ALL RIGHTS RESERVED. 1317 PUNTA GORDA STREET - AUD … · santa barbara, ca 93101 (805) 962-9966...

C-22199

ThomasOchsner AIA

Architect

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FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I

COPYTRIGHT.2017 BY THOMAS OCHSNER.

ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY

BEREPRODUCED.

ARCHITECTURE & PLANNING

10 E. Yanonali StreetSuite 2D

Santa Barbara, CA 93101

Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE

SUBMITTALS/ REVISIONS

SHEET NO.

DATE DRAWN

PROJECT #

DATE

PUNTA GORDA AUDHOUSING

1317 PUNTA GORDA STREET

COVER SHEET

PUNTA GORDA AUD HOUSING

T-0.1

JIM CARR

5/27/2020

OWNER:

ARCHITECT:

LANDSCAPE ARCHITECT:

CIVIL ENGINEER:

STRUCTURAL ENGINEER:

ARBORIST:

SURVEYOR:

GEOTECHNICAL ENGINEER:

JIM CARR1630 MIRA VISTA AVE.SANTA BARBARA, CA 93103(916) 214-9460

TOM OCHSNER10 E. YANONALI STREET, SUITE 2DSANTA BARBARA, CA 93101Tel 805.770.7576Cel [email protected]

CM+LACHARLES MCCLURE5290 OVERPASS ROADSANTA BARBARA, CA 93111(805) 696-6864

ASHLEY & VANCE ENGINEERING INC.210 E. COTA STREETSANTA BARBARA, CA 93101(805) 962-9966

ASHLEY & VANCE ENGINEERING INC.210 E. COTA STREETSANTA BARBARA, CA 93101(805) 962-9966

BILL SPIEWAK3517 SAN JOSE LANESANTA BARBARA, CA 93105(805) 331-4075

DODSON LAND SURVEYING4568 AUHY DRIVESANTA BARBARA, CA 93110(805) 682-1615

GEOSOLUTIONS, INC.201 SOUTH MILPAS, UNIT 103SANTA BARBARA, CA 93103

1317 PUNTA GORDA STREET - AUD DUPLEXES

A.P.N.

PROJECT ADDRESS:

ZONE:

OCCUPANCY GROUP:

GENERAL PLAN:

LOT SIZE:

SLOPE:

TYPE OF CONSTRUCTION:

PROPOSED NUMBER OF STORIES:

PROPOSED BUILDING HEIGHT:

SPRINKLERS:

HIGH FIRE AREA:

MULTI-RESIDENTIAL FRONT SETBACK:

MULTI-RESIDENTIAL INTERIOR SETBACK:

MAXIMUM HEIGHT:

SOLAR ORDINANCE:

017-300-017

1317 PUNTA GORDA STREETSANTA BARBARA, CA 93103

R-M

R-3, U

EASTSIDE

0.55 ACRES, 23,847.54 SF

3%

V-B

2

25'-6"

YES - PER NFPA 13D OR CRC R313

NO

10' PER NZO 30.20.030

6' PER NZO 30.20.030

45' PER NZO 30.20.030

YES, 30 DEGREES FROM 18' AT NORTHERN PROPERTY LINES

PROJECT DESCRIPTION

VICINITY MAP

PROJECT TEAM

PROJECT DATA

PROPOSAL FOR 7 DUPLEXES W/ 14 - 2 BEDROOM RESIDENTIAL AUD UNITS. DEMOLITION OF EXISTING SINGLE FAMILY RESIDENCE, EXISTING ASPHALT DRIVEWAY, EXISTING SITE PAVING. NEW PARKING LOT AND SITE IMPROVEMENTS TO INCLUDE 14 NEW SPACES W/ NEW DRIVEWAY, NEW COMMON AREA, NEW WOOD FENCES, NEW PATHS, AND NEW PAVED AND LANDSCAPED AREAS, NEW TRASH ENCLOSURE, NEW BIKE STORAGE ENCLOSURE AND REMOVAL OF 1 TREE ON RIGHT OF WAY.

CODE COMPLIANCEALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN COMPLIANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO THESE CODES.

PARKING

PRIVATE YARD & COMMON OPEN SPACEPER SBMC NZO 30.140.140

OPEN YARD AREA:

PRIVATE OPEN YARD:

OPEN YARD:

15% OF NET LOT AREA, 20 FT. X 20 FT. MINIMUM DIMENSION

REQUIRED: 15% x 23,847 SF = 3,577 SFPROVIDED: 4,387 SF (18% OF LOT AREA)

NOT REQUIRED IF 20' X 20' COMMON AREA IS PROVIDEDPROVIDED: 14 UNITS, EACH UNIT HAS A PRIVATE PATIO

ALTERNATE OPEN YARD:THIS PROJECT SCOPE INCLUDES A REQUEST TO REDUCE THE PRIVATE OPEN YARDS WITH A COMMON AREA OF 15% OF THE LOT AREA (AT LEAST ONE MINIMUM 20X20 FOOT AREA).

1. CITY ORDINANCES2. 2016 CALIFORNIA BUILDING ADMINISTRATIVE CODE, PART 13. 2016 CALIFORNIA BUILDING CODE, PART 24. 2016 CALIFORNIA RESIDENTIAL CODE, PART 2.55. 2016 CALIFORNIA ELECTRICAL CODE, PART 36. 2016 CALIFORNIA MECHANICAL CODE, PART 47. 2016 CALIFORNIA PLUMBING CODE, PART 58. 2016 CALIFORNIA ENERGY CODE, PART 69. 2016 CALIFORNIA FIRE CODE, PART 910. 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE, PART 1111. 2016 CALIFORNIA REFERENCED STANDARDS CODE, PART 1212. 2016 CALIFORNIA EXISTING BUILDING CODE13. 2016 CALIFORNIA HISTORICAL BUILDING CODE14. 2016 CALIFORNIA CODE, TITLE 24 CD-ROM15. 2016 CALIFORNIA TITLE 24 COMPLETE COLLECTION16. 2016 NATIONAL ELECTRIC CODE17. FEDERAL - OSHA

PLANNING NET AREA CALCULATION

NAME AREA

Common AreaBIKE STORAGE 186 SFTRASH ENCLOSURE 114 SF

300 SFUnit 11ST FLOOR 409 SF2ND FLOOR 487 SF


896 SFDUPLEX A 2091 SF

Unit 31ST FLOOR 482 SF2ND FLOOR 441 SF


926 SFDUPLEX B 1849 SF



921 SFDUPLEX C 1846 SF



925 SFDUPLEX D 1854 SF



909 SFDUPLEX E 1818 SF



921 SFDUPLEX F 1843 SF



1012 SFDUPLEX G 1934 SFPLANNING NET AREA TOTAL 13235 SF

NET AREA CALCULATION

AUD FORM

EXISTING PARKING:· AUTOMOBILE PARKING: 2-SPACES· BICYCLE SPACES: 0-SPACES

REQUIRED PARKING:AUTOMOBILE PARKING:

· 1 SPACE PER UNIT· NO VISITOR SPACES REQUIRED.· NO ACCESSIBLE PARKING REQUIRED WITH DUPLEXES ONLY. BICYCLE PARKING:· 1 COVERED SPACE PER UNIT.

PROPOSED:AUTOMOBILE PARKING:

· PROVIDED: 1 SPACE PER UNIT = 14 PARKING SPACES PROVIDEDBICYCLE PARKING:

· PROVIDED: 1 COVERED SPACE PER UNIT = 14 BICYCLE SPACES PROVIDED

PROJECT DENSITY = 26 DU/ ACRE

CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL 9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT. 1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020

SHEE

T #

DRAWING TITLEGENERALT-0.1 COVER SHEETT-1.1 GENERAL NOTEST-1.2 GENERAL NOTEST-1.3 CAL GREEN MANDATORY MEASUREST-1.4 CAL GREEN MANDATORY MEASUREST-1.5 TECHNCIAL DATA / CUT SHEETST-1.6 TECHNICAL DATA / CUT SHEETST-1.7 TECHNICAL DATA / CUT SHEETSGENERALPB-1 EXISTING SITE PHOTOSPB-2 EXISTING SITE PHOTOSLANDSCAPEL-1 PLANTING PLANL-2 IRRIGATION PLANL-3 LANDSCAPE LIGHTING PLANL-4 LANDSCAPE DETAILSL-5 LANDSCAPE DETAILS, SPEC, WATER COMPLIANCECIVILC-0.1 TITLE SHEETC-0.2 NOTES SHEETC-1.1 DEMOLITION PLANC-2.1 GRADING AND DRAINAGE PLANC-2.2 GRADING AND DRAINAGE PLANC-2.3 GRADING AND DRAINAGE PLANC-3.1 UTILITY PLANC-4.1 DETAILSC-5.1 EROSION CONTROL PLANSITEA1.0 EXISTING SITE SURVEYA-1.1 SITE PLANAR-1 ARBORIST REPORTARCHITECTURALA-2.1 OVERALL LEVEL 1 FLOOR PLANA-2.2 OVERALL LEVEL 2 FLOOR PLANA-2.3 OVERALL ROOF PLANA-3.10 ENLARGED PLANS DUPLEX AA-3.11 ENLARGED DUPLEX A ELEVATIONSA-3.12 DUPLEX A SECTIONSA-3.13 ENLARGED DUPLEX A ELECTRICALA-3.20 ENLARGED PLANS DUPLEX BA-3.21 ENLARGED DUPLEX B ELEVATIONS & SECTIONSA-3.22 ENLARGED DUPLEX B ELECTRICALA-3.30 ENLARGED PLANS DUPLEX CA-3.31 ENLARGED DUPLEX C ELEVATIONS & SECTIONSA-3.32 ENLARGED DUPLEX C ELECTRICALA-3.40 ENLARGED PLANS DUPLEX DA-3.41 ENLARGED DUPLEX D ELEVATIONS & SECTIONSA-3.42 ENLARGED DUPLEX D ELECTRICALA-3.50 ENLARGED PLANS DUPLEX EA-3.51 ENLARGED DUPLEX E ELEVATIONS & SECTIONSA-3.52 ENLARGED DUPLEX E ELECTRICALA-3.60 ENLARGED PLANS DUPLEX FA-3.61 ENLARGED DUPLEX F ELEVATIONS & SECTIONSA-3.62 ENLARGED DUPLEX F ELECTRICALA-3.70 ENLARGED PLANS DUPLEX GA-3.71 ENLARGED DUPLEX G ELEVATIONS & SECTIONSA-3.72 ENLARGED DUPLEX G ELECTRICALA-6.1 SITE ELEVATIONSA-8.1 DOOR SCHEDULEA-8.2 DOOR SCHEDULEA-8.3 WINDOW SCHEDULEA-8.4 WINDOW SCHEDULEA-9.1 DETAILSA-9.2 DETAILSA-9.3 DETAILSA-9.4 EXTERIOR DETAILSA-9.5 CASEWORK PLANS & ELEVATIONSA-9.6 CASEWORK PLANS & ELEVATIONSSTRUCTURALS-1.1 STRUCTURAL TITLE SHEETS-1.2 STRUCTURAL SPECIFICATIONSS-2.1 DUPLEX AS-2.2 DUPLEX BS-2.3 DUPLEX CS-2.4 DUPLEX DS-2.5 DUPLEX ES-2.6 DUPLEX FS-2.7 DUPLEX GS-3.1 STRUCTURAL DETAILSS-3.2 STRUCTURAL DETAILSS-3.3 STRUCTURAL DETAILSMECHANICALM-1.1 ABBREVIATIONS, SYMBOLS, SCHEDULES & GENERAL NOTESM-1.2 MECHANICAL SITE PLANM-1.3 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.4 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.5 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.6 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.7 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.8 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.9 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.10 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.11 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.12 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.13 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.14 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.15 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.16 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-2.1 DUPLEX A MECHANICAL FLOOR PLANSM-2.2 DUPLEX B MECHANICAL FLOOR PLANSM-2.3 DUPLEX C MECHANICAL FLOOR PLANSM-2.4 DUPLEX D MECHANICAL FLOOR PLANSM-2.5 DUPLEX E MECHANICAL FLOOR PLANSM-2.6 DUPLEX F MECHANICAL FLOOR PLANSM-2.7 DUPLEX G MECHANICAL FLOOR PLANSM-3.1 DETAILSELECTRICALE-0.1 GENERAL NOTES, SYMBOLS, SCHEDULES & DETAILSE-0.2 MULTI-FAMILY LIGHTING COMPLIANCE FORMSE-0.3 RESIDENTIAL LIGHTING COMPLIANCE FORMSE-0.4 ELECTRICAL DETAILSE-3.10 DUPLEX A 1ST AND 2ND FLOOR POWER PLANSE-3.11 DUPLEX A 1ST AND 2ND FLOOR LIGHTING PLANSE-3.20 DUPLEX B 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.30 DUPLEX C 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.40 DUPLEX D 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.50 DUPLEX E 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.60 DUPLEX F 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.70 DUPLEX G 1ST AND 2ND FLOOR ELECTRICAL PLANS111

SHEET INDEX

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

GROSS AREA CALCULATION

GROSS CBC AREA CALCULATION

NAME AREA

Common Area (U Occupancy)BIKE STORAGE 211 SFTRASH ENCLOSURE 129 SF

340 SFUnit 1 (R-3 Occupancy)1ST FLOOR 457 SF2ND FLOOR 582 SF


1039 SFDUPLEX A 2418 SF

Unit 3 (R-3 Occupancy)1ST FLOOR 525 SF2ND FLOOR 541 SF


1065 SFDUPLEX B 2131 SF



1072 SFDUPLEX C 2147 SF



1069 SFDUPLEX D 2140 SF



1053 SFDUPLEX E 2105 SF



1072 SFDUPLEX F 2143 SF



1165 SFDUPLEX G 2236 SFGROSS CBC AREA TOTAL 15320 SF

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

TOTAL

1

DEFERRED SUBMITTALSTHE SUBMITTAL OF RESIDENTIAL FIRE SPRINKLER PLANS AS REQUIRED BY CRC SECTION R313 HAS BEEN DEFERRED

WE UNDERSTAND THAT WE WILL NOT BE AUTHORIZED ANY INSPECTION OF THE DEFERRED ITEMS PROPOSED PRIOR TO THE SUBMITTAL AND APPROVAL OF PLANS AND/OR CALCULATIONS FOR THOSE DEFERRED ITEMS

1

1

1

ADDRESS IDENTIFICATIONBUILDINGS SHALL HAVE APPROVED ADDRESS NUMBERS, BUILDING NUMBERS, OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR ALPHABETICAL LETTERS. NUMBERS SHALL BE MINIMUM 4" HIGH WITH A MINIMUM STROKE WIDTH OF .5 INCH FOR RESIDENTIAL BUILDINGS COMPLYING WITH CRC.

