HomeMy WebLinkAbout11 East Carol Avenue - PlansF
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AITKEN RESIDENCE
1 1 EAST CAROL AVE.
BURLINGAME,CA 9401 0
ABBREVIATIONS
& And EXH Exhaust PBD Particle Bd.
d Penny EXP Expansion PFB Prefabricate(d)
Angle EXPO Exposed PL Plate (line)
@ Af EXT Exterior PLAS Plaster
C Center line FBO Furinshed by PLYWD Plywood
O Dia. or round Owner PNL Panel(ing)
Perpendicular FDN Foundation PNT Paint�ed)
# Pound or No. FIN Finish PR Pair
FL Floor (line) PRCST Pre Casr
AB Anchor Bolt FLASH Floshing PT Pressure Treated
ABV Above FLOUR Fluorescent
qC Asphalt Conc. FLX Flexiable OT Quarry Tile
ACOUS Acoustical FOC Face of Conc.
ADH Adhesive FOF Face of Fin. R Riser
ADJ Adjusta6le FOX Face of Stud RAD Radius
AGG Aggregrafe FO Finished Opening REINF Reinforce
AL Aluminum FPL Fireplate RELO Relocate
AP Access Panel FTG Footing REMO Remove
APX Approximate FURR Furring REQD Required
FUT Future RESIL Resilent
BD Board RO Rough Opeing
BEL Below GA Gauge RWD Redwood
BLK Block(ing) GALV Galvanized
BM Beam GB Grab Bar SSD See Struci. Dwg.
BOT Bottom GI Grab Iron SH Shelf
BRK Brick GL Glass/Glazing SHR Sheathing
BS Both Sides GR Grade (Ground) SIM Similar
BTWN Between GYP Gypsum SLR Sealer
SPEC Specification
CAB Cabinei HBD Hard Board SQ Square
CEM Cement HD Heary Duty SLD Standard
CER Ceramic HDR Header S. STL Stainless Steel
CI Cast lron HWD Hardware
CLG Ceiling HOR Horizontal SUSP Suspended
CLKG Caulking SYM Symmetriwl
CLR Clear INT Interior
CMU Conc. Mas. Unit INSUL Insulation T Tread
CNTR Counter TB Towel Bar
COl Column JST Joist TEMP Tempered
COMPO Composition JT Joint T&G Tougue 8 Groove
CONC Concrete THRU Through
CONN Connecr(ion) LAM Laminate TOS Top of Surfoce
CONST Consiruction LT Light TPD Toilet Paper
CONT Continuous LVR Louver Dispenser
CPT Carpet TYP Typical
MAS Masonry
DBL Double MC Medicine Cabinet UON Unless Otherwise
DEMO Demolish MECH Mechanical MECH Noted
DF Douglas Fir MEMB Membrane UNF Unfinished
DIA Diameter MFR Manvfacturer
DIAG Diagonal MIR Mirror VERT Vertical
DN Down MNT Mo�nt(ed) VG Vert. Grain
DR Door MTL Metal
DS Down Spout WB White Brothers
DRA Drawer NIC Not in WD Wood
Coniract WDW Window
EA Each NTS Not to Scale WI Wroughr Iron
EL Elevation W�O With (out)
ELEC Electriwl O% Over WP Waterproof
ENCL Enclosure OC On Center WR Water Resis}ant
EQ Equal OPNG Opening WSCT Wainscot
EQPT Equipment OPP Opposite
EW Each Way
(EX) Existing p Plostic
PAR Parallel '
MATERIAL SYMBOLS
REFERENCE SYMBOLS
ELECT/MECH SYMBOLS
�; Ili GRID LINE REFERENCE
v' BLDG 6 WALL SEC710N REFERENCE
Arrow indimtes dirxtian af view
�- � Letter indimtes building sxtion
Sheet number
DEfAIL REFERENCE
�Number indicates wall section
Sheer num6er
�EXTERIOR ELEVATION REfERENCE
Arrow indicates dirxtion ot view
Shee+ number
A INTERIOR ELEVATION REFERENCE
Arrow indicares direction af view
� B Letter indicates building elevation
Sheei num6er
c
�nnE svMsoas
Num� ted elevation, wall section
or detail
Sheet number
❑_ EXT. DOOR & W WDO`N SYMBOL
Indimres door & window number
O; INTERIOR DOOR SYMBOL
Indimres door number
✓��� REVISION SYMBOLS
Cloud around revision
O � COLOR / MATERIAL SYMBOL
Number (ndimtes wlor and j or ma�erial
ROOM REFERENCE
BED RM. � Room name
203 = Room number
� MATCH LINE, SHADED SIDE IS
CONSIDERED
-�' WORK, CONTROL, OR DATUM POINT
PROPERTY IINE
- - - - - - SEfBACK LINE
�� EXISTING CONTOURS
QZ NEW OR FINISHED COMOURS
�
� TOP OF WALL
1p0
t� TOP OF NRB
,��,�b
TOP OF PAVEMENT
�- FI%NRE OR EQUIPMENT SYMBOI
� Bituminous paving 0 Sand% Mortar% Plaster
� Batt insulation Metal
� Brick Veneer J�t Metal Lath
� Stone Veneer 0 Wood frame construction
� Concrete 0 Existing construdion
� Concrete Block 0 Existing construction removed
� G I R k f' I I
� Duplea mmenience ourlet & plare
� Floor convenience outlet
��� GFI duples comenien<e outlet
� Fourplez o�f�et
� Duplex mnv. ouHet, 1/2 hot, 1 j 2 switched
��� 220V cmeraqe as per equipment
� GFI/W.P. weatherproof outlet
� Flvsh mounted floor & ceiling outlet
� lonction box
�,� Television o�tlef
� Telephone ourler 8 plote
'"�'f Flood liqht
� ce�c�g+�xn�e
�; �. wall light
�� Porclein rxeptide w� pull chain
e.=e Indirect cove lighring
;J Recessed <eiling con lighis
(� 4" recessed low voitage w/ dirxtional trim
� Recessed ceiling light
,`,� F^^ waterproof ceiling fan/light & plote
� Reressed waterproof exterior up light
.,� Single pole switch
3 way swirch
aw Swirch w/ dimmer
� Door activited svitch
f„� Morion derxror
Timer (switchJ
.,� Vacancy sensor w/ dimmer "manual on"
' Vacancy eensor "monual on"
3..r> WeaiherprooF switch
� Countertop air swiich
� Doorbell pushbutton
� Chime
� Smoke/Carban detecror
� Thermostoi
� special outlet
Instant stan floresreni light
e� Landscape light
� Electrical panel board
E Existing
DE Delete existing
RE Replpce existing
G Gas ouHet
HB Hose bib
��� Ceiling/floor supply regisrer
.-�,�-r w Ceiling/fioor rerum register
� Wa�l diffaser
G T.V./fomputer Outlei
uCentral �acoum inle.
OAutomatic garoge door switch
APPLICABLE CODES
201 3 California Mechanical Code 201 3 California Building Code
201 3 Californio Eledric Code 201 3 Californio Historic Building Code
201 3 California Energy Code 201 3 Existing Residential Code
201 3 California Fire Code 201 3 California Residential Code
CITY OF BURLINGAME MUNICIPAL CODE 201 3 California Plumbing Code
201 3 California Green Building Standards Code
GreenPoint Rated (REMODEL) CHECKLIST: Single Family to be attached to jobzite building set
BUILDING DATA
APN #: : 028-302-160
CALCULATIONS -
CITY OF BURLINGAME
LOT SIZE : 6,000 SQ. FT
ALLOWABLE: (6,000 X.32) +1,100 = MAX SQ FT
(1,920) +1,100 = MAX SQ FT
3,020 = MAX SQ FT
+ 400 SQ. FT FOR GARAGE
(E) FAR -
(EJISTFLOOR =1,577 SQ.FT.
(E) SECOND FLOOR = 609 SQ.FT.
(E) GARAGE (DETACHED) (*) = 400 SQ.FT.
TOTAL: =2,186 SQ.FT.
(*) 400 SQ. FT. ALLOWABLE FOR DETACHED GARAGES
SHEET INDEX
(*) = SUBMITTAL PAGES FOR BUILDING SET ONLY
T1.0 TITLE PAGE
GN GENERAL NOTES
�*� _ (E) SURVEY
CG CAL GREEN
Sp STORM POLLUTION PREVENTION
FAR FLOOR AREA CAL�
A1.0 (PROPOSED) SITE PLAN
ARCHITECTURAL DRAWINGS
g2,0 AS BUILT& (PROPOSED) CR,4WLSPACE
A2.0 AS BUILT& (PROPOSED) FIRST FLOOR
qz,� AS BUILT& (PROPOSED) SECOND FLOOR
G2.0 AS BUILT GARAGE PLAN (NO WORK)
qg.2 AS BUILT 8(PROPOSED) ROOF PLAN
A3.0 AS BUILT & (PROPOSED) ELEVATIONS
A3.1 AS BUILT & (PROPOSED) ELEVATIONS
A3.2 AS BUILT 8(PROPOSED) ELEVATIONS
('�) A4.0 PROPOSED SECTIONS
A5.0 CONSTRUCTION DETAILS
(") A9.0 FINISH SCHEDULE
(*) A9.7 FINISH TRIMS + DETAILS
,
MECHANICAL AND ELECTRICAL DRAWINGS
�") ' -
LANDSCAPE DRAWINGS
L1.0 (E) LANDSCAPE PLAN
STRUCTURAL DRAWINGS
(`) - -
(N) FAR -
(E)15TFLOOR =1,5» S°.FT. FIRE DEPARTMENT NOTES:
(N) 1 ST FLOOR = 1 09 SQ.FT.
(E) SECOND FLOOR = 609 SQ.FT.
(N) SECOND FLOOR = 697 SQ.FT. �� AN AUTOMATIC SPRINKLER SYSTEM IS REQUIRED THROUGHOUT THE ENTIRE STRUCTURE UNDER A SEPARATE PERMIT.
(E) GARAGE (DETACHED) (T) - 400 SQ.FT. 2• APPROVED NUMBERS OR ADDRESSES SHALL 8E PLACED ON ALL NEW AND EXISTING BUILDINGS IN SUCH A POSITION AS TO BE PLAINLY
VI518LE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY. NUMBERS SHALL CONTRAST W/ THEIR BACKGROUND.
TOTAL : =2,992 SQ.FT. 3. PROVIDE A BACKFLOW PREVENTION DEVICE-USC APPROVED DOUBLE CHECK VALVE ASSEMBLY FOR FIRE LINE. GENERAL CONTRACTOR
(*) 400 SQ. FT. ALLOWABLE FOR DETACHED GARAGES SHALL ENSURE THE DOUBLE VALVE ASSEMBLY FOR FIRE PROTECTION SHALL BE TESTED AND APPROVED BY A SAN MATEO COUNTY
ENVIRONMENTAL HEALTH APPROVED CONTRACTOR PRIOR TO SCHEDULING WATER DEPARTMENT FINAL.
4. A SCHEMATIC OF THE DOMESTIC/FIRE PROTECTION WATER LINE SHALL BE SHOWN ON THE SITE PLAN/CIVIL DRAWINGS PAGE OF THE
BUILDING PLANS. THIS SCHEMATIC SHALL DETAIL THE LINE FROM THE WATER METER TO STRUCTURE AND INDICIATE THE LOCATION OF.THE
DOUBLE BACKFLOW PREVENTION DEVICE ON THE FIRE PROTECTION LINE AFTER THE SPLIT BETWEEN DOMESTIC AND FIRE PROTECTION LINES.
