HomeMy WebLinkAboutCD 2017-0032; CARLSBAD BEST WESTERN; Consistency Determination (2)ABBREVIATIONS
"' ASPHALTIC CONCRETE FTG FOOTING PM PRESSED METAL
ACOUST ACOUSTIC OR ACOUSTICAL FURR FURRING PA "R
AD AREA DRAIN FUT FUTURE PSI POUNDS PER SQ INCH
ADJ ADJUSTABLE PT POINT
Aff ABOVE FINISI-I FLOOR pTI) PAINTED
AGGA AGGREGATE GA GAUGE P.T.D PAFER TOWEL DISPENSER
ALUM AWMINUM GALV GALVANIZED F'!N PARTITION
APPAOX APPROXIMATELY GB GYPSUM BOARD P.T.R. PAPER TOWEL RECEPTACLE
ARCH ARCHITECTURAL G/6 GRAB BAR
ASPH ASPHALT GI GALVANIZED IRON
GL GLASS A RISER
BD BOARD GAND GROUND RAD RADIUS
srruM BITUMINOUS GA GRADE AB RESILIENT BASE
GYPBD GYPSUM SOARD RO ROOF DRAIN BLOG BUILDING REF REFERENCE BU< BLOCK
BLl<G BLOCKING REFG REFRIGERATOR
HB HOSE BIBB RSNF REINFORCED BM BEAM HC HOLLOW CORE REQ'D REQUIRED BOT BOTTOM HD HOLD DOWN RESIL RESILIENT
HDWD HARDWOOD AM ROOM
CAB CABINETRY HDWE HARDWARE AO ROUGH OPENING
CB CATCH BASIN HTA HEATER AWD REDWOOD cc CENTER. TO CENTER HM HOLLOW METAL R.W.l.. RAIN WATER LEADER
CEM CEMENT HORIZ HORIZONTAL
CER CERAMIC HA l-10UR c, CAST IRON HT HEIGHT s SOUTH
CJ CONSTRUCTION JOINT HW HOTWAlER SAN SANITARY
CLG CEILING SC SOLID CORE
CLKG CAULKING s.c.o. SEAT COVER DISPENSER
CLO CLOSET ID INSIDE DIAMETER SCHED SCHEDULE
CLA CLEAR INCL INCWDED S.O. SOA0 DISPENSER
COL COt.UMN INSUL INSULATION SECT SECTION
CONG CONCRETE IN' INTERIOR SF SQUARE FEET
CONN CONNECTION SH SHELF
CONST CONSTRUCTION SHR SHOWER
CONT CONTINUOUS J-BOX JUNCTION BOX SHT SHEET
GORR CORRIDOR JAN JANITOR SHTG SHEATHING
CP CEMENT PLASTER JT JOINT SIM S!Mlu.R
CTSK COUNTERSUNK SK SINK
CNTR COUNTER S,N.D SANITARY NAPKIN DISPENSER
CT CERAMIC TILE KIT KITCHEN S.N.R. SANITARY NAPKIN RECEPTACLE
CTR CENTER SP STRUCTURAL PLYWOOD
SPEC SPECIFICATION
CAB LABORATORY SQ SQUARE
DBL DOUBLE CAM LAMINATE SST STAINLESS STEEL
DEPT DEPARTMENT CAV LAVATORY SIS SEAVlCESJNK
OET DETAIL LKR LOCKER STA STATION
OF DOUGLAS FIR LT UGHT sro STANDARD
D~ DIAMETER L<WT LIGHlWEIGHT sn. STEEL
mM DIMENSION STOA STORAGE o,e DISPENSER STAUCT STRUCTURAL
ON DOWN MAX MAXIMUM $USP SUSPENDED oa DOOR MB MACHINE BOLT sv SHEETV!NYL
DS DOWNSPOUT MC MEDICINE CABINET SYM SYMMETRICAL
DTL DETAIL MECH MECHANICAL ow DISHWASHER MEMB MEMBRANE
DWG DRAWING MFA MANUFACTURER T TREAD
MH MANHOLE T&G TONGUE & GROOVE
"" MINIMUM TB TOWEL BAR
E EAST MIA MIRROR TC TOP OF CURB
(E) EXISTING MISC MISCELLANEOUS TEL TELEPHONE
EA EACH MO MASONRY OPENING TER TERRAZZO
EDF ELEC DRINK'G FOUNTAIN MTD MOUNTED THK THICK/THICKNESS
EJ EXPANSION JOINT MTL METAL ;p TOP OF PAVEMENT
ELEC ELECTRICAL MULL MUL.l..lON T.P.D TOILET PAPER DISPENSER
ELEV ELEVATION/ELEVA TOR TV TELEVISION
EMEAG EMERGENcY TW TOP OF WALL
ENCL ENCLOSURE N NOFITH TYP TYPICAL
EP ELECTRICAL PANEL {N) NEW
EQ EQUAL NIC NOT IN CONTRACT
EQUIP EQUIPMENT NO NUMBER ,oN UNLESS OTHERWISE NOTED
EXO'T EXISTING NOM NOMINAL UR URIN.l>.L
EXP EXPANSION N'!S NOTTO SCALE
EXT EXTEAJOR
VERT VERTICAL
QA OVEAAU. VEST VESTIBULE
FD FLOOR DRAIN OBS OBSCURE
FDN FOUNDATION DC ON CENTER
FE FIRE EXTINGUISHER OD OUTSIDE DIAMETER w WEST
FIN FLR FINISH FLOOR OFF OFFICE WI ""TH
Fl FLOW LINE OPNG OPENING W/0 WITHOUT
FLR !='LODA OPP OPPOSITE WC WA TEA CLOSET
FLUOR FWORESCENT WD WDOD
FOB FACE OF BLOCK WH WATERHEA1ER
FOC FACE OF CONCRETE PL PLATE W? WATERPROOF
FOF FACE OF FINISH pL,M PLASTIC LAMINATE WSCT WAINSCOT
FOS FACE OF STIJD PLAST PLASTER WT WEIGHT
FRPF FIREPRROF PLYWD PL"IWOOD
FT FOOT/FEET
REFERENCE SYMBOLS
NUMBERING SYSTEM:
01-A0.~ ~SHEETNO.