1

NOTE: PRIVATE OPEN YARD NOT REQUIRED PER ALTERNATIVE OPEN YARD STANDARDS 1

FLOODPLAIN CRITERIA

TIER 3 COMPLIANCE REQUIREMENTBEFORE THE BUILDING INSPECTOR WILL GRANT CERTIFICATE OF OCCUPANCY AND FINALIZE THE BUILDING PERMIT, THE CONTRACTOR IS TO HAVE THE BUILDING AND SAFETY DIVISION CERTIFY POST-CONSTRUCTION BMP'S WERE INSTALLED AS APPROVED AND THAT THEY COMPLY WITH THE CITY OF SANTA BARBARA'S TIER 3 STORM WATER REQUIREMENTS.

BMP DESCRIPTIONALL ROOF AND HARDSCAPE SURFACES ARE COLLECTED IN A STORM DRAIN SYSTEM AND DIRECTED TOTHE PERMEABLE PAVER DRIVEWAY OR SURFACE DRAIN DIRECTLY TO THE PERMEABLE PAVER DRIVEWAY. THE PERMEABLE PAVER DRIVEWAY IS AN UN-LINED SYSTEM DESIGNED TO STORE AND INFILTRATE THE DESIGN STORM AND PROVIDE HYDROMODIFICATION TO REDUCE POST-PROJECT PEAK STORM RUNOFF TO LESS THAN PRE-PROJECT CONDITIONS FOR THE 2 THROUGH 25 YEAR STORMS.

PROPOSED NEW IMPERVIOUS AREA: 6,713 SFPROPOSED REPLACED IMPERVIOUS AREA: 2,617 SFPROPOSED REMOVED IMPERVIOUS AREA: 7,840 SF

BMP INSPECTION REQUIREMENTSCONTRACTOR SHALL CALL FOR INSPECTION BY THE CITY BUILDING INSPECTOR OR CITY QSP 72 HOURSPRIOR TO NEEDED INSPECTION. THE FOLLOWING LIST OF MANDATORY INSPECTIONS MUST BE COMPLETED FOR OCCUPANCY:

· INSPECTION OF NEW PERMEABLE SURFACE SUBGRADE· INSPECTION OF NEW PERMEABLE SURFACE BASE ROCK· FINAL INSPECTION OF PERMEABLE SURFACE AFTER CONSTRUCTION

SPECIAL INSPECTIONS AND STRUCTURAL OBSERVATIONS

1

C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



GENERAL NOTES


T-1.1

JIM CARR

5/27/2020

SUBCONTRACTORS SHALL BY RESPONSIBLE FOR ALL TRADE RELATED ITEMS, WHETHER SPECIFICALLY SHOWN OR IMPLIED WITHIN THE CONSTRUCTION DOCUMENTS SUBCONTRACTOR SHALL BE RESPONSIBLE FOR INCLUSION OF FULL CONSTRUCTION DOCUMENTS WITHIN ACCEPTED BID.

DIV 0: G E N E R A L 0.01 DIMENSIONS:

A. INTERIOR PLAN DIMENSIONS ARE TO FACE OF STUD OR CONCRETE (CMU) UNLESS A CENTERLINE/GRIDLINE IS INDICATED, WHICH WILL THEN INDICATE THE DIMENSION IS TO CENTER OF ELEMENT. (COLUMN, WALL, STUD, ETC...) .

B. EXTERIOR PLAN DIMENSIONS ARE TO FACE OF FOUNDATION UNLESS A CENTERLINE OR GRIDLINE IS INDICATED, WHICH WILL THEN INDICATE THE DIMENSION IS CENTER OF ELEMENT. SEE EXTERIOR DETAILS FOR ADDITIONAL INFO.

C. DOOR AND CASED OPENINGS WITHOUT LOCATION DIMENSIONS ARE FOUR & ONE-HALF (4 1/2) INCHES FROM FACE OF ADJACENT PARTITION OR CENTERED BETWEEN PARTITIONS (UON).

D. ALIGNMENT TAKES PRECEDENCE OVER DIMENSIONS. VERIFY ALL DIMENSIONS AND CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES PRIOR TO CONSTRUCTION.

E. EXTERIOR WINDOWS ARE DIMENSIONED TO CENTERLINE OF WINDOW, SIZE AS INDICATED ON WINDOW SCHEDULE & PER MFR SPECS. SUBCONTRACTOR SHALL DETERMINE WINDOW ROUGH OPENING REQUIREMENTS.

F. DO NOT SCALE DRAWINGS - NOTIFY THE ARCHITECT IF ANY DISCREPANCIES ARE FOUND PRIOR TO FABRICATION AND CONSTRUCTION. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO SECURE ALL REQUIRED DIMENSIONS.

G. CONTRACTOR & SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND REPORT ANY DISCREPANCIES TO THE ARCHITECT FOR INTERPRETATION AND OR CORRECTIONS PRIOR TO INSTALLATION. COST OF CORRECTING WORK BASED ON MISINTERPRETATION BY CONTRACTOR OR UNREPORTED DIMENSIONAL DISCREPANCIES SHALL BE BORNE BY THE CONTRACTOR.

H. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE ON THE DRAWINGS. LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL SCALE DRAWINGS. DIMENSIONS GOVERN MEASUREMENTS.

0.02 CODES:

A. ALL WORK SHALL CONFORM TO CURRENT APPLICABLE BUILDING CODES AND LOCAL ORDINANCES AND REGULATIONS. IN CASE OF ANY CONFLICT WHERE SPECIFIED DOES NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR ORDINANCES, THE LAWS OR ORDINANCES SHALL GOVERN. NOTIFY THE ARCHITECT OF ALL CONFLICTS.

B. CONTRACTOR SHALL BE RESPONSIBLE FOR CORRECTION PRIOR TO CONSTRUCTION AT NO COST TO OWNER OR ARCHITECT. ONE (1) COPY OF THESE CODES AND REGULATIONS SHALL BE IN THE CONTRACTOR'S FIELD OFFICE DURING CONSTRUCTION.

0.03 ABBREVIATIONS & SYMBOLS

A. THROUGHOUT THE PLAN ARE ABBREVIATIONS & SYMBOLS WHICH ARE IN COMMON USE. THE LIST OF ABBREVIATIONS & SYMBOLS PROVIDED IS NOT INTENDED TO BE COMPLETE OR REPRESENTATIVE OF CONDITIONS OR MATERIALS ACTUALLY USED ON THE PROJECT. THE ARCHITECT WILL DEFINE THE INTENT OF ANY IN QUESTION. CONTRACTOR HALL BE FULLY RESPONSIBLE FOR UNDERSTANDING ALL ABBREVIATIONS & SYMBOLS.

0.04 ELEVATION DATUMS

A. CEILING HEIGHTS INDICATED ON THE REFLECTED CEILING HEIGHTS ARE FROM TOP OF SLAB/OR FINISH FLOOR TO FINISH CEILING U.O.N.

0.05 DEFINITIONS

A. SUBCONTRACTOR & TRADE CONTRACTOR SHALL BE SYNONYMOUS.

B. GENERALLY ACCEPTED TRADE RELATED ITEMS THAT ARE IDENTIFIED AS CONTRACTOR SHALL BE SYNONYMOUS WITH SUBCONTRACTOR.

C. CONSTRUCTION DOCUMENTS SHALL INCLUDE BUT NOT BE LIMITED TO: CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUM AND BIDDING DOCUMENTS, SUPPLEMENTAL PROFESSIONAL REPORTS (E.G. SOILS REPORT, ACOUSTICAL REPORT), APPLICABLE BUILDING CODES (E.G. CALIFORNIA BUILDING CODE C.B.C. 2001)

DIV 1: G E N E R A L C O N D I T I O N S THE ENTIRE WORK PROVIDED FOR HEREIN IS TO BE CONSTRUCTED AND FINISHED IN EVERY PART IN A GOOD AND SUBSTANTIAL MANNER IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS, TO THE FULL INTENT OF THE SAME. ANY WORK REQUIRED BY LAW, BUT WHICH MAY NOT BE SPECIFICALLY MENTIONED BY LAW, SHALL BE DONE BY CONTRACTORS IN ACCORDANCE WITH THE LAWS OF THE COUNTY, DISTRICT, OR STATE UNDER WHICH JURISDICTION MAY COME AND COST SHALL BE BORNE BY CONTRACTORS. ANY SUCH WORK SHALL BE DONE IN CONFORMANCE WITH THE PLAN; BOTH AS TO MANNER AND APPEARANCE. ALL WORK SHALL BE DONE IN ACCORDANCE WITH C.B.C., TITLE 24 AND AS REQUIRED BY THE LOCAL GOVERNING AGENCIES. IT SHALL BE FULLY THE CONTRACTORS RESPONSIBILITY TO COMPLY WITH CODES AT NO ADDITIONAL EXPENSE TO OWNER OR ARCHITECT.

THE DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS COVER THE FURNISHING AND INSTALLATION OF ALL MATERIALS AND WORK AS CALLED FOR ON THE DRAWINGS OR IN THE SPECIFICATIONS (OR IN BOTH) WHICH ARE BOUND SEPARATELY AND ARE A PART OF THE CONTRACT. PRODUCT MANUFACTURER SPECS NOT DETAILED OR NOTED IN PLANS SHALL BE CONSIDERED PART OF THE CONSTRUCTION DOCUMENTS. CIVIL, LANDSCAPING, INTERIOR DESIGN, KITCHEN & LAUNDRY, PLUMBING, MECHANICAL AND ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO THE ARCHITECTURAL DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF EACH SUBCONTRACTOR TO CHECK WITH THE ARCHITECTURAL DRAWINGS PRIOR TO SUBMITTING THEIR BID AND BEFORE INSTALLATION OF THEIR WORK. ANY DISCREPANCY BETWEEN THE ARCHITECTURAL AND THE CONSULTING ENGINEER(S) DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT'S ATTENTION BY WRITTEN REQUEST FOR CLARIFICATION. ANY WORK OMITTED OR INSTALLED IN CONFLICT WITH ARCHITECTURAL DRAWINGS SHALL BE PERFORMED OR CORRECTED BY THE CONTRACTOR AT HIS OWN EXPENSE AND AT NO EXPENSE TO THE OWNER OR ARCHITECT.

SOLELY AS A CONVENIENCE TO THE OWNER, THE ARCHITECT MAY INCLUDE DOCUMENTS PREPARED BY CERTAIN CONSULTANTS (OR INCORPORATED THE RECOMMENDATIONS OF SAID CONSULTANTS IN DOCUMENTS PREPARED BY THE ARCHITECT) WITHIN THE SET OF DOCUMENTS ISSUED BY THE ARCHITECT BEING EXPRESSLY UNDERSTOOD THAT, BY SAID ISSUANCE, THE ARCHITECT ASSUMES NO LIABILITY FOR THE SERVICES OF SAID CONSULTANTS NOT UNDER CONTRACT TO THE ARCHITECT.

ALL SITE INFORMATION IS BELIEVED TO BE CORRECT, HOWEVER, IT IS FULLY SUBCONTRACTORS RESPONSIBILITY TO VERIFY ALL ACTUAL SITE CONDITIONS PRIOR TO SUBMITTING A BID. ALL RESPONSIBILITY IS BELIEVED TO BE CORRECT, HOWEVER IT IS ALL SUBCONTRACTORS RESPONSIBILITY TO INCLUDE CODE REQUIRED ITEMS NOT SIGNIFICALLY NOTED PRIOR TO BID.

THE CONTRACTOR & SUBCONTRACTORS SHALL FURNISH ALL LABOR, MATERIAL, EQUIPMENT, SERVICES AND TRANSPORTATION REQUIRED TO FULLY CARRY OUT THE INTENTIONS OF THE PLANS AND SPECIFICATIONS AS PART OF THE CONTRACT, WHETHER OR NOT SPECIFICALLY DOCUMENTED. THE CONTRACTOR SHALL PROVIDE EACH ITEM MENTIONED, INDICTED, OR IMPLIED TO ACHIEVE THE INTENDED BUILDING ACCORDING TO THE METHODS OF BEST CONSTRUCTION PRACTICE. THE ARCHITECT SHALL BE THE FINAL JUDGE AS TO THE QUALITY OF THE WORKMANSHIP, AND RESERVES THE RIGHT TO REJECT ANY WORK CONSIDERED INFERIOR.

