Agenda packet — Solana Beach City Council, April 26, 2023 (part 2 of 3)

is 55 feet or greater in width, the property qualifies for a reduced front and rear yard setback. It should be noted that the existing residence is considered legal nonconforming as it was constructed prior to the City’s incorporation and a portion of the southeast corner of the existing garage is located within the required front yard setback. In addition, the highest roof ridge of the existing residence is 26.5 feet above the existing grade or 241.0 MSL which exceeds the maximum 25-foot building height for the zone. The Applicants provided an analysis on the attached plans (Attachment 2) that indicates that they are not modifying more than 50% of the roof structure, exterior walls, floor structure or foundation, therefore, the project is considered a remodel of an existing residence and the existing nonconformities are allowed to remain as long as they are not increased. The project plans confirm that no increase in the size or degree of the nonconformities are proposed.

As mentioned previously, the lot is located within the HOZ. The lot has a large relatively flat pad where the existing home is located as well as a large rear and side yard, then once you are approximately 120 feet north of the street fronting property line, the lot slopes downward diagonally across the lot from 216 MSL on the eastern side of the lot to 158 MSL in the northwest corner of the rear yard. This area is made up of slopes that exceed 25% and, according to SBMC 17.48.020, no building or grading is permitted in this area.

The Applicants are proposing to maintain the existing driveway and the existing garage.

The proposed additions include square footage additions to the northeast corner and the west side of both the first and second floor. The Applicants are also proposing to modify the existing roof ridges over the entry and the bedroom proposed in the southeast corner of the second floor. No portion of the proposed modifications are located within the required setbacks. Project plans are provided in Attachment 2.

Proposed site improvements include grading and the construction of covered patios to the north and west, as well as new landscaping and new hardscape. The property is located within the HOZ. The Applicants provided a slope analysis that shows that the slopes that exceed 25% are beyond the flat pad and will not be disturbed with the proposed project, therefore, the project is exempt from the regulations of the HOZ.

In addition, according to the City’s Local Coastal Plan’s Biological Resources Map Exhibit 3-2, the property is located adjacent to mapped Environmentally Sensitive Habitat Area (ESHA). The Applicants provided an ESHA assessment report, prepared by Merkel and Associates, Inc., that was peer-reviewed by one of the City’s on-call environmental consultants, and has been provided in Attachment 3. The report indicates that the property has Southern Maritime Chaparral located on the rear (northern) portion of the property. The report indicated that there are Chaimse, Nuttall’s Scrub Oak trees and wartstemmed ceanothus within the Southern Maritime Chaparral onsite. The proposed outer boundary of the covered patio is located a horizontal distance of 77 feet from the nearest onsite ESHA. The proposed project would not change the land use of the site and development is limited to the southern portion of the lot, subject to the following conditions April 26, 2023
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of approval, the 77-foot ESHA buffer would continue to adequately protect the ESHA onsite.

1. Construction practices shall avoid potential indirect impacts (i.e. erosion, drainage, litter) to the native vegetation and the ESHA downslope from the project limits by including in the construction best management practices (BMPs) such as straw wattles and/or silt fencing prior to the start of construction. Drainage is expected to be retained within the Urban Developed area (i.e. grass lawn) or directed to a bio-retention basin required by the City.

2. Any proposed outdoor lighting along the northern boundary of the development shall be directed down or shielded to avoid potential lighting impacts to ESHA.

These conditions have been incorporated into Resolution 2023-042. Table 1 (below) provides a comparison of the SBMC applicable zoning regulations with the Applicants’ proposed design.

Table 1

LOT INFORMATION
Property Address:

Lot Size (Gross):

Max. Allowable Floor Area:

Proposed Floor Area:

Below Max. Floor Area by:

Max. Allowable Height:

Max. Proposed Height:

Highest Point/Ridge:
1466 Santa Luisa
33,190 ft2
9,478 ft2
3,996 ft2
5,482 ft2
25 ft.

24.2 ft.
238.8 MSL
Zoning Designation:
# of Units Allowed:
# of Units Requested:

LMR ( 4 du/ac)
1 D/U, 1 ADU, and 1
JADU
1 D/U
Setbacks: Required Proposed
Front (S) *25 ft. 20 ft.

Interior Side (W) 10 ft. 17 ft. 5 in.

Interior Side (E) 10 ft. 10 ft.

Rear (N) 25 ft. 140 ft.

Existing Development: Existing two-story
residence
Proposed Parking: 2 garage spaces
Fences and Walls: Yes
*the front yard setbacks reduced due to street width
Proposed Grading:
9 yd3 of site grading and 13 yd3 of
excavation for footings.

Staff has prepared draft findings for approval of the project in the attached Resolution 2023-042 for Council’s consideration based upon the information in this report. The

PROPOSED PROJECT INFORMATION
Floor Area Breakdown: Required Permit:

DRP: for a second story floor area that exceeds
35% of the first story floor area.

SDP: for construction in excess of 16 feet in
height as measured from the pre-existing
grade.

Existing First Floor Living Area:

Proposed First Floor Addition:

Existing Attached Garage:

Existing Second Floor Living Area:

Proposed Second Floor Addition:
1,568 ft2
416 ft2
486 ft2
1,396 ft2
530 ft2
Sub Total:

Required Parking Exemption:
4,396 ft2
-400 ft2
Total FAR Proposed: 3,996 ft2
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applicable SBMC sections are provided in italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process.

If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2023-042.

Development Review Permit Compliance (SBMC Section 17.68.40):

A DRP is required because the proposed development includes the construction of a second floor that exceeds 35% of the maximum floor area for the first floor. In addition to meeting zoning requirements, the project must also be found in compliance with development review criteria. The following is a list of the development review criteria topics:

1. Relationship with Adjacent Land Uses

2. Building and Structure Placement

3. Landscaping

4. Roads, Pedestrian Walkways, Parking, and Storage Areas

5. Grading

6. Lighting

7. Usable Open Space
The Council may approve, or conditionally approve, a DRP only if all of the findings listed below can be made. Resolution 2023-042 provides the full discussion of the findings.

1. The proposed development is consistent with the general plan and all applicable requirements of the zoning ordinance including special regulations, overlay zones, and specific plans.

2. The proposed development complies with the development review criteria.

3. All required permits and approvals issued by the city, including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.

4. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicant obtaining the required permit or approval from the other agency.

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If the above findings cannot be made, the Council shall deny the DRP. The following is a discussion of the applicable development review criteria as they relate to the proposed project.

Relationship with Adjacent Land Uses:

The subject lot and all surrounding properties are located within the LMR Zone. Properties within the area are developed with a mixture of one- and two-story single-family residences. The project, as designed, is consistent with the permitted uses for the LMR Zone as described in SBMC Sections 17.20.010 and 17.12.020. The property is designated Low Medium Density Residential in the General Plan and intended for singlefamily residences to be developed at a maximum density of four dwelling units per acre.

Other compatible uses such as accessory dwelling units, home occupations, religious institutions, educational institutions, parks and recreation facilities, and public utilities are permitted or conditionally permitted. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods. The project also could be found consistent with the objective of providing a range of housing types.

The property is not located within any of the City’s Specific Plan areas, however, the project is located within the Coastal Zone. As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.

Building and Structure Placement:

The proposed project includes an interior remodel and a 418 square foot addition to the main floor and a 530 square foot addition (including 115 square feet of area that has a ceiling height over 15 feet) to the second floor. The main floor would be made up of a front entry, living room, dining room, wine cellar, an open concept kitchen/dining/family room and pantry, a guest bedroom with an ensuite bathroom, a powder room and a mudroom that leads to the garage. A proposed 620 square foot covered patio is proposed on the north side of the main floor and a 608 square foot covered patio on the west side of the main floor that includes a barbeque.

The proposed second floor includes the primary bedroom suite, three additional bedrooms, two with ensuite bathrooms, and an additional bathroom and a laundry room.

The bedroom in the southeast corner of the second floor has a 158 square foot covered patio over the existing garage.

The SBMC parking regulations require two off-street parking spaces per single-family residence. However, the parking spaces must be located in an enclosed garage to qualify for a square footage exemption from the Floor Area Ratio (FAR) calculation. The maximum allowable floor area calculation for this project is as follows:

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0.50 for first 5,000 ft2 3,000 ft2

0.30 for ft2 between 5,000 and 20,000 ft2 4,500 ft2

0.15 for ft2 above 20,000 ft2 1,978 ft2
Maximum Allowable Floor Area: 9,487 ft2
As designed, the project complies with all required setbacks. The residence would be setback 20 feet from the front property line along Santa Luisa, approximately 10 feet from the eastern side property line, approximately 17 ft. 5 inches feet from the western side property line, and approximately 140 feet from the northern, rear property line. The maximum building height for the MR Zone is 25 feet. The proposed residence is currently existing nonconforming with a height of 26 feet five inches. The proposed additions would not exceed 24.2 feet above the pre-existing grade with the highest point of the addition at 238.8. As a condition of approval, the Applicants would be required to submit a height certification to certify that no portion of the structure will exceed 24.2 feet from the existing grade or 238.8 MSL. As designed, the project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.

Neighborhood Comparison:

Staff compared the proposed project to 28 other properties within the surrounding area.

This area includes properties located within the LMR Zone north of Santa Petra Drive between San Mario Drive and Santa Victoria as shown on the following map.

The existing homes range in size from 1,251 square feet to 3,507 square feet, according to the County Assessor records. It should be noted that the County Assessor does not include the garage, covered porch area, unfinished basement, and non-habitable accessory building area in the total square footage. Additionally, the Assessor would not 74 --7"
-7
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double count areas with a ceiling height of 15 feet or greater. Accordingly, the building area of the proposed project has been calculated for comparison purposes by deleting the area of the proposed garage and the outdoor covered area:

Project Gross Building Area: 4,396 SF
Subtract Garage Area -486 SF
Subtract Area with Ceiling Height Over 15 ft. -115 SF
Project Area for Comparison to Assessor’s Data: 3,795 SF Table 2 is based upon the County Assessor’s data and SanGIS data. It contains neighboring lot sizes, the square footage of existing development and the maximum allowable square footage for potential development on each lot.

Table 2
# Property Address
Lot Size in
ft2
(GIS)
Existing ft2
Onsite
(Assessor’s)
Proposed
/ Recently
Approved
ft2
Max.

Allowable ft2 Zone

1. 1408 Santa Luisa Dr. 14,103 1,671 5,731 LMR

2. 1420 Santa Luisa Dr. 11,120 2,503 4,836 LMR

3. 1428 Santa Luisa Dr. 12,160 2,372 5,148 LMR

4. 1436 Santa Luisa Dr. 11,595 2,202 4,979 LMR

5. 1442 Santa Luisa Dr. 10,500 2,185 4,650 LMR

6. 1448 Santa Luisa Dr. 10,264 1,737 4,579 LMR

7. 1454 Santa Luisa Dr. 13,846 2,701 5,546 LMR

8. 1460 Santa Luisa Dr. 37,388 2,079 10,108 LMR

9. 1466 Santa Luisa Dr. 33,190 2,892 3,795 9,478 LMR

10. 759 Santa Camelia Dr. 17,052 3,507 6,616 LMR

11. 753 Santa Camelia Dr. 16,330 1,671 6,399 LMR

12. 747 Santa Camelia Dr. 10,510 2,180 4,653 LMR

13. 741 Santa Camelia Dr. 11,136 1,835 4,841 LMR

14. 735 Santa Camelia Dr. 11,069 2,496 4,821 LMR

15. 729 Santa Camelia Dr. 11,207 2,006 4,862 LMR

16. 723 Santa Camelia Dr. 10,901 1,601 4,770 LMR

17. 717 Santa Camelia Dr. 10,032 1,251 4,510 LMR

18. 711 Santa Camelia Dr. 10,860 2,496 4,758 LMR

19. 705 Santa Camelia Dr. 12,542 2,313 5,263 LMR

20. 707 San Mario Dr. 17,725 2,638 6,818 LMR

21. 713 San Mario Dr. 11,658 2,006 4,997 LMR

22. 719 San Mario Dr. 10,329 1,717 4,599 LMR

23. 725 San Mario Dr. 10,181 2,006 4,554 LMR

24. 731 San Mario Dr. 10,060 2,496 4,518 LMR

25. 737 San Mario Dr. 10,094 2,042 4,528 LMR
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26. 743 San Mario Dr. 9,522 3,027 4,537 LMR

27. 749 San Mario Dr. 10,332 1,726 4,600 LMR

28. 755 San Mario Dr. 14,168 2,094 5,750 LMR

29. 760 San Mario Dr. 17,477 2,496 6,743 LMR
Fences, Walls and Retaining Walls:

Within the front or exterior side yard setback areas, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional two feet of fence that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to six feet in height with an additional 24 inches that is 50% open to light and air.

The Applicants are proposing a 6-foot masonry wall that follows the western property line from the top of the bluff to approximately 45 feet from the front property line. Then a 6- foot-tall fence is proposed to connect the wall to the southwest corner of the proposed residence. On the eastern side of the residence, a 6-foot fence is proposed at the southeast corner of the garage and follows the eastern property line to the rear of the residence. As proposed, the fence and wall will comply with the maximum fence heights.

If the Applicants decide to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to be in compliance with the Municipal Code.

Landscape:

The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a conceptual landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s thirdparty landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.

Parking:

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a single-family residence. The Applicants are proposing to maintain the existing driveway which provides access to the lot from the southern property April 26, 2023
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line. The existing garage will also be maintained in the southeastern corner of the residence. The SBMC indicates that each single-family residence requires two off-street parking spaces that are 9ft. X 19ft. and clear of obstruction. If the required parking spaces are provided in an enclosed garage, up to 200 square feet per parking space can be exempt from the calculation of floor area. As mentioned previously, the southeast corner of the garage is located within the required front yard setback, however, the existing garage is deep enough to provide two spaces that are located outside of the required setback so the project qualifies for a 400 square foot exemption.

Grading:

The project would include grading in the amount of 9 yd3 of site grading and 13 yd3 of excavation for footings. The grading is proposed for footings for the proposed additions as well as new landscaping and hardscape in the rear of the proposed residence.

Lighting:

The subject property is located within the Dark Sky Area and is therefore subject to the regulations of SBMC 17.60.60(C) which prohibit the outside illumination for aesthetic or dramatic purposes of any building and/or surrounding landscape, including environmentally sensitive habitat areas (public or private). A condition of project approval includes that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060) as well as those of the Dark Sky Area. All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

Usable Open Space:

The project consists of the construction of an interior remodel and square footage addition to an existing residence with an attached garage and associated site improvements; therefore, usable open space and recreational facilities are neither proposed nor required according to SBMC Section 17.20.040. As a condition of project approval, the Applicants will be required to pay the Park Development Fee prior to building permit issuance.

Structure Development Permit Compliance:

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter

17.63 and the Applicants were required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on September 15, 2022, showing a maximum building height of 24.2 feet (238.8 feet above MSL) above the existing and proposed grade. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by November 4, 2022. The City received one application for View Assessment. The project was heard at the January View Assessment Commission (VAC) meeting and at that meeting, the VAC voted to continue the project to a later meeting so that the Applicants April 26, 2023
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could redesign the project. The Applicants redesigned the project by changing the pitch of the proposed roof over the primary bedroom and the front entry to 3:12 instead of 4:12 which lowered the ridgeline over the primary bedroom by 1.7 feet and the ridgeline over the entry by 0.7 feet. The Claimant was satisfied by these modifications and withdrew their Application for View Assessment. Therefore, if the City Council can make the findings to approve the DRP, the SDP would be approved administratively.

A condition of approval has been added to the Draft Resolution of Approval (Attachment 1) to require that the Applicants submit a height certification prepared by a licensed land surveyor prior to the framing inspection certifying that the maximum height of the proposed addition will not exceed 24.2 feet above the proposed grade or 238.8 feet above MSL.

No street improvements are required or proposed for this project.

Public Hearing Notice:

Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the public hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on March 31, 2023, Staff has not received any correspondence in support or opposition to the proposed project.

In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2023-042 for Council’s consideration based upon the information in this report. Conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval.

The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.

CEQA COMPLIANCE STATEMENT:

The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the State CEQA Guidelines. Class 1 consists of the minor alteration of existing private structures involving negligible or no expansion to the existing use including additions to existing structures that will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less.

FISCAL IMPACT: N/A
WORK PLAN: N/A
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OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2023-042. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP. ∙ Deny the project if all required findings for the DRP cannot be made.

DEPARTMENT RECOMMENDATION:

The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP.

Therefore, Staff recommends that the City Council:

1. Conduct the Public Hearing: Open the Public Hearing, Report Council Disclosures, Receive Public Testimony, and Close the Public Hearing.

2. Find the project exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and

3. If the City Council makes the requisite findings and approves the project, adopt Resolution 2023-042 conditionally approving a DRP and SDP for an interior remodel and a square footage addition to the existing two-story, single-family residence with an attached garage and associated site improvements at 1466 Santa Luisa, Solana Beach.

CITY MANAGER’S RECOMMENDATION:

Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
Attachments:

1. Resolution 2023-042

2. Project Plans

3. ESHA Assessment Report
RESOLUTION 2023-042

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

SOLANA BEACH, CALIFORNIA, CONDITIONALLY

APPROVING A DEVELOPMENT REVIEW PERMIT AND

STRUCTURE DEVELOPMENT PERMIT FOR AN INTERIOR

REMODEL AND A SQUARE FOOTAGE ADDITION TO AN

EXISITNG TWO-STORY, SINGLE-FAMILY RESIDENCE WITH

AN ATTACHED TWO-CAR GARAGE AND PERFORM
ASSOCIATED SITE IMPROVEMENTS AT 1466 SANTA LUISA
DRIVE, SOLANA BEACH.

APPLICANTS: JESSICA AND DANIEL KREMS
CASE NO.: DRP22-005/SDP22-002
WHEREAS, Jessica and Daniel Krems (hereinafter referred to as “Applicants”), have submitted an application for a Development Review Permit (DRP) and Structure Development Permit (SDP) pursuant to Title 17 (Zoning) of the Solana Beach Municipal Code (SBMC); and
WHEREAS, the Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on April 26, 2023, the City Council received and considered evidence concerning the proposed application; and WHEREAS, the City Council found the application request exempt from the California Environmental Quality Act pursuant to Section 15301 of the State CEQA Guidelines; and WHEREAS, this decision is based upon the evidence presented at the hearing, and any information the City Council gathered by viewing the site and the area as disclosed at the hearing.

NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:

I. That the foregoing recitations are true and correct.

II. That the request for a DRP and SDP for an interior remodel and square footage addition which would result in a 3,910 square foot two-story, single-family residence with an attached 486 square foot two-car garage, and perform associated site improvements at 1466 Santa Luisa Drive, is conditionally approved based upon the following Findings and subject to the following Conditions:

III. FINDINGS
A. In accordance with Section 17.68.040 (Development Review Permit) of the City of Solana Beach Municipal Code, the City Council finds the following:

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I. The proposed project is consistent with the General Plan and all applicable requirements of SBMC Title 17 (Zoning Ordinance), including special regulations, overlay zones and specific plans.

General Plan Consistency: The project, as conditioned, is consistent with the City’s General Plan designation of Low Medium Density Residential in the General Plan and intended for single-family residential development with a maximum density of four dwelling units per acre.

The development is also consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.

Zoning Ordinance Consistency: The project is consistent with all applicable requirements of the Zoning Ordinance (Title 17) (SBMC 17.20.030 and

17.48.040), which delineates maximum allowable Floor Area Ratio (FAR), Permitted Uses and Structures (SBMC Section 17.20.020) which provides for uses of the property for a single-family residence. Further, the project adheres to all property development regulations established for the Low Medium Residential (LMR) Zone and cited by SBMC Section 17.020.030.

The project meets the minimum number of off-street parking spaces and the required front-, side- and rear-yard setbacks and is below the maximum allowable structure height and gross floor area for the property.

II. The proposed development complies with the following development review criteria set forth in Solana Beach Municipal Code Section

17.68.040.F:
a. Relationship with Adjacent Land Uses: The development shall be designed in a manner compatible with and complementary to existing development in the immediate vicinity of the project site and the surrounding neighborhood. The development as
proposed shall also be compatible in scale, apparent bulk, and massing with such existing development in the surrounding neighborhood. Site planning on or near the perimeter of the development shall give consideration to the protection of surrounding areas from potential adverse effects.

The subject lot and all surrounding properties are located within the LMR Zone. Properties within the area are developed with a mixture of one- and two-story, single-family residences. The project, as designed, is consistent with the permitted uses for the LMR Zone as described in SBMC Sections 17.20.010 and

17.12.020. The property is designated Low Medium Density Resolution 2023-042
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Residential in the General Plan and intended for single-family residences to be developed at a maximum density of four dwelling units per acre. Other compatible uses such as
accessory dwelling units, home occupations, religious
institutions, educational institutions, parks and recreation facilities, and public utilities are permitted or conditionally permitted. The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy
residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated
neighborhoods. The project also could be found consistent with the objective of providing a range of housing types.

The property is not located within any of the City’s Specific Plan areas, however, the project is located within the Coastal Zone.

As a condition of project approval, the Applicants will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
b. Building and Structure Placement: Buildings and structures shall be sited and designed to minimize adverse impacts on the surrounding properties and designed in a manner which visually and functionally enhance their intended use and complement existing site topography. Multi-family residential buildings shall be sited to avoid crowding and to allow for a functional use of the space between buildings.

The proposed project includes an interior remodel and a 418 square foot addition to the main floor and a 530 square foot addition (including 115 square feet of area that has a ceiling height over 15 feet) to the second floor. The main floor would be made up of a front entry, living room, dining room, wine cellar, an open concept kitchen/dining/family room and pantry, a guest bedroom with an ensuite bathroom, a powder room and a
mudroom that leads to the garage. A proposed 620 square foot covered patio is proposed on the north side of the main floor and a 608 square foot covered patio on the west side of the main floor that includes a barbeque.

The proposed second floor includes the primary bedroom suite, three additional bedrooms, two with ensuite bathrooms, and an additional bathroom and a laundry room. The bedroom in the southeast corner of the second floor has a 158 square foot covered patio over the existing garage.

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0.50 for first 5,000 ft2 3,000 ft2

0.30 for ft2 between 5,000 and 20,000 ft2 4,500 ft2

0.15 for ft2 above 20,000 ft2 1,978 ft2
Maximum Allowable Floor Area: 9,487 ft2
As designed, the project complies with all required setbacks.

The residence would be setback 20 feet from the front property line along Santa Luisa, approximately 10 feet from the eastern side property line, approximately 17 ft. 5 inches feet from the western side property line, and approximately 140 feet from the northern, rear property line. The maximum building height for the MR Zone is 25 feet. The proposed residence is currently existing nonconforming with a height of 26 feet five inches. The proposed additions would not exceed 24.2 feet above the pre-existing grade with the highest point of the addition at 238.8. As a condition of approval, the Applicants would be required to submit a height certification to certify that no portion of the structure will exceed 24.2 feet from the existing grade or 238.8 MSL. As designed, the project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.
c. Landscaping: The removal of significant native vegetation shall be minimized. Replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area. To the maximum extent practicable, landscaping and plantings shall be used to screen parking areas, storage areas, access roads, and other service uses of the site. Trees and other large plantings shall not obstruct significant views when installed or at maturity.

Drought tolerant plant materials and water conserving irrigation systems shall be incorporated into all landscaping plans.

Page 5 of 11 ends

Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and waterconserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
d. Roads, Pedestrian Walkways, Parking and Storage Areas: Any development involving more than one building or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible, by existing topography, by the placement of buildings and structures, or by landscaping and plantings.

SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) parking spaces for a singlefamily residence. The Applicants are proposing to maintain the existing driveway which provides access to the lot from the southern property line. The existing garage will also be maintained in the southeastern corner of the residence. The SBMC indicates that each single-family residence requires two off-street parking spaces that are 9ft. X 19ft. and clear of obstruction. If the required parking spaces are provided in an enclosed garage, up to 200 square feet per parking space can be exempt from the calculation of floor area. As mentioned previously, the southeast corner of the garage is located within the required front yard setback, however, the existing garage is deep enough to provide two spaces that are located outside of the required setback so the project qualifies for a 400 square foot exemption.
e. Grading: To the extent feasible, natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site. Existing exposed or disturbed slopes shall be landscaped with native or naturalized non-native vegetation and existing erosion problems shall be corrected.

The project would include grading in the grading in the amount of 9 yd3 of site grading and 13 yd3 of excavation for footings. The grading is proposed for footings for the proposed additions as Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 6 of 11 ends

well as new landscaping and hardscape in the rear of the proposed residence.
f. Lighting: Light fixtures for walkways, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to assure safe and convenient nighttime use.

All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding areas per SBMC 17.60.060 (Exterior Lighting Regulations).

The subject property is located within the Dark Sky Area and is therefore subject to the regulations of SBMC 17.60.60(C) which prohibit the outside illumination for aesthetic or dramatic purposes of any building and/or surrounding landscape,
including environmentally sensitive habitat areas (public or private). A condition of project approval includes that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060) as well as those of the Dark Sky Area. All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
g. Usable Open Space: Recreational facilities proposed within required usable open space shall be located and designed to maintain essential open space values.

As a condition of project approval, the Applicants will be required to pay the Park Development Fee prior to building permit issuance.

III. All required permits and approvals including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.

All required permits are being processed concurrently with the Development Review Permit.

IV. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 7 of 11 ends

approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.

The Applicants shall obtain approval from the California Coastal Commission prior to issuance of Building or Grading Permits.

B. In accordance with Chapter 17.63 (Structure Development Permit) of the Solana Beach Municipal Code, the City Council finds the following:

The proposed structure exceeds 16 feet in height above the existing grade, therefore, the project must comply with all of the View Assessment requirements of SBMC Chapter 17.63 and the Applicants were required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on September 15, 2022, showing a maximum building height of 24.2 feet (238.8 feet above MSL) above the existing and proposed grade. Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by November 4, 2022. The City received one application for View Assessment. The project was heard at the January View Assessment Commission (VAC) meeting and at that meeting, the VAC voted to continue the project to a later meeting so that the Applicants could redesign the project.

The Applicants redesigned the project by changing the pitch of the proposed roof over the primary bedroom and the front entry to 3:12 instead of 4:12 which lowered the ridgeline over the primary bedroom by 1.7 feet and the ridgeline over the entry by 0.7 feet. The Claimant was satisfied by these modifications and withdrew their Application for View Assessment.

Therefore, if the City Council can make the findings to approve the DRP, the SDP would be approved administratively.

V. CONDITIONS:

Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:

A. Community Development Department Conditions:

I. The Applicants shall pay required Fire Mitigation, Park Development and Public Use Facilities Impact Fees, as established by SBMC Chapter 15.60, Chapter 15.65, Chapter 15.66, and Resolution 2018- 147.

Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 8 of 11 ends

II. The Building Permit plans must be in substantial conformance with the architectural plans presented to the City Council on April 26, 2023, and located in the project file with a submittal date of April 18, 2023.

III. Prior to requesting a framing inspection, the Applicants shall be required to submit a height certification, signed by a licensed land surveyor, certifying that the building envelope is in conformance with City Council approval on April 26, 2023, and that the maximum height of the proposed addition will not exceed 24.2 feet above the proposed grade or 238.8 feet above MSL, which is the maximum proposed structure height reflected on the project plans.

IV. Any proposed onsite fences, walls and retaining walls and any proposed railing located on top, or any combination thereof, shall comply with applicable regulations of SBMC Section 17.20.040 and

17.60.070 (Fences and Walls).

V. The Applicants shall obtain required California Coastal Commission (CCC) approval of a Coastal Development Permit, Waiver or Exemption as determined necessary by the CCC, prior to the issuance of a grading or building permit.

VI. Native or drought tolerant and non-invasive plant materials and water conserving irrigation systems shall be incorporated into any proposed landscaping and compatible with the surrounding area to the extent feasible.

VII. Any new exterior lighting fixtures shall be in conformance with the CityWide Lighting Regulations of SBMC 17.60.060.

VIII. All light fixtures shall be appropriately shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities that render them detrimental to the surrounding area.

IX. Construction practices shall avoid potential indirect impacts (i.e. erosion, drainage, litter) to the native vegetation and the ESHA downslope from the project limits by including construction best management practices (BMPs) such as straw wattles and/or silt fencing prior to the start of construction. Drainage is expected to be retained within the Urban Developed area (i.e. grass lawn) or directed to a bio-retention basin required by the City.

X. Any proposed outdoor lighting along the northern boundary of the development shall be directed down or shielded to avoid potential lighting impacts to ESHA.

XI. Construction vehicles shall be parked on the subject property at all times when feasible. If construction activity prohibits parking on the Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 9 of 11 ends

subject property, the Applicants shall ensure construction vehicles are parked in such a way to allow sufficient vehicular access on Santa Luisa and minimize impact to the surrounding neighbors.

XII. The Applicants shall connect to temporary electrical service as soon as feasible to the satisfaction of the City.

IV. Pursuant to SBMC 17.68.040 subsection K, the signed final development plan shall be the official site layout for the property and shall be attached to any application for a building permit for the subject property. Any subsequent revisions or changes to the final development plan as approved by the Council will require an amendment to the approved DRP.

B. Engineering Department Conditions:

I. The Applicants are required to obtain an Encroachment Permit in accordance with SBMC Section 11.20 for the below frontage improvements being done in the public right-of-way. The frontage improvements shall be done to the satisfaction of the City Engineer prior to the occupancy of the proposed project:
a) Construction of the sidewalk underdrain pipe per SDRSD D-27.

While constructing the underdrain pipe, the existing concrete sidewalk panel must be removed and then replaced after the placement of the new 3” drain pipe. The contractor may core through the existing concrete curb, but coring under the sidewalk is prohibited.

II. The Applicant shall record a Hold Harmless Agreement prior to Final Inspection of the Building Permit. The document will hold the City of Solana Beach harmless for the storm drain on the Applicants’ property.

The Applicants shall record the Hold Harmless Agreement document prior to Final Inspection of the Building Permit.

III. All construction demolition materials shall be recycled according to the City’s Construction and Demolition recycling program and an approved Waste Management Plan shall be submitted.

IV. Construction fencing shall be located on the subject property unless the Applicants have obtained an Encroachment Permit in accordance with chapter 11.20 of the SBMC which allows otherwise.

C. Fire Department Conditions:

SPECIFIC CONDITIONS:

Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 10 of 11 ends

I. This property is located within the Very High Fire Hazard Severity Zone. The additional sq ft of the dwelling shall not be required to meet CBC Chapter 7A based on CBC Chapter 7A 701A.3 Exception #4.

II. Construction of the patio covers shall comply with the requirements of CBC Chapter 7A.

STANDARD CONDITIONS:

III. FUEL MODIFICATION ZONES/FIRE BREAKS: The Applicants shall provide and maintain fire/fuel breaks to the satisfaction of the Solana Beach Fire Department and the County of San Diego Defensible Space requirements. Fire/fuel breaks size and composition shall be shown on the improvement /grading plans and final map and building plans.

IV. FIRE RESISTIVE CONSTRUCTION REQUIREMENTS FOR THE
VERY HIGH FIRE HAZARD SEVERITY ZONE: Structures shall meet all wildland/urban interface standards to the satisfaction of the Solana Beach Fire Department. Structures shall comply per the 2019 California Building Code Chapter 7A.

D. City Council Conditions:

I. (To be added later if necessary.)
V. ENFORCEMENT
Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the abovementioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.1.6 and 1.18 in addition to any applicable revocation proceedings.

VI. EXPIRATION
The Development Review Permit for the project shall expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and has commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council according to SBMC 17.72.110.

VII. INDEMNIFICATION AGREEMENT
The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, Resolution 2023-042
DRP22-005/SDP22-002
1466 Santa Luisa - Krems

Page 11 of 11 ends

officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification.

In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicants.

NOTICE TO APPLICANTS: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.

PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 26th day of April, 2023, by the following vote:

AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
______________________________ ______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk .s
'o

BUILDING CODES

THIS PROJECT SHALL COMPLY WITH THE,
2022 CALIFORNIA RESIDE TIAL CODE,
2022 CALIFORNIA BUILDING CODE,
2022 CALIFORNIA ELECTRICAL CODE,
2022 CALIFORNIA PLUMBING CODE,
2022 CALIFORNIA MECHANICAL CODE,
2022 CALIFORNIA FIRE CODE,
2022 CALIFORNIA GREEN BUILDING

STANDARDS CODE
Krems Addition & Remodel
1466 Santa Luisa Dr. Solana Beach , CA 92075
/

PROJECT TEAM

HOMEOUJNER,
Danie l , Je~e. ica Kre~
( 6 1'3) 300-1480
1466 Santa Lui .a Dr.

Solana Beach, CA '32075
Jee,e.k..relTl5«igmail.com
dan.krem!,«i]anc:lcare.com

ARCHITECT,
Samuel J. Koob
Llcenoe No. C 37854
ol<. 7 deolgn otudlo•, Inc.
(858) 345-75'37
!H:lmee.k.. ldee,igrt!,ludf 05.com
3'304 Groton SL, Suite 102
San Die go, CA '32110

SURVEYOR
WIiiiam D. Tuck
L lcer,,e o . '3282
Sphere Surveying • Mapping, Inc.
(760) 803-'3107
330 Lul&eno A v erue
Ocear,,fde, CA '32057

C IVIL E GINEER,
Dale C lark.

BHA. Inc.
(760) '331-8700
= rars..,bhalncod.com
5 115 Avenld., Enc lnao, Suite L
Carlob.,d, CA '32008-4387

LANDSCAPE ARCHITECT,
Mic hael Dou9la5 Brennan
Caroon Dougl.,o Landoc.,pe Architecture
(6 1SJ '3'35-1306
michael'lDcd- 1.a.com
4407 Orc hard Ave
San D iego, CA '32107

STRUCTURAL ENGINEER,
P.aul 5. Ch-I ot e noon.

Llcert!ie •RCE 57182
PC5D Engineering Corporatio n
3529 Coaotvle w Court
Carlobad, CA '32010
( 760) 207-1885
paul.pcsd<>gmall.com

ENERGY CONSULTANT,
Timothy Ca-otairo, CEA, HER5o, GPR
Carot.,iro Energy Inc.,
2238 Bayview He ight• Dr., Suite E,
Loo Oooo, CA 93402
( 805) ':104-'3048
t lmm<.:1carotair!~ahoo.com

PROJECT INFO

SITE INFORMATION,

HOME OWNER,
APN,

ADDRESS,

SITE AREA,

ZONING,

LEGAL DESCRIPTION,

PROJECT INFORMATION,

YEAR BUILT,

NON-SPRINKLERED
DANIEL • JESSICA KREM5
263-572-0 1-00
1466 SANT A LUISA DR.
50LANA BEACH, CA ':12075
33,ISO 5.F. C0.75 ACRES)

LOW MEDIUM RESIDENTIAL
TR 7670 LOT 70
1974
(EJ MAIN FLOOR AREA, 1,568 5.F.
(NJ MAIN FLOOR ADDITION, 416 5.F.
( E ) SECOND FLOOR AREA , l,3':16 5 ,F.
(NJ SECOND FLOOR ADDITION, 415 5.F.
( E ) CEILING HEIGHT OVER 15FT, 115 5.F.
(EJ GARAGE AREA, 486 5.F.
( N ) GARAGE ADDITION, 0 5.F.
(NJ COVERED PATIO AREA, 7'31 5.F.
506WTAJ:c51"7'WO~~ ~c:>::i.

OFF-STREET PARKING EX EMPTION
( 2 5PACE5J, -400 5 ,F.

TOTAL PROf'l:YSED FLOOR AREk 4,7':lo

TOTAL HAB ITABLE AREA ,

FAR CALCULATIONS,
3,7':18 5.F.

TOTAL SITE AREA 33,189 5.F.

MAX (FAR ) CALCULATIONS,
5,000 5.F.x(0.6), 3,000 5.F
15,000 5.F.x(0.3J, 4,500 5.F.
13,18':I 5 .F.X(0.15), 1,S1B 5.F.

MAX FAR '3,478 '5~
PROPOSED FAR 4,7':10 5.F. (PA55J
60% OF MAX FAR ALLOWED (DRP THRESHOLD),
!:>.687 S.F.

SCOPE OF WORK

THE SCOPE O F WORK SHALL INCLUDE THE

ADDITION AND REMODEL TO THE EXISTING
TWO-STOR Y RESIDENCE LOCATED AT 1466
SANTA LUISA DR, SOLANA BEACH CALIFORNIA .

FOR MORE INFORMATION PLEASE SEE THE
CONSTR UCTION DRAWINGS.

VICINITY MAP
1466 SANT A LUISA DR.-,
®
e,AN'!.!T."A,..____,...---r-- 1· VICTORIA I SANT

LUISA DR-
~
I. -

LINEA DEL
CEILO
T.I
T.2
T.3
SP.I
5P.2
5P.3
L-1
L-2
L-3
L-4
L-5
L-6
L-7
L-8
Cl.I
Cl.2
Cl.3
A51.1
A51.2
Al.I
Al.2
Al.3
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A2.0
A2. 1
A2.2
A3.1
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El.I
El.2
5 1
52 53
SDI
SD2
5NI
W5WHI
W5WH2
T.24.1
T.24.2

SHEET INDEX

TITLE SHEET

GENERAL NOTES

PROJECT SPECIFICATIONS

PROJECT SPECIFICATIONS
SURVEY
SURVEY
SLOPE ANAL Y 51S

HYDROLOGY SHEET

CONSTRUCTION PLAN

CONSTRUCTION DETAILS

IRRIGATION PLAN

IRRIGATIO PLAN

P LANTING PLA

LIGHTING P LAN

LIGHTING PLAN

SITE PLAN

FAR SITE PLA

SITE SECTIONS

DEMO PLANS

EXISTING SITE P HOTOS

MAIN FLOOR PLAN

SECOND FLOOR PLAN

ROOF PLAN

STORY POLE PLAN
CONCEPTUAL 3Do

BUILDING ELEVATIONS

B UILDING ELEVATIONS

BUILDING SECTIONS

B UILDING DETAILS

BUILDING DETAILS

TYP ICAL WINDOW D ETAILS

TYPICAL DOOR DETAILS
ENLARGED STAIR PLAN, SECTION, •

DETAILS

DOOR SCHEDULES
WIN=W SCHEDULES
ELECTR ICAL, MECHANICAL, •

PLUMBING NOTES

MAIN FLOOR ELECTRICAL PLAN

SECOND FLOOR ELECTRICAL PLAN

FOUNDATION PLAN

FRAMING PLAN

DETAILS

STRUCTURAL NOTES

STRONG-WALL ANCHORAGE DETAILS

STRONG-WALL FRAMING DETAILS
TITLE 24 CALCULATIONS
TITLE 24 CALCULATIONS
CV')
N
0 N
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CV')
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design studios ..,
§5
~-------- ARCHITECTURE FIR M,
(f) 11kl de51gn 11tudlos, Inc.

I- a, ~: ~;ton St.
(f) $an D iego, CA ~110
er p , ,e.,,, ...... 15'>1
s , s.1~k. ldnl9n.tucllos.cowi
Ll... li:WW.tkldstl9Mtudlos.com

C COPYR IGHT
.au dalgn .and draulng. lndfc.atod
Mrs-ln «s lseat propert~ Of 1k.l
cis,19n ,tudlot. Inc. Reprocllcllon.
publlc.allon, or ro-uH: ~ "~ 1:1othod,
In whole or part., without e xproH
11Kllt-en con,ont or itk.1 ds&lgn &tud10,,
Inc:. 11 prohibited. No ch.ange1 th.111
be mads to the drawlllgt. text
SP9ClflCdtlOn&, Of P"9d' without
written con&ant or slc.1 deu19n ,tudlot,
Inc. v ltual, p~slcal, or •loctronlc
cont.act or u1a or th!He dr.iwlllgt and
,peclrlGdt lOM shall const ltUlG: tho
acceptance o f all this•• ro1trlctlon1.

ARCHITECT ST AMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL

SHEET TITLE,

GENERAL

INFORMATION

DRAWING SET,
NO. DATE CD SET
I f>/ 3/2022 REVISION
SET • 1
2 8/2/2022 REVISION
SET 0 2
3 2/2/2023 REVISION
SET •3

PROJECT NO,
DATE, 3/20/2023

SCALE, NIA

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ABBREVIATIONS
AB. ANCHOR BOLT
ACT. ACO

USTICAL TILE
A.F.F. ABOVE

FINISH FLOOR
ALUM. ALUM
INUM
A.P. ACCESS PANEL
APPROX. APPROX

IMATELY
ARCH. ARCH
ITECT
BIT. BITUM
INOUS
BLDG • BU
ILDING
B .M. BE

NC H MARK
BRG. BEAR
ING
B.S. BOTH SIDES
BSBD. BASEBO
A RD
BSMT. BASE
ME NT
BTWN. BETWEEN C .J. CONTROL JO
INT
C.L. CENTER LINE
CLG •

CEILING
CLO. CLOSET

COL COLUMN
C.M.U. CONCRETE MASONRY UN
IT
CONC. CONCRETE
CONST. CONSTRUCT
ION
CONT. CONT
INUOUS
C.T. CERAM

IC TIL E

DBL DOUBLE
DEMO. DEMOLITION

DTL DETA
IL
DIM.

DIMENSION
DN. DOWN
D.W.

DISHWASHER
EA. EACH
E.I.F.S •

E XTERIOR INSULATION
•

FINISH SYSTEM
E.J. EXPANS

ION JOINT
EL

ELEVATION
ELEC. ELECTR
ICAL
E.P. ELECTRICAL PANEL
EQUIP. EQ

UIPME NT
E.W. EACH WAY E XT. E XTERIOR (EJ EXISTING
F.D. FLOOR DRA
IN
FDN. FOUNDAT
IO N
F.E.

FIRE EXTINGUISHER
FIN.

FINISI-I
FLR. FLOOR
FTG. FOOT
ING
F.R.

FIRE RESISTANT
F.V.

FIELD VERIFY
GALV. GALVAN
IZED
GEN. GENERAL
G.W.B. GYPSUM

WAL L BOARD
GYP. GYPSUM
1-1.B. HOSE
BIB
1-1.C. I-IOLLOW CORE
1-lDCP. HA

NDICAPPED
1-l.M. 1-lOLLOW MET
A L

INSUL IN

SULATIO N
IN T. IN
TERIOR
JST. JOIST
K.D. KNOCK DOWN
MAS. MASONRY
MAX. MAXIMUM M ECI-I. MECHANICAL M IN. M IN IMUM M ISC. M ISCELLANEOUS M.O. MASONRY OPEN
ING
MTD. MOUNTED N .I.C. NO T IN CONTRACT
O.A. OVER ALL
o.c. ON CE
N TER
O.S.B. OR

IENTED STRAND BOARD
P.C. PRECAST CO
NCRETE
PREFAB. PREFABR
ICATED
PREFIN. PREF

INISI-IED
PSF. PO

UNDS PER SQUARE FOOT
PSI. PO
UNDS PER SQUARE INCi-i
P.T. PORCELA

IN TIL E
R.C.P. REFLECTED CE

ILING PLAN
REF. REFR

IGERATOR
REINF. REINFORCED
REV. REVERSE
R.I.

RIGID INSULATIO N
R.O • RO

UG I-I OPE NING
SAN. SA
NITARY
S.S. SO

IL BEARING
SEC. SECT
IO N

5.D. SEE DETA
IL
SI-IT.

SHEET
SIM.

SIMILAR
SPEC. SPEC

IFICATION

5.5. STAINLESS STEEL
STL
STD.

STRUCT.

ST.

HG
T.M.E .

T.O.B.

T.O.D.

T.O.F.

T.O.J. T.0.5 .

TS.

TYP.

UNEX.

UNFIN.

U.N.O.

V.B.

V.C.T. WI w.c.

W.1-1.

W.5. WD.

W/0
WSCT. W.W.M. IN) IEJ IP )

ABBREVIATIONS
STEEL

STANDARD

STRUCTURAL
STREET
TONGUE t GROOVE

TO MATCI-I EXISTING

TOP OF BEAM

TOP OF DECK

TOP OF FOOTING

TOP OF JOIST

TOP OF SLAB

TUBE STEEL

TYPICAL

UNE XCAVATED

UNFINISHED

UNLESS NOTE D

OTI-IERWISE
v A POR BARRIER

VINYL COMPOSITE TILE
WITI-I
WATER CLOSET •
WATER l-4EATER

WATER SOFTENER
WOOD

WITI-I OUT

WAINSCOT WELDED WI RE
MESl-l
NEW

EXISTING

PROPOSED

SYMBOL ANNOTATIONS
---- REFERENCE NUMBER
-- DRAWING NAME

MAIN FLOOR PLAN
A l.I SC~LS ,,, • • 1'-0"-- DRAWING SCALE
~---- SHEET REFERENCE

BUILDING

ELEVATION

INDICATOR

BUILDING

SECTION
' INDICATOR
1----l ... --..,

I I TYPICAL DETAIL ,' )
l_ -- ) INDICATOR \.. _ ___,.
@ @ ~ T.O. WALL
EL O I00'-0" TOP OF ELEVATION
-----HEIGi-iT CALL-OUT
1100'-0" 15 DEFAULT I-IEIG I-IT FOR

MAIN FINISI-IED FLOOR I-IEIGI-ITJ
BATl-l
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GENERAL NOTES

1. THE WORK INCLUDES ALL LABOR, EQUIPMENT,

TRANSPORTATION, AND SERVICES NECESSARY TO
ACCOMPLISH THE DEMOLITION AS SHOWN AND NOTED ON THE DRA\MNGS AND AS SPECI FIED. THE GENERAL CONDITIONS AND DIVISION 1 APPLY TO THIS SECTION AS
FULLY AS IF REPEATED HEREIN.
2 THE DRA\MNGS SHOW GENERAL INFORMATION ONLY.

IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO

EXAMINE THE SITE TO DETERMINE THE EXACT EXISTING

CONDITIONS, CHARACTER, AND EXTENT OF THE WORK TO BE
PERFORMED AND OPERATIONS REQUIRED.

3. THE FAILURE OR OMISSION OF TH E CONTRACTOR TO
VISIT THE SITE AND ACQUAINT HIMSELF \MTH THE EXISTING

CONDITIONS SHALL IN NO WAY RELIEVE HIM FROM
OBLIGATIONS \MTH RESPECT TO HIS BID OR TO HIS
CONTRACT.

4. THE INFORMATION INDICATED ON THE DRA\MNGS

REPRESENTS THE CHARACTER OF THE MATERIALS TO BE

ENCOUNTERED AND THEIR LOC
ATIONS.

5. IT IS EXPRESSLY UNDERSTOOD AND AGR EED THAT

THERE IS NO WARRANTY OR GUARANTEED, EITHER EXPRESSED OR IMPLIED, THAT THE EXISTING CONDITIONS

REPRESENTED ON THE PLANS REFLECT THE ACTUAL

CONDITIONS

6. EXISTING UNDERGROUND LINES SHALL BE VERIFIED
PRIOR TO START OF ANY WORK. 7. IT IS UNDERSTOOD AND AGREED THAT

CERTAIN LINES

CANNOT BE OR HAVE NOT BEEN LOCATED, AND NO
INDICATION IS CONTAINED ON ANY OF THE DRA\MNGS OR
REFERRED TO IN THE SPECIFICATIONS (I.E., STORM DRAINAGE,

ELECTRICAL, PLUMBING, SEWER, WATER, OR
GAS);THEREFORE, EXERCISE EXTREME CAUTION DURING

CLEARING, GRADING, EXCAVATING, TRENCHING, AND LIKE
WORK. SHOU LD ANY SUCH LINES BE ENCOUNTERED, GIVE

NOTICE (IN WRITING) AND DO NOT PROCEED UNTIL ADEQUATE
INVESTIGATION HAS BEEN MADE, THE LINE IDENTIFIED, AND INSTRUCTIONS ARE ISSUED AS TO HOW TO PROCEED. 8. PROVIDE BARRICADE WARNINGS (SIGNS AND

LIGHTING), DUST BARRIER , AND MAINTENANCE AND
SUPERVISION THEREOF, IN ACCORDANCE \MTH APPLICABLE

FEDERAL, STATE, AND LOCAL CODES AND THEIR RESPECTIVE

REQUIREMENTS, OR AS MAY BE DIRECTED FROM TIME TO
TIME. ALL TEMPORARY BARRICADES, ENCLOSURES, AND

PROTECTIONS OF ADJACENT PROPERTY AND EXISTING

CONSTRUCTION SHALL BE IN PLACE BEFORE DEMOLITION
WORK IS STARTED.