DETAIL NO.
ROOM IDENTIFICATION:
ROOM~ ROOM NAME NAME
~J---ROOM NO.
150 SF---AREA OF ROOM
DOOR TAG
@ WINDOW TAG
REVISION CLOUD
r"', AROUND REVISION ~ REVISION NO.
SHEET NO.
SECTION NO.
~ ELEVATION NO.
~SHEETNO.
Name~ Elevation DATUM/ELEVATION
POINT
PROPERT/ LINE
~ GRID LINES
0-~----
1
CARLSBAD BEST WESTERN
BUILDING RENOVATION PHASE II
751 MACADAMIA DRIVE
GENERAL NOTES
1. IN CASE OF DISCREPANCY CONCERNING DIMENSIONS, QUANTITIES, AND LOCATION, THE CONTRACTOR SHALL,
IN WRITING, CALL TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES BETWEEN SPECIFICATIONS,
PLANS, DETAILS OR SCHEDULES. THE ARCHITECT WILL THEN INFORM THE CONTRACTOR IN WRITING, WHICH
DOCUMENT TAKES PRECEDENCE. THERE SHALL BE NO ADJUSTMENT TO THE COST OF THE WORK RESULTING
FROM SUCH CLARIFICATION OF DISCREPANCIES.
2. INTENT OF DOCUMENT
A. THE INTENT OF THE CONTRACT DOCUMENTS IS TO INCLUDE ALL ITEMS NECESSARY FOR THE PROPER
EXECUTION AND COMPLETION OF THE WORK. THE CONTRACT DOCUMENTS ARE COMPLEMENTARY AND
WHAT IS REQUIRED BY ONE SHALL BE AS BINDING AS IF REQUIRED BY ALL.
B. IN CASE OF CONFLICTS BETWEEN DRAWINGS AND SPECIFICATIONS, THE SPECIFICATIONS CONTROL
QUALITY, MATERIALS, AND INSTALLATION REQUIREMENTS: THE DRAWINGS CONTROL SIZE, LOCATION ,
AND QUANTITY
3. FAILURE TO REPORT A CONFLICT IN THE CONTRACT DOCUMENTS SHALL BE DEEMED EVIDENCE THAT THE
CONTRACTOR HAS ELECTED TO PROCEED IN THE MORE EXPENSIVE MANNER.
4. THE CONTRACTOR SHALL INVESTIGATE, VERIFY AND BE RESPONSIBLE FOR ALL CONDITIONS AND DIMENSIONS
OF THE PROJECT AND SHALL NOTIFY ARCHITECT ABOUT CONDITIONS REQUIRING MODIFICATION BEFORE
PROCEEDING WITH WORK.
5. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY ALL DIMENSIONS SHOWN ON THE ARCHITECTURAL
DRAWINGS WITH RELATED REQUIREMENTS OF THE ELECTRICAL AND PLUMBING ITEMS: NOTIFY ARCHITECT OF
ANY DISCREPANCIES BEFORE PROCEEDING WITH THE WORK.
6. USE DIMENSIONS SHOWN RATHER THAN SCALING DRAWINGS.
7. ARCHITECTURAL AND ENGINEERING SERVICES
A. IT IS UNDERSTOOD THAT NORMAL ARCHITECTURAL LIAISON FOR THE PURPOSE OF INTERPRETATION OF
THE CONTRACT DOCUMENTS IS PROVIDED BY THE ARCHITECT
8. CONTRACTORS RESPONSIBILITIES
A. EXCEPT AS OTHERWISE NOTED, PROVIDE AND PAY FOR LABOR, MATERIALS, EQUIPMENT, FACILITIES, AND
SERVICES NECESSARY FOR THE PROPER EXECUTION AND COMPLETION OF THE WORK.
B. DESIGNATE DELIVERY DATE FOR EACH PRODUCT IN THE CONSTRUCTION SCHEDULE.
c. REVIEW SHOP DRAWINGS, PRODUCT DATA AND SAMPLES, AND NOTIFY OWNER'S REPRESENTATIVE OF
DISCREPANCIES OR PROBLEMS ANTICIPATED IN THE INSTALLATION OF THE PRODUCT OR ITS BEING
PLACED IN SERVICE.
D. RECEIVE AND UNLOAD PRODUCTS OT THE SITE. PROMPTLY INSPECT PRODUCTS, RECORD SHORTAGES
AND DAMAGED OR DEFECTIVE ITEMS.
E. HANDLE PRODUCTS AT THE SITE, INCLUDING UNCRATING ANO STORAGE. PROTECT PRODUCTS FROM
EXPOSURE TO THE ELEMENTS, AND FROM OTHER DAMAGE.
F. ASSEMBLE, INSTALL, CONNECT, ADJUST AND FINISH PRODUCTS AS SPECIFIED IN THE APPLICABLE
SPECIFICATIONS SECTIONS.
G. REPAIR OR REPLACE, AS REQUIRED, DAMAGED ITEMS NOT SPECIFICALLY PART OF THE SCOPE OR WORK.
H. TAKE THE NECESSARY MEASURES TO PROTECT ADJACENT PROPERTY AND SURFACES WITHIN AND
OUTSIDE THE LIMITS OR WORK AS INDICATED.
9. SPECIAL INSPECTION
SEE STRUCTURAL GENERAL NOTES -SHEET S1
VICINITY MAP
Carslbad, CA 92011
APN · 214-450-1700
BUILDING NOTES
PROJECT DESCRIPTION
THE PROJECT INVOLVES AN ADDITION OF AN ELEVATOR HOIST WAY AND LANDING TO THE EXISTING BUILDING, AS WELL AS COSMETIC
ARCHITECTURAL UPGRADES.
