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
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
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
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
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
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
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
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
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.
G06 60 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
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
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
G05 20 MIN FIRE RATED DOOR W/ SMOKE SEAL; SELF- CLOSING AND
SELF-LATCHING.
G06 60 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