HomeMy WebLinkAbout1355 Drake Avenue - PlansPRIVATE WAY �� �T �� ��T����� ������
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IgS ISS 6ENERAL NOTES INDEX TO DRAWIN65 PLANNIN6 � BUILDIN6 DATA
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� �E I�E � All work ehall comply with applicable codes ad trade standards which AI.O GOVER SHEET E SITE PLAN A_P.N. : 026-051-060
�1 ow�awr govern each phase of work, including, but not Iimited to: 201q Galifornia ,q� 0 EXISTIN6 E PROPOSED FLOOR PLANS 3 ZONE : R-I
I �� I 8uild(ng Gode, 2019 Galifornia Residential Gode (GRG}, 2019 GaliFornia Plumbing INTB210R ELEVATIOtS (ADU)
Gode (GPG), 2019 Galifomia Mechanical Gode (GMG), 2019 Gallfomla Electrlcal � I EXI5TIN6 d PROPOSED FLOOR PLANS d LOT AREA : 6p00 5F
Gode (GEG), 201q Galifomia Enorq� Gode, 2019 GallPomia Fire Gode (GFG), INTERIOR ELEVATIOPIS (MAIN HOUSE)
2019 Galifornia 6reen Buildi Standards Gode and all other state and local
� � i i ordlrirnces and regulations. � %3.0 EXTERIOR ELEVATIONS, ROOF PLAN NO GHAN6E TO FLOOR AREA OR FOOTPRINT
� d SEGTION "A_A"
I The contractor shall carefully inspect all excavation work for conpltance to E/M.O PROPOSED ELEGTRIGAL PLANS
�-- J BUILDIN6 LI�- TYP. requirements of the prevailing butlding codo. 5hould any conditions appear OGGUPANGY: R3N
I �-1 I questionable due to excessive dampness, yrmular composition, sluffiny, T24.1 71TLE-24 ENER6Y GOMPLIANGE
PROPERTY LINE - 1YP. softness or other defect, the contractor shall cantact the engineer or T24.2 TITLE-24 ENER6Y CAt�f'LIAt�E ����`�TION: V-B
' I I I dosigner. G6-I GAL6REEN GHEGKLIST STORIES: TWO
I BMP BE�T MANAGEMENT PRAGTIGES
I I � All inPormation pertaining to the site shall be, and shall remain, the owner's
�asponsibility. This Informallon shall include Iegal doscNption, daed restrictions,
�( I I � easements, site sury to o ic surve osition of exisU im ovements, 51.0 GEt�RAL 5TR11GTURAL NOTES
O p �' p�� y' p �� 52.0 PL,4N5 d TYPIGAL GONGRETE DETAILS
p 0 soils rr.port and all related data. Those dowments have been prepared on
ry I ry the information available to the designer. •`�0 TYPIGAL WOOD FRAMIN6 DETAILS
� I I � It is the resporr,biltty of the contractor and all subcontractors to check and
� I � verity all dimensiore and conditions indicated on these drawinys and make
known any d�scropanc�es pr�or to commencing the�r work. GONSULTANTS 5G0� � i^�OR�C
I I (F� RE5IDENGE I
I These drawings are intended for use in a negotiatca construction contract REMOpEL TO AN EXISTIN6 DETAGHED 6ARAGE TO NEW ADU TO INGLUDE:
� E11�5HIN6 and, therefore, may not speciflwlly detail or specify materials and/or DE516�R: HYLAND DESIGN 6ROUP, ING. . LIVIN6/ SLEEPIN6 AREA
I . marwfacturers. The contractor shall provfde all samples and/or cuts as 585 QIIARRY ROAD
� I I � Exterior openings o�osed to the weather shall roquired to assist owner or his agent In making material selections. 5AN GARL05, GA 940'10 . BATHROOM
� I ( be flashed in such a manner as to make them PH: (650) 33I-1810 . STORAGE AREA
� weatherproof. In addition to exterior door and No guarar�tee for c�uality of construction is implied or intendod by the GpN7AG7: NATALIE HYLAND
I I I window assemblies, flashing shall be installed at architectural doamants and thc conG-actor shall assume full responsibility for
penetrations and terminations of exterior wall any or all cor�struction deficiencies. EMAIL:natalie0hylanddg.com REMpDEL TO AN EXI5TIN6 MAIN HOUSE TO INGLUDE:
Iassemblies, exterior wall intersections with rooPs, . MASTER BATHROOM
chimneys, porches, decks, balconies and similar The developer and/or general contractor shall had harmless, Indemnify and �61NEER: SGHOENIRUP ENGINEERIN6, ING.
P.O. 80X 1084 � GUEST BATHROOM
� � projections and at built-in gutters and similar defend the designer from any action initiated by the initial ownar or any
� q��• t locations where moist�re could enter the wall. s�bsequent owners for construction deficiencles, modifications or such BELPIONT, GA q4002
�� 5� -- I � 2019 GRG R9032 conditfons which may be beyond the control of the desic�ner. PH: (650) ibb-4888
^ � I CANTAGT: SARAH SGHOENTRUP
� I I I NOTE: All dimensiore shown take precedence over scaled dimeretons. EMAIL: sarahoschoentrupsacom
L J?-5 t Provide 6.1. flashiny e all ncw roof penetrations, Gontractor shall coordinate with owner prior to orderiny cxiy fixtures, TITLE 24/ BAY AREA TITLE 24
� %* etc. as req'd per code. equipment, cabinetry, etc. for owner's approval. 6REEN ENER6Y CAMPUANGE
� ' 1408 POTRERO AVE
17RAINA6E NOTES: Sheet metal contractor shall rovide owner with h�ati duct d re ister EL GERRITO GA. 94503
P "9 9
location rior to installation For owner's a oval.
I � ( P ppr PH :(51oJ 932-5858
Slope finished grades a minimum of 6 inches for FAX :(510) 215-6?63
�--' first 10' (5 %) from tho buildin erimeter. All dimensiore to face of stud unless otherw(se noted.
„ �y g p GONTAGT: FRANK GUTHBERT
Maintain a minimum of 8" cloar between wood EMAIL: title24and r ointe il com
� �Dw�'Y � � frame and exterior earthen yrade Per GRG 5ec. Electrical contractor to verffy with owner type and Iocatlons of all electrical g� �
� N I R 4013 fixtures, outlets, switches and subpaiels prior to installation.
