L U I S NEW N NE W 4x12 4 RIDGE GE BEA EAM: SEE EE E STR TRUCT TURAL L DRAW D AW WIN INGS GS
SLOP LOPED ED CL E LNG NG G
ASPHALT SHINGLE ROOFING ON (2) LAYERS 30LB ROOFING FELT ON 5/8" EXTERNAL GRADE PLYWD SHEATHING ON 2x10 WD RAFTER FRAMING PER STRU UCTUR TU TUR URA AL DRAWINGS
B A R C E N A
luis.barcena@woodburyuniversity.edu 13177 Goleta Street NEW R-30 BATT NEW 2x12 RIDGE B Pacoima, California 91331 INSULATION SEE STRUCTURAL DRAWINGS 1.818.675.4713
5/8" / GW GW WB B FIN NISH SH ON N IN NT NT. SID SI SIDE DE
NEW EW CEIL CEI EIL LING IN NG G BEAM B BEA : SEE STRU STR STR ST RUCT C CTUR AL L DRAW DRAWIN DR DRA R RAW IN INGS IN NGS S FOR O DETAILS DETA ETAILS LS
FUL ULL HEIGHT POST: SEE S EE STR STRUCTURAL ST TR TRUCTURAL DRAWIN RAW WINGS NGS N S EX X G 2X 2X6 ROOF RAF FT TERS T
11'-3 3" FIN 3 N FLR TO FIN HP OF F FA AM A MILY M Y ROOM CEILING
1X4 4 PT TD W TD WD D BOARD AR FIN SH FINI H ON SL SLOPED OPE ED D CEILING CEIL NG & H HIGH H WAL ALL L ABOV BO B O EC CROWN OWN
F RA FTE RS
NE EW HDW E HDWD FLR F FINISH H ON 3/4 3EX' 3/4" /4 4'G"2XP PLYW PL LYW LY LYW YLIN W WD 4 CEILI IN N JOISTS NG JOIS STS TS S SUBFLOO UBFLOO LO LOO OOR O ON ON 2X? 2 JOISTS S TB BD
EX'G G2 2X 2X4 C CEILING EILING G JOIS JOI JOISTS
EL. 18'-0" VIF FINISHED CEILING
R-13 FIBERGLASS IB BE ERG GLASS S CL BATT AT TT T IN IINSULATION NS NSULATION NS O IIN NE EXT. T. W WALL ALLS, ALLS, SEQ E EQ TYP TY P
RETURN GUARDRAIL TO WALL BEYOND
11" TREADS TR READS, T TY YP
STAIR LANDING
EX'G WINDOW WINDOW NDO OW TO OR REMA REM EMAIN N
EX
'G
2" RAKE
ST RI
NG ER
MITER RETURN/ T TERMINATE PTD WD B BASE AT EDGE OF TOP RISER O
TO
R RETURN R NE EW E W GUARDRA G RDR DR IL D L TO WALL T LL
STAIR LANDING LANDIN NG
SHIM OUT FOR NEW RAKED RISERS NEW 3/4" HDWD D TREADS & RISERS E ON EX'G STAIR STRUCTURE STRUCTU RE TO REMAIN
1
4 1/2" 1/2 MAX PER C CODE
HA ANDRAIL W WIDTH VIF
RE M AI
CL
1
N
EX'G 2X1 2X12 FLO 2 FLOO OR R JOIS JOISTS JOI
18" 18 1 8" M MIN IN P PER PE ER E R S RU STRU UC CTUR URAL AL DRAW DRA AW A WINGS NG GS S
31 1/2" MIN PER CODE
1 1/2 2" GAP MIN PE ER CODE
40 0 1/4 1/4" EX EX'G G OPENING O ENING E VIF
NEW FL NEW FLOOR JOIST ST T& EX'G 2X X4 CEIL CEIL IIL LIN LING LIN NG N GJ JOIS O STS S G D GIRD DER ER RS RS: RS S:: SEE SE S EE S UCT STRU CTUR URAL UR AL DRAWI RAWINGS NGS N GS
NEW R R-19 19 FIB FIBERGL ERGLASS ERGL ASS S BATT INSULATION INS N ULATION
NEW W HDW HDWD D RISER ISER S R DIES S INTO INTO C CEILING CEIL LING P D WD PTD D COLUM COLUMN M ENCLOSURE ENCLOSU O URE W/ CROWN CR OWN WN & BA BASE A E TRIM T M TO T M MATCH TCH H E G EX'G
7'' 7'-7" 7
34" MIN PER P ER COD CODE DE
T T.O. R RAIL
T O. T.O. T.O T E TRE EA EAD AD
NEW W SOLI SOLID D RAIN AINWATE WATE A R DRAIN: DRAIN C CONNECT CONN ECT T TO EX'G AR AWAY AREA A W Y DRAI WA DRAIN N
EL L. 0'0'-0" 0" VIF FIN IN NISHED NISHE D FLOOR
NEW PERFORAT PERFORATED D 4" PIPE IN DRAINAGE GRAV D GRA AV VEL L W/ FILTER W FILTER FABR FABR RIIC WRAP W
NEW W CONC C. FOO OO OT O TING NG G REF EF FE F ER TO S R ST STR RUCTURA UCTUR U RA AL A DRA AW A WINGS W
W O R K
EX'G 2X10 EX 2 0 FLOO LOOR LOO R JOIST JO TS
ARCHITECTURE // 2016 // PBA // WORK SAMPLES
PROVIDE ID CONCEALED CONCEAL CONC CE LED D STL TAB AT ATT ATTACHMENT A TTAC ACHMENT MENT M TO STR TO STRUCTURA S STRU STRUCTURAL ST T UCTURAL CTURAL C U POST P OST S INSIDE ENCLOSURE ENC E C AT T BOTH TH RA RAI RAILS/ ILS// S SIDES I S
CU USTOM UST ST TO H HDWD HANDRAIL: STE EAM BE END N FOR GRA ADUAL L SWEEP TO
37 1/4" /4
3 A4 A4.0 A 4.0
5/8" PTD DG GWB WB FINISH F H ON SIDES & UND S UN UN ND DE ERSIDE ERS RSIDE S DE E
EX'G E X'G 2 X 2X X14 WD X14 D STRI STRIN TR N NGERS NG GE ERS R TO T O REMA RE EMA AIN N
DIN IN NIN NING NG PTD GW PTD PT GWB B ON N 2X3 3 PA PAR PARTITIION N ON ON UN NDERS SIIDE DE OF S STAI STAIRS
NEW W GIRDER POST F FOO FO OO O OTING OTIN BEYOND, YO TYP: S SEE 1 1/2" /2" STEP BACK FROM BA B F STRUCTURAL R DRAW WIN WI WING W IIN NGS NG G FA ACE CE OFS GWB
ENTR NTRY TRY 1 1/2 1/2" 1 " TO FACE OF GWB
NEW EW W FL FLA FLAT T WD BLOCKING K NG KI TO SUPPORT NEW GUARDRAIL BASE PLATE: E:
SEE STRUCTURALS CLAS AS ASS SS 1 VAPOR R RETARDER R A ER OVER SO O S SOILS, O S PER R CRC C C R408.1: 22" SEE 2/A 2/ 2/A2.2 //A A2 FOR C CRAWLSPACE VENT L LOCATION O
EX TO O
S A M P L E S EX'G EX G 2X10 FLOOR JOISTS
1
project 1/5: start
SCOPE OF WORK INTERIOR ALTERATION/ REMODEL OF EXISTING KITCHEN AND (3) BATHROOMS. NEW STRUCTURAL WORK TO REMOVE POST AND DROPPED BEAMS IN DINING/ DEN. REMODEL EXISTING STAIR TO REMAIN: NEW GUARDRAILS AND FINISHED TREADS/ RISERS. NEW HARDWOOD FLOORING, LIGHTING, ELECTRICAL AND PLUMBING THROUGHOUT.
VICINITY MAP ET
RE
S
LA
ST
S
BO
CH CH UR LA NE
S AN
D
AY EW
AR EV
E
E FR
UL
GO
NU ST
BO
E AV
DIE
IT ET
RE
K
IC
RW BE
A ED LV
5S
LO
ST
PU SE
40
BE
ET
RE
TA BA
AL
ET
RE
M
HA
ST
RN
BU
ET
RE
LT
ST
ET
RE
AU
RD
N HE
ST
FO
C
ER AT W
NORTH NOT TO SCALE
PROJECT SITE
105' OVERALL LOT DEPTH
3'
RWL
SIDE YARD
PROPERTY LINE
GRAVEL
EX'G 12" TERRA COTTA TILE
'G O BE UTD NC OO H R
RWL
EX
12'-6"
NEW OUTDOOR PATIO TABLE
2ND STORY OVERHANG
14'-10" +/- EX'G FRONT YARD SETBACK
NEW CLOVER GROUND COVER NEW WD FRAMED CEDAR DECK & STEPS: EXEMPT FROM PERMIT
RWL
EXISTING TWO STORY SINGLE FAMILY DWELLING 2,324 SF
UP
0'-0" AFF FINISHED FLOOR 1
4'-6" +/- CLR VIF
MIN 2-CAR CLR DRIVEWAY ZONE PER LA INFO BULLETIN P/ZC 2002-001
38'-3 3/4" +/- OVERALL BUILDING WIDTH
46'-6 7/8" +/- OVERALL BUILDING DEPTH
19'-2" +/-
FRONT LAWN
15'-7 1/2"+/-
19'-8 1/8" +/- EX'G FRONT YARD SETBACK
20'-0"+/-
4'
2ND STORY OVERHANG
PUBLIC UTILITY EASEMENT
RWL EX'G CONC SLAB
EX'G CONC DRIVEWAY
1'
EX'G SLOPE
6'-9 1/2"
EX'G 15'-8"W DOOR TO REMAIN
8'-7"
4'
EXISTING TWO-CAR GARAGE 378 SF
1
PLOT PLAN 1/4" = 1'-0" (1:48)
2016 // PBA // RHINO, AUTOCAD, PHOTO SHOP
2
project 1/5: continued
SEC EX'G 12" TERRA COTTA TILE TO REMAIN
CLOSET GUEST BATHROOM STUDY
GUEST BEDROOM
EX'G SLOPE REPLACE EX'G GALVANIZED PIPES UNDER SHOWER PER PLUMBING CODE. GC OR PLUMBER TO ADVISE
REMOVE EX'G TILES FOR NEW DECK
REMOVE EX'G FLOORING UNDER EX'G TOILET WHERE MOLD PRESENT PER OWNERS ESCROW INSPECTION REPORT.
4" R 6" R EX'G STAIRS TO BE DEMOLISHED
DEMO EX'G DOOR HEADER & REMOVE FRAMING UP TO EX'G CEILING JOISTS
HALL
7" R 7" R 6" R DOWN
DEMO EX'G PARTITIONS & WD WAINSCOTS
9'-9 7/8"
ENTRY 8'-3" AFF FIN. CEILING
DOWN 9'-0" AFF FIN. CEILING
0'-5 1/4" BFF T.O. DECK 2'-10 1/4" BFF T.O. ASTROTURF HB
REMOVE EX'G TREAD
EX'G FRENCH DOOR TO BE DEMOLISHED 72W x 84"H SH 3/4" HH 84-3/4"
DEMO EX'G GUARDRAIL
REMOVE HDWD FINISH FROM EX'G WD FRAMED STAIR TO REMAIN
DINING 3'-5 3/4" 0'-3" BFF FLOOR
0'-0" BFF FLOOR
STAIRS
EX'G 2" HDWD FLOORING TO BE DEMOLISHED
3x3 GUARD 36"H
REMOVE FINISHES AROUND EX'G STRUCTURAL POST TO REMAIN
EX'G CEILING BEAMS AND POST TO BE REMOVED 1'-5"
DEN EX'G DECK TO BE DEMOLISHED
HDWD TILE
EX'G AIR GRILLE TO REMAIN
EX'G 5-1/2" WD DECKING
2'-9 3/4" BFF GROUND LEVEL
LAUNDRY EX'G DOOR TO BE DEMOLISHED
EX'G SUPPLY AIR OPENING TO BE RELOCATED, CENTERED UNDER WINDOW.
LIVING ROOM
EX'G DBL OVEN'S TO BE REMOVED
EX'G STOVE TO BE REMOVED
0'-6" BFF FLOOR
2ND STORY OVERHANG ABOVE TO REMAIN
DEMO EX'G DOOR HEADER & REMOVE FRAMING UP TO EX'G CEILING JOISTS
EX'G REF/FRZ TO BE REMOVED
EX'G 7-1/2" TILE FLOORING TO BE REMOVED KITCHEN
2'-11 1/4" BFF T.O. DRIVEWAY
REMOVE EX'G CROWN MOLDING IN LIVING ROOM ONLY
UP
EX'G 1-1/2" HDWD FLOORING TO BE DEMOLISHED
EX'G KITCHEN WALL TILE TO BE REMOVED
HW
EX'G CONC. STAIRS TO BE DEMOLISHED EX'G DBL HUNG ALUM WIN TO BE DEMOLISHED 30"W x 35"H SH 45" HH 80"
EX'G WINDOW BOX W/ OPERABLE CASEMETS ON EA. SIDE TO BE DEMOLISHED 40"W x 46"H OPENING SH 42" HH 88"
PROJECT TRUE NORTH NORTH
EXISTING / DEMO FIRST FLOOR PLAN 3/8" = 1'-0" (1:32)
ROUTE DRYER DUCT BELOW THROUGH CRAWLSPACE TO SIDEWALL VENT
3'-0" SIDE YARD
GRAVEL
RWL EX'G 12" TERRA COTTA TILE TO REMAIN
RWL SEC AHU
8'-3" AFF FIN. CEILING
CLOSET 6'-0" x 2'-0"
2
10
STUDY 13'- 9 1/2" x 11'- 4 1/2"
A/C COND.
03 32" INT. CLR
11
NEW OUTDOOR PATIO TABLE
9
CL SHOWER
4" SHOWER CURB
12" INT. CLR NEW CAB ABOVE
GWB GWB
7
W/D
TILE
NEW TOILET
02
GUEST BEDROOM 13'-10" x 12'-10"
HDWD
FALSE DEN FLOOR ON SLEEPERS LEVEL W/ DINING ROOM FLOOR
6"
A1
6 A3.0
WD FRAMED DECK & STEPS BY GC W/ 1X6 UNFINISHED WESTERN RED CEDAR BOARDS
4
NEW HDWD THRESHOLD
LAUNDRY 5'-0 1/2" x 4'-8" +/-
2
A3.0
GUEST BATHROOM 10'-0" x 7'-1" +/-
5'-0 1/2" EX'G
NEW W/D HOOKUP: PROVIDE "Y" FITTING OFF CW VALVE TO SUPPLY BOTH WASHER & STEAM DRYER
EX'G SLOPE
GC TO REFURBISH EX'G CABS TO REMAIN: TUNE/ LUBRICATE HINGES, REPLACE NON-FUNCTIONAL OR MISSING BALL & MAGNET CATCHES CATCHES, NEW CAB PULLS OFCI
D
A3.1
2ND STORY OVERHANG ABOVE 2
NEW WASH STAND AND FAUCET: SEE PLUMBING FIXTURE SCHEDULE
A1
STAIRS ABOVE
6 A3.2
HALL 12'-3" x 3'-5" ALIGN, TYP
32" MIN RWL
0'-1 1/8" BFF T.O. DECK
DEN 15'-0" x 14'-10 +/-
1 4
NEW HDWD FLR THROUGH OUT
A3.2
8'-3" AFF FIN. CEILING
2
40'-9 3/4" VIF ALIGN
2'-5 3/16"
36" REF/FRZ OFCI
PANTRY
25"
8'-3" AFF FIN. CEILING
B
2
2"
PANTRY
2ND STORY OVERHANG ABOVE
1
3 ALIGN PANTRY 7'-1" x 7'-10" +/-
CL
5
SEE 2/A3.0
A3.0 2
3
5'-3 3/16"
2'-4"
NEW PUSH OUT CASEMENT WINDOW TO MATCH EX'G
2'-9"
EQ
24 1/4" +/PER MFR: VERIFY
EX'G SUPPLY AIR OPENING TO REMAIN IN FLOOR: PROVIDE NEW SHEET METAL TRANSITION TO TOE KICK SUPPLY GRILLE KITCHEN 11'-6" x 10'-2" +/-
CL
25"
19" VIF PANTRY
NEW DUMMY COLUMN
EX'G POST TO REMAIN W/ NEW ENCLOSURE
2 A4.0
DBL OVENS OFCI
A1
2 A4.1 8'-3" AFF FIN. CEILING
NEW HDWD FLR THROUGH OUT
0'-0" AFF MAIN FLOOR LIVING ROOM 23'-2" x 16-3" +/-
2
25" HOOD ABOVE OFCI
16'-5 3/8" VIF
36" GAS RANGE TOP OFCI
33" SINK OFCI T
DW OFCI
JT 2
32 3/4" VIF
B
2'-9 3/4"
43"
2'-6" BFF GROUND
5 A3.2 F.O.F STRINGER UP
NEW STRUCTURAL POST & PAD FOOTING BELOW: SEE STRUCTURAL
2'-8 1/4" BFF T.O. DRIVEWAY
HDWD
STAIRS 1 A4.0
DINING ROOM 11'-7" x 10'-3" +/-
3
OWNER'S BUTCHER BLOCK NIC
MAINTAIN MIN CLR DRIVEWAY ZONE
ENTRY
SEE FOR STAIR LAYOUT
4'-0"
2'-7 1/4" BFF T.O. ASTROTURF
FIXED
3'-6"
C
8'-7" AFF FIN. CEILING
9'-10" SINGLE SLIDER
01
COUNTER & DRAWERS ALIGN
NEW STRUCTURAL POSTS: SEE STRUCTURAL
(5) 6-13/16" +/- RISERS & (4) 12" TREADS, TYP
OPENING
FIELD RELOCATE EXG' SUPPLY AIR GRILLE W/ ARCHITECT
NEW FLOOR SUPPLY AIR GRILLE IN EX'G OPENING TO REMAIN
DOWN
32 1/2"
2
FLUSH
WALL MTD TV TBD
14'-10"
EQ
A1
WINE REF
BRICK
1
JT
0'-3/4" AFF T.O. HEARTH EXTENSION
2
R RWL
SLOPE
2
A2 2 NEW PUSH OUT CASEMENT WINDOW IN EX'G OPENING TO MATCH EX'G NEW TANKLESS WATER HEATER BY GC
A2
A1
1 NEW FRENCH PUSH OUT CASEMENT WINDOW TO MATCH EX'G: NEW INFILL FRAMING & STUCCO PATCH/ REPAIR AT SILL & HEAD TO ALIGN WITH ADJACENT WINDOW OPENING TO REMAIN: SEE ELEVATION
NEW UNDERMOUNT SINK : SEE PLUMBING FIXTURE SCHEDULE
EX'G CONC DRIVEWAY
VERONA QUARTZ NUVO COUNTER & BACKSPLASHES, TYP 2
FIELD DRILL OR CUT ST STL UNDERMOUNT SINK FLANGE TO COORDINATE W/ SINGLE FAUCET HOLE LOCATION
1
8'-7" DRIVE WAY
EX'G CONC DRIVEWAY TO REMAIN
1
2
PROJECT TRUE NORTH NORTH
1
2016 // PBA // AUTOCAD
PROPOSED FIRST FLOOR PLAN 3/8" = 1'-0" (1:32)
3
project 1/5: continued
EX'G SHOWER HEAD AND CONTROL TO BE ROMOVED AND REPLACED
7'-2 1/4" AFF FIN. CEILING L.P.
EX'G SINK AND FAUCET TO BE REMOVED AND REPLACED
EX'G COUNTER TO BE REMOVED AND REPLACED
11'-2 1/2" AFF B.O.BEAM KID'S BATH
CLOSET 10' x 2'
KID'S BEDROOM 13'-8 3/4"
2'-8"
CASEMENT DBL WIN 48"W x 36"H SH 44" HH 80"
5'-4 1/4"
LINEN CLOSET
AHU
STAIR LANDING
CASEMENT WIN 30"W x 46"H SH 46" HH 78"
DN
11'-2"
3'-8 3/4"
4 3/4"
8'-0" AFF FIN. CEILING LOWEST POINT
4'-1 1/4" VIF
11'-7" AFF FIN. CEILING HIGHEST PT.
FIXED DBL WIN 48"W x 36"H SH 44" HH 80"
10'-5 1/4" VIF 12'-11 1/2"
FIXED WIN 60"W x 46"H SH 46" HH 78"
8'-0" AFF FIN. CEILING
6'-9"
DEMO TILE AND STUDS FOR NEW RECESSED SHAMPOO NICHE
CASEMENT WIN 30"W x 46"H SH 46" HH 78"
STAIRS
11'-0" AFF B.O.BEAM
FIXED DBL WIN 48"W x 36"H SH 44" HH 80"
1'-0" VIF
3'-4 1/4" VIF
CASEMENT WIN 30"W x 52"H SH 27" HH 80"
MASTER BEDROOM 15'-0 1/2"
FIXED WIN 60"W x 52"H SH 28" HH 80"
11'-5" AFF FIN. CEILING HIGHEST PT
CASEMENT WIN 30"W x 52"H SH 28" HH 80"
EX'G CASEMENT DBL WIN 48"W x 32"H SH 48" HH 80"
21'-4 1/2"
13'-7 3/4" REMOVE EX'G MED CAB
EX'G FRAMING AROUND TUB TO BE DEMOLISHED 7'-9 1/2"
CASEMENT DBL WIN TO REMAIN 62"W x 51"H SH 32 1/2" HH 83 1/2"
MASTER BATH
CLOSET
7'-11 3/4" AFF FIN. CEILING
DEMO TILE AND STUDS FOR NEW RECESSED SHOMPOO NICHE
EX'G TUB TO BE REMOVED
EX'G TUB FILLER AND DRAIN TO BE REMOVED
EX'G COUNTER, SINKS AND FAUCETS TO BE REMOVED
EX'G SHOWER HEAD AND CONTROL TO BE REMOVED
PROJECT TRUE NORTH NORTH
1
EXISTING / DEMO SECOND FLOOR PLAN 3/8" = 1'-0" (1:32)
VERONA QUARTZ PURE WHITE COUNTER & BACKSPLASH, TYP NEW BATHROOM TILE
NEW BATHROOM HANDSHOWER & CONTROL: SEE PLUMBIING FIXTURE SCHEDULE
A
2 1
NEW BATHROOM SINK AND FAUCET: SEE PLUMBING FIXTURE SCHEDULE
ROOF OVERHANG 6", TYP
21"
NEW VANITY: SEE ELEVATIONS
BOOKS
TOYS
6
NEW SHAMPOO NICHE
CRIB
4'-2" NEW 5FT TUB IN EX'G LOCATION TO BE REUSED: SEE PLUMBING FIXTURE SCHEDULE
CHANGING
5
A3.1
BUILDING FOOTPRINT BELOW 7
8 CENTER OF ROOM IS START POINT OF TILE LAYOUT
KID'S BATH 8'-0" x 6'-9"
CLOS.
LIN & MED
KID'S BEDROOM
2"
25"
HDWD EX'G AHU
A
31 1/2 " MIN CLR PER CODE
NEW TOILET IN EX'G LOCATION: SEE PLUMBING FIXTURE SCHEDULE NEW HDWD THRESHOLD
STAIR LANDING 6'-7" x 10'-5" +/NEW HDWD FLR THROUGH OUT
2
EX'G CASEMENT WIN TO REMAIN TILE
2
DOWN
READING CHAIR DRESSER
B
CA KING STAIRS 3'-4" x 10'-5" +/-
MASTER BEDROOM
NEW HDWD FLR THROUGH OUT 3 2
A3.1
NEW HDWD THRESHOLD 4
TILE
MASTER BATH 13'-8" x 7'-10"
18"
EQ
1 HDWD
FREE STANDING TUB: SEE PLUMBING FIXTURE SCHEDULE
18"
PATCH & FILL EX'G MED CAB 6"
NEW FREE STANDING TUB FILLER: SEE PLUMBING FIXTURE SCHEDULE
DRESSER & VANITY
C
A
NEW TOILET: SEE PLUMBING FIXTURE SCHEDULE F.O. GLASS
04
6'-4"
3'-9" 18"
4" CURB
MASTER CLOSET NEW SHAMPOO NICHE
18"
EQ
21"
3'-0"
F.O. GLASS NEW BATHROOM SINK(S) AND FAUCET(S); SEE PLUMBIING FIXTURE SCHEDULE
NEW VANITY: SEE ELEVATIONS
2
CENTER OF ROOM IS START POINT OF HEX TILE LAYOUT 2
VERONA QUARTZ PURE WHITE COUNTER & BACKSPLASH
START POINT OF HEX TILES IS CENTER OF SHOWER
2
NEW BATHROOM HANDSHOWER & CONTROL; SEE PLUMBING FIXTURE SCHEDULE
1
PROJECT TRUE NORTH NORTH
1
2016 // PBA // AUTOCAD
PROPOSED SECOND FLOOR PLAN 3/8" = 1'-0" (1:32)
4
project 1/5: continued
EX'G SECURITY PANEL TO REMAIN
SEC
E
E
E
F
GFCI
E
E
E A1 E
A/C CONDENSER
A2
GUEST BATHROOM 8'-3" AFF
CLOSET 8'-3" AFF
DEMO EX'G TRACK LIGHT & REPLACE W/NEW SURFACE MTD FIXT AT JB IN CENTER OF CEILING
F
1 E G
LAUNDRY 8'-3" AFF
15 W/D
E
E E T
E
12" NEW INT CLR UPPER CAB
GUEST BEDROOM 8'-3" AFF
CL A1
STUDY 8'-3" AFF
E
JS
E
M
A2
A2
E E EX'G STAIR CLIPS CEILING PLANE HALL 8'-3" AFF A2
E EX'G SEC LIGHT
EX'G JB FOR RETRACTABLE AWNING TO REMAIN
E
EF
E
E
CL DOOR
E
E A2
E E
1
A1 5'-6""
DEN 8'-7" AFF
A1
36"
A1 DDDD SEC T
A1
1
1
A1
D
RANGETOP
HOOD
15"
A1
A1 GFCI
A1
A1
15
A1
E
CL WINDOW
A1
A1
1
GFCI
EQ DISP
15"
A1 D
HOOD LIGHT BY MFR
PANTRY 8'-3" AFF
GFCI
PATCH & REPAIR CEILING
LIVING ROOM 8'-3" AFF
REMOVE EX'G CROWN MOLDING IN LIVING ROOM & REPLACE WITH 2" TO MATCH
GFCI
KITCHEN 8'-3" AFF
C
15
EX'G SEC LIGHT A1
A1
A1
EQ
15"
FIELD LOCATE W/ ARCHITECT
X
CROWN STEPS UP
15 REF
E
D D
CL OVEN
ALIGN
E
A1
RELOCATED EX'G SECURITY KEYPAD & THERMOSTAT
OVENS
A1 E
30"
NEW SCONCE
X
40
A1
A1
REMOVE DOWNLIGHT FOR READING/ FLOOR LAMP INSTEAD
E
CL
APPROVED PER 07 & 11 OCT 2016 RFI RESPONSES
EQ
EQ
A1
PTD WD CROWN CAPITAL, TYP
EQ
1 EQ
STAIR WELL
24"
20
1 36"
EE E
A1
15
CL DOORS
3-WAY SWITCH UP TO 2ND FL STAIR LANDING FIXTURE
B
24"
ENTRY 8'-3" AFF
A1
1
DINING ROOM 8'-3" AFF
CL TABLE
NEW STRUCTURAL BEAM: SEE STRUCTURAL
A1
WINE REF
A1
A
30"
A1
PTD GWB CEILING TRANSITION
A1
SMALL LED FIXT INSIDE CORKAGE NICHE
E
CROWN STEPS UP
A1
EQ A
15 A1
D
1
DD
E
15
15 20 TV
NEW SCONCE
E
E
GFCI
DW
1
DISP CL WINDOW
ELEC METER & PANEL
CL WINDOW
REUSE EX'G SIDEWALL VENT FOR HOOD EXHAUST
CL WINDOW CL FIREPLACE
PROJECT TRUE NORTH NORTH
1
FIRST FLOOR REFLECTED CEILING & POWER PLAN 3/8" = 1'-0" (1:32)
E
E
GFCI A1
E
E
A1 KID'S BATH 8'-0" AFF A2
REMOVE EX'G SCONCE & REPLACE W/ NEW SCONCE
E
KID'S BEDROOM
E D D
E EX'G CEILING SLOPE
A1
K E
S
EQ
EQ
D S
E
E
E
EX'G CEILING SLOPE
E
E
EQ
E E
E E
H
A2
E
STAIR LANDING 8'-0" AFF
E
REMOVE (2) EX'G RECESSED LIGHTS
EQ
REMOVE EX'G SCONCE & REPLACE W/ NEW SCONCE
1
E
E E
E
E
E
E
E E
E
E E
A1
5'-0" TYP
EX'G CEILING SLOPE
EX'G CEILING SLOPE
E E A1
3'-0"
E 3'-0"
A1
3-WAY SWITCH DOWN TO MAIN SWITCH BANK AT DINING ROOM E
A1 E
E
5'-0" TYP
J
MASTER BEDROOM
A1
E
E
A1
A1
E
3'-0"
A1
E
E
A1
T
D
E
E
E E
EF MASTER BATH 8'-0" AFF
A1
CLOSET
A1
CL ROOM
A2 A1
A1 D GFCI
L
A1 L
L
GFCI
E
CL VANITY
PROJECT TRUE NORTH NORTH
1
2016 // PBA // AUTOCAD
SECOND FLOOR REFLECTED CEILING & POWER PLAN 3/8" = 1'-0" (1:32)
5
project 1/5: continued
CR LAURENCE CONCORD 037 SERIES WALL MOUNT HINGES, POLISHED CHROME FINISH #SD037CH, SEE 2/ SK-05 FOR HINGE LOCATIONS
KNAPE & VOGT 18" 8092P-EB-18 PIVOT / POCKET DOOR SLIDES W/ 8086 HKEZX-EB HINGE KITS (FOR 1-1/4" THICK DOORS) & 8092SB-EB-72 PINION SHAFTS: PROVIDE (3) HINGES PER DOOR AT 72" MAX DISTANCE BETWEEN TOP & BOTTOM HINGES PER MFR
29" CLR FOR MACHINES: F.O. DOOR IN RETRACTED POSITION TO F.O. CABINET SIDE PANELS
RECCESSED FLUSH GLAZING CHANNEL IN CEILING
NEW PTD WD CASEMENT W/ INTERIOR TRIM TO MATCH EX'G 8'-3" AFF FINISHED CEILING
LAUNDRY & CLEANING SUPPLIES
2
42"
48"
OUTLETS
WASHER
36"
2
SOUTH ELEVATION - GUEST BATH
SWITCH
PREP
BOARDS
0'-0" AFF
SOUTH ELEVATION - HALL
6
1/2" = 1'-0" (1:24) MIRROR(S), NIC
OPEN TO DEN BEYOND
8"
RECESSED FLUSH GLAZING CHANNEL IN CURB
PROVIDE HEATH CERAMICS CLASSIC FIELD TILE 4IN X 4IN, SLATE BLUE M8, FOR SIDES OF CURB, DOUBLE BULLNOSE FOR TOP OF CURB
1
GLASS SHOWER DOOR: SEE DOOR SCHEDULE
7
ART (NIC) 8"
1 1/2" PTD WD COUNTER
ADJUSTABLE SHELVES
NEW GLASS SHOWER ENCLOSURE
2
1" CLR GAP BETWEEN RETRACTABLE DOOR & SIDE OF CABINET
ADJUSTABLE SHELF
6"
20"
DRYER
1-1/4" THICK PTD WD BLIND DOORS IN FRONT W/ PUSH-LATCHES: F.O. DOORS FLUSH W/ PTD GWB
POLISHED CHROME PULL, TBD
CL
8"
8"
24" TOWEL BARS, TBD
ALIGN TO ADJ HEAD
ALIGN
6"
4" CLR
FINISHED FLOOR
OPEN PRE-FINISHED MAPLE BASE CABINET W/ (2) ADJUSTABLE SHELVES & UPPER CABINET W/ ADJUSTABLE SHELF
NEW TOE KICK AIR SUPPLY GRILLES: OBTAIN ARCHITECTS APPROVAL OF GRILLE
SOUTH ELEVATION - KITCHEN & DINING
5
1/2" = 1'-0" (1:24)
PROVIDE 1/2" CEMENT BOARD BACKER IN LIEU OF DRYWALL AT SPLASH ZONE BEHIND SINK: PROVIDE LEVEL 5 SKIM COAT ACROSS CEMENT BOARD & ADJACENT PLASTER TO REMAIN.
1/2" = 1'-0" (1:24) 2
NEW PTD GWB COLUMN ENCLOSURE W/ NEW CROWN CAPITAL & BASE
2
EX'G POST TO REMAIN
HOOD BY OWNER, NIC
CL RANGE TOP
8'-3" AFF FINISHED CEILING PROVIDE SOFFIT FRAMING TO SUPPORT LAUNDRY CABINET
PROVIDE MIN. REQUIRED SCRIBE AT HEAD & SIDES ADJUSTABLE SHELF
CL PLATE
OUTLET
8" 4"
WASHBASIN: SEE PLUMBING FIXTURE SCHEDULE
NEW PTD WD STORAGE CABINET W/ ADJ SHELVES & FLUSH PUSH LATCH DOORS
EQ EQ
1 OPEN TO LIVING ROOM BEYOND
PTD GWB AT BACK OF NICHES, TYP
14" CLR
ADJ SPACE FOR DRYER, DUCT & W/D HOOKUP
DBL OVENS, NIC
CL DBL OVENS & COUNTER TOP
OPEN NICHE
2 6'-8" AFF
3/4" SINGLE PANEL OF VERONA QUARTZ NUVO, UP TO B.O. HOOD AT COOKING AREA
T.O. COOKING SURFACE
OPEN
1-1/2" PTD WD FIXED COUNTER & SUPPORT FINS
ADJUSTABLE SHELVES
FIELD LOCATE TOILET PAPER HOLDER
36" METAL CONSOLE LEGS: SEE PLUMBING FIXTURE SCHEDULE. USE CONSOLE RAIL FOR HANDTOWELS
1" CLR BEHIND DOOR
1 1/2" COUNTER
NEW TOILET: SEE PLUMBING FIXTURE SCHEDULE
5'-0"
5'-2"
FAUCET & SIPHON SEE PLUMBING FIXTURE SCHEDULE
OPEN TO LIVING ROOM BEYOND
EQ
2
JT
T.O. WINDOWS & DOORS
OWNER'S 36" GAS RANGE TOP
30" CLR
NEW SCONCE, TBD
50" CLR
CL FAUCET
39"
CL
JT
EQ
2 SPICES
28 1/2" CLR MIN.
SHEETS
SPICES
POTS / PANS
OILS
BOWLS
18" CLR OPEN
PANS
1 1/2" SCRIBE STILE 0'-0" AFF
WASTE BASKET, NIC
PTD WD BASE, TYP
NORTH ELEVATION - GUEST BATH
4
INFILL FRAMING PATCH/ REPAIR GWB AT HEAD AND SILL TO ALIGN TO ADJACENT WINDOW
NEW FRENCH PUSH OUT CASEMENT TO MATCH EX'G
CL WINDOW
BUTT OUTLET TIGHT TO EX'G POST
2
NORTH ELEVATION - DINING & KITCHEN
3
1/2" = 1'-0" (1:24)
FINISHED FLOOR
1 1/2" SCRIBE STILE
PTD WD BASE W/ PTD FURNITURE GRADE PLYWD PLATFORM: T.O. PLATFORM FLUSH W/ T.O. BASE
OWNER'S WINE REF: CONFIRM UNIT DIMENSIONS IN SHOP DWGS
1/2" = 1'-0" (1:24)
NEW PTD WD CASEMENT W/ INTERIOR TRIM TO MATCH EX'G
NEW PTD WD CROWN TO MATCH EX'G LOCATED AT DOWNSTAIRS GUEST BEDROOM, TYP
CUSTOM PTD WD PANELS ON REF/ FRZ
8'-3" AFF
INSECT SCREEN: SEE WINDOW SCHEDULE, TYP.
CL
2
1
7 7/8" VIF TO UNDERSIDE OF WIN SILL
CL
2
EQ EQ
2
FLATWARE
UTENSILS
24 1/2"
24" CLR OPENING PER MFR
36"
33" MIN INTERIOR CLR
OPEN TO DINING BEYOND
PULL OUT PANTRY TRAYS
JT
NEW FULL HEIGHT CABINET W/ SOLID SHELVES
DW, NIC 16" MIN INTERIOR CLR
1 1/2" SCRIBE STILE
TRAY DETAIL
GC TO VERIFY THIS DIM IN FIELD
19"
CL
84" CLR
EQ
36" REF/ FZR BY OWNER, NIC
6"
EQ
2" INT CLR AT PANTRY CABINETS
COUNTER SLAB JOINT
NEW VERONA QUARTZ NUVO COUNTER & BACKSPLASHES, TYP
DISPOSAL SWITCH
FINISHED CEILING
NEW FULL HEIGHT CABINETS W/ SHELVES
ALIGN HEADS AT 6'-8"+/-
KOHLER SIMPLICE DECK MTD FAUCET: SEE PLUMBING FIXTURE SCHEDULE
EQ
EQ
EQ
EQ
EQ
1 1/2" SCRIBE STILE
2" INT CLR AT SM. APPL
1 1/2" SCRIBE STILE
36" CLR MIN.
EQ
FIXED 1 1/2" SCRIBE STILE 0'-0" AFF FINISHED FLOOR
2
DISPOSAL
CUSTOM PTD WDPANEL TO MATCH CABS.
4" TOEKICK
BASE CABINETS W/ PULL-OUT TRAYS ON HEAVY DUTY GLIDES
LOCATE NEW CW SUPPLY LINE & DUPLEX OUTLET PER MFR INSTALLATION GUIDE
TRAY DETAIL
EAST ELEVATION - KITCHEN
CUT TILE (EQ)
CUT TILE (EQ)
(8) FULL TILES
WEST ELEVATION - KITCHEN
1
1/2" = 1'-0" (1:24)
BULLNOSED EDGE, TYP BOTH SIDES: HEATH CERAMICS CLASSIC FIELD TILE, 4IN X 4IN SINGLE BULLNOSE, PARCHMENT M3
NEW TILED SHOWER WALL EQ
EQ
(15) FULL TILES
CL
(4) FULL TILES
2 (3) FULL TILES
CUT TILE (EQ)
(3) FULL TILES
EQ A
8'-0" AFF FINISHED CEILING FIXED SHOWER HEAD: CENTER ON TILE
(4) TILES
EQ
TILED SHAMPOO NICHE: PROVIDE HEATH CERAMICS CLASSIC FIELD TILE, 4IN X 4IN PARCHMENT M3 SINGLE BULLNOSED EDGES AROUND OPENING
(3) TILES
CL
SWITCHE(S)
6"
SHOWER MIXER / CONTROL: CENTER ON TILE
(14) TILES
EQ
TOILET PAPER HOLDER, OFCI
TILED SHOWER WALLS, TYP 48"
(23) FULL TILES, TYP
CR LAURENCE CONCORD SERIES WALL MOUNT GLASS SHOWER DOOR HINGES 037 POLISHED CHROME: CENTER ON TILES, TYP
1
NEW SHOWER WALL TILE
ALIGN TYP
2
0'-2" +/- AFF
0'-0" AFF FINISHED FLOOR
FINISHED SHOWER FLOOR 4" CURB
PROVIDE HEATH CERAMICS MODERN BASICS 2IN X 6IN IN CHALK MATTE M18, W/ FLUSH WHITE SCHLUTER EDGE
12" HAND TOWEL BAR, OFCI
NEW TILED SHOWER WALL
EQ
(8) FULL TILES
WEST ELEVATION - KID'S BATH
(8) TILES
30"
8"
WEST ELEVATION - KID'S BATH
1
5
1/2" = 1'-0" (1:24)
STAIN NICKEL PULL TBD
1
EQ
(13) TILES
1
2
2
PROVIDE HEATH CERAMICS CLASSIC FIELD TILE, 4IN X 4IN, FOR SIDES OF CURB, BULLNOSE TILE FOR TOP OF CURB TYP & BULLNOSE TOP CORNER TRANSITION TO MATCH CLOUD GREY M74
SOUTH ELEVATION - KID'S BATH 1/2" = 1'-0" (1:24)
NEW SCONCES, TBD 2
PLASTERED SHOWER WALL
2 CL
38"
8'-0" AFF FINISHED CEILING
38"
18"
CL PLATE B.O. MIRROR 48"
SHOWER CONTROL & DIVERTER
48"
26"
FREE-STANDING BATH FILLER: SEE PLUMBING FIXTURE SCHEDULE
OUTLET BOTH SIDES, TYP FREE-STANDING BATH TUB: SEE PLUMBING FIXTURE SCHEDULE
3"
15"
15"
EQ
24"
30"
1
CL VANITY
76"
5'-6"
HAND SHOWER
48"
1/2" = 1'-0" (1:24)
SWITCH
6"
36"
NORTH ELEVATION - MASTER BATH
4
18"
24" TOWEL BARS, OFCI
20"
0'-0" AFF FINISHED FLOOR
FIN SHOWER FLOOR
CL
6" 6" FIXED SHOWER HEAD
CL
2
CR LAURENCE CONCORD 037 SERIES 180 DEGREE GLASS-TO-GLASS HINGES, SATIN NICKEL FINISH, #SDH180SN
MIRRORS BY OWNERS, NIC
CL DRAIN
2
ROBE HOOK
PLASTERED SHAMPOO NICHE BEYOND:SLOPE SILL SLIGHTLY TO SHED WATER : CENTER NICHE IN PLAN ON SHOWER DRAIN
18 1/2"
NEW TOILET: SEE PLUMBING FIXTURE SCHEDULE
CUSTOM PTD WD VANITY W/ 3" SQ LEGS & 3/4" STONE COUNTERTOP W/ 1-1/2" SQUARE MITERED EDGE & MATCHING BACKSPLASH
4" OPEN BASE
16"
36"
6" 6"
+/-
6" 6"
2 13" TYP
6
1/2" = 1'-0" (1:24)
(3) TILES (2) TILES
FAUCET & UNDERMOUNT SINK: SEE PLUMBING FIXTURE SCHEDULE
NEW 5FT BATH TUB: SEE PLUMBING FIXTURE SCHEDULE
WASTE BASKET, NIC
EQ
8'-0" AFF FINISHED CEILING
TILED SHAMPOO NICHE: PROVIDE HEATH CERAMICS MODERN BASICS 2IN X 4IN SBN IN CHALK MATTE M18, BULLNOSED EGDES AROUND OPENING, NICHE IS 2 TILES BY 8 TILES
ROBE HOOKS
8"
8"
TUB FILLER : CENTER ON JOINT
+/-
PRESSURE BALANCE : CENTER ON JOINT
18 1/2"
DIVERTER : CENTER ON TILE
+/-
11 3/8"
OUTLET
36"
30"
EQ MATCHING STONE BACKSPLASH 8"
PTD WD BASE, TYP
7
51"
8 1/4"
TOILET: SEE PLUMBING FIXTURE SCHEDULE
4"
30" +/-
8 1/4" 24" TOWEL BAR, OFCI
CL WINDOW MUNTIN
5 3/4"
HAND SHOWER : CENTER ON JOINTS
45 3/8" +/-
2
4" OPENING
GLASS SHOWER DOOR: SEE DOOR SCHEDULE
2
RECESSED FLUSH GLAZING CHANNELS TOP & BOTTOM AT FIXED PANELS, TYP
2 2
RECESSED SHOWER TRACK W/ TROLLEYS
MIRROR, NIC FIXED SHOWER HEAD : CENTER ON JOINT
1/2" = 1'-0" (1:24) 1
EQ
14"
2
EAST ELEVATION - KID'S BATH
8
1/2" = 1'-0" (1:24) NEW CUSTOM FULL HEIGHT SHOWER CURTAIN, NIC
FAUCETS & UNDERMOUNT SINKS: SEE PLUMBING FIXTURE SCHEDULE
6" 6"
CL TUB
EAST ELEV - GUEST BATH SHOWER WALL
9
2
NEW TILED SHOWER WALL
EQ A
16"
1
(3) FULL TILES
15"
15"
3"
36"
A
48"
1/2" = 1'-0" (1:24)
8"
SOUTH ELEV - GUEST BATH SHOWER WALL
10
EX'G WIN TO REMAIN
EQ
1/2" = 1'-0" (1:24)
EQ
8"
WEST ELEV - GUEST BATH SHOWER WALL
EQ
EQ 6" 6"
11
1
A
FINISHED CEILING
EX'G WINDOW & FRAME TO REMAIN
1 11/16" F.O. GLASS TO EDGE OF EX'G WINDOW SILL TO REMAIN
2
FLUSH WHITE SCHLUTER EDGE
1
8'-3" AFF 2
CUT TILE (EQ)
1/2" = 1'-0" (1:24)
25 1/2"
REV-A-SHELF DOUBLE BOTTOM MOUNT PULL-OUT TRASH & RECYCLING BIN INSERT #5349-2150DM-217, 50 QT BINS
2
10" 0'-0" AFF
WASTE BASKET, NIC
PTD WD BASE, TYP TOILET PAPER HOLDER, OFCI
3
WEST ELEVATION - MASTER BATH 1/2" = 1'-0" (1:24)
2016 // PBA // AUTOCAD
2
SOUTH ELEVATION - MASTER BATH 1/2" = 1'-0" (1:24)
1
FINISHED FLOOR
4" OPEN BASE
CUSTOM STAINED WD VANITY W/ 3" SQ LEGS & 3/4" STONE COUNTERTOP W/ 1-1/2" SQUARE MITERED EDGE & MATCHING BACKSPLASH
CABINET PULLS FOR HANDTOWELS, OFCI 1 2
EAST ELEVATION - MASTER BATH 1/2" = 1'-0" (1:24)
6
project 1/5: end
2 1/4" MAX PER CODE
CLEAR SEALED CLEAR VERTICAL GRAIN OAK HANDRAIL TO MATCH HDWD FLOORING
EX'G
2X6
EX'G 2X6 ROOF RAFTERS
ROO
F RA
FTER
S
EX'G 2X4 CEILING JOISTS
EL. 18'-0" VIF
TYPE 1 HANDRAIL
1 3/4" MAX PER CODE
TYPE 1 HANDRAIL
EX'G 2X4 CEILING JOISTS
FINISHED CEILING 1" X 1/4" FIELD WELDED STL BAR ATTACHMENT BRACKET W/ STAGGERED COUNTERSUNK FASTENERS
CL
EQ EQ
RETURN GUARDRAIL TO WALL BEYOND
11" TREADS, TYP
STAIR LANDING
'G
NEW 3/4" HDWD TREADS & RISERS ON EX'G STAIR STRUCTURE TO REMAIN
2" RAKE
ST
RIN
MITER RETURN/ TERMINATE PTD WD BASE AT EDGE OF TOP RISER
G
ER
TO
RE
4 1/2" MAX PER CODE
1
HANDRAIL WIDTH VIF
M
AIN
CL
1
31 1/2" MIN PER CODE
1 1/2" GAP MIN PER CODE TYP
34"
NEW HDWD FLOOR FINISH
RETURN NEW GUARDRAIL TO WALL
STAIR LANDING
SHIM OUT FOR NEW RAKED RISERS
EX
NOTCH EX'G WD STRINGER TO FIT BASE PLATE OVER TOP
EX'G WINDOW TO REMAIN
MAINTAIN EX'G 8" RISER, TYP
5/8" Ø STL ROD, BLACKENED FINISH W/ MATTE CLEAR SEAL
NEW 3/4" HDWD TREAD FINISH TO MATCH HDWD FLOOR
1/16" TOLERANCE
4" TYP
EX'G 2X12 FLOOR JOISTS
WD SHIM
EX'G 2X12 FLOOR JOISTS 40 1/4" EX'G OPENING VIF
EX'G 2X4 CEILING JOISTS
EL. 8'-3" VIF
EX'G 2X4 CEILING JOISTS
FINISHED CEILING
PTD WD COLUMN ENCLOSURE W/ CROWN & BASE TRIM TO MATCH EX'G
T.O. RAIL
7'-7"
3/4"
EXISTING 2X14 WD STRINGER TO REMAIN
HALL NEW WD SHIM/ BLOCKING OUTBOUND OF STRINGER
5/8" PTD GWB
CUSTOM HDWD HANDRAIL: STEAM BEND FOR GRADUAL SWEEP TO BOTTOM COLUMNS
37 1/4"
NEW HDWD RISER DIES INTO CEILING
SU
ALIGN
1/2" PTD "Z" FRY REVEAL REGLET W/ TAPE & JOINT COMPOUND
FINISHED FLOOR
34" MIN PER CODE
PE BY RSED E SK -02 D
EL. 10'-0" VIF 1/4" WELDED STL BASE PLATE & BOLTS PER STRUCTURALS: MODIFY FINAL STRUCTURAL DETAIL TO FIT W/ ARCHITECT & ENGINEER
EQ
EQ
NEW 5/8" Ø BLACKENED STL ROD BALUSTERS W/ CLEAR MATTE POLANE SEALER & WELDED BASE PLATE, TYP: SEE DETAIL
3 A4.0 44"
PROVIDE CONCEALED STL TAB ATTACHMENT TO STRUCTURAL POST INSIDE ENCLOSURE AT BOTH RAILS/ SIDES
5/8" PTD GWB FINISH ON SIDES & UNDERSIDE
EX'G 2X14 WD STRINGERS TO REMAIN
DINING
T.O. TREAD
ENTRY 1 1/2" TO FACE OF GWB
PTD GWB ON 2X3 PARTITION ON UNDERSIDE OF STAIRS
EX'G 2X WD STRINGER TO REMAIN
1 1/2" STEP BACK FROM FACE OF GWB
NEW FLAT WD BLOCKING TO SUPPORT NEW GUARDRAIL BASE PLATE: SEE STRUCTURALS
22"
EL. 0'-0" VIF FINISHED FLOOR EX'G 2X10 FLOOR JOISTS
EX'G 2X10 FLOOR JOISTS EX'G 4X6 GIRDERS
EX'G PIER
EX'G PIER
EX'G 4X8 GIRDER
EX'G PIER
EX'G 4X8 GIRDER
WD BLOCKING PER STRUCTURALS
3
STAIR HANDRAIL - DETAIL
LONGITUDINAL SECTION THROUGH STAIRS
2
FULLSCALE (1:1)
1
3/4" = 1'-0" (1:16)
FINISH TILE ON THINSET (3/8" TILE SHOWN)
TRANSVERSE SECTION THROUGH STAIRS 3/4" = 1'-0" (1:16)
3/8" CLEAR TEMPERED GLASS SHOWER PARTITION
1/2" DUROCK CEMENT BOARD W/ DUROCK SCREWS & FIBERGLASS TAPED & SEALED JOINTS PATCH & REPAIR EX'G PTD STUCCO TO REMAIN
SEE PLAN FOR CLEAR DIMENSION BETWEEN F.O. FINISHED SHOWER WALL & INSIDE F.O. GLASS PARTITION (3'-0" CLEAR SHOWN)
MINIMUM LAP UP WALL OF SHOWER PAN LINER BEYOND / ON ALL SIDES WHERE OCCURS
NEW PTD WD CASING TO MATCH EX'G TRIM DETAIL
PTD WD STUCCO MOLDING BY MARVIN OR GC TO MATCH EX'G DETAILS: PROVIDE FLASHING CAP
CONT OATEY PVC OR SIM FOLDED MEMBRANE WATERPROOF PAN LINER SYSTEM: WRAP AROUND CURB FRAMING
GRAVEL AROUND DRAIN BODY WEEP HOLES WITHIN MORTAR BED FINISH TILE ON THINSET (3/8" TILE SHOWN)
B.O. FINISHED WIN. HEAD
EQ
EQ
FLUSH RECESSED 3/4" X 3/4" ST STL GLAZING CHANNEL
1-1/2" +/- THICK MORTAR BED
6'-8" AFF
4" CURB
EQ
SOLID WD BLOCKING BETWEEN STUDS
SLOPED PORTLAND CEMENT MORTAR BED ON MTL LATH ON 15 LB BUILDING PAPER ON PLYWD SUBFLOOR
1/4" PER FT CONT PTD WD FILLER STRIP AT HEAD & JAMBS: SET F.O. STRIP FLUSH W/ F.O. PRE-HUNG FRAME MARVIN PTD WOOD & PRE-HUNG WINDOW PER WINDOW SCHEDULE
FLEXIBLE SILICONE CAULK JT BETWEEN CEMENT BOARD & MORTAR BED, ALL SIDES & CURB
INSECT SCREEN DELETED FROM BID SCOPE 06 SEP 2016
4" MIN
CL
EQ
ABOVE T.O. CURB
2-PIECE CLAMPING SHOWER DRAIN BODY, THREADED DRAIN THROAT & STRAINER PER PLUMBING FIXTURE SCHEDULE
4 1/4" +/-
WD HEADER PER STRUCTURAL DWGS
SHT MTL HEAD FLASHING: LAP VAPOR RETARDER / HOUSE WRAP OVER FLASHING
6 MIL WATERPROOF MEMBRANE ON STUDS: LAP OVER PAN LINER
VARIES PER FIN. FLR.
PARTITION TYPE PER PLAN
HANDRAIL RETURNS TO EXTERIOR WALL
STAIR LANDING
31 1/2" MIN PER CODE HANDRAIL OPENING AT TOP OF STAIRS
CL
EQ
SUBFLOOR CONSTRUCTION
EQ
HANDRAIL RETURNS TO WALL
1
3 EXTERIOR
1
TYPICAL SHOWER DETAIL 3"=1'-0" (1:4)
INTERIOR CUSTOM HDWD HANDRAIL: STEAM BEND FOR GRADUAL SWEEP TO BOTTOM COLUMNS
NEW PTD WD STOOL & APRON TO MATCH EX'G TRIM DETAIL
PTD WD MARVIN 2" SIMULATED THICK SUBSILL W10340 W/ DRIP KERF & STUCCO KEY (SUPPLIED BY MFR)
EDGE OF STAIRS
EDGE OF TREADS BELOW, TYP
EDGE OF STAIRS
44"
SHIM TO FILL
40 1/4" EX'G STAIR OPENING
CL STAIRS EQ
EQ
F.O. STAIRS
MARVIN SILL PAN FLASHING PER MFR'S INSTALLATION DETAILS: LAP OVER EX'G BUILDING PAPER
CL
HANDRAIL MEETS AT CENTER LINE OF COLUMN ENCLOSURE, TYP
MAINTAIN OR REPAIR EX'G BUILDING PAPER WATERPROOFING EXISTING EXTERIOR WALL CONSTRUCTION TO REMAIN
2 A4.1
1/2" MIN (VERIFY)
NEW NON-LOAD BEARING WD POST FOR GUARDRAIL SUPPORT
F.O. ENCLOSURE
CONCEALED STL TAB ATTACHMENT TO STRUCTURAL POST INSIDE ENCLOSURE AT BOTH RAILS/ SIDES
8 1/2"
5/8" PTD GWB OR EX'G INTERIOR PLASTER
1 7/8" VIF
3/4" PTD WD TIGHT TO POST THIS CORNER
7 1/2"
32 3/4" CLEAR (NOTE: 31 1/2" CLR MIN PER CODE)
7 1/2"
COLUMN ENCLOSURES BELOW
37 1/4" HANDRAIL OPENING AT BOTTOM OF STAIRS
3/4" PTD WD COLUMN ENCLOSURE, TYP
1
4
NEW CASEMENT WINDOW SECTION DETAIL HALFSCALE (1:2)
2016 // PBA // AUTOCAD
2
COLUMN ENCLOSURE - DETAIL 1-1/2"=1'-0" (1:8)
1
PLAN DETAIL: STAIR HANDRAIL 3/4" = 1'-0" (1:16)
7
project 2/5: start
SCOPE OF WORK ONE-STORY ADDITION TO BACK OF ONE-STORY SINGLE FAMILY RESIDENCE & INTERIOR ALTERATIONS/REMODEL. NEW KITCHEN & BATH. NEW EXTERIOR WINDOWS & DOORS AT ADDITION. NEW LIGHTING & PLUMBING FIXTURES. NEW HVAC. NEW GARAGE ADDITION/REMODEL W/ NEW RECREATION ROOM, UNDER SEPARATE PERMIT.
VICINITY MAP
NORTH NOT TO SCALE
PROJECT SITE
118' OVERALL LOT DEPTH
10' PARKWAY ZONE
5' SIDE
EX'G 8" CMU WALLS (6 FT TALL +/-)
EX'G CONC PAD
A/C COMP RWL
SETBACK ZONE
YARD SETBACK
PROPERTY LINE
EX'G MAIN ELEC PANEL & METER
RWL
ROCK
M
EAVE OVERHANG, TYP.
RAISED PLANTERS, TYP
17.8" TREE
9.5" TREE
VEGETABLE GARDEN
47' BUILDING DEPTH
42'-3"
A
28'-9"
R
5'
G A
11" +/TREE
2'-2" EAVE EXISTING SINGLE FAMILY DWELLING PROJECTION 1,269 SF (RFA) TYP
ROCK
EX'G CONC ENTRY STEPS
10'-10 3/8"
NEW CONC SLAB PATIO TO MATCH EX'G DRIVEWAY PATTERN
EX'G STONE WALK
20' FRONT YARD SETBACK
EL. 0'-0" FIN. FLOOR
20'-2"
2'-2"
ROCK
1' EAVE OVERHANG
1
9'-10"
5' SIDE
S T
E E
EX'G 8 FT STL TUBE FRAMED DOUBLE GATE
EX'G CONC SLAB DRIVEWAY
EX'G JOINTED CONC SLAB DRIVEWAY
YARD SETBACK
8'-6" NEW GARAGE DOOR
33'-11"
EX'G JOINTED CONC SLAB DRIVEWAY
EX'G GAS METER EXISTING 2-CAR GARAGE 332 SF
GARAGE ADDITION 225 SF
EX'G WATER METER
R
ROCK
5'-10 3/8"
18'-2"
2'-8"
12'-3 5/8"
EX'G 6" CONC CURB
10.8" TREE
EX'G IRRIGATION VALVES
HB
EXT 1'-0"
E
EL. -1'-5" GRADE
RWL
SHADE SAIL MOUNTNG PLATE UNDER GARAGE GUTTER, FIELD LOCATE W/ ARCHITECT
T PROPERTY LINE
NEW ADDITION 230 SF (RFA)
NEW TENSIONED SHADE SAIL & COMPONENTS: SEE A5.1
OWNER'S SHED
17'-1 1/2"
NEW 8"Ø STL SUPPORT POLE BY TENSHON, GC TO FIELD PAINT
40'-2" BUILDING WIDTH
ROCK
15' REAR YARD SETBACK 55' OVERALL LOT WIDTH
SHADE SAIL MOUNTING PLATE BY TENSHON, BOTH SIDES: SEE A5.1
27'-2"
PROPERTY LINE
PUBLIC UTILITY EASEMENT
NEW CONCRETE POLE FOOTING, DESIGN BY TENSHON, GC-INSTALLED
T
OWNER'S SHED
PROPERTY LINE SAW CUT LINE AT EX'G DIAMOND PATTERN CONC. SLAB TO REMAIN
SITE PLAN 3/16" = 1'-0" (1:64)
2016 // PBA // RHINO, AUTOCAD, PHOTOSHOP
EX'G 6'-0" WALL
EX'G 6" STL TUBE POSTS
EX'G 6" CONC CURB
TRUE NORTH
8
project 2/5: continued
2
DEMO PARTITION INFILL AT EX'G ORIGINAL FRAMED OPENING
LIVING ROOM REMOVE EX'G CAPRET, PAD & TACK STRIPS DOWN TO EX'G HDWD FLOORS
REMOVE & PROTECT EX'G REFRIGERATOR TO BE REUSED: CONSULT OWNER FOR TEMPORARY RELOCATION DURING CONSTRUCTION
PROTECT EX'G FIREPLACE & HEARTH TO REMAIN
BEDROOM
DEMO EX'G PLYWD ENCLOSURE UNFINISHED SPACE
CLOSET
PROTECT EX'G CASEWORK TO REMAIN
MASTER BATH NO WORK
REMOVE EX'G WD DOOR & PROTECT FOR REUSE
HALL
REMOVE EX'G SKYLIGHT ABOVE
REMOVE EX'G WINDOW
DEMO EX'G TILE FLOOR FINISH & UNDERLAYMENTS DOWN TO SUBFLOOR
REMOVE EX'G PLASTER & LATH DOWN TO STUDS AT NEW BATH LOCATION
1
REMOVE EX'G WD & GLASS DOOR ONLY AND PROTECT FOR REUSE
1 A2.2
REMOVE EX'G TOILET DRAIN STACK & CAP BENEATH FLOOR IN CRAWLSPACE FOR POSSIBLE REUSE
BATH ROOM
EX'G ELEC PANEL TO BE REMOVED: GC TO ADVISE ON RELOCATION IF NECESSARY
OFFICE
DEMO EX'G SERVICE PORCH SLAB & STEP
MASTER CLOSET DEMO CONCRETE STEP & DOOR THRESHOLD CURB
PROTECT EX'G TANKLESS HW HEATER FOR POSSIBLE REUSE
PORCH EX'G TANK HW HEATER TO REMAIN DURING CONSTRUCTION TO SERVICE OWNER LIVING QUARTERS: GC TO ADVISE ON RELOCATION AND TEMPORARY RE-PLUMBING IF NEEDED
REMOVE EX'G EXTERIOR PLASTER, LATH & BLDG PAPER DOWN TO F.O. EX'G STUDS 2
REMOVE EX'G DOOR & PROTECT FOR REUSE AT GARAGE REC ROOM
DEMO EX'G CONCRETE SLAB
REMOVE EX'G CAPRET, PAD & TACK STRIPS DOWN TO EX'G PLYWD SUBFLOORS
1 EX'G CLEANOUT TO BE ABANDONED OR RELOCATED
DEMO CONCRETE STEP & DOOR THRESHOLD CURB MASTER BEDROOM
EX'G AREA DRAIN TO BE RELOCATED
DEMO EX'G STONE & CONCRETE PAVERS & SLAB UNDERLAYMENTS DOWN TO SOILS
PORCH
DEMOLISH EX'G TUBE STEEL FRAMED PORCH STRUCTURE & INFILL PARTITIONS
REMOVE EX'G WD & GLASS DOOR ONLY AND PROTECT FOR REUSE
1 A2.1 TRUE NORTH
1
EXISTING / DEMOLITION PLAN 3/8" = 1'-0" (1:32)
40'-2" 12'-8"
18'-0"
9'-6" EL. -0' -5" T.O. LANDING
EX'G 36" WIDE ENTRY DOOR
3 2 A4.1
CL DOOR
EL. -1' -6" GRADE
4
ROOF OVERHANG ABOVE, TYP
A4.1 1
EL. 0'-0" FIN. FLR.
A1
32"
45'-0"
D7
D4 9
5
3 1/2" 2 A2.2
REVISE OWNER'S EX'G RANGE EXHAUST HOOD ABOVE W/ FLASHED OPENING THRU-WALL & NEW SHT MTL VENT
18" JT
D5
A2
10 A4.1
6
EQ EQ
INFILL ABANDONDED WINDOW OPENING: PATCH STUCCO
36" GAS RANGE
JT
12"
A4.1
25"
25"
5"
HALL 2 RWL
33" R.O.
24" 4 1/8" 6 A4.2
2'-4"
15"
4'-11"
7 A4.2
06
SHOWER NO WORK
08 8
NEW PTD WD BASE CABINETS W/ 1 1/4 " THICK HONED SOAPSTONE COUNTERS W/ SQ EDGES, SEE ELEVS FOR DETAILS
5"
D2 BEDROOM 2 14'-0" x 11'-5"
15
1 2
4
3'-2"
A4.1
4'-8 1/2" 7 3/4"
C2
3'-5" R.O.
3'-0"
EL. -0'-1" T.O. LANDING
11"
11"
3'-0"
NEW CONCRETE LANDING & STEPS
NEW 4" CONCRETE SLAB ON GRADE ON VAPOR BARRIER ON 4" GRAVEL BASE
VIF (3R @ 6 5/8" = 19 7/8" 2T @ 11" = 22")
EL. -1'-9" GRADE
2"
3'-5" R.O.
2 A2.1
6"
3
NEW STRUCTURAL POST
4" TYP
1
3'-0"
PATIO
13'-0"
3 1/2"
2"
2
02
SLOPE 1/8" / FT
NEW WD POST: SEE STRUCTURAL DRAWINGS
3'-5" R.O.
CL FRONT DOOR
01
A2 MAIN ELECTRICAL PANEL & METER
SLOPE 1/8" / FT
1
3'-0"
4 1/2"
SLOPE 1/8" / FT
1'-6" 0" AFF FIN. FLR.
1'-6"
NEW RAINWATER LEADER CONNECTED TO EX'G AREAWAY SUBSURFACE DRAIN
B1
B1
B1
CL WALL
2
3
1'-6"
9'-9 5/8" VIF
MASTER BEDROOM 14'-4" x 12'-1"
A4.0
FRAME OPENING LOW ON WALL FOR A / V EXTENDED DEPTH NICHE: SEE ELEV.
PTD WD BUILT-IN WARDROBE
NEW RAINWATER LEADER FROM NEW GUTTER COLLECTION BOX ABOVE 1'-6"
2
4
7 3/4"
24" CLR
NEW HVAC CONDENSER IN EX'G LOCATION TO REMAIN
REVISE OWNER'S EX'G TANKLESS HEATER (UNDER SEPERATE PERMIT)
1 FAMILY ROOM 12'-2" x 15'-3"
80" HDTV
2
3
EX'G
2
NEW STRUCTURAL WD POSTS, TYP.
12'-2"
MASTER CLOSET NO WORK
EL. 0'-0" FIN. FLR.
13'-11 1/2" VIF
09
1
CL HALL
DW 25"
COAT & BAG HOOKS / CUBBIES 1
SHOWER
18"
NEW HDWD TO MATCH
35'-2 3/8" VIF
D5
4
5 A4.2
33" R.O.
8" EXG
2'-11"
21"
07
D3
EX'G HDWD
1
EDGE OF CURB
BATH 6'-0" x 8'-0"
R
KITCHEN 15'-5" x 15'-3"
15"
14
4" CURB
21"
6'-0"
21" LAUNDRY 6'-0" x 3'-5" VAC NIC
HDWD
30"
TILE
W/D
D1
5
F.O. WALL BOARD D5
05 HDWD
03
A1
CAB.
T
1
NEW HDWD THRESHOLD
HALL 1 C1
NEW 7 A4.1
TILE
2'-3"
PROVIDE LAYER OF 1/2" PLYWD OR STRAPPING BEHIND GWB AT REMAINDER OF KITCHEN WALL TO FLUSH OUT W/ STRUCTURAL SHEAR WALL PLYWD
ALCOVE 6'-3" x 5'-2" 32"
ALIGN
REMOVE EX'G DOOR STOPS EX'G
MASTER BATHROOM NO WORK 1
6 1/4" 1'-9"
ALIGN BOTH SIDES
LINEN CAB.
D6 1 1/2"
32" CLR
13
8'-0"
CLOSET NO WORK
D6
42" BUILT-IN REF/FRZ
EX'G HDWD FLOOR DIRECTION, TYP
3'-6"
1 BEDROOM 1 NO WORK
04
PANTRY
5'-5"
DOOR
GLASS
FIELD LOCATE FLOOR MTD DOOR STOP
RWL
8 A4.2
24"
9" 2'-8"
3'-0"
ALIGN
11"
D1 EX'G PTD BRICK FIREPLACE & TILE HEARTH EXTENSION TO REMAIN
3-1/2" MIN TO GLASS
GAS METER
8"
12
ENTRY / DINING 12'-1" x 17'-1"
NEW TENSIONED SHADE SAIL ABOVE
27'-2" TRUE NORTH
1
2016 // PBA // AUTOCAD
FLOOR PLAN 3/8" = 1'-0" (1:32)
9
project 2/5: continued
EX'G CHIMNEY CHIMNEY CAP TO REMAIN
RWL
EX'G SLOPE
EX'G VENT TO REMAIN
EX'G SLOPE
EX'G GUTTER TO REMAIN, TYP.
EXISTING FOOTPRINT OF HOUSE BELOW, TYP.
EX'G SLOPE
EX'G SLOPE
26" ROOF EAVE TYP.
EX'G GUTTER TO REMAIN, TYP.
EX'G ATTIC VENT TO REMAIN
EX'G 4:12 (VIF) SLOPE TO REMAIN
EX'G ANTENNA TO REMAIN
EX'G SKYLIGHT TO BE REMOVED: SALVAGE FOR REUSE
RWL
SLOPE
EX'G CUPOLA TO BE DEMOLISHED
EX'G EYEBROW ATTIC VENTS TO REMAIN
EX'G 4:12 (VIF) SLOPE TO REMAIN
EX'G SATELLITE DISH TO REMAIN
EX'G PORCH TO BE DEMOLISHED
EX'G SLOPE
EX'G ELEC. SERVICE MAST TO REMAIN
SLOPE
TRUE NORTH
1
EXISTING / DEMOLITION ROOF PLAN 3/8" = 1'-0" (1:32)
GUTTER EX'G GUTTER TO REMAIN, TYP.
26" ROOF EAVE TYP.
EXISTING FOOTPRINT OF HOUSE BELOW, TYP.
GUTTER
EX'G SLOPE
GUTTER
EX'G SLOPE
EX'G CHIMNEY CHIMNEY CAP TO REMAIN
RWL
GUTTER
NEW PTD SHT MTL GUTTER TO MATCH EX'G
EX'G SLOPE
EX'G VENT TO REMAIN EX'G SLOPE
EX'G GUTTER TO REMAIN, TYP.
PATCH ROOF AT REMOVED SKYLIGHT
NEW GALV SHT MTL LOW-PROFILE VENT FOR KITCHEN RANGE EXHAUST: FLASH & PATCH INTO ROOF
1 NEW FLASHED WHOLE HOUSE VENTILATION FAN TERMINATION: FIELD LOCATE W/ OWNER & ARCHITECT
NEW OR REUSE EX'G OPENING FOR NEW ATTIC FAN
EX'G 4:12 (VIF) SLOPE TO REMAIN
EX'G ANTENNA TO REMAIN
EDGE OF EX'G ROOF AND EAVE TO REMAIN
22'-3 1/8" VIF
OVERLAP PER MFR
MIN SLOPE 1:12
RWL
NEW RAINWATER LEADER TO MATCH EXISTING
RWL
EX'G EYEBROW ATTIC VENTS TO REMAIN
MATCH EX'G SLOPE
EX'G 4:12 (VIF) SLOPE TO REMAIN
MATCH EX'G SLOPE
GUTTER
13'-0 3/4" VIF
GUTTER
NEW SEALED ASPHALT ROLL ROOFING, COLOR & TEXTURE TO MATCH MAIN ROOF ASPHALT SHINGLES
13'-0 3/4" VIF
EX'G SATELLITE DISH TO REMAIN
EX'G SLOPE
GUTTER
TURN DOWN ASPHALT ROLL ROOFING OVER EXPOSED FASCIA & FLASH INTO NEW SHT MTL COLLECTION BOX
EX'G ELEC. SERVICE MAST TO REMAIN
NEW CUSTOM SMOOTH GALVANIZED SHT MTL GUTTER / COLLECTION BOX W/ INTEGRAL CONDUCTOR HEAD FLASHED INTO EX'G & NEW ROOF
TRUE NORTH
1
2016 // PBA // AUTOCAD
NEW ROOF PLAN
GUTTER
3/8" = 1'-0" (1:32)
10
project 2/5: continued CL F.O. EAVE FASCIA
NEW STRUCTURAL POST IN FAMILY ROOM: SEE PLAN
TURNED DOWN ASPHALT ROOFING AT FASCIA ABOVE GUTTER
EL. 15'-4" VIF
F.O. EAVE FASCIA
EQ A
T.O. CHIMNEY
A MATCH EX'G PITCH
EL. 13'-2" VIF
NEW GABLE DORMER CALIFORNIA FRAMED BACK TO EX'G HIPPED ROOF BEYOND
12 4
NEW PTD WD TRIM BAND TO ALIGN WITH & MATCH EX'G TRIM UNDER EAVES, TYP
8" PTD WD RAKE
NEW CRICKET BEYOND: SEE BUILDING SECTION
T.O. HIGH ROOF EL. 12'-5 1/2" VIF T.O. NEW GABLE EL. 11'-0" VIF T.O. LOW ROOF
NEW TENSIONED SHADE SAIL: FIELD LOCATE ATTACHMENT POINTS W/ ARCHITECT
1
MATCH EX'G EAVE FASCIA HEIGHT, TYP
NEW PTD WD CUSTOM WINDOWS TO MATCH EX'G, CUSTOM 3-UNIT FRAME TO INCLUDE REUSED EX'G DOOR
NEW PTD GALV SHT MTL GUTTER TO MATCH EX'G
EL. 7'-4" VIF
6"
B.O. EAVES
EQ NEW PTD WD EGRESS WINDOW
RELOCATED / REUSED EX'G PTD WD & GLASS DOOR
EX'G EAVE) 1
F.O. EXTERIOR WALL 5'-0"
8"
NEW SUBSURFACE DRAINAGE PIPE TO CONNECT TO EX'G AREA DRAIN LINE IN DRIVEWAY
NEW PTD GALV SHT MTL RAINWATER LEADER TO MATCH EX'G: CONNECT TO EX'G AREAWAY SUBSURFACE DRAIN
26" (MATCH
13"
ALIGN TYP
TYP
RECESSED STEP LIGHT: CENTER IN SIDING BOARD
NEW EAVE EXTENSION W/ PTD WD TRIM & PTD WD BOARD SOFFIT TO MATCH EX'G DETAILS, TYP
F.O. TRIM BAND
ALIGN TYP
NEW 4" DIA. SMOOTH GALVANIZED SHT MTL RAINWATER LEADER
EXTERIOR WALL MTD SCONCE: SEE LIGHTING FIXTURE SCHEDULE NEW PAINTED WESTERN RED CEDAR CLAPBOARD SIDING TO MATCH EX'G FRONT FACADE WAINSCOT CLAPBOARDS & COURSING, TYP
8" EXPOSURE, TYP
1
17"
EX'G STUCCO, WINDOW & TRIMS TO BE REPAINTED
NEW CUSTOM SMOOTH GALVANIZED SHT MTL GUTTER . COLLECTION BOX W/ INTEGRAL CONDUCTOR HEAD FLASHED INTO EX'G & NEW ROOFS
10"
10"
TENSHON "STRAIGHT MOUNT" STL MOUNTING PLATE BOTH SIDES: GC TO FIELD PAINT PLATE TO MATCH FASCIA
VIF
F.O. TRIM BAND
EQ
NEW POURED CONCRETE PLINTH W/ LANDINGS, STEPS & INTEGRAL PLANTERS
EL. 0'-0" VIF FINISHED FLOOR
EXPOSED CONC STEM WALL EL. - 1'-9" VIF GRADE AT SE CORNER
2
CUSTOM BEVELED OAK SILL ACROSS DOOR & FULL HEIGHT WINDOWS
1
SOUTH EXTERIOR ELEVATION - PROPOSED 1/2" = 1'-0" (1:24) EX'G CHIMNEY BEYOND TO REMAIN EX'G SATELLITE DISH TO REMAIN, TYP
EX'G EYEBROW ATTIC VENTS BEYOND TO REMAIN EL. 13'-2" VIF
EX'G ELECTRICAL SERVICE MAST TO REMAIN, TYP
T.O. HIGH ROOF
EL. 11'-0" VIF 12
EX'G PTD MTL GUTTER TO REMAIN, TYP
T.O. LOW ROOF
4 EX'G CUPOLA TO BE DEMOLISHED
12
EL. 7'-4" VIF
2
B.O. EAVES
EX'G SITE WALL TO REMAIN EX'G EXTERIOR SCONCES TO BE REMOVED
EX'G TELEPHONE BOX TO REMAIN
EX'G STUCCO TO BE REPAINTED TYP
B.O. EX'G PORCH BEAM
EX'G STEEL TUBE COLUMNS, BEAMS & WD FRAMED PORCH OVERHANG TO BE REMOVED
EX'G DOOR & SIDELIGHTS TO BE REMOVED: DOOR TO BE SLVAGED & REUSED
EX'G HVAC CONDENSER BEYOND TO REMAIN
EL. 5'-11" VIF
EX'G TANKLESS HOT WATER HEATER TO BE REUSED / RELOCATED (GC TO ADVISE)
EX'G CASEMENT WINDOW TO BE REMOVED
EX'G CRAWLSPACE VENT TO BE ABANDONDED
EX'G SERVICE PORCH DOOR TO BE REUSED EL. 0'-0" VIF
EX'G CONC SLAB TO BE DEMOLISHED
FINISHED FLOOR
EL. - 1'-9" VIF GRADE AT SE CORNER EX'G VENT TO BE REMOVED
EX'G CONCRETE STEPS AT DOORS TO BE REMOVED, TYP
1
SOUTH EXTERIOR ELEVATION - EXISTING 1/2" = 1'-0" (1:24)
12" ROOF EAVE
VENT
RWL EX'G SLOPE
12" ROOF EAVE
12" ROOF EAVE
EX'G ASPHALT SHINGLE ROOF TO REMAIN
NEW CLASS A OR B ROOF SHINGLES
GUTTER 1/2"/FT SLOPE
EX'G SLOPE
EX'G SLOPE
PROPERTY LINE
EX'G GUTTER TO REM
EX'G SLOPE
EX'G FOOTPRINT OF GARAGE
PROPERTY LINE
8" ROOF RAKE
4"
NORTH
ROOF PLAN
3
1/4" = 1'-0" (1:48)
12 4
RELOCATED EX'G SERVICE PORCH DOOR: REUSE EX'G WINDOW HEAD IF FEASIBLE
1
15" 15"
B
1
A 1'-0" EAVE
C
STORAGE NEW PTD WD STUCCO MOLD TRIM TO MATCH EX'G
18'-2"
NEW SEGMENTED INSULATED PAINTED PLAIN METAL OVERHEAD GARAGE DOOR W/ (4) TEMPERED GLASS VISION PANELS. REUSE OWNER'S EX'G MOTORIZED OPENER, TRACKS & HARDWARE AS FEASIBLE.
24"
TENSHON "STRAIGHT MOUNT" STL MOUNTING PLATE FOR SHADE SAIL, FIELD LOCATE W/ ARCHITECT: GC TO FIELD PAINT
NEW 4X4 WD POST
A
EX'G TOILET ROOM 101 (18 SF)
1
A
D
NEW 8'-6"W X 7'-0"H ROLL-UP GARAGE DOOR OPENING
C
PATCH & REPAIR EX'G OPENING ON BOTH SIDES B
NEW 24" DOOR
8'-0"
11 RECREATION ROOM 102 (170 SF UNCONDITIONED)
LL TA GS KIN AR T P "D AC 15'-0 MP CO "W X 6 7'EX'G SLAB JOINT
NEW TANDEM 2-CAR GARAGE 100 (384 SF UNCONDITIONED)
LL
G KIN AR D P 0"D AR ND 18'STA "W X 6 8'-
33'-0" CLR
STA
9'-0" CLR
EX'G PITCH
1 A3.3 10
NEW 4X4 WD POST B PATCH & REPAIR STUCCO TO MATCH EX'G AT WALL INFILL
1
NORTH ELEVATION - GARAGE 3/4" = 1'-0" (1:16)
2016 // PBA // AUTOCAD
33'-11"
1
FLOOR PLAN
X NORTH
1/4" = 1'-0" (1:48)
11
project 2/5: end
ASSSUMED ROOF CONSTRUCTION: 1" ASPHALT SHINGLE BUILDUP ON ROOFING FELT ON 1/2" PLYWOOD ON EX'G ORIGINAL SKIP SHEATHING (3/4" ASSUMED) ON 2X6 RAFTERS
F.O. EAVE FASCIA
CL NEW STRUCTURAL POST IN FAMILY ROOM: SEE PLAN
NEW WD RIDGE BEAM OVER FAMILY ROOM ADDITION REFER TO STRUCTURAL DRAWINGS
A
A
EX'G 2X6 WD HIP RAFTERS AND CEILING JOISTS
1" ASPHALT SHINGLE ROOFING ON (2) LAYERS 30LB ROOFING FELT ON 5/8" EXTERNAL GRADE PLYWD SHEATHING ON 2x10 WD RAFTER FRAMING PER STRUCTURAL DRAWINGS
MATCH EX'G PITCH 12 4
NEW R-30 FIBERGLASS BATT INSULATION
EL. 11'-3" VIF FINISHED HIGH CEILING
EX'G FIBERGLASS BATT INSULATION TO REMAIN
NEW FRAMED CRICKET COT / COPED END OF BEAM PER EX'G ROOF RAFTER ANGLE: SEE STRUCTURAL FOR COPING REQUIREMENTS
1X4 PTD WD BOARD FINISH ON SLOPED CEILING & VERTICAL WALL ABOVE OPEN CASEWORK
B.O. JOIST
5/8" GWB CEILING FINISH
NEW WD CEILING BEAM REFER TO STRUCTURAL DRAWINGS FOR DETAILS
NEW CEILING JOISTS REFER TO STRUCTURAL DRAWINGS
NEW EXTERIOR INFILL WALL FRAMING IN EX'G WALL LOCATION TO REMAIN
NEW WD CEILING BEAM BEYOND REFER TO STRUCTURAL DRAWINGS 5/8" GWB FINISH
NEW R-13 FIBERGLASS BATT INSULATION
9'-1" EX'G, VIF
8'-3 3/4"
NEW R-30 FIBERGLASS BATT INSULATION
11'-3" FIN FLR TO FIN HP OF FAMILY ROOM CEILING
REMOVE EX'G EAVE CONSTR. BACK TO LINE OF STRUCTURE
EL. 8'-3" VIF T.0. EX'G DBL TOP PLATE
NEW ACOUSTIC INSULATION
5/8" GWB FINISH ON INT. SIDE
SEE 1/A4.0 FOR CASEWORK LAYOUT
NEW 3/4" HDWD FINISH ON SUBFLOOR
T.O. 3/4" DIAGONAL BOARD SUBFLOOR EL. 0'-0" VIF FINISHED FLOOR
18" MIN PER STRUCTURAL DRAWINGS
EL. - 0'-5" EX'G INSULATION TO REMAIN
NEW FLOOR JOIST & GIRDERS: SEE STRUCTURAL DRAWINGS
T.O. LANDING
NEW R-19 FIBERGLASS BATT INSULATION
EL. - 1'-9" VIF GRADE
UNDISTURBED SOIL
EX'G CONC. FOOTING TO REMAIN
1
NEW GIRDER POST FOOTING BEYOND, TYP: SEE STRUCTURAL DRAWINGS
CLASS 1 VAPOR RETARDER OVER SOILS, PER CRC R408.1: SEE 2/A2.2 FOR CRAWLSPACE VENT LOCATION
COMPACTED SOIL
LIQUID APPLIED WATERPROOFING MEMBRANE
NEW CONC. FOOTING REFER TO STRUCTURAL DRAWINGS
NEW PERFORATED 4" PIPE IN DRAINAGE GRAVEL W/ FILTER FABRIC WRAP
NEW SOLID RAINWATER DRAIN: CONNECT TO EX'G AREAWAY DRAIN
TRANSVERSE BUILDING SECTION THROUGH ADDITION 3/4" = 1'-0" (1:16)
ASPHALT SHINGLE ROOFING ON (2) LAYERS 30LB ROOFING FELT ON 5/8" EXTERNAL GRADE PLYWD SHEATHING ON 2x10 WD RAFTER FRAMING PER STRUCTURAL DRAWINGS
PTD CEDAR CLAPBOARDS TO MATCH EX'G ON VAPOR RETARDER ON 1/2" EXTERIOR GRADE PLYWD SHEATHING ON 2X4 WD FRAMING
NEW 4x12 RIDGE BEAM: SEE STRUCTURAL DRAWINGS
NEW R-30 BATT INSULATION
NEW 2x12 RIDGE BOARD: SEE STRUCTURAL DRAWINGS
NEW DBL ROOF RAFTER BEYOND PER STRUCTURAL DRAWING
MATCH EX'G PITCH
CALIFORNIA ROOF FRAMING: SEE STRUCTURAL DRAWINGS
EX'G ROOFING BUILDUP ON PLYWD SHEATHING ON ORIGINAL SKIP SHEATHING ON EX'G RAFTERS
12 4
EX'G ATTIC TO REMAIN
EL. 11'-3" VIF
SLOPED CLNG
FINISHED HIGH CEILING
EX'G 2x6 WD HIP RAFTERS AND CEILING JOISTS W/ EX'G FIBERGLASS BATT INSULATION TO REMAIN
5/8" GWB FINISH ON INT. SIDE
NEW HVAC AHU IN EX'G LOCATION TBD
EL. 8'-2 3/8" VIF FINISHED LOW CEILING
NEW GUTTER & RAINWATER LEADER BEYOND FULL HEIGHT POST: SEE STRUCTURAL DRAWINGS
11'-3" FIN FLR TO FIN HP OF FAMILY ROOM CEILING
1X4 PTD WD BOARD FINISH ON SLOPED CEILING & HIGH WALL ABOVE CROWN
R-13 FIBERGLASS BATT INSULATION IN EXT. WALLS, TYP
NEW CEILING BEAM: SEE STRUCTURAL DRAWINGS FOR DETAILS
NEW CEILING BEAM & KING POST: SEE STRUCTURAL DRAWINGS
NEW NON-LOAD BEARING PARTITION: SEE PART. KITCHEN SCHEDULE 4x4 HEADER PER STRUCTURAL DRAWINGS
SEE 4/A4.0 FOR CASEWORK LAYOUT
NEW HDWD FLR FINISH ON 3/4" PLYWD SUBFLOOR ON 2X? JOISTS TBD
NEW CONC. LANDING & STAIRS ON WATERPROOF MEMBRANE ON 4" GRAVEL BED NEW HDWD FLR FINISH ON EX'G 2X6 FLOOR FRAMING TO REMAIN EL. 0'-0" VIF FINISHED FLOOR
NEW FLOOR JOIST & GIRDERS: SEE STRUCTURAL DRAWINGS
18" MIN PER STRUCTURAL DRAWINGS
EL. - 0'-5"
NEW R-19 FIBERGLASS BATT INSULATION
NEW R-19 FIBERGLASS BATT INSULATION IN EX'G JOIST BAYS TO REMAIN
T.O. LANDING NEW DBL FLOOR JOIST: SEE STRUCTURAL DRAWINGS
EL. - 1'-10" VIF GRADE
UNDISTURBED SOIL
LIQUID APPLIED WATERPROOFING MEMBRANE
1
COMPACTED SOIL
NEW SOLID RAINWATER DRAIN: CONNECT TO EX'G AREAWAY DRAIN
NEW PERFORATED 4" PIPE IN DRAINAGE GRAVEL W/ FILTER FABRIC WRAP
NEW CONC. FOOTING REFER TO STRUCTURAL DRAWINGS
NEW GIRDER POST FOOTING BEYOND, TYP: SEE STRUCTURAL DRAWINGS
CLASS 1 VAPOR RETARDER OVER SOILS, PER CRC R408.1: SEE 2/A2.2 FOR CRAWLSPACE VENT LOCATION
EX'G CONC. FOOTING TO REMAIN
NEW PAD POST FOOTING BEYOND: SEE STRUCTURAL DRAWINGS
EX'G GIRDER POST FOOTING BEYOND TO REMAIN
LONGITUDINAL BUILDING SECTION THROUGH ADDITION 3/4" = 1'-0" (1:16)
2016 // PBA // AUTOCAD
12
project 3/5: start
SCOPE OF WORK INTERIOR REMODEL OF EXISTING KITCHEN, POWDER ROOM & FAMILY ROOM. NEW HPOZ-APPROVED EXTERIOR DOORS & WINDOWS, NEW EXTERIOR CONCRETE LANDINGS & STEPS, NEW EXTERIOR PAINT SCHEME, NEW ELECTRICAL & PLUMBING.
VICINITY MAP
BLV
D.
VIC
TOR
IA P
ARK
PL.
ITA S
HA
MR
T.
VEN
BLV
D.
D
OA
OA
IA R
BLV CRE
NSH
AW
WES
T BLV
WE
D.
LLIN
GTO
VIR
NR
GIN
BU
CK
D
ING
ICE
D.
LOM
OA
D
S.
VIC
PL.
RIA
ICE
16TH
TO
VEN
W.
AVE .
WE
ST BLV D.
W. PICO BLV D.
LAFAYETTE SQUARE NOT TO SCALE
2016 // PBA // AUTOCAD, PHOTO SHOP
ST.
CH
ARL
ES
PL.
NORTH
PROJECT SITE
13
project 3/5: continued
2016 // PBA // AUTOCAD
14
project 3/5: continued
2016 // PBA // AUTOCAD
15
project 3/5: continued
2016 // PBA //AUTOCAD
16
project 3/5: end
2016 // PBA // AUTOCAD, PHOTO SHOP
17
project 4/5 start
SCOPE OF WORK NEW TENANT IMPROVEMENT TO EXISTING ONE-STORY U.R.M. BUILDING. REMOVE PORTION OF EXISTING DEMISING WALL. NEW ACCESSORY STORAGE ROOMS ("PHONE BOOTHS") & REMODEL EX'G BREAK ROOM.
VICINITY MAP
VIOLET ST
LOS AN
S. SANTA FE AVE
GELES RIVER
MATEO ST
BAY ST
SACRAMENTO ST
E. 8TH ST
I-10
NTA
/ SA
AY
EEW
A FR
NIC
MO
NORTH NOT TO SCALE
16.91'
PROPERTY LINE
170.80'
30.13'
2153 & 2159 SACRAMENTO
'
123.0'
2149 SACRAMENTO
AREA OF WORK
EXISTING / NOT IN SCOPE
NE ERTY LI PROP
139.97'
2145 SACRAMENTO
142.67
PROPERTY LINE
92.33'
' 107.58
ADJACENT PROPERTY
PROJECT SITE
ADJACENT PROPERTY
89.75'
PROPERTY LINE
195.52'
SACRAMENTO
2016 // PBA // AUTOCAD
NORTH
STREET
SCALE: 1/16" = 1'-0" (1:192)
18
project 4/5: continued OCCUPANT LOAD CALCULATION
EGRESS COMPONENT ANALYSIS EXIT STAIRS
SEE FLOOR PLAN A1.1 FOR ROOM LAYOUT & LOCATIONS. LOAD FACTORS BELOW PER CBC TABLE 1004.12. ROOM NO.
ROOM NAME
AREA
100
WAREHOUSE
5,497 SF
OCCUPANCY GROUP
FUNCTION OF SPACE
OCCUPANT LOAD FACTOR
OCCUPANT LOAD 10.99
110 OCCUPANTS X 0.3 MEANS OF EGRESS CAPACITY FACTOR (STAIRWAY) = 33.0" TOTAL REQUIRED EGRESS CAPACITY FOR EXIT STAIRS 33.0" DIVIDED BY (2) EXIT STAIRS = 16.5" REQUIRED CAPACITY PER STAIR
S-2
LOW-HAZARD STORAGE
WAREHOUSE
500 GROSS
EXISTING STAIRS ARE 48" WIDE ----> COMPLIES
101
LIGHT MANUFACTURING
4,904 SF
F-1
MODERATE-HAZARD FACTORY INDUSTRIAL
INDUSTRIAL AREA
100 GROSS
49.04
102
BREAK ROOM
748 SF*
B
BUSINESS
ASSEMBLY WITHOUT FIXED SEATS (UNCONCENTRATED)
15 NET
49.87*
103
PHONE BOOTH
27 SF
B
BUSINESS
ACCESSORY STORAGE AREA
300 GROSS
0.09
104
PHONE BOOTH
27 SF
B
BUSINESS
ACCESSORY STORAGE AREA
300 GROSS
0.09
TOTAL OCCUPANT LOAD
110.08 ----> 110
EXIT DOORS 110 OCCUPANTS X 0.2 MEANS OF EGRESS CAPACITY FACTOR (OTHER) = 22.0" TOTAL REQUIRED EGRESS CAPACITY FOR EXIT DOORS 22.0" DIVIDED BY (2) EXITS = 11.0" REQUIRED CAPACITY PER DOOR EXISTING DOORS ARE 36" WIDE X 84" HIGH ----> COMPLIES
EGRESS DIAGRAM
*BREAK ROOM CONSIDERED B (BUSINESS) OCCUPANCY PER CBC 303.1.2.2.
PROPERTY LINE
BREAK ROOM (B BUSINESS) 49.87 OCCUPANTS
15 "D
-5 ISTAN D LF HA
1'
L NA 1/2" GO '-8 IA E: 75
135 FT
128 FT
80'-2" EXIT
EX'G CREATIVE OFFICE NOT IN SCOPE OF WORK (B BUSINESS)
120 FT
LIGHT MANUFACTURING (F-1 MODERATE-HAZARD FACTORY INDUSTRIAL) 49.04 OCCUPANTS
WAREHOUSE (S-2 STORAGE) 10.99 OCCUPANTS
103 OCCUPANTS PER PERMIT # 15016-10000-12440
LINE ERTY PROP
PROPERTY LINE
C
EX'G DOOR TO REMAIN
ACCESSIBLE ROUTE 80 FT
SEPARATION
EX'G DOOR TO REMAIN
EX'G ADA WHEELCHAIR LIFT
EXISTING USE DIAGRAM PROPERTY LINE
PROPERTY LINE
WAREHOUSE PER
LIGHT MANUF. PER
CREATIVE OFFICE PER
1923LA51306
15016-1000014509
15016-10000-12440
LIGHT MANUF. PER THIS APPLICATION
PROPERTY LINE
EX'G 3'-0" X 7'-0" EXIT DOOR TO REMAIN
USE DIAGRAM PER THIS APPLICATION
S A C R A M E N T O
EX'G 3'-0" X 7'-0" EXIT DOOR TO REMAIN
EX'G 3'-6" X 9'-3" EXIT DOOR TO REMAIN
PHONE BOOTH (B BUSINESS) 0.09 OCCUPANT EA.
S T R E E T
1/16" = 1'-0" SCALE (1:192)
PARKING ANALYSIS
PROPERTY LINE 45'-0"
(NO CHANGE)
45'-0"
USE
RATIO (SPACES / SF)
AREA
A
WAREHOUSE (EX'G)
1 PER 500 (FIRST 10,000 SF)
5,497 SF
10.99
B
LIGHT MANUF (EX'G)
1 PER 500
5,349 SF
10.70
C
CREATIVE OFFICE (EX'G)
1 PER 500
10,618 SF
A
WAREHOUSE (NO CHANGE)
1 PER 500 (FIRST 10,000 SF)
TOTAL REQUIRED SPACES (EX'G)
PROPERTY LINE
105'-9 1/4"
44'-9"
105'-9 1/4"
44'-9"
1/32" = 1'-0" SCALE (1:384)
REQUIRED SPACES
TENANT
5,497 SF
B
LIGHT MANUF (NO CHANGE)
1 PER 500
5,349 SF
C
CREATIVE OFFICE (NO CHANGE)
1 PER 500
10,618 SF
TOTAL REQUIRED SPACES (NEW)
1/32" = 1'-0" SCALE (1:384)
REQUIRED PARKING = (TOTAL NEW) - (TOTAL EX'G)
REQUIRED MINIMUM PLUMBING FACILITIES
PROPERTY LINE
21.24 PROPERTY LINE
EX'G
15016-10000-12440
THIS APPLICATION
123'-0"
123'-0"
PROPERTY LINE
16016-1000019127 (NO CHANGE)
CREATIVE OFFICE PER
42.93 ---> 43 10.99
TENANT A
TENANT B
TENANT C
5,497 SF
5,349 SF
10,618 SF
TY LINE PROPER
16016-1000019127 (NO CHANGE)
E ERTY LIN PROP
E ERTY LIN PROP
PROPERTY LINE
RATIOS PER LA ZONING CODE SECTION 12.21A.4.(C)
WAREHOUSE PER THIS APPLICATION
10.70 21.24 42.93 ---> 43
PROPERTY LINE
0
(A) EXISTING BUILDING
TYPE OF ROOM ROOM NAME OCCUPANCY NO.
AREA
E01
EX'G CREATIVE OFFICE
6,069 SF
E02
EX'G OFFICE
E03
EX'G CONFERENCE ROOM
E04
GROUP B OFFICE
200
30.35
95 SF
GROUP B OFFICE
200
0.48
211 SF
GROUP A-2 CONF. ROOM
30
7.03
EX'G CONFERENCE ROOM SUITE
393 SF
GROUP A-2 CONF. ROOM
30
13.10
E05
EX'G BREAK ROOM
748 SF
GROUP B OFFICE
200
3.74
E06
EX'G CONFERENCE ROOM
836 SF
GROUP A-2 CONF. ROOM
30
TOTAL B-BUSINESS PLUMBING OCCUPANTS F-1 INDUSTRIAL
E07
EX'G LIGHT MANUFACTURING
4,904 SF
GROUP F WORKSHOP
2000
S-2 STORAGE
E08
EX'G WAREHOUSE
5,221 SF
GROUP S WAREHOUSE
5000
(B) EXISTING BUILDING + NEW ALTERATION
B BUSINESS
EX'G CREATIVE OFFICE
E02
EX'G OFFICE
6,069 SF
GROUP B OFFICE
200
30.35
95 SF
GROUP B OFFICE
200
0.48
EX'G CONFERENCE ROOM
211 SF
GROUP A-2 CONF. ROOM
30
7.03
393 SF
GROUP A-2 CONF. ROOM
30
13.10
E06
EX'G CONFERENCE ROOM
836 SF
GROUP A-2 CONF. ROOM
30
28.77
102
BREAK ROOM
748 SF
GROUP B OFFICE
200
S-2 STORAGE
100
5,289 SF
EX'G SERVER ROOM EXCLUDED
EX'G BREAK ROOM E05
1
3
1
1
1
NONE
EX'G CONF ROOM E06
ENTRY EXCLUDED
1 EX'G WAREHOUSE E08
GROUP F WORKSHOP
2000
GROUP S WAREHOUSE
5000
1
1
NONE
1
1
1
1
1
1
NONE
1
1
1
1
EX'G LIGHT MANUFACTURING E07
EX'G CREATIVE OFFICE E01
EX'G HALLWAYS EXLCUDED
EX'G CONF ROOM E03
EX'G ENTRY STAIR & HALLWAYS EXCLUDED
EX'G OFFICE E02
EX'G TOILET ROOMS EXCLUDED
3
5
1
3
3
2
3
EX'G CONF ROOM SUITE E04
STAIR & ELECTRICAL ROOM EXCLUDED
EX'G LOCKER/SHOWER ROOMS & STAIR EXCLUDED
1/16" = 1'-0" SCALE (1:192)
(B) EXISTING BUILDING + NEW ALTERATION 1
3
1
1
1
NONE
1 EX'G SERVER ROOM EXCLUDED
83.47 --> 84 42 MALE 42 FEMALE 2.45 --> 3 1.5 MALE 1.5 FEMALE 1.06 --> 2 1 MALE 1 FEMALE
EX'G CONF ROOM E06
1
1
NONE
1
1
1
ENTRY EXCLUDED
1 BREAK RM 102
1
NONE
1
1
1
1
3
5
1
3
3
2
3
(B) MINUS (A) = ADDITIONAL REQUIRED FIXTURES
0
0
0
0
0
0
0
TOTAL REQUIRED
3
5
1
3
3
2
3
PROVIDED
3
8
5
3
3
2
0
EX'G HALLWAYS EXLCUDED
WAREHOUSE 100
EX'G CREATIVE OFFICE E01
LINE ERTY PROP
1
(B) EXISTING BUILDING + NEW ALTERATION REQUIRED FIXTURES
WAREHOUSE
44'-9"
SERVICE SINK
3.74
TOTAL B-BUSINESS PLUMBING OCCUPANTS
4,904 SF
47'-8"
DRINKING FOUNTAIN
EX'G WOMEN'S RESTROOM EXCLUDED
EX'G CONFERENCE ROOM SUITE
LIGHT MANUFACTURING
FEMALE
EX'G MEN'S RESTROOM EXCLUDED
E03
101
MALE
28.77
E04
F-1 INDUSTRIAL
REQ'D LAVATORIES
83.47 --> 84 42 MALE 42 FEMALE 2.45 --> 3 1.5 MALE 1.5 FEMALE 1.04 --> 2 1 MALE 1 FEMALE
(A) EXISTING BUILDING REQUIRED FIXTURES
E01
REQ'D URINALS
123'-0"
B BUSINESS
PLUMBING REQ'D WATER CLOSETS PLUMBING OCC. PLUMBING OCCUPANCY LOAD OCCUPANTS MALE FEMALE FACTOR
LINE ERTY PROP
(A) EXISTING BUILDING
SEE FLOOR PLAN A1.1 FOR NEW TENANT IMPROVEMENT LAYOUT. VALUES BELOW PER CPC TABLE 422.1 & PLUMBING OCC. LOAD FACTORS PER TABLE A
EX'G MEN'S RESTROOM EXCLUDED
LIGHT MANUFACTURING 101
EX'G WOMEN'S RESTROOM EXCLUDED
EX'G ENTRY STAIR & HALLWAYS EXCLUDED
EX'G CONF ROOM E03
EX'G OFFICE E02
EX'G CONF ROOM SUITE E04
STAIR & ELECTRICAL ROOM EXCLUDED
2016 // PBA // AUTOCAD
EX'G LOCKER/SHOWER ROOMS EXCLUDED
1/16" = 1'-0" SCALE (1:192)
19
project 4/5: continued LEGEND NOT IN SCOPE OF WORK
EXISTING WALLS TO BE DEMOLISHED : SEE STRUCTURALS 46'-5 3/16"
43'-10 1/2"
DEMOLITION GENERAL NOTES 1.
EX'G ELECTRICAL PANELS TO REMAIN
2.
EX'G WD COLUMNS & STL MOMENT FRAMES TO REMAIN
EX'G CONF ROOM TO REMAIN
3
EX'G SERVER ROOM TO REMAIN
SHEET NOTES 1
PORTION OF EX'G GWB WALL TO REMAIN AT EX'G ELEC PANELS & CONDUITS
2
EX'G GWB WALL TO REMAIN
EX'G BREAK ROOM
2
3
DEMOLISH EX'G KITCHENETTE, BASE & UPPER CABINETS, REMOVE EX'G PLUMBING & ELEC BACK TO WALL AND CAP FOR RE-USE. REMOVE AND PROTECT TENANT'S EX'G APPLIANCES & EQPT FOR RE-USE.
4
DEMO EX'G TOILET ROOM
5
DEMO HATCHED PORTION OF EX'G GWB WALL
6
EX'G STRUCTURAL WOOD COLUMN TO REMAIN
ADJACENT PROPERTY
WAREHOUSE
LIGHT MANUFACTURING
123'-0"
6
4'-0"
1
EX'G MEN'S ROOM TO REMAIN
EXISTING CREATIVE OFFICE TO REMAIN (NO WORK) EX'G WOMEN'S ROOM TO REMAIN 5 TYP
4
EX'G ELEC. PANEL ROOM TO REMAIN
EX'G MEN'S LOCKERS TO REMAIN
EX'G LOADING DOCK
EX'G CONF TO REMAIN 4
1
S A C R A M E N T O
EXISTING / DEMOLITION PLAN
NORTH
S T R E E T
1/8" = 1'-0" (1:96)
LEGEND XX
NOT IN SCOPE OF WORK
DOOR TAG PROPERTY LINE
EXISTING WALLS TO REMAIN NEW PARTITIONS
X
WINDOW TAG
X
SHEET NOTE: SEE BELOW
92'-11 11/16", VIF
PLUMBING FIXTURES X
MIN ADA PUSH SIDE CLEARANCE
PARTITION TAG: SEE BELOW 46'-5 3/16"
43'-10 1/2"
5 FT DIAMETER ADA TURNING CIRCLE MIN ADA PULL SIDE CLEARANCE DW
3
DIMENSIONS ARE F.O. FINISH TO F.O. FINISH, UON.
2.
TABLE (NIC) TOPS AT 34" MAX AFF, W/ 27" MIN KNEE CLR AT 19" MIN DEEP, & 30" MIN CLR WIDTH BELOW TO ALLOW FOR A FRONT / FORWARD APPROACH.
C T R R
21'-6 3/4"
1.
