HIGHTOWER SALONS NEW CONSTRUCTION 1400 N HWY 287 MANSFIELD, TEXAS K N I G H T G R O U P A R C H I T E C T S : JACK A ROMIGH, AIA PH. 817.791.3235 :: [email protected]212 VERNA TRAIL N FORT WORTH TEXAS 76108 TEXAS ARCH LICENSE # 11685 CONSTRUCTION DOCUMENTS FOR BIDDING, PERMITTING AND CONSTRUCTION SEPT 15, 2015 REVIEW ISSUE DATES OCT. 26, 2015 REVIEW NOV 16, 2015 TDLR REGISTRATION #: TABS2019012194 NOV 27, 2015 ADD-1 JAN 28, 2016 ADD-2 PERMIT REVISIONS MARCH 8, 2016 ADD-3 PERMIT REVISIONS MAY 21, 2019 CHANGE ORDER #3 MAY 4, 2017 C.O. 1 OWNER REVISIONS 4 5 JULY 27, 2017 C.O. 2 PERMIT REVISIONS 6 MAY 21, 2019 C.O. 3 BUILDING ENVELOPE BIRD'S EYE VIEW FROM THE WEST SHEET INDEX OVERALL COVER SHEET G-1.0 FLOOR PLANS EGRESS FLOOR PLANS FIRST FLOOR PLAN SECOND FLOOR PLAN ROOF PLAN REFLECTED CEILING PLAN: 1ST FLOOR REFLECTED CEILING PLAN: 2ND FLOOR ENLARGED PLANS & INTERIORS ELEVATIONS, DOOR & WINDOW SCHEDULE ELEVATIONS BUILDING SECTION BUILDING SECTION BUILDING SECTION, FINISH SCHEDULE DETAILS DETAILS A-1.0 A-1.1 A-2.1 A-2.2 A-2.3 A-3.1 A-3.2 A-4.1 A-5.1 A-5.2 A-6.1 A-6.2 A-6.3 A-7.1 A-7.2 CIVIL COVER SHEET ALTA SURVEY GENERAL NOTES SITE PLAN DIMENSION CONTROL PLAN EROSION CONTROL PLAN DRAINAGE AREA MAPS GRADING PLAN PROFILES UTILITY PLAN SITE DETAILS EROSION CONTROL DETAILS C-0.0 C-0.2 C-0.3 C-2.0 C-2.1 C-3.0 C-3.1 C-3.2 C-3.3 C-4.0 C-5.0 C-5.1 CIVIL ARCHITECTU RAL GENERAL STRUCTURAL NOTES GENERAL STRUCTURAL NOTES FOUNDATION PLAN FIRST FLOOR FRAMING PLAN FOUNDATION DETAILS FOUNDATION DETAILS FOUNDATION DETAILS SECOND FLOOR FRAMING PLAN ROOF FRAMING PLAN FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DETAILS FRAMING DIAGRAMS FRAMING SCHEDULES S-0.1 S-0.2 S-1.0 S-1.1 S-2.1 S-2.2 S-2.3 S-3.1 S-3.2 S-4.1 S-4.2 S-4.3 S-4.4 S-4.5 S-5.1 S-5.2 STRUCTURAL ELECTRICAL GENERAL NOTES CRAWL SPACE LIGHTING FIRST FLOOR LIGHTING SECOND FLOOR LIGHTING CRAWL SPACE POWER PLAN FIRST FLOOR POWER PLAN SECOND FLOOR POWER PLAN SCHEDULES, RISER DIAGRAM & NOTES E0.01 E2.01 E2.02 E2.03 E3.01 E3.02 E3.03 E4.01 ELECTRICAL MECHANICAL SPECIFICATIONS & NOTES CRAWL SPACE MECHANICAL PLAN FIRST FLOOR MECHANICAL PLAN SECOND FLOOR MECHANICAL PLAN MECHANICAL SCHEDULES & DIAGRAMS MECHANICAL DETAILS M0.01 M2.01 M2.02 M2.03 M3.01 M3.02 MECHANICAL PLUMBING NOTES & SCHEDULES CRAWL SPACE PLUMBING PLAN FIRST FLOOR UNDER FLOOR PLUMBING FIRST FLOOR PLUMBING PLAN SECOND FLOOR PLUMBING PLAN ROOF PLUMBING PLAN GREASE TRAP DETAIL & CALCULATIONS PLUMBING DETAILS P0.01 P2.01 P2.02 P2.03 P2.04 P2.05 P3.01 P3.02 PLUMBING SCOPE OF WORK: MAY 21, 2019 CITY CODES: 2006 INTERNATIONAL BUILDING CODE 2006 INTERNATIONAL MECHANICAL CODE 2006 INTERNATIONAL PLUMBING CODE 2006 INTERNATIONAL FIRE CODE 2014 NATIONAL ELECTRIC CODE 2009 INTERNATIONAL ENERGY CONSERVATION CODE ICC/ANSI A117.1 AND ALL LOCAL AMENDMENTS PROJECT INFORMATION: LEGAL: 1400 N HWY 287, MANSFIELD, TX 76063 LOT 1R3C, BLOCK 1, MANSFIELD 287 ADDITION AN ADDITION TO THE CITY OF MANSFIELD, TEXAS (CABINET A, SLIDE 12131: PLAT RECORDS, TARRANT COUNTY, TEXAS ZONED: C-2; FREEWAY OVERLAY DISTRICT F.A.R. = 2.0; MIN SET BACK = 25'; MAX HEIGHT = 50' MIN 70% MASONRY WALLS (NOT INCLUDING WINDOWS, DOORS, ROOFS, BALCONIES, AWNINGS, ETC) USE: GENERAL SERVICE (BEAUTY/BARBER SHOP), OFFICE-HEALTH PRACTIONERS, OCCUPANCY (PER 2006 IBC): B (BARBER & BEAUTY SHOPS) - PRIMARY USE A-3 (BREAK AREA) - ACCESSORY USE NON-SEPARATED, MIXED USE OCCUPANCY NEW CONSTRUCTION CONSTRUCTION TYPE: V-B NOT PROTECTED; FULLY SPRINKLERED BUILDING: WOOD FRAME; 40 PSI ROOF LOAD, 90 MPH WIND LOADS AREA CALCULATIONS: GROSS BUILDING AREA: CRAWL SPACE = 520 (UTILITY SPACE ONLY) FIRST FLOOR = 6,165 SECOND FLOOR = 6,265 TOTAL AREA = 12,950 GROSS SQUARE FEET (ENCLOSED BUILDING AREA) FIRST LEVEL DECK: 1,322 SQUARE FEET (OUTSIDE AREA, PART OF EGRESS PATHWAY) BALCONY AREA: 612 SQUARE FEET (SECONDARY EGRESS PATHWAY TO STAIR) ALLOWABLE AREA (IBC): GROUP B, TYPE V-B: 9,000 S.F., 2 STORY AREA INCREASE (506.2 FRONTAGE INCREASE) If = [F/P - .25] W/30 = [.5 -.25] 2 = .5 = 50% AREA INCREASE = 13,500 SQUARE FEET ALLOWABLE EXTERIOR FINISHES: TOTAL WALL = 8,698 SQUARE FEET (NOT INCLUDING WINDOW, DOORS, ETC) MASONRY = 6,905 SQUARE FEET (79.3%) MASONRY LIKE = 1,793 SQUARE FEET OCCUPANT LOAD CALCULATIONS: GROSS FLOOR AREA: 12,950 SQUARE FEET @ 1 OCCUPANT PER 100 FEET (GROSS) = 130 OCCUPANTS EXITS REQUIRED = 2; PROVIDED = (3) 1ST FLOOR; (2) 2ND FLOOR - 1 INTERIOR & 1 EXTERIOR STAIR) MAXIMUM TRAVEL DISTANCE TO AN EXIT LIMITED TO 300 FEET; PROVIDED IS LESS THAN 100 FEET BALCONY AREA: 612 (GROSS) @ 1 OCCUPANT PER 7 FEET = 88 OCCUPANTS EXITS REQUIRED = 2; PROVIDED = 2 2ND FLOOR EXIT WIDTH REQUIRED: 63 OCCUPANTS (INTERIOR) + 88 (EXTERIOR) = 151 x .2 = 30.2 INCHES = 31 INCHES (REQ'D) 16 INCHES REQUIRED AT EACH OF 3 EXIT STAIRS (ONE AT EACH SIDE OF THE EGRESS BALCONY) STAIR WIDTHS ARE 44" EACH (CLEAR WIDTH PROVIDED BETWEEN HANDRAILS) 1ST FLOOR EXIT WIDTH REQUIRED: 62 OCCUPANTS (INTERIOR) + 32 (2ND FLOOR - HALF) = 94 x 0.15 = 14.1 = 15 INCHES (REQ'D) OUTSIDE DECK: 1,322 S.F. (1,050 NET) @ 1/7 = 150 OCCUPANTS ; EGRESS WIDTH = 23" (REQ'D) PARKING REQUIREMENT CALCULATIONS: TOTAL BUILDING AREA: 12,950 SQUARE FEET (GROSS) 11,824 SQUARE FEET (FLOOR AREA: AREA INSIDE THE WALLS, PER ZONING) P E R Z O N I N G O R D I N A N C E , S E C T I O N 7 2 0 0 PERSONAL SERVICES (BEAUTY SALONS): 1 SPACE PER 200 S.F OF AREA BUILDING INSULATION: WALLS = R-20 CEILING-ROOF = R-30 OVER CRAWL SPACE = R-30 GLAZING: U = 0.27; SHGC = 0.18 WINDOWS & DOORS WITH THERMALLY BROKEN FRAMES; e.g. YKK MEGATHERM