-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
COVER SHEET
PUNTA GORDA AUD HOUSING
T-0.1
JIM CARR
5/27/2020
OWNER:
ARCHITECT:
LANDSCAPE ARCHITECT:
CIVIL ENGINEER:
STRUCTURAL ENGINEER:
ARBORIST:
SURVEYOR:
GEOTECHNICAL ENGINEER:
JIM CARR1630 MIRA VISTA AVE.SANTA BARBARA, CA 93103(916)
214-9460
TOM OCHSNER10 E. YANONALI STREET, SUITE 2DSANTA BARBARA, CA
93101Tel 805.770.7576Cel [email protected]
CM+LACHARLES MCCLURE5290 OVERPASS ROADSANTA BARBARA, CA
93111(805) 696-6864
ASHLEY & VANCE ENGINEERING INC.210 E. COTA STREETSANTA
BARBARA, CA 93101(805) 962-9966
ASHLEY & VANCE ENGINEERING INC.210 E. COTA STREETSANTA
BARBARA, CA 93101(805) 962-9966
BILL SPIEWAK3517 SAN JOSE LANESANTA BARBARA, CA 93105(805)
331-4075
DODSON LAND SURVEYING4568 AUHY DRIVESANTA BARBARA, CA 93110(805)
682-1615
GEOSOLUTIONS, INC.201 SOUTH MILPAS, UNIT 103SANTA BARBARA, CA
93103
1317 PUNTA GORDA STREET - AUD DUPLEXES
A.P.N.
PROJECT ADDRESS:
ZONE:
OCCUPANCY GROUP:
GENERAL PLAN:
LOT SIZE:
SLOPE:
TYPE OF CONSTRUCTION:
PROPOSED NUMBER OF STORIES:
PROPOSED BUILDING HEIGHT:
SPRINKLERS:
HIGH FIRE AREA:
MULTI-RESIDENTIAL FRONT SETBACK:
MULTI-RESIDENTIAL INTERIOR SETBACK:
MAXIMUM HEIGHT:
SOLAR ORDINANCE:
017-300-017
1317 PUNTA GORDA STREETSANTA BARBARA, CA 93103
R-M
R-3, U
EASTSIDE
0.55 ACRES, 23,847.54 SF
3%
V-B
2
25'-6"
YES - PER NFPA 13D OR CRC R313
NO
10' PER NZO 30.20.030
6' PER NZO 30.20.030
45' PER NZO 30.20.030
YES, 30 DEGREES FROM 18' AT NORTHERN PROPERTY LINES
PROJECT DESCRIPTION
VICINITY MAP
PROJECT TEAM
PROJECT DATA
PROPOSAL FOR 7 DUPLEXES W/ 14 - 2 BEDROOM RESIDENTIAL AUD UNITS.
DEMOLITION OF EXISTING SINGLE FAMILY RESIDENCE, EXISTING ASPHALT
DRIVEWAY, EXISTING SITE PAVING. NEW PARKING LOT AND SITE
IMPROVEMENTS TO INCLUDE 14 NEW SPACES W/ NEW DRIVEWAY, NEW COMMON
AREA, NEW WOOD FENCES, NEW PATHS, AND NEW PAVED AND LANDSCAPED
AREAS, NEW TRASH ENCLOSURE, NEW BIKE STORAGE ENCLOSURE AND REMOVAL
OF 1 TREE ON RIGHT OF WAY.
CODE COMPLIANCEALL WORK AND MATERIALS SHALL BE PERFORMED AND
INSTALLED IN COMPLIANCE WITH THE CURRENT EDITIONS OF THE FOLLOWING
CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN
THESE PLANS IS TO BE CONSTRUED TO PERMIT WORK NOT CONFORMING TO
THESE CODES.
PARKING
PRIVATE YARD & COMMON OPEN SPACEPER SBMC NZO 30.140.140
OPEN YARD AREA:
PRIVATE OPEN YARD:
OPEN YARD:
15% OF NET LOT AREA, 20 FT. X 20 FT. MINIMUM DIMENSION
REQUIRED: 15% x 23,847 SF = 3,577 SFPROVIDED: 4,387 SF (18% OF
LOT AREA)
NOT REQUIRED IF 20' X 20' COMMON AREA IS PROVIDEDPROVIDED: 14
UNITS, EACH UNIT HAS A PRIVATE PATIO
ALTERNATE OPEN YARD:THIS PROJECT SCOPE INCLUDES A REQUEST TO
REDUCE THE PRIVATE OPEN YARDS WITH A COMMON AREA OF 15% OF THE LOT
AREA (AT LEAST ONE MINIMUM 20X20 FOOT AREA).
1. CITY ORDINANCES2. 2016 CALIFORNIA BUILDING ADMINISTRATIVE
CODE, PART 13. 2016 CALIFORNIA BUILDING CODE, PART 24. 2016
CALIFORNIA RESIDENTIAL CODE, PART 2.55. 2016 CALIFORNIA ELECTRICAL
CODE, PART 36. 2016 CALIFORNIA MECHANICAL CODE, PART 47. 2016
CALIFORNIA PLUMBING CODE, PART 58. 2016 CALIFORNIA ENERGY CODE,
PART 69. 2016 CALIFORNIA FIRE CODE, PART 910. 2016 CALIFORNIA GREEN
BUILDING STANDARDS CODE, PART 1111. 2016 CALIFORNIA REFERENCED
STANDARDS CODE, PART 1212. 2016 CALIFORNIA EXISTING BUILDING
CODE13. 2016 CALIFORNIA HISTORICAL BUILDING CODE14. 2016 CALIFORNIA
CODE, TITLE 24 CD-ROM15. 2016 CALIFORNIA TITLE 24 COMPLETE
COLLECTION16. 2016 NATIONAL ELECTRIC CODE17. FEDERAL - OSHA
PLANNING NET AREA CALCULATION
NAME AREA
Common AreaBIKE STORAGE 186 SFTRASH ENCLOSURE 114 SF
300 SFUnit 11ST FLOOR 409 SF2ND FLOOR 487 SF
896 SFUnit 21ST FLOOR 409 SF2ND FLOOR 487 SF
896 SFDUPLEX A 2091 SF
Unit 31ST FLOOR 482 SF2ND FLOOR 441 SF
923 SFUnit 41ST FLOOR 482 SF2ND FLOOR 444 SF
926 SFDUPLEX B 1849 SF
Unit 51ST FLOOR 486 SF2ND FLOOR 439 SF
925 SFUnit 61ST FLOOR 485 SF2ND FLOOR 436 SF
921 SFDUPLEX C 1846 SF
Unit 71ST FLOOR 484 SF2ND FLOOR 445 SF
929 SFUnit 81ST FLOOR 483 SF2ND FLOOR 442 SF
925 SFDUPLEX D 1854 SF
Unit 91ST FLOOR 484 SF2ND FLOOR 425 SF
909 SFUnit 101ST FLOOR 484 SF2ND FLOOR 425 SF
909 SFDUPLEX E 1818 SF
Unit 111ST FLOOR 485 SF2ND FLOOR 436 SF
921 SFUnit 121ST FLOOR 485 SF2ND FLOOR 436 SF
921 SFDUPLEX F 1843 SF
Unit 131ST FLOOR 485 SF2ND FLOOR 436 SF
922 SFUnit 141ST FLOOR 529 SF2ND FLOOR 483 SF
1012 SFDUPLEX G 1934 SFPLANNING NET AREA TOTAL 13235 SF
NET AREA CALCULATION
AUD FORM
EXISTING PARKING:· AUTOMOBILE PARKING: 2-SPACES· BICYCLE SPACES:
0-SPACES
REQUIRED PARKING:AUTOMOBILE PARKING:
· 1 SPACE PER UNIT· NO VISITOR SPACES REQUIRED.· NO ACCESSIBLE
PARKING REQUIRED WITH DUPLEXES ONLY. BICYCLE PARKING:· 1 COVERED
SPACE PER UNIT.
PROPOSED:AUTOMOBILE PARKING:
· PROVIDED: 1 SPACE PER UNIT = 14 PARKING SPACES PROVIDEDBICYCLE
PARKING:
· PROVIDED: 1 COVERED SPACE PER UNIT = 14 BICYCLE SPACES
PROVIDED
PROJECT DENSITY = 26 DU/ ACRE
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020
SHEE
T #
DRAWING TITLEGENERALT-0.1 COVER SHEETT-1.1 GENERAL NOTEST-1.2
GENERAL NOTEST-1.3 CAL GREEN MANDATORY MEASUREST-1.4 CAL GREEN
MANDATORY MEASUREST-1.5 TECHNCIAL DATA / CUT SHEETST-1.6 TECHNICAL
DATA / CUT SHEETST-1.7 TECHNICAL DATA / CUT SHEETSGENERALPB-1
EXISTING SITE PHOTOSPB-2 EXISTING SITE PHOTOSLANDSCAPEL-1 PLANTING
PLANL-2 IRRIGATION PLANL-3 LANDSCAPE LIGHTING PLANL-4 LANDSCAPE
DETAILSL-5 LANDSCAPE DETAILS, SPEC, WATER COMPLIANCECIVILC-0.1
TITLE SHEETC-0.2 NOTES SHEETC-1.1 DEMOLITION PLANC-2.1 GRADING AND
DRAINAGE PLANC-2.2 GRADING AND DRAINAGE PLANC-2.3 GRADING AND
DRAINAGE PLANC-3.1 UTILITY PLANC-4.1 DETAILSC-5.1 EROSION CONTROL
PLANSITEA1.0 EXISTING SITE SURVEYA-1.1 SITE PLANAR-1 ARBORIST
REPORTARCHITECTURALA-2.1 OVERALL LEVEL 1 FLOOR PLANA-2.2 OVERALL
LEVEL 2 FLOOR PLANA-2.3 OVERALL ROOF PLANA-3.10 ENLARGED PLANS
DUPLEX AA-3.11 ENLARGED DUPLEX A ELEVATIONSA-3.12 DUPLEX A
SECTIONSA-3.13 ENLARGED DUPLEX A ELECTRICALA-3.20 ENLARGED PLANS
DUPLEX BA-3.21 ENLARGED DUPLEX B ELEVATIONS & SECTIONSA-3.22
ENLARGED DUPLEX B ELECTRICALA-3.30 ENLARGED PLANS DUPLEX CA-3.31
ENLARGED DUPLEX C ELEVATIONS & SECTIONSA-3.32 ENLARGED DUPLEX C
ELECTRICALA-3.40 ENLARGED PLANS DUPLEX DA-3.41 ENLARGED DUPLEX D
ELEVATIONS & SECTIONSA-3.42 ENLARGED DUPLEX D ELECTRICALA-3.50
ENLARGED PLANS DUPLEX EA-3.51 ENLARGED DUPLEX E ELEVATIONS &
SECTIONSA-3.52 ENLARGED DUPLEX E ELECTRICALA-3.60 ENLARGED PLANS
DUPLEX FA-3.61 ENLARGED DUPLEX F ELEVATIONS & SECTIONSA-3.62
ENLARGED DUPLEX F ELECTRICALA-3.70 ENLARGED PLANS DUPLEX GA-3.71
ENLARGED DUPLEX G ELEVATIONS & SECTIONSA-3.72 ENLARGED DUPLEX G
ELECTRICALA-6.1 SITE ELEVATIONSA-8.1 DOOR SCHEDULEA-8.2 DOOR
SCHEDULEA-8.3 WINDOW SCHEDULEA-8.4 WINDOW SCHEDULEA-9.1
DETAILSA-9.2 DETAILSA-9.3 DETAILSA-9.4 EXTERIOR DETAILSA-9.5
CASEWORK PLANS & ELEVATIONSA-9.6 CASEWORK PLANS &
ELEVATIONSSTRUCTURALS-1.1 STRUCTURAL TITLE SHEETS-1.2 STRUCTURAL
SPECIFICATIONSS-2.1 DUPLEX AS-2.2 DUPLEX BS-2.3 DUPLEX CS-2.4
DUPLEX DS-2.5 DUPLEX ES-2.6 DUPLEX FS-2.7 DUPLEX GS-3.1 STRUCTURAL
DETAILSS-3.2 STRUCTURAL DETAILSS-3.3 STRUCTURAL
DETAILSMECHANICALM-1.1 ABBREVIATIONS, SYMBOLS, SCHEDULES &
GENERAL NOTESM-1.2 MECHANICAL SITE PLANM-1.3 TITLE 24 ENERGY
COMPLIANCE DOCUMENTSM-1.4 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.5
TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.6 TITLE 24 ENERGY
COMPLIANCE DOCUMENTSM-1.7 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.8
TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.9 TITLE 24 ENERGY
COMPLIANCE DOCUMENTSM-1.10 TITLE 24 ENERGY COMPLIANCE
DOCUMENTSM-1.11 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.12 TITLE 24
ENERGY COMPLIANCE DOCUMENTSM-1.13 TITLE 24 ENERGY COMPLIANCE
DOCUMENTSM-1.14 TITLE 24 ENERGY COMPLIANCE DOCUMENTSM-1.15 TITLE 24
ENERGY COMPLIANCE DOCUMENTSM-1.16 TITLE 24 ENERGY COMPLIANCE
DOCUMENTSM-2.1 DUPLEX A MECHANICAL FLOOR PLANSM-2.2 DUPLEX B
MECHANICAL FLOOR PLANSM-2.3 DUPLEX C MECHANICAL FLOOR PLANSM-2.4
DUPLEX D MECHANICAL FLOOR PLANSM-2.5 DUPLEX E MECHANICAL FLOOR
PLANSM-2.6 DUPLEX F MECHANICAL FLOOR PLANSM-2.7 DUPLEX G MECHANICAL
FLOOR PLANSM-3.1 DETAILSELECTRICALE-0.1 GENERAL NOTES, SYMBOLS,
SCHEDULES & DETAILSE-0.2 MULTI-FAMILY LIGHTING COMPLIANCE
FORMSE-0.3 RESIDENTIAL LIGHTING COMPLIANCE FORMSE-0.4 ELECTRICAL
DETAILSE-3.10 DUPLEX A 1ST AND 2ND FLOOR POWER PLANSE-3.11 DUPLEX A
1ST AND 2ND FLOOR LIGHTING PLANSE-3.20 DUPLEX B 1ST AND 2ND FLOOR
ELECTRICAL PLANSE-3.30 DUPLEX C 1ST AND 2ND FLOOR ELECTRICAL
PLANSE-3.40 DUPLEX D 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.50
DUPLEX E 1ST AND 2ND FLOOR ELECTRICAL PLANSE-3.60 DUPLEX F 1ST AND
2ND FLOOR ELECTRICAL PLANSE-3.70 DUPLEX G 1ST AND 2ND FLOOR
ELECTRICAL PLANS111
SHEET INDEX
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
GROSS AREA CALCULATION
GROSS CBC AREA CALCULATION
NAME AREA
Common Area (U Occupancy)BIKE STORAGE 211 SFTRASH ENCLOSURE 129
SF
340 SFUnit 1 (R-3 Occupancy)1ST FLOOR 457 SF2ND FLOOR 582 SF
1039 SFUnit 2 (R-3 Occupancy)1ST FLOOR 457 SF2ND FLOOR 582
SF
1039 SFDUPLEX A 2418 SF
Unit 3 (R-3 Occupancy)1ST FLOOR 525 SF2ND FLOOR 541 SF
1065 SFUnit 4 (R-3 Occupancy)1ST FLOOR 525 SF2ND FLOOR 541
SF
1065 SFDUPLEX B 2131 SF
Unit 5 (R-3 Occupancy)1ST FLOOR 530 SF2ND FLOOR 544 SF
1074 SFUnit 6 (R-3 Occupancy)1ST FLOOR 528 SF2ND FLOOR 544
SF
1072 SFDUPLEX C 2147 SF
Unit 7 (R-3 Occupancy)1ST FLOOR 527 SF2ND FLOOR 543 SF
1070 SFUnit 8 (R-3 Occupancy)1ST FLOOR 526 SF2ND FLOOR 543
SF
1069 SFDUPLEX D 2140 SF
Unit 9 (R-3 Occupancy)1ST FLOOR 526 SF2ND FLOOR 526 SF
1053 SFUnit 10 (R-3 Occupancy)1ST FLOOR 526 SF2ND FLOOR 526
SF
1053 SFDUPLEX E 2105 SF
Unit 11 (R-3 Occupancy)1ST FLOOR 528 SF2ND FLOOR 543 SF
1072 SFUnit 12 (R-3 Occupancy)1ST FLOOR 528 SF2ND FLOOR 543
SF
1072 SFDUPLEX F 2143 SF
Unit 13 (R-3 Occupancy)1ST FLOOR 528 SF2ND FLOOR 543 SF
1072 SFUnit 14 (R-3 Occupancy)1ST FLOOR 575 SF2ND FLOOR 590
SF
1165 SFDUPLEX G 2236 SFGROSS CBC AREA TOTAL 15320 SF
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
TOTAL
1
DEFERRED SUBMITTALSTHE SUBMITTAL OF RESIDENTIAL FIRE SPRINKLER
PLANS AS REQUIRED BY CRC SECTION R313 HAS BEEN DEFERRED
WE UNDERSTAND THAT WE WILL NOT BE AUTHORIZED ANY INSPECTION OF
THE DEFERRED ITEMS PROPOSED PRIOR TO THE SUBMITTAL AND APPROVAL OF
PLANS AND/OR CALCULATIONS FOR THOSE DEFERRED ITEMS
1
1
1
ADDRESS IDENTIFICATIONBUILDINGS SHALL HAVE APPROVED ADDRESS
NUMBERS, BUILDING NUMBERS, OR APPROVED BUILDING IDENTIFICATION
PLACED IN A POSITION THAT IS PLAINLY LEGIBLE AND VISIBLE FROM THE
STREET OR ROAD FRONTING THE PROPERTY. THESE NUMBERS SHALL CONTRAST
WITH THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE ARABIC NUMBERS OR
ALPHABETICAL LETTERS. NUMBERS SHALL BE MINIMUM 4" HIGH WITH A
MINIMUM STROKE WIDTH OF .5 INCH FOR RESIDENTIAL BUILDINGS COMPLYING
WITH CRC.
