2722 the strand

2722 THE STRANDXX AXXX
SLOPE
ARCH. B.O. BLDG. BLK. BM. CLR. CLG. COL. CONC. CONT. D DIA. DIM DW DWG ELEV EQ. (E) EXT. FIN. F.F. F.G. FLR. FR. FT. FTG. GALV. GWB H.H. HDR. HT. INT. I.D. L.A. LT. WT. MIN. MAX MECH. MFR. MICRO MTL. NO. O. C. O/ PLYWD. PR. PTD. R R.O. R.R. REF. REQ. REV. SHT. SIM. ST. STL. STL. STRUCT. SQ. T TBD T&G T.F. T.O. TYP. U.N.O. V.I.F. VFY. W W/ WD.
ARCHITECTURAL BOTTOM OF BUILDING BLOCK BEAM CLEAR CEILING COLUMN CONCRETE CONTINUOUS DRYER DIAMETER DIMENSION(S) DISHWASHER DRAWING ELEVATION EQUAL EXISTING EXTERIOR FINISH FINISH FLOOR FINISH GRADE FLOOR FRENCH FOOT FOOTING GALVANIZED GYPSUM WALLBOARD HEAD HEIGHT HEADER HEIGHT INTERIOR INTERIOR DESIGNER LANDSCAPE ARCHITECT LIGHT WEIGHT MINIMUM MAXIMUM MECHANICAL MANUFACTURER MICROWAVE METAL NUMBER ON CENTER OVER PLYWOOD PAIR PAINTED RISERS ROUGH OPENING RESEARCH REPORT REFRIGERATOR REQUIRED REVISION / REVISED SHEET SIMILAR STAINLESS STEEL STEEL STRUCTURAL SQUARE TREADS TO BE DETERMINED TONGUE & GROOVE TO FINISH TOP OF TYPICAL UNLESS NOTED OTHERWISE VERIFY IN FIELD VERIFY WASHER WITH WOOD
XXX
MAXIMUM BUILDING HEIGHT SUMMARY (1) NORTHEAST PROPERTY CORNER: (2) SOUTHEAST PROPERTY CORNER: (3) SOUTHWEST PROPERTY CORNER: (4) NORTHWEST PROPERTY CORNER:
(7) AVERAGE GRADE DATUM:
(8) MAXIMUM ALLOWABLE BUILDING HEIGHT (30' above avg. grade +20%):
+99.67' +99.26' +87.68' +87.45'
DIMENSION TO FACE OF STUD OR MASONRY, UNLESS OTHERWISE NOTED
X'-X"
- DEMOLITION
- SHORING
- MECHANICAL
- PLUMBING
- ELECTRICAL
OWNER:
SOILS ENGINEER:
STRUCTURAL ENGINEER:
KAA Design Group 4201 Redwood Avenue Los Angeles, CA, 90066 T: (310) 821-1400
Denn Engineers 3914 Del Amo Blvd., Suite 921 Torrance, CA 90503 T: (310) 542-9433 F: (310) 542-9491 Contact: Mark Conrad
NorCal Engineering 10641 Humbolt St. Los Alamitos, CA 90720 T: (562) 799-9469 F: (562) 799-9459 Contact: Mark Burkholder
Verde Investments, Inc. 1720 W Rio Salado Pkwy Tempe, AZ 85281 Attn: Steven Johnson [email protected]
KAA DESIGN 12921 West Washington Blvd. Los Angeles, CA 90066 T: (310) 821-1400 Contact:
ARCHITECTURAL DRAWINGS:
CITY OF MANHATTAN BEACH AMENDMENTS
2019 CBC
2019 CRC
2019 CEC
2019 CMC
2019 CPC
APN: 4176-030-016
PROJECT DESCRIPTION: DUPLEX RESIDENCE W/ ATTACHED 4-CAR GARAGE
ZONE: RM, AREA DISTRICT III
OCCUPANCY: R-3: RESIDENTIAL U: GARAGE
BUILDING TYPE: DUPLEX
NUMBER OF STORIES: 3 STORIES + BASEMENT
LOT AREA: 6,936 sf
PROPOSED BFA: 9,786 sf * SEE DIAGRAMS
MAIN STRUCTURE SETBACKS: FRONT: 5' CORNER: 1' SIDE: 6'-7 1/2"' (10% LOT WIDTH) REAR: 5'
HEIGHT LIMIT: 30'
MEP ENGINEER:
INTERIOR DESIGNER:
ACOUSTIC CONSULTANT:
LIGHTING DESIGNER:
CIVIL ENGINEER:
TITLE 24: Newton Energy 1730 E. Holly Avenue, Ste. 755 El Segundo, CA 90245 T: (310) 375-2699 F: (623) 398-6601 Contact: Rick Newton
MG Partners 761 E. Daily Drive, Suite 140 Camarillo, CA 93010 T: (805) 383-7500 F: (805) 383-7510 Contact: Matt Grode
Riverstone Structural Concepts 671 E Riverpark Ln #150 Boise, ID 83706 T: (208) 343-2092 Contact: Jake Timmons
AMEC LLC 435 N Beverly Dr. Beverly Hills, CA 90210 T: (310) 247-0834 Contact: Armen Melkonians
OPEN SPACE SUMMARY
*detail on sheet A023
BUILDABLE FLOOR AREA SUMMARY
*details on sheet A023
Ohara Davies-Gaetano 3321 East Coast Hwy Corona Del Mar, CA 92625 T: (949) 566-9390 Contact: Ohara Davies-Gaetano
Khalifeh & Associates 1625 W. Olympic Blvd. Los Angeles, CA 90015 T: (310) 305-1555 F: (310) 305-1550 Contact: Jack Khalifeh
Sean O'Connor Lighting 12955 W. Washington Boulevard City, CA zip T: (310) 659-5900 Contact: Sean O'Connor
SHEET INDEX
SEPARATE PERMITS:
PROJECT CONTACTS
APPLICABLE CODES
SF
BASEMENT FLOOR
FIRST FLOOR (THE STRAND)
OPEN SPACE AREA PROVIDED (SF.)
957
453
OPEN SPACE (SF.) PROVIDED
—
TOTAL BFA: 9,786 sq ft
MAXIMUM ALLOWABLE BFA: (LOT 6,936 sq ft * 1.6) = 11,097.6 sq ft MAX
TOTAL GROSS FLOOR AREA: 9,786 + 5,019 = 14,805 sq ft
MAX 989 sq ft 2,399 sq ft
2,399 sq ft > Unit 1 Minimum Req. 1,979 sq ft
UNIT 1 STORY
A000
This document contains information proprietary to KAA Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of KAA Design Group, Inc. All rights reserved. © Copyright 2021
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
00 GENERAL REQUIREMENTS (FOLLOWS 2004 CSI DIVISIONS) 00-01. CONTRACTOR SHALL ADVISE ARCHITECT AND OWNER IN WRITING OF ANY RECOMMENDED
CHANGES TO THE FOLLOWING NOTES AND SPECIFICATIONS AND SHALL SUBMIT WRITTEN CONFIRMATION TO ARCHITECT OF ANY CHANGES AND RECEIVE ARCHITECT’S WRITTEN APPROVAL PRIOR TO ORDERING OR INSTALLATION.
00-02. THE WORD "CONTRACTOR" MEANS THE GENERAL CONTRACTOR AND, WHERE APPLICABLE BY TRADE, SUB CONTRACTORS.
00-03. CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEWING ALL NOTES PRIOR TO FINALIZING CONSTRUCTION CONTRACT.
00-04. CONTRACTOR SHALL PROVIDE AT HIS EXPENSE A JOB SITE FAX AND JOB SITE PHONE WHICH SHALL BE AVAILABLE FOR USE 24 HOURS EACH DAY.
00-05. ALL CONSTRUCTION AND DETAILS SHALL BE COMPLETED IN FULL COMPLIANCE WITH APPLICABLE FEDERAL, STATE AND LOCAL CODES AND REQUIREMENTS, INCLUDING CURRENT AMERICANS WITH DISABILITIES ACT (ADA), AND TITLE 24 ENERGY REQUIREMENTS.
00-06. PRIOR TO FINALIZING CONTRACT PRICES, CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEWING AND COORDINATING ALL NOTES AND DRAWINGS TO INCLUDE ANY SUBCONTRACT REQUIREMENTS OR INFORMATION WHICH MAY NOT BE INDICATED ON SUB-CONTRACTOR’S SHEETS OR NOTES, BUT WHICH ARE INDICATED ELSEWHERE IN THE CONSTRUCTION DOCUMENTS.
00-07. CONTRACTOR SHALL VERIFY ALL WORKS, DIMENSIONS AND DETAILS AND REPORT ANY DISCREPANCIES TO THE OWNER AND ARCHITECT PRIOR TO COMMENCING WORK. DURING CONSTRUCTION, THE OWNER AND ARCHITECT ARE TO BE ADVISED REGARDING ANY DISCREPANCIES IN MEASUREMENT, DIMENSION, LOCATION OR DETAILS PRIOR TO CONTRACTOR’S PROCEEDING WITH THAT PORTION OF THE WORK.
00-08. CONTRACTOR SHALL CONSULT REPRESENTATIVES OF LOCAL UTILITIES, INCLUDING GAS, WATER, POWER, SEWER, TELEPHONE AND TV WHERE APPLICABLE, CONCERNING LOCATIONS AND AVAILABILITY OF UTILITIES PRIOR TO COMMENCING WORK OR CONNECTING UTILITIES, AND SHALL BE RESPONSIBLE FOR ANY DAMAGE TO EXISTING UTILITY LINES.
00-09. CONTRACTOR SHALL CONFIRM ANY DISCREPANCIES BETWEEN DRAWINGS OR SPECS AND JOB SITE CONDITIONS WITH ARCHITECT PRIOR TO STARTING PORTIONS OF THE WORK AFFECTED.
00-10. WRITTEN DIMENSIONS SHALL PREVAIL OVER SCALED DIMENSIONS ON DRAWINGS. IN NO EVENT IS A DIMENSION TO BE SCALED OFF THE DRAWINGS WITHOUT PRIOR APPROVAL FROM ARCHITECT.
00-11. DETAILS ARE INTENDED TO SHOW FINAL EFFECT OF PARTS OF CONSTRUCTION. MINOR MODIFICATIONS MAY BE REQUIRED TO SUIT PARTICULAR JOB SITE DIMENSIONS OR CONDITIONS AND SHALL BE INCLUDED WITHIN THE SCOPE OF THE WORK AND CONSTRUCTION CONTRACT. ANY MODIFICATIONS REQUIRED IN DETAILS ARE TO BE FIRST REVIEWED AND CONFIRMED WITH THE ARCHITECT PRIOR TO CONSTRUCTION.
00-12. CONTRACTOR SHALL KEEP PREMISES SECURE, CLEAN, AND HAZARD FREE. CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING HIS EQUIPMENT, MATERIALS, AND WORK IN NEAT, CLEAN, ORDERLY, AND SAFE CONDITION AT ALL TIMES.
00-13. CONTRACTOR SHALL ERECT AND MAINTAIN TEMPORARY BARRICADES, WATERPROOFING, AND DUST-PROOF PARTITIONS AS NEEDED FOR PROTECTION AGAINST ACCIDENT, AND SHALL CONTINUOUSLY MAINTAIN ADEQUATE PROTECTION OF HIS WORK AND THE OWNER’S PROPERTY FROM DAMAGE OR LOSS ARISING IN CONNECTION WITH CONSTRUCTION.
00-14. CONTRACTOR SHALL PROVIDE AND MAINTAIN TEMPORARY TOILET FACILITIES ON THE JOB SITE. 00-15. CONTRACTOR SHALL REVIEW ALL ITEMS NOTED "VERIFY OR CONFIRM WITH OWNER OR
ARCHITECT" WHICH MIGHT AFFECT COSTS PRIOR TO FINALIZING CONSTRUCTION CONTRACT AND SUB-CONTRACTS, AND SHALL CONFIRM FINAL DECISIONS REGARDING SELECTION, MATERIALS, COLOR, FINISH OR OTHER SPECIFICATIONS NOT YET DECIDED REGARDING THESE ITEMS. CONTRACTOR SHALL INCLUDE THE COST OF THESE ITEMS WITHIN THE ORIGINAL CONTRACT PRICE.
00-16. ANY ALLOWANCE ITEMS SHALL BE SPECIFICALLY IDENTIFIED AS ALLOWANCES AND INCLUDED IN THE ESTIMATE OR CONTRACT PRICE.
00-17. PRODUCTS SPECIFIED OR INDICATED ON DRAWINGS ARE PRODUCTS DESIRED BY OWNER AND ARCHITECT AND SHALL BE UTILIZED UNLESS CONTRACTOR OBTAINS ARCHITECT’S AND OWNER’S ACCEPTANCE IN WRITING OF ANY SUBSTITUTIONS.
00-18. NO PRODUCT WILL BE CONSIDERED AFTER BID TIME, OTHER THAN THAT WHICH HAS BEEN SPECIFIED, WITHOUT ARCHITECT’S AND OWNER’S APPROVAL. CONTRACTOR CAN REQUEST A SUBSTITUTION IN WRITTEN FORM NO LATER THAN THIRTY (30) DAYS AFTER START OF CONSTRUCTION. THE LETTER SHALL GIVE THE REASONS AND JUSTIFICATIONS FOR THE REQUEST FOR SUBSTITUTION, INCLUDING ANY ADJUSTMENTS TO COST. SUBSTITUTIONS ARE SUBJECT TO ARCHITECT’S REVIEW. CONTRACTOR SHALL WARRANT THAT SUBSTITUTIONS ARE ACCEPTABLE BY GOVERNING AUTHORITIES.
00-19. NOT USED 00-20. SUBSTITUTIONS REQUESTED ON BASIS OF DELIVERY DATES THAT MAY CAUSE PROJECT’S
COMPLETION DATE TO BE DELAYED, DUE TO CONTRACTOR’S TARDINESS IN NOT ORDERING THE SPECIFIED PRODUCT ON TIME, WILL NOT BE CONSIDERED.
00-21. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER OF ANY EXTRA COSTS ARISING FROM THE EXECUTION OF HIS CONTRACT OR SUB-CONTRACTS AND SHALL RECEIVE OWNER’S WRITTEN APPROVAL OF SAME PRIOR TO DOING THE WORK.
00-22. CONTRACTOR SHALL BE RESPONSIBLE FOR SUPERVISING THAT ALL GENERAL AND SUBCONTRACT WORK IS BEING ACCOMPLISHED ACCORDING TO THE MOST CURRENT CONSTRUCTION DOCUMENTS, INCLUDING REVISIONS.
00-23. UNLESS OTHER ARRANGEMENTS ARE MADE, OWNER SHALL PROVIDE ADEQUATE PROPERTY AND LIABILITY INSURANCE IN ADDITION TO CONTRACTOR’S INSURANCE TO COVER ALL NEW WORK. THIS INSURANCE SHALL INCLUDE THE INTERESTS OF THE OWNER AND CONTRACTOR IN THE WORK, BUT SHALL NOT RELIEVE CONTRACTOR OF HIS RESPONSIBILITIES UNDER THE CONTRACT OR AS ITEMIZED ABOVE.
00-24. CONTRACTOR SHALL NOT USE ANY POTENTIALLY HAZARDOUS MATERIALS OR PRODUCTS IN THE CONSTRUCTION, AND SHALL ADVISE OWNER OF ANY POTENTIALLY HAZARDOUS MATERIALS OR PRODUCTS RECOMMENDED, SELECTED OR SPECIFIED PRIOR TO PURCHASING OR INSTALLING.