ALUMINUM FRAMING STOREFRONT DOORS: U = .42 HOLLOW METAL DOORS: U = .39 FIRE FIRST FLOOR PLAN SECOND FLOOR PLAN FP2.01 FP2.02 LANDSCAPING: PROTECT EXISTING TREES, TO BE PRESERVED, DURING CONSTRUCTION; SEE LANDSCAPE DRAWINGS FOR NEW CONFORMANCE TO CURRENT CITY STANDARDS TREE REMOVAL PLAN LANDSCAPE PLAN LANDSCAPE DETAILS L1.01 L1.02 L1.03 LANDSCAPE = 59.12 SPACES TOTAL REQUIRED = 60 SPACES PROVIDED = 60 SPACES (INCL 3 HANDICAP) PLUS 10 PROVIDED OFF SITE ON ADJACENT PROPERTY 1. PROJECT DESCRIPTION: NEW CONSTRUCTION OF A TWO STORY WOOD FRAME BUILDING WITH STAIRS, ELEVATOR, MECHANICAL, ELECTRICAL AND PLUMBING SERVICES COMPLETE (EXCEPT AS NOTED FOR FUTURE INSTALLATION). THE CONTRACT FOR CONSTRUCTION IS THE AIA OWNER-CONTRACTOR AGREEMENT, B141 AND INCLUDES AIA DOCUMENT A201, GENERAL CONDITIONS FO THE CONTRACT FOR CONSTRUCTION; VERSIONS 1997 OR NEWER. BEFORE CONSTRUCTION WORK STARTS, THE CONTRACTOR WILL SCHEDULE A PRE-CONSTRUCTION MEETING AT THE JOB SITE WITH THE OWNER, THE ARCHITECT AND ALL MAJOR SUBCONTRACTORS TO REVIEW THE OVERALL SCOPE OF WORK, THE OVERALL SCHEDULE AND THE SCHEDULE OF EACH TRADE. THE AGENDA WILL INCLUDE THE ITEMS NOTE ABOVE, POTENTIAL CONFLICTS, THE CRITICAL PATH OF THE SCOPE OF WORK AND ANY POTENTIAL COST SAVINGS. 2. DO NOT SCALE THESE DRAWINGS FOR CONSTRUCTION OR FOR INSTALLATION PURPOSES; USE THE NOTES AND DIMENSIONS PROVIDED. IF THERE IS A CONFLICT WITH THE ACTUAL CONSTRUCTION OR AN OMISSION OF A NEEDED DIMENSION OR INFORMATION, NOTIFY THE ARCHITECT IMMEDIATELY. PLAN DIMENSIONS ARE FROM THE FACE OF FINISHED SURFACES, UNLESS NOTED OTHERWISE, AND WALL DIMENSIONS ARE NOMINAL. WHERE INTERIOR WALL TO WALL DIMENSIONS ARE SHOWN, MAINTAIN THOSE CLEAR DIMENSIONS TO COMPLY WITH APPLICABLE TEXAS ACCESSIBILITY STANDARDS (OR A.D.A.). 3. BEFORE PROCEEDING WITH INSTALLATIONS, VERIFY THE LOCATION AND LAYOUT OF ALL FIXTURES AND EQUIPMENT IN THE SAME AREA OF WORK; E.G. BEFORE POURING CONCRETE CONFIRM EXACT LOCATIONS OF PLUMBING ROUGH-INS AND ANY UNDERSLAB OR UNDERFLOOR ELECTRICAL INSTALLATIONS (FLOOR OUTLETS OR UNDERGROUND CONDUIT). 4. EACH TRADE SHALL RESPECT THE WORK OF OTHER TRADES AND NOT CUT INTO OR DAMAGE EXISTING WORK. REVIEW THE COMPLETE SCOPE OF WORK TO UNDERSTAND THE WORK OF OTHER TRADES IN THE SAME OR ADJACENT LOCATIONS. INSPECT ALL SURFACES TO RECEIVE FINISHES OR EQUIPMENT FOR DAMAGE AND COMPATIBILITY TO THE PROPOSED INSTALLATION, AND NOTIFIY THE CONTRACTOR IF REMEDIAL WORK IS REQUIRED. OTHERWISE, CUT, PATCH AND REPAIR AS REQUIRED. CONSTRUCTION NOTES SITE WORK: REMOVE ALL ORGANIC MATERIAL FROM AREAS OF BUILDING AND PAVING INSTALLATIONS. COMPLY WITH THE CIVIL DRAWINGS AND REQUIREMENTS; DISPOSE OF EXCESS MATERIAL APPROPRIATELY IN ACCORDANCE WITH LOCAL ORDINANCES AND STATE REQUIREMENTS. LANDSCAPE WAS COMPLETED FOR THE SITE WITH THE COMPLETION OF THE FIRST BUILDING. CONCRETE: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. PAVING REQUIREMENTS AND BUILDING SLAB REQUIREMENTS ARE NOT THE SAME - FOLLOW CIVIL REQUIREMENTS FOR PAVING AND STRUCTURAL ENGINEERING REQUIREMENTS FOR THE BUILDING SLAB AND FOUNDATIONS. FRAMIING: PROVIDE PROPER BRACING DURING ROUGH FRAMING WORK, DO NOT FULLY LOAD FLOORS, WALLS OR SUPPORT STRUCTURES UNTIL ALL SHEAR WALLS AND BRACING REQUIREMENTS HAVE BEEN MET. STEEL: PROVIDE LINTELS AND ELEVATOR SUPPORT STEEL AS REQUIRED TO MEET ALL ENGINEERING, PROJECT, AND EQUIPMENT INSTRUCTIONS AND REQUIREMENTS. MASONRY: INSTALL MASONRY UNITS PLUMB, LEVEL AND TO THE SET LEVELS AS REQUIRED BY THE DOCUMENTS AND INDUSTRY STANDARD REQUIREMENTS. ALL EXTERIOR MASONRY PRODUCTS MUST BE A NOMINAL 2" IN THICKNESS. ELECTRICAL: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL WIRING, INCLUDING LOW VOLTAGE AND DATA CABLES FOR FIXTURES AND EQUIPMENT IN A NEAT AND ORDERLY MANNER PER CODE, AND THAT DOES NOT INTERFERE WITH THE BUILDING STRUCTURE OR THE INSULATION ENVELOPE. AT END OF CONSTRUCTION, CLEAN ALL LIGHT FIXTURES AND LAMPS (AS APPROPRIATE) AND DOUBLE CHECK THAT THE ELECTRIC PANELS ARE PROPERLY LABELED. MECHANICAL: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL NEW EQUIPMENT AS SHOWN AND SCHEDULED, TEST AND BALANCE TO ENSURE INTENDED OPERATION. CLEAN THE SUPPLY AND RETURN AIR GRILLES AND REPLACE ALL FILTERS AT THE COMPLETION OF CONSTRUCTION. PROVIDE ONE EXTRA SET OF FILTERS FOR THE OWNER'S USE. PLUMBING: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL NEW FIXTURES AS SHOWN AND SCHEDULED (SEE PLUMBING PLANS) AND TO MEET TSA & ADA (ACCESSIBILITY) REQUIREMENTS, IN COMPLIANCE WITH CODE; INSTALL UNDERGROUND WORK PROPERLY BEDDED, PLUMBED AND TESTED. ENSURE THAT TOILET ACCESSORIES ARE INSTALLED PLUMB, LEVEL AND IN COMPLIANCE WITH CODE. NOTE: INSTALL ALL UTILITY SERVICES (ELECTRIC, PHONE, WATER, ETC) UNDERGROUND PER CODE AND ORDINANCE REQUIREMENTS AND AT THE RECOMMENDED DEPTHS AND PROSCRIBED METHODS FINISHES: ALL MISCELLANEOUS EXTERIOR MATERIALS; E.G. STAIRS, ROOF LADDERS, MISC. EQUIPMENT (INCLUDING ELECTRICAL DEVICES, CONDUIT, MECHANICAL GRILLES, ETC) SHALL BE PAINTED TO MATCH THE ADJOINING EXTERIOR FINISH MATERIAL. PROVIDE PAINT SAMPLES FOR EACH SUCH ITEM FOR APPROVAL PRIOR TO INSTALLATION (MINIMUM 7 DAY LEAD TIME) SPECIAL INSPECTIONS, REQUIRED BY THE DOCUMENTS AND CODE PERFORMED BY CMJ ENGINEERING, 7636 PEBBLE DR, FORT WORTH, 76118, PH. (817) 284-9400, GARRETT E. WILLIAMS, P.E. (TX LIC. No. 52525), PRESIDENT GENERAL NOTES: 5. SUBMITTALS: PROVIDE ANY REQUIRED SUBMITTALS IN A TIMELY MANNER, ALLOWING A MINIMUM OF 10 BUSINESS DAYS FOR REVIEW AND APPROVAL. IF THE CONTRACTOR