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HomeMy WebLinkAboutPRE-2017-0025; ROMERIA POINTE APARTMENTS; Planning Commission" BUILDING PROGRAM SCHEDULE UNIT AREA BEDROOMS BATHROOMS AUXILLARY OTHER I \ VICINITY MAP . OFFICE 316 SF --~l:_~1~R~O~CfiE!.'K ~s=T=o'=RA"'=-GE~----+---1cc1c'2s"'s"'F~-----------------1 ; ' / 2 1445 SF BUILDING A UNITS A1-1 1583 SF A1-2 1457 SF A2-1 2822 SF A2-2 2180 SF 0 0 3 2.5 3 2.5 4 4.5 4 4.5 ' ' ' ' ' A3-1 2491 SF 4 _______ 4~5 ___ , A3-2 6 BUILDING B UNITS B2-1 B2-2 B2-3 B3-1 83-2 B3-3 6 TOTAL FLOOR AREA 2050 SF 12584 SF 2220 SF 2142 SF 1860 SF 1947 SF 1686 SF 1753 SF 11608SF 25637 SF PROJECT DATA USE: LEGAL DESCRIPTION: APN(S): OCCUPANCY GROUP: 4 4.5 22 23 4 4 4 4 4 4 24 46 3.5 3.5 3.5 3.5 3.5 3.5 21 44 MUL Tl FAMILY DWELLINGS 216-300-12,13 R2 LEVANTE ST- SCOPE o:= wdRK I i '-THE PROJECT SC<DPE INCLUDtS TWO BUILDINGS WITH 12 UNITS OF APARTM ENTS AND ASSOCIATED PARklNG AND CARETAKER OFFICE. MERGE TWO LOTS I I TYPE OF CONSTRUCTION: ZONING: ¼~-M Residential Density-Multiple LOT CO VIE RAGE 1----------+'-------------------t SITE DATA: LOT SIZE: LOT AREA: FOOTAGE DATA: PROPOSED LOT COVERAGE: STORIES: 0.716 acre 31,189SF 46% 3 DWELLING UNITS: BUILDING A -6 UNITS BUILDING B -6 UNITS TOTAL -12 UNITS ZONING INFORMATION SETBACKS FRONT YARD (WITH APPROVAL): INTERIOR SIDE YARD: ADJACENT TO STREET (NO PARKING TOWARDS STREET) REAR YARD: MAX LOT COVERAGE HEIGHT LIMIT PARKING DATA PARKING: REQUIRED: TWO PER UNIT@ 12 UNITS 24 0.25 PER UNIT@ 12 UNITS 3 TOTAL 27 COMPACT -45% MAX COVERED NON-COVERED 12 12 15 10 FT 5 FT 5 FT 10 FT 60% 35 FT ADA VAN ACCESSIBLE 1 PER BUILDING, 2 TOTAL PROPOSED: BUILDING A BUILDING B TOTAL COMPACT COVERED NON-COVERED ADA VAN ACCESSIBLE GOVERNING CODES 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA FIRE CODE 12 15 27 3 27 0 1 PER BUILDING, 2 TOTAL BUILDING A FOOTPRINT = BUILDING B FOOTPRINT= 6,670 SF 7,825 SF TOTAL LOT COVERAGE= 14,495 SF 14,188SF/31,189SF = 46.5% PROJECT DIRECTORY OWNER: RAM SETYA STRUCTURAL ENGINEER: tbd BNR DEVELOPME T 23800 VIA DEL RIO',, YORBA LINDA, CA 92~87 ARCHITECT: .. ' JUINTOW LIN FOXLIN ARCHITECTS 392 CAMINO DE ESTRELLA SAN CLEMENTE CA 92672 (949) 325-3001 TEL (949) 203-3339 FAX INFO@FOXLIN.COM SHEET LIST TITLE 24 CONSUL TANT: tbd SURVEYOR: MICHAEL BENESH MLB ENGINEERING • SHEET NAME ARCHITECTURAL A-001 TITLE A-002 ADDITIONAL DOCUMENTATION ,--A~-~oo~3-~A~R~EA=s-~ I --- A-004 DOOR & WINDOW SCHEDULE A-005 WINDOW SCHE[)ULE A A A A A SURVEY A -------- A-011 SITE PLAN A REVISION A-01 2 PARKING DESIGN A ---'c~c---c=-=c=c----------------c-----A-121 BUILDING B t A A-2-, ,--B-UI-L-DI-N~G-A---E~LE~V~A~Tl~O-N~S----------A -A-221 BUILDING ELEVATIONS A A-311 BUILDING A· SECTIONS A A-321 BUILDING B -S6CTIONS A ~A~u,~ho-,----1 A-111 BUILDINGA I A-212 SITE ELEVATIONS A-801 MASSING AND 30 IMAGES RECEIVED JUL 1 7 2017 ;1TY OF CARLSBAD LANNING DIVISION A A A SLOPE ANALYSIS SCALE: 1" = 20'-0" ~ OVER 40% SLOPE SITE AREA AREA OVER 40% AREA UNDER 40% BUILDABLE AREA PERCENTAGE ( / I I I \ RENDERING 'CONCEPT RENDERING ONLY 31,430 10,293 21,137 67% ROMERIA POINTE ROMERIA AND GIBRALTAR, CARLSBAD ' /1 k!icc----irnl iTII I 1 I I \ J ' !1 / ' ' ---~· / i GENERAL NOTES 1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE LOCAL BUILDING CODES AND REGULATIONS . CONTRACTOR SHALL BE RESPONSIBLE FOR PERMITS APPLICABLE TO SPECIFIC TRADES OR SUBCONTRACTORS 2. CONTRACTOR WILL HAVE EXAMINED THE PREMISES AND SITE SO AS TO COMPARE THEM WITH THE DRAWINGS AND WILL HAVE SATISFIED HIMSELF AS TO THE CONDITION OF THE EXISTING WORK AN ADJACENT PROPERTY PRIOR TO SUBMISSION OF BID. NO ALLOWANCES WILL SUBSEQUENTLY BE MADE ON BEHALF OF THE CONTRACTOR BY REASON OF ANY OMISSION ON HIS PART TO INCLUDE THE COSTS OF ALL ITEMS OF WORK, EITHER LABOR OR MATERIALS, WHETHER THEY ARE OR ARE NOT SHOWN OR NOTED BUT WHICH ARE IMPLIED OR REQUIRED TO ATTAIN THE COMPLETED CONDITIONS PROPOSED IN TH E DRAWINGS. 3. ALL SUBCONTRACTORS TO THE GENERAL CONTRACTOR SHALL INSPECT THE SITE AND SHALL CONVEY ANY QUESTIONS REGARDING DESIGN INTENT ANDS COPE OF WORK TO THE ARCHITECT PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING WORK. 4. CONTRACTOR SHALL COORDINATE THE WORK OF THE VARIOUS TRADES AND SUBCONTRACTORS AND SHALL BE RESPONSIBLE FOR ANY ACTS, OMISSIONS, OR ERRORS OF THE SUBCONTRACTORS AND OF PERSONS DIRECTLY OR INDIRECTLY EMPLOYED BY THEM. 5. CONTRACTOR TO ASSUME SOLE RESPONSIBILITY FOR JOB SITE CONDITIONS INCLUDING SAFETY OF PERSONS AND PROPERTY FOR THE DURATION OF THE PROJECT. 6. CONTRACTOR TO NOTIFY ARCHITECT IMMEDIATELY AND PRIOR TO ORDERING OF ALL LONG LEAD ITEMS AND OF APPROXIMATE DELIVERY DATES 7. ALL CONSTRUCTION MATERIALS AND SUPPLIES TO BE STORED, HANDLED AND INSTALLED ACCORDING TO MANUFACTURER'S' RECOMMENDATIONS 8. IF ERRORS OR OMISSIONS ARE FOUND IN THE DRAWINGS, THEY SHALL BE BROUGHT TO THE ATTENTION TO THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. 9. DRAWINGS SCHEMATICALLY INDICATE NEW CONSTRUCTION. THE CONTRACTOR SHOULD ANTICIPATE, BASED ON EXPERIENCE, A REASONABLE NUMBER OF ADJUSTMENTS TO BE NECESSARY TO MEET THE DESIGN OBJECTIVES AND SHOULD CONSIDER SUCH ADJUSTMENTS AS INCLUDED IN THE SCOPE OF WORK. 10. WHEN SPECIFIC FEATURE OF CONSTRUCTION ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR IN THE GENERAL NOTES, THEIR CONSTRUCTION SHALL BE THE SAME CHARACTER AS SIMILAR CONDITIONS 11. THESE NOTES TO APPLY TO ALL DRAWINGS AND GOVERN UNLESS MORE SPECIFIC REQUIREMENTS ARE INDICATED APPLICABLE TO PARTICULAR DIVISION OF THE WORK. SEE SPECIFICATIONS AND GENERAL NOTES IN THE SUBSECTIONS OF THESE DRAWINGS 12. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 13. CONTRACTOR SHALL PROVIDE ADEQUATE \/YEATHER PROTECTION FOR TH E BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. SYMBOLS Building Gridlines Window Symbol Door Tag Wall Tag =~ 2x4 2x6 Wall Wall Detail Callout ~--Room No. ' _, __ [101 A] ---\ ~--Instance No . ~ Room No. ,I' ;-Instance No. (101:i) ~ Wall Finish Type <$< 1.-------Detail No [->-@' SIM A101 -\ Area 1 \ Referenced -Sheet No. Exterior Elevation k --Elev No. 3!~ A10~;>& 1 Sheet No. Ref Interior Elevation 2---Elev No. 1 ?) Sheet No . ,_, Ceiling Height ;-Ceiling Height ' C e·o·) Revision Cloud (Cloud around Revision optional) Match line (Shaded portion faces side considered) Room Label Roof Tag ~ Roof Finish / -Revision No. , A / Detail No. & 1 Sheet No. f1~11M \t-101 L-Similar or __ _.,, Typical (TYP.) Room name I Room# I Area Floor Tag _,r· Floor Type GJ Mark @) Type '-Roof Instance Section ./ 1 Sheet No. ~101 Floor Level Absolute Name Elevation North Arrow SIM Dimension String To Structure M ,,2·· + 3/4' + -Section No. I Relative Name Y Elevation N / True North ~ Projecl north To Finish l o·l ,I r· I i' ~ t --,r: ABBREVIATIONS & < @'t # 0 (E) And ANGLE AT CENTERLINE NUMBER DEGREE EXISTING ABV ABOVE AB ANCHOR BOLT ACFL ACCESS FLOOR ACOUS ACOUSTICAL ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADD ADDENDUM ADOL ADDITIONAL ADJ ADJUSTABLE ADMIN ADMINISTRATION AFF ABOVE FINISH FLOOR AHU AIR HANDLING UNIT ALT ALTERNATE ALUM ALUMINUM AMEND AMENDMENT ANUN ANUNCIATOR AP ACCESS PANEL APC ARCHITECTURAL PRECAST CONCRETE APROX APPROXIMATE ARCH ARCHITECTURAU ARCHITECT AUTO AUTOMATIC AWT ACOUSTICAL WALL TREATMENT BA BUILDING ACCESSORY BO BOARD BFE BOTTOM FOOTING ELEVATION BG BUMPER GUARD BIT BITUMINOUS BKT BRACKET BLDG BUILDING BLKG BLOCKING BLW BELOW BM BEAM BO BY OWNER BOF BY OWNER FUTURE BOT BOTTOM BR BEDROOM BRG BEARING BSMT BASEMENT BTWN BETWEEN BULL BULLETIN BUR BUILT-UP ROOFING C CHANNEL C DISP CUP DISPENSER CAB CABINET CANTL CANTILEVER CAP CAPACITY CAT CATEGORY CG CORNER GUARD CH COAT HOOK CJT CONTROL JOINT Cl CONSTRUCTION ISSUED CLG CEILING CLR CLEAR CM CONSTRUCTION MANAGER CO CASED OPENING COL COLUMN COMB COMBINATION/-ED CONC CONCRETE CONF CONFERENCE CONN CONNECT/-ED/-ION CONST CONSTRUCTION CONT CONTINUE/DUS CONTR CONTRACT/OR CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTR CENTER CTSK COUNTERSUNK CUH CABINET UNIT HEATER CW CURTAIN WALL CW COLD WATER CYL CYLINDER D DEPTH OR DEEP DEMO DEMOLITION DPR DEPRESSION DEPT DEPARTMENT DET DETAIL OF DRINKING FOUNTAIN DIA DIAMETER DIAG DIAGONAL DIFF DIFFUSER DIM DIMENSION DISP DISPENSER DIST DISTRIBUTION DIV DIVISION ON DOWN D.O. DOOR OPENING DOU DOUBLE DP DEMOUNTABLE PARTITION DR DOOR OS DOWNSPOUT OW DUMBWAITER DWG DRAWING OWLS DOWELS EA EACH EC ELECTRIC CABINET EF EXHAUST FAN EIFS EXTERIOR INSULATION AND FINISH SYSTEM EJT EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR EMERG EMERGENCY ENCL ENCLOSURE ENTR ENTRANCE EO ELECTRICAL OUTLET EQ EQUAL EQUIP EQUIPMENT ES END SECTION EWC ELECTRIC WATER COOLER EXA EXHAUST AIR EXC EXCAVATE/-ED/-ION GA GAL GALV GB GC GEN GEN GL GWA AREA GAUGE GALLONS GALVANIZED GRADE BEAM GENERAL CONTRACTOR GENERATOR GENERAL GLASS GENERAL WORK GR GRADE GYB GYPSUM BOARD GYPSHTG GYPSUM SHEATHING H HEIGHT/HIGH HB HOSE BIB HO HAND DRYER HDCP HANDICAP HOR HEADER HOW HARDWARE HM HOLLOW METAL HOR1Z HORIZONTAL HPT HIGH POINT HR HANDRAIL HT HEIGHT HTR HEATER HVAC HEATING, VENTILATING, AIR CONDITIONING HW HOT WATER HWD HARDWOOD IC INTERCOM ID INSIDF. DIAMETER IN INCH INSUL INSULATION INT INTERIOR ISO ISOLATION JAN JANITOR JB JUNCTION BOX JST JOIST JT JOINT KO KNOCK OUT LAV LAVATORY LB POUND LBS POUNDS (WIEGHT) LCD UNEAR CEILING DIFFUSER LF LIN E FIGURED LIN LIN EAR LKR LOCKER LMC LINEAR METAL CEILING LOG LOCATION OR LOCATE LPT LOW POINT LT LIGHT L TG LIGHTING LVR LOUVER LWC LINEAR WOOD CEILING M MIDDLE MAN MANUAL MATL MATERIAL MAX MAXIMUM MBD MARKER BOARD MC MEDICINE CABINET MECH MECHANICAL MEMB MEMBRANE MEZZ MEZZANINE MFR MANUFACTURER MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MO MASONRY OPENING MONO MONOLITHIC MTL METAL MPC METAL PAN CEILING MPU MULTI-PU RPOSE UNIT MTD MOUNTED MTR MOTOR MULL MULLION NA NOT APPLICABLE NIC NOT IN CONTRACT NO NUMBER NOM NOMINAL NRC NOISE REDUCTION COEFFICIENT NT NOTE NTS NOT TO SCALE QC ON CENTER OD OUTSIDE DIAMETER OFF OFFICE OH OVERHEAD OP OPERABLE PARTITION OPER OPERA TOR OPNG OPENING OPP OPPOSITE ORD OVERFLOW ROOF DRAIN PART PARTITION PB PUSH BUTTON PC PRECAST CONCRETE PL PROPERTY LINE PL T PLATE PLAM PLASTIC LAMINATE PLBG PLUM BING PLS PLASTER PLW PLYWOOD PNL PANEL PR PAIR PRELIM PRELI MINARY PRESS PRESSURE PRIM PRIMARY PROJ PROJECTION PT PAINT PVC POLYVINYL CHLORIDE OT QUARRY TILE ,. R RISER RA RETURN AIR RAD RADIATION RB RES ILIE NT BAS E RD ROOF DRAIN RE RELOCATE EXISTING REC RECESSED REF REFERENCE REFR REFRIGERATOR REG REGISTER REINF REINFORCEI-EDI- ING RE M REQD RET REV REV RF RH RM RO RS REMOVE REQUIRED RETAINING REVERSE REVISE RESILIENT FLOOR ROOF HATCH ROOM ROUGH OPENING ROUGH SLAB S SINK/SUPPLY FAN SCH ED SCHEDULE SD SHOWER DRAIN SOM SMOKE DAMPER SDISP SOAP DISPENSER SECT SECTION SECY SECRETARY SF SQUARE FOOT SFG STORE FRONT GLASS SH SHOWER SHD SHOWER HEAD SHT SHEET SHTG SHEATHING SIM SIMILAR SL SEALER SLNT SEALANT SLV SLEEVE SM SURFACE MOUNTED SOG SLAB ON GRADE SP STANDPIPE SPEC SPECIFICATIONS SPR SINGLE PLY ROOF SQ SQUARE SQ YD SQUARE YARD SS SERVICE SINK SST STAINLESS STEEL ST STREET STI STONE TILE STC SOUND TRANSMISSION STD STANDARD STL STEEL STN STONE STNL STONE LEDGE STOR STORAGE STR STRUCTURAL STS STEEL STRUCTURE SUPV SUPERVISOR SUSP SUSPENDED SW STEEL WINDOWS SW SWITCH SWD SOFTWOOD SYM SYMMETRICAL T TOP TAN TANGENT TBD TACKBOARO TCAB TOWEL CABINET TDISP TISSUE DISPENSER TOR TRENCH DRAIN TEL TELEPHO~E TEMP TEMPERATURE TER TERRAZZO TG TONGUE & GROOVE THRES THRESHOLD TPH TOILET PAPER HOLDER TR TREAD TRANSF TRANS FORMER TS TUBE SECTION TV TELEVISION TYP TYPICAL U URINAL UC UNDERCUT UFO UNDER FLOOR DUCT UG UNDERGROUND UH UNIT HEATER UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE US UTILITY SHELF UTIL UTILITY VG VALVE CABINET VENT VENTILATION VERT VERTICAL VEST VESTIBULE VTR VENT THROUGH ROOF W WIDE FLANGE W/ WITH W/0 WITHOUT WC WATER CLOSET WC WALL COVERING WO WOOD WOW WINDOW WG WALL GUARD WH WALL HYDRANT WHCH WHEELCHAIR WHTR WATER HEATER WPR WATERPROOF WR WASTE RECEPTACLE WS WEATHERSTRIP WSCT WAINSCOT 'NT WINDOW TREATMENT 'NT WEIGHT WW WOOD WINDOW WWF WELDED WIRE FA BRIC w f-- (f) z 0 0"' w a:'. -o ~s ww >I LU f-- C!l I 0 f-- _J s ::, l') Oz I-(f) 0 (f)w zW oo -0 CJ) a:'. 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''•,,,' ' -;20 .· I -~ ' ,------,, ___ _ ) 1 :2.0. ---,-. / / / / / / . / / / / ./ ./ / / i • // i ' ' 15 OFFICE 316 SF \ \ \ \ \ \ J,\ 6\ ....... rn ; . ;""' \ / 'Y \ . / ';O\ \'·, //' 0\ ··· ... (/) \ rn·\ -I 'g; \ ·-------MONUMENT \ -0 \~ \l -I \ -< c:. . \ -z_ \ POTENTIAL AREA FOR WATER RETENTION GARDEN \ '/ S;\ \ / ,, ... V \ rn ,.,-----DRIVEWAY \ / ENTRY ------------~~· ---------------------------- DECK A1-1 1583 SF -,o,·~ •• .. ..,7', -- -===-9N MECH ELEC 152 SF ON IU --··» in ' JI ' . f ---·II J---~ II 11 ·111 I!-· ~ if~ . ' --,11 -- j IL ---ill i -. . w ON DECK A1-2 1457 SF \ - ·'. I ,. I I I I .. I I \ \I I. I : \ I ' ; POSSIBLE MACHINE ROOM ---POSSIBLE MECH. 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THIS WOULD REDUCE GRADING DRAMATICALLY AT WESTSIDE APPROX LOCATION OF WATER METER 7' MAX HEIGHT RETAINING WALL · ··-· DRIVEWAY ENTRY N I • I !,/·-PROPERTY r LINE • I • I • i I , .. I , 11 ; I- ·I I I ' ' : -----1 ' --' --I I ••• ! I i . ! : ' I ' -1 : i- I ' i I I ! I ' ! •. I, 11·· I I ' .... I , I A-LEVEL -9:~~~'.~?-~ .. 11 i -_-I ! : · I I I ' I ' i ' I I i I : : ; Ii 1--I I 11 I --I I _ . I I ! ' I i i I ! : I I , ~iJ. 1 '1 ' ' I I I I ii/ I ' ----I : i I , --1 I I I i ! I i ''I.e.' I ' . ' I I' ' ' 1· ' ' ' I PROPERTY LINE --- • I • I • • -1_·· .. I : I ! ! . I I · I • I -: , I I I I i I I i I I I I I ' -. I I . • I I I • Ii I . I 1=-1 · •.. ~I • 1 ••• I ' 11 . j I I I I I • I i I i I I ' • ' 1 1 . ' ··.···.··1 ', •.. 1, '1 •. , I , I '~-: ·. i,-! --I ' I I ' 11 i ' 1, : .• I ' 'i ! Ii ' i I :~ · .. · ••. I -1 ' : i I ! ' • ,1 i • : ··. I _,, I.· .. I, . , ,L , .. 11 i I 1 . ,1 .. • . -I I I · -Ii. : ! 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LU (!) -N "' oxin orchltcclural de.Sign & consi.Jlting 392 camino de estrella san clemente, california 92672 949 325 3001 phone 949 203 3339 fax foxlin.com web info@foxlin.com email PRE-DESIGN 1-z w 2 0.. 0 .J ~ I-w Z 0 w cc :::; z 0 al PARKING DESIGN f A-012 0 I I I . ~·*" I / I I I I I I I I I 60 S 111--I ' 1 ···•·•· 111 · · ..• 111 i I • . 111 ··Ii I . 1 !i-l 1 1!1 I . ! Ir: 111 Ii' I . .. I ' I I<' B-LEVEL 1 0 1/8"=1'-0" I I I I I 1 I ' .... 27 ::, I, \I !: ! , . I .. . -ii j_ ···-· ' 11_ .1 i ... I .. _ i I I I . ' : i A-321 --- ·-_,,,_', I . . !. I 24 23 22 A-321 :rr======.-------lll!IE"".===== I I I I I I I I I I L / DECK DEC / / B2-1 .•. ); 2220:'e}p:i); . "•• A,,,fy), +----,,_ ------ / I DECK DECK . ' I ' I ' UP'H-lc-J-17: ' I i . I ' Frrrrr'rrnr'rrrrrr'rr----~-,------'===='-J. __ --- ' I ' I ' L -- ·. B2-2 · ..•..••..• ·.214,;lSF --·----~·~· ----- ROAD BELOW I 21 20 19 14 13 -TRASH '"'" . -·----;;,""""'"" DECK ' 4*iffl/1l!! ·-. B2-3 ;,,/dii'186Q SF . ••'';<J;' A ;- --- 18 17 15 16 DECK DECK @ B-LEVEL2 2 1/8"= 1'-0" ----------------· ' --· -------------------------------------·--·-·------ I V, " C (1l 0, '' :,-i! ,, l I ' I I I I I V, 'ijj C (1l 0, I I ;/ 1 ( ,'( / : I I / i / . Is, I I .· -r~ . I I I I I I ,.' \/ I I ··~ I I ' ' I ~ ~ I I I I I I ' I I I I I ,' ' I I I I I ,1 I I I , I I I IS• I / ~", I \f I I I I 2 A-321 • • • • • • • • • PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS . REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR-WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON-DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. 0 PLAN NOT_E_S ___________________________ _ UNITS B2~1 ·· B '2 ' ·---' B1::l. B3-1 6,3-2 i33~3- 6 /'l\ B-LEVEL3 I..::_) -=f /8" :::; 1 '-0" 2220 SF · 2142 SF 1860 SF / 1947 SF 1686 SF 1753 SF 11608 SF UNITS UNITS UNITS UNITS UNITS UNITS ' i • • . . BUILDING B 4 3.5 BUILDING B 4 3.5 BUILDING B 4 3.5 BUILDING B 4 35 BU!LDING B 4 3.5 BU\LDING B 4 3.5 24 21 ------···--·. -···-------------------- • • • • • • • • • • • MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/112" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE-RESISTANCE-RATED CONSTRUCTION. 83-3; ,.. . 1753 SF >-- \ I ' l I I " , I . I ____LJ I ; i I I l I . ; I ' t , I I I i I I I; I ®11 I- UJ u UJ ' I-I-. >-0 _z C/) IO _J z z u I-z <{ 0 Z IX U 0 C/) 0 ><'. UJ <{ :::, I-z UJO'.'. UJ UJ IX z <{ -o C/J I I-UJ UJ ~s UJ I-C/) I-2 IX>-Z Z IX UJ UJ 0 c:o 0 zo >I LL OU (') LL UJ I-ZwI ui w a,I :::, s I-UJ _J 0 I-IX W S 0"' -'$ 0-I-C/) C/) > (') :::, (9 wWz zZ Oz -IX 0 wO I_ Uww C/J CL C/) 0 UJ C/) C/) w z"' w IX W zW ~OU CL IX 0U C/) I-0 UJ IX -0 C/J C/J IX IX 0 C/J IX Z Z CL C/) I-. ZCL 000 {_,", -0 W UJ UJ u I-I-z <{ 0 2 IX -IX 0 z-c,: SI-I oo -0 _J LL >-Z 0 <{ z I- _J UJ Z On: IX O UJ <{ "' <{UCL OU2 "' " "' 0 UJ LL LL IX 0 UJ UJ > u C/) w <{ C/) [(] C/) LL W 0 (9 0 _J z. 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ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION_ 5_ DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRACTOR RESPONSIBLE FOR MEANS AND METHO[)S_ A-21 ' I I A--321 bedroom I -bedroom-. 1583 SF - / I bedroom ~;;;· cpwdr} ,Pnty:" •... ·•~~. ~L-------~J"""""'~"""""'~~· ~ --+---1-------• ,0: bathroom· ---I 12 I 11 10 9 8 I I .. ,/ .. _:' -,_-' -.. '. _-, ' " ' ' -. ' 7 ' -.. _\-,_,· . " ' . ' . ' .. >.' > ·--,,, 11\__A-LE~V~E=L~1 ___________________ ----·-_________ _ ~) -1/8" = 1'-0" ~--TRASH L_ deck ./\ ·---.. ·---.-. ,...";:;0"".--,--,--..,.., :"S',-.-1-1_;,~ ;,• ·-- --'' ' deck -·-,'-_ . ' < \·_: •" --~ <'''' ,"f"' ,,.,., . !,; . ·U·· .A2~1 ~822.;SF < ;: . -,> <· "·"- deck ! ;-. 6 ECHANICA R PANTRY DN --1 .. ' . - ---···1 ' ,. ,' ' .. . . . -.> _, I_~ . ___,.__ ___ -H _____ JL 5 VAIN ADA 4 ------------ deck bedroom ·--bathroom ~---+-t.1---ME CHAN I CAL OR PANTRY 3 2 3 ~ \ \ --I \ powder I l < !, bedroom,._---ca---+-~r.---------~ \, ) I I 'I 1\ ---1------------. ----. ·-----------------·-------------------------- ($> \ ----- 1 - A-311 ' ----------- N ~ deck deck -------------------------·------·- N deck • /'1;'., • @A-LEVEL 3 3 1/811=1'-QII "· \ ' ---' .,·, ' t. • PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS, REFER TO DETAIL SHEETS FOR WALL BASE DETAILS, • PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE($)_ ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR-WALL SHEATHING REQUIRED_ ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. • SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. • STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. • ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON-DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F_O_ FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. • ALL CASEWORK DIMENSIONS TO FACE OF FINISH. • ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED, • ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U,O.N_ • EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 05'' LOWER THAN THE DOOR THRESHOLD, • • • • • • • • • • • MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD, CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C,, MINIMUM, U,O,N, ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O,N, ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U,O,N, SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/1 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. 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DIMENSIONS GOVERN. I• 2, ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F,O,S.), UNLESS OTHERWISE NOTED. i l I '' ' LJ D ' D ,·;·--"'I ·--. ,.,,;;z;;; l ' " ' ' I ,,, ___ ,~; :cc ... :.J -' i ' j ' ' t-r-' -=:111-'l C----------'i I I :,J I 'I i 'I i j ) / jr~r I i ! ,' i ' ' . ' . I I i l I ' ~ -~''-1 IJ 'Ii TGL 3. ALL DIMENSIONS SHOULD BE VERIFIED ON SITE BEFORE PROCEEDING WITH THE WORK, 4. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. 5. DRAWINGS REPRESENT DESIGN INTENT ONLY - CONTRJ'CTOR RESPONSIBLE FOR MEANS AND 3. AS-BUil T CONDITIONS TO BE VERIFIED. 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[i 1 Date # Reason for lssue .,/ by Issued To -· ------~· if i J " ~ ;, I 'tJ ;Q m ' Cl m CJ) G) z ' ' ' ~' ' .\ ·.~ \ \ / " \ ~\ .::;;.'-\ ' \ \~, "\\ \\~ \I\\ I\', ;,~ . \\ \ :,~ \\ I . ____ ._ -------------· --------\~ l, l\' ,\ \ \1 1, ' \ \ ~ \~i 1/'\ \_\ ,,._____~, / •, I ', / ,, "'i----,. -.,,, ____ l ' ' \ __ ,.,...., .. ~ ' \ / ~--·-"---' f- \ \ "'~ ',~ "'" > I ' \ N I ~ I ! i i J ! I I..._ ' ~ ,, '~ /1 ~ 1/ i I " I I ; I /,, 'I '-JJ I I I I I i.,~ I I ' I I I 1 , :-I _, '"' Wfflllb"!l, I I' '· ' \ \ I I , \\ I I \ 1\ I I I I " \ I \ / I / , ~ \ I n . ~ ·\_~ r 1r--_ , , : \J"C-..,;:i,,.. ., , ~, \ ," . o '. I , , , I : i I ' \, ~. ·, I , •, .. " I" , \l '1~~--'l I .'.,:iii, '. 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