ALL MANUFACTURED EQUIPMENT AND MATERIALS ARE TO BE INSTALLED ACCORDING TO THE MANUFACTURER'S RECOMMENDATIONS, AND ARE TO BE NEW. MANUFACTURER'S RECOMMENDATIONS SHALL BE CONSIDERED A PART OF THESE CONTRACT DOCUMENTS AS THOUGH INCLUDED HEREIN. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPLIANCE WITH MANUFACTURER SPECS. (WHETHER OR NOT INCLUDED WITHIN THE CONSTRUCTION DOCUMENTS).

SUBCONTRACTOR SHALL BE RESPONSIBLE FOR KNOWLEDGE WITH TRADE & INTERFACING TRADES WITHIN CONSTRUCTION DOCUMENTS. CONFLICTS, DISCREPANCIES, OMISSIONS, SHALL BE CONVEYED IN WRITING TO ARCHITECT AND GENERAL CONTRACTOR PRIOR TO SUBMISSION OF BID DOCUMENTS. ARCHITECT SHALL BE GIVEN ADEQUATE RESPONSE TIME TO RESOLVE CONFLICTS, DISCREPANCIES, OMISSIONS. BID TIME MAY BE ADJUSTED BY OWNER SO SUBCONTRACTOR MAY PROPERLY BID ANY SAID CONFLICTS, DISCREPANCIES OR OMISSIONS.

1.01

1.02

1.03

1.04

1.05

1.06

1.07

1.08

1.09

1.10

DIV 2: S I T E W O R K

CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR UNDERSTANDING THE INTENT & SPECIFIC REQUIREMENTS WITHIN THE CONSTRUCTION DOCUMENTS. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO NOTIFY ARCHITECT OF ANY ERRORS, OMISSIONS OR INCONSISTANCIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL BE RESPONSIBLE FOR RESOLUTION PRIOR TO BID SUBMITTAL.

SUB TRADES ARE WHOLLY RESPONSIBLE FOR UNDERSTANDING & INTEGRATING RELATED REQUIREMENTS WITHIN COMPLETE CONSTRUCTION DOCUMENT PACKAGE. CONTRACTOR, OWNER & ARCHITECT SHALL BE NOTIFIED PRIOR TO SUBMISSION OF BID DOCUMENTS WITH ANY CLARIFICATIONS & OR DISCREPANCIES.

BUILDING PERMITS:

A. THE OWNER SHALL OBTAIN THE ARHITECTURAL BUILDING PERMIT ONLY.

COORDINATION:

A. EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION AND COORDINATION WITH OTHER SUBCONTRACTORS TO ASSURE COMPLIANCE WITH DRAWINGS AND SPECIFICATIONS, AND THE ACCURATE LOCATION OF STRUCTURAL MEMBERS AND OPENINGS FOR MECHANICAL, ELECTRICAL, STAIRS, ELEVATORS AND MISCELLANEOUS EQUIPMENT PRIOR TO SUBMISSION OF BID DOCUMENTS.

B. SUBCONTRACTORS SHALL VERIFY SIZES & LOCATIONS OF ALL MECHANICAL EQUIPMENT PADS AND BASES AS WELL AS POWER AND WATER OR DRAIN INSTALLATION WITH EQUIPMENT MANUFACTURERS AND VERIFY CONFORMANCE WITHIN ARCHITECTURAL DOCUMENTATION BEFORE SUBMISSION OF BID DOCUMENTS & PROCEEDING WITH THE WORK. PROCEEDING WITHOUT VERIFICATION SHLL BE DONE SOLELY AT RISK OF SUB-CONTRACTOR.

C. THE CONTRACTOR & SUBCONTRACTOR ARE REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES AT THE SITE. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR STRUCTURES CONCERNED BEFORE STARTING WORK.

D. NO STRUCTURAL MEMBER SHALL BE CUT FOR PIPES, DUCTS, ETC., UNLESS SPECIFICALLY DETAILED.

E. ALL COMBUSTIBLES CONSISTING OF BOXES, SCRAP LUMBER, ETC., ON THE CONSTRUCTION SITE SHALL BE CLEANED UP AND DISPOSED OF IN AN APPROVED MANNER ON A DAILY BASIS.

INSPECTIONS AND CERTIFICATES OF COMPLIANCE

A. CONTRACTOR SHALL INFORM THE FIRE DEPARTMENT OF THE REQUIRED FINAL INSPECTION AND SCHEDULE SUCH INSPECTION 24 HRS. IN ADVANCE.

B. THE CONTRACTOR SHALL SIGN AND SUBMIT TO THE DEPARTMENT OF BUILDING AND SAFETY A "CERTIFICATE OF COMPLIANCE" STATING THAT THE WORK HAS BEEN PERFORMED AND MATERIALS INSTALLED ACCORDING TO THE PLANS AND SPECIFICATIONS AFFECTING NON-RESIDENTIAL ENERGY.

MISCELLANEOUS

A. CONTRACTOR SHALL PROVIDE PEDESTRIAN PROTECTION AS REQUIRED IN C.B.C. & LOCAL AGENCIES

B. THE CONTRACTOR SHALL COMPLY WITH REQUIREMENTS FOR THE STORAGE AND HANDLING OF HAZARDOUS MATERIALS AS REQUIRED BY LOCAL ORDINANCE

C. CONTRACTOR SHALL INCLUDE COST FOR ALL REQUIRED STAKING.

1.11

GENERAL NOTES - 1

1.12

1.13

SEE CIVIL DRAWINGS FOR LOCATION OF BUILDING WORKING POINTS, ROUGH GRADING, ON-SITE UTILITIES, SITE IMPROVEMENTS, SITE RETAINING WALLS & SPECIFIC GENERAL NOTES. THE SOILS REPORT & CIVIL DRAWINGS SHALL OVERRIDE CONFLICTS WITH SITEWORK NOTE HEREIN. PRIOR TO SUBMISSION OF BID& CONSTRUCTION, CONTRACTOR SHALL NOTIFY ARCHITECT OF ANY DISCREPANCIES. ARCHITECT SHALL BE GIVEN REASONABLE TIME TO CORRECT (& PROCESS IF REQUIRED) ANY DISCREPANCIES.

EXCAVATION / GRADING REQUIREMENTS:

A. THE GOVERNMENTAL AGENCIES HAVING JURISDICTION OVER THE PROJECT SHALL BE NOTIFIED BY THE CONTRACTOR AND OWNER THAT GRADING IS TO COMMENCE AND MAKE ALL NECESSARY ARRANGEMENT FOR FIELD INSPECTOR.

B. THE SOILS ENGINEER SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR TO COMMENCEMENT OF ANY EXCAVATION.

C. ALL BUILDING AREAS SHALL BE EXCAVATED AND RECOMPACTED IN ACCORDANCE WITH THE C.B.C.

D. SOIL EXCAVATION AND RECOMPACTION SHALL BE DONE UNDER THE SUPERVISION OF A REGISTERED SOILS ENGINEER, ALL DENSITIES, MOISTURE CONTENT AND TESTING SHALL BE APPROVED BY THE PROJECT SOILS ENGINEER PRIOR TO APPLYING THE FINISH SURFACES INDICATED ON THE DRAWINGS. ONE COPY OF ALL CERTIFICATION AND TESTS SHALL BE SENT TO THE ARCHITECT.

E. PRIOR TO EXCAVATION, A THOROUGH SEARCH SHALL BE MADE FOR UNDERGROUND UTILITIES AND STRUCTURES, ETC., WITHIN THE BUILDING SITE.

F. DAMAGE TO ANY ADJACENT PROPERTY, STREETS AND THE LIKE CAUSED BY OPERATIONS OF THIS SECTION SHALL BE RESTORED TO ORIGINAL CONDITION WITHOUT ADDITIONAL COST OR LIABILITY TO THE OWNER.

SITE UTILITIES

A. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN..

B. THE CONTRACTOR SHALL LOCATE ALL UTILITY CONNECTIONS WITHIN 5 FT. OF THE OF THE BUILDING LINE, AND PROTECT UNTIL ALL CONNECTIONS AND TESTING ARE COMPLETED.

C. ALL ON-SITE UTILITIES SHALL BE INSTALLED UNDERGROUND.

SIDEWALKS

A. ALL CONCRETE SIDEWALKS SHALL SLOPE TO DRAIN AWAY FROM DOORS AND FACE OF BUILDING PER C.B.C.

B. ALL CONCRETE WALKS SHALL HAVE A MEDIUM BROOM FINISH U.O.N. ON THE DWGS.

DIV 1: G E N E R A L C O N D I T I O N S (CONTINUED)

2.01

2.03

2.02

2.04

DIV 3: C O N C R E T ESEE STRUCTURAL DRAWINGS FOR STRUCTURAL CONCRETE REQUIREMENTS

SEE FOUNDATION PLAN FOR SLAB DIMENSIONS, DEPRESSIONS.

CONCRETE FINISHING

A. TROWEL AND RETROWEL SLAB FOR SMOOTH FINISH WITH NO TROWEL MARKS SHOWING WHEREVER CONCRETE FLOOR IS EXPOSED.

B. INTERIOR CONCRETE SLABS SHALL BE POURED LEVEL (UNLESS OTHERWISE INDICATED) - 1/8" TOLERANCE ON A 10'-0" EDGE IN ANY GIVEN DIRECTION.

C. CRACK ISOLATION JOINT (COLD JOINT & OR SAW-CUT) SHALL BE DIRECTED BY THE STRUCTURAL ENGINEER. REFER TO STRUCTURAL DRAWINGS.

3.01

3.02

3.03

DIV 6: W O O D + P L A S T I C S N O T E S ALL WOOD ON DRAWINGS NOTED TO BE FIRE-TREATED SHALL BE FIRE RETARDANT WOOD, PER C.B.C. REQUIREMENTS FOR FIRE-TREATED WOOD.

THE CONTRACTOR SHALL PROVIDE AND INSTALL ALL BOLTS, NAILS, FRAMING CLIPS, WASHERS, PLATES, HANGERS, ETC., FOR A COMPLETE INSTALLATION WHETHER OR NOT SPECIFIED OR INDICATED ON THE DRAWINGS

WOOD BLOCKING

A. ALL WOOD FIRE BLOCKING TO COMPLY WITH C.B.C. STANDARDS FOR FIRE BLOCKING.

B. PROVIDE WOOD BLOCKING FOR MILLWORK, WOOD WINDOW AND DOOR JAMBS

SCARF JOINT ALL EXPOSED CONTINUOUS WOOD TRIM MEMBERS 45 DEGREES. DO NOT BUTT JOINT. NAIL OR SCREW PER INDUSTRY STANDARDS.

WOOD STUDS SHALL BE 2x4 @ 16" O.C. UNLESS NOTED OTHERWISE.

AS DEFINED WITHIN THE C.B.C., FIRESTOPPING SHALL BE PROVIDED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL MAX 10'-0" O.C.) AND SHALL FORM AN EFFECTIVE BARRIER AND SHALL BE USED AS IDENTIFIED WITH IN THE C.B.C.

DRAFTSTOPPING PER C.B.C.

ALL INTERIOR STAIR STRINGERS SHALL HAVE 3/4" OFFSET SPACERS TO ALLOW FOR GYP BD. INCREASE SPACING IF SHEAR WALLS ARE SCHEDULED.

ALL FRAMING CONDITIONS TO RECEIVE FINISH MATERIALS SHALL HAVE BACKER BOARDS INSTALLED AT ALL TRANSITION EDGES (E.G., STAIR STRINGER TO WALL, SOFFIT TO WALL, ETC.,...)

PROVIDE 2 X 8 BLOCKING FOR WALL ACCESSORY BARS AND HANGERS.

PRIOR TO ROUGH FRAMING, CONTRACTOR SHALL VERIFY THAT FINISH WILL ACCOMODATE SELECTED BUILT-IN CABINETS.

PRIOR TO INSTALLATION OF GWB., ALL STUDWALLS SHALL BE PLUMBED, FURRED, TRIMMED, AND STRAIGHTENED TO WITHIN 1/8" PER 10'-0".

U.O.N. ALL SUBFLOORS SHALL BE 1 1/8" x 4' x 8' EXP 1 T&G PLY (48" O.C. SPAN RATING). GLUED & SCREWED (SIZE & SPACING PER STRUCTURAL) THIS NOTE SUPERCEDES CONFLICT WITHIN STRUCTURAL DOCUMENTS.

6.01

6.02

6.03

6.04

DIV 7: T H E R M A L + M O I S T U R E N O T E S WATERPROOFING

A. SUBCONTRACTOR TO WATERPROOF MASONRY/CONCRETE AND CONCRETE PLANTER WALLS, RETAINING WALLS

BUILDING INSULATION

A. SEE WALL SECTIONS AND DETAILS & T-24 FOR BUILDING THERMAL INSULATION. NOTIFY ARCHITECT OF ANY DISCREPANCIES.

B. ALL INSULATION USED IN THE BUILDING SHALL COMPLY WITH C.B.C. STANDARDS. INSULATION SHALL BE NON-COMBUSTABLE.

C. PROVIDE ACOUSTICAL INSULATION AT WALLS/FLOORS/CEILING OF LAUNDRY ROOM, POWDER ROOM, BEDROOMS AND ALL OTHER PRIVATE TO PUBLIC SPACES. ARCHITECT SHALL MAKE FINAL DETERMINATION. IF QUESTIONS PRIOR TO BIDDING, CONTRACTOR SHALL SUBMIT WRITTEN REQUEST TO ARCHITECT FOR CLARIFICATION OF SPECIFIC ROOM REQUIREMENTS.