INTENDS TO PROVIDE AN ALTERNATE PRODUCT TO THAT SPECIFIED, INCLUDE DOCUMENTATION THAT THE SUBSTITUTE PRODUCT IS EQUIVALENT TO THE SPECIFIED PRODUCT AND WILL MEET THE INTENDED USE AND STANDARDS. IF THE CONTRACTOR IS SUBMITTING A COST SAVINGS SUBSTITUTE INCLUDE DOCUMENTATION DETAILING THE COST SAVINGS, THE CONSTRUCTION TIME SAVINGS AND HOW THE SUBSTITUTE PRODUCT DIFFERS FROM THE SPECIFIED PRODUCT(S) IN OPERATION AND DURABILITY. ALL SUBMITTALS ARE ROUTED THROUGH THE GENERAL CONTRACTOR FOR DOCUMENTATION AND RECORD KEEPING. NOTE: ALL OPERATIONAL EQUIPMENT TO INCLUDE INSTALLATION INSTRUCTIONS, AN OPERATION MANUAL INCLUDING MAINTENANCE REQUIREMENTS AND WARANTY DOCUMENTATION. THE ELEVATOR MUST BE TESTED, INSPECTED AND CERTIFIED BY THE TEXAS DEPARTMENT OF LICENSING AND REGULATION (TDLR) PRIOR TO FINAL BUILDING INSPECTION BY THE CITY OF MANSFIELD. 6. QUALITY CONTROL INCLUDES THE USE OF THIRD PARTY INSPECTION AS REQUIRED BY CODE AND LOCAL JURISDICTIONS. IT ALSO MEANS MEETING INDUSTRY AND SPECIFIED CONSTRUCTION TOLERANCES IN FLATNESS, PLUMB AND LEVEL INSTALLATIONS. COMPLY WITH DIMENSIONAL REQUIREMENTS REFERENCED IN THE DRAWINGS AND AS REQUIRED TO MEET CLEARANCES RELATED TO ACCESSIBILITY AND THE OPERATIONS AND MAINTENANCE OF EQUIPMENT. WHERE TESTING IS REQUIRED, PROVIDE THE TEST REPORTS TO THE OWNER AND THE ARCHITECT FOR REVIEW AND APPROVAL IN A TIMELY MANNER TO ALLOW FOR ANY CORRECTIVE ACTIONS,IF REQUIRED. WORK THAT IS INSTALLED THAT DOES NOT MEET SPECIFICATIONS OR MANUFACTURER'S STANDARDS WILL BE CORRECTED AND/OR REPLACED SOLELY AT THE CONTRACTOR'S EXPENSE WITHOUT ANY DELAY IN THE OVERALL PROJECT SCHEDULE. 7. THE CONTRACTOR PROVIDES ANY NECESSARY TEMPORARY UTILITIES, FIELD OFFICES, SCAFFOLDING, TOOLS AND EQUIPMENT NECESSARY FOR CONSTRUCTION. PROVIDE A RECEPTACLE FOR TRASH AND ESTABLISH A SYSTEM TO KEEP THE ENTIRE SITE FREE FROM CONSTRUCTION DEBRIS BY CLEANING UP AT THE END OF EACH BUSINESS DAY AND REMOVING EXCESS DEBRIS FROM THE SITE AS NECESSARY. 8. PROJECT CLOSEOUT: AT THE END OF THE PROJECT CONSTRUCTION PROVIDE A FINAL CLEANING OF THE BUILDING AND ALL OPERATING EQUIPMENT, INCLUDING SCREENS, FILTERS AND APERTURES. CLEANING INCLUDES BROOM SWEEPING AND VACUUMING ALL FLOORS, MOPPING TILE AND COMPOSITE FLOORING MATERIALS; THOROUGHLY CLEANING WITH NON-TOXIC COMMERCIAL CLEANING PRODUCTS, ALL COUNTERS, CABINETS, ACCESSORIES, ALL WINDOWS, DOORS AND HARDWARE; TOUCHING UP PAINTED SURFACES; CLEANING OR REPLACING MARRED CEILING TILES AND GRID; CLEAING ALL LIGHT FIXTURES AND ENSURING ALL LAMPS ARE OPERATIONAL; A FINAL TESTING OF ALL EQUIPMENT, STATIONARY OR OPERATING; VERIFYING THAT REQUIRED EXTRA PARTS, FILTERS, MAINTENANCE EQUIPMENT, ETC ARE STORED IN APPROPRIATE AND LABELED LOCATIONS. ALSO, PROVIDE THE OWNER WITH ALL EQUIPMENT MANUALS AS NOTED WITH INSTRUCTIONS AND WARANTY DOCUMENTS AND AT LEAST ONE SET OF AS BUILT DRAWINGS FOR THE OWNER'S USE. PROVIDE LIEN WAIVERS, PER THE CONTRACT FOR CONSTRUCTION, FOR EACH MAJOR TRADE AND AN OVERALL LIEN WAIVER FOR THE PROJECT AND CONTACT INFORMATION FOR WARANTY WORK AS REQUIRED. G - 1 . 0 4 4 4 5 5 Complete weather barrier at exterior sheathing (all exposed surfaces) Provide weather barrier at cantilever beam for future stair at south exit Remove second floor balcony (add supports at wall if required by manufacturer) - cut joists flush with the stud wall, install sheathing and weather barrier Change door openings at deck and balcony to window openings - infill to match adjacent walls - see Plans & Elevations for locations and window types Extend interior roof drains to drainage (currently stubbed out wall at second floor) Install overflow scuppers Metal roofing installation at two locations (select color from standard manuf. colors) - Tower: repair/replace decking as required, weather barrier and metal roofing - Entry Balcony: install column, framing, deck & roof system for shed roof Front balcony (over entry) - repair deck, install roofing and scuppers Install exterior soffits (Hardie-sheet panels as shown) Install Windows and Doors (4 doors changed to windows) Install exterior insulation board, taping all joints Install masonry lintels, brick shelves, flashings, masonry ties, etc as detailed Install masonry units (as selected) with flashings and weeps Install parapet cap Maintain grounds, mow & weed as required; remove all trash Sawcut & remove undermined section of concrete at first H.C. parking space - fill & compact subgrade, including sidewalk area at Entry - slope to drain properly Replace concrete at correct slope, thickness and reinforcing Place one section of entry sidewalk for an accessible entry - from first parking space to entry Install safety railings on the rear deck (minimum construction type safety railing) -existing barrier wall can remain – paint for weather protection Weather-seal the joists supporting the deck (they were never sealed or painted) Install safety railings at the top of the retaining walls around the parking lot -from deck to one parking west of the island opposite where grade =30” below wall Install car barrier at end of driveway at front parking lot over retaining wall Prevent cars from accessing rear parking lot - provide secure vehicle barrier across driveway, OR - install barrier to prevent cars from rolling over wall (City review of proposal) Install chain link fencing at perimeter of lower level with (1) one gate - 4' wide SITE: BUILDING: INTERIOR: Inspect floor deck; repair damaged floor deck, and replace missing floor deck At entry