112985 M B/4" L ll" STREET o L) D. SIZE OF LETTERING ON SIGNAGE IS A MINIMUM OF I" N HEIGHT 112985 = U a MIN. WHITE BACKGROUND O E. SIGN(S)15NOT LESS THEN II"X22" INSIZE.112MBFIG.NO.IS (A) SIDEWALK OBSTRUCTIONS d . '< '° 'd ` <' V c i C C a V) X .�° d' w lO v M g cO of Z Q BLUE SYMBOLS ON INTERNATIONAL SYMBOL 12" M N, 12 MIN d ° . d° a . a o `o F F WHITE BACKGROUND OF ACCESSIBILITY WITH d e ' d w a M o ao i CLOSED _ ❑ GUIDE RAIL,FLUSH WITH d °d z ^ 3 -E 0 y r WHITE FIGURE ON BLUE CONTINUOUS Y-4" HIGH ° d d a , 3 11" MIN. m BACKGROUND d G d 0' d' d a 3 RISERS N o VERTICAL SUPPORTS O m o ~ C Variable Curb Face (/j O O ; 00 �' /h, //� UNAUTHORIZED VEHICLES 11/q" MAX, II/4" MAX• )j 6 Pj C PARKED IN DESIGNATED LETTERING ON z RAIL GUIDE v CiK� /� ACCESSIBLE SPACES z = O °�y CC ;`„ NOT DISPLAYING sIGNMustB£ m O (B) GUIDE RAIL DETAIL Q a C3 oAA-0- ts/ 000 o ORSPECALDISTINGUISHLICE SE PLA ES IG PLACECARDSA" MINIMUM HEIG4T - Z r > 8.33% Slope c"%O O °0° ISSUED FOR PERSONS O HANDRAIL HANDRAIL i0 SUIT m m ° + N Q WITH DISABILITIES 4 CURB 4 CURB Max. 000000 = WILL OWNERS T WHITE 1/ q n M 2 HIGH MIN. 000 0 0 /') n OWNERS EXPENSE - - DESIGN O°O c ANGLED NOSING BEVELED NOSING: m 12" X 111/ ' D � " TOWED VEHICLES MAY BE AIATE NFORMATION TUBULAR WHEEL RECLAIMED AT MUST BE INCLUDED ON METAL POST CONTINUOUS GUIDE/ (.Fm '`• 0RBYTELEPH0NING SIGN(MINIMUM OF 1" IN HEIGHT.) m m V �w % 1 FJ�\�to (6 ft for 6 in Curb Face 4 T. HIGH MIN. 48" MIN. FIGURE NO. IIB-5045 CLEAR GROUND FIGURE NO. 118-40632 (8 ft for 8 in Curb Face) U11-IEEE GUIDE (C) WHEEL GUIDE/EDGE PROTECTION DETAIL 21 NP CURB RAMP 17 SITE ENTRANCE SIGNAGE 13 STAIR NOSINGS 9 DIRECTIONAL ACCESSIBLE ROUTE SIGNAGE 5 RAMPS AND SIDEWALKS GROOVING DETAIL 3/8" = V-0" 1" = V-0" 1 1/2" = V-0" 1 1/2" = V-0" 1/4" = V-0" 12" = V-0" LLi z Q o � � a U � C0CN INTERNATIONAL—---,,.. 12" MIN. -1 O 0) - SYMBOL OF AREA OF SIGN TO BEA O O O z Varies 5' Min. ACCESSIBILITY MINIMUM OF 10 SQ. IN. O LU w U o 59"MIN.AT FLOOR-MTD. AND 1/2" WIDE W.C.WHEN DOOR SWINGS IN 2% MAX. I I TRIM IN WHITE WHITE LETTERS � Of LU T'? ' I 56"MIN.AT WALL-MTD. 36"MIK 0.65' IJ Z V Slope I I COLOR PARKING WARNING I I I I WL.WHEN DOOR 5WINYaS IN WHEN D SW NGS IN STRIPES Z Q MIN. � > C0 + I See Note 8 I I ONLY I/2 RADIUS l7YP.) " rF 54" MIN. !p I } + BLUE N1 X O O A A LANDING O (n + BACKGROUND VAN 60"MIK Q A�� I + + 4 in C.F. ACCESSIBLE SIGNAGE STATING - - SAi uvER U 12 PLUS TREAD T * N V' "t 12" MIN. BORDER IF NECESSARY AT = RETAINING CURB i a s "MINIMUM FINE $250" a ® DEPTH MIN. y Z + + d FULL HEIGHT _ = 7C BACK of SIDEWALK 24' SPACE � nl GROOVES AT 3/4" O.C. o m v v REFLECTORIZED FLUSH ACTIVATOR „ £ MIN o n z Q on MINIMUM ON OPEN SIDE ry �� 47"MBM. 34" M 12 Q O _ SIGNS y f'1 0 �? N o 00 FINE$250 „MIK '" �� e`er =MC_ O 7� ` SEE SEG. IIB-4065.11 Q p + Y,:� o o GRAB BAR - -- I „I„Ilµ COAT HOOK AT I, o NOT FREE STANDING 60" MIN, FOR �p����q - j INSIDE OF SELF- "` ,\O N O O FLA�D SIDE SIDEWALK U w �' TOE CLEARANCE "� �� - - CLOSING DOOR Ai SIDEWALK •• x + L a> BCR SIGNS TO BE CENTERED 36,: FREE STANDING/ OF 9"MIN.ABOVE sW ouT F AS"MAX HEIGHT ��� pf _ + c 80° MIN. FOR FINISH FLOOR AND �p"MIN. O S) 1. o CA 1:10 MAX FRONT EDGE O U + 0 0 in C.F. AT THE INTERIOR END OF SIDEWALK b" MINIMUM m 4.25 in DEEP �{gAt3- _ „ FREE STANDING vI O 0.45 MINI Q I + + OF PARKING SPACE BEYOND FACE OF L 48" x48" � = r�= f• ......................................... WITHIN AN PARTITION --- MANUEVERING - A) ! N D CAS I" [23 MIN."/2.AMX. AT TOP 0.41" MAX. 48" W �� 48" MIN. CLEARANCE WHEN '°t - \• +1 ° °°°°°°° ACCESSIBLE `r W LLL------rrr+ (12"MIN.WHEN r 3o°)c48^ 1 60^ MIN. DOOR TO HC STALL "T � 3: x APART 0.90" MIN✓ MIK DETECTABLE WARS ING m oo�P° of 000 0 In Curb Face Along ROUTE DOOR SWINGS IN) CLEARSPACEI - �� Access Ram Lundin CERN SWINGS IN T=TREAD WIDTH 11 MIN. TYPICAL PLAN AT BASE 0.92" MAX. TAORTB DOMES£ /TRUNCATED + + °°°°0°°000° P g DESIGNATE FOR "VAN 6o" x6o" " LL ' ......... ---J 3py�gg• ° MANUEVERING DETECTABLE WARNING Uj °°°°°°oDoco.°° ACCESSIBLE" WHERE m HAND OPERATED I + + o.