__ -- _ —_ I Plumbing contractor to verify with owner type anc! ' xations of all plumbtng
J ►�Xtures, faucets, eto. pr�or to instauation. ABBREYIATIONS VIGINITY MAP
50.00'
FSB FRONT SETBAGK � � °� ar��. � � �., � � "
SIDEWALK 556 SIDE SETBAGK '"��"'�`� � � <�� �„'
� R5B REAR 5ET8AGK a. �����y '' ' � � � � : �
MEDIAN TYP. TYPIGAL � ``;` �� �;� g�, "�� �
o U.O.N. UNLE55 OTI�RWISE NOTED ` " x
u� T.QW. TOP OF WINDOW � '� �, . � �, � _ �� • . � �� �:,
: _ �,�^�§
ry DRAKE AVENUE TBD roeeve�Rr+ir+� � � # �' "`F� � ��
S.G. SOLID CARE � �'` � �x� a - ' �� �� �"�� •
F.A.0 FORGE AIR UNIT � �' �
A.G. AIRCANDITIONIN6 �>� f� ��� ��� � �` ���
GONTRAGTOR NOTES A.F.F. ABOVE FINISH FLOOR �' ��' `� �
F.S. FINISHED SLAB
GENTERLINE OF STREET �, .
50.00' RI6FIT-OF-WAY F.F. FINISH D� E '�`� ��� ��
• GONTRAGTOR TO VERIFY FIELD DIMENSIONS, GONDITIONS, ETG., AND BRIN6 �-
ANY DISGREPANGIES TO HYLAND DE516N GROUP PRIOR TO STARTING ANY GP. FI�REPLAGE �,£„ � �` � ��, ��z� � 4 ,#� �,
CANSTRUGTION AND/OR PRE - GONSTRUGTION M�TIN65. T.O. OP OF '"_ � '
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• REFER 70 T24 AND GAL 6R�N SHEETS FOR APFLIGABLE ENERGY ���� �
SITE PLAN ����� %, � ���
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REVI510N5 BY
HYLAN D
DESI6N GROUP
Ofice:6S� 331.1 B70 iaz6W.637 8270
S&i Ouany Raatl San Caks Ca 99070
www.hylanddg.com
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GOVER SHEET
SITE PLAN
°t�°` 8.162021
5cale� I/8•=�'-0"
De�kfsd� �
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OF 12 5heets
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I '4"
IS/O 6HRrGE DR
�XISTING �LOOR PLA�N (ADU)
SGALE: Ys • , ��-0•
GARAGE = 389 5F
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R310.1 Emergency exapo and rexua opening required.
Basements, habitabie attics md cvery siceping room shall have not less Gwn one
opere�le ameryency ascapa and rescue oPenk�. Yiiere bcaements contain ane or more
er
slcepv�y rooms, m emer�ency escaPe and rescue opening shall bc rec�uircd h cach
sleepkiy roan. Ener9ency esu�e ad rescue openkx� shall opcn dlrectly Into a publlc
Nay, or to ycrd or court that opcns to a public way.
Exceptbre:
I. Storm shelters aid basements used only FA hou5e mechanical ec�uipment rot
exccedln9 a total floor area of 200 sc�ucre feet.
2. Mhere the dwellMig or townhouse is equipPed with rn automatic sprinkler system
irntalled In accordance with Section P2904, sle�pir�g rooms in basomenks shall not be
requlred to havic emergency escape and rescue openings providcd that thc bascment
has one of the Following:
2.1 One mems of cgress complying with Secilon R211 and one emergency escape
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22. Two mams of o9ress complyin9 Nith Section R311.
R310.1.1 Operatbnal wrw�tralnts and opening control devicea Emergcncy cscapc md
rescue openkiys shall be maintahed frce of ay obstructions other than those allowed by
i
this sectlan md shall be operational from thc Inside oF the room without the usc of keys,
tools or speUal knowladge. Wlndow opening control devkes on wbidoNs suvhg as a
rcc�uired ertiugcncy escape and rescue openhg shall comply with PSTM F2090.
R3102 Emorgancy exapa aid rexue openinep. Emergency esccpe rnd rescue
openkigs shall have a minimum dimensiais as specified in this scction.
R'102.1 Mlnlrtwm opanlnc� creq. Emergoncy md esu{�e rescue openiriys shall have a
net clecr opening of not less thai 5.? squarc feet. Tha net clear opening dNncnsiore
raqulred by thls sectbn shall be obtahed by the normal operatbn of the emeryancy
escape and rescue opening fran the ireide. The new claar hai�t oF the opening shall
be rwt less than 24 Inches (610 mm) and the net clear width shall be not less thm 20
inchcs (508 m�.
Exceptbre: 6rade floor opeNnys or below-g^adc openinys shall hava a net clear
openlny arca af not less thm 5 square feet.
R31022. Wlnebw slll holc�t. Vhere a window Is provided as the unergoncy ascapc md
rescue opening, it shall have the Iwttom o1 the clr,a opening not geater than 44 inchcs
(1118 mm) measured from the floor; where the sill hei9ht ts below 9rade, R shall be
prwided Hith a Nindow Hell In accordancc with Section R3102.3.
PLUMBIN6 NOTES
. Provide IndNldual pressura balmce or temperat�xe control valves at each shower ar
tib/shower.(GPG 4083)
• Mlater closet Rollcts) flow rated no more thm 128 gallan per flush. (GPG 4112)
. Provida a non-rcmovable backflow prevuitbn devlce on all exterlor hox bR�bs.
(GPG 6023)
• Fixtures shall bc aL Icvel md h proper aligment with reference to ad)aent Halls. No
Hater closet or Wdet shall be set closu thrn IS irichcs from its centor to a skta Hall or
obsGvctbn rar closer than 30 Inchcs center to ccnter to a simllar flxture. The clem
space in front of the watw closet, lavatory, or bidet shall be rat less than 24 inches.
(GPG 4025)
• The kltchon facat rtust have a maxknum flow rale of 1.8 c�m. (GPG 40'11.1.1)
• Lavatary faucet to be 12 yallons per mkwite, maximum, per GPG 40'12.12.
• Showerhaads ko be Ib (80 psU gallais per mkiuke, maximum, per GPG 4082.
k uke
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• BathGb wd shoHer floore rnd walls above bathtubs with iretalled shoNen c�ado md In
shower corry�crtmants shall be Flnishad with a�t wrface. Such wall sixPace
shall extuid to hoic�h! of rot less thm b feet (1829 nrn) above Floor. (It90i�
. Provkle cement laackm boo^d or morter bed to sapport tiles n shower surro�nd.