5. FIRE FLOW SHALL MEET REQUIREMENTS OF CALIFORNIA FIRE CODE APPENDIX IIIA. FIRE FLOW FOR RESIDENTIAL BUILDINGS LESS THAN
3,600 SQ. FT. SHALL BE PROVIDED AT 1,000 GPM UNLESS PROTECTED BY AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER SYSTEM, THEN IT MAY
BE REDUCED BY 50%
6. MIN. 1" WATER METER REQUIRED.
SCOPE OF WORK
1. PROPOSED NEW SECOND FLOOR ADDITION TO (E) 1.5 STORY EUROPEAN STYLE HOME
2. NO WORK TO BE INCLUDED TO (E) RECENTLY UPGRADED DETACHED GARAGE
DEFERRED SUBMITALS
1 . SPRINKLER PLAN
2. GRADING PERMIT
VICINITY MAP
ZONING : R1
PLANNING APPROVAL
1. TBD
C�NSULTANTS
DESIGNER TITLE-24
FORM + ONE DESIGN NRG COMPLIANCE, WG i
CONTAQ: 71M RADUENZ P.O. BO% 3777 i
3841 24TH STREET, #A $AMA ROSA, CA 95402 I
$AN FRANCISCO, CA 94114 CONTACT: RICK ROCKLEwIR '
PHONE:415-819-0304 PHONE:707-237-6957
TIM@FORMONEDESIGN.COM SURVEY �
B & H SURVEYING, INC.
OwNER 901 wALTERMIRE ST '
MR. + MRS. PATRICK AITKEN gELMONT, CA 94002
I 1 E45T CAROL AVE. pHONE: 650.637.1590
� rave / oc i � Marble tJe BURLINGAMF :f�94010 i
� CONSTRUCTION HOURS STRBS�RA�
� Gypsum board ,�i Earth
� Plywood � �/'�ood 1. NO PERSON SHALL ERECT (INCLUDING EXCAVATION AND GRADING), DEMOLISH, ALTER OR EXTER 10 R FI N ISH ES
Steel REPAIR ANY BUILDING OR STRUCTURE OTHER THAN BETWEEN THE HOURS LISTED BELOW.
� Precas} �oncrete � CONSTRUCTION HOURS WALL FINISH: (E) STUCCO & WOOD DETAILING/
',',�� Rigid insulation WEEKDAYS: 7:00 A.M. - 7:00 P.M. OVERHANGS
SATURDAYS: 9:00 A.M. - 6:00 P.M. ROOF: (EJ ASPHALT COMP. SHINGLES (CLASS A)
GREEN BUILDING MEASURE � SUNDAYS AND HOLIDAYS: 10:00 A.M. - 6:00 P.M. WINDOWS: (N) WD. CLAD WINDOWS W. S.D.L.
CONSTRUCTION HOURS IN THE CITY PUBLIC RIGHT-OF-WAY ARE LIMITED TO WEEKDAYS AND UNITS BY SIERRA PACIFIC OR EQUAL
I. AN AUTOMATIC IRRIGATION SYSTEM CONTROLLER FOR LANDSC4PING WILL BE PROVIDED BY THE BUILDER AND INSTALLED AT TI1E NON-CTY HOLIDAYS BETWEEN 8:00 A.M. AND 5:00 P.M.
TIMEOFFINALINSPEC"fION.2013CGC �<.30<., DEFERRED SUBMITALS
2. A MINIMUM OF 60°�o OF THE NON� HAZ4RDOU5 CONSTRURION AND DEMOLITION WASTER GENERATED AT THE SITE WILL BE
DIVERTED TO AN OFFSRE RECYCLE, DIVERSION, OR SALVAGE FACILITY PER OTV OF BURLINGAME ORDINANCE � 7704 AND 2013
CGC§4.408 § HIDDEN CONDITION NOTES 1.FIRESPRINKLERS
3. AN OPERATION ANO MAINTENANCE MANUAL WILL BE PROVIDED TO iHE BUILDING OCGUPANT OR OWNER. 2013 CGC 4.410.1
4. UPON REOUEST, VERIFICATION OF COMPLIANCE WITH THIS CODE M.4Y WGIUDE CONSTRUClION DONMENTS, PLANS, 2. TRUSS�ES) IF REQUIRED
SPECIFICAT10N5, BUILDER OR INSTALLER CERTIFICATION, INSPERION REPORTS, OR OTHER MEfHODS ACCEPTABLE TO THE BUILDING 3. GRADING PERMIT (IF REQUIRED) �
DIVISION THAT WILL SHOW SUBSTANTIAL CONFORMANCE WITH THE ]013 CODE REOUIREMENT. 2013 CGC §703.7 1. Any hidden condiiions ihat require work to be performed beyond ihe stope of the building permii j
issued for ihese plans may require further City approvals including review by ihe Planning commission.
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1
MECHANICAL NOTES:
1. ALL WORK SHALL COMPIY WITH THE CALIFORNIA
MECHANICAL CODE (CMC) AND ALL APPLICABLE FEDERAL, $TATE
AND LOCAL CODES.
2. MECHANICAL CONTRACTOR TO ACCEPi SOLE
RESPONSIBILITY FOR PROPER DESIGN AND INSTALLATION OF
MEGHANICAL SYSTEM. SEE MECHANICAL DWGS. BY OTHER
FOR SPECIFIC INFORMATION.
3. MECHANICAL CONTRACTOR TO COORDINATE WITH
GENERAL CONTRACTOR TO DESIGN AND INSTALL SUITABLE
DISTRIBUTION SYSTEM PER TITLE 24. MECH. CONTRACTOR TO
FIELD VERIFY AND DETERMINE SIZE AND CONFIGURATION OF
DUCTS AND REGISTER. SEE SHEET INDEX FOR LOCATION Of
TITLE 24 CONFORMANCE WORKSHEETS AND ENERGY
COMPLIANCE NOTES WITHIN THIS SEf. HVAC DUCTS LOCATED
IN ATTIC SPACE SHALL BE PLACED AS CLOSE TO PERIMEfER AS
POSSIBIE 50 AS NOT TO INTERFERE WITH USEABLE ATTIC
STORAGE $PA�.
4. MECHANICAL L4VOUT SHOWN IS SCHEMATIC AND IS
SHOWN FOR DESIGN INTENT ONLY.
5. PROVIDE COMBUSTION AIR SUPPLY TO GAS FIRED
APPLIANCES BY COMBUSTION AIR DUQS PER (CMC) 8 CPC.
VERIFY DUC7 SIZE WITH MANUFARURER'S SPECIFICATIONS.
6. FURNACES OR BOILERS SMALL BE INSTALLED PER
MANUFACTURER'S SPECIFICATIONS AND SHALL MEEf THE
REOUIREMENTS OF THE CALIFORNIA MKHANICAL CODE (CMC)
7. PER CMC, COMBUSTION AIR DUCTS FROM THE ATTIC SHALL
BE LOCATED WITHIN THE UPPER AND LOWER 12 INCHES OF THE
ENCLOSURE. DUCTS SHALL BE SEPARATE AND SHALL NOT BE
OBSTRUCTED.
S. APPLIANCES DESIGNED TO BE FIXED IN POSITION SHALL BE
SECURELY FASTENED IN PLACE. SUPPORTS FOR APPLIANCES
SHALL BE DESIGNED AND CONSTRUCTED TO SUSTAIN VERTICAL
AND HORIZONTAL LOADS AS REQUIRED BY CMC. WATER
HEATERS TO BE SECURED WITH A MINIMUM OF 2 STRAPS, ONE
EACH TO BE LOCATED IN THE UPPER AND LOWER THIRD OF THE
UNIT.
9. UNDERCUT ALL INTERIOR DOOR5 (AS APPROPRIATE) FOR AIR
RETURN CIRCULATION TO VENTS, TYPICAL OF INTERIOR
CONDITIONED SPACES.
10. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TO
INSTALLATION.
71. ALL FIXTURES TO BE SELECTED (OR APPROVED) BY OWNER.
1 2. EXHAUST FANS IN L4UNDRY AND BATHROOMS MUST
CONNECT DIRECTLY TO THE OUTSIDE AND PROVIDE A
MINIMUM OF 5 AIR CHANGES PER HOUR. EXHAUST FAN VENTS
MUST TERMINATE A MINIMUM OF 3 FEET FROM ANY OPENINGS
INTO THE BUILDING AND BE PROVIDED WITH BACKDRAfT
DAMPERS.
13. AT NEW FORCED AIR FURNACE INSTALLATIONS PROVIDE 3'
MIN. WORKING SPACE ALONG EACH SIDE (WITH A TOTAL OF
AT LEAST 7 2" ON BOTH SIDES COMBINED), BACK AND TOP OF
FURNACE.
14. INSTALLATION INSTRUCTIONS FOR ALL LISTED EQUIPMENT
SHALL 8E PROVIDED TO THE FIELD INSPECTOR AT TIME OF
INSPEC710N.
PLUMBING NOTES:
1. VERIFY ALL FIXTURE LOCATIONS WITH OWNER PRIOR TO
INSTALLATION.
2. ALL FIXTURES TO BE SELECTED AND (OR APPROVED) BY
OWNERS.
3. ALl NEW WATER CLOSETS SHALL BE 1.28 GALLON�FLUSH
MAXIMUM.
4. NO DISHWASHER MACHINE $HALL BE DIRECTLY CONNECTED
TO A DRAINAGE $YSTEM OR FOOD DISPOSER WITHOUT THE
USE OF AN APPROVED AIR GAP FITTING ON THE DISCHARGE
SIDE OF THE DISHWASHING MACHINE. LISTED AIR-GAPS SHALL
BE INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE
FLOOD LEVEL OF SINK OR DRAINBOARD, WHICHEVER IS HIGHER
5. (E) 50 GALLON GAS WATER HEATER OR OPTION FOR
ON-DEMAND $YSTEM, CONFIRM WITH OWNER,
RECIPROCATING PUMP AS OPTION.
ELECTRICAL NOTES:
7. ALL WORK SHALL COMPLY WITH THE CALIFORNIA ELECTRIC
CODE (CECJ AND AlL APPLICABLE FEDERAL, STATE, AND LOCAL
CODES AND ORDINANCES.
2. PER CEC, ALL ELECTRICAL RECEP7ACLE5 INSTALLED AT CRAWL
SPACES AT OR BELOW GRADE, AND OUTDOORS SHALL HAVE
GROUND-FAULT CIRCUIT-INTERRUPTER (G.F.C.I.) PROTECTION.
ALL RECEPTACLES LOCATED IN BATHROOMS SHALL HAVE
GROUND-FAULT CIRCUIT INTERRUPTER (G.F.C.I.) PROTECTION.
3. SMOKE DETECTORS SHALL BE INSTALLED PER CBC. A
DETEC'fOR SHALL BE INSTALLED IN EACH SLEEPING ROOM AND
AT A POINT CENTRALLY LOCATED IN THE CORRIDOR OR AREA
GIVING ACCESS TO ROOMS USED FOR SLEEPING PURPOSES.
