HomeMy WebLinkAbout2016-11-16; Planning Commission; ; CDP 16-40/NCP 16-03 – DOW ADDITION
The City of CARLSBAD Planning Division
A REPORT TO THE PLANNING COMMISSION
Single Family Coastal Development Permit
Item No.
Application complete date: October 5, 2016
P.C. AGENDA OF: November 16, 2016 Project Planner: Chris Garcia
Project Engineer: Steve Bobbett
SUBJECT: CDP 16-40/NCP 16-03 – DOW ADDITION – Request for approval of a Coastal
Development Permit and Nonconforming Construction Permit to allow the remodel of an
existing single family residence and replace the 253 square foot second story with a 1,583
square foot second story addition on a .15 acre lot within the R-1 Zone and the Mello II
Segment of the city’s Coastal Zone located at 5080 Carlsbad Boulevard within Local
Facilities Management Zone 3. The project site is not within the appealable area of the
California Coastal Commission. The City Planner has determined that the project belongs
to a class of projects that the State Secretary for Resources has found do not have a
significant impact on the environment, and it is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to Section
15303(a), construction of a single family residence, of the state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7208 APPROVING Coastal
Development Permit CDP 16-40 and Nonconforming Construction Permit NCP 16-03, based upon the
findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.15 acre (6,559 square feet) project site is located at 5080 Carlsbad Boulevard
as shown on the attached location map. The topography of the lot consists of a generally flat pad area
approximately six feet above the street. The lot is developed with a two-story, 2,107 square foot single-
family residence and attached 290 square foot one-car garage. No agricultural activities, sensitive
resources, geological instability, flood hazards or coastal access opportunities exist onsite. No sensitive
plant species were found on the property. Table “A” below includes the General Plan Land Use
designations, zoning and current land uses of the project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-4 Residential R-1 Single-Family Home
North R-4 Residential R-1 Vacant
South R-4 Residential R-1 Single-Family Home
East R-4 Residential R-1 Single-Family Home
West N/A N/A Public Street – Carlsbad Blvd.
Proposed Residential Construction: The project involves the replacement of the existing 253 square foot
second story with a new 1,583 square foot addition. The existing first floor will be remodeled with a new
floor plan, new windows and exterior materials. However, the existing square footage and building
1
CDP 16-40/NCP 16-03 – DOW ADDITION
November 16, 2016
Page 2
footprint remain the same. The 5 bedroom/4 bath single-family home also includes 1,526 square feet of
second floor decks. Exterior building materials consists primarily of stucco with a Santa Barbara finish.
Secondary elements consist of cedar siding, varied windows, cable railings around the decks and a flat
roof complementing the modern design.
Proposed Grading: No grading is proposed with this project as the existing building footprint remains the
same.
III. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-4 Residential General Plan Land Use Designation;
B. One-Family Residential (R-1) Zone (CMC Chapter 21.10);
C. Nonconforming Lots, Structures and Uses (C.M.C Chapter 21.48);
D. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203);
E. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
F. Growth Management (CMC Chapter 21.90).
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable city regulations and policies. The project’s compliance with each of the above
regulations is discussed in detail in the sections below.
A. General Plan Land Use Designation
The project site has a General Plan Land Use designation of R-4 Residential which allows for the
development of single-family residences at a density of 0-4 dwelling units per acre with a Growth
Management Control Point (GMCP) of 3.2 dwelling units per acre. The project’s density (6.7 du/ac)
exceeds the R-4 Residential density range of 0-4 du/ac. However, one single-family dwelling is permitted
to be constructed on a legal lot that existed as of October 28, 2004 pursuant to General Plan Residential
Land Use Policy 2-P.7. The subject lot was legally created prior to October 28, 2004; therefore
development of a one-family dwelling is consistent with the R-4 General Plan Land Use designation.
Growth Management compliance is discussed further in Section G below.
B. One-Family Residential Zone with minimum 7,500 square foot lot size (R-1-7,500)
The project is required to comply with all applicable regulations and development standards of the
Carlsbad Municipal Code (CMC) including the One-Family Residential (R-1) zone. The proposed project
meets or exceeds all applicable requirements of the R-1 zone as shown in Table “B” below.
CDP 16-40/NCP 16-03 – DOW ADDITION
November 16, 2016
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TABLE B – R-1 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED COMPLY
Front Yard Setback 20’ minimum 18’ No
Side Yard Setback 6’ North - 5’; South - 4’7” existing
legal nonconforming/6’ for new
addition
No/Yes
Rear Yard Setback 12’ minimum 24’5½“ Yes
Max Building Height 30’ with > 3:12 roof pitch or
24’ with < 3:12 roof pitch
23¼‘ with flat roof Yes
Lot Coverage 40% maximum 37% Yes
Parking Two-car garage (20’ x 20’) One-car garage, two in driveway No
The existing house is currently setback 25 feet from the front property line. However, the city is requiring
a seven foot dedication for future Carlsbad Boulevard improvements. Therefore, the existing house will
have a nonconforming front setback of 18 feet.
The existing house currently has legal, nonconforming side yard setbacks of five feet on the north side
and four feet seven inches on the south side. The new addition is required to comply with the current
required setbacks and therefore is setback at least six feet from the side property lines. Additionally, the
existing home has nonconforming parking. A single-family home in the R-1 zone requires two parking
spaces within a garage. The existing home only has a substandard one-car garage. However, two parking
spaces are being provided in the driveway in front of the existing garage. See Section “C” below for more
information.