00-25. CONTRACTOR SHALL PROVIDE PROPER VENTILATION, CLEARANCES AND FIRE PROTECTION FOR ALL NEW FIREPLACES, OVENS, HOT WATER HEATERS, FURNACES, VENTS AND FLUES AS REQUIRED BY THE DRAWINGS, SPECIFICATIONS AND CODE.
00-26. GENERAL CONTRACTOR SHALL PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY THE FIRE DEPARTMENT AND INSPECTOR.
00-27. SEPARATE PLANS AND PERMITS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITIONS AND SEWER CAPS OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THE PROPOSED BUILDING PERMIT IS ISSUED.
00-28. APPROVED NUMBERS OR ADDRESSES SHALL BE PROVIDED FOR ALL NEW BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY AS PER CURRENT CODE .
00-29. THE CONTRACTOR SHALL NOTIFY THE LOCAL BUILDING INSPECTOR PRIOR TO THE START OF CONSTRUCTION, INCLUDING GRADING.
00-30. PROTECT THE PEDESTRIAN PER CURRENT CODE DURING CONSTRUCTION.
01 SUBMITTALS 01-01. THE CONTRACTOR SHALL SUBMIT, WITH SUCH PROMPTNESS AS TO CAUSE NO DELAY IN HIS
OWN WORK OR IN THAT OF ANY OTHER CONTRACTOR, AT LEAST THREE PRINT COPIES OF ALL SHOP DRAWINGS AND SCHEDULES REQUIRED FOR THE WORK OF THE VARIOUS TRADES, AND SAMPLES, TEMPLATES AND MODELS AS REQUIRED. THE ARCHITECT SHALL REVIEW THEM WITH REASONABLE PROMPTNESS. THE CONTRACTOR SHALL MAKE ANY CORRECTIONS REQUIRED BY THE ARCHITECT, FILE WITH HIM TWO (2) CORRECTED PRINT COPIES AND FURNISH SUCH OTHER COPIES AS MAY BE NEEDED.
01-02. IMMEDIATELY UPON BEING AWARDED THE CONTRACT, THE CONTRACTOR SHALL PREPARE AND SUBMIT TO THE ARCHITECT A CONSTRUCTION PROGRESS SCHEDULE. THE CONSTRUCTION SCHEDULE SHALL BE UPDATED ON A MONTHLY BASIS AND POSTED ON THE JOBSITE AT ALL TIMES. THE CONTRACTOR SHALL IDENTIFY CRITICAL DUE DATES FOR:
a. OWNER SELECTIONS TO BE PURCHASED AND INSTALLED BY THE CONTRACTOR. b. CONTRACTOR RECEIPT OF OWNER PURCHASED ITEMS TO BE INSTALLED BY THE
CONTRACTOR. c. A LIST OF MILESTONE DATES FOR APPROVAL OF MAJOR CONSTRUCTION
COMPONENT ITEMS (FOR EXAMPLE, DOORS & WINDOWS, FINISH HARDWARE, ETC.) 01-03. SHOP DRAWINGS, MANUFACTURER’S SPECIFICATIONS, OR SAMPLES ARE REQUIRED FOR THE
FOLLOWING ITEMS:
MANUF. SPEC SAMPLE SHOP DWGS STRUCTURAL STEEL X MISCELLANEOUS/DECORATIVE IRONWORK X X CABINETRY, STAIRS, RAILINGS, MILLWORK X X SKYLIGHTS X X MEMBRANE WATERPROOFING X MARBLE, GRANITE, DECORATIVE STONEWORK X X FIRE PROTECTION SYSTEMS, SMOKE DETECTORS X X X CAULKS AND SEALANT X TILE AND GROUT X X ROOFING X X SHEET METAL, GUTTERS, DOWNSPOUTS X X DOORS, WINDOWS X X TUB AND SHOWER ENCLOSURES X X X FINISH HARDWARE X X FLOORING X X MECHANICAL EQUIPMENT X X THERMOSTATS, REGISTERS, DIFFUSERS X X PLUMBING FIXTURES AND FITTINGS X ELECTRICAL EQUIPMENT AND DEVICES X X PAINTS AND STAINS X X MISC. ITEMS REQ. ARCHITECTS APPROVAL X X X
02 SITE DEMOLITION, SOILS CONDITIONS 02-01. PRIOR TO TRENCHING, FORMING AND POURING CONCRETE, CONTRACTOR SHALL STAKE OUT
ALL FOUNDATIONS AND PERIMETER WALL LINES AS SHOWN ON PLANS FOR ARCHITECT’S REVIEW, CONFIRM EXISTING AND NEW STRUCTURE AND PROPERTY LINE LOCATIONS AND ELEVATIONS, AND VERIFY PROPER SETBACKS AND CLEARANCES REQUIRED BY LOCAL CODES.
02-02. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5’ OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT. (HSC 17922.5, EFF. 3/6/76).
02-03. CONTRACTOR SHALL NOTIFY ARCHITECT AND OWNER OF ANY UNSTABLE OR QUESTIONABLE SOIL OR GEOLOGICAL CONDITIONS ENCOUNTERED DURING EXCAVATION.
02-04. WHERE A SOILS AND/OR GEOLOGY REPORT AND/OR GRADING PRE-INSPECTION REPORT HAS BEEN MADE, THEY SHALL BE CONSIDERED A PART OF THE CONSTRUCTION DOCUMENTS, AND CONTRACTOR SHALL FOLLOW ANY RECOMMENDATIONS CONTAINED THEREIN.
02-05. CONTRACTOR SHALL REMOVE ALL EXCAVATED OR EXCESS SOIL, DEBRIS AND MATERIALS NOT REQUIRED BY CONSTRUCTION. CONFIRM ANY ITEMS TO REMAIN, OR TO BE SALVAGED WITH ARCHITECT AND OWNER PRIOR TO START OF CONSTRUCTION.
02-06. CONTRACTOR SHALL LAYOUT ALL THE WORK AND ESTABLISH ALL POINTS, GRADES AND LEVELS. THE CONTRACTOR SHALL SET ALL GRADE STAKES AND PROTECT THEM IN PLACE AS LONG AS MAY BE REQUIRED BY ALL TRADES AND CRAFTS.
03 CONCRETE THIS INFORMATION TO BE SUPERSEDED BY CURRENT CODE, SOILS REPORT, STRUCTURAL DRAWINGS, AND/OR SPECIFICATION BOOK 03-01. CONTRACTOR SHALL PROVIDE BASEMENT AND CRAWL SPACE ACCESS AND VENTILATION TO
ALL SUB FLOOR AREAS IN ACCORDANCE WITH LOCAL CODES AND CONFIRM FOUNDATION VENT LOCATIONS WITH ARCHITECT PRIOR TO POURING FOUNDATIONS.
03-02. WHERE INTERIOR CRAWL SPACE OR ROOM, PIT OR BASEMENT FLOOR SLABS ARE BELOW EXTERIOR FINISH GRADE, CONTRACTOR SHALL PROVIDE DRAINAGE AT FOOTING PERIMETER AND W.R. GRACE BITUTHANE OR EQUAL WATERPROOFING OF ALL EXTERIOR SURFACES OF FOUNDATION RETAINING WALLS. DRAINAGE SHALL CONSIST OF 5" DIAMETER PVC SCHEDULE 40 PERFORATED PIPE SET BELOW FLOOR LINE, SLOPED TO DRAIN, AND CONNECTED UNDERGROUND TO APPROVED STORM DRAINAGE SYSTEM OR STREET. PIPE SHALL BE SURROUNDED WITH 2 FEET OF 3/4" WASHED GRAVEL AND TOPPED WITH A FILTRATION FABRIC. DIRECTION OF HOLES IN PIPE SHOULD FACE DOWNWARD. PROTECT WALL WATERPROOFING WITH 1/2" RIGID MINERAL FIBER INSULATION BOARD AND BACKFILL WITH SAND AND GRAVEL OR AN APPROVED SUBSTITUTE SUCH AS MIRA DRAIN.
03-03. ALL CONCRETE FLOOR SLABS TO BE POURED OVER 2" OF SAND OVER A CONTINUOUS 6 MIL WATERPROOF MEMBRANE SET ON 2" SAND BED OVER 4" CRUSHED ROCK ON NATURAL OR COMPACTED SOIL. FOR SLABS SET BELOW EXTERIOR GRADES, THE CRUSHED ROCK BED SHALL BE DRAINED TO STORM DRAIN SYSTEM OR RELIEVED AT PERIMETER WITH A PERFORATED PIPE CONNECTED TO APPROVED STORM DRAIN SYSTEM OR STREET TO PREVENT SUBFLOOR SATURATION. CONTRACTOR TO VERIFY PROJECT SPECIFIC SLAB CONDITIONS WITH STRUCTURAL DRAWINGS AT LATER DATE.
03-04. INTERIOR CONCRETE SLABS SHALL BE LEVEL TO 1/8" WITHIN 10’ IN ANY DIRECTION. 03-05. ALL UNFINISHED CONCRETE SURFACES TO HAVE A FLOAT OR BROOMED FINISH AS DIRECTED
BY THE ARCHITECT.
04 STONE VENEER ATTACHMENTS ALL ANCHORED STONE VENEER SHALL CONFORM WITH ACI 530 SECTION 6 OR CURRENT CODE.
04-01. WIRE ANCHORS SHALL BE AT LEAST WIRE SIZE W1.7 (MW11) AND HAVE ENDS BENT TO FORM AN EXTENSION FROM THE BEND AT LEAST 2 INCHES LONG.
04-02. WIRE ANCHORS WITH SOLID UNITS SHALL EMBED ANCHORS IN THE MORTAR JOINT AND EXTEND INTO THE VENEER A MINIMUM OF 1 1/2" WITH AT LEAST 5/8" MORTAR COVER TO THE OUTSIDE FACE.
04-03. LADDER-TYPE OR TAB-TYPE JOINT REINFORCEMENT IS PERMITTED, CROSS WIRES USED TO ANCHOR MASONRY VENEER SHALL BE AT LEAST WIRE SIZE W1.7 (MW11) AND SHALL BE SPACED AT A MAXIMUM OF 16 " ON CENTER. CROSS WIRES SHALL BE WELDED TO LONGITUDINAL WIRES, WHICH SHALL BE AT LEAST WIRE SIZE W1.7 (MW11).
04-04. EMBED LONGITUDINAL WIRES OF JOINT REINFORCEMENT IN THE MORTAR JOINT WITH AT LEAST 5/8" MORTAR COVER ON EACH SIDE.
04-05. IN SEISMIC DESIGN CATEGORY E a. SUPPORT THE WEIGHT OF ANCHORED VENEER FOR EACH STORY INDEPENDENT
OF OTHER STORIES. b. PROVIDE CONTINUOUS SINGLE WIRE JOINT REINFORCEMENT OF WIRE SIZE W1.7
(MW11) AT A MAXIMUM SPACING OF 18" ON CENTER VERTICALLY,MECHANICALLY ATTACH ANCHORS TO THE JOINT REINFORCEMENT WITH CLIPS OR HOOKS.
04-06. PROVIDE ADDITIONAL ANCHORS AROUND OPENINGS LARGER THAN 16" IN EITHER DIMENSION. SPACE ANCHORS AROUND PERIMETER OF OPENING AT A MAXIMUM OF 3'-0" ON CENTER. PLACE ANCHORS WITHIN 12" OF OPENINGS.
04-07. MORTAR BED JOINT THICKNESS SHALL BE AT LEAST TWICE THE THICKNESS OF THE EMBEDDED ANCHOR.
04-08. ATTACH EACH ANCHOR TO WOOD STUDS OR WOOD FRAMING WITH A CORROSION-RESISTANT 8D COMMON NAIL, OR WITH A FASTENER HAVING EQUIVALENT OR GREATER PULLOUT STRENGTH.
04-09. ATTACH VENEER TO STEEL BACKING WITH ADJUSTABLE ANCHORS. 04-10. ATTACH EACH ANCHOR TO STEEL FRAMING WITH CORROSION-RESISTANT SCREWS THAT HAVE
A MINIMUM NOMINAL SHANK DIAMETER OF 0.190." 04-11. COLD-FORMED STEEL FRAMING SHALL BE CORROSION RESISTANT AND HAVE A MINIMUM BASE
METAL THICKNESS OF 0.043". 04-12. THE MAXIMUM DISTANCE BETWEEN THE INSIDE FACE OF THE VENEER AND THE WOOD STUD,
WOOD FRAMING , OR STEEL FRAMING SHALL BE OF 4 1/2"." 04-13. ATTACH VENEER TO MASONRY BACKING WITH WIRE ANCHORS, ADJUSTABLE ANCHORS OR
JOINT REINFORCEMENT. ATTACH VENEER TO CONCRETE BACKING WITH ADJUSTABLE ANCHORS.
04-14. VENEER LAID IN OTHER THAN RUNNING BOND SHALL HAVE JOINT REINFORCEMENT OF AT LEAST ONE WIRE, OF SIZE W1.7, SPACED AT A MAXIMUM OF 18" ON CENTER VERTICALLY.
06 FRAMING, ETC. 06-01. IN ADDITION TO ANY STRUCTURAL GRADE REQUIREMENTS, ALL EXPOSED WOOD BEAMS AND
POSTS SHALL BE SELECTED FOR BEST APPEARANCE GRADE, WITH A MINIMUM OF KNOTS, CRACKS AND CHECKS.
06-02. CONTRACTOR SHALL PROVIDE ACCESS TO ALL ATTIC AREAS AND PLUMBING AS REQUIRED BY CODE AND SHALL CONFIRM ACCESS LOCATIONS WITH ARCHITECT PRIOR TO FRAMING.
06-03. CONTRACTOR SHALL COORDINATE FRAMING WITH PROPOSED LOCATIONS OF ELECTRICAL, MECHANICAL AND PLUMBING WORK SO AS TO AVOID CHANGES IN FRAMING, WHICH MIGHT CONFLICT WITH PROPOSED EQUIPMENT, FIXTURE OR DIFFUSER LOCATIONS.
06-04. PROVIDE FRAMED OPENINGS FOR MEDICINE CABINETS DURING ROUGH FRAMING, CONFIRMING SIZE, LOCATION AND HEIGHTS OF OPENINGS WITH ARCHITECT PRIOR TO CONSTRUCTION.
06-05. PROVIDE BLOCKING AS REQUIRED FOR CABINETS, TOILET PAPER HOLDERS, TOWEL BARS AND OTHER SPECIALTY ITEMS.
06-06. ALL EXPOSED WOOD BEAMS, DECKING OR OTHER MEMBERS INSTALLED PRIOR TO ENCLOSING THE BUILDING ENVELOPE AND COMPLETING ROOFING MEMBRANE SHALL BE PROTECTED DURING CONSTRUCTION AGAINST MOISTURE, STAINING AND OTHER DAMAGE BY PROTECTING WITH WEATHERPROOF PLASTIC WRAPPERS AND ADDITIONAL PROTECTIVE MEASURES AS MAY BE REQUIRED.
06-07. ALL ROOF BEAMS AND SUPPORTING POSTS SHALL BE ANCHORED TO PROVIDE RESISTANCE AGAINST UPLIFT. POSTS SHALL BE ANCHORED TO THE FOOTINGS OR UNDER-FLOOR CONSTRUCTION. ALL ANCHORAGE SHALL BE NOT LESS THAN 1/2" BOLTS OR 1/2" LAG SCREWS.