SCOPE OF CONSTRUCTION
CONSTRUCTION WORK INCLUDES ADDITION OF AN ELEVATOR HOIST WAY AND EXTERIOR LANDING ON THE EAST SIDE OF THE LOBBY/ADMIN
BUILDING: WIDENING OF EXIT ROUTE AT THE THIRD FLOOR OF THE LOBBY/ADMIN BUILDING AS WELL AS MODIFICATION OF SOME DOORS TO
COMPLY WITH CODE: INSTALLATION OF STEEL FENCE AROUND THE PERIMETER OF THE (E) BUILDINGS FOR SECURITY, REPLACEMENT OF (E)
WOOD GUARD RAILS WITH (N) STEEL GUARD RAILS AT SECOND AND THIRD FLOOR GUEST WALKWAYS, BALCONIES AND AT STAIRS.
CODE COMPLIANCE
EXISTING APPROVAL (APRIL 30, 1984)
EXISTING BUILDING IS THREE STORIES TALL WITH 120 UNITS THAT WAS CONSTRUCTED IN 1984 COMPLYING WITH 1979 UBC, 1981 NEC AND
1976 UMC. SITE HAS 129 REGULAR AND 6 HANDICAPPED PARKING STALLS.
BUILDING OCCUPANCY : R-1
THIS SUBMISSION
CONSTRUCTION TYPE : V -1 HR SPRINKLERED NUMBER OF STORIES : THREE (3)
NEW CONSTRUCTION AND RENOVATION IS CONFINED AT"BLDG. 1" (ADMIN BLDG, SEE SITE PLAN) AND SHALL COMPLY WITH THE 2016 EDITIONS
OF: THE CBC, WHICH ADOPTS THE 2015 IBC, 2015 UMC, 2015 UPC, AND THE 2014 NEC.
A CERTIFICATION SHALL BE SUBMITTED THAT CERTIFIES THE EQUIPMENT AND SYSTEMS INSTALLED MEET THE REQUIREMENTS SPECIFIED
IN THE REFERENCED NON-RESIDENTIAL APPENDIX NA7.A PER SECTION 140.9(b)3.
OCCUPANCY
BLDG 1 -ADMIN BLDG BLDG 2 -HOTEL
(NO ADDITIONAL AREA CONSTRUCTED) (WORK EXTENTS ARE COSMETIC, OCCUPANCY
UNCHANGED PER ORIGINAL APPROVAL IN 1984)
BUILDING OCCUPANCY COMMERCIAL (MIXED OCCUPANCY -NONSEPARATED) COMMERCIAL
GROUP A-2 (HOTEL ADMIN INCLUDING LOBBY AND BREAKFAST AREA) R-1
CONSTRUCTION TYPE V-A V-1 HR
NUMBER OF STORIES THREE (3) THREE (3)
SPRINKLER YES (FULLY SPRINKLERED) YES (FULLY SPRINKLERED)
AREAS
TOTAL BUILDING GROSS ± 56,661.16 SQ.FT.(± 56577.16 SQ.FT. FROM PHASE I CONSTRUCTION )PLUS
84.0 SQ. FT. NEW CONSTRUCTION
TOTAL BUILDING AREA ALLOWED :
TOTAL OCCUPANCY LOAD
SEISMIC DESIGN CATEGORY
74, 160 SQ.FT. (SEE AREA JUSTIFICATION ANALYSIS A1 .0)
266 PERSONS (VARIES PER FLOOR)
B
AREA AT BLDG 1 -ADMIN BLDG (INTERIOR WORK CONFINED AT THIS BUILDING)
GROSS± A-2* A-3 B R-1
FIRST FLOOR 2,968 2,986 ± (100%)
WORK@ 1ST AND
SECOND FLOOR 1,869 279 ± (14.9%) 1,590 = (85.1%)
} NO INTERIOR
2ND FLOORS
THIRD FLOOR 1,869 892 ± (29%) 977 ± (71%) -INTERIOR WORK
6,704 SQ.FT 3,858 ± (58 %) 279 ± (4 %) 1,590 ± (24 %) 977 ± (14 %) ONLY@ 3RD FLOOR
* INCLUDES AREAS USED AS
MEANS OF EGRESS AND OTHER
INCIDENTAL AREAS
AREA AT BLDG. 2 -NO INTERIOR WORK AT THIS BUILDING
GROSS±
FIRST FLOOR 16,540.67
SECOND FLOOR 16,540.87
THIRD FLOOR 16,540.67
ARCHITECTURAL
HARRELL ARCHITECTURAL PARTNERSHIP
2908 FRANKLIN BLVD, SUITE B
SACRAMENTO, CA 95818
{916) 454-2051
CONTACT: BILL HARRELL
i
A-2* A-3 B
CONSULTANTS
STRUCTURAL
PEMBERTON ENGINEERING
2050 LYNDELL TERRACE SUITE 200
DAVIS, CA95616
(530) 792-0511
CONTACT MARK PEMBERTON
R-1"'*
16,540.67 ± (100%)
16,540.67 ± (100%)
16,540.67 ± (100%)
}
NOWORKAT
ANY FLOOR
MECHANICAL/ PLUMBING/ ELECTRICAL
SACRAMENTO ENGINEERING CONSULTANTS
10555 OLD PLACERVILLE ROAD
SACRAMENTO, CA95827
(916) 368-4468
CONTACT: MING CHENG/PHIL BEJARANO
SHEET#
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' ''
CONSISTENCY DETERMINATION EXHlBlT ; ,
FOROR!GINALPROJECTNO. SP 15d E) (l7Io. 2~1]-D:w5-'-(/'fJJ" [ l,i
''
i Don Neu, City Planner
RECOMMENDED BY:
DA:
DRAWING INDEX
SHEET
cs
AO.O
A1 .0
A3.1
A3.2
A3.3
A3.4
A3.5
A3.6
A3.7
A4.1
A4.2
A5.1
S1
S2
S3
S4
P1
P2
M1
M2
E1
E2a
E2b
E3
E4
E5
ARCHITECTURAL
TITLE -
COVER SHEET
ADA STANDARDS & DETAILS
SITE PLAN/ AREA JUSTIFICATION ANALYSIS
1ST FLOOR RENOVATION PLAN (WEST}
1ST FLOOR RENOVATION PLAN (EAST)
2ND FLOOR RENOVATION PLAN (WEST}
2ND FLOOR RENOVATION PLAN (EAST}
3RD FLOOR RENOVATION PLAN (WEST}
3RD FLOOR RENOVATION PLAN (EAST}
ROOF PLAN AND ROOF DETAILS
ELEVATIONS
ELEVATIONS
SECTIONS AND DETAILS
STRUCTURAL
GENERAL NOTES AND TYPICAL DETAILS
FOUNDATION PLAN, SECOND FLOOR FRAMING,
THIRD FLOOR FRAMING, ROOF FRAMING PLAN
STRUCTURAL SECTIONS AND DETAILS
STRUCTURAL SECTIONS AND DETAILS
PLUMBING
PLUMBING LEGEND, NOTES & SCHEDULES
PLUMBING FLOOR PLANS
MECHANICAL
MECHANICAL LEGEND, NOTES & SCHEDULES
MECHANICAL PLAN AND DETAILS
ELECTRICAL
SCHEDULES.LEGENDS
ELECTRICAL SITE PLAN
ELECTRICAL SITE PLAN
ELECTRICAL PLANS
TITLE 24
TITLE 24
harrell architectural partnership
(916) 454-2051
2908 franklin blvd, suite B
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' ' &.-PLAN CHECK REVISION 09/15/2017 I &.-PLAN CHECK REVISION 02/14/2018
i .&._-PLAN'G DEPT CLARIFICATION 03/06/2018
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sheet title
COVER SHEET
drawn by LU/AM
checked by WYH
sheet cs
WIDTH CLEARANCE
,--------.--.+
PULL SIDE v
18" MIN
Ado' 6" at ext. ;
side otsxt.