C. Nonconforming Lots, Structures and Uses (CMC Chapter 21.48)
The project is required to comply with the requirements of the Nonconforming Lots, Structures and Uses
chapter of the zoning ordinance because the existing home does not meet the six foot setbacks for the
side yard (existing five feet on the north side and four feet seven inches on the south side) and does not
meet the parking requirements for a single-family residence. The proposed addition to the existing home
is in conformance with all applicable zoning standards as shown in Tables B and C above. Chapter 21.48
of the Carlsbad Municipal Code requires that four findings be made in order to approve a Nonconforming
Construction Permit. All of the findings can be made for this project as discussed below.
1. The expansion of the residential structure would not result in an adverse impact to the health,
safety and welfare of surrounding uses, persons or property in that the property is already
developed with a single-family home and is surrounded by single-family residences. In addition,
the proposed project improvements comply with all current planning, building, and engineering
standards.
2. The area of expansion shall comply with all current requirements and development standards of
the zone (R-1) in which it is located in that the new second story addition complies with current
front, side and rear yard setback requirements and all other development standards such as
building height and lot coverage. The project is consistent with the parking requirements in
that two parking spaces are located in front of a substandard one-car garage and Section
21.48.050 A.3. of the Carlsbad Municipal Code allows residential lots with substandard parking
to provide required parking within the paved driveway in the front yard setback.
CDP 16-40/NCP 16-03 – DOW ADDITION
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3. The expansion/replacement structure shall comply with all current fire protection and building
codes and regulations contained in Titles 17 and 18 in that a building permit, issued by the City
of Carlsbad, is required for the project and the building plans will be reviewed for consistency
with applicable fire protection and building codes prior to issuance. Furthermore, the project
will undergo standard building inspection procedures during the construction of the addition.
4. The expansion/replacement would result in a structure that would be considered an
improvement to, or complimentary to and/or consistent with the character of the neighborhood
in which it is located in that the proposed addition and remodel will upgrade the exterior
appearance of the existing single-family home. Furthermore, the project does not propose to
change the existing building footprint and the second story addition is consistent with other
existing and approved two-story homes in the area.
D. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local
Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203).
The project site is located within the Mello II Segment of the Local Coastal Program and is not within the
appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay
Zone. The project’s compliance with each of these programs and ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The project is located in the Mello II Local Coastal Program Segment.
The subject site has an LCP Land Use Plan designation of R-4 Residential, which allows for a density of 0
to 4 du/acre and 3.2 du/acre at the Growth Management Control Point (GMCP). At the R-4 GMCP, .5
dwelling units would be permitted on this 0.15 acre (net developable) property. However, one single-
family dwelling is permitted to be constructed on a legal lot that existed as of October 28, 2004 pursuant
to General Plan Residential Land Use Policy 2-P.7. The subject lot was legally created prior to October 28,
2004; therefore development of a one-family dwelling is consistent with the R-4 General Plan Land Use
designation and R-4 LCP Land Use Plan designation.
The project consists of the replacement of the existing 253 square foot second story with a new 1,583
square foot addition. The existing first floor will be remodeled with a new floor plan, new windows and
exterior materials. The proposed addition and remodel is compatible with the surrounding development
of one- and two-story single-family residential structures. The two-story residence will not obstruct views
of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual
beauty of the coastal zone. Furthermore, no agricultural uses exist on the previously graded site, nor are
there any sensitive resources located on the site. The proposed single-family residence is not located in
an area of known geologic instability or flood hazard; and given that the site does not have any frontage
along the coastline, no public opportunities for coastal shoreline access or water-oriented recreational
activities are available.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and
CDP 16-40/NCP 16-03 – DOW ADDITION
November 16, 2016
Page 5
Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants
and soil erosion. The subject property is an undeveloped parcel that does not include steep slopes (equal
to or greater than 25% gradient) nor native vegetation. In addition, the site is not located in an area prone
to landslides, or susceptible to accelerated erosion, floods or liquefaction.
E. Inclusionary Housing Ordinance (CMC Chapter 21.85)
Pursuant to CMC Chapter 21.85.030 D.1., a project may be exempt from the inclusionary housing
requirement if an existing residence is altered, improved, restored, repaired, expanded, or extended,
provided that the number of units is not increased. Since there will not be an increase in the number of
units on the property, the project will be exempt from the inclusionary housing requirement.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of
the city. No impacts are associated with the project as the project consists of a remodel and addition to
an existing dwelling unit and no new impacts will be generated.
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single family
residences in urbanized areas from environmental review.