} 00000 APPROPIATE 70 70P OF FLUSH CONTROL _ `�"R SPACE- n„_19„ DLEARANCE OOR To FC WHEN I' MAX. SURFACE/TRUNCATED DOMES z Q a GROUND SURFACE MN. ? SWINGS OUT NOTE: NOTE: TO BE IN-LINE AND IN �� MN. VEHICULAR WAY M _ YELLOW COLOR �p TAPED EDGES INTERIOR STAIRS- EXTERIOR STAIRS- Ci UIHERE EXPOSED SCC yF/OyTJ �F SURFACE INDENTIFIGATION SYMBOL MUST BE LOCATED IN LEVEL AND bollxbolUPPER APPROACH AND ALL TREADS ARE CONFORMING TO FS 33538 OF o p W r,D FEDERAL STANDARD 5'1 STALL SO THAT IT IS VISIBLE BY A TRAFFIC ENFORCEMENT L CLEAR_ LOWER TREAD ARE TO TO HAVE WARNING TYPICAL SECTION A-A O � OFFICE WHEN A VEHICLE IS PROPERLY PARKED IN THE STALL HAVE WARNING STRIPES STRIPES PER W LU (CFNTFRFD AT FNTRANCF TO STAI I RFCOMMFNDFD) PER SEC. 118-504.4.1 SEC. I1B-504.4.1 FIGURE NO. 115-105.1 J W FIGIJi� NO. II5-40622 � J U) 22 ALLEY APPROACH 18 PARKING SIGN IDENTIFICATION 14 MULTIPLE ACCOMMODATION TOILET ROOM 10 WARNING STRIPING & HANDRAIL EXT. 6 DETECTABLE WARNING SURFACE 2 CURB RAMP 1/4” = V-0" 1/2" = 1'-0" 3/16" = V-0" 1/2" = V-0" 12" = 1'-0" 1/4" = 1'-0" d7 X CV SLOPE = Y:X I Y WHERE X IS A (V 1 i LEVEL PLANE I 1/2" n CENTER OF CENTER OF y~ �- CENTER OF AT 1:2 SLOPE / -IXTU;E FIXTURE '' N a -BxmRF :: WALK STREET I I AREA OF SIGN TO BE A X Situ t 1/4 I I MINIMUM OF TO 50. IN. L MN DOOR MEASUREMENT OF CURB RAMP SLOPES 24„ BOTTOM FLAT PEDESTRIAN ROUTE DOCUMENT VALID UPON 12" O 1 � Z E i TOP OF RAMP DETECTABLE I OF RAMP 48" MIN WARNING SU;ACE/ VAN ACCESSIBLE SIGNAGE 1 1 MIN N RL E r F 60" WHEEL STOP R NCA ED COMES WHERE APPROPRIATE p m s ^ r GLIB m ..................... SIGNAGE STATING F u Is ...................... „ C LL E 1:20 MAX. l� 2 1:48 MAX ...................... g o r' - -- 4" MAX. SLOPE AT SLOP£ o ------ O --- MINIMUM FINE $250 4.C(E" RS14 AC1Ug7pR MIN p ------------- m DENTIFIGAiION 4R ON OPEN 5roE I/4 ADJOINING SIGN 12" - -- SURFACE MAX ON CENTER PANTED LOADING AND �d LU 2-1/2" X 1/4" STEEL TUBE WITH �AR SPACES 6" HATCHED LINES AT 36^ ?' TOP CLOSED OFF (PAINTED SECtION A-A ACOLOR CONTRASTING, UNLOADING ACCESS = COAT HOOK AT INSIDE W WITH THE PARKING AISLE BORDER WHITE). MOUNT EACH SIGN WITHING ? SURFACE,PREFERABLY PANTED BLUE 0 a l2) I/4" DIA.CAR@AIGE BOLTS, I MA�HE DOOR AT FINISH FLOOR EVEN BOTTOM E BLUE OR WHITE I8" 3 " MIN. IS" 34" MIN, COMPRESSED OF RAMP TOP OF RAMP 48" MIN o WITHIN THE TACK WELD NUTS TO BOLTS MIN. CL MIN. CLR. CARPET I/q" BAC GRouND LOADING AND LU 30" MAX. BELOW DEPRESS ENTIRE °� PANTED UNLOADING SINGLE ACCOMODATION MULTIPLE-ACCOMODATION 1:20 MAX BLUE ACCESS AISLE ORIGINAL SIGNATURE MIN. CONCRETE OR SOILTOILETFACILITY TOILET PArILITYTHRESHOLD 1:20 MAX. �� 1:48 MAX SIDEWALK: AS REQUIRED VAN /CAR PAINTTHEuS _ (WHEN DOOR SWINGS OUT) N DOOR SWINGS OUT) --------------- ---------- E LE ERs .: SU A (WHE THRESHOLD SLOPE AT SLOPE 'NO PARKINI .;.. . .. 54" MIN. E _ .... LL d '.. '..`•..:.:::..':, :,":.'' � D O G I al I, RETAINING CURB N AT LEASEi ONE SIDE KING INTERNATIONAL 3 >< 3 L r � 12" MAX, PARTITION SHALL SYMBOL� o r m K '�/�/�/�/�/ I I /�/�/ 4z°MIN „ „ IF NECESSARY AccEssiBalTr /i / / / / / / / GRAB BAR PROVIDE TOE SECTION B-B ! ! ! ! - �i MIN CLEARANCE OF 9"MIN. I2'-O" MIN. v-O"MIN. m n LL,.- m= :n d d \ GRAB BAR BOTTOM m y $r ABOVE FINISH FLOOR OF RAMP 4 `m o _- -- / .0< ., /�� = AND 6"DEEP MINIMUM � U�w c o c \\ ALL DISPENSERS 19 BEYOND FACE OF THRESHOLDS: O 5" o C-L °' " 40"MAX TO HIGHEST --O '^ DEPRESS ENTIRE SYMBOL BORDER S O"MIN AT TYR.ACCESSIBLE LU 9 m `o¢ —" 3 E 12" DIA.CONCRETE FOOTING _ PARTITION 1 PAINTED PAINTED PARKING SPACE -j Z T 4 OPERABLE PARI 1:20 MAX. m THE FLOOR OR LANDING SHALL NOT BE MORE THAN /2 LOWER THAN THE SLOPE AT 1:48 MAx SIDEWALK AS REQUIRED WHITE WHITE m � 3?z j aW 12" - THRESHOLD OF THE DOORWAY. CHANGE IN LEVEL BETWEEN 1/4" AND 1j2" Tn - N ¢ N'O FLUSH ACTUATOR HEUNT AT SHALL BE BEVELED WITH A SLOPE NO GREATER THAN I UNIT VERTICAL TO U _ ��'- ma=r PAVED AND PLANTED AREAS SIDE WALL ELEVATION an•MAX kart 1 :: SURFACE FIGURE NaIIB-50233 W ¢m u 2 UNITS HORIZONTAL (509', SLOPE). CHANGE IN LEVEL GREATER THAN /z (n �._�;o � T�o SHALL BE ACCOMPLISHED BY MEANS OF A RAMP, PER SEC, II5-303.4 SECTION C-C RETAINING CURB ��o oz IF NECESSARY Q �— oL mZm � OoU � � m¢ ol FIGURE NO. 118-3033 FIGURE NO. 118-406.5.7 J (n o�0- N p y O W J Z ¢._._ ¢ 2Z DTp121 