door
32'MIN 12' MIN°
PUSH SIDE
-----~--~ . ___ _,,.
WIOlH CLEARANCE
@r--D_O_O_R_C_L_E_A_R_A_N_C_ES_-_F_R_O_N_T_A_PP_R_O_A_C_H ____ NTS
WIDlH CLEARANCE
PU_LSDE :
WIOlH CLEARANCE
SEE FINISH
SCHEDULE
3/16' X 3" DIA SST
WALL BRACKET W /
SATIN FIN@ WALL
SUPPORT
1 1/4' 0 SATIN FIN. STL.
GRAB BAR, TYF. (1 1/2" 0
@ HANDRAIL) -~
..___ ____ 2X6 BLKG OR 6" WIDE
20 GAUGE METAL
BACKER PLATE
4-#12 X 3 SCREW EA
BRACKET
EXIT STAIR
DOWN
EXIT ROUTE
WHERE REQUIRED, PROVIDE 'TACllLE EXIT SIGNS' ----
(8'X4" OR 8''X8") MOUNTED AT 60" AFF TO THE CENTER
OF SIGN ON THE WALL ADJACENT TO THE LATCH SIDE
OF THE DOOR, OR IN THE CASE OF INSUFFICIENT
SPACE ON THE LATCH SIDE, OR A PAIR OF DOORS,
PLACE ON THE NEAREST ADJACENT WALL,
PREFERABLY TO THE RIGHT.
b
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01--G_R_A_B_B_A_R _____________ NTS 0-T_AC_T_I_LE_E_X_IT_S_I_G_N_AG_E _________ NTS
REFLECTORIZED SIGN MOUNTED ON
POST@ 80" ABOVE PARKING,
CONSISTING OF WHEELCHAIR
SYMBOL IN WHITE ON DARK BLUE 12"
BACKGROUND -------;;;~;;;;"~0~=;;=::::;,p~----,,.
4"' N PAINT CURB OR END OF
STALL BLUE
CONC WHEEL STOP --~
STRIPES @ 36" OC (WHITE
OR BLUE)) -------tt----~
STFIPING -2" STRIPE
(BLUE)
36' SQUARE I.SA SYMBOL
PAINTED ON PAVEMENT --~
NOTE:
REFER TO SITE PLAN FOR SITE
SPECIFIC DIMENSIONS
9'-0"
L.----BLUE BORDER TYF.
L----WHITE PAINTED
12" HIGH LETTERS
8'-0" MIN@ VAN
ACCESSIBLE PARKING
------STALL
WALL INSTALLATION ALCOVE INSTALLATION
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FRONT ViE\IV
URINAc MIN.
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ALL DISPENSERS +40"
MAX TO HIGHEST
\ OPERABLE PART
\ ~ 44" MIN. ·10"
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SIDE VIEW
CLOSET :a; :;;; ~ ~
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SIDE VIEW
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FIXTURES @ RESTROOMS NOTE: FIXTURE USED TO INDICATE HEIGHT LIMITATIONS: THEY DO
NOT NECESSARILY REPRESENT ACTUAL SHAPE OR MODEL.
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WIDTH CLEARANCE
s>
PULL SIDE
36" MIN
22"MIN
i PuSH S,DE
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WIDlH CLEARANCE
36"
SYMBOL GRID PATTERN 17 EQUAL
DIVISIONS
* CENTE9 ON f--:A\ID:CAPS"'AL_ AT
STA-lTOF STALL :..IN'cS
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PAINT SYMBOL & BORDER WHITE
REFLECTORIZED ---~
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@TO ~!~ POF RAMP
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WIDTH CLEARANCE ,--------'
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24"1v11N I
PULL SIDE I EXT. DOORS ~
V 1B"MIN '
INT. DOORS I
32 MIN 12" MIN!
PUSH SIDE
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WIOlH CL9\RANCE
NOTE:
\1\/lOlH CLEARANCE
APPLIES WHEN X>B''
24" COUNTER
(SEE PLANS)
\IV/ 6" SPLAS;HL--=-ft===-------7r:
PLASTIC LAM FINISH
DOOR
..,__34'. A.F.F.
1/4" PLYWO BACK
ADJUSTABLE 3/4' PLYWD
SHcLF W/EDGEBAND
STANDARDS &
SHELF CLIPS
FIN FLR
2X6 WO STRETCHERS
@2'-0" O.C. ---1--+ ...... .__ _____ ...... ....._ __
@TOP OF STAIR
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@ BOTTOM OF STAIR 'I
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LETTERING RAISED 1/32"
HEIGHT OF LETTERING
5/8" MIN. TO 2" MAX.