A DEfECTOR SHALL BE WSTALLED ON EACH LEVEL OF A
MULTI-STORY DWELLING, INCLUDING BASEMENT LEVELS. IN
SPLIT-LEVEL OR MULTI-LEVEL FLOORS, A SMOKE DETECTOR
SHALL 8E INSTALLED ON THE UPPER LEVEL, OR ON BOTH LEVELS
IF THE LOWER LEVEL CONTAINS SLEEPING AREAS. WHERE THE
CEILING HEIGHT OF A ROOM OPEN TO THE HALLWAY
SERVING THE BEDROOMS EXCEEDS THAT OF THE HALLWAY BY
24 INCHES, SMOKE DETECTORS SHALL BE INSTALIED IN THE
HALLWAY AND IN THE ADIACENT ROOM. DETECTORS SHALL
BE INSTALLED IN ACCORDANCE WITH APPROVED
MANUFACTURER'S INSTRUCTIONS. WHEN THE VALUATION OF
AN ADDITION OR REPAIR EXCEEDS $1,000.00, OR WHEN ONE
OR MORE SLEEPING ROOMS ARE ADDED OR CREATED IN AN
EXISTING DWELLING, THE ENTIRE DWELLING SHALL BE
PROVIDED WITH SMOKE DEfECTORS LOCATED AS REQUIRED
FOR NEW DWELLINGS. IN NEW CONSTRUCTION, REQUIRED
SMOKE DETECTORS SHALL RECEIVE THEIR PRIMARY POWER
FROM THE BUILDING WIRING WHEN SUCH WIRING IS SERVED
FROM A COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH
A BATTERY BACKUP. THE DEfECTOR SHALL EMIT A$IGNAL
WHEN THE BATfERIES ARE LOW. WIRING SHALL BE
PERMANENT AND WITHOUT A DISCONNECTING SWITCH
OTHER THAN THOSE REQUIRED FOR OVER CURRENT
PROTECTION. SMOKE DETECTORS MAY BE SOLELY BATfERY
OPERATED WHEN INSTALLED IN EXISTING BUILDINGS, OR IN
BUILDINGS WITHOUT COMMERCIAL POWER, OR IN BUILDINGS
WHICH UNDERGO ALTERATION, REPAIRS, OR ADDITIONS
REGULATED AS OUTLINED ABOVE.
4. TELEPHONE OUTLETS TO BE PREWIRED BY SUBCONTRACTOR.
CONTRACTOR TO COORDINATE AS RE�UIRED. VERIFY
LOCATION OF ALL TELEPHONE OUTLETS WITH OWNER PRIOR
TO INSTALLATION.
5. ELECTRICAL OPENINGS (SWITCHES, RECEPTACLES, ETC.) ON
OPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED
AT LEAST 24 INCHES APART.
6. PER CEC, RECEPTACLE SPACING SHALL NOT EXCEED 12 FEET
ME45URED HORIZONTALLY ALONG THE WALL.
7. PER CEC, AT LEAST ONE WALL SWITCH-CONTROLLED
LIGHTING OUTLEf SHALL BE INSTALLED IN EVERY HA81TA8LE
ROOM; IN BATHROOMS, HALLWAYS, STAIRWAYS, ATfACHED
GARAGES, AND DETACHED GARAGES WITH ELECfRICP,L
POWER, AND OUTDOOR ENTRANCES OR EXITS.
8. PER CEC, LIGHTING FIXTURES LOCATED WITHIN CLOTHES
CLOSETS SHALL BE MOUNTED ON THE WALL ABOVE THE DOOR
OR ON THE CEILING. CLEARANCES SHALL BE AS FOLLOWS:
A. SURFACE MOUNTED INCANDESCENT FIXTURES - 12 INCHES
B. SURfACE MOUNTED FLUORESCENT FIXTURES - b INCHES
9. ELECTRICAL CONTRACTOR RESPONSIBLE FOR PROVIDING
NECESSARY TEMPORARY POWER.
70. ELKTRICAL CONTRACTOR SHALL CONFIRM ADEQUACY OF
EXISTING ELECTRICJaL SERVICE TO PROPERTY. ELECTRICAL
CONTRACTOR SHALL DETERMINE AND ADD NEV✓ MAIN
AND/OR UPGRADE AS REOUIRED TO PROVIDE FOR A 50%
FUTURE CURRENT CAPACITY INCREASE. ELERRICAL SUB PANEL
TO 8E SIZED TO PROVIDE 20 %(OR 20), WHICHEVER IS LESS,
UNUSED (OPEN/SPARE) BREAKERS. VERIFY LOCATION WITH
OWNER AND DESIGN PROFESSIONAL
11. VERIFY ANY AND ALL LANDSCAPE LIGHTING AND
$WITCHES WITH OWNER PRIOR TO INSTALLATION OF ROUGH
ELECTRICP.L
12. ALL ELECTRICAL HANGING FIXTURES TO BE SELEC7ED AND
PURCHASED BY OWNER. VERIFY EXACT LOCATIONS WITH
OWNER PRIOR TO INSTALLATION.
13. ALL INCANDESCENT LIGHTING FIXTURE$ RECESSED INTO
INSULATED AREAS SHALL BE APPROVED FOR ZERO CLEARANCE
INSULATION COVER PER 2010 CALIFORNIA ENERGY CODE AND
RATED IC OR APPROVED EQUAL MEETING UL RATING OR OTHER
TESTING /RATING LABORATORIES RECOGNIZED BY THE ICC.
74. THIS DRAWIAIG IS FOR LAYOUT PURPOSES ONLY. NEW
ELECTRICAL SHALL BE DESIGN-BUILD. NEW ELECTRICAL WORK
SHALL BE DESIGNED AND BUILT IN ACCORDANCE WITH THE
NATIONAL ELECTRIC CODE AND APPLICABLE CODES, STANDARDS
AND REGULATIONS FOR BUILDING LIFE SAFETY, EMERGENCY,
EGRE55 AND NIGHT LIGHTING. ELEGTRICAL CONTRACTOR IS
RESPONSIBLE FOR OBTAINING SEPARATE PERMIT. ELECTRICAL
CONTRACTOR TO PROVIDE COMPLETE DESIGN-BUILD
ELEC7RICAL $YSTEM AS REQUIRED TO PROVIDE THE (NEW)
$ERVICE SHOWN (SCHEMATICALLY) ON THE DRAWINGS.
GENERAL NOTES:
ALL WORK SHALL COMPLY W/ THE 2013 EDITION OF THE CA.
BUILDING CODE AND ALL OTHER CODES AND REQUIREMENTS, IN
THEIR MOST RECENT EDITION INCLUDING THE FOLLOWING:
207 3 CALIFORNIA PLUMBING CODE
207 3 CALIFORNIA MECHANICAL CODE
2013 CALIFORNIA ELECTRICAL CODE
2. THE INTENTION OF THE CONSTRUC710N DOCUMENTS IS TO
INCLUDE ALL LABOR, MATERIAL, EQUIPMENT FACILITIES AND
TRANSPORTATION NKESSARY FOR A COMPLEfE AND PROPER
EXECUTION OF THE WORK IN AN ACCEPTABLE INDUSTRY'S
STANDARDS. CONTRACTOR IS TO OBTAIN ANY REQUIRED
PERMITS FOR THI$ OR HER WORK.
3.THE MIN. ACCEPTABLE QUALITY OF MATERIALS,
WORKMANSHIP, AND METHOD OF INSTALLATION SHALI MEET
THE FOLLOWING CRITERION: CONFORM TO THE AMERICAN
NATIONAL INSTITUTE $TANDARDS WHERE $UCH $TANDARDS
EXISTS.
4. CONTRACTOR SHALL PERFORM ALL ADDITIONAL ELECTRICAL,
PLUMBING, MID FIRE PROTKTION WORK REQUIRED BY THE
BUILDIN.G QEPARTMENT.
5. COWTRACTOR SHAIL VI51T SITE PRIOR TO SUBMISSION OP BID
TO REVIEW SCOPE OF WORK, DEMOLITION, EfC.
6. DO NOT SCALE DRAWINGS, CONTRACTOR $HALL VERIFY ALL
DIMENSIONS AND EXISTING CONDITIONS PRIOR TO STARTING
WORK. ANY DISCREPANCIES SHALL BE REPORTED TO THE
DESIGNER FOR REVIEW.
7. DIMENSIONS ARE TO FACE OF FRAMING, UNLESS OTHERWISE
NOTED, (U.O.N.)
8. DIMENSIONS NOTED CLEAR (CLR.) ARE NOT ADIUSTABLE
WITHOUT
APPROVAL FROM THE DESIGNER.
9. SAFETY MEASURES: AT ALL TIMES THE CONTRACTOR SHALL BE
$OLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS OF
THE JOB SITE INCLUDING $AFETY OF PERSONS AND PROPERTY.
10. CUTTING AND DEMOLITION SHALL BE DONE BY MEfHODS,
WHICH WILL AND WILL NOT JEOPARDIZE STRUCTURAL
INTEGRIN OF EXISTING CONSTRUCTION AND WILL NOT
DAMAGE PORTIONS TO REMAIN.
11. CONTRACTORS SHALL REMOVE, CUT, CAP, AND REPAIR, AS
NECESSARY, ANY UTILITES. INCLUDING BUT NOT LIMITED TO:
ELECTRICAL, MECHANICAL, PLUMBING, AND FIRE SPRINKLERS,
WHERE PARTITIONS ARE SCHEDULED FOR DEMOLITION OR ARE
NO LONGER OPERATIONAL OR IN SERVICE. ALL OTHER EXISTING
UTILITES ARE TO REMAIN FULLY OPERATIONAL
1 2. IN GENERAL, THE OWNER RESERVES THE RIGHT TO REfA1N
ALL MATERIALS AND EQUIPMENT REMOVED FROM THE PROJECT.
ANY ITEMS OR MATERIAL NOT DESIRED BY THE OWNER ARE TO
BE REMOVED FROM THE SITE BY THE CONTRACTOR AT
CONTRACTOR'S EXPENSE.
13.CONTRACTOR IS TO PROVIDE ALL NKE$$ARY DUST
PROTECTION AND/OR BARRICADING REQUIRED TO PROTECT
ADJACENT SPACES AND EXISTING FINISHES. CONTRACTOR OS
RESPONSIBLE TO REPAIR ANY DAMAGE$ CAUSED BV
CONTRACTOR OR THEIR SUB-CONTRACTORS.
14. PATCH AND REPAIR ANY DAMAGES TO FLOORS, WALLS,
CEILINGS, HARDWARE, FIXTURES, WINDOWS, EfC. AS A
RESULT OF THE DEMOLITIOM PROCE55. MATCH EXISTING
ADIACENT FINISHES AS CLOSELY AS POSSIBLE.
15. IF ANY QUESTION$ ARISE TO THE INSTAL�ATION OF ANY
MATERIALS AND/OR EQUIPMENT, OR WITH THE
CONSTRUCTION DOCUMENTS, THE CONTRACTOR SHALL
CLARIFY THE QUESTIONS W/ THE DESIGNER BEFORE
PROCEEDING. NO SUBSTITUTIONS SHALL BE MADE W/O THE
DESIGNERS AND OR OWNERS APPROVAL
16. TOTAI THICKNE55 OF NEVJ WALLS SHALLMP.TCH THAT
OF ADJACENT WALLS.
17. THE CONTRACTOR SHALL DO ALL CUTfING, fITTING, OR
PATCHING OF WORK THAT MAY BE REQUIRED TO MAKE ITS
PARTS FIT TOGETHER PROPERLY AND SHALL NOT ENDANGER
ANY OTHER WORK BY CUTTING, EXCAVATION, OR
OTHERWISE ALTERING THE TOTAL WORK OR ANY PART OF
IT. ALL PATCHING REPAIRING, AND REPLACING OF
MATERIALS AND SURFACES, CUT OR DAMAGE IN EXKUTION
OF WORK, SHALL BE DONE W/ APPLICABLE MATERIALS SO
THAT SURFACES REPLACED WILL, UPON COMPLEfION,
MATCFi SURROUNDING SIMILAR SURFACES.
18. ALL WORK SHALL BE SCHEDULED AND PERFORMED $O
AS NOT TO DISTURB ANY OTHER TENANTS IN THE BUILDING.
ANY WORK THAT WILL DISTURB ANOTHER TENANT, ABOVE
OR BELOW, OR IN THE FLOOR , SHALL BE PERFORMED MOST
EXPEDITIOUSLY AND THE DISTURBED TENANT SHALL HAVE
FULL USE OF THE PREMISE.