DIC M m O a c m ow - a z 0-o U, 19 ACCESSIBLE PARKING SIGN 15 TOILET ROOM PLANS AND ELEVATIONS 11 THRESHOLDS 7 COUNTER SLOPE SURF. ADJ. TO RAMPS 3 PERPENDICULAR PARKING SPACES O L< L . "-'t 3/8" = V-0" 3/16" = V-0" 6" = V-0" 1/4" = V-0" 1/8" = V-0" ^ alf W O O O WL" IJ a om-ocE no o PULL SIDE s q " E /A d r.'i 00,= C O.N v CROSSWALK O V'^J c 0. O- 2,-Ma x_> o V, ytOTN On C N "� d NC L"O 5" Z 24" MIN. CLEAR AT EXTERIOR DOORS TA = W E-D = L c a W DD °' 8WD " � IH'1 I— L) O d C N N N L -1311 /81/ W �O U p O � N N N 3 /91' IS MIN. CLEAR AT INTERIOR DOORS o- x D E v L II v��. Q U LLo `° EmLE � BLUE BACKGROUND I 5/IM IL1V G` (COLOR NO. 15090 IN /N � FEDERAL STANDARD I PLANTER BOTTOM OF RAMP REVISIONS 5958) I `Jp" 1`nD 12"MIN.E30RDER �C RETAINING CURB NO. REVISION ! DATE I PROVIDE THIS ADDITIONAL �ti GROOVES At IF NECESSARY AT WHITE FIGURE )g 11 - 3/4" O.C. /9'I I SPACE IF DOOR IS EQUIPPED SIDEWALK U PLANTER BACK OF SIDEWALK — WITH BOTH A LATCH AND v )8",191, 6 hTq X A CLOSER (1ju rJ" I Z Q V 1:20 MAX MlN MAk L �— — DETECTABLE WARNING k 20 MAX I F SPACE TA DOMES PERUDETAIL 6/,41.1 TED ♦ v m ♦ o0 SIDEWALK = IS IN. CLEAR AT EXTERIOR DOORS u SIDEWALK v I r m PUSH SIDE v iTj/ 1:4y '•':'• .9 L FRONT EDGE O I 12" IN. CLEAR AT INTERIOR DOORS 2" MIN BORDER ::: m �� ................... (A) FRONT APPROACH • °°°°°°°°'°°°°'°'°°° Cf SIDEWALK ........... ....... . \� w GROOVING AT 3/4" O.G. 0 6/' 60" MIN. I_ M•4 OPTION OF FRONT " z 12" 48" 12" k 32 P� _ _ _ _ _ _ _ Q Z CURB MIN. Mlry MIN. MOUNTED OR SIDE �yti r , W j INTERNATIONAL SYMBOL X MOUNTED MANUAL Q CONTROL y NOTE: PULL SIDE � I- �G DETECTABLE WARNING OF ACCESSIBILITY X F ^ Z !) BLENDED TRANSITIONS ALL HAVE A RUN SURFACE /TRUNCATED 48" MINIMUM IF DOOR HAS 36" MIN. SLOPE NOT STEEPER DOMES NOTES: A ALL ACCE551BLE ENTRIES SHALL HAVE A MIN. 5" X 5" INTERNATIONAL SYMBOL � � � * 36 MIN. IF WING WALL BOTH A LATCH AND A OF AGGE5515ILITY D15PLAYED ON THE STRIKE SIDE OF THE DOOR DEPTH IS >2411 CLOSER MN- R THAN 1:20 GREATER B. INTERNATIONAL SYMBOL OF AGGE5515ILITY SHALL BE MOUNTED AT A HEIGHT OF �\� �VEHICULAR WAY/ 60" ABOVE THE FINISH FLOOR OR LANDING TO THE CENTER OF THE SYMBOL. 31' Gy�pf- (A) ALCOVE PARKING SPACE C. DIRECTIONAL SIGNS TO ACCESSIBLE BUILDING ENTRANCES AND FACILITIES INSTALLATION �C NOTE: JOB NO. SHALL BE POSTED AS NECE55ARY SHOWING THIS SYMBOL. SEE DETAIL 0 WALL ALL DOORS IN ALCOVES 421 - 15 SHALL COMPLY WITH THE F DATE D. THE LOCAL ENFORCEMENT AGENCY MAY APPROVE OTHER COLORS TO (5) NON-ALCOVE NOTE: PROVIDE HI-LO � PUSH SIDE COMPLIMENT DECOR OR UNIQUE DESIGN. THE SYMBOL CONTRAST SHOULD BE WING WALL INSTALLATION TYPE DRINKING FOUNTAINS CLEARANCES FOR FRONT * FICaUIZE NO. IIS-40632 10/14/15 LIGHT ON DARK OR DARK ON LIGHT. APPROACHES SHEET NO. TO FIT IN 32" WIDE MIN. X L — — — — — FIGURE NO. IIB-406 5.10 FIGURE NO. 118-103.1.2.1 16" DEEP MIN, DEPTH (5) HINGE APPROACH 54" MIN, FIGURE NO. 118-4042.4.1 (a), (d) AND (f) A D 3 20 ACCESSIBLE ENTRANCE SIGN 16 DRINKING FOUNTAINS 12 LEVEL MANEUVERING @ DOORWAY 8 DIAGONAL OR CORNER TYPE CURB RAMP 4 BLENDED TRANSITIONS 6" = 1'-0" 1/2" = V-0" 1/4" = 1'-0" 1/8" = V-0" 3/16" = V-0" 40 PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS * NOTE: IF A MINIMUM 9" HEIGHT OF TOE SITE DEV. CLEARANCE IS PROVIDED, A MAXIMUM OF (n E 54" MIN. 6" OF THE 48" OF CLEAR FLOOR SPACE KNEE SPACE 21" HIGH SHOWER � rn REQUIRED AT THE FIXTURE MAY EXTEND X 18" DEEP X 32" MIN. COMBINATION TOILET SPRAY UNIT / VALVE 12" a2" MIN. INTO THE TOE SPACE. WIDTH WITH CLEAR PAPER TOWEL SEAT COVER FEMININE V R SPACE OF 30" X 48" Lu ti r n MAX. GRAB BAR MIRROR AT DRINKING FOUNTAIN DISPENSER DISPENSER/ AUTOMATIC TAMPON/NAPKIN Q R L AND DISPOSAL PAPER TOWEL HAND DISPENSER H 2 U to 36 LONG G DISPENSER DRYER B BAR INSULATION AT HOT WATER SLIDING BAR c WOMEN MEN UNISEX AND DRAIN PIPES. HAND OPTIONAL CUP cu OPERATED DISPENSER HAND HELD U MANUAL FLUSH ACTUATOR FLUSH CONTROL TYPICAL RESTROOM DOOR SIGNAGE UNIT SHOWER VALVE SHALL BE LOCATED ON 8' MIN. DEPTH X 30' CONTROL � � a XE TRIANGLE TO OPEN SIDE OF TOILET MININ F . WIDTH KNEE BRACKET DOOR-MOUNTED 91GNACE �H1r1 E0. E0. CCOONTTRASTING SPACE. CLEARANCE 3 APPROPRIATE TO ROOM USE. COLOR WITH I CIRCLE 24" MIN. ._ 0 3 O WALL-MOUNTED 81GNAGE � 0 O G G m APPROPRIATE TO ROOM USE. o REFER TO DETAIL'II/Al2. , OO ¢ v CORREGRACSPONDING. 