D. INSULATE THE FOLLOWING: EXTERIOR WALLS, BETWEEN JAMBS AND FRAMING, CEILINGS WITH COLD AREAS ABOVE ATTIC ACCESS PANEL, KNEE WALLS ADJACENT TO HEATED SPACE, BETWEEN COMBINATION RAFTER AND CEILING JOIST.

E. WALLS TO BE A MINIMUM OF R-13 UNLESS OTHERWISE NOTED. (REFER TO TITLE 24 ENERGY CALCS)

F. CEILINGS AT SLOPED OR FLAT ROOFS TO BE A MINIMUM OF R-19 UNLESS OTHERWISE NOTED. (REFER TO TITLE 24 ENERGY CALCS)

ROOFING

A. CONTRACTOR TO VERIFY THAT ROOF DRAINAGE SHOWN ON PLANS PROVIDE POSITIVE ROOF DRAINAGE AND THAT THEY CONFORM TO MINIMUM DRAINAGE STANDARDS PRIOR TO ROOFING.

B. ALL ROOFING SHALL COMPLY WITH CH 15, CURRENT EDITION OF C.B.C., MFRS. SPECS. AND REQUIREMENTS.

C. PROVIDE UNDERLAYMENT PER CH 15, CURRENT EDITION OF C.B.C., MFRS. SPECS. AND REQUIREMENTS.

D. ROOFING CONTRACTOR(S) SHALL PROVIDE A FULL NON-PRORATED 10 YEAR WARRANTY COVERING ALL DAMAGE &/OR DEFECTIVE PARTS & LABOR.

E. ROOFING CONTRACTOR/MFR SHALL PROVIDE MINIMUM 40 YEAR WARRANTY ON DIMENSIONAL COMP. SHINGLE ROOF.

F. ROOFING CONTRACTOR/MFR SHALL PROVIDE MIN 20 YEAR WARRANTY ON ALL LOW SLOPE ROOFING.

G. LOW SLOPE ROOFS SHALL BE MODIFIED BITUMEN

WEATHERPROOFING

A. ALL EXTERIOR WALL OPENINGS, FLASHING, COUNTERFLASHING AND EXPANSION JOINTS SHALL BE CONSTRUCTED IN SUCH A MANNER TO MAKE THEM WEATHERPROOF. THE JUNCTION OF THE ROOF AND VERTICAL SURFACES SHALL BE FLASHED AND COUNTERFLASHED IN A MANNER TO MAKE THEM WATERPROOF.

B. ALL OPEN JOINTS IN THE BUILDING EXTERIOR AROUND CONDITIONED SPACES SHALL BE SEALED, CAULKED, GASKETED, OR WEATHER STRIPPED TO ELIMINATE AIR LEAKAGE.

C. PROVIDE A MINIMUM OF 15 LB. FELT AS MOISTURE PROTECTION BEHIND EXTERIOR FINISHES AND TRIM. FELTS TO BE NON-ORGANIC. (TWO LAYERS REQUIRED AT ALL SHEAR/SHEATHING LOCATIONS) REFER TO DETAILS FOR ADDITIONAL REQUIREMENTS.

D. ALL FLASHING, COUNTERFLASHING, AND COPING WHEN VISUALLY EXPOSED SHALL BE G.I., MIN THICKNESS PER C.B.C. ALL CONCEALED FLASHING, COUNTERFLASHING AND COPING WHEN OF METAL SHALL BE NO LESS THAN 24 GA GALV IRON (U.O.N.)

E. DISSIMILAR METALS SUBJECT TO GALVANIC ACTION SHALL BE SEPARATED AND PROTECTED.

F. FLASH AND COUNTERFLASH ALL ROOF TO WALL CONDITIONS. KERF CUT, FLASH AND CAULK WOOD BEAMS AND OUTLOOKERS PROJECTING THROUGH EXTERIOR WALLS OR ROOF SURFACES.

G. FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOFING, WHICH CONFORMS TO STANDARD LOCAL AND STATE CODES.

H. PROVIDE FLASHING AND COUNTERFLASHING (WHEN REQUIRED) AND TERMINATE ROOFING TO INSURE NO LEAKAGE OCCURS AT ALL ROOF PENETRATIONS. VALLEY FLASHING SHALL BE PROVIDED OF NO LESS THAN NO. 24 GAUGE GALVANIZED IRON (U.N.O.) AND SHALL EXTEND AT LEAST 12 INCHES FROM THE CENTERLINE EACH WAY AND SHALL HAVE A SPLASH DIVERTED RIB NOT LESS THAN 1 INCH HIGH AT THE FLOW LINE FORMED AS PART OF THE FLASHING. SECTIONS OF FLASHING SHALL HAVE AN END LAP OF NOT LESS THAN FOUR INCHES.

I. AT HORIZONTAL & NON-VERTICAL CONDITIONS TO RECEIVE P.C. PLASTER, PREP WITH EXPANDED DIAMOND LATH AND 2 LAYER BITUTHENE "OR EQUAL" SELF ADHESIVE WATERPROOF MEMBRANE. (NOTE: HORIZONTAL SURFACE(S) SHALL MAINTAIN A MINIMUM 5% POSITIVE SLOPE AT THE FRAMING TO ENSURE PROPER DRAINAGE.)

J. SHOWER PAN MEMBRANES SHALL BE "NOBLE-CHLORALOY 240" {(CPE) CHLORINATED POLYETHYLENE SHEET MEMBRANE)} OR EQUAL. INSTALL PER C.B.C. & MFR SPECIFICATIONS.

7.01

7.02

7.03

6.05

6.06

6.07

6.08

6.09

6.10

6.11

6.12

6.13

7.04

DIV 7: T H E R M A L + M O I S T U R E N O T E S K. ALL FLASHING/COUNTERFLASHING SHALL COMPLY WITH S.M.A.C.N.A. STANDARDS.

L. SHOWER WALLS SHALL BE WATERPROOFED WITH "NOBLE-WALL SEAL" OR EQUAL. INSTALL PER C.B.C. & MFR SPECIFICATIONS.

ATTIC VENTILATION: ENCLOSED ATTIC SPACES AND ENCLOSED ROOF RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATED SPACE BY VENTILATING OPENINGS PROTECTED AGAINST ENTRANCE OF RAIN.

NON-VERTICAL WALL WATER PROOFING

A. ALL NON-VERTICAL P.C. WALL SURFACES SHALL HAVE 3 LAYER P.C. PLASTER OVER EXPANDED DIAMOND LATH OVER MIN 2 LAYER BITUTHENE (OR APPROVED EQUAL).

B. NON-VERTICAL SIDING SURFACE SHALL HAVE BASE SELF-ADHESIVE WATERPROOFING * MFR (OR ARCHITECT) SPECIFIED VAOPR BARRIER.

SEALANTS

A. ALL SEALANTS SHALL BE RATED MINIMUM 40 YEAR (FOR THE SPECIFIC APPLICATION THE SEALANT IS BEING APPLIED)

7.05

7.06

SEE DOOR SCHEDULE FOR HARDWARE GROUPS FOR EACH DOOR. SEE SPECIFICATIONS FOR HARDWARE SPECIFICATIONS OF HARDWARE GROUPS. IF NON SPECIFIED, CONTRACTOR SHALL SUBMIT SPECS TO ARCHITECT FOR REVIEW & APPROVAL PRIOR TO SUBMITTAL OF BID DOCUMENTS

DOORS AND FRAMES

A. ALL WOOD DOORS RATED AND NON RATED SHALL HAVE STRAIGHT GRAIN, FREE OF ALL DEFECTS OR KNOTS AND SHALL BE BACK PRIMED AND PAINTED, STAINED, & FINISHED AS SCHEDULED.

B. EXTERIOR DOORS STOPS OF IN-SWINGING DOORS SHALL BE ONE-PIECE CONSTRUCTION WITH THE JAMB STOP BY RABBETED TO THE JAMB.

HARDWARE

A. ALL DOOR HARDWARE, SPECIALTY HARDWARE, FINISH AND SMOKE RATED ASSEMBLIES SHALL BE FIRE MARSHALL APPROVED AS REQUIRED BY GOVERNING AGENCY CODES.

B. ALL NON ACCESSIBLE DOOR THRESHOLDS (WHERE OCCURS WITHOUT A STEP) SHALL NOT EXCEED HEIGHT PER C.B.C. FROM TOP OF THRESHOLD TO FLOOR FINISH - BOTH SIDES (U.O.N.).

C. ALL JAMBS SHALL BE SOLID SHIMED FOR SUPPORT AT HINGES & STRIKES.

D. FOR DOOR HARDWARE GROUPS, REFER TO SCHEDULE.

SWINGING EXTERIOR GLASS DOORS, METAL OR WOOD DOORS WITH GLASS PANELS, SOLID WOOD OR METAL DOORS SHALL BE CONSTRUCTED OR PROTECTED AS FOLLOWS:

A. ANY GLAZING UTILIZED WITHIN 24" OF ANY DOOR JAMB SHALL BE CONSTRUCTED OR PROTECTED AS FOLLOWS: FULLY TEMPERED GLASS

AIR INFILTRATION AT WINDOWS AND DOORS

A. FOR OPENABLE EXTERIOR DOORS (REQUIRED STEEL FIRE-RATED DOORS ARE EXEMPT FROM THESE REQUIREMENTS), AIR INFILTRATION SHALL BE MITIGATED BY FOLLOWING THESE CONSTRUCTION REQUIREMENTS:

1. DOOR HEADS, SILLS, AND JAMBS SHALL HAVE CONTINUOUS SEALS AS REQUIRED TO ELIMINATE AIR INFILTRATION

2. A CONTINUOUS ANGLE, SEALED GASKET OR WEATHERSTRIPPING SHALL BE USED WITH DOORS REQUIRING VERTICAL TRACTS OR GUIDES (E.G. ROLLING INDUSTRIAL DOORS).

3. A CONTINUOUS SEAL OR BAFFLE SHALL BE INSTALLED AT EACH DOOR.4. ALL SWING DOORS AND WINDOWS OPENING TO THE EXTERIOR OR TO UNCONDITIONED AREAS SHALL

BE FULLY WEATHERSTRIPPED, GASKETED, OR OTHERWISE TREATED TO LIMIT AIR INFILTRATION.

WINDOWS

A. ALL MOVABLE WINDOWS SHALL BE EQUIPPED WITH A LOCKING DEVICE AND SHALL BE CONSTRUCTED IN A FASHION TO RESTRICT THEM FROM BEING LIFTED OUT OF ITS TRACK WHEN IN CLOSED POSITION.

B. ALL MOVABLE WINDOWS SHALL BE FITTED W/ REMOVABLE SCREEN ASSEMBLIES.

GLAZING

A. ALL GLASS AND GLAZING SHALL CONFORM TO CHAPTER 24 & HIGH FIRE REQUIREMENTS OF THE C.B.C. & LOCAL CODES.

B. IN LOCATIONS WHICH MAY BE SUBJECT TO HUMAN IMPACT, SUCH AS FRAMELESS GLASS DOORS, GLASS ENTRANCE/EXIT DOORS, SHOWER DOORS, TUB ENCLOSURES, AND STORM DOORS, GLAZING SHALL MEET THE REQUIREMENTS SET FORTH IN THE CALIFORNIA BUILDING CODE.

C. ALL GLASS DOORS AND FIXED GLASS LESS THAN 18" ABOVE THE FLOOR LINE SHALL BE APPROVED SAFETY OR TEMPERED GLASS.

D. ALL EXTERIOR GLAZING WITHIN "HIGH FIRE DESIGNATED AREAS SHALL BE DUAL-GLAZED, TEMPERED ON EXTERIOR SIDE.

DIV 8: D O O R + W I N D O W N O T E S

8.01

8.02

8.03

8.04

8.05

8.06

8.07

SEE INTERIOR ELEVATIONS, REFLECTED CEILING PLANS, ROOM FINISH GROUPS AND ROOM FINISH SCHEDULE FOR WALL, CEILING AND FLOOR FINISHES.

EXPOSED EQUIPMENT

A. THERE SHALL BE NO EXPOSED PIPE, CONDUITS, DUCTS, VENTS, AND THE LIKE. ALL SUCH LINES SHALL BE CONCEALED OR FURRED AND FINISHED, UNLESS NOTED AS EXPOSED CONSTRUCTION ON DRAWINGS.

B. ALL EXPOSED EXTERIOR METAL FITTINGS, FLASHING, CONDUIT, ETC. SHALL BE PAINTED TO MATCH ADJACENT SURFACES, UNLESS IT IS SPECIFIED AS COPPER.

INTERIOR WALLS

A. OFFSET STUDS WHERE REQUIRED, SO THAT FINISH WALL SURFACE WILL BE FLUSH.

B. ALL GYPSUM WALL BOARD SHALL BE 5/8" THICKNESS & CONFORM TO CHAPTER 25 OF THE CBC

C. ALL GYP BOARD ON WALLS WITH IN BATHROOMS & LAUNDRY AREAS SHALL BE "GREEN BOARD."

D. AT ANY CONDITIONS WHERE GYP BOARD IS IN CONTACT WITH CONCRETE SHALL BE "GREEN BOARD."

E. CONTRACTOR SHALL PROVIDE FULL-SCALE MOCK-UPS (MIN. 3'x3') IF FINISH FOR APPROVAL BY OWNER & REVIEWED BY ARCHITECT.

CERAMIC TILE / STONE TILE/ FINISHED CONCRETE

A. ALL TILE INSTALLATION SHALL BE IN ACCORDANCE WITH ACCEPTED CURRENT INDUSTRY STANDARD WITH THE BEST QUALITY IN CRAFTSMANSHIP.