provide structural support the floor joists (one location) - add stud grade studs at bearing point for joists - remove loose beam section and connect end of joists to wall Tighten all hold-down anchors and add missing Simpson anchors at roof joists, etc. -review structural drawings for reference -structural engineer will be available to review on an as-needed basis OTHER: New TDLR file for Texas Accessibility Standards Updated ComCheck per 2015 IECC SECOND FLOOR BALCONY EXTERIOR STAIR #2 METAL LOUVER SUN SCREENS AT FRONT ELEVATION WINDOWS FABRIC AWNINGS OVER DOORS NOT INSTALLED AT THIS TIME (REQUIRED FOR OCCUPANCY): - STAIR #1 (DOOR TO STAIR TEMPORARILY BARRICADED) - PREPARATION OF INTERIOR FLOORS FOR FINISHES (UNDERLAYMENT & SANDING) - ALL SIDEWALKS - TRASH ENCLOSURE - PARKING LOT LIGHTING - LANDSCAPING AND IRRIGATION - EXTERIOR DECK RAILING AND ANY REQUIRED REPAIR OF EXTERIOR DECKING - CAR BARRICADES AT RETAINING WALLS IN REAR PARKING LOT - ANY INTERIOR FINISH WORK - INTERIOR INSULATION (building will have roof & exterior board insulation) DELETED FEATURES: SCOPE IS LIMITED TO THE BUILDING ENVELOPE AS NOTED BELOW 6 6
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CIVIL COVER SHEETALTA SURVEYGENERAL NOTESSITE PLANDIMENSION CONTROL PLANEROSION CONTROL PLANDRAINAGE AREA MAPSGRADING PLANPROFILESUTILITY PLANSITE DETAILSEROSION CONTROL DETAILS
ELECTRICAL GENERAL NOTESCRAWL SPACE LIGHTINGFIRST FLOOR LIGHTINGSECOND FLOOR LIGHTINGCRAWL SPACE POWER PLANFIRST FLOOR POWER PLANSECOND FLOOR POWER PLANSCHEDULES, RISER DIAGRAM & NOTES
E0.01E2.01E2.02E2.03E3.01E3.02E3.03E4.01
ELEC
TRIC
AL
MECHANICAL SPECIFICATIONS & NOTES CRAWL SPACE MECHANICAL PLANFIRST FLOOR MECHANICAL PLAN SECOND FLOOR MECHANICAL PLANMECHANICAL SCHEDULES & DIAGRAMSMECHANICAL DETAILS
M0.01M2.01M2.02M2.03M3.01M3.02M
ECH
AN
ICA
L
PLUMBING NOTES & SCHEDULESCRAWL SPACE PLUMBING PLANFIRST FLOOR UNDER FLOOR PLUMBING FIRST FLOOR PLUMBING PLANSECOND FLOOR PLUMBING PLANROOF PLUMBING PLANGREASE TRAP DETAIL & CALCULATIONSPLUMBING DETAILS
P0.01P2.01P2.02P2.03P2.04P2.05P3.01P3.02
PLU
MB
ING
SCOPE OF WORK: MAY 21, 2019
CITY CODES: 2006 INTERNATIONAL BUILDING CODE 2006 INTERNATIONAL MECHANICAL CODE 2006 INTERNATIONAL PLUMBING CODE 2006 INTERNATIONAL FIRE CODE 2014 NATIONAL ELECTRIC CODE 2009 INTERNATIONAL ENERGY CONSERVATION CODE ICC/ANSI A117.1 AND ALL LOCAL AMENDMENTS
PROJECT INFORMATION:LEGAL: 1400 N HWY 287, MANSFIELD, TX 76063 LOT 1R3C, BLOCK 1, MANSFIELD 287 ADDITION AN ADDITION TO THE CITY OF MANSFIELD, TEXAS (CABINET A, SLIDE 12131: PLAT RECORDS, TARRANT COUNTY, TEXASZONED: C-2; FREEWAY OVERLAY DISTRICT F.A.R. = 2.0; MIN SET BACK = 25'; MAX HEIGHT = 50' MIN 70% MASONRY WALLS (NOT INCLUDING WINDOWS, DOORS, ROOFS, BALCONIES, AWNINGS, ETC)USE: GENERAL SERVICE (BEAUTY/BARBER SHOP), OFFICE-HEALTH PRACTIONERS, OCCUPANCY (PER 2006 IBC): B (BARBER & BEAUTY SHOPS) - PRIMARY USE A-3 (BREAK AREA) - ACCESSORY USE NON-SEPARATED, MIXED USE OCCUPANCYNEW CONSTRUCTION CONSTRUCTION TYPE: V-B NOT PROTECTED; FULLY SPRINKLERED BUILDING: WOOD FRAME; 40 PSI ROOF LOAD, 90 MPH WIND LOADS
AREA CALCULATIONS:
GROSS BUILDING AREA: CRAWL SPACE = 520 (UTILITY SPACE ONLY) FIRST FLOOR = 6,165
SECOND FLOOR = 6,265 TOTAL AREA = 12,950 GROSS SQUARE FEET (ENCLOSED BUILDING AREA) FIRST LEVEL DECK: 1,322 SQUARE FEET (OUTSIDE AREA, PART OF EGRESS PATHWAY) BALCONY AREA: 612 SQUARE FEET (SECONDARY EGRESS PATHWAY TO STAIR)
ALLOWABLE AREA (IBC): GROUP B, TYPE V-B: 9,000 S.F., 2 STORY AREA INCREASE (506.2 FRONTAGE INCREASE) If = [F/P - .25] W/30 = [.5 -.25] 2 = .5 = 50% AREA INCREASE = 13,500 SQUARE FEET ALLOWABLE EXTERIOR FINISHES: TOTAL WALL = 8,698 SQUARE FEET (NOT INCLUDING WINDOW, DOORS, ETC) MASONRY = 6,905 SQUARE FEET (79.3%) MASONRY LIKE = 1,793 SQUARE FEET
OCCUPANT LOAD CALCULATIONS:
GROSS FLOOR AREA: 12,950 SQUARE FEET @ 1 OCCUPANT PER 100 FEET (GROSS) = 130 OCCUPANTS EXITS REQUIRED = 2; PROVIDED = (3) 1ST FLOOR; (2) 2ND FLOOR - 1 INTERIOR & 1 EXTERIOR STAIR) MAXIMUM TRAVEL DISTANCE TO AN EXIT LIMITED TO 300 FEET; PROVIDED IS LESS THAN 100 FEET BALCONY AREA: 612 (GROSS) @ 1 OCCUPANT PER 7 FEET = 88 OCCUPANTS EXITS REQUIRED = 2; PROVIDED = 2 2ND FLOOR EXIT WIDTH REQUIRED: 63 OCCUPANTS (INTERIOR) + 88 (EXTERIOR) = 151 x .2 = 30.2 INCHES = 31 INCHES (REQ'D) 16 INCHES REQUIRED AT EACH OF 3 EXIT STAIRS (ONE AT EACH SIDE OF THE EGRESS BALCONY) STAIR WIDTHS ARE 44" EACH (CLEAR WIDTH PROVIDED BETWEEN HANDRAILS) 1ST FLOOR EXIT WIDTH REQUIRED: 62 OCCUPANTS (INTERIOR) + 32 (2ND FLOOR - HALF) = 94 x 0.15 = 14.1 = 15 INCHES (REQ'D) OUTSIDE DECK: 1,322 S.F. (1,050 NET) @ 1/7 = 150 OCCUPANTS ; EGRESS WIDTH = 23" (REQ'D)
PARKING REQUIREMENT CALCULATIONS:
TOTAL BUILDING AREA: 12,950 SQUARE FEET (GROSS) 11,824 SQUARE FEET (FLOOR AREA: AREA INSIDE THE WALLS, PER ZONING)
PER ZONING ORDINANCE, SECTION 7200
PERSONAL SERVICES (BEAUTY SALONS): 1 SPACE PER 200 S.F OF AREA
BUILDING INSULATION:
WALLS = R-20 CEILING-ROOF = R-30 OVER CRAWL SPACE = R-30 GLAZING: U = 0.27; SHGC = 0.18 WINDOWS & DOORS WITH THERMALLY BROKEN FRAMES; e.g. YKK MEGATHERM ALUMINUM FRAMING STOREFRONT DOORS: U = .42 HOLLOW METAL DOORS: U = .39
FIR
E FIRST FLOOR PLANSECOND FLOOR PLAN
FP2.01FP2.02
LANDSCAPING:
PROTECT EXISTING TREES, TO BE PRESERVED, DURING CONSTRUCTION; SEE LANDSCAPE DRAWINGS FOR NEW CONFORMANCE TO CURRENT CITY STANDARDS
1. PROJECT DESCRIPTION: NEW CONSTRUCTION OF A TWO STORY WOOD FRAME BUILDING WITH STAIRS, ELEVATOR, MECHANICAL, ELECTRICAL AND PLUMBING SERVICES COMPLETE (EXCEPT AS NOTED FOR FUTURE INSTALLATION).