In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of
the State CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City
Planner upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7208
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A – M” dated November 16, 2016
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CDP 16-40 / NCP 16-03Dow Addition
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DOW Addition, Carlsbad5080 Carlsbad Blvd. Carlsbad, California 92008Residential Remodel and Addition:Project Team:Designer:Artifex West2400 Kettner Blvd. #234San Diego, CA 92101858.405.7800Contact: Fredrik GullbergStructural Engineer:Serhat SerginHTK Structural Engineers14288 Danielson St,Poway, CA 92064858.679.8989Contact: Serhat SerginProject Data:Project:5080 Carlsbad Blvd. Carlsbad,California 92008Owner:Almeria InvestmentsAssessors Parcel Number:APN: 2100330200Legal Description:Lot 56 Terramar Unit # 1Lot Size:6,559 SqFtZone:Coastal Zone OverlayR1 (Residential--Single Unit)Occupancy:Single-Family ResidentialType of construction:Type-V - BFire Sprinklers:NoCurrent Code Editions:2013 CALIFORNIA BUILDING CODE Part 2 of Title 242013 CALIFORNIA ELECTRICAL CODE Part 3 of Title 242013 CALIFORNIA MECHANICAL CODE Part 4 of Title 242013 CALIFORNIA PLUMBING CODE Part 5 of Title 242013 CALIFORNIA ENERGY CODE Part 6 of Title 24CALIFORNIA ELEVATOR SAFETY CODE2013 CALIFORNIA FIRE CODE Part 8 of Title 242013 CALIFORNIA REFERENCED STANDARDS CODE 2007CALIFORNIA REFERENCED STANDARDS CODEUNIFORM ADMINISTRATIVE CODE SECTION 3022013 CALIFORNIA RESIDENTIAL CODERestrictions:City of Carlsbad:Interior Side Yard Setback: 6'-0"Rear Setback: 12'-0"Front Setback: 20'-0"Max Height: 24'-0" / 30'-0"Square footage resume:Existing 1st floor (remodel only) 2107 S.F.Existing 2nd floor (to be removed) 253 S.F.Existing Garage 290 S.F.Proposed 2nd floor 1583 S.FTotal Existing square footage 2650 S.F.Total Proposed square footage 3980 S.F.Total Proposed decks 1526 S.F.Floor Area Ratio: .4 x 2Lot Coverage: .4Tot lot = 6559 SFTot (E) & (N) structures = 2397 SF = 38.75%Scope of Work:Remodel of existing single family residence. Existing 2397footprint to remain (including garage) w/ interior remodel.Removal of existing 253 SF second level with an additionof 1583 SF second level & 969 SF deck with partial deckcovers, two (ea) first level decks at 439 & 118Sheet Schedule:G GeneralG 100 Cover SheetG 101 Plot Plan/ Roof planS StructuralSP1 General NotesSP2 General DetailsSP3 General DetailsS4 Foundation PlanS5 Second Floor Framing PlanS6 Roof Framing PlanSD1 DetailsSD2 DetailsSD3 DetailsSSW2 Shear Wall DetailsSSW3 Shear Wall DetailsA ArchitecturalA 100 Demolition PlanA 101 Lower Level Floor PlanA 102 Upper Level Floor PlanA 102b Clear Story Window PlanA 103 Lower Level Dimension PlanA 104 Upper Level Dimension PlanA 105 Lower Level Reflected Ceiling PlanA 106 Upper Level Reflected Ceiling PlanA 200A Existing E & S ElevationsA 200B Existing W & N ElevationsA 201 Proposed E & S ElevationsA 202 Proposed W & N ElevationsA 301 SectionsA 401 Door / Window ScheduleA 501 DetailsA 501 DetailsA T24 Title 24SiteLocationInterstate 5Pacific OceanAgencies:City of Carlsbad:Planning and Building Department1635 Faraday Ave,Carlsbad, CA 92008Front Office: (760) 602-4600APPROXApproximateRequiredREQInsulationINSULExhaustConcrete Masonry UnitCPTCarpetCTDIMDETDIADWGDND.O.DRDISPDoorDrawingDetailDownDimensionCeramic TileDiameterDoor OpeningDispenserARCHBDC.M.U.BLDGBLKGCLRBMCLGCONTCONCCONSTRCOLC.O.COORD.Clear/ClearanceConstructionContinuousConcreteColumnCased OpeningCoordinateBoardBeamArchitecturalBuildingCeilingBlockingG.C. General ContractorH.W.H.GLGWBGYPHVACHDWDH.M.H.C.Air ConditioningHot Water HeaterGypsum Wall BoardHollow MetalHeating Ventilating &GlassGypsumHollow CoreHardwoodFINF.O.S.FTFIXTFLF.C.GALV.F.E.C.F.A.F.E.EXSTEXHEXTFinishFace of StudsFixture ContractorFixtureFluorescentFoot/FeetGalvinizedFire ExtinguisherFire Extinguisher CabinetFire AlarmExteriorExistingMetalMTLMaterialNumberNominalPlumbingPairNot In ContractNot To ScalePaint/PaintedPlastic LaminatePRPTMATPLUMBP.LAM.N.I.C.NON.T.S.NOMMechanicalMaximumMountedMinimumInteriorIncludesLaminateLavatoryKick PlateLeft HandLight TrackMasonry OpeningMiscellaneousL.T.M.O.MTDMISCMINMECHMAXINTINCLLAMLHLAVK.P.Top OfT.O.Underside OfVinyl Composition TileUnless Noted OtherwiseWater ClosetWDW/OWoodWithoutTYPU.O.V.C.T.VERTU.N.O.W.C.W/TypicalVerticalWithSolid CoreSpecificationStandardThresholdStainless SteelSquare Foot/FeetTongue and GrooveRight HandRough OpeningRain Water LeaderSimilarSIMSQS.S.STLSTDSPECT>HRSquareSteelS.C.S.F.SHTRHR.O.RMR.W.L.SheetRoomAcoustical Ceiling TileA.F.F.ADJACTALAdjustableAluminumAbove Finish FloorEQUIPE.W.C.EQEAElectric Water CoolerEqualEachEquipmentInchHot WaterHorizontalInside DiameterHORI.D.H.W.INPlywoodRecessedPLYWDRECRADRadiusF.D.Floor DrainCHCeiling HeightB.O. Bottom ofFRTFire TreatedFABFabricationSYSSystemGAGaugeSymbolsWindowDoorKeynoteXXWall TypeElevationBuilding SectionElevation DatumRoom LabelRoomXXXxxxxxxxxF.F.EXXX'A XXXXA XXXXA XXXXtyp.A XXXXtyp.Detail MarkerDetail & Enlarged AreaVicinity MapN.T.S.northG 100Cover SheetProject General Notes:•All toilets to be "Ultra Low Flush"•All ABS and PVC piping and fittings shall be enclosed within walls and floors covered with"type X gypsum board" or similar assemblies that provide the same level of fire protection.Protection of membrane penetrations is not required.