2SPBONDING. - - ~Q Q = v TE PAPER TOILET Q W ua \ J< )( e U F = U U W JC Q a NOTE; p DISPENSER Q Z L L W r ON DOORWAYS LEADRYa TO SANITARY O m O Z Q Z \ V' O =Qm ffi' FLEXIBLE 59" FACILITIES THE SYMBOLS i0 BE M V - F W F W \ V V OIL V ry_ W m r PROVIDED ARE 12"EQUILATERAL h1 d' - = J r W , = LONG SHOWER $ E X m \ SPRAY HOSE TRIANGLE FOR MEN,OR 12'DIAMETER 13 - - Z92 U r U �- r CIRCLE FOR WOMEN,1/4"THICK L F F W N X O ON ry F RECESSED CENTERED ON DOOR 60"ABOVE FLOOR W t- Q PICTOGRAMS SHALL C40NTRAST WITH r Yz ZZ b" MAX TOE THEIR BACKGROUND' Y CLEARANCE ALCOVE * 9" MIN. HEIGHT X 30" MIN. 30" MIN. 1311/2" MIN. 32" MIN. WIDTH TOE CLEARANCE PROJECTION REFER TO SIDE WALL ELEVATION ON ` FROM WALL DETAIL M 15/AI.I FOR ADDITIONAL TOILET LAVATORlr URINAL DRINKING FOUNTAIN ACCESSORIES ACCESSORY CLEARANCE REQUIREMENTS. 10 TOILET ROOM ENTRY SIGNAGE 1 RESTROOM FIXTURES AND ACCESSORY MOUNTING HEIGHTS AND CLEARANCE FOR ACCESSIBILITY 1" = 1'-0" 1 : 36 Ui Q o cir) v Q J _j04LO _JOrn - Z ZwUo ® ® PERMANENT SIGNAGE TO BE INSTALLED w < Z O) ON THE WALL ADJACENT TO THE STRIKE Z Q CD > 234 .- SIDE OF THE DOOR MOUNTING / oO00 Z LOCATION MUST ALLOW A PERSON TO / / APPROACH WITHOUT ENCOUNTERING ill PROTRUDING OBJECTS OR STANDING 0 Q WITHIN THE SWING PATH OF THE DOOR / Ics, L MEN RE WOMEN UNISEX DOOR SWING PATH WINDOW / al w U _j I L --_ OPENER 11 *34IN CORRESPONDING - - - O '=1 U GRADE 2 BRAILLE Q W MIN. ® � _ WALL THERMOSTAT m °°°°°° SWITCH °° LITERARY BRAILLE °° F Q W STANDARD DIMENSIONS: X DOT SHAPE DOMED L F a O MEN RALS SHALL BE RAISED DOT BASE DIAMETER 0.059" m 'v co 1/32" MIN.ABOVE BACKGROUND,UPPER CASE, z (o HANDICAPPED SANS SERIF TYPE AND SHALL BE DOT HEIGHT 0.0251, TO 0.031" - F um W (D ACCESSIBLE ACCOMPANIED WITH GRADE 2 BRAILLE, O Z (V RAISED CHARACTERS SHALL BE AT LEAST INTER-DOT SPACING - REFER TO RH,B ESTROOMS RESTROOM ON 5/8" HIGUT NO HIGHER THAN 2". TABLE II5-1033.1 AND FIGURES FIRST FLOOR REFER TO SECTION 115-1032, 115-1033.1, 115-10332 AND II13-103.4.1 LEVER TYPE CONVENIENCE PULL CORD/CONTROL WAND Lu DOOR HANDLE ELECTRICAL OUTLET AT WINDOW COVERING J w J U) 11 RESTROOM WALL SIGNAGE7 PEPRMANANT ROOM SIGNAGE 2 SWITCH / RECEPTACLE / CONTROL DEVICE MOUNTING HEIGHTS 3" = 1'-0" 1/4" = 1'-01. 1/2" = 1'-0" Q d� N REFER TO SIDE WALL ELEVATION ON NOMINAL DETAILS " 15/AL.1 AND I/AL2 FOR ADDITIONAL DIAMETERPP� N ACCESSORY CLEARANCE REQUIREMENTS Z Q BACK PANEL 1-1/4" MIN. 1-1/2" Z CENTER OF CENTER OF 2" MAX. MIN. F U) FIXTURE FIXTURE _ c0 4 II II FLUSH ACTUATOR n OPTIONAL SIDE- - -1/2" IZ -18 ON OPEN SIDE IS MOUNTED CONTROL MIN, MIN. DOCUMENT VALID UPON _ �X 12" 12" z -� ' ? F F_ = F WALL 36" MINI O m 18"-19" SUPPORT 12" GRAB BqR TOP VIEW - 6" 6' 24" MIN. 1 5" MAX. 15" MIN. 3" MAX. E0. S E0. E0. S E0. MIN. / / DRINKING FOUNTAIN � � FOR STANDARD z (t5) (B) a PERSONS BACK EXIT EXIT ,. CLEARPACE �� BACK PANEL CIRCULAR/WIALL MOUNTED CIRCULAR/RECESSED 42" MIN. N = PANEL ROUTE p ,. MM ff GRAB BAR U \N EAUNIT ORIGINAL SIGNATURE z 00" pSt 1 S FRONT 4-4 3j4" 4-43/411 ® 4" MAX. (BRAILLE) _ (BRAILLE) G\ - - j LOBBY 8 MOUNTED PERIMETER PERIMETER � \� LU CONTROL I ,` ,4. �. a a, _ II II I O/ CV v „ �' O a N(/J C N 7 CL X R �` 4+ 16 n Q O WALL/ �+ - - m a @_ l'n II "O @ U F @C t V DRINKING Q I- P 2 MAX. b" b" U-'- - FOUNTAIN z m t $r CLEAR / O - VERTICAL SPACE 4p 32" FOR F d- _ ? E0. E E0. EQ EQ r U w c PERSONS `� O F SUPPORTEE o = C o r= p III IL FRONT VIEW WHEEL- m CD O O `� FINISH I I (l W o¢ - J 3 0 U m c.pp�rU-�o FLOOR OR ( 1 EXIT EXIT m 3 =Z aw N CHAIRS GROUND STAIR STAIR Q F a T¢ N'O— N COAT HOOK AT INSIDE ALL DRINKING FOUNTAINS SHALL U) `cd o T� SINGLE ACCOMODATION SELF-CLOSING DOOR AT EITHER BE LOCATED COMPLETELY / = MM. DOWN MM. UP o o moz 48" MAX.HEIGHT (Y g o = TOILET FACIL IT1 WITHIN ALCOVES, BETWEEN WALLS, III (G) (D) z w�+ z O O (BRAILLE) = a° (BRAILLE) _ ¢ o t a OR ENCLOSED BY GRAB BARS. SIDE VIEW w = Z _ o A mi (UJHIEN DOOR SUJINGS IN) NON-CIRCULAR NON-CIRCULAR `�� w °2< -it m�m-2 = 3Nm J (� � � W J = �z -> 0- ma *_ mm0 nota mow 12 TOILET ROOM PLAN $ HI BARRIER FREE DRINKING FOUNTAIN HANDRAILS / GRAB BARS Q@¢ @ nW�- ` E�a 6' 6' n/ 2-0 m o �_. 