THE CONTRACT FOR CONSTRUCTION IS THE AIA OWNER-CONTRACTOR AGREEMENT, B141 AND INCLUDES AIA DOCUMENT A201, GENERAL CONDITIONS FO THE CONTRACT FOR CONSTRUCTION; VERSIONS 1997 OR NEWER.
BEFORE CONSTRUCTION WORK STARTS, THE CONTRACTOR WILL SCHEDULE A PRE-CONSTRUCTION MEETING AT THE JOB SITE WITH THE OWNER, THE ARCHITECT AND ALL MAJOR SUBCONTRACTORS TO REVIEW THE OVERALL SCOPE OF WORK, THE OVERALL SCHEDULE AND THE SCHEDULE OF EACH TRADE. THE AGENDA WILL INCLUDE THE ITEMS NOTE ABOVE, POTENTIAL CONFLICTS, THE CRITICAL PATH OF THE SCOPE OF WORK AND ANY POTENTIAL COST SAVINGS.
2. DO NOT SCALE THESE DRAWINGS FOR CONSTRUCTION OR FOR INSTALLATION PURPOSES; USE THE NOTES AND DIMENSIONS PROVIDED. IF THERE IS A CONFLICT WITH THE ACTUAL CONSTRUCTION OR AN OMISSION OF A NEEDED DIMENSION OR INFORMATION, NOTIFY THE ARCHITECT IMMEDIATELY. PLAN DIMENSIONS ARE FROM THE FACE OF FINISHED SURFACES, UNLESS NOTED OTHERWISE, AND WALL DIMENSIONS ARE NOMINAL. WHERE INTERIOR WALL TO WALL DIMENSIONS ARE SHOWN, MAINTAIN THOSE CLEAR DIMENSIONS TO COMPLY WITH APPLICABLE TEXAS ACCESSIBILITY STANDARDS (OR A.D.A.).
3. BEFORE PROCEEDING WITH INSTALLATIONS, VERIFY THE LOCATION AND LAYOUT OF ALL FIXTURES AND EQUIPMENT IN THE SAME AREA OF WORK; E.G. BEFORE POURING CONCRETE CONFIRM EXACT LOCATIONS OF PLUMBING ROUGH-INS AND ANY UNDERSLAB OR UNDERFLOOR ELECTRICAL INSTALLATIONS (FLOOR OUTLETS OR UNDERGROUND CONDUIT).
4. EACH TRADE SHALL RESPECT THE WORK OF OTHER TRADES AND NOT CUT INTO OR DAMAGE EXISTING WORK. REVIEW THE COMPLETE SCOPE OF WORK TO UNDERSTAND THE WORK OF OTHER TRADES IN THE SAME OR ADJACENT LOCATIONS. INSPECT ALL SURFACES TO RECEIVE FINISHES OR EQUIPMENT FOR DAMAGE AND COMPATIBILITY TO THE PROPOSED INSTALLATION, AND NOTIFIY THE CONTRACTOR IF REMEDIAL WORK IS REQUIRED. OTHERWISE, CUT, PATCH AND REPAIR AS REQUIRED.
CONSTRUCTION NOTES
SITE WORK: REMOVE ALL ORGANIC MATERIAL FROM AREAS OF BUILDING AND PAVING INSTALLATIONS. COMPLY WITH THE CIVIL DRAWINGS AND REQUIREMENTS; DISPOSE OF EXCESS MATERIAL APPROPRIATELY IN ACCORDANCE WITH LOCAL ORDINANCES AND STATE REQUIREMENTS. LANDSCAPE WAS COMPLETED FOR THE SITE WITH THE COMPLETION OF THE FIRST BUILDING.
CONCRETE: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. PAVING REQUIREMENTS AND BUILDING SLAB REQUIREMENTS ARE NOT THE SAME - FOLLOW CIVIL REQUIREMENTS FOR PAVING AND STRUCTURAL ENGINEERING REQUIREMENTS FOR THE BUILDING SLAB AND FOUNDATIONS.
FRAMIING: PROVIDE PROPER BRACING DURING ROUGH FRAMING WORK, DO NOT FULLY LOAD FLOORS, WALLS OR SUPPORT STRUCTURES UNTIL ALL SHEAR WALLS AND BRACING REQUIREMENTS HAVE BEEN MET.
STEEL: PROVIDE LINTELS AND ELEVATOR SUPPORT STEEL AS REQUIRED TO MEET ALL ENGINEERING, PROJECT, AND EQUIPMENT INSTRUCTIONS AND REQUIREMENTS.
MASONRY: INSTALL MASONRY UNITS PLUMB, LEVEL AND TO THE SET LEVELS AS REQUIRED BY THE DOCUMENTS AND INDUSTRY STANDARD REQUIREMENTS. ALL EXTERIOR MASONRY PRODUCTS MUST BE A NOMINAL 2" IN THICKNESS.
ELECTRICAL: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL WIRING, INCLUDING LOW VOLTAGE AND DATA CABLES FOR FIXTURES AND EQUIPMENT IN A NEAT AND ORDERLY MANNER PER CODE, AND THAT DOES NOT INTERFERE WITH THE BUILDING STRUCTURE OR THE INSULATION ENVELOPE. AT END OF CONSTRUCTION, CLEAN ALL LIGHT FIXTURES AND LAMPS (AS APPROPRIATE) AND DOUBLE CHECK THAT THE ELECTRIC PANELS ARE PROPERLY LABELED.
MECHANICAL: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL NEW EQUIPMENT AS SHOWN AND SCHEDULED, TEST AND BALANCE TO ENSURE INTENDED OPERATION. CLEAN THE SUPPLY AND RETURN AIR GRILLES AND REPLACE ALL FILTERS AT THE COMPLETION OF CONSTRUCTION. PROVIDE ONE EXTRA SET OF FILTERS FOR THE OWNER'S USE.
PLUMBING: INSTALLATION BY LICENSED PERSONNEL PER LOCAL AND STATE REQUIREMENTS. INSTALL NEW FIXTURES AS SHOWN AND SCHEDULED (SEE PLUMBING PLANS) AND TO MEET TSA & ADA (ACCESSIBILITY) REQUIREMENTS, IN COMPLIANCE WITH CODE; INSTALL UNDERGROUND WORK PROPERLY BEDDED, PLUMBED AND TESTED. ENSURE THAT TOILET ACCESSORIES ARE INSTALLED PLUMB, LEVEL AND IN COMPLIANCE WITH CODE.