9. THE USE OF PROPER PLANT AND EQUIPMENT IS THE
RESPONSIBILITY OF THE CONTRACTOR. 10. EXISTING WORK AND ITEMS WHICH ARE REQUIRED TO

BE REMOVED SHALL BE REMOVED IN SUCH MANNER THAT MINIMUM DAMAGE AND DISTURBANCE IS CAUSED TO ADJACENT AND CONNECTION WORK SCHEDULED TO REMAIN .
11 . THE CONTRACTOR SHALL BE RESPONSIBLE FOR

REPAIRING AND/OR REPLACING ALL EXISTING WORK

SCHEDULED TO REMAIN WHICH IS DAMAGED BY THESE
OPERATIONS. EXISTING AREAS TO RECEIVE NEW MATERIALS,

AND REMOVAL OF MATERIALS AND EQUIPMENT TO ALTER OR

REPAIR THE EXISTING BUILDING AS INDICATED ON THE
DRA\MNGS AND AS SPECIFIED. ALL AREAS TO BE PATCHED
TO MATCH ADJACENT AREAS.

12. ALL REMOVED MATERIAL RESULTING FROM THE WORK

OF THIS SECTION , EXCEPT AS INDICATED OR SPECIFIED
OTHER\MSE, IS THE PROPERTY OF THE CONTRACTOR AND
SHALL BE PROMPTLY REMOVED TO A LEGAL DISPOSAL AREA.

ALL DEBRIS RESULTING FROM THIS WORK SHALL BE REMOVED

FROM THE SITE DAILY AND SHALL NOT BE ALLOWED TO

ACCUMULATE

13. STOCKPILING OF REMOVED MATERIALS ON THE
PROJECT SITE \MLL NOT BE PERMITTED \MTHOUT WRITTEN
APPROVAL.

14. EXISTING APPURTENANCES AND IMPROVEMENTS

WHICH ARE TO REMAIN SHALL BE PROTECTED FROM DAMAGE
DUE TO WORK UNDER THIS SECTION. SUCH DAMAGED

FACILITIES SHALL BE PROMPTLY REPAIRED AND/OR
REPLACED IN KIND.

15. PROVIDE AND MAINTAIN BRACING AND SHORING AS
REQUIRED BY APPLICABLE REGULATIONS FOR SAFETY.

16. PROTECTION OF UTILITIES; PRESERVE IN OPERATING
CONDITION ALL ACTIVE UTILITIES TRAVERSING OR \MTHIN AND ABOUT THE SITE: PROTECT ALL SUCH PROPERTY AND ITEMS,
INCLUDING BUT NOT LIMITED TO PIPING, CONDUITS, DRAINS.

MANHOLES, MAINS, LATERALS, CATCH BASINS, VALVE BOXES,
METERS, AND OTHER APPURTENANCES AND STRUCTURES.

PROMPTLY REPAIR ANY DAMAGE TO SUCH UTILITY OR WORK

DUE TO WORK UNDER THIS CONTRACT TO THE SATISFACTION

OF THE OWNING UTI LITY OR MUNICIPAL BODIES HAVING
JURISDICTION.

17. NO BLASTING OR ON-SITE BURNING \MLL BE
PERMITTED.

18. NOISE ABATEMENT. NOISE SHALL BE KEPT AT A

REASONABLE LEVEL AS RELATED TO SPECIFIC ITEMS OF
EQUIPMENT USED AND THEIR HOURS OF USE. THIS DOES NOT
PRECLUDE USE OF MECHANICAL EQUIPMENT. I.E .. JACK
HAMMERS, POWER-DRIVEN FASTENERS. ETC. NOISE

ABATEMENT CONTROL SHALL CONFORM TO LOCAL
ORDINANCES.

19. DUST PALLIATION. DURING DEMOLITION AND SITE
CLEARING, KE EP DUST. DIRT. AND POLLEN FROM VEGETATION
FROM BLO\MNG OR SPREADING BY MEANS OF WATERING
DOWN AT REGULAR INTERVALS AND AS DIRECTED.

20. AIR POLLUTION CONTROLS. CONTRACTOR SHALL
COMPLY \MTH SECTION 11017 OF THE GOVERNMENT CODE
AND \MTH THE REQUIREMENTS OF THE SAN DIEGO COUNTY
AIR POLLUTION CONTROL DISTRICT.
21 . ALL PRODUCTS, MATERIALS, FINISHES, EQUIPMENT,
HARDWARE. PLUMBING/ ELECTRICAU LIGHTING/ MECHANICAL

FIXTURES, FIREPLACES, AND ITEMS TO BE INSTALLED FOR
MANUFACTURER SPECIFICATIONS. MANUFACTURER
SPECIFICATIONS OVERRIDE ANY SPECIFICATIONS HERE-IN. IF

DESIGNER DETAILS OR INFORMATION CONFLICTS INITH

MANUFACTURER SPECIFICATIONS CONTACT DESIGNER

IMMEDIATELY IN WRITING
AND BEFORE INSTALLING.
22 . BEFORE COMMENCING ANY WORK ON THE SITE. THE

GENERAL CONTRACTOR SHALL VERIFY LOCATIONS OF ALL
SITE DIMENSIONS AND SITE CONDITIONS. THESE INCLUDE BUT

GENERAL NOTES

ARE NOT LIMITED TO PROPERTY LINES, REQUIRED SETBACK

LINES TO ALL NEW OR EXISTING BUILDING WALLS,

EASEMENTS, EXISTING GRADE LOCATIONS, FINISH FLOOR

ELEVATIONS, EXISTING SITE UTILITIES, AND ANY OTHER NEW

OR EXISTING SITE ITEMS WHICH COULD AFFECT IN AN Y WAY
THE CONSTRUCTION OF THE BUILDING. FLAG OR OTHER\MSE

MARK ALL PROPERTY LINES, EASEMENTS, UNDERGROUND
UTILITIES OR ANY OTH ER ITEMS AS NEEDED.

23. ALL CONDITIONS OR DIMENSIONS ON THESE PLANS

SHALL BE VERIFIED

IN THE FIELD BY THE GENERAL
CONTRACTOR \MTH ACTUAL SITE CONDITIONS. WRITTEN

DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED
DIMENSIONS AND SHALL BE VERIFIED ON THE JOB SITE .

ON-SITE VERIFICATION OF ALL DIMENSIONS AND CONDITIONS

SHALL BE THE SOLE RESPONSIBILITY OF THE GENERAL
CONTRACTOR AND SUBCONTRACTORS.

24. THESE DRAWINGS HAVE BEEN PREPARED FROM THE
LATEST INFORMATION AVAILABLE ON EXISTING CONDITIONS.

MINOR VARIATIONS MAY OCCUR IN THE ACTUAL
CONSTRUCTION. ANY DISCREPANCY OR AREA OF CONFUSION
BETWEEN FIELD CONDITIONS AND THESE DRA\MNGS SHALL

BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR
TO PROCEEDING \MTH WORK IN QUESTION. DO NOT PROCEED
\MTH WORK IN QUESTION UNTIL THE ARCHITECT ISSUES
WRITTEN DIRECTIONS.

25. IN CASE OF CONFLICT \MTHIN THE DRA\MNGS THE
ORDER OF PRECEDENT SHALL BE: 1) SPECIFIC DETAILS. 2)
DRA\MNG NOTES, 3) SPECIFICATIONS AND (4) GENERAL
NOTES.

26. NEITHER THE OWNER NOR THE ARCHITECT SHALL
ENFORCE SAFETY MEASURES OR REGULATIONS. THEY ARE
THE GENERAL CONTRACTOR'S SOLE RESPONSIBILITY.

27. THE GENERAL CONTRACTOR AND SUBCONTRACTOR'S
WORK SHALL BE IN ACCORDANCE \MTH ALL APPLICABLE
FEDERAL, STATE, AND LOCAL BUILDING CODES AND AGENCY STANDARDS.

28. THE PROVISIONS OF THE 21113 CALIFORNIA

RESIDENTIAL CODE SHALL APPLY TO THE CONSTRUCTION
ALTERATION , MOVEMENT, ENLARGEMENT. REPLACEMENT,
REPAIR. EQUIPMENT, USE AND OCCUPANCY, LOCATION.

MAINTENANCE, REMOVAL, AND DEMOLITION OF DETACHED

ONE AND TWO-FAMILY DWELLING, TOWNHOUSES NOTE MORE

THAN THREE STORES ABOVE GRADE PLANE IN HEIGHT WITH A

SEPARATE MEANS OF EGRESS AND STRUCTURES
ACCESSORY THERETO.

29. CAL-OSHA REQUIREMENT: A CONSTRUCTION ACTIVITY
PERMIT IS REQUIRED FOR: CONSTRUCTION OF TRENCHES OR

EXCAVATIONS WHICH AREA FIVE FEET OR DEEPER AND INTO
WHICH A PERSON IS REQUIRED TO DESCEND. CONSTRUCTION
OF ANY BUILDING , STRUCTURES. SCAFFOLDING OR

FALSEWORK, MORE THAN THREE STORIES HIGH OR THE
EQUIVALENT HEIGHT (36 FEET), ERECTION OR DISMANTLING

OF VERTICAL SHORING SYSTEMS MORE THAT THREE STORIES
HIGH , OR THE EQUIVALENT HEIGHT (36 FEET)

30. ADHESIVES, SEALANTS AND CAULKS SHALL BE
COMPLIANT \MTH voe ARID OTHER TOXIC COMPOUND
LIMITS
31 . PAINTS. STAINS AND OTHER COATING SHALL BE
COMPLIANT \MTH voe LIMITS.
32 . AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT
\MTH PRODUCT WEIGHTED MIR LIMITS FOR voe AND OTHER
TOXIC COMPOUNDS.

33. DOCUMENTATION SHALL BE PROVIDED TO VERIFY THAT
COMPLIANT voe LIMIT FINISH MATERIALS HAVE BEEN USED. A

LETTER FROM THE CONTRACTOR AND OR THE BUILDING

OWNER CERTIFYING WHAT MATERIAL HAS BEEN USED AND ITS
COMPLIANCE \MTH THE CODE MUST BE SUBMITTED TO THE
BUILDING INSPECTOR . 34, FIFTY PERCENT OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY \MTH THE
voe -EMISSION LIMITS

DEFINED IN THE COLLABORATIVE FOR HIGH PERFORMANCE

SCHOOLS (CHPS) LOW -EMITTING MATERIAL LIST OR BE

CERTIFIED UNDER THE RESILIENT FLOOR COVERING
INSTITUTE (RCFI) FLOOR SCORE PROGRAM.

35. PARTICLE BOARD, MEDIUM DENSITY FIBERBOARD (MDF)

AND HARDWOOD PLYWOOD USED IN INTERIOR FINISH
SYSTEMS SHALL COMPLY \MTH LOW FORMALDEHYDE
EMISSION STANDARDS.

36. MOISTURE CONTENT OF BUILDING MATERIALS USED IN
WALL AND FLOOR FRAMING IS CHECKED BEFORE ENCLOSURE.

BUILDING MATERIAL \MTH VISIBLE SIGN OF WATER DAMAGE
SHALL NOT BE USED. INSULATION PRODUCTS WHICH ARE

VISIBLY WET OR HAVE A HIGH MOISTURE CONTENT SHALL BE
ALLOWED TO DRY PRIOR TO ENCLOSURE. 37. ANY CHANGES OR SUBSTITUTIONS MADE BY THE:

GENERAL CONTRACTOR , SUBCONTRACTOR.

CORRESPONDENT OR WHOMEVER ELSE, SHALL NOTIFY THE

DESIGNER AND OWNER IMMEDIATELY AND RECEIVE
APPROVAL IN WRITING BEFORE INSTALLING.

38. THESE DRAWINGS AND SPECIFICATIONS ARE THE
PROPERTY AND THE COPYRIGHT OF SK7 DESIGN STUDIOS,

INCORPORATED NO USE, COPIES OR ALTERATIONS OF THIS

MATERIAL IS ALLOWED UNLESS THE WRITTEN PERMISSION OF
SK7 STUDIOS, INC. INCORPORATED, IS GRANTED PRIOR TO

USE, EXCEPT FOR THE TEMPORARY USE TO CONSTRUCT THE
SAID WORK DESCRIBED IN THE PROJECT TITLE BLOCK. NO

RIGHTS, OWNERSHIP PRIVILEGES OR REUSE OF INFORMATION

CONTAINED HEREIN IS CONVEYED, ALLOWED OR
TRANSFERRED TO ANY PARTY. © SK7 DESIGN STUDIOS
INCORPORATED© STATE OF CALIFORNIA, UNITED STATES OF
AMERICA.
sk7
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All dsslg n and drawings lndlc.,ted
hete-ln Ille legdl properl!:j of Ilk 1
dssrgn studios, rnc. Reprod.lctlon,
publlCdtlon, or re-o~ by dny msthod,
In whole °'" pat, without exi:,res&
writ ten con11ent or &kl de11!9n 1tudlo s,
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inc. Yl~al, P'1:l•lcal, or e/c,clronlc
cont <!Ct or ur.a or ths,., chwrng, and
11p.9clrlC.Jtl on11 shall conr.trtute the
a~spt.snee or all these restrlctlor.s .

ARCI-IITECT STAMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL
51-iEET TITLE,

GENERAL
NOTES

DRAWING SET,
NO. DATE CD SET
I
6/3/2022 REVI
SIO N
SET • 1
2 8/2/2022 REVI
SION
SET •2
3 2/2/2023 REVI
SIO N
5ET •3

PROJECT NO,
DATE ,
3/ 20/2023
SCALE,

DRAFTED B Y, L T
51-iEET
NO,
T,2

SITE PREPARATION

1. PRIOR TO EXCAVATION, GENERAL CONTRACTOR SHALL
CONFIRM LOCATION OF UNDERGROUND UTILITIES.

2. IN THE EVENT THAT UTILITIES OR CONCEALED

STRUCTURES ARE DISCOVERED DURING CONSTRUCTION

AT EXPOSED OR UNEXPOSED LOCATIONS, THE GENERAL
CONTRACTOR SHALL STOP IM?RK IMMEDIATELY IN THAT

AREA AND QUESTION OR NOTIFY THE DESIGNER AND/OR
UTILITY COMPANY IMMEDIATELY.

3. THE GENERAL CONTRACTOR AND SUBCONTRACTOR SHALL

BE RESPONSIBLE FOR THE APPROPRIATE HOOK UP TO ALL
UTILITIES REQUIRED TO SUPPORT THE WORK.

4. THE GENERAL CONTRACTOR SHALL PROTECT THE

ADJACENT PROPERTIES, INCLUDING, BUT NOT LIMITED TO

DUST, TRASH, OR DAMAGES DUE TO DEMOLITION,

EXCAVATION, CONSTRUCTION AND/OR FLOODING
ORIGINATING ON THE SITE.

5. THESE CONTRACT DOCUMENTS DO NOT CONTEMPLATE

THE HANDLING OR TREATMENT OF ASBESTOS AND/OR ANY
HAZARDOUS WASTE MATERIALS. SHOULD ANY HAZARDOUS

MATERIALS BE DISCOVERED, THE GENERAL CONTRACTOR

SHALL NOTIFY THE OWNER IMMEDIATELY BY TELEPHONE
AND IN WRITING.

6. THE GENERAL CONTRACTOR SHALL INSTALL AND MAINTAIN

A PHONE AT THE JOB SITE FOR THE DURATION OF
CONSTRUCTION.

7. A SOIL COMPACTION REPORT SHALL BE PROVIDED TO THE

BUILDING INSPECTOR AT THE JOB SITE PRIOR TO

PLACEMENT OF CONCRETE FOR THE NEW FOUNDATION IF
REQUESTED BY THE CITY.

8. IT IS THE GENERAL CONTRACTOR'S RESPONSIBILITY TO

GRADE THE SITE AND TO SLOPE ALL GRADING AND

CONCRETE WORK TO PROVIDE POSITIVE DRAINAGE AWAY
FROM THE BUILDING AND TO AREA STORM DRAINS.

DEMOLITION

9. ALL EXCAVATION AND GRADING SHALL COMPLY WITH OSHA
AND OTHER GOVERNING REGULATIONS.

10. DEMOLITION SHALL CONFORM TO EXTENT SHOWN ON
THE DEMOLITION PLAN. NO STRUCTURES ARE TO BE

REMOVED OR MODIFIED WITH NOTIFICATION TO THE

DESIGNER AND CONFIRMATION THAT THEY ARE IN
CONFORMANCE WITH THE APPROVED PERMIT PLANS.
11 . SHORING SHALL BE PROVIDED WHERE DEMOLITION OF
SUPPORT STRUCTURES OCCUR.

12. PRIOR TO THE START OF ANY DEMOLITION OR

CONSTRUCTION, THE GENERAL CONTRACTOR SHALL

INSPECT AND PREPARE AN INVENTORY OF ALL ITEMS

NOTED TO BE RELOCATED OR SALVAGED AND VERIFY

THAT THESE ITEMS ARE IN GOOD WORKING CONDITION
AND ABLE TO BE RELOCATED. THE CIC SHALL PRESENT

THIS INVENTORY TO THE OIDRIER AND THE DESIGNER FOR

THEIR APPROVAL, THE GC SHALL BE HELD RESPONSIBLE

FOR REPLACING ANY RE-LOCATABLE ITEM DAMAGED
DURING THE DEMOLITION PROCESS. SALVAGED ITEMS

SHALL BE THE OWNER'S CHOOSING AND SHALL BE THE
OWNER'S PROPERTY.

FLOOR PLAN
13 INTERIOR FINISHES MUST CONFORM TO THE
REQUIREMENTS OF CHAPTER 12, 2016 CBC, ALL

DECORATIVE MATERIALS ARE REQUIRED TO BE

MAINTAINED IN A FLAME-RETARDANT CONDITION
14 DIFFERENT FLOOR FINISHES SHALL MEET UNDER THE
DOOR. UNLESS OTHERWISE NOTED.
15 SMOKE DETECTORS SHALL BE PROVIDED IN ALL

SLEEPING ROOMS, IN ADJACENT HALLWAYS, AND IN AREAS
THAT CONFORM TO SECTION 907.2. 11.2, 2016 CBC.
16 MAINTAIN I-HR FIRE RESISTIVE WALL AND CEILING

CONSTRUCTION BETWEEN THE GARAGE AND THE

RESIDENCE FOR OCCUPANCY SEPARATION, REFER TO
SECTION 706.1, 707.3.9 AND TABLE 707.3.9, 2016 CBC
17 GLASS AND GLAZING SHALL CONFORM TO THE
PROVISIONS OF CHAPTER 24, SECTION 2406, 2016 CBC ALL
GLAZING PANELS ADJACENT TO DOORS AND WITHIN 18" OF

WALKING SURFACES SHALL BE TEMPERED
18 PROVIDE R-13 INSULATION IN ALL EXTERIOR WALLS AND
BATHROOM WALLS. PROVIDE R-19 INSULATION BETWEEN
FLOORS AND R-30 IN ATTIC SPACE REFER TO SECTION 719,
2016 CBC
19 PROVIDE EMERGENCY EXIT DOORS OR WINDOWS FROM

SLEEPING ROOMS NET CLEAR OPENING AREA SHALL BE
NOT LESS THAN 5.7 SQ FT., (821 SQ IN ) MINIMUM OPENING
HEIGHT SHREA ALL BE 24". MINIMUM OPENING WIDTH
SHALL BE 20" MAXIMUM FINISHED SILL HEIGHT SHALL BE
44" ABOVE FLOOR.
20 PROVIDE UNDER-FLOOR CRAWL SPACE VENTILATION IN
FOUNDATION WALLS OF NOT LESS THAN 1/150 OF AREA

VENTILATED PROVIDE CORROSION RESISTANT METAL

MESH SCREEN FRAME AT EACH OPENING
21 AT TRANSITION TO EXTERIOR BALCONIES AND DECKS

SHALL PROVIDE A MINIMUM STEP DOWN TO FINISH
SURFACE OF 1 INCH (U.N.O.). ROUGH FRAMING SURFACES
SHALL HAVE A MINIMUM 2-INCH STEP DOWN. (U.N.O.)

FRAMING
22 PROVIDE SOLID BLOCKING IN WALL FRAMING FOR ALL
CABINETS, COUNTERTOPS, MIRRORS. SHELVING, LIGHT

FIXTURES, AND MISCELLANEOUS WALL AND CEILING

MOUNTED OR RECESSED ITEMS (WHEREVER A CABINET

OR AN ITEM REQUIRING SUPPORT IS DEPICTED
GRAPHICALLY.)
23 CONTRACTOR SHALL COORDINATE SOFFIT FRAMING

WITH THE PLAN TO ALLOW A DEQUATE SPACE FOR

INSTALLATION OF LIGHT FIXTURES AND MECHANICAL

EQUIPMENT
24 PROVIDE DRAFT STOP IN THE ATTIC SPACE ATTIC
SPACE SHALL NOT EXCEED 3,000 SQ. FT . OR 60'-0" IN

HORIZONTAL LENGTH
25 UNDER-FLOOR CLEARANCE (RAISED IM?OD FLOORS)·
IM?OD JOIST OR BOTTOM OF WOOD STRUCTURE SHALL BE
NO CLOSER THAN 18 INCHES AND IM?OD GIRDERS SHALL
BE NO CLOSER THAN 12 INCHES UNDER FLOOR AREAS
SHALL BE PROVIDE WITH A MINIMUM 18 INCH BY 24 INCH

CLEAR OPENING

26. ALL WOOD WITHIN 8" OF EARTH OR I "OF CONCRETE

SHALL BE REDWOOD OR PRESSURE TREATED, SECTION
2304. 11 .2. I & 2 CBC 2016.

27. STAIRWAYS AND LANDINGS SHALL BE CONSTRUCTED AS
REQUIRED BY SECTION 1009.5, 2016 CBC.

28. HOLD DOWN ANCHORS TO BE TIED IN PLACE PRIOR TO
CALLING FOR FOUNDATION INSPECTION.

29. FLOOR SHEATHING SHALL BE SCREWED AND GLUED TO
FLOOR JOISTS.

30. PROVIDE FIRE BLOCKING AT FLOOR, CEILING , COVES
AND MID-HEIGHT OF WALLS OVER 10'-0' IN HEIGHT.

FINISH
31 . INSTALL DUROC FILE BACKER BOARD BY UNITED STATES

GYPSUM OR EQUAL ON ALL INTERIOR WALLS,
COUNTERTOPS AND CEILINGS TO RECEIVE TILE. INSTALL

DUROC ACCORDING TO THE MANUFACTURER'S
RECOMMENDED SPECIFICATIONS.

32. INTERIOR GYPSUM BOARD COMERS SHALL BE PER
INTERIOR FINISH SCHEDULE. INTERIOR GYPSUM BOARD
TEXTURE SHALL BE PER INTERIOR FINISH SCHEDULE.

EXTERIOR

33. ALL EXPOSED METAL FLASHINGS SHALL BE PAINTED TO
MATCH ADJACENT SURFACES. UNLESS NOTED
OTHERWISE.

34. A WEEP SCREED OR WEEP HOLES SHALL BE PROVIDED

AT OR BELOW THE FOUNDATION PLATE LINE FOR ALL
EXTERIOR STUD WALL FINISH ON THE EXTERIOR STUCCO.

WEEPS SHALL BE PLACED A MINIMUM OF 4" ABOVE GRADE.

35. NO VENT PIPE DR ANY PROJECTION SHALL PROJECT
ABOVE 30'-0' FROM FINISH GRADE, NEW OR PRE-EXISTING
5'-0" FROM BUILDING FACE, THE HIGHEST POINT OF THE
ROOF SHALL NOT EXCEED 30'-0" (U.N.O.

36. WOOD SIDING: CLEARANCE BETWEEN WOOD SIDING

AND EARTH ON THE EXTERIOR OF A BUILDING SHALL NOT
BE JESS THAN 6 INCHES (6") OR LESS THAT 2 INCHES TO

CONCRETE STEPS, PATIO SLABS, PORCH SLABS OR

SIMILAR HORIZONTAL SURFACES EXCEPT WHERE SIDE,

SHEATHING AND WALL FRAMING ARE OF NATURALLY
DURABLE OR PRESERVATIVE TREATED WOOD.

ROOFING

37. ROOFING SHALL BE INSTALLED IN ACCORDANCE WITH

MANUFACTURER'S SPECIFIC INSTALLATION INSTRUCTIONS

ALL NEWLY CONSTRUCTED ROOFS SHALL BE COVERED
WITH MATERIALS IDENTIFIED AS CLASS "A" ROOF
ASSEMBLY. CLASS A ROOF ASSEMBLIES AND ROOF

COVERING SHALL BE LISTED AND IDENTIFIES AS CLASS A
BY AN APPROVED TESTING AGENCY.

38. PROVIDE ALL REQUIRED SHEET META) FLASHING AND
CAULKING. CONTRACTOR SHALL PROVIDE 40-YEAR
MINIMUM WARRANTY.

39. PROVIDE ATTIC VENTILATION IN ROOF EAVES OR IN TOP

OF WALL UNDER GABLE ROOFENDS OF NOT LESS THAN
11150 OF AREA VENTILATED. PROVIDE CORROSION
RESISTANT METAL MESH SCREEN IN IM?OD OR METAL
FRAME AT EACH OPENING. THE SIZE OF MESH OPENING
SHALL BE ¼" MAXIMUM.

PLUMBING

40. MAXIMUM FLOW RATE FOR SHOWERHEADS SHALL BE 2.5
GALLONS PER MINUTE (2.5 GPM)
41 . ALL NEW TOILETS SHALL BE ULTRA LOW FLUSH TYPE,
MAXIMUM 1.6 GALLONS PER FLUSH. (1 .6 GPM)

42. NO C.P.V, C PIPING TO BE INSTALLED FOR POTABLE
WATER SUPPLY. AH WATER SUPPLY LINES SHALL BE
COPPER
43 PERMANENT VACUUM BREAKERS SHALL BE INCLUDED
WITH ALL NEW HOSE BIBBS.

44. ALL WATER CLOSETS OR BIDET SHALL HAVE A MINIMUM
CLEARANCE OF 18" (15" IS CODE MINIMUM) FROM THE

CENTERLINE OF THE FIXTURE TO ANY SIDEWALL OR
OBSTRUCTION, NOR CLOSER THAN THIRTY (30") INCHES

CENTER TO CENTER TO ANY SIMILAR FIXTURE THE CLEAR

SPACE IN FRONT OF ANY WATER CLOSET OR BIDET SHALL
NOT BE LESS THAN TWENTY-FOUR (24") INCHES FROM THE

FRONT OF THE FIXTURE

45. ALL ABS AND PVC PIPING AND FITTINGS SHALL BE

ENCLOSED WITHIN WALLS AND FLOORS COVERED WITH
' APEX GYPSUM BOARD' OR SIMILAR ASSEMBLIES THAT

PROVIDE THE SAME LEVEL OF FIRE PROTECTION

PROTECTION OF MEMBRANE PENETRATIONS IS NOT
REQUIRED.
46 STATE HEALTH AND SAFETY CODE SEC 17921 9 BANS

THE USE OF CHLORINATED POLYVINYL CHLORIDE (CPVC)

AND CROSS-LINKED POLYETHYLENE (PEX) FOR INTERIOR

WATER SUPPLY PIPING
47 BUILDING DRAIN AND VENT PIPING MATERIALS SHALL
COMPLY WITH SECTION 701 .0AND 902,0 OF THE CALIFORNIA

PLUMBING CODE (CPC)

48. ALL SANITARY SYSTEM MATERIALS SHALL BE LISTED BY

AN APPROVED LISTING AGENCY

49. POTABLE WATER PIPING MATERIAL SHALL COMPLY WITH
SECTION 604.0 OF CPC.

50. LAVATORY SHALL BE THE SELF-CLOSING TYPE
(COMMERCIAL REQUIREMENT)
51 EACH FAUCET SHALL NOT EXCEED A WATER FLOW OF

2.2 GALLONS PER MINUTE (2.2. GPM)

MECHANICAL

52. ALL MECHANICAL AND ELECTRICAL SYSTEMS SHALL BE
INSTALLED IN ACCORDANCE l'l.1TH APPROVED PLANS AND

GOVERNING CODES ELECTRICAL AND MECHANICAL

SYSTEMS SHALL BE TESTED AND APPROVED TO BE IN

PROPER WORKING CONDITION TO THE SATISFACTION OF

THE BUILDING INSPECTOR BEFORE THE ISSUANCE OF THE

CERTIFICATE OF OCCUPANCY

53. ALL THERMOSTATS SHALL BE OF THE AUTOMATIC

CHANGEOVER TYPE TO SEQUENCE HEATING OR COOLING
SET POINT RANGE SHALL BE UP TO 10 DEGREES

FAHRENHEIT BETWEEN FULL TREATING AND COOLING

ADJUSTABLE TEMPERATURE DIFFERENTIAL SHALL BE ONE

AND ONE-HALF DEGREES FAHRENHEIT

54. EQUIPMENT SHALL HAVE THE CAPACITY OF

TERMINATING ALL COOLING AT A TEMPERATURE OF NOT
MORE THAN 78 DEGREES FAHRENHEIT.

55. AT LEAST ONE AUTOMATIC SPACE TEMPERATURE
CONTROL DEVICE SHALL BE PROVIDED FOR EACH ZONE.

56. ALL DUCTWORK SHALL BE CONSTRUCTED, ERECTED

AND TESTED IN ACCORDANCE WITH THE MOST
RESTRICTIVE OF LOCAL REGULATION PROCEDURES.

REFER TO THE STANDARDS ADOPTED BY THE SHEET

METAL AND AIR CONDITIONING CONTRACTORS NATIONAL

ASSOCIATION AS DETAILED IN THE ASHRAE HANDBOOK OF
FUNDAMENTALS.

57. PROVIDE BATHROOM VENTILATION OF NOT LESS THAN
FIVE (5) AIR CHANGES PER HOUR.

58. ATTIC AND/OR UNDER-HOOT INSTALLATION OF HVAC
UNITS MUST COMPLY WITH SECTIONS 303, 304. 305 , 308, 20 13C.M.C.

59. DUCT OPENING AND OTHER RELATED AIR DISTRIBUTION

COMPONENT OPENINGS SHALL BE COVERED DURING
CONSTRUCTION.

ELECTRICAL

60. ALL CIRCUIT BREAKER Sl'l.1TCHED 120V AC LIGHT

CIRCUITS OR CONVENIENCE OUTLETS, MUST USE ONLY
TYPE GFCI OR AFCI CIRCUIT BREAKERS.
61 . ELECTRICAL OUTLETS LOCATED IN WET AREAS,

BATHROOMS AND LAUNDRY ROOMS, AT THE EXTERIOR OR
WITHIN 6'-0" OF THE KITCHEN SINK, SHALL BE PROVIDED

WITH GROUND FAULT INTERRUPTER SWITCH (GFCI)

62. WIRING THE PLENUMS SHALL BE IN CONDUIT OR
CONFORM TO ARTICLES 300-21 AND 300-22, NEC.

63. ALTERATION, REPAIRS AND ADDITIONS: WHEN

ALTERATION, REPAIRS OR ADDITIONS REQUIRING A PERMIT

OCCUR , OR WHEN ONE OR MORE SLEEPING ROOMS ARE
ADDED OR CREATED IN EXISTING DWELLINGS. THE
INDIVIDUAL DWELLING UNIT SHALL BE EQUIPPED l'l.1TH

SMOKE ALARMS LOCATED AS REQUIRED FOR NEW
DWELLINGS.

64. CARBON MONOXIDE ALARMS: LOCATIONS: PROVED
SMOKE ALARMS IN THE FOLLOWING LOCATIONS; L)

OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING
AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS(S) 2)

ON EVERY LEVEL OF A DWELLING UNIT INCLUDING
BASEMENTS.

65. SINGLE AND MULTIPLE -STATION CARBON MONOXIDE

ALARMS SHALL BE LISTED AS COMPLYING WITH THE
REQ UIREMENTS OF UL 2304. CARBON MONOXIDE

DETECTORS SHALL BE LISTED AS COMPLYING WITH THE
REQUIREMENTS OF UL 2075.

66. CARBON MONOXIDE ALARMS: IN EXISTING DWELLING

UNITS, WHERE A PERMIT IS REQUIRED FOR ALTERATIONS,
REPAIR OR ADDITIONS EXCEEDING $1,000 DOLLAR,

EXISTING DWELLING OR SLEEPING UNITS THAT HAVE

SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR

FUEL-BURNING APPLIANCES SHALL BE PROVIDED WITH

CARBON MONOXIDE ALARMS IN THE SPECIFIC DWELLING

UNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS
OBTAINED.

67. BATTERY OPERATED CARBON MONOXIDE ALARMS: IN

EXISTING DWELLING UNITS, A CARBON MONOXIDE ALARM

IS PERMITTED TO BE SOLELY BATTERY OPERATED WHERE

REPAIRS OR ALTERATIONS DO NOT RESULT IN THE

REMOVAL OF A WALL AND CEILING FINISHES OR THERE IS

NO ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL
SPACE.

GENERAL PROVISIONS
A. THE FOLLOWING NOTES APPLY, UNLESS INDICATED

OTHERWISE

1. CODES AND STANDARDS

1. CALIFORNIA BUILDING CODE, 20 16 EDITION (C.B.C.)
2 CALIFORNIA MECHANICAL CODE, 2016 EDITION (C.M.C.)

3. CALIFORNIA PLUMBING CODE. 2016 EDITION (C.P.C.)
4 CALIFORNIA ELECTRICAL CODE. 2016 EDITION (C.E.C.)

5. CALIFORNIA FIRE CODE, 2016 EDITION (C.F.C.)
6 AMERICAN CONCRETE INSTITUTE "BUILDING CODE
REQUIREMENTS FOR REINFORCED CONCRETE (ACI 318-88)
7 WESTERN WOOD PRODUCTS ASSOCIATION LUMBER

GRADING STANDARDS

8. AWPA PRESSURE PRESERVATIVE TREATMENT STANDARD

FOR FULL PENETRATION GROUND CONTRACT RATING
8 . EXISTING CONDITIONS VERIFY ALL EXISTING
CONDITIONS AND DIMENSIONS BEFORE STARTING IM?RK

REPORT ALL DISCREPANCIES INVOLVING EXISTING

CONDITIONS TO THE DESIGNER, PRIOR TO CONSTRUCTION
C. FOUNDATIONS·

1. SPREAD FOOTING DESIGN

2. BASE FOOTINGS. 18 INCHES MINIMUM BELOW FINISHED
GRADE. UNLESS NOTED OTHERWISE.
3 ALL FOOTINGS SHALL REST ON FIRM UNDISTURBED EARTH
OR SOIL WITH RELATIVE COMPACTED OF 90%, UNLESS

NOTED OTHERWISE
D. CONCRETE REINFORCEMENT

1. DEFORMED BARS #2 MIN.- #6, ASTM A6L5 GRADE 60, FY= 40 KSI, LAP 40 BAR DIAMETERS

2. SLAB-ON-GRADE & OTHER MISCELLANEOUS SITE
CONCRETE SEE DRAWINGS FOR REINFORCEMENT.

3. CONCRETE COVER OVER REINFORCEMENT.
4 FOOTINGS 3"
5 FORMED SURFACES EXPOSED TO WEATHER OR GROUND 2"

6. SLABS-ON-GRADE, TOP AND BOTTOM MINIMUM 1-1/2"
E CONCRETE·

1. MINIMUM ULTIMATE 28-DAY COMPRESSIVE STRENGTH (F'C)
SHALL BE 2,500 PSI, UNLESS NOTED OTHERWISE.
2 AN APPROVED WATER-REDUCING ADMIXTURE SHALL BE

USED IN ALL CONCRETE EXCEPT FOOTINGS
3 USE AN APPROVED AIR-ENTRAI NING ADMIXTURE IN ALL

CONCRETE (STRUCTURAL AND NON-STRUCTURAL) WHERE

EXPOSED TO WEATHER

STRUCTURAL STEEL

1. MATERIAL· BOLTS, ASTM A325, MINIMUM 1/2" DIAMETER.

UNLESS NOTED OTHERWISE

2. FABRICATION, AISC SPECIFICATIONS FOR THE DESIGN,

FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR

BUILDINGS, MANUAL OF STEEL CONSTRUCTION ,

FOURTEENTH EDITION

3. ALL WELDING BY W.A.8 .O. CERTIFIED WELDERS. WELDING

SHALL BE IN ACCORDANCE WITH THE PROVISIONS OF THE
STRUCTURAL WELDING CODE AVVS D L ·LAND AWS D1-4.

4. AFTER FABRICATION, ALL ITEMS SHALL BE FULLY COATED
WITH TIM? APPLICATIONS STEEL PRIMER. ITEMS

PERMANENTLY EXPOSED TO WEATHER SHALL BE FULLY
PRIMED AND COATED PER SPECIFICATIONS.

G. ROUGH CARPENTRY

1. LUMBER MATERIALS: -ALL LUMBER SHALL BE GRADED PER

WESTERN WOOD PRODUCTS ASSOCIATION LUMBER
GRADING STANDARDS. LUMBER SHALL BEAR
IDENTIFICATION STAMPS INDICATING:
a. GRADING ASSOCIATION MILL NUMBER
b. GRADE AND SPECIES
c. MOISTURE CONTENT
d. PRESERVATION TREATMENT

2. PLYWOOD SHEATHING GRADE, EXPOSURE, SPAN RATING
AND THICKNESS, PER PLANS.

3. LUMBER GRADING: UNLESS NOTED OTHERWISE, THE
FOLLOWING SHALL APPLY:
a. WALL STUD FRAMING DOUGLAS-FIR LARCH #2 & BETTER.
b. SINGULAR JOISTS, RAFTERS DOUGLAS-PIR LARCH #2 &
BETTER.
c. MULTIPLE JOISTS, RAFTERS DOUGLAS-FIR LARCH #2 &
BETTER.
d. STAIR STRINGERS DOUGLAS-FIR LARCH #2 & BETTER.
e. BEAMS AND HEADERS DOUGLAS-FIR LARCH #1 & BETTER.
f. GLU-LAM BEAMS 24F-V4 , INDUSTRIAL GRADE OR AS
SPECIFIED ON STRUCTURAL CALCULATIONS.
g. POSTS DOUGLAS-FIR LARCH #1

4. FABRICATION: CONVENTIONAL LIGHT FRAMING· UNLESS
NOTED OTHERWISE, THE FOLLOWING SHALL APPLY:

5. TIMBER CONNECTORS SPECIFIED ARE BY SIMPSON
STRONY-TIE CO. INC. OR APPROVED EQUAL. LOCATION

AND SIZE OF FASTENERS FOR STRUCTURAL ANCHORAGE

OR ATTACHMENTS SHALL BE AS SPECIFIED BY

MANUFACTURER
a. ALL FLOOR JOISTS TO BE SOLID BLOCKED@ BEARING
LINES, LONGEST UN-BLOCKED SPAN= 8'- O".
b. NAILS TO BE COMMON NAILS PER C.B.C. TABLE 2304.9.1., GALVANIZED BASED ON EXPOSURE.
c. MINIMUM NAILING TO CONFORM TO C.B.C. TABLE
2304.9.1 . (SEE PLANS, SPECIFICATIONS & STRUCTURAL

DETAILS FOR SIZE AND TYPE)
d. WALL STUD CUTTING, NOTCHING OR BORING OF
MEMBER PER C.B.C. SECTION 2308.9. 10 &.11
e. STRUCTURAL CEILING JOIST AND RAFTER CUTTING,
NOTCHING OR BORING OF MEMBER PER C.B.C. SECTION
2308.10.4.2

GLU-LAMINATED TIMBERS AND PRESSURE

PRESERVATIVE TREATED LUMBER SHALL BE RE-SEALED
(COMPATIBLE TREATMENT FOLLOWING ALL SHOP OR
FIELD CUTS).
g. ALL WOOD IN CONTACT WITH CONCRETE. MASONRY,

SOIL OR EXPOSED TO THE EXTERIOR (AS DEFINED BY
C.8 .C. 2304.11.4) SHALL BE PRESSURE PRESERVATIVE
TREATED LUMBER.
h. SUPPORT ALL CONCENTRATED LOADS BEARING ON

STUD OR JOIST CAVITIES WITH SOLID BEA RING OR

BLOCKING
i DOUBLE FLOOR FRAMING JOISTS BELOW INTERIOR

WALLS, BATHTUBS AND HEAVY APPLIANCES
H. SUBMITTALS

1. ALL SUBMITTALS, SHOP DRAWINGS, PRODUCT SAMPLES,
ETC. SHALL HE REVIEWED AND ACCEPTED BY THE

DESIGNER PRIOR TO FINAL SUBMITTAL TO FABRICATOR OR
SUPPLIERS.

2. SUBMITTALS SHALL INCLUDE, BUT NOT LIMITED TO THE
FOLLOWING:
a) CONCRETE MIXTURE, ADDITIVES AND

REINFORCEMENT
b) MA NUFACTURER ENGINEERED TRUSSES
c)FABRICATED STEEL
d)CABINETRY AND OTHER BUILT-IN ITEMS
e) SPECIAL DELIVERY
I.CONSTRUCTION QUALITY
1 ALL CONSTRUCTION SHALL BE OF THE HIGHEST

STANDARDS FOR MATERIALS AND METHODS OF
INSTALLATION.
2 ALL FINISH MATERIALS NOT SELECTED SHALL BE
REVIEWED AND ACCEPTED BY THE DESIGNER AND OWNER.
3 ALL SUBCONTRACTORS ARE RESPONSIBLE FOR
INSPECTING, CORRECTING. ARID APPROVING ALL

CONJUNCTIVE CONDITIONS OF ALL RELATED PRIOR

TRADES, PRIOR TO BEGINNING THEIR OWN WORK

4. PRIOR IM?RKMANSHIP AND MATERIALS NOT ACCEPTABLE

TO SUBCONTRACTORS SHALL BE BROUGHT TO THE

ATTENTION OF THE GENERAL CONTRACTOR PRIOR TO

COMMENCING CONSTRUCTION

5. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING A
NEAT & TIDY JOB SITE: ONLY STAGING AREAS APPROVED

BY THE OWNER WILL BE USED
SUBSTITUTIONS:
1 NO SUBSTITUTIONS OF SPECIFIED MATERIALS SHALL BE

MADE WITHOUT WRITTEN NOTIFICATION TO THE DESIGNER

AND OWNER AND THEIR WRITTEN ACCEPTANCE OF THE
SUBSTITUTION.

K. CLEAN UP

THE CONTRACTOR SHALL KEEP THE PREMISES FREE FROM

ACCUMULATION OF WASTE MATERIAL AND/OR RUBBISH
CAUSED BY THEIR IM?RK. AT THE COMPLETION OF EACH

DAY'S WORK, REMOVE ALL RUBBISH FROM AND ABOUT THE
BUILDING. ALL TOOLS, SCAFFOLDING AND SURPLUS
MATERIALS SHALL BE STORED, FLAGGED, OR REMOVED.

LEAVING THE JOB SITE BROOM CLEAN.

LEVELS OF DRYWALL FINISH BASED ON STANDARD ASTM C
840-04 SPECS
LEVEL 1

ALL INTERIOR ANGLES AND JOINTS SHOULD HAVE TAPE
SET INTO JOINT COMPOUND. THE SURFACE SHOULD BE
FREE OF EXCESS JOINT COMPOUND. RIDGES AND TOOL
MARKS ARE ACCEPTABLE. AT THIS LEVEL, FASTENERS
ARE NOT NECESSARILY COVERED. IN SOME

MUNICIPALITIES, THIS LEVEL MAY BE CALLED
"FIRE-TAPING" IF IT MEETS THE CODE REQUIREMENT FOR
FIRE RESISTANCE. THIS LEVEL OF FINISH IS GENERALLY

UTILIZED FOR NONPUBLIC AREAS OF A BUILDING, SUCH
AS A GARAGE OR ATTIC.

LEVEL 2

AT THIS LEVEL, ALL INTERIOR ANGLES AND JOINTS

SHOULD HAVE TAPE EMBEDDED IN JOINT COMPOUND AND

WIPED WITH A TROWEL OR JOINT KNIFE, LEAVING A THIN
COATING OF COMPOUND. FASTENER HEADS, CORNER

BEADS, AND OTHER ACCESSORIES ARE COVERED WITH A
COAT OF JOINT COMPOUND. RIDGES AND TOOL MARKS

ARE ACCEPTABLE, BUT THE SURFACE SHOULD NOT HAVE
EXCESS JOINT COMPOUND. IF JOINT COMPOUND IS

APPLIED OVER THE TAPE WHEN IT IS EMBEDDED, THIS IS

CONSIDERED A SEPARATE COAT OF COMPOUND TO
SATISFY THE REQUIREMENTS OF THIS LEVEL.

LEVEL 3

ALL JOINTS AND INTERIOR ANGLES SHOULD HAVE TAPE

THAT'S EMBEDDED IN JOINT COMPOUND PLUS ONE
ADDITIONAL COAT OF JOINT COMPOUND. ACCESSORIES

AND THE HEADS OF FASTENERS MUST BE COVERED WITH
TIM? SEPARATE COATS OF JOINT COMPOUND. ALL JOINT

COMPOUND MUST BE SMOOTH AND FREE OF RIDGES AND
TOOL MARKS. FOR LEVEL 3 AND ABOVE, THE PREPARED

SURFACE SHOULD BE COATED WITH A DRYWALL PRIMER

THAT'S COMPATIBLE WITH THE WALLCOVERING, PAINT,
OR OTHER DECORATION BEING APPLIED TO IT. THE

APPLICATION OF PRIMER, HOWEVER, IS USUALLY

OUTSIDE THE RESPONSIBILITY OF THE DRYWALL
INSTALLER AND FINISHER.

LEVEL 4

ALL JOINTS AND INTERIOR ANGLES SHOULD HAVE TAPE

THAT'S EMBEDDED IN JOINT COMPOUND PLUS TWO

SEPARATE COATS OF COMPOUND OVER ALL FLAT JOINTS

AND ONE SEPARATE COAT OVER INTERIOR ANGLES

ACCESSORIES AND FASTENER HEADS ARE COVERED
WITH THREE SEPARATE COATS OF JOINT COMPOUND. ALL

JOINT COMPOUND IS SMOOTH AND FREE OF RIDGES AND
TOOL MARKS. SPECIFY THIS LEVEL WHEN YOU'LL APPLY A
LIGHT TEXTURE, WALLCOVERING, OR FLAT PAINTS. GLOSS

AND SEMIGLOSS PAINTS ARE NOT RECOMMENDED OVER
THIS LEVEL. THE WEIGHT AND TEXTURE OF

WALLCOVERINGS MUST BE CAREFULLY CONSIDERED TO

ENSURE THAT JOINTS AND FASTENERS WILL BE
ADEQUATELY CONCEALED. WALLCOVERINGS THAT ARE

LIGHTWEIGHT, GLOSSY, OR HAVE LIMITED PATTERNS ARE

ESPECIALLY VULNERABLE TO REVEALING IMPERFECTIONS
IN THE SURFACE.

LEVEL 5
AT LEVEL 5, ALL JOINTS AND INTERIOR ANGLES HAVE

TAPE THAT'S EMBEDDED IN JOINT COMPOUND PLUS TWO

SEPARATE COATS OF COMPOUND OVER ALL FLAT JOINTS

AND ONE SEPARATE COAT OVER INTERIOR A NGLES

ACCESSORIES AND FASTENER HEADS ARE COVERED
WITH THREE SEPARATE COATS OF JOINT COMPOUND. A

THIN SKIM COAT OF JOINT COMPOUND IS APPLIED OVER
THE ENTIRE SURFACE. THE SURFACE SHOULD BE

SMOOTH AND FREE OF RIDGES AND TOOL MARKS

THIS LEVEL REPRESENTS THE HIGHEST QUALITY OF

FINISH, AND IT IS THE ONE RECOMMENDED WHERE

GLOSS, SEMIGLOSS, OR NONTEXTURED FLAT PAINTS ARE
USED OR WHERE SEVERE LIGHTING CONDITIONS EXIST. IT

PROVIDES THE MOST UNIFORM SURFACE AND MINIMIZES
THE POSSIBILITY OF JOINTS OR FASTENERS SHOl'l.1NG

THROUGH THE FINISH
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design studf06, Inc. Rsproc:lict1on.
publlc.1tlon, or rs•ias b!:j any inathod,
rn whole, or part, without e xprsu
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Inc. Yloual, pn:J,rcal. or eleclronlc
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acceptance or &II ths,s rsstrlcllon,.