19. ALL TRADES SHALL FURNISH ALL LABOR, EQUIPMENT,
MATERIALS, AND PERFORM ALL NECESSARY, INDICATED,
REASONABLY INFERRED OR REQUIRED BY ANY CODE W/
JURISDICTION TO COMPLETE THEIR SCOPE OF WORK FOR A
COMPLETE AND PROPER FINISHED JOB. ANY CUSTOMARY
AND NECESSARY ITEMS WHICH ARE REASONABLY IMPLIED
AND REQUIRED TO COMPLETE PROPERLY THE WORK
OUTLINED SNALL BE WGNISNED, EVEN IF NOT SPKIFICALLY
SHOWN ON THE DRAWINGS OR MENTIONED IN THE
SPECIFICATION.
20. CONTRACTOR IS RESPONSIBLE FOR ALL CONSTRUCTION
CLEAN-UP, DURING AND FINAL.
21. THE AMERICANS WITH DISABILITIES ART (ADA) IS SUBJECT
TO VARIOUS AND POSSIBLY CONTRADICTORY
INTERPRETATIONS. THESE PLANS AND ANY ACCOMPANYING
SPKIFICATIONS ("PLANS") REPRESENT THE DESIGNER'S
OPINION REGARDING ITS INTERPRETATION OF THE ADA AS IT
APPLIES TO THE SUBJECT PROJECT. IT IS NOT IN ANY WAY A
WARRANTY OR GUARANTEE THAT SAID PLANS COMPLY
WITH ANY OR ALL POSSIBLE INTERPRETATIONS OF THE ADA
BY OTHERS.
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_ DesignedOwner A�ent � Mr. & Mrs. AITKEN
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--' TYPIGRITYENVICECONNECi70M TYPICALRES�FNTWLWATERSERVICE77EfA<
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TYPICAL WATER SERVICE DETAILS �
Scale: NA Scale: NA
Public Works Conditions of Issuance of Building Permit Public Works Comments
CONDITIONS OF APPROVAL
TO BE DETERMINED
Scale: NA
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s�t� �a���t� �r�ut���vt�����
Water Pollution
Prevention Progra m
Clean Water. H�ai�ihy �c�rEoerra���aita�.
Canstruction Best Management Practices (BMPs)
Consn ucti�n projects are required to iinplement the stormwater best rr�atiag�ment praetic�s (BMP} on this page, as
they apply to your praject, all y�ar 1ong.
�'Taterials & Vb'aste A�lanagement
Non-Hazurdous n4aterials
❑ Benn and cover stockpiles of sand, diri or other eons#ructien �iate�ial
�cith tarps �+hen rain is ('orecast or iCnoi activeh being used :�itivn
1-} C�cIVS.
❑ Lise (but doa'L overusej reclxuned �+�ater far dust ca�ih�ol.
Hazxrdi>us i�lateri:ds
❑ L.�bel all hazardous mutenals and hazardous c�aa-tes (suoh as
pesticides; pai�it;; thiuners, sohents, fi�ei, oil, and anrifreeze) in
ac;,ord�ice widi cin, couun�, state aud Feder:rl regulations.
U Store hazardo�is materials and �� astes in water tight containers. stare
in appropriate secondan contaieunenl, and cuv�r tl��m at tlie �nd nf
e��ery ��ork dav or during ccet i�eatl�er or �slien raiu is forecast.
� Follo�� manuEacturer's appGcation instructions for hazardous
materials and be carei'ul not to use more thau ne�ssan. Do not
apply chcmi�als uutdoors svhen raui is forzcast «itlun 24 hours.
❑ An•ange fur appropriaic disposal of' a(1 hazardous wastes.
Wa51e Mxnsgemeot
� Co��er ��astc disposal coniainers securel5 tii-ith tarps at the end af
e�ery uork day and durin; wet weather.
J Clrecic Haste dispostil eontainers frec�uencly for leaks and Co m�l:e
siue dic} arc not o� erGlled. Never liose down a dwnpster on die
const�uction sitc.
7 Clean or replacc p�rtable toilets, and ins�x:ct them frequenUy for
leaks and spills.
❑ Disp�se of all wastes and debns properl�. Recpcle matenals and
�3�astes that oan 6c rccycled (such as asplialt, concrete, a�grcgate uase
materials. nood, e�p bnard, pipe, e1c.)
U Dispose of liquid residues fiom parnks. thimlers. solvents. glues. and
cleauing lluid� ns liazardous was[e.
Construction Eutrnnces and Perimeter
❑ Establish and main4iin efFecti�e periuxeter conUols and slabilizz atl
construcriou entranecs uid cxits to suffici�ntty control erosion and
sedimem dischar�es from s3te and tracking off siTe.
7 Sweep or vacimm am strcei tiaching imm�diately and secure
sedit3icnt soarce to pre� ent fi�rther ¢racki�ig. Ne�er liose do�em shtets
to clean up Irackim�.
Equipmeat Nlanagement &
Spiil Control
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Ylaintenance and PNc�l:in�
❑➢�sinmiaYe an a�ex, fiCted �viili ap�ropri�te BMP4, for
cehicle and equipment park'rng aud storage.
rJ Peiiurm m�jor maintenancc, repairjobs, and vehicle
and �uiinnznt �rashiu� off site.
❑ li'refueling or ieliicle rnaintznvice must be done
ousite; c�ork in a bernied'area a�+'ay from storm drain;
and over a drip pan or drop clat!is big enough to collect
fluids. Recycle or dispose of fluids as h��:irdous �caste.
❑ IC veliicle or eyuipment cleanu�g must be done onsite.
cleai� ��ith c4ater <mlv in a l�ermed �rea tliat �� ill not
alle« rinse water lu ruu mto gutters, streets, stonn
draists, or surFace �iaters.
❑ llo not clean vehicle or equipmem onsite using soaps;
sofs�nt�l, degrzasars; or steam cleaning equipment.
Spill Pretientian and ConKeol
O Ketp spill eleauu�� ntaferials (e.g., rags, absorbant�s and
cai litterj a� ailable at the constniction site at all times.
❑ Insge+:t �ei�icles a�id equipment frequenll} Tor and
cepair leaks l�romptlf. Use drip pans to catch leaks
unul repairs are mede
❑ Ciean itp spills or leaks immadiatel� and dispuse oC
cleanup ntatenlls �roperly.
❑ D� not hose dot�n s�utaces where 8uids lu��e spilled.
lise dre cleanup metl7als (absorbent materials, cat
litter, ancUoe ragsj.
�7 Sweep up spil]ecI dn� macerials immeda�tek. Do not
tn� to w°asli thern atcay �i�ith �iater, or btu} them.
❑ C:lean up spills on dut areas b}� cligging up and
properl} disposing of contvninated soi(.
❑ Reporisignifcantspills immediafeh. Pou are required
by la��� to report all sigiuficant rcleases of ]iaznrdaus
materials, including oil. To re�ori a spill: 1) Dial 911
or gour loe�l en�eroency response number, 2) C tll d�e
Go�emor's C7ffice oi Emergtncp Sen ices Waming
Center, (S00) Ri2-iii0 (24 hom�s).
Earthmoving
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❑ Schedule a�adv�g and escavatiot� F�r�rk
during dn� weat�er.
❑ Stabilize all denuded areas. u�tall and
mautta'vi [ein}wrarp erosion eontmis (such
as erosion control fabric or hondeti fiber
mahix) until vagetaYion is establishecl.
❑ Remo��z existuig vegetation ox�le ��hen
absolutel�' necessan, and seed or plant
aegetation for erosion control on slo�es
or r�here consLruction is noi imrnediately
planued.
❑ Prevent sedimen[ iiam migraEiixg oFfsite
and protect storm drain uilets, Sn�tieis.
ditches, and drainage eour;e; b� installing
aod mainlau�ing appropriate B�Ps. such
ns Gber rolls. silt fencas, sedimenl basins,
gra�el ha�s, benns, elc.
❑ keep eaca�ated soil orr site and trarsfer it
to dmnp truclis on site, not in the sueets.
ntaminate Suils
Co d
❑ If atip of tl�e folloccing conditi�ns are
abserved, fest fpr contamu�ation and
contact die Re�ioval Water Quality
Cuntrol Board:
- Uuusual soil condi[ions, dtsceloration,
or odor.
- Aban�oned under�round tanks.
- Abandoned tivells
- Buried barrels, debris, or trash.
Paving/:�sphalt i�'ork
CI �ioid palmg aud seal coaring iu wct
weatl�er Qr sihen rain is t'orecas�, to
�rc� ent inateriais tliat l�ave not cured
from eoutactin� storni�4��ler ruuoff.
❑ Covcr sConn drain iulets and manitoles
�yhan appi} in� seal �oat, tack coat, slum
SE81, t4� S2�., eLC.
❑ C:ollect and recpcle or ap}�ropriatcl}�
dis�wse of excess ubrasivc �ravel or sand.
D� N01' sweep or �vash il into �niriers.
❑ Do not use water to tivash down fi-esli
asphalt concreie pAvement.
Sn��cutting & AsphultiConcrete Remo�°ul
Q Protekt uenrby stonn draiu inlets �vlien
sau cutting. Lise fitter fabric, catch basin
inlzt filtzrs, or �rava] blgs to keep slum
out of Che sTami drain sYstem.
❑ 5hocet, abosor6, or �aciuun sa�a-cut
slurn' and dispose c�f all waste as soon
as �ou axe finisiied in one locadcm or flt
flie end of ea�h work ilay (�ihichc�er is
saoner!).
❑ Lf sa�ccut slum entars a catch basiu, clean
it up imme�iately.
Concrete, Grout & �iortar
,�pplication
❑ Stora concrete_ �,rout �uid mortar �is�°a}.
1'rom stonn drains ur �+aten�a�s, and o❑
pallels under eover ta protect then� fiam
raui, rm�off, and cvind.
❑ �b'ash out concaeee equipmenUtrucks
offsite or in a dc;siguated «ashout
area, � hcre the �i•ater wili ftoc� into a
tempurah was�e pit, and in a manuer
fliat wil! precent leaclung inta die
wtderlruia soil or afito surrounding areas.
Let concrete hsrden and cfispose of as
g�rbdge.
❑ \4'hen wasliing zsposed aggregaYe,
prc�•en; «�aslicvater from enteiin� stont�
drau�s. Block am inleis a�id �acuum
gutters, hose �vnsh�cater onto dirt areas, ar
drain onto a benned surface to lr pumped
and disposed of properl}.
Landscaping „�
���
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❑ Protect stockpiled landzcapuig materials
Gom ti�ind sjnd rain by storing iliem mider
liirps all year-round.
❑ Stack bagged material on p�llets and
undzr co� er.
❑ Discontinue applicatlon of any erodible
landscape malerial �a�iLtun 2 days before a
Corecasf rain e� ent or durin� r�e[ c�ealher.
Pain#ing & paint Removal
Fainting Cleanup and Remavul
CI Never clean bnishes nr rinse paint
containers into a sheet gutter, stomi
drain, or stream.
l7 For .c atrr-based panus, paiut out bnishes
to tl;e e�tiznt possible, and rinse into a
ciraiu that goe, to �lie s�it:u�� se�i•er.
l�ever pour painf dotivn a stonn drain.
❑ For oil=baszd paints, paint on� brushes to
the estent possible and clean �>�th diuuier
ar ,����ent m a proper container. Filtez and
reuse thituiazs and soh-ents. llisEwse of
�scess lic�iids as h�zardous wr+ste.