NOTE: INSTALL ALL UTILITY SERVICES (ELECTRIC, PHONE, WATER, ETC) UNDERGROUND PER CODE AND ORDINANCE REQUIREMENTS AND AT THE RECOMMENDED DEPTHS AND PROSCRIBED METHODS
FINISHES: ALL MISCELLANEOUS EXTERIOR MATERIALS; E.G. STAIRS, ROOF LADDERS, MISC. EQUIPMENT (INCLUDING ELECTRICAL DEVICES, CONDUIT, MECHANICAL GRILLES, ETC) SHALL BE PAINTED TO MATCH THE ADJOINING EXTERIOR FINISH MATERIAL. PROVIDE PAINT SAMPLES FOR EACH SUCH ITEM FOR APPROVAL PRIOR TO INSTALLATION (MINIMUM 7 DAY LEAD TIME)
SPECIAL INSPECTIONS, REQUIRED BY THE DOCUMENTS AND CODE PERFORMED BY CMJ ENGINEERING, 7636 PEBBLE DR, FORT WORTH, 76118, PH. (817) 284-9400, GARRETT E. WILLIAMS, P.E. (TX LIC. No. 52525), PRESIDENT
GENERAL NOTES:
5. SUBMITTALS: PROVIDE ANY REQUIRED SUBMITTALS IN A TIMELY MANNER, ALLOWING A MINIMUM OF 10 BUSINESS DAYS FOR REVIEW AND APPROVAL. IF THE CONTRACTOR INTENDS TO PROVIDE AN ALTERNATE PRODUCT TO THAT SPECIFIED, INCLUDE DOCUMENTATION THAT THE SUBSTITUTE PRODUCT IS EQUIVALENT TO THE SPECIFIED PRODUCT AND WILL MEET THE INTENDED USE AND STANDARDS. IF THE CONTRACTOR IS SUBMITTING A COST SAVINGS SUBSTITUTE INCLUDE DOCUMENTATION DETAILING THE COST SAVINGS, THE CONSTRUCTION TIME SAVINGS AND HOW THE SUBSTITUTE PRODUCT DIFFERS FROM THE SPECIFIED PRODUCT(S) IN OPERATION AND DURABILITY. ALL SUBMITTALS ARE ROUTED THROUGH THE GENERAL CONTRACTOR FOR DOCUMENTATION AND RECORD KEEPING.
NOTE: ALL OPERATIONAL EQUIPMENT TO INCLUDE INSTALLATION INSTRUCTIONS, AN OPERATION MANUAL INCLUDING MAINTENANCE REQUIREMENTS AND WARANTY DOCUMENTATION.
THE ELEVATOR MUST BE TESTED, INSPECTED AND CERTIFIED BY THE TEXAS DEPARTMENT OF LICENSING AND REGULATION (TDLR) PRIOR TO FINAL BUILDING INSPECTION BY THE CITY OF MANSFIELD.
6. QUALITY CONTROL INCLUDES THE USE OF THIRD PARTY INSPECTION AS REQUIRED BY CODE AND LOCAL JURISDICTIONS. IT ALSO MEANS MEETING INDUSTRY AND SPECIFIED CONSTRUCTION TOLERANCES IN FLATNESS, PLUMB AND LEVEL INSTALLATIONS. COMPLY WITH DIMENSIONAL REQUIREMENTS REFERENCED IN THE DRAWINGS AND AS REQUIRED TO MEET CLEARANCES RELATED TO ACCESSIBILITY AND THE OPERATIONS AND MAINTENANCE OF EQUIPMENT. WHERE TESTING IS REQUIRED, PROVIDE THE TEST REPORTS TO THE OWNER AND THE ARCHITECT FOR REVIEW AND APPROVAL IN A TIMELY MANNER TO ALLOW FOR ANY CORRECTIVE ACTIONS,IF REQUIRED.
WORK THAT IS INSTALLED THAT DOES NOT MEET SPECIFICATIONS OR MANUFACTURER'S STANDARDS WILL BE CORRECTED AND/OR REPLACED SOLELY AT THE CONTRACTOR'S EXPENSE WITHOUT ANY DELAY IN THE OVERALL PROJECT SCHEDULE.
7. THE CONTRACTOR PROVIDES ANY NECESSARY TEMPORARY UTILITIES, FIELD OFFICES, SCAFFOLDING, TOOLS AND EQUIPMENT NECESSARY FOR CONSTRUCTION. PROVIDE A RECEPTACLE FOR TRASH AND ESTABLISH A SYSTEM TO KEEP THE ENTIRE SITE FREE FROM CONSTRUCTION DEBRIS BY CLEANING UP AT THE END OF EACH BUSINESS DAY AND REMOVING EXCESS DEBRIS FROM THE SITE AS NECESSARY.
8. PROJECT CLOSEOUT: AT THE END OF THE PROJECT CONSTRUCTION PROVIDE A FINAL CLEANING OF THE BUILDING AND ALL OPERATING EQUIPMENT, INCLUDING SCREENS, FILTERS AND APERTURES. CLEANING INCLUDES BROOM SWEEPING AND VACUUMING ALL FLOORS, MOPPING TILE AND COMPOSITE FLOORING MATERIALS; THOROUGHLY CLEANING WITH NON-TOXIC COMMERCIAL CLEANING PRODUCTS, ALL COUNTERS, CABINETS, ACCESSORIES, ALL WINDOWS, DOORS AND HARDWARE; TOUCHING UP PAINTED SURFACES; CLEANING OR REPLACING MARRED CEILING TILES AND GRID; CLEAING ALL LIGHT FIXTURES AND ENSURING ALL LAMPS ARE OPERATIONAL; A FINAL TESTING OF ALL EQUIPMENT, STATIONARY OR OPERATING; VERIFYING THAT REQUIRED EXTRA PARTS, FILTERS, MAINTENANCE EQUIPMENT, ETC ARE STORED IN APPROPRIATE AND LABELED LOCATIONS.ALSO, PROVIDE THE OWNER WITH ALL EQUIPMENT MANUALS AS NOTED WITH INSTRUCTIONS AND WARANTY DOCUMENTS AND AT LEAST ONE SET OF AS BUILT DRAWINGS FOR THE OWNER'S USE. PROVIDE LIEN WAIVERS, PER THE CONTRACT FOR CONSTRUCTION, FOR EACH MAJOR TRADE AND AN OVERALL LIEN WAIVER FOR THE PROJECT AND CONTACT INFORMATION FOR WARANTY WORK AS REQUIRED.
G-1.0
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Complete weather barrier at exterior sheathing (all exposed surfaces)Provide weather barrier at cantilever beam for future stair at south exitRemove second floor balcony (add supports at wall if required by manufacturer) - cut joists flush with the stud wall, install sheathing and weather barrier
Change door openings at deck and balcony to window openings - infill to match adjacent walls - see Plans & Elevations for locations and window types
Extend interior roof drains to drainage (currently stubbed out wall at second floor)Install overflow scuppers
Metal roofing installation at two locations (select color from standard manuf. colors) - Tower: repair/replace decking as required, weather barrier and metal roofing - Entry Balcony: install column, framing, deck & roof system for shed roof
Front balcony (over entry) - repair deck, install roofing and scuppersInstall exterior soffits (Hardie-sheet panels as shown) Install Windows and Doors (4 doors changed to windows)Install exterior insulation board, taping all jointsInstall masonry lintels, brick shelves, flashings, masonry ties, etc as detailedInstall masonry units (as selected) with flashings and weeps Install parapet cap
Maintain grounds, mow & weed as required; remove all trash
Sawcut & remove undermined section of concrete at first H.C. parking space - fill & compact subgrade, including sidewalk area at Entry - slope to drain properlyReplace concrete at correct slope, thickness and reinforcingPlace one section of entry sidewalk for an accessible entry - from first parking space to entry
Install safety railings on the rear deck (minimum construction type safety railing) -existing barrier wall can remain – paint for weather protectionWeather-seal the joists supporting the deck (they were never sealed or painted)Install safety railings at the top of the retaining walls around the parking lot -from deck to one parking west of the island opposite where grade =30” below wallInstall car barrier at end of driveway at front parking lot over retaining wallPrevent cars from accessing rear parking lot - provide secure vehicle barrier across driveway, OR - install barrier to prevent cars from rolling over wall (City review of proposal)
Install chain link fencing at perimeter of lower level with (1) one gate - 4' wide
At entry provide structural support the floor joists (one location) - add stud grade studs at bearing point for joists - remove loose beam section and connect end of joists to wall
Tighten all hold-down anchors and add missing Simpson anchors at roof joists, etc.-review structural drawings for reference-structural engineer will be available to review on an as-needed basis
OTHER:New TDLR file for Texas Accessibility StandardsUpdated ComCheck per 2015 IECC
SECOND FLOOR BALCONYEXTERIOR STAIR #2METAL LOUVER SUN SCREENS AT FRONT ELEVATION WINDOWSFABRIC AWNINGS OVER DOORS
NOT INSTALLED AT THIS TIME (REQUIRED FOR OCCUPANCY): - STAIR #1 (DOOR TO STAIR TEMPORARILY BARRICADED) - PREPARATION OF INTERIOR FLOORS FOR FINISHES (UNDERLAYMENT & SANDING) - ALL SIDEWALKS - TRASH ENCLOSURE - PARKING LOT LIGHTING - LANDSCAPING AND IRRIGATION - EXTERIOR DECK RAILING AND ANY REQUIRED REPAIR OF EXTERIOR DECKING - CAR BARRICADES AT RETAINING WALLS IN REAR PARKING LOT - ANY INTERIOR FINISH WORK - INTERIOR INSULATION (building will have roof & exterior board insulation)
DELETED FEATURES:
SCOPE IS LIMITED TO THE BUILDING ENVELOPE AS NOTED BELOW
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JAN 28, 2016 ADD-2 PERMIT REVISIONS
MARCH 8, 2016 ADD-3 PERMIT REVISIONS
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6 MAY 21, 2019 C.O. 3 BUILDING ENVELOPE
20'-2
"
LINE OF BALCONYABOVE (SEE PLAN)
COLUMN, SEE STRUCTURAL FOR SIZE, SHAPE AND EXACT LOCATIONS
RETAINING WALL,SEE STRUCTURAL
FOUNDATION/RETAINING WALL,SEE STRUCTURAL FOR DETAILS
RETAINING WALL, SEE CIVILFOR CONTINUATION & HEIGHTS
RETAINING WALL
EXISTING GRADE LINES
STAIR UP
8'-1
0"6'
-3"
A-1.0
1
3
4
2
3
3
60'-0
"12
'-0"
PANELS
2A
7
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FIRST FLOOR PLAN SCALE: 1/8" = 1' 0"SECOND FLOOR PLAN SCALE: 1/8" = 1' 0"
NOTE: MAXIMUM COMMON PATH OF TRAVEL IS APPROX 15', WITHIN A TENANT SPACE, BATHROOM OR OFFICE NOTE: MAXIMUM COMMON PATH OF TRAVEL IS APPROX 15', WITHIN A TENANT SPACE, BATHROOM OR OFFICE
SPACES:COMMON SPACES: 1ST FLOOR: FIRE RISER CORRIDORS & ELEVATOR BATHROOMS (WOMEN 1, MEN 1) LAUNDRY 1 2ND FLOOR: CORRIDORS & STAIRS BATHROOMS (WOMEN 2, MEN 2) LAUNDRY 2
NOTE: THE SHADED ITEMS - SUNSCREENS & CANOPIES ARE DELETED
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A-3.1
GYPSUM BOARD CEILING @ 10' 0" A.F.F.