ARCl-!ITECT STAMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL
S!-!EET TITLE,

GENERAL
NOTES
DRAWi NG SET,
N0. 1 DATE
I
6 / 3/2022
I 8/2/2022
3 2/2/2023
I

PROJECT NO,
DATE ,
SCALE,
CD SET

REVISION
SET • 1

REVISION
SET •2

REVISION
SET •3
3/20/2023
DRAFTED B'l', LT
S!-!EET NO,
T,3
DIVISION 1 • GENERAL REQUIREMENTS AND CONDITIONS
1100 SUM MARY OF 'MORK
l The content of this section shall cover the general cond1bons, specI•I condlbons, alternates, submitta!s and substib.Jbons procedures governing work by the General Contractor, Sub Contractor and related trades on !his proJect
General Conditions
1 V;inabons m;iy occur In the acb.Jal eleisbng construcllon The Contractor and sub-contractor sha!I verify all existing condibons. and dimensions on the drawings Notify the Designer of any discrepancies pnor to starting or ordering matenals
2 These documents do not contemplate handling of treatment of asbestos and/or any hazardous waste matenals If any hazardous matenals are dIsco11ered, lhe Contractor shall notify the Owner immediately by telephone and in wnbng
01013 PROJECT GENERAL REQUIREMENTS
1 The Contractor and sub-contrators work shall be m accordance with all applicable federal, state and local building codes and agency standards
2 All construction shall conform to the la1est adopted ed1bons of the California T-24 Code of Regulations
3 The DeSlgner shall not be held responSlble for any means, methods and techniques of canstruciJon work, safety m, on, or about the project site. or the Contractors failure to confirm to the Construction Documents, codes. regulabons, and laws, for the performance of the Contractor in a bmely sallsfactoiy manner 4 Product manufacturer's wntten recommendations, drawings and specifications are to be followed under all condibons Any conflict With drawings and specifications and above shall be determmed by DeS1gner with no change in contract pnce
5 All construction matenal shall be new and shall be void of any visual, structural . mtegrity or suspected defect5
0101 3 SPECIAL PROJECT GENERAL REQUIREMENTS
1 These drawings and specifications imply a complete building ready and capable of being occupted and used m a normal manner All extenor doors sha!I have locks Alt ltght liletures to have new working LED bulbs {or other required bulb) All debns shall be removed All work shall be perlormed to meet or exceed the standard practice of care
2 In case of any difference between drawings and/or specIlicabons, the Contractor shall nonfy the Designer 1mmed1ate!y by phone call and email (in wnting)
3 Wntten dImenstons on drawings sha!I take precedence aver length measurements by scale
4 All requirements, standards, grades, species and strengths of matenals and finishes listed m these specificabons are rrwmmums Should drawings or reports conflict with specrficabons, the most restncbve and supenor quality shall apply
5 The cantr~tor shall be responsible for the accurate place-men! of the building on the site Any ele1sbng structure, which are not located as shown on the plans, shall be brought to the Designer's. attention 1mmedlately
6 This structure is deStgned as a stable umt after all components are in place The contractor shall be responsible to provide temporary bracing as required to insure the vertleal and lateral &tabI!Ity of the entire structure or a portion thereof dunng construction
7 Contractor or prOV!de atbc ventilation at eave line or In top of wall IOI' gable roof ends to equal not less than 1/150 of area venblated Provide metal mesh screen In wood or metal frame at each opening With a male1mum } ~" mesh covenng
8 Contractor to provide copper mesh screen frame at each opening
9 ContTactorto provide under floor vent1latIon 12"x16" space In eoch new foundallon wall for each 100 square feet (sf) of underfloor space
10 No 11ent pipe or any pro Jech on shall proJect above 30'-0" from finish grade, new or pre-existing grade 5'-0" from building face The highest point of the roof shall not eleceed 30'-0" above ad1~ent grade
11 An outward swmgmg doors shall have an extenOf landing within 1" of the top of the door threshold Caulk and waterproof under the thre,hold Slope landing away from structure }'1" per foot
12 Soil compacting report shall be provided to the building inspector at the Job SIie poor to pl~ement of concrete for the new foundaboo If requKted by the City
13 Pnor to the start of any demollbon or construction, the contractor shall inspect and l)fepare an m11entory of all items noted to be relocated or snlvaged and venfy that these items are In good working condition and able to be reloc::ited The contractor shall present this mventoiy to the Owner for thelt approval The Contractor shall be held responsible for replacing any re-locatable item damaged dunng the demohllon process Salvaged rtem, sha!l be the Owne(s choo5mg and 5hall be the OWnC!'r's property
14 Coordinate all demohtion work with the architectural, suuctural, civil, electrical mechanical, plumbing, nnd landscape drawmgs 15 Coordinate Inspection and tesbng with 50115, Structural , Mechanical, and Electrical Engmeers and With their reports, drawing and spttiflcatlons
16 Provide draft stop on the attic space Attic space shall not exceed3,000sf
17 At concealed spaces of stud walls, and partibons, 1ncludmg furred spaces at the cetling and noor levels, and at MAX 10 fl intervals both vertleal and honzontal, at the connecbans between canceled vertical and horizontal spaces such soffit<J, dropped ceilings, cove ceilings, and tops of framed columns In concealed spaces between sta!f stnngers, al the top and bottom of the run and between studs along and In !me vllth the run of stairs. If the walls under ttie stairs are unfinished
18 ln openings around vents pipes. ducts, chimneys, fireplaces. and S1mIlar openings, whlCh allow passage for fire at ceiling, and at ceIlmg and floor levels, use non-combu~tble materials 19 Al openings between attic spaces and chimneys chases for factory-built chimney, walls havmg parallel or staggered studs or sound control shall have fire blocks of mineral fiber, glass fiber, or othermatenal
20 The integrity of all fire blocking, and draft stops shall be maintained
21 Maintain 1-hourfire reS!sbve wall 3ndce1ling construction between the garage and re~dence for occupancy separabon Refer to CBC Table 805 3 3
THE CONTRACTOR SHALL:
1 The Contractor shall guarantee all work performed for the penod of one year Work shall include a!! matena!s, fixtures equipment and labor Such guarantee shall begin on the d3te of Certificate for Substanbal Complebon
2 Notify the Designer about any cond1l1ons requiring mod1flcat1on or change, before proceedmg with the work In question
3 lnvestIg3te. venfy and be responS!ble for all cond1t1ons and dimensions of the proJect and shall notify the Designer of any d1'SCrepanc1es and 1ncanS1stencIes between drawings,
specIfica!Jons and/or exisllng condrhons prior to subm1tbng bid 4 Venfy all dimensions. levels and SIie conditions pnor to the start of construction and report any discrepancies immediately to lhe Qe51gner Only noted dtmensIans are to be used for conslructlon purposes Do not scale drawings' Obtain clanficabon of
dImenS1ons from the Designer when necessary Errors caused by scaled dimensions shall be corrected by the contractor at the contractor's expense
5 Nollfy the Designer promptly. should any questions anse pertaInIng to the construc!Jon document, or 1f conditions are found that may prevent the proper elecavation of any port:ion of the work The contractor shall correct all errors, d1s.crepanc1es, or omissions which result from his/her failure to notify the DeS1gner before staling fabrication or Installat1on of any item of work 6 Protect the adJacent properlles, mcludmg, but not 1tmIted to pollution, trash, or damages due to demo!ihon, elecavation, canstrucllon and/or flooding orig1na11ng on the Site
7 Be held responsible for compli ance with the California Safety Orders. Contractor shall coordinate all mechanical and electncal equipment as to weights and exact locabons with structural supports In the event that the purchased equipment deviates In weight and locallon from those indicated an the plans, the Structural Engineer must be notified, and approval pnor to mstallallon
8 Grade the site and to slope all grading and concrete work to provide pOS1tive drainage away from the building and to area storm drains.

9. Shall be responsible for the appropriate "hook-up" to all utilities required to support the work.
10 Flash and caulk as necessaiy to achieve a waterproof, watertight building
11 . The Contractor shall coordinate work with all trades and ublitJes
12 Shoring shall be provided where demolition of support structures as occurs
13 Provide and pay for labor, matenals and equipment, tools, construction equipment and machinery, electrical power, water, heat, telephones and other utilities required for construction, and other facilities and services necessary for proper execution and completion of the work

14. Pay all legally required sales, consumer and use taJCes 15 Secure and pay for licenses and inspection, as necessary for proper execubon and c ompletion of work, which are customanly secured a!'ter start of c onstrucbon and which are appltcable at time contract is awarded
16 The owner shall pay for all permits and fees requJred for construction and all tests ilnd mspecbon as requ!fed by drawings and specifications
17 Give notices required by Governmental authonbes and by the owner or h1s/her representative
16 Maintain on the Job site, In good order, one copy of all construcllon documents and modifications thereto, field test records and inspection reports. correspondence pertaInIng to the work on Site perm1t1 and perm1t sets of plan for the u5e of building officials
19 MamtaIn a separate set of drawings on the Site to be marked up by the contractor wtth "as-bodr' mformahon for proiect records 20 Deliver to the owner, upon l)(OJect dose-out, the permit and record (as-built) sets of con,trucbon documents together witti operation and maintenance data warranties. certificates of compliance required by regulatory authoribes, brnds or such other proJect records as may be requested by the owner
C JobCondibons
Perform all work in accordance with accepted safety
standards All elecavaban work left eleposed during non-working hours shall be suffic,entty barncaded to prevent pedestnan Of vehicular hai:ards
D References
All work in this section must conform to applicable codes and regulabons
2 MATERIALS
A Matenals to be placed as fill soils shall be approve by the Geotechnical Engineer, Certified Testing laboratory or industry approved matenal and shall be as specified in the grading specification section of the soils report
3 PERFORMANCE OF 'NORK
A General Noles
Contractor to provide all labor, matenals and equipment to excavate, backfill, compact, and grade as requ1red for a complete finished Job. If existing eleva11ons, dimensions and/or Site conditions are drfferent from those indicated on the plans, report discrepancy and obtain instrucbons from DeS!gner before starting work The contractor shall be responsible for accuracy of all work..

B Preparallon for Grading
Verify elevations, dimensions and site conditions before commencing work.. In addition, verify disposition of all site vegetabon before any removal
C Excavalion

1. Excavate foun dabans to size and depth shown. Footings shall be enllrely mto solid undisturbed soil or entirely into compacted fill and/or as directed by the soils report/engineer (of part of proiect team) No un-compacted fill is permitted under footings
2 Bottoms of all footing excavations sh all be level Excavalions are to be kept free of standing water.

Backfilling Fill and Compaction
All structural fill under1ymg building areas shall be compacted to at lea~! 90 percent of its m.o:imum dry denS!ty. Fill matenal under new dnveways and parking areas shall have upper Sile inches of compacted to 95 percent of dry denS1ty (For add1t100sf ,nfonnahon refer to ~01/$ report )
E Trenching
1 Cut trenches for pIpIng and conduits to minimum sufficient widths and depths as shown on srte utllity drawing by others as required 2 All trenchmg fOf underground pIpIno, eleclrlcal conduits, etc shall be done In a manner to prevent settlement
3 Backfilling of trenches shall be compacted to at least 90 percent of its maximum dry denS1ty or shall conform to the soils report and/or to utility company requirements
21 Contractor shall be responsible for complete cleanup including F Observabon of Grading removal of slams, putty marks, paint marks, and complete scrub, wale and polIsh1ng of surfaces to the sabsfact10n of the owner and OeStgner
01030 ALTERNATIVES
1 Allematives lo an item ,peafied herein. must be approved in wnbng by the DeS1gner or Owner pnor to msta!labon
2 The Contractor andfor Sub-Constrctors wish to substlbJte matenats or products other than those specified, he shall obtain the Designer's written approval no later than five (5) working days pnor to the bid opening date
3 The decision of the Des1gner as to the equa!rty and utility of wbsbtubonsofferedshall be final
01330 SUBMJTTALS
1 Subm1ttals of product data, samples, manufacture(s inslallabon Instruet1on$ and warranties $hall be made by the contraciDl'to the designer when required by a section below or as required by the 2 Provide mInrmum of Two (2) copies of shop drawinos; and color samples for alt fabncated rtems including a structure, carpentry, finisttes, speci;ilbe,;, equipment, tvrmshings, elevators, mechamca!, electncal and plumbing Submit and pick up from Designer office all items to be reviewed for his approval 01350 SUBSTITUTIONS
1 The General Contractor shall inform the DeS1gner in wntmo of any changes or ,ubsbtubons to the specified material of this proiect 2 My subslltullons or dev1abon from these specifications must be subrrwtled In wribng as a proposed alternate and include all information necessaiy for evaluallon, together wrth reason or JVSbficatton for subsbtubon All subslltubon shall be forwarded to the Designer and Owner for approval before the final contract for construction 1sS1gned
3 The wrrtten deciS1slon ;::iccpebng or denying the proposed alternate by the DeS1gner or Owner shall govern
01420 ABBREVIATIONS AND SYMBOLS
1 Any abbreVJabon or 5ymbol used In the Construcban Documents and not defined as stated above shall be venf1ed with the DeS1gner
01500 TEMPORARY FACILITIES
1 Provide and maintain all temporary facihtJes for the pro1ect for the durabon of the Contract including, but not limited to the following (Unle» otherwise .,1greed to by the owner)
Work site temporary toilet facilities
All temporary fences, bamcades and protective devx:es
necessary for the safety of workmen. contormmg to all governing laws and regulabons
C Job Site telephone
Job shack or trailer
Temporary trash bin or dumpster
DIVISION 2 - SITE WORK
02050 SITE PREPARATION
A~
The scope of this seclion includes all labor, material and equrpment necessaiy to complete all work spee1hed herem and as mdIcated on the plans This work shall mclude but Is not limited ta any site work shown on the Construct.ion Document
B Special Requirements
1 All work. performed under this secbon shall be performed by a State of CalIfomIa licensed contractor
2 In the event th;:at unknown ulll1be5 or strucb.Jres are found during construcbon at unexposed or eleposed locatIons the contractor shall ,top work m that area and notify the owner, designer and ubhty company, 1mmed1ately
3 Protect all surrounding surfaces, vegetation and areas to remain from dust and damage dunng construcbon
02300 EARTHWORK
1 GENERAL REQUIREMENTS
A~
The scope of this secbon includes all labor, malenal and equipment necessary to complete all work specified herein and as mdtcated on the plans This work shall include Site earthwork bul Is not limited to all grading, fill ing. compaCbon and backfilling B Special Requirements
1 All work performed under this seclion shalt be performed by a State of California licensed grading or general contractor 2 All elecavauon and grading shall comply with OSHA and other governing regulalions
3 Obtam cIvII engineering drawings (If part of the proJect scope) and coordinate work herem with site work performed by all trades to insurelhearder1yprogressofthetotalwork
4 Obtain the tocatton and depth of utility Imes all underground work shovm In the Construction Documents or 1nd1cated after
contacbng Dig Alert all fac1hbes In the vIcInIty of the Pro;ect and any other exIs11ng work not specifically 1nd1cated, and protect such utility Imes. fac11i11es and work from damage
5 Contact Dig Alert (1-800-22i-2600) ta venfy the location of any and all existing ulihties located an the pro1ect Stle or vIcinIty affected by the pro1ect acbvI1les
Should any loose fill, elepan51ve soi!, ground water or other adverse cond1bans be encountered during excavaban, the Owner and Qe51gner shall be notified of the work m question
G Fm1sh Grading
1 The contractor shall be responsible for dramage ~ay from all buIldmgs and ~ay from the site bath dunng construction and upon complebon
2 Slope finish grades a minimum of 114 mch per foot (2~) ~vay from buildings, and any portion of the foundation for a distance of four feet Site shall dram so that water will not stand agilmSt buildings or flow over the edge of any slope

4. COMPLETION OF WORK
At the conclusion of the work. al! earth areas $hall be raked free of debns and left with a uniform fi nely grilded surface All finish grades shall be held 2 inches below level of sidewalks and a minimum of 6 inches below the finish floor line unless otherw1se shown
02500 PIPED UTI LITIES
Piped utilities shall be as shown and specified In the
documents prepared by the CIvII Engineer or Designers or as required by the Owner
02620 SUB-DRAINAGE SYSTEM
Sub-drainage system shall be as shown and specified In the construcbon documents prepared by the C1v1I Engineer, DeSlgner and/or landscape Architect or as required by the Owner
02630 STORM DRAINAGE SYSTEM
Storm drainage system shall be as shown and specified m the documents prepared by the C1vd Engineer, Designer and/or Landscape Architect or as required by the Owner
02700 PAVING AND SURFACING
Pa111no and surfaces shall be as shown and specified in th, Construction Documents, by code or as requ1red by the Owner 02900 LANDSCAPING
landscapmg shall be as shown and specified for 1nstallabon at the Sile m the docum!nts prepared by the Des1gner
Landi.cape Architect or as required by the Owner
DIVISION 3-CONCRETE
03300 CAST IN-PLACE CONCRETE

1. GENERAL REQUIREMENTS
The Structural SpecIficahons will supercede this specification section if the structural specif1cat1on sheets are included in the ptoJeci documents for this pro1ect
A~
The scope ofthts section mcludes all labor, material and equipment necessary to complete all work spec1f1ed herein and as indicated on the plans This secllon includes, but is not limited to Elecavallon of al! footings and foundations
F1msh gradtng under concrete slabs and sand or gravel fills under slabs
Construcllon of all forms necessary for concrete work
Furmshmg and placing of all reinforcing steel, mesh, metal inserts. vapor barrier, dowels bolts, clamps. bes, etc
Furnish and placing of all concrete , mtenor and extenor of the building ,ncludmg, slabs on grade, footings, grade beams not eleceedmg 3 feet m height and eletenor hardscape flatwork..

Removal of forms ilnd cleaning of matenals
Special lnspecnon T estmg as required
Speoal Requirements
All matenals and installation thereof shall conform ta currenl standards of AC I
All work performed under ttus seclion shall be performed by a State of Calrforn1a licensed contractor

2. MATERIALS
A Concrete
A!! footings , slab-on-grade, and tn1scellaneous concrete shall have a minimum compressive strength of 2500 PSI at 28 days unless noted otherwise on plans
Concrete shall have a mixture ralio of 1 2-1/2 3-112 by volume wtth 7 gallons of water maleImum per sack of cement, unless noted otherwise on plans
An approved water-reducmg adm1leture may be used In all concrete except footings
Use an appoved alf-entraming admIleture may be used mall concrete (structural and non-sturcutral) where exposed ta weather B Re1nforcmg Steel
All #5 bars and larger to be ASTM A-615, Grade 60 Lap 30 mches
All #2 through #4 bars to be ASTM A-615 Grade 40 Lap 20 mches
C Welded W,re F abnc
Weldedw1re fabnc (WWF) shall be per ASTM A-185 and stiall be placed at center of slab Lap sphce to be 8 inches mmImum D. Portland Cement
ASTM C-150, AggregatesASTM C-33
Ready Mix Concrete
Mlle and deliver in accordance with ASTM C-94

3. PERFORMANCE OF WORK
A Formwork
The contractor Is responsible for formwork deS!gn and
construcbon. Construct forms firmly, of sound lumber and plywood, to !mes and levels md1cated
Reinforcement
Provide all reinforcement as required or rnd1cated by the archttecturat drawings, structural drawings or soils report. Foolings. slabs, grade beams, stem walls and other reinforced concrete shall have minimum depth, width, anchors and reinforcement as required and as md1cated on the drawings
C Placing of Concrete
1 Hold down anchors to be tied in place pnor to calling for foundation inspection
2 Thoroughly compact concrete by puddling with suitable tools and/or vibrators
3 Minimum concrete cover aver steel reinforcement as follows Foobngs placed against earth 3~
Formed surfaces eleposed to weather or ground 2''
Slabs-on-grade, top and bottom mInImum 1-1/2''
Extenor wall above grade 1-1/2''
lntenorwall above grade 3/4"
Tied columns (main steel) 1-1/2"
Coverage to be equal to one bar diameter mmImum
No pipes or ducts shall be placed in concrete columns. walls, suspended slabs unless specifically detailed
Finish slabs level or to slopes as shown on drawinos;
Tolerance 118 inch m 10 feel
Provrde 3/4 inch chamfer on all eleposed poured concrete Slabs to receI11e tile , screed with straight edge and hand float to a true and uniform surface Trowel finish slabs, steps, etc., unless otherwise indicated on plans
E Construction Jomts
Construcltan jomts, wherever possible, shall be placed under non•beanng interior partitions at intenor floor sl abs unless otherwise sown
Construction Joints shall not eleceed a spacing of 30 feet on center each way, unless noted otherwtse on plans or as indicated by the Structural Engineer
Slab control ,oints shall be constructed wtth a key, to allow movement of sliib
Walkways, dnveways, and patio slabs shall be provided with construction Joints at approleImately 10-foat mtervals Provide expansion J0Ints at street sidewalks, Intersec11ng dnves, and change In dnve width and at approle1mate!y 40 foot intervals on straight ~
Shall be as required to maintain moIsNre content of sl.ibs on grade Immediately following the finishing operation, keep concrete moist for at least seven days Concrete slabs and pavmg shall be protected against damage and/or defacement dunng
construction operations Areas shall be fog sprayed
Immed1ately after finishmg operation for a penod of 2 hours Dunno penods of low hum1d1ty, wind, or lemperab.ire, m elecess of 70 degrees, the fog spray shall be apphed for a period of 4 hours Fog spray prior to and during cunng and flnlsNng operatfons Is required to keep the concrete moist. Inert Mflg compounds may be used as pe-rmItted by pnor submittal and &pf)f'Oval by the Designer or Structural Engineer, provided that the COfTIPOIJnd used is compatible with the floor finishes to be installed over the slab
G Defecbve Concrete
If any concrete work is not formed as md1cated, unless under the direcbon of the owner or their representabve , Is not true to intended alignments, Is not p+umb or teVel where so intended, Is not true to intended grades and level$ has excess1ve cr.cldng, v01ds, honeycomb Of rock pockets, or done not fulty coofom, to the provIS1on of the contract, then sum ooncrete works.hall be deemed to be defecbve (matenals andl« f;au!ty wor~) and the Contractor shall remove defecbve concrete from the site and replace It with new concrete at his own expense
03510 Gypsu m Concrete
1 Supply and install Gypsum concrete floor undertayment shown on lhedrawmgs
2 Installation shall be by a factoiy-approved appltcator in accordance with the manufacturer's wntten Instruc11ons and requrrements of the referenced evaluabon
DIVISION 5 - METALS
05100 STRUCTURAL STEEL

1. GENERAL REQUIREMENTS

1. Struc tural Steel s peclfted by the Structural Engineer shall su percede these speciftc;:itlons If p.1rt of this construction document p.1ck.ige. They will be shown on the drawings
prep.ired by the Structu ral Engineer.
2 The scope of this secbon includes all labor, material and equipment necessary to complete all work specified herein and as indicated on the plans This section includes perforrrwng all operations necessary to complete all metal fabricabon work mcluding but not hmrted to railings, posts, angles. clips, bes, straps, b.Jbes, bolts, anchors, welding, gnndmg, and shop priming Special Regu1tements
1 All work performed under this secbon shall be performed by a State of Cahfomm l1Censed contractor
2 Supply and install structural steel as specified m drawings, conform to add1tIonal requirements of the structural drawings and to app!icab!e positions of Amencan Institute of Steel Construcnon (AISC), Chicago IL, codes and manuals of Amencan Welding Society (AWS)
3 Submit shop drawmgs fully detaIhng work of this section, including aocessones, welding, connections. mcludmo minor connections not shown but necessary for complete 1nstallatmn If conflict occurs between these spec1ficabons and the strucb.Jral pl3ns or specs, refer to the structural plans or specs and bnng to the DeSlgner'sattention
C ~
1 All shop welding shall comply wrth spec1fica11ons of the "Amencan WeldmgSoc1ety"
2 Ornamental ralltng, etc shan ha11e all welds ground smooth 3 Submit shop drawings fully detailing work ofth1s section , including accessories. welding connecnans, mc1uding minor connections not shown but necessary for complete installation If conflrct occurs between these spec1f1cations and the strucb.Jral plans or specs, refer to the structural plans or specs and brmg to the De51gner'sattent1on
4 All work shall be done by AW S certified licensed welders approved by the local bu1ld1ng department Welding shall be m accordance with the provIs10ns of the Strucb.Jral Weldtng Code AWS 01-1 andAWS 01-4 as modified by referenced AISC
Standards, and as 1nd1cated or noted on Drawmgs
5 Special Inspecllon required for all structvral field welding, by a certrfied special inspecbon servtCe Gnnd exposed welds subiect to contact wrth smooth ,urfaces, free of holes slag, or other defects nush with adJoinmg surfaces 7 Miscellaneous Items Fabricate items not specifically mentioned
and
according to the drawings approved shop drawings and as required to complete the en11re work. Galvanize eleterior items shop pnme intenor items unless otherwise shown or
specified

8. See drawings for other matenal that would fall under this seclion

3. PERFORMANCE OF WORK
1 Fabncalion , matenals, workmanship shall conform lo AISC Specifications for the De~gn, Fabncabon and Erecbon of
Structural Steel fDf Buildings, Manual of Steel Construction , LatestEdiban
2 Miscellaneous steel parts are to be accurately fabricated as shown on plans Cut, dnll and tap to recei11e hardware as required
3 Fasteners Provide fasteners and connectors of approved types as required for the installation, whether or not indicated Provide galvanized fasteners for galvanized items and for extenor use 4 lnstal!abon shall conform to drawmgs. approved submIttals and requirements herein Obtam necessary templates and information to provide all holes and drilhngindicated or required for fasteners Protect aluminum from contact with dissimilar metals or with concrete or cement plaster by parnbng the contact surfaces of each with two heavy coasts of bituminous suitable isolation gaskets, as applicable for each condibon
5 Grouling Provide non-shnnk grouting for Work of this section as shown and required Conform to manufacturer's direcbons
6 Pa1nbng & Pnmmg After fabncation all items shall be fully coated with two coats of a steel shop primer paint of different colors Lead-free red metal pnmer, zinc chromate or alkyd type Items permanentty exposed to weather shall be fully primed and coated per specifications
7, Shop pmning· Clean surfaces according to AISC Specifications Apply shop coat of metal primer to minimum 1.0 mil diy film thickness Work pnmer mto Joints Do not pnme galvamzed items or items 1mbedded in concrete or masonry Shop pnme all
ferrous items not to be galvanized unless otherwise md1cated or specified
8 Shep Pnme Coat Repair· Clean field welds, field bolts, 3nd all damaged shop pnmer and apply a shop coat of the same pnmer usedfortheshopcoat
9 Provide the necessary anchorage devices and fasteners for secunng miscellaneous metal items to in-place construction 10 Galvanized Repair INire brush welds and damaged coaling to clean bnght metal Apply one coat of galvamzed repair paint where surfaces are concealed or are to be fimsh painted Use the specified hol•apphed galvamzing repair compound where
surfaces remam eleposed and unpainted
05500 METAL FABRI CATION
1 Supply and mstall misceUaneous metal fabncabons as shown and detailed on the drawings,
2 Venfy wrth architect or owner finish on metal fabrications 3 All installed metal fabncabons shall be protected once in place Contractor shal! be responsible for all abraS!ons, dents, or other marks an finished installed metal fabncallons
DIVISION 6 - WOOD AND PLASTIC
6100: DIVISION 6 - SECTION 1 • ROUGH CARPENTRY
1, GENERAL REQUIREMENTS
~
1 Structural Carpentry specified by th, Structural Engine!r shall supercede these spec1fica11ons if part of this construcbon document package They will be shown on the drawings prepared by the Structural Engineer
2 The scope of this section includes all labor, material and equipment necessary to complete a\1 work specified herem and as indicated on the plans This secbon includes, but ts not litn1ted to, all wood framing. wood forms for concrete, all woad-cutting, furnng and backtng required for all tTades and checkmg of layout and dimensrons for all trades
3 Non-wood ttems m this section include manufactured meta! connectors for wood framing

2. SPECIAL REQUIREMENTS
1 All work performed under this sectJon shall be performed by a State of Cahfom1a licensed contractor
2 Contractor of this secbon shall be responsible for the locabon and elevation of all parts of the construction shown on plans or notes Pnor to commencing work, the ContTactor shall carefully compare architectural and structural drawings that affect the location andfor elevation of the work, and any d1screpanc1es shall be immediately reported to the DeS1gner for cianfication and/or adiustmenl
3 Supply and install rough framing as shown an the structural drawings
4 Coordinate all work with the work of other trades Pro\llde chases,cuts, bracing. and block.Ing , required by other trades References : All work of this section shall conform ta industry standards and all governing codes and regulations mcludmg the current adopted edtbon of the Unrform Building Code
3, MATERIALS
A Wood
1 LumberMaterials
All lumber shall be graded per Western Woad Products
Associahon Lumber grading standards Lumber shall bear
1den11fica11on stamps 1ndicabng
Gradmg Assooation m~I number
Grade and spec1es
Moisture content
Preservalive treatment
2 Lumber grading unless noted othermse, the fo!!owrng shall apply
- Wall stud framing Douglas-Fir Larch #2 & better
- Singular JO!nts, rafters Douglas-Fir Larch #2 l, better - Mulllple joists, rafters Douglas-Fir Larch #2 & better - Stair stnngers Douglas-Fir Larch #2 & better
- Beams and headers Douglas-Fir Larch #1 & better
- Posts, Douglas-Fir Larch #1
Block.Ing. plates, backing and m1sceUaneous frammg #3
Glue-lam beams 24F-V4 , grade or 35 specified on structural drawings
3 All wood 1n contact wtth concrete, masonry, soil or eleposed to the exterior (as defined by CBC 2317 4) shall be pressure
preservabve treated lumber Bottom plates shall be pressure treated
4 Sawn Lumber sh all be Douglas fir. S45, and shall bear a grad mark. Use grades as specrf1ed for stressed applications and ··stud'' grade for b!ockmg, bndgmg and other non-stressed condrlions
5 Use preservabve treated lumber in contact with concrete or masonry
6 Plywood and other type sheathing shall be grade, exposure, span ratmg and thickness. per plans
7 Sheathing shall be plywood or onented strand board rated by the Amencan Plywood AssocIahon (APA) in grades and thickness as indicated on the structural drawmgs Plywood shall conform to product standards U S PS 1, current edrt1on Floor and Deck Sheathing must be plywood
8 Hardboard sha!! be Masonite as manufactured by Masonite Corp .. Installation shall conform to the wntten spec1ficahons of the manufacturer and to the recommendalions of the Amencan
Hardboard AssocIatIon
9 See plans for add1bonal wood framing grades or spec1ficabans B Metal Connectors
1 Connectors specified shall be by Simpson Strong-Tie Co. Inc unless otherwise specified Alternates may be used only with pnorapproval of the Designer
2 Other metal connectors as specIf1ed on the structural or architectural plans as required for complete installation C Nails and Other Fasteners
1 Nails to be common nails per C.B.C. table 23-I-Q, galvamzed based on exposure

2. Minimum nailing shall confrom to C.B C table 23-1-Q (See plans, specifications & structural details for size and type ) 3 Bolts and Nuts ASTM A307 galvanized m1nImum for exterior exposed us@ Provide matching washers

4. PERFORMANCE OF WORK
A. Framing and Fabrication:
1 To be installed level, plumb, true la hne and dimenS!on, and In stnct compliance with sec11ons, details and notes Work required, but not shown and/or specified, shall conform to applicable sections of governing codes
2 All floor joists to be sohd blocked at bearing Imes, longest unblocked span shall be no larger than 8°-0" Floor sheathing shall be screwed and glued to floor joists EJC1st1ng and new floors where applicable
3 Strucb.Jral member fastener penetration shall be per C.B.C. section 2311 3.3
4 Glue-laminated timbers and pressure preservabve treated lumber shall be resealed (compatible treatment) followrng al! shop or field cuts
5 Support aU concentrated lo3ds bearrng on sb.Jf or Joist cavIbes with solid bearing or blockm g
6 Double floor framing J0Ists below mtenor walls. bath b.Jbs and heavy appliances
7 All wood within 6~ of earth or 1" of the concrete shall be redwood or pressure treated
8 Contractor shall install and coordinate soffit framing Wtth the plan to allow adequate space for installation of hght fixb.Jres and mechanical equipment
9 lnstallabon sh3II be as shown and specified on the structural drawm9S, complete wrth connectors, nailing, bracing, temporary supports, and materials not shown or specified but are necessary for a complete Job
10 Contractor shall install and coordmate soffit framing with the plan to allow adequate space for installatJori of light fixrures and mechamcal equipment
11 lnstallabon shall be as shown and specified on the structural drawin gs, complete With connectors, nailing, bracing, temporary supports, and matenals not shown or specified but necessary for a complete Job
~
1 Cutltng of beams and JOISts shall be hm1ted to one-fifth the beam depth from the top and located no further from the beam end than three bmes the beam depth Cuts m excess of this, or bored holes with a diameter more than two inches are not permitted without speeial pro11IS1ons and approved by the StrucbJral Engineer C DlliJM 1 Provide wood furnng where mdtcated or required to conceal piping, structural metal WOfk, or other unfinished work 2 Use 2 mch nominal (1-1/2 inch actual) thick matena1 of required wrdth Finish as shown , noted or detail (Metal fumng may also be used where appropriate)
D PltHOOd Sheathing
1 Plywood floor and roof sheabng shrill be laid conbnuous over two or more framing spans Install with face grain {and lono d1menS1on) of piece at rrght angles to Joist andfor parallel to studs Arrange so th.it no piece Is less than 16 mch in either dimension 2 Wall panels shall not be less than 16 inche5 wide and 4 feet in length
3 Stagger all sheathing panel seams a mrrnmum of 2 feet or two stud/Jo1stcavIUes
4 Thickness and nailing shall be as shown on plans
E Fire Blocking and Draft Stops
1 F1reslops and draft stopping shall be Installed to cut off all concealed draft openings (both vertrca! and honzontal) and shall form an effective barner between floors, between a top story and a roof or albc space, and shall subd1v1de albc spaces, concealed roof spaces, and floorfce11ing assemblies
2 The Integnty of a!I fire blocks and draft stops shall be maintained 3 Required fire blockmg locabans
a In concealed spaces of stud walls and parttllons. mclud!ng furred spaces al the ce1lmg and floor levels, and al 10 foot intervals m both verbcal and honzontal d1menstons
b Al all mterconnecbons between concealed vertical and
honzontal spaces such as occur at floors, drop ceilings and coved ceilings In concealed spaces under stairs within sum structural stnnger assembltes
c In openings around vents, pipes, ducts, chimney, fireplaces and sitn1lar openings which would afford a passage of fire at ceiling and floor levels with nan-cambusbble fire stopping matenal
d Al openings between attic spaces and chimney chases for factory-built fireplace chimneys
e \IVhere wood sleepers are laid under wood flooring over concrete floors, the space between the naor slab and
underside of wood shall be filled with non-combustible
material or fire blocking Fire blocktng shall be installed so that there will be no open spaces under the floonng which will exceed 100 square feet. Install fire blockmg under all
permanent partitions so that there shall be no unblocked spaces between adJomfng rooms
4 Fire Block Matenats
a Fire btoclong shall conS!st of 2 mch nominal lumber or 3/4 inch plywood sheets with JOlnls backed by a 3/4 inch wood panel b Fire blocks may also be constructed of gypsum board, mineral fiber. glass fiber, or other approved material, and securely fastenedm pl ace
5 Draft stopping (localion and cnten3)
a \IVhen there Is a usable space above and below the concealed space of a flacr/ceihno assembly (1 e atbc, or soffit area) 11 sh al! not eleceed 1,000 square feet and/or measures more than 60 feet In any direction Such spaces shall be equally divided by a dr;:attstap
b Draft stop mm construcllon shall be 1/2 mch gypsum board 318 inch plywood or other approved matenals. with a 3/8 mch m.o:Imum gap between sheets
6170 : PREFABRICATED STRUCTURAL WOOD
A Wood Roof Trusses
1 Supply and install wood roof trusses as shown on the structural dra-.·11ngs Deliver. store and handle trusses m conformance with the man ufacturer's wntten instrucllons
2 Subrrwt shop drawings and engineering calculabons to the Designer and Strucb.Jral Engmeer for review and approval pnor to fabrication The calculations shall be stamped and ~gned by an engineer registered m the state at which the proJecl rs bemg built The truss manufacturer shall provide shop drawings and
calculabons, as reviewed and approved by the Structural Engineer. to the building Official pnor to fabrication on the trusses or, if required by the building official, pnor to the issuance of a build1ngpermIt
3 Installation shall be as shown on the truss manufacturer's shop drawings and in conformance with the manufacture(s vmtten mstallalionmstructtons
Manufactured Lumber
1 Supply and install manufactured Joists beams, an headers as shown on the frammg drawings
2 Products shalt be manufactured by the bear and trademark of, with quality contTol Inspecbons No subsbtution of product~ Is allowable unless permtted In wnbng by the Structural Engmeer 3 Installation shall be In accordance with the Products Reference Guide published by Trus, Joi,t M;icMil/an Spans are not to eleceed Truss Joist recommended spans based on U<180 hve load fabrication
6180 : STRU CTURAL GLUED-LA MINATED TIMBER
1 Supply and install glued-laminated bmber as shown on the structural drawings Provide a certificate of conformance for each timber 11 required by the Building Offietal Deliver, store and handle glued-laminated timbers m conformance with the
manufacture(smstrucbons
2 Jnstallatlon shall be as shown on the structural draw1n~s 3 Product shall conform to ANSI Standards, Each bmber shall be identified with an inspecbon march either form the Amncan Plywood Association - Engineered Wood Systems (APA-EWS), or from the Amencan Institute of Timber Construction (AITC) 06200 OJV!SION 6 - SECTION 2 - FINISHED CARPENTRY

1. GENERAL REQUIREMENTS
A~
1 The scope of tt11s section includes all labor. material and equipment necessary to complete an work specified herein and as indicated on the plans The work of this secbon includes, but Is not hmited to, the furnishings and 1nsta1labon of all non-structural finished wood members, shaped wood members, wood door and window frames and tnm, and other tnm or finish items It further includes the mstallabon of doors, finish hardware and
mtsce1!aneaus specIalbes
B. Special Requirements

1. All millwork shall conform to the latest edition of the Woodwork lnsbb.Jte of CaJifom1a (W.l C )

2. MATERIALS
A Finished Wood Members. Kiln dried. clear verbca! gram Douglas Fir except as noted or shown on place
B Wood Jambs Sills. Trim and Handrails· Shall be clear lotn dned Douglas Fir, unless shown othervnse

3. PERFORMANCE OF WORK
A. Finish Carpentry
1 Provide sohd blocking of all cabinets, countertops, mtrrors. shelving, light fixtures, and al1 miscellaneous wall and mounted or recessed items
2 Supply and install all mtenar wood tnm, door frames, casllngs, shelves, poles and plasbc work as shown on the drawmgs and as directed by the owner Field measure for fabncated rtems pnor to fabrication
3 All Intenor exposed ceiling Joists, beams or lrlm shall be fims.h grade F1msh treatment shall be confirmed with the ONner or OeSlgner Distresses treatments shall be confirmed with the OeS1gner Product wood species and finish shall be selected by the owner
4 Members shall be neatly and accurately scnbed in place All members shall be 1nstaHed In full lengths Joints shall be scarfed, corners mttered or coped All members shall be fastened securely In place ac.curately and be scribed neatly to walls, ce1hngs or other surfaces so that open JOints do not occur All J0Ints shall be filled and sanded after installation
B. Exposed Wood Frames for Doors and wtndows
1 Tnm shall be called out or detailed on plans Members shaU be butt or miter joined Cut members for bght fit, install plumb, and level with firm connecbons to ,tructure
C. Nalls and Fasteners
1 Nails and fasteners shall be arranged In a straight lme, uniform pattern, evenly spaced All exposed fasteners shall be set and filled Hammer marks are not acceptable Damaged members
shall be replaced Eletenar finish wood faslene~ shall be stainless steel narls. unless shown otherwise
D. Closets
1 Closet hanging poles and support fittings $hall be chrome finished metal Hanging poles 5ha!I be provided with center supports for spans longer than 4'-0" In length
2 lnslallabon shall be true to lme and level, fasten securely and scnbed to pnor finish work for a bght fit Provide one &helf (1 le12), mounted at Sile feet so: inches above the floor and one rod (1-112'' diameter). mounted at Sile feet- stle inches above the floor and 12'' from the face of the rear wall at each clothes closet, whether or not s..ich shelving and rod are shown on the drawings Venfy the reqwrement for closet layout with the owner
3 Confirm wrth the Oe&1gner the Owners design for pole and shelf, or ONner's consultants closet deS1gn (1f any)
E. Interior SUlirs and Handrails
1 Supply and install stair parts and handrails as shown and detailed on the drawtngs Clear Douglas Fir, unless noted otherwise on drawing~. seasoned, hand selected for appearance Miter at corners and other mtersecttons Finish Siding per notes
Fasteners shall be Stainless Steel or Hot Dipped Galvamze 2 Product and finish shall be as selected by the owner
3 ln,tallabon shall be true to line and level fastened securely and scnbed ta pnor f1msh work for a tight fit
F. Ex terio r Wood (Modify per Job-See Exterior Fin ish Notes) 1 SIdmg Grade Tight knot Douglas F1r Re-Sawn, unless noted otherwI5e on drawmgs, seasoned, hand selected for appearance 2 Tnm Grade T1ght knot Doug!3s Ftr, Re-Sawn (venfy) unless noted othermse on drawings seasoned, hand selected for
appearance Miter at comers and other 1nlersecbon, (venfy with existing) Finish Siding per notes Fasteners shall be stainless Steel or Hot Dipped Galvanize
3 Fascia, Tnm & 2JC's Grade Tight knot Douglas Fir, S4S unless noted othe!Wlse on drawing,, seasoned hand selected for appearance Miter at comer and other intersections {venfy With existing) Finish Siding per notes Fasteners shall be Stainless Steel or Hot Dipped Galvanized
4 Exposed Roof Eaves 1X6 ttv• Groove Grade Tight knot Douglas Fir. Re-Sawn, seasoned hand selected for appearance Miter at corners and other intersections Finish per notes Fasteners shall be Stainless Steel or Hot Dipped Galvanize
5 Roof Brackets Constructed of 6x6 & 6le8, Grade clear Douglas Fir, S45, hand selected for appearance Miter al corners and other intersections Finish brackets per notes Fasteners shalt be stainless Steel Of Hot Dipped Galvanized
DIVISION 6 - SECTION 4 -ARCHITECTURAL MILLWORK

1. GENERAL REQUIREMENTS
A Scope The scope of this section mciudes all labor. matenal and equipment necessary to complete all work specified herein and as indicated on the plans The work of this secbon includes, but Is not hm1ted to the furnishing and mstallabon of all cabmets, shelvmg casework and casework finish hardware
B Speaal Requirements All work shall be In accordance with the l3test ediban of the Wooct..•,ork lnsnrute of Cahfomia fl/I/ I C ) Manual of Mtlhvork Atl work performed under this secllon shall be performed by a State of Cahfornm licensed cabinet contractor

2. MATERIALS
A All matenals shall be m accordance with the latest ed1t10n of the Woodwork lnslitute of Ca!!forma (W.I C ) Manual of M1!twork and aslistedherem

3. PERFORMANCE OF WORK
A Casework Shall be fastened securely In place accurately, tlghtly and scribe neatly to walls, ceilings or other surfaces so open Joints do not occur
c Garage cabinets and shelvmg shall have melamine finish intenors and faces with lammate countertops
d Cabinet maker shall adJUSI hmges and ghdes as needed to allow even seams and smooth operation

4. COMPLETION REQUIREMENTS: The contractor Is responsible for the cteanmg of a11 components before final acceptance of the JOb All component warranty and maintenance information shall be given to Owner at pro;ect completion
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DIVISION 07050 • MOISTURE PROTECTION

1. GENERAL REQUIREMENTS
A.~
a The scope of this secbon includes all labor, matenal and equipment necessary to complete all work specified herein and as Ind1cated on the plans The work mcludes but Is not hm1ted to. roofing, waterproofing, damp proofing, nonmetallic nash1ng, sealants, and waterproof coatings
b Gravel stops, flashing. and counter nashmg are mclud1ng are included under "sheet metar·

2. MATERIALS
A See Extenor Fm1sh Notes, unless otherwise notes
B Below grade vertical waterproofing
1 Waterproofing shall be· "TUFF RUBBER (TR·950)" by Optimum Safel1'Jard Waterproofing or DeS1gner approved equal Telephone 1-80()..794·5929

2. ~BITUTHENE SYSTEM 4000", 60 mil. membrane by W.R.Gface. telephone 1·800·237-2505
3 Install In accordance with the manufacturer's specifications by a certified installer Waterproofing contractor sha!I guarantee all labor and matenals of waterproofing system for a penod of five years
4 Dram board and Pro1ectlon Fabnc shall be DB-55 dram board and PF·5 protection fabnc by Optimum Safeguard Waterproofing Install m accordance with the manufacturer's specifications 5 Drainage hnes shall be 4 (100 mm) diameter rigid perforated (holes down) PVC pipe Locate bottom of pipe a mmImum of 4" below bottom of slab Surround pipe with 6" of gravel and fitter fabllC Discharge hne shall be a non-perforated 4" diameter rigid PVC pipe extending to daylight at slope
C Sheet Waterproofing for Paropet and other Honzontal Surface Waterproofing Membrane waterproofing system shall be JIFFY SEAL 140160 membrane by Protecto \-Vrap or Bituthene 3000, by W.R. Grace Company, or equal
1 Install m accordance with monufacturer's mstructJons
2 Extend a continuous membrane a minimum of 9" below edge of parapet, each Side Provide a ITMnimum end lap of 4" over adJotning membrane sheet Wiere membrane encounters verbcal surfacK, the membrane shat! extend 9" up the surface, and be lapped over by buIldIng wrap No general nailing shall be done on honzontal 51,1rface of JIFFY SEAL
3 For sealant m contact with HJIffy SealH use 160 H MASTIC or JSLM URETHANE or products manufactJ.Jred by Protecto Wrap Provide adhe51ve compounds and tapes r~ommended by
waterproofing sheet manufacturer for nash1ng
4 Provide collectJon course Amocor Board or equal or a
r~ommended by waterproofing sheet manufacturer
5 Installer must examme substrate and notify contractor of unsatisfactory conditions Do not proceed until these correcbons have been corrected In a manner acceptable to mstaller
6 lnsbtute all required procedures for protecbon of completed membrane dunng mt.taltations of work over membrane
D Building Weather Protecbon - Bu1ld1n9 \-Vrap
1 Supply and install weather-resistive barner to all weather exposed surfaces to fully protect the structure from water mtrusion as reQUired by USC The weather-reS1s1tve bamer shall constitute of building paper, penetration ftashmg at all wall openings and waterproof membrane as shown on the drawmgs and details and as specified below
2 Shall comply with CBC secbon 1402 Buildmg paper Shall be breather type Grade D sheathing paper meeting or exceeding federal sp~1ficanons
3 Buildmg wrap shall be applied honzontally with the upper !ayer lapped on the lower layer not less than 2 inches and end laps shalt be not less than 6 mches building wrap shall include Two Layers of 60-Minute grade "D'' building paper
4 Bu1ldmg paper shall be DuPonnl• Tyvek HomeWrap or approved equal Install all materials per manufacturer's sp~rfications 5 Use "JIFFY SEAL" 140160 at all comers as noted on p!ans lnsta!! over two layers of bu1ld1ng paper with one layer building paper lapped over "JIFFY SEAL" or as noted or shown on details 6 AJ/emo1e Bwldrng ~op Loyer Base layer Tyvek HHome Wrap" house wrap by Dupond Telephone 1-800-448-9835 Install per manufacturers specifications
7 Penetration Flashing Shall be 12" w,de heavy•duty re!nlorced Moistop or equal between buIldIng wrap layers conforming to federal sp~1ficat:1ons
8 Building Wrap Shall be installed m accordance with
manulacturer's 1nstall3bon instructions usmg pnmer form same manufacturer, as required
E Door & 1/,Jindow Flashing
Sheet metal head nashmg $hall be per plan notes and details Opening flashmg shall be "MOISTOP" by Fortifiber Corp
Flashmg mcludmg nashmg sealants shall be installed per
manufacturer's Instrucbons
Windows Doors, and Skylights 1/1/indows, Door and Skyhghts shall be per plans Contractor to venly all rough openmgs with manufacturer Provide for unit mstallations as required and mstall per manufactures tnstructlons See schedules for 'Nindows
Door and Skylights stZes
F Roofing {See Roof Notes on Roof Sheet for ProJect Specific RoolingJ
1 Roofing Underlaymem
a 40# fiberglass reinforced felt underlayment sheet Install per manufactures mstructsons As manufactured by GS Roofing
Products (or Designer approved equal)
2 Waterproofing at roof areas less than 4 12 and AJ!emate Roofing Underlaymenl
a ~Ice and Water shield'' by W.R. Grace Install per
manufacturer's mstruction V\lith a #40 roofing felt mstalled over membrane
3 Roofing System 40 year UL 790. Class A Roof (See Roof Notes on Roof Sheet for ProJ~I Spectric Roofingl
a Fiberglass Roof Shingles shall be Fiberglass Shmg!es "Sable or Charcoal Black" by Elk, Inc. or Owens Coming IBCO ES ER 5443 (match exIsnng) Install with exposure pattern to match existing over under1ayment Roofing system mstalled by a licensed roofing contractor Rooling system shall have a mmImum 10-year labor and material warranty
b Tile Roofing ~al! be US Tile Roofing or equal
1 Install per manufactures spec1ftcat1ons
2 Lace ::all ule In valleys
3 Mortar set au ndge a. hip nles
4 Use copper flashing throughout
5 Use #40 ble under undetlayment
6 Use torch down roofing at all honzontal surfaces
7 Cricket all flat roof to vertlcal wall JOmts \Ylth copper flashmg over solid wood can
6 Roofing shall be installed In accordance with manufacturer's spKlftc 1nstallanon procedures
9 Pro'flde all required sheet metal nashmg and caulk.mg 10 Roofmg system shall be Insta~ed by a ltcensed roofing contractor per manufacture's specifications Roofing system shan have a minimum 10-year labor and matena! warranty against leaks
11 Contractor shall have a meeung with the roofing contractor owner and deS1gner pnor to 1nstallallon to review drawmgs and any questions or concerns regardmg the roof detarls 1nstallauon finish and roof m;:untenance
G Deck and Balcony Waterproofing
1 Surface Preparabon Wood surfaces shalt be clean, dry and free of sharp protruS1ons dust and voids Repair all area as needed before app!ymg membrane All exposed metal surfaces that will be In contact with waterproof membrane are to be clean and free of all pamts, ods rust and any other contammants
2 Counter-slopes Area of cnckets and counter sloped to allow dramage to deck drams and scuppers shall be sloped 1/8" per 12" (minimum) with G·26 (latex-cement) flooring underlayment by Crossfield Products Corp. 4079
3 Deck Railing System Per drawmgs and details To be approved by owner

4. Metal Flashing and Counter Flashing All exteriOf flashmg to be 16 oz copper unless otherwise noted. All exposed copper shall have a mill finish Hem all exposed edges
5 Deck Drain and Overflow· Deck drain BDCD3NH by Thunderbird Products Telephone 800-658-2473 5"x5' bronze grate with 16 oz copper base Provide separate dram for deck drain and deck overflow dram lines PtoV1de 3" l 0 . ABS dram Imes from deck to foundabons Connect deck dram line to subterranean site
drainage system
6 Deck Surface Waterproofing Waterproofing system shall be "Dex-o Tex. Weatheiwear'' by Crossfield Products Inc.