06-08. USE KILN-DRIED FRAMING FOR ALL FRAMED FLOOR OR WALL AREAS TO RECEIVE CERAMIC TILE, MARBLE OR GRANITE.
07 ROOF, ROOF FLASHING, DRAINAGE 07-01. ALL ROOFS TO BE MINIMUM CLASS A, 20 YEAR BONDABLE, MEETING CODE AND SPECIFICATIONS
REQUIREMENTS. CONFIRM SPECIFICATIONS WITH OWNER & ARCHITECT. SEE DRAWINGS. 07-02. GENERAL CONTRACTOR AND ROOFING, MEMBRANE, AND FLASHING CONTRACTORS SHALL
EACH FURNISH AN UNCONDITIONAL WRITTEN GUARANTEE TO OWNER COVERING ALL MATERIALS AND INSTALLATION OF ALL NEW ROOFING, FLASHINGS AND WATER-PROOF MEMBRANES FOR A PERIOD OF 10 YEARS FOLLOWING FINAL COMPLETION OF CONSTRUCTION.
07-03. ROOFING UNDERLAYMENT SHALL BE W.R. GRACE ICE AND WATER SHIELD SELF- ADHERING MEMBRANE (OR EQUAL) , PLACED DIRECTLY ON ROOF SHEATHING, IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS AND INSTALLATION REQUIREMENTS.
07-04. ALL ROOF, PARAPET, CHIMNEY AND OTHER FLASHINGS SHALL BE INSTALLED SO THAT THEY ARE WATER-TIGHT. NOTIFY ARCHITECT OF ANY POINTS WHERE WATER OR MOISTURE MAY PENETRATE FOR ADDITIONAL WATER PROTECTIVE MEASURES. PARAPET COPING CAPS SHALL BE INSTALLED SO AS TO BE CONTINUOUS AND LEVEL, WITH WELDED SEAMS, AND SHALL BE INSTALLED TO SLOPE A MINIMUM OF 1/2" PER FOOT TOWARDS THE ROOF SIDE. UNLESS SPECIFIED, SHEET METAL GAUGE SHALL BE SUFFICIENT TO WITHSTAND DENTING OR BENDING.
07-05. ALL COPINGS, SCUPPERS, GUTTERS, DOWNSPOUTS, LEADER BOXES OR OTHER SHEET METAL WORK SHALL BE PROPERLY FLASHED AND SHALL HAVE WELDED OR SEALED WATERPROOF JOINTS. ALL BENDS, SEAMS, SPLICES OR OTHER CONNECTIONS SHALL BE STRAIGHT, SMOOTH AND CONTINUOUS WITHOUT DIMPLES OR DENTS. UNLESS SPECIFIED, SHEET METAL GAUGE SHALL BE SUFFICIENT TO WITHSTAND DENTING OR BENDING.
07-06. PROVIDE GALVANIC OR BITUMINOUS INSULATION AS APPROVED BY ARCHITECT BETWEEN DISSIMILAR METALS.
07-07. UNLESS OTHERWISE NOTED, ALL CONCEALED INTERIOR ROOF DRAIN DOWNSPOUTS SHALL BE CAST IRON AS INDICATED IN DETAILS. ALL CONNECTIONS SHALL BE WATER-TIGHT.
07-08. ALL ROOF DRAINAGE SHALL BE CARRIED TO THE STREET OR OTHER CODE APPROVED DRAINAGE AREA VIA NON-EROSIVE DEVICES AS REQUIRED BY CODE. AT BASE OF ALL EXTERIOR DOWNSPOUTS PROVIDE MINIMUM 4" DIAMETER PVC SCHEDULE 40 LINES UNDERGROUND TO STREET, ROADWAY OR A DRAINAGE SWALE. VERIFY LAYOUT WITH ARCHITECT PRIOR TO INSTALLING. SEE UTILITIES SECTION FOR ADDITIONAL INFORMATION REGARDING DRAINAGE.
07-09. ALL EXTERIOR CAULKING SHALL BE HIGHEST QUALITY EXTERIOR GRADE SILICON CAULK RECOMMENDED FOR EXTREME TEMPERATURE VARIATION. CONFIRM COLOR WITH ARCHITECT FOR SPECIFIC APPLICATIONS.
07 ENERGY/INSULATION: (PER 2013 RESIDENTIAL ENERGY EFFICIENCY STANDARDS) 07-10. ALL NEW AND EXISTING EXTERIOR WOOD OR STEEL FRAMED WALLS WHICH ARE OPENED
DURING THE COURSE OF CONSTRUCTION SHALL BE INSULATED WITH BLANKET TYPE MINERAL OR GLASS FIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION ASTM C-665, TYPE II, CLASS C FOR KRAFT-FACED THERMAL BATTS, WITH A MINIMUM THERMAL RESISTANCE OF NOT LESS THAN R-13
07-11. ALL NEW CEILINGS AND ATTICS SHALL BE INSULATED WITH BLANKET TYPE MINERAL OR GLASS FIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION ASTM C-665, TYPE II, CLASS C FOR KRAFT-FACED THERMAL BATTS, WITH A MINIMUM THERMAL RESISTANCE OF NOT LESS THAN R-30.
07-12. INSULATION THICKNESS AND THERMAL RESISTANCE SHALL CONFORM TO TITLE 24 REGULATIONS FOR CLIMATE ZONE OF JOB SITE. CONFIRM INSULATION TYPE AND THICKNESS WITH OWNER AND ARCHITECT PRIOR TO FINALIZING GENERAL CONSTRUCTION CONTRACT.
07-13. BUILDINGS LOCATED IN CLIMATE ZONES 1, 14 AND 16 SHALL BE PROVIDED WITH VAPOR BARRIERS. SWINGING DOORS OR WINDOWS TO THE EXTERIOR OR UNCONDITIONED SPACES SUCH AS GARAGES SHALL BE FULLY WEATHER-STRIPPED AND GASKETED TO LIMIT AIR INFILTRATION.
07-14. ANY OPERABLE GLASS DOORS OR WINDOWS SHALL BE CERTIFIED AND LABELED TO SHOW CONFORMANCE WITH AIR INFILTRATION STANDARDS FOR 1972 AMERICAN NATIONAL STANDARDS INSTITUTE (A134.1, A134.2, A134.3, A134.4) WHEN TESTED PRESSURE DIFFERENTIAL OF 1.57, 16/FT2. AS PER ASTM E293-73. CONFIRM TYPE OF WEATHER-STRIPPING AND SPECIFICATIONS WITH ARCHITECT PRIOR TO FINALIZING CONSTRUCTION CONTRACT AND SUBCONTRACTS.
07-15. ANY REQUIRED TINTED GLASS SHALL BE PERMANENTLY TINTED BY THE MANUFACTURER OF THE GLAZING MATERIAL, SHALL PROVIDE A MAXIMUM TINTING COEFFICIENT AND MATCH EXTERIOR BUILDING COLOR PALETTE.
07-16. ALL CONTINUOUSLY CIRCULATING DOMESTIC HEATING OR HOT WATER PIPING SHALL BE INSULATED AS REQUIRED BY THE PLUMBING DIVISION.
07-17. A CERTIFICATE OF COMPLIANCE (AVAILABLE AT BUILDING DEPARTMENT OFFICE) SHALL BE SIGNED BY THE INSULATION CONTRACTOR, CERTIFYING CONFORMANCE WITH CURRENT ENERGY REGULATION: CALIFORNIA ADMINISTRATIVE CODE, TITLE 24, STATE OF CALIFORNIA. CERTIFICATE SHALL BE PROMINENTLY POSTED ON THE SITE.
07-18. THE BUILDING DESIGN MEETS THE REQUIREMENTS OF TITLE 24, PART 2, CHAPTER 2-53. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATING MATERIAL.
07-19. ALL FAN SYSTEMS EXHAUSTING AIR FROM THE BUILDING SHALL BE PROVIDED WITH BACK DRAFT DAMPERS.
07-20. CAULK AROUND ALL PLUMBING, ELECTRICAL AND OTHER PENETRATIONS INTO THE BUILDING ENVELOPE.
07-21. NEW MASONRY AND FACTORY BUILT FIREPLACES SHALL HAVE THE FOLLOWING: a. TIGHT FITTING CLOSING METAL OR GLASS DOORS COVERING THE ENTIRE OPENING
OF THE FIREBOX. b. A COMBUSTION AIR INTAKE, TO DRAW AIR FROM THE OUTSIDE OF THE BUILDING
DIRECTLY INTO THE FIREBOX, WHICH IS AT LEAST SIX SQUARE INCHES IN AREA AND IS EQUIPPED WITH A READILY ACCESSIBLE, OPERABLE AND TIGHT FITTING DAMPER.
c. TIGHT FITTING FLUE DAMPER WITH READILY ACCESSIBLE CONTROL. d. CONTINUOUS BURNING PILOT LIGHTS ARE PROHIBITED.
07-22. DUCTS SHALL BE CONSTRUCTED, INSTALLED AND INSULATED ACCORDING TO CHAPTER 10 OF THE LATEST EDITION OF THE UNIFORM MECHANICAL CODE. ALL PARTS OF THE DUCT SYSTEM SHALL BE TIGHTLY SEALED WITH MASTIC OR TAPE.
07-23. GAS FIRED HOUSEHOLD HEATING AND COOLING APPLIANCES, SHOWER HEADS AND FAUCETS SHALL COMPLY WITH THE APPLIANCE EFFICIENCY STANDARDS.
07-24. IN KITCHEN AT LEAST ONE HALF OF THE TOTAL RATED WATTAGE OF PERMANENTLY INSTALLED LIGHTING SHALL BE HIGH EFFICACY PER SECTION 150.0(k)3.
07-25. IN BATHROOMS AT LEAST ONE HIGH EFFICACY LUMINAIRE; ALL OTHER LIGHTING INSTALLED SHALL BE HIGH EFFICACY OR CONTROLLED BY A VACANCY SENSOR.
07-26. IN GARAGE, LAUNDRY ROOM AND UTILITY ROOM ALL LIGHTING SHALL BE HIGH EFFICACY AND CONTROLLED BY A VACANCY SENSOR PER SECTION 150.0(k)6.
07-27. HIGH EFFICACY LIGHTING IN HALLWAYS AND HABITABLE ROOMS - OR LIGHTING SHALL BE CONTROLLED BY EITHER DIMMERS OR VACANCY SENSORS PER SECTION 150.0(k)7.
07-28. ALL LUMINARIES PROVIDING OUTDOOR LIGHTING SHALL BE HIGH EFFICACY OR SHALL BE CONTROLLED BY A MANUAL ON/OFF SWITCH AND BY A MOTION SENSOR WITH INTEGRAL PHOTO CONTROL PER SECTION 150.0(k)9.
07-29. NEW DWELLING UNITS SHALL HAVE A WHOLE BUILDING VENTILATION SYSTEM USING THE CENTRAL HVAC SYSTEM OR DEDICATED EXHAUST FAN(S) PER SECTION 150.0(o)
07-30. THERMOSTATICALLY CONTROLLED HEATING OR COOLING SYSTEMS (EXCEPT HEAT PUMPS) SHALL HAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK MECHANISM WHICH CAN BE MANUALLY PROGRAMMED TO AUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS FOR AT LEAST TWO PERIODS WITHIN 24 HOURS.
07-31. AN APPROVED HERS PROVIDER AND CERTIFIED RATER SHALL CONDUCT THE FIELD VERIFICATION AND DIAGNOSTIC TESTING.
07-32. CERTIFICATES OF INSTALLATION (CF2R-ENV, CF2R-LTG AND CR2R-MECH) SHALL BE COMPLETED BY THE APPLICABLE CONTRACTORS INSTALLING ENERGY FEATURES. WHEN COMPLIANCE REQUIRES HERS FIELD VERIFICATION AND/OR TESTING, ALL CF2R FORMS SHALL BE SUBMITTED ELECTRONICALLY TO AN APPROVED HERS PROVIDER DATA REGISTRY. THE CF2R FORMS SHALL BE POSTED AT THE JOB SITE IN A CONSPICUOUS LOCATION.
07-33. CERTIFICATE OF VERIFICATION (CF3R) SHALL BE COMPLETED, REGISTERED, AND SIGNED/ CERTIFIED BY THE HERS RATER. THE REGISTERED CF3R FORM SHALL BE MADE AVAILABLE TO THE BUILDING DEPARTMENT AND BUILDER
08 DOOR, WINDOWS 08-01. CONFIRM MANUFACTURER’S DOOR, WINDOW, HARDWARE AND SCREEN SELECTIONS AND
FINISHES WITH ARCHITECT FOR ALL UNITS PRIOR TO ORDERING. 08-02. PRIOR TO INSTALLATION, ALL PAINTED WOOD DOOR AND WINDOW FRAMES SHALL BE PRIMED
WITH AN APPROVED PRIMER COMPATIBLE WITH FINISH PAINT SPECIFICATIONS, INCLUDING BACK SIDES OF FRAMES, FRAME BUCKS AND END GRAIN CUTS. STAINED WOOD FRAMES SHALL BE BACK-PRIMED SO AS NOT TO SHOW IN FINISH.
08-03. GLASS DOORS, ADJACENT GLASS PANELS WITHIN 24" OF DOORS, AND ALL GLAZED OPENINGS WITHIN 18" OF THE ADJACENT FLOOR OR LANDING SHALL BE OF GLASS APPROVED FOR IMPACT HAZARD. SEE 08 SECURITY NOTES AND 08 GLASS AND GLAZING FOR ADDITIONAL REQUIREMENTS.
08-04. ALL GLASS USED FOR GLAZING EXTERIOR OPENINGS SHALL BE LIMITED IN AREA AND THICKNESS AS SHOWN BY TABLE NO. 17-C AND AS MODIFIED BY TABLE NO. 17-D OF THE BUILDING CODE. EXCEPTIONS NOS. 1, 2 AND 3 OF SECTION 91.1711(A) ARE NOT APPLICABLE IN A "HIGH WIND VELOCITY" AREA.
08-05. ALL NEW OPENINGS IN EXTERIOR WALLS, INCLUDING WINDOWS AND DOORS, SHALL COMPLY WITH LOCAL CODE SPECIFICATIONS FOR SECURITY OPENINGS. SEE SECURITY NOTES AND DOOR AND WINDOW SCHEDULES FOR ADDITIONAL INFORMATION.
08-06. ALL LEGAL FIRE EXITS SHALL BE MARKED AND LIGHTED PER CODE IF REQUIRED, AND SHALL BE OPERABLE FROM INSIDE WITHOUT A KEY OR ANY SPECIAL KNOWLEDGE.
08-07. ALL EXTERIOR AND INTERIOR DOORS SHALL BE INSTALLED WITH 1-1/2 PAIR OF HINGES UNLESS NOTED OTHERWISE. VERIFY HINGE TYPE AND FINISH WITH ARCHITECT PRIOR TO ORDERING.
08-08. ALL EXTERIOR DOORS SHALL BE WEATHER-STRIPPED AT HEADS, JAMBS, AND MEETING STILES WITH CONTINUOUS INTERLOCKING TYPE BRONZE WEATHER-STRIPPING. ALL EXTERIOR DOOR SILLS SHALL BE PROVIDED WITH EXTRUDED BRONZE INTERLOCKING THRESHOLDS WITH CONCEALED BRONZE HOOKS AND RAIN DRIPS. (TO BE VERIFIED DEPENDING ON DOOR TYPE/ MANUFACTURER USED). WEATHER-STRIPPING SHALL BE PEMKO OR EQUAL AS APPROVED BY ARCHITECT.