1/2" = 1'-0" 3/4" = 1'-0" 3" = 1'-0" LLL W a o o y s WALKING PARALLEL TO A WALL E0. EO 0� E0. EO YY r D d a E m m 2 o 0 LL 11 Vo N � N 0'O ON�@O EXIT Ap EXIT ano O m o ° y�oo RAMP RAMP U U@ „ (4y ��� 60„ `"" WHEN DOOR SWINGS ONTO y��A`a ^�/� " DOWN ° UP F— a 3 � ao .1 LANDING 42 MIN. PLUS * M� M� Q @E- o- Oa ° o DOOR WIDTH TOP LEVEL (BRAILLE) _ .f (BRAILLE) _ .f Q m 5 m .Too r o. 3 PLATFORM 1-L/2" REVISIONS � ,GE. U°� F. NO. REVISION DATE \�. v�y� �P�(. Q8 CORRESPONDING RAISED 6" RAISED BOER C'�DE 2 BRAILLE AS ALTERNATE CHARACTERS 1/32"MIN. 1-1/411/ TO 2�� E0. E0. ABOVE BACKGROUND NOMINAL 2 (TYPICAL) DIAMETER i LEVELTOP �i�F� GigG� NOTE: ALL CHARACTERS LANDING �+ + TO EXIT } SHALL BE SAN SERIF UPPERCASE ACCOMPANIED r %" �• BY GRADE 2 BRAILLE. MIN. (BRAILLE) _ STROKE THICKNESS SHALL INTERMEDIATE BOTTOM X BE 15% MAX. OF THE HEIGHT �P LEVEL LANDING f LEVEL N q / Y OF THE CHARACTER LANDING / *� REFER TO SEG. 118-1032 FOR — ADDITIONAL RIE-QUIREI'11ENTS. 4S BOTTOM LEVEL r4 a 4S WALL CANE RANGE 48'?�Qo LANDING e Qo W,4LKING PERPENDICULAR TO A W,4LL N� /�� JOB NO. NOTE: MAXIMUM HORIZONTAL INTERMEDIATE LEVEL 421 - 15 DISTANCAND RUNESAVARY. OF EACH RAMP h/Qti0 TURNING LANDING DATE CIRCULAR 10/14/15 (,4) STRAIGHT RUN RAMP (S) RAMP WITH INTERMEDIATE SHEET NO. 5WITCH-5ACK PLATFORM 9 RAMPS 6 GRAB BAR SECTION 4 PROTRUDING OBJECTS 3 TACTILE EXIT SIGNAGE AD -43/16" = 1 -0 6 = 1 -0 3/8 = 11-01. 3 = V-0.1 47 PA2015- 174 PROJECT NAME STARLINE LIVE-WORK LOFTS STATUS LOT INFORMATION: SITE DEV. cn ZONED:MU-CV/15TH ST �? SITE AREA: 5,552 S.F. I _ v Y TOTAL ALLOWABLE AREA:1.5 X 5,552=8,328 S.F. V 1 1 � U RESIDENTIAL ALLOWABLE: 1.0 X 5,552=5,552 S.F.(5,545 S.F.PROVIDED) L u COMMERCIAL ALLOWABLE:0.5 X 5,552=2,776 S.F.(2,031 S.F.PROVIDED) ,o o BUILDING AREA SCHEDULE LOCATION AREA COMMENTS V UNIT'A'COMMERCIAL 968 SIF I UNIT'B'COMMERCIAL 1063 SF Q 3 COMMERCIAL TOTAL 2031 SIF 7 c 3 UNIT'A'2-CAR GARAGE 429 SIF L 3 UNIT'B'2-CAR GARAGE 427 SF Q m' - GARAGE TOTAL 856 SIF Q UNIT'A'SECOND FLOOR 1601 SIF z UNIT'A'THIRD FLOOR 749 SF = UNIT'A'TOTAL LIVING 2350 SIF Q a UNIT'B'SECOND FLOOR 1588 SIF r UNIT'B'THIRD FLOOR 751 SF UNIT'B'TOTAL LIVING 2339 SIF m o M � GRAND TOTAL 7576 SF OUTDOOR AREA SCHEDULE LOCATION AREA COMMENTS UNIT'A'SECOND FL. BALCONY 283 SF UNIT'A'SECOND FL. BALCONY 88 SF UNIT'A'VIEW DECK 487 SF 859 SF UNIT'B'SECOND FL. BALCONY 282 SF UNIT'B'SECOND FL. BALCONY 88 SF UNIT'B'VIEW DECK 409 SF 779 SF GRAND TOTAL 1638 SF LLI Q O U) 't . 01 a Uco CN � 0m UNIT 'B' SECOND FL. UNIT 'A' SECOND FL. Z 1'-5 7/8" 1'-6 5/8" Z W BALCONY BALCONY w z of W m 1'-67/8" 13'-37/8" 4'-81/8" L. 4'-01/8" 11 13'-117/8" V-65/8" IU T Z O) 88 SF 88 SF z o W ° � a 29'-01/4" 28'-11" / 29'-01/4" 13'-63/8" 13'-63/8" UNIT 'B' 2-CAR UNIT 'A' 2-CAR GARAGE ; 74297 E 11 F-� E-7 427 SF% H-1 / a H-4 H-3 bo H-2� 7 G-5 m G-3 b G-20 I N ry N N N N N N ? � v Q F-6 E-6' � W co co CID E7 U B' THIRD OOR UNI A' THIRD F OR C-4uj 751 SF �� 749 SF - �D-4 -I - 13'-01/2" 2'-6" M co Y11 N F-1 � [7zn F-5 E-5 �, E-1 _ A A-4 � � CO a a i mi LL W cfl F-2 F-3 E-3 E-2 �B-5 -- --- '� _ Z N 91-1.1, 9 1" / - N --- F---u .. m uLu 0 II _ _i I 3'-07/9 10'-0" /6' 01/2" 6'-101/2" 10'-0" 2'-115/8" / 'r r W -- - - 7 518" 8'-10 3/4" [r7 ----`\A o W F-4 -- E-4 3'-16 3/a" -- _ J r C- V _ - -- - ) ---- VJ _ - i� - - s3/8° a'-638 D� CBN -3 UNIT 'B' COMMERCIAL ---- - UNIT 'A' COMMERCIAL / I 1063 SF 968 SF a N UNIT 'B' OND UNIT ' ' SECON� B-4 �- N FLCOR j L OR UNIT 'A' VIEW DECK UNIT 'B' VIEW DEC 487 SF D-2 158 S \ 6 1 SF C-2 N 409 SF 16'-21/4" DOCUMENT VALID UPON r B- 15'-57/8" 13'-6318" 13'-63/8" 16'-17/8" e v e n ; - A-1 , B-2 B-1 UNIT 'B' SECOND FL. UNIT 'A' SECOND FL. BALCONY BALCONY 282 SF 283 SF ORIGINAL SIGNATURE 10'-113/4" 11'-01/2" 29-81/4" 29'-81/4" N W >a N T mLO0F"U Ott O O •' N L J N K = O Q Wit¢«33 �N O o z'O ° H p2i�,C Uc Via �Z 16 1, U m¢cm2:5 �`lrioi0 _ c O N d 0 Z. 7 _N T ¢ ~ _O-E N Z N OOU ' (_¢ THIRD FLOOR AREA PLAN SECOND FLOOR AREA PLAN FIRST FLOOR AREA PLAN �_. C 1 '1 ZQ p T` N -�`p J n r 1, L n r n I n r n m m0� � c m u¢ rnomc U 1/8 = 1 -0 1/8 = 1 -0 U 1/8" = l'-O" _ do a°- /� O.N.? C�Y VJTNf�LS N O. E L U OCd _ z16 m3 mc UNIT'A' UNIT'B' UNIT'A' UNIT'B' UNIT'A' UNIT'B' UNITm2E 15 246 6 'A' UNIT'B' J 5 2 Hc °a�° Hcdacdc t 6 E-1 2'-11 5/8"X 9'-11 1/4"=29.5 SF F-1 3'-0 7/8"X 9'-11 1/4"=30.54 SF C-1 13'-6 3/8"X 18'-6 1/8"=250.47 SF D-1 13'-6 3/8"X 18'-6 1/8"=250.47 SF A-1 11'-0 1/2"X 16'-0 3/4"= 177.36 SF B-1 10'-11 3/4"X 11'-1"= 121.69 SF G-1 2'-6"X 0'-6"=1.25 SF H-1 V-5 7/8"X 21'-1 1/4"=31.44 SF a_ m c 5 cQ� c,°-w�b. E-2 10'-0"X 9'-6 5/8"=95.52 SF F-2 10'-0"X 9'-6 5/8"=95.52 SF C-2 16'-17/8"X 24'-8 1/2"=399.19 SF D-2 15'-5 7/8"X 23'-3 5/8"=360.94 SF A-2 29'-8 1/4"X 19'-4 7/8"=576.12 SF B-2 4'-8 1/2"X 12'-6 1/8"=58.9 SF G-2 l'-6 5/8"X 20'-7 1/4"=31.98 SF H-2 4'-8 1/8"X 20'-6 5/8"=96.12 SF Q E c « $= c c d N O N H p E-3 6'-10 1/2"X 9'-11 1/4"=68.32 SF F-3 6'-10 1/2"X 9'-11 114"=68.32 SF C-3 8'-10 3/4"X T-2 3/8"=64.03 SF D-3 8'-10 3/4"X 5'-9 1/2"=51.52 SF A-3 15'-6 1/2"X 4'-0"=62.17 SF B-3 16'-2 1/4"X 4'-5 7/8"=72.68 SF W °U N-m c a mN N ur G-3 13'-11 7/8"X 20'-0 5/8"=280.52 SF H-3 13'-3 7/8"X 20'-0 5/8"=267.15 SF v Ti g,° o m w' ° O % N E - ° N - E-4 4'-5 3/8"X 3'-9"= 16.68 SF F-4 4'-5 3/8"X 3'-9"= 16.68 SF C-4 28'-11"X 30'-5 1/2"=880.75 SF D-4 29'-0 1/4"X 31'-10 3/8"=924.74 SF A-4 13'-0 1/2"X 11'-8 1/2"=152.70 SF B-4 29'-8 1/4"X 19'-4 7/8"=576.12 SF s m � m r E G-4 4'-0 1/8"X 20'-6 5/8"=82.42 SF H-0 1'-6 7/8"X 20'-7 1/4"=32.41 SF Q V m °u o.5 t o. E-5 9'-1"X4'-55/8"=40.59 SF F-5 9'-1"X4'-55/8"=40.59SF C-5 4'-75/8"XV-47/8"=6.52 SF B-5 14'-103/4"X15'-81/2"=233.99 E-6 28'-11"X16'-03/4"=464.47 SF F-6 29'-01/4"X16'-03/4"=466.15 SF G-5 1'-65/8"X21'-11/4"=32.76 SF REVISIONS E-7 13'-63/8"X2'-6"=33.83 SF F-7 13'-6318"X2'-6"=33.83 SF NO. I REVISION DATE UNIT'A'LIVING:748.91 SF UNIT'B'LIVING:751.63 SF UNIT'A'LIVING:1,600.96 SF UNIT'B'LIVING:1,587.67 SF UNIT'A'COMMERCIAL:968.62 SF UNIT'B'COMMERCIAL:1,063.38 SF UNIT'A'GARAGE:428.93 SF UNIT'B'GARAGE:427.12 SF TOTAL LIVING:1,500.54 SF TOTAL LIVING:3,188.63 SF TOTAL COMMERCIAL:2,031.73 SF TOTAL GARAGE:856.05 SF JOB NO. 421 - 15 DATE 10/14/15 SHEET NO. AP - 1 PA2015- 174 LEGEND TITLE REPORT/EASEMENT NOTES Q BASKETBALL HOOP ELEC. - ELECTRICAL SMH - SEWER MANHOLE a a 40029TH STREET 31ST - FIRE HYDRANT EPB - ELECTRICAL PULL BOX TC - TOP OF CURB 9 Q Q a - CONCRETE SURFACE NEWPORT BEACH, CA 92663 a 4 Q (APN: 047-043-12) - EDGE PAVEMENT EC - END OF CURVE TE - TRASH ENCLOSURE D4 WATER VALVE FC FINISHED CONCRETE TG TOP OF GRATEMl - NO TITLE REPORT PROVIDED - GRASS METER, PULL BOX FD - FRENCH DRAIN TGW - TOP OF GARDEN/PLANTER WALL - SIGN FF - FINISHED FLOOR TPB - TELEPHONE PULL BOX LEGAL DESCRIPTION 30TH ST © FFG - FINISHED FLOOR GARAGE TS - TOP OF STEPS REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH, COUNTY OF ORANGE, STATE OF- GAS METER - BRICK SURFACE CALIFORNIA AND IS DESCRIBED AS FOLLOWS: a - LLJ BLOCK WALL FH - FIRE HYDRANT TW - TOP OF WALL ALLEY � FL - FLOWLINE TX - TOP OF DRIVEWAY "X.. LOT 10 AND 11 IN BLOCK 230 OF TRACT NO. 421 LANCASTER'S ADDITION, IN THE CITY OF �� o ® C< - STREET LIGHT SITE NEWPORT BEACH, COUNTY OF ORANGE, CALIFORNIA AS PER MAP RECORDED IN BOOK 5, PAGE 14, !L g - WROUGHT IRON FENCE (WIF) FS - FINISHED SURFACE UGT - UNDERGROUND TRANSFORMER OF MISCELLANEOUS MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. O J GB GRADE BREAK VG VALLEY GUTTER �� - CHAINLINK FENCE (CLF) - GM - GAS METER VPB - VERIZON PULL BOX BENCHMARK INFORMATION 29TH ST ® SEWER CLEANOUT VV/ - WITH BENCHMARK J-782 0 0 o M HCR - HANDICAP RAMP O L nb ❑ WATER METER O L o V AC - ASPHALT PAVEMENT HP - HIGH POINT WIF - WROUGHT IRON FENCE DESCRIPTION: O AD - AREA DRAIN INV. INVERT WM - WATER METER FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED "J 782 1946", SET IN THE TOP NG - NATURAL GROUND WV WATER VALVE OF A CONCRETE POST. MONUMENT IS LOCATED IN THE NORTHEAST CORNER OF THE 03 r Q BFP - BACK FLOW PREVENTER INTERSECTION OF 29TH STREET AND NORTHBOUND NEWPORT BOULEVARD, 24.3 FT. BS - BOTTOM OF STEPS PA PLANTER AREA ( ) - EXISTING ELEVATION EASTERLY OF THE CENTERLINE OF THE NORTHBOUND LANES ALONG NEWPORT S R - PROPERTY LINE - BOULEVARD AND 23.3 FT. NORTHERLY OF THE