IC.BO #1338 Extend a conbnuous waterproof membrane a
minimum of 6" above edges of deck. Installed In stnct accordance with manufacturer's specifications by a manufacturer's certified installer General contractor shall follow manufacturer's specificallon for plywood substrate
7 Water Test. After membrane Is mstalled plug all scuppers and drains and nood test deck with a mm of 1" of water for 24 hours 8 Protecbon Board by W.R.Meadow, Inc. Telephone
706-883-4500: PC-2 or approved equal, (1/8") protecbon board Install per manufacturers specifications
9 Monar Bed 3.5# self furred expanded metal lath reinforced mortar bed, 3/4" minimum 1·112" maximum th1Ckness Mortar bed Is dependent on stone tt11ckness
10 Stone/Tile Floonng Provide a $7/square foot allowance for matenal only Floonng matena! as selected by owner, venfy noor ule pattern PrO'lide 4 sample slate pieces for owner review and approval
11 Grout Color to be selected by owner
12 Penetrating Sealer For stone and grout "Enviroseal Double 7~ by HYDROZO INC. telephone 1-800-422·1902 Penetrating, non-stammg. non-colonng, or de---hardenmg, water repellent sealer to be applied on a!! stone and grout surfaces Pnor to apphcallon a sample application to a 2'x2' stone and grout a sample shall be done for approval Apply per manufacturer's sp~1fications Sealer shall be re-appled every 2 years maximum 13 Caulking and Sealant Manufactured by Dow Cornmg
Corporation telephone 510-490·0650
14 One-part, silicone glazmg and waterproofing sealant. Down Coming #795- medium modulus, Si!tcone Bu1ldmg Sealant

3. PERFORMANCE OF WORK
A All matenals shall be mstalled per manufacture(s
recommendabons, unless noted otherwise on plans
B Installer must examme substrate and notify contractor of unsatisfactory conditions Do not proceed unul these corrections have been corrected rn a manner acceptable to mstaller

2. MATERIALS
A Structural Metal Parts and Members shnll conform to the following
1 Structural steel rolled shapes, plates and bars shall be ASTM A·36 unless otheiw1se noted
2 Steel pipe used for structural purposes shalt be ASTM A-36 3 Square & rectangular structural steel tubmg (TS) shall be ASTM A36, ASTM a•500 grade B, or A501
4 Machme bolts and anchor bolt,; shall conform to ASTM A-307, grade A High strength (HS) bolts shall conloffi'I to ASTM A-325, field mspecllon required for mstallauon
5 Alummum ASTM 8209, 8221 , AND B429, Alloy 6063·T5
6 Stainless Steel ASTM A 176, Type 303. 304 or 306, with No 4 satin finish unless otherwise shown
C Al! matenals and installations shall be warranted by the installer and manufacture for a period of not less than ten years for date of proJect completion
DIVISION 07200 - THERMAL PROTECTION• INSULATION

1. GENERAL REQUIREMENTS
A ~ The scope of this secllon mcludes all labor, matenal and equipment necessary to complete au work specified herein and as IndIcated on the plans The work shall mclude but Is not hm1ted to, all wa!I, pen meter foundation raised noors, ceiling and other msulallon locations specified on the drawings
B Sp~1al Requirements All work performed under this section shall be performed by a State of Ca!tlom1a licensed contractor

2. MATERIALS
Batt msulauon F01I faced glass fiber thermal msulatlon by OWens· Corning or approved equal Foil faced side of
insulabon shall be placed toward mtenor (heated) 51de of exterior walls. roofs and raised noors
R1g1d msulation AMOFOAM·CM by TENENCO, Telephone
1 ·800-241-4402 Attach to substrate with a polystyrene
compatible adhesive Do not leave exposed above the grade line Prot~tion board AMOCOR·PB4 (114~) protection board by
TENNECO telephone 1-800-241-4402 Do not !eave e~posed
above the grade line

3. PERFORMANCE OF WORK
A Supply and mstall thermal or acousncal building msulabon In the framed potllons of all roof/ce111ng assemblies framed walls and al! noors that separate conditioned and uncondilloned spaces Insulation shall also be mstalled m the walls, ceiling and floors of new and exIsnng portions of all bedrooms bathrooms. and laundry or ulllrty rooms
B Batt type insulation shall comply with the Cahfornia Quality Standards for lnsulanng Matenals The installer shall post a !Mgned cenrflcate md1cabng compliance v11th the Energy Eff1c1ency adopted by the Ca!tfom1a Energy CommIsS1on
C Installation of thermal or acoustical insulation shall be In accordance with the manufacturer's wrmen mstallauon mstructions D Contractor shall provide and install thermal or acousbcal insulation mmImum values as follows (or as noted on the plans} New 2x4 walls R-13 • Batt
New 2x6 and 2x8 watts R· 19 • Batt
New 2x 10 or deeper walls R·30 • Batt
Existing 2x4 walls R· 13 - Batt or Blown Wool
Nev, a. Existing Raised noors R·19 - Batt
Insulation between floor levels R-19- Batt
Vaulted or Roofs Areas R·30 • Batt (mmImum)
Atucspace fas listed on plan) R·19- Batt (mm1mum)
New and Ex1stmg hot water storage tank R-12
HVAC Ducts ITT uncondinoned spaces R-4 2
DIVISION 07600-SHEET METAL

1. GENERAL REQUIREMENTS
A ~ This section indudK a!! labor natural and eqmpment
necessary to complete all wOfk speeified herein and as 10d;cated on the plans The work of ttrIs secbon includes but rs not luntted to sheet meta! work shown, noted or speofied
B Special Requirements
1 All work performed under this secnon shall be performed by a State of CahfOfrna licensed sheet metal contractor
2 Supply and mstall copper nashing gutters downspouts scuppers as 1ndtcated on the dra.'flngs or as directed by the Designer or OWner mcluding miscellaneous items required for a completely water bght Job
3 Contractor shall avotd ms1al~ng copper nashmg m contact with metal or alummum Wlere con~! Is ::anticipated the Contractor shall nobly the Designer

2. MATERIALS
See extenOf finish notes for matenals, unless noted otherwise A Galvanized Steel sheet metal Galvanized sheet metal shall be zinc coated steel, ASTM A562. with O 20% copper, G90 hot dipped galvanized. m11 phosphattZed where 1ndlcaIed for painbng Sheet metal shall be 26-guage IT11nirnum unless otherwise noted All cut metal edges shall be sealed with Cold Galv All exposed edges to be hemmed back 1/4" unless detailed otherwise Submit shop drawings of all custom labncated items for Destgner's review
B Copper Sheet Metal Items include but are not ti1T11ted to nashing, counter nashing, gutters, roof penetrations, and miscellaneous exterior me1al. Use 20 cc copper unless noted otherwise Fasteners shall be copper All exposed edges to be hemmed back 1/4" unless detailed otherwise Submit shop drawings of atl custom labncated items for DeS1gner's review

3. PERFORMANCE OF WORK
A Workmanship
1 All work shall conform to Sheet Metal and Alr condtboning Contractors Nabonal AssOC1allon (S MAC N A ) Architectural Sheet Metal Manual , latest edibon
2 Al! exposed mtenor sheet metal shall be pnmed and pamted to match color of adJommg matenals, unless noted otherwise Concealed Ducts for Exhaust Fans and Blowers Same cross sectional areas as fan discharge opening, fabncated with smooth locked seam J0Ints TranS1bons as short and direct as the matenal will allow Also, refer to mechanical specificanons
DIVISION 07700 • PREFABRICATED AND ROOFING

SPECIAL TIES

1. GENERAL REQUIREMENTS
A. ~ This section mcludes all labor, matenal and equipment necessary to complete al! work specified herem and as indicated on the plans The work of this section mcludes, but Is not limited to prefabncated roof specIatbes and work shown, noted or specified B Sp~1a1 Requirements
1 AU work performed under this section shall be performed by a State of CalifOfnia licensed Roofing ContractOJ

2. MATERIALS
See Roofing notes for matenals, unless noted othe1W1se

3. PERFORMANCE OF WORK
1 Supply and mstall roof vents as indicated on the drawings 2 Product shall be half round dormer roof vents, or as shown on drawings
3 Vents as manufactured by Harten Metal Products, Inc or approved equal Roof vents of alternate manufacturers must provide a mmImum of 73 square mches of free vent area each, unless add11lonal vents are mslalled lo provide equivalent total vent area
4 Installation shall conform to the wntten mstruchons of the manufacturer and shall be coordinated with the work of the roofing installer Provide curbs, nashmgs, fasteners, and accessones necessary for a fully water!Jght mstallabon
5 Install all plumbing vent stack, exhaust fans, or other miscellaneous roofing items as shown on the roof plan
6 Group a!l roof vent pipes and vents to be not v1S1ble form the street or entry
DIVISION 07900 • JOINT SEALERS

1. GENERAL REQUIREMENTS
A §fQ2! This secuon mcludes all labor. matenals, and
equipment necessary to complete all work spectfied herein and as md1ca1ed on the plans The work os tlus secbon 1ndudes, but Is not hm11ed to sealant app!1callon or work shown, noted or specified B Special Requirements
1 All work performed under this section shall be performed by a State of California licensed contractor
2 Supply and msta!I a!! sealants and sei'llant accessones as indicated on the drawmgs or as dir~ted by the De1sgner or Owner, 1ncludmg ITIISCellaneous items required for a completely water bght Job
3 Sealants for protect shall be venfied by contractor for specrfic application . substrate preparation and mstallallon A Dow Commg representi.'lllve or other sealant manufacturers rep shall be consulted to venly sealant application and 1f surface pnmers will be required for proper mstallanon

2. MATERIALS
A Caulk.mg and Sealant Caulkmg and sealant shall be
manufactured by Dow Coming Corporation. telephone
510-490-0650, or deSlgner approved equivalent product
1 One-part, mrldew resistant silicone sealant Dow Corning #766 Mitdow Resistant Silicone Sealant
2 One-parl ultra low modulus (+-100%,. -50% movement).
electrometr,c sealant Dow Com ing #790 Silicone Bui lding Sealant
3 One-pan, medium modulus (+- 50% movement}. weatherproofing sealant Dow Corning #791 SIiicone Perimeter Sealant.
4 One-part, medium modulus(+· 50% movement) silicone glazmg and waterproofing sealant Dow Coming #795 Silicone Building Sealant
5 One-part. high modulus (-+-25% movement) structural glass seolant Dow Corning #799 Silicone StructJJral Adhesive
6 One-part, high modulus(+• 25% movement) glazmg sealant Dow Corning #999A • Silicone Buil ding a. Glazing Sealant
7 For sealant ad1ac:ent to or m contact with "JIFFY SEAL" see sealant specrfied In section 2 item E
8 Backers lnen fibrous glass, polyelhy1ene or polyurethane as acceptable to sealant manufacturer

3. PERFORMANCE OF WORK
A Sealant shall be non•drymg gun applied lo make a watertight seal at a!! pmts SIiis. wmdows door, tnm elements, etc Backer rods or bond breaker agents shall be used dependmg on the specific apphcat>on
B Sealant for each partlcular apphcallon shall match surroundmg matenals Surfaces to be sealed shall be properly cleaned pnor to application
C Sealant mstal!ation shall be in accordance with the
manufacturer's. written mstal!allon Instrucbons Mask surfaces not to be sealed Apply sealant manufacture(s recommended pnmer D Supply and msta!I sealants With backer rods, to proV1de a watertight mstallatlon Conform to the recommendations of the manufacturer Colon. shall match adiacent surfaces unless othel'Wlse directed by the Destgner
E Maximum 318H depth unless otherwise shown Minimum JOlnt width Is 118H for metal-to-metal .10mts and 112" maximum ,·11dth elsewhere Apply se:tlant under suffictent pressure to fill \/Olds Fm1sh exposed JOints smooth and flush with adJomIng surface unless recessed 1oints are shown Remove temporary mask.mg as soon as 10ml Is completed
F Clean matenal from surfaces not to receive sealant and restore the finish as required If surfaces ad;o1mng JOlnls are stamed and cleaning Is not acceptable to the Owner remove the affected work and provide new finish matenals as directed and approved, at no extra cost to the Owner
G Seal penetrabons through fire-rated assemblces uS1ng 3-M Fire Barner manufactures by 3·M Company Inc installed to the speclfica11ons and recommendabons of the manufacturer
H Warranty Sealants sha!l have a 20-year warranty
DIVISION 08050. DOORS AND WINDOWS

1. GENERAL REQUIRE MENTS
A ~ The scope of tlus section includes an labor matenal and equipment necessary to complete all work spectfied herem and as indu:;ated on the plans This secbon mcludes furmshmg and msta!l!ng doors glass, windows and rnrrors
B Special Requirements
All work performed under this secuon shall be performed by a State of Ca!llorma licensed contractor
All installed glazing shall receive a protecbve coating or covenng to protect fm1sh aner ms1aJlallon
Wlere wmdows and/or doors are to be replaced or relocated, the Contractor shall coordinate with the OWner for removal and storage The exIsUng openings shall be field venfied and modified as needed to accommodate the new door or Wlfldow If the walls or header must be enlarged the Designer sha~ be nobfIed pnor to work starting
Prov!de emergency exit doors or wmdows from sleepmg

2. MATERIALS
A Doors.

All mtenor doors shall bey T .M. COBB unless noted on plans Door style and finish shall be sel~ted by Designer and
approved by OWner
All extenor doors shall be 1.314 inch thick solld core. fabncated with type I adheS1ves
All doors to bedrooms, bathrooms, and laundry room shall be 1-3/4 inch sohd core All others shall be 1·3/8 mch hollow core, fabncated with type II adhesives at rntenor doors
All door frames shall be 1.1/( inch thick paint grade Douglas Fir, width shall match wall th1Ckness
All doors from rntenor of house to garage shall have a fire rabng ol 20 ITMnutes doOf and frame, equipped wrth a self closure See Door and Window Notes and T1Ue 24 Energy Notes for
addillonal requirements
B Mirrors
1 Sh~/•I" crystal, clear polished edges, no exposed frames or clips, wrth lu!ly sealed back.

C Operable VVindows
1 See 'lv'indow Schedule, plans, or manufacturer's specifications

2. Also, see Door and \'Vindow Notes and Title 24 Energy Notes for addibonal requirements
3 Net cJear window opening area shall be not less than 5. 7 sq fl (821 sq.in ) mImmum Net opening height dimension 24H clear m1nimum Minimum net openmg width d1mens10n 20" clear
Finished $ill height maximum 44" above floor
D Fixed Wndows

1. Unless otherwise noted to be the same manufacturer as operable windows
Miscellaneous Fixed Glass
1 As noted on pfans
F 08360 Secbona! Overhead Doors (See Door Schedule)
1 Supply and mstall secbonal overhead doors and operating hardware as shown on the drawings Supply and mstall garage door openers as directed by Owner
2 Product shall be four section wood or other specified matenal door and door manufacturer's operating hardware Submit
manufacturer's catalog cuts to Owner for selection of design and finish
3 Installation shall be m accordance with the manufacturer's wntten instal!allon mstrucbons
G Shop Drawmgs (If requested)
1 Shop drawings of all exterior door and window installabons to be submitted to the OeS1gner for review pnor to fabncation

3. PERFORMANCE OF WORK
A lnstallabon
1 All doo11;, glazmg and windows shall be installed per manulacb.Jres specificabons
2 Glass shall be cut smooth with straight edges. accurately 51zed as required with proper clearance of the Job
Breakage and Damage
Breakage and damage of any kmd shall be repaired or
replaced by the Contractor

4. COMPLETION REQUIREMENTS
1 The Contractor Is responsible for the cleamng of all glass. windows and door frames before final aoceptance of the JOb 2 All component warranty and maintenance mformallon ah.ti be given to owner at proJ~t completion
DIVISION 08200 - WOOD DOORS AND WINDOWS

1. GENERAL REQUIREMENTS
A ~ Supply and mstan wood extenor and rntenor doors a11 shown on the drawrngs Doors shall conform to the applicable Industry Standard of the National Wood Window and Door
Association (~A) Store and handle doors in accordance with the recommendations and NWWOA .:ind the manufacturer
B Special Requirements
1 All work performed under this section sh.ii be pfflormed by a State of Cahfom1a hcensed contractor

2. MATERIALS
A Wood doors shall be
1 Ext enor nush doors 1-3/4 mch thick, 5-ply construction glued-up solid wood, or 7-ply construct?cn particle board core with sound grade birch or medium denS1ty overlay veneer unless otherwise shown Trim $hall be added 1f shown on drawings
2 Exterior Sble and Rall Doors 1-3/4 inch thtck sohd wood style and rail and sohd wood raised panels Joinery shall be either doweled or mortsse and tendon Gla.zmg, rf md1cated, shall be fully tempered lo ANSI Standards
3 Extenor Ghu:ed Doors 1-3/4 mch thick solid wood rail and stile door with md1v1dual panes of glass as shown on the extenor elevations Glass shall be tempered to ANSI Standards
4 lntenor Doors Flush 1·3J8 or 1·3/4 mch tt11ck solid core, SIZed per the drawings Jf other than nush door (raised panel , etc) Is Ind1cated, doOf de51gn shall be selected by the Owner from the Contractors supplier's submittal
Wood wmdows shaU be
1 Comply with NW/I/DA Standards 1 5 2 and 1 5 4 with a Quality CertJficabon Label on each unit Install to the spec1ficabons and recommendations of NIM/I/DA and the manufacturers
2 Products shall be as selected by the Owner and Shall be shop glazed
3 lnstallallOn shat! be lfl accordance with the recommenda.llons of NI/VtNOA and the manufacturer
DIVISION 05700 - FINISH HARDWARE

1. GENERAL REQUIRE MENTS
A ~ The scope of thrs secbon includes all labor, matenal and equipment necessary to complete aU work spee1fied herein and as mdlcated on the plans This section of work mcludes but tS not limited to the fum1shmg of al! finrsh hardware Includrng door handlK. door stops door hmges cabmet dOOf pulls and
mscellaneous hardware necessary for a frn1shed ptOJect

2. MATERIAL ANO INSTALLATION
A Material as selected or specified for proiect
B See Door and \Nr;ldow Notes and Cabmet Schedule .and
Notes
C All hardware not speafied sha~ be selecled and/or approved by the owner pnor to mstollatlon
D Door Hardware
1 All locksets and dead bolts shall be operable by one key All keys sholl be tested III locks properly tagged for location and delivered to <>.-mer
2 Provide four (4 ) complete key sets to owner
3 Door hardware !.halt mateh Latch Provide keyed deadbolts al all extenor doors
4 lntenor doors to bedrooms and bath$ Shall have pnvacy latch 5 Hinges shall be OIi Rubbed Bronze or Brushed Slalnless Steel (venfy)
6 Provtde each door with three (3) hmges At extenor doOfS prOVlde non-removable pins for out S\Ylngmg doors
7 Lockset/latch schedule
8 Front door manufacturer and style to be selected by owner 9 Other extenor doors Schlage style to be selected by owner 10 Interior swingmg do Of$ Schlage. style to be se!~ted by °"vner
11 Shdmg pocket a, closet Schlage, styte to be selected by owner
12 Provide cost allowance for hardware to be selected by owner

INSTALLATION

1. Contractor shall supply and install all hardware except Owner supplied hardware
2 SubITMI a harct.vare schedule to the Owner, spectlying ttre manufacturer's catalog numbers, location and finishes. Provide templates to trade doing work and furnish all hardware complete wrth fasteners
3 Secure finrsh hardware with suitable fasteners of the same matenal and finish as the item l>emg attached After fitbng hardware to doors, remove all finish hardware except hmges, carefully
4 Door hmges and door slrlps shall be selected by DeS1gner and Owner with finish submtta!s and approved by Owner
5 Contractor shall prepare & venfy number, type & location for all door & misc hardware
6 Replace in properly marked boxes, and place m storage. After painting and finishmg in completed, permanently inst.II finish hardware.
7 Brush finish stamless steel unless furnished with the door unit Extenor door threshold shall be brush finished stamless steel 8 Coat metal thresholds wrth asphalbc paint on the bottom, set in mastic and have plasbc flashing specified elsewhere extend up theJamb.s

3. COMPLETION REQUIREMENTS
A The Contractor shall be responsible for verifymg the correct mstat!allon and smooth operation of all finish hardware before final acceptance of the job
B All component warranty and maintenance mformallon shall be given to Owner at proiect complebon
DIVISION 08800 • GLAZING

1. GENERAL REQUIREMENTS
A ~ The scope of this section Inciudes all labor, matenal, and equipment
B Glass shall be manufactured by LOF Glass Inc PPG
Industries, Inc., Ford Glass Division, except where specific types or colors of different manufacturers are indicated or specified C Float Glass Type l (transparent glass flat), Class I (dear) Qua!rty q3, (glazmg select). double strength unless otherwise specified or required by glass area or hazardous location Tinted noat glass shall be Type I, Class 2 (bnted heat absorbing and hght reducmg) quality q3
D Tempered Glass Condinon A , type I or II, Class 1, Quality q3, Kind FT, match color of clear, reflecllve or llnted glass as applicable, fully tempered (Heat strengthened glass may not be subslltuted for fully tempered glass ) Perform tempenng by horizontal ro\!er gas hearth process only, processes making gnpper or tong marks are not acceptable Handle glass according to manufacturer's instructions Lights showing excessive d1stort1on will not be permitted E All new glazmg (fenestrahon's) will be installed with a certifylng label attached, showing the U-value
F Install tempered glazing mall hazardous locations as required by CBC and as md1cated on the drawings, 1ncludmg, but not limited to the fol!owmg locanons
Swmgrng sliding, and fixed panels of doors, except wardrobe Enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers Glazing In walls enclosing those
compartments where the bottom edge of glazmg is less than Sixty inches above the standing surface and drain mlet
Glazmg adJacent to a door wilhin a 24 inch arc of either vertlcal edge of the door In a closed posibon and where the bottom edge of glazing Is less than 60 mches above the walking surface
Glazmg in ind!Yldua!, fixed, or operable panel, other than those loca11ons indicated above , where the mdiv1dual pane Is greater than 9 square feet, the bottom edge is less than 18 mches above the noor. and one or more walking surfaces Is wIthm 36 mches horizontally ol the place of glazmg
Glazmg m raihngs
G Manufacturer of the glass used m the assembly shall
manufacture msulated glass

3. PERFORMANCE OF WORK
A Install glass In wood and metal frames accordmg to
manufacturer's instructions Mm1mum glass edge beanng clearance and edge lap (bite) shall be per Code and manufacturefs pnnted mstrucllons
B Wash and polish glass both Sides and leave free of so1!1ng without the use or any harsh cleanmg agents. causucs abrasives. or acids for cleaning
DIVISION 09200 LATH AND EXTERIOR PLASTER

1. GENERAL REQUIREMENTS
A~
1 The scope of thts section includes all labor. matenal and equipment necessary to complete all work specified herein and as indicated on the plans This section of work mcludes but Is not l1ITMted to, bu1ldmg wrap. lath and lath attachments. corner reinforcement, expanS1on screeds, extruded foam secbons and extenOf Portland cement plaster {stucco)
2 AU lath and plaster shall be prepared and mstalled per Chapter 25 of the 2001 CBC and per the California Lathmg and Plastenng Contractors Assoc1a11on Standards unless otherwise noted 3 Appl1ca11on Conform to CBC and ICBO reports, pnnted
1nstrucllons of manufacturer and the Plaster/Metal Framng System/Lath Manual pub!!shed by the California Lathmg and Plastering Contractors Associauon Inc
Special Regwements
1 All work performed under this section shall be performed by a State of Catifom1a hcensed plastenng contractor
2 All disposal a plaster products shall conform to State and Local requirements
3 Pno1 to mstallatlon of the weather-resisbve bame1 , inspect the cond1bon of fram1ng and a!I surfaces to receive stucco to asS1Jre th.it they conform to code and are suitable for the finish to be applied Make repOlr and cOITecbons as needed

2. MATERIALS
A~
1 Vert!Cal Extenor Lathmg for extenor Portland cement pla!.ter (stucco) shall be of woven steel wire fabnc (stucco netting) galvanized. wrth 1·1(2 inch openmgs of#17 gauge with a backmg of two layers water resistant paper over 18 gauge w,re stretched taut honzontatty to vertical surfaces and spaced at not more than SIX inch (6") intervals Woven steel wire shall be attached to frammgwith 1-112 inch. 12 gauge, 3/8 head fumng nails at a maximum mterva! of SIX inches (6") Maximum spacing of
attachments from longttudlnat edges shall not exceed two mches 2 Honzontal Extenor backing for extenor Portland cement plaster (stucco) shall be of 3/8 inch nb. 3 4 lbs/sq yard galvamzed steel expanded metal or expanded metal (diamond me!.hJ lath deSlgn spKJfically for honzonta! appl1=:anons such as ceilings or sofflts Expanded metal and diamond lalh shall be attached wrth 1-112 mch long •4d box or common nad. or approved screw fasteners, with 5/8 inch minimum supporting frame penetrabon
3 FralTllng over framing spaced at 16 inches on center or at fra1T11ng at 24 inches on surfaces or as mdlcied on drawings Fasteners Nails and Staples comply with CBC and drawings for type sae gauge and spacing
C Accessones Unless noted otherwise on plans use the followin_g __ _ 1 ExpanSlon Screed Type "m" • AMCJM·780 extenor grade vmy1 3/16 mch reveal, 718 mch ground extenor grade Vinyl. by AM ICO or equal Telephone 800-859-5363 Install per manufacturer"s sp~•ficabons
2 Stucco Expansion Screed Weep screed #AMFWSP-238-780,
extenor grade vinyl. 718 mch ground extenor grade vmy1 by AMICO or equal Telephone 800-659-5363 Install per
manufacturer's specIficatIon
3 Miscellaneous stucco accessones as required by details or as needed to perform a complete and thorough ;ob, shall be exterior grade vinyl, by AMICO or eQUa1
4 Copper or Galvanized St eel (Ga!vamzed steel shall be minimum 26 gauge) may be used at specific JOb site were prior written approval by Designer is rssued to Contractor
5 Furnish and install all screeds, Intenor and exterior comer reinforcements, caS1ng beads, fasteners, etc Install as required or detailed Secure all to metal lath required and backmg Lap flanges with weather-resis!Jve barriers to shed water
6 Tape for cracks shall be a coated adhe51ve backed open-weave fiberglass tape, 2·1/2 inches wide, deS1gned to remforce JOmts D Plastering • Machine or Hand Applied
1 Portland cement plaster shall conform to "Standard Specification for Portland Cement" ASTM DeSlgnation c 150, Type I or Type II

2. Ex1enor Stucco Conformmg to the general requirements of "Specificabons and Standards fOf Manufactured Stucco Frnishes" issued by Sb.Jcco Manufacturers Association, Sherman Oaks, CA 3 Manufactured by La Habra or Highland Stucco, dehvered in manufacturer's sealed containers, requmng only addition of water for use Furn ish integrally-colored stucco In color and texture selected by Desi911er
4 ~en plasuc or waterproof cement Is used, no lime Of other plasbcIzer may be added to the mix
5 Sand shall be clean and well graded from course to fine 6 The approved apphcabon shall be composed of 3 coats totally not less than 7/8" thtekness
7 Alternate Admrxture stucco shall contam a micro.fiber remforcement Hl·TECH FIBERS or approved equal
Manufactured by H1-T~h Fibers Telephone 1·800•344• 1572 Mtx fibers with stucco per manufacturer's mstrucbons

3. PERFORMANCE OF WORK
A Subsurface Preparation
1 Install stucco true to Imes and level Stucco shall be installed lo provide uniform surface natness wrth a maximum surface
variation of 1/8 inch m 10 feet many dIrecbon
2 Extreme care shall be taken to fully mask all exposed aluminum, glass, wood, and other exposed surfaces prior to ptastenng 3 Surfaces shall be protected until .ill plastered surfaces are hardened and fully cured Unless noted otheiw1se, all stucco walls shall have a stucco screed located not less than 4 rnches above finish grade, or 2 inches above concrete or d~k surface 4 Install only over two layers of grade "D'' Weather-Resisbve Barner Cover all surfaces with a weather•resisttve barrier conforming to UBC standard 14• 1 for Waterproof Bu1ldmg Paper or CBC Standard
5 Over sohd sheathrng apply two layers of Grade D 60-mm paper 6 Over honzontal or sloping areas apply one layer 0 mil Waterproof membrane, •·Jiffy Seal" or B1thuthane 3000 or equal Tnm Installation
1 A weep screed or "J'' termmabon with weep hole shall be proV1ded at or below the foundation plate hne for all extenors with stucco Weeps shall be placed a mImmum of 2" above concrete or 4" above grate
2 ExpanS1on and control Joints shall be as called out on drawmgs and installed per manufacturer's recommenda!Jons Jomt spacing should meet the followmg cntena No length should be greater than 18 ft m either d1recbon , no panel should exceed 144 sq fl for verbcal applications. no panel should exceed 100 sq n for honzontal, curved, or angular sections. no length-to-width rabo should exceed 2 5 to 1 rn any given direction (per Portland Cement PlasterfStucco Manual. EB049, based on ASTM C1063) C Pinter lnstallabon
1 Apply scratch (first) coat evenly with sufficient material and pressure to form full keys on metal and wire lath, then score honzontally Scratch coat shall be cured for a minimum or 48 hours
2 Brown (second) coat Afi.er scratch cote Is Inilla!!y set and hardened, apply brown coat Apply brown cont to thoroughly dampened scratch coat Bnng brown coat out to grounds,
straighten to a true and uniform surface. neat and compact and leave sufficiently rough to assure adequate bond for finish coat Keep moist for 72 hours, and allow to air cure for 21 days before applymg finish coat
3 Prior to fimsh coat appl1Ca!Jon , any surface cracks on "brown" coat shall be covered with an open.weave fiberglass tape There shall be no cofd Jomts left many application, that Is. each coat sha!! be applied m such a manner so as to start and stop only at normal breaks such as corners expansion 101nts and other natural stops
4 Frn1sh coat ( 1/8") color and texture shall be approved by the owner in advance of starting the app!Jcatron Fm1sh coat will contain mtegral color and shall be applled no sooner than 21 days after application of the preceding coal Fin ish te:xture will be per exlcrior flnlsh n otes.
5 Fog Coat 'lv'ill not be required 1f fimsh plaster Is uniform In color and texture to the sabsfaction of the Owner
6 Matena1 CementatJons spray conS1stmg of white Portland cement, llme and pigments of same manufacturer as finish coat Color to match finish coat
D Plaster Installation at ExIstmg Plaster
1 All 101nts between existing and new stucco sha ll be feathered together ov~ 2 inches
2 The proJect5 vnth new and exrsnng stucco finish shall match existing m texture and color unless otherwise 1nd1cated 3 ~ere the exIsbng stucco color 1s integral m the existing fm1sh proVJde a new color coal over alt existing surfaces
4 Wiere the exIsbng stucco has been pamted the Contractor shall provide a new pamted fimsh over all stucco surfaces or shall sand blast stucco to remove pamt and then proV1de a nevi color coal E Appltcabon over Masonry and Concrete Apply bondmg coat m accordance with manuf..cturer's recommendations Apply brown coat and allow to cure for 14 days Apply finish coat withm screeds with no dry laps, tool marks. crazing checking and other surface Irregu!anbes
F Stucco over Decorauve Foam or Wood Tnm Install foam
shapes with adhesive wood shape with nail, Apply bondmg coat over foam or wood embed m fiberglass fabnc m bondmg coat and allow to set Apply color coal and finish coat as specified elsewhere Protect shapes from damage Replace damaged matenal at no cost to the Owner
G Sea!•Coat Apply to all extenor stucco surfaces alter f1n1sh coat has set and dned thoroughly Seal-coat applied to stucco sha!I be MEnvirosea\ Double 7" by HYOROZONE Inc , telephone
1 ·800-422· 1902 Penetrating non•staInmg waster repellent to be applied on an stucco surfaces Apply per manufacturer's
spectficoibons

4. COMPLETION REQUIREMENTS
A On completion of the work. remove scaffolding equipment. and rubbtsh from the Site Stucco and other surfaces shall be left ma clean and unrform appearance
B All over spray sha!! thoroughly removed and at\ affected surfaces cleaned and left in an unmarked condlbon
DJVI S10N 09•250 • GYPSUM WALLBOARD ANO ACCESSORIES

1. GENERAL REQUIREMENTS
A ~ The scope of this section includes all tabor matenal and equipment necessary to complete all work sp~1'1ed herem and as mdicated on the plans This sec.ban of work 1ncldues all gypsum wan board matenals and mstallation as shown on the plans All gypsum wall board shall be installed per Chapter 25 of the C B C and per the m3nufacturer's 1nstruc:bons for instaUallon B Special Requirements All work performed under this sectron shall be performed by a State of California licensed drywall contractor

2. MATERIALS
A Wallboard
Gypsum wallboard shall confrom to CBC and the
recommendations of the Gypsum Assooabon
5/8 mch thick, fire rated core, type HX" gypsum wallboard Gypsum wallboard shall have tapered or beveled edges
518 mch thick, fire rated core, type HX'' water resistant gypsum wallboard Gypsum wallboard shall have tapered or beveled edges 518 inch thick, "blue board' ' designed for use fOf plaster veneer system, fire rated core , type "XM gypsum wa\\board Gypsum wallboard shall have tapered or beveled edges
518 inch thick ~Dens-Shield" backer board by Georgia Pacific , type HX''wallboard Gypsum wallboard shall have tapered or beveled edges
Location and type of wallboard used shall be noted on Interior Fmish Schedule
Tape for seams, a coated adheS1ve backed open-weave
fiberglass tape, 2·1/2 inches wide , deS1gned to remforce Joints B FASTENERS · Single Loyer Appbcabons
NailS12e shall be 6d • 13 Ga - 1•7/8" long
Screws Screws shall be self-tappmg, flat head, spiral thread.

Type S for steel frammg, for wood framing shall be 1-1/4" rnmmum, type W drywall screw (Preferred Fasteners) Ce1hngs shalt be fastened with drywall screws only
Sile and spacmg shall not be less than required by the CBC, and as modified by fire reS1sbve construction requirements C Jomt Re1nforcmg Tape Joint tape of same manufacturer as wallboard or fiberglass remforced tape
Tape for "Dens-Shield" seams shall be a coated adheS1ve back open.weave fiberglass tape, 2·112" mches wide
D Comer Bead & other drywall tnm
1 Shall be ~Sheetrock" paper faced metal drywall bead and lrlm by United States Gypsum Corporation or approved equal
2 Outside comers shall have standard comer tnm, unless noted otherwise (See mtenor Finish Schedule) Other !ocabons shall have appropnate casmg or termrnabons
3 lf indicated on drawmgs all comers shall be 3/4 inch radius "bull noseH comers

3. PERFORMANCE OF WORK
A Application
1 lnstal! standard grade (Wllle) wallboard unless otherwise mdicated on the drawings, In these specrficabons or required by code
2 Install type Water ReS1stant (Purple) board mall damp areas such as laundry rooms, basements, mech, kitchens, etc
3 Install water and mildew resistant (yellow or b1ue faces gypsum wall board) at exteriors or wet areas such ns bathrooms, shower or tub area
4 Smgle Layer Apphcabon Apply wallboard first to ceiling, then to wall wrth long dImensIon at nght angles to framing members Maximum spacmg of fasteners shall be nails - 7 mches on center screws - 9 inches on center Fasteners for second layer shall be staggered and sufficient In length to penetrate base layer(s) and 3/4 mch mto frammg Gypsum board shall be installed per
manufacturer's specrficabons for multi-layer apphcabons FInishmg
1 Jomts Fm1sh all exposed JOmts with re1nforcmg tape and JOmt cement In accordance with wntten mstrucllons of wallboard manufacturer per specific finish system coabng
2 Corner beads and tnm Install at an extenor and mtenor corners or angles and where w.illboard abuts other m.itenals and no other brm is shown
3 Provrde standard "L" comer beads, casmg beads and other 1nm for all Modern, Trad!tiona! or Craftsman style homes
4 Pr0'11de bull nose casmg bead!. !or all Mediterranean or Spanish style homes (unless noted otherw1se)
5 Finish and texture
a Gypsum board texture as noted on Interior F1n1$h Schedule b Light "fog· spray fimsh texture or as md1cated on plan Provide 3'x3' finish texture sample for Owner and Oestgner's approval pnor to texture apphcabon
c Smooth finish smooth texture on surfaces to rece1ve wall covenng
d Plaster Veneer two coat - Hlmperial Finish Plaster'' over Mlmperial Basecoal Plaster'' by United States Gypsum Corp. or approved equal Total pla!.tl!'r thickness 118" minimum with a smooth "museumH finish Install per manufacturer"i.
spec1ficabons Provide 3'x3' finish texture sample for Owner and Designer's approval pnor to plaster application
e. AL TERNA TE Two Coat• "Easicoat" veneer plaster by Expo Stucco Products Telephone 619·566·4343 Total plaster
thickness 118H mInImum with a smooth "museum" finish Install per manufacturer's spec1ficabons Provide 3'x3' finish texture sample for Owner and Designer's approval pnor to plaster apphcabon
f See lntenor Fm1sh Schedule for location of sp~1fic fin1sh 6 Caulking Compound (Acousbcal Seals) Permanently
non•hardenmg acoustlcal sealant Install at penmeters of ail sound-insulated walls. outlets and penetrabons

4. COMPLETION REQUIREMENTS
A On completion of the work, remove scaffolding, equipment, and rubbish from the SJte Walls and other surfaces shall be left In a clean and umform appearance
B All over spray shall be thOfoughly removed and all affected surfaces cleaned and left man unmarked condrtlon
DIVISION 09-300 CERAMIC TILE ANO STONE

1. GENERAL REQUIREMENTS:

A ~ The scope of this s~tion includes all labor, matenals and equipment necessary to complete all work specified herein and as indicated on the plans Work sha\! include but not hmited to the followmg areas, noors walls ceilings. sh°"ver walls. and floors. countertops roof decks and ba!comes, patios and walkways, and waterproofing
B Special Requirements
1 All work performed under this section 'Shall be performed by a State of California licensed contractor
C Quality Assurance
Ceramic Tile All workmanship and matena! shall be tn
conformance wtth applicable portions of ANSI Specif)cabons and Standards and HHandbook for Ceramic Tile Installation" by the Ceramc ble lnsnwte of Amenca current edibon
Stone All w0fkmansh1p and mattnal shall be 1n conformance v.ith applicable porticns or ANSI SpecI/Jcabons and Standards and "Handbook for Stone lnsta!latlonM by the Marble lnsbtute of America current edition
O ProIect Condrllons Protect adJacent WOfk surfaces dunng hie or stone work Closed rooms Of spaces to traffic of a!I types unbl mortar and grout has set
2 MATERIALS
A Tde and Stone
1 As indicated on plans or provide allowances as md!cated on plans
2 Provide all tnm shapes as necessary for a complete Instanabon 3 See Plans F1n1sh Schedule and lntenor elevations for areas receivmg ble Of stone
B Membranes Shp sheet. cleavage membrane, waterproof
membrane shall be as listed or approved equal
Thin set locabons Nobel Seal TS by The Nobel Company
800· 878-5788
Full mortar bed locallons Chloroloy 240 by The Nobel
Company, 800-787-5788 or approved equal
C Mortar Bed lnstallauons
Custom Burldrng Products Custom float Bedding Monar
mxed with water and Acrylic Mortar AdITMx
Mortar bed shall be 3/4" thrck minimum and 1·114'' maximum. venly mortar thickness with actual field condIbons Metal lattr - 2 5 lbs fyard self h.Jrred expanded meta\
D Cemenbtious Backer Units 1/2 mch ~ourock TIie Backer
Board" or Designer approved equal at 1nd1cated walls noors countenops
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ARC4ITECT STAMP ,

PROJECT TITLE,
KREM5

ADDITION
t REMODEL
S4EET TITLE,

PROJECT
5PECIFICA TION5

DRAWING SET,
NO. I DATE CD SET
I b / 3/2022 REVISION
SET 0 1
I REVISION I B/212022 SET 0 2
3 I 2/2/2023 REVISION
SET 0 3
I

I PROJECT NO,
DATE, 3/20/2023
SCALE,
DRAFTED B'!', LT
Sl-lEET NO,
6P,2
.s
E. Tile AdheSlves Custom Building Products Maste1-Blend mixed WT1h Custom-Flex latex
F Grout 'M,ere 1ndrcated on the drawing, and elsewhere 8"5 required for fi!lmg the JDInts between tiles All group colors shall be selected by the owner
Custom Building Products Polyblend Sanded Colors Tile Grout for Joints 118" - 1/2"
Custom &11ldmg Products POlyblend Non-Sanded Colored Tile Grout for pntsupto 1/8R
G Elastomenc Jomt Caulk wh~e indicated on the drawings, and all expansion JO!nts All tomts between 11001"5 and walls and at JOmts between ble or stone and d15$1mlar matenats
Custom Building Products Polybtend Cerarruc: Tile Caulk.

Texture and color shall match ad}&Cent grout.

H Tile sealer as recommended by Custom Building Products and approved by Owner Apply sealer per manufacturer's
1tpecificatJons
I Stone sealer as recommended by Custom Building Products and approved by Owner apply seater per manufacturer's
specificabons

3. INSTALLATION
J Pre•1nstallabon Conference Contractor shall conduct a pre-1nstallat1on meeting at the proJect Site
1 Contractor shall provide samples of all finish materials to be installed
2 Mock ups and layout of special patterns shall be presented and reviewed for acceptance by Owner and Designer before
1nstallat1on
B Surfaces to Receive Tile Examine surfaces wh1c.h are to receNe tile or stone
Do not proceed With work until defect or condrbons wh1c.h would adversely affect quahty, exect.rllon and permanence of finished work are corrected
Concrete All concre1e substrates shall be at lent 28 days old, completely cured and rree of hydrostatic condi!Jons, and/or moisture problems
Plywood sub floor shall be firm and dry
Venfy that surfaces to receive tlle or stone are stable, flat. firm, dry, clean and free of 011 . waxes and cunng compounds
Protect adJacent surfaces pnor to begmnmg tile or stone worlt C Install slip sheet, cleavage membr•ne, waterproof membram! on walls and floors where indicated on drawings
Apply with stnct accordance 10 manufacturer's instructions Water test membranes at showers and other wet areas before installing mortar bed
Expansion J01nts, contJol Joints, etc , as shown on plans, and elsewhere as requrred All J01nts between floors and walls and Jomts between ble and dlsS1milar matenals Fill with tenals as speafied
Mortar•Set lnstall tlon (Shower Floors, Bathroom floor, Tubs and other areas as indicated )
1 Install over One layer class A bu1ldmg p,per wrth one layer of waterproof membrane over lfl wet areas
2 Install self furred expanded metal lath See she el
3 lmUII 1-1/◄"' mortar bed
◄ Ttung set trle set on mon.- bed • latex modified tlln sci mortar Tile Backer board • lnstallatron (shower waits tub walls and other areas as mdicated)
1 Install over ooe layer cl.ss A building paper With one tayer of waterproof membrane over wet areas
2 Install cemenllllous ble backer board per manufacturer's spec1ficatrons
3 Thing set trle set on tile backer board wrlh a latex modified thin set mortar
Thin Set• lnstallabon (walls noors and other arets as
indicated)
1 Install over firm and clean ~bstrate
2 lnsUII Ille or stone 1n accordance manufacturer's instruction Lay bJe or stone m gnd ttem unless otherwise 1nd1cated on plans or directed by Designer
Terminate tile neaUy at obstl\lctions edges and corner, w,thout drsruptron of pattern and )Otnt alignment
W-.ere trle or stone cuts are necessary euts shall be neat and s.cnbed
Orfferent fin!Shes al floor shall meet under the door, unless otherwrse noted
3 lnst..U grout accordance wrth manuf.cturer's direction 4 CLEANING ANO PROTECTION
A Clean and Seat tile, stone, and grout 1n 110Cordance with product manufactlJrer's recommendations
B Protection Protec1 finished mstatlatlon from traffic and incidental dirt by covering with Kratt paper during construction penod C All component warranUy and maintenance 1nformat1on shall be given to owner at proJect completion
1 Install extenor ble over concrete In 1·1/4" m1nImum mortar bed Apply mortar bed bond coat lo concrete wbstrate 1n preparation for mortar bed
2 Latex Portland Cement Mor1ar lnstallatlon lnsta!lallon wrth dry set or Latex•Portland Cement Mortar
3 Floors For 1nstaHabon over plywood wbctrate apply one layer of glass mesh mor1ar unrt Set b!e 1n latex Portland cement mortar over glass mesh mortar unit
4 In dry areas apply trle over hrmty attached, taped and spackled gypsum wall board
DIVISION 09-900 PAINTING

1. GENERAL REQUIREMENTS
A ~ The scope of thts section indudes all labor matenal and equipment necessary to comptete au work speofled herein and as indicated on the plans This HCtJon tnciudes but ts not Jm'lrted to pam11ng or staining of aH wrfaces n shown and/or spec:1fred Refer to F1n1sh Schedule and Notes fOf locabon and fmIsh or surface 10 be parn1ed
B Specral ReQu1rements
3 Vents, gnlles and registers, shall be painted to match adjacent surfaces unless otherwise drrected

4. Clean surfaces or dust , dirt, grease, oll, encrustatJon and other foreign matter prior 10 the appllcatron of the pnmer coat Repair all voids, nicks, cracks, dents with surtable patclnng matenal Fimsh flush with ad1acen1 surface
5 Wiere mtenor paIntrng 1s spealied for walls of a room. patnt all madental exposed surfaces m the room. such as base tnm, gnlls and other miscellaneous items Hardw•e such as hmges. levers or Vlny\ weather•stnpprng shall not be painted, unless spe-afied Items that are not to be painted shall be masked to prevent over spray or splatter
6 Paint shall be apphed at the manufacture(s recommended rate of coverage Each eoat shall be even. smooth and uniform, rree of laps, slaps, runs and color vanatrons Sand lightly between all coats Edges of dOot'$ and windows $Cheduted to receive paint shall have complete coverage Allow each coat to dry thoroughly before applying succeeding coat.
7 Wooch'lork prep Sand rough spots, seat knots, pitch pockets and sappy spots, sp.ckJe n:aII holes. cracks and joints after pnmer coat; caulk baseboard and tnm (as occur) to gypsum board

8. She et metal Prep wash galvanized metal with neutralizer and a!lowto dry
B Paint Color Schedule Venty w,th Designer pnor to apphcabon Extenor colors selected by Desrgner or Owner
C Front Door (stained) One coat sanding sealer, two coats spar varnish (Venfy gloss ) Coahng shall include all surfaces mdudmg top and bottom edges
D Ext Doors and Wndow5 One coat wood pnmer, and two
coats aeryhc sem•glosa enamel Coating shall 1ndude all surfaces .,,eluding top and bottom edgn
E. Extenor 1nting Siding One coat wood pomer, and two coats acrylic selTll•gloss enamel, Coating shall indude aD surfaces mdudlng top and bottom edges
F Ext Sandblasted Wood Two coats semi-transparent water reducible slam with mldew 1nh1b1tor
G Galvanized Sheet Metal Metal Pretreatment for galvanized metal 7113 Vinyl Wash Pnmer one coat etching metal pnmer, two coats acrylic sotln enamel (color to match adJtcent matenal ) H. Ext Ornamental Steel Sandblasted scale and rus~ one coat inorganic zinc pnmer, one coast two.part epoxy, one coat two-part urethane
I Extenor Plaster.Painted One coat high hide pnmer, two coats 100% acryhc stucco paint
J Stained Extenor Wood One coat sanding seal er, two coats semi-transparent or full body ,tam
K Plaster and Concrete 1st Coat Sealer, 2nd Coat Pnme
undercoat, 2rd Coat Enamel Sheen as selected
L Gypsum Board One coat sealer, one coat Pnme Undercoat. and two coats sabn•acrylic-v,nyl, except at kitchens and baths apply two coats sem-glou acryhc enamel
M lntenOf Pamted Doors Wndow Woodwork. and Paint Grade
Cabinetry One coat enamel
DMSION 09.-950 FOAM APPLIED SHAPES

1. GENERAL REQUIREMENTS:

A DESCRIPTION ANO SCOPE
1 Provide all labor. matenal and equipment necessary to install Walter N. Coffman Inc. coated shapes Of Designer approved equal
Walter N. Coffman Inc
(61 9) 266·2642
5180 Naranja St.