SUSPENDED CEILINGSYSTEM @ 10' 0" A.F.F.(INSTALL GRID ONLY PRE-LEASE)
ELEVATOR
TENANT SPACE
TENANT SPACE
TENANT SPACE
TENANT SPACE
WOMENS
MENS
LAUNDRY
LOBBY
CORRIDOR
CORRIDOR
GYPSUM BOARD@ 9'-0" A.F.F.
GYPSUM BOARD@ 10' 0" A.F.F.
GYPSUM BOARD CEILING @ 10'-8" A.F.F.
GYPSUM BOARD HEADER @ 9' 6" A.F.F.
OPEN TO ABOVE
HARDIPANEL SOFFIT@ 10'-0" A.F.F.
HARDIPANEL SOFFIT @ 10' 0" A.F.F.
HARDIPANEL SOFFIT @ 10' 6" A.F.F.
COLUMN TO SECONDFLOOR BALCONY
HARDIPANEL SOFFIT@ 10' 0" A.F.F.
CANOPY - SEEELEVATIONS
SUSPENDED CEILINGSYSTEM @ 10' 0" A.F.F.
(INSTALL GRID ONLY PRE-LEASE)
JOINTS
REFLECTED CEILING PLAN - FIRST FLOOR SCALE: 1/4" = 1' 0"
4
ACCESS PANEL TOMECHANICAL UNITS
ACCESS PANEL TOMECHANICAL UNITS
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NOTE: THE SHADED & STRUCK ITEMS - SUNSCREENS & CANOPIES ARE DELETED
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OCT. 26, 2015 REVIEWNOV 16, 2015
TDLR
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#: TABS2019012194
NOV 27, 2015 ADD-1
JAN 28, 2016 ADD-2 PERMIT REVISIONS
MARCH 8, 2016 ADD-3 PERMIT REVISIONS
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5 JULY 27, 2017 C.O. 2 PERMIT REVISIONS
6 MAY 21, 2019 C.O. 3 BUILDING ENVELOPE
A-3.2
FD FIRE ALARM, SMOKE & CARBON MONOXIDE DETECTOR, CONFIRM TYPE AND MODEL WITH OWNER
SEC SECURITY & ALARM PANEL - DEVICES LOCATED BY OWNER
6" RECESSED CAN FIXTURE, 37W FLUORESCENT LAMP OUTSIDE FIXTURE UL RATED EXTERIOR USE
ELECTRIC SCHEDULE:
SWITCH, MOUNT AT 48" AFF, UNLESS NOTED OTHERWISECENTER IN WALL SECTION OR W/N 8" OF DOOR
DUPLEX ELECTRIC OUTLETMOUNT AT 18" AFF, UNLESS NOTED OTHERWISE
COMBINED LIGHT & EXHAUST FAN, MIN 100 CFM, 1 - SONESCOMPACT FLUORESCENT LAMP, NUTONE OR BETTER
NOTES:WHERE LIGHT FIXTURES APPEAR TO LINE UP, INSTALL IN A STRAIGHT LINE AND EVENLY SPACED, CENTERED OR MUTUALLY CENTERED IN ROOM OR ALIGNED WITH ADJACENT FEATURESCOORDINATE ALL WIRING INSTALLATION WITH OTHER TRADES, ALIGN WITH CONSTRUCTION MATERIALS, DO NOT CUT INTO THE INSULATION ENVELOPE OR OTHER TRADES' WORKMEET APPROPRIATE CODES, SEAL PENETRATIONS IN EXTERIOR WALLS WITH FIRE SEALANT OR APPROVED EQUAL
DIRECTLY WIRE EQUIPMENT AS REQUIRED BY MANUFACTURER: INCLUDES AIR HANDING UNITS, COMPRESSORS, WATER HEATERS, AND OTHER EQUIPMENT; REFER TO ELECTRICAL & MECHANICAL DRAWINGS
DOOR & HARDWARE SCHEDULEDOORSMARK SIZE TYPE HARDWARE DESCRIPTION
1 6'0"x7'0" STOREFRONT SET - 1 PAIR OF FULL GLASS [1" I.G.], EGRESS, MILLED ALUMINUM FINISH 6'0"x3'6" TRANSOM 1" I.G. GLASS, LOW E, UV PROTECTION [OVERALL 6'4"x10'8"]
WINDOWSMARK SIZE TYPE DESCRIPTION
A 2'8"x5'8" FIXED ALUMINUM FRAME, UV PROTECTION
HARDWARE SETSET TYPE DESCRIPTION (BRUSHED STAINLESS STEEL FINISH, U.N.O.)
