Additon and Remodel 1036 Curtis St.

Project DirectoryOwner: Dan and Maggie Cosgrove

1036 Curtis St.Albany, CA 94706Tel: (510) 325-6062email: [email protected]

Architect: Howard McNenny, AIA, LEED AP1039 Santa Fe AvenueAlbany, CA 94706Tel: (510) [email protected]

Zoning InformationAssessors Parcel Number: 65-2642-53

Zoning District: R-1

Site Area: 3,500 s.f.

High Fire Hazard Zone: No

FEMA Flood Zone: No

Type of Construction: Type VB (sprinklered)

Occupancy Type: R

Setbacks:Front: 15'Side: 3.5' (10% of property width)Rear : 20'

FAR Calculations:

FAR allowable: 55.0%

(3,500 x 0.55 = 1,925 s.f.)

FAR existing: 34.0%

Upper Level: 916 s.f.Front Porch: 55 s.f.Detached Studio: 220 s.f.

1,191 s.f

Note: Basement not included in FAR calculation.

FAR proposed: 35%

Upper Level: 974 s.f.Front Porch: 55 s.f.Detached Studio: 220 s.f.

1,249 s.f.

(Proposed remodel includes raising house by 9 1/2", to bring average height of first floor to 4.98' above grade, and thus allowing basement not to count against FAR.)

Lot Coverage:

Existing: 34% (1,191 s.f. / 3,500 s.f.)

Proposed: 35% (1,216 s.f. / 3,500 s.f.)

Impervious Area:

Existing:

House: 916 s.f.Detached Studio: 220 s.f.Front Porch: 55 s.f.Pavement: 302 s.f.

1,493 s.f. ( 43%)

Proposed:

House: 974 s.f.Detached Studio: 220 s.f.Front Porch: 55 s.f. Pavement: 248 s.f.

1,497 s.f. (43%)

(Flagstone is loose laid, and not considered impervious)

For Assessment Use Only

architect

H oward F. McNenny, AIA

stamp

client

issue date

scale

address 1039 SANTA FE AVENUEALBANY, CA 94706

phone (510) 705-1671

email [email protected]

All information on this drawing constitutes the orginal and unpublished work of the architect and may not be duplicated, used, or disclosed without the written consent of the architect.

contact(s) Dan and Maggie Cosgrove

addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A0.1sheet number

project title

consultant

Cover Sheet

revisions

1036 CurtisAlbany, CA

1036 Curtis

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All Construction to Comply with the following Codes: 2019 California Building Code (CBC), Title 24, Part 2 2019 California Residential Building Code (CRC), Title 24, Part 2.5 2019 California Electrical Code (CEC), Title 24, Part 3 2019 California Mechanical Code (CMC), Title 24, Part 4 2019 California Plumbing Code (CPC), Title 24, Part 5 2019 California Energy Code (CEnC), Title 24, Part 6 2019 California Fire Code (CFC), Title 24, Part 9 2019 California Existing Building Code, Title 24, Part 10 2019 California Green Building Standards Code, Title 24, Part 11

AB Anchor Bolt A.D. Area Drain AFF Above Finished Floor Bldg Building BR Bedroom Cab Cabinet Cem Cement CIP Cast in Place Clng Ceiling CMU Concrete Masonry Unit C.O. Cleanout Conc Concrete Cont Continuous Cpt Carpet CT Ceramic Tile CW Cold Water Det Detail DN Down DS Downspout (E) Existing El Elevation EQ Equal F.D. Floor Drain GSM Galvanized Sheet Metal GWB Gypsum Wallboard Ht Height HW Hot Water HWH Hot Water Heater Lav. Lavatory Lin Linen MC Medicine Cabinet Min Minimum Mtl Metal (N) New NIC Not in Contract O.C. On Center OSB Oriented Strand Board Part Partial PL Property Line Plas Plaster Plywd Plywood PT Paint RA Return Air R&S Rod and Shelf SA Supply Air SD Storm Drain Sim Similar PT Paint TB Towel Bar