San Diego, CA 921 14
2 Related work specified elsewhere
a F1mshes. div g
b lath and Plastenng, div 9
3 Descnpllon of systems
a Coated Expanded Polystyrene (EPS) Shapes BasKoated,
pa1nt-<eady and stone coated shapes consisting or a
polymer-modifier cementrbous coating (recommended with
reinfOtcing mesh) over a close cell. res,hent. lightweight foam pl.sbc wrth a minimum standard density of one pound cubic foot to be produced by PIIClfic Coas1 Foam
b Re1nfotang Mesh A fiberglass mHh U5ed to strengthen the base- coat To the produced by Pacibc Coast Foam
c Bau Coat and/or Adhe5Ne To be produced by Pac1fic Coast Foam and approved by PIIC!fic Coast Foam
d lnlenor, Lykewood lykeStone, Concrete or Limestone
F,n1shes to be produced by Paclflc Coast Foam or approved by Pacific Cont Foam

2. MATERIALS
1 All components of Pacific Coast Foam shapes shall be obtained by Paafic Coast Foam or its authonzed d1str1butor NO
SUBSTITUTIONS OR ADDITIONS of other ma\enal shall be
permtted without pnor wntten perm1sS1on from Pacific Coast Foam
8 MATERIAL
1 Coaled expanded P1ys1yrene (EPS) lhapes
a Shall be coated wrth polymoer.mod,ned cemenbbous acryhc based pnmer or gypsum based coatm115 depending on your
appl!cabon
b Foam shapes: 5hall be produced by Pacific Coast Foam
c Shall meet current specifications of molded expanded
polystyrene shapes
d MImmum nomn I densl1)' shall be available in 1#, 2#, 31 density
2 ReinlOf'Clng Mesh Netting
a Shall be produced by Paafic Coast Foam or a manufitCbJrer approvedby Pacrfic Coast Foam
b Shall be treated, open weave or glass fiber type
c Available 1n 10x10 fine and 6x6 regular net
3 Base Coat and/or Adhesive
1 All work performed under this section shall be performed by a a Based on hour app!lcatron cement1t1ou, or gypsum base coat State Callfomia licensed parntlng contracto, and/or adhesive, or acsyt1c pnmer to approved substrate 2 Furmsh paint materrals from the same manufacturer whenever 3. PERFORMANCE OF WORK pracllcable All m3tenals shall be compauble With one another A INSPECTION and with the surface matenals over wtuch they are to be applied 1 Examination of SubstJate comply wrth manufacturer's wntten recommendations for a The substrate surface shall be free of foreign matenals such environmental condibons under which coatings and cosbng as otls, dust. dirt, form release agents, paint. wax glaze, systems can be applied moisture, fros!. etc
3 Matenals, applIcat1on and disposal shall conform to all local and b The substrate shall be examrned for comphance with contrast state regutabons governing the use of patnt matenals at the documents buildmg site c The substrate shall be examined for soundness. such as 4 Submit a complete lrst of patnt matenats With two f21 color tJghtness of connections crumbling or looseness of surfaces samples (8x10) mches on card board of each color and gloss voids and proJectJons It 15 the General Contractor's 5 lntenor finishes must conform to the req1.11raments of Chapter 8 respons,blhty to make sure the substrate IS flal straight and 2001 , CBC All decora1ive matenals are reqwed to be mamtamed re~ to receive Pactfie Coast Foam details 1n a flame-retardant condlbon 2 The De51gn and Gener•I Contractor shall be advised of all

2. MATERIALS dlscrepancies Work sh:al not proceed until ubsfac1ory All paint matenals shall be by BenJ•min Moore, condr11ons are corrected Sherwin•Wlliams, or approved equal Colors as selected by deS1gner B INSTALLATION and sample approved by owner 1 Paahc Coast Foam shapes a,e pre-coated and/or finished under Wood stains shall be by Olympic or approved equal Colors as factory contrOlled condibons selected by deS1gner and sample approved by owner Equivalent or 2 EPS Foam lo Brown Coat comparable p,oducts of other reputable manufacturers may be used with the Desrgner's pnor approval

3. PERFORMANCE OF WORK
Preparation and Appl1ca11on
1 All extenor and mtenor surfaces v1s,ble to the occupants whether located in conditioned or uncond1troned spaces shall receive paint. stain or clear finish
2 Contractor shall re•paint or re-stain all existing surfaces to remain 1n place to match ong1nal color and texll.Jre unless otherwise noted
a Pnmer should be mxed lo a heavy-bodied pasted lIke
consrstency
b Cover both the surfaces of the shapes and the brown coat c Press shape into posI11on on the brown coat Generally, the adhesive to the substrate wrtl be sufficient to hold the shape In place On larger shapes. use fasteners to prevent the shape from sliding unbl the adheS1ve starts to set do not penetrate paper Countersrnk and fill holes with pnmer a(liesive
d Plaster-<eady Product mix additional pnmer to more flowable consis1ency (S1J11able for brush appllcatlons) and apply to shape at all joints with the brown coat and contiguous shapes Two inch fiberglass mesh to be used over Joints
e PlasteMeady Product. Pnmer must be applied to all JOmts Mesh tape all ,10ints
f Extenor Paint-ready, Lykestone or Limestone Product Apply to substrate same as above J01nts to be filled with grout or ee~nt
3 EPS Foam to EPS
a It IS recommended that ti JOmts be coated wrth AdheSl'\le Pnmer and 2 inch mesh to prevent cracking
, EPS Foam to Drywall
Clean surface
use Pl PrelTllum for adhenng matenals to a smooth and level surface Apply 114~ conbnuous ZlgZag bead of adhesive w11h1n r of each other Temporary blocking or fas1eners may be
needed unbl adheswe sets (Pl Premium Construction
Adheswe ,s available a1 Pacific Coast Foam or local building supply ouUet.)
c lntenor Paint Ready Product Use PL Premium to apply to substrate same as above or using a 3!8" notched trowel, spread Hamiltboo's Foam Coat FC·90 on back of shape detail d lntenor Paint Ready Product It is recommended that all 10Ints be kept bght coat with foam coal Drywall compound can be apphed on top and bghtly sanded smooth
5 EPS Foam to Wood or Plasbc
a Clean surface
b Use Pl Premum for applymg matenals to smooth and level surfaces Apply 1/4~ con11nuous zigzag bead of adheSNe
wrth1n 2 inches of each other for plasnc or wood Temporary blocking or fasteners may be needed until adhesives sets (Pl Premium Construction Adhesive rs avall.ible at Walter N.

Coffman lne. or local building supply outlet)
6 EPS Foam
a For larger shapes and deu11ts mechanical fasteners may be needed Fasteners to be approved by Paofic Coast Foam
7 Cutting
b Wait a mrmmum of 24 hours before further work on the
surface of bonded components In order to avoid any
movemen1, which would weaken the bond between the
components

C FINISHING COAT
1 Extenor Pamt F1n1sh
11 Per paint manuf,cturer's speclficatJons
b Conventronal water.based paint may be apphed after 48 hours of cunng
2 Extenor Stucco F1n1sh
a After cunng for at least 48 hours, stucco frrnsh may be applied directly over the coated EPS shape Just before applymg color coat. add four (4) ounces of bonder to each 50 lb bag of stucco when mx1ng or bn.nh bonder directly on foam shape b For other extenor flmshH (EIFS) • to be approved by Paafic Coast Fo:am
3 Aay11e Finrsh
a Per ■aylic manufacturer's specdicnon
b Mm1mum 48 hours - wrface must be completely dry
0 CLEAN UP
1 Matenal left over by subcontractor at the JOb site shall be removed
2 The subcontractor shall clean adiacent materials and surfaces and the work area of foreign matenal resulbng from the work DIVISION 11· EQUIPMENT
DIVISION 11 50 RESIDENTIAL APPLIANCES

1. GENERAL REQUIREMENTS
A ~ ihe Scope ofthissecbon includes all labor, matenal
and eqwpment necessary to complete all work specified herein and as ind1c:ated on the plans
B Special Requirements
1 All work performed under this section shall be performed by a State of C:ahforma hcensed contJactor
2 The Contr,c;tor shall p<ovIde all rough•ms:. connecoons, fittings and 1nadental matenats and aU tabor for complete msta!lallon in fully operable ct1ndibon
2 MATERIALS
A See Plans and/or A.ppl1ance Schedule for all rtems to be .,,..,. .. B Provide anowance for rtems need but not specified C Appltancec and/er equipment as specified or selected by the Owao,
O lnstaU 11 owner provided equtpment or apphances
E All work and matenals shalt be m accordance with au
governing and apphcable codec, rules and regulations, the Cahfom1a Mechamc•I Code and the Ca~forn1a Electncal Code, latest adopted editlons
3 PERFORMANCE OF WORK
A Install all apph nces or equipment per manufacturer's 1nstrucllons:
4 COMPLETION REQUIREMENTS
A All equipment shall be clean, connected and tested for proper operation
B Contractor shall be held responsible for lhe failure of equipment to operate property, unless such failure was caused by the Manufacll.Jrer
C All equipment operating 1nstn.Jcbons and component warranty rnfo«nation shall be given to owner at projecl completion [){VISION 12 • FURNISHINGS
1, GENERAL REQUIREMENTS.

A ~ All furrushings are by the owner and delivery and setup are not part of this contract
B Other The contractor Shall move or store an fumrshmgs or other matenata from proJect area 1f required by Owner
C Wndow Shades
1 Install a!I owner provide wmdow shades
2 Provide backmg and power as: needed for complete mstall.illon 3 Shades as 1nd1cated on the Energy Compliance sheet m the drawmgs, installed m accordance wrlh Owner's directions DIVISION 22 • MECHANICAUPLUMBING

1. GENERAL REQU IREMENTS
A ~ The scope of lh1c section includes all labor, matenal and equipment necessary to complete au work specified herem and as indicated on the plane Furnish and install a complete plumbing system In full compliance with all applicable sections of the latest adopted codes and governing regulations
B Special Reqwements
1 All work performed under this section shall be performed by a State or Callfomra licensed plumbtng contractor
2 1f necessary for the scope of work lhe Conuactor shall saw eut slab{s) as necessary to install new knes Con~OI shall pour concrete slab patches at all cuts
3 Desrgn and install the plumbing system per the latest approved edition of the CPC CBC and other applicable ordinances and regulanons
4 Plumbing drawmgs and calculatrons: 1f required for obtammg permits and for construcoon . Shall be provided by the 0-.vner 2 MATERIALS
A ~ All matenals sha!! be new and shall be m full
conformance with all govemmg and applicable codes. rules and regulations
1 Copper water pIpIng under concrete slabs shall be type "K" hard or soft drawn copper with no pints placed In sand bed and protected w,th a protective wrap when penetJatmg concrete copper pIpIng elsewhere shall be type "L~
2 All above grade waste hne deck drams and roof drams within the bu1ld1ng shall be cast iron All others shall be ABS OWt/ Schedule 40
3 No C P V C pIpIng shall be installed for potable waler wpply
3 PERFORMANCE OF WORK
A. Alt work and matenals shall be installed m accordance with all governing and applicable codes, rules and regulabons. 1nciud1ng the Callforrua 8ulldmg Code and the Califom1a Mechanical Code and lhe California Elec\nc:al Code. latest adopted eaten
B All work shall conform to the lollowrng gwdelines unless superseded by local building codes or noted on plans otherw1Se C Roogh Plumbing
1 Project to have all new plumbing pipmg, fixtures and fittings throughout, unless noted othetw1se.
2 Existing plumbrng piping, fixtures, and filllngs to be abandoned and/or removed. unless noted otherwise.
3 Provide new plumbmg supply, so11, waste, and vent and sewer lme(s) as necessary for the work shown, unless noted otherwise 4 All new pIprng shall be pressure tested to the approval of the building rnspector and/or the mImmum standards as follows sanitary p1pIng min water pressure 5 psi for 15 minutes water piping min water prnsure 50 psi for t5 minutes
gas pIptng mrn gas pressure 10 psi for 15 minutes
5 Waste pIpmg shall be sloped a minimum of 1/4 mch per foot. only pIpmg greater than 4 mches In diameter may be sloped a ITUn of 1/& mch per foot as approved by the building department 6 All water Imes shall be copper, soldered wrth lead-free solder W\ere posSlble water Imes shall not be run beneath stabs Insulate all ho! water piping per trtle 2.4 requirements 7 All W1Ste tines above concrete slab or raised floor on multi.story buIldmgs shaU be cast 1ron withtn habitable areas Vents and other waste hnes shall be ABS plastic,
8 All vertical sewer knes shaU be insulated and shaped to bow 9 All equipment giV1ng off waste or condensabon shall be requtred to drain to the eJCtenor or be prOVlded with a drain
10 Cold and hot water pIpmg lo fixtures shall be thoroughly flushed and nnsed pr1or 10 ptacmg system in service
11 Connectors between copper and brass p1pmg wtth other ferrous matenals Shall be made wtth approved dIelectnc
coupl1n115
12 Hot and cold-water pipmg shall be a mmImum of 12 inches apart where piping Is parallel
13 Plumbing contractor shall review all kitchen, bath and oth er equipment, and make service connection to each as required 141 Gas vents, vent stacks and p1pIng In walls, paSS1ng through three noors or less shall be effectively draft-stopped a each floor or ceiling
15 VI/hen feasible, waste, vent or rain water leads shall not run m shear walls W\en waste, vent and ram water leads must run m shear waWs, penelrabons though shear p~els, plates and sll.Jdc shall be held to a mmmum
16 Bonng and notchrlg of shear panels, plates and studs shaD be neatly dnDed or cul Bonn gs or no\Ches shall be of the rr1ntmum saze to accommodate the parbetnar p1p Refer to OMSlon 6 Section 1
D Hose Bibbs Alt hose bibs shall be mounted 18 inches above the finish surface, unless noted otherwrse Install a minimum of 2 wall mounted hose blbbs. w,th back11ow Pfeventlon deV1ses. per bvmg unit as shown on drawrngs or as directed by the Owner All hose b1bbs shall be protected by an amt-Siphon device Permanent vacuum breakers shall be included with all new hose b1bbs E Meters and Service Connectrons
1 Provide new gas meter and lect ic I-Sef'lice (gas water and sewer) tor new construction Verfry ex1sbng meter and servi,ee capacity fCM renO\latlon of exi&tlng buildings at remodel/addition proJects and upgrade and relocate as required
2 Wiere local water pressure Is In exoeM of 80 ps i provide an approved pressure regulawd as required by CPC Section
1007(b)
Plumbing F1x11Jres and Fltbngs
1 See plumbmg schedule for lbtures and filllngs PrOVKle allowance for fixtures and Mtilgs not selected
2 All water d0$ets shall be ultra bw flush toilets wtth 1 28 gal,l'llush max
J Water dosets and smks shaD have pcemlum stainln.s steel flexible supply hoses with chrome connectors and frtbngs 4 All faucets shalt have a flow rate of 1 8 gallons per minute 5 Showerheads shaft be 1 & gmp {gallons per minute) max ProVlde all accessones and connections required for proper operation of fixrures, appliances and equipment
6 In showers and ti.lb-shower combmanons control valves musl be pressure balanced or thermostatrc mixing valves per CPC 7 Ceramic Irle tub and shower units shall be bu1h over a waterproof membfane as specified
8 Unit showers Shalt have a fiberglass or pre-cast receptor wrth a IT'llnImum six foot high integral wainscot. With direct connect to lralT'llng as shown oo the intenor elevatlons
9 Install tempered glass for shower enclosures
10 Pressed steel or cast iron tublshwoer units with baked enamel finish shall have wainscot as shown on the Intenor elevabons or as requested by the Owner
G Water Heater and F1lllngs
1 Waler heaters Shall be braced to reS1st seismic forces per UPC section 1310
2 All water heaters shall be installed with dearances per CMC See tnwings for locatJonts)
3 Combustion mr shall be prov,ded as required by CPC
H Site or Deck Or811lS and Fmin
1 Roof drwM shall be bondenzed copper comb1natron roof
dram/overflow with ABS plastic dome grate as manuf~ctJred by Thundeibird Products, Inc El Cajon CA 800-65S-2473 See plans for 51ze and type Do not anach drain 10 rain waier leads unul dram has been PfOperty installed
2 Deck drains shall be bondenzed copper wrth cast bronze or stainless steel grate as manufactured by Thunderbird Products, Inc El Cajon CA 800-658-2473 See plans for 51ze and type 3 Provide recessed washing machine supply and discharge box as manufactured by Tech Specialties, Inc Model No Womb•l
Miscellaneous Equipment and Fittings
1 Provide 1cemaker eonnecbon box by Tech Specialtles. Inc. Medel no BB·1
._ COMPLETION REQUIREMENTS
1 All fixtures shall be clean. connected and tested for proper operation
2 All component warranty and mamtenance mformallon shall be given to owner at project completlon
DIVISION 26 . ELECTIRCAL

1. GENERAL REQUIREMENTS
A ~ The scope of th,s section mcludes au labor m~terral and equipment necnsar, to complete all ork specified herein and as indicated on Ole plans Also included are matenals not specrf1ca!ly menboned here1n or shown, but which are necessary to make a complete property funCbontng electrical system Electncal work includes but ts not hmned to
1 A complete service and d1stnbullon system mcludmg the main panels, conduit conductor breakers sub panels etc as
required
2 Complete branch circuit wring system for lighting, motors ven~ receptacles, Junction boxes as shown or speafied
3 Furnish and mstallatlon of l1ghllng fixtures, wall switches receptacles, vents etc as shown on the plans. complete wilh all tubes and bulbs
4 Minor cuttrng and notching as required for proper 1nstallallon of electncal r.ystem and functioning fixtures
5 T elev1S1on cable and telephone hne proV1srons (venfy locat1on with the owner If not shown) Coordinate telephone sys1em wrth local telephone company
6 Exhaust fans and vents
7 Doorbell and intercom system
8 Trenchrng necessary for underground telephone and electncal service
9 See Appliance Schedule for appliances and their respective electncal needs Also refer in Mechanical Plan or Equipment schedule
1 0 Refer to Electncal Plan and Electrlcal Notes
B Speo:al RegU1rements
1 All work performed under thts secbon shall be performed by a State of Cahfom,a hcensed electncal contractor
2 All electncal systems shall be mstaHed m accordance with approved plans and gcwemmg codes SpeClficabons pursuant to this section shall be tested and approved to be In proper working condrbon to the satlsfacbon of the Bu1ld1ng Official before issuance of the certificate of occupancy
3 Install etectnc:al. telephone and cable televts1on systems to the latest edition of the CEC, CBC, utility company requ1tements and all local ordinances
4 Electrical drawrngs and calculatrons, if required, shall be provided by the property Owner
5 The Contractor shall coordinate au work with the public ullhlles and the property Owner
2 MATERIALS
All work and matenals shall be 1n accordance w,lh al
gcweming and ,pphcabte codes, rules and regulatJons, the Cahfom1 ■ Building Code and the Calrfom1a Mechanical Code and the Califom1a Electncill Code, latest adopted edition
See Electncal Plans for Electncal Equipment and Lighting FllrtUrn All matenals: shall be new and UL lrsted Provide a cosl allowance fot 1tems not selected All wmng shall be copper Wre gauge shall be sulfiaent for anticipated electnca! loads
3 PERFORMANCE OF \YORK
A Contractor shall coordinate wrth all other trades (Seeurrty System, Intercom/Phone System, etc ) to asS1st with e1ectncal requirements as needed The contractor shall use the following gurdehnes, unless otherwise noted on electncal plans
Switches and Receptacles
1 The locatrons of switches, outlets and hght fixtures shown on electncal plans are approximate Do not run wire unlll after all boxes m place and the owner or owner's agent has been called to make visual review of all locabons Rocker swrtches, dimmers, recept.clec, wall plates and other related receptacles such as telephone Jacks, GFIC receptacles and cable outlets sh:all be Leviton Oecor■M Color of all items shall be "11,,,'llteM unless otherwise noted
2 All electnc wall switches unless noted on the plan are to be located 48 inc.hes above the flmsh floor All outlet receptacles shall be 12 inches abcwe flmVI ftoor, unless noted otherwtSe Venty locations for honzonafty mounted outlets {marked
· Honzontar on plans) Multiple swrtches Vl:all be ganged 10gether, unless noted othe<W1se
3 Cooven1ence Mets u, bathtooms, krtchffls outdoors
basements and garages shall be ground fault 1nterrup1 e1rcu1t (GFIC) typeS All Electncal outlets at the extenor and mtenor shall be prO\llded wrth ground fault m1errupter sw,tch (GFIC) 4 Electncal outlet plate gaskets shall be installed on all receptacles swi1ches or other electncal boxes In exterior walls and any Uc on penmeter of conditioned space
5 Venfy wtth owner any eleetncat stub ouUets for future electncal 6 Juncllon boxes for celling fans shall be securety fastened to rram1ng per fan manufacturer's Inswet1oos Also see Site Plan, Sectrons, and lntenor Eleva11ons for adckllonal electncal requirements or fixtures locallons
L1ghbng Fixtures
1 Mountrng heights for light fixtures shown on plans •re from finish floor or ftatwork to the centerlrne of Jtmcnon box, unless noted otherwise Also refer to e)(terior and rntenor elevatlons for addrllon I Informa1IOl't regarding fixture--mouJnbng herghts 2 Owner supplied fixtures shall be rnstalled by contractor 3 The Owner Shall select Ill bghl fixll.Jres unless shown on the plans
4 Ugh! ttxtures used for general lighllng in kitchen and bathrooms shall provide 4g() lumens per watl at task level (General hgttnng shall be those llghts Swttched on when entenng a room If the subJe(:t space has a smgfe hght source, that souru will be considered general ~ghbng ) lighting for spectflc visual tasks or ctecorat1ve effect ate exempt from these requirements
5 Unless otherwrse shown on the clraw111gs provide one bare-bulb hght fixture at or above the alllc mounted air handling unrt. sw,tchable from an approved. convement location Install one convenience outlet wrthIn 24 of umt
6 Dropped or luminous ceding shall be sized and detailed as shown on the dr8Wlngs 1f any
C Applfances and Equipment
1 Venly eleclnca1 requirements for new appliances and mechanical equipment pnor to runmng wire (See Appliance Schedule and floor plans for equipment )
0 ~
1 'Mnng 1n plenums 5hall be In conduit or conform to CEC arttcle5 300-21 and 300-22
2 Verify all electncal requirements for new work and provide service as necessary All new electrical wrnng and installation shalt com~ wtth the latest adopted edtbon of lhe C E.C . state and local requirements
3 Any fuced appliances 5Uch as dlspoul, dishwasher dothec washer dryer bullt n he.aters or any other fixed appl1anee With 114 Hp motor or larger. shail be on a sep.-ate #1 2 AWG wne branch Circuit. Each cfwelhng urut shall have rnstalled !herein an mdMdual disposal arcull wpphed with irnnImum #12 AVvG wire and a 15 AMP 1ndlcatmg.type SMtch. (CEC 210-23 & 220)
EJectne:al SeMCe ¥'Id Sut>-Panels
1 All electncal panels shall have permanent legible labels mdtcatlng arcu1t use amperage etc
2 All c1rcuIt breaker &witched to receptacle must use only type AFCI ClfCUlt breakers
3 Venfy all electncal requirements for new work and provide service as necessary All new electncal wnng and 1nstallatron shall comply with the latest adopted ed1bon of the C E C state and local requirements
T elept,one Sound systems or Security Systems
1 Venfy with owner and coordrnate msta!!atlon requirements of sound system and speaker w,re for sound system (System and wmng not m contract
2 Provide: four telephone Imes to reSldence (Venfy wrth owner) Prew1re lot cable TV and telephone per plans, verify Size and shielding requ1rements for TV cable
3 Venfy locatrons of telephone. cable and computer outlets with owner pn<>r to 1nstallilbon
4 General contraclof to venfy With the owner and coordinate any electncal requirements for the 1nstalla11on of seamty system andlot intercom system (System and wanng not In contract) G Smoke detectors and Fire alarms
1 Smoke detectors shall be provided at all sleeping rooms and In hallways •diacent which conform to 2001 CBC Section 310 9 2 Install smoke detectors as requ1red by CBC Chapter 3 and CBC SEcllon 310 9 and m accordance w11h the approved
m;,nufacturers rnstructlons
3 Smoke detectors shall be permanenUy wired to the building etectJ1cal system and shall be equipped wrth better back up per CBC Sect.Jon 310 9 The detector shall emtt a S1gnal when the baneries are low Wnng shaH be permanent and without a
disconnecting switch other than those required for over current protection
4 DetectOf shall be installed m each sleepmg room and at a point centrally located m the comdor or area giving access to each separate sleeping a1ea
5 VVhen the dwelling umt ha'3 more lhan one story and In dwellings with basements, a detector shall be rnslalled on each story and m the basement In dwelling unrts where a story or basement 1s spilt into two or more levels, the smoke detector shaU be installed on each level
6 Wien sleeping rooms are on an upper level, the detector shall ba placed a the cei~ng of the upper level in dOH proximity to the st 11way ln dwelling unn:s here the ceding herght of a room open to the hallway seMng the bedrooms exceeds: that or the hallway by 24 mches or more, smo~ detectors shall be installed m lhe h:allway and the adiacent room Detectors shall sound as alarm audible in all sleeping areas of the dwelling unrt 1n which they are located
H Site LJghtlng
1 A5 shown and specified rn the documents prepared by the OeS1gner. Crvd Engineer or Landscape Archrtect or as required by the owner
2 Provide electncal connection to extener JUncbon bo)(es, trmers or controls as required for funcilonmg system

4. COMPLETION REQUIREMENTS
1 All fixtures shaft be clean, lamps installed and tested to respond to appropnate switch
2 Other electrical devises shall be tested for proper operatron 3 All component warranty and maintenance information shall be given to owner at prOJect completion
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ARCI-HTECTURE FIRM,
sic. 7 dsslgn sludla&, Inc.
a, 3':04 Groton &l.
5ulte 102
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&an D iego, CA ~110
<e5aJ 34:&-1S91
u~k 1detl9ne.tudloa,co11
LL :; IU'J.W,Sk 1det l91'16tlk:llot,com
0 COPYRl6 14T
..:1 11 desig n and drawings lndlc.!ited
hens•ln •e 11119.sl prope rt!;I or sk.1
design studl06. Inc. Reprod.Jctlon.
publlc.atlon, or rs~•tt ~ a~ 111sthod,
In whols or part. without e1 x1::;:,nus
writte n consent or sk.1 dttslgn studios.

Inc. Is prohibited. No Char\9111• eh,11
bs 1nads to the drawing•. tex t.
spttclrlc:atlon5, or pages without
wrlltsn conu1nt or sk 7 dttstgn tludlot ,
Inc. Ylsual, ph!;ltl c:.al, or elec:.tronlc:.
contact or use or thsse drawl1"19s and
spec:.irrc:.atlOnt, shall C:.Ontlltuttt the
accsptancs or all thas• restrlctlont.

ARCl41TECT STAMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL
51-!EET TITLE,

PROJECT
5PECIFICA TION5

DRAWING SET,
NO. DATE CD SET
I 6 /3/2022 REVISION
SET 0 1
2 8/2/2022 REVISION
SET 0 2
3 2/2/2023 REVISION
SET •3

PROJECT NO,
DATE, 3/20/2023
SCALE,

DRAFTED B Y , LT
51-!EET NO,
5F,3
-,o
f ,.,~
50 mo
SPHERE SURVEYING AND MAPPING, INC.
330 LU/SENO AVENUE
OCEANSIDE, CA. 92057
(760)803-9107
SITE ADDRESS:
1466 SANTA LUISA DRIVE
SOLANA BEACH, CA. 92075

SANTA LUISA DRIVE
BENCHMARK:

SOLB-3 PT. NO. 2003

CITY OF SOLANA BEACH SURVEY
CONTROL ROS 18971
ELEV=253.354 NAVDBB
Q) . PCC CURB
@ .LIP Of GUffiR
Q} CABLE RISER
@ SDGE HANO HOLE
@ 8" BLOCK WALL
@. IRRIGA TlON HAND HOLE
(J) . 6" WAlER LIO
@ . ELECTRIC METER
@ .GAS METER
@ .RED BRICK WALL
(jJ) .. BUILDING COLUMN
@ . Y-'RD DR.A.It~ OUTlET
@ . RED BRICK YARD EDGING
~ •• 6" YARD ORA1N
@ S YARD DRAIN
(@I .. FIRST FLOOR EVE
(J} .. SECOND FLOOR EVE
@ FIRST FLOOR PATIO ROOM
fi) SECOND FLOOR EXTERIOR WALL
@ CONCRETE
@ RED BRICK P"VER'S
@ .. CHAIN LINK fENCE
@ .WOOD GATE
~ CURB DRAIN OUTlET
@ CONCRETE V-DITCH
@ WATER VALVE
@ S['M::R MAN HOLE
@ . PROPERTY LINE
BEAR!tlGS A.NO DISTANCES SHOYIN HEREON
PER MAP 7670 All PROPERTY CORNERS
WERE f"OUNO PER MAP 7570
SURVEYOR'S STATEMENT·
('0
N
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ca
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(j)
I-
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0::::

THIS PLAT CORRECTLY REPRESENTS A SURVEY MADE BY ME IN

CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYOR'S ACT AT THE REQUEST OF JESSICA KREMS ON 5/14/2021. --;?~~ .z==>~
WILLIAM D. TUCK
5120/21
DATE
-10
fM
50 100
SPHERE SURVEYING AND MAPPING, INC.
330 LUISENO AVENUE
OCEANSIDE, CA. 92057
(760)803-9107

APPROXIMATE LIMITS
OF' t.4ANUf,'.CTURED SLOPE. AREA BEYOND

THIS LINE APPEARS
TO BE NATIVE.
\
CONCRE:TE V-DITCH

CONCRETE V-DITCH
\
\
SITE ADDRESS:
1466 SANTA LUISA DRIVE
SOLANA BEACH, CA. 92075
\ /
/ ~· / ... ,,_,.
v
\
\ -- .

SANTA LUISA DRIVE
BENCHMARK:

SOLB-3 PT. NO. 2003

CITY OF SOLANA BEACH SURVEY
CONTROL ROS 18971
ELEV=253.354 NAVD88
LMRc
~
· LOW-ME01UM RESIDENTIAL
FlRE ZONE· ENTIRE PROPERTY IS WITHIN THE FIRE ZONE
HILLSIDE OVERLAY. THE PORTION Of THE PROPERTY BEYOND THE MANUFACTURED SLOPE HA.S SLOPES THAT MAY BE CONSIDERED
INLAND BLUFF. THIS PORTION IS ALSO V.tTHlN THE HILLSIDE OVERLAY.

DARK SKY OVERLAY ENTIRE PROPERTY IS WITI-IIN THE D"RK SKY OVERLAY [SHA· THE PORTION Of THE PROPERTY BEYOND THE MANUFACTURED SLOPE MAY BE CONSIDERED EN,.,.,RONM[NTALLY SENSITIV( HABITAT (ESH.A.) PER THE ESHA MAP, THE NORTHWEST CORNER OF THIS

PROPERTY IS WITHIN THE ESHA THERE IS NO DATA AVAILABLE AT

THE CITY OTHER THAN A PDF MAP THAT SHOWS THIS SO IT IS NOT PLomo ON Tl-11S EXHIBIT

BEARINGS ANO DISTANCES SHOWN HEREON
PER MAP 7670. All PROPERTY CORNERS
WERE FOUND PER MAP 7670
SURVEYOR'S STATEMENT:
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THIS PLAT CORRECTLY REPRESENTS A SURVEY MADE BY ME IN

CONFORMANCE WITH THE REQUIREMENTS OF THE PROFESSIONAL LAND SURVEYOR'S ACT AT THE REQUEST OF JESSICA KREMS ON 5/ 14/2021. ---?v-~"-<-- ~ ~ 5/20/21
WILLIAM D. TUCK DATE
BASIS OF BEARINGS:

BEARINGS AND DISTANCES SHOWN HEREON PER MAP 7670. AU. PROPERTY CORNERS WERE FOUND PER MAP 7670 AND PER FlELD SURVEY COMPLETED BY WIWAM D. TUCK (PLS 9282) AND PLOTTED ON 5-20-21.

BENCHMARK:

SOLB-JPT. NO. 2003

CITY OF SOLANA BEACH SURVEY
CONTT?O/.. ROS 18971
ElEV-253.351 NAI/D88
APN
263-572- 01 - 0. 762 AC (JJ, 189 SO.FT.)

EARIHWORK

NOT APPUCABLE

VOLUME OF GRADING NOT APPUCABLE

SLOPE ANALYSIS LEGEND
0-25:C 15,JlJ sf
25-40:C 1,607 sf
40:C + 15,269 sf
I I
JJ, 189 sf / 43,560
-
= 0. 762 AC
ZONING DATA:

LMRc: LOW- MEDIUM RESIDENTIAL.

FlRE ZONE: ENTIRE PROPERTY IS WITHIN THE FIRE ZONE.

HILLSIDE OVERLAY: THE PORTION OF lHE PROPERTY BEYOND lHE MANUFACTURED SLOPE HAS SLOPES lHAT MAY BE
CON SIDERED INLAND BLUFF. lHIS PORTION IS ALSO WITHIN
THE HILLSIDE OVERLAY.

DARK SKY OVERLAY: ENTIRE PROPERTY IS WllHIN THE DARK SKY OVERLAY.

ESHA: THE PORTION OF THE PROPERTY BEYOND THE

MANUFACTURED SLOPE MAY BE CONSIDERED
ENVIRONMENTAUY SENSITIVE HABITAT (ESHA). PER THE
ESHA MAP, lHE NORTHWEST CORNER OF THIS PROPERTY IS
WITHIN THE ESHA. THERE IS NO DATA AVAILABLE AT THE
CITY OlHER THAN A PDF MAP lHAT SHOWS lHIS SO IT IS
NOT PLOTTED ON THIS EXHIBIT.

APPROXIMATE LIMITS OF
MANUFACTURED SLOPE. AREA BEYOND
THIS LINE APPEARS TO BE NATIVE.

CONCRETE V-DITCH
APN 263-572-02
APN 262-071-0

PROPERTY LINE

SANTA LUISA DRIVE
SLOPE ANALYSIS EXliJBIT
1466 SANTA LUISA DRIVE, SOLANA BEACH,S:A 92075
APN 262-130-1 1
APN 263-582-35
APN 263- 582- 34
20 10 0
i----- 20
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fCJ)
0::::

LL
SCALE: 1 • = 20'
40 bliA,lnc.
60 I
land plannhg, cM en~g, surveying
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931 - 8700
' ' \
15" 7.5' 0 ,.....__ __ 15'
SCALE: 1• = 15'

VICINITY MAP
5-A~-A
HELENA
LINE:.A DE:..

CE 0
30' 60'
I
APN 262-071-0
8 C=0.33
20 ~ 0.13

SANTA LUISA DRIVE
APN 262-130-11
APN 263-582-35
APN 263- 582- 34
b~A,lnc.

PROJECT CHARACTERISTICS
PARCEL AREA 0.762 ACRES
APN 263-572-01

SOIL TYPE B
DEPTH TO GROUNDWATER >20 FEET
(")
N
HYDROLOGIC UNIT CONTRIBUTION l:i' ATERSHED)
WATERSHED HYDRO LOGIC HYOROLOGIC OOWN~ M WATERBODIES AREA SUB-AREA

ESCONDIDO

CARLSBAD CREEK
(904.60)
LEGEND
NODE

RUNOFF (CFS)

BASIN AREA (ACRES)

RUNOFF COEFFICIENT

POINT OF CONCENTRATION (POC)
FlO\\I.INE

PROPERTY LINE

DRAINAGE BASIN BOUNDARY

DRAINAGE SUB-BASIN BOUNDARY

DRAINAGE DIRECTION

EXISTING CURB & GUTTER

EXISTING CONTOUR MAJOIR

EXISTING CONTOUR MINOR

EXISTING BRICK PAVERS

EXISTING CONCRETIE

SANELIJO
(904.61)

EXISTING CONCRETIE TO BE DEMOLISHED
(f)
~ lFICOCEAN
VJ
0:::
@ Q.65
s
C=0.33
C-1

SUMMARY OF EXISTING CONDITION PEAK FLOWS

DISCHARGE

LOCATION
POC·l
DRAINAGE AREA 100-YEAR PEAK FLOW

AC CFS MIN

0.30 0.65 5.94
DEVELOPED CONDIDON HYDROLOGY EXHIBIT:

KREMS RESIDENCE land planning. cM! engineering, surveying 5115 AVENIDA ENCINAS
SUITIE "L"
CARLSBAD, CA. 92008-4387 (760) 931-8700 CITY OF SOUNA BEACH, C4 SHEETl OFl
15' 7.5' 0 15'
~ - SCALE: 1" = 15'

VICINITY MAP

5.t,.'{TA
y \CTORIJ. s.ANTA
5A1'-tA,
HEL A
LU&.t. DI<
LNEL DE_
CEJL.O
30'
..
60'
I
c;
.
-r.-
-- ,,
~
/
/
/
/
ft
,.v"~c:<1 ~,~ ,,_c'I'
/
/:

APN 262-071-0
) r.
f,J' .N/ 2'63-572- .01
MAP NO. 76;?0

LOT JO I
/
• ,/:~r v'~~
~>c,<;~~-
/o. 110 ...
091 -
IE-210.0
POC-1
tE-210.5

SANTA LUISA DRIVE
40 0.39
TG~.4
/£=212.4
APN 263-5B2-3~

PROPERTY LINE
JO
O.JJ
TG~~-8
IE-213.4
APN 262- 130-1 1
APN 263-5B2- 35
b~A,lnc.

PROJECT CHARACTERISTICS
PARCEL AREA 0.762 ACRES
APN 263-572-01

SOIL TYPE B
DEPTH TO GROUNDWATER >20 FEET
C")
N
HYDROLOGIC UNIT CON1RIBUTION ~ ATERSHED)
WATERSHED HYDRO LOGIC HYDROLOGIC DOWN~ AM WATERBOOIES AREA

ESCONDIDO

CARLSBAD CREEK
(904,60)
LEGEND
NOOE

RUNOFF (CFS)

BASIN AREA (ACRES)
RUNOFF COEFFlCIENT

POINT OF CONCENTRATION (POC)
FLOYI\JNE

STORM ORIAN
PROf>ERTY LINE

DRAINAGE BASJN BOUNDARY

DRAINAGE SUB-BASIN BOONDARY

DRAINAGE DIRECTION

EXISTING CURB & GUTTER

EXISTING CONTOUR MAJOR

EXISTING CONTOUR MINOR

EXISTING BRICK PAVERS

CONCRETE STEPS

DECOMPOSED GRANITE

PEBBUE JOINT CONCRETE

CONCRETE

SUB-AREA
SANElUO (/)
(904.61) ~ IFICOCEAN
UJ
0:::

Q.91
s
C=0.70
C-1
- SD - - SD -

SUMMARY OF DEVELOPED CONDITION PEAK FLOWS

DISCHARGE

LOCATION
POC-1
DRAINAGE AREA 100--YEAR PEAK FLOW

AC CFS MIN
0 30 0.91 S.58
DEVELOPED CONDmON HYDROLOGY EXHIBIT:

KREMS RESIDENCE land plannng. clvl engneemg. sulV8yv1g
5115 AVENIDA EN CINAS
SUITE "L"
CARLSBAD, CA. 9200B-43B7
(760) 931 - 6700
CITY OF SOLANA BEAGJ, 01
SHEET 1 OF 1
,,
'"-
'" --"-
'"-
'" --"-
'"--
" '," --"-
'"-
EXISTING SLOPE TO ~
REMAIN UNDISTURBED ~
'"-,
'," --"-
'"--
"-'"-'",
/ '---~' '"- _/,,
'"--✓-
8 8
s
8 8
8 ®
8 CONSTRUCTION LEGEND

SITE FEATURES

PROPERTY LINE - VERIFY BY SURVEYOR IN THE FIELD

BUILDING FOOTPRINT PER ARCHITECTURE PLANS

HARDSCAPE & PAVING

INTEGRAL COLOR CONCRETE DRIVEWAY DAVIS COLOR
'SANDSTONE' SEE DETAIL F/L-8. SCORE PER PLAN.

INTEGRAL COLOR CONCRETE SEE DETAIL F/L-8
ENTRY STEPS WITH RECESSED LIGHTING STRIP SEE DETAIL E/L-8 DECOMPOSED GRANITE IN 'DESERT GOLD'. AVAILABLE FROM
KRC ROCK - WWW.KRCROCK.COM SEE DETAIL B/L-8
THERMORY - BENCHMARK SERIES ASH. AVAILABLE FROM
THERMORYUSA.COM
STEEL LANDSCAPE EDGE SEE DETAIL C/L-8

PEBBLE JOINT IN BLEND OF SAN JOAQUIN TAN CONTACT

MODERN BUILDERS SUPPLY

SANTA BARBARA BEIGE SANDSTONE BOULDERS - VARYING
SIZES 24" - 60" DIAMETER. CONTACT MODERN BUILDERS
SUPPLY. SEE DETAIL A/L-8

SEAT BOULDER WITH THERMALED TOP IN COLOR SANTA BARBARA SANDSTONE CONTACT MODERN BUILDERS SUPPLY SEE DETAIL A/L-8

MASONRY/ FENCING
8 BOULDER, DG EDGING AS NEEDED, HEIGHT SEE DETAIL A/L-8 § 6' HEIGHT MASONRY WALL. SEE DETAIL H/L-8
8 6' HEIGHT WOOD GATE. SEE DETAIL G/L-8.
8 6' HEIGHT WOOD FENCE. SEE DETAIL G/L-8

AMENITIES
8 CURVED STEEL BOXES. SEE DETAIL I/L-8

EXISTING DRIVEWAY

APRON , CURB AND

GUTTER TO REMAIN
FURNITURE: CONTACT COLA FOR FURNITURE OPTIONS.

PLANTERS: CONTACT COLA FOR POTTERY OPTIONS.

NOTES:

CONTRACTOR TO LOCATE AND CONFIRM ALL UTILITIES PRIOR

TO CONSTRUCTION
- NOTIFY LANDSCAPE ARCHITECT OF ANY

DESIGN CONFLICTS

REFER TO CIVIL PLAN FOR GRADING AND DRAINAGE

INFORMATION
HAND DIGGING IS REQUIRED AROUND ALL TREES TO REMAIN.
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L-1
SHEET 1 OF 8
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A

E FLOATING STAIRS
,.

WALL ELEVATION

H WALL AND PILASTER
0 ~uJ:fo~ oYrs~~G lN SIZE FROM
CONSTRUCTION PLANS FOR LAYOUT.

BOULDERSAAE TO BE PlJCED IN FIELD BY I.AHOSCAPE ARCHITECT. 0 ~~YH~i~l~°c~~ Of 113 THE
0 CLOTH 'MED BARRIER
0NATIVEGRADE
0 ADJACENT STONE PAVING PER PLAN
0 ADJACENT PLANTIHG PER Pl.AH
0 PAVING AS PER COOSTROCTO PLAN
0 ½' FELT EXPANSIOI JOINT
0 tlREBAR CONT.ATNOSEOFEACHSTEP
013 REBAR 2.C" 0.C. BOlH WAYS: t-0..0 IN CEHTEROFPOLRANDAMIN. OF3" a.EAR FRC1I! EOOES
0 COtcRE1E STEPS
0 [~&:t~lE~ EXPOSED FACE OF
0~~~:~~~UBGAADETYP ~
0 l.c 00\'EL 15" LONG, SLIP ..ONT OOE SIDE
0~ri~f&S~~~~=
NOTES
SEE COOSTRLCTIOO Pl.AN FOR CCX.OR
AND FlNSH OF CONCRETE

PILASTER SECTION
r
0 /
"' J

B DECORATIVE GRAVEL
DFJAI\ l FGFND 0 ~Cl..KJINT j• RADUS TOOi.ED EDGE
1' DEEP, 5'0.C.lt/1.ES t«:>TEO.
0 t~~iog_f:itt~us A8lJTTlf(, SlRUCMES,
0 ~~t4~~J~~WcT~ 0 ~~TEO SUS-GRADE PER SOLS
0 ANISH GRADE 2" @SI-R.JB AREAS
G)woTHPER~S
0 ~~4~t~~EE~R IN SLAB.

RECCJ.WEOOATIONS ~'R' VALi.£ TESTING.

NOTE
1 CONTRACTOR SHALL INSTALL EXPANSKlN JaNTS \'.tERE PAVING MEETS AROITECTURAL ElfMENTS OR 01HERHAAOSCAP£ FEATURES / SECTION 0
F CONCRETE PAVING VENEER t SIDES OF
=~~;.=.--------------,/;;=:;.

PILASTER PLAN VIEW 'i
iil

WALL PLAN VIEW
STRUCTlRAL NOTE
ALL FOOTING DESIGNS A.\U STRUCTlRAL. REBAR ~~ITTS TO BE Dl:SIGNED N-0 CAL OJI.A TED BY srnu:::ruw. ENGINEER 0 2"0EP1H DEcau.TTVE GRAVEL PER PLAN
0 AWACENT PAVING- PER Pl.AN
0 ~i ~~~-~NSTALl & CCMPACT
RECCM,!ElfJATIOOS
0 STEEL HEA[U SEE SEPARATE DETAIL
0 AOJot.CENT LA\\N PER Pl.ANS
0 CCMPACTED SUBGRADE
0 ~l1t;s~~~l~Tl-l~=PER
STRLCTURAL. GROJT AU ceus SOOD
0;i~~~~\~ .. ~~OGECAAME.L MOI..MAINI 30Yt J.INNESOTA FIELDSTONE · \'.ISccmlN BLEPf), OR :r.=o EC!UAL CONTACT (8CIO) 0 FINISHED GRADE
0C<l\'CRETEFOOTING
0 ~~fTED SUBGRAOE PER SOILS
0 VERT REBAR ft EACH CORNER
0~~~~~BBSIZE&
0 :~~,:-u REBAR PER STRUCTlRAL.
@• TIES (I EACH CORNER
G FREESTNOl"'3 YW.L

STEEL HEADER
0 GRAVEL CR 00 SURFACE
NOTE: FCR FABRICATION CONTACT TERRY DIXON OF MAKEFAB 619.3392540 l
;! d
.'.- - - ~ .. ----;---

G WOOD FENCE AND GATE
I
w

STEEL PLANTER
0 ~J~~\E~l:tiJ~~~~L~.