08 SECURITY NOTES FOR ALL OPENINGS MARKED AS SECURITY OPENINGS ON THE DOOR AND WINDOW SCHEDULES, THE FOLLOWING SHALL APPLY: 08-09. SWINGING DOORS
a. DOOR STOPS OF IN-SWINGING DOORS SHALL BE OF ONE-PIECE CONSTRUCTION WITH THE JAMB.
b. ALL PIN-TYPE HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR IS CLOSED SHALL HAVE A NON-REMOVABLE HINGE PINS. IN ADDITION THEY SHALL HAVE MINIMUM 1/4" STEEL JAMB WITH 1/4" MINIMUM PROJECTION.
c. THE STRIKE PLATE FOR LATCHES & THE HOLDING DEVICE FOR PROJECTING DEADBOLTS SHALL BE SECURED TO THE JAMB & WALL FRAMING WITH 2 1/2" LONG SCREWS.
d. UNLESS NOTED OTHERWISE, ALL EXTERIOR DOORS SHALL BE FLUSH-TYPE DOORS, 1 3/4" THICK, WITH SOLID CORE CONSTRUCTION, & SHALL BE INSTALLED WITH DEAD LOCKING LATCHES. DEADBOLTS SHALL HAVE MIN. 1" THROW & MINIMUM 5/8" EMBEDMENT, STRAIGHT TYPE, AND SHALL CONTAIN HARDENED INSERTS. LOCKS SHALL BE FLUSH KEY-OPERATED CYLINDERS ON EXTERIOR, AND SHALL BE OPERABLE WITHOUT KEY, SPECIAL KNOWLEDGE OR SPECIAL EFFORT ON INTERIOR.
e. CYLINDER GUARDS SHALL BE INSTALLED ON ALL CYLINDER LOCKS WHENEVER THE CYLINDER PROJECTS BEYOND THE FACE OF THE DOOR OR IS OTHERWISE ACCESSIBLE TO GRIPPING TOOLS.
f. GLASS DOORS SHALL HAVE FULLY TEMPERED GLASS COMPLYING WITH LOCAL CODE.
08-10. WINDOWS a. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SUBSTANTIAL LOCKING
DEVICES.
08 GLASS AND GLAZING 08-11. EACH PANE OF SAFETY GLAZING INSTALLED IN HAZARDOUS LOCATIONS SHALL BE IDENTIFIED
BY A MANUFACTURER'S DESIGNATION SPECIFYING WHO APPLIED THE DESIGNATION, THE MANUFACTURER OR INSTALLER AND THE SAFETY GLAZING STANDARD. THE FOLLOWING SHALL BE CONSIDERED SPECIFIC HAZARDOUS LOCATIONS FOR THE PURPOSED OF SAFETY GLAZING. GLAZING IN:
a. SWING DOORS b. FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANELS IN
SLIDING AND BI-FOLD CLOSET DOOR ASSEMBLIES c. STORM DOORS d. UNFRAMED SWINGING DOORS e. DOORS AND ENCLOSURES FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM
ROOMS, BATHTUBS, AND SHOWERS f. FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST
EXPOSED EDGE OF THE GLAZING IS WITHIN 24" ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60" ABOVE THE WALKING SURFACE.
g. FIXED OR OPERABLE PANEL, OTHER THAN DESCRIBED IN ITEMS E AND F, WHICH MEETS ALL OF THE FOLLOWING CONDITIONS
i. EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQ.FT. ii. EXPOSED BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR iii. EXPOSED TOP EDGE GREATER THAN 36" ABOVE THE FLOOR
h. ONE OR MORE WALKING SURFACES WITHIN 36" HORIZONTALLY OF THE PLANE OF THE GLAZING
i. GUARDS AND RAILINGS REGARDLESS OF AREA OR HEIGHT ABOVE A WALKING SURFACE. INCLUDED ARE STRUCTURAL BALUSTER PANELS AND NONSTRUCTURAL IN-FILL PANELS.
j. WALLS AND FENCES ENCLOSING INDOOR AND OUTDOOR SWIMMING POOLS AND SPAS WHERE ALL OF THE FOLLOWING CONDITIONS ARE PRESENT:
i. THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" ABOVE A WALKING SURFACE ON THE POOL OR SPA SIDE OF THE GLAZING.
ii. THE GLAZING IS WITHIN 60" OF A SWIMMING POOL OR SPA WATER'S EDGE. k. ADJACENT TO STAIRWAYS, LANDING AND RAMPS WITHIN 36" HORIZONTALLY OF A
WALKING SURFACE; WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60" ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE.
l. ADJACENT TO STAIRWAYS WITHIN 60" HORIZONTALLY OF THE BOTTOM TREAD OF A STAIRWAY IN ANY DIRECTION WHEN THE EXPOSED SURFACE OF THE GLASS IS LESS THAN 60" ABOVE THE NOSE OF THE TREAD.
08-12. FOR GLASS HANDRAILS AND GUARDS, THE PANELS AND THEIR SUPPORT SYSTEM SHALL BE DESIGNED TO WITHSTAND THE LOADS SPECIFIED IN CHAPTER 16. A SAFETY FACTOR OF FOUR SHALL BE USED. THE MIN. NOMINAL THICKNESS OF THE GLASS SHALL BE 1/4". SPECIFY APPROVED REPORT NUMBER AND MANUFACTURER OF GLASS PANEL GUARDRAIL ON PLANS AND/OR DETAIL.
08-13. SKYLIGHTS SET AT AN ANGLE OF LESS THAN 45 DEGREES FROM THE HORIZONTAL PLANE SHALL BE MOUNTED AT LEAST 4" ABOVE THE PLANE OF THE ROOF ON A CURB CONSTRUCTED AS REQUIRED FOR THE FRAME. ALL SKYLIGHTS SHALL COMPLY WITH CURRENT CODES.
09 FINISHES, CABINETRY, RAILINGS, ETC. 09-01. CONTRACTOR SHALL SUBMIT ACTUAL MATERIAL SAMPLES FOR ARCHITECT’S AND OWNER’S
REVIEW OF ALL FINAL FINISHED MATERIALS, PAINT AND STAINS PRIOR TO ORDERING MATERIALS.
09-02. DRYWALL / INTERIOR PLASTER: a. UNLESS NOTED OTHERWISE, ALL PLASTER AND DRYWALL MATERIALS AND
INSTALLATION SHALL BE ACCORDING TO CURRENT U.S. GYPSUM HANDBOOK SPECIFICATIONS AND APPLICABLE CODE REQUIREMENTS. USE WATERPROOF DRYWALL IN ALL BATHROOMS, KITCHENS, MECHANICAL CLOSETS AND WET AREAS.
b. STANDARD DRYWALL INSTALLATIONS: BLOCK ALL PANEL EDGES AND USE DRYWALL SCREWS FOR ALL PANEL INTERIOR (FIELD) FASTENING. ALL CORNER BEADS AND EDGE TRIM SHALL BE SET LEVEL OR PLUMB, STRAIGHT AND TRUE AND CHECKED PRIOR TO TAPING. GO OVER TAPING AS MANY TIMES AS NECESSARY TO OBTAIN AN EVEN FINISH PRIOR TO APPLYING SKIM COAT. APPLY SKIM COAT AND FINISH SMOOTH. NO TAPE JOINTS OR SCREW LOCATIONS SHALL BE VISIBLE. WHEN COMPLETELY DRY, ROLL ON PAINT PRIMER COAT (DO NOT BRUSH OR SPRAY), THEN SAND LIGHTLY TO SMOOTH FINISH. TOUCH UP DRYWALL AS REQUIRED AND SPOT PRIME TOUCH-UPS PRIOR TO APPLYING FINAL PAINT COATS.
c. GYPSUM WALL BOARD SHALL BE 5/8" THICKNESS UNLESS OTHERWISE NOTED AND TYPE X FIRE RESISTANT GYPSUM BOARD WHERE REQUIRED BY APPLICABLE FIRE BUILDING CODES.
d. INTERIOR 1-COAT VENEER GYPSUM WALL BOARD INSTALLATIONS SHALL BE ACCORDING TO U.S GYPSUM "DIAMOND VENEER SYSTEM", 5/8" BASE BOARD PLUS 1- COAT "DIAMOND" VENEER PLASTER, SMOOTH FINISH.
e. INTERIOR 2-COAT GYPSUM WALLBOARD VENEER COAT INSTALLATIONS SHALL BE ACCORDING TO U.S. GYPSUM "IMPERIAL VENEER SYSTEM", 5/8" BASE BOARD PLUS 2- COAT "IMPERIAL" VENEER PLASTER, SMOOTH FINISH.
f. INTERIOR PLASTER SHALL BE MINIMUM 2-COAT APPLICATION OVER 3/8" GYPSUM LATH BOARD. CONFIRM FINISH WITH ARCHITECT PRIOR TO STARTING WORK. USE KEENE’S CEMENT PLASTER AT ALL BATHROOM AND WET AREAS.
09-03. CERAMIC TILE / STONE: a. MARBLE OR GRANITE WORK SHALL BE IN ACCORDANCE WITH THE MASONRY
INSTITUTE OF AMERICA AND BUILDING STONE INSTITUTE GUIDELINES. VERIFY ALL CORNER, EDGE, SPLASH, AND OTHER DETAILS WITH ARCHITECT PRIOR TO STARTING CONSTRUCTION.
b. ALL CERAMIC, MARBLE, GRANITE, SLATE OR OTHER TILE WORK SHALL BE ACCORDING TO CURRENT STANDARDS AND SPECIFICATIONS OF THE TILE COUNCIL OF AMERICA AND CERAMIC TILE INSTITUTE. VERIFY ALL LAYOUTS, TRIM SHAPES, GROUT SELECTIONS AND WIDTH, AND OTHER SPECIFICATIONS WITH ARCHITECT PRIOR TO ORDERING TILE.
c. UNLESS OTHERWISE SPECIFIED, TILE SHALL BE INSTALLED ON A WIRE- REINFORCED MORTAR BED OVER A CLEAVAGE MEMBRANE. ALL DUST SHALL BE COMPLETELY WASHED OFF TILE PRIOR TO APPLICATION OF THE BOND COAT. BONDING MORTAR SHALL COVER 100% OF BOTH THE TILE AND THE SURFACE TO BE COVERED APPROXIMATELY 1/8" THICK. ON MARBLE TILE, USE GRAY BONDING MORTAR WITH DARKER TILE, WHITE BONDING MORTAR WITH LIGHT COLORED TILE.
d. THE USE OF GYPSUM BOARD FOR TILED WALLS OR CEILINGS IN SHOWERS AND OTHER WET AREAS IS PROHIBITED, EVEN FOR BACKING.
e. THE USE OF WONDER BOARD OR DUROCK WILL BE ACCEPTABLE FOR NON-WET TILE SETTING BED BACKING ONLY. ARCHITECT’S WRITTEN APPROVAL IS REQUIRED IF A WATERPROOF MEMBRANE IS TO BE INSTALLED BEHIND BOARD OVER STUDS. USE FULL SHEETS WHEREVER POSSIBLE TO ELIMINATE JOINTS. WHERE JOINTS ARE UNAVOIDABLE, HOLD BOARDS APART 1/8" AND USE 2" FIBERGLASS TAPE TO REINFORCE JOINTS. APPLY MIN. 1/2" THICK MORTAR BED PLUS 1/8" BONDING OVER BACKING SURFACES.
f. INSTALLATION OF QUARRY OR CLAY TILE, BRICK OR OTHER CERAMIC OR MASONRY PRODUCTS SHALL USE A MAX. OF .6% BY WEIGHT LOW ALKALI SULFATE CEMENT MORTAR WITH CLEAN WASHED SAND AND ALKALI SULFATE-FREE WATER TO CONTROL EFFLORESCENCE. CONTRACTOR SHALL REQUIRE TILE OR BRICK MANUFACTURER TO WICK TEST AND CERTIFY IN WRITING TO ARCHITECT THAT MATERIAL IS NON-EFFLORESCENCE CONTRIBUTING.
g. CONTRACTOR SHALL BE RESPONSIBLE FOR ORDERING ALL CERAMIC TILE AND OTHER FINISH MATERIALS WITH ENOUGH LEAD TIME SO THAT ORDERED MATERIAL CAN BE CONFIRMED AS ACCEPTABLE, AND ANY UNACCEPTABLE MATERIAL REPLACED, WITHOUT DELAYING CONSTRUCTION.
h. FINISH CAULKING FOR TUBS, COUNTERS, AND OTHER ITEMS SHALL BE COLOR- MATCHED SILICON LATEX CAULK.
09-04. ALL SHEET VINYL OR VINYL TILE FLOORS SHALL BE PREPARED WITH THE INSTALLATION OF A SMOOTH HARDWOOD VENEER PLYWOOD UNDERLAYMENT, MINIMUM 1/4" THICK, WATERPROOF GLUE. ALL BUMPS, PROTRUDING EDGES OR OTHER HIGH POINTS SHALL BE REMOVED OR SANDED SMOOTH, AND ALL HOLES, CRACKS OR OTHER DEPRESSIONS SHALL BE FILLED SO THAT THERE IS NO APPARENT UNEVENNESS TO THE FINISHED FLOOR. WHERE REQUIRED, INSTALL ADDITIONAL PLYWOOD UNDERLAYMENT AS NECESSARY BETWEEN FINISH 1/4" UNDERLAYMENT AND STRUCTURAL SUBFLOOR SO FINISH VINYL FLOOR IS FLUSH WITH ADJACENT FINISH FLOORING.
09-05. HARDWOOD FOR FLOORS SHALL BE TOP GRADE KILN DRIED MATERIAL, DELIVERED TO THE JOB SITE AND ALLOWED TO ACCLIMATIZE INSIDE THE FINISHED HEATED OR AIR CONDITIONED SPACE FOR AT LEAST TWO WEEKS PRIOR TO INSTALLATION. HARDWOOD FLOORS, WHEN INSTALLED IN A SUBFLOOR CONDITION, SHALL BE INSTALLED OVER A MEMBRANE LAYER OF ROSINIZED (PINK) PAPER OVER PLYWOOD SUBFLOOR. DO NOT USE FELT OR ASPHALT PAPER. HARDWOOD FLOORS, WHEN INSTALLED IN A CONCRETE SLAB CONDITION, SHALL BE INSTALLED OVER A VINYL MEMBRANE TO BE GLUED AND NAILED INTO POSITION. GENERAL CONTRACTOR AND FLOORING CONTRACTOR SHALL CONFIRM INSTALLATION AND FINISHING SPECIFICATIONS WITH ARCHITECT PRIOR TO ORDERING MATERIAL.
09-06. UNLESS NOTED OTHERWISE, HARDWOOD FLOORS SHALL BE FINISHED WITH A MINIMUM 3- COATS OF HARDCO NON-YELLOWING MOISTURE CURE CLEAR URETHANE, SATIN FINISH, APPLIED PER MANUFACTURER’S RECOMMENDATIONS.