CENTERLINE OF 29TH STREET. MONUMENT BX - BOTTOM OF DRIVEWAY "X" ® FOUND MONUMENT co S SET LEVEL WITH THE SIDEWALK. Z PP - POWER POLE CATV - CABLE TELEVISION BOX O - SEARCHED, FOUND NOTHING; TO BE co CF - CURB FACE RD - ROOF DRAIN (CURB OUTLET) MONUMENTED PRIOR TO GRADING ELEVATION = 7.142 FEET (NAVD88) YEAR LEVELED 1989 CHMY. - CHIMNEY RIM - MANHOLE RIM T.B.M. - TEMPORARY BENCHMARK SET ON R/W - RIGHT OF WAY SEWER MANHOLE BASIS OF BEARINGS - CENTERLINE ELEV. = 7.11 FEET. THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE VICINITY MAP D.O. - DRAIN OUTLET SCO - SEWER CLEAN-OUT OF ORCHID AVENUE HAVING A BEARING OF N40034'16"E PER PMB 369/47-48 ATTACHED NO SCALE (sem (7,01) SURVEYOR'S NOTES (7.31) FL 1. THE DISTINCTIVE BOUNDARY SHOWN HEREON WAS PLOTTED PER ON-SITE (7.69) (7'71) (7'65) (7.58)FS (7.40) FS FS(7.29) FIELD OBSERVATIONS, ALL BEARINGS AND DISTANCES ARE MEASURED, - - - - - - I� UNLESS NOTED OTHERWISE. �C�- FS - FS _Y (7.62) © (6.97) 2. SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY FS AC E CORNERS OR OFFSETS BEFORE STARTING GRADING. (7.51) 7.42 PAVEMENT (7.11) (7.15) ° FL ALLEY (7'20) (6'78) TBM�SMH AC PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. �N89 49 04 'W _ _ _ _ _ _ _ _ - - FL - - - FL 427.79 FL - - �� 7.44 -� (7.45) (7.35) p"" 7 37 (7.12) \ 3. SURVEYOR TO SUBMIT A"RECORD OF SURVEY" OR "CORNER RECORD" TO FD. SPIKE FL FL (7 62) PROPERTY 24" PALM FL � FL I THE COUNTY SURVEYOR. EVIDENCE OF SUBMITTAL TO BE SUBMITTED TO THE AND WASHER PP FS LINE WV 30" PALM O BUILDING INSPECTOR AT OR PRIOR TO PRE-GRADE MEETING. 680557E (7.63) (7.64) STUMP (7.56 STUMP (7.39) Z Z (8.00) (7.65) (7.63) ° FS (7.56) FS 60.06' FS PP cp o �v _ FS 4829657E 75.00__ cp �.�� N89 49 04 W FS __ o\ - - - - (8.07) l 13.97 TF 30" PALM (8.12) (7.91) (7.70) 7.67) (7.80) v ( 1 (7.27) � N N (8.40)NG STUMP Fg FS FS FSL0 5^� ( `� o ^. 7.27 TC (7.21) FH w j F529) 4 fi' TALL d ' d Q d (8.06 24" PALM�(lv� .78)FL AC CLF STUM i a v S Q' v Q d 7.3 EPB LV I c> M I z v aONCRETE d. d j PARKING LOT v Q ° PARKING LOTI d d SLPB / (8.38) Q CURB & GUTTER a Q j . v d (8.38) a . (7.39) 7.23 TC (7.17) / F65) (8.40) p . FS�GB v d .. d (6.70)FL AC O 7.35 It / ° Q FS�GB z ;FS (6.86) EGtq 4 Q p . ° � �� 01 [7 d PALM % (8.30 p d [7 / p dQ d (7.37) Q [7 / ° ° FS Z 0 / Q U EXISTING % d v 0 <` \ BUILDING / Q 4LOTd 10 v 'LOT 1V d FS.37 LL J (8.25) v Q d d ® JX4 % FS d w d d v ;- 18 Mai \V\Y ED / p Q RACM / d o 6.58)FL (7.15) U 0 U / d ° 7.09 TC AiQ (7.25) ( AC % v ° d d Q FS � N Z EG J m O X X04 g LQ�D040�C�1 � Z I W Q O v(8.13)Q v < / FS d d Q 4 ° � fi 0 It D. ,PALM, H a Z j p 1ll1 0 LJ4/IJ �I d� p LLLIII d I 0 PROP L NE . Z W Id ° ° \ ZZ BUI ING ON d d p (7.93) I I \ / R ERTY LINE q d d . FS D ® j Q 7.98 ° (7.99 d d (31.92) D FS Q FS PP-TOP (6.49FFL rn % d ° v ' Q 6.49 FL (7'04) �oRAPHIC SCALE w d d' ° ` Q . ° PP �.65ACo% v vdd 4 Q 4 8 1,6 a (8.67) O j p d AC O% ( IN FEET p ) ® d d, Q v lU 1 INCH = 8 FT. 2018 Z CONCRE4IE d CONCRETE d LO \ ROOF PBRKING LOT v 4 %pR ING .LOT d Z o U [1 dLLJ "Q aLLjAC IF d v 4 ° O PAVEMENT o M vUi _II o v d v. Z (6.90)TC d Q d ° (7.04) 6.39 FL Q. v q d d FS (6.55) \ 1.15' Q v dX EG CONC. W (7.03) � LPB (688)TCv 6.25 FLd d p Q1�r EG51)v d. d PRO ERTY (6.96) 1 (6.70) (7.43) (7.37) (7.19) vFS23) LIN v (7.5),, ( F57.OSDMH (682) DMH8. Q �,u4 dim FS S L /(7 �� V.-. 6.88 TC 7.24 N8905026"W6 > PROPERTY 7.14 6v� 6%t_-_ 60 058„'qQ y(6.45) (6.37)FL (6.67) FS PAM TREE LINE (6.51)FL PALM TREE (7.01) �ALM TC 0 co \ BX PP '- CD (6.73 6.57) ai 6.62 FL EG ui (6.82) (7.13)TX (6.72) (7.04)TX (6.69) 6.52 6.50 CURB & 6.96 TC (6.63) ILLI / N EG 6.60 FL EG 6.57 FL EG FL BX GUTTER 6.44 FL EG � �\ (6.77) p EGAC PAVEMENT pMHO) Op vJ W r - a U W U (6.82) cr M AC AC v J N89°5026"W - - - - - -� - - - - 360.07' (s.77) Q = Q TWENTYWINTH AC m o STREET °0 N z o C) OIr < FH 7W L ONP` LANA vOCMIN/CSC' G 'A 3/30/2015 m T PAUL D. CRAFT, P.L.S. 8516 DATE J n a No. 8516 LICENSE RENEWAL DATE 12/31/16 Exp. 12/31/16 F= w Lp P NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE STATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY A w o 0 x Ln OF cm.