6�sun board shall not be used where therc will bc direct a�osuro to `+ater, or h
a«,� ��uc r� �,c� nu�, n�aicy. (� iozs.i.0
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. 5hower doas ko apen at least a minkiwm of 22" For m uiobstructecl e9ress opening-
(GPG 4085)
• Control valvas md shower heads shall bo located on tha siderwll oi showor
compmtrtanks or otherwise arane�ed w dwt the shower head does not dlschmtje
directly at the entra�ce !o the comparfinent akl the bathcr cm adjust dw volves pria
to stepping into the shower spray (GPG 408.9)
PVATER GLOSET NOTE:
A 4" draN�age Pipe wlll be provided at the point a fourth waler closet is to bc comected
as per LPG Table ?032, footnoto 4.
BAhIROOM VENT NOTE:
The minimum ventilation rate sFall be 50 cFm for intermittent and 20 cfm for contlnuoue
vaitilation. (GRG R3033)
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SEISMIC BRAqNG FOR
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• Water heaters wh�h have a glow, spark or ignition source, and are installed in a garage, shall be mounted
18" above the floor
• Water heaters shall be protected from auto impact by a protective barcier or be located out of the normal
path oP veh�c�os
• Water heaters located in the attic or on a subFloor shall have a water-tight drip pan with a'/." c�ain to the
exterior of the buildfny
• Water heaters shall be provided with a condensate drain that is no more thcm 2 ir�ches hi9her than tha base
of the Installed water heater, md allows gwtty ckaininy withwt purnp assistance
• Provlde a gas supply Iine with a capacity to provide a mininum of 200p00 Btuihr to the water heater
location (3/4� min)
• Ary water system prwided with a check valve, backflow preventer, or any other normally closed davice that
prevents diseipatian of bulldng pressure back into the water main shall be provided with rn approved, Iisted,
cmd adequately sized e�lon tmk (or other devicE� designed for intumittent operatlon for thercnal
expansion ccntrol)
• Show a 120wolt outlet within 3 f�et oF tha water hoatar. The outlet shall be readlly accoss�le: (2019 Energy
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6'-0" MIN �
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ADU = 302 5F
STORAGE = 8l SF
REVISIOt�i'i BY
HYLAN D
DESIGN GROUP
o��:sw ��.�aio r��so s�i.seio
sas a� �a s�� c�m� c� samo
www.hylanddg-com
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EXISTIN6 E
PROPOSED
PLOOi2 PLANS
d INTERIOR
ELEVATIONS
(ADU)
°'°`°� a.i6sosi
5eale: I/4"=��.p•
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orore �
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OF 5 Shecb
�O' fQT. S�HC 11" G(.4RI(X
51CYLI6H'f NOTE5:
R308b.1 DEFINI710r5
SICYLI6HT AND SLOPES 6LAZIN6:
6lass of ather traru�crent or trmslucent glazing materlal Installod at a slopa
oF IS degea (0�6 rad) or more fran vertical. 6lazlny makerials In skylighks,
Includk�g unit skyllghks, sola-lums, sunrooms, roofs and slo�ed wolls are Includcd
m thi5 definition.
R308b2 permlttad matarlals. The followxig kypes of glazing may be used:
I. Laminated ylcss wlth a minkrium O.OIS- Inch (0.38 rtwr� polyvinyl butyral
�nterlayer for ylass paas Ib square fwt (I.5 m2) or less in araa located such
that the hlyhcst polnt of the glass Is not mare thm 12 feet (3658 rr� above
a walking surFace or otha access�le aea; for hlcjior or laryer sizcs, tha
minknum Interlcyu thlckness shall bc o.03o uich9o.i6 mm).
2. Fully tampucd glass.
3. W.at-strengthened glass.
4. Wired glass
5. ,4pFxoved rigld plastks.
R308bb Gurb9 Por �kyll ts. All un�t skyl�ghts uistalled in a roof w�th a p�tch
flatter than three units v ical in 12 onits horizantal (25-perccnt slope) shall
be moimted on a curb axtending at least 4 Inches (102mr� abova the plme oF
fhe rooF unless o�erHise specifbd in Fhe maufactuor's installation
instrvctians.
UNIT SKYLI6HT
a, foctory assombied, giazed ferostratbn unit, cor�tam�ng ono pmei o� giaz�ng
materinl, that allorrs For r�at�al day lighting tMo� an oponkiy In tha roof
asscrnbly while preservkiy the Neather - resistmt ttirrb� of the rooP.
3�12MIn.5kpe iEMPERE0GLA5S
WWGER
"VELUIC OPEPABLE
�\_ 51(YLIGHT NER-199
CiIRB AS NEO.
G I. SPDpLE
OR STEP FLASHING
VRUSTIC FINISH
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N.T.S
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(R3113) Floon and Icmdings at exkerbr doors. Thare shall be a Imd�ng
or floor on eoch side oi each exterbr door. The width af each ladkKj shall
not be less than the door served. Evuy Imdk�g shall hwe a minMnim
dkner�,bn of 36 uiches (914 mrJ meawred In the dirxtion of fraveL Ezterbr
landings shall be permitted to have a sloPa not to axceed '/. unit vertkal in 12
units horizonkal (2-percent).
Excaptlon: Fxterior balconies leu thm 60 square feet (*�b m) md only
accessible kom a door mo Permitted to have a Imdtny less thrn 3b inches
(914 rm� measured in the direction of trwal.
(R3113.1) Floor elavatlons at tha roqulred egress doors. Laid� or
La d
floors at the ree�uked ogress door shall not bc more than I'/: Inches (38 mm)
lower thcn the top of the tMeshold.
Exceptioris: The exterlor landing or Floor shall rwt be more thm 1'/. Micfws
096 rm� below the top of the ttreshold prwided the doar does not swlrg
ovor the IancfN� or floor.
Mhen exterior Imdkgs or Floors servfng the rec{uired egress door ae not at
grode, they sholl be prwided wifh access to yradc by mcros of a rartp in
accordance with 5ection R411b or a stairway tn accardmce wlth 5ection
(R311.�)
(R3113.1J Floor elevatlore Por other exterlor doon. Doors other !hm
the ru{uMed ey ess door shall be Provided Hlth landln9s or Floors not more
than �% Mches (196 mrn) betow the top of the tFreshold.