1036 Curtis St.Albany, CA

Symbols and Abbreviations

REVISION KEY

WALL TYPE KEY

INTERIOR ELEVATION KEY

DETAIL NUMBER/SHEET NUMBER

SECTION NUMBER/SHEET NUMBER

WORK POINT, CONTROL POINT, DATUM POINT

A5-1

8

8

A3. 3

XA4. 0

NO

ROOM NAME/ROOM NUMBER

WINDOW SCHEDULE KEY

DOOR SCHEDULE KEY

GRID LINES

SYMBOLS

142

222

3.5

A

Room

W-2

Additon and Remodel

Area Diagram

Index of DrawingsProject Data Project Description

Applicable Codes

Vicinity Map

Basement

Project site

Upper Level

Parcel Map

1036 Curtis

Street View View from Back

A0.1 C1.1 A1.1 A1.2 A1.3 A2.1 A2.2 A3.1 A4.1

Title Sheet Survey & Site Plan Floor Plans--Existing Floor Plans--Proposed Roof Plan Elevations--Existing Elevations--Proposed Cross Sections Schedules and Details

Main Level 916 s.f.

Porch 55 s.f.

Deck 134 s.f.

Stair 58 s.f.

W-B3

W-B4

W-B2

W-B5

Studio 220 s.f.

Basement 1022 s.f.

This project consists of raising the existing house by 9 1/2" and set on new foundations, to result in the main floor being an average of 4.98-ft above grade, and allowing for a 7'-6" ceiling height in the basement. In addition, the front half of the basement will be dug out and finished for habitable space. Access to the basement will be by a new enclosed stair to be constructed on the north side of the house, and the existing non code conforming stair will be eliminated.

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

C1.1sheet number

project title

consultant

Site Survey and Site Plan

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10'-5" 1'-5"

Site PlanScale: 1/8" = 1'-0"1

(E) Surface flow

North

0 5 10 15 20 25 FT

(N) Ret. wall (max. ht. 24")

Deck above

(E) StepsExisting stormwater pumping system with pressure line to street

(E) Studio Building

Flagstone paving

Abandon this portion of (E) drain line

(E) Underground drain lines

(N) 3" pvc underground drain line

CO

DS

DS

DS

DS

DS

DS

1036 Curtis

(N) Ret. wall (max. ht. 24")

UP

12'-3

"

5'-5"

13'-1

1"21

'-1"

13'-4

"24

'-5"

(E) Surface flow

9'-2"

Curtis Street

Elect. meter

Gas meter

(E) Redbud sapling(E) 3" Myrtle

(E) Multi-trunk rhododendron

(E) 4" Citrus

18'-0

"

(N) Gate

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A1.1sheet number

project title

consultant

Floor Plans--Existing

revisions


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Upper Level Plan--ExistingScale: 1/4" = 1'-0"1

Kitchen

Bedroom #2

Bath

Bedroom #1LIving Room

Hall

Porch

1'-10" 24'-0" 9'-2"

DN

36'-2

"4'

-9"

40'-2

"

11'-9" 12'-3"

UP

Studio Roof

North

Basement Plan--ExistingScale: 1/4" = 1'-0"2

Deck above

Crawl Space

UP

LaundryStorage

Furnace

Storage

Studio

1'-10" 24'-0" 9'-2"

15'-2

"25

'-1"

10'-5"

21'-1

"

12'-8

"

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A1.2sheet number

project title

consultant

Floor Plans--Proposed

revisions


1036 Curtis

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W-B3

W-B4

W-B2

(Porch Above)

W-B5

Basement Plan (Proposed)Scale: 1/4" = 1'-0"3

Deck above

Master BedroomBook- shelves

UP

M. Bath

Family Room

P.R.

Storage

Studio

27'-8 5/8"

15'-8

"24

'-5"

17'-4 1/2"

1 A3.1

Utility Room

Remove (E) window and close opening

W-13 W-12 W-11

W-02 W-03W-01

W-17 W-18

W-09

W-08

W-07

W-06

W-05

W-04

W-10

W-14

W-15

W-16

Upper Level Plan--ProposedScale: 1/4" = 1'-0"4

Kitchen

Bedroom #2

Bath

Bedroom #1LIving Room

Hall

Porch

DN

1'-10" 24'-0" 3'-9" 5'-5"

15'-9

"

DS

DS

DS

DS

DS

DS

Deck

1 A3.1

Studio Roof

North

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A1.3sheet number

project title

consultant

Roof Plan

revisions


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Roof PlanScale: 1/4" = 1'-0"1

Existing New

North

Stair RoofScale: 1/4" = 1'-0"2

High roof above

Downspout from roof above

Scupper and collector head with downspout

Downspout from above

Compostion shingles

11/30/21

East ElevationScale: 1/4" = 1'-0"1

Upper Floor Level

+83.28'+81.23 80.28'