1
NOTE: PRIVATE OPEN YARD NOT REQUIRED PER ALTERNATIVE OPEN YARD
STANDARDS 1
FLOODPLAIN CRITERIA
TIER 3 COMPLIANCE REQUIREMENTBEFORE THE BUILDING INSPECTOR WILL
GRANT CERTIFICATE OF OCCUPANCY AND FINALIZE THE BUILDING PERMIT,
THE CONTRACTOR IS TO HAVE THE BUILDING AND SAFETY DIVISION CERTIFY
POST-CONSTRUCTION BMP'S WERE INSTALLED AS APPROVED AND THAT THEY
COMPLY WITH THE CITY OF SANTA BARBARA'S TIER 3 STORM WATER
REQUIREMENTS.
BMP DESCRIPTIONALL ROOF AND HARDSCAPE SURFACES ARE COLLECTED IN
A STORM DRAIN SYSTEM AND DIRECTED TOTHE PERMEABLE PAVER DRIVEWAY OR
SURFACE DRAIN DIRECTLY TO THE PERMEABLE PAVER DRIVEWAY. THE
PERMEABLE PAVER DRIVEWAY IS AN UN-LINED SYSTEM DESIGNED TO STORE
AND INFILTRATE THE DESIGN STORM AND PROVIDE HYDROMODIFICATION TO
REDUCE POST-PROJECT PEAK STORM RUNOFF TO LESS THAN PRE-PROJECT
CONDITIONS FOR THE 2 THROUGH 25 YEAR STORMS.
PROPOSED NEW IMPERVIOUS AREA: 6,713 SFPROPOSED REPLACED
IMPERVIOUS AREA: 2,617 SFPROPOSED REMOVED IMPERVIOUS AREA: 7,840
SF
BMP INSPECTION REQUIREMENTSCONTRACTOR SHALL CALL FOR INSPECTION
BY THE CITY BUILDING INSPECTOR OR CITY QSP 72 HOURSPRIOR TO NEEDED
INSPECTION. THE FOLLOWING LIST OF MANDATORY INSPECTIONS MUST BE
COMPLETED FOR OCCUPANCY:
· INSPECTION OF NEW PERMEABLE SURFACE SUBGRADE· INSPECTION OF
NEW PERMEABLE SURFACE BASE ROCK· FINAL INSPECTION OF PERMEABLE
SURFACE AFTER CONSTRUCTION
SPECIAL INSPECTIONS AND STRUCTURAL OBSERVATIONS
1
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
GENERAL NOTES
PUNTA GORDA AUD HOUSING
T-1.1
JIM CARR
5/27/2020
SUBCONTRACTORS SHALL BY RESPONSIBLE FOR ALL TRADE RELATED ITEMS,
WHETHER SPECIFICALLY SHOWN OR IMPLIED WITHIN THE CONSTRUCTION
DOCUMENTS SUBCONTRACTOR SHALL BE RESPONSIBLE FOR INCLUSION OF FULL
CONSTRUCTION DOCUMENTS WITHIN ACCEPTED BID.
DIV 0: G E N E R A L 0.01 DIMENSIONS:
A. INTERIOR PLAN DIMENSIONS ARE TO FACE OF STUD OR CONCRETE
(CMU) UNLESS A CENTERLINE/GRIDLINE IS INDICATED, WHICH WILL THEN
INDICATE THE DIMENSION IS TO CENTER OF ELEMENT. (COLUMN, WALL,
STUD, ETC...) .
B. EXTERIOR PLAN DIMENSIONS ARE TO FACE OF FOUNDATION UNLESS A
CENTERLINE OR GRIDLINE IS INDICATED, WHICH WILL THEN INDICATE THE
DIMENSION IS CENTER OF ELEMENT. SEE EXTERIOR DETAILS FOR ADDITIONAL
INFO.
C. DOOR AND CASED OPENINGS WITHOUT LOCATION DIMENSIONS ARE FOUR
& ONE-HALF (4 1/2) INCHES FROM FACE OF ADJACENT PARTITION OR
CENTERED BETWEEN PARTITIONS (UON).
D. ALIGNMENT TAKES PRECEDENCE OVER DIMENSIONS. VERIFY ALL
DIMENSIONS AND CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES
PRIOR TO CONSTRUCTION.
E. EXTERIOR WINDOWS ARE DIMENSIONED TO CENTERLINE OF WINDOW,
SIZE AS INDICATED ON WINDOW SCHEDULE & PER MFR SPECS.
SUBCONTRACTOR SHALL DETERMINE WINDOW ROUGH OPENING
REQUIREMENTS.
F. DO NOT SCALE DRAWINGS - NOTIFY THE ARCHITECT IF ANY
DISCREPANCIES ARE FOUND PRIOR TO FABRICATION AND CONSTRUCTION. IT
SHALL BE THE CONTRACTORS RESPONSIBILITY TO SECURE ALL REQUIRED
DIMENSIONS.
G. CONTRACTOR & SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS
AND CONDITIONS AT THE JOB SITE, AND REPORT ANY DISCREPANCIES TO THE
ARCHITECT FOR INTERPRETATION AND OR CORRECTIONS PRIOR TO
INSTALLATION. COST OF CORRECTING WORK BASED ON MISINTERPRETATION BY
CONTRACTOR OR UNREPORTED DIMENSIONAL DISCREPANCIES SHALL BE BORNE
BY THE CONTRACTOR.
H. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE ON THE
DRAWINGS. LARGE SCALE DRAWINGS TAKE PRECEDENCE OVER SMALL SCALE
DRAWINGS. DIMENSIONS GOVERN MEASUREMENTS.
0.02 CODES:
A. ALL WORK SHALL CONFORM TO CURRENT APPLICABLE BUILDING CODES
AND LOCAL ORDINANCES AND REGULATIONS. IN CASE OF ANY CONFLICT WHERE
SPECIFIED DOES NOT EQUAL OR EXCEED THE REQUIREMENTS OF THE LAWS OR
ORDINANCES, THE LAWS OR ORDINANCES SHALL GOVERN. NOTIFY THE
ARCHITECT OF ALL CONFLICTS.
B. CONTRACTOR SHALL BE RESPONSIBLE FOR CORRECTION PRIOR TO
CONSTRUCTION AT NO COST TO OWNER OR ARCHITECT. ONE (1) COPY OF
THESE CODES AND REGULATIONS SHALL BE IN THE CONTRACTOR'S FIELD
OFFICE DURING CONSTRUCTION.
0.03 ABBREVIATIONS & SYMBOLS
A. THROUGHOUT THE PLAN ARE ABBREVIATIONS & SYMBOLS WHICH ARE
IN COMMON USE. THE LIST OF ABBREVIATIONS & SYMBOLS PROVIDED IS
NOT INTENDED TO BE COMPLETE OR REPRESENTATIVE OF CONDITIONS OR
MATERIALS ACTUALLY USED ON THE PROJECT. THE ARCHITECT WILL DEFINE
THE INTENT OF ANY IN QUESTION. CONTRACTOR HALL BE FULLY RESPONSIBLE
FOR UNDERSTANDING ALL ABBREVIATIONS & SYMBOLS.
0.04 ELEVATION DATUMS
A. CEILING HEIGHTS INDICATED ON THE REFLECTED CEILING HEIGHTS
ARE FROM TOP OF SLAB/OR FINISH FLOOR TO FINISH CEILING U.O.N.
0.05 DEFINITIONS
A. SUBCONTRACTOR & TRADE CONTRACTOR SHALL BE SYNONYMOUS.
B. GENERALLY ACCEPTED TRADE RELATED ITEMS THAT ARE IDENTIFIED AS
CONTRACTOR SHALL BE SYNONYMOUS WITH SUBCONTRACTOR.
C. CONSTRUCTION DOCUMENTS SHALL INCLUDE BUT NOT BE LIMITED TO:
CONSTRUCTION DRAWINGS, SPECIFICATIONS, ADDENDUM AND BIDDING
DOCUMENTS, SUPPLEMENTAL PROFESSIONAL REPORTS (E.G. SOILS REPORT,
ACOUSTICAL REPORT), APPLICABLE BUILDING CODES (E.G. CALIFORNIA
BUILDING CODE C.B.C. 2001)
DIV 1: G E N E R A L C O N D I T I O N S THE ENTIRE WORK
PROVIDED FOR HEREIN IS TO BE CONSTRUCTED AND FINISHED IN EVERY PART
IN A GOOD AND SUBSTANTIAL MANNER IN ACCORDANCE WITH THE DRAWINGS
AND SPECIFICATIONS, TO THE FULL INTENT OF THE SAME. ANY WORK
REQUIRED BY LAW, BUT WHICH MAY NOT BE SPECIFICALLY MENTIONED BY
LAW, SHALL BE DONE BY CONTRACTORS IN ACCORDANCE WITH THE LAWS OF
THE COUNTY, DISTRICT, OR STATE UNDER WHICH JURISDICTION MAY COME
AND COST SHALL BE BORNE BY CONTRACTORS. ANY SUCH WORK SHALL BE DONE
IN CONFORMANCE WITH THE PLAN; BOTH AS TO MANNER AND APPEARANCE. ALL
WORK SHALL BE DONE IN ACCORDANCE WITH C.B.C., TITLE 24 AND AS
REQUIRED BY THE LOCAL GOVERNING AGENCIES. IT SHALL BE FULLY THE
CONTRACTORS RESPONSIBILITY TO COMPLY WITH CODES AT NO ADDITIONAL
EXPENSE TO OWNER OR ARCHITECT.
THE DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS COVER THE
FURNISHING AND INSTALLATION OF ALL MATERIALS AND WORK AS CALLED FOR
ON THE DRAWINGS OR IN THE SPECIFICATIONS (OR IN BOTH) WHICH ARE
BOUND SEPARATELY AND ARE A PART OF THE CONTRACT. PRODUCT
MANUFACTURER SPECS NOT DETAILED OR NOTED IN PLANS SHALL BE
CONSIDERED PART OF THE CONSTRUCTION DOCUMENTS. CIVIL, LANDSCAPING,
INTERIOR DESIGN, KITCHEN & LAUNDRY, PLUMBING, MECHANICAL AND
ELECTRICAL DRAWINGS ARE SUPPLEMENTARY TO THE ARCHITECTURAL
DRAWINGS. IT SHALL BE THE RESPONSIBILITY OF EACH SUBCONTRACTOR TO
CHECK WITH THE ARCHITECTURAL DRAWINGS PRIOR TO SUBMITTING THEIR BID
AND BEFORE INSTALLATION OF THEIR WORK. ANY DISCREPANCY BETWEEN THE
ARCHITECTURAL AND THE CONSULTING ENGINEER(S) DRAWINGS SHALL BE
BROUGHT TO THE ARCHITECT'S ATTENTION BY WRITTEN REQUEST FOR
CLARIFICATION. ANY WORK OMITTED OR INSTALLED IN CONFLICT WITH
ARCHITECTURAL DRAWINGS SHALL BE PERFORMED OR CORRECTED BY THE
CONTRACTOR AT HIS OWN EXPENSE AND AT NO EXPENSE TO THE OWNER OR
ARCHITECT.
SOLELY AS A CONVENIENCE TO THE OWNER, THE ARCHITECT MAY INCLUDE
DOCUMENTS PREPARED BY CERTAIN CONSULTANTS (OR INCORPORATED THE
RECOMMENDATIONS OF SAID CONSULTANTS IN DOCUMENTS PREPARED BY THE
ARCHITECT) WITHIN THE SET OF DOCUMENTS ISSUED BY THE ARCHITECT
BEING EXPRESSLY UNDERSTOOD THAT, BY SAID ISSUANCE, THE ARCHITECT
ASSUMES NO LIABILITY FOR THE SERVICES OF SAID CONSULTANTS NOT UNDER
CONTRACT TO THE ARCHITECT.