Exceptlan: top Imdkiy is not reciuired where a stalrway of two ar feHer risers
Is locaked an the exterior side af the door, prwided the door does rot swhg
ovcr fhe stairway.
dZ3n3s) 5torm and xreen doors. stam a,a screen doors sha�� no
pormttted to swVg over all exter�or stn�re md Icndhg.
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I�►1 I<�J��1►f�'�►ll I►7�'S'S'f�f�l�J►L�� I • I ��
Landings at doors
Door swings in
Minimum witlN equal
� w� � d� ExfBriOt C0p19 are requiletl tp opBn
tlirectly on�o a Imyng. Wtren Aa Eoor
9win93 �mrdN Ule WMin9 may bB
� �� Eawn hom Ne tap ot he Oom
tlireslwltl B menmum ot 7.75.
All lendmgs ere t be sioped a meximum of
Y.' p��mrn ro arein warer.
��a��p
"""""°"'"'d1h�"�' Doorswingsout
b widN af daar
' i.S m�. dmp hom �ha lop
� �he MreshWC to finisn IantlinglpaUo.
Typ.� ouhwin9 Goors.
Landing
NT.B
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EXISTING �LOOR PLAN (Master bath�
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R1� 17'#4" UPOLI.AED PORL�AIN TILE
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PROPOSED �LOOR PLAN (Master bath�
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REVI510N5 BY
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DESIGN GROUP
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SB3 Qany Aoad San Caks Ca 99010
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EXI5TIN6 �
PROPOSED
FLOOR PLANS
d INTERIOR
ELEVATIONS
(MASTER BATH)
(GUEST BATH)
°ati 8.162021
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(Sea SG+wdral Plan)
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(� D� TOP R-41 .'PfL1Y FOAM
_ _ - _ _ _ _ INSUL4TION- TYP. � VN1LT
MN.6YPED: TYP.
STORAGE fW ADU
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SEGTION "A-A"
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FOR FtYPL
T.O. YPB
SNGGO FINISH
5.1 VgP SGRffD
GCRJG. S1.�46
!IF APPLIGABL�
8'GLR"
:XTERIOR 6Rl�DE
�1 WEEP SCREED DETAIL
KTS
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• A mnknum 0.019 - Inch (OS mm) (No. 26 galva�ized sh�at gage), corcosion- reslstant weep screed with
a mlNmum vertical attachment Fiange oF 3%: (89 m� shall be p�ovtded at below the foundation plate line
on oxterbr stud walls h acco�dance with ASTMG 926. The weep screed shall be piaced a min�n of 4
fnches (102 mm) abova the earth or 2 Inches (51 mm) d�ove pwed creas and be of a t�e that will allow
trapped watu to drain to the exterior of the buildiny. The water -resistivc barrier shall lap the
attacMient flange. The e�herior lath shall cover aid tcminate on the attacMient flmge of the weep
screed. (R103.i2.0
R"103.1.3 Water- res�stive ba'riers
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ItbIGATES I � .
v�+s� cEiuNs F
Provida spray foan inwlation at existiny
roof. Spray foam to be air-kripermeable
per cRc keo6.5.
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RA7F LIIE - TYP.
EXISTING ROOF PLAN
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UNVENTED ATTIG AND UNVENTED ENGLOSED RAFTER ASSEMBLIE NOTES:
R806.5 Unvented atttc and unvented enclosed raftor assembltes. Unventod attics arid unvented enclosed roof framming assemblies
created by cellings that arc appllod directly to tho unckrside of th� roof framing muMxrs and structural roof sheathiny appli�d
diroctly to tha top of the rooP framing mertbers/rafters, shall be permitted where all the followiny condttions are met:
I. The unvented attic space Is completely within the building thermal envelope.
2. No InteNor Glass I vapor retardcrs cxc installed on the ceiling side (attb floor) of the unvented attic assembly or on the
celling side af the unvented enclosed roof franiny assembly.
3. Wiere wood shi�gles or shakes cre used, a minimumY� - inch (6.4 mm) vented aN-space separates the shtngles or shakes end tho
roofing unclerlaymenE above tha structural shoathing.
4. In Galifa^nia Glimate Zonas 14 and Ib, my alr-impermcablc ireulation shall he a Glass II vapor rctardu, or shall hava a Glase II
vapor retardcr coating or coverinc� In direct contact with the underside of the insulation.
5. A Uass I or Glass II vapor retarder shall be installed on the Indirectly conditioned spxe side of all inwlation fn an um�ented
attic w(th aIr-permeable insulation, for condensation control.
See the C.alifornia Energy Gode, Figure 100.1- A- Galifomia Glimate Zones.
5. Inwlation shall be located in accordance with the Followiny:
5.1 Item 5.1.1, 5.11, 5.1.3. or 5.1.4 shall be met, depending on the a(r pumec#�ility of the insulation directly under the structural roof
sheathing. No ireulation shall be reQuired when roof tiles, wood shinyles or wood shakes, or ay ather roofing system using battens
md ra continuas underlaynent Is installed. A contiwous underlaynent shall be considered to ex�st if sheathing, rooiing paper or
my continuars layer haviny a pum rato oF IIO more thrn aie perm under the dry cup method Is present.
5.1.1. Wxre aily a�r-impormeablo hsulatlon is provided, R shall he appliad in direct contact wtth the underside oP the structual
a
roof shaathiny.
5.12. Wwra air-permec�le insulation is provle�d riside tha building thermal uivalope, it shall be irntalled in accardance with
Section 5.1.1. In addition to thc air-permeabla hwlation installu! directiy below thc structural shaathing, rigid board or sheet
insulatton shail be iretalled dircctly abwe the structural rooF sheathing in accordcmce with the R-values in Tc�le R806S for
condcreation control.
5.13. Nhero both airkripermec�le md air-permeable inwlotion cre providad, the air=impermed�le inwlatlon shall be appliad in
direct contact with the w�clerside of the sGvctural roof sheathin9 rnd shall he in accordance with the R-values in T�le R8065 for
condensatlon control. The air-permeable inwlation shall be installed directly under the ar-tmpermecble insulation.