09-07. ALL CABINETRY AND MILLWORK SHALL BE ACCORDING TO CURRENT WOODWORKERS INSTITUTE OF CALIFORNIA HANDBOOK STANDARDS, PREMIUM GRADE. ALL DRAWERS AND SLIDING UNITS TO BE INSTALLED WITH FULL EXTENSION ACCURIDE #4037 (24" MAXIMUM WIDTH) AND #4025 (42" MAXIMUM WIDTH) GUIDES OR EQUAL AS APPROVED BY ARCHITECT. CONFIRM CABINET STYLE, CONSTRUCTION TYPE, HINGES AND HARDWARE WITH ARCHITECT PRIOR TO FINALIZING CONSTRUCTION CONTRACT. CABINET SUBCONTRACTOR SHALL SUBMIT DETAILED SHOP DRAWINGS OF ALL CABINETS, COUNTERS, AND OTHER BUILT-IN CABINETRY TO ARCHITECT FOR REVIEW. A SAMPLE CABINET FRONT SHALL BE PROVIDED FOR OWNER’S AND ARCHITECT’S REVIEW PRIOR TO MANUFACTURING CABINETS. INSTALL PAIRS OF SMALL CLEAR RUBBER CUSHIONS INSIDE ALL DOORS AND DRAWER FRONTS FOLLOWING CABINET INSTALLATION.
09-08. ALL CUSTOM RUN WOOD MOLDINGS, PANELING AND OTHER MILLWORK SHALL BE TESTED BEFORE, DURING AND AFTER MILLING SO THE PROPER MOISTURE CONTENT (DRYNESS) IS CONSISTENTLY MAINTAINED.
09-09. CONTRACTOR SHALL INSTALL ALL FINISH HARDWARE, INCLUDING BUT NOT LIMITED TO CABINET PULLS, KNOBS, DOOR STOPS, TOWEL BARS, TOILET PAPER HOLDERS AND OTHER MISCELLANEOUS ITEMS, REGARDLESS OF WHETHER THESE ITEMS ARE SUPPLIED BY OWNER OR AN ALLOWANCE.
09-10. CONTRACTOR SHALL REVIEW RAILINGS AND RAILING DETAILS WITH ARCHITECT PRIOR TO FINALIZING CONTRACT. RAILING SUBCONTRACTOR SHALL SUBMIT SAMPLES AND DETAILED SHOP DRAWINGS FOR ARCHITECT’S REVIEW PRIOR TO MANUFACTURE.
09-11. INSTALL SPARK ARRESTORS AT TOPS OF ALL CHIMNEYS: MINIMUM 12 GAUGE WELDED WIRE WITH A MAXIMUM OPENING OF 1/2" OR EQUAL.
09 PAINTING 09-01. CONTRACTOR SHALL INCLUDE WITHIN THE SCOPE OF HIS WORK PREPARATION, PRIMING AND
FINISH PAINTING OF EXTERIOR WALLS AND INTERIOR WALLS AND CEILINGS, INCLUDING DOORS, SASH AND TRIM WORK. CONFIRM ANY EXPOSED BEAMS, DECKING, CABINETS OR WOOD TO BE STAINED AND/OR CLEAR-SEALED PRIOR TO ORDERING. UNLESS SPECIFIED OTHERWISE, PAINT ALL HVAC GRILLS, SPEAKER GRILLS AND MISCELLANEOUS COVER PLATES AND DEVICES TO MATCH WALLS AND CEILINGS. CONFIRM PAINT, STAIN AND FINISH SELECTIONS AND SPECIFICATIONS WITH ARCHITECT, SUBMIT COLOR SAMPLES AND APPLY SAMPLE COLORS ON ACTUAL SURFACES TO BE PAINTED FOR OWNER’S AND ARCHITECT’S REVIEW PRIOR TO ORDERING MATERIAL.
09-02. BEFORE BEGINNING, INSPECT ALL WORK TO BE PAINTED OR STAINED AND REPORT TO ARCHITECT ANY CONDITIONS WHICH WILL PREVENT A QUALITY FINISH FROM BEING ACCOMPLISHED. COMMENCING OF WORK BY THE CONTRACTOR INDICATES HIS ACCEPTANCE OF THE SURFACES.
09-03. ALL SPACES SHALL BE BROOM CLEAN, AND ALL SURFACES TO BE PAINTED SHALL BE DRY AND CLEAN.
09-04. ALL WOODWORK SHALL BE CLEANED, SANDED AND DUSTED BEFORE PAINTING. ALL WOODWORK SHALL BE SANDED LIGHTLY BETWEEN COATS.
09-05. AFTER PRIMING HAS DRIED, APPLY PIGMENTED WHITE SHELLAC TO ALL KNOTS, PITCH AND SAPWOOD: PUTTY ALL NAIL HOLES, CRACKS, OPEN JOINTS AND OTHER DEFECTS.
09-06. TOPS AND BOTTOMS OF ALL DOORS SHALL BE FULLY SEALED, SANDED, AND PAINTED AFTER CUTTING AND PRIOR TO HANGING.
09-07. TO AVOID OVERPAINTING ON FINISHED HARDWARE, INCLUDING DOOR HINGES, ALL CABINETS, WOOD WINDOWS, AND DOORS SHALL BE HUNG, COMPLETELY WEATHER-STRIPPED AND FITTED WITH LOCKSETS AND FINISH HARDWARE, THEN ENTIRELY REMOVED AND STRIPPED OF HARDWARE FOR FINISH PAINTING AND/OR STAINING.
09-08. REMOVE ALL ELECTRIC PLATES, SURFACE HARDWARE, ETC., BEFORE PAINTING, PROTECT, AND REPLACE WHEN COMPLETED.
09-09. EXCEPT AS NOTED, ALL PAINT SHALL BE AS MANUFACTURED BY PRATT & LAMBERT OR APPROVED EQUAL. ALL MATERIAL SHALL ARRIVE AT THE JOB IN UNBROKEN CONTAINERS WITH MANUFACTURER’S LABEL CLEARLY VISIBLE. UNLESS OTHERWISE NOTED, ALL PAINTS SHALL BE APPLIED IN STRICT ACCORDANCE WITH MANUFACTURER’S SPECIFICATIONS AND RECOMMENDATIONS.
09-10. PAINTING COATS AS SPECIFIED ARE INTENDED TO COVER SURFACES COMPLETELY; IF NOT, FURTHER COATS SHALL BE APPLIED.
09-11. ALL EXTERIOR STAINS SHALL BE SIKKENS, MANDERS OR APPROVED EQUAL. 09-12. PRIOR TO SEALING INTERIOR PLASTER OR DRYWALL, CONTRACTOR SHALL VERIFY ANY
SURFACES TO RECEIVE PAPER, AND SHALL OBTAIN WRITTEN APPROVAL OF THE SPECIFIC SEALER PRODUCT TO BE USED FROM THE PAPER MANUFACTURER AND HANGER.
09-13. NATURAL WOOD FINISH INTERIOR PANELING, CABINETS, DOORS AND OTHER WOODWORK SHALL BE STAINED, IF REQUIRED, AND FINISHED WITH A FLAT EGGSHELL LACQUER SANDING SEALER AS SPECIFIED BY ARCHITECT. ON SOFT WOODS, APPLY A COAT OF SANDING SEALER PRIOR TO STAINING. CONFIRM STAIN AND FINISH SELECTIONS WITH ARCHITECT AND PROVIDE FINISHED SAMPLES ON THE ACTUAL WOODS USED FOR ARCHITECT’S AND OWNER’S APPROVAL PRIOR TO STARTING WORK.
09-14. EXTERIOR CONCRETE MASONRY UNITS TO BE CLEAR SEALED SHALL BE SEALED WITH AN ASHFORD FORMULA PENETRATING SEALER OR EQUAL, AS APPROVED BY ARCHITECT.
09-15. PRIOR TO APPLICATION, CONTRACTOR SHALL ADVISE OWNER AND ARCHITECT OF ANY FINISHES, FACTORY OR SITE APPLIED, WHICH DO NOT OR CANNOT MEET HIGHEST QUALITY SPECIFICATION STANDARDS.
13 SOUND ATTENUATION 13-01. PROVIDE SOUND ATTENUATION FOR ALL COMMON WALL ASSEMBLIES, AND FLOOR/CEILING
ASSEMBLIES WHICH SEPARATE UNITS FROM EACH OTHER OR FROM COMMON AREAS WITHIN THE BUILDING FOR BOTH AIRBORNE SOUND AND IMPACT SOUND
13-02. ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES OR EQUIVALENT APPROVED DEVICES.
13-03. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND- DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS.
13-04. NO RECESSED CABINETS, VENTS, ELECTRICAL DEVICES, JUNCTION BOXES, OR SIMILAR EQUIPMENT SHALL BE PLACED BACK-TO-BACK BETWEEN SEPARATE DWELLING UNITS.
13-05. NO BACK-TO-BACK PLUMBING IS ALLOWED. NO PLUMBING ALLOWED IN COMMON WALLS.
22 PLUMBING & DRAINAGE 22-01. ALL NEW WATER SUPPLY LINES SHALL BE COPPER AND ALL NEW AND ACCESSIBLE EXISTING
HOT WATER LINES SHALL BE INSULATED WITH R-30 OR GREATER PIPE INSULATION WITH VAPOR BARRIER. NO SOFT COPPER LINES PERMITTED.
22-02. WATER LINES SHALL BE CUSHIONED WHERE PENETRATING OR TANGENT TO WOOD FRAMING TO REDUCE SOUND.
22-03. ALL UNDERGROUND COPPER LINES SHALL BE TYPE L. 22-04. COPPER LINES SHALL HAVE ISOLATION COUPLINGS WHERE CONNECTING TO EXISTING
GALVANIZED IRON OR STEEL PIPE WHICH CANNOT BE CHANGED TO COPPER. 22-05. MAIN WATER LINE TO DOMESTIC SYSTEM SHALL BE INSTALLED WITH SEPARATE GATE VALVE
AND PRESSURE REGULATOR AT HOUSE ENTRY POINT. 22-06. HOSE BIBBS AND IRRIGATION SYSTEMS SHALL NOT BE CONNECTED TO BUILDING WATER
SYSTEM, BUT SHALL BE FED FROM MAIN WATER LINE BEFORE BUILDING SYSTEM PRESSURE REGULATOR AND MAIN VALVE.
22-07. ALL HOT AND COLD SHOWER AND TUB SUPPLY LINES SHALL BE MINIMUM 3/4". 22-08. CONTRACTOR SHALL PROVIDE NEW MAIN UNDERGROUND SEWER LINES AND NEW WASTE
LINES OF SUFFICIENT SIZE, INCLUDING ACCESSIBLE CLEAN-OUTS AT CONNECTIONS, BENDS OR ELSEWHERE AS REQUIRED BY CODE.
22-09. STRAP ALL FIRE PLACE GAS LINES IN PLACE AND PRESSURE TEST FOR LEAKS, INCLUDING SECTION OF LINES FROM KEY VALVES TO LOG LIGHTERS, AND REPAIR ANY LEAKS PRIOR TO ENCLOSING WALLS. GAS LINE HOLES THROUGH FIREBOXES SHOULD BE GROUTED SOLID TO PREVENT PIPE MOVEMENT AND TO CLOSE ANY AIR LEAKAGE.
22-10. ALL SANITARY SEWER PIPING SHALL BE CAST IRON UNLESS OTHERWISE APPROVED BY ARCHITECT. PLASTIC DRAIN, WASTE OR VENT PIPE, WHERE PERMITTED, SHALL BE A.B.S. AS APPROVED PER ASTM STANDARD D2261-73. WASTE LINES INSIDE THE STRUCTURE ABOVE THE FIRST FLOOR LINE SHALL BE FULLY WRAPPED WITH INSULATION TO REDUCE SOUND.
22-11. CATCH BASINS SHALL BE INSTALLED WHERE INDICATED ON PLANS OR REQUIRED BY JOB SITE CONDITIONS, AND SHALL BE CONNECTED UNDERGROUND TO STREET OR STORM SEWER. CATCH BASINS SHALL BE CONCRETE AND PROVIDED WITH CAST IRON GRILLS.
22-12. UNLESS OTHERWISE NOTED OR REQUIRED BY CODE, ALL UNDERGROUND STORM DRAIN LINES SHALL BE PVC MINIMUM SCHEDULE 40 AND MINIMUM 4" DIAMETER OR GREATER AS REQUIRED TO HANDLE LOAD. ALL CONNECTIONS SHALL BE PROPERLY JOINED AND SEALED SO THAT THEY ARE WATER-TIGHT.
22-13. ALL NEW HOT WATER HEATERS SHALL BE A.O. SMITH, NAUTILUS OR EQUAL, C.E.C. CERTIFIED, RAPID RECOVERY, SIZED TO PROVIDE ADEQUATE VOLUME OF HOT WATER TO FIXTURES SERVED, AND INSTALLED ON SMITTY PANS WITH CONCEALED DRAINS TO EXTERIOR. HEATER DRAINS AND T & P VALVES SHALL BE POSITIONED AND EXTENDED TO DRAIN INTO SMITTY PAN. ALL HOT WATER HEATERS OVER 4’ FEET HIGH SHALL BE ANCHORED.
22-14. CONTRACTOR SHALL INSTALL AN INSULATED HOT WATER RECIRCULATING SYSTEM ON A TIMER TO ALL FIXTURES, WITH PUMP AND TIMER LOCATIONS AT THE HOT WATER HEATER.
22-15. SHOWER DRAINS SHALL BE INSTALLED SO TOP OF FINISH DRAIN STRAINER IS FLUSH OR 1/16" MAXIMUM BELOW FINISHED SHOWER FLOOR. USE DRAIN TYPE THAT ACCOMMODATES WEEP HOLES FOR THE SETTING BED.
22-16. ALL PLUMBING FITTINGS SHALL BE C.E.C. CERTIFIED. 22-17. ALL DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA NON-EROSIVE DEVISE. 22-18. CONTROL VALVE FOR SHOWER AND TUB/SHOWER SHALL BE OF THE PRESSURE BALANCE OR
THERMOSTATIC MIXING VALVE TYPE PER CURRENT PLUMBING CODES. 22-19. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROM THE QUICK CLOSING OF
THE QUICK-ACTING VALVES FROM THE WASHER AND DRYER, ETC. PER CURRENT PLUMBING CODES.
22-20. SHOWER WALLS SHALL BE FINISHED TO A MINIMUM HEIGHT OF 70" ABOVE DRAIN INLET WITH MOISTURE - RESISTIVE TITLE OR APPROVED EQUAL PER CURRENT PLUMBING CODES.
22-21. AN APPROVED BACKWATER VALVE IS REQUIRED FOR DRAINAGE PIPING SERVING FIXTURE LOCATED BELOW THE ELEVATION OF THE NEXT UPSTREAM MANHOLE COVER. FIXTURES ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE PER CURRENT PLUMBING CODES.
22-22. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED.
22-23 PROVIDE 30" MINIMUM CLEAR WIDTH AT WATER CLOSET SPACE AND 24" MINIMUM CLEAR SPACE IN FRONT OF WATER CLOSET PER CPC SECTION 407.5.
23 MECHANICAL, SHEET METAL 23-01. ALL SHEET METAL WORK SHALL BE IN ACCORDANCE WITH SHEET METAL AND AIR CONDITIONING
CONTRACTORS NATIONAL ASSOCIATION (SMACNA) MANUAL STANDARDS AND LOCAL CODES. 23-02. CONTRACTOR SHALL PROVIDE AIR CONDITIONING, GAS-FIRED FURNACES AND/OR FORCED AIR
HEATING SYSTEM AS INDICATED ON PLANS. EQUIPMENT, DUCTS, AND REGISTERS SHALL BE SIZED AND INSTALLED TO PROVIDE ADEQUATE AIR TEMPERATURE, VOLUME, DISTRIBUTION AND CIRCULATION AT MINIMUM NOISE LEVELS. SYSTEM EQUIPMENT AND LAYOUT SHALL BE CONFIRMED WITH OWNER AND ARCHITECT PRIOR TO ORDERING AND INSTALLATION.