8'-0"
3
GENERAL NOTES
2
PORTION OF EX'G FULL HEIGHT NON-STRUCTURAL GWB WALL TO REMAIN WHERE TENANT'S EX'G ELEC PANELS & CONDUITS OCCUR: FINISH CUT END OF PARTITION W/ PTD GWB TO MATCH ADJACENT GWB
25'-0"
EX'G EXTERIOR EGRESS DOOR TO REMAIN
1 A2.0
EX'G 8'X8' SLIDERS TO REMAIN 6
4
EX'G WINDOW TO REMAIN
5
(NOT USED)
6
NEW SHEAR WALL PANELING & NEW CONC FOOTING PER STRUCTURALS
7
EX'G OVERHEAD DOOR TO REMAIN
42" 10
6'-0"
BREAK ROOM (B BUSINESS) 102 9
8
EX'G STRUCTURAL WOOD COLUMN TO REMAIN
9
EX'G DOOR TO REMAIN WATER STATIONS (IN LIEU OF DRINKING FOUNTAINS PER CPC 415.2)
11
PROVIDE DIRECTIONAL SIGNAGE THAT READS "ACCESSIBLE ENTRANCE, THIS WAY", POINTING TO ADA ENTRY AT CREATIVE OFFICE
12
PROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY ADJACENT TO ENTRANCE DOOR
PARTITION TYPES
ADJACENT PROPERTY 8 123'-0" VIF
10
2 4'-0"
3
2 A2.0
41'-0" VIF
1
CATERING COUNTER
DW
SHEET NOTES
DETAILS DRAWN AT 1/2" = 1'-0" (1:24) SCALE
EX'G MEN'S ROOM
WAREHOUSE (S-2 STORAGE) 100
3/4" PLYWD 2X12 WD JOISTS 16" O/C
EXISTING CREATIVE OFFICE TO REMAIN (NO WORK)
LIGHT MANUFACTURING (F-1 MODERATE-HAZARD FACTORY INDUSTRIAL) 101 EL. 244.49' FINISHED FLOOR
5/8" TYPE X GWB
EX'G WOMEN'S ROOM
SIMPSON H4 SEISMIC TIE (LARR 25718) 2X4 WD STUDS 16" O/C: FILL CAVITIES W/ ACOUSTIC BATT INSULATION 5/8" TYPE X GWB BOTH SIDES SIMPSON TITEN HD ANCHOR, TYP (LARR 25741) EX'G CONC SLAB FLOOR TO REMAIN
9
102
BREAK ROOM
103
PHONE BOOTH
104
PHONE BOOTH
2 1/2" STRAIGHT EX'G BRICK & LEVEL RUBBER BASE TO 5 GWB MATCH EX'G 2 1/2" STRAIGHT EX'G BRICK & LEVEL RUBBER BASE TO 5 GWB MATCH EX'G 2 1/2" STRAIGHT EX'G BRICK & LEVEL RUBBER BASE TO 5 GWB MATCH EX'G 2 1/2" STRAIGHT EX'G BRICK & LEVEL RUBBER BASE TO 3 GWB & FABRIC MATCH EX'G 2 1/2" STRAIGHT EX'G BRICK & LEVEL RUBBER BASE TO 3 GWB & FABRIC MATCH EX'G
EX'G POLISHED CONCRETE
EX'G EXPOSED WD TRUSSED CEILING
EX'G POLISHED CONCRETE
EX'G EXPOSED WD TRUSSED CEILING
EX'G POLISHED CONCRETE
EX'G EXPOSED WD TRUSSED CEILING
EX'G POLISHED CONCRETE
LEVEL 5 GWB
EX'G POLISHED CONCRETE
LEVEL 5 GWB
EX'G REQUIRED EXIT ONLY TO REMAIN
EX'G LOADING DOCK
EX'G ELECTRIC PANEL ROOM
EL. 241.27' EXTERIOR GRADE
NOTE: INTERIOR FINISH MATERIALS APPLIED TO WALLS AND CEILINGS SHALL BE CLASS C, TYPICAL, TESTED AS SPECIFIED IN CBC 803.
1 A2.1
3'-6"
UP EX'G REQUIRED EXIT ONLY TO REMAIN
EX'G MEN'S LOCKERS
EX'G ADA ENTRY
51" UP
UP
2
1
4
4
7
11
1
1
11
CONSTRUCTION / FLOOR PLAN
5" TYP
12
PROPERTY LINE
ROUTE OF TRAVEL FLUSH TRANSITION
FINISH (WALLS) -- EX'G BRICK: N/A / GWB: EGGSHELL PAINT, COLOR TBD BY TENANT (CEILINGS) -- GWB: FLAT PAINT, COLOR TBD BY TENANT
2016 // PBA // AUTOCAD
36"
30" CEILING
S A C R A M E N T O
S T R E E T
5'-7 1/2" VIF
PHONE BOOTH 103
A
4'-9 1/4" VIF
LIGHT MANUF
FLOOR
18"
WAREHOUSE
101
BASE
40"
100
WALLS
12" 36"
FINISH SCHEDULE ROOM ROOM NO.
3'-0" 18"
4-3/4" THICK NON-LOAD BEARING PARTITION
PROPERTY LINE
A
5'-7 1/2" VIF 4 3/4" PARTITION
PHONE BOOTH 104
NORTH
1/8" = 1'-0" (1:96)
20
project 4/5: end LEGEND DUPLEX WALL RECEPTACLE: "X" DENOTES AMPERAGE, "GFCI" DENOTES GROUND FAULT PROTECTION
X X
NEW SWITCH/CONTROL, "E" DENOTES EX'G SWITCH LOCATION TO REMAIN, "D" DENOTES DIMMING, "VS" DENOTES VACANCY SENSOR, "T" DENOTES TIMER
T
NEW THERMOSTAT/HVAC CONTROL, TBD BY TENANT'S HVAC DESIGN/BUILD SUB
92'-11 11/16" 11"
C L
46'-9 3/16"
1'-1"
44'-2 1/2"
NEW CEILING HVAC SUPPLY AIR GRILLE, TBD BY TENANT'S HVAC DESIGN/BUILD SUB NEW CEILING HVAC RETURN AIR GRILLE, TBD BY TENANT'S HVAC DESIGN/BUILD SUB SUSPENDED / CEILING MOUNTED DIGITAL PROJECTOR, NIC, TBD BY TENANT
PROJ
2
NEW WALL MTD DATA OUTLET, NIC BY TENANT, "X" DENOTES NO. OF DATA PORTS
X
GFCI DW
NEW FLOOR MTD DATA OUTLET, NIC BY TENANT, "X" DENOTES NO. OF DATA PORTS
X
1
B
DUPLEX FLOOR RECEPTACLE: "X" DENOTES AMPERAGE
X
GFCI MICRO GFCI MICRO
QUAD FLOOR RECEPTACLE: "X" DENOTES AMPERAGE
X
B
ILLUMINATED EXIT SIGN
GFCI DW
LIGHTING FIXTURE SCHEDULE A
B
13'-4" AFF
13'-9-1/2" AFF
B.O. BEAM
B.O. BEAM
17'-3 1/2" VIF
GFCI
H.P. SLOPED CEILING
GFCI
LED RECESSED DOWNLIGHT (3000K): HALO H4 LED GEN2 ADJUSTABLE GIMBAL, DIMMING, WHITE FINISH, NON-IC HOUSING, SUITABLE FOR DRY AND DAMP LOCATIONS, #H457TATE010 - ELG406930-WH
FREEZER
LED UNDERCOUNTER / COVE STRIP (3000K): EDGE LIGHTING SURFACE MOUNT LIGHT CHANNEL, DIMMING, DIFFUSER LENS, LENGTHS BY GC TO FIT SPACE, LCSM-12V-DWW-SA
REF
BREAK ROOM (B BUSINESS) 102
REF
REF BEVERAGE WATER STATION WATER STATION ICE DISPENSER
NEW NEW PENDANT
RCP GENERAL NOTES 1. 2.
ADJACENT PROPERTY
ALL DIMENSIONS ARE FROM F.O. FINISH TO F.O. FINISH, UON. OVERHEAD GENERAL LIGHTING AT EXPOSED WOOD CEILING NIC, PROVIDED BY OWNER.
3.
ALL NEW WALL OUTLETS SHALL BE MOUNTED 18" AFF TO CENTER OF DEVICE, UON. ALL NEW SWITCHES SHALL BE MOUNTED 48" AFF TO CENTER OF DEVICE, UON.
4.
ELECTRICAL SUBCONTRACTOR SHALL REVIEW AND VERIFY ALL PROPOSED LIGHTING FIXTURE SPECIFICATIONS, AND REPORT ANY CONFLICTS TO ARCHITECT. VERIFY THERE IS SUFFICIENT CAPACITY IN EX'G ELECTRICAL SUBPANEL TO REMAIN TO SUPPORT PROPOSED NEW LOADS.
WAREHOUSE (S-2 STORAGE) 100
13'-2" AFF L.P. SLOPED CEILING
SHEET NOTES
LIGHT MANUFACTURING (F-1 MODERATE-HAZARD FACTORY INDUSTRIAL) 101
EXISTING LIGHTING TO REMAIN
NEW
1
EX'G SLIDING DOOR HEADERS TO REMAIN
2
NEW KEYCARD READER BY TENANT, NIC: MOUNT MAX 48" AFF PER ADA
EXISTING LIGHTING TO REMAIN
EXISTING CREATIVE OFFICE TO REMAIN (NO WORK) NEW
EXISTING (NO WORK)
NEW
NEW
EXISTING (NO WORK)
EX'G
EX'G
15
EX'G
15 2
EX'G
EX'G
2
EX'G
A
A
EX'G
PHONE BOOTH 103 9'-0" AFF
1
2
EX'G
PHONE BOOTH 104 9'-0" AFF
NORTH
REFLECTED CEILING PLAN 1/8" = 1'-0" (1:96)
HARDWARE NOTES 1.
ALL CABINET DOORS SHALL HAVE BLUM HEAVY DUTY SOFT CLOSE CONCEALED EURO HINGES, TYP.
2.
ALL DRAWERS SHALL HAVE BLUM HEAVY DUTY SOFT CLOSE UNDERMOUNT GLIDES, TYP.
3.
ALL PULLS SHALL BE DOUG MOCKETT DP57C 5-7/16" SATIN ST STL WIRE PULLS, TYP, UON.
PLUMBING FIXTURE & APPLIANCE SCHEDULE SPECIFICATION
FAUCET, NIC
PLAM 1" ADJUSTABLE SHELVES, TYP (18) EQUAL PANELS
ELKAY AVADO UNIVERSAL MOUNT SINK 30-1/2" X 16" X 10", MODEL # EFRTUS332210, ST STL FINISH
PLAM CASEWORK W/ PLAM TOE KICK, TYP: WILSON ART FINISH, COLOR TBD
14 GA 304 ST STL COUNTERTOP W/ 1 1/2" FORMED SQUARE EDGE
AMERICAN STANDARD PEKOE 4332.350.F15 PULL DOWN FAUCET, 1.5 GPM MAX, POLISHED CHROME
1 1/2"
MICROWAVE, NIC
28 1/2"
2" TYP WATER FILTER, NIC
GC'S PLUMBER TO SPECIFY EVERPURE CANISTER-TYPE WATER FILTER (SIMILAR TO CB20 SYSTEM): OBTAIN FINAL APPROVAL FROM TENANT
4" TOE KICK
PER ADA
SINK, NIC
BOSCH 800 SERIES 24" RECESSED HANDLE SPECIAL APPLICATION DISHWASHER, ADA-COMPLIANT, SGE68U55UC, STAINLESS STL
MAX 34"
ITEM
DISHWASHER
SAMSUNG 1.7 CU FT OVER-THE-RANGE MICROWAVE, ME17H703SHS, STAINLESS STL 4" TYP
2
ISLAND ELEVATION (BACK SIDE IDENTICAL) 1/2" = 1'-0" (1:24)
EX'G BRICK STRUCTURAL WALL BEYOND
APPLIANCE & EQPT NOTE: REFRIGERATORS, FREEZERS, WATER DISPENSERS, BEVERAGE COOLER, ICE MAKER/DISPENSER, & MICROWAVES ARE NIC, BY TENANT.
EX'G STEEL ANGLE BRACES BEYOND, TYP
GENERAL NOTE: ALL NEW ELECTRICAL OUTLETS ABOVE COUNTER FED FROM BACKSIDE OF WALL (NO EXPOSED CONDUIT)
1 3/4" SCRIBE STILE AT BRICK WALL
(16) EQUAL PANELS
C L FOR COUNTER OUTLETS, TYP
8'-0" AFF T.O. UPPER CABINETS
40"
PROVIDE ADD'L STUB OUT FOR FUTURE APPLIANCE HOOKUPS BY TENANT
ALIGN OUTLETS W/ CENTERLINES OF UPPER CABINETS, TYP
FILLER STILES TYP PER MICROWAVE DIMS
RELOCATE & INSTALL TENANT'S EX'G MICROWAVE MICRO (NEW)
3/4" CAESARSTONE 1141 PURE WHITE, HONED COUNTER W/ 1-1/2" MITERED SQUARE EDGE
1
(2) WATER STATIONS IN LIEU OF DRINKING FOUNTAINS PER CPC 415.2, NIC
FREE STANDING 24" W BEVERAGE REFRIGERATOR, NIC
TRASH COMPOST BIN BIN NIC NIC
DOUBLE WIDE DRAWERS FOR SERVING TRAYS & PLATTERS
DISHWASHER 32"
BASE BID: BOSCH 800 SERIES ADA-COMPLIANT DISHWASHER NARROW CABINET FOR PLATTER / TRAY STORAGE, TYP 0'-0" AFF
4" PLAM TOE KICK, TYP FREE STANDING ICE MAKER & DISPENSER, NIC
RECYCLE RECYCLE BIN BIN NIC NIC
DISHWASHER
PER ADA
1"
MAX 34"
FREE STANDING REFRIGERATOR, NIC
BASE BID: BOSCH 800 SERIES ADA-COMPLIANT DISHWASHER
EVERPURE WATER FILTER, PER SCHEDULE
FINISHED FLOOR
11'-6" EX'G
12" EX'G
FREE STANDING REFRIGERATOR, NIC
18" TYP
FREE STANDING REFRIGERATOR, NIC
8"
6"
FREE STANDING FULL FREEZER, NIC
4" BACKSPLASH TO MATCH COUNTER
22"
MICRO
CONCEALED UNDERCABINET LIGHTING
4" TYP
STUB OUT 1/4" COPPER TUBE CW SUPPLY FOR TENANT'S WATER STATIONS
ALIGN
STUB OUT 1/4" COPPER TUBE CW SUPPLY FOR TENANT'S ICE MAKER, PER MFR INSTRUCTIONS
EX'G WASTE PIPE CONNECTION POINT
NEW SLOPED DRAIN LINE: VERIFY FALL W/ PLUMBER IN FIELD
CABINET DOORS (INCLUDING TOE KICK) TO OPEN FOR ADA ACCESS
LOCATE OUTLET PER MFR INSTALLATION REQUIREMENTS, TYP
WEST ELEVATION : BREAK ROOM 1/2" = 1'-0" (1:24)
2016 // PBA // AUTOCAD
21
project 5/5: start
SCOPE OF WORK NEW POOL DESIGN WITH INTEGRATED POOL COVER AND UTILITIES. NEW CEDAR DECK AND STEPS DESIGN WITH BENCHES AND PLANTERS.
VICINITY MAP
LORRAINE BLVD.
S WINDSOR BLVD.
S PLYMOUTH BLVD.
S LUCERNE BLVD.
S ROSS
MORE
S ARDEN BLVD.
AVE.
W 5TH ST
W 6TH ST
ENS
W8
TH
ST
CR
HANCOCK PARK
HAW
FRE
MO
BLV
NT
D.
PL.
WILSHIRE BLVD.
NORTH NOT TO SCALE
2016 // PBA // RHINO, AUTOCAD, PHOTO SHOP
PROJECT SITE
22
project 5/5: continued
2016 // PBA // AUTOCAD, PHOTO SHOP
23
project 5/5: continued
2016 // PBA // RHINO, AUTOCAD, PHOTO SHOP
24
project 5/5: end
2016 // PBA // AUTOCAD, PHOTO SHOP
25