5.1.4. Alternatively, suffiuent rlgid board or shaat kiwlation shall be iretalled directly above the strvctural roof sheathing to
maintatn the monthly averaye temporature of the underside of the struct�al roof sheathing ci�ove 45°F n°W. For calculation
pixposes, an hterbr air temperature of 68°F (20°G) is assumed and the exterior atr temperature is aswmod to be the
monthly averag� outside alr temperature of the three coldest ma�ths.
mor
5.2. Vi�ra preformed hsulation board Is usod as the air-impermeable inwlation layer, it shall be scaled at thc parimeter of each
individual sheet Interior surface to form a contirwous layer.
Water-raslstive barrlers shall be Installed as requlrod in 5ection R'f032 and, whera applied ovcr
wood�ased sheathiny, shall include a watu - resistivo vapor�ermeable barrier with a performance at
least ec{uivalent to two lajers of 6rade D paper.
Exception: Wiere thc water- r�sistive barriu that Is applied over wood -t�ased sheathing has a
watar resistawe equal to or greater thm that 60 - minute 6rade D paper c�d is separated from the
stucco by an htervenir�, substantially nonwater - absorbing layer or drainage space.
FLPSHIN6
Flashlny's shall be Installed In a mamu that prevcnts molsture fran enterlr� the wall md rooF tlxough �olsks In
copMgs, tMae� moHture pernieable materbls md at intcrsectbris with pa-cpet walis rnd otFar penetratior�s
tFroucj� the rooF plana. In addltlon to exterlor door and windoH assemblies, flashkiy shall be kistalled crt
penctratiais cnd terminations oF exterlor wall assertblias, exterbr Hall intersectbre Htth raofs, chirmeys, porches,
decks, balconlcs md slmllcr profectbre md at bullt-In gutters and slmllar locatiore �ere moisture could antcr
the wall. (R9037j
Yhere flashing is of inetal, the mctal shall ba corrosion resistmt Hikh a thtckness of not less than OAi9 Nich
(OSmrt� (No. 26 galvmfzed sheet). (R9032.1)
R103.'I Exterlor plaster. Iretallatbn of thase matertals shall be in compliawe wfth ASTM G 926 and ASTM G 1063
and the provHsions oI this code.
R103.'I.I Lath. All lath and lath attacMnents shall ba of carrosion-resistant materials. Expmded metal or
woven Hire lath shall be attxhed with I%rinch-lony (38 mrr�, II yaye riails haviny a 7/16-inch (II.I mr� head, or
7/8-kwh-lony (221 rtm), Ib gage staplcs, spaccd at no more than b Inches (152 mrn), or as otherwiso
a�o��a.
KI03.'f1 Pleaier. Plasterkg with portlmd cement pIcster shall be not less than three coats when applled
ovor metal lath ar wire lath md shall be rot Iens khm two coats when apPlied ovu mawnry, concrete,
prassure-preservative treaked woad or dccayYC5f5F.GfIC WOOCI Q5 SE7CGIIICCI Ifl SBGCIO/i R3I�.I Of [�751NII
backu�g. If the plastu s�rPaca Ie cortpletely covered by veneer or other facir�y makerlal or is cortpletely
concealcd, plaster cpplkatlon noed !x only two coats, prwidecf the total thickness k as sat forth In 7abla
R702J (U.
On wood-Frane constructlon with rn on-yrade floor slab system, oxtr.rbr plaster shall bc applled to
cav«, but not extend balow, lath, Pr�er md xreed.
I�?3 •�' • i.-"lr`�•S�i1C�I�`C��
P�otoctlon of raod md wood bcased proQucts from decay shall be provkbd for wood skfing, sheathkig rnd wall
kankig on the exterlor of a bulldhy haviny a clecrance of Iess than 8 hches fran die gouid or less thrn 2
inches (51 rm� meawred vcrtkaliy fran concreta steps, porch slabs, patlo slabs, md sknilo� horizontal surfaces
exposed to the weaG�er. (R 31i.1)
R"103.'13 Waterteslstive barier�. Water-resistive barriers shall � installed as rec�uired in Section R1032
aid, where cpplied over wood-based sheathincy shall include a walerYesistive, vapor-permeable baner with
a performrnce at least ec�uivalent to two laycrs of 6rade D papor. The �ndivicl�al layers shall be installed
indopondently such that each loyo� provides a separate cantireaus plcne md any flashir�j, installed �
accordance with Section R103.4 md N�tendod to ckain ta the NatorYesistive barrier, is directed between
the layers.
Exceptlon: Wia�e the water-resistive barier that Is appiled over wood-based sheathing hias a Nater
rosistmce cqual to or cjeater tFan that of 60-mhute 6rade D paper md is seperated from the stucco by
ai intervening, wbstrntiauy non+aru-atsorbhcj �ayor or cksigraa c�ak�age spar,e.
ai a
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R'103.1 6oneral. Fxterior walis shall provide the buildhg wkh a weather-resistmt exterior woll envelopa. The
e�herbr wall amieloPe shall IncluQe Plashk� as descrbed In Sectbn R703.4
R'103.1.1 Water resbtawe. The extcrbr wall emelope shall be desk�ed md carntrvcted in a mmner that
prevads thc acwmulatbn of watar wlthin the wall assembly by provldlny a waterresktmt bcrrler bchind the
e�cterbr vcneer as requMed by Sectlon R7031 md a mems oF d-alnkig ko the e�herior water that enters the
assembly. Protectbn agalr�t t.rn�dra5ation h th� exkrbr wall assembly shall ba provided k� accordrnce with the
Galllan�a frerg� Gode.
6cc°Ptwro:
A wwther-reslstant exterbr wall a�velope shall rat bc ret{uired ovcr ca�creta or Masonry walls deskfed h
accordarwe with Ghcptcr b and flashed according to 5ectbn R103.4 ar R?03b
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LEFT 51DE ELEVATION
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REVISIONS BY
HYLAND
DESIGN GROUP
OficefiS�.371.1810 kx6S�.fi37 Y270
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www.hylanddg.com
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Sheet Title
EXTERIOR
ELEYATIONS
ROOP PLAN
SEGTION "A-A"
�O` 8.16.2021
5cab� I/4":�'-0'
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OP 5 5heets
RIGHT 51DE EL�VATION
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REAR EL�VATION
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SL�QKE ALARMS NOTE:
R314.1 6ena�al. '' ke alarms shall comply with PFPA 12 and section R314.
R31422 Alteratlons, rapalre and additlone. W�cre alterations, rr.paMs ar addRbre requking a pennit occur, or whue
one or mora sleeping rooms cre added or created in existing dwellkgs, the individual dHelling unit shall be equipped with
smoke alarrns located as reciulreQ for r�ew dwallinys.