•Additional smoke alarms shall be provided above at the top of each stairway landing and shallbe provided in all habitable spaces except kitchens.•In new Construction, required smoke alarms shall receive their primary power from the buildingwiring where such wiring is serves from a commercial source and shall be equipped with abattery back up. Smoke alarms shall admit a signal when the batteries are low. Wiring shall bepermanent without a disconnect switch other than as required for over current protection.•Where more than one smoke alarm is required to be installed, the smoke alarms shall beinterconnected in such a way that the activation of one alarm will activate all of the alarms inthe individual dwelling unit. The alarm shall be clearly audible in all bedrooms overbackground noise levels with all intervening doors closed.•single and multiple carbon monoxide alarms shall be listed as complying with therequirements of UL 2034. Carbon monoxide detectors shall be listed as complying with therequirements of UL 2075.•Carbon Monoxide detectors shall be added to existing residence.•Automatic irrigation systems controllers installed at the time of final inspection shall beweather based•Joints and openings, annular spaces around pipes, electrical cables, conduits or otheropenings in plates at exterior walls shall be protected against the passage of rodents by closingsuch openings with cement mortar, concrete masonry or similar method acceptable to theenforcing agency.•A minimum of 50 percent of the construction waste generated at the site is diverted to recycle orsalvage per CGBSC Section 4.4081. and City ordinance•Before final inspection, a complete operation and maintenance manual shall be provided to the buildingoccupant or owner. Contractor or owner shall submit an affidavit that confirms the delivery of themaintenance manual. (CGBSC 4.410.1)•Duct openings and other related air distribution component openings shall be covered duringconstruction (CGBSC 4.504.1)•Adhesives,sealants and caulks shall be compliant with VOC and other toxic compound limits: (CGBSC4.504.2.1)•Paints,stains and other coatings shall be compliant with VOC limits. (CGBSC 4.504.2.2)•Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and othertoxic compounds (CGBSC 4.504.2.3)•Documentation shall be provided to verify that compliant VOC limit finish materials have been used. Aletter from the contractor and or the building owner certifying what material has been used and itscompilance with the Code must be submitted to the building Inspector. (CGBSC 4.504.2.4)•New and existing buildings shall have approved address numbers, building numbers or approvedbuilding identification placed in a position that is plainly legible and visible from the street or roadIURQWLQJWKHSURSHUW\¬7KHVHQXPEHUVVKDOOEHDPLQLPXPRIµLQFKHVKLJKZLWKDPLQLPXPVWURNHRILQFKHV¬:KHUHDFFHVVLVE\PHDQVRIDSULYDWHURDGDQGWKHEXLOGLQJFDQQRWEHYLHZHGIURPWKHSXEOLFZD\DPRQXPHQWSROHRURWKHUVLJQRUPHDQVVKDOOEHXVHGWRLGHQWLI\WKHVWUXFWXUHµ&)&Section 505.•Carpet and carpet systems shall be compliant with VOC limits. A letter from thecontractor and or the building owner certify ng what material has been used and its compliancewith the Code must be submitted to tile building Inspector". (CGBSC 4.504.3)•Eighty percent of floor area receiving resilient flooring shall comply with theVOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) Lowemitting Materials List or be certified under the Resilient Floor Covering Institute (RCFI) Fk>orScore program. (CGBSC 4.504.4)•Particle-board, medium density fiber-board (MDF) and hardwood plywood used ininterior finish systems shall comply with low formaldehyde emission standards. A letter fromthe installer and or the building owner certifying what material has been used and documentingits compliance with the Code must be submitted to tile building Inspector". (CGBSC 4.504.5)•Building materials with visible signs of water damage shall not be installed. Walls andfloors framing shall not be enclosed when framing members exceed 19% moisture content.•The moisture content of building materials used in wall and floor framing is checkedbefore enclosure. Moisture content shall be verified by either a probe type or contact typemoisture meter. A certificate of compliance indicating date of test, location and results issuedby the framer subcontractor or General contractor must be submitted to the building inspector.(CGBSC 4.505.3)•Exhaust fans which terminate outside the building are provided in every bathroom thatcontains a shower or tub. Unless functioning as a component of a whole house ventilationsystem, fans must be controlled by a humidistat which can adjust between 5O to 80 percent.Fans are to be ENERGY STAR RATED.•An electronically registered installation certificate (CF2R) posted by the installingcontractor shall be submitted to the field inspector during construction at the building site. Aregistered CF2R will have a unique 21-digit registration number followed by four zeros locatedon the bottom of each page. The first 12 digits of the number will match the registration numberon the associated Cf1R. Certificate of occupancy will not be issued until Cf3R is reviewed andapproved•An electronically signed and registered certificate of field verification and diagnostictesting (CF3R) shall be posted at the building signed and registered certificate of fieldverification and diagnostic testing (CF3R) shall be posted at the building site by a certified HERSrater. A registered CF3R will have a unique 25-digit registration number followed by four zeroslocated on the bottom of each page. The first 20 digits of the number will match the registrationnumber on the associated CF2R. Certificate of occupancy will not be issued until Cf3R isreviewed and approved.