GRADE #2 BRAILLE
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WALL MOUNTED SIGNS
IDENTIFYING SYMBOLS CENTERED ON THE DOOR@ 60" ABOVE TciE FINISH FLOOR IN A
COLOR AND CONTRAST DIFFERENT FROM THE DOOR. WOMENS FACILITY DOOR
SHALL HAVE A 12" DIAMETER CIRCLE, 1/4" THICK. MEN'S FACILITY DOOR SHALL HAVE
AN EQUILATERAL TRIANGLE 1/4" THICK, 12" SIDES, AND A VERTEX POINTING UPWARD.
A UNISEX FACILITY DOOR SHALL HAVE A 12' DIAMETER CIRCLE, 1/4" THICK, AND A 1/4"
THICK TRIANGLE INSCRIBED AND SUPERIMPOSED ON THE CIRCLE.
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DOOR MOUNTED SIGNS
IN ADDITION TO THE 12" • £ SYMBO'-S
@ +60" ON RESTROOM DOORS. PROVIDE
SIGN MOUNTED @+60" ON WALL AT LATCH
SIDE OF DOOR.
SIGNAGE HEIGHT
12" DIA
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(916) 454-2D51
2908 franklin blvd, suite B
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sacramento. CA 95818
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AREA JUSTIFICATION ANALYSIS
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SITE DATA
LEGEND:
-----------
PROPERTY LINES
ROAD/RIGHT-OF-WAY CENTERLINE
269 FT. -PERIMETER LENGTH FRONTING PUBLIC WAY }
(FRONTING MACADEMIA DRIVE AND AVENIDA ENCINAS)
788 FT. -PERIMETER OF BUILDING (OUTER PERIMETER
FRONTING PROPERTY LINES)
__ _,, 34.14% OF BUILDING PERIMETER
IS FRONTING A PUBLIC WAY
ti
QUALIFIES FOR AREA FACTOR
INCREASE PER 506.3.1
43'-2" BUILDING HEIGHT FROM FIRST
GRADE PLANE TO APEX OF ROOF
(BEFORE AND AFTER ANY ADDITIONS)
THREE (3) STORY BUILDING -FULLY SPRINKLERED
R1 TYPE VA -HEIGHT RESTRICTIONS PER 2016 CALIFORNIA BUILDING CODE
PER TABLE 504.4
THREE (3) STORY (WITH AREA INCREASE)
FOUR (4) STORY (WITHOUT AREA INCREASE)
PER TABLE 504.3
50 FEET BUILDING HEIGHT (WITH AREA INCREASE ADJUSTMENl)
70 FEET BUILDING HEIGHT (WITHOUT AREA INCREASE ADJUSTMENl)
ALLOWABLE AREA DETERMINATION PER 506.2.3 (SINGLE OCCUPANCY (R1), MULTISTORY BUILDINGS
NO HEIGHT INCREASE USED I
THE ALLOWABLE AREA OF A SINGLE OCCUPANCY BUILDING WITH MORE THAN ONE STORY ABOVE GRADE PLANE
SHALL BE DETERMINED IN ACCORDANCE WITH EQUATION 5-2:
ALLOWABLE AREA -{A, + (NS * I)] •,f
L2 FOR R OCCUPANCY, ACTUAL NUMBER OF STORIES. NOT TO EXCEED 2
(NO INDIVIDUAL STORY EXCEEDS ALLOWABLE AREA WHEN VALUE IS 1)
~---1 0.09 AREA FACTOR INCREASE PER 506.3.31
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fr -{F /P-0.25] * W/30 ~" {, L
30 PER 506.3.2 W-47'-2" (SEE SITE PLAN)
WHERE WIS GREATER THAN 30,
30 SHALL BE USED ...
788 BUILDING PERIMETER
SEE SITE DATA ABOVE
269 PERIMETER FRONTING PUBLIC WAY
SEE SITE DATA ABOVE
fr -{269 /788 -0.25] * 30/30
fr -[0.3414-0.25] * I
fr -0.0914
~----~I 1_2_oo_o ___ N_O_N-_s_PR_I_NK_L_E_D_R_1 _vA_L_u_E_P_ER_T_A_B_LE_s_o_6_.2~I
~------~I 3_6_oo_o ___ s_M_(W_I_TH_o_u_T_H_E_1G_H_T_1N_C_R_EA_S_E_R_1_v_A_LU_E_P_E_R_TA_B_L_E_s_o6_.2~I
ALLOWABLE AREA -{36,000 + (12,000 * (0.09 )] • 2
ALLOWABLE AREA -[36,000 + (1,080 )] * 2 IF Sa -1, ALLOWABLE AREA IS 37,080 SQ.FT.
i NO INDIVIDUAL STORY EXCEEDS THIS ALLOWABLE AREA -[37,080) * 2 ALLOWABLE AREA (SEE COVER SHEEl)
ALLOWABLEAREA-l 74,J60SQ.FT I:
~ I
BUILDING AREA
' BUILDING AREA WITH ADDITIONS IS LESS
55,866.60± SQ.FT EXISTING BUILDING AREA* THAN ALLOWABLE AREA PER 506.2
710.56 SQ.FT. ADDITIONAL AREA (PHASE I) UNDER 506.2.3 EQUATION 5-2
84.0 SOFT. ADDITIONAL AREA (PHASE II CONSTRUCTION)
I I TOTAL BUILDING AREA WITH ADDITIONS I ~ 56,661.16± SQ.FT
---. . . . .