15'-1

"

Studio bldg. beyond

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A2.1sheet number

project title

consultant

Elevations--Existing

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South ElevationScale: 1/4" = 1'-0"2

Benchmark Title

0"

Upper Floor Level

+83.28'

Composition shingles

DS

DS

Wood deck

+77.43' (diff. = 5.95')

+81.23' (diff. = 2.0')

Painted stucco

Upper Floor Level

+83.28'

North ElevationScale: 1/4" = 1'-0"3

3'-0

"

+77.52' (diff. = 5.76')

DSDS

Composition shingle roofing

Gas meter

Wood deck

Painted stucco

+80.28' (3.00')

West ElevationScale: 1/4" = 1'-0"4

Upper Floor Level

+83.28

+77.43'+77.52'

Cumulative height of first floor above grade at building corners:

2.05' + 5.95' + 3.00' + 5.76' = 16.76'

Average height of first floor above grade:

16.76 / 4 = 4.19'

11/30/21

(N) Upper Floor Level

+84.07'

+81.23

East ElevationScale: 1/4" = 1'-0"1

15'-1

0"

+80.28'

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A2.2sheet number

project title

consultant

Elevations--Proposed

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South ElevationScale: 1/4" = 1'-0"2

6'-8

1/2

"


+84.07'+81.23' (diff. = 2.84')

DS

DS


Painted stucco

Existing wood deck—raised 9.5" with house

+77.33' (diff. = 6.74')

New 2'-6" x 2'-6" fixed glass window to replace window to west.

Existing window to be removed


+84.07'

North ElevationScale: 1/4" = 1'-0"3

+77.52' (diff. = 6.55')

+80.28' (diff. = 3.79')

DSDS


Gas meter

Existing wood deck—raised 9.5" with house

Painted stucco

West ElevationScale: 1/4" = 1'-0"4

+77.83'+77.52'


+84.07'

Basement Level

+75.66'

Cumulative height of first floor above grade at building corners:

2.84' + 6.74' + 6.55' + 3.79' = 19.92'

Average height of first floor above grade:

19.92 / 4 = 4.98'

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A3.1sheet number

project title

consultant

Building Sections

revisions


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East-West Cross SectionScale: 1/4" = 1'-0"1

Property line

Property line

Ret. wall beyond

Attic

First Floor

+ 84.07

Bedroom #2 Hall Bedroom #1

Master Bedoom Utility RoomGrade Beyond

11/30/21

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A4.1sheet number

project title

consultant

Door/Window Schedule

revisions


1036 Curtis

1 2 3

321

A

BB

A

architect


stamp

client

issue date

scale


phone (510) 705-1671




addressAlbany, CA

phone (510) 325-6062


sheet title

09/30/2020

A4.1sheet number

project title

consultant

Door/Window Schedule

revisions


1036 Curtis

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Window Schedule Nominal Size Window Style Frame Details

Mark O.A

. Wid

th

O.A

. Hei

ght

Configuration Hea

d D

etai

l

Jam

b D

etai

l

Sill

Det

ail

Comments

W- 01 1'9" 4'6" Double Hung Replacement Sash

W- 02 3'6" 4'6" Fixed Glass Replacement Sash





W- 08 2'6" 3'4" Double Hung Replaement Sash


W- 10 2'6" 4'0" Double Hung Detail 1 Detail 1


W- 12 2'0" 3'6" Double Hung Replcement Sash


W- 14 3'0" 4'0" Casement Replacement Sash—escape window


W- 16 3'0" 4'0" Casement Replacement Sash—escape window



W- B2 2'6" 3'6" Double Hung Detail 1 Detail 1

W- B3 5'4" 1'6" Custom Detail 2 Detail 2

W- B4 8'0" 1'4" Custom Detail 2 Detail 2

W- B5 2'6" 2'6" Fixed Glass Detail 3 Detail 3 1-HR Rated window assembly; frosted glass

DetailScale: 3" = 1'-0"1

Typical New Awning Window

2"


Typical New Double Hung Window Detail

11/30/21

1/4""3/16""

11/16""

Stainless Steel Spacer

3/16" Standard FireLite

1/4" Clear Anneal

Low-E


One Hour Rated Window AssemblyFrye-Tec

Additon and Remodel 1036 Curtis St.

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