•Any existing smoke alarms that are more than 10 years old will be replaced. SectionR314.3.2.•$OOH[LVWLQJ´QRQFRPSOLDQWµIL[WXUHV WRLOHWVWKDWXVHPRUHWKDQgallons of water per flush, urinals that use more than one gallon of water perflush, showerheads that have a flow capacity of more than 2.5 gallons of waterper minute, and interior faucets that emit more than 2.2 gallons of water perminute)shall be replaced. Certification of compliance shall be given to thebuilding inspector prior to final permit approval. California SB407•Interior spaces intended for human occupancy shall be provided withspace-heating system capable of maintaining a minimum indoor temperature of 68degrees F per section 1204.1 CBC.•Exhaust ducts and dryer vents shall be equipped with back-draft dampers (Section504.0 CMC)•Provide Make-up air for type I/II dryers per section 905.3 CMC•Exhaust duct for type II dryers shall comply with section 905.5 CMC DRAWINGS.•A water heater pressure and temperature relief drain that terminates outside thebuilding shall comply with Section 608.5 CPC•Provide expansion tank or other approved method of relieving pressure per Section608.3 CPC.•Routing and termination of flue for water heater shall comply with Ch. 5 CPC 2010.•Water heater shall be anchored or strapped to resist horizontal displacement due toearthquake motion per Section 508.2 CPC•Showers and tub-shower combinations shall be provided with minimizing valvesper Section 418 CPC.•Lavatory faucets in restrooms shall be the self closing type.•Gas piping material: cast iron.•Shower compartments and bathtubs with installed shower heads shall be finishedwith a non absorbant surface that extends to a height of not less than 6' above thefloor.•At least half the installed wattage of luminaires in kitchens shall be high efficiencyand the ones that are not shall be switched separately.•All luminaires shall either be high efficiency or shall be controlled by an occupancysensor or dimmer. Closets that are less than 70 sq ft are exempt.•Lighting in bathrooms, garages, laundry rooms, utility rooms as well as otherrooms shall be either high efficiency or controlled by occupancy sensor.•Provide 5 airchangers per hour for bathroom and laundry room ventilation.•Provide lavatory faucets with a max flow of 1.5 GPM & kitchen faucets w/ a maxflow of 1.8 GPM.•Provide shower heads with a max flow of 2.0 GPM. No shower in this structure w/multiple heads.•New water closets shall use no more than 1.28 gallons of water per flush.•Permanent vacuum breakers shall be included with all new hoses bibs.•All ABS & PVC piping and fittings shall be enclosed within walls and floors coveredwith "type-X gypsum board" or similar assemblies that provide the same level offire protection. Protection of membrane penetrations is not required.•Additional smoke alarms shall be provided at the top of each stairway landing,shall be provided in all habitable spaces except kitchens.•$OOKRWZDWHUSLSLQJVL]HGöµRUODUJHULVUHTXLUHGWREHLQVXODWHGDVIROORZV µSLSHVL]HRUOHVV ··WKLFNLQVXODWLRQ ODUJHUSLSHVL]HVUHTXLUHôµWKLFNLQVXODWLRQ1RWH ,QDGGLWLRQWKHôµVL]HKRWZDWHUSLSHWRWKHNLWFKHQVLQNLVUHTXLUHGWREHinsulated. ES 150.0(j) 2.•Recycling: Contractor shall submit a Construction Waste Management Plan to thejurisdiction agency that regulates waste management, per CGC 4.408.2•Gas fireplace(s) shall be a direct-vent sealed combustion type. CGC 4.503.1.•Prior to final inspection the licensed contractor, architect or engineer in responsiblecharge of the overall construction must provide to the building department officialwritten verification that all applicable provisions from the Green Building StandardsCode have been implemented as part of the construction. CGC 102.3.sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTION111CDP 16-40 / NCP 16-03
20'-0"6'-0"6'-0"50'-0"12'-0"10'-0"4'-0"
4'-0"
4'-6 5/8"
5'-0"24'-5 1/2"25'-0"7'-0"5'-9"This project shall comply with all requirements of the state permit: California Regional WaterQuality Control Board.Notes 1-6 Below Represent Key Minimum Requirements for Construction BMP's•Sufficient BMP's must be installed to prevent silt, mud, or other construction debris frombeing tracked into the adjacent street(s) or storm water conveyance systems due toconstruction vehicles or any other construction activity. the contractor shall be responsiblefor cleaning any such debris that may be in the street at the end of each work day or afterta storm even that causes a breech in the installed construction BMP's.•All Stock piles of uncompacted soil and/or building materials that are intended to be leftunprotected for a period greater that seven calendar days are to be provided with erosionand sediment controls. Such soil must be protected each day when the probability of rainis 40% or greater.•A concrete washout shall be provided on all projects which propose the construction ofany concrete improvements that are to be poured in place on site.•All erosion/sediment control devices shall be maintained in working order at all times.•All slopes that are created or disturbed by construction activity must be protected againsterosion and sediment transport at all times.•The storage of all construction materials and equipment must be protected against anypotential release of pollutants into the environment.1. Existing retaining wall to remain.2. (E) Gas Meter to remain3. (E) Water Meter4. Ruberoid, 2-ply, torch down, Class "A",UL-90, UL-293. Install per manuf. spec.ESR-1274N30DEG38'50"W 59.95'