* EXJSTING BUILDING AREA PER 6/20/16 DOCUMENTS FROM "PRECISION PROPERTY MEASUREMENT'' AS PROVIDED BY OWNER
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118
22
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LIMITS OF WORK
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NOTE: ALL SITE ITEMS (PARKING, RAMPS, WALKS, CURBS, PATH OF TRAVEL, ETC.) MUST BE A.DA COMPLIANT SUBJECT TO FIELD VERIFICATION
-----------------------~·---------------------------~ -----~-~-------------------------
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2908 franklin blvd, suite B
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&,-PLAN CHECK REVISION 02/14/2018
&.-PLAN'G DEPT. CLARIFICATION 03/06/2018
sheet title
SITE PLAN
drawn by LU/AM
checked by WYH
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(--S WCLR--3-;:-?'c:; -\ EXTENTS OF STRUCTURE
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ELEVATOR GURNEY MANEUVER DIAGRAM SHEET LEGEND DOOR LEGEND
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(E) WALLS TO REMAIN 12'·0" ,-I-"-. ' -1c + I I ii I ·.. .. ---/ ' I · '· · · ··. 1; ·.·. .1 · · I . MATCH LINE -----· --------27T--·. -'I a:-t~-,----------------q---------'--.---------------------------.. -·--------------------7
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FINISH) UL U356. SEE SEC A5.1/ 6 I
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VERIFY WITH DOOR MFR
60" MIN CLEAR V V
ELEVATOR NOTES:,,.--~
ELEVATOR HOIST WAY DIMENSION~
BASED ON THYSSENKRUPP (
SELF-SUPPORTED 'SYNERGY MODEL
FOR SEISMIC ZONES 2 OR GREATER '
3500 LBS. CAPACITY, SIDE-OPENING /
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(916) 454-2051
2908 franklin blvd. suite B
consultant
HAP@HAParchrtects.com
sacramento. CA 95818
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1----(E) CURB
Scale: 1/8" = 1 '-0" WEST SIDE
KEY PLAN
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sheet
A3.2
----------/
EXTENTS OF WORK
AT THIS FLOOR
( 8-BCLR ]
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6 OCCUPANTS 3 OCCUPANTS 413.46 SF
REPLACE (E) RAILING ~
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1YPICAL
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222.59 SF
3 OCCUPANTS
RAILING NOTE:
OPENINGS BETWEEN
RAILINGS SHAUL BE LESS
THAN 4 INCHES. THE
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TREAD AND BOTTOM
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RAIL AT STAIRS SHALL BE
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= (E) OFFICE
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126.19SF
2 OCCUPANTS
REPLACE (E) RAILING
WITH 42" HIGH STEEL RAILING
(SEE STRUCTURAL)
1YPICAL
LOW WALL STUCCO
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TYPICAL
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WITH 42" HIGH STEEL RAILING
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sheet title
SECOND FLOOR RENOVATION PLAN
drawn by TT/AM
checked by
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sheet
A3.3
RAILING NOTE
OPEl,INGS BETWErn
RAILINGS SHAU BE LESS
THAN 4 INCHES. THE
TRJ<,NGULAR OPENll·lGS
FORMED BY THE RISER,
TREAD AND BOTTOM
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WING"A"
(NO INTERIOR WORK)
LOW WALL STUCCO
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TYPICAL
MATCH LINE
SECOND FLOOR RENOVATION PLAN (WEST SIDE) -NO WORK THIS SIDE OF FLOOR
REPLACE (E) RAILING
\"IITH 42" HIGH STEEL RAILING
(SEE STRUCTURAL)
TYPICAL
LOW WALL STUCCO
GUARD RAIL TO REMA.IN,
TYPICAL
REPLACE (E) RAILING
WITH 42' HIGH STEEL RAILJNG
(SEE STRUCTURP.L)
TYPICAL
RAILING NOTE:
OPEt-llNGS BETWEEI<
RAILINGS SHALL BE LESS
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TRIANGULAR OPENlllGS
FORMED BY THE RISER,
TREPDANO BOTTOM
ELEMENT OF THE GUi\RD
RAIL AT STAIRS SHALL BE
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REPLACE (E) RAILING
WITH 42' H!GH STEEL RAILING
(SEE STRUCTURAL)
TYPICAL
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PARTIAL
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REPLACE (E) Ri\lLING
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TYPICAL
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RAILINGS SHA.LL BE LESS
THAN 4 !NCHES. THE
TRIANGULAR OPENINGS
FORMED BY THE RISER,
TREAD AND BOTTOM
ELEMENT OF THE GUARD
RAIL AT STA.IRS SHALL BE
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Scale: 1/8" = 1'-0''
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revision
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sheet title
SECOND FLOOR RENOVATION PLAN
drawn by TT/AM
checked by
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sheet
A3.4
----------
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AREA10F2
EXTENTS OF WORK
AT THIS FLOOR
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sheet title
THIRD FLOOR RENOVATION PLAN
drawn by TT/AM
checked by
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A3.5
REPLACE (E) RAILING
WITH 42'' HIGH STEEL RAILING
(SEE STRUCTURAL)
TYPICAL
LOW '\NALL STUCCO
GUARD RAIL TO REMAIN,
TYPICAL
RAILING NOTE:
OPENINGS BETWEEN
RAILINGS SHALL BE LESS
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TRIANGULl\R OPE~lll,JGS
FORMED BY THE RISER,
TREAD AND BOTTOlvl
ELEMENT OF THE GUAHD
RAIL AT STAIRS SHALL BE
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WING"A"
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MATCH LINE
THIRD FLOOR RENOVATION PLAN (WEST SIDE) -NO WORK ON THIS SIDE OF FLOOR
LOW WALL STUCCO
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REPLACE (E) RAILING
W!TH 42"' HIGH STEEL RP,ILING
(SEE STRUCTURAL;
TYPICAL
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WITH 42" HIGH STEEL RA!UNG
(SEE STRUCTURAL)
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OPENll"GS BETWEEN
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TYPIC.AL
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TRIANGULAR OPENINGS
FORMED BY THE RISER,
TREAD AND BOTTOM
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sheet title
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(E) SLOPE
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harrell architectural partnership
(916) 454-2051
2908 franklin blvd. suite 6
consultant
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sacramento, CA 95818
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• &_-PLAN CHECK REVISION 09/15/2017 I
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sheet title
! ROOF PLAN AND ROOF DETAILS
!
!