B. SEE INTERIOR DESIGN DRAWINGS FOR TILE LAYOUT OF WALLS AND FLOOR PATTERNS

C. WHERE FLOOR DRAINS OR FLOOR SINKS OCCUR, ALL FINISH FLOORS SHALL SLOPE TO DRAIN. TILE OR FINISH MATERIAL SHALL NON-SLIP.

DIV 9: F I N I S H E S N O T E S

9.01

9.02

9.03

9.04

CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL 9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT. 1ST SUBMITTAL 12/20/2019

C-22199

ThomasOchsner AIA

Architect

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PROJECT NAME

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S R

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EN

EC SILTH

MA

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19

FI/LA 9 RO

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BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



GENERAL NOTES


T-1.2

JIM CARR

5/27/2020

GENERAL NOTES - 2

INTERIOR FINISH FLAME RETARDANT REQUIREMENTS

A. INTERIOR FINISHES AND FLAMEPROOFING MUST CONFORM TO THE REQUIREMENTS OF C.B.C..

B. ALL DECORATIVE MATERIALS ARE REQUIRED TO BE MAINTAINED IN A FLAME- RETARDANT CONDITION, (PER C.B.C.).

PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS.

IF STORING, USING, OR HANDLING ANY AMOUNTS OF HAZARDOUS MATERIALS, FLAMMABLE/COMBUSTIBLE LIQUIDS, OR CHEMICALS, CONTRACTOR SHALL COMPLY WITH STATE AND LOCAL HAZARDOUS MATERIAL ORDINANCES.

PAINTING

A. ALL SURFACES ARE TO BE COLOR PRIMED AND TW0-COAT FINISH. OWNER SHALL APPROVE PRIOR TO APPLICATION. WHEN REQUESTED BY OWNER OR ARCHITECT, MOCK-UPS SHALL BE SUBMITTED AND APPROVED.

B. PAINTING SUBCONTRACTOR SHALL BE RESPONSIBLE TO APPROVE CONDITION OF ALL SURFACES TO INSURE THAT THEY HAVE BEEN PROPERLY PREPARED FOR PAINTING. (CAULK, PATCH & FILL AS REQUIRED)

C. ALL COLORS SHALL BE APPROVED BY THE ARCHITECT.

D. ALL ADJACENT WORK SHALL BE PROTECTED AGAINST PAINT SPLATTERING.

E. DRYWALL AT BATHROOMS SHALL RECEIVE A MINIMUM OF TWO COATS OF SEMI-GLOSS ENAMEL.

F. ALL CABINETS SHALL RECEIVE TWO COATS OF STAIN, UNLESS NOTED OTHERWISE.

G. UPON COMPLETION OF PAINTING REMOVE ALL PAINT SPOTS AND LEAVE JOB IN A CLEAN ACCEPTABLE MANNER - READY FOR OCCUPANCY.

H. ALL FINISH TRIM & EXPOSED WOOD MEMBERS SHALL BE PROPERLY BACK PRIMED ON ALL SURFACES.

GYPSUM WALLBOARD

A. ALL GYPSUM WALLBOARD SHALL BE INSTALLED IN ACCORDANCE WITH THE PROVISIONS OF THE CURRENT EDITION OF THE U.B.C., STATE AND LOCAL CODES.

B. GYPSUM WALLBOARD SHALL NOT BE INSTALLED UNTIL WEATHER PROTECTION FOR THE INSTALLATION IS APPROVED.

C. ALL EDGES AND ENDS OF GYPSUM WALLBOARD SHALL OCCUR ON THE FRAMING EDGES EXCEPT THOSE EDGES AND ENDS WHICH ARE PERPENDICULAR TO THE FRAMING MEMBERS. ALL EDGES AND ENDS OF GYPSUM WALLBOARD SHALL BE IN MODERATE CONTACT EXCEPT IN CONCEALED SPACES WHERE FIRE-RESISTIVE CONSTRUCTION OR SPACES WHERE FIRE-RESISTIVE CONSTRUCTION OR DIAPHRAGM ACTION IS NOT REQUIRED.

D. THE SIZE AND SPACING OF FASTENERS SHALL COMPLY WITH THE CURRENT EDITIONS OF THE U.B.C., STATE AND LOCAL CODES. FASTENERS SHALL BE SPACED NOT LESS THAN 3/8" INCHES FROM EDGES AND ENDS OF GYPSUM WALLBOARD.

E. FASTENERS SHALL BE APPLIED IN SUCH A MANNER AS NOT TO FRACTURE THE FACE PAPER WITH THE FASTENER HEAD.

F. GYPSUM WALL BOARD SHALL BE 5/8" TYPE "X"

G. AT BATHROOM & LAUNDRY AREA WALLS & OTHER LOCATIONS IDENTIFIED ON PLANS USE 5/8" GYPSUM GREEN BOARD.

H. GYPSUM BOARD THAT IS POTENTIALLY IN CONTACT WITH CONCRETE SHALL BE SEPARATED BY AN APPROVED VAPOR BARRIER

I. WATER-RESISTANT GYP BACKING BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS:1. OVER A VAPOR BARRIER IN SHOWER OR BATH TUB COMPARTMENTS2. WHERE THERE SHALL BE DIRECT EXPOSURE TO WATER OR IN AREAS SUBJECT TO HIGH HUMIDITY3. ON CEILINGS WHERE FRAME SPACING EXCEEDS 12" O.C. FOR 1/2" GWB OR 16" O.C. FOR 5/8" GWB

(C.B.C. 2509.3)

EXTERIOR PLASTER

A. ALL EXTERIOR MATERIALS SHALL CONFORM TO THE REQUIREMENTS OF THE CURRENT EDITIONS OF THE U.B.C., STATE AND LOCAL CODES.

B. MATERIALS1. PORTLAND CEMENT PLASTER

a. BASE COAT CEMENTS: PORTLAND CEMENT, ASTM C150, TYPE I OR II, LOW ALKALI. "LOW ALKALI" SHALL BE PRINTED ON THE BAG.

b. FACTORY FINISH COAT: MANUFACTURER'S STANDARD PRODUCT REQUIRING ADDITION OF WATER ONLY.

c. SAND AGGREGATE FOR BASE COATS: ASTM C897.2. VERTICAL LATH - LATH ON VERTICAL SURFACES SHALL BE FACTORY ASSEMBLED WIRE MESH WITH

MINIMUM 2-LAYER GRADE "D." WORK SHALL INSURE PROPER WATERPROOFING. WIRE OVERLAPS SHALL BE PER C.B.C. & MFR SPECS. STAGGER VERTICAL LAPS. (REFER TO DETAILS FOR ANY ADDITIONAL REQUIREMENTS).

3. NON-VERTICAL LATH - LATH AT NON-VERTICAL CONDITIONS SHALL BE DIAMOND MESH EXPANDED STEEL LATH OVER MINIMUM 2-LAYER SELF-ADHESIVE FLASHING..

C. EXECUTION1. COMPLY WITH INSTRUCTIONS AND RECOMMENDATIONS OF MANUFACTURER.2. PLASTER ON LATH SHALL BE THREE COATS, NOT LESS THAN 7/8" THICK. LOCATE SCORE LINES,

EXPANSION JOINTS AND SCREEDS AS RECOMMENDED BY THE MANUFACTURER & TRADE ORGANIZATION. LAPS OR OTHER UNSIGHTLY DIFFERENCES IN FINISH COAT ARE NOT ACCEPTABLE AND MUST BE REFINISHED. PLASTER STOPS SHALL BE PLACED WHERE PLASTER MEETS A SURFACE WHICH IS NOT PLASTERED. PLACE CORNER BEADS LEVEL, PLUMB, FULL HEIGHT, AND/OR LENGTH ACCURATELY TO FINISH PLASTER LINES. SECURE AGAINST SHIFTING. PLACE VENTS WHERE REQUIRED BY THE C.B.C. OVER PLYWOOD SHEAR PANELS PROVIDE (2) LAYERS OF GRADE "D" FELT. (ADDITIONAL REQUIREMENTS AS DETAILED).

3. WEEP SCREEDS SHALL BE A MINIMUM OF 26 GAUGE CORROSION PROOF METAL WITH MINIMUM VERTICAL ATTACHMENT OF 3 1/2" AT OR BELOW FOUNDATION PLATE WALL. SCREED SHALL BE PLACED ABOVE GRADE 4" MINIMUM AND SHALL ALLOW TRAPPED WATER TO DRAIN. EXTERIOR BUILDING PAPER AND LATH SHALL COVER AND TERMINATE ON THE ATTACHED FLANGE.

4. PLASTER FINISH TO BE TROWEL FINISH AS APPROVED BY OWNER5. SCREED SHALL BE MINIMUM 2" ABOVE APPROVED FINISH

DIV 9: F I N I S H E S N O T E S (CONTINUED)

9.05

9.06

9.07

9.08

9.09

9.10

9.11

TOILET ACCESSORIES

A. SUBCONTRACTOR SHALL INSTALL MINIMUM 2x8 SOLID BLOCKING AS REQUIRED FOR ALL ACCESSORIES.

B. ACCESSORIES SUCH AS GRAB BARS, TOWEL BARS, PAPER DISPENSERS AND SOAP DISHES, ETC., PROVIDED ON OR WITHIN WALLS, SHALL BE INSTALLED AND SEALED TO PROTECT STRUCTURAL ELEMENTS FROM MOISTURE.

FLOOD PANS

A. WASHING MACHINE SURROUND SHALL BE "FLOODSAVER" MODEL WMPP27 WALL UNIT, WMPB27 BASE, WMPBD27 BASE OR EQUAL, 2-PIECE SYSTEM TO CONSIST OF FORMED HIGH DENSITY POLYETHYLENE BASE & WALL PANEL, WITH A HUD/FHA FLAME SPREAD 100 & SMOKE DENSITY 450 PER ASTM STEINER TUNNEL TEST METHOD. BASE SHALL FORM A 3" DEEP CONTAINER PAN & SHALL ACCOMMODATE A STANDARD SHOWER-TYPE DRAIN. WALL PANEL SHALL PROVIDE MINIMUM 3" SPRAY BARRIER ON SIDES & TOP. WMPBD27 DRAINLESS BASE - USED IN APPLICATION WHERE A FLOOR JOIST OR OTHER OBSTRUCTION REQUIRES FLEXIBILITY IN DRAIN PLACEMENT. DRAIN TYPE SHALL BE CONSISTENT WITH LOCAL CODES.

B. DISHWASHER WATER CONTAINMENT SYSTEM SHALL BE "FLOODSAVER SLIDE-N-FOLD PAN" OR EQUIVALENT. 1-PIECE SYSTEM TO CONSIST OF FORMED HIGH DENSITY POLYPROPYLENE. UNIT SHALL FORM A MINIMUM 2.5" DEEP CONTAINMENT PAN.

DIV 10: S P E C I A L I T I E S N O T E S

10.01

CLOSETS

A. PROVIDE POLE & SHELF AT ALL CLOSETS

DIV 10: S P E C I A L I T I E S N O T E S (CONTINUED)

10.03

DRYER VENTS TO OUTSIDE AIR PER MANUFACTURER'S APPROVED SPECIFICATION AND NOTES.

SUBCONTRACTOR SHALL SUPPLY AND INSTALL APPLIANCES: DISHWASHER, RANGE, OVEN, GARBAGE DISPOSAL, ETC.

SUBCONTRACTOR SHALL DESIGN, SUPPLY AND INSTALL F.A.U. (HEATING AND COOLING)

DIV 11: E Q U I P M E N T

11.01

11.02

11.03

MECHANICAL DRAWINGS FOR MECHANICAL, PLUMBING AND FIRE PROTECTION SHALL BE DESIGN/BUILD (OWNER TO APPROVE AND ARCHITECT TO REVIEW)

ACCESS PANELS

A. SUBCONTRACTOR SHALL PROVIDE ACCESS PANELS AS REQUIRED BY PLUMBING, AIR CONDITIONING AND OTHER INSTALLERS AS REQUIRED BY CODE.

B. CONTRACTOR SHALL SUBMIT LOCATIONS OF ALL ACCESS PANELS TO ARCHITECT FOR REVIEW - PRIOR TO INSTALLATION.

C. NO ACCESS PANELS SHALL BE LOCATED IN PUBLIC AREA WALLS OR CEILINGS.

NO STRUCTURAL MEMBER SHALL BE CUT FOR PIPES, DUCTS, ETC., UNLESS SPECIFICALLY DETAILED.

THE GENERAL CONTRACTOR SHALL COORDINATE AND VERIFY WITH THE PLUMBING, MECHANICAL AND ELECTRICAL CONTRACTORS THE SIZE AND LOCATION OF ALL PIPING, DUCTWORK, TRENCHES, SLEEVES, SPECIAL BOLTING FOR EQUIPMENT CONDUITS, ETC. THROUGH AND UNDER CONCRETE SLABS PRIOR TO POURING OF FOOTING AND SLABS. REFER TO MECHANICAL AND PLUMBING FOR ADDITIONAL NOTES AND REQUIREMENTS.

TOP OF ROOF MECHANICAL EQUIPMENT SHALL NOT BE PROJECTED ABOVE BUILDING PARAPET AND BE LOCATED AWAY FROM PARAPETS. IF HIGHER, EQUIPMENT SCREENS SHALL BE PROVIDED AS APPROVED BY PLANNING DEPARTMENT.