EASE TOP ECGES
0 ~~:~~IW:f ~ PER SOILS
0 ~1riEi~.~i~;:~~~R ~ ~ 0 f O.C. F~ Rll<S GREATER
0 FINSH 51.WACE PER Pl.AH
0 ADJACENT PLAHT1M3 AREA PER Pt.ANS
0 COOCR:f;TE FOOTIOO
DETAIi l EGFND
0 3.s• PEA GRAVEL PER LEGOO
NOTE: CCM'RACTOO SHALL INSTALL EXPANS!a' .OITTS \.ffRE PAVING MEETS ARCHITEClllRAJ.. ELEMENTS 00
OTI-ER HAFOSCAl'E FEATI.IRES

SECTION

D SLIDING CONCRETE PAVER
8' 0C MAX
?r 3
-'le
..
0 I
0 0
C::'.1
0 lx◄ RE[M(XJ) BOARD
G) 1X2 REOY..oco 8GIJ[)
0 jcj> ~J1~~TED POST, BEVEL
01a·wxJO"OPOOTFOOTING
0 90%CCMPACTEDGAAVEl FOO DIWNAGE
0 ~~TEDSUBGAADEPERSCJLS
0ANISHGRAflE PERPl..AN
0 2x.C WJC:OEN RAIL FAAME
0 HEAVY OOTY SELF ClOSING HMGES
@~=~=~
@:~~s~wlREATEDPOSTATH1t+GE
NOTES
FOR CE SIGN IITTHIT CN.. Y
All Y.0::0 TO BE 1-tGH OUAUTY RED\\O:)() • FREE OF KNOTS ALl \'.oooY,Gij(TOBE STAINEONIDOR
SEAlEDTOCClJi'A..MENT ARCHITECTURE C0..005, VERIFY STAIN\\ITH O'.NER z
0 I- C/)

0....J
:::>- w Cl'.'.~ ....J I- w t- C/) 0 t- z t- 0 w () w
:r:
en
w z
<(
u ..J
CL
z z QJ
0 >
w ·c::: l= 0
0 u ro..c:
- ::::, en o
Cl) a: ·- ('(l ::, Q)
t- __J(D
w Cf) ro co t- 0::: z - C:
z 0 cm
u roe w Cl) w cncn - ~ CL CD ....J <( CD (.)
w u - Cf) ""'" ~
0::: 0 t- z (.) ~ <(
w ..J
-,
0 a:

CL
revisions
druw.gprep11edby- Wl-'MS'SSICMISIEK
sheet pm:date • 6-29-2022
car10ndouglls pb nuntie1- 21-050
des,onstandatt· SEPT2021
L-2
SHEET 2 OF 8
,_
-,_ -,
--,_
-,_
-,_
-,
--,_
-,
--,_
-,
--,
--,
--,
--,
--, __
EXISTING SLOPE ~

IRRIGATION TO

REMAIN IN PLACE
\Z
EB
ill I
~ 1· 0,
u

1./1
I
111
11 ~
~ =
fil
IIHI
ll[Illl
-
:=
I
I

IRRIGATION SCHEDULE

SYMBOL MANUFACTURER/MODELJDESCRIPTION
Hunter MP1000 PROS-04-PRS40-CV
@<D@ Turf Rotator, 4" {10.16 cm) pop•up with check valve, pressure regulated to 40 psi (2.76 bar), MP Rotator nozzle on PRS40 body. M=Maroon adj arc 90 to 210, L=Light Blue 21 Oto 270 arc, 0 = Olive 360 arc.
©©® Hunter MP2000 PROS-04-PRS40-CV
Turf Rotator, 4" (10
.16 cm) pop-up with factory installed check
valve, pressure regulated to 40 psi (2. 76 bar), MP Rotator nozzle on PRS40 body. K=Black adj arc 90-210, G=Green adj arc
210-270, R=Red 360 arc.

Hunter MP800SR PROS-04-PRS40-CV
• • Turf Rotator, 4.0" pop-up with check valve, pressure regulated to ADJ 360 40 psi (2.76 bar), MP Rotator nozzle on PRS40 body.

AOJ=Orange and Gray ( arc 90-210), 360=Lime Green and Gray (arc 360)

SYMBOL MANUFACTURER/MOOELJOESCRIPTION
Hunter ICZ-101-40
~ Drip Control Zone Kit.
1" ICV Globe Valve with 1" HY100 filter
system. Pressure Regulation: 40psi. Flow Range: 2 GPM to 20 GPM. 150 mesh stainless steel screen.
@ Pipe Transition Point below grade Pipe transition point from PVC lateral to drip tubing below grade installation.

Area to Receive Dripline
Hunter HOL-06-12-CV
HOL-06-1 2-CV: Hunter Oripline
w/ 0.6 GPH emitters at 12" O.C.

Check valve, dark brown tubing wtth gray striping. Dripline laterals spaced at 12" apart, with emitters offset for triangular pattern. Install with Hunter PLO barbed or PLO-LOG frttngs.

Hunter HOL-06-12-CV
HDL-06-12-CV: Hunter Oripline w/ 0.6 GPH emitters at 12" O.C.

Check valve, dark brown tubing with gray striping. Install with Hunter PLO barbed or PLO-LOG fittings.

SYMBOL MANUFACTURER/MOOELJOESCRIPTION
~ Hunter PGV-10
1G
1 • Plastic Electric Remote Co
ntrol Valve, for Residential/Light
Commercial Use. Female NPT lnleVOutlet. Globe
Configuration, With Flow Control.
} Buckner-Superior AV 3/4", 1 ", 1-1 /4", 1-1 /2",
and 2". Red Brass Angle Shut Off Valves
with Cross Handle.
[El Water Meter
1H
Irrigation Lateral Line: PVC Class 200 SOR 21
------ Irrigation Mainline: PVC Schedule 40
--------
-------- Pipe Sleeve: PVC Class 200 SOR 21
Valve Callout G---- Valve Number
[ili---- Valve Flow ~ ------- Valve Size

APPLICANTS STATEMENT OF COMPLIANCE

I AM FAMILIAR WITH THE REQUIREMENTS FOR

LANDSCAPE AND IRRIGATION PLANS CONTAINED IN

THE CITY'S WATER EFFICIENT LANDSCAPE
REGULATIONS. I HAVE PREPARED THIS PLAN IN

COMPLIANCE WITH THOSE REGULATIONS AND THE
LANDSCAPE DESIGN MANUAL. I CERTIFY THAT THE

PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE
EFFICIENT USE OF WATER.
~ATURE
6-29-22

MICHAEL BRENNAN

I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATION

GUIDELINES ANO APPLIED

THEM ACCORDINGLY FOR THE

EFFICIENT USE OF WATER IN THE IRRIGATI

ON DESIGN PLAN
PSI
40 40
40 z
0 f- z w <( <(
...J (9 __J
I-
- CL 0::: I- 0::: Iw
w
:c:

C/)
w z
<t:
u ...J
a..
z z QJ
0 >
w ~ i5 0 u ro.c - ::::, en u
en a::: --rn
I- ::J Q)
w _JCIJ .. Cf) ro rn I- 0::: z ..... C:
z 0 c:: rn u mo w en w (,/)Cf) - ~ a.. co ...J <t: co (.) w U"St"
- Cf) ..-
0::: 0 I- z (.) ~ <t: w ...J
-,
0 a:::
a..
revisions dra'Mng prepared byWJ
IMBISSICRJNSfEK
sheet plot date · 6-29-2022
carson doug!.as job nuni>er · 21-050
design st.lrtdate• SEPT2021
L-3
SHEET 3 OF 8
FINISH 6R,Or,,DE IN nJRF .A.REAS nPLASTIC. REC.T.i"J-kSVL~R VALVE eox 1-'flTH BOLT DOl"IN GOVER. USE STAINLESS BOLT, 1'1/T, AND l"i.4.SHER. BOX TO SE Pl,¼ED AT RIGHT ANGLE TO HAADSCAFE EDGE. HEAT
l BRAND •RC,v• AND CONTROL STATION • ONTO LID.

FINISH GRADE
INSHRlJB AREAS
Hlffi;!Jlas----24" HIRE LOOP
LATERAL----"cr°=r-if'l,.,r[''.'.7/rf~ "1.J _ .... -_-_---~-~.::~~ nREAVED EU. OR TEE '-,Fl+.---- CONTROL V AL VE, S::-E LE6ENO FOR 5PEC.S
.+li..--- sc.H 00 PYC. NIPPLES t'T'l"P). LEN6TH AS REaJ!RED i..::a.lrr=='-'c· . (4) BRIC.IC 5UPPORTS

IRRIISATION HAINLINE OR
MANIFOLD Sl/5-KAIN
3/4' ROG-K 6RAVEL 2 aJBIC. FEET
LANOSGAFE FA5RIG
NOTE,
ALL THREADED GONNECTION5 TO HAVE TEFLoN TAPE OR PASTE.

IF MAINLINE OR MANIFOLD ~MAIN 15 AT VALVE DEPTH, 'TEE INTO VALVE l'ilTH SC.H.W NIPPLE, LEN&TH AS REQUIRED. 0 ~==~~~E CONTROL VAL VE
NOTE· NOTE•
Fl- ---------lRRl5AT10N MAINLINE INSTALLED II:>" I I OFF HARDSGAPE ED6!:
r----~~---------- HARDSGAPE ED6E
1e,• TYP
- ------ QUICK COUPLER VALVE ON 51'ilN6
JOINT IN ROlJHD V ALVE BOX
,.+;--------SC.H. eo P VC. TEE, 5)(5><5
MAIN.... INE X MANIFOLD SIZE
M - +------- 5GH. eo PVC I.NION
Ulfl/'F'ii--------aAL.L T'r'FE ISOLATION VALVE, IF SPECIFIED I ll':"=+------- BALL TYPE ISOLATION VALVE, If SPEC.IF IED ,.,._.,..._ ______ SCH. 00 PVC. UNION
f---------IRRl6ATION SUS-HAINLINE, SIZE PER

LARGEST V ALVE
LI:-==,------ MINll'-tJH 12" SEPARATION BETVEEN
ALL V.AJ....VE BOXES
~---- REMOTE CONTROL V ALVE
~---- 5GH. 00 PVC UNION
r,aia--s/ r- LATERAL L INE TO SPRINKLieRS
NOTE, ALL 11--IREADED C.ONNEC, TION5 TO
HAVE lEFLOH TAPE OR PASTE
NOTE, IF MANIFOLD SLe-HA!N 15 AT VALVE DEPTH, TEE INTO VALVE l"IITH SGH.eo HIPPLE, LEN611--1 AS REQUIRED.

ALL THREADED GONNEGTION::>
TO HAVE TEFLON TAPE OR ~ GONTROL ZONE KIT (SEE
/ LE6END)
ALL THREADEP C.ONHEC. TIO

TO HAVE TEFLON TAFE OR
MS F
'n FLUSH VALVE(S), PER LEGEND,
PLJ.n--l6 TO EXH,ilr,,LIST HEADER PASTE
0 ~
0 0
I'-...
:;

L--,----
~
DRIP TI.161N6 START

GONNEGTION
PVC 51JPPL Y HEADER
DRIP TI.161N6, PER LE<SENO, NOT
TO EXCEED 200 LINEAR FEET
BETl'iEEH 1-£.A..DERS

AREA PERIMETER
FLVSH V ALVE(S), PER LEiSENO,
PLUMB TO ExHAU$T I-EADER
PASTE.

I
V 6-
-------------- ~)

EXHAUST HEADER
DRIP Tt/BIH6 START

GONNECTION
5UPPL Y HEADER

CONTROL ZONE KIT (SEE
LE6ENDJ

AREA PERIMETER
DRIP TUSIN6 LATERAL NOT TO
EXGEEV 200 LINEAR FEET
BETl'EEN HEADERS
PERIMETER LA TERA!-5 2 ~
TO 4 ' FROM EDiSE
E DRIP ZONE LAYOUT - MULTIPLE BEDS ®~= ~.~r~ONE LAYOUT - CENTER FEED SC.ALE, H.T.S.

D IMENSION
11:r TO 2-1/2 " IN SIZE
3 " IN SIZE
-t" ANDLA.~R
~------ DETECTABLE l'iAR.NtNiS TAPE
12 - ABOVE: MAINLINE (MINIMJH)
- FINISH iSRADE
- -!,Jdb!...,-,.!J,l;--- GLEAN C.O.'-'ff'ACTl"'-D 6AGKFIU. ·1---i=+;f.F=H.,_- LATERAL LINES. SEE SPECS.

A
1e ·
24"
30'
UND15n.RBEO SOIL
~-J*F-;f+f.---- PRESSURE MA1Nt.11'£, SEE
B
12 '
;x
X
G
..
b"
b'
SFEC,lflC.ATIONS
TAPE CONTROL l'ilRE5 TO
HAIM....11'£ 10 FEET ON CENTER
BACKFILL 5HOU...D BE PLACED
IN 6 ' LAYERS. AND TAMPED
G) :~EN;s ST ALLA Tl ON, POT ABLE J

D IMENSION- PEDESTRIA N A
2 " TO 12 - SIZE 12 '
D lt-'fE[',,'5,ION- VEHIC.LE G
2 " TO 12 - SIZE IB'
~-------DETEGT.A.SLE HARNIN6 TAPE
12 • ABOVE MAINLINE 5-LEEVE
(MINll'-f.t,1).

PAVING
-l"fin'-'"fi'i'--- SAND BAGKFILL
C.OHF'AC.TED TO Tl-£ DENSIT'f'

OF EXISTIN& SOIL
_ _;..i4-1--14-1-~- LATERAL lll'\'E 5-LEEVE(5),
SEE LE&END /"OR SF'EGS
Jt----1--HH---H,---- MAINLINE SLEEVE. SEE
LEGEND FOR 5FEC.5
. l----e'!-Hl='!-Hc-- CONTROL ~ IRE SLEEVE,
SEE LE6END FOR 5FEC.5
B G
24' IB'
A B
3 0 • 24'
1-'-'-++t'-- LINDISTI.R5ED SOIL
D
6 '
D
6 '
PVC. SLEEVES TO SE
m lC.E THE D IAMETER OF
THE PIPE OR VilRE aJNDLE
CARRIED H1THIN (MINll"'IA-1).

EXTEND ALL SLEEVES
12 " MINIHLM FAST
HACWSC.APE ED6ES
6ACKFlLL SHOU...D EE PLACEO
IN 6 " LAYERS AND TA~ED.

SLEEV E INSTALLATIO , POTABLE
¼ALE: N.T.5.
0 TOP OF 1-1.t..C.H
NOTE,
ALL TI-fREADED GON HEC.TIONS

TO HAVE TEFLON TAPE OR
PASTE. [y GONTROL ZONE KIT (SEE
LE6END)
0 ~~~~~~~NG PVC. SUFPL Y HEADER '\
I~ PER lE6END
0 TIE DOl'f.l STAKE
0 FINISH GRADE
1=1 11 _______ _ -111- - - - - - - - - I- . ·---=111=1"-::111 _111=111 111 111= 11 U I

MOUNT ENCLOSURE AS PER
MANLf'AGTUR.ER'S REc.oHt-ENDATlON
C.ONTROLLER, SEE LE&END
FOR SP'EC.IF IC.ATION.
120 VOLT POl'\ER 5UPPL T
IN J-BOX.. BY OTHERS
RIISID ELEGTRIC.AL GON:Dt.llT
TO RAIN SENSOR (If SPEGIFIED)
IN Rl6 1D C.ONDVIT
LOl'i VOLT A6E l'ilRE lH RliStD PVC.

CONDUIT PVC. ELEG TRIG AL 5r-EEP
TO EXTERIOR BUILDIN6
l"IA.LL THRCU6H J- OOX
BUILDIN6 FLOOR BY OTHERS
NOTE,
INSTALL ENC.L051.1Rf: AS INDIC.ATED F'ER PLAN • HAM.A=AC.TI.JRER"5 RECOMMENDATION.

ROi.lTE HIRES AND SLEEVE THROVG>H HALL TO REC.TAN61.A...AR PULL BOX AND TRAN51i10N TO D IRECT et.RY l'i lR.E .
@) ~~~;r:10UNT CONTROLLER
,____
1,,,,-
0 DRIP 11.161N6 START
C.ONNEGTION
DRIP TIJBINIS, PER LEISE.NP, NOT TO EXC.EED
200 L INEAR FEET 6ETY£EN ~..ADER5
AREA FERIMETI:R
PERIMETER LATERA.1..5 2 "
TO 4 • FROH EDISE
PVG EXHA!JST HEADER
FLIJSH V.ALYE, FER LEG-END,
PLLt16 TO EXHAU5T I-EADER
® ~=~,~r~ONE LAYOUT - END FEED
NOTE:

EAST FIT GOHPRESS!ON FLUSH GAP:

RAIN BIRD HDGFGAP
OR
EASY FIT ~LE COMPRESSION
FLLISiH GAP:

RAIN BIRD MDGFPGAP EASY F IT 3/4 " MALE C.OHPRESSION ADAPTER, RAIN BIRD t-1DGFiSMPT
3/4 " GRAVEL SUMP (I CUBIC.

FOOT)
EASY FIT COHP'RESSION COI.PLIN6:

RAIN BIRD MDGFC.OUP
6RIGK 5UPf'ORT5 (THREE)
ALL TI-Rf:ADED CONl'l:CTION5 TO HAVE Ti:FLON TAPE OR PASTf z
0 I- z w <t: <t: ___J (9 _J
t- Cl.

IY t- IY tw
w
:r:
(./)
w z
::i 0 CL
z z Q)
0 > w i== c5 0 u ro_.c - :::> ,nU
(f) 0:: ...... ro :::, (1)
t- ..... JCO
w Cf) ro ro t- 0:::: z - C:
z 0 C ctl
u roo w (f) LJ..J Cf)(./)
- ~ CL CD ___J <( CD (.) w U-.:t
- Cf) ~
0:::: 0 t- z (.) ~ <(
w ___J
-,
0 0::
[L
revisions
dmw,g Pftp.ued by - WUMBISS,'CR/NS/EK
Wetpiotdate • 6-29-2022
a150!1dougla5 )0bnutrber- 21-050
cleSJgn Uart date - SEPT 2021
L-4
SHEET 4 OF 8

GENERAL IRRIGAT

ION NOTES HYDROZONE MAP

ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR

RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND

MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. IN CASE OF CONFLICT BE"TWEEN THE SPECIFICATIONS, DRA\MNGS, AND/DR CODE, THE MORE STR
INGENT REQUIREMENT SHALL PREVAIL.

THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES. STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE f ~-~-•+•1 LOW WATER USE ZONE - DRIPLINE - 3071 SF
L-..1;-.J---il
2 MODERATE WATER USE ZONE - TREE BUBBLER - 96 SF
APPROXIMATE ONLY. ANY DISCREPANCIES BE'TWEEN THESE PLANS AND ACTUAL

FIELD CONDITIONS SHALL BE REPORTED TD THE OWNER
'S REPRESENTATIVE.

THE CONTRACTOR SHALL OBTAIN niE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK.
3 ~ MODERATE WATER USE ZONE
- LAWN ROTATOR - 1594 SF

THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TD PERFORM niE WORK INDICATED HEREIN BEFORE BEGINNING WORK.

THE MAINLINE AND SLEEVING IS DIAGRAMMATIC. ALL PIPING IS FOR DESIGN

CLARIFICATION ONLY AND SHALL BE INSTALLED IMTHIN LIMIT OF WORK BOUNDARIES AND IN SHRUB PLANTING AREAS WHERE POSSIBLE. AVOID ANY CONFUCTS BE"TWEEN niE SPRINKLER SYSTEM, PLANTING AND ARCH
ITECTURAL FEATURES.

IRRIGATION EQUIPMENT AS SHOWN IS DIAGRAMMATIC. INSTALL ALL THE

IRRIGATION REMDTIE CONTROL VALVES, QUICK COUPLERS, MASTER VALVES, FLOW

SENSORS, BACKFLDWS, AIRNACUUM DEVICES, BALL VALVES, AND ANCILLARY

EQUIPMENT, IN SHRUB PLANTING AREAS WHEN FEASIBLE DR AS APPROVED BY OWNER'S REPRESENTATIVE AND THE LANDSCAPE IRRIGATION DESIGNER.

DD NOT \MLLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT

IS OBVIOUS IN THE FIELD TIHAT UNKNOWN CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS

SHALL BE BROUGHT TD THE ATTENTION OF THE OWNER
'S REPRESENTATIVE

PRIOR TD ANY WORK DR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER.

INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS.

CONTRACTOR SHAU BE RESPONSIBLE TO COMPLY WTH COUNTY ANO STATE REQUIREMENTS FDR BOTH EQUIPMENT AND INSTALLATION. CONTRACTOR IS TO PROVIDE THREE (3) ADDITIONAL PILOT \MRES AND ONE (1)

COMMON WIRE TO THE END OF THE MAINLINE RUN IN TWO DIRECTIONS FROM niE CONTROLLER. THE ADDITIONAL IMRE SHALL BE EXTENDED 1 O', MAKING A COIL TO FIT INSIDE A RECTANGULAR PULL BOX. LABEL THE LID OF THE PULL BOX 'SW.

ALL PJPE UNDER PAVED AREAS, HAROSCAPE, OR AS DIRECTED BY OWNERS REPRESENTATIVE TO BE INSTALLED IN SLEEVING, T\MCE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED. ALL
2" AND 3" SLEEVING FDR NON-VlHICULAR PAVING SHALL BE
PVC1220 SCH. 40, TYPE 1, GRADE 2 MATERIAL CONFORMING TD ASTM STANDARD D-1785-4. ALL 4" AND LARGER SLEEVING BELOW VEHICULAR PAVlNG SHALL BE PVC1220 SCH.SO SDR21 , TYPE
1, GRADE 2 MATIERIAL CONFORMING TO ASTM STANDARD D-2241 .

SLEEVES UNDER BROW DITCHES SHALL BE ENCASED IN CONCRETIE A MINIMUM OF 6"
nilCK ON ALL SIDES OF PIPE. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF PAVING.

ALL QUICK COUPLER VALVES TO BE INSTALLED IN SHRUB DR GROUND COVER AREAS WHERE POSSIBLE. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL QUICK COUPLER VA
LVES WITHIN 18" OF HARDSCAPE.

ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THE PLANS. ALL

HEADS ARE TD BE ADJUSTED TO PREVENT DVERSPRAY ONTO BUILDINGS, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OF

DIFFUSER PIN OR ADJUSTMENT

SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT OF NOZZLES WITH

MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT OF NOZZLES IMTH ADJUSTABLE ARC UNITS. WHEN VERTICAL OBSTRUCTIONS (PROPS, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE

SPRAY PATTERN OF THE SPRINKLER HEADS PREVENTING PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUSTniE SPR

INKLER SYSTEM BY INSTALLING A QUARTER CIRCLE DR

HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TD PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER.

THE IRRIGATION CONTRACTOR SHALL ADJUST THE PRESSURE REGULATOR ON EACH ELECTRIC

CONTROL VALVE SO THAT THE SPRINKLER HEAD FARTHEST AND HIGHEST IN ELEVATION FROM ITS

RESPECTIVE CONTROL VALVE OPERATES IMTHIN THE OPERATING PRESSURE SHOWN ON THE IRRIGATION LEGEND. NOTTO EXCEED FIVE
(5) PSI ABOVE THE GIVEN OPERATING PRESSURE FROM
THE SPECIFIED PRESSURE LOCATED ON THE IRRIGATION LEGEND.

THE IRRIGATION SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE AND THE MAXIMUM FLOW DEMAND SHOWN ON THE IRRIGATION DRA\MNGS AT EACH POINT OF CONNECTION.

THE IRRIGATION CONTRACTOR SHALL VERIFY WATER PRESSURE VIA DIRECT FIELD MEASUREMENT PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN THE WATER PRESSURE INDICATED

ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT PRESSURE DIFFERENCES ARE NOT

REPORTED PRIOR TO START OF CONSTRUCTION, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL

RESPONSIBILITY FOR ANY REVISIONS, AND COSTS ASSO
CIATED WTH SAID REVISIONS.

SHOULD FIELD CONDITIONS REQUIRE
PJPE INSTALlATlON OTHER THAN THAT SHOWN ON PLANS, THE
CONTRACTOR SHALL LIMIT EXCESS FLOW AND SIZE ALL PIPE NOT TO EXCEED A VELOCITY OF 5 FEET PER SECOND (FPS) IN PVC PIPE AND CAST IRON PIPE. FLOW THROUGH ANCILLARY EQUIPMENT, STEEL AND COPPER PIPE SHALL NOT EXCEED A VELOCITY OF 7 Y, FPS. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TD THE OWNER.

CHECK VALVES SHALL BE USED TD PREVENT ALL LOW HEAD DRAINAGE.

CONTROLLERS SHALL BE WEAniER DR SOIL MO

ISTURE BASED CONTROLLERS THAT

AUTOMATICALLY ADJUST IRRIGATION IN RESPONSE TD CHANGES IN PLANTS

NEEDS AS WEATHER

CONDITIONS CHANGE
WEATHER-BASED CONTROLLERS WlniOUT INTEGRAL RAIN SENSORS OR COMMUNICATION SYSTEMS THAT ACCOUNT FOR LOCAL RAINFALL SHALL HAVE A SEPARATE WIRED OR \MRELESS RAIN SENSOR WHICH CONNECTS DR COMMUNICATES \MTH THE CONTRDLLER(S). SOIL MOISTURE -BASED

CONTROLLERS ARE NOT REQUIRED TO HAVE RAIN SENSOR INPUT

ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET
1hr p::>_·ccr, U urnar-N 1 Ofal \\'a:n" Ute ?S e31 lc11bi(cl :Hl!'~ W follow~ fun:mla ET!VU=(EToX0.62{ PF;: !A +SIA)
FT\.1.11 E.,t1ml(.i:tlk,t:tl ._..:w.•r u.'IC r-,.,. ~c:tr •wJlun:• p.:1 y.:itr) FTn F.vl'fXll ram:"nttlu-.nll,,;(·nc•h,.:.,,; P'-.,.YCJU") f-r:= l11an\ F-1.11· rmM '.l.'1 K"OT -~ (!l.l.:l. n,•iil"l ilian:,11 HA 'Hydm-:l\1nc -'.r.:.t {~uir.: k .:l) Th:fm.: hydro-zunc-~ hy ',\'1th .,. w,.,;,: . \·i:ry 1.r .... fow. nm.l.:r&e >tnJ h•~h SiA Sp.:ci.tl l.:4nu.1'.:;.ry.: Arat {11..1..::..: reel) n.hhl.:piiVlllt mi£)(!.cJ wi:.h ra:y.:1.:tl \\.al.er & ud u1c J fOf it::ti\lc [')
111~
1"l.~ C-on-.. .:r-rm1 F>1 1.1w (lo ~llt:n~ fl'S Mj..J'.t.: r.1tll, ffi lrn • tionF.ffic1cnc
CITY Of SOLANA BEACH ESTIMATED TOTAL WATER USE (ETWU) WORKSHEET L n• H'/Clro-zone h umbl!r f1 . 4 Belew - USI! H m,n1 la blH 8s ni!Ol!IIS!I · t:, oom tea I ctrozonee'
~
E\lapotran5pira:icn Ra:e (=-o, use 41
(wf!St cf 1-5) /~ {eesf orl-5) See "A" below
Co,vers1on Fa::to! • 62 2 062
(LUY: " it L!ne 2) 3 25.42 (W9I a
I-SJ /~ ( .. st o' ~
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revisions
dra\Wlg p,epued by· WJIMB/SSICR/NSIEK
ffleet plot date • 6-29+2022
canon do11g!as job nuni>er • 21-050
design start dale • SEPT202 1
L-5
SHEET 5
OF 8

APPLICANTS STATEMENT OF COMPLIANCE

I AM FAMILIAR WITH THE REQUIREMENTS FOR

LANDSCAPE AND IRRIGATION PLANS CONTAINED

IN THE CITY'S WATER EFFICIENT LANDSCAPE
REGULATIONS. I HAVE PREPARED THIS PLAN IN

COMPLIANCE WITH THOSE REGULATIONS AND
THE LANDSCAPE DESIGN MANUAL. I CERTIFY

THAT THE PLAN IMPLEMENTS THOSE

REGULATIONS TO PROVIDE EFFICIENT USE OF
WATER.
~ / ~-------=D:cA:,;.T.:E'-: 6=..-.:.29=..-.=. 22=-- _____i:!f/~ MICHAEL BRENNAN

APPLICANT SIGNATURE
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30' DEFENSIBLE

SPACE/BRUSH

MANAGEMENT ZONE
SEE NOTES SHEET L-7
NOTES:
,f""n.e soi prep shall include , at a minimum, 4 cubic yards ofcompost/1000 SF incorporate to a depth of 6 inches into the soil.
2) r of mulch shall be installed in all planting areas. 3) The agronomic soil testing results and recommendations will be prepared following grading and prior to planting.
4) At the time of completion of the installation a certification of completion, using the City's form and signed by the licensed professional who prepared the landscape plans, will be required.
5) The following items shall be completed prior to the City's inspection:

A. All landscape work has been installed and completed per the plans approved by the City of Solana Beach.

8. PJI required soil amendments shall be incorporated and verified by the icensed professional.

C. The following shall be submitted with the certification of completion form:
1) A copy of the agronomic soils test.
2) A maintenance schedule for planting and irrigation.
3) M irrigation schedule that delineates irrigation times and water usage consistent with the approved plan's estimated total water use {ETWU) and current Irrigation District Requirements.
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SPACE/BRUSH

MANAGEMENT ZONE
SEE NOTES SHEET L-7

PLANT SCHEDULE

TREES QTY BOTANICAL NAME COMMON NAME CONTAIN ER MATURE SIZE (WXH) 00 D 0 3
Citrus x limon ·Eureka·
Citrus x meyeri
Citrus x sinensis ' Dwarf Valencia·
Existing - -
Eureka Lemon
Meyer Lemon
Dwarf Valencia Orange
To remain
24" BOX ax 10
24" BOX BX 10
24" BOX ax 10
SHRUBS QTY BOTANICAL NAME COMMON NAME CONTAINER MATURE SIZE(!'!XH) © 32 Aeonium arboreum · Atropurpureum · Purple Tree Aeonium 5 GAL 2X2 e 12 Agave americana · Medio•picta Alba ' Striped Century Plant 5 gal 3X3 0 Aloe tongaensis 'Medusa' Medusa Mozambique Tree Aloe 15 gal 2xa @ 106 Carex tumulicola Foothill Sedge 1 GAL 1x1
@ 15 Chondropetalum tectorum · El Campo· El Campo Small Cape Rush 5 GAL 3X3 a 9 Cordyline australis · Burgandy Spire· Grass Palm 5 GAL 2xa e 16 Cordyline x ' Festival Grass · Oracaena 1 GAL 2X3
@) 35 Crassula arborescens Silver Dollar Plant 5GAL 1x1 ® 25 Echeveria agavoides · Up stick ' Hen and Chicks 5GAL 1x1 0 30 Laurus nobilis Sweet Bay 15GAL HEDGED HEIGHT 1>-a' MATURE HEIGHT 20'-30'
0 77 Lomandra longifolia ' Breeze· Dwarf Mat Rush 5GAL 3X3 e 9 Salvia greggii ' White · White Autumn Sage 5GAL 2x2 @ 17 Salvia leucantha · Santa Barbara· Mexican Bush Sage SGAL 2X3 @ 56 Senecio mandraliscae · Blue Chalk Sticks ' Senecio 1 GAL 1 X 1 e 55 Westringia fruticosa · Morning Light' Morning Light Coast Rosemary SGAL 3X3 QTY BOTANICAL NAME COMMON NAME CONTAINER SIZE MATURE SIZE(!'!XH) 253sf Ceanothus x ·Centennial ·
262 sf Senecio jacobsenii
1,533 sf Turi Sod
BRUSH MANAGEMENT NOTES:

1. OFFSITE BRUSH MANAGEMENT SHALL BE THE RESPONSIBILITY OF ADJACENT PROPERTY OWNERS.

2. MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE
MAINTAINED BY THE OWNER. LANSCAPE AND IRRIGATION AREAS IN THE PUBLIC RIGHT-OF-WAY SHALL BE MAINTAINED BY THE OWNER. THE

LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER,

AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEAL THEY GROW1NG CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BE

SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT.

3. PRE-CONSTRUCTION MEETING: A PRE-CONSTRUCTION MEETING SHALL BE HELD W1TH THE CITY'S LANDSCAPE INSPECTOR PRIOR TO IMPLEMENTING THE BRUSH MANAGEMENT PROGRAM.

4. All LANDSCAPING SHALL BE COMPLETED WTHIN 6 MONTHS OF

OCCUPANCY OR WITHIN ONE YEAR OF NOTICE OF COMPLETION OF RESIDENCE.

Centennial Wild Lilac 1 GAL 1 X 1
Trailing Jade 1 GAL 1 x 1
Drought Tolerant Buffalo Grass SOD 1x1

5. IF IN THE VERY HIGH FIRE SEVERITY ZONE: 35' OF ZONE 1 AND 65' OF ZONE 2 (DEFENSIBLE SPACE = 100' TOT AL: ZONE 1 SHALL NOT BE LESS THAN 35' W1THOUT ADDITIONAL MITIGATION(S)) DEFENSIBLE SPACE REDUCES THE RISK THAT FIRE W1LL SPREAD FROM THE SURROUNDINGS

TO THE STRUCTURE AND PROVIDES FIREFIGHTERS ACCESS/ABILITY TO DEFEND THE STRUCTURE. REDUCED ZONES WLL JEOPARDIZE THE
STRUCTURE AND INHIBIT FIREFIGHTERS DEFENSIBLE SPACE.
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revisions
di'iiM!QPfePiredby· WJ/MBISSICPJNS/EK
6-29-2022
CIIIOn douglH jab nurrbe,. 21-050
SEPT202l
L-6
SHEET 6 OF 8
(I)
(g)
(h)
San Diego Municipal Code
§ I 42.0412 - Brush Management
Table J42-04H
S1and1rd Width Provided 'Width
Zone One 35-fe<[
Zone Two 65-fc.cl
San Diego Fin-Res.cue ~rtment ~Im 100 ft.
(measured horizontally out from the structure)
The Zone Two width may be decreased by l 1/2 feet for each 1 foot of increase in Zone One width.

Zone One Rt..-q uircments
(I) The required Zone One \vidth shall be pro\litled between muive or naturJ.lized vegetation and any srmcturc il.Ild .shall be measured from the exterior of the s1n1cwru 10 1he '\·ege1n1ion.
(2) Zone One sh.all cont.oin no J1abi1nble slmc.:/ures, Jtructurcs that :ue directly utrnchcd to hubitabh: srruct11rcs. or other combustibk construction that provides :1 me:ins for tr.msmitting fire to 1hc habitable structures. S/mclures such asfcnccs, walls, p.'"11:ipas, play stmcturcs, and non-habitnblc gazebos that arc located within brush nun.a~ement Zone One shall be of noncombustible. one hour fire-rated or heavy timber corutmction.
(3) Plants within Zone One shall be primarily low-growing and less than 4 feet in hciglil with the exception of trees. Plants shall be low-fuel and firc-rcsisti\·c.
(4) Trees within Zone One shall be located away from s1r11cr11rc.no a mimmum distance of 10 feet ns measured from thcstrucwr~ 10 the dnp line of the tree at mamri1y in accordance with the Landscape Standnrds of the Land Dc\lclopmcnt M:munl.
(5)
Pcnnanent irrigation 1s required for all planting areas within Zone: One c-xccpt ns
follows:
(A) When planting areas contain only s~cies that do nor grow iallcr than 2.i inches in height. or
(B) When planting: ureas contain only native or nuturulin.'d ::.pl:'c..:i<:s that arc not summcr-dom1ant und have a maximum height nt plant maturity ofle,ss Uum 24 mchcs.
(6) Zone One inigation overspray and runoff shall not be allowed into adjacent areas of native or nmuraLized \·i:geunion.
(7) 7.onc One shall be maintained on u regular basis by pruning and U1innmg pl:m1s. controlling weeds, und maintaining irrigation systL-ms.

Zone Two Requirements
(1) The required Zone Two width shall be pro\lidcd between Zone One and the undisrurbt..--d. na!J\•c- or n11tural1zed Y~gctation. and shall be measured from 1hc edge of Z.One One 1hat I fanhc.st from the lmbitable m11cturr. ro the edge of undisturbed vcge1at10n.
(2) Ko .,111,cwres .shnll be c:om,truc1ed in Zone ·1 wo, (3) Within Zone T\\'O, 50 percent of the plants over 2.:1 inches in height shall be cm and cleared to a height of6 inches.
(4) WiUiin Zoni.: T\1ro, all p1anb rcma ini gaftcr 50 percent arc reduced in height. .shall be pruned 10 reduce fuel loading in accordance with the Lund!icape Stl.lnd:mb in the Land Dc,clupmcnr r-.-tinual. 1\on-n:nive plams shall be pruned before nati\'C plant<: arc pruned. (5) The following ~1:mdard::. shull bt· u:.i:d where Zone Two ism an area previously graded
as pan of legal dcn:iupm<'III acti\'ity and i!i
proposed to be planted with new plant mnterial mstead of cleariu~ existing nati\'e or naruralin~d, egetation:
(A) All new plant m::itcrml for Zone T"o shall he n::ui,e. low-fuel. nnd fire-resistive. "'o non-nati\'C pl;mt matcrm! m::iy be planted 111 Ztm~ Two culler inside the MllPA or m the C'oast;;il O\.crlay Zrn,i.:. adjacent to areas contammg. w11sitin' hiofugical 1·e~o11rces.
(B) New plants shall be low-growing with a nmximum heigh1 at maturity of 24 mchcs. Smglc specunens of fire rcsmiw native trees and tree form shrubs may exceed this l1mitarion if they are locmed to reduce the chance of transmining fire from nmn-c or natu.rolizcd vcgct:.ition 10 hahitahlc .wructure:; and if tht: vcrtica.l distance hetwecn the lnwc..i hnmche" ofth!! tr~e." and the 1op of ,1djaccnt phmts arc three times thl· hcig.:h1 of the alljaccn1 plant~ to reduce the spread of fire through ladder lucling.
(C') All new Zone Two plantin g1; shall migatcd temporarily until cstabh:.hed to
1hc sm1sfaction of1hc City Manager. Only low~
Oow, low-gall onage spray heads may be used in Zone Two.

On:·rspray and runoff from the: imga11on shnll not drift or flow into udjaccnt ;1reas of n.:i11\·c or n:i.turnlized ,·eg.etation.

Tcmpornry irrig,11io11 sy~lcnh shall be rcmovt:tl upon appro,cd cstabll'>hmcnt of the plantings. Pcm1ancnr 1rngat1on is not allo,H.-d in Zone Two.
3-1 BRUSH MANAGEMENT- DESCRIPTION
Fire safety in the landscape is achieved by reducing the readily flammable fuel adjacent to structures. This con be accomplished by prunin£ and th inning of native und naturnlized vegetation, rcvegctation with low fue l volume pl:intings or a co mbination of the two.
hnplcmcnling brush mat1agcmcn1 in an c:nvironmcntally appropriate manner requ ires a reduction in the amount and con1inuityofhighly flammable fuel while maintaini ng plant coverage for soil
protection. Such a transition will minimize the visual, biological and erosion impacts while reducing the risks of wildland fires.
3-2 BRUSH MANAGEMENT- REQUIREMENTS

3.2-1 B:isie requirements -All Zones

3.2-1.0 I For zone two. plants shaU not~ cut below six inches.

3.2-1.02 Debris and trimmings produced by thinning find pruning shall be removed from the si1c or iflcft, sh,111 be converted into mulch by a chipping ma chine
and evenly dispersed. non-inigated..10 a ma'X irnum depth of6 inches.

3.2-1.03 Trees and large tree form shrubs (e.g .. Oaks. Sumac. Toyon) wh ich arc being
rctnincd shnll be pruned to provide clcarnncc of three 1imc!'.> the height or the
under story plant mntcrial or six foct whichever is higher ( Fi~ure 3-1 ). Dead and excessively tw
iggy growth shall :i.lso be removed.

Figure l-1
Pruning Trees 10 Provide Clcureancc for Brush M:1nagemc111 40tt•40n

3.2-1.04 All planL(i or plant grouping.(i except cacti. succulents, trees and 1rce-form shrub~ ~hall be i;cp.irntt.:d by a disumce three times the height of the tallest
adjacent plants (F
igure 3-1 ).

3.2-1.05 Maximum eo\.erag:e and nre:i. limitations a~ stated hcrcin shall not apply to indigenous nati\'C tree species (i.e., Pinus. Qucrcus.

Platanus, Safo, and
Populus).

3.2-2 Zone I Requirements - All Strnctures

3.2-2.0 1 Do not use. nnd remove ifnl'ccssary, highly flammable plant malcrials (see Appendix "B").

J.2-2.02 Tree~ should not be located uuy closer to a strucrurc thun a distance equal 10 the tree's matun: )prcad.

3.2-2.03 Maintain all plantingS in u ~ucculent condition.

J.2-2.04 Non-irngated plant groupings over six inches in height may be retained provided lhcy do not exceed I 00 sq unrc fet:t in
arc:i and their combined
covc:rngc: docs not exceed 10 percent of 1hc total Zone 1 urea.

3.2-3 Zone 2 Requirement/>- All Structure:,

3.2-3.0 I Individual non-irrigated planl grouping!! over 24 inc he!<. in height m:1y be retained pro\lidcd they do not exceed 400 sq un rc feet in area and their combined coverage docs not exceed 30 percent of the total Zone 2 area.

Brush Management J\faintenance l'\otes

1. General Maintc:n:J..11ec ~ Regular inspections and land)capc maintenance :m: neccs!iary to minimize the potenti:il damage or loss of property fn:,m brush fire~ and other natur.il haLards suL·h as cro~ion and slope failures. Because each property is unique cstablic;;hmg a precise maintenance schedule is not feasible_ For effective fire and watershed management. however. property owners should expect
to provide nmintcnancc aCl'Ording lo each brush management zone: Zone ! : Year-round maimen:mcc. Zone 2: Season.ii mainlenanec. Bru!>h mana_gcmcn1 activities arc prohibited \\.ithin coastal sage scrub, maritime succuknt scrub, and coastal sagC""-chaparral habitats from March l through August 15. c~cept where documented Lo the sati!ifaction of the City Manager th:11 the
thinning would be consistent with conditions or speci.c:. covcra_gc described rn the City or San Diego's MSCP Subarcu Plan.

2. Brush Management Zone I ~ Thii,. is the mos1 critical :ireJ for fire and w.iten;hed ~fety. All ornamental planting:. shoo Id be- kept\\ i:11 \\'3tcrcd and any irrigation run-off ~ho11ld drain toward th~· s1reel. Rain guners and dr::unage pipes should be cleaned regularly and :ill lea\ t:~ rcmo\·cd l'rom the roof before the fire seuson begins. All plunting.. particul.1rly non-irrigated natives and large trees should be rcgul:1rly pruned to climmatc dead fucb. to reduce t:xcc::.sivc fuel and to provide adcquutc space between plums .-md structures.

3. Brnsh Management Zone 2 ~ Seasonal m.iintcnancc in this zone ~hould include removal of dcnd \\oody plants. cr.1dication of \\.:cdy species and periodic pruning and thinnin~ oftt.:-es and <:hrubs.

Removal ofwt:eds :-hould nol be done with h<md tools such a!=. hoes. as 1his dismrbs ,·aluablc solL The use of weed trimmers or other tools whic:h rc1ain short stubble 1hm rro1cCLc; thc !.Oil is recommended. Nali\ c shrub!:! should be prnncd in the
summer after the major plant growth occurs.

Well pruned healthy shrubs should typically require scvcral years to build up exc cs~ivc live and
dead fuel. On si(lpc!>
all drainagc di.:viccs must be kept clear. Re-insixct :i.lier each major storm sini.:e minor soil slips can block drains. \'arious groundcovcrs should be periodically sht:Jred and th.'.ltch rcmo,·cd. Disc.iscd .'.Ind dead wood should be pruned from trL·e::.. Fertilizing trees :.rnd shrubs i!i nol 1ypic.:illy recommended as this nm) s1irnulaH.· e,cc:ssive growth.

4. Lon£•1cm, Mainlcnunc::c Rcspon .... ibility- All Lamhrnring I Brush Management wi1hin 1hc 811J!>h f\fanagement Zonc(s) as !-hown on these plans shall be the responsibility of ____ lpleasc Spel·ify. e.g. Owncr. H.O.A.]. The Brnsh ~lanagcmcnt Zone areas shall be maintained free ofdcb1is and liuer and all plant makrial :-hall be maintnint:d
in a healthy growing conditiun.
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LIGHTING LEGEND
-------FX LUMINAIRE - SRP HIDDEN LED STRIP LIGHTS OR EQUAL PER CONTRACTOR FX LUMINAIRE - M-PJ-ZD-1LED-FWPATH LIGHT - WHITE OR SILVER FX LUMINAIRE - VE-1 LED- IN-GRADE UPLIGHT - NICKEL
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revisions
dral'oing prepared by - WJJMBISSICR/NSfEK
sheet plot date • 6-29-2022
carsondouglnjobnu/T'ber- 21-050
de.sign startdJte- SEPT2021
L-7
SHEET 7 OF 8
FXLuminaire
M-PJ Fdlt L1gt t 1·:iiM5!1iH1
The t,.J-PJ patn light adds style and tunct10.,~hty to
mooe'TI instJl1ations Dumble alummum construct•on
!.land> up to the element!.
• lOM"Pt·rt'i·'itont IP.JIU({'\
• Oic ca~I JJlum,num
• Two· JYCf n\l'l'l,-Wadc
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LANDSCAPE LIGHTING
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• Pn:t~a dPl-.'lv\0,11,mablt•
• 1noll:vo1t:is" 10·15\
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• 12 \'/\( 1:,p...il, o a,,,
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• 2 7J:w ,11:S ~ ~J:::r rOIC't tf'M;x•,11.1r C!'' _ ..
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NOTES:

1. SCHEMATIC PLAN ONLY

2. ALL FIXTURES SHALL PROVIDE WARM WHITE LIGHT. WIRING SHALL

BE DESIGN/BUILD PER CONTRACTOR-ACTUAL RUNS MAY VARY
BASED ON LIGHTING ZONES AND TRANSFORMER LOADING.

CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING THE

CORRECT TRANSFORMER FOR THE LIGHTING DEMAND AND HIDING

TRANSFORMERS WITHIN THE LANDSCAPE PER LANDSCAPE
ARCHITECT'S SITE DIRECTION. LOW VOLTAGE LIGHTING SYSTEM

SHALL INCLUDE TRANSFORMER(S) IN STAINLESS STEEL

ENCLOSURE(S) & WIRING RUNS IN ACCORDANCE WI MANUFACTURER RECOMMENDATIONS.

3. ALL LIGHTING SHALL BE DOWN-SHIELDED TO THE MAXIMUM

EXTENT FEASIBLE, OF LOW-INTENSITY, AND OBSCURED SO THAT NO

DIRECT VIEW OF THE LIGHTING SOURCE IS POSSIBLE FROM
ADJACENT PROPERTIES OR PUBLIC RIGHTS-OF-WAY.

4. REFER TO ARCHITECT'S PLANS FOR ARCHITECTURAL LIGHTING CALIFORNIA ENERGY CODE LIGHTING REQUIREMENTS:

A. ALL LUMINAIRES INSTALLED IN RESIDENTIAL CONSTRUCTION MUST QUALIFY AS ' HIGH EFFICACY LUMINAIRES';
B HIGH EFFICACY FIXTURES INCLUDE:
(1 )LINEAR FLUORESCENT
(2)PIN-BASED COMPACT FLUORESCENT;
(3)GU-24 BASE CFL;
(4)HID;
(S)INDUCTION LIGHTING
(6)JA8 COMPLIANT LAMP;
C. PERMANENTLY INSTALLED LUMINAIRES WITH

INTERCHANGEABLE LAMPS MUST CONTAIN LAMPS THAT

COMPLY WITH THE REQUIREMENTS OF JOINT APPENDIX B
(JAB) AND MUST BE APPROPRIATELY MARKED;
D. LIGHT SOURCES TO BE USED IN ENCLOSED OR RECESSED
LUMINAIRES MUST BE MARKED "JAB-2019";

E RECESSED DOWN LIGHT LUMINAIRES WITH SCREW BASE
SOCKETS ARE NO LONGER PERMITTED TO BE INSTALLED;
AND

F THE BUILDER MUST PROVIDE TO THE BUILDING OWNER A

LUMINAIRE SCHEDULE THAT INCLUDES A LIST OF LAMPS
INSTALLED IN THE LUMINAIRES.
2019 CALIFORNIA ENERGY EFFICIENCY STANDARDS
(RCM-BEES) §6.1.1
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revisions
dfa'IW'lg ptt partd by· WJ.'MBISSICR/NS/EK
Wfl pbt date • 6-29-2022
anondougll,)Obnurrber • 21-050
L-8
SH EET 8 OF 8
\\
t
.,,
!l.
11 ]
•
(,
APPROXIMATE eEGINNING OF
NATIVE &LOPE, VEG!:TATION
;'
eEGINNING Of' ~
MAl'IJFAC~ED SLOPE

GRADING,
&ITE GRADINC.,

FOOTING E)(CAVATION,
RE-COMPACTION EXCAVATION:

TOTAL GRADING,
NON~HO&CAPEO AREA,

NON-IRRIGATED AREA,
IRR!CaATED LAHDeCAPE:

W.t.TER F=AT\JRE&,

DECORATIVE I-IARD&CAPE,
TOTAL LOT AllE,A,
IRRIGATED LAN.DeCAPE,
WATER F"":An.JRE&,
DECORATIVE I-IAR06CAPE,
.AGGRE<sA TE LAND&CAPE AREA:

LOT COVERAGE
'! CU. TOS 13 CU. YD&
0 CU. TO&
72 CU. TD&.

FROP05ED (6FJ ._,.,,

23.637
'4,161
0 0
AREA OF WORK C6FJ
'4,161
0 0
4,16!
EXISTING C&FJ ffiOP05ED (5FJ TOTAL (5FJ
PAYED AREA, 1,""60 e66 2-'26 L.AND!CAPED AREA, 5,815 -1,()5-4 ~,161 UNIMPROVED AREA, 23,860 -~ 23,632
t,0'!!'f0'02''W 263.00' PROPERTY LINE / -·_...-;-· .

SANTA (J) LUISA DR.