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checked by
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!
1 A3.7
(N) ROOF EXTENSION
OVER(N)ELEVATOR
HOIST WAY AND LANDING
(N) SIGNAGE
(E) RIDGE
REPLACE (E)
GUARD/HANDRAIL
WITH NEW, TYP.
"STAR ANISE"
PPG1022-7 (N) EXTERIOR LIGHTING,
TYP. (E) STRUCTURE
PPG PAINTS
"COOL CONCRETE"
PPG 1023-2
------
OPEN OPEN
-------+------t-------
(N) FENCE _,_..-
NORTH ELEVATION LOBBY BUILDING
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
-------------
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
[I]
24" MIN WIDTH
SECURITY MESH
(N )STUCCO
i/~
I
I""""!-------MOD11:Y---=?"'-
(E) HANDRAIL
[I] D
_ ____,_ -------------
~-:-7 ~!1J~7r:1 ___J___J 1___] , 0 .. t___J
_ ___., !. i ; I i~::
--····1:--
1
I
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(E) LOBBY/ADMIN BLDG BEYOND
EAST ELEVATION LOBBY BUILDING
, IN) TILE ROOF
(MATCH EXISTING)
' i OF (N) ELEV
CONTROL CLOSET
I
(N) ELEV
HOISTWAY
CJ
D
PPG PAINTS
"DESERT DUN!'
PPG1023-6
36" WIDE ACCESS
CONTROLLED GATE
PROVIDE PANIC HARDWARE
AND SECURITY MESH
(N) FENCE
PPG PAINTS
"STAR ANISE"
PPG1022-7, TYP.
(N) ROOF EXTENSION
(E) ROOF
PPG PAINTS
"DESERT DUNE"
PPG1023-6
REPLACE (E)
RAILING WITH NEW
42" HIGH STEEL
RAILING, TYP
"STAR ANISE"
PPG1022-7
(E) STAIRWELL
D
3rd fir.
2nd fir.
Best
Western.
--------
--------
RAILING NOTE:
OPENINGS BETWEEN
RAILINGS SHAILL BE LESS
llHAN 4 INCHES. THE
TRIANGULAR OPENINGS
FORMED BY llHE RISER,
TREAD AND BOTTOM
ELEMENT OF THE GUARD
RAIL AT STAIRS SHALL BE
LESS llHAN 6 INCHES.
(N) DECORATIVE STONE
OVER EXISTING WALL, TYP.
BORAL LEDGESTONE
"GRAND MESA"
PPG PAINTS
"COOL CONCRETE"
PPG1023-6
PPG PAINTS
"DESERT DUNE"
PPG1023-6
PPG PAINTS
"COOL CONCRETE
PPG1023-2
-..._ (N) FENCE ----
PPG PAINTS
"DESERT DUN!'
PPG1023-6
PPG PAINTS
"DESERT DUNE"
PPG1023-6
(N) DECORATIVE STONE
OVER EXISTING WALL, TYP.
BORAL LEDGESTONE
"GRAND MESA"
FLR. LINE.
D
---------1
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
PPG PAINTS
"DESERT DUNE"
PPG1023-6
WEST ELEVATION LOBBY BUILDING
Scale: 1 /8" ~ 1 '-0"
RAILING NOTE:
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
PPG PAINTS
"COOL CONCRETE" ---...
PPG1023-2
PPG PAINTS
"COOL CONCRETE"
PPG1023·2
REPLACE (E) BALCONY
RAILING WITIH (N) 42" HIGH
STEEL RAILING, TYP.
"STAR ANISE"
PPG1022-7
REPLACE (E) RAILING -,---U
WlllH (N) 42" HIGH
STEEL RAILING, TYP.
"STAR ANISE"
PPG1022-7 [I]
•
D
PPG PAINTS
"DESERT DUNE"
PPG1023-6
DD
•
PPG PAINTS
"DESERT DUNE"
PPG1023-6
OPEN
OPEN
RAILING NOTE:
OPENINGS BETWEEN RAILINGS SHALL BE LESS llHAN 4 INCHES. THE
TRIANGULAR OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM
ELEMENT OF THE GUARD "AIL AT STAIRS SHALIL BE LESS llHAN 6 INCHES.
(E) STRUCTURE
(N) EXTERIOR LIGHTING, TYP.
OPEN
------------++-r (N)STAIR
OPEN OPEN OPEN II
[D
------++------~
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
(E) BRIDGEWAY -------1
REPLACE (E)
RAILING WlllH (N) 42" HIGH
STEEL RAILING, TYF.
--------, -
CJ,
(E) STRUCTURE
PPG PAINTS
RAILING NOTE:
OPENINGS BETWEEN
RAILINGS SHALL BE LESS
THAN 4 INCHES. THE
TRIANGULAR OPENINGS
FORMED BY THE RISER,
TREAD AND BOTTOM
ELEMENT OF THE GUARD
RAIL AT STAIRS SHALL BE
LESS THAN 6 INCHES.
"COOL CONCRETE"
PPG1023-2
WAILLOF
(E) ADJACENT
STAIRWELL
BEYOND
(N) STUCCO
PPG PAINTS
"DESERT DUNE"
PPG1023-6
Scale: 1/8" = 1'-0"
3RD FIN FLR
,....--(N) 42" HIGH
RAILING
ti
'? "'
/ RAILING, TYP.
I 1
Scale: 1/8" ~ 1 '-0"
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
OPENINGS BETWEEN
RAILINGS SHAILL BE LESS
llHAN 4 INCHES. THE
TRIANGULAR OPENINGS
FORMED BY THE RISER,
TREAD AND BOTTOM
ELEMENT OF llHE GUARD
RAIL AT STAIRS SHAILL BE
LESS THAN 6 INCHES.