23-03. EXCEPT AS PROVIDED BY ARCHITECT IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, PROVIDE SIZING OF ALL HVAC EQUIPMENT AND CALCULATIONS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR THE HVAC SYSTEM.
23-04. THE CONTRACTOR SHALL PROVIDE THE OWNER A LIST OF THE HEATING, COOLING, VENTILATING, WATER HEATER AND LIGHTING SYSTEMS AND CONSERVATION OR SOLAR DEVICES INSTALLED IN THE BUILDING AND INSTRUCTIONS ON HOW TO USE THEM EFFICIENTLY.
23-05. THE CONTRACTOR SHALL FURNISH COMPLETE MAINTENANCE INFORMATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. LABEL SHALL BE AFFIXED TO ALL EQUIPMENT REQUIRING PREVENTIVE MAINTENANCE, AND A COPY OF THE MAINTENANCE INSTRUCTION SHALL BE PROVIDED FOR THE OWNER’S USE. CONTRACTOR TO PROVIDE OWNER COMPLETE MAINTENANCE INSTRUCTIONS, I.E.: BELT REPLACEMENT, OIL AND LUBRICATING ALONG WITH INSTALLER’S NAME, ADDRESS AND PHONE NUMBER.
23-06. PROVIDE SUBMITTAL SHOP DRAWINGS AND DETAILED MANUFACTURER’S SPECIFICATIONS FOR ARCHITECT’S REVIEW ON ALL MECHANICAL EQUIPMENT.
23-07. CONTRACTOR TO THOROUGHLY CLEAN ALL PORTIONS OF THEIR WORK, REMOVE ALL DEBRIS AND LEAVE INSTALLATION IN PERFECT CONDITION READY FOR USE.
23-08. ENERGY EFFICIENCY RATIO RATING AND HEATING COMBUSTION EFFICIENCY RATING OF EACH HVAC UNIT SHALL COMPLY WITH STATE REQUIREMENTS.
23-09. SPACE CONDITIONING EQUIPMENT SHALL HAVE A RATED CAPACITY NOT TO EXCEED THE DESIGN HEAT LOAD BY MORE THAN 30%.
23-10. ALL EQUIPMENT SHALL BE C.E.C. CERTIFIED. 23-11. ALL FURNACES, CONDENSERS, FANS OR OTHER NOISE-PRODUCING EQUIPMENT TO BE INSTALLED
INSIDE OR ON THE BUILDING STRUCTURE SHALL BE MOUNTED AND INSULATED SO AS TO MINIMIZE SOUND TRANSMISSION TO USABLE AREAS. HANG ALL EQUIPMENT IN ATTIC AREAS FROM ROOF STRUCTURE (DO NOT INSTALL ON OR TOUCH CEILING STRUCTURE) AND USE RIBBED NEOPRENE PADS, SOUND ISOLATOR, SPRING HANGERS AND/OR EQUIVALENT VIBRATION REDUCING DEVICES TO ISOLATE EQUIPMENT FROM STRUCTURE. WHERE ADDITIONAL SOUND-PROOFING IS REQUIRED IN ATTIC AREAS, INSTALL SOUND INSULATED PARTITIONS AROUND EQUIPMENT.
23-12. CONDENSER REFRIGERANT PIPING IN THE STRUCTURE SHALL BE INSTALLED SO AS NOT TO TOUCH STRUCTURE, FRAMING OR WALL SURFACES. INSTALL FOAM RUBBER CUSHIONS AT PENETRATIONS TO SEPARATE PIPING FROM STRUCTURE. CONFIRM OVERFLOW PIPE LOCATIONS WITH ARCHITECT PRIOR TO INSTALLATION.
23-13. MAIN SUPPLY AIR DUCTS SHALL BE INSTALLED WITH FLEXIBLE CONNECTIONS TO FURNACES OR FAN COILS.
23-14. COMBUSTION AIR SHALL BE PROVIDED PER CODE. ADVISE ARCHITECT OF ANY VISIBLE OR EXPOSED PORTIONS OF COMBUSTION AIR DUCTING OR VENTING PRIOR TO ROUGH WORK.
23-15. DUCT WORK CONSTRUCTION: ALL DUCT WORK AND PLENUMS TO BE MADE OF GALVANIZED SHEET STEEL IN ACCORDANCE WITH LATEST SMACNA STANDARDS AND APPLICABLE CODES. CONTRACTOR SHALL SIZE DUCT WORK FOR S.P. NOT TO EXCEED 0.1" PER 100’ LENGTH FOR A GIVEN. DUCTS MAY BE RECTANGULAR OR ROUND. IF FLEXIBLE ROUND DUCTWORK IS PROPOSED, PLEASE CONFIRM IN WRITING WITH ARCHITECT AND OWNER PRIOR TO FINALIZING CONTRACT.
23-16. DUCT INSTALLATION: FOR THERMAL INSULATION, INSULATE ALL SUPPLY AND RETURN AIR DUCT WORK AND PLENUM WITH 2" THICK FIBERGLASS INSULATION WRAPPED AROUND WITH 2" OVERLAP AND WIRED ON #18 GALVANIZED WIRE AT 12" ON CENTER. NRC RATING SHALL BE AT LEAST 0.80 AT FREQUENCIES ABOVE 1000. ALL DUCTS SHALL HAVE JOINTS AND SEAMS SEALED. FOR SOUND INSULATION, INSULATE INTERIOR OF SUPPLY AND RETURN AIR PLENUMS WITH MINIMUM 1" THICK SOUND-ABSORBING INSULATION TO REDUCE NOISE. INSTALL SOUND TRAPS IN PLENUM AND INSULATE BLOWER COMPARTMENT WHERE RETURN AIR REGISTERS ARE IN CLOSE PROXIMITY TO UNITS.
23-17. EXPOSED OR ROOF-MOUNTED DUCT WORK SHALL BE LINED WITH INSULATION ON THE INSIDE SURFACES, OVERSIZED ACCORDINGLY, AND SHALL BE WATER-PROOFED PER SPECIFICATIONS APPROVED BY ARCHITECT.
23-18. INSULATION LINING MUST BE APPROVED BY THE BUILDING DEPARTMENT AND SHALL MEET OR EXCEED NFPA STANDARDS.
23-19. SUPPLY REGISTERS: REGGIO OR EQUAL WITH SURFACE MOUNTED REMOVABLE PANES, FLAT WHITE FINISH, OR MATCH WALL COLOR, BLACK INTERIOR, WITH HAND-OPERATED VOLUME DAMPER CONTROLS.
23-20. FLOOR REGISTERS SHALL BE REINFORCED, LINEAR BAR TYPE GRILLS, REGGIO, OR EQUAL AS APPROVED BY ARCHITECT.
23-21. RETURN REGISTERS: REGGIO OR EQUAL, OTHERWISE SAME AS SUPPLY REGISTER NOTES. 23-22. ALL SUPPLY AND RETURN REGISTERS OR DIFFUSERS SHALL BE SELECTED FOR A NOISE LEVEL
NOT TO EXCEED 20 N.C. 23-23. SEE INTERIOR ELEVATIONS AND REFLECTED CEILING PLANS FOR EXACT REGISTER AND DIFFUSER
HEIGHTS AND LOCATIONS PRIOR TO INSTALLATION OF ROUGH DUCT WORK. 23-24. ALL DUCT INTERIORS BEHIND SUPPLY AND RETURN REGISTERS THAT ARE VISIBLE SHALL BE
SPRAYED MATTE BLACK PRIOR TO INSTALLING REGISTERS. 23-25. PROVIDE THERMOSTATS WITH ON/OFF SWITCH AND 24 HOUR CLOCK SET BACKS AT LOCATIONS
SHOWN ON PLANS. SYSTEM AND THERMOSTATS SHALL BE EQUIPPED WITH "FAN ONLY" CAPABILITY. THERMOSTAT SELECTION SHALL BE CONFIRMED WITH ARCHITECT PRIOR TO FINALIZING CONSTRUCTION CONTRACT.
23-26. CONTROLS SHALL BE ADJUSTABLE TO PROVIDE A TEMPERATURE RANGE OF UP TO 10 DEGREES BETWEEN FULL HEATING AND COOLING.
23-27. ALL BATHROOM EXHAUST FANS, RANGE VENTS, BUILT-IN OVENS AND DRYERS SHALL BE VENTED TO THE OUTSIDE. CONFIRM ALL VENT LOCATIONS WITH ARCHITECT PRIOR TO DUCTING.
23-28. PROVIDE A POWER EXHAUST SYSTEM FOR RANGES AND COOKTOPS. 23-29. BATHROOMS SHALL HAVE AN EXHAUST FAN PER CRC SECTION R303.3. MIN. MECHANICAL
VENTILATION RATES SHALL BE 50 CFM FOR INTERMITTENT VENTILATION AND 25 CFM FOR CONTINUOUS VENTILATION.
(SEE ENERGY SECTION FOR ADDITIONAL INFORMATION REGARDING THERMOSTATS, INSULATION, ETC.)
6 ELECTRICAL NOTES 26-01. CONTRACTOR SHALL OBTAIN A SIGNED PLAN FROM THE POWER COMPANY WHICH APPROVES
SIZES, LOCATIONS, AND SPECIFIC CLEARANCES OF MAIN SERVICE AND PANEL, ANY TRANSFORMERS, UNDERGROUND LINES, NEW POLES, OVERHEAD LINES, AND ANY OTHER RELATED ELECTRICAL INFORMATION OVER WHICH THE POWER COMPANY HAS AUTHORITY. CONTRACTOR SHALL SUBMIT APPROVED PLAN TO ARCHITECT FOR REVIEW PRIOR TO START OF CONSTRUCTION.
26-02. EXCEPT AS PROVIDED BY ARCHITECT IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, SCHEDULES, AND CALCULATIONS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR ALL ELECTRICAL SYSTEMS AND EQUIPMENT.
26-03. ELECTRICAL SUB-CONTRACTOR SHALL SUBMIT PLANS FOR SERVICE OVER 200 AMPERES IF REQUIRED BY CITY ORDINANCE.
26-04. UNLESS OTHERWISE NOTED, ALL CONDUITS SHALL BE CONCEALED IN STRUCTURE, ATTIC SPACES OR UNDERGROUND. ANY EXCEPTIONS ARE TO BE REVIEWED WITH AND CONFIRMED IN WRITING TO THE ARCHITECT.
26-05. ALL ELECTRICAL, TELEPHONE, CABLE TELEVISION SYSTEM AND SIMILAR SERVICE WIRES AND CABLES SHALL BE INSTALLED UNDER GROUND FOR ALL NEW BUILDINGS.
26-06. CONTRACTOR TO VERIFY THAT ANY EXISTING SERVICE, METER, MAIN, PANEL, CONDUITS AND WIRING TO REMAIN ARE ADEQUATE. ADVISE OWNER PRIOR TO FINALIZING CONTRACT OF ANY CHANGES REQUIRED.
26-07. IF REQUIRED, CONTRACTOR SHALL PROVIDE ADDITIONAL PANEL, CAPACITY, BREAKERS, CIRCUITS, ETC., AS REQUIRED FOR NEW ELECTRICAL LOADS, AND SHALL VERIFY LOCATION AND SCOPE OF NEW OR EXPANDED SERVICE WITH THE OWNER AND ARCHITECT. CONTRACTOR SHALL CONFIRM ALL ELECTRICAL LOADS AND REQUIREMENTS FOR EXISTING AND NEW APPLIANCES, HEATING AND AIR CONDITIONING SYSTEMS AND OTHER ELECTRICAL EQUIPMENT AND FIXTURES PRIOR TO FINALIZING CONTRACT.
26-08. CONTRACTOR TO ROUGH-IN BOXES AND HOUSINGS PER PLAN FOR ALL OUTLETS, SWITCHES, FIXTURES, TELEPHONE, TELEVISION, ETC. FOR CLIENT AND ARCHITECT WALK THROUGH TO CONFIRM FINAL LOCATIONS AND LAYOUT. THIS SHOULD BE ACCOMPLISHED PRIOR TO PULLING ANY CONDUIT OR WIRE.
26-09. ELECTRICAL CONTRACTOR AND/OR GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ELECTRICAL REQUIREMENTS FOR ALL MECHANICAL EQUIPMENT, INCLUDING FURNACES, HOT WATER HEATERS, RECIRCULATING PUMPS, SUMP PUMPS AND ANY OTHER EQUIPMENT, AND SHALL PROVIDE CONNECTIONS TO THESE AS PART OF THEIR CONTRACT WORK.
26-10. ALL WIRING SHALL BE COPPER, IN FLEXIBLE OR RIGID CONDUIT AS SPECIFIED BY CODE. NO "ROMEX" OR OTHER NON-CONDUIT WIRING PERMITTED. VERIFY WITH ARCHITECT.
26-11. THE USE OF ALUMINUM WIRE IS NOT PERMITTED. 26-12. VARIABLE SPEED SWITCHES FOR FANS OR ELECTRIC MOTORS SHALL BE CERTIFIED AND RATED
FOR MOTOR CAPACITIES. 26-13. UNLESS NOTED OTHERWISE, PRE-WIRING FOR T.V. AND TELEPHONE SHALL BE DONE IN
CONDUITS WHERE NOT ACCESSIBLE IN ATTIC OR CRAWL SPACES. FOR TELEPHONES, UNLESS NOTED OTHERWISE, USE NO LESS THAN THREE PAIR WIRE TO EACH TELEPHONE JACK LOCATION WITH HOME RUNS TO MAIN SERVICE, AND CONFIRM ANY SPECIAL WIRING REQUIREMENTS OR SPECIFICATIONS WITH OWNER AND ARCHITECT PRIOR TO ORDERING WIRE.
26-14. CONTRACTOR TO VERIFY CLEARANCES FOR ALL RECESSED FIXTURES AND ADVISE ARCHITECT OF ANY CONFLICTS PRIOR TO ORDERING.
26-15. CONFIRM FIXTURE TRIM SELECTION, DIFFUSER AND FINISH OPTIONS WITH ARCHITECT PRIOR TO ORDERING.
26-16. ALL RECESSED FIXTURE TRIMS SHALL BE GASKETED AND TIGHT FITTING TO PREVENT LIGHT LEAKS.
26-17. LIGHT CONTROLS SHALL BE 3’-10" TO CENTER ABOVE FINISHED FLOOR, UNLESS NOTED OTHERWISE.
26-18. ALL WALL DUPLEX RECEPTACLES, TELEPHONE, T.V. AND OTHER OUTLETS SHALL BE MOUNTED HORIZONTALLY AT CENTER OF FLAT PORTION OF BASEBOARD, EXCEPT AT COUNTERS AND WHERE OTHERWISE NOTED.
26-19. GROUND FAULT INTERRUPTER (GFCI) REQUIRED FOR ALL EXTERIOR OUTLETS, BATHROOMS, TEMPORARY PANELS AND OTHER WET AREAS AS REQUIRED BY CODE.
26-20. A DEDICATED 20 AMP CIRCUIT IS REQUIRED TO SERVE THE REQUIRED BATHROOM RECEPTACLES PER CURRENT CODES.
26-21. APPLIANCES SUCH AS KITCHEN SINK FOOD GRINDERS, DISHWASHERS, MICROWAVE OVENS, TRASH COMPACTORS, WASHING MACHINES, DRYERS, REFRIGERATORS, FREEZERS, AIR CONDITIONERS, FAUS, BUILT-IN HEATERS OR ANY FIXED APPLIANCE WITH MOTOR LARGER THAN 1/4 HP SHALL BE ON A SEPARATE BRANCH CIRCUIT SUPPLIED BY A MINIMUM NUMBER 12 AWG WIRE PER CURRENT CODES.