6cception: See 5ection R314b.
R3143 I..Ocation. 5moke alarrtis shall be installed �n Fhe followiny locatioris:
I. In cnch sleepin9 room.
2. Outside each separate sl�ephg a�ca in tha Imm�dtate vicinity oF the Iztrooms.
3. On cach addltbnal story of the dwelling, Including basements md haMfable attics and not Including crawl spaces md
uninhabitable attics. In dwellings or dwellhy units with split levels ad without an interveniny door between the adjacenk
levals, a smoke alam iretalled on the upper level shall suffice for the adjacent lower lavel provided that the IoHer
level Is less thm one full story below the uppar level.
4. 5moke alcrms shall be iristalled not less than 3 faet(914 rm� horizontally fram the door or openiny of a bathroom that
contains a bathtub or shower unless khis wald praverit placement oF a smokc alarm requlred by Seck'ion R314.3.
5ee Seclbn Ri1433 for ,pecMk bcdbn requFaments.
29b3.4 SpecMk Iocatlon rec�ulranente. The hstallatlan of smoke alarms md smoke detutors shall comply with the folloHin9
requiremerits:
I. �noke alams and smoke detectors shall rat be located where ambier�k caidttbre, including Mimidlty and temparakure,
aro oues�ao rhe um�ts specwioa ty tne manuFactu-u�s p,b��snra �sGvccwre.
2. 5moke alarms and smoke dekeclors shall not be located within unFinished attics or garayas or In other spacas whera
tempuatures can fall beloH 40°F (4°G) or exceed 100°F C38°G).
3. Wicre the mounting wrface cald become consicicrably warmer or cooler khm kha room, wch as a Poorly k�wlated
coiliny bcloN m unfhished altic or an exterior wall, smoke alcrms and smoke detoctors shall be mounted on m inside
wall.
4. Smoka alarms or smoke deteckors shall be Ir�stalled a minimum oF 20 feet horizontal distance from a permanently
Nulalled cooking cppllance.
Euceptwn: lonizatbn smokc alarms with rn alarm silencing switch or Photoelectric smoke alarms shall !n permittcd to be
installed 10 feet (3m) or grcater Fran a permanently installed cookir�j applknce.
Photoelcctrk smoke alarms shall be pumitted to Vz irotnlled grcaEer thm b fr.�t (1.8m) Fran a permmrwitly Installed
cooking appliance where khe kitchen or cooking area rnd adJacent spaces have no clear interior partitions and the IOFt
distances would prohlbit the placement of a smoke alcrm or smoke detector rec1ulred by other sectlons of the code. 5moke
alams Ileted Por use In close proximity to a perrr�,nemiy x�stauad cooking cppiimce.
5. Ir�skallatbn near batMooms. 5mol;a almns shall be krstallad rat less than a 3 foot (0.91 m) horizonknl Qistmce From the
door or openin9 oF a bathroom that contakis a baFhtub or showar unless this wald Prevent placement of a smoke alarm
requtrecl by other sectimis of the code.
ms
6. 5moke alarms and smoko detectars shall not be ir�stalled within a 36 in. (9 10 mrn) ha-izontal path fran khc supply
reytsters of a forced air hoatM�y or cooling system and shall be Iretalled outsidc of the direct airFlow irom those
registers.
7. Smoke alcrms md smoka detectors shall not be installed within a 36 in. (910 mm) horizontal path fran the tip of the
blade of a celliny-suspended (paddle) frn.
8. Wiera stairs lead ko other occuPied levels, a smoke alam or smoke detector shall ba located so Fhat smoke risiny in
the stairway carvwi ba prevented fran reaching the smoke alartn or smoke detcctor by ai Ir�tervening door or
a
obstructlon.
9. For skairways Ieading up Fran a basement, smoke alarms or smoke detectors shall be located on the basement ceilhy
�a a,� � � r.� g�u�.
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10. For tray-shapod cell'mgs (coffaed ceilkgs), smoke alams and smoke detectors shall be kistalled on the highest
portlon oF the collir� ar on the sloPed portlan oF the celllr�g within 12 In. (300 mm) vertically dovri from the highest poiM.
II. Smoke alarms md detectors Mistalled in roams with joists or becros shall camply with the requirements oi I?.�32.4.
12. Heat alarms md detectors N»talled in rooms wlkh Joists or beans shall comply with the rec�u�raments oF I'Ib3.
•Far additional requirements or cicrifk.aE(on see N F PA �2.
SEGTION R315 GARBON MONOXIDE ALARMr:
R3152.1 Exlsting bulld�gs cmd new constructlon.
For existing buildings cu�d new wretruction, carban monoxide alarms shall be provided in ckvelling units where either or both
of the FolloNirg condltlais exist.
I. Tha dwalling unit contaire a fuel-fired cipplk�we or fireplaca.
2. The dwellfr� unit has m attached garaye with m openiny that communicates wtth the dwelliny unit.
R915.22 Alteratlons, repalrs and addltlons. wiere an add¢ion is made to an existing dweuMg, or a tuel-i�xn�ng heatcr,
appliance, or fireplace is added to m existiny dwelliny, rot praviously required to be provlded with ca�bon monoxide
ola�ns, row carbon maaxide alarms shall be ir5talled in accordance with 5ection R315.
R3153 Locatlon. Garkwn monoxide alarms tn dwelliny units shall be histplled and mainkained in accordrnce wilh the
mariufacturu's �blishtd insGvctiore in the followiny locatiore:
I. Outside of each separata sleeping area in tha krmediate vkinity of the bodrooms.
2. On evory occupiable level of a dwalihy unit, fncluding basementr.
3. Nhere a Fuel-burnkiy applimce Is located wlthln a bedroom or Its attached bathroan, a carban monoxide almm shall
be Installed Nith�n the bedroom.
.y!.� :09 n•m• .� - �JI.
ALI. 5hbKE d GARBON hbNOXIDE ALARMS ARE TO BE AG/DG AND INTERCANNEGT�
ELEGTRIGAL NOTES:
• All recessed can Itghts h insulerted ceilings ko ba ic t�e zero clearmca. GEG 410.�16 (a) (2). recessed fixtures shall
be certiFir.d as air ti�t per Galifamia anery� code.