--------------Ill---2ND FIN FLR
(N) FENCE
(E) LOBBY/ADMIN BLDG
(N) EXT. (N) ELEV
LANDING HOISTWAY
SOUTH ELEVATION LOBBY BUILDING
lli!!!!Zttf---1ST FIN FLR
(N) ELEV
CONTROL
CLOSET
Scale: i /8" = 1 '-0"
harrell architectural partnership
(916) 454-2051
2908 franklin blvd, suite B
consultant
ourl
project
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sacramento, CA 95818
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FEBRUARY 1 , 2018
sheet title
ELEVATIONS
drawn by TT/AM
checked by
WH
sheet
A4.1
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
(N) EXTERIOR LIGHTING,
1YP.
(E) STRUCTURE
PPG PAINTS
"DESERT DUNE"
PPG1023-6
PPG PAINTS
"DESERT DUNE"
PPG1023-6, TYP.
36" WIDE ACCESS CONTROLLED
GATE W. PANIC HARDWARE &
SECURITY MESH, 1YP.
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
PPG PAINTS
"COOL CONCRETE'
PPG1023-2
PPG PAINTS
"STAR ANISE"
PPG1022-71YP.
REPLACE (E) GUARDRAIL
W/ (N) 42" HIGH STEEL
GUARDRAIL, 1YP.
(SEE STRUCTURAL)
PPG PAINTS
"DESERT DUNE"
PPG1023-6
PPG PAINTS
"CLAMSHELL"
PPG1023-6
RAILING NOTE:
OPENINGS BETWEEN
RAILINGS SHALL BE LESS
THAN 4 INCHES. THE
TRIANGULAR OPENINGS
FORMED BY THE RISER,
TREAD AND BOTTOM
ELEMENT OF THE GUARD
RAILAT STAIRS SHALL BE
LESS THAN 6 INCHES.
(N) SECURITY FENCE
0,--:EAS=--=:....:T--=-EL=.:EV=-.:..:.A..:...TI=-=O:.:..N-=---------------------------------------------------------------------------------------Sca-1e,-11-8 .. -=-l'-o"
D
(N) EXTERIOR LIGHTING,
1YP.
_j_~-----::/7 REPLACE (E) ---+-'"'---GUARDRAIL
(N) SECURITY FENCE
11STAR ANISE"
PPG1022-7
W/ (N) 42" HIGH STEEL
GUARDRAIL, 1YP.
(SEE STRUCTURAL)
0 SOUTH ELEVATION (WING B)
WEST ELEVATION
-, -~
I --------;
ii ji I
-~--.--·
'ik
(N) SECURITY FENCE .J_---'-'1 -~----+-
I , ' ' '
-------
PPG PAINTS
"DESERT DUNE"
PPG1023-6, 1YP.
D
,--,--
l PPGPAINTS
"DESERT
DUNE"
PPG1023-61YP.
PPG PAINTS
"DESERT DUNE"
PPG1 023-6, 1YP.
PPG PAINTS
"COOL CONCRETE"
PPG1023-2, 1YP.
(E) STRUCTURE
REPLACE (E) GUARDRAIL
W/ (N) 42" HIGH STEEL
GUARDRAL, 1YP.
(SEE STRUCTURAL)
PPG PAINTS
"DESERT
DUNE"
PPG1023-61YP.
PPG PAINTS
"COOL CONCRETE"
PPG1023-2, TYP.
PPG PAINTS
"DESERT DUNE"
PPG1023-6
PPG PAINTS
"COOL CONCRETE"
PPG1023-2, 1YP.
PPG PAINTS
"STAR ANISE"
PPG1022-7, TYP.
D
REPLACE (E) ----t--"---
GUARDRAIL
W/ (N) 42" HIGH STEEL
GUARDRAIL, TYP.
(SEE STRUCTURAL)
PPG PAINTS
"COOL CONCRETE"
PPG1023-2, 1YP.
RAILING NOTE:
OPENINGS BETWEEN RAILINGS SHALL BE LESS THAN 4 INCHES. TrlE TRIANGULAR
OPENINGS FORMED BY THE RISER, TREAD AND BOTTOM ELEMENT OF THE GUARD
RAIL AT STAIRS SHALL BE LESS THAN 6 INCHES.
PPG PAINTS
"COOL CONCRETE"
PPG1023-2
RAILING NOTE:
OPENINGS BETWEEN RAILINGS SHALL BE LESS
THAN 4 INCHES. THE TRIANGULAR OPENINGS
FORMED BY THE RISER, TREAD AND BOTTOM
ELEMENT OF THE GUARD RAIL AT STAIRS SHALL BE
LESS THAN 6 INCHES.
36" WIDE ACCESS CONTROLLED
GATE W. PANIC HARDWARE &
SECURITY MESH, 1YP.
D
(E) STRUCTURE
36" WIDE ACCESS CONTROLLED
GATE W. PANIC HARDWARE &
SECURITY MESH, 1YP.
(N) EXTERIOR LIGHTING,
1YP.
scale: 1/8" = 1'-0"
_..,..----(N) SECURITY FENCE
Scale: 1/8" = 1'-0"
harrell architectural partnership
(916) 464-2051
2908 franklin blvd, suite B
consultant
ourl
project
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sacramento. CA 95818
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FEBRUARY 1 , 2018
revision
&,-PLAN CHECK REVISION 09/15/2017
sheet title
ELEVATIONS
drawn by TT/AM
checked by
WH
sheet
A4.2
SOUTH ELEVATION LOOKING WEST
MAIN ENTRANCE
SOUTH ELEVATION LOOKING EAST
harrell architectural partnership
(916) 454-2051
2908 franklin blvd, suite B
consultant
ourl
project
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FEBRUARY 1, 2018
revision
&.-PLAN CHECK REVISION 09/15/2017
sheet ti1Ie
RENDERINGS
drawn by TT/AM
checked by
WH
sheet
A6.1
BW CARLSBAD EXTERIOR 9
DESIGN + SUPPLY + BUILD
MOW
I Mill
MAIN PAINT
COOL CONCRETE
PPG1023-2
ACCENT & DOOR PAINT
DESERT DUNE
PPG1023-4
FENCE PAINT
STAR ANISE
PPG1023-7
THUMBNAILLOCATIONNAME
COOL CONCRETEMA N WALL
DOORS DESERT DUNE
ACCENT STONE GRAY
FENCES STAR AN SE