ALL SITE INFORMATION IS BELIEVED TO BE CORRECT, HOWEVER, IT IS
FULLY SUBCONTRACTORS RESPONSIBILITY TO VERIFY ALL ACTUAL SITE
CONDITIONS PRIOR TO SUBMITTING A BID. ALL RESPONSIBILITY IS
BELIEVED TO BE CORRECT, HOWEVER IT IS ALL SUBCONTRACTORS
RESPONSIBILITY TO INCLUDE CODE REQUIRED ITEMS NOT SIGNIFICALLY
NOTED PRIOR TO BID.
THE CONTRACTOR & SUBCONTRACTORS SHALL FURNISH ALL LABOR,
MATERIAL, EQUIPMENT, SERVICES AND TRANSPORTATION REQUIRED TO FULLY
CARRY OUT THE INTENTIONS OF THE PLANS AND SPECIFICATIONS AS PART OF
THE CONTRACT, WHETHER OR NOT SPECIFICALLY DOCUMENTED. THE
CONTRACTOR SHALL PROVIDE EACH ITEM MENTIONED, INDICTED, OR IMPLIED
TO ACHIEVE THE INTENDED BUILDING ACCORDING TO THE METHODS OF BEST
CONSTRUCTION PRACTICE. THE ARCHITECT SHALL BE THE FINAL JUDGE AS TO
THE QUALITY OF THE WORKMANSHIP, AND RESERVES THE RIGHT TO REJECT
ANY WORK CONSIDERED INFERIOR.
ALL MANUFACTURED EQUIPMENT AND MATERIALS ARE TO BE INSTALLED
ACCORDING TO THE MANUFACTURER'S RECOMMENDATIONS, AND ARE TO BE NEW.
MANUFACTURER'S RECOMMENDATIONS SHALL BE CONSIDERED A PART OF THESE
CONTRACT DOCUMENTS AS THOUGH INCLUDED HEREIN. CONTRACTOR SHALL BE
RESPONSIBLE FOR COMPLIANCE WITH MANUFACTURER SPECS. (WHETHER OR NOT
INCLUDED WITHIN THE CONSTRUCTION DOCUMENTS).
SUBCONTRACTOR SHALL BE RESPONSIBLE FOR KNOWLEDGE WITH TRADE
& INTERFACING TRADES WITHIN CONSTRUCTION DOCUMENTS. CONFLICTS,
DISCREPANCIES, OMISSIONS, SHALL BE CONVEYED IN WRITING TO ARCHITECT
AND GENERAL CONTRACTOR PRIOR TO SUBMISSION OF BID DOCUMENTS.
ARCHITECT SHALL BE GIVEN ADEQUATE RESPONSE TIME TO RESOLVE
CONFLICTS, DISCREPANCIES, OMISSIONS. BID TIME MAY BE ADJUSTED BY
OWNER SO SUBCONTRACTOR MAY PROPERLY BID ANY SAID CONFLICTS,
DISCREPANCIES OR OMISSIONS.
1.01
1.02
1.03
1.04
1.05
1.06
1.07
1.08
1.09
1.10
DIV 2: S I T E W O R K
CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR UNDERSTANDING THE
INTENT & SPECIFIC REQUIREMENTS WITHIN THE CONSTRUCTION
DOCUMENTS. IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO NOTIFY
ARCHITECT OF ANY ERRORS, OMISSIONS OR INCONSISTANCIES PRIOR TO
CONSTRUCTION. CONTRACTOR SHALL BE RESPONSIBLE FOR RESOLUTION PRIOR
TO BID SUBMITTAL.
SUB TRADES ARE WHOLLY RESPONSIBLE FOR UNDERSTANDING &
INTEGRATING RELATED REQUIREMENTS WITHIN COMPLETE CONSTRUCTION
DOCUMENT PACKAGE. CONTRACTOR, OWNER & ARCHITECT SHALL BE
NOTIFIED PRIOR TO SUBMISSION OF BID DOCUMENTS WITH ANY
CLARIFICATIONS & OR DISCREPANCIES.
BUILDING PERMITS:
A. THE OWNER SHALL OBTAIN THE ARHITECTURAL BUILDING PERMIT
ONLY.
COORDINATION:
A. EACH SUBCONTRACTOR SHALL BE RESPONSIBLE FOR VERIFICATION AND
COORDINATION WITH OTHER SUBCONTRACTORS TO ASSURE COMPLIANCE WITH
DRAWINGS AND SPECIFICATIONS, AND THE ACCURATE LOCATION OF
STRUCTURAL MEMBERS AND OPENINGS FOR MECHANICAL, ELECTRICAL, STAIRS,
ELEVATORS AND MISCELLANEOUS EQUIPMENT PRIOR TO SUBMISSION OF BID
DOCUMENTS.
B. SUBCONTRACTORS SHALL VERIFY SIZES & LOCATIONS OF ALL
MECHANICAL EQUIPMENT PADS AND BASES AS WELL AS POWER AND WATER OR
DRAIN INSTALLATION WITH EQUIPMENT MANUFACTURERS AND VERIFY
CONFORMANCE WITHIN ARCHITECTURAL DOCUMENTATION BEFORE SUBMISSION OF
BID DOCUMENTS & PROCEEDING WITH THE WORK. PROCEEDING WITHOUT
VERIFICATION SHLL BE DONE SOLELY AT RISK OF SUB-CONTRACTOR.
C. THE CONTRACTOR & SUBCONTRACTOR ARE REQUIRED TO TAKE DUE
PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES SHOWN
AND ANY OTHER UTILITIES OR STRUCTURES AT THE SITE. IT SHALL BE THE
CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES
OR STRUCTURES CONCERNED BEFORE STARTING WORK.
D. NO STRUCTURAL MEMBER SHALL BE CUT FOR PIPES, DUCTS, ETC.,
UNLESS SPECIFICALLY DETAILED.
E. ALL COMBUSTIBLES CONSISTING OF BOXES, SCRAP LUMBER, ETC., ON
THE CONSTRUCTION SITE SHALL BE CLEANED UP AND DISPOSED OF IN AN
APPROVED MANNER ON A DAILY BASIS.
INSPECTIONS AND CERTIFICATES OF COMPLIANCE
A. CONTRACTOR SHALL INFORM THE FIRE DEPARTMENT OF THE REQUIRED
FINAL INSPECTION AND SCHEDULE SUCH INSPECTION 24 HRS. IN
ADVANCE.
B. THE CONTRACTOR SHALL SIGN AND SUBMIT TO THE DEPARTMENT OF
BUILDING AND SAFETY A "CERTIFICATE OF COMPLIANCE" STATING THAT THE
WORK HAS BEEN PERFORMED AND MATERIALS INSTALLED ACCORDING TO THE
PLANS AND SPECIFICATIONS AFFECTING NON-RESIDENTIAL ENERGY.
MISCELLANEOUS
A. CONTRACTOR SHALL PROVIDE PEDESTRIAN PROTECTION AS REQUIRED IN
C.B.C. & LOCAL AGENCIES
B. THE CONTRACTOR SHALL COMPLY WITH REQUIREMENTS FOR THE STORAGE
AND HANDLING OF HAZARDOUS MATERIALS AS REQUIRED BY LOCAL
ORDINANCE
C. CONTRACTOR SHALL INCLUDE COST FOR ALL REQUIRED STAKING.
1.11
GENERAL NOTES - 1
1.12
1.13
SEE CIVIL DRAWINGS FOR LOCATION OF BUILDING WORKING POINTS,
ROUGH GRADING, ON-SITE UTILITIES, SITE IMPROVEMENTS, SITE RETAINING
WALLS & SPECIFIC GENERAL NOTES. THE SOILS REPORT & CIVIL
DRAWINGS SHALL OVERRIDE CONFLICTS WITH SITEWORK NOTE HEREIN. PRIOR
TO SUBMISSION OF BID& CONSTRUCTION, CONTRACTOR SHALL NOTIFY
ARCHITECT OF ANY DISCREPANCIES. ARCHITECT SHALL BE GIVEN REASONABLE
TIME TO CORRECT (& PROCESS IF REQUIRED) ANY DISCREPANCIES.
EXCAVATION / GRADING REQUIREMENTS:
A. THE GOVERNMENTAL AGENCIES HAVING JURISDICTION OVER THE
PROJECT SHALL BE NOTIFIED BY THE CONTRACTOR AND OWNER THAT GRADING
IS TO COMMENCE AND MAKE ALL NECESSARY ARRANGEMENT FOR FIELD
INSPECTOR.
B. THE SOILS ENGINEER SHALL BE NOTIFIED AT LEAST 24 HOURS PRIOR
TO COMMENCEMENT OF ANY EXCAVATION.
C. ALL BUILDING AREAS SHALL BE EXCAVATED AND RECOMPACTED IN
ACCORDANCE WITH THE C.B.C.
D. SOIL EXCAVATION AND RECOMPACTION SHALL BE DONE UNDER THE
SUPERVISION OF A REGISTERED SOILS ENGINEER, ALL DENSITIES, MOISTURE
CONTENT AND TESTING SHALL BE APPROVED BY THE PROJECT SOILS ENGINEER
PRIOR TO APPLYING THE FINISH SURFACES INDICATED ON THE DRAWINGS.
ONE COPY OF ALL CERTIFICATION AND TESTS SHALL BE SENT TO THE
ARCHITECT.
E. PRIOR TO EXCAVATION, A THOROUGH SEARCH SHALL BE MADE FOR
UNDERGROUND UTILITIES AND STRUCTURES, ETC., WITHIN THE BUILDING
SITE.
F. DAMAGE TO ANY ADJACENT PROPERTY, STREETS AND THE LIKE CAUSED
BY OPERATIONS OF THIS SECTION SHALL BE RESTORED TO ORIGINAL
CONDITION WITHOUT ADDITIONAL COST OR LIABILITY TO THE OWNER.
SITE UTILITIES
A. THE CONTRACTOR IS REQUIRED TO TAKE DUE PRECAUTIONARY MEASURES
TO PROTECT THE UTILITIES OR STRUCTURES SHOWN..
B. THE CONTRACTOR SHALL LOCATE ALL UTILITY CONNECTIONS WITHIN 5
FT. OF THE OF THE BUILDING LINE, AND PROTECT UNTIL ALL CONNECTIONS
AND TESTING ARE COMPLETED.
C. ALL ON-SITE UTILITIES SHALL BE INSTALLED UNDERGROUND.
SIDEWALKS
A. ALL CONCRETE SIDEWALKS SHALL SLOPE TO DRAIN AWAY FROM DOORS
AND FACE OF BUILDING PER C.B.C.
B. ALL CONCRETE WALKS SHALL HAVE A MEDIUM BROOM FINISH U.O.N. ON
THE DWGS.
DIV 1: G E N E R A L C O N D I T I O N S (CONTINUED)
2.01
2.03
2.02
2.04
DIV 3: C O N C R E T ESEE STRUCTURAL DRAWINGS FOR STRUCTURAL
CONCRETE REQUIREMENTS
SEE FOUNDATION PLAN FOR SLAB DIMENSIONS, DEPRESSIONS.
CONCRETE FINISHING
A. TROWEL AND RETROWEL SLAB FOR SMOOTH FINISH WITH NO TROWEL
MARKS SHOWING WHEREVER CONCRETE FLOOR IS EXPOSED.
B. INTERIOR CONCRETE SLABS SHALL BE POURED LEVEL (UNLESS
OTHERWISE INDICATED) - 1/8" TOLERANCE ON A 10'-0" EDGE IN ANY GIVEN
DIRECTION.
C. CRACK ISOLATION JOINT (COLD JOINT & OR SAW-CUT) SHALL BE
DIRECTED BY THE STRUCTURAL ENGINEER. REFER TO STRUCTURAL
DRAWINGS.
3.01
3.02
3.03
DIV 6: W O O D + P L A S T I C S N O T E S ALL WOOD ON DRAWINGS
NOTED TO BE FIRE-TREATED SHALL BE FIRE RETARDANT WOOD, PER C.B.C.
REQUIREMENTS FOR FIRE-TREATED WOOD.
THE CONTRACTOR SHALL PROVIDE AND INSTALL ALL BOLTS, NAILS,
FRAMING CLIPS, WASHERS, PLATES, HANGERS, ETC., FOR A COMPLETE
INSTALLATION WHETHER OR NOT SPECIFIED OR INDICATED ON THE
DRAWINGS
WOOD BLOCKING
A. ALL WOOD FIRE BLOCKING TO COMPLY WITH C.B.C. STANDARDS FOR
FIRE BLOCKING.
B. PROVIDE WOOD BLOCKING FOR MILLWORK, WOOD WINDOW AND DOOR
JAMBS
SCARF JOINT ALL EXPOSED CONTINUOUS WOOD TRIM MEMBERS 45 DEGREES.
DO NOT BUTT JOINT. NAIL OR SCREW PER INDUSTRY STANDARDS.
WOOD STUDS SHALL BE 2x4 @ 16" O.C. UNLESS NOTED OTHERWISE.
AS DEFINED WITHIN THE C.B.C., FIRESTOPPING SHALL BE PROVIDED TO
CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL
MAX 10'-0" O.C.) AND SHALL FORM AN EFFECTIVE BARRIER AND SHALL BE
USED AS IDENTIFIED WITH IN THE C.B.C.
DRAFTSTOPPING PER C.B.C.
ALL INTERIOR STAIR STRINGERS SHALL HAVE 3/4" OFFSET SPACERS TO
ALLOW FOR GYP BD. INCREASE SPACING IF SHEAR WALLS ARE
SCHEDULED.
ALL FRAMING CONDITIONS TO RECEIVE FINISH MATERIALS SHALL HAVE
BACKER BOARDS INSTALLED AT ALL TRANSITION EDGES (E.G., STAIR
STRINGER TO WALL, SOFFIT TO WALL, ETC.,...)
PROVIDE 2 X 8 BLOCKING FOR WALL ACCESSORY BARS AND HANGERS.
PRIOR TO ROUGH FRAMING, CONTRACTOR SHALL VERIFY THAT FINISH WILL
ACCOMODATE SELECTED BUILT-IN CABINETS.
PRIOR TO INSTALLATION OF GWB., ALL STUDWALLS SHALL BE PLUMBED,
FURRED, TRIMMED, AND STRAIGHTENED TO WITHIN 1/8" PER 10'-0".
U.O.N. ALL SUBFLOORS SHALL BE 1 1/8" x 4' x 8' EXP 1 T&G PLY
(48" O.C. SPAN RATING). GLUED & SCREWED (SIZE & SPACING PER
STRUCTURAL) THIS NOTE SUPERCEDES CONFLICT WITHIN STRUCTURAL
DOCUMENTS.