• Light ftxtures near bakhtub and shower crr,as shall be Iisked for wet locatbrs. (GEG 410.10 (d))
• Receptacla atlets in thc bathroom shall be wpplicd by at least one 20-ampxc brmch cirat[. wch Uraits shall have
no other atlats. (GEG 210.11 (G) 3
• All branch cp^ails that wPply 125 volt, s'inyle phase, 15 d 20 arp. receptacla outlets kistalled in dwallir� unit fanily
rooms, dining rooms, INing rooms , Aens, bed-oams, closets, hallways, kitchen d launcty or similar roams or area shall be
m arc-falt circult intemrpters(s) per (GEG 210.17a
• Provide dedtcated circuits for yarbaye dis�osal, mkrowave, Gshwasher and refrtgerator, Id�eled at breaker.
0
REGESSED LI6HT FIXTUfiES NOTE
Recesscd Iight fixkuras in inwlated ceilings shall be approved, listed, zero-clearmce insulction cover (IG) t�e, GertiFied Air
Tiyht (ASTh�283) and senled with a gruket or caulked kxkween housing and ceilkig, and shall be certif'ied to canply with
5ection 119(n), md allow ballast malnkenmce and replacemcnt to be rcadily accessk�le to tullding occupants f�an kxlow.
(GEGI50(k)
Recessed Ikjht ►ixture shall � contain screw based sockets
5hall contain Ikjht sources that wmply with Reference .birit Append�x JAB, Ncludkig the elevaEed temperaGx�e
reciuirements, and that are marked "JA8-2016-E" as specifled in ReFerenca Joint Appendix JA8
CAMBINATION TYPE ARG-FAULT GIRGUIT INTERRUPTER NOTES:
I. Gombination T�c /vc- Falt Glrcult InturuPter shall protect all recr.�txles In all bedrooms, dlning rooms, Ilving roams,
Parlors, Iibraries, dere wrcoans, recrealbn rooms, clasats, hallways, kltchere md landy crea w simila� roams or areas
Hith brexwh i�rcuiks that supply 125 volt, single �hase, IS md 20- cmpere raceptacle outlats. (GEG 210. 17J
2. Tamper - Resistard Raceptacles. Tamper-resistant receptacles shall be iretalled as specif'ied in (406.12 (N)
(rV Dwalling units. In all meas spectfled in 21052, all non-locking t�a 125wolt, IS- urd 20-anpere receptacles shall be
listed trxr�per-resislrnt raceptacles.
�MALL APPLIANGE 812ANGH GIRGUIT NOTE:
Two or more 20 -arcpere small appl'�anca brmch circuits cre recluired for the kitchen md are limited to wpplyin9 wall md
counter spoce receptaclas outlets for the kitchen, panhy, breakfas} room, dining room, or slmllar crws.
Notc: Thase circuits camot scrvc akside plugs, range hood, disposals, dishwashcrs or microwaves - only the required
contcrtop/wall outlaks Includlr�y khe refrl9erator. (GEG 210.11 (G) (I))
AIR DUGT TERMINATION NOTES:
• Dryer duct shall ba of inetal and min. 4" In dlametcr.
• Terminatwn oF all envtrorcnental air ducks e�Aiwst shall be a minimum of 3 feot from Pr�perty Ilne end any openi inko
the bulldtng (i.e., dryers, bakh rnd utilities fans, ekc., must be 3 feet from openirgs Into khe build�gl. (GMG 502.2�
STAIRWAY LI6HTIN6 NOTE:
All stalrways shall have m Illuminatton leval on tread runs md landinys of rot less than I Foot
candle (II lu� measured at the center oF treads md Iaidinys (R303b)
ELEGTRIGAL OUTLET NOTE:
� Elcctrical aklaks at kitchcn cauntcr space shall bc histalled so that ra point alony the wall Iine is more thm 24 inches
measured horizontally from a recepkacle in that space.
• Electrical outbts at kitchen wpplylny khe dishwashare rnd disposals shall be yfl Proteckcd
• Prwide aFci prokection for al� roort� as roquirod by article 210.12 2016 cec
EXHAUST FAPS NOTE:
• All exhcust fare shall be swikched septrately
fran Ilyhting system(s). (GEnG 1500c) 2B)
• Provlde backclraft danpers for all e�aust
from the bullding
@ATHR.00M V�TIT NOTES: �019 GALIPORNIA ENER6Y GODE SEGTION 150fo)
AND ASHRAE 622
The minlmum ventilation rate shall be 50 cfm for �i.z� � i ve flatwn Exhaust ft - me t CalculaFo
Intermlttent cad 20 cfm for contNewus ventilation. rn- nn- � �., aesi Praor c-ae P -d s-�ror..,at�or, for o�er.o�tteoi rao oPera��o� o„y
((,R(, �03.3� f local v tilatwn exha t y t ms. 7h -nimum a rtlow rates for �nterm ttent local
entilation exhaust are specfied in Table 5.7 of ASHR4E 62.2. The required min'im�m
nlertnitten� local ven�ila[ion exhaus� airflow rete (or bathrooms is 50 cfm. The minimum
intermittent ventilatfon exhaust airFlow rate for kitchens is �00 cfm.
(1.3) Prescnptive Duct Sizino Calculations
Prescnptive duct sizing can be utilized to demonstrate compliance with the ventilation
airtlow requirement through in5pection of the installetl whole-builtlfng ven[�lation System, or
I I entilai n exhaust syslem, to c f onfo e wfth th equirements of Table
5 3 I struci ns for the use of Table 5 3 tl exampi alculati s are provitled below.
PRESGRIPTIVE DUCT SIZIN6 REpUIREMENTS (FROM ASNRAE 61.2�
RfIFR Tc) (:nMPI V WITH THF PftF_SCR PT F C)IICT SIZIN . RF(1t IREMF_NTA C�F A.SHRAF E�7 A
VENTItATION FAN MUST BE SELECTED TFIAT IS RATEO TO PROVIOE HT H MINIMUM THE REQUIRED
VGNTILATION AIRk LOWAT 0251N. W G ANO THC DUCTS MUST �E SIZED iN ACCORDANCL WITI I TI IC
SPECIFICNTIONSGIVEN IN iABLE � 1, eELOW
TABLE 5.3
o��� rme Fie. o�,�r s oom o���r
Fan �Rating �
�orm to-zs so eo ioo rzs so eu ' �oo ias
BATHROOM EXHAUST NOTES:
• Bakhroan e�wst fms shall be "Et�R6Y
STAR" car}�Ilant.