1 ENTRY LEVER HANDLE, KEYED LOCKSET W/DEADBOLT **, MILLED ALUMINUM FINISH - FULL WEATHERSTRIPPING, ADJUSTABLE FLUSH THRESHOLD WITH DOOR BRUSH - CLOSER AND PANIC EXIT DEVICE (MEETS ADA & TSA REQUIREMENTS) - DOOR PAIRS WITH CONCEALED FLUSH BOLTS
1
A
7 3'0"x6'8" STEEL, H.M. SET - 6 HOLLOW METAL, INSULATED, ELECTRIC ROOM, RISER ROOM, ELEVATOR EQUIPMENT ROOM, ROOF; 1HR RATED DOOR, LABEL
PROVIDE THERMALLY BROKEN HOLLOW METAL DOORS AND FRAMES, HOT-DIPPED GALVANIZED, SHOP PRIMED
2 ENTRY LEVER HANDLE, KEYED LOCKSET W/DEADBOLT, CLOSER - FULL WEATHERSTRIPPING, ADJUSTABLE FLUSH THRESHOLD WITH DOOR BRUSH
3 PASSAGE 6-INCH PULL HANDLE, PUSH PLATE ON PUSH SIDE, NO LOCKSET - SILENCERS, CLOSER, 12" x 32" KICK PLATES BOTH SIDES 3A - SAME AS 3 EXCEPT, NO KICK PLATES, PUSH BAR ON PUSH SIDE
5 ENTRY LEVER HANDLE, KEYED LOCKSET W/DEADBOLT ** - SILENCERS, CLOSER (MEETS ADA & TSA REQUIREMENTS)
PAINTED GYPSUM BOARD (P-2), RUBBER BASE (WOOD OPTION)
PAINTED GYPSUM BOARD (P-1), RUBBER BASE
PAINTED GYPSUM BOARD (P-3), TILE BASE
PAINTED GYPSUM BOARD (P-1), TILE BASE
PAINTED GYPSUM BOARD (P-2), RUBBER BASE (WOOD OPTION
PAINTED GYPSUM BOARD (P-X), BASE (TENANT SELECTION)
TILE TO 4'-0", PAINTED GYPSUM BOARD (P-3) ABOVE
TILE TO 4'-0", PAINTED GYPSUM BOARD (P-3) ABOVE
FRP TO 4'-0" (OR AS NOTED), PAINTED GYPSUM BOARD (P-2) ABOVE
PAINTED GYPSUM BOARD (P-2), RUBBER BASE
PAINTED GYPSUM BOARD, (P-3), NO BASE
PAINTED GYPSUM BOARD
2x4 SUSPENDED, ACOUSTICAL
PAINTED GYPSUM BOARD
2x4 SUSPENDED, ACOUSTICAL
PAINTED GYPSUM BOARD
2x4 SUSPENDED, ACOUSTICAL
PAINTED GYPSUM BOARD
PAINTED GYPSUM BOARD
PAINTED GYPSUM BOARD
PAINTED GYPSUM BOARD
NO CEILING
10' - 8"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10 - 0"
9' - 0"
9' - 0"
10' - 0"
10' - 8"
OPEN
CERAMIC TILE: CT- 1: HARDWOOD LOOK PORCELAIN, THIN-SET; COLOR SELECTED BY OWNER, MINIMUM JOINT WITH GROUT TO MATCH TILE CT- 2: 12" x 12", THIN SET, COLOR AS SELECTED BY OWNER, MINIMUM JOINTS WITH MATCHING GROUT CT- 3: LARGE FORMAT (18" x 18" MIN.), THIN-SET; COLOR SELECTED BY OWNER, MINIMUM JOINT WITH MATCHING GROUT CT- 4: COVED BASE & TOP (12"H x 12" MIN.), THIN-SET; COLOR SELECTED BY OWNER; ALIGN WALL JOINTS WITH FLOOR TILE WALL MOUNTED OVER CEMENTITIOUS BACKING BOARD, 3/8" THICK WITH WATERPROOFING MEMBRANE (FLUID APPLIED) MORTAR: MEGA-FLEX CRACK PREVENTION MORTAR (OR EQUAL); GROUT: PRISM SURE-COLOR (CT- 1), 100% EPOXY WITH CT- 2 & CT- 3
PAINT: P-X IS ANY OF THE BELOW AS SELECTED BY TENANT P- 1: COLOR OFF-WHITE (APPROVED BY OWNER) IN A LIGHT FEATHERED-STUCCO LOOK; PAINT DOOR TRIM SAME COLOR, SMOOTH, IN SEMI-GLOSS FINISH P- 2: COLOR TAUPE, SEMI-GLOSS BUILDER'S STANDARD TEXTURE FINISH; SCRUBABLE P- 3: COLOR TAUPE, SEMI-GLOSS, LIGHT TEXTURE; SCRUBABLE FINISH P- 4: COLOR BEIGE/GRAY (FROM EIFS SELECTION, TO COMPLEMENT STONE); PAINT EXTERIOR DOOR TRIM IN SAME COLOR, SEMI-GLOSS
ACOUSTICAL CEILING: FINE-FISSURED, HIGH NRC, 15/16" THICK; PRELUDE SUSPENSION SYSTEM BY ARMSTRONG (OR APPROVED EQUAL)
RUBBER BASE BOARD: ROPPE PINNACLE RUBBER BASE, 4" HIGH WITH COVE AND BUTT TOE (OR APPROVED EQUAL); PROVIDE CORNER BLOCKS AT OUTSIDE CORNERSCOUNTERTOP: TOILETS - CORIAN 100 SERIES COUNTERTOP WITH MATCHING APRON & KNEE PROTECTION (OR APPROVED EQUAL) COFFEE BAR - CORIAN BY DUPONT, SOLID SURFACE, MIN. 1/2" THICK, WATERFALL EDGE, FABRICATE AND INSTALL PER MANUFACTURER FOR A SEAMLESS APPEARANCE USE ONLY SILICONE SEALANTS AT ALL ABUTTING EDGES AND TO SUBSTRATE
TOILET PARTITIONS: BRADMAR SERIES 400 BY BRADLEY; OVERHEAD BRACED, SOLID PLASTIC PARTITIONS (OR APPROVED EQUAL)
TOILET ACCESSORIES: GRAB BARS, 1 1/2" ADA COMPLIANT STAINLESS STEEL, CONCEALED MOUNTING SOAP DISPENSERS, PAPER TOWEL HOLERS, TOILET PAPER DISPENSERS SURFACE MOUNTED, STAINLESS STEEL EQUIPMENT BY BRADLEY PRODUCTS (OR APPROVED EQUAL)
EXTERIOR INSULATED FINISH SYSTEM: DRYVIT (COLOR: P-4); OUTSULATION MD SYSTEM FOR POSITIVE MOISTURE DRAINAGE (OR APPROVED EQUAL)
MASONRY: STONE VENEER AND MODULAR BRICK (MW OR BETTER) BY ACME (OR APPROVED EQUAL); ADJUSTABLE WIRE WALL ANCHORS AND FLEXIBLE FLASHINGS
VINYL FLOORING: V-1: VINYL SHEET, PLACE WITH NO JOINTS IN FLOOR, COVE UP WALL 2" (LAP FRP OVER)
FRP SHEETS: MINIMUM 48" x 96", PLACE TO MINIMIZE JOINTS, INSTALL PER MANUFACTURER'S INSTRUCTIONS WITH BUTT JOINT AND CORNER TRIM PIECES; TRIM TOP EDGE; COLOR, P-2
D
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3
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METAL ROOFAT 12/12 PITCH
STAIR UP
ELEVATOR PIT
F
6F6 F
WALL TYPESWALL TYPE 1: 2x6 STUD (STUD GRADE +), 5/8" GYPSUM BOARD EACH SIDE, ACOUSTIC SEALANT BOTTOM PLATE, 4" UNFACED BATTS, FRICTION FIT (FILL CAVITY COMPLETELY - DO NOT COMPACT) WALL TYPE 2: 2x6 STUD (STUD GRADE +), 5/8" M. R. GYPSUM BOARD EACH SIDE W/ 1" RIGID BOARD (EXT), SILL SEAL, 5" BATTS, FRICTION FIT (FILL CAVITY COMPLETELY - DO NOT COMPACT)
B
OVERALL BUILDING SECTION SCALE: 1/4" = 1' 0"
CORRIDOR
CORRIDORCORRIDOR
CORRIDOR
LOBBY
HALF HIGH WALLWITH WOOD CAP
HEADER AT LOBBY
LOBBY
CRAWL SPACE
BALCONY AT2ND FLOOR
PROPOSED "CABANA" BUILDING
CANOPY AT DOORS
4
4
DECK AT 1ST FLOOR
ELEVATOR SHAFT
6
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SEPT 15, 2015 REVIEW ISSUE DATES
OCT. 26, 2015 REVIEWNOV 16, 2015
TDLR
REG
ISTR
ATI
ON
#: TABS2019012194
NOV 27, 2015 ADD-1
JAN 28, 2016 ADD-2 PERMIT REVISIONS
MARCH 8, 2016 ADD-3 PERMIT REVISIONS
MA
Y 21
, 201
9C
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NG
E O
RD
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3
MAY 4, 2017 C.O. 1 OWNER REVISIONS
4
5 JULY 27, 2017 C.O. 2 PERMIT REVISIONS
6 MAY 21, 2019 C.O. 3 BUILDING ENVELOPE
4'-0
"
4'-0"
3'-6
"
3'-6
"
3'-0
"
3'-6
"
HAN
DR
AIL
GU
ARD
RAI
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GU
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1.5" GUARDRAIL
1.25" HANDRAIL
HANDRAIL, HOLDMIN 2" FROM WALL
WALL
1" BALLUSTERS AT4" O.C. SPACING
3'-6
"
3'-6
"3'
-0"
GUARDRAILHANDRAIL
FULLY WATERPROOFELEVATOR PIT
WOOD
3"STRINGER TO WALL
9'-3
"9'
-3"
STAI
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1 - 1
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UAL
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GUARDRAIL AT BALCONYPROVIDE EXPANSION SLEEVEAT JOINT WITH STAIR