C� Paint chips �utd dust from nan-liazardous
drF strippaig aird sand blasting may Ue
srvept up o� eoliecte�i in plas6ic drop
clodts antj dtsposed of as trash.
❑ Chemical painT strip�iu� rzsiduz and chips
aud dnst from marine painLs a' paiuts
contauung taad; mercun, or tn6uh lt'vi
must be disposed of as harardous tiva5te.
Leac[ based paint re�uoval requires a state-
ce�tified contra�tor.
Devvatering
❑ Discharges of eronndnater or capu�red
runoff from cls�i ateriiag eperarions miut
be propeil} rnanaged euid disposed. When
pussible send cle«�aterut� disc}t�uge tu
landse:a�cl area or c;,niiary se�;er. IP
dischargi��g ta ihe sanitan se�+�er call coiu
local rraste�vaier trz tm n 1• i
a e tp�t.
❑ Di�ert run-on ivater from offsite away
from all distua•bed area>.
i� 6llien dewateiiug, notsfi aud obtaui
approv°al from the local tnntucipalitc
before discha� gina �. ater to a>treet gutter
or storm drain. Filtratio�i or di��ersion
dvough a basiit. ttuilc, or sediment tr�p
inaq beraq�urcd.
� In areas of kno+�n or s�spected
contaminalion, call }•our In:al agency to
deter,nlne +vhether t3ie eround �vater must
be tested. Pwnped ground��atar ma� need
[o be ec�lteaYed and 1�ai�led aff-site for
lreatnient and proper dispoaal.
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s�� era�«s�o, cx =qiia
?h: 415.819.03Q?
E-maii: T_raeow�ordenzsicv.wn
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DESIGN ■ PLANNING
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Scaie: N.T.S.
�ETAILS
APN = 028-302-I60
LOT SIZE: 6,000 50. Ff.
FAR = INTERIOR LOT W/ DEfACHED GARAGE
�LOT SIZE X.32) + I,100 8 400 FOR GARAGE = MAX FAR
(6,000 X.32) + 1,100 = MAX FAR +q00 SQ. Ff. FOR GARAGE
(1,920� + 1,100 = 3,020 + 400 SQ. Ff. FOR GARAGE
LOT COVERAGE _
= LOT WIDTH %.4 = MAX LOT COVERAGE
6,000 %.4 = 2,400 SQ.Ff.
� �
�- NEW FLOOR ARE4 i �.. I= COMPLEtE REMODEL ARE4 `; -.! = AREA OF STAIRS
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E. 335 SQ_FT� ; �/ !
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SQ. T�� _; �^
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PROPOSED MAIN FLOOR FAR
LOT COVERAGE
FAR
LOCATION 5� �:
A lP�
B 4a
C ii
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� F ��
FP. � FiaEvucc
EVJ. ]5 ENiFY W4lXWAY
SUBTOiAL I,]e<
� DG ZIS DEfnCM�GARAGEiNOWORKI
�
CP I BS - 'f COVFRFD PORCH INO WORK
� a00
TOTAL 2,164 50. Ff 2,400 SG.Ff. LOT COVERAGE
� � B. 44 SQ.FT.
Scale: lld" = I'-0"
- --,. _-- -- -- --- 12'-10 1 /2" ...
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_ H: 89 ��' ������>��� J. 759��"SQ.FT�. �'� �,;
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PROPOSED SECOND FLOOR FAR �
Scalz: 1/4" = 1' 0" FAR
COMPLETE FAR
FAR
LOUTION SQ. FT.: ErnacKs:
A Z9J
B
C ti
� D 966
O
E 3as
- F 33
FP. ] SQ.R.FOR FlREPLICE
EW. �5 SQ. iT. FOR ENiRY WAIKWAY
$UBTOTAI 1,586
G z<
p H av
� I 111
rv1 J59
K �18
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M I]8
$UBTOTAL 1.306
�j DG ZIS 'E DElRCHEDGARAGE NO WORk
� CP IBS IE'� COVERED PORCN INO wORK;
�
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TOTAL 2,992 SQ. Ff 3,020 MAX ALLOWABLE 50. FT.
400 50. FT. FOR DETACHED GARAGE
10� 3,� � �� ���
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�' CP. 185 � DG. 215 N,
� I SQ.FT. I SQ.FT. M P�'
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AS BUILT GARAGE ; I
NO \VORK Scale: 114" = l'-0" F�
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Francisco, CA 941:4
P; : 915. Bi9.0304
c eail' i?Ma,FOAMON^cDESIGN.CGM
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DESIGN ■ PLANNING
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Sheet
Sca1e: Sze Details
e
NOTES
ASSESSOR PARCEL NUMBER: 028-302-160
ZONING: R 1
PRIVATE EASEMENTS: NONE
PUBLIC EASEMENTS: NONE
STREET TREES
1. PROTECT ALL STREET TREES DURING CONSTRUCTION
2. STANDARD TREE PROTECTION MEASURES WILL BE INSTALLED FOR THE EXISTING REDWOOD TREE AND
INSPECTED BY THE CITY ARBORIST PRIOR TO DEMOLITION OR CONSTRURION ON SITE.
GENERAL NOTES & SCOPE
1. PROTECT ALL EXI TIN P N
S G LANDSCA I G AND TREES DURING C N TR TI N CONSULT ARBORIST AS RE UIRED.
O 5 UC O, Q
2. IE) $PRINKLER SYSTEM TO REMAIN
3. �E) DRIVEWAY TO REMAIN, (PROTECT W/ PLYWOOD) FOR CONSTRUCTION VEHICLES
4. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BE REMOVED WITHOUT A PROTECTED TREE
PERMIT FROM THE PARKS DIVISION �558-7330) NO TREES ARE TO BE REMOVED FOR THIS PROJECT.
5. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REOUIRED SINCE LANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON
PLANS.
6. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATER DRAINAGE DURING CONSTRUCTION. CGC
4.106.2 & CGC 4.106.3
FAR CALCULATIONS
FAR = INTERIOR LOT W/ DETACHED GARAGE
(LOT SIZE K.32) + 1,100 & 400 FOR GARAGE = MAX FAR
(6,000 X.32) + 1,100 = MAX FAR + 400 SQ. FT. FOR GARAGE
(1,920) + 1,100 = 3,020 + 400 SQ. FT. FOR GARAGE
FAR
IOCATION 50. Ff.:
A ]9)
B a
C i�
� D vea
O
E ]�5 -
� F aa -
FP. . ; SQ. FT. FOR FIREPUCE
EW. . ]5 50. FT. FOR ENiRT WqLKWAY
$UBTOTAL I 686
G �s
p H 91
° i ��� _
ry1 ile
K n
L 120
M ]59
SUBTOTAI I.193
� DG ]15 iE �ElPCHED GARAGE iNO WORNI
� CP I85 . �E COVERED FORCH NO WORK
� aoo
TOTAL 2,979 5Q. Ff
TOP OF CURB SURVEY
, . _.._ r _.;1,-. __ ,_..�ICF,�-..
102.47-[�98.88+98.81+100+100.2) /4] M'n. 3' di4f
102.47-(397.89/4] M'n. 3' d'ff.
102.47 [99.47] = M'n. 3 diff
3 0"= M'n. 3' diff.
08.91
psa ee
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C�iF.r,FL`:� .._a --�f�Q20
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r—" 1�0.27 f pg,98>.i' . :,1�'.:;::.r
�04�3
PUBLIC WORKS
1. IF GRADING PERMIT REQUIRED ONE WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.
2. NO TREES OVER 48" CIRCUMFERENCE WILL BE REMOVED.
3. DRAINAGE SYSTEM REQUIRED FOR STORM WATER
.��
,TREE LEGEND
NUMBER LOCATION VARIETAL BO%SIZE GROVJTHRATE
t 1 FRONi YARD LEF(� CHERRT FIUM ]<" BOX MOOEPATE
'-s2 FRONTVARD (RIG1?I CHERRYPIUM ]4'BOX MOOFAATE
t3 RfnRYARD MI�DLE� CRAPEMYRRE �6'BOX MOOFRATE
REDWOOD TREE
NEIGHBOR
�
21• 4" `
(N) 36" TREE BO%
• • • •
-WOOD'r CE ^-� OCATION r3
' � � � • • \ I' ' "'( C � (CRAPE MRYTLE TI
�� ��� � �� � �
\ -i '' � 1 r _ r PARK � i �NO W RIC) m m:
- � � �- � II (NO�� ORK�I ; \ � I � N.
-'�
�AISED ANT R _� g' 0` I� 8�.0{ - ' O
_� I I n
F
h
1 _ 'n �
�1�� 7_ _� _��_ I/ 1011 I ! 10 �� LL � I
- �,i�. ' i I 1 \I � I-�/-- 7 I o�I �
� � ��I 1 I 1 � t—
� i �r -�-. — _, �y----�I �-- 1 -
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h : L -- - --- 1--- J - �
_ �� `
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.� �� � .._ ,. :.:; �..'." '. . .'.�.r�� .'..`_- ." - - '�.. • �o
� I ' .- '_7__ `�—� � WATERMEfER
� I � In� . "' : I ::: � :'-I.' � ' . � �_ � � (E) REDWOOD TREE
'�� �J-" [ ' _ _ � ` DIMENSION FROM (PROTECf�
I = --�—'� \I - �- • 1 ST FLR SETBACK Z
� -� � TO iHE E%ISTING
i� - � '
� � L �T � � 15f FLR
�u� I ' � - DIMENSION FRO
� } I� - � � � . " _ - . � �� 2ND FLR SETBA� I
�� � 4l�_� —, '� � �_ - TO THE E%ISfING q�L lA CAPE TO
• I'+ I L-.— ' ' ' , �- -� 2ND FLR REMAI �PROTECT�
��� I� I �-� �6.� j \ �"'WN (E) TREE, TO BE �
i. J r-. -� --f a' �. �- � REMOVED FOR
{ t . . ' • . .. I. . V i PL4NNING
zI J r� f _�� _� ���� .", •• - . I. .'�I' APPROVALOF �
61 I :T— � -'�� _ � � � COHG - , . . � � BACKUP SPACE
�-1—_i-'- .__ ___ �__ � I
� � � _; � P -_� .. __ . �
I {��y�}�LL _ _' --� � • , 4 . (E) NEIGHBOR TREES�
�III I . ... � � I.
MEASUREMENT 2ND FLR —
�� - L J�---- -- � � F MEASUREMENT 75f FLR—
i�'.«..'_' � �.� R r _ �`, i • I '.�.
I N ���. t��.� .... �,� I PRO RTY LINE �N) D.S.
+ , _
I .i PE
6 7 1,2i :° '�_.t, I .� �-i NP. �N) HARD LWE
� ��� ' 1 - GRq�JEL ,- DRAINAGE SYSfEM
I . ! ' qRIV�NAY .
� _ G '
b � � 'I
I _- 3 __ I
I �_ �y ' I (E�GATE
(E) GA$ MEfER MEASUREMENT 2ND FlR
I
, _ I w
O. N $In � � �, vl
� ^ ��M . . � . � �
. Z o rioo�ou�we - 9'-6t
-� 3 ,; lE) D.S.
_______ , �a
IW SINGLE FAMILY .�K -- _ - � I�
W� I� TWO STORY HOME � I WA�KWAY � �
- - �� � �
� �Rii —�t ��
� 8'-Oj
- 1 DRIVE AY. ��„
(E) ELECT.�� ,� I � �Y4 n.z _ . ��� �E) ELECT. MEfER
MEfER �'. � } F'.: �-
� � � .. z¢.D"sec na-S o s a cF � ' � � ; t.
' � �' I _. _ - �. _ (EJ C NC i I
E I� 'j�`x , i� ��- i. DRIV AY
I �.