SITE BMP"&,
PROTECT TRA&H 6TORAGE AREA6 ffiOM
RAINFALL, RUN--ON, RUNOR", AND WINO 016PERSAL
MA!N'TA!N NATURAL DRAINAGE PATl-l!JAT'& ANO
+-IYOROLOGIC FEATIJRE5-
CON!ERVE NATURAL AREA&. !GIil.!, AND

VEGETATION
MINIMIZE IMPERVlOIJ5 AREA
MINlMIZE 601L COMPidCTION
IMPERVIOUS AREA Dl&PERSION -ROUTE RUNot=F
FROM IMPERYIOIJ5 5URFACE& !iUCM A6
I-IARD5CAPE, DRIYEWAYS AND ROOF6 TO
PERvlout, AREAS (LAND5CAPINGJ.

REGULAR PARKING !PACES,
14ANDICAPPED PARKING &PACE.e.,
LOADING PARKING M"ACE6,
TOTAL PARKING &PACE.e. PROVIDID,
TOTAL &PACE!> REQUIRED,
YB-IICLE U5E AREA CVUAJ,
LANDeGAPED COUNTED TOWARD6 VU.A,
TOT.AL LAND6CAPE AREA,
<J)

SITE PLAN
SCALE, I" • 20'-0"
>
0 0

SHEET NOTES

SITE INFORMATION,
HOME OU.,..ER, .JE6elCA .a DAN KREM&
APN: 26~12-0l-OO
ADDRE5&, 1'66 SANT A UJl6A OR.
&OLAN.A BEACI-I, CA ~,s
5JTE AREA, 33,lSO 5.F. (0.1?io ACRE.SJ
ZONING, LOW HEDAJM RE.&

IDENTIAL
LEGAL DE!,CRl!"TION, TR 1h10 LOT 10

PROJECT INFORMATION,

YEAR BUILT,
NON.-6PRINKLERED
(EJ MAIN FLOOR AREA: (N) MAIN P-OOR ADDITION,
(E) 6:COND FLOOR AREA,
(N) &ECOND FLOOR ADDITION,
(EJ CEILING. HEIGHT OYER 15FT,

CEJ GARAGE AREA,
<NJ GA.RAG!: ADDITION:
0-U COVERED PATIO AREA,
6UBTOTAL OF R...OOR AREA,
Off-6TREET PAAic:JNG EXEMPTION
1,566 6.F.
41h S.F. 1,3'!6 6 .F, 415 5.F, 115 5 .F.
"4&65-.F.

06.F.
l'!I 6.F.
(2 5PACE5J: -400 6.F.

TOTAL PROPC6ED FLOOR AREA, '4,~
TOTAL +-IAelT.4.$...E AREA,
5ETeACK&,
FRONT, 10•-o• &IOE, 10•~•
REAR: ~•-0• MAX- &TRUCTUR.E I-IElc.lT, 25'-0"
FAR CALcUI...ATION&,
TOTAL 5-ITE AREA, 33.~ 5.F.

MA)( rFARJ CALClLA TION5,
5,000 !i.F.xl0.6J, :,poo 5.F 15,000 6.F.xl0.3J, ,500 6.F. 13 i&'3 6.F.X(0.15J: 1!1& 6.F.

M F '3,41& 6 .

PROP06EO FAR, ~ 6.F. CP.A66J
60$ OF MAX FAR .AL.LOill:D C'DRP TWRE6MO!.DJ, 5_.a7 6,F. SITE KEY, ~ (E) RE51DENCE
- - -- (NJ DRAINAGE R.OW

GENERAL SITE NOTES,

1. ALL ROAD.IJAT'& 6+-!AU. BE A MIMIMUH OF 2-' FT. IN WIOTM DURING CON&TRUCTION ANO MAINT AIN2:> FREE AHO CLEAR, INCLUDIN'-" Tl-IE
PARKING OF V E+-llCLE6. IN ~ANCE WITI-4
nE CALIFORNIA FIRE CODE AND ~ FlfcE
OB='ARTMENT,

2. 5-TREET WJl"teER6, A~OVED NUMBERS ANO/OR
ADDR~_!. 6I-IAll ee PLACED ON All.. Nm! AND
EXl6TIMG Bll!LDIMG! AND AT APPROPRIATE
ADDITIONAL LOCATIO~ A! TO ee Pl.AINL,..

Vl!IBLE AND LEGIBLE FROM TME 5-TREET OR
ROAD..tJAT' FRON.TINu THE PROPERTY FROM
EITI-IER DIRECTION Of APPR0,6.CR &AID
HJMBER& 5+-IALL MAYE CONTRA&T WrTH TI-IE'R
BACKGROUND, AND &HALL MEET TJ.IE FOLLOJltMG:

MINIMUM 6TANDA~6 A6 TO &I.IE " H~ WITH A
112" &TROKE WID™ FOR RE&ioetTIAL eLJl!..DING&.

ADDITIONAL t-1.!HBS-!! &I-IAU. BE REOOIRED
I.LIH~E DEEl'1EI> NECE&eA!!rr 15T Tl-IE Flfi!E
M~ 54..ICM A6 REAR ACCE!6 DOORS,
8UILDIMG& CORNER6, AND EMlRAt-lCE.5 TO
COMHERCIAJ... CENTER&.

3. FIRE RESlaTIV!: CON~n;alCTION REQUIREMENT~
FOR WILOLANOIUReAN INTERFACE A~,
&TRUCTURE!i 6+-IALL MEET ALL WILDLANOIUFl:BAN
INTERFACE e,TANDARD6 TO THE 6ATl&FACTION OF
TI-iE ;=fRf: DEPARTMENT. !ITRUCTUREe &+-I.ALL
COMPLY WITH CURRENT CAl..!FOR),JJA BU!L.DJNG
CODE CHP-.Pre:;t 1A.

4. SMOKE DETECTORs-/CARBOH MONOXIDE
ALARM&/FfRE &PRINKJ...ER &T'6TEM&, &NOKE
DEr"::CTOR6/CARBON. t10MOX!DE AL.ARH 6/Ft,;i,:e
6PRINK._.ER6 SMALL ee IN!f'ECTED B T' THE
60LANA e~ FIRE DEPARTMEl'\'T.
5 . CLA.66 "A• ROOF, ALL ,MR:UC1\JRE6 &MAU. 6E
PROVIDED WITH A CLA55 "A " ROOF COVERING
TO TJ.I~ 5ATl&FACTION ~ TME SOLAN.A BEA0-1
FIRE DEPARTMENT.
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design studios ·~
co
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ARC..!ITECTURE FIRM,
!kl ds$lgn studrot. Ire.
3S04 Groton St.

St.llts 102
5an Diego, c~ '32110
p , (858) :MS-1~1
u.. w,
samcsk. lds!-l9n&tudl0&.com
www.sk.1dselgnatudloe.co111
@ COPYRIG..!T
A H design dnd draiJ1l ngs locile.tt sd
Mrs-in •e ls9"I propsrt~ o f &k1
dsslg n atudloa, lnc. ReprodJcllon.
p.Jblle.tHo n, or rs-uss ~ "":j inethod.

In whole or p.ttl , wi thout s xpreH
u.rrttsn conH1nt of ak.1 d e11rgn 1tudro, .

Inc. 11 prohlbltsd. No ch.lngtu &ha ll
b9 mads lo the, d'4'Wlngs, tsxt ,
apsclrlcdtlona, or P"9"' without
written co~nt of &k.1 deulgn atudlo&,
Inc. Visual, phlJ&lcal. or elsctronlc
conuct or u&s or lh!IM dr.twlngs dl'ld
!pecrrrc,Hlon& shall coMUtute ths
dCCSpt dnce o r all l hsN reetrlctlOl'\6.

ARCHITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL
&l--lEET TITLE, S
ITE
PLAN

DRAWING SET,
NO. DATE CD SET
I 6/3 /2022 REVI
SION
SET •1
2 B/2/2022 REVI
SION
SET •2
3 2/2/2023 REVI
SION
SET •3

PROJECT NO ,
DATE,
3 /2
0 /2023
SCALE, I" a 20
'-0"

DRAFTED B Y, LT

SHEET NO,
Cl, l
-"
!:::
!NJ SECOND
FLOOR ---. ADDITION
247 5.F.
(EJ CEILING
~EIGHT
ovac 15Ft
115 S.F.
(NJ SECOND
FLOOR

ADDITION
~
I
/ :27 5.F. -f
I
~ ----SECOND ---
FLOOR ----PLAN - FAR DIAGRAM (2) ---------, 2 SCALE, I" = 1O '-0" \
\
\
\
\
\
\
\
\
\
.• ·•· •. ·•• (E) MAIN
.-' ,/ . . FLOOR
--:,. ·· 1,568 5.F.
, . ,, ..
,______ __
I I
I I
• I .9
,:,
I
_• i ..,,
~I
I
I
I I
I
I
;
I
~ SITE PLAN - FAR DIAGRAM CD - - - ------------- 1 SCALE, I" = 1O '-o " S~EET NOTES
CEILll\.Cs I-IEIGMT OF 15'' OR GREATER
(EJ GA.QA.GE
(N} COve.!ED PATI06
ec.Jll.DING FOOTPRINT,
PAVED,

IRRJGATEO,

NON-IRRIGATED,
W,4TSQ FEATUREfi,

PROPOOED
-4,2',1&.F.
2-'1" &.F.

A,161 6.F.
23-'"32 6 .F.
0 &.F.

AU.. DIMEJ'l~N~ ARE MEA$.!REO FROM Tl4E
EXTERIOR WALL 61.JRFACE&.
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5k 1 de&lgn e.tudla., Ire.
3904 6roton 5t.

Suits 102
O'.'. p ,
S.,n D iego. C.!. ~2110
(658) 345-15'31
sa111C<5lc.l dee.19n1tudl0!.COrl
LL w IWIW.!ok. ldse.lgMtudlO!.CO!l .
~ COPYR IGf-lT
.1.11 dse.lgn &nd d"awlnge. rncfl c.!lted
r.sre-ln are leg.iii propert~ or slc.1
dee.lgn studlat, Inc. Re;:,roa.icuon,
publlc.ttlo n. or re-UM by ·~ IIISthod.

In whole or p.trt. without expre.H
urltte n con&eint or tk. l dstlgn stud!~.

Inc. r, prohibited. No cNng,s, 1h.all
be: made to the d'awrngo, text,
~sclrlcat1ol"lt, or p49s, wllhoul
ll.fltl4n con1u11nt or ,kl c::1s,1gn ,tucilo,,
Inc. Vlaual, phy•lc:.sl. ex e lectronfc
cont<1et or u•s or lh1ua drawing& ancl
~acrncatrons shall co111trtuta ths
acceptance or .all theta ras.trlctloM.

ARCHITECT ST AMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL
5HEET TITLE,
FAR
PLANS
DRAWING 5EL
NO. DATE
6 /3/20'22
8 /2/2022
CD St::T

REVISIO N
SET "I

REVISIO N
SET "2
3 21212023 REVISION
ISET •3

PROJECT NO,
DATE, 3/20/2023
SCALE, I" = 1O'-0"
DRA;=TED 6 Y, LT

SHEET O,
Cl,2
t
ii.
$ T.O. 00 IQIDGE
EL• 23e.e
I(:
l
h
0-'
oc la_
24'-0"
,.,,I
~lw
~15
"'I
I
I MAX. BUILDING .tEIG.tT
7 -1- ---
I
I I
J ____________________________ L _______ J __ _
I I
I I
w~~~~~~~-=-~-- ---~-~-~-~-"",-;:---------------L _______ ,--- & ~-....
~~~~~~ I ~ "\;:;
14'-~· l l l04'-8" :zs'-0"
'
--------------------------------------;: __ :..___::.:.._~ -------------------~S~l_'._T_::E:_;~A=::::;~1;~.10~10'~~~" - CD I I
l IS'-10" l 4~'-3"
'
/NJ WEST

COVERED
PATIO
lf,'-t,"
42'-0" 10'-011
I
I
_j _
I
I
&
$ T.O. (E) RIDGE
EL.• 241.0
• I .,
_,
:1l
"I 1 -.,
$ T.O. SECOND FLOOR
'), $ 1.0.

EL•
HAIN
:215.3
~

SITE SECTION
SCALE, I" a 10'-0" 2
(")
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0 N
---
s::t"
N
--- (")
_J
~ 2
s
design studios .,_
~ ARCl-!ITECTURE FIR M,
Cl) 5k 1 ds!olgn 1tudlos, Inc.
a, 3~4 Groton St.
~ Suits 102
(/) San Dls9::>, CA ~2110
0::: p, (es,e; >45-75~7
,am~k.1dss lgMtudlO!o.COffl
LL w, www.sk1ds11g~tudl~.cot1
© COP'T'RIGl-!T
411 cli:nlgn and drawrr19, Indicated
hers-In au, lsg-.1 propert~ or ,kl
desrgn studiot, Inc. Rc,proci.ictr on,
publlcation, or ro-vtcs ~ a~ msthod,
in whole or part, wi thout sxpraH
wrlltsn car.ant or ,k.7 ds1rgn ,tudlcn,
lnc. 11 !XOhlbltsd. No changss &hal l
b4 mads to the d'a.J!l"9I, tsxl,
spsc.1r1catloM, or page:• without
written col'l6snt or 1k.l d!ulgn 1ludlo&,
Inc. yf,ual, phy&lc:al, or slsctronlc
contact or UHi or th8:ss dr11Wlngs .snd
e,psc1rrc11tlona shllll con,tltuts ths
.1ccept.11nca or all lhH8 restriction&.

ARCl-!ITECT ST AMP,

PROJECT TITLE
KREMS

ADDITION
4 REMODEL
Sl-!EET TITLE,
SITE

SECTIONS

DRAWING SET,
No. I DATE CD SET
I 6 / 3/2022 REV ISION
SET "I
2 e,1212022 REVISION
SET •2
3 2/2/2023 REVISION
SET •3

PROJECT NO,
DATE, 3/20/2023
SCALE, I" • 10'-0"

DRAFTED B'T', LT
Sl-!EET NO,
Cl,3
r---------- ~ ;COMO FLOOR - - - cult:iiE - 7
1 , r,
l L.J (i)
i, l i1 sl CD 1-,--- -' ~ '
7 ,,.,,,--~-------- :: r, ,-., ~ / , -I
., _____ ~.J ,. _________________________ L.J 1 ,.1,1', --• - M:.:,. .::::-K g-. ------"r• I c ------- - - 1
~ ---------ROOF DEMO PLAN ® - - -------j3 SCALE: 1/811 = 11 -011

ROOF DEMO MATRIX
ROOF EXl&TING REMOVED ROOF REMAINING
NO. ROOF 5.F, 5,F. ROOF 5,F,
I 131& 5 .F, 244 5 .F. 4':12 5,F,
2 110 5 .F. 110 $ .F. 0 5 .F.
3 ':12 5 .F. 9 2 5.F. 0 5 .F.
4 I 281 5.F. 209 5 .F. 12 5.F.
s i 281 5.F. 209 5.F. 12 5.F.
,& lib 5 .F. 116 5 .F. 0 5 .F.
l I 453 5 .F. 0 5 .F. 4 53 $ .F.
8 531 5.F. b l 5 .F. I 470 5 .F.

TOTAL&, 1 2,600 5 .F. 1,041 5 .F. I l,SS9 5 .F.
1&0% OF ORIG INAL ROOF 5.F. TO R EMAIN I
11 i 23'-6"
.-- ---------------,
!>EDROOM
BEDROOM ...
ea'ow """"
..

W.I.C .

I
I
L-----7
!OEDROOM .,
eATHROOM
r
I
I
I
I
r - - - - ~ ·----,, -----------rr====:1, I
I
□
'y
HA!loTER
DECK
,----------,
13 ~ SECOND FLOOR DEMO PLAN (D --------------i 2 SCALE: l/811 =- 11 -011
5ECOND FLOOR WALL MATRIX
WALL EXl&TING REMOV ED WALL REMAINING WALL
NO. WALL L.F, L.F. L.F.
13 19'-4" 0 \9'-411
14 4 31-111 0 431_, 11
IS 14 1
-211 14 1-211 0
lb 10 '-211 10 '-t ' 0
11 23°-6 11 0 231-611
18 29°-8 11 ~ •-en 0
19 13'-4" 0 131-411
TO TA L&, 1s3' .. s 11 S4'-0" 991
-9 11 I
S4% OF ORIGINA L WALL L.F. TO REMAIN I
';I
23'-4>"
r-----~ - - -- 7 +-+---- , ......... 1-----+-'k
I 1 ~ 1 I I ·
I I
I = I I I PATIO
! I
t I

I L-----
1 I
r
I
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I 1

D INING,
ROOM
L ~ ==~--! __ 7
DINING
ROOM
I
I
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e EDROOM .,

LAUNDRY
~ ---------
MAIN FLOOR DEMO P LAN CD - ----i l SCALE, 118" a l'-0" DEMO PLAN& MAY NOT R EFLECT ALL DEMO

R EQUIRED FOR P ROJECT

MAIN FLOOR WALL MATR IX
WALL EXl&TING I REMOVED WALL REMAINING WALL
NO. WALL L.F. L.F. L.F, - I 19'-2" 4 1
-S 11 14 1-9 11
2 3 1_, 11 0 3 • .. ,11
3 0 1-11 11 0 o '-11 11
4 12'- s ll 0 12'-sll
s 191-411 I 0 19 1
-411
b S9'-8" I 0 S9'-8 11
1 •f -1011 4 1-10 11 0
8 10 1-211 10 1
-211 0
9 231--611 231-6 1
' 0
10 I 8 '-411 I e '-4 " 0
II 39'-0" 39'-0" 0
12 I 14 1-011 0 14'-0"
TOTA L& , j 214 '-II" 90'-3 11 124 1
-8 11
S8% OF ORIG,INA L WALL L.F. TO R EMAIN
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3'304 Groton &t.

Suite 102
Cl'..'. ~:
u::: w
&an D lsgo. cc. ~110
(658) ?"45 -~1
sa11«sk. ldesl9!'16tudf0&.COI!
IW.IW.Jk. ldsslgiatudlo&.COl'I
<C> COPYR IGHT
Li. JI c!e9, lgn and d-<1Wlngs Indicated
hsre-ln «s 189-!l propert!:j or sic.. 1
cistlgn ttudlot, Inc. R-,procLcUon,
p..ibtlcatlon. or re-uM b!:J a~ rdthod.

In whole or- p.trt. without e xpreu
uxltts n COnMnt of sk.1 dstlgn s.tudlo&,
Inc:. la prohibited. No changs• ,hall
be Nde to the c:t-awlngs. text,
tpdclflcatloM, or i,ags, without
vrucsn com4nt or tk.1 dstlgn Jtucifoa,,
Inc. Vl&Ual, phy&lc.sl, or slectronlc
contact or use of theM dr,!IWlng• and
~d:ClrlC4llOM sh4II COnttltuts ths
accspunca or all theikt restrlctlont.

ARCHITECT &TAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL
5HEET TITLE,
DEMO
PLANS

D R AWING SET,
NO. DATE CD &ET
,_13 2022 R EVl&ION
~ I 5ET •I
3 21212023 REVl5 10N
&ET •3

PROJECT NO,
DATE, 3/20/2023
SCALE, 1/8 " • 1'-0"

DRAFTED B Y, LT
5HEET NO,
A6l,l
EXISTING EAST VIEW 8) -----------------------,4 SCALE, NTS ----- EXISTING SOUTH VIEW CD -----------------1 1 SCALE, NTS '6
____________________ E_X_IS_T_IN_G __ W_E_S_Tsc_ ~_~E_N_~--0 EXISTING NORTH VIEW @ ------------------3 SCALE, NTS
_J s
~ design studios .. ,
:::,
~(l) --------
Cl)
I-
(/)

ARCHITECTURE FIRM,
!-k. 7 d se1gn studlot, Inc.
a, 3'304 Groton 5 L
Suite 102
a::: p,
&.an D iego, CA ~:mo (858) 345·15':?Jl
sa111~k. 7ds5lgMtudl06.com
LL w, u.ww.5k.1d:!Hlgnstudlos.com
~ COPYR IGHT
All design and c:t-a.ulngs Indicated
helre-ln are le:9111 propsrt~ or &kl
dsslgn atudfa&, rnc. ReproctJctlon.
publlcatlon. or rs-use: by a~ msthod.
rn wholc, or pa-t, without s xprsH
writte n content or •kl diHlgn atudlos.

Inc. r, prohlbltsd. No chal'lg8• &hall
be macis to thB Q"awrng&, tsxt,
spscrrrcatlonr., or po1ge, without
wrlttsn comsnt or ek. 7 dsalgn &tudlos,
Inc. Vi sual, Ph:l!llcal, or slsctronlc
com.11ct or ues or u,.,es d'awlng• and
spscrrrcatlOM 1hall c:on,tltuts tM
accspt11nc:t1 or .11 ll th8M r,sstrlctlona.

ARCI-HTECT ST AMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SHEET TITLE,

EXISTING
SITE
PHOTOS

DRAWING SET,

NO, DATE CD SET
I 6 /';,/2022 REVISION
SET •1
2 fN2/2022 REVISION
SET 0 2
';, 2/2/202;, REVISION
SET•;,

PROJECT NO,
D ATE, ';,/20/202';,

SCALE, NTS

DRAFTED B Y, LT

SHEET NO,
A61,2
1l
.
!
•
10 I
~ ...
0 -- ----
II
I
I
I
I
1 I
t
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7 ~·
3 WEST

COVERED PATIO
-------- -®-©
DINING
AREA
I 106 I
DINING
ROOM
~
LIVING.

ROOM
~
YAJLT
30'-0"
MAIN
ENTRY
'loo
COYEREDPAT """'™ IO
FAMILY
ROOM i ~ ...
§--\
\
) .. .;
11 II-
,I_
12'-0"
1111 ----- - T - - - - - - - I
I
------T
5l-4EET NOTES
COLUMN~ a C~ED OUT OPENING

PIANO AREA
el.JILT-IN 6ruDY
APPLIANCE !tlATION
DIRECT vENT U:A& FIREPLACE
(EJ WATER HEATER TO BE

REPLACEDILIPGRADED
(E) FAU TO 5E REPLACE>l'UPGRADED
TREU.t~ FSAT\JRE A!SOVE
OUTDOOR GAS FIREPLACE 1:1/MOUNTED TV
ABOVE • LOO cue8Y BS.OW
PORCELAIN TILE !IHOU.eR Ill/TEMPERED
G1...A56 DOOR • WALL
LINEN CL06ET
(EJ aECTRIC HETER
36• eea
BBQ 5TATION

MICROWAVE
DIRECT VENT 11/el...OWER, OUT61DE OF

PATIO COYER
13•~• !!!il!ILT..JN eENCI-I wt 81N!I 4 1400K!t
COMCFL>=TE PATIO
COU>ORAWER

PREP &INK
&TACKING WA6HER a DRYER
CU6TOM &TEEL • UL.A!>& DOOR c WAU.

C~TOM eulLT•I~
<WAIC
ELECTRICAL PANE..

WALL KEY,
----■ 00 2x IUALL
---- <EJ 2x IUALL
---- 14-IOUR FIRE \UA_L

CENTERLINE
■ CEILING MEIGl-1 OF 15' ~ GREATER
WALL T'l'FES,
GC TO Vf:_qlFY WlTI-l &TRUCTURAL DRAWING!, AND
EXl6TfN6 61TE CONDITIONS.

EXTERIOR, 0 ~
EXT~.oR WALL -
2,,r.6 U.000 6TUO& • 16" O.C .
w/ FM~ eATT IN&ULATION: s-,e· GYp!,l,jM WALL
BOARD v.ill.EYEL 4 FINl&!-1 ON INTERIOIQ &JOE.

WA.LL $-tE.ATI--IING 111/MOI&~ eARRlER,
EXTEQIOR FIN16H (&EE El.EYATIONH
0 0
EXTERIOR 20" WAU.. •
:b..t WOOD !,TUD!, • 16• O.C., R·l3 BATT.

IN!iUI.ATION, 15" AIR CAVITY, b." WOOD 6lUO!i
• w,• O.C .• ;;a• GTI"'el.lM lUAI..L BOARD
w/LEYEL 4 F!Nl!it-1 ON INTERIOR !ilDE. WALL
&HEAll-llNCi 111/MOl!,IJRE BARRIER, EXTERIOR
F!Nl61-1 <&EE ELEVATION!,).

EXT:1-i!IOR: 11" WAlL -
2x4 WOOD 6TllP5 • 16" 0.C . 1;1/ R-~ 5,ATT
IN!UL.ATION. b..t WOOD 6TUD6 • IE>" O.C. W R•t!i
BATT IN5ULATION. ;1e • 6YPel.lM UJAL.L e0ARD
w.11...EVEl.. 4 FIN!e.1-,l ON INTERIOR 5!0E. EXTERIOR
GRADE bl4EATl-llNCi alYAPOR BARRIER,
EXTEt;;:IOR Flt-.lM-1 (6Ef B...EYATION!!>) .

INTERIOR, 0 ~
IN~!OR WALL. ·
:2x.t WOOD !Tl.IDS • 16" O.C. 5'18 ° GT'P!lilJM
WAU.. eQARD a./LEYEl.. " FINI&-!.
0 ~
INTERIORUIAU..- :2x6 WOO:) 6Tl.O& •
16 " 0.C . !>I&" 6"T'P&JM
WALl. ~ARD ~=:vEl. 4' FIN!&;-!.
0 ~
!-+!OUR RRE WALL·
lx uJooo !,TU06 • !6 " O.C., ~-13 9ATT.
~ TION. VJ/•· ITf'E X CiYP~ ~ARD 11111..EVEl. -' FrN:!>W U.O.N., , C.YP!UM ~ARD wJL.evEL ; FINI~ u.o.N. ON 6.A~ME !!,tt)E.
0 a:::c:::!I
IN'TBi!IOR DOUBLE LUAU. -
2x4 U1000 !in.toe. • 16" O.C., I" 6Ao:o, 2>:4 WOOD
6TLJD!, • 16" O.C., R-13 IN6ULATION, 516"
GYP!IUM WA.LL SOARD lilll...EYEL .t F:N'.5'1-1.
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ARCI-IITECTURE FIR M,
~7 de!olgn studle&, Inc.
a , 3':l04 Csroton 5t.
&.ill!! 102
er: p,
&dn Dlago. c~ 92110
(85&} 345-1597
sarr.csk.7dsslgnetudl0fl.com
LL \Wl',1,1.sk.1da1
lgn$tudlo&.c011'!
•·
10 COF'l'RIGI-IT
All ds•lgn .tnd d-awlngs lndledted
hsrs-ln ars 1sga1 property or sk.1
ds•rgn studl0&, rnc. RsproclJctlon.
publlcatlon, or re~1Ht bs 4faJ 1111Sll1od. In whole: or p,art., without s xprau written content or ,k. 7 detlgn •tudros.

Inc. It proh
rbne,::I. No ch4nget tl'wlll
be m.1da to the ci'awlngt, tsxt.
tpsclrrc.ttlol'l6, or pa~• without
written con&1!U1t or sk.7 dHlgn studios. Inc.. Ylsual, phye,lc.JI, or electronic cont.tel ~ use or theM d-t1Wlng1 and
spaclrlc.,tlo~ shall con.tlluta the
accept.ance or all thcno resi.rlctlont.

ARCI-IITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SHEET TITLE,
MAIN

FLOOR PLAN

DRAWING SET,
NO. I DATE I CD St=T
I f3/2/20n REV
ISION SET •2

PROJECT NO,
DATE, 3/20/2023
SCALE, 11
4 " • 1'-0"
DRAFTED B 'l', LT

SI-IEET NO,
Al, 1
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3!
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SECOND FLOOR PLAN
A;.2 --- ---(D1 $CALE: .L~II = 11-0 11
St-+EET NOTES
(E) ATTIC ACCE!>.5
60" YANITT
47" GIJ.ARDfiii!:AIL - le" TB1P1"!:RED GLA!>!o
RAILING ON 24." &'TUCCO WALL
16"x"4" P.T. ~ lilll!IEAT .t v,/ &EAHLEe.6
TEM?ERED GLA!c DOOR • WAU..

PAHEI..ED UJALL 11111-!IDDEN PANELED DOOR -
EXAC,T DOOR LOCA TlON. TBD
:>-'I" YANITY 2'x2' e.KYLfGWT
30"x60" P.T. 6MOJ1ER Wl/ &EAMLE&&
TEHf'ERED GL.456 DOOR • uJALL
36-" YANITY
OPEN 61-lELYING
IITILITT &!NK
PORCEI..ArN TILE &1-!0UeR l:l/!JSAMLE66
TEMFERED GLAS& DOOR c \!JAJ.J..
eLIILT-IN LINEN TOWER

LINEAR DRAIN

WALL KEY,
----■ (N}"' WAI.I.
(E)"' WAI.I.
----■ 1-+kXJR FIRE WALL
-- CENTERLINE
• CEILING MEIG+-IT OF IS' OR GREATER
WALL TYFE5,
GC TO VERI~ Win.I &TRUC~ ORA.WINGS ANO
EXl&TIN6 &ITE CONDITION!J.
0~ EXTERIOR: WALL
-
2>(b WOOD 5T\D5 • 16" O.C.
'WI R-~ 5ATT IN~TION: 5/e" GYFet.lM WALL
eoA~ IWL.CVEL 4 FINI$! ON INTERIOR &IDE.

WALL &1-F-ATHINC:s 111/MOl&TURE eARR!ER,
EXTERIOR FINl&H (&EE EL.EYATIONSJ.
00 EXTERIOR 2!0" IIJALL -
2x4 WOOO e,ruoe, • !6" 0.C •. R-13 BATT.

IN&.ILATION, r~• AIR CAVITY, 2x4 WOOO 5TUD5
• 16" O.C., 519" G YP!IUH WAU. i,oARO
w/L~S.. 4 FiNl614 ON INTERIOR 6IDE. WAU..
6+-IEATM!MG 1,11,,,_..0!&URE !3ARRl:R, EXT!:R:IOR
FINI~ (!>EE ELEVATION!,).

EXTBUOR 12" WAL1.. •
2x4 WOOD 5Tl.05 • 16" O.C. ul R·l'!I !'ATT
IN5Ul.AT10N. 2x.C. WOOD 6TU06 • 16" O.C . 1,11/ FM~
~ATT INSULATION. 5-1&" GTPe.tJM WALL BOARD
11111..EVS.. 4 FIN!&l4 ON INTERIOR &IDE. EXTERIOR
~E &I-IEATI-l~ei; wNAPC>Fi BARRIER,
EXTERIOR F!Nl614 (65 ELEVATIONS).

INTERIOR,
<y .p=:=s+
INTERIOR WALL • :2x.C. WOOD 61\JD!, • 16" O.C. 5-/&' GTP6UH WALL BOA~ 11:/LEVE!.. 4 FINI~.
0~ INTERIOR WAU. • :2xh woo:, e,ruos • i.,•
o.c . 51a" Ci:TP!oUM
WAll. BOARO lWLEVEL 4 J:INJ~.
0 .p=::s+
I-MO.If-!: FIRE WALL •
2x wooo sTU06 • 1•• o.c .. R-13 eAn.

INt!t.LATION, VU ~-- TYPE X GYP&uM eoARD w/LEVS.. 4 FIN!&i-1 U.O.N., , (i:.,.-p&JH ea.ARO 111/l:-VEL 3 FINJ&i-1 u.o.N. ON GARAuE 6 1CE..
0 a:=x:=e
INTERIOR: DOUBLE WAU. •
2x4 WOOD &TI.JO!, • i.• O.C., 1• GA"", 2x"' WOOD
&'ND& • 16" O.C., R·l3 IN&Ul.ATION. 5-t&"
GTPe.t.lM WAL.J.. ~ARD lll/'LEYa " FINIOH.
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sk7
g design stud
ios ~-
~~ -------- ARCl-llTECTURE FIR M,
(J) ~ 1 dssrgri 1tudl0&, Inc.
3904 Groton St.
~ Suits 102
Cf) &.!In Diego, C.ll. 9-2110
(l'.'. p :!;!;,~~~;;~tudloe.com LL w, www. sklds1lgn1tudlo1.co11 © COFYRIGl-lT
All design and draJJlngs lndlelltsd
hste-!n are lsgal propsrt!::I or sk1
d~Hlgn studia&, Inc. ReprodJctlon,
pobllcalfon, or re-i.lss b1J a"::! rr.slt'Od. In whale or part. without e xprsH IU'"ittsn corwsnt or sk1 dsslgn &tudlos, r~ . 1, prohlblt1111d. No change, ,hall be macii, to the drttWlngs, tsxt ,
&psclflcatlon,, Of pags• without
!U'"lllsn conesnt of sk.1 dsslen &tudlo&,
Inc. Vl&1.1a!, phy&lcail, or slsctfonlc
contact or ue.s or ths&s d-aw11191 c1nd
$pSClflcatlons ,hall con.trtuts the
acceptancs er all tMact r4~trletlone.

ARCI-IITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
.t REMODEL
Sl-lEET TITLE,
SECOND

FLOOR PLAN

DRAWING SET,
NO. DATE I CD SET
I
6 /3/2022 REVI
SION
SET •1
2 8/2/2022 REvl&ION
SET
0 2
3 2/2/2023 REVISION
SET •3

PROJECT NO,
DATE, 3/20/2023
SCALE,
DRAFTED B'f, LT
Sl-lEET NO ,
Al,2
C:
12'-0"
_,,--&HADE eTRUCTURE
/" 6x6 BEAM!> • l'-'4• O.C.

I I
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- -
( EJ RIOG,E
<N01'-CONFORMING}
----- I r--:::::---__-.;;, ----, 1
i
1'-1"
EAVE 51DEY'ARD
ENCROACl-4MENT
CONTINUOIJ6

RIDGE VENT
(EJ ROOF OUTLINE
~ ------- ROOF PLAN CD 1 SCALE: \.:'' = 1'-0 11
5!-IEET NOTES

GENERAL ROOF PLAN NOTES,
I. ROOF WILL BE A Cl..AM "A" A&6EMBLY.

CLA~& "A" METAL !>TANDlMG &=-AM MAXIMA :2"-18"
FLAT PANEL COOL ROOF COVER!NG BY Mc8...ROY
METAL OR APPROVED EQUAL. IN&TALL PER MFG'&
5F5C'!> A ND l~TAU.ATION INS-TIQUCTJON&.

COLOR, TO eE V~IFIED WtT...i OWN:'R. ENERGY !'ITAR
APPROVED.

INSTALL \f:'lQ:SA-61-!IELD FiR-=-RESl&TANT ROOF DECK
PROTECTION Ova;? A LAYER OF • 30 ORGANIC FE.T
TO MEET LOCAL CODe AHO MAINT A /N FIRE
RATINGS. ALWAYS FO...LOJJ THE METAL ROOFING
MANUFACTIJRER'& IN&TALLATlON RSQUIREMENTe AND
RECOMMENDATIONS.

UL.5eO CLA~ ~
ICC-E& APPROVAL E&c-l0&:2
CLASS "A" GRAVEL BALLASTED EPDM ROOF
!>Y&TEM
UL Lie.TING CLA65 A ASSEHBL Y ,
60,,11. MON-REINFORCED BLACK MEHeRANE, ASTM D
-4631. TYPE 1. BAU.AST TO BE RIV~ BOTTOM STONE
(31-' 0 TO Mn " D IAMETER)
.INSTALL PER M"'"r<s'6 SP~'5 AND !Nf>TALLATION
IN5TRUCT!ON!i.
:2. 5EE !H-IE:T Sl Fi?OOF FRAMING NO~ FOR ROOf
~EATI-IING INFORMATION AND ADDITIONAL
M'>ECIF1CA TION5.

ATTIC VENTILATION NOTES,
NS.U ROOF AREA,
2,3-4~ 6.F. X (1/1!10) ~ 15.6 S.F. VENTILATION

1. VENTILATION TO ee ~ AT BOTTOM/ SOFFlT
AREA AND ~ NEAR RIDGE6 OF ROOF OR lJ6E
CONTINUOU5 R!DG~ VENT PER MFG 6F'EC!FlCATION6,

2. A TT!C OPENIN(ji!, !>I-IALL BE COVERED WIT...i
CORR06ION REalSTANT METAL ME64-I ~, J·• HIN. TO ,~ .. - MA.><. OFEN!NG.6, PER 55CTION Raott.l
Q ROOF D ISC...iARGE POINTS (OOT'TER DOWN5P0Ui!'I)
~AU. DRAINED ONTO &LOPED PERMANENT
VEGETATED GROUN::I COYER. GRADE &!-!ALL eE
!l.Of'ED TOWARDS VEGETATIVE 6WALE5.

VEGETATIVE 5!.ANKET6. AND OR 5TORM
UJATERl6EWER DRAINS.
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ARC!-H ECTURE FIRMc
M:-1 de,ign &tudlot, Inc .
, , 3~4 Groton 5t,
Suite 102
0::: ~:

San D lsgo. CA 92ll0
(85>6 ) 345'-1!:>91
,,mc,k. lds,rgn&tudro,.com
LL w u.ww.1k.1de,lgn,tudro,.co111 ,
© COPYRIG!-lT
All dnlgn .and dr,wlng& lndlc.<1tsd
hsrs-ln are legal propert~ or &k.1
dssrgn , tudlo,. Inc. Rsprod.lcl!on.
publlc,tlon, or rs-use ~ .a~ iriBthod,
In whols or part. without sxprsu
!.ll°lttsn con&6nt or ,k.1 c1e,1g n &tudlos,
Inc, ft prohibited. No changs, &hcJtl
be in,ds to ths drawing,, text
specrrrc,tlor'l!I. or p.1gs, without
u..-lttsn comsnt or ,k.1 de,lg !'\ ,tud!o,,
rnc. vrau.11. phljtlc.11, or slsctronlc
ccnt.1ct ex U!let of these dra•.ulr199 and
!lpscfflcatlons ~hdll constrtuts ths
,ccsptance or all thsse rs~trlcllon,.

ARC!-llTECT 6T AMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL
6 1-lEET TITLE,

ROOF PLAN
DRAWING 6ET,
NO . DATE 1 CD 6ET
I 6/3/2022 REV 1610N
6ET • 1
2 B/2/2022 REV1610N
$ET •2
3 2/2/2023 REV l6 10N
SET •3

PROJECT NO,
DATE, 3/ 20/2023
1/4 " = 1'-0"

DRAFTED BY, LT
61-lEET NO,
Al,3
fil
'ii .J
,
SF•i&
EL,233.8 '
SF•i&
EL,238.8 '
J
v Ac•& EL,228.&'
• ALL ELEVAT
ION HEIC:.HTS ARE
FROM EXISTINC:. FINISH FLOOR -21&.;3'
---..... ORJGINAL
• Df:5'GN
SF'2
EL,22&.&'
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VAC• J
EL,23'3.4'
SF
11 EL,228.4'
S~EET NOTES

MAIN FLOOR OUTLINE
~ND Fl..OOR OUTLINE
□ (E} ROOF
~ <NJ GABLE ROOF
~ (N) CR
ICK-Cf
□ (NJ LOW
~ E ROOF
10'-1 '
• 5T~Y POLE
• YAC!!ITORY~
.-, ORIGINAL
✓ • :,ES,JC,)t,,!
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ios =
t:
2 ______ _
~ ARCHITECTURE FIRM,
(./) ::-1 ~~9; ~~:~:, sit~· }-- 5ulte 102
(f) &.,n Dlsgo, CA ~2110
0:: p: ~~:::k. ~:~~::tudl0&.c.om
u_ w, l!.WW.&k.ld!Hlgmtudlo&.COII\
© COPYRIGHT
All design and d-awlngs indlcat<td
hsreln ¥B legal properl!:I or sk. 1
c:16sfgn 11tudl~ , Inc. Rd:proclict.l on,
publlcatlon. o r ra-oss by a~ mthod.
rn whole Of' p.,rt. wi thout e xpnsas
u.rrtts n coMent of •k.1 dstlgn •tudlot,
Inc. I& prohlbltsd. No char.gs, &hall
be !Mds to th8 drawing•. text,
apscrrrcat.loM, or pags, without
uritlsn con&ent 01 sk.7 dl!nlgn •iudlot,
Inc. Vl!Ual, p~1ec11, or elsctronrc
contact or uae or ths&s drawlr19• .tl'ld
spscmcallon& &halt con&tltuta tha
ao:spt.!11'\eS o f all U'ISM r~utrlc.tron1.

ARCI-HTECT &TAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SHEET TITLE,

STORY POLE
PLAN

DRAWING SET,
NO. DATE CD &ET &/3/2022 REVISION I &ET •1 8 1212022 REVISION 2 &ET "2 2/2/2023 REVISION 3 &ET •3

PROJECT NO,
DATE, 3/20/2023
J/4 " a J'-0"

DRAFTED B Y, LT

SHEET NO,
5FF,l
.s
1l
• i
•
<.!
"l
C:

NORTl-lWEST CONCEPTUAL RENDERING 8_) ----------------------, 4 SCALE, NT5
NORTl-1 CONCEPTUAL RENDERING @ ---------------------15 SCALE, NT5 EAST CONCEPTUAL RENDERING @ ---------------------<6
SCALE, NT5
SOUTl-1 CONCEPTUAL RENDERING (D ---------------------11 SCALE, NT5 SOUTl-lWES T CONCEPTUAL RENDER ING 0
------------------------,2
SCALE, NT5
______________ W_E_S_T_ C_O_N_C_E_P_T_U_A_L_ R_E_N_D_ :C-~-: -, N-~-----1® ('()
N
0 N
--- s::rN
--- ('()
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design studios ....,
2 _______ _
§5 A RCI-IITECTURE FIR M,
Cf) !k.1 ck!l:,19n studl06, Inc.
a, 3'!04 6roton St.

J-- 5ultei 102
(./) 5.!Jn D iego. CA ~HO
~ ~'. ~::::1c.~:~~:~tudl~.com
LL w: Iii.WW.sic. ld4slgnstudlo!o.co11
0 COPYRIGI-IT
All des ign c!ind d-aal~ lnd!Cdted
hsrs-ln «s le:gal propsrty or sk. 1
design 5tudloe, Inc. Rsprocllctlon,
p.ibllcatlon. or rc,-uss b:J "IJ:J method.

In whola Of" part, without exprsu
11KIHsn ecr'l6snt of sk.1 design &tudlo,.

Inc. 1, prohibited. No changcu shall
be 1!14ds to thl!I c:t"awl~. text,
tpsclr1cat1on•. or page, without
u.-rttsn con&snt or ak.7 dsslgn studio,,
rnc. vr,ual, P¥1cal. or sleiclronrc
contact Of" uu1 or ths .. dr&ul~• and
tpecmc,tlo,- ,hall ecn,t1tut11c lhlt
.s-ccaptanc:.ei or all thiuo r,ut.rlctl,m,.

ARCI-IITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SI-IEET TITLE,

CONCEPTUAL

RENDERINGS
DRAWING 5ET,
NO. DATE I CD 5ET
6 /3/2022 REVISION
5ET •1
8/2/2022 REVISION
SET "2
3 2/2/2023 REVISION
5ET •3

PROJECT NO,
DATE, 3/ 20/2023
SCALE, NT5

DRAFTED BY, LT
51-!EET NO,
A2,0
OUTLIN= o~ ......-----.... . .._,, :Xl5TING STR!JC'ftiRE , cl,----
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PROJECT TITLE,
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BUILDING

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ARCHITECT ST AMP,

P ROJECT TITLE ,
KREMS

ADDITION
4 REMODEL

SHEET TITLE,

BUILDING

ELEVATIONS

DRAWING SET,
NO. I DATE CD SET
I 6 /312022 REVISION
SET • 1
8/2/2022 REVISION
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3 I 2,2,2023 REVISION
SET •3
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DATE, 3/20/1023
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A R CI-UTECT &TAMP,

P ROJECT TITLE,
KREMS

ADDITION
4 REMODEL
&HEET TITLE,

BUILDING

SECTIONS

DR AWING &ET,
NO. DATE CD &ET
I 6 / 312022 R EV ISION
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2 8 / 2/2022 REV ISION
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3 2/ 2/2023 REV ISION
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PROJECT NO,
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AR CI-IITECT ST AMP,

P ROJECT TITLE,
KREM6

ADDITION
4 REMODEL
Sl-lEET TITLE,

BUILDING

SECTIONS
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NO. DATE I CD 5ET
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DR'r'ER VENT DETAIL S
----------- FLOORING
~ - - ----A,.-'lr"',-""'"F--------- INTERIOR FINISH
,--. CONT. BEAD OF SILICONE ,
t> SEALANT

I --- Z FLASHING
_l
2x8 TRIM
• R-1~ BATT IN5ULATION
/ -~_-.. •--- WALL FRAMING
... •• _,..- WALL SHEATHING
·: .• , •• ··,....---. MOISTURE BARRIER . __ ,..
,,/ _,,------ HARDIE LAP SIDING
w/MITERED CORNERS
~ INTERIOR FINISH
,/ .,,,.....----..R-1'3 BATT INSULATION
/ .,.,-----------WALL SHEATHING
/ ...,......-----MOISTURE BARRIER
/ .,,,--------...HARDIE LAP SID ING
w/MITERED CORNER&
2x P.T.D.F. SOLE PLATE

METAL TERMITE SI--IIELD
-------- --;11-.,,. ~"'~ a < <1..1 .l 11 _ _,,!7
II"
MIN. 5'- SLOPE AWAY
FROM BUILDING MIN. 5 1
SCALE: 1..!~11 ~ 1'-0"
- i'1 ..._-I
~ " c I '~
I
I
<1 I
...r--.l-~
I-IORIZ, SIDING TO FOUNDATION - T'r'PICAL
--------
.:! <Joi.) .l
.J
SCALE, 1-}i" " 1
1 -011
" d
. s-~--I
~ INTERIOR FINISH
,,,, ~ R-1~ BATT INSULATION
,/'' ~ WALL SHEATHING
,/"~MOISTURE BARRIER
/ / ,,,-------..HARDIE LAP SIDING
/ ✓,- w/ MITERED CORNERS
,.,....----2x P.T.D.F. SOLE PLATE
//~METAL TERMITE SI--IIELD
, ,, l, ,," MIN. 5~ SLOPE AWAY
FROM BUILDING MIN. 5 '
MIN. 2" CLEARANCE
.J
- coNc. PAYING
•------------ HOLD DOWN /5EE 5TRCT. J
----- CONCRETE FOOTING <&EE 5TRCT. J
SIDING TO PAVING - T'r'PICAL 2
~ INTERIOR FINISI-I
/ ,, ~ R-19 BATT INSULATION
_/_/_.,.. .~MOISTURE BARRIER
-t-------1'-rr--,,.-,:r-"mT_.., - ,,/ ,...-.---.......HARDIE LAP SIDING ------ ---- ""i u I
-l
.J
' /
/ ~
'-1/,\..!~-----~
/
,,, w/ M[TERED CORNERS
WALL S~EATI--IING {SEE STRCT.J
FRAMED WALL <SEE STRCT.J
2x P.T.D.F. SOLE P LATE
METAL iERMITE SI-IIELD
MIN. S'- &LOPE AWAY
FROM BUILDING MIN. 5 '
·---I-IOLD DOWN (SEE &TRCT.J
,, ---fs~~C&~~T~OTING
;!
l~ 1-s_c _A_L_E_. _1~~; ·_._1_'-0_ · ___ ______________________ 4-~_ A_LE_- _, _1,~1~~_ ._ r -o_ " _____________________ ~---+5CA - - ~- •-~~,_· _. _r-o_ · _____________________ ~ _ __ +-5-c _A_Lt_- _ 1_J,_•_._1_'-o_ '_' _____ _ _____________ __ ,----, tli ST ANDING SEAM R A KE DETAIL - T'r'P, 12 ST ANDING SEAM EAVE DETAIL - T'r'P. S CONTINUOUS FRIEZE BOARD DETAIL 6 SIDING TO FOUNDATION w/ CURB 3 ot '----------------------------'--------'----------- -----------------....1... ___ ....1... _________________________ ......1. ___ ......1. ______________________ ____ ~ _ _ ~

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publ lc.1llon, Of' nt-OM by c1~ 11:sthod.

In \llhQls or part, without e~pr~,
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11'\C. Ir, p rohlbllsd. No cNngs, $NII
bs mads to ths ctawing,. text,
specmcatlone, Of' pa9e, without
written content or ek. 7 dculgn ,tudlo.,
lr-.c. Vl6i.ial, pl'ylcal, or slsctronlc
cont.c1et or UM or th6se ch\.Ulng, and
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ctccspt.ancl!t of .al l these re,trlction&.

ARCI-IITECT &TAMP,

PROJECT TITLE,
KREM5

ADDITION
4 REMODEL

SHEET TITLE,

DETAILS
DRAWING 5ET,
NO. DATE CD 5ET
I f,/3/2022 REYl510N
5ET • 1
2 6/2/2022 REYl5 l0N
5ET "2
3 2/2/20,3 REYl510N
5ET •3

PROJECT NO,
DATE, 3/20/2023
DRAFTED 6'1", LT

SHEET O ,
AS,l
6 • COPPER
GUTTER
2x TRIM
2x TRIM

WRAPPED COWMN
SCALE: l-ij 11 " 1'-0"
SLOPE 2"

COVERED PATIO EAVE DETAIL
INTERIOR FINISH-~
R -1~ BATT INSULATION ~·,....__
WALL SHEATHING --------- . ·,_
MOISTURE BARRIER ~---~......._ ... , .•. ,,-...... ,
HARDIE LAP SIDING: --------- ............ •.,
w/ MITERED CORNERS . --........... '--.... ·• .•••
TRANSITIONAL FLASHING ~ ....._ ..... ·•.,.
2x BLOCKING ~ ...,_ ................... ,·,,~·-••.

FLASHING: ----------- -...... -.,
I" TO 1-1/2• TI-IICK ..---...

STONE BALLAST
CLASS "A•-
3-PL Y BUILT --UP ROOF
UNDERLAYMENT ___....

ROOF SHEATHING: -· ....

FRAMING PER

STRUCTURAL
SCALE: i-.!2• " l'-0''
·-..............

COVERED PATIO TO WALL CONNECTION
&x6 c l&" O.C.

COFFER FLASI-IING

MOISTURE BARRIER

SI-IEATI-IING

SEALANT
2x TR IM
Ix TRIM
BEAM (PER STRCT. J
2x BLOCKING
CASa::> OUT COLUMN
-----------
'--"'
-------
COVERED PATIO TRELLl5 DETAIL
10 II
12 2xb SMOOTH FASCIA
2x 51.JB-FASCIA
lxb HG SOFFlT
w/CONTINUOU5 VENT
l-4ARDIE LAP SIDING
w/MITERED COR NERS
MOISTURE BARRIER __ _,_ __
WALL Si-lEA Ti-llNC.

WAU FRAMlNG --+-----
R-1'3 BATT INSULATION ~ -+------
INTERIOFc: FINISI-I ~+-----

RAKE DETAIL - TYP,
CASED OUT COLUMNS __________,./
.. II
{D
□
TRELLl5 DETAIL
LAMINATED GLASS PANELS AND .--._
FRAME PER MANUFACTURER ..............

SILICON SEALANT -
55 ANGLE • 12M o.c. MAX -

PER MANUFACTURER
STUCCO CORNER B::AD --
& x STUD WALL
;.coAT STUCCO

BUILDING PAPER
WALL 5HEATI41N6
4x4 POST • 48• O.c.

DEX-0-TEX PROTECTION
COAT
DEX-0-T:XT C:UAL-FLEX SECONDARY

WATERPROOF MEMBRANE - EXTEND
UP WALL & •M IN.

SHEATJ-IING
,,
i i
GLA55 RAILING ON 5TUCCO WALL
1 8
'3
SEALANT AROUND RIBS --------- ,-R IDG:E CAP

SEALANT
FAS3~::~~~:;~f
(CONT. ALONG
::! TOP ~>, '
OF CLOSURES) \
• 14-10 X t l/2k I-IWl-4 TYPE A --...._ \
FAS.TENER (• 1'-0" O.C.) '
MAXIMA LO W FLOATING CLIP --......_ '\ '
I
f (w/ SNOW B LOCKJ

WATER D IVERTER

COR-A VENT
• 14-10 X 1 112" I-IWI-I TYPE A~\ \
FASTENER (2 PER CLIF'J _ \\ \ \
n -lERMAL SPACtR --.., -.., \ ' ~:,.. \ STANDING SEAM PANEL 7 \. '\'.·,' · \ \_\ ' ._ ' .- \ \
"\ \ '- I /_R IOC.E BEAM (SEE STR CT.J
·, \ \ ~ CLEAR Ix DF. STAINED
'., •, ''----- RAFTERS (SEE STRCT. J
'-------- R-30 B A TT INSULATION
"'--------INTER IOR FINISH
·,..____ROOF 5HEATI-IINC.
5CALE, I•/;" a l'-0"
5TANDING 5EAM RIDGE DETAIL w/VAULT 4
INTERIOR FINISH ------.........
2x FRAMING --....._
R·IS BATT INSULATION ~--, ...

WALL FRAMING -----......, '··, .. :,
WALL SHEATHING: -------,....._:-·........ ,
MOISTURE BARRIER ~ '•,,, '-
HARDIE LAP SIDING -------- ·-...... ••• ',.._'
w/MITERED COR NERS ......._, '•,. ', , , .... .......... VERSA::~:L~N::;~A~;~:~ ===: , ·,_ <:.:::~~;: •30 ORGANIC FELT ---... .• ' , \ ......, UNDERLA'rMENT '-. '·. \_
ROOF 5~EATHINC. --------.. ' \ \
ROOF FRAMING -., • , \:-
(SEE STRUCTURAU ·
R-30 eATT IN60LATION --,
\ ,
SCALE 1./," , l'-0"
r-- I ~'
I -·
)
5T ANDING 5EAM TO WALL CONNECTION
STANDING SEAM PANEL -----.

YERSASHIELD UNDERLAYMENT -------
•30 ORGANIC FELT ----- ......_
UNDERLA'rMENT "
ROOF SHEATHING ------.......

ROOF FRAMING ------- (SEE STRUCTURAU
R-30 BATT INSULATION -----

THIN-PRO FILE ATTIC VENTILATION--------
B AFFLE <FULL PROFILE)
2x& SMOOTH FASCIA I 2x SUB-FASCIA ===:J. Ix& TtG: SOFFIT ~,, w/CONTINUOU& VENT

HARDIE LAF SIDING -----
w/MITERED CORNERS
MOISTURE BARRIER ---r WALL SHEATHING ------

R-IS BATT
WALL

INSULAT

FRAMING
ION --i--- ~
lNTER!OR FINlSI-I ~
CVER..iJ..W... ~ ""_,.!.'
5T ANDING 5EAM TO WALL CONNECTION
5TANDING 5EAM P IPE PENETRATION - TYP,
,,,..---_ ELECTRIC VENTING SKYLIGHT
/ / /-- TRANSITIONAL FLASHING:
/ , , ~ SEALANT
~ ./. / / ,,,,--- Ml:.XIM.0. LOW FIXED CLIP "Z" CLOSURE - NOTCH / AROUND RIBS IN FIELD
,..-- SEALANT AROUND RIBS ,/ / \,MAXIMA 2" PANEL
.-- TR ANSITIONAL FLASI-IING

SHAPED AROUND RIBS I
/
5CALE, r.\" , l'-0"
-~,,/ \
- FASTENERS - 2 PER
CLIP MIN.
·-ROOF &14EAT141NU
' ....__ UNDERLATMENT
-....._ SE.AL.e.NT
........__ Tl61-1T JOINT BETW&.rJ FINl5H
GROOVE • FINISH MATERl.::OL
----- BLOCKING: (5EE STRCT,)
.......__ FINISI-I MATERIAL
' - VAPOR BARR IER
5KYLIG~T DETAIL 2
------------ FASTENERS - 2 PER CLIP
---------- ROOF SI-IEATI-IING
- - ELECTRIC VENTING: SKYLIGHT
-- TRANSITIONAL FLASHING
..- STANDING SEAM METAL
P ANEL
✓- LOW FIXED CLIP wt 2

FASTENERS PER CLIP
- VERSASI-IIELD

UNDERLAYMENT
- TJG1-n JOINT eETW!:EN FINISJ.l
GROOVE 4 FINIS!-1 M~ TERl.!.L
.___ VAPOR BARRIER
-- B LOCKING: <SEE STRCT. J
-- FINISH MATERIAL
5KYLIG~T DETAIL 3
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ds1l9n •tuc:llo&, 11\e. Rsp-oductlo n.
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Yrltll!ln con,ent or ek. 1 de&lgn etud!a&,
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contact or 1.118 or thets d-awlng• and
11peclflc.ttlone &hal l con&tltuts the
accept.tries or all H11t,s rs,trlc tlo n&.

ARCl--llTECT 5T AMP,

PROJEC T TITLE,
KREM5

ADDITION
t REMODEL
5HEET TITLE,

DETAILS
DRAWING 5 ET,
NO. ' DATE CD 5ET
I
6 1312022 ,R EVI5 I0N _ 5ET • 1
2 8 1212022 REVISION
5ET "2
3 2/2/2023 IREVl5 10N 5ET •3

PROJECT O ,
DATE, 3/20/2023
DRAFTED oY, LT
5HEET NO,
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ROUGHED

IN OPENING
WINDOW r ROUGH SILL / SILL STRIP
/
II
II
I I
I it
SEEN TES: /
ATTACI-I A SILL STRIP OF "L.A.P! FLA51-llN6
PAPER AT LEAST 12" WIDE WITH THE TOP EDGE

EVEN WITH THE TOP EDGE OF THE ROUGH
OPENIN6 FOR WINDOW. ATTACI-I FLASI-UNU WITI-I
GALVANIZED ROOFING NAIL$ OR RUST-RE5I5TANT
STAPLE&.

ED E OF
FLAN E
APPL 1' A CONTINUOL5 BEAD OF "L.A.P." SEALANT TO THE
BACK SURFACES OF T14E WINDOW FLANU:E, TI-H;N Fl.ACE THE WINDOW INTO Tl-IE ROUG:1-1 O PENING WITH FLAN6ES OVER Tl-IE INSTALLED FLASI-IING STRIPS. AFTER WINDOW 15 PLACED.

INST ALL Tl-IE J.4EAD FLASI-IING- OVER Tl-IE WINDOW FLANGE. TI-IJS 15 ANOTI-IER STRIP OF FLASI-UNG: AT LEAST 12~ WIDE.

CAULK I-IEAD FLA5"4 TO WINDOW FLANGE. APPL.,..- A SECOND BEAD OF uLA.P. " CAULKING AT WINDOW FLAN6E AND
FLASHING JOINT. TJ.4EN SMOOT!-! WITI-I BLADE TO ELIMINATE ALL G:APS.

NOTE&, SECTION 1402.2, UNIFORM BUILDING CODE CALL& FOR

FLASHING OF ALL EXTERIOR OPENING& EXPOSED TO WEATHER TO MAKE THEM WEATI-IER PROOF. USE uL.A.P." CAULKING AT BACK OF WINDOW FRAMES BEFORE SETTING. USE WINDOWS THAT ARE
WATER TIGHT. ALL FLASHING TO BE SOLID B ACKED.

ALL FLASI-IING NAILING SI-IALL BE WITH NON-CORROSIVE NAILS AND MINIMUM OF 16" O,C. • 3 n AWAY FROM CORNERS. ALL
PENETRATIONS 51-!ALL BE SEALED. CLENCI-IED NAILS WILL NOT BE ALLOWED.
26 GA. G .I. FLA SI-IING- REQUIRED A& SI-IOWN IN OTI-IER WINDOW DETAILS TO BE INSTALLED B Y SHEET METAL CONTR ACTOR.

SEE NOTES: )'
AFTER SILL STRIP 15 IN PLACE ATTACI-I JAMB STRIPS
(51DE OF OPENING! AT LEAST 12" WIDE WITH IN51DE EDGE

OF FLASHING FLUSH WITH EDGE OF WINDOW OPENING,
START JAMB STR IPS I" BELOW Tl-IE STILL STRIP AND
EXTEND JAMB STRIPS 12'' ABOVE Tl-IE LOWER EDGE OF
THE HEADER !TOP OF WINDOW OPENING! .
0 STARTING AT THE BOTTOM OF THE WALL (&OLE PLATEJ. LA1' 60 MINUTE GRADE 'D' PAPER UNDER THE &ILL STRIP. CUT AN1'

EXCESS WATER-RESISTANT PAPER THAT MAY EXTEND ABOVE
Tl-IE SILL FLANGE ON EACI-I SIDE OF THE OPENING. <SI-IOUJN IN DIAGRAM A& &HORT DASH LINESJ. INSTALL SUCCEEDING
COUR:SES OF WATER-RE5I5T ANT PAPER {B , C , ETC.J OVER
JAMB AND I-IEAD FLANGES IN SI-IINGLE-BOARD FAS1410N.

PAPER 5l40ULD RUN CONTINUOUSL l' OVER HEAD WITI-I NO
SPLICES ABOVE WINDOW.

LINE WIRE. WHEN U5ED AS BACKING TO SUPPORT WATER
RESISTANT BUILDING PAPER OR FELT BENEATH LATH FOR 5TUCCO

SI-IOULD BE INSTALLED ACCORDING TO INDUSTR Y STANDARDS
AND PRACTICE. NO ATTACHMENT DEVICE NOR Tl-IE WIRE BACKING SHOULD COVER OR PENETRATE FLASHING MATERIAL. PERIPHERAL

FLASHING AT ALL EDGES OF WALL OPENING MUST COVER WIRE
BACKING. FOR STEEL FRAMING BLOCKING MUST BE SI-IEET METAL

OR PLYWOOD,
'L.A.P ." SHALL BE INSTALLED WITH DULL SIDE OLT AND SHINY SIDE IN.

ALL CAULKING TO BE •L.A.P. "

ALL MATERIAL SUBSTITUTIONS HALL BE SUBMITTED IN WRITING FOR REV IEW AND APPROVAL PRIOR TO INST ALLATJON.
(
,~........._
. ,
- (
I
NOTE,
• I 11 INTERIOR FINISH
' II PL 1'WOOD SHEATHING
Wl4ERE OCCURS (SEE

STRUCT, J
' MO!S TURE BARRIER
~. HARDIE LAP SIDING
w/ MITERED CORNERS
FLASI-IING w/ RETURNS AT

EA, END OF I-IEADER
2x HARDIE TRIM
lx I-IARDIE TRIM
12" FUTURE FLASH, 6" MIN.

OVERLAP
' SEALANT
,, EDGE OF WALL BEYOND
GYP. 6D. CORNER BEAD
REFER TO DETAIL Wl ON SHEET FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENT& SCALE· 3" • l'-0" NOTE,
WINDOW ~EAD DETAIL w/ TRIM W4
INTERIOR FIN1 5H
F L 1'UJOOD SHEATHING

WHERE OCCURS (SEE
STRUCT.J
~ ' MOISTURE BARRIER
' ~. I-IARDIE LAP SIDING
w/ MlTERED CORNERS
'· SEALANT
2x HARDIE TRIM
Ix I-IARD1E TRIM
12" A.JTURE FLASH, 6 11 MIN.

OVERLAP

SEALANT
GYP. BD. CORNER BEAD
REFER TO DETAIL Wl ON SHEET FOR FLA&~ING AND
BUILDING PAPER INSTALLATION REQUIREMENTS SCALE, 3" • i'-0" \1
WINDOW JAMP DETAIL w/TRIM WS
_.,....--------------- GYP. BD. CORNER BEAD
.~
',-
/
(
, ;..-
(
:,...-.:
--
~-
11 ......_ --------- 1 1

RETURN ELASTOMERIC

MEMBRANE JNTO SILL

LINE OF WALL BEYOND

WINDOW FRAME OYER

COPPER FLASHING PAN

SEALANT
12'' FUTURE FLASH OVER

FULL ADHERED
ELASTOMER !C MEMBRANE

MOISTURE BARRIER
,,, Ix HAR DIE TR IM
2x 14ARDlE TR IM

SEALANT
,,. , HARDIE LAP SIDING
,' w/MITERED CORNERS

WALL SHEATHING
<SEE STR UCTURAU

INTERIOR FINISH
NOTE:
--,--,---=rl'~
( ~ ) 11 '
/. 11 ~~-~-----...__~ INTERIOR FINISH
',>-<. ) I : PLYWOOD S14EATI-IING
· (' ·, ... ........_ / Wl4ERE OCCURS <SEE
· .> ~-). STRUCT.J
,r~ ' MOISTURE BARRIER
~ ', 14ARDIE LAP SID ING
w/MITERED CORNERS
" 12" FUTURE FLASI-I. 6 • MIN.

OVERLAP

SEALANT
FLASI-IINU w/ RETURNS AT
EA. END OF ~EADER

WALL FRAMING

WINDOW FRAME

EDGE OF WALL BEYOND
GYP. BD. COFi!:NER BEAD
REFER TO DETAIL Wl ON SHEET FOR FLASHING AND
BUILDING PAPER IN5TALLATION REQUIREMENTS &CALE, 3" , l'-0" NOTE:

TYPICAL WINDOW ~EAD DETAIL WI
P LYWOOD SHEA TI-.JING

WI-IERE OCCURS (SEE
5TRUCT.J
' MOISTURE BARRIER

WINDOW FRAME
,, EDGE OF WALL BEYOND
r-----/
GYP. BD. COR NER BEAD
REFER TO DETAIL Wl ON SHEET FOR FLASHING AND
BUILDING PAPER INSTALLATION REQUIREMENTS SCALE, 3" • l'-0" . 1
TYPICAL WINDOW JAMB DETAIL W2
'I

LINE OF WALL BEYOND
./~ WINDOUJ FRAME OYER •

COPPER FLASI-IIHG PA

SEALANT
12" FUTURE FLASH OVER

FULL ADHERED

ELASTOMERIC MEMBRANE
14ARDIE LAP SIDING
w/MITERED COR NERS

WALL SHEA THING
(SEE 5TRUCTURALJ

INTER IOR FINISI-I
s I<
1 Q NOTE: NOTE,
~ I REFER TO DETAIL W1 ON SHEET FOR FLASHING AND REFER TO DETAIL Wl ON SHEET FOR FLA SI-UNG AND => BUILDING P APER IN5TALLATION REQUIREMENTS SCALE, 3"., 1'-0 " BUILDING P A PER INSTALLATIO N R EQUIREMENTS SCALE. 3" : I1-0" ;~ f------------------- ------------ ----------------- ------------,----+---------------- -----------.----+----- -----------------------,----1 fi WINDOW VAPOR BARRIER INSTALLATION DETAIL W1 WINDOW SILL DETAIL - STONE VENEER W6 TYPICAL WINDOW SILL DETAIL W3 ut
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<!;J COP.,.-R IGHT
All design and drawl/'19" indlcatsd
here-In «s legal property or sk. l
design ,tudlo,. Inc. Reprod..lct\on,
pub I re.at Jon. or re-o~ by d":j msthod. In whole or pdrt, without s xpress written consent or ,k. l dealg n ,tudlos.

Inc. Is prohlb lted. No cNng,:u ffla!I
bs made to this a.,..ulngs. text,
spscm catlon&, ex pae9, without
written consent or •k.l design studio..
lne. V i&Udl, phy,!cat, or electronic
cortt-,e,t or use or tMss d'awlngs and
tpeclrlcallone • hall conttltute the
acceptance or a ll these reslrlcllone.

ARCHITECT STAMP,

PROJECT TITLE ,
KREMS

ADDITION
4 REMODEL
5!-!EET TITLE ,

TYPICAL
WINDOW

DETAILS

DRAWING SET,
NO. I DATE CD SET
I 6 /3/2022 REVISION
SET • 1
2 8/2/ 2022 REVIS ION
SET "2
3 212/2023 REVIS ION
SET •3
I

I PROJECT NO,
DATE , 3/20/2023

SCALE ,
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JAMB FLASHI G
STEP .3
INSTALL s• MOISTOP
HEAD FLA51-11 G
' '
STEP 2
INST ALL J.MOLD OR

STUCCO STOP
STEP 4
3" MIN.

APPL T BUILDING PAPER IN

UJEAH-IERBOARD FASI-IION
NOTE,
~
INTERIOR FINISl-4

PLYWOOD SHEATHING

WI-IERE OCCURS (SEE
5TRUCT.J
-------------- : MOISTURE 6ARRIER
' HARDIE LAP SIDING
w/MITERED CORNER&
FLAS1-UN6 w/ RETURNS AT
EA. END OF 1-lEADER
2x I-IARDIE TRIM
Ix HARDIE TRIM
12• RJTURE FLASl-t 6" MIN.

OVERLAP
' SEALANT
GYP. BD. CORNER BEAD
REFER TO DETAIL DIO ON SHEET FOR FLASHINC:. AND
BUILDING PAPER INSTALLATION REQUIREMENTS SCALE, 3~ • l'-0" NOTE,
DOOR HEAD DETAIL W/ TR IM Dl
---..---=of'~ INTERIOR FINISH
, ) -------------· PLYWOOD SHEATHING: WHERE OCCURS /5EE STRUCT.)

MOISTURE BARRIER
HARDIE LAP SIDING:
w/MITERED CORNERS

SEALANT
2x HARDIE TRIM
12• RJTURE FLASH, t," MIN.

OVERLAP

SEALANT
,,..- WALL FRAMING
~~----,,..,..,,.,- ALUMINUM DOOR FRAME
---------- --- , EDGE OF WALL BEYOND
! l ~c:,yp_ BD, CORNER BEAD
REFER TO DETAIL DIO ON SHEET FOR FLASHINC:. AND

BUILDING PAPER INSTALLATION REQUIREMENTS
DOOR JAMB DETAIL W/ TRIM D8
,.,,,.-- FINISH FLOORING
--- CLAD DOOR ASSEMBLY
/5EE SCHEDULE&!
-- SLIDER THRESHOLD
- SHEET MET AL TI-IRESI-IOLD FLAS~-HNG
- DEX-0-TEX ELASTATEX :>00 SYSTEM
- DETAIL COAT w/FABRIC REINFORCEMENT

AT SI-IEET MET AL TRANSITION
,- SMOOTHING COAT
- SHEAT~ING (SEE STRUCTURALJ
- FLOOR t=RAMJNG (SEE 5TRUCTURALJ
/,, INTERIOR FINISl-l
'(,~ ) : : WALL SHEATHINC:.
~- I /&EE STRUCTURAL!
--~-----Hl"'r
I , I
\,1
'\ ,I \
I \

7\.,
_.,,--...._ 2-7/8N CASING: B EAD
/ w/UJEEP SCREED
" ~I / FLASHING w/ RETURNS AT
----"'<:--/ EA. END OF 1--!EADER

SEALANT
, 5-/4 14ARDIE TRIM
',, ',.....______ 12N FUTURE FLASH,&" MIN.

OVERLAP
',.....,____ SEALANT
----------------- FLASHINC:.
-+~~-=-----~,~---~~·-::-~. :::::,.____..-ALUMINUM DOOR FRAME , ''---....__...- WALL BEYOND
NOTE,
REFER TO DETAIL DIO ON SHEET FOR FLASHINC:. AND
BUILDING PAPER INSTALLATION REQUIREMENTS SCALE: 3" " l'-0" NOTE,
GARAGE DOOR HEAD DETAIL D4
/--------------- INTERIOR FINISH
~ ~s~~L s;~E~~~1~~u
~ MOISTURE BARRIER

METAL LATH
3-COAT STUCCO
,-- 2-7/8• CASING BEAD
,..__,...- 12" FUTURE FLASH,
6" MIN. OVERLAP
._______,. SEALANT
"• . ....__.... DOOR FRAME
--------- WALL BEYOND
REFER TO DETAIL DIO ON SHEET FOR FLA5HINC:. AND
BUILDING PAPER INSTALLATION REQUIREMENTS SCALE· ;," • 1'-0" " z
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Fi/~l'.:H:I FL,: F H ... E It, ~ ... (,f;
r:: DE r.,r 1 ... LED e 1r•jJT .: ... LEFNOTE,
' 5,EALANT
WALL FRAMIN6

ALUMINUM DOOR FRAME

EDGE OF WALL BEYOND
GYP. BD. CORNER BEAD
REFER TO DETAIL DIO ON SHEET FOR FLASHINC:, AND

BUILDING PAPER INSTALLATION REQUIREMENTS
NOTE

DOOR HEAD DETAIL TYPICAL DI
---.r--c:::,,r-f' INTERIOR FINISH
-,..

I -----------·-..... PL YUIOOD SHEATHING WHERE OCCURS /&EE STRUCT.J
----------': MOISTURE BARRIER
HARDIE LAP SIDINC:.
w/MITERED CORNER&
-- 12M RJTURE FLASH. 6 .. MIN.
--------------------- OVERLAP
-- SEALANT

WALL FRAMING

ALUMINUM DOOR FRAME

EDGE OF WALL BEYOND
=======------ C:.YP. BD, CORNER BEAD
REFER TO DETAIL DIO ON SHEET FOR FLASHINC:. AND

BUILDING PAPER INSTALLATION REQUIREMENTS
DOOR JAMB DETAIL - TYP ICAL D2
..---- FIN15l-l FLOORING: ON FL YWOOD SUBFLOOR

OVER CONCRETE SLAB
.--- CLAD DOOR AS5EMBL 'l'
(SEE SCHEDULES)
- S SPAN FLASl-llNC:iS TO BE SET IN BED OF
CONT. SEALANT
-- PRESSURE TR!::ATED S~IM AS REQ'D TO
ACHIEVE M IN 2'- SLOPE, TYP.
-- DOOR SILL PER iX'OR MFR'S
RECOMMENDATION TYP .
~ SLOPE
-~--- - ------------
, ___ SELF ADI-H:SIYE

FLASHING TO ISOLA TE
y PAN FROM CONC .
·--- SELF SEALING MEMBRANE s,.
]!9 _S ji • MOIST OP PRODUCT$ BY FORTIFIBER BUILDING PRODUCT SYSTEMS • NOTE: NOTE. NOTE· ~ REFER TO DETAIL DlO ON SHEET FOR FLASH! G AND REFER TO DETAIL D10 ON 51-1EET FOR FLASl-41NG AND REFER TO DETAIL D 1O ON Sl-l!::ET FOR FLASHING AND

VAPOR BARRIER AT DOOR - T''(PICAL D IO
~ :::i NOT TO SCALE BUILDING: PAPER IN5TALLATION REQUIREMENTS SCALE· 3• ~ 1'--0" BUILDING: PAPER INSTALLATION R EQUIREMENT5 5CALE, 3" ~ l'-O" BUILDING: PAPER INSTALLATION REQUIREMENTS SCALE. ;t ~ l'-0" W~ i----------------------------,c----+--------- -------------------~---+---------------------------~----+---------------------------~---~ !t DOOR THRESHOLD DETAIL e BALCONY D':l FOLDING DOOR FLUSH THRESHOLD Dio DOOR THRESHOLD DETAIL - TYPICAL D3 (")--------- N
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design studios ~
~'.:) -------- ARCl-!ITECTURE FIRM,
(f) sic. 1 cl~nlgn atuclloa, Inc.
r- a: ~~; ~;ton 5t.

Cl) &an D iego, CA ~2110
er p , {f!r.>e> 34=--,=-~, H.n9Slc..1dsal9Mtudto1.ccnn
Ll.. w, W'JW.slc. 7deal9nstudl0!o.COm
«:l COP'r'RIGl-!T
.!.II dealgn dncl drawing! lncllcdted
Mre-ln .tuJ legal property or slc..7
dss.l9n 1tudlo1. lnc. Rsproductlo n.
publlc.,tlon., or rs--u,e: ~ dfl::I msthod,
in whols ex p•t. without sxpn!J:H
111lttsn coMent or 1k. 1 dsalgn 1tudla1.
lnc. Is prohibited. No changes WII
be Meis to th8 d-awlnga. text.
1peclrlc.!!1Uon1. 0< p.!!19"6 without
1111ttsn consent or sic. 1 cls1!9n sludl06,
lrc. Ylaual, phyalcdl. or slsc.tronlc
contact 0< use or theseii Grawlr,es .!!Ind
1peclrlc•llor. 1hall c.on1t1tute the:
cJCceptanc.e er all the!B rsstrlctlo,..

ARCl-!ITECT STAMP,

PROJECT TITLE,
KREM5

ADDITION
t REMODEL
Sl-!EET TITLE,

TYPICAL
DOOR

DETAILS

DRAWING SET,
NO.
3 DATE CD SET
&/3 /20'l2 IREYISION _5ET • 1
el2!20Z2 REVISION 5ET "2
21212023 REVISION
5ET •3

PROJECT O,
DATE, 3/20/2023
SCALE:

DRAFTED B , LT
54EE NO,
AS,4
&1e.• TYPE
PER
"x"
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G YPB
UC=TU
OA
R.

RD
4L J .._,,,. /
WHERE ENCLOSED UND ER 5TAIR

2.x B LOCKING BETW=EN----.__
mi~
3 MIN. 2xl,4 STRINGERS ~
(&EE STRUCTURAU
EA. STRINGER .............. ',,
Ix ST.!J. IR R IS:R ~ "',, '
2x STAIR TREAD ·........_ '
',
2x4 ~;/~~D~~;'!N~,~~;~,
~ ---------HARDWOOD FLO ORING wt PLYWOOD 51.JBFLOOR
/ - ----eEAM PER STRUCTUR AL
,,..--2x 5TAIR TREAD
///

ST A IR DETAIL
F!Nl51-l FLOOR ING ON P L -,·wooo --~ 51.JBFLOOR OV ER CONCRETE SL.:i.6 ' SCALE 1-1/t ' • J'-0"
SCALE 1-1/2" , J'-O"
CONCRETE &LAB --._
<SEE STRUCTURAU
..w
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>~ ,, ~ L..
"
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..l
,,-- INTERIOR FINl&l-4
1-112",p CEDA R HANDRAIL
!;:,/8 "• STAINLESS STELL HANDRAIL

SUPPORT

STAIR DETAIL
~~~,,~~------- ~ 2-1/&"o x l/8 " 5T.l.lNLE56 STEEL PLl-TE w/2 BOL TS ' CINCH ANCHOR & FER
PLATE FA5TENED TO W.!.!.L. 3 1-0" 0 .C .