6.01
6.02
6.03
6.04
DIV 7: T H E R M A L + M O I S T U R E N O T E S
WATERPROOFING
A. SUBCONTRACTOR TO WATERPROOF MASONRY/CONCRETE AND CONCRETE
PLANTER WALLS, RETAINING WALLS
BUILDING INSULATION
A. SEE WALL SECTIONS AND DETAILS & T-24 FOR BUILDING THERMAL
INSULATION. NOTIFY ARCHITECT OF ANY DISCREPANCIES.
B. ALL INSULATION USED IN THE BUILDING SHALL COMPLY WITH C.B.C.
STANDARDS. INSULATION SHALL BE NON-COMBUSTABLE.
C. PROVIDE ACOUSTICAL INSULATION AT WALLS/FLOORS/CEILING OF
LAUNDRY ROOM, POWDER ROOM, BEDROOMS AND ALL OTHER PRIVATE TO PUBLIC
SPACES. ARCHITECT SHALL MAKE FINAL DETERMINATION. IF QUESTIONS
PRIOR TO BIDDING, CONTRACTOR SHALL SUBMIT WRITTEN REQUEST TO
ARCHITECT FOR CLARIFICATION OF SPECIFIC ROOM REQUIREMENTS.
D. INSULATE THE FOLLOWING: EXTERIOR WALLS, BETWEEN JAMBS AND
FRAMING, CEILINGS WITH COLD AREAS ABOVE ATTIC ACCESS PANEL, KNEE
WALLS ADJACENT TO HEATED SPACE, BETWEEN COMBINATION RAFTER AND
CEILING JOIST.
E. WALLS TO BE A MINIMUM OF R-13 UNLESS OTHERWISE NOTED. (REFER
TO TITLE 24 ENERGY CALCS)
F. CEILINGS AT SLOPED OR FLAT ROOFS TO BE A MINIMUM OF R-19
UNLESS OTHERWISE NOTED. (REFER TO TITLE 24 ENERGY CALCS)
ROOFING
A. CONTRACTOR TO VERIFY THAT ROOF DRAINAGE SHOWN ON PLANS
PROVIDE POSITIVE ROOF DRAINAGE AND THAT THEY CONFORM TO MINIMUM
DRAINAGE STANDARDS PRIOR TO ROOFING.
B. ALL ROOFING SHALL COMPLY WITH CH 15, CURRENT EDITION OF
C.B.C., MFRS. SPECS. AND REQUIREMENTS.
C. PROVIDE UNDERLAYMENT PER CH 15, CURRENT EDITION OF C.B.C.,
MFRS. SPECS. AND REQUIREMENTS.
D. ROOFING CONTRACTOR(S) SHALL PROVIDE A FULL NON-PRORATED 10
YEAR WARRANTY COVERING ALL DAMAGE &/OR DEFECTIVE PARTS &
LABOR.
E. ROOFING CONTRACTOR/MFR SHALL PROVIDE MINIMUM 40 YEAR WARRANTY
ON DIMENSIONAL COMP. SHINGLE ROOF.
F. ROOFING CONTRACTOR/MFR SHALL PROVIDE MIN 20 YEAR WARRANTY ON
ALL LOW SLOPE ROOFING.
G. LOW SLOPE ROOFS SHALL BE MODIFIED BITUMEN
WEATHERPROOFING
A. ALL EXTERIOR WALL OPENINGS, FLASHING, COUNTERFLASHING AND
EXPANSION JOINTS SHALL BE CONSTRUCTED IN SUCH A MANNER TO MAKE THEM
WEATHERPROOF. THE JUNCTION OF THE ROOF AND VERTICAL SURFACES SHALL
BE FLASHED AND COUNTERFLASHED IN A MANNER TO MAKE THEM
WATERPROOF.
B. ALL OPEN JOINTS IN THE BUILDING EXTERIOR AROUND CONDITIONED
SPACES SHALL BE SEALED, CAULKED, GASKETED, OR WEATHER STRIPPED TO
ELIMINATE AIR LEAKAGE.
C. PROVIDE A MINIMUM OF 15 LB. FELT AS MOISTURE PROTECTION
BEHIND EXTERIOR FINISHES AND TRIM. FELTS TO BE NON-ORGANIC. (TWO
LAYERS REQUIRED AT ALL SHEAR/SHEATHING LOCATIONS) REFER TO DETAILS
FOR ADDITIONAL REQUIREMENTS.
D. ALL FLASHING, COUNTERFLASHING, AND COPING WHEN VISUALLY
EXPOSED SHALL BE G.I., MIN THICKNESS PER C.B.C. ALL CONCEALED
FLASHING, COUNTERFLASHING AND COPING WHEN OF METAL SHALL BE NO LESS
THAN 24 GA GALV IRON (U.O.N.)
E. DISSIMILAR METALS SUBJECT TO GALVANIC ACTION SHALL BE
SEPARATED AND PROTECTED.
F. FLASH AND COUNTERFLASH ALL ROOF TO WALL CONDITIONS. KERF CUT,
FLASH AND CAULK WOOD BEAMS AND OUTLOOKERS PROJECTING THROUGH
EXTERIOR WALLS OR ROOF SURFACES.
G. FLASH ALL EXTERIOR OPENINGS WITH APPROVED WATERPROOFING,
WHICH CONFORMS TO STANDARD LOCAL AND STATE CODES.
H. PROVIDE FLASHING AND COUNTERFLASHING (WHEN REQUIRED) AND
TERMINATE ROOFING TO INSURE NO LEAKAGE OCCURS AT ALL ROOF
PENETRATIONS. VALLEY FLASHING SHALL BE PROVIDED OF NO LESS THAN NO.
24 GAUGE GALVANIZED IRON (U.N.O.) AND SHALL EXTEND AT LEAST 12
INCHES FROM THE CENTERLINE EACH WAY AND SHALL HAVE A SPLASH
DIVERTED RIB NOT LESS THAN 1 INCH HIGH AT THE FLOW LINE FORMED AS
PART OF THE FLASHING. SECTIONS OF FLASHING SHALL HAVE AN END LAP OF
NOT LESS THAN FOUR INCHES.
I. AT HORIZONTAL & NON-VERTICAL CONDITIONS TO RECEIVE P.C.
PLASTER, PREP WITH EXPANDED DIAMOND LATH AND 2 LAYER BITUTHENE "OR
EQUAL" SELF ADHESIVE WATERPROOF MEMBRANE. (NOTE: HORIZONTAL
SURFACE(S) SHALL MAINTAIN A MINIMUM 5% POSITIVE SLOPE AT THE
FRAMING TO ENSURE PROPER DRAINAGE.)
J. SHOWER PAN MEMBRANES SHALL BE "NOBLE-CHLORALOY 240" {(CPE)
CHLORINATED POLYETHYLENE SHEET MEMBRANE)} OR EQUAL. INSTALL PER
C.B.C. & MFR SPECIFICATIONS.
7.01
7.02
7.03
6.05
6.06
6.07
6.08
6.09
6.10
6.11
6.12
6.13
7.04
DIV 7: T H E R M A L + M O I S T U R E N O T E S K. ALL
FLASHING/COUNTERFLASHING SHALL COMPLY WITH S.M.A.C.N.A.
STANDARDS.
L. SHOWER WALLS SHALL BE WATERPROOFED WITH "NOBLE-WALL SEAL" OR
EQUAL. INSTALL PER C.B.C. & MFR SPECIFICATIONS.
ATTIC VENTILATION: ENCLOSED ATTIC SPACES AND ENCLOSED ROOF
RAFTERS SHALL HAVE CROSS VENTILATION FOR EACH SEPARATED SPACE BY
VENTILATING OPENINGS PROTECTED AGAINST ENTRANCE OF RAIN.
NON-VERTICAL WALL WATER PROOFING
A. ALL NON-VERTICAL P.C. WALL SURFACES SHALL HAVE 3 LAYER P.C.
PLASTER OVER EXPANDED DIAMOND LATH OVER MIN 2 LAYER BITUTHENE (OR
APPROVED EQUAL).
B. NON-VERTICAL SIDING SURFACE SHALL HAVE BASE SELF-ADHESIVE
WATERPROOFING * MFR (OR ARCHITECT) SPECIFIED VAOPR BARRIER.
SEALANTS
A. ALL SEALANTS SHALL BE RATED MINIMUM 40 YEAR (FOR THE SPECIFIC
APPLICATION THE SEALANT IS BEING APPLIED)
7.05
7.06
SEE DOOR SCHEDULE FOR HARDWARE GROUPS FOR EACH DOOR. SEE
SPECIFICATIONS FOR HARDWARE SPECIFICATIONS OF HARDWARE GROUPS. IF
NON SPECIFIED, CONTRACTOR SHALL SUBMIT SPECS TO ARCHITECT FOR
REVIEW & APPROVAL PRIOR TO SUBMITTAL OF BID DOCUMENTS
DOORS AND FRAMES
A. ALL WOOD DOORS RATED AND NON RATED SHALL HAVE STRAIGHT GRAIN,
FREE OF ALL DEFECTS OR KNOTS AND SHALL BE BACK PRIMED AND PAINTED,
STAINED, & FINISHED AS SCHEDULED.
B. EXTERIOR DOORS STOPS OF IN-SWINGING DOORS SHALL BE ONE-PIECE
CONSTRUCTION WITH THE JAMB STOP BY RABBETED TO THE JAMB.
HARDWARE
A. ALL DOOR HARDWARE, SPECIALTY HARDWARE, FINISH AND SMOKE RATED
ASSEMBLIES SHALL BE FIRE MARSHALL APPROVED AS REQUIRED BY GOVERNING
AGENCY CODES.
B. ALL NON ACCESSIBLE DOOR THRESHOLDS (WHERE OCCURS WITHOUT A
STEP) SHALL NOT EXCEED HEIGHT PER C.B.C. FROM TOP OF THRESHOLD TO
FLOOR FINISH - BOTH SIDES (U.O.N.).
C. ALL JAMBS SHALL BE SOLID SHIMED FOR SUPPORT AT HINGES &
STRIKES.
D. FOR DOOR HARDWARE GROUPS, REFER TO SCHEDULE.
SWINGING EXTERIOR GLASS DOORS, METAL OR WOOD DOORS WITH GLASS
PANELS, SOLID WOOD OR METAL DOORS SHALL BE CONSTRUCTED OR PROTECTED
AS FOLLOWS:
A. ANY GLAZING UTILIZED WITHIN 24" OF ANY DOOR JAMB SHALL BE
CONSTRUCTED OR PROTECTED AS FOLLOWS: FULLY TEMPERED GLASS
AIR INFILTRATION AT WINDOWS AND DOORS
A. FOR OPENABLE EXTERIOR DOORS (REQUIRED STEEL FIRE-RATED DOORS
ARE EXEMPT FROM THESE REQUIREMENTS), AIR INFILTRATION SHALL BE
MITIGATED BY FOLLOWING THESE CONSTRUCTION REQUIREMENTS:
1. DOOR HEADS, SILLS, AND JAMBS SHALL HAVE CONTINUOUS SEALS AS
REQUIRED TO ELIMINATE AIR INFILTRATION
2. A CONTINUOUS ANGLE, SEALED GASKET OR WEATHERSTRIPPING SHALL
BE USED WITH DOORS REQUIRING VERTICAL TRACTS OR GUIDES (E.G.
ROLLING INDUSTRIAL DOORS).
3. A CONTINUOUS SEAL OR BAFFLE SHALL BE INSTALLED AT EACH
DOOR.4. ALL SWING DOORS AND WINDOWS OPENING TO THE EXTERIOR OR TO
UNCONDITIONED AREAS SHALL
BE FULLY WEATHERSTRIPPED, GASKETED, OR OTHERWISE TREATED TO
LIMIT AIR INFILTRATION.
WINDOWS
A. ALL MOVABLE WINDOWS SHALL BE EQUIPPED WITH A LOCKING DEVICE
AND SHALL BE CONSTRUCTED IN A FASHION TO RESTRICT THEM FROM BEING
LIFTED OUT OF ITS TRACK WHEN IN CLOSED POSITION.
B. ALL MOVABLE WINDOWS SHALL BE FITTED W/ REMOVABLE SCREEN
ASSEMBLIES.
GLAZING
A. ALL GLASS AND GLAZING SHALL CONFORM TO CHAPTER 24 & HIGH
FIRE REQUIREMENTS OF THE C.B.C. & LOCAL CODES.
B. IN LOCATIONS WHICH MAY BE SUBJECT TO HUMAN IMPACT, SUCH AS
FRAMELESS GLASS DOORS, GLASS ENTRANCE/EXIT DOORS, SHOWER DOORS, TUB
ENCLOSURES, AND STORM DOORS, GLAZING SHALL MEET THE REQUIREMENTS
SET FORTH IN THE CALIFORNIA BUILDING CODE.
C. ALL GLASS DOORS AND FIXED GLASS LESS THAN 18" ABOVE THE FLOOR
LINE SHALL BE APPROVED SAFETY OR TEMPERED GLASS.
D. ALL EXTERIOR GLAZING WITHIN "HIGH FIRE DESIGNATED AREAS SHALL
BE DUAL-GLAZED, TEMPERED ON EXTERIOR SIDE.
DIV 8: D O O R + W I N D O W N O T E S
8.01
8.02
8.03
8.04
8.05
8.06
8.07
SEE INTERIOR ELEVATIONS, REFLECTED CEILING PLANS, ROOM FINISH
GROUPS AND ROOM FINISH SCHEDULE FOR WALL, CEILING AND FLOOR
FINISHES.
EXPOSED EQUIPMENT
A. THERE SHALL BE NO EXPOSED PIPE, CONDUITS, DUCTS, VENTS, AND
THE LIKE. ALL SUCH LINES SHALL BE CONCEALED OR FURRED AND FINISHED,
UNLESS NOTED AS EXPOSED CONSTRUCTION ON DRAWINGS.
B. ALL EXPOSED EXTERIOR METAL FITTINGS, FLASHING, CONDUIT, ETC.
SHALL BE PAINTED TO MATCH ADJACENT SURFACES, UNLESS IT IS SPECIFIED
AS COPPER.
INTERIOR WALLS
A. OFFSET STUDS WHERE REQUIRED, SO THAT FINISH WALL SURFACE WILL
BE FLUSH.
B. ALL GYPSUM WALL BOARD SHALL BE 5/8" THICKNESS & CONFORM
TO CHAPTER 25 OF THE CBC
C. ALL GYP BOARD ON WALLS WITH IN BATHROOMS & LAUNDRY AREAS
SHALL BE "GREEN BOARD."
D. AT ANY CONDITIONS WHERE GYP BOARD IS IN CONTACT WITH CONCRETE
SHALL BE "GREEN BOARD."
E. CONTRACTOR SHALL PROVIDE FULL-SCALE MOCK-UPS (MIN. 3'x3') IF
FINISH FOR APPROVAL BY OWNER & REVIEWED BY ARCHITECT.