• Bathroam e�aust fvis shall have a minimum
ventilatbn rake of 50 cfm.
• Unless f�nctioning as a wfwle house
ventilallon system, baNroam fms shall be
controlled by a Mimlakstat whkh shall be
readlly accesslble. H�midlstat controls shall
be ccpable oF ad�ustment betwcen a
ralattve fwmklity range of 50 to 80 percent.
ENVIRONMENTAL AIR DUGT NOTE:
Emironmerital atr ducts, wch as, ventilation for
hunrn usage, klkhcn rmgc e�d�aust, bathroan
exhausk and clothes dryer zhall be equi�ed with
black-draft clairiper. Section 504
rtU 2a',st'
o�wetE sKYuc�+r ' ' �ac.
i� �
� #
f��
i �� , '
!I �
2a• coaKtw �
MYt PBOVE � "
:#f1T o/ GAB. � t�f A /�
� �>�J
�u�� � �,�
SKYLI61tt i�,'. � _ _.
�� �
i! �iR
�lioE vBrtiNs ! ' I
r-o� w��ez r�n� �', ;
!p ���
aEL. PAfEL
RU aec. �nr r� vu+�
FEAI'� rd PLATFORM t
STRAPP� TO MWLL AT TOP
AND 00TfOM OF APPLIANGE
x
e L NL�_ NL __1_ �NL 1 NL. __I__ NL_�. _NL _�_ NL J. NL
�a tl b
rm t ei = . o a i s N ai ei a�� a , �,p a,
..�noiM �� � r�. .n F„� ta� r n��s �� i zrP� nP �P.r n� r �a �,P rn raniP -. �m
applicable for fan iaGngs --G1�
NL=r�o li��iit on tlucl lei�glti ofSN e size.
. a�v ie�� or a��e or tms s��e w�m a�s��,�ed ��ms a�a r�rc��e� w�n e+�eea me .acea oress�re a�oo
ro.zs�� w g.�
Note�. water 9auge (.g). 's Me sam as water col mn (w.c.)
SUB PA�15 NOTE:
Electrkal wbpanels shall not be located in the
vkinity oF easily Iynitbla materlal wch as in
clothas closets or h balhrooms. GEG articla
240-24(�) 6 (E).
' LOCAL VENTILATION EXHAUST REQUIREMENTS (FROM ASHRAE62.1)
LOCAL MECHANICAL EXHAUST FANS SHALL BE INSTALLED IN EACH KITCHEN AND BATHROOM
'� ACCORDING TO THE REQUIREMENTS OF ASHRAE 62.2 THE MINIMUM AIRFLOW RATES SHALL BE
� GREATER THAN OR EQUAL TO THE AMOl1NT INDICATEO IN TABLE 5.7 BELOW AN� FAN SONE RATINGS
� MUST NOT EXCEED 3A.
MINIMUM INTERMITTENT LOCAL VENTILATION EXHAUST AIRFLOW RATES
APPLICATION AIRFLOW NOTES
VENTEO RANGE HOOD RE�UIRE� IF EXHAUST FAN FLOWIS LESS THAN
KITCHEN 100 CFM 5 ACH.' IF THE RANGE HOOD IS USED FOR LOCAL EXHAUST IT MUST BE
i VENTEDTOTHEOl1TD00R5
BATHROOM I SOCFM
`Air Changes per Hour (ACH), which is determined by multiplying the vo�ume of the space by five (!
ACH = cubic feet per hour, and then dividing by 60 minutes per hour to determine the cubic feet per
RU MINI�5PLIT FEAT PIA1P
SYSTBd � YN1LT ABOVE
so�ir neove r� rvnc
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car�sorc
ALL LIGHTIN6 IS RECdUIRED TO BE
HI6H EFFIGAGY
Cb�:
VHtIFY ALL F1EG7RILAL OUTLETS, SWITGH�
MD FIXiUFtE LOGATIONS WITH OVF�R PRIOR
ro itsrn�una�.
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ii;
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�LOC Y
���a�,
PROP05ED EL�GTRIGAL
PLAN (Guest bath)
SGALE: i'i • , ��-0•
, I r
� � �k �i I # v�r � -,y
� «� ��',, � J � LOC. '�` i�
# � ` �},�__ cFl€
�
- -_ �cfi � ��� �%' /L
Y�
>
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i !' � �i�. � �
PROP05ED ELEGTRIGAL
PLAN (Master bath)
SGALE:Y�' = Ib'
FLOC?R PLAN �EGEND
NEW 2 x STUO WALLS
UNLESS OTHERWISENOTEO
$ LIGHT SWITCH
$y 3-WAVLIGHTSWITCH
�p DIMMERSWITCH
�VS VACANCYSENSOftSWITCH
"DISP. OISPOSAL SWITCH
�MSPC MOTION SENSOR &
PHOTOCONTROL
h. CEILING MOUNTED I.EA.
Y IIGHT FIXTURE
�' PENDANT LE.D. LIGHT FIXTURE
�.. SURFACE MOUNTED
L.E.D. LIGHT FO(TURE
LE.O. MOTION SENSOR
MSPC & PHOTO CONTROL LIGHT
# RECESSE� 5" CAN LE.�.
LIGHT FIXTURE
� RECESSE�FLUORESCENT
F LIGHT FIXTURE
'� RECESSED WALL WASH L.E.D.
LIGHT FIXTURE
� RECESSED LE.D. PUCK LIGHT
0 SMOKE OETECTOR
� EXHAUSTFAN
ry�� WATERPROOF DUPLEX
�� ELECTRICAL OUTLET
� DUPLEX ELECTRICAL OUTLET
�ax WATERPROOF, 220 VOLT
� ELECTRICAL VEHICLE OUTLET
�,,, novo�rouner
� Yz HOT DUPLEX ELEG OUTLET
� 4 PLEX
bH8 HOSE BIBB
HCAS GAS LINE
'r-� TELEPHONEOUREf
I--� MEDIA- CABLE, CAT 5, PHONE, N
I--� OATA
GQ CARBON MONOXIDE �ETECTOR i
O SPEAKER
REVI510N5 BY
HYLAN D
DESIGN �ROUP
Ofice:65� 331.1870 (ax6S0.fi37 9270
saza�n�as�c��c�somo
www.hylanddg.com
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Sheet ntle
PROP05PD
ELEGTRIGAL
PLANS
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