� �� � ��5 O�I�STO YSEi9ACK _ ��",�� Ay . _ J
A I � � .4�-`0�
�I �-1 . � . � _
I I
i �'
` �( � �'WN A .. `' l LANDSCAPE TO
' �+� ' O ' QREMAIN (PROTECT)
,��� . - � '
�I � _ �. ,' . � . . _' � � 'TREEBOX
� ' ` -I LOCATION;YI
-� ' � _ SOO' ' ' ' I � - I � � (CHERRYPLUMTREEI
97 �N, � • !�!�� L� .�T` _ 100.00 i , � 9
� .� I _ '
��. '. SIDEWALK �... . - . ' '..
- 'v - '�, . i '��.
,. mo .' ' �. � n ��..
4n�r _ ',p,,�,n(� NG � I���.
� L ��v'nu \ �� _ I�� �,._�/��I . ___
(E) WATE i �EDGE OF CURB
�E) SEWE TREE
QEAN OUT /%
�E� PALM J
TREE
EAST CAROL AVE.
\,1�� ia
k
` 71_;52 .._1 � s ..._. � `..
` � � PL itt • .
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' � i i� P/i/� �
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��E) NEIGHBOR TREES
i IE� WOOD FENCE
� Z� -4I F—+
• I • _ /�
•• ,�• I I /Z\
P RK �., (NO W R �i
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�
.
(E) SJATER MEfER
DMENSIONFROM -
1 ST FLR SETBACK �
TO THE PROPOSED
1 ST FLR
DIMENSION FROM
„I 2ND FLR SEfBACK Z
TO THEPROPOSED
�II 2ND FLR
—(N) PAVERS (DRIVEWAY)
AS REQUIRED BY PL4NNING
DEPARTMENT OR HOLLYWO00
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SALVAGE NOTES:
1. SALVAGE AND RE-PURPOSE AS MUCH MAi£RIALS AS P05516LE
I. RECYCLE AS MUCH WMBHt AND MISC ITEMS AS POSSBLE.
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San Fra^.cisco, CR 94114
Ph: 915.?19.0304
G-ma.l: TIM@F02MO�G�ESIGN.COI9
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RELATED CODE REQUIREMENTS: (EGRESS)
1. EGRE55 WINDOWS SHALL HAVE A MIN. NEf QEAR OPERABLE ARE4 OF 5J
SQUARE FEEf.
2. THE MINIMUM NET CLEAR WIDTH DIMENSION SHALL BE 20"
3. THE MINIMUM NET QEAR OPENING HEIGHT DIMENSION SHALL BE 24"
201 3 CODE REQUIREMENTS: (PLUMBING)
I. REOUIRES NON-GOMPUANT PLUMBING FI%TURES TO BE REPL4GED BY
WATER-CONSERVING PLUMBING FI%TURFS WHEN A PROPERTY IS
UNDERGOING ALTERATIONS OR IMPRO�EMENTS. THIS LAW APPLIES TO ALL
RESIDENTIAL AN� COhVAERCIAL PROPORTY BUILT PRIOR TO IANUARY 1, 1994.
DEfAILS CAN BE FOUND AT
HTfP:%; LEGINFO.CA.GOV �PUB/09-10i BILI/SEN%5B0401-0450,/58407 BILL
�0091011 CHAPTERED.HTML.
2. PER CALIFORNIA GIVIL CODE ARTICLE 1 701.4 AND CAL GREEN SECTION
301.1,FOR ALl BUILDING ALTERATIONS OR IMPROVEMENTS TO A SINGLE
FAMILY RESIDENTIAL PROPERTY, EXISTING PLUMBING FII(TURES IN TME ENTIRE
HOUSE TMAT DO NOT MEEf COMPLIANT FLOW RATES WRL NEED TO BE
UPGRADED. WATER CLOSEfS WITH A FLOW R.4TE EXCE55 OF I b GPF WILL
NEED TO BE REPLAGED WRM W.0 Wi A MAX. FLOW RATE OF 7.28 GPF.
SMOWER HEADS `/�% A FLOW RATE GRE4TER THAN 2.5 GGM WILL NEED TO BE
REPL4CED W%A A1P.X. 2.0 GPM $HOWER MEAD. L4VATORY & KRCHEN
FAUCETS Wj A FLOW RATE GREATER THAN 2.� GPM WILL NEED TO BE
REPLACED W: A FAUCEf W;' MAX. FLOW RATE OF 1.5 GPM I,OR 1.8 GPM FOR
KITCHEN FAUCETS�
RELATED CODE REQUIREMENTS: (BATHS) (CONT.):
PLUMBING:
- SHOWER MUST BE PROVIDED Wj TEMPERATURE CONTROL IANIT-SCALDj TYPE
VALVE TOILEfS MUST HAVE A MIN. CLE4R SPACE OF 30" WIDE, 8 24" CLE4R
SPACE IN FRONT. IF NEW, TOIlEfS MUST BE WATER CONSERVING 1.28
GALLON. SHOWER DOOR$ SHALI OPEN OUTWARD AND SHALL BE A MIN. 22"
WIDE, THE SHOWERME4D CANNOT DISCMARGE DIRECTLY AT ENTRANCE. ALL
SHO W ER COMPARTMENTS, REGARDLESS OF St1APE,
MUST BE CAPABLE OF ENCOMPASSING A 30" CIRCLE. JOB-FORMED SHOWER
PAN LINER MUST SIOGE 1" PER FOOT TO WEEP HOLES IN DRAIN, AND BE
INSPECTED UNDER TEST PRIOR TO COVERING.
-ALL NON COMPLIAM PLUMBING FIXTURES WILL 8E REPL4CED BY
WATER-CONSERVING PWMBING FIXTURES PER CODE.
RELATED CODE REQUIREMENTS: (BATHS) (CONT.):
BUILDING:
- SHOWER WALL SHALL BE FINISHED TO A HEIGHT 72" ABOVE THE DRAIN INLEf
WITH MATERIAL THAT IS NOT AFFECTED BY MOISTURE. GREEN BD. CANNOT BE
USED AS A BACKER FOR NJnSTIC TILE WHERE IT WIIL BE E%POSED TO
SPtASHING WATER AND IS NOT ALLOWED ON CEIlINGS.
CEMENT BOARD WITH A MOISTURE BARRIER AND CORROSION-RESISTANT
FASTENERS IS AN APPROPRIATE BACKING MATERIAL IN WEf LOCATIONS. MIN.
CEILING HEIGNT FOR ALL BATHROOM5157'-0". SAFEfY GL4ZING IS
REQUIRED FOR WINDOw51N TUB OR SHOWER LOCATIONS WMERE THE
BOTTOM EDGE OF GLA55 IS lESS THAN 5�-0" ABOVE THE DRAM. AS PART OF
REMODEL SMOKE DETECTORS WILL BE REQUIRED IN ALL BEDROOMS,
ADJOINING F1ALl, AND AT E4CH LEVEL PER THE BUILDING CODE.
RELATED CODE REQUIREMENTS: (BATHS)(CONT.)
ELECTRICAL
- R IS REQUIRED TO HAVE AT LEAST ONE RECEPTACLE WITHIN 3-FEET OF THE
OUTSIDE EDGE OF EACH BASIN, THIS RECEPTACLE AND ANY OTHERS LOCATED
WITHIN THE BATHROOM MUST BE GFCI PROTECTED.
- A SEPARATE 70-AMP CIRCUIT IS REQUIRED TO SUPPLY BATHROOM OUTLEfS
ONLY, OR A SINGLE BATHROOM.
- LIGHTING WILL BE RE�UIRED TO BE HIGH EFFICACY OR CONTROILED BY A
MANUALON OCCUPANT
SENSOR SWITCH. �TYPICALLY HIGH EFFICACY UGHT FIXTURES ARE PIN BASE
FLUORESCENT WITN ELECTRONIC BALL45T.
MECHANICAL
- A FAN CONNECTED TO THE OUTSIDE C4N BE PROVIDED, FAN E%HAUST
SHOULD BE 3-FEET FROM BUILDING OPENINGS AND PROPERTY LINES.
BE INSPECTED UNDER TEST PRIOR TO COVERING.
INSULATION: (See Title-24 For Min.)
1. ALL E%TERIOR 2%6 WALLS: R-21 BATT IN511LATION
2. ALL EXTERIOR 2%4 WALLS: R-15 BATT INSULATION
3. ALL CEIIINGS TO RECEIVE R-32 MIN. INSULATION,
BLOWN IN PREFERRED.
4. ALL UNDER FLOOR TO RECEIVE R-19 BATT WSULATION
5. ALL BATHROOMS, LAUNDRY ROOMS, TO RECEIVE SOUND
BATT, INSULATION, TYPICAI.
GENERAL NOTES:
1. PRO`/IDE 30' MIN CLE4R WIDTM, 15" ON BOTH SIDES FROM CENTERLINE OF
W.C.) AND 74" CLEARANCE IN FRONT OF THE W.0 PER CPC 4025
2. PROVIDE MIN. SHO`/�ER AREA 1024 SQ MCHES, C4PABLE OF
ENCOMPASSING A 30 CIRQE SEE PLANS PER CPC 40B 6
3. TEMPERED GIAZING, TYP. AT ALL DOORS AND REQUIRED 8Y CODE
� 4. �E) FIREPLACE �N) GAS INSERT
5. CABINEfS �ALLOWANCE�, INSTALLED BY CONTRACTOR, VERIFY.
6. NEW MANDATORY U-FACTOR (0.58) FOR FENESTRATION AND SKYLIGHTS
§I50.0 �Q)
7. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESUITING FROM THE
WASHER 8 DISHWASt1ER, EfC, PER CPC
B.WATER CLOSETS SHAIL BE AN ULTRA LOW FLl15H TYPE W i 1.28 GALLONS
MA%. PER FLUSH, PER CPC, & CGC 4.303.7.1.
9. THE EFFECTIVE FLl1SH VOLUME OF ALL 11RINALS WILL NOT EXCEED 0.5
GAL;'FLUSM. 2013 CGC §4.303.7.4
10. THE FIRINGS FOR FAUCETS AND SHOWERMEADS WILL HAVE ALL REOUIRED
STANDARD$ LISTED ON THE PIANS 1.5 GPM FOR FAUCEfS AND 2.0 GPM FOR
SHOWERS. �013 CGC §4.303.1.3 AND 2013 CGC §4.303.1.4
11. RADIANT BARRIER NOw REQUIRED IN CLIMATE ZONE 3§150.1.�C) 2
I7. VERIFY ALL FINISH FLOOR GALL-0UTS W/ OWNERS, TYP.