26-22. ALL 120-V BRANCH CIRCUITS SUPPLYING OUTLETS IN CLOSETS, HALLWAYS, BEDROOMS AND OTHER HABITABLE ROOMS (EXCEPT KITCHEN) SHALL BE PROTECTED BY A LISTED ARC-FAULT CIRCUIT INTERRUPTER (AFCI) PER CEC SECTION 210.12.
26-23. RECEPTACLE OUTLETS SHALL BE SPACED @ 12' O.C. MAX. AND SHALL BE LOCATED WITHIN 6' OF DOOR OPENINGS (e.g. CLOSET DOORS, ETC.) AND AT EVERY 2' OR WIDER OF WALLS PER CEC SECTION 210-52(A).
26-24 OUTLETS AT KITCHEN COUNTER TOPS SHALL BE SPACED @ 4' O.C. AND WITHIN 2' OF ENDS OR BREAKS OR COUNTERS PER CEC SECTION 210-52(c).
26-25. ALL 125-V RECEPTACLES IN GARAGE (INCLUDING THE CEILING OUTLET) SHALL HAVE GFCI PROTECTION PER CEC SECTION 210.8(A)(2).
26-26. ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 AND 20 AMP RECEPTACLE OUTLETS INSTALLED IN BEDROOMS SHALL BE PROTECTED BY AN ARC-FAULT CIRCUIT.
26-27. ALL RECEPTACLE OUTLETS SHALL BE LISTED TAMPER-RESISTANT RECEPTACLE PER CEC SECTION 406.11.
26-28. SMOKE ALARMS (I.E. SMOKE DETECTORS) SHALL BE LOCATED IN EVERY DWELLING UNIT PER CRC SECTION R314.3. - SMOKE ALARMS SHALL BE LOCATED IN EVERY ROOM USED FOR SLEEPING PURPOSES AND IN CORRIDORS OR AREAS GIVING ACCESS TO SUCH ROOMS AND EACH ADDITIONAL STORY, INCLUDING BASEMENT AND HABITABLE ATTICS.
26-29 SMOKE ALARMS SHALL BE MOUNTED ON THE CEILING OR ON A WALL WITHIN TWELVE (12) INCHES OF THE CEILING WHEN LOCATED IN A ROOM AND IN THE CEILING OR WALL AT A POINT CENTRALLY LOCATED IN THE CORRIDOR OR AREA GIVING ACCESS TO SUCH ROOMS. IN AN EFFICIENCY DWELLING UNIT, THE DETECTOR SHALL BE LOCATED ON THE CEILING OF THE MAIN ROOM. WHERE SLEEPING ROOMS ARE ON AN UPPER LEVEL, A DETECTOR SHALL BE PLACED AT THE CENTER OF THE CEILING DIRECTLY ABOVE THE STAIRWAY. ALL DETECTORS SHALL BE LOCATED IN ACCORDANCE WITH APPROVED MANUFACTURER’S INSTRUCTIONS. WHEN ACTUATED, THE DETECTOR SHALL PROVIDE AN ALARM IN THE DWELLING UNIT.
26-30. SMOKE ALARMS SHALL BE APPROVED BY LOCAL AGENCIES HAVING JURISDICTION. SMOKE ALARM SELECTION SHALL BE CONFIRMED WITH ARCHITECT AND OWNER PRIOR TO ORDERING AND WIRING.
26-31. SMOKE ALARMS AND CARBON MONOXIDE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK UP AND LOW BATTERY SIGNAL AND INTERCONNECTED. PER R314.6 AND R315.5
26-32. WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED, IT SHALL BE INTERCONNECTED IN SUCH A MANNER SO THAT THE ACTIVATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS.
26-33. CARBON MONOXIDE ALARMS SHALL BE INSTALLED IMMEDIATELY OUTSIDE OF ALL BEDROOMS AND ON EVERY LEVEL PER CRC SECTION R315.3. IN ADDITION CARBON MONOXIDE ALARMS SHALL BE INSTALLED IN SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED.
26-34. CONTRACTOR TO REVIEW AND CONFIRM THE COSTS AND INSTALLATION REQUIREMENTS OF FIRE ALARM SYSTEM, SECURITY SYSTEM, STEREO WIRING, INTERCOM SYSTEM, LOW VOLTAGE LANDSCAPE LIGHTING, AND OTHER SPECIAL SYSTEMS OR ELECTRICAL REQUIREMENTS WITH ARCHITECT AND OWNER PRIOR TO FINALIZING CONTRACT.
(SEE ENERGY SECTION FOR ADDITIONAL INFORMATION REGARDING LIGHTING)
31 GRADING, SHORING 31-01. ANY LANDSCAPE OR PLANTER RETAINING WALLS AGAINST EARTH WHICH ARE SPECIFIED
WITHOUT PERIMETER DRAINS SHALL BE PROVIDED WITH ADEQUATE WEEP HOLES SURROUNDED ON THE BACKSIDE BY A MINIMUM 6" OF GRAVEL BACKFILL AT BASE OF WALL. ALL ENCLOSED PLANTERS SHALL BE WATERPROOFED ON THE INSIDE AND SUPPLIED WITH BOTTOM DRAINS CONNECTED TO STORM DRAIN SYSTEM.
31-02. THE CONTRACTOR SHALL PROVIDE ALL SHORING AND BRACING REQUIRED TO ADEQUATELY PROTECT PERSONAL AND ADJACENT PROPERTY AND TO INSURE SAFETY OF THE STRUCTURE THROUGHOUT THE CONSTRUCTION PERIOD. THE CONTRACTOR SHALL PROVIDE ALL ERECTION BRACING CALCULATIONS AND DRAWINGS REQUIRED BY LAW OR BY SAFE CONSTRUCTION PRACTICES.
31-03. SHORING CONSTRUCTION, INCLUDING SHORING REMOVAL, SHALL BE CONTINUOUSLY INSPECTED BY THE CIVIL, SOIL, OR CERTIFIED LICENSED DEPUTY INSPECTOR AS REQUIRED BY LOCAL APPLICABLE BUILDING CODES, AND CERTIFIED BY A CIVIL OR SOIL ENGINEER. AT THE END OF SHORING CONSTRUCTION, THE ENGINEER SHALL SEND THE CERTIFICATION LETTER TO THE BUILDING OFFICIAL FOR APPROVAL.
31-04. EXCAVATION SHALL BE PROTECTED BY A FENCE OR GUARDRAIL NOT LESS THAN 42 INCHES IN HEIGHT COMPLYING WITH CURRENT CODE REQUIREMENTS. THE FENCE OR GUARDRAIL SHALL BE CONSTRUCTED TO PROTECT PEDESTRIANS AND ADJACENT PROPERTIES.
32 BASES & PAVING, SITE IMPROVEMENTS 32-01. ANY LANDSCAPE OR PLANTER RETAINING WALLS AGAINST EARTH WHICH ARE SPECIFIED
WITHOUT PERIMETER DRAINS SHALL BE PROVIDED WITH ADEQUATE WEEP HOLES SURROUNDED ON THE BACKSIDE BY A MINIMUM 6" OF GRAVEL BACKFILL AT BASE OF WALL. ALL ENCLOSED PLANTERS SHALL BE WATERPROOFED ON THE INSIDE AND SUPPLIED WITH BOTTOM DRAINS CONNECTED TO STORM DRAIN SYSTEM.
32-02. CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE OF ALL FINISHED GRADE SURFACES, SIDEWALKS AND PATIOS AWAY FROM STRUCTURES AND VERIFY THAT ALL AREAS AFFECTED BY CONSTRUCTION ARE PROPERLY DRAINED, WITH NO PONDING.
33 UTILITIES 33-01. GENERAL CONTRACTOR SHALL CONFIRM ARRANGEMENTS FOR ANY TEMPORARY POWER AND
TELEPHONE SERVICE WITH OWNER PRIOR TO FINALIZING CONTRACT. SEE ELECTRICAL NOTES FOR ADDITIONAL NOTES.
33-02. EXCEPT AS PROVIDED BY ARCHITECT IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR ALL PLUMBING SYSTEMS AND EQUIPMENT.
33-03. CONTRACTOR SHALL REROUTE ANY EXISTING UTILITY LINES, CONDUITS OR EQUIPMENT IN CONFLICT WITH NEW CONSTRUCTION AND SHALL CONFIRM REROUTING WITH ARCHITECT, AND SHALL NOTE SUCH REROUTING ON THE RECORD DRAWINGS.
33-04. CONTRACTOR SHALL PROVIDE AND INSTALL NEW UNDERGROUND WATER AND GAS SUPPLY LINES AS REQUIRED AND VERIFY THAT METER, MAIN, TANK AND LINE SIZES ARE ADEQUATE TO PROVIDE ACCEPTABLE PRESSURE AND VOLUME TO ALL FIXTURES AND APPLIANCES.
GENERAL NOTES:
1. PARKING IS NOT PERMITTED IN REQUIRED YARDS FOR OPEN SPACE EXCEPT FOR A 20 FOOT WIDE FRONT YARD DRIVEWAY ACCESSING GARAGE IN AREA DISTRICTS I & II; OR ONE INTERIOR SIDEYARD IN AREA DISTRICTS III & IV.
2. SEPERATE PERMITS AND PLANS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITION AND SEWER CAP OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIAONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THIS PROPOSED BUILDING PERMIT IS ISSUED.
3. FUTURE SOLAR ASSISTED WATER HEATING SYSTEM: INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING.
4. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET.
5. FENCE/WALL/HANDRAIL AND HEDGE HEIGHTS, AS MEASURED FROM THE LOWEST FINISHED GRADE ADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF: 42" IN THE FRONT YARD SETBACK, AND 6' AT ALL OTHER LOCATIONS ON SITE (3' IF OBSTRUCTING DRIVEWAY VISIBILITY).
DRIVEWAY VISIBILITY NOTES:
1. VISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT OF WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTION THE STREET PROPERTY LINE, WHICHEVER IS LESS. (MBMC 10.64.150) EXCEPTION: PROPERTIES CONSISTING OF LOTS HAVING VEHICULAR ACCESS ONLY ACROSS A SIDE YARD LOCATED IN RESIDENTIAL DISTRICTS IN AREA DISTRICTS III AND IV ARE EXEMPT FROM THIS REQUIREMENT.
FIRE SPRINKLER REQUIREMENTS :
1. THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION R313.3.
2. NEW ATTACHED GARAGE SHALL BE EQUIPPED WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION R309.6
RESIDENTIAL ENERGY REQUIREMENTS: 1. CERTIFICATES OF INSTALLATION (CF2R-ENV, CF2R-LTG AND CF2R-MECH) SHALL BE COMPLETED BY
THE APPLICABLE CONTRACTORS INSTALLING ENERGY FEATURES. WHEN COMPLIANCE REQUIRES HERS FIELD VERIFICATION AND/OR TESTING, ALL CF2R FORMS SHALL BE SUBMITTED ELECTRONICALLY TO APPROVED HERS PROVIDER DATA REGISTRY. THE CF2R FORMS SHALL BE POSTED AT THE JOB SITE IN CONSPICUOUS LOCATION.
2. CERTIFICATE OF VERIFICATION (CF3R) SHALL BE COMPLETED, REGISTERED, AND SIGNED/ CERTIFIED BY THE HERS RATER. THE REGISTERED CF3R FORM SHALL BE MADE AVAILABLE TO THE BUILDING DEPARTMENT AND BUILDER.
3. OUTDOOR LIGHTING ATTACHED TO THE BUILDING SHALL BE CONTROLLED BY A MANUAL ON AND OFF SWITCH AND BY A MOTION SENSOR WITH INTEGRAL PHOTO CONTROL - PER SECTION 150.0(K)3. SHOW COMPLIANCE ON PLAN.
4. A NEW DWELLING UNIT SHALL HAVE A WHOLE BUILDING VENTILATION SYSTEM USING THE CENTRAL HVAC SYSTEM OR DEDICATED EXHAUST FAN(S) - SECTION 150.00(O). SHOW COMPLIANCE ON PLAN.
GENERAL NOTES
CAL GREEN NOTES
A010
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
WITHOUT WRITTEN CONSENT OF DENN ENGINEERS
SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY
OR DAMAGE RESULTING FROM SUCH CHANGES OR
MODIFICATIONS, INCLUDING ANY ATTORNEYS FEES OR
COSTS INCURRED IN ANY PROCEEDING THAT DENN
ENGINEERS MAY BE JOINED.
DISTANCES. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION AT :
CONCRETE
BRICK
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
SET ON PROPERTY CORNERS. PLEASE REFER TO
GAS METER
MADE BY ME OR UNDER MY DIRECTION IN
CONFORMANCE WITH THE REQUIREMENTS OF
PROFESSIONAL LAND SURVEYORS' ACT
R.C.E. 30826GARY J. ROEHL
TORRANCE, CA 90503 (310) 542-9433
E N GINEE R S
JOB ADDRESS
LEGAL DESCRIPTION
BENCHMARK NOTE QY12100:
A L&T, TAGGED LACO DPW, IN THE EAST CATCH BASIN OF THE STRAND AT
THE CENTERLINE PROD. OF 28TH STREET HAVING AN ELEVATION OF 34.017'.
53.90' MAY BE SUBTRACTED FROM ALL SHOWN ELEVATIONS TO EQUATE
TO SAID BENCHMARK QY12100
NOTE:
A TITLE POLICY HAS BEEN PROVIDED AND REVIEWED BY DENN ENGINEERS
AT THE TIME OF THIS SURVEY. ANY READILY AVAILABLE ITEMS AFFECTING
THIS PROPERTY HAVE BEEN PLOTTED BASED ON PROVIDED DOCUMENTS.
FIRST AMERICAN TITLE COMPANY
ON PROP. CORNER
TAG ELEV = 99.26'
2.00' W'LY OF CORNER
ON PROP. LINE PROD.
0.03' N'LY OF CORNER
ON PROP. LINE PROD.
2.00' WLY OF CORNER
ON PROP. LINE PROD.
2.40' E'LY & 0.03' N'LY
25'
A020
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
W E
S T
P R
O P
E R
TY L
IN E
N 1
9° 37
'1 5"
W 6
6. 15
5' -0
" F R
O N
T YA
R D
S E
TB A
C K
TH E
S TR
A N
FI R
S T
FL O
O R
S03
S09
S01
S05
S04
S04
S04
S04
S04
S04
S11
PROPOSED DUPLEX (2 UNITS)* 3 STORIES + BASEMENT
F.F. BASEMENT +76.28' F.F. FIRST FLOOR (THE STRAND) +87.78' F.F. SECOND FLOOR (OCEAN DRIVE) +99.66' F.F. THIRD FLOOR (UPPER) +110.53'
*2 PARKING SPACES PROVIDED PER UNIT FOR MORE DETAIL INFORMATION SEE FLOOR PLANS
COVERED TERRACE
1%
SP
H.B.
CENTERLINE OF STREET
(E) SURVEY SPOT ELEVATION
TOP OF WALL ELEVATION
NOTE: ALL HARDSCAPE, PLANTING AREA, DECK, AND ROOF DRAINS TO BE CONNECTED TO APPROVED SYSTEM
S01 PERMENANT WOOD AND STEEL FENCE.