CERAMIC TILE / STONE TILE/ FINISHED CONCRETE
A. ALL TILE INSTALLATION SHALL BE IN ACCORDANCE WITH ACCEPTED
CURRENT INDUSTRY STANDARD WITH THE BEST QUALITY IN
CRAFTSMANSHIP.
B. SEE INTERIOR DESIGN DRAWINGS FOR TILE LAYOUT OF WALLS AND
FLOOR PATTERNS
C. WHERE FLOOR DRAINS OR FLOOR SINKS OCCUR, ALL FINISH FLOORS
SHALL SLOPE TO DRAIN. TILE OR FINISH MATERIAL SHALL NON-SLIP.
DIV 9: F I N I S H E S N O T E S
9.01
9.02
9.03
9.04
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
GENERAL NOTES
PUNTA GORDA AUD HOUSING
T-1.2
JIM CARR
5/27/2020
GENERAL NOTES - 2
INTERIOR FINISH FLAME RETARDANT REQUIREMENTS
A. INTERIOR FINISHES AND FLAMEPROOFING MUST CONFORM TO THE
REQUIREMENTS OF C.B.C..
B. ALL DECORATIVE MATERIALS ARE REQUIRED TO BE MAINTAINED IN A
FLAME- RETARDANT CONDITION, (PER C.B.C.).
PROVIDE GALVANIC INSULATION BETWEEN DISSIMILAR METALS.
IF STORING, USING, OR HANDLING ANY AMOUNTS OF HAZARDOUS
MATERIALS, FLAMMABLE/COMBUSTIBLE LIQUIDS, OR CHEMICALS, CONTRACTOR
SHALL COMPLY WITH STATE AND LOCAL HAZARDOUS MATERIAL
ORDINANCES.
PAINTING
A. ALL SURFACES ARE TO BE COLOR PRIMED AND TW0-COAT FINISH.
OWNER SHALL APPROVE PRIOR TO APPLICATION. WHEN REQUESTED BY OWNER
OR ARCHITECT, MOCK-UPS SHALL BE SUBMITTED AND APPROVED.
B. PAINTING SUBCONTRACTOR SHALL BE RESPONSIBLE TO APPROVE
CONDITION OF ALL SURFACES TO INSURE THAT THEY HAVE BEEN PROPERLY
PREPARED FOR PAINTING. (CAULK, PATCH & FILL AS REQUIRED)
C. ALL COLORS SHALL BE APPROVED BY THE ARCHITECT.
D. ALL ADJACENT WORK SHALL BE PROTECTED AGAINST PAINT
SPLATTERING.
E. DRYWALL AT BATHROOMS SHALL RECEIVE A MINIMUM OF TWO COATS OF
SEMI-GLOSS ENAMEL.
F. ALL CABINETS SHALL RECEIVE TWO COATS OF STAIN, UNLESS NOTED
OTHERWISE.
G. UPON COMPLETION OF PAINTING REMOVE ALL PAINT SPOTS AND LEAVE
JOB IN A CLEAN ACCEPTABLE MANNER - READY FOR OCCUPANCY.
H. ALL FINISH TRIM & EXPOSED WOOD MEMBERS SHALL BE PROPERLY
BACK PRIMED ON ALL SURFACES.
GYPSUM WALLBOARD
A. ALL GYPSUM WALLBOARD SHALL BE INSTALLED IN ACCORDANCE WITH
THE PROVISIONS OF THE CURRENT EDITION OF THE U.B.C., STATE AND
LOCAL CODES.
B. GYPSUM WALLBOARD SHALL NOT BE INSTALLED UNTIL WEATHER
PROTECTION FOR THE INSTALLATION IS APPROVED.
C. ALL EDGES AND ENDS OF GYPSUM WALLBOARD SHALL OCCUR ON THE
FRAMING EDGES EXCEPT THOSE EDGES AND ENDS WHICH ARE PERPENDICULAR
TO THE FRAMING MEMBERS. ALL EDGES AND ENDS OF GYPSUM WALLBOARD
SHALL BE IN MODERATE CONTACT EXCEPT IN CONCEALED SPACES WHERE
FIRE-RESISTIVE CONSTRUCTION OR SPACES WHERE FIRE-RESISTIVE
CONSTRUCTION OR DIAPHRAGM ACTION IS NOT REQUIRED.
D. THE SIZE AND SPACING OF FASTENERS SHALL COMPLY WITH THE
CURRENT EDITIONS OF THE U.B.C., STATE AND LOCAL CODES. FASTENERS
SHALL BE SPACED NOT LESS THAN 3/8" INCHES FROM EDGES AND ENDS OF
GYPSUM WALLBOARD.
E. FASTENERS SHALL BE APPLIED IN SUCH A MANNER AS NOT TO
FRACTURE THE FACE PAPER WITH THE FASTENER HEAD.
F. GYPSUM WALL BOARD SHALL BE 5/8" TYPE "X"
G. AT BATHROOM & LAUNDRY AREA WALLS & OTHER LOCATIONS
IDENTIFIED ON PLANS USE 5/8" GYPSUM GREEN BOARD.
H. GYPSUM BOARD THAT IS POTENTIALLY IN CONTACT WITH CONCRETE
SHALL BE SEPARATED BY AN APPROVED VAPOR BARRIER
I. WATER-RESISTANT GYP BACKING BOARD SHALL NOT BE USED IN THE
FOLLOWING LOCATIONS:1. OVER A VAPOR BARRIER IN SHOWER OR BATH TUB
COMPARTMENTS2. WHERE THERE SHALL BE DIRECT EXPOSURE TO WATER OR IN
AREAS SUBJECT TO HIGH HUMIDITY3. ON CEILINGS WHERE FRAME SPACING
EXCEEDS 12" O.C. FOR 1/2" GWB OR 16" O.C. FOR 5/8" GWB
(C.B.C. 2509.3)
EXTERIOR PLASTER
A. ALL EXTERIOR MATERIALS SHALL CONFORM TO THE REQUIREMENTS OF
THE CURRENT EDITIONS OF THE U.B.C., STATE AND LOCAL CODES.
B. MATERIALS1. PORTLAND CEMENT PLASTER
a. BASE COAT CEMENTS: PORTLAND CEMENT, ASTM C150, TYPE I OR II,
LOW ALKALI. "LOW ALKALI" SHALL BE PRINTED ON THE BAG.
b. FACTORY FINISH COAT: MANUFACTURER'S STANDARD PRODUCT
REQUIRING ADDITION OF WATER ONLY.
c. SAND AGGREGATE FOR BASE COATS: ASTM C897.2. VERTICAL LATH -
LATH ON VERTICAL SURFACES SHALL BE FACTORY ASSEMBLED WIRE MESH
WITH
MINIMUM 2-LAYER GRADE "D." WORK SHALL INSURE PROPER
WATERPROOFING. WIRE OVERLAPS SHALL BE PER C.B.C. & MFR SPECS.
STAGGER VERTICAL LAPS. (REFER TO DETAILS FOR ANY ADDITIONAL
REQUIREMENTS).
3. NON-VERTICAL LATH - LATH AT NON-VERTICAL CONDITIONS SHALL BE
DIAMOND MESH EXPANDED STEEL LATH OVER MINIMUM 2-LAYER SELF-ADHESIVE
FLASHING..
C. EXECUTION1. COMPLY WITH INSTRUCTIONS AND RECOMMENDATIONS OF
MANUFACTURER.2. PLASTER ON LATH SHALL BE THREE COATS, NOT LESS THAN
7/8" THICK. LOCATE SCORE LINES,
EXPANSION JOINTS AND SCREEDS AS RECOMMENDED BY THE MANUFACTURER
& TRADE ORGANIZATION. LAPS OR OTHER UNSIGHTLY DIFFERENCES IN
FINISH COAT ARE NOT ACCEPTABLE AND MUST BE REFINISHED. PLASTER
STOPS SHALL BE PLACED WHERE PLASTER MEETS A SURFACE WHICH IS NOT
PLASTERED. PLACE CORNER BEADS LEVEL, PLUMB, FULL HEIGHT, AND/OR
LENGTH ACCURATELY TO FINISH PLASTER LINES. SECURE AGAINST SHIFTING.
PLACE VENTS WHERE REQUIRED BY THE C.B.C. OVER PLYWOOD SHEAR PANELS
PROVIDE (2) LAYERS OF GRADE "D" FELT. (ADDITIONAL REQUIREMENTS AS
DETAILED).
3. WEEP SCREEDS SHALL BE A MINIMUM OF 26 GAUGE CORROSION PROOF
METAL WITH MINIMUM VERTICAL ATTACHMENT OF 3 1/2" AT OR BELOW
FOUNDATION PLATE WALL. SCREED SHALL BE PLACED ABOVE GRADE 4"
MINIMUM AND SHALL ALLOW TRAPPED WATER TO DRAIN. EXTERIOR BUILDING
PAPER AND LATH SHALL COVER AND TERMINATE ON THE ATTACHED
FLANGE.
4. PLASTER FINISH TO BE TROWEL FINISH AS APPROVED BY OWNER5.
SCREED SHALL BE MINIMUM 2" ABOVE APPROVED FINISH
DIV 9: F I N I S H E S N O T E S (CONTINUED)
9.05
9.06
9.07
9.08
9.09
9.10
9.11
TOILET ACCESSORIES
A. SUBCONTRACTOR SHALL INSTALL MINIMUM 2x8 SOLID BLOCKING AS
REQUIRED FOR ALL ACCESSORIES.
B. ACCESSORIES SUCH AS GRAB BARS, TOWEL BARS, PAPER DISPENSERS
AND SOAP DISHES, ETC., PROVIDED ON OR WITHIN WALLS, SHALL BE
INSTALLED AND SEALED TO PROTECT STRUCTURAL ELEMENTS FROM
MOISTURE.
FLOOD PANS
A. WASHING MACHINE SURROUND SHALL BE "FLOODSAVER" MODEL WMPP27
WALL UNIT, WMPB27 BASE, WMPBD27 BASE OR EQUAL, 2-PIECE SYSTEM TO
CONSIST OF FORMED HIGH DENSITY POLYETHYLENE BASE & WALL PANEL,
WITH A HUD/FHA FLAME SPREAD 100 & SMOKE DENSITY 450 PER ASTM
STEINER TUNNEL TEST METHOD. BASE SHALL FORM A 3" DEEP CONTAINER PAN
& SHALL ACCOMMODATE A STANDARD SHOWER-TYPE DRAIN. WALL PANEL
SHALL PROVIDE MINIMUM 3" SPRAY BARRIER ON SIDES & TOP. WMPBD27
DRAINLESS BASE - USED IN APPLICATION WHERE A FLOOR JOIST OR OTHER
OBSTRUCTION REQUIRES FLEXIBILITY IN DRAIN PLACEMENT. DRAIN TYPE
SHALL BE CONSISTENT WITH LOCAL CODES.
B. DISHWASHER WATER CONTAINMENT SYSTEM SHALL BE "FLOODSAVER
SLIDE-N-FOLD PAN" OR EQUIVALENT. 1-PIECE SYSTEM TO CONSIST OF
FORMED HIGH DENSITY POLYPROPYLENE. UNIT SHALL FORM A MINIMUM 2.5"
DEEP CONTAINMENT PAN.
DIV 10: S P E C I A L I T I E S N O T E S
10.01
CLOSETS
A. PROVIDE POLE & SHELF AT ALL CLOSETS
DIV 10: S P E C I A L I T I E S N O T E S (CONTINUED)
10.03
DRYER VENTS TO OUTSIDE AIR PER MANUFACTURER'S APPROVED
SPECIFICATION AND NOTES.
SUBCONTRACTOR SHALL SUPPLY AND INSTALL APPLIANCES: DISHWASHER,
RANGE, OVEN, GARBAGE DISPOSAL, ETC.
SUBCONTRACTOR SHALL DESIGN, SUPPLY AND INSTALL F.A.U. (HEATING
AND COOLING)
DIV 11: E Q U I P M E N T
11.01
11.02
11.03
MECHANICAL DRAWINGS FOR MECHANICAL, PLUMBING AND FIRE PROTECTION
SHALL BE DESIGN/BUILD (OWNER TO APPROVE AND ARCHITECT TO
REVIEW)
ACCESS PANELS
A. SUBCONTRACTOR SHALL PROVIDE ACCESS PANELS AS REQUIRED BY
PLUMBING, AIR CONDITIONING AND OTHER INSTALLERS AS REQUIRED BY
CODE.
B. CONTRACTOR SHALL SUBMIT LOCATIONS OF ALL ACCESS PANELS TO
ARCHITECT FOR REVIEW - PRIOR TO INSTALLATION.
C. NO ACCESS PANELS SHALL BE LOCATED IN PUBLIC AREA WALLS OR
CEILINGS.
NO STRUCTURAL MEMBER SHALL BE CUT FOR PIPES, DUCTS, ETC., UNLESS
SPECIFICALLY DETAILED.
THE GENERAL CONTRACTOR SHALL COORDINATE AND VERIFY WITH THE
PLUMBING, MECHANICAL AND ELECTRICAL CONTRACTORS THE SIZE AND
LOCATION OF ALL PIPING, DUCTWORK, TRENCHES, SLEEVES, SPECIAL
BOLTING FOR EQUIPMENT CONDUITS, ETC. THROUGH AND UNDER CONCRETE
SLABS PRIOR TO POURING OF FOOTING AND SLABS. REFER TO MECHANICAL
AND PLUMBING FOR ADDITIONAL NOTES AND REQUIREMENTS.
TOP OF ROOF MECHANICAL EQUIPMENT SHALL NOT BE PROJECTED ABOVE
BUILDING PARAPET AND BE LOCATED AWAY FROM PARAPETS. IF HIGHER,
EQUIPMENT SCREENS SHALL BE PROVIDED AS APPROVED BY PLANNING
DEPARTMENT.
FIRE PROTECTION SYSTEMS
A. FIRE PROTECTION SHALL BE PER C.B.C., C.F.C. & LOCAL
CODES
B. ALL PLUMBING AND HEATING WORK SHALL CONFORM TO GOVERNING
LOCAL CODES.SUBCONTRACTOR SHALL PROVIDE AND INSTALL ADEQUATE VENTS
FOR ALL GAS APPLIANCES.
C. SUBCONTRACTOR SHALL PROVIDE AND INSTALL GAS SHUT-OFF VALVE
CONSPICUOUSLY MARKED OUTSIDE OF BUILDING (TITLE 19, CHAPT. 6 THRU
9, U.B.C.).
PLUMBING
A. MAXIMUM FLOW OF ALL NEW LAVATORY FAUCETS SHALL BE CERTIFIED
IN ACCORDANCE WITH TITLE-24
B. SUBCONTRACTOR SHALL INSULATE ALL PLUMBING PIPING IN ATTICS.
CANOPIES, AND WALLS TO DETER FREEZING OF PIPES.