13. RE�UCE U-FACTOR (0.3�� AND SHGC (0.25) FOR HIGH PERFORMACE
WINDOWS §750.1 �C) 3 A
14. SUB- PANEL ELECT., VERIFY LOCATION W/ OWNER.
15. ALL SHOWER HEA�S TO HAVE ].0 GPM FLOW MAX. PER CPC SER. 408.2,
& CGC 4.303.1.3 8 4.703.7.4
16. ALL SHOWER WALLS TO BE WATERPROOF T0 72" ABOVE DRAIN INLET,
WAIL FINISHES TO BE OF SMOOTH HARD NONABSORBENT SURFACE, PER CRC
R307.1 �CEMENT BASED BACKER)
17. ANNULAR SPACES AROUND PIPES, ftECTRICAL CABLES, CONDUITS OR
OTHER OPENINGS IN SOLE,/BOTfOM PL4TE5 AT IXTERIOR WALLS WILL BE
RODENT- PROOFED BY CLOSING SUCH OPENINGS WITH CEMENT MORTAR,
CONCREfE MASONRY, OR SIMILAR MEfHOD ACCEPTABLE TO THE ENFORCING
AGENCY. 2073 CGC §4.406.1
18. ANY WOOD STOVE OR PELLEf STOVE WILL COMPLY WITH US EVA PHASE
11 EMISSION IIMITS 701 3 CGC §4.503.7
19. ANY GAS fIREPLACES WILL BE DIRECT-VENT, § 4.503.1
SFALED-COMBUSTIBLE TYPE. �013 CGC
20. �N� ON DEMAND GAS WATER HEATER LOUTED IN ATTIC
21. ALL LAVATORY FAUCEfS TO HAVE 1.5 GPM, AND KITCHEN FAUCEfS TO
HAVE 1.8 GPM FLOW MAX. PER CPC SECT. 403.7, & 403.6, & CGC 4.303.1.3 8
4.303.1.4
21. WATER HAMMER ARRESTORS AT ALL APPLIANCES THAT HAVE
QUICK-ACTING VALVES �1.E.) DISHWASHERS HOT WATER LINE AND THE
MOTiCOLD LINES OF THE CLOTMES WASHERj 2013 CPC 609.10.
27. CONTROL VALVE FOR SHOWER OR TUB!SHOwER SMALL eE OF TME
PRESSURE BALANCE OR THERMOSTATIC MIXING VALVE TYPE, PER CPC 420.0.
�4. ANY GAS FlREPWCES SHAIL BE A DIRECT-VENT-SE4LE0-COMBUSTIBLE TYPE
�S. THRESHOLD FOR IN-SWING DOORS SHALL BE 7.75" MAX. AND 7" MA%. FOR
OUTSWING DOORS.
26. ANY WOOD STOVE OR PELLEf STO�E SHALI COMPLY WITH US EPA PHASE
II EMISSIONS LIMITS PER 4.503.1
27. IEj ELECTRICAL MEfER LOCATION ON DRIVEWAY, UPGRADE SERVICE,
TVVICAL.
28. ADHESIVES, SEALANTS, AND C4ULKS USED ON TME PROIECT SHALL
FOLLOW LOCAL AND REGIONAL AIR POLLUTION OR AIR QUALITY
MANAGEMENT DISTRICT STANDARDS 2013 CGC § 4.504.2.1
�9. (Nj STAIRS TO HAVE MAX. RISER HEIGHT OF 7.75" AND A MIN. TREAD DEPTH
OF 10" PER CRC R3117.4.
30. A PIAN HAS BEEN DEVELOPED, ANP WILI BE IMPLEMENTED TO MANAGE
STORM WATER DRAINAGE DURING CONSTRUCTiON. CGC §4.106.2 8§4.106.3
PROTECTION NOTES:
. ALL UNRS nND MATERIALS WITH (PRCTFCT) NOiE TO BF
FROTECTED AS NECESSART.
SALVAGE NOTES:
I. SAIVAGE AND RE�PIlRPOSEl.S MIICX N�FTERl4L5 AS GOSSIBIE
2. RECYCLE AS MUCH LUMBER r1ND MISC REMS AS POSSIBLE
LEGEND:
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.. .. EXISTING WALLS & ITEMS TO BE REMOVED
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37. WALL WRH 2X6 AND L4RGER FRAMING REQUIRE R-79 INSULATION §150.0
�cl 2
32. A CAPILL4RY BREAK WILL BE INSTALLED IF A SLAB ON GRADE FOUNDATION
SYSTEM IS USED. THE USE OF A 4" TMICK BASE OF 1'�" OR IARGER CLEAN
AGGREGATE UNDER A 6 MIL VAPOR REfARDER WRH JOINT LAPPED NOT LE55
THAN b" WILL BE PROVIDE� UNLE55 AN� ENGINEERED �ESIGN HAS BEEN
SUBMITfED AND APPROVED BY THE BUILDING DIVISION . 2013 CGC §4.505.2
AND CALIFORNIA RESIDENTIAL CODE (CRQ §R506.2.3
33. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE WILL NOT
BE INSTALLED. WALL AND FtOOR FRAMING Wlll NOT BE ENClOSED WHEN THE
FRPMING MEM8ER5 E%CEED 19?'o MOISNRE CONTENT. MOISTURE CONTENT
WILL BE VERIFIED PRIOR TO FINISH MATERIAI BEING APPLIED. 2013 CGC
§4.505.3
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I. SALVAGE AND RE�PURPOSE AS MUCH MNTFRIALS n5 POSSIBLE
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LEGEND:
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Scale: 1 ��1" = 1'-0"
��, PLUMBING & HVAC NOTE:
1. GROUP ALL E%MAUSi FLUES TOGEfHER WHEN
POSSIBLE 8 LOCATE ON ROOFS SLOPING TO THE
REAA OF HOUSE TYP. VERIFY LOCATION W/
DESIGNEA.
NOTES:
I. �OGEE� G.S.m. GUTTERS, 8 �3" GSM� DO�"/NSPOUTS:
IINE AlL VAllEYS WITH GSM, AT LE45i i0' WIDE WRH
WITM 1'4" EDGE TURNED OVER AND FASiENED WIM
CLinTS. LnP JOiNiS AT lEAST i, 9UT DO NOT SOLDER.
2. ROOFING MATERIAI TO 8E a0 YR ARCHITECTURAL
ASPHALT SHINGlES, SEE CUT SHEET ABOVE, COLOR TO
BE �ETERMINED, aNTIOUE BLACK Ok PEWTER GREY
3. WHEN INSUL4TION IS INSTALLED IN ENCLOSED
RAFfER SPACES WHERE CEIlINGS nRE aPPIIED DIRER
i0 THE UNDERSIpE OF ROOF RAFiERS, A MINIMUM AIR
SPACE OF 1 �NCH mUSi BE PROVIDED, INSULAiION
dAFFLE NEEDEO.
4. FUSHINGS AND COUNTER FV.SHINGS SHALI NOT BE
LESSTHAN 0.016-INCH �]0-GAGE� CORROSION
RESISTANT METAL, nND VALLEY FLASHING
5. AT THE 1UNLTURE OF iHE kOOF 8 VERTICAL
Sl1RFaCES, FlnSHING 8 COUNTERFLASHiNGS SHALL
NOT Bc LESS THAN 0.019-INCH �26 GAl1GE�
6. NA
]. TERMINATION OF alL EUVIRONMENTAL AIR DURS
SMALL BE A MIN. OF 3'-0" FROM PROPERTY LINES OR
ANY OiENING INTO THE BUILDIrvG (I.E DRYEkS, BATHB
UTLITY FPNS, E�C., MUST BE 3'-0" AWAY fROM p00RS,
WINDOWS, OPENING SKYLIGHTS OR ATTIC VENTS, PER
CO�E
B. (AS REOUIRED� THE TRUSS PLAN AND iHE TR1155
CALC. SHALI BE REVIEWED 8 aFPRO�ED BV THE
ENGINEER OF RECORD BEFORE SUBMITTING TO THE
BIIILDING DEPARTMENT FOR APPRO`/AL PRIOR TO
FnBRIGiION, iRU55 PL4N5 SH/.Ll BE WET SIGNc� &
WET STpMPED BY TRUSS DESIG4 ENGINEER.
9. FURNqCE LOCATED IN ATTIC SPACE SHALL BE LISTE�
FOk ATTIC LOCATION AND PROVIDED WITH 14" wlpE
SOLID FIOORING ACCE55 wAY AND 30" WORKING
SPACE AT CONTROLS.
10. ATi1C vENTIWTiON AT CALIFORNIA FRAMING TO
RECEIVE LOW GROFILE VENiS OP OPENING IN THE
ROOF SHEATHING BEIOW
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EVHJ DISTRI4UilON OF AIR FLOW.
NOTES GREEN BUILDING MEASURE:
I. RADIANT BARRIER NOw REQUIRED W C4MATE ZONE 3§750.7 (c) 2
(E) BRICK CHI.MNEY
_ � (N) D.S.
PROPOSED ROOF PLAN
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INTERIOR WALL DTLS. �
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ALL (NJ WALLS TO BE 2%6 @ 16" O.C.
WINDOW FLASHING DTLS. �
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APPLY A 3/8" CEMEM PLASTER
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NOTES: ��� �
A. VI51T GRACKONSTRUC�ION.COM FOR THE MOST CURRENT DETAllS, INSTALLATION VIDEO AND PRODUCT DATA SHEEfS
B. REMOVE RIPCORD� FROM GRACE WCOR PLUS FOR EASE OF INSTALL4TION
C. IF APPLICABLE, LE4VE RELEP.SE PAPER ON LOWER HALF OF SILL FL45HING UNTIL FUTURE TIE�IN WITH WE4THER RESISTIVE BARRIER
D. FOk CONCRETE, MASONRY OR WHERE ADHESION IS MARGINAL, USE PERM-A-BARRIER� WB PRIMER TO PROMOTE WCOR ADHES�ON
E CHKK LOCAL BUILDING CODES FOR WEATHER RESISTIVE BARCIER REOUIREMENTS AND INSTALL GRACE WCOR PLUS WITH WE4THER
RESISTIVE BARRIER TO FOFM WATER-SHEDDING LAPS
F. INSTALL WINDOW PER MANUFACTURER'S RECOMMENDATION AND USE APPROPRIATE SE4LAM FOR WINDOW AND WOOD BUCK
G. DEfAIL AL50 RELEVANT FOR GRACE VYCOR V40 AND VYCOR BUM
ELEVATION
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NOTES ON HANDRAILS: ��I � ��4,.
1. THE HANDRAIL SMALL TERMINATE AT A POST
OR NEVJEL ON BOTH ENDS, 2013 CRC R311.7
Interior Stair Detail �
2013 CRC R3ll J.8 Scale: 3" = 1'-0° As.o
ELDOQpDO STONE"VENEER
GALV. STEEL CLIPS, S.S.D.
MORTAR JOINT
INSUL4TION (WHERE OCCURS)
STUD WALL
ELDORADO STON�VENEER
SEE APPl1CATION DETAIL
wEEP SCREED
FINISH GRADE
Veneer 5tone Detail �
OPTION ON LOWER PART OF HOUSE Scale: 3" = 1'-0" A5.0
CORNER
DOl1BLE PAPER @
CORNER
APPLY A 3/8° CEMEMI —�
PIASfER SCRATCH COAT
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ALLOW TO CURE FOR 4B
HRS. INSTALL A 3/B"
BROWN LEVELING COAT�
ALLOW TO CURE FOR A
MIN. OF 25 DAYS. INSTALL
A 4.5 OUNCE REINFORCING
MESH OVER THE ENTIRE
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30 B7 MEkTE% (OR EOUAL),
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APPLY FINISH COAT AND PAIN
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CORNER
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WHERE NOTED.
,. � ( �-/ 2z STUD WALL
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` NOTES
. ASSESSOR PARCEL NUMBER: 028-302-160
ZONING: R 1
� PRIVATE EASEMENTS: NONE
PUBLIC EASEMENTS: NONE
STREET TREES
1. PROTECT ALL STREET TREES DURING CONSTRUCTION
2. STANDARD TREE PROTECTION MEASURES WILI BE INSTALLED FOR THE EXISTING REDWOOD TREE AND
INSPECTED BY THE CITY ARBORIST PRIOR TO DEMOLITION OR CONSTRUCTION ON SITE.
GENERAL NOTES & SCOPE
7. PROTECT ALL EXISTING LANDSCAPING AND TREES DURING CONSTRUCTION, CONSULT ARBORIST AS REQUIRED.
2. (E) SPRINKLER SYSTEM TO REMAIN
3. (E) DRIVEWAY TO REMAIN, (PROTECT W/ PLYWOOD) FOR CONSTRUCTION VEHICLES
4. NO EXISTING TREES OVER 48" IN CIRCUMFERENCE AT 54" FROM BASE OF TREE MAY BE REMOVED WITHOUT A PROTECTED TREE
PERMIT FROM THE PARKS DIVISION 558-7330 N T V HI PR .