Carlsbaad Blvd
Proposed Plot Plan and Roof PlanScale: 1/8" = 1'-0"Nsheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONExisting BuildingExisting Building5080 CarlsbadBlvd14"/ft - slope14"/ft - slope14"/ft - slope14"/ft - slopeAPN: 2100330200+21' AG+18' AG+17' AGGutter
GutterGutter(E)1st lvl bldg contour in setbackBldg contour(E)Bldg contour in setback(N) 2nd lvl Deck(N) Deck 1st lvlBldg contourBldg contourBldg contourBldg contour(E) Landscaping(E) Landscaping(E) Driveway(E) Retaining wall(E) 5'5" tall CMU Block wallWM Upper Lvl Bldg contourRYSBFYSBSYSB SYSBC LPLPLPLPLPLPLPLRYSBSYSBFYSB
14"/ft - slope14"/ft - slopeZONE - R1N30DEG38'50"W 59.95'110'N59DEG29'10"E 110.00'PLPL(E) roof deck, parapet and railing(E) roof deck, parapet and railing(E) roof deck, parapet and railing1111111Vacant land - neighboring parcelG101Site plan/roof plan1*This addition is not altering the drainage pathProjects which disturb less than one acre of soil shall managestorm water drainage during construction by one of thefollowing:A.Retentin basinB.Where storm water is conveyed to a public drainagesystem, water shall be filtered by use of a barriersystem, whattle or other approved method.11Dist. from roof to PL12A50112A50119.5'x18'=170SFR-4 Residential - Land use designationAreas intended to be developed with detached single-familydwellings at adensity between 0 to 4 dwelling units per acre. The typicalhousing type willbe detached single-family (one dwelling per lot); however, onsites containingsensitive biological resources, as identified in the CarlsbadHabitat ManagementPlan, development may be clustered on smaller lots and mayconsist ofmore than one detached single-family dwelling on a lot,two-family dwellings(two attached dwellings, including one unit above the other) ormulti-familydwellings (three or more attached dwellings), subject tospecific review andcommunity design requirements..1" PIPE "LS 3338"BRASS DISC IN CONCWALL "LS 3338"Utility easement permap 2696N59DEG29'10"E 110.00'NO NEW LANDSCAPING IS PROPOSED(E) 5' Wood fence on PL(E) 5' Wood fence 1IOD9.5'x18'=170SFCDP 16-40 / NCP 16-03Irrevocable offer of dedication
600' & 100' Radius mapScale: 1/8" = 1'-0"Nsheetsheet titlemark revisiondateproject no:date2016 August 1$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920082006ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONCarlsbad BlvdCannon RdLos Robles DrShore Dr5080 C
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A 100PlanDemolitionDemolition Plan1. Remove existing fixture2. Remove existing window3. Remove existing door4. Remove existing fireplaceScale: 1/4" = 1'-0"Bedroom 1000Bathroom 1000Bedroom 3000Bathroom 000Closet000Kitchen000Living000Dinning Room000Garage000Bedroom 2000Existing walls to remain/improved per struc.Walls to be demolishedsheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONSee dim plan for (N)opening dimensions*223' total (E) building perimeter74' total to be removedIncluding (E) openings to be widenedetc. for most conservative percentage= 33.33%1(E) Openingto remain,(N) door
A 101Floor PlanLower LevelProposed Lower Level Floor Plan1. Clear Story window, see elevations2. Coat closet3. Surf Rack4. Exterior shower, concrete pan 7.5" above grade to avoid rainwater pickup,connected to main drain line @ 18" MIN fall. See detail 4 on A5015. Storage6. New raised floor to match existing floor level, slab below.7. (N) 120,000 BTU Furnace and whole house ventilation on 18" MIN raised platform.55 CFM MIN & Max noise rating - 1 "sone".8. (N) 125,000 BTU, 80 gallon, water heater, not in vehicle path9.12" MIN. GWB all walls adjoining residence, 58" GWB-type X, MIN ceiling belowresidence with supporting elements protected with 12" GWB MIN. Section R302.610. Dryer duct located under sub floor.Scale: 1/4" = 1'-0"Bedroom 1105Bathroom 1106Guest suite108Guest Bathroom 111Laundry110Closet109Kitchen102Living100Front Deck001Rear Deck002Dining Room103Garage104Bedroom 2107Up 15 treads @ 7.5"rise and 11" runDownProperty lineProperty lineProperty line
RYSBSYSB - 6'SYSB - 6'FYSB
sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTION(N) 5040 (N) 5020 o.c.(N) 5020 o.c.8040(N) 5020(N) 8068(N) 2668 105A030202100B 106A105B 106A107A
107B
105C
108A108B109A111B
111A
110A
103A
(N) 15068
(N) 9068
(N) 2668
104B
104A 100A
WHFW/DW/D6'-8"AFF0'-0"FFE0'-0"AFF7.5" AG8'-0"AFF107A108A111A102A102C104A1 2 3 4 5 6 7 8 9 10 11 12 13 14 15Fire pit,propane, onnon-combustablesurface,5" WD siding start,match deck5" WD siding end5" WD plank siding,match deckbuilt in shelving28" AFFKey table0'-0"FFE-1'-6"FFESlab on grade0'-0"FFE0'-0"FFE0'-0"FFE0'-0"FFE0'-0"FFE0'-0"FFE0'-0"FFE102B102Dshelving above105B