C. SUBCONTRACTOR SHALL SUPPLY AND INSTALL WATER HEATERS WITH
NON-RIGID WATER CONNECTIONS SHALL BE STRAPPED FOR LATERAL SUPPORT
(PER GOVERNING CODES)
D. WATER CONSERVATION FEATURES (I.E., MAXIMUM GALLON USAGE)
SHALL BE PER C.P.C. SECTION #402.3, 402.7, 402.8
E. HOSE BIBBS & FUTURE UNIT IRRIGATION SHALL BE SPLIT FROM
INLET MAIN PRIOR TO WATER SOFTENER. INSTALL BACK FLOW PREVENTER(S)
AS REQUIRED BY C.P.C. & LOCAL CODES.
F. WATER HEATER SHALL BE SECURED AWAY FROM WALL PER REQUIRED
CODES
G. AT FIBERGLASS TUB SHOWER ASSEMBLIES, PROVIDE FURRING STRIPS
AT WALLS TO MATCH NAILING FLANGE PLANE. UNIT SHALL BE PLACED LEVEL
& BOTTOM PAN SHALL BE SUPPORTED PER MANUFACTURER SPECS.
H. PROVIDE RECESSED BOX & PLUMBING FOR REFRIGERATED WATER
SUPPLY.
PROVIDE RECESSED BOX & PLUMBING FOR REFRIGERATED WATER
SUPPLY.
PLUMBING AT RATED ASSEMBLIES
A. WALLS CONTAINING GAS VENTS OR NON COMBUSTIBLE PIPING THAT
PASS THROUGH THREE FLOORS OR LESS NEED NOT PROVIDE THE
FIRE-RESISTANCE RATING SPECIFIED IN C.B.C. FOR "SHAFT ENCLOSURES"
PROVIDED ANNULAR SPACE AROUND THE VENTS OR PIPING IS FILLED AT EACH
FLOOR OR CEILING WITH EQUIPMENT RATED NONCOMBUSTIBLE MATERIALS.
HEATING, VENTILATING, AND AIR CONDITIONING
A. ALL VERTICAL SHAFTS SHALL HAVE INSTALLED OVER EACH SIDE OF
FRAMING 5/8" TYPE 'X' GYPSUM BOARD FOR ALL OPENINGS WITH ONE (1)
HOUR ASSEMBLIES.
B. MECHANICAL CONTRACTOR SHALL BE REQUIRED TO MEET THE STATE OF
CALIFORNIA ENERGY REGULATIONS FOR ALL MECHANICAL EQUIPMENT. OWNER
HAS COMPLIED WITH BUILDING ENVELOPE REQUIREMENTS, PER U.B.C.1.
HEATING, VENTILATING, AIR CONDITIONING SYSTEM DESIGN AND
INSTALLATION IS PART OF THIS
PERMIT2. THE MECHANICAL CONTRACTOR SHALL PROVIDE TO THE BUILDING
DEPT. COMPLETE DESIGN
CALCULATIONS, INCLUDING TITLE 24 ENERGY CALCULATIONS TO THE
SATISFACTION OF THE BUILDING DEPARTMENT.a. ALL WORK REQUIRED TO
COMPLETE THE ABOVE SHALL BE A PART OF THIS CONTRACT.
C. PROVIDE AIR CHANGES FOR TOILET ROOMS, ETC. TO COMPLY WITH
APPLICABLE BUILDING MECHANICAL CODES AND REGULATIONS.
D. THE MECHANICAL DESIGN/BUILD CONTRACTOR SHALL PROVIDE, IN
ACCORDANCE WITH THE SPECIFICATIONS, THE REQUIRED NUMBER OF SETS OF
MECHANICAL PLANS FOR REVIEWING SHOWING:1. DUCT LAYOUT2. LOCATION,
MANUFACTURER, MODEL NUMBER AND CAPACITY OF THE HVAC SYSTEM
COMPONENTS AS
WELL AS THERMOSTAT LOCATIONS3. FOR EACH HVAC UNIT INDICATED ON
THE PLANS, ITS EER, COP, AND/OR COMBUSTION EFFICIENCY.
E. EVERY SPACE ACCOMMODATING HUMAN ACTIVITIES SHALL HAVE THE
CLIMATE TEMPERATURE CONTROLLED IN ACCORDANCE WITH C.M.C. &
C.B.C
F. ALL MECHANICAL AND GRAVITY VENTILATION SHALL BE PROVIDED AND
INSTALLED IN ACCORDANCE WITH C.M.C. & C.B.C.
G. ALL DUCT CONSTRUCTION SHALL BE DONE IN ACCORDANCE WITH
C.M.C.
H. THE MINIMUM INSULATION OF DUCT AND PLENUM (SUPPLY AND RETURN)
SHALL BE PROVIDED AND INSTALLED IN ACCORDANCE WITH C.M.C.
I. REQUIRED MAINTENANCE OF ALL MECHANICAL EQUIPMENT SHALL BE
PROVIDED TO THE OWNER THROUGH THE CONTRACTOR.
J. DRYER VENTING SHALL BE MIN. 26 GA. SHEET METAL DUCTING, 4"
MIN DIAMETER. PRIOR TO INSTALLATION, CONTRACTOR SHALL VERIFY THAT
SPECIFIC VENT LENGTH CONDITIONS AT EACH UNIT ARE APPROVED BY DRYER
MFR(S). ALTERNATIVE DESIGNS SHALL BE APPROVED BY DRYER MFR(S) &
BUILDING OFFICIAL PRIOR TO INSTALLATION. DRYER VENTS SHALL BE
PROVIDED WITH BACKDRAFT STOP.
K. PROVIDE COMBUSTION AIR FOR ANY GAS FIRED EQUIPMENT PER MFR
SPECS, C.B.C. AND C.M.C.
DIV 15: M E C H A N I C A L / P L U M B I N G N O T E S
15.01
15.02
15.03
15.04
15.05
15.06
15.07
15.08
15.09
15.10
L. MOTORIZED MECHANICAL EQUIPMENT SHALL BE PROVIDED WITH NOISE
ISOLATION CONNECTIONS.
M. PRIOR TO FRAMING, MECHANICAL & PLUMBING CONTRACTOR SHALL
PROVIDE "SCHEMATIC" INTEGRATION DRAWINGS WITH PROPOSED LAYOUT.
ARCHITECT SHALL HAVE THE OPPORTUNITY TO REVIEW DRAWINGS. CONTRACTOR
SHALL BE RESPONSIBLE TO MAKE ANY CHANGES (AT NO EXTRA CHARGE) TO
ENSURE PROPER INTEGRATION WITH THE INTENT OF THE DRAWINGS.
DIV 15: M E C H A N I C A L / P L U M B I N G N O T E S
(CONTINUED)
ELECTRICAL
A. ELECTRICAL CONTRACTOR SHALL COORDINATE LOCATION OF ELECTRICAL
JUNCTION BOXES, ACCESS PANELS, AND SIGNAGE RACEWAYS WITH SIGN
CONTRACTOR.
B. ELECTRICAL CONTRACTOR SHALL VERIFY EXISTING SITE CONDITIONS,
SERVICE REQUIREMENTS, AND EXACT LOCATIONS OF SERVICE
FACILITIES.
C. ELECTRICAL CONTRACTOR SHALL CHECK WITH OTHER TRADES FOR
LOCATION OF EQUIPMENT WHICH REQUIRES ANY HOOK-UP, DISCONNECT
SWITCHES, RELAYS, ETC. PRIOR TO ANY START OF WORK.
D. THE ELECTRICAL CONTRACTOR SHALL VERIFY WITH MECHANICAL
DRAWINGS FOR CONTROL WIRING DIAGRAMS, EXACT LOCATIONS AND SIZE OF
EQUIPMENT
E. LOCATIONS SHOWN ON ARCHITECTURAL DRAWINGS SHALL TAKE
PRECEDENCE OVER ELECTRICAL DRAWINGS.
F. ALL ELECTRICAL INSTALLATIONS SHALL COMPLY WITH GOVERNING
APPROVED EDITIONS OF THE LOCAL ELECTRICAL CODES.
G. LIGHT SHALL CONFORM TO CURRENT EDITION, OF C.B.C., C.E.C.
& TITLE 24.
H. LIGHT SHALL CONFORM TO CURRENT EDITION, OF C.B.C., C.E.C.
& TITLE 24.
I. MINIMUM LIGHTING LEVEL WATTAGE AND REDUCTION CONTROL SHALL BE
PROVIDED IN ACCORDANCE WITH TITLE 20-1542.
J. FIXTURES SHALL BE RATED FOR THE SPECIFIC LOCATION
INSTALLED.
K. ALL EQUIPMENT INSTALLED OUTDOORS AND EXPOSED TO THE WEATHER
SHALL BE WEATHERPROOF AND G.F.C.I.
L. RECEPTACLES IN THE KITCHEN AND BATHROOM SHALL BE INSTALLED
ABOVE THE WORK TOP UNLESS OTHERWISE NOTED ON THE ELECTRICAL
PLANS.
M. RECEPTACLES SHALL BE INSTALLED VERTICALLY AT 12" PLUS ABOVE
THE FLOOR, AT A MAXIMUM DISTANCE NOTED IN THE C.B.C. & C.E.C.
UNLESS INDICATED OTHERWISE.
N. WALL SWITCHES SHALL BE 42" ABOVE THE FINISH FLOOR.
O. RECEPTACLES IN KITCHENS AND BATHROOMS, WITHIN 6'-0" OF ANY
SINKS, TUBS, AND/OR SHOWERS SHALL BE ON G.F.C.I. CIRCUITS.
P. RECEPTACLES INSTALLED IN SLEEPING AREAS SHALL BE PROVIDED
WITH ARC FAULT CIRCUIT INTERRUPTERS.
Q. ELECTRICAL DRAWINGS SHALL BE DESIGN/BUILD (OWNER TO APPROVE
& ARCHITECT TO REVIEW)
R. CABLE/ PHONE/ TV/ INTERNET SHALL BE WIRE TO "HOME RUN" TO A
COMMON AREA CLOSET (OWNER SHALL APPROVE LOCATION PRIOR TO
INSTALLATION)
DIV 16: E L E C T R I C A L N O T E S 16.01
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
TECHNCIAL DATA /CUT SHEETS
PUNTA GORDA AUD HOUSING
T-1.5
JIM CARR
5/27/2020
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019
ROOFING TESTING REPORT
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
TECHNICAL DATA /CUT SHEETS
PUNTA GORDA AUD HOUSING
T-1.6
JIM CARR
5/27/2020
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019
SIDING TESTING REPORT
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
TECHNICAL DATA /CUT SHEETS
PUNTA GORDA AUD HOUSING
T-1.7
JIM CARR
5/27/2020
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019
SIDING TESTING REPORT, CONTINUED
-
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
EXISTING SITESURVEY
PUNTA GORDA AUD HOUSING
A1.0
JIM CARR
5/27/2020
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL 9/17/2019
-
D.S
.
D.S
.
D.S
.D
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D.S
.
D.S.
D.S.
D.S
.
D.S. D.S.
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D.S.D.S.
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D.S.
UP
UP
02A-6.1
DUPLEX B
DUPLEX CDUPLEX D
DUPLEX E
DUPLEX F
DUPLEX GDUPLEX A
COVE
RED
TRAS
H EN
CLOS
URE
SING
LE S
TORY
RES
IDEN
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GARAGE
SINGLE STORY RESIDENCESINGLE STORY RESIDENCESINGLE STORY
RESIDENCE
SINGLE STORY RESIDENCE
DOUB
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TORY
APA
RTME
NT B
UILD
ING
GARAGE
PUNT
A GO
RDA
(E) OAK #3,36" REFER TO ARBORIST REPORT
6 FT TALL FENCE, ALL PERIMETER
6 FT TALL FENCE6 FT TALL FENCE
(E) TREE
(E) TREE
6 FT TALL WOOD FENCE
6 FT TALL WOOD FENCE
6 FT TALL WOOD FENCE AROUND PERIMETER, UON
RAM
P
6 FT TALL WOOD FENCE
6 FT TALL WOOD FENCE
TREE BARK GROUND COVER
8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6"
UNIT 1UNIT 2
UNIT 3UNIT 4
UNIT 5UNIT 6
UNIT 13UNIT 14
UNIT 11UNIT 12
UNIT 7UNIT 8
UNIT 9UNIT 10
58' -
0"
RAMP
(E) OAK #1, 27"REFER TO ARBORIST REPORT
(E) OAK #2, 24" REFER TO ARBORIST REPORT
(N) PLANTER
(N) PLANTER
SETB
ACK
6' - 0
"
(N) PLANTER
(N) PLANTER
(N) PLANTER
11' -
3"
1' - 6
"18
' - 0"
24' -
6"
SIDE
SET
BACK
6' - 0
"
FRONT SETBACK
10' - 0"
20' X 20' PUBLIC OPEN SPACE
20' -
0"
20' - 0"
6" CURB, TYP.
6' - 0
"6'
- 0"
8' - 2
1/2"
6' - 0
"
10' - 6"
123456789
1011121314
MIN
REQU
IRED
23' -
0"4'
- 10 1
/2"
17' -
6"
17' -
6"
6' - 9 1/2"
FF: 23.2
FF: 22.5
FF: 22.5
FF: 23.0 FF: 23.0
FF: 22.5
FF: 21.3
TELEPHONE POLE, RELOCATED- VERIFY W/ S.C. EDISON
(E) TREE REMOVED
42" HIGH FENCE
42" HIGH FENCE
95 GAL
95 GAL
95 GAL
95 GAL
95 GAL 95 GAL
95 GAL
95 GAL
95 GAL
95 GAL
3' - 6"COVERED BIKE STORAGE BY
"PEAK RACKS" BELOW. 14
SPACES
11' - 1 1/2"
18' -
0"
9' - 9"
(N) DRIVEWAY, PERMEABLE PAVERS
10' -
0"10
' - 0"
VISIBILITY TRIANGLE. 42" HIGH OBSTRUCTION MAXIMUM WITHIN THIS
ZONE
VISIBILITY TRIANGLE. 42" HIGH OBSTRUCTION MAXIMUM WITHIN THIS
ZONE
AISLE
4' - 0"
6" CURB
60'-0" R.O.W.
SLIDING GATES BELOW, SEE FLOOR PLAN
SIDEWALK
6' - 0"
FRONT ZONE1' - 6"
10' -
1 1/2"
10' -
1"
10' - 6 1/2"
20' - 0"10
' - 4 1
/2"
D.S.
D.S.
D.S.
D.S
.
D.S
.
32.0132.01
32.04
32.04
32.03
32.04
32.0432.04
32.05
32.07
32.03
32.04
32.04 32.04
32.03
32.0432.04
32.09
32.09
32.09 32.09
32.09
32.09
32.09
32.09
32.09 32.09
32.04
06.01
06.01
32.04
32.04
32.04
32.04
32.04
32.04
32.04
32.04
32.09
32.0932.09
32.09
32.0332.03
23.01
23.01
23.01
23.01
23.0123.01
23.01
23.01
23.01
23.01
23.01
23.01
23.01
3' - 0
"2'
- 0"
3' - 0
"
8' - 6" 8' - 6" 8' - 6" 8' - 6" 8' - 6" 2' - 10" 8' - 6" 8' - 6"
8' - 6" 9' - 6"
LOW CONC. RETAINING WALL BELOW FENCE, SEE CIVIL
1' - 0
"4'
- 6"
28' -
0"
3' - 0
"3'
- 0 1/
4"
5' - 0
"2'
- 0"
CONDENSERS LESS THAN 53 DB, 5'-0" MIN. DISTANCE TO INTERIOR
PROPERTY LINE
1:12
4' - 0
"6'
- 0"
4' - 0"
NEW ELECTRICAL METER FROM SOUTHERN CALIFORNIA EDISON: MSR
#2870508
1
6' - 7
3/4"
12' - 2 1/2"
6' - 7
3/4"
6' - 0
"
6' - 8
1/8"
8' - 1 1/2"
20' - 5 1/2"
8' - 5 1/8"
7' - 1 1/2"
7' - 5"
7' - 3
1/8"
7' - 3
1/8"
FLOW
FLOW
FLOW FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW F
LOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOW
FLOWFLOW
FLOW FLOW
FLOWFLOW
FLOW
FLOW
FLOW FLOW
(E) POWER POLE TO BE RELOCATED
(E) POWER POLE
1
1
DUPLEX B
DUPLEX F
DUPLEX A
20' X 20' PUBLIC OPEN SPACE
DUPLEX D
DUPLEX E
DUPLEX G
DUPLEX C
14' - 8"
10' - 0"
4,387 SF OPEN SPACE W/ MINIMUM DIMENSION OF 10'
10' - 6"15' - 7"
GENERAL NOTES - GRADING1. ALL GRADING SHALL CONFORM WITH SANTA
BARBARA COUNTY CODE CHAPTER 14 GRADING ORDINANCE #4477 AND
STANDARDS AND REQUIREMENTS PERTAINING THERETO, THESE CONSTRUCTION
DRAWINGS AND THE RECOMMENDATIONS OF THE SOILS ENGINEER AND
ENGINEERING GEOLOGIST.
2. CONTRACTOR TO NOTIFY THE COUNTY GRADING INSPECTOR AND SOILS
LABORATORY AT LEAST 48 HOURS BEFORE START OF GRADING WORK OR
PRE-CONSTRUCTION MEETING.
3. CONTRACTOR SHALL EMPLOY ALL LABOR, EQUIPMENT AND METHODS
REQUIRED TO PREVENT HIS OPERATIONS FROM PRODUCING DUST IN AMOUNTS
DAMAGING TO ADJACENT PROPERTY, CULTIVATED VEGETATION AND DOMESTIC
ANIMALS OR CAUSING A NUISANCE TO PERSONS OCCUPYING BUILDINGS IN THE
VICINITY OF THE JOB SITE. CONTRACTOR SHALL BE RESPONSIBLE FOR
DAMAGE CAUSED BY DUST FROM HIS GRADING OPERATION.
4. BEFORE BEGINNING WORK REQUIRING EXPORTING OR IMPORTING OF
MATERIALS, THE CONTRACTOR SHALL OBTAIN APPROVAL FROM THE PUBLIC
WORKS ROAD DIVISION FOR HAUL ROUTES USED AND METHODS PROVIDED TO
MINIMIZE THE DEPOSIT OF SOILS ON COUNTY ROADS. GRADING/ROAD
INSPECTORS SHALL MONITOR THIS REQUIREMENT WITH THE CONTRACTOR.
5. THE GEOTECHNICAL ENGINEER SHALL PROVIDE OBSERVATION AND
TESTING DURING GRADING OPERATIONS IN THE FIELD AND SHALL SUBMIT A
FINAL REPORT STATING THAT ALL EARTH WORK WAS PROPERLY COMPLETED AND
IS IN SUBSTANTIAL CONFORMANCE WITH THE REQUIREMENTS OF THE GRADING
ORDINANCE.
6. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION
INCLUDING ROOTS AND OTHER UNSUITABLE MATERIAL FOR A STRUCTURAL
FILL, THEN SCARIFIED TO A DEPTH OF 6" PRIOR TO PLACING OF ANY FILL.
CALL GRADING INSPECTOR FOR INITIAL INSPECTION.
7. A THOROUGH SEARCH SHALL BE MADE FOR ALL ABANDONED MAN-MADE
FACILITIES SUCH AS SEPTIC TANK SYSTEMS, FUEL OR WATER STORAGE
TANKS, AND PIPELINES OR CONDUITS. ANY SUCH FACILITIES ENCOUNTERED
SHALL BE REMOVED AND THE DEPRESSION PROPERLY FILLED AND COMPACTED
UNDER OBSERVATION OF THE GEOTECHNICAL ENGINEER.
8. AREAS WITH EXISTING SLOPES WHICH ARE TO RECEIVE FILL MATERIAL
SHALL BE KEYED AND BENCHED. THE DESIGN AND INSTALLATION OF THE
KEYWAY SHALL BE PER THE GEOTECHNICAL ENGINEER'S RECOMMENDATION OR
PER COUNTY STANDARD DETAIL NO. G-13.
9. FILL MATERIAL SHALL BE SPREAD IN LIFTS NOT EXCEEDING 6" IN
COMPACTED THICKNESS, MOISTENED OR DRIED AS NECESSARY TO NEAR
OPTIMUM MOISTURE CONTENT AND COMPACTED BY AN APPROVED METHOD. FILL
MATERIAL SHALL BE COMPACTED TO A MINIMUM OF 90% MAXIMUM DENSITY AS
DETERMINED BY 1957 ASTM D - 1557 - 91 MODIFIED PROCTOR (AASHO) TEST
OR SIMILAR APPROVED METHODS. SOME FILL AREAS MAY REQUIRE COMPACTION
TO A GREATER DENSITY IF CALLED FOR IN THE CONSTRUCTION DOCUMENTS.
SOIL TESTS SHALL BE CONDUCTED AT NOT LESS THAN ONE TEST FOR EACH
18" OF FILL AND/OR FOR EACH 500 CUBIC YARDS OF FILL PLACED.
10. CUT SLOPES SHALL NOT EXCEED A GRADE OF 1½-HORIZONTAL TO
1-VERTICAL. FILL AND COMBINATION FILL AND CUT SLOPES SHALL NOT
EXCEED 2-HORIZONTAL TO 1-VERTICAL. SLOPES OVER 3-FEET IN VERTICAL
HEIGHT SHALL BE PLANTED WITH APPROVED PERENNIAL VEGETATION OR
TREATED WITH EQUALLY APPROVED EROSION CONTROL MEASURES PRIOR TO
FINAL INSPECTION.
11. SURFACE DRAINAGE SHALL BE PROVIDED AT A MINIMUM OF 2% FOR 5
FEET AWAY FROM THE FOUNDATION LINE OR ANY STRUCTURE.
12. ALL TREES THAT ARE TO REMAIN ON SITE SHALL BE TEMPORARILY
FENCED AND PROTECTED AROUND THE DRIP LINE DURING GRADING
OPERATION.
13. AN EROSION AND SEDIMENT CONTROL PLAN SHALL BE REQUIRED AS
PART OF THE GRADING PLAN AND PERMIT REQUIREMENTS.
KEYNOTESX.XX KEYNOTE DESIGNATION
GREEN BUILDING NOTES1. NEW RESIDENTIAL DEVELOPMENTS WITH A
LANDSCAPE AREA OVER 500 SQ. FT. SHALL
COMPLY WITH ONE OF THE FOLLOWING: (CALGREEN 4.304.1) 1) LOCAL
WATER EFFICIENT LANDSCAPE ORDINANCE OR CURRENT CALIFORNIA
DEPARTMENT OF WATER RESOURCES' MODEL EFFICIENT LANDSCAPE ORDINANCE
(MWELO) 2) LANDSCAPE AREAS LESS THAN 2500 SQ. FT. MAY COMPLY WITH
MWELO'S APPENDIX D PRESCRIPTIVE COMPLIANCE OPTION.
2. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL
NOT BE INSTALLED. WALLS AND FLOOR FRAMING SHALL NOT BE ENCLOSED
WHEN FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. (CALGREEN
4.505.3)
3. THE MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND
FLOOR FRAMING IS CHECKED BEFORE ENCLOSURE. MOISTURE CONTENT SHALL
BE VERIFIED BY EITHER A PROBE TYPE OR A CONTACT TYPE MOISTURE METER
(CALGREEN 4.505.3.1)
SITE PLAN NOTES1. ALL UTILITY CONDUCTORS INCLUDING ELECTRICAL
SERVICE, TELEPHONE SERVICE, AND
CABLE TELEVISION MUST BE PLACED UNDERGROUND FROM THEIR POINT OF
ORIGIN AT THE UTILITY POLE TO THE SERVICE METER OR TERMINATION
POINT AT THE STRUCTURE. SBMC 22.38
2. BEFORE THE BUILDING INSPECTOR WILL GRANT CERTIFICATE OF
OCCUPANCY AND FINALIZE THE BUILDING PERMIT, THE CONTRACTOR IS TO
HAVE THE BUILDING AND SAFETY DIVISION CERTIFY POST-CONSTRUCTION
BMP'S WERE INSTALLED AS APPROVED AND THAT THEY COMPLY WITH THE CITY
OF SANTA BARBARA'S TIER 3 STORM WATER REQUIREMENTS. SEE SHEET T-0.1
AND CIVIL SHEETS FOR BMPS AND REQUIRED INSPECTIONS.
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
SITE PLAN
PUNTA GORDA AUD HOUSING
A-1.1
JIM CARR
5/27/2020
SCALE: 1/8" = 1'-0"SITE PLAN
N
TRUE NORTH
SCALE: 1" = 30'-0"COMMON OPEN SPACE DIAGRAM
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020
KEY VALUE KEYNOTE TEXT
06.01 WOOD TRELLIS, SEE STRUCTURAL23.01 CONDENSER ON CONCRETE
PAD32.01 DRIVEWAY W/ PERMEABLE PAVING. SEE CIVIL AND LANDSCAPE32.03
PERMEABLE WALKWAY, SEE CIVIL AND LANDSCAPE32.04 PLANTER, SEE
LANDSCAPE32.05 TREE BARK GROUND COVER, SEE LANDSCAPE32.07
MAILBOXES32.09 EXTERIOR DECK, SLOPE PER PLAN. SEE LANDSCAPE AND
CIVIL. SEE FINISH SCHEDULE
FOR MATERIAL
1
-
D.S
.
D.S
.
D.S
.D
.S.
D.S
.
D.S.
D.S.
D.S.
D.S
.
D.S. D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S
.
D.S
.
D.S.
UP
D.S.
D.S. D.S.
D.S.D.S.
D.S.
D.S
.
D.S
.
D.S
.
DW
DW
DW
DW DW
D.S.D.S.
DW
D.S
.
D.S
.
D.S.
D.S.
D.S.
DW
DW
DW
DW
DW
DW
DW
DW
UP
UP
D.S.
UP
02A-6.1
KITCHEN
LIVINGLIVINGENTRY
PWDR
ENTRY
KITCHEN
3' - 0"
125' - 0"
SING
LE S
TORY
RES
IDEN
CE
GARAGE
SINGLE STORY RESIDENCESINGLE STORY RESIDENCE
SINGLE STORY RESIDENCE
DOUB
LE S
TORY
APA
RTME
NT B
UILD
ING
GARAGE
OAK
OAK
OAK
01A-6.1
24"
PUNT
A GO
RDA
KITCHEN
LIVING
UNIT 3UNIT 4
UNIT 5UNIT 6
UNIT 13UNIT 14
UNIT 11UNIT 12
UNIT 7UNIT 8
UNIT 9UNIT 10
KITCHEN
LIVING
KITCHEN
LIVING
PWDRPWDR
LIVING
KITCHENKITCHEN
LIVING
PWDRPWDR
KITCHEN KITCHEN
LIVING
LIVING
PWDR PWDR
LIVING
KITCHEN PWDRPWDR
KITCHEN
LIVING
KITCHEN
LIVING
PWDR
PWDR
(N) DRIVEWAY
(N) PLANTER
(N) PLANTER(N) PLANTER
(N) WALKWAY
(N) COVERED TRASH
ENCLOSURE
(N) PLANTER
36' - 5 1/2" 21' - 1 1/2" 31' - 7 1/2"
166' - 3"
1' - 6
"18
' - 0"
30' -
6"
(N) P
LANT
ER
1 2 3 4 5
6 7 8 9 10 11 12 13 14
22.523
22.0
23
22.0
23
22.523
22.523
22.523
22.0
23
22.0
23
22.0
22.5
22.022.5
22.022.5
22.022.5
22.022.5
22.0
22.5
22.022.5
22.022.5
22.022.5
21.0
22.5
21.5
22.521
.522
.5
22.022.5
22.0
22.5
22.0
22.5
21.522.5
22.523.2
21.5
23.2
21.5
23.2
22.5
23.2 22
.523
.2
21.523.2
20.0
21
20.021.3
20.0
21.3
20.0
21.3 21.0
21.3
22.523
22.523
22.023
PNTR
Y
LIVING KITCHEN
(N) PLANTER
COVERED BIKE STORAGE BY
"PEAK RACKS" . 14 SPACES
21.021.3
KITCHEN LIVING
PNTR
Y
32.04
32.04
A-9.401
A-9.402
UNIT 1UNIT 2 11
32.04
32.04
32.04
32.04
32.04
32.07
A-9.407
KEYNOTESX.XX KEYNOTE DESIGNATION
GENERAL NOTES - FLOOR PLAN1. HARDWIRED SMOKE DETECTORS W/
BATTERY BACK-UP ARE REQUIRED IN EA BEDROOM &
IN AREAS LEADING TO BEDROOMS & AT TOP OF STAIRS.
2. ALL BEDROOMS REQUIRE AT LEAST ONE EGRESS WINDOW PER CBC
SECTION 310.
3. GLAZING MUST CONFORM TO CBC SECTION 2406 WHERE APPLICABLE.
ALL SHOWER AND BATHTUB SLIDING OR SWINGING DOORS SHALL BE
TEMPERED.
4. FURNITURE NOT IN CONTRACT.
5. PROVIDE FIREBLOCKING AS REQUIRED - PROVIDE FIREBLOCKING AT
ALL COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH 2016 CRC
R312.11. THIS INCLUDES, BUT IS NOT LIMITED TO: UNDERNEATH STAIRWAYS
AND ALL FURRED WALL LOCATIONS.
6. DRAFTSTOPPING IS NOT REQUIRED FOR THIS PROJECT PER 2016 CRC
302.12
7. ALL FINISHES TO COMPLY WITH CALGREEN MANDATORY MEASURES SHOWN
ON SHEET T1.3 & T1.4
8. SEE SHEETS A-8.1, A-8.2, A-8.3, AND A-8.4 FOR DOOR AND WINDOW
SCHEDULES
9. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWERHEADS
SHALL BE FINISHED WITH NON-ABSORBENT SURFACE THAT EXTENDS TO A
HEIGHT OF NOT LESS THAN 6' ABOVE THE FLOOR. CRC R307.2
1
GREEN BUILDING NOTES1. NEW RESIDENTIAL DEVELOPMENTS WITH A
LANDSCAPE AREA OVER 500 SQ. FT. SHALL
COMPLY WITH ONE OF THE FOLLOWING: (CALGREEN 4.304.1) 1) LOCAL
WATER EFFICIENT LANDSCAPE ORDINANCE OR CURRENT CALIFORNIA
DEPARTMENT OF WATER RESOURCES' MODEL EFFICIENT LANDSCAPE ORDINANCE
(MWELO) 2) LANDSCAPE AREAS LESS THAN 2500 SQ. FT. MAY COMPLY WITH
MWELO'S APPENDIX D PRESCRIPTIVE COMPLIANCE OPTION.
2. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL
NOT BE INSTALLED. WALLS AND FLOOR FRAMING SHALL NOT BE ENCLOSED
WHEN FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. (CALGREEN
4.505.3)
3. THE MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND
FLOOR FRAMING IS CHECKED BEFORE ENCLOSURE. MOISTURE CONTENT SHALL
BE VERIFIED BY EITHER A PROBE TYPE OR A CONTACT TYPE MOISTURE METER
(CALGREEN 4.505.3.1)
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
OVERALL LEVEL 1FLOOR PLAN
PUNTA GORDA AUD HOUSING
A-2.1
JIM CARR
5/27/2020
SCALE: 1/8" = 1'-0"LEVEL 1 FLOOR PLAN
KEY VALUE KEYNOTE TEXT
32.04 PLANTER, SEE LANDSCAPE32.07 MAILBOXES
N
TRUE NORTH
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020
1
-
D.S
.
D.S
.
D.S
.D
.S.
D.S
.
D.S.
D.S.
D.S.
D.S
.
D.S. D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S. D.S.
D.S.D.S.
D.S.
D.S
.
W/D
W/D
D.S
.
D.S
.
W/D
W/D
W/D
W/D
D.S.D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S.
W/D
W/D
W/D W/D
W/D
W/D
W/D
W/D
W/D
UP
DN
D.S.
UP
02A-6.1
M. BEDROOM
M. BATH
M. BEDROOM
BEDROOM 2
BATH
BEDROOM 2
BATH
M. BATH
M. BEDROOM
M. BATH M. BEDROOM
M. BATH
BEDROOM 2
BATH
BEDROOM 2
BATH
BEDROOM 2BATH BEDROOM 2
M. BEDROOM
M. BATHM. BATH
M. BEDROOM
M. BEDROOMM. BATH M. BATH
M. BEDROOM
BEDROOM 2
BATHBATH
BEDROOM 2
BEDROOM 2
BATHBATH
BEDROOM 2
M. BEDROOM
M. BATHM. BATH
M. BEDROOM
M. BEDROOM
M. BATH
BEDROOM 2BATH
BATH BEDROOM 2
M. BEDROOM
M. BATH
21' - 1 1/2" 36' - 5 1/2" 21' - 1 1/2"
42' - 3" 6' - 6 1/2"
21' - 1 1/2" 21' - 1 1/2"
18' -
0"
OAK
OAK
OAK
UNIT 1UNIT 2
UNIT 3UNIT 4
UNIT 5UNIT 6
UNIT 13UNIT 14
UNIT 11UNIT 12
UNIT 7UNIT 8
UNIT 9UNIT 10
1 2 3 4 5
6 7 8 9 10 11 12 13 14
LNDR
Y
LNDR
YLN
DRLNDR
Y
LNDR
Y
LNDR
Y
LNDR
Y LNDR
Y
BEDROOM 2BATH 2
LNDR
YCLST
BEDROOM 1
BATH 1 BATH 1
BEDROOM 1 BEDROOM 2BATH 2
LNDR
Y CLST
BATH
GENERAL NOTES - FLOOR PLAN1. HARDWIRED SMOKE DETECTORS W/
BATTERY BACK-UP ARE REQUIRED IN EA BEDROOM &
IN AREAS LEADING TO BEDROOMS & AT TOP OF STAIRS.
2. ALL BEDROOMS REQUIRE AT LEAST ONE EGRESS WINDOW PER CBC
SECTION 310.
3. GLAZING MUST CONFORM TO CBC SECTION 2406 WHERE APPLICABLE.
ALL SHOWER AND BATHTUB SLIDING OR SWINGING DOORS SHALL BE
TEMPERED.
4. FURNITURE NOT IN CONTRACT.
5. PROVIDE FIREBLOCKING AS REQUIRED - PROVIDE FIREBLOCKING AT
ALL COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH 2016 CRC
R312.11. THIS INCLUDES, BUT IS NOT LIMITED TO: UNDERNEATH STAIRWAYS
AND ALL FURRED WALL LOCATIONS.
6. DRAFTSTOPPING IS NOT REQUIRED FOR THIS PROJECT PER 2016 CRC
302.12
7. ALL FINISHES TO COMPLY WITH CALGREEN MANDATORY MEASURES SHOWN
ON SHEET T1.3 & T1.4
8. SEE SHEETS A-8.1, A-8.2, A-8.3, AND A-8.4 FOR DOOR AND WINDOW
SCHEDULES
9. SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWERHEADS
SHALL BE FINISHED WITH NON-ABSORBENT SURFACE THAT EXTENDS TO A
HEIGHT OF NOT LESS THAN 6' ABOVE THE FLOOR. CRC R307.2
1
KEYNOTESX.XX KEYNOTE DESIGNATION
GREEN BUILDING NOTES1. NEW RESIDENTIAL DEVELOPMENTS WITH A
LANDSCAPE AREA OVER 500 SQ. FT. SHALL
COMPLY WITH ONE OF THE FOLLOWING: (CALGREEN 4.304.1) 1) LOCAL
WATER EFFICIENT LANDSCAPE ORDINANCE OR CURRENT CALIFORNIA
DEPARTMENT OF WATER RESOURCES' MODEL EFFICIENT LANDSCAPE ORDINANCE
(MWELO) 2) LANDSCAPE AREAS LESS THAN 2500 SQ. FT. MAY COMPLY WITH
MWELO'S APPENDIX D PRESCRIPTIVE COMPLIANCE OPTION.
2. BUILDING MATERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL
NOT BE INSTALLED. WALLS AND FLOOR FRAMING SHALL NOT BE ENCLOSED
WHEN FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. (CALGREEN
4.505.3)
3. THE MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND
FLOOR FRAMING IS CHECKED BEFORE ENCLOSURE. MOISTURE CONTENT SHALL
BE VERIFIED BY EITHER A PROBE TYPE OR A CONTACT TYPE MOISTURE METER
(CALGREEN 4.505.3.1)
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
OVERALL LEVEL 2FLOOR PLAN
PUNTA GORDA AUD HOUSING
A-2.2
JIM CARR
5/27/2020
SCALE: 1/8" = 1'-0"LEVEL 2 FLOOR PLAN
KEY VALUE KEYNOTE TEXT
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020
N
TRUE NORTH
1
-
D.S
.
D.S
.
D.S
.D
.S.
D.S
.
D.S.
D.S.
D.S.
D.S
.
D.S. D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S
.
D.S
.
D.S.
D.S. D.S.
D.S.D.S.
D.S.
D.S
.
D.S
.
D.S
.
D.S.D.S.
D.S
.
D.S
.
D.S.
D.S.
D.S.
UP
D.S.
02A-6.1
RIDG
ERIDG
E
CRIC
KET
RIDGE
VALLE
Y
VALLEY
VALLE
Y
GUTTER
GUTTER
OAK
OAK
DS
RIDGE
VALLEY
VALLE
YRIDG
E
VALLEY
VALLE
Y
GUTTER
GUTTER
GUTTER
8" / 12"
RIDG
E
RIDG
E
CRIC
KET
GUTTER
8" / 12"
GUTTER
GUTTER
DS
GUTTER
GUTTER
COMPOSITE CLASS A SHINGLES ROOF, TYP.
GUTTER
GUTTER
GUTTER
GUTTER
RIDGERIDGE
RIDG
E
RIDG
E
VALLEY
VALLEY
7" / 12"
RIDG
E
RIDGE
RIDG
EVALLE
Y
VALLEY
VALLE
Y
VALLEY
7" / 12"
RIDG
E
RIDGE
VALL
EY
RIDG
E
VALLEY
VALLE
Y VALLEY
RIDGE
OAK
UNIT 1UNIT 2
UNIT 3UNIT 4
UNIT 5UNIT 6
UNIT 13UNIT 14
UNIT 11UNIT 12
UNIT 7UNIT 8
UNIT 9UNIT 10
1 2 3 4 5
6 7 8 9 10 11 12 13 14
RIDGE
RIDGE
VALL
EY
VALLEY
RIDGE
RIDG
E
CRIC
KET
CRIC
KET
NEIGHBORING PROPERTY
NEIGHBORING PROPERTY
NEIGHBORING PROPERTY
NEIGHBORING PROPERTYNEIGHBORING PROPERTY
NEIGHBORING PROPERTY
NEIGHBORING PROPERTYNEIGHBORING PROPERTYNEIGHBORING
PROPERTYNEIGHBORING PROPERTY
NEIGHBORING PROPERTY
NEIG
HBOR
ING
PROP
ERTY
1' - 6"
8" /
12"
VALLE
Y
VALLEYVALLE
Y VALLEY
8" /
12"
WOOD TRELLIS
WOOD TRELLIS
VALLE
Y
7" / 12" 7" / 12"
8" /
12"
8" /
12"
8" /
12"
8" /
12"
8" /
12"
8" /
12"
7" / 12" 7" / 12"
7" / 12" 7" / 12"
8" / 12" 8" / 12"8" / 12" 8" / 12"
8" / 12" 8" / 12" 8" / 12"
8" / 12"8" / 12"
8" /
12"
8" /
12"
8" / 12"8" / 12"
8" / 12"8" / 12"8" / 12"8" / 12"
GENERAL NOTES - ROOF PLAN1. PROVIDE FLASHING (8" MIN. LAP) AT
ROOF JOINTS, COORDINATE FLASHING MATERIAL
SELECTION W/ ARCHITECT, TYP.
2. COORINDATE LOCATION OF (N) VENT RISERS WITH ARCHITECT.
3. ATTIC VENT AREA & CALCULATIONS [PER 2016 CRC SECTION
806.2]. THE MINIMUM NET FREE VENTING AREA SHALL BE 1/150 OF THE
AREA OF THE VENTED SPACE. THE MINIMUM NET FREE AREA SHALL BE 1/300
OF THE AREA OF THE VENTED SPACE IF ONE OF THE FOLOWING CONDITIONS
ARE MET. EXCEPTION 2: NOT LESS THAN 40% AND NOT MORE THAN 50% OF
THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN
THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE. UPPER VENTILATORS
SHALL BE LOCATED NOT MORE THAN 3 FEET BELOW THE RIDGE OR HIGHEST
POINT OF THE SPACE, MEASURED VERTICALLY, WITH THE BALANCE OF THE
REQUIRED VENTILATION PROVIDED BY EAVE OR CORNICE VENTS. SEE ROOF
PLANS FOR CALCULATIONS.
4. SEE SHEET T-1.5 FOR ROOFING SPECIFICATION AND APPROVAL
LISTINGS1
KEYNOTESX.XX KEYNOTE DESIGNATION
C-22199
ThomasOchsner AIA
Architect
D
FW
PROJECT NAME
OAT
S R
ETE
EN
EC SILTH
MA
O
SEN
LCA
19
FI/LA 9 RO
NAI
ETOG. HS
C TCRII
EN
HCAR I
COPYTRIGHT.2017 BY THOMAS OCHSNER.
ALL RIGHTS RESERVED.NO PART OF THIS DRAWING MAY
BEREPRODUCED.
ARCHITECTURE & PLANNING
10 E. Yanonali StreetSuite 2D
Santa Barbara, CA 93101
Tel 805.770.7576Cel 805.705.6558
[email protected]
CLIENT
PROJECT
SHEET TITLE
SUBMITTALS/ REVISIONS
SHEET NO.
DATE DRAWN
PROJECT #
DATE
PUNTA GORDA AUDHOUSING
1317 PUNTA GORDA STREET
OVERALL ROOF PLAN
PUNTA GORDA AUD HOUSING
A-2.3
JIM CARR
5/27/2020
SCALE: 1/8" = 1'-0"ROOF PLAN
KEY VALUE KEYNOTE TEXT
CONCEPT SUBMITTAL 10/23/2018CONCEPT SUBMITTAL
9/17/2019PRELIMINARY/ FINAL ABR SUBMITTAL 11/14/2019BUILDING DEPT.
1ST SUBMITTAL 12/20/2019BUILDING DEPT 2ND SUBMITTAL 5/20/2020
N
TRUE NORTH
-
D.S. D.S.
D.S.D.S.
D.S.
DW DW
D.S.D.S.
DN
UP UP
D.S.
UP
D.S. D.S.
D.S.D.S.
D.S.
W/D
W/D
D.S.D.S.
W/D
DN DN
D.S.
D.S. D.S.
D.S.D.S.
D.S.
D.S.D.S.
D.S.
A6A-3.12
A1A-3.11
A4A-3.11
A3A-3.11
A2A-3.11
LIVING KITCHEN KITCHENLIVING
2-101
2-01 2-02
2-03
2-04
2-102
2-10
4
S-101
1-01
1-02 1-03
1-101
1-103
1-04
1-05
1-102
1-10
4
2-103
UNIT 2 UNIT 1
4' - 7" 22' - 0" 11' - 4" 22' - 0" 4' - 7"
64' - 6"
9' - 1
1"3'
- 8"
4' - 2
"
10' - 11 1/2" 4' - 6" 3' - 6" 2' - 4 1/2" 2' - 1" 3' - 2" 11' -
4" 3' - 2" 2' - 1" 2' - 4 1/2" 3' - 6" 4' - 6" 10' - 11 1/2"
26' - 7" 11' - 4" 26' - 7"
64' - 6"
2' - 5" 2' - 2" 2' - 8" 7' - 5 7/8" 5' - 7 1/2" 6' - 2 5/8" 5' -
8" 5' - 8" 6' - 2 5/8" 5' - 7 1/2" 7' - 5 7/8" 2' - 8" 2' - 3" 2' -
4"
BIKE STORAGE
5' - 2
1/4"
4' - 2
"13
' - 7"
A5A-3.12
A7A-3.12
2' - 0
"3'
- 2"
5' - 0
"3'
- 2"
11.03
11.01
22.04
22.05
A-9.112
22.05
22.06 22.06
09.09
22.1011.02
11.03
09.09
11.01
07.07
07.07
32.02
A-9.112
PWDR PWDR
09.09
22.10 11.