( � O REES ARE TO BE REMO ED FOR T 5 OJECT
5. WATER CONSERVATION IN LANDSCAPE ORDINANCE NOT REQUIRED SINCE LANDSCAPE WILL NOT BE REHABILITATED AS NOTED ON
PLANS.
6. A PLAN HAS BEEN DEVELOPED, AND WILL BE IMPLEMENTED, TO MANAGE STORM WATER DRAINAGE DURING CONSTRUC�ION. CGC
4.106.2 & CGC 4.106.3
FAR CALCULATIONS
FAR = INTERIOR LOT W/ DETACHED GARAGE
(LOT SIZE X.32) + 1,100 & 400 FOR GARAGE = MAX FAR
(6,000 %.32� + 1,100 = h�.4X FAR + q00 SQ. FT. FOR GARAGE
(1,920) + 1,100 = 3,020 + q00 SQ. Ff. FOR GARAGE
�
FAR
LOCATION SQ �;
A ]9)
B ea
c ,�
� D 966
O
E 9ss
- F a3
FP. J 54. Fi. FOR fIRfPL4CE
EW. ]5 Sl]. R. FOR FNiRV WTIKWAY
SUBTOTAL i,aee
G zs
p H 91
� I IIJ
1 Ise
`" K n
L I�o
M l59
SUBTOTAL I,]93
�j DG 215 E OEfACHFD GARAGEINO WORK1
p CP 185 - IEICOVfREDPORCHINOWORKI
�
aoo
TOTAL �,979 50. FT
TOP OF CURB SURVEY
88.81
aB.Be
I
IXI37N1G FffS�D10E
+aam
+��
102.47-[�98.88+98.87+100+100.2) /4] M'n. 3 diff.
102.47-[397.89/4] M'n. 3' d'ff.
102.47 (99.47j = Min. 3 diff.
3' 0"= M'n. 3' diff.
PUBLIC WORKS
1. IF GRADING PERMIT REOUIRED ONE WILL BE OBTAINED FROM THE DEPARTMENT OF PUBLIC WORKS.
2. NO TREES OVER 48" CIRCUMFERENCE WILL BE REMOVED.
3. DRAINAGE SYSTEM REQUIRED FOR STORM WATER
..��
TREE LEGEND
NUMBER LOCATION VARIEfAL 80%SIZE GROWTHRATE
=1 FRONT YA4D L�i CHERRV PLUM �4" BO% MODEzaiE
�=2 � FanN, reao iair.wr� rHFeev miiM �e e�. MooEan�
REDwOOD TREE � 2� 4 `�
� � � • •
� i �, � .� •• •• •• .\WOODF CE �.
' 9.21I � . li I 98. 0
� i N � �s� — ;� ' _
�� � � ����.� � � ��� P K �, �I�IN�� R Y �
� \ � �NO� ORK ' I �
I RAISED � NTER g 0�1 " '8� O,
i / �
' ' �� \oli II � I _ _..
i I ! \all �'� \_ i -
_
� I I
- . / 1 I I . II _r�___ �
� r- - _ - �:i�---lll �---�
II I I
`: I
F
�. �
4
\ ,
- �' � - -
k ' > _ —�+� � �,
'� L ' _' - --- �-----J
! i � } � i — . . coNc
F' 1 �n � — � .. � . . � �
1 / 1 -
1 I
I I = - _\ . . . . I ..
. � � i � -� ,�
_I � - _ '
� _ - _n . . �.�. � _
� � �� - -- -�" .. . _ " L ...
� �� I -BR1CK P.4T10. _ • L4WN . . I .
� I - . � . ��. .
� �-. ' - - • • . � .I� .
� '' - mr+c � .
I o •
� , .
�� � �
r - - ro�r-- � �
i �- - -� : �._ �, .
I � _
I
NEIGHBORTREES� y �� _ a�i _, � i j -�_- �
I � � i � �_
� �
i�� �, L J. - � IL� I ..
I �.� . .., �,�. ..� �� i-. .. � �... ' .I . ..'
� �
I r ..� .. l . I .
1
6�t�2i' II
� I � ; GR.4VEL
I I � � � DRIVF}NAY
�
� i '- �
I i
I _ I
� r- o C] �,_ .�.'.
��' .. .. . � I .
p � �'• � � � . p �
O � O �
N f� �i^ .. '. I (Y h
Z {� �� o r oo�ou�iHe . 9'-.6�'
� Im �-�7 �--- � � �
f — J�
_______ lr'!. _ . �� �� .
���; �w SINGLE FAMILY � �.I, eaia � - ��
V,� � TWO STORY HOME �' `NA�K`^'AY �� i� -
p �o
� F� ,c
8•_0�
�!� DRIV AY � �„
(EIELECT. �' I �� �, #P1.�I TS(a . I�.�
MEfER �
• , •• { I
•�L �3p C 5 CbN�iO 6ETBaCK- � I � I
��� E
R b � - --�.� [IHG - � -' - - -� DR �WAY i'
4 U L�� o a5T.5io SERn�Cfi __ _�\�� � \ iN� __ J 4..pi
f �_ �� �`
� `uwN°, ,. g - ' 1
� . . �
r � . � �_ . _ . .. . .
! � ' i
j. � � �... .. � � li�. _ - : � . ..�
50.0'
997 .. . � .. . .. � 100.0�
'. � '' SIDEWALK ��, . � .
,', � m�w �, .
• - �' � NG • ��
� � �'n Z �., • , ' ... � .,
TOC 99.54 -� n , . - TOC 9'
(E) WATE / EDGE OF CURB
(E) SEwER TREE
CLEAN 011T
�E) PALM �
TREE
EAST CAROL AVE.
NEIGHBOR TREES
(1 36" TREE BOX
OCATION ?F3
�CRAPE MRYTLE TI
i•
� E WOOD FENCE
21'-4�'
� 1!
•! •
�a ' = �� �1
� ` � , o a ie� � : � (NO h^�ORK (NO��W R )� � , .
j' I l I j
O.�•� �g� p i 0
O � 1� � — r �! - � �II PI O
LL t o
z . . �. � . o i -�I _ 41� �
o � � � ,
� � _ � ,--tECse P�i I t --� I i! _ -_ w
� r � ;Ii i i
� � , � _ ,
� � - ------ � — —
n � I � ` _ ^ . �, --- � o
;o ' _ ,_ _ . . �
-� , I ... �eicoNc I
WATER MEfER � I� 7 I � � _..�I I ��(E) ATER MEfER
i
� �E� REDWOOD TREE �� I I � � �
DIMENSION FROM �PROTKn I` - - .� f DIMENSION FROM
r I .� .. i ~. `� T . (N) PAVER I� �' 15T fLR SETBACK
I ST FLR SEfBACK , � .I .. _, ,T� <. ...:.'. .m c.. I'I DRIVEVJAY I .�� TO THE PROPOSED
TO THE EXISTING r � .
E .. I ... . �... 15T FLR
� �n DIMENSION FROM
DIMENSION FROM I I s I - � 2ND FLR SEfBACK
2ND FLR SETBACK � '-I I� �� T -- < � �� -'
TO THE E%ISTING p�L LA CAPE TO -'� � I ,i TO THE PROPOSED
0
� "' ��. 2ND FlR
2N� FLR EMAI (PROTECT) � - I �- _ I I i,
(E) TREE, TO BE � � I I , � �Nj TERRACE � � , � �
REMOVED FOR d'=1 ! {2�" _ �. �� (N) PAVERS �DRIVEWAY)
PLANNMG < I - / I I AS REOl11RED BV PLANNING
APPROVAL OF �( DEPARTMENT OR HOLLYWOOD
BACKUP SPACE "� L ..� , 1 � ��� � DRIVEVJAY, VERIFY W/ OWNERS
PROPERTY LINE
TYP.
GATE
GA$ MEfER
Existing Landscape Site Plan �
- Scalr 1/8" = I'-0" I.1.0
I'�
s� � � W �• T� s a_ r- ------ i �
r �, t .' �➢a QN ��Ei PaN.Ea � �
� � .��— -
� � F I " yI I ID.S.
(E) NEIGHBOR TREES I I' �� - - '- � �
ME45UREMENT 2ND FLR � _ ��i I I
I � �, ��� - � �
r. i
x � i i
;` - �
MFASUREMENT 15f FLR � .� I .! --- �� I .I .
___ �
i
6 0� '
�N) D.S. I .. —.... . �. I ..I . � .
� �
I ,I I �i S' I . �.
�N)MARDLINE I I - ______ - � � "I� PROPERTYLINE
DRAINAGE SYSTEM I �� �'j I TYP.
� . __ E) GRAVEL .
- I (� -�RIV�JJAY �
� � I._ �
� �t� __ ____ __ �I.�I
I � I - ___ I I.. (E) GATE
ME45UREMENT 2ND FLR - �E� GAS MEfER
, 6 a i
� �N) MARD LINE
w� I , �.� w DRAINAGESYSTEM
� (E) SINGLE FAMILY , ., �
o TWO STORY HOME . I. - � o�n
N �' � I (V h
'` 9'-6�'
Z
�E) D.S. ' -
sNo r�oox ouiu I I � �<
�� � �
i� — — �N� 0.5.
��,� � �'W,���r �i���'�i� I � i„
�;� I la
' , 8'-0 r
e�� vf :I �E1 RNEr AY I
I ��.�
N
1
�e� eiea. m�rea � � � ' ' �EEI a�nNriNc ' �
� L �� I �-
IL � __ _ . 30 0_��SKQ;iDSI`�Y5'JH�=._ . r �' .
---- -t�--- --�
r-- .
}b' � � (Ej4lANTING � r -' �� �E I�WAY
��L._. o ' _�,�t LKwAV,_ -�J 4.0� I
�
ALL LANDSCAPE TO ` . ..E) LAWN , " � � — - I ..
EMAIN (PROTECTI � . . ' . . . I . I I
� . . _ �
� ' � ' - � A � - �N) 24" TREE BO%
�l 24" TREE BO% � � � � � � � LOCATION =2
TI N #I ( � . (CMERRY PLUM TREE)
(CHERRY PLUM TREE) � � �i � .SO.�� � I
aa.� r � � � � � � = ioo.00
N7i � ' _
� �� i o (E) SIDEWAL �,. '. � " � � '�.
. ^ G; � �, �, I .
^zw �
• Q O d � (EI PIANTING i..
• / " • �
TOG 99.54 70C 99J2
WATER `\ (E� EDGE OF NRB
SEWER ` �E)TREE
CLE4N OUT �PROTECT)
PALM
TREE
EAST CAROL AVE. -
Proposed Lanscape Site Plan �
- s�a�z: vs„ = 1,_�„ L�.o
v
p ��M
0 �
d .. o
> F�'N
� o �o�
� �
a ���
� 000Qo
E�
W
�
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z
H
z
�
a
a
O
�
v � N
U �
C M
� I
b �
a4 0
, x % �� a
3891 2ath oSt-eet, �kA
' -c� CA o-�'a
e-� ai,re ��c,ca
� ma�i �.naeo�u���t��5_cn.roH
Iform� one
�ESIGN ■ PLANNING
.-,-i
VJ G
J X o
�,-• J-�
U -�
� � p ..
� X . o
� U � v�
.� y �
11
� � � �
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cQi• � � ..
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� � � �
C [� C'i —
+ ro -�
'f. [�] ri
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� ��� �
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�
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L 1.0
S:�eet
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