M.0.X .
1--!ANDRAIL DETAIL
/' ;-'
I l-.'.'".:.5,,1
!
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\ \,,
, '-, . ...___2,, &TA!Q T~EAD
' ·· ... _____...ti< STA!RR&!;
..___-STAIR STR ING.ERS
(&!:E &TRCT.J
ENLARGED ST A IR SECTION 2
S+.iEET NOTES

ENLARGED STAIR PLAN NOTES
[Q ll.lOOO TR:::AD t R SER
0 Of':N R AIUN~
0 GUA 'R:)R:AJ 3-'"·38"

ST AIR NOTES,
l. 5TAIR R l&E, SEE FLO :::,R F L.AN FOR AC TUAL..

REQUIRED 4 " MINIMUM AND 1.15- MA XlMIJM.
:2. STAIR R'JN <TREA D): FREF;RRED SIZE: 514ALL
NOT S E. L.E&S THAN 12" (R EO.JIRED \O" MINIMIJMJ
AS MEASURED !40f,i!lZONT A LLY SETU.IEEN Tl-lE
V ER TIC AL PLANES OF W E: NO! !: TREAD S.

3. CIMENS!C NAL. UN!FORMliY, TOLE:R A NC E:

S:Tl!!E:EN iME: LARGE.ST AND SMALLEST RISER
;.lE!GJ-.'T AND Ti-lE LARGEST AND SMA LLEST
TR!:AD 0 1:::? Ti-l 5-UAL.l. N::>T EXC EED 3/&- IN ANY
FLIG \.JT OF STAIRS.
4 . WJD Tl-1, il-!E UllD TI-1 OF STAIR'.l/AY.$ S~ALL NOT SE !..ES.S TIJA ~ 4,,: INC4ES. STA IRWAY S 5:RVINC":, A
OCCUP A-.:T LOAD OF LES& Ti-IA>,! SO S~ALL
WAY E A UllDTW NOT LESS Tl-!AN ~ INC l-!ES.

L.AN::>lNc..&, Tl-!E~.E &UAU. S E A fl .. OOR OR
LAND1Na AT i1-IE TOP ANO SOTTOM OF :AC~
&i .AIRl!.IAY O R &TAIR R\!N.. T..!E WIDTH OF Tl-lE
L.ANC1NGS SHALL NOT SE LESS T'-IAN T;.e UllD Tl-l
OF TMi= 5 TAli;wAY T;..f::: l S=Rv :::. sue..:

DIM9'15'0N5 N::ED NOT ::XC~ Ae IN':::I-F-5
L!.'l••ERE Tl-I:: $TAIR'JJAY 4.AS A &TR A!C.I-IT RUN.
6 . .,JANDRAIL&, l""tAY F'RO..eC T INTO Tl-!:: R;QLJIR EO L!JJD TI-I Ol&TANC E Of ~ 1/1' FROM EA C M ~105. r;.:.; TOP OF HANDR A IL-9, Si.lAL.L SE NO LOWER T..!AN
J..! INC ~& AND NOT IJl~ :JER TIJAN 3!> INCJ-\E&.

1. HEA DROO M, 5TAIR WAY .S ..Sl.lA!..L l,IA VE A
MINIMUM 1-!EADROOM C L::AR A NCE OF &O INCi-iE&
ME.0.SURED V ERTICALLY FROM A LINE
CONNECTION. Tl-lE EOC.E OF Tl-IE NOSING.. 6UCM
J,.l"E.ADR OOM SI-IA!..L SE CONTlt.UOUS .A60YE THE
STA IRUJAY TO T--1:: PO Ni UJ,,1!:R!: Tl-1!: WNE
INTERSECT& Tl-!E LANDING B ELOW. O NE TR!:AD
DEPT..! S:TOND THE SOTTOM RISER. i l-lE
MINll"'UM C!..EPRANC E s,..;,:.L!.. SE MA INTA JNED T--iE pJL..L WIDTH OF TjJE ..Si A IRIJ,JAY AND LANDING .

S. G.UAR DRAl!..5. A NY P ORTIO N OF AN

1.N~CLOS:D R A MP Of-! L.A),,,D ING Tl-lAT
:EXC~ 30 INCWE5 ""-SOV E GRADE OR FL.OOR
9 3..0W M.I..ST Ei: F ROTECTE:> 5 T A C,~~ O~IL
._'OT LE&& T--!.AN -'2 INCl-1::S.. OFENtNGS IN
GU.AR ~ 'L.& 51-iALL NO T A L.LOJ.I A .4 INC l-l
SP!-cR: TO F A&S. ! '-'E TRIAN~ 'JL A_Q. OPEN.1NG.S
i=ORHED ASOVE T,4::. fc.SE.Q. ANO 90iTOM OF
r ..:E GUARDRAIL ~ALL SE: sue~ T'-U.i 6 INCi-i
.SPi-ER=:5 NO'i P ASS i 4 Q.QUG:..i.
94CL0 5::0 UNDE.Q. STAIRUJAY.S, iJ-lE WALL A~ D
50FMT.S 0,::. TW: ENCL.Os:o U&ASLE SP .AC :

UNDER r;.i: &TAIR S s..!ALL S E P ROTEC!:.D :3Y A
i..4.!0UR F!RE-R:S1&T1YE-RATE CON&iRIJC TIO N.

TYF IC ALL Y FIN &!-lED ; ;.; SIS " TYPE "x '
G:YF'SUM SOA ~ C R EQJIVALENi ONE 140UR
RATED MATERIAL..
10 . FROFlLE, Tl-!E R A.Di.US O F CUR V ATURE AT n-1: NOS.ING 51-!ALl. SE NO UREA TER Tl-!AN '!/ lb INC--l.

A NOSINC":, NOT L:55 THAN , 1...: INC;.! SUT NOT
MORE THAN 1- V.4 INC UES .SUALL. SE P ROVIDED
O N STAIR'..!.IAYS Tl-l SOLID R IS:RS. S EV: LJNG
OF NOSING 5 =-t.AL.l. NOT ;:XCEEO 112•. R ISERS
5 --1.AU. s:: v E.Q.T1CAL OR SI.OPED UNCER T4E
TRSt-0 AS OVE Ti-IE UNOERS'OE o ;: Tl-,E "-OSINC,.

ASOVE Ai AN ANC.LE HOT MOfoi?E Tl-!AN 30
D:C:,RE:E:$ FR0."1 T,.lE: YEQTICA L . O P EN R ISERS
ARE F E.':.!l"'JTl::D. 0 ROV1D E:) il-!k i j l,iE O-=S-.tNC. ::!:TU./E;N TR::ADS DOES H:?i P E~ MIT i ..!E
PAS5t..GE QC A 4 INCIJ DIAMETER 5 ° ..(:;lc:0.

It SiA!R'.UA Y ILW..'M1NATION, AU. INTEQ.10R A D
:XTE.Q~ STAIRWAY S Sl.!AL!.. SE 0 RO VIO:D
Ll11T;J A M81N 5 TO ILLUMl~ TE Tl-IE STA RS,
INCUJD;NG THE LA.ND! GS k ND TREADS. FOR
1NTE.Q.IOR STAIR 5 Ti-!:0 ARTI=ICIA L L.JG --IT 501.!QCE 5--IA..l. S E CA.F'A S !..E Of IUUMlNAilON lRSACS
AND L ANDiNGS TO !..EY EL.S NO T LE&S Tj.JA1' I
FOOT CA"-,D!..E (II LUX) MEASURED A T T~E
c,-'TE.'-< OF TREA DS .A"IO LANDINGS..

12. SiAIR WAT IL.l.UMNATION AC TIVATION: FOR
INTER IOQ STA IRWAY .S T..l!:R; 5'-IAL.l. E!: A WAU..

SUJITCH AT : AC~ i=L.OOR L:VEL TO CONTROT--l!:' LJG -lilNG OUTLE:i UJ..(::.RE Tl-IE STAIR WAY l-lAS Six OR MORE RISERS, FOR EXTEQIOR
SiA!R Wt.Y S Tl-I: lLl.UMINt.TIOH 5!--ALL SE
CONTROLLED =R0 :"1 Tl-iE INSIDE T~ E. DWE-LING
UNIT.

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a, 3'?!04 Groto n 5t.
5orte 10 2
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5.tn D ie go. CA '32110
(656) ~5-15'31
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LL w, LWIW.sk ldssl9nstudlo a.co111
© COP Y R IGI-IT
4 11 ckulgn ctnd d-awl~ 11\dlcate d
here-In ar,e legal propsrt!:j or ak 1
design stud io.. Inc. Reprocilc tro n.
p.ibllu tro n. or rs-uss by a~ 11".Sthod.

In whole or p ¥t, wl t hout s xprst s
I.W'l ttan cor.s m. or •k1 ds•l9n •tudlo&,
Inc. Is prohibite d . No c h.Jngas , N II
be 111c1de to tM drcN1loga, t c,xt.
apscrrlccttron,. or p ags• without
I.W'1tten conss m. or t k1 ds•lgn •t udloa.

Inc. Ylsu.a l, ~ lcal, or s lectro nlc
cont.ctct or uss o r t hsss C2'aw ln91 ,1ncl
tpecrr1cc1Uone sh.a ll coM tltute the
c1ccept-1nce or ,1II lheM ro •trlc tlon•.

A RCI-IITECT ST AMP,

PROJECT TITLE,
KREMS

ADDITION
« REMODEL

SI-IEET TITLE,

ENLARGED

STAIR PLAN,
SECTION 4

DETAILS

DRAWING SET,
NO. D ATE CD SET
I &/ 3/ 2022 REV ISION
SET 0 1
2 B/2/2022 REV ISION
SET •2
3 212/20 23 REV ISION
SET •3

PROJECT NO ,
DATE, 3/20/2023
SCALE,

DRAFTED B Y, LT

SI-IEET NO,
" .
i
•
!C

DOOR STYLES
t
-
-
0 I
' I
' 1' ,)
')
," 11 , I , I
-,.-
~ G::)

VARIES VARIES
-
1=
,-
-
-- - -
'~ :~
'~ ~ I
I
I
I
II _
I
I
I
I - -
C0 G::)
DOOR SC~EDULE
SIZE
MK. LOCATION
WID™ HE
IGHT

IOO MAIN
5'-0"
6'-8" ENTRY
108 PA
NTR:Y 2'-a•·
6'-8"
'""" GUEST

BEDROOM
2'-6 • 6'-811
IOSlb GUEST

BEDROOM
6'-0•
6'-8"
110 GUEST 2'4" 6'-811 BATI-lROOM
111 POWDER t-b· 6'-8" ROOM
112 MUD ROOH 2'-811 6'-8"
113 DROP-OFF 2'-8" 6'-a" ZONE
114 TW0-5TALL
GARAGE 16
'-0" 1'-6"
201 MA6TER 2'-e"
6'-8" BEDROOM
202 MASTER
3'-0" 6'-8" BATHROOM
203 HER 2'-6" 6'-8" w.c.
204 1-115 2'-b" 6'-8" w.c.
20S MA5TER
3'-0" 6'-8" W.I.C.
206• BEDROOM ., 2'-8"
6'-8"
206b BEDROOM ., 6'-0" 6'-8"
201• BEDROOM 2'-8" 6'-8" '2
201b BEDROOM •4'-0"
6'-8" '2
208 BATHROOM 2'-6"
6'-8" '2
20'il BATHROOM ., 2'
-6" b'-6"
210 LAUNDRY 2'-e" 6'-8" 211 HER
BEDROOM 2'-6" 6'-8"
212 HER
BATHROOM 2'-6"
6'-8"
213 HER 2'-06"
6'-8" W.I.C,

GENERAL DOOR NOTES

1. CONTRACTOR TO VERIFY ALL ROUGH OPENINGS RELATED TO
DOOR t WINDOW 51ZE5, AND JAMB &IZES BEFORE ORDERING.

2. F~ING TO B!: PLACED OVER ALL EXTERIOR DOORS, WINDOWS, AND SIDELITES.

3. INSTALL DOORS f WINDOU.l& PER MANUFACTURER SPECIFICATIONS 4, ALL EXTEfc:!OR DOORS WI GLAZING TO I-IAYE TEMPERED GLASS w/LOUJ E II COATING.

S. INTERIOR DOORS TO BE I-PANEL, PRIMED ' PAINTED, SOLID CORE

SWING TYPE MATERIAL NOTES

P IVOT DOOR A CLAD CD

POCKET DOOR C WOOD

LEFT HAND B WOOD

DOUBLE B I--FOLD E WOOD

POCKET DOOR C WOOD
LEFT 14AND B WOOD
RIGHT HAND B WOOD 0

LEFT HAND G WOOD CD
GARAGE COOR F CLAD CD ®

RIGHT HAND B WOOD

POCKET DOOR C WOOD
RIC:d-lT HAND B WOOD
LEFT 1-lAND B WOOD

POCKET DOOR C WOOD R IGI-IT HAND B WOOD

SLIDING D WOOD

LEFT HAND B WOOD
DOUBLE Bl-FOLD E WOOD

RIGHT HAND B WOOD

POCKET DOOR C WOOD

RIGHT HAND B WOOD

POCKET DOOR C WOOD

RIGHT HAND B WOOD
NOTES
CD
0 AU GLAZING JN DOORS TO BE TEMPERED GLAS&
S~LOSING, SELF-LATCI-HNG, l-3/8M50LID CORE OR 20-MIN
ASSEMBLY. TYP FOR OPENINGS BETWEEN GARAGE • DUJ=-1..LING 0 NB1J OR REPLACEMENT GARAGE DOORS TO HAVE BATTERY'
BACK-UP INST ALL.ED FOR GAR.Au!:: DOOR OPENERS
(")
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design studios '""'
co ~-------- ::J
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ARO-!ITECTURE FIRM,
~k1 cl~Hlgn &t.udl~ . Inc.
a , 3904 Groton S L
Suite 102
0::: p,
5an Dlsgo. CL ~2110
(858) 345-75"3.1
• .,~5k. lde&lgMtudlo&.COlli
LL WIWl.&k. lddi&lgnetudfo&.COII\ •
IC> COPYRIGHT
All dealgn at\d drawing& lncflcatsd
hsna-ln .ars lsg.tl propert!:j of &k. l
dsslgn ,tudJo• rne. Rii!produetlon,
publlcatlOF\, Of re-Y6111 ~ •"::I 111,Slhod,
In whole ex part, without s xpre1t
IU"ltten con1111nt or ak.1 ckulgn ,tuc:Uo., In::, r, prohlbltisd. No ch.!lnge, WII be 11\dde to the c:t-.aw1119,. text,
,psclfl cat!OM, 0( p•ge• without
urlttsn con,snt o r sk. l ds,rgn &tudloe.,
Inc. Ylw"I, p~alc"I, Qr $1$ctronrc
conl<1ct or u11oe or these drolWI~• .and
apscrrr c.at lont ,hall con1tltute the
accsptMcs or all thsas rs,trlctlo,-.

ARCHITECT ST AMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SI-IEET TITLE,
DOOR

SCHEDULE

DRAWING SET,
NO. DATE CD SET
I REVISION b / 3/2022 SET "I 6 /2/2022 REVISION
SET
0 2
3 2/2/2023 REV
ISION
SET •3

PROJECT NO,
DATE, 3/20/2023

SCALE, NIA
DRAFTED i3Y , LT

SI-IEET NO,
A6,l
<.i
<tj
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MARK QTY. LOCATION ROUGH OPENING c ST'f"LE MATERIAL WINDOW SIZES A 2 \O'S 2'-6dx4'-0" CASEMENT FIBERGLAS&
e 6 110, 11!, 208,
2~. 210,212 4'-0"x2'-0M 1-!0RIZ. SLIDE FIBERGLASS CD
C I 211 6'-0"x2'-0" HORIZ. SLIDE FIBERGLASS
D 2 206,201 6'-0"x3'-b" OORIZ. SLIDE FIBERGLASS
E I IOI s·-0•xs'..a" HORIZ. SLIDE FIBERGLASS
G 3 IOI 6 '-0"x&'--&" 1-!CRIZ. SLIDE FIBERGLASS CD
\.j 2 201 1 '-0"x3'-6" !40RIZ. SLIDE F\6ERGLA55
J 2 211 3 '-0"x6'-8" FIXED FIBERGLASS CD
K 2 203, 204 2'-0"x3'-0" CA&EHENT FIBERGLASS, CD
L I 202 S1
-011 x3'-0" OORIZ. SLIDE FIBERC:lLA&& CD
M 2 \OS 2'-6"x&'-0" CA&EHENT Fl6ERC.LA55 CD
N I !OS 4'-0"xs'-0" FIXED FIBERGLASS CD
p 2 201 7'-0"xS'-0" 1-!0RIZ. SLIDE Fl6ERGLA55
R 3 IOI 6'-0"x2'-0" FIXED FIBERGLASS. CLERESTORY CD
5 I 211 6'-0"x&'-8" DOUBLE DOOR FIBERGLASS CD
T I IOI &'-O"x&'-e/ DOUBLE DOOR FIBERGLASS CD
u I \O'S S'-O"x8'-0" LEFT 1-!AND DOOR/FIXED FIBERGLAS& CD V I 106 lO'-O"xB'-0" 3-PANEL FIBERGLA5S STACKING: DOOR CD w I 106 26'-6"x6'-0" 5-PANB- FIBERCsLA55 SLIDE-AWAY DOOR CD GENERAL UIINDOUI NOTE$
CONTINUOU& FLA&l-41NG TO BE PLACED OYER ALL u.11NDOW&.

2. OWNER • CONTRACTOR TO V ERIFY 'TOGETHER ALL WINDOW QIJANTITIE5, 51ZE5, LOCATION, 5TYL.E5, • L.ITES BEFORE ORDERING.

3. ALL EME'Fii!:GENCY ESCAPE AND RESCUE OPENINGS Sl-lALL 14AVE THE FOLLOWING D IMENSION&, Tl-IE MINIMUM NET CLEAR OPENINU WIDTH DIMENSION &.!ALL 6E 20 INCi-iE&. t&<,c, RIO.l.3l T~E NET CLEAR OPENING DIMENSION& REQUIRED 6 Y T.115 SECTION &.!ALL 6E OBTAINED 6Y Tl-IE NORMAL OFERATION OF Tl-IE EMERCiENCY E6CAPE AND RE&CUE OPENING FROM THE INSIDE. VERIFY Tl-4AT EMERCiENCY ESCAPE WINDOWS COMPLY WITH Tl-lESE REQUIREMENTS.
◄. WINDOWS TO HAYE A MAX. U-FACTOfii!: OF .30 AND A MAX SHC:i:C OF .23 S. ALL WINDOWS TO HAVE LOWE II COATING ~ YERIF1' w/ WINDOW MANUFACTURER CONSULTANT FOR OPTIMAL ENERGY REDUCING DESIGN BEFOfii!:E ORDERING.

G) TEMPERED GLA65 - GC VERIFY w/ WINDOW PROVIDER UJI-IERE TEMPEfo?ED GLASS IS REQUIRED 0 WINDOW TO MEET EGRESS REQUIREMENTS (SEE GENERAL WINDOW NOTE •3 ABOVEJ UIINDOUI MAKE • MODEL
MAKE,
FINl&l-1/COJ...OR,
l-MRDWARE,
GRIDS,
VERIFY w/ OWNER
VERIFY w/ OWNER
VERIFY w/ OWNER
SEE EL.t:-Y ATIONS
NOTES
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ARCl-41TECTURE FIRM,
5k.7 ds!llgn studios, Inc.
d: 3~4 Groton St.

Suite 102
0:::: p,
San Oleg::>, c.t. 92110
(858) 345--75-97
um-e5lc., ldssign5tudlo5.com
LL w, www.slc..7ds!llgMtudlos.com
© COPYRIGl-4T
All design and d"awlng5 !ndlcdted
here-In are lsgal propsrt~ of &lc..7
ds&!gn &tudlo!I, Inc. Reproducti on.
publlcatlon, or rs-uss ~ a~ method,
In whole or p«t, without s xprsss
LW"ltten con,snt o r &le.. 7 de&rgn studlO!I,
Inc. I& prohibited. No changss sh.!11
bs mads to ths cro.u1ngs, ts xt.
5psc1r1catlon&, or p.,ass without
wrