Scope of Work
Property Info
Demo (E) porch, add rear addition, remodel interior.
Area per Floor
Block/Lot: Zoning: Lot dim's: s.f. Year built:
1st Flr: 76 Diamond (unit 1) Gnd Flr: 76 Diamond (unit 1) Area per Use Gnd Flr: 76A Diamond (unit 2) Gnd Flr: Garage/common
ABBREVIATIONS
ADJ Adjustable BLDG Building Remodeled 1st Flr Gnd Flr BLKG Blocking vs New Area BM Beam BO Bottom of BSMT Basement CBT Cabinet CI Cast Iron CJ Control Joint or Ceiling Joist CLR Clear CL Center Line CLOS Closet CONC Concrete DETDetail D or DIA Diameter DIM Dimension DN Down DRWG Drawing DS Downspout DWV Drain/Waste/Vent (E) Existing EA Each EQ Equal FAU Forced-Air Unit FIN Finish F.O. Face Of GB Gypsum Board GSM Galvanized Sheet Metal HB Hose Bib HDG Hot Dip Galvanized HDWD Hardwood MECH Mechanical MIN Minimum MOD BIT Modified Bitumen (N) New NIC Not In Contract NTS Not To Scale OA Overall OH Opposite Hand OPP Opposite PL Property Line, Plate PWD Plywood PT Pressure Treated R Riser, Radius RDWD Redwood REINF Reinforced RC Resilient Channel RCP Reflected Ceiling Plan RF Rough Frame RO Rough Opening RWL Rain Water Leader SC Solid Core SSD See Structural Drawings SIM Similar SL Slope SS Stainless Steel T Tread TO Top of TOW Top of Wall TYP Typical UON Unless Otherwise Noted WH Water Heater
Subject property
1
Areal
1602 O'Flynn Residence
Plot Date: 3/16/2016 10:51 AM
UP
2
3d Areal
SPECIFICATIONS
GSPublisherVersion 0.86.100.100
Existing R3 V-B 25.25' 1129 1141 2270 2 2 no no
Allowable R3 V 40' — — — — 3 yes yes
Existing 1799 928 0 0
Proposed 1717 185 556 712
Remodel 1 1717 A2 928
New Const'n Elevation 1 0 Sheet A2 525
Proposed R3 V-B 25.25' 1129 1385 2514 2 2 no no
This sheet printed 3/16/2016
SYMBOLS
1 A3
Section 1 Sheet A3
1 A5
Detail 1 Sheet A5
1 A2
Interior Elevation 1 Sheet A2
1
Window 1
2
Door 2 Property Line
(E) Wall
Dim to Centerline
(N) Wall
Dim to RF
1-HR Wall
Dim to Fin Surface
to Demo
R NA
PR
7. If specific items have been identified as “not in contract” (N.I.C.) or “ownerprovided”, they are not to be included in the bid. 8. The contractor shall install any owner-supplied items, as indicated. Contractor shall provide a schedule of the dates those items will be needed for the completion of the contractor work. Section 01400 - procedures and controls 1. Deviations from or alterations to any portion of the work must be approved by the architect prior to the work being done. 2. Contractor shall be held responsible for all loss and damage that may occur to new work or any of the materials used thereon until the acceptance of the work by the owner. 3. During the construction period, the premises shall be kept free from accumulations of waste materials or rubbish. Section 01600 - products and substitutions 1. The contractor and subcontractors agree that during the guarantee period any defective work, and any other work damaged thereby, shall be replaced promptly and properly without cost to the owner. 2. Contractor to strictly comply with manufacturer’s instructions regarding installation of all materials and equipment into the building. 3. All materials shall be of the grades specified or better. Second hand or used material may be substituted when approved by the architect.
3
Existing Site Plan 1/8" = 1'-0"
0
4'
8'
Section 01700 - contract closeout 1. At the completion of the work, all affected glass, floors, plumbing fixtures, etc., shall be thoroughly cleaned. All parts of the new work shall be left in clean and satisfactory condition, and all plumbing, heating, and electrical in working condition. All exterior areas shall be left clean and free from debris, rubbish and miscellaneous materials. 2. The owner shall be instructed as to the use and maintenance of each piece of equipment prior to the final review and occupancy. Contractor to deliver to owner all instruction manuals. 3. A punch list of missing items, incomplete work and defective work will be made by the architect for correction prior to the owner’s final payment. 4. Contractor to provide an updated list of all subcontractors and material suppliers used on the project prior to substantial completion. 5. The filing of the Notice of Substantial Completion by the owner starts the guarantee period on completed work, as well as the 30-day subcontractors’ lien period. 6. Refer to the construction contract for the subcontractors’ lien period requirements.
16'
E
Y
M IF O R I O N I L T
C
T C NO TRU S ON
GENERAL NOTES This project is designed to comply with the following codes: 2013 San Francisco Building Code 2013 San Francisco Electrical Code 2013 San Francisco Mechanical Code 2013 San Francisco Plumbing Code 2013 San Francisco Green Building Code 2013 San Francisco Housing Code 2013 California Energy Code Do not scale drawings. Refer to written dimensions or contact architect for clarification.
SPECIFICATIONS INDEX A0 A1.1 A4 A6 EM
General, Sitework Conc, Metals, Wood, Thermal & Mosture Finishes, Specialties, Eqpt. Doors & Windows Plumbing, Mech'l, Elect'l
INDEX A0 A1.0 A2.0 A2.1 A3.0 A1.0 A1.1 A4 C-7
Site Plans Kitchen Internal Elevation Bath Internal Elevation 3D Existing Plans Plans Det'd Plans, Plmb'g, Finishes Green Building Compliance
DIVISION 2 - SITEWORK
DIVISION 1 - GENERAL REQUIREMENTS Section 01010 - summary 1. All work shall be done in accordance with all applicable codes, latest editions; advise architect of any discrepancies with plans. 2. Contractor to verify all existing conditions before commencing with work in order to ensure conformance with construction drawings. All inconsistencies shall be brought to the attention of the architect prior to proceeding with any work. 3. Layout of new work is largely based upon relationships to existing conditions. Any questions regarding the intent behind the design shall be addressed to the architect before proceeding with any work. 4. The intent of these documents is to make the requirements known for all labor, materials, equipment, and transportation necessary for the complete and proper execution of the work, consistent with good practice. Any work or items not specifically called for in the drawings or specifications but required for a complete and fullyfunctioning installation, consistent with the intent of the documents, shall be supplied by the contractor as if specified. 5. Heating, plumbing and electrical systems are to be design-built by the specific contractor. The contractor shall design-build to at least meet the minimum standards of the applicable codes. Materials described in this set are included as a guideline to set minimum standards; conformance to local regulations shall be confirmed. 6. Contractor to notify architect and engineer 48 hours in advance of any special inspections required by the building department.
Occupancy Group Const'n Type Building Height Building Area, 2nd Floor Building Area, 1st Floor Tot. Building Area No. of Stories No. of Units Fire Sprinkler Seismic Upgrade
Geoffrey Scott Gainer, Architect 29 Liberty St San Francisco, CA 94110 geof@actual-size.com ph/fax 643-3366
Geoffrey S. Gainer Actual-Size Architecture 29 Liberty Street San Francisco, CA 94110 (415) 643-3366 geof@actual-size.com
Site
4080 26th St San Francisco, CA 94114
Austin O'Flynn 4080 26th St San Francisco, CA 94114 (415) 706-7036 austin.oflynn@gmail.com
Section 02100 - site preparation 1. Demolish work to be removed from area affected by new work as per plans. 2. All debris must be transported by a registered hauler to a registered facility, and be processed for recycling in compliance with the San Francisco Construction & Demolition Debris Ordinance, except the following: 3. Doors, windows, casings, baseboards, picture rail, etc to be reused shall be carefully removed and stored in a safe area until required. 4. Any architectural trim, fireplace surrounds, built-in cabinetry, or other salvageable materials including lumber and planks to be taken to a materials recycling or material re-use center. Receipt to be provided to the owner. 5. Duct and HVAC protection: Duct openings and other air distribution component openings shall be covered during all phases of construction with tape, plastic, sheetmetal, or other acceptable methods to reduce the amount of water, dust, and debris entering the system. 6. Preserve any affected trees and garden foliage to the best extent possible. Contact owner ahead of time should foliage require removal. Section 02200 - earthwork 1. Comply with all applicable government regulations; advise architect of any discrepancies with plans. 2. Connect to drainage system all rainwater leaders serving roof areas of more than 200 square feet. System to connect to discharge per city standards. Connection of rainwater system is to be below subsurface drainage to prevent backflow into subsurface drains. 3. Slope grade away from house ¼” per foot min.
O'Flynn Residence 4080 26th St San Francisco, CA 94114
O'Flynn Residence
Architect
Remodel of the
© Actual-Size Architecture
Remodel of the
ISSUED FOR:
Building Data:
Owner
A0 Site
© Actual-Size Architecture
ISSUED FOR:
EXISTING
PROPOSED CL STAIR HALL
2 3
This sheet printed 3/16/2016
Geoffrey Scott Gainer, Architect 29 Liberty St San Francisco, CA 94110 geof@actual-size.com ph/fax 643-3366
4 5 6 7
CL
8 9 10
1
11
2
A2.1
3 12
HALL
13
WC
BATH
4
R NA
SCOPE OF WORK
14
PR
E
Y
M IF O R I O N I L T
C
T C NO TRU S ON
REF
Plans
KITCHEN 4
1
A2.0
2
DINING
GSPublisherVersion 0.86.100.100
5
A2.0
#DrgID
BEDROOM
#DrgID
Remodel of the
1602 O'Flynn Residence
Plot Date: 3/16/2016 10:51 AM
6
1
Existing 2nd Floor 1/2" = 1'-0"
0
1'
2'
4'
2
2nd Floor 1/2" = 1'-0"
0
1'
2'
4'
O'Flynn Residence 4080 26th St San Francisco, CA 94114
DW
3
A1.0 Plans
© Actual-Size Architecture
ISSUED FOR:
5"
2'-6"
5"
3'-1"
5"
1'-6"
5"
3'-81/2"
2'-6"
3'-3"
3'-2"
3'-3"
1'
Geoffrey Scott Gainer, Architect 29 Liberty St San Francisco, CA 94110 geof@actual-size.com ph/fax 643-3366
4'-6" 6'-8"
01/2"
2'
3'
01/2"
A2.0 Kitchen 1/2" = 1'-0"
1'
2'
4'
3
2'
R NA
PR
A2.0 Kitchen 1/2" = 1'-0"
0
1'
2'
4'
0
1'
2'
4'
2'
4'-6"
4'-6"
3'-3"
3'-3"
3'
5'
6'-8"
6'-8"
2' 12'-31/2"
2'
1'
A2.0 Kitchen 1/2" = 1'-0"
0
1'
2'
4'
4
A2.0 Kitchen 1/2" = 1'-0"
2'
4'-8"
GSPublisherVersion 0.86.100.100
96"
Remodel of the
38" 80"
T C NO TRU S ON
12"
1602 O'Flynn Residence
Plot Date: 3/16/2016 10:51 AM
10"
2
3'-61/2"
E
Y
M IF O R I O N I L T
C
5"
5"
0
5"
1
6'-21/2"
4'
2'-6"
Kitchen Internal Elevation
2'-6"
O'Flynn Residence 4080 26th St San Francisco, CA 94114
2'
3'-1"
2'
3'
3'
3'
5'
6'-8"
2'
4'-6"
4'-6" 2'
6'-8"
2'
4'-6"
This sheet printed 3/16/2016
473/4"
6
24"
A2.0 Dining Elevation (2) 1/2" = 1'-0"
69"
4"
0
1'
2'
4'
5
A2.0 Dining Elevation (1) 1/2" = 1'-0"
0
1'
2'
4'
A2.0 Kitchen Internal Elevation
Plot Date: 3/16/2016 10:51 AM
3 A2.0 Bath 1/2" = 1'-0" 0
0 1' 2' 1'
4' 2' 4'
4 2
A2.0 Bath 1/2" = 1'-0"
A2.0 Bath 1/2" = 1'-0" 0
0
1'
1'
2'
2'
4'
4'
Bath Internal Elevation
A2.0 Bath 1/2" = 1'-0" PR
O'Flynn Residence 4080 26th St San Francisco, CA 94114
1
Remodel of the
1602 O'Flynn Residence
GSPublisherVersion 0.86.100.100
Geoffrey Scott Gainer, Architect 29 Liberty St San Francisco, CA 94110 geof@actual-size.com ph/fax 643-3366
© Actual-Size Architecture
ISSUED FOR:
This sheet printed 3/16/2016
R NA
E C
A2.1 Bath Internal Elevation
Y
M IF O R I O N I L T T C NO TRU S ON
Plot Date: 3/16/2016 10:51 AM
3D
PR
O'Flynn Residence 4080 26th St San Francisco, CA 94114
Remodel of the
1602 O'Flynn Residence
GSPublisherVersion 0.86.100.100
Geoffrey Scott Gainer, Architect 29 Liberty St San Francisco, CA 94110 geof@actual-size.com ph/fax 643-3366
© Actual-Size Architecture
ISSUED FOR:
This sheet printed 3/16/2016
R NA
E C
3D
Y
M IF O R I O N I L T T C NO TRU S ON
A3.0