\F LICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THE N PREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYING SHEET N0. Z DOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THELLj c~> CERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, 1 OF 1 0 EITHER EXPRESSED OR IMPLIED. C) �9 PA2015-174 TENTATIVE PARCEL MAP NO. 2015-145 SHEET 1 OF 1 JULY 2015 SITE ADDRESS 400 29TH STREET, NEWPORT BEACH, CA 92663 (APN: 047-043-12) (7.71) 7.65) (7.58) 7 29) ALL THAT CERTAIN REAL PROPERTY I SITUATED IN THE COUNTY OF ORANGE, FS FS FS v STATE OF CALIFORNIA, DESCRIBED AS (7.51) ALLEY (7.42) "a FOLLOWS: FL N89049'04"W FL (7.63) o (7.12) LOTS 10 AND 11, BLOCK 230, LANCASTER'S FS N89°49'04"W 60.06' FL__ ^ ADDITION TO NEWPORT BEACH, IN THE (7.63) (7.39) "a CITY OF NEWPORT BEACH, COUNTY OF 8'29) FS (7.56) FS \ I ORANGE, STATE OF CALIFORNIA, AS PER FS FS PROPERTY 0 -1 MAP THEREOF RECORDED IN BOOK 5, LINEPAGE 14 OF MISCELLANEOUS MAPS, rt 00 8,40 (8.38) (7.39) ( ) N n RECORDS OF SAID ORANGE COUNTY. � vQ N - (8.38) FS�GB FS�GB FS FS OWNER/DEVELOPER: Z N CANNERY PROJECT NEWPORT, LP, A N o LOT 10 LOT 11 N r- 3 CALIFORNIA LIMITED PARTNERSHIP w m CONCRETEO PARKING LOT (7.25) (813) FS J 010RADIUS CORNER CUT-OFF FSC dOO O z� 0 -4 DEDICATED TO THE CITY OF NEWPORT aLQ[n @R,a 54C� i IT oo Nn oOM JL` I , BEACH FOR STREET PURPOSES. PROPERTY 0iq 4' EASEMENT FOR PEDESTRIAN LINE (0 0: © ACCESS PURPOSES. 0 7.98 ��.99) ° FS o BUILDING ON ° uj 0 2; PROPERTY LINE ~ I` °oa 01 I o (8.17)FS (7.14) 6 v v r (7.24) FS A O' p,L LANO FS i - Z �g� ODMIN/0 SG N8905076"W 60.05'—� � v � I p _-D 9 0 (7.13 TX o (6.99)TX (6.96)TX 00 n °N° a a s No. 8516 T A 0 � SCALE = 1" = 20' Exp. 12/31/16 6.60 FL N 6.51 FL 6.44 FL v m (6 Q =AC CURB Se GUTTER AC82) _ �TgTF OF CAl\F���\ PREPARED BY: N89°5026"W (6.77)y TWENTY-NINTH STREET AC 10/20/2015 PAUL D. CRAFT, P.L.S. 8516 LICENSE EXPIRES 12/31/16 e - HUNTINGTON BEACH, CALIFORNIA 92646 PHONE:(714)4BB-5006 FAX:(714)333-4440 APEXL5INCOGMAIL.COM 150 FW: PA2015-174 - Public Comments ZONING ADMINISTRATOR — NOVEMBER 12, 2015 ITEM NO. 4a. — ADDITIONAL MATERIALS RECEIVED STARLINE LIVE-WORK LOFTS (PA2015-174) From: Ken Scofield rmailto:kennethpaulscofield@omail.coml Sent: Wednesday, November 11, 2015 11:32 AM To: Ung, Rosalinh Subject: Project PA2015-174 located at 421 29th Street As I will not be able to attend the upcoming Public Hearing, I wanted to make the following comments: 1. In general, the layout of the units and the live-work arrangement is well done. The upper level patio spaces facing south are handled nicely and take the landscaped/treed island in the street into account. The material pallet has interest- but concerned about potential drip color staining from the Corten Steel panels. 2. As no landscape plan was submitted, I am concerned we will be promoting more stark street-scape as has been developed on 30th street. I don't see any place to even install a tree or two on the ground level. Yes, the previous use as a boat yard is not the most attractive, but there were some trees. 3. The east elevation on Villa Way is lacking in design interest and when compounded with the air conditioning condenser placement will make the pedestrian experience much less than desirable. We need to do all we can to encourage pedestrian interest in the Cannery area. 4. I understand the design response to the height limitation of 31 feet, however the use of the multiple, shallow gable roof design is a very cluttered and chopped up look. The multiple inside valleys can become a maintenance and water intrusion issue not too long down the road. The view of the roof line from southbound Villa Way will focus on this extremely busy elevation view. Could not a "flat roof' be a better visual and design solution and stay within the height limits? 5. The conditions note that the business and residential must remain under the self-same user. Not sure how you enforce that. How have the units on 30th Street been controlled? Thank you for your consideration. Ken Scofield Van Loon Enterprises, Inc. 1355 Paige Lane Redlands CA 92373 paigelane(a,verizon.net 909-228-8863 Owners of 510 through 516 29th Street& 2811 through 2817 Lafayette Street. 1