FIRE PROTECTION SYSTEMS

A. FIRE PROTECTION SHALL BE PER C.B.C., C.F.C. & LOCAL CODES

B. ALL PLUMBING AND HEATING WORK SHALL CONFORM TO GOVERNING LOCAL CODES.SUBCONTRACTOR SHALL PROVIDE AND INSTALL ADEQUATE VENTS FOR ALL GAS APPLIANCES.

C. SUBCONTRACTOR SHALL PROVIDE AND INSTALL GAS SHUT-OFF VALVE CONSPICUOUSLY MARKED OUTSIDE OF BUILDING (TITLE 19, CHAPT. 6 THRU 9, U.B.C.).

PLUMBING

A. MAXIMUM FLOW OF ALL NEW LAVATORY FAUCETS SHALL BE CERTIFIED IN ACCORDANCE WITH TITLE-24

B. SUBCONTRACTOR SHALL INSULATE ALL PLUMBING PIPING IN ATTICS. CANOPIES, AND WALLS TO DETER FREEZING OF PIPES.

C. SUBCONTRACTOR SHALL SUPPLY AND INSTALL WATER HEATERS WITH NON-RIGID WATER CONNECTIONS SHALL BE STRAPPED FOR LATERAL SUPPORT (PER GOVERNING CODES)

D. WATER CONSERVATION FEATURES (I.E., MAXIMUM GALLON USAGE) SHALL BE PER C.P.C. SECTION #402.3, 402.7, 402.8

E. HOSE BIBBS & FUTURE UNIT IRRIGATION SHALL BE SPLIT FROM INLET MAIN PRIOR TO WATER SOFTENER. INSTALL BACK FLOW PREVENTER(S) AS REQUIRED BY C.P.C. & LOCAL CODES.

F. WATER HEATER SHALL BE SECURED AWAY FROM WALL PER REQUIRED CODES

G. AT FIBERGLASS TUB SHOWER ASSEMBLIES, PROVIDE FURRING STRIPS AT WALLS TO MATCH NAILING FLANGE PLANE. UNIT SHALL BE PLACED LEVEL & BOTTOM PAN SHALL BE SUPPORTED PER MANUFACTURER SPECS.

H. PROVIDE RECESSED BOX & PLUMBING FOR REFRIGERATED WATER SUPPLY.

PROVIDE RECESSED BOX & PLUMBING FOR REFRIGERATED WATER SUPPLY.

PLUMBING AT RATED ASSEMBLIES

A. WALLS CONTAINING GAS VENTS OR NON COMBUSTIBLE PIPING THAT PASS THROUGH THREE FLOORS OR LESS NEED NOT PROVIDE THE FIRE-RESISTANCE RATING SPECIFIED IN C.B.C. FOR "SHAFT ENCLOSURES" PROVIDED ANNULAR SPACE AROUND THE VENTS OR PIPING IS FILLED AT EACH FLOOR OR CEILING WITH EQUIPMENT RATED NONCOMBUSTIBLE MATERIALS.

HEATING, VENTILATING, AND AIR CONDITIONING

A. ALL VERTICAL SHAFTS SHALL HAVE INSTALLED OVER EACH SIDE OF FRAMING 5/8" TYPE 'X' GYPSUM BOARD FOR ALL OPENINGS WITH ONE (1) HOUR ASSEMBLIES.

B. MECHANICAL CONTRACTOR SHALL BE REQUIRED TO MEET THE STATE OF CALIFORNIA ENERGY REGULATIONS FOR ALL MECHANICAL EQUIPMENT. OWNER HAS COMPLIED WITH BUILDING ENVELOPE REQUIREMENTS, PER U.B.C.1. HEATING, VENTILATING, AIR CONDITIONING SYSTEM DESIGN AND INSTALLATION IS PART OF THIS

PERMIT2. THE MECHANICAL CONTRACTOR SHALL PROVIDE TO THE BUILDING DEPT. COMPLETE DESIGN

CALCULATIONS, INCLUDING TITLE 24 ENERGY CALCULATIONS TO THE SATISFACTION OF THE BUILDING DEPARTMENT.a. ALL WORK REQUIRED TO COMPLETE THE ABOVE SHALL BE A PART OF THIS CONTRACT.

C. PROVIDE AIR CHANGES FOR TOILET ROOMS, ETC. TO COMPLY WITH APPLICABLE BUILDING MECHANICAL CODES AND REGULATIONS.

D. THE MECHANICAL DESIGN/BUILD CONTRACTOR SHALL PROVIDE, IN ACCORDANCE WITH THE SPECIFICATIONS, THE REQUIRED NUMBER OF SETS OF MECHANICAL PLANS FOR REVIEWING SHOWING:1. DUCT LAYOUT2. LOCATION, MANUFACTURER, MODEL NUMBER AND CAPACITY OF THE HVAC SYSTEM COMPONENTS AS

WELL AS THERMOSTAT LOCATIONS3. FOR EACH HVAC UNIT INDICATED ON THE PLANS, ITS EER, COP, AND/OR COMBUSTION EFFICIENCY.

E. EVERY SPACE ACCOMMODATING HUMAN ACTIVITIES SHALL HAVE THE CLIMATE TEMPERATURE CONTROLLED IN ACCORDANCE WITH C.M.C. & C.B.C

F. ALL MECHANICAL AND GRAVITY VENTILATION SHALL BE PROVIDED AND INSTALLED IN ACCORDANCE WITH C.M.C. & C.B.C.

G. ALL DUCT CONSTRUCTION SHALL BE DONE IN ACCORDANCE WITH C.M.C.

H. THE MINIMUM INSULATION OF DUCT AND PLENUM (SUPPLY AND RETURN) SHALL BE PROVIDED AND INSTALLED IN ACCORDANCE WITH C.M.C.

I. REQUIRED MAINTENANCE OF ALL MECHANICAL EQUIPMENT SHALL BE PROVIDED TO THE OWNER THROUGH THE CONTRACTOR.

J. DRYER VENTING SHALL BE MIN. 26 GA. SHEET METAL DUCTING, 4" MIN DIAMETER. PRIOR TO INSTALLATION, CONTRACTOR SHALL VERIFY THAT SPECIFIC VENT LENGTH CONDITIONS AT EACH UNIT ARE APPROVED BY DRYER MFR(S). ALTERNATIVE DESIGNS SHALL BE APPROVED BY DRYER MFR(S) & BUILDING OFFICIAL PRIOR TO INSTALLATION. DRYER VENTS SHALL BE PROVIDED WITH BACKDRAFT STOP.

K. PROVIDE COMBUSTION AIR FOR ANY GAS FIRED EQUIPMENT PER MFR SPECS, C.B.C. AND C.M.C.

DIV 15: M E C H A N I C A L / P L U M B I N G N O T E S

15.01

15.02

15.03

15.04

15.05

15.06

15.07

15.08

15.09

15.10

L. MOTORIZED MECHANICAL EQUIPMENT SHALL BE PROVIDED WITH NOISE ISOLATION CONNECTIONS.

M. PRIOR TO FRAMING, MECHANICAL & PLUMBING CONTRACTOR SHALL PROVIDE "SCHEMATIC" INTEGRATION DRAWINGS WITH PROPOSED LAYOUT. ARCHITECT SHALL HAVE THE OPPORTUNITY TO REVIEW DRAWINGS. CONTRACTOR SHALL BE RESPONSIBLE TO MAKE ANY CHANGES (AT NO EXTRA CHARGE) TO ENSURE PROPER INTEGRATION WITH THE INTENT OF THE DRAWINGS.

DIV 15: M E C H A N I C A L / P L U M B I N G N O T E S (CONTINUED)

ELECTRICAL

A. ELECTRICAL CONTRACTOR SHALL COORDINATE LOCATION OF ELECTRICAL JUNCTION BOXES, ACCESS PANELS, AND SIGNAGE RACEWAYS WITH SIGN CONTRACTOR.

B. ELECTRICAL CONTRACTOR SHALL VERIFY EXISTING SITE CONDITIONS, SERVICE REQUIREMENTS, AND EXACT LOCATIONS OF SERVICE FACILITIES.

C. ELECTRICAL CONTRACTOR SHALL CHECK WITH OTHER TRADES FOR LOCATION OF EQUIPMENT WHICH REQUIRES ANY HOOK-UP, DISCONNECT SWITCHES, RELAYS, ETC. PRIOR TO ANY START OF WORK.

D. THE ELECTRICAL CONTRACTOR SHALL VERIFY WITH MECHANICAL DRAWINGS FOR CONTROL WIRING DIAGRAMS, EXACT LOCATIONS AND SIZE OF EQUIPMENT

E. LOCATIONS SHOWN ON ARCHITECTURAL DRAWINGS SHALL TAKE PRECEDENCE OVER ELECTRICAL DRAWINGS.

F. ALL ELECTRICAL INSTALLATIONS SHALL COMPLY WITH GOVERNING APPROVED EDITIONS OF THE LOCAL ELECTRICAL CODES.

G. LIGHT SHALL CONFORM TO CURRENT EDITION, OF C.B.C., C.E.C. & TITLE 24.

H. LIGHT SHALL CONFORM TO CURRENT EDITION, OF C.B.C., C.E.C. & TITLE 24.

I. MINIMUM LIGHTING LEVEL WATTAGE AND REDUCTION CONTROL SHALL BE PROVIDED IN ACCORDANCE WITH TITLE 20-1542.

J. FIXTURES SHALL BE RATED FOR THE SPECIFIC LOCATION INSTALLED.

K. ALL EQUIPMENT INSTALLED OUTDOORS AND EXPOSED TO THE WEATHER SHALL BE WEATHERPROOF AND G.F.C.I.

L. RECEPTACLES IN THE KITCHEN AND BATHROOM SHALL BE INSTALLED ABOVE THE WORK TOP UNLESS OTHERWISE NOTED ON THE ELECTRICAL PLANS.

M. RECEPTACLES SHALL BE INSTALLED VERTICALLY AT 12" PLUS ABOVE THE FLOOR, AT A MAXIMUM DISTANCE NOTED IN THE C.B.C. & C.E.C. UNLESS INDICATED OTHERWISE.

N. WALL SWITCHES SHALL BE 42" ABOVE THE FINISH FLOOR.

O. RECEPTACLES IN KITCHENS AND BATHROOMS, WITHIN 6'-0" OF ANY SINKS, TUBS, AND/OR SHOWERS SHALL BE ON G.F.C.I. CIRCUITS.

P. RECEPTACLES INSTALLED IN SLEEPING AREAS SHALL BE PROVIDED WITH ARC FAULT CIRCUIT INTERRUPTERS.

Q. ELECTRICAL DRAWINGS SHALL BE DESIGN/BUILD (OWNER TO APPROVE & ARCHITECT TO REVIEW)

R. CABLE/ PHONE/ TV/ INTERNET SHALL BE WIRE TO "HOME RUN" TO A COMMON AREA CLOSET (OWNER SHALL APPROVE LOCATION PRIOR TO INSTALLATION)

DIV 16: E L E C T R I C A L N O T E S 16.01


C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



TECHNCIAL DATA /CUT SHEETS


T-1.5

JIM CARR

5/27/2020


ROOFING TESTING REPORT

C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



TECHNICAL DATA /CUT SHEETS


T-1.6

JIM CARR

5/27/2020


SIDING TESTING REPORT

C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



TECHNICAL DATA /CUT SHEETS


T-1.7

JIM CARR

5/27/2020


SIDING TESTING REPORT, CONTINUED

C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



EXISTING SITESURVEY


A1.0

JIM CARR

5/27/2020

CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL 9/17/2019

D.S

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D.S

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D.S

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D.S.

D.S.

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D.S. D.S.

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D.S

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D.S.

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02A-6.1

DUPLEX B

DUPLEX CDUPLEX D

DUPLEX E

DUPLEX F

DUPLEX GDUPLEX A

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SINGLE STORY RESIDENCESINGLE STORY RESIDENCESINGLE STORY RESIDENCE

SINGLE STORY RESIDENCE

DOUB

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APA

RTME

NT B

UILD

ING

GARAGE

PUNT

A GO

RDA

(E) OAK #3,36" REFER TO ARBORIST REPORT

6 FT TALL FENCE, ALL PERIMETER

6 FT TALL FENCE6 FT TALL FENCE

(E) TREE

(E) TREE

6 FT TALL WOOD FENCE


6 FT TALL WOOD FENCE AROUND PERIMETER, UON

RAM

P



TREE BARK GROUND COVER

8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"

UNIT 1UNIT 2

UNIT 3UNIT 4

UNIT 5UNIT 6

UNIT 13UNIT 14

UNIT 11UNIT 12

UNIT 7UNIT 8

UNIT 9UNIT 10

58' -

0"

RAMP

(E) OAK #1, 27"REFER TO ARBORIST REPORT

(E) OAK #2, 24" REFER TO ARBORIST REPORT

(N) PLANTER

(N) PLANTER

SETB

ACK

6' - 0

"

(N) PLANTER

(N) PLANTER

(N) PLANTER

11' -

3"

1' - 6

"18

' - 0"

24' -

6"

SIDE

SET

BACK

6' - 0

"

FRONT SETBACK

10' - 0"

20' X 20' PUBLIC OPEN SPACE

20' -

0"

20' - 0"

6" CURB, TYP.

6' - 0

"6'

- 0"

8' - 2

1/2"

6' - 0

"

10' - 6"

123456789

1011121314

MIN

REQU

IRED

23' -

0"4'

- 10 1

/2"

17' -

6"

17' -

6"

6' - 9 1/2"

FF: 23.2

FF: 22.5

FF: 22.5

FF: 23.0 FF: 23.0

FF: 22.5

FF: 21.3

TELEPHONE POLE, RELOCATED- VERIFY W/ S.C. EDISON

(E) TREE REMOVED

42" HIGH FENCE

42" HIGH FENCE

95 GAL

95 GAL

95 GAL

95 GAL

95 GAL 95 GAL

95 GAL

95 GAL

95 GAL

95 GAL

3' - 6"COVERED BIKE STORAGE BY

"PEAK RACKS" BELOW. 14

SPACES

11' - 1 1/2"

18' -

0"

9' - 9"

(N) DRIVEWAY, PERMEABLE PAVERS

10' -

0"10

' - 0"

VISIBILITY TRIANGLE. 42" HIGH OBSTRUCTION MAXIMUM WITHIN THIS ZONE

VISIBILITY TRIANGLE. 42" HIGH OBSTRUCTION MAXIMUM WITHIN THIS ZONE

AISLE

4' - 0"

6" CURB

60'-0" R.O.W.

SLIDING GATES BELOW, SEE FLOOR PLAN

SIDEWALK

6' - 0"

FRONT ZONE1' - 6"

10' -

1 1/2"

10' -

1"

10' - 6 1/2"

20' - 0"10

' - 4 1

/2"

D.S.

D.S.

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32.0132.01

32.04

32.04

32.03

32.04

32.0432.04

32.05

32.07

32.03

32.04

32.04 32.04

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32.0432.04

32.09

32.09

32.09 32.09

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32.09

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32.09

32.09 32.09

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06.01

06.01

32.04

32.04

32.04

32.04

32.04

32.04

32.04

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32.09

32.0932.09

32.09

32.0332.03

23.01

23.01

23.01

23.01

23.0123.01

23.01

23.01

23.01

23.01

23.01

23.01

23.01

3' - 0

"2'

- 0"

3' - 0

"

8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 2' - 10" 8' - 6" 8' - 6" 8' - 6" 9' - 6"

LOW CONC. RETAINING WALL BELOW FENCE, SEE CIVIL

1' - 0

"4'

- 6"

28' -

0"

3' - 0

"3'

- 0 1/

4"

5' - 0

"2'

- 0"

CONDENSERS LESS THAN 53 DB, 5'-0" MIN. DISTANCE TO INTERIOR PROPERTY LINE

1:12

4' - 0

"6'

- 0"

4' - 0"

NEW ELECTRICAL METER FROM SOUTHERN CALIFORNIA EDISON: MSR #2870508

1

6' - 7

3/4"

12' - 2 1/2"

6' - 7

3/4"

6' - 0

"

6' - 8

1/8"

8' - 1 1/2"

20' - 5 1/2"

8' - 5 1/8"

7' - 1 1/2"

7' - 5"

7' - 3

1/8"

7' - 3

1/8"

FLOW

FLOW

FLOW FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW F

LOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOW

FLOWFLOW

FLOW FLOW

FLOWFLOW

FLOW

FLOW

FLOW FLOW

(E) POWER POLE TO BE RELOCATED

(E) POWER POLE

1

1

DUPLEX B

DUPLEX F

DUPLEX A

20' X 20' PUBLIC OPEN SPACE

DUPLEX D

DUPLEX E

DUPLEX G

DUPLEX C

14' - 8"

10' - 0"

4,387 SF OPEN SPACE W/ MINIMUM DIMENSION OF 10'

10' - 6"15' - 7"

GENERAL NOTES - GRADING1. ALL GRADING SHALL CONFORM WITH SANTA BARBARA COUNTY CODE CHAPTER 14 GRADING ORDINANCE #4477 AND STANDARDS AND REQUIREMENTS PERTAINING THERETO, THESE CONSTRUCTION DRAWINGS AND THE RECOMMENDATIONS OF THE SOILS ENGINEER AND ENGINEERING GEOLOGIST.

2. CONTRACTOR TO NOTIFY THE COUNTY GRADING INSPECTOR AND SOILS LABORATORY AT LEAST 48 HOURS BEFORE START OF GRADING WORK OR PRE-CONSTRUCTION MEETING.

3. CONTRACTOR SHALL EMPLOY ALL LABOR, EQUIPMENT AND METHODS REQUIRED TO PREVENT HIS OPERATIONS FROM PRODUCING DUST IN AMOUNTS DAMAGING TO ADJACENT PROPERTY, CULTIVATED VEGETATION AND DOMESTIC ANIMALS OR CAUSING A NUISANCE TO PERSONS OCCUPYING BUILDINGS IN THE VICINITY OF THE JOB SITE. CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY DUST FROM HIS GRADING OPERATION.

4. BEFORE BEGINNING WORK REQUIRING EXPORTING OR IMPORTING OF MATERIALS, THE CONTRACTOR SHALL OBTAIN APPROVAL FROM THE PUBLIC WORKS ROAD DIVISION FOR HAUL ROUTES USED AND METHODS PROVIDED TO MINIMIZE THE DEPOSIT OF SOILS ON COUNTY ROADS. GRADING/ROAD INSPECTORS SHALL MONITOR THIS REQUIREMENT WITH THE CONTRACTOR.

5. THE GEOTECHNICAL ENGINEER SHALL PROVIDE OBSERVATION AND TESTING DURING GRADING OPERATIONS IN THE FIELD AND SHALL SUBMIT A FINAL REPORT STATING THAT ALL EARTH WORK WAS PROPERLY COMPLETED AND IS IN SUBSTANTIAL CONFORMANCE WITH THE REQUIREMENTS OF THE GRADING ORDINANCE.

6. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION INCLUDING ROOTS AND OTHER UNSUITABLE MATERIAL FOR A STRUCTURAL FILL, THEN SCARIFIED TO A DEPTH OF 6" PRIOR TO PLACING OF ANY FILL. CALL GRADING INSPECTOR FOR INITIAL INSPECTION.

7. A THOROUGH SEARCH SHALL BE MADE FOR ALL ABANDONED MAN-MADE FACILITIES SUCH AS SEPTIC TANK SYSTEMS, FUEL OR WATER STORAGE TANKS, AND PIPELINES OR CONDUITS. ANY SUCH FACILITIES ENCOUNTERED SHALL BE REMOVED AND THE DEPRESSION PROPERLY FILLED AND COMPACTED UNDER OBSERVATION OF THE GEOTECHNICAL ENGINEER.

8. AREAS WITH EXISTING SLOPES WHICH ARE TO RECEIVE FILL MATERIAL SHALL BE KEYED AND BENCHED. THE DESIGN AND INSTALLATION OF THE KEYWAY SHALL BE PER THE GEOTECHNICAL ENGINEER'S RECOMMENDATION OR PER COUNTY STANDARD DETAIL NO. G-13.

9. FILL MATERIAL SHALL BE SPREAD IN LIFTS NOT EXCEEDING 6" IN COMPACTED THICKNESS, MOISTENED OR DRIED AS NECESSARY TO NEAR OPTIMUM MOISTURE CONTENT AND COMPACTED BY AN APPROVED METHOD. FILL MATERIAL SHALL BE COMPACTED TO A MINIMUM OF 90% MAXIMUM DENSITY AS DETERMINED BY 1957 ASTM D - 1557 - 91 MODIFIED PROCTOR (AASHO) TEST OR SIMILAR APPROVED METHODS. SOME FILL AREAS MAY REQUIRE COMPACTION TO A GREATER DENSITY IF CALLED FOR IN THE CONSTRUCTION DOCUMENTS. SOIL TESTS SHALL BE CONDUCTED AT NOT LESS THAN ONE TEST FOR EACH 18" OF FILL AND/OR FOR EACH 500 CUBIC YARDS OF FILL PLACED.

10. CUT SLOPES SHALL NOT EXCEED A GRADE OF 1½-HORIZONTAL TO 1-VERTICAL. FILL AND COMBINATION FILL AND CUT SLOPES SHALL NOT EXCEED 2-HORIZONTAL TO 1-VERTICAL. SLOPES OVER 3-FEET IN VERTICAL HEIGHT SHALL BE PLANTED WITH APPROVED PERENNIAL VEGETATION OR TREATED WITH EQUALLY APPROVED EROSION CONTROL MEASURES PRIOR TO FINAL INSPECTION.

11. SURFACE DRAINAGE SHALL BE PROVIDED AT A MINIMUM OF 2% FOR 5 FEET AWAY FROM THE FOUNDATION LINE OR ANY STRUCTURE.

12. ALL TREES THAT ARE TO REMAIN ON SITE SHALL BE TEMPORARILY FENCED AND PROTECTED AROUND THE DRIP LINE DURING GRADING OPERATION.

13. AN EROSION AND SEDIMENT CONTROL PLAN SHALL BE REQUIRED AS PART OF THE GRADING PLAN AND PERMIT REQUIREMENTS.

KEYNOTESX.XX KEYNOTE DESIGNATION

GREEN BUILDING NOTES1. NEW RESIDENTIAL DEVELOPMENTS WITH A LANDSCAPE AREA OVER 500 SQ. FT. SHALL

COMPLY WITH ONE OF THE FOLLOWING: (CALGREEN 4.304.1) 1) LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE OR CURRENT CALIFORNIA DEPARTMENT OF WATER RESOURCES' MODEL EFFICIENT LANDSCAPE ORDINANCE (MWELO) 2) LANDSCAPE AREAS LESS THAN 2500 SQ. FT. MAY COMPLY WITH MWELO'S APPENDIX D PRESCRIPTIVE COMPLIANCE OPTION.

2. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALLS AND FLOOR FRAMING SHALL NOT BE ENCLOSED WHEN FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. (CALGREEN 4.505.3)

3. THE MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR FRAMING IS CHECKED BEFORE ENCLOSURE. MOISTURE CONTENT SHALL BE VERIFIED BY EITHER A PROBE TYPE OR A CONTACT TYPE MOISTURE METER (CALGREEN 4.505.3.1)

SITE PLAN NOTES1. ALL UTILITY CONDUCTORS INCLUDING ELECTRICAL SERVICE, TELEPHONE SERVICE, AND

CABLE TELEVISION MUST BE PLACED UNDERGROUND FROM THEIR POINT OF ORIGIN AT THE UTILITY POLE TO THE SERVICE METER OR TERMINATION POINT AT THE STRUCTURE. SBMC 22.38

2. BEFORE THE BUILDING INSPECTOR WILL GRANT CERTIFICATE OF OCCUPANCY AND FINALIZE THE BUILDING PERMIT, THE CONTRACTOR IS TO HAVE THE BUILDING AND SAFETY DIVISION CERTIFY POST-CONSTRUCTION BMP'S WERE INSTALLED AS APPROVED AND THAT THEY COMPLY WITH THE CITY OF SANTA BARBARA'S TIER 3 STORM WATER REQUIREMENTS. SEE SHEET T-0.1 AND CIVIL SHEETS FOR BMPS AND REQUIRED INSPECTIONS.

C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



SITE PLAN


A-1.1

JIM CARR

5/27/2020

SCALE: 1/8" = 1'-0"SITE PLAN

N

TRUE NORTH

SCALE: 1" = 30'-0"COMMON OPEN SPACE DIAGRAM


KEY VALUE KEYNOTE TEXT

06.01 WOOD TRELLIS, SEE STRUCTURAL23.01 CONDENSER ON CONCRETE PAD32.01 DRIVEWAY W/ PERMEABLE PAVING. SEE CIVIL AND LANDSCAPE32.03 PERMEABLE WALKWAY, SEE CIVIL AND LANDSCAPE32.04 PLANTER, SEE LANDSCAPE32.05 TREE BARK GROUND COVER, SEE LANDSCAPE32.07 MAILBOXES32.09 EXTERIOR DECK, SLOPE PER PLAN. SEE LANDSCAPE AND CIVIL. SEE FINISH SCHEDULE

FOR MATERIAL

1

D.S

.

D.S

.

D.S

.D

.S.

D.S

.

D.S.

D.S.

D.S.

D.S

.

D.S. D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S

.

D.S

.

D.S.

UP

D.S.

D.S. D.S.

D.S.D.S.

D.S.

D.S

.

D.S

.

D.S

.

DW

DW

DW

DW DW

D.S.D.S.

DW

D.S

.

D.S

.

D.S.

D.S.

D.S.

DW

DW

DW

DW

DW

DW

DW

DW

UP

UP

D.S.

UP

02A-6.1

KITCHEN

LIVINGLIVINGENTRY

PWDR

ENTRY

KITCHEN

3' - 0"

125' - 0"

SING

LE S

TORY

RES

IDEN

CE

GARAGE

SINGLE STORY RESIDENCESINGLE STORY RESIDENCE

SINGLE STORY RESIDENCE

DOUB

LE S

TORY

APA

RTME

NT B

UILD

ING

GARAGE

OAK

OAK

OAK

01A-6.1

24"

PUNT

A GO

RDA

KITCHEN

LIVING

UNIT 3UNIT 4

UNIT 5UNIT 6

UNIT 13UNIT 14

UNIT 11UNIT 12

UNIT 7UNIT 8

UNIT 9UNIT 10

KITCHEN

LIVING

KITCHEN

LIVING

PWDRPWDR

LIVING

KITCHENKITCHEN

LIVING

PWDRPWDR

KITCHEN KITCHEN

LIVING

LIVING

PWDR PWDR

LIVING

KITCHEN PWDRPWDR

KITCHEN

LIVING

KITCHEN

LIVING

PWDR

PWDR

(N) DRIVEWAY

(N) PLANTER

(N) PLANTER(N) PLANTER

(N) WALKWAY

(N) COVERED TRASH

ENCLOSURE

(N) PLANTER

36' - 5 1/2" 21' - 1 1/2" 31' - 7 1/2"

166' - 3"

1' - 6

"18

' - 0"

30' -

6"

(N) P

LANT

ER

1 2 3 4 5

6 7 8 9 10 11 12 13 14

22.523

22.0

23

22.0

23

22.523

22.523

22.523

22.0

23

22.0

23

22.0

22.5

22.022.5

22.022.5

22.022.5

22.022.5

22.0

22.5

22.022.5

22.022.5

22.022.5

21.0

22.5

21.5

22.521

.522

.5

22.022.5

22.0

22.5

22.0

22.5

21.522.5

22.523.2

21.5

23.2

21.5

23.2

22.5

23.2 22

.523

.2

21.523.2

20.0

21

20.021.3

20.0

21.3

20.0

21.3 21.0

21.3

22.523

22.523

22.023

PNTR

Y

LIVING KITCHEN

(N) PLANTER

COVERED BIKE STORAGE BY

"PEAK RACKS" . 14 SPACES

21.021.3

KITCHEN LIVING

PNTR

Y

32.04

32.04

A-9.401

A-9.402

UNIT 1UNIT 2 11

32.04

32.04

32.04

32.04

32.04

32.07

A-9.407


GENERAL NOTES - FLOOR PLAN1. HARDWIRED SMOKE DETECTORS W/ BATTERY BACK-UP ARE REQUIRED IN EA BEDROOM &

IN AREAS LEADING TO BEDROOMS & AT TOP OF STAIRS.

2. ALL BEDROOMS REQUIRE AT LEAST ONE EGRESS WINDOW PER CBC SECTION 310.

3. GLAZING MUST CONFORM TO CBC SECTION 2406 WHERE APPLICABLE. ALL SHOWER AND BATHTUB SLIDING OR SWINGING DOORS SHALL BE TEMPERED.

4. FURNITURE NOT IN CONTRACT.

5. PROVIDE FIREBLOCKING AS REQUIRED - PROVIDE FIREBLOCKING AT ALL COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH 2016 CRC R312.11. THIS INCLUDES, BUT IS NOT LIMITED TO: UNDERNEATH STAIRWAYS AND ALL FURRED WALL LOCATIONS.

6. DRAFTSTOPPING IS NOT REQUIRED FOR THIS PROJECT PER 2016 CRC 302.12

7. ALL FINISHES TO COMPLY WITH CALGREEN MANDATORY MEASURES SHOWN ON SHEET T1.3 & T1.4

8. SEE SHEETS A-8.1, A-8.2, A-8.3, AND A-8.4 FOR DOOR AND WINDOW SCHEDULES

9. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWERHEADS SHALL BE FINISHED WITH NON-ABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS THAN 6' ABOVE THE FLOOR. CRC R307.2

1





C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



OVERALL LEVEL 1FLOOR PLAN


A-2.1

JIM CARR

5/27/2020

SCALE: 1/8" = 1'-0"LEVEL 1 FLOOR PLAN


32.04 PLANTER, SEE LANDSCAPE32.07 MAILBOXES

N

TRUE NORTH


1

D.S

.

D.S

.

D.S

.D

.S.

D.S

.

D.S.

D.S.

D.S.

D.S

.

D.S. D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S. D.S.

D.S.D.S.

D.S.

D.S

.

W/D

W/D

D.S

.

D.S

.

W/D

W/D

W/D

W/D

D.S.D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S.

W/D

W/D

W/D W/D

W/D

W/D

W/D

W/D

W/D

UP

DN

D.S.

UP

02A-6.1

M. BEDROOM

M. BATH

M. BEDROOM

BEDROOM 2

BATH

BEDROOM 2

BATH

M. BATH

M. BEDROOM

M. BATH M. BEDROOM

M. BATH

BEDROOM 2

BATH

BEDROOM 2

BATH

BEDROOM 2BATH BEDROOM 2

M. BEDROOM

M. BATHM. BATH

M. BEDROOM

M. BEDROOMM. BATH M. BATH

M. BEDROOM

BEDROOM 2

BATHBATH

BEDROOM 2

BEDROOM 2

BATHBATH

BEDROOM 2

M. BEDROOM

M. BATHM. BATH

M. BEDROOM

M. BEDROOM

M. BATH

BEDROOM 2BATH

BATH BEDROOM 2

M. BEDROOM

M. BATH

21' - 1 1/2" 36' - 5 1/2" 21' - 1 1/2"

42' - 3" 6' - 6 1/2"

21' - 1 1/2" 21' - 1 1/2"

18' -

0"

OAK

OAK

OAK

UNIT 1UNIT 2

UNIT 3UNIT 4

UNIT 5UNIT 6

UNIT 13UNIT 14

UNIT 11UNIT 12

UNIT 7UNIT 8

UNIT 9UNIT 10

1 2 3 4 5

6 7 8 9 10 11 12 13 14

LNDR

Y

LNDR

YLN

DRLNDR

Y

LNDR

Y

LNDR

Y

LNDR

Y LNDR

Y

BEDROOM 2BATH 2

LNDR

YCLST

BEDROOM 1

BATH 1 BATH 1

BEDROOM 1 BEDROOM 2BATH 2

LNDR

Y CLST

BATH

GENERAL NOTES - FLOOR PLAN1. HARDWIRED SMOKE DETECTORS W/ BATTERY BACK-UP ARE REQUIRED IN EA BEDROOM &

IN AREAS LEADING TO BEDROOMS & AT TOP OF STAIRS.

2. ALL BEDROOMS REQUIRE AT LEAST ONE EGRESS WINDOW PER CBC SECTION 310.

3. GLAZING MUST CONFORM TO CBC SECTION 2406 WHERE APPLICABLE. ALL SHOWER AND BATHTUB SLIDING OR SWINGING DOORS SHALL BE TEMPERED.

4. FURNITURE NOT IN CONTRACT.

5. PROVIDE FIREBLOCKING AS REQUIRED - PROVIDE FIREBLOCKING AT ALL COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH 2016 CRC R312.11. THIS INCLUDES, BUT IS NOT LIMITED TO: UNDERNEATH STAIRWAYS AND ALL FURRED WALL LOCATIONS.

6. DRAFTSTOPPING IS NOT REQUIRED FOR THIS PROJECT PER 2016 CRC 302.12

7. ALL FINISHES TO COMPLY WITH CALGREEN MANDATORY MEASURES SHOWN ON SHEET T1.3 & T1.4

8. SEE SHEETS A-8.1, A-8.2, A-8.3, AND A-8.4 FOR DOOR AND WINDOW SCHEDULES

9. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWERHEADS SHALL BE FINISHED WITH NON-ABSORBENT SURFACE THAT EXTENDS TO A HEIGHT OF NOT LESS THAN 6' ABOVE THE FLOOR. CRC R307.2

1






C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



OVERALL LEVEL 2FLOOR PLAN


A-2.2

JIM CARR

5/27/2020

SCALE: 1/8" = 1'-0"LEVEL 2 FLOOR PLAN



N

TRUE NORTH

1

D.S

.

D.S

.

D.S

.D

.S.

D.S

.

D.S.

D.S.

D.S.

D.S

.

D.S. D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S

.

D.S

.

D.S.

D.S. D.S.

D.S.D.S.

D.S.

D.S

.

D.S

.

D.S

.

D.S.D.S.

D.S

.

D.S

.

D.S.

D.S.

D.S.

UP

D.S.

02A-6.1

RIDG

ERIDG

E

CRIC

KET

RIDGE

VALLE

Y

VALLEY

VALLE

Y

GUTTER

GUTTER

OAK

OAK

DS

RIDGE

VALLEY

VALLE

YRIDG

E

VALLEY

VALLE

Y

GUTTER

GUTTER

GUTTER

8" / 12"

RIDG

E

RIDG

E

CRIC

KET

GUTTER

8" / 12"

GUTTER

GUTTER

DS

GUTTER

GUTTER

COMPOSITE CLASS A SHINGLES ROOF, TYP.

GUTTER

GUTTER

GUTTER

GUTTER

RIDGERIDGE

RIDG

E

RIDG

E

VALLEY

VALLEY

7" / 12"

RIDG

E

RIDGE

RIDG

EVALLE

Y

VALLEY

VALLE

Y

VALLEY

7" / 12"

RIDG

E

RIDGE

VALL

EY

RIDG

E

VALLEY

VALLE

Y VALLEY

RIDGE

OAK

UNIT 1UNIT 2

UNIT 3UNIT 4

UNIT 5UNIT 6

UNIT 13UNIT 14

UNIT 11UNIT 12

UNIT 7UNIT 8

UNIT 9UNIT 10

1 2 3 4 5

6 7 8 9 10 11 12 13 14

RIDGE

RIDGE

VALL

EY

VALLEY

RIDGE

RIDG

E

CRIC

KET

CRIC

KET

NEIGHBORING PROPERTY



NEIGHBORING PROPERTYNEIGHBORING PROPERTY


NEIGHBORING PROPERTYNEIGHBORING PROPERTYNEIGHBORING PROPERTYNEIGHBORING PROPERTY


NEIG

HBOR

ING

PROP

ERTY

1' - 6"

8" /

12"

VALLE

Y

VALLEYVALLE

Y VALLEY

8" /

12"

WOOD TRELLIS

WOOD TRELLIS

VALLE

Y

7" / 12" 7" / 12"

8" /

12"

8" /

12"

8" /

12"

8" /

12"

8" /

12"

8" /

12"

7" / 12" 7" / 12"

7" / 12" 7" / 12"

8" / 12" 8" / 12"8" / 12" 8" / 12"

8" / 12" 8" / 12" 8" / 12"

8" / 12"8" / 12"

8" /

12"

8" /

12"

8" / 12"8" / 12"

8" / 12"8" / 12"8" / 12"8" / 12"

GENERAL NOTES - ROOF PLAN1. PROVIDE FLASHING (8" MIN. LAP) AT ROOF JOINTS, COORDINATE FLASHING MATERIAL

SELECTION W/ ARCHITECT, TYP.

2. COORINDATE LOCATION OF (N) VENT RISERS WITH ARCHITECT.

3. ATTIC VENT AREA & CALCULATIONS [PER 2016 CRC SECTION 806.2]. THE MINIMUM NET FREE VENTING AREA SHALL BE 1/150 OF THE AREA OF THE VENTED SPACE. THE MINIMUM NET FREE AREA SHALL BE 1/300 OF THE AREA OF THE VENTED SPACE IF ONE OF THE FOLOWING CONDITIONS ARE MET. EXCEPTION 2: NOT LESS THAN 40% AND NOT MORE THAN 50% OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS SHALL BE LOCATED NOT MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. SEE ROOF PLANS FOR CALCULATIONS.

4. SEE SHEET T-1.5 FOR ROOFING SPECIFICATION AND APPROVAL LISTINGS1


C-22199

ThomasOchsner AIA

Architect

D

FW

PROJECT NAME

OAT

S R

ETE

EN

EC SILTH

MA

O

SEN

LCA

19

FI/LA 9 RO

NAI

ETOG. HS

C TCRII

EN

HCAR I



BEREPRODUCED.




Tel 805.770.7576Cel 805.705.6558

[email protected]

CLIENT

PROJECT

SHEET TITLE


SHEET NO.

DATE DRAWN

PROJECT #

DATE



OVERALL ROOF PLAN


A-2.3

JIM CARR

5/27/2020

SCALE: 1/8" = 1'-0"ROOF PLAN



N

TRUE NORTH

D.S. D.S.

D.S.D.S.

D.S.

DW DW

D.S.D.S.

DN

UP UP

D.S.

UP

D.S. D.S.

D.S.D.S.

D.S.

W/D

W/D

D.S.D.S.

W/D

DN DN

D.S.

D.S. D.S.

D.S.D.S.

D.S.

D.S.D.S.

D.S.

A6A-3.12

A1A-3.11

A4A-3.11

A3A-3.11

A2A-3.11

LIVING KITCHEN KITCHENLIVING

2-101

2-01 2-02

2-03

2-04

2-102

2-10

4

S-101

1-01

1-02 1-03

1-101

1-103

1-04

1-05

1-102

1-10

4

2-103

UNIT 2 UNIT 1

4' - 7" 22' - 0" 11' - 4" 22' - 0" 4' - 7"

64' - 6"

9' - 1

1"3'

- 8"

4' - 2

"

10' - 11 1/2" 4' - 6" 3' - 6" 2' - 4 1/2" 2' - 1" 3' - 2" 11' - 4" 3' - 2" 2' - 1" 2' - 4 1/2" 3' - 6" 4' - 6" 10' - 11 1/2"

26' - 7" 11' - 4" 26' - 7"

64' - 6"

2' - 5" 2' - 2" 2' - 8" 7' - 5 7/8" 5' - 7 1/2" 6' - 2 5/8" 5' - 8" 5' - 8" 6' - 2 5/8" 5' - 7 1/2" 7' - 5 7/8" 2' - 8" 2' - 3" 2' - 4"

BIKE STORAGE

5' - 2

1/4"

4' - 2

"13

' - 7"

A5A-3.12

A7A-3.12

2' - 0

"3'

- 2"

5' - 0

"3'

- 2"

11.03

11.01

22.04

22.05

A-9.112

22.05

22.06 22.06

09.09

22.1011.02

11.03

09.09

11.01

07.07

07.07

32.02

A-9.112

PWDR PWDR

09.09

22.10 11.

ALL RIGHTS RESERVED. 1317 PUNTA GORDA STREET - AUD … · santa barbara, ca 93101 (805) 962-9966...

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Transcript of ALL RIGHTS RESERVED. 1317 PUNTA GORDA STREET - AUD … · santa barbara, ca 93101 (805) 962-9966...