S02 METAL FENCE / GUARDRAIL ALONG PROPERTY LINE;
3'-6" GUARDRAIL HEIGHT & 75% OPEN WHERE
REQUIRED
32" ABOVE THE STRAND
ABOVE ADJACENT SIDEWALK; ALL PLANTING TO BE
IRRIGATED.
AWAY FROM POOL
HEIGHT)
ENCLOSURE
DRAIN TILE
WEATHER PROOF COVERED DUPLEX WALL OUTLET (INCLUDES GROUND FAULT INTERRUPT CIRCUIT)
SITE PLAN KEYNOTES
SITE PLAN LEGEND
SITE PLAN UTILITIES
G1
5'-0" SETBACK
94'-10 1/4"
W E
S T
P R
O P
E R
TY L
IN E
N 1
9° 37
'1 5"
W 6
6. 15
CORNER SIDE YARD SETBACK = 1'-0"
5' -0
" F R
O N
T YA
R D
S E
TB A
C K
T.O.W. 111.03'
VISIBILITY OF A DRIVEWAY CROSSING A STREET PROPERTY LINE SHALL NOT BE BLOCKED BETWEEN A HEIGHT OF 3 FEET AND 9 FEET FOR A DEPTH OF 5 FEET FROM THE STREET PROPERTY LINE AS VIEWED FROM THE EDGE OF THE RIGHT OF WAY ON EITHER SIDE OF THE DRIVEWAY AT A DISTANCE OF 15 FEET OR AT THE NEAREST PROPERTY LINE INTERSECTION THE STREET PROPERTY LINE, WHICHEVER IS LESS. (MBMC 10.64.150) EXCEPTION: PROPERTIES CONSISTING OF LOTS HAVING VEHICULAR ACCESS ONLY ACROSS A SIDE YARD LOCATED IN RESIDENTIAL DISTRICTS IN AREA DISTRICTS III AND IV ARE EXEMPT FROM THIS REQUIREMENT.
DRIVEWAY VISIBILITY CONE
DRIVEWAY VISIBILITY CONE
S01
S09
EXISTING PLANTERS AND SITE WALLS TO BE DEMOLISHED (UNDER SEPARATE ENCROACHMENT PERMIT)
WOOD STAIR
PROPOSED PICKET FENCE - 42" TALL MAX. (UNDER SEPARATE ENCROACHMENT PERMIT)
T.O.W.+99.53
ENCROACHMENT PERMIT)
T.O.W.+94.96'
01
01
01
01
01
01
01
01
A022
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
5'-10"
UP
UP
UP
POOL TERRACE ABOVE 263 sq ft
DN UP
19R @ 6.88" 18T @ 12"
FIRST FLOOR (THE STRAND)
OPEN SPACE AREA PROVIDED (SF.)
957
453
OPEN SPACE (SF.) PROVIDED
CRAWLSPACE (NON-
UP
UP
UP
OPEN TO BELOW
4-CAR GARAGE 851 sq ft
(EXEMPT)
UNIT 2 STORY
SF
BASEMENT FLOOR
SF
BFA
BASEMENT FLOOR 3/32" = 1'-0" -1.
FIRST FLOOR (THE STRAND) 3/32" = 1'-0" 1.
SECOND FLOOR (OCEAN) 3/32" = 1'-0" 2.
THIRD FLOOR (TOP) 3/32" = 1'-0" 3.
TOTAL : 13,192 sq ft
UNIT 1 Minimum Required Open Space = 1979 sq ft 13,126 X .15 = 1979 sq ft
1979/2 = 989 sq ft can count on third floor
(excluding garage)
(excluding garage)
TOTAL BFA: 9,786 sq ft
MAXIMUM ALLOWABLE BFA: (LOT 6,936 sq ft * 1.6) = 11,097.6 sq ft MAX
TOTAL GROSS FLOOR AREA: 9,786 + 5,019 = 14,805 sq ft
UNIT 2 Minimum Required Open Space = 220 sq ft 762 X .15 = 114 sq ft
Minimum required open space per unit is 220 sq ft
MAX 989 sq ft 2,399 sq ft
—
A023
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
N 0 2' 4' 8'
x"
CL
P.C. XXX.XX
EL. +88.03'
FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER
GENERAL: G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"
MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. GUARDRAIL TO BE OPEN DESIGN AT BALCONIES
G02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.
G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSED USABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRS
G04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONE
HOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGE SIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS.
B. GARAGE FLOOR SURFACE SHALL BE OF NON- COMBUSTABLE PAVING MATERIAL.
C. DUCTS PENETRATING WALL OR CEILING PENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEEL METAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2
G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF- CLOSING AND SELF-LATCHING.
G07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF . 5" (PER SECT. R319.1)
BATHROOMS: - SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE. - COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITH
MANUF. SPECS. - COORDINATE NICHES & RECESSED ITEMS W/ FRAMING;
PROVIDE BACKING FOR BATHROOM ACCESSORIES AND FIXTURES AS REQ'D.
B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY
MORE THAN ONE SHOWER HEAD, THE COMBINED FLOW RATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLY ALLOW ONE SHOWER HEAD TO BE IN OPERATION AT A TIME.
B02 SOAP AND SHAMPOO NICHE B03 RECESSED MEDICINE CABINET B04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITION
OR ENCLOSURE. B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY
CABINETRY & MILLWORK: C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,
AND MATERIALS OF CABINETS, SHELVING, WARDROBES, BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BE STAIN-GRADE WOOD UNLESS NOTED OTHERWISE.
EQUIPMENT & APPLIANCES: - SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED. - COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS
W/ MANUF. SPECS.
E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER. RANGE HOOD: PROVIDE VENTS CONNECTED TO ROOF
MOUNTED EXHAUST FANS. VERIFY RANGE VENTING REQ'MENTS W/ MANUF.'S SPECIFICATIONS.
MICRO. MICROWAVE OVEN. VFY MOUNTING HEIGHT PRIOR TO INSTALLATION. REF. REFRIGERATOR FRZ. FREEZER WINE WINE REFRIGERATOR UC REF. UNDER-COUNTER REFRIGERATOR / BEVERAGE ICE ICE MAKER W/ DRAIN, PROVIDE WATER LINE TR. PULL-OUT TRASH / RECYCLING DW DISHWASHER
E02 TYPICAL LAUNDRY APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; W/D STACKABLE WASHER DRYER. PROVIDE
ELECTRICAL, RECESSED HOT & COLD WATER, FLOOR DRAIN, AND DRAIN STANDPIPE. VENT DRYER TO OUTSIDE AIR. PROVIDE GAS LINE & ELECTRICAL AS REQ'D.; WEATHER HOOD WITH DAMPER AT FINISH OF EXTERIOR WALL; 4" DIAMETER SMOOTH GALVANIZED METAL EXHAUST.
E03 GAS LINEAR BURNER FIREPLACE - NON WOOD BURNING MONTIGO R-SERIES W/ IN-LINE POWER VENT E04 ELEVATOR E05 FIRE PIT (GAS) - PALOFORM "MISO" (TBC) E06 STEAM SHOWER - MR. STEAM W/ AIR TEMPO CONTROLS,
OR EQ.; GC TO COORDINATE E07 DRY SAUNA - FINNLEO CUSTOM SAUNA, OR EQ.; GC TO
COORDINATE
MECHANICAL & UTILITIES: - UTILITIES TO BE SCREENED PER LOCAL CODES. - PROVIDE REQUIRED CLEARANCES IN FRONT OF EQUIPMENT. - COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS
W/ MANUF SPECS. - SEE SITE & LANDSCAPE PLANS FOR ADDITIONAL UTILITY &
DRAINAGE INFO.
U01 GAS METER U02 WATER METER & RELATED ASSEMBLIES U03 ELECTRIC METER U04 ELECTRICAL PANEL / SUBPANEL U05 GAS VALVE U06 RADIANT HEATING MANIFOLD U07 FIRE SPRINKLER MANIFOLD & DOMESTIC PRESSURE
REGULATOR U08 WATER SHUT-OFF U09 SUMP PUMP U10 SOLAR PANEL INVERTERS U11 A/V RACKS: PROVIDE METHOD OF VENTILATION AND / OR
COOLING U12 DRYER VENT AND DUCTING TO EXTERIOR AIR U13 TANKLESS WATER HEATER U14 GAS WATER HEATER INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP
OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING.
U15 WATER STORAGE TANK; STRAP TO WALL AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THE CONTROLS. PROVIDE FLOOR DRAIN.
U16 NEW DWELLING UNIT TO HAVE A WHOLE BUILDING MECHANICAL VENTILATION SYSTEM PER SECTION 150(O), TO COMPLY WITH SECTION 4.6 OF 2008 RESIDENTIAL COMPLIANCE MANUAL. SYSTEM TO PROVIDE SUPPLY VENTILATION: OUTSIDE AIR TO ENTER THE RESIDENCE THROUGH A DEDICATED SUPPLY FAN OR THROUGH THE CENTRAL HVAC SYSTEM AIR HANDLER. HVAC AIR HANDLER TO BE USED AS SUPPLY VENTILATION SYSTEM WITH THE ADDITION OF A DIRECT DUCT CONNECTION TO THE RETURN AIR DUCT FROM THE OUTSIDE AND CONTROLS THAT ENSURE THE AIR HANDLER RUNS EVEN WHEN NO HEATING / COOLING IS REQUIRED.
U17 MECHANICAL VENTILATION PACKAGE UNIT (PROVIDE COMBUSTION AIR SUPPLY PER CMC)
U18 BATHROOM FANS MUST BE ENERGY STAR W/ HUMIDISTAT CONTROLLER AND MUST BE DUCTED TO THE EXTERIOR OF THE BUILDING
PROPERTY LINE
SETBACK LINE
PROPERTY CORNER
CENTERLINE
FLOOR ELEVATIONS
PLANTING AREAP.A.
ELEVATION TRANSITION
W E
S T
P R
O P
E R
TY L
IN E
N 1
9° 37
'1 5"
W 6
6. 15
CORNER SIDE YARD SETBACK = 1'-0"
5' -0
" F R
O N
T YA
R D
S E
TB A
C K
008
57 '-1
3 /4
"
13'-4 3/4" 10'-3" 15'-9 5/16" 16'-6 7/8" 4'-4 9/16" 27'-7 1/4"
21 '-7
5 /8
DN
DN
A100
MH / PG / TT
08 / 10 / 2021printed:
01
2/10/21
7/21/21
telephone 310.821.1400 fax 310.821.1440
W E
S T
P R
O P
E R
TY L
IN E
N 1
9° 37
'1 5"
W 6
6. 15
5' -0
" F R
O N
T YA
R D
S E
TB A
C K
8 3/4" 20'-3 3/4" 67'-3 1/4"
13'-3" 28'-6 1/2" 25'-5 3/4"
1' -6
6' -7
1 /2
5' -0
" R E
A R
Y A
R D
S E
TB A
C K
OPEN TO BELOW
N 0 2' 4' 8'
x"
CL
P.C. XXX.XX
EL. +88.03'
FINISHES (SEE ALSO FINISH LEGEND & INTERIOR ELEVATIONS) CEILING HEIGHT ROOM NUMBER
GENERAL: G01 GUARDRAIL. SEE DETAIL. GUARDRAILS TO BE 42"
MINIMUM HEIGHT WITH 3 15/16" MAXIMUM OPENING SIZE. GUARDRAIL TO BE OPEN DESIGN AT BALCONIES
G02 HANDRAIL. SEE DETAIL. HANDRAILS TO BE 34" - 38" HIGH ABOVE THE STAIR TREAD NOSING WITH 3 15/16" MAXIMUM OPENING SIZE.
G03 PROVIDE ONE-HOUR FIRE RESISTIVE CONSTRUCTION ON WALLS/SOFFITS ADJACENT OR WITHIN ENCLOSED USABLE SPACE TO STAIR HALLS AND WALLS UNDER/ SUPPORTING STAIRS
G04 GARAGE: A. PROVIDE 5/8" TYPE 'X' GYPSUM BOARD FOR ONE
HOUR FIRE RESISTIVE CONSTRUCTION ON THE GARAGE SIDE FOR WALLS, CEILINGS, POSTS, AND BEAMS.
B. GARAGE FLOOR SURFACE SHALL BE OF NON- COMBUSTABLE PAVING MATERIAL.
C. DUCTS PENETRATING WALL OR CEILING PENETRATIONS BETWEEN GARAGE AND DWELLING UNIT SHALL BE CONSTRUCTED OF 26 GAGE MINIMUM STEEL METAL AND SHALL HAVE NO OPENINGS INTO THE GARAGE - PER SECT. R302.5.2
G07 BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. ADDRESS NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND, 4" HIGH MINIMUM AND WITH A MINIMUM STROKE WIDTH OF . 5" (PER SECT. R319.1)
BATHROOMS: - SEE ALSO INTERIOR ELEVATIONS & PLUMBING SCHEDULE. - COORDINATE PLUMBING & ELECTRICAL REQUIREMENTS WITH
MANUF. SPECS. - COORDINATE NICHES & RECESSED ITEMS W/ FRAMING;
PROVIDE BACKING FOR BATHROOM ACCESSORIES AND FIXTURES AS REQ'D.
B01 TYPICAL BATHROOM FIXTURES: SHOWER: SLOPE CURB AND FLOOR MINIMUM 1/8"/FT TOWARDS DRAIN. FAUCET / SHOWER HEAD MAX. FLOW 2.0 GPM. * PROVIDE ACCESS PANEL PER CODE. TOILET: LOW FLOW - MAX. 1.28 G.P. FLUSH. URINAL: LOW FLOW - MAX. 0.5 G.P. FLUSH. LAV: FAUCET MAX. FLOW 1.2 GPM. WALLS: NON-ABSORBENT WALL FINISH TO 6' MIN. A.F.F. AT TUBS & SHOWERS. *WHEN SINGLE SHOWER FIXTURES ARE SERVED BY
MORE THAN ONE SHOWER HEAD, THE COMBINED FLOW RATE OF ALL THE SHOWER HEADS SHALL NOT EXCEED 2.0 GPM OR THE SHOWER SHALL BE DESIGNED TO ONLY ALLOW ONE SHOWER HEAD TO BE IN OPERATION AT A TIME.
B02 SOAP AND SHAMPOO NICHE B03 RECESSED MEDICINE CABINET B04 CUSTOM TEMPERED GLASS TUB / SHOWER PARTITION
OR ENCLOSURE. B05 LINEAR SHOWER TRENCH DRAIN W/ STONE/TILE INLAY
CABINETRY & MILLWORK: C01 SEE INTERIOR ELEVATIONS FOR LAYOUT, DIMENSIONS,
AND MATERIALS OF CABINETS, SHELVING, WARDROBES, BENCHES, DESKS, ETC. BUILT-IN CABINETRY TO BE STAIN-GRADE WOOD UNLESS NOTED OTHERWISE.
EQUIPMENT & APPLIANCES: - SEE ALSO INT. ELEVATIONS, PLUMBING & APPLIANCE SCHED. - COORDINATE PLUMBING, ELECTRICAL, & VENTING REQ'MENTS
W/ MANUF. SPECS.
E01 TYPICAL KITCHEN APPLIANCES: SINK: FAUCET MAX. FLOW 1.8 GPM; 5 H.P. MIN. GARBAGE DISPOSAL RANGE: PROVIDE FUEL GAS AND/OR ELEC. SUPPLY AS REQUIRED BY MANUFACTURER

2722 the strand

Documents