Opening to be filled in / New wallWD FLRWD FLRWD FLRWD FLR(E) Bldg envelope(E) Bldg envelopeSingle stringer - I beam OCA 5013Existing wallsTILE FLRRemove and replace (E)Remove and replace (E)Remove and replace (E)TILE FLRA 2012A 2021A 2011A 2022A 301BBA 301BBA 301AAA 301AA17.5" rise and 11" run1Direct vehicle pathDown7.5" rise and 11" run15.5" WD Decking,18" spacing17.5" rise single step1Not in vehicle pathDirect vehicle path10"x16" crawlspace vent110"x16" crawlspace vent110"x16" crawlspace vent110"x16" crawlspace vent115' Diameterconcrete basebelow pitIf shower has multiple shower heads the sum of flow to all heads shall not exceed 2.0gpm @ 80 PSI, or the shower shall be designed so that only one head is on at a time.1The control valves in showers and bathtubs must be pressure balanced orthermostatic mixing valves. CPC 408, 409, 410.10"x16" crawlspace vent1Slope of grade below decking1A 5011117.5" MAX rise, 1 step7.5" MAX rise, 1 stepDown7.5" rise and 11" run1103031See A501 for wall types2
A 102Floor PlanUpper levelProposed Upper Level Floor PlanA 301BBA 301BB1. Ceiling cove2. Built in headboard3. Clear Story window4. Dexotex ICC ESR 1757 Class A deck covering5. Deck overflowScale: 1/4" = 1'-0"Master Bedroom 201Master Bathroom 203Closet202Office204Bathroom 2205Sitting Room200Outdoor dining206Bar207Upper Deck000Master Deck000DownOpen to BelowFootprint belowFootprint belowFootprint belowFootprint belowsheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTION201A(N) 12068
9'-0"FFE201B201A202A203A204A204C204D200A200B200C200D201B205A204A9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFE9'-0"FFEA 301AAA 301AA(N) 14080 200A
(N) 6080200B(N) 8680(N) 8680(N) 4280
205A(N) 3020(N) 3680
(N) 3080 (N) 5020 (N) 5020(N) 5020(N) 3020(N) 4050(N) 4050 0301010202Footprint belowFootprint below
A 2012A 2021A 2011A 2022WD FLRWD FLRWD FLRDexotexOpening to be filled in / New wallExisting wallsDexotex11A 5013If shower has multiple shower heads the sum of flow to all heads shall not exceed 2.0gpm @ 80 PSI, or the shower shall be designed so that only one head is on at a time.1The control valves in showers and bathtubs must be pressure balanced orthermostatic mixing valves. CPC 408, 409, 410.A 5026See A501 for wall types2
Dimension Plan Lower LevelScale: 1/4" = 1'-0"A 103Dimension PlanLower Level•Notes on this sheet are an accumilation of items on the plans, elevations, andsections plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions taken from structural members.•All dimensions for (E) structure to be field verified by contractor. Any discrepancyshall be brought to the attention of the design team.•Notes on this sheet are an accumilation of items on the plans, elevations, andsections plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.•All egress windows are to comply with CBC 2013, Section 1029.•All non sliding door thresholds shall be max .5" and all sliding doors shall be max.75".Nsheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONBedroom 1105Bathroom 1106Guest suite108Laundry110Closet109Kitchen102Living100Front Deck001Dining Room103Garage104Bedroom 2107(N) 5040 (N) 5020(N) 5020(N) 8040(N) 5020(N) 8068(N) 2668 105A100B 106A105B
106A107A
107B
105C
108A108B109A111B
111A
110A
103A
(N) 15068
(N) 9068
104A 100A
107A108A105A102A102C104A102B102D105B
Opening to be filled in / New wallExisting walls
Dimension Plan Upper LevelScale: 1/4" = 1'-0"A 104Dimension PlanUpper Level•Notes on this sheet are an accumilation of items on the plans, elevations, andsections plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions taken from structural members.•All dimensions for (E) structure to be field verified by contractor. Any discrepancyshall be brought to the attention of the design team.•Notes on this sheet are an accumilation of items on the plans, elevations, andsections plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.•All egress windows are to comply with CBC 2013, Section 1029.•All non sliding door thresholds shall be max .5" and all sliding doors shall be max.75".Nsheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONMaster Bedroom 201Master Bathroom 203Closet202Office204Bathroom 2205Sitting Room200Outdoor dining206BBQ / Bar207Upper Deck000Master Deck000201A(N) 12068
9'-0"FFE201B201A202A203A204A204C200A200B200C200D201B205A204A
(N) 14068 200A
(N) 6080200B(N) 86110(N) 86110(N) 42110
205A(N) 3020(N) 3090
(N) 3090 (N) 5020 (N) 5020(N) 5020(N) 3020(N) 4050(N) 4050204
Opening to be filled in / New wallExisting walls
A 200a(E)E & S ElevationsExisting East ElevationScale: 1/4" = 1'-0"Existing South ElevationScale: 1/4" = 1'-0"1. Notes on this sheet are an accumulation of items on the plans, elevations, andsection plan sheets, not all items are found on each sheet.2. Dimensions shown are typical of this sheet only unless noted otherwise.3. Refer to detail series sheets for typical details not specifically referenced ondrawings.4. Dimensions are measured from edge of structure.To be removedOpening to be Framed insheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTION
A 200b(E)W & N ElevationsExisting West ElevationScale: 1/4" = 1'-0"Existing North ElevationScale: 1/4" = 1'-0"•Notes on this sheet are an accumulation of items on the plans, elevations, andsection plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONTo be removedOpening to be Framed in
A 201E & S Elevations•Notes on this sheet are an accumulation of items on the plans, elevations, andsection plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.1. TD roofing, Class "A", UL-90, UL-790. Install per manuf. spec.2. Stucco sys, Santa Barbara finish. Vapor barrier equal to min. two layers of grade"D" paper. In accordance with SFM 12-7A-1 Install per manuf. spec.3. T & G, cedar siding, 1/4" reveal. ASTM119, UL 263, in accordance with SFM12-7A-1. Install per manuf. spec.4. Exterior railing, 42"MIN height w/ 4" max horizontal spacing.5. (E) CMU wall beyond.6. Exterior shower7. (N) Deck 10"-18" above grade8. Concrete slab.PLPLProposed South ElevationScale: 1/4" = 1'-0"Proposed East ElevationScale: 1/4" = 1'-0"sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONSetbackSetbackSetbackSetbackA 501x(N) 2nd lvlCLR STORYWINDOWS300A-FABCCLR STORYWINDOWS300H & I ONNORTH SIDEH11
A 202N & W ElevationsPLSetback
PL•Notes on this sheet are an accumulation of items on the plans, elevations, andsection plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.SetbackProposed West ElevationScale: 1/4" = 1'-0"Proposed North ElevationScale: 1/4" = 1'-0"sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTION1. TPO roofing, Class "A", UL-90, UL-790. Install per manuf. spec.2. Stucco sys, Santa Barbara finish. Vapor barrier equal to min. two layers of grade"D" paper. In accordance with SFM 12-7A-1 Install per manuf. spec.3. T & G, cedar siding, 1/4" reveal. ASTM119, UL 263, in accordance with SFM12-7A-1. Install per manuf. spec.4. Exterior railing, 42"MIN height w/ 4" max horizontal spacing.5. (E) CMU wall beyond.6. Exterior shower7. (N) Deck8. 6x12 beam9. 6x10 beam10. 1 HR fire rated eave. Hardie soffit panel.CLR STORYWINDOWS300D-GDCLR STORYWINDOWS301A-DSetback
Setback GADEFBC11
PL•Notes on this sheet are an accumulation of items on the plans, elevations, andsection plan sheets, not all items are found on each sheet.•Dimensions shown are typical of this sheet only unless noted otherwise.•Refer to detail series sheets for typical details not specifically referenced ondrawings.•Dimensions are measured from edge of structure.A 301SectionsProposed Section AAScale: 1/4" = 1'-0"Proposed Section BBScale: 1/4" = 1'-0"sheetsheet titlemark revisiondateproject no:date2016 September 5$UWLIH[:HVW,QFAll rights reserved.DOW Addition5080 Carlsbad Blvd.Carlsbad, CA 920081 9.21.16 12 10.3.16 22006•Refer to accompanying Specifications which are to be used jointly with these drawings.•The information shown on these plans are Diagramatic. The Contractor shall establish andverify all dimensions, openings and locations for inserts, etc. for Architectural, Mechanical,Electrical, Plumbing and associated work prior to fabrication and installation. All beambearing heights must be established and verified by the General Contractor prior tofabrication and installation.•If there is a conflict among Details, Specifications, or other contract Documents, the mostrestrictive Detail or Specification applies.•Detail references may be shown on one, or more than one, similar condition. Detailreferences are to be taken as typical for similar conditions to be constructed elsewhere, butnot noted with a Detail reference.•Do not use scaled dimensions. Use written dimensions or grades. Where no dimension orgrade is provided, verify with Architect for clarification before proceeding with the work.•The Contractor shall be responsible for verifying all dimensions, grades and conditions ofthis project.•The Architect must be notified of any variations from the dimensions, grades and conditionsshown on these drawings.•All materials and equipment furnished by Contractors shall be new and free from defects.•All products and materials shall be installed in accordance with the manufacturer'sinstructions unless otherwise specified.•Materials, equipment, etc., not indicated on drawings or specified, but required forsuccessful and efficient completion of the installation shall be held to be implied and shall befurnished and installed at no additional cost to the Owner.•The Contractor shall be responsible to maintain the building and the site clean and provideany and all safety provisions to ensure the public's safety.•Damaged work must be replaced at no additional cost to the Owner.•Architect reserves the right to direct removal and reinstallation of work which does not, inthe opinion of the Architect, maintain standards and workmanship of a craft.•Shop drawings are to compliment and supplement construction documents. Whenconflicting information is provided in Shop Drawings and Construction Documents, verify w/Architect prior to fabrication. Review of Shop Drawings by Architect Does not relieveContractor of responsibility for conformance with Construction Documents.•Care is required to preserve existing vegetation. Vegetation may not be removed ordestroyed without expressed written consent and instructions of the Owner or Architect.Contractor shall use caution when trenching across site not to damage significant vegetationand roots. Contractor shall layout proposed routing of underground utilities and buildingfootprint prior to trenching for Owner approval.•These plans and all work shall comply with the California Building Standards Code found inState of California Title 24 CCR as amended and adopted by the City of Carlsbad.•Please recycle demolition and construction waste. Ask about possible dump sites.•The Contractor shall comply with all OSHA requirements.•Tempered glass shall be permanetly identified and visible when the unit is glazed.ArtifexWest Studio
www.artifexwest.com Fredrik Gullbergt: 760.470.5295linch@artifexwest.comt: 858.405.7800principalCharles Linchprincipalgullberg@artifexwest.comshannon@artifexwest.comJohn ShannonJob CapitanNOT FOR CONSTRUCTIONCrawl SpaceCrawl SpaceSitting Room200Living Room100Openingto hallwayDoor 6'-8"Door 6'-8"Office204Bathroom 2205Deck000Deck000Master Suite201Bedroom 1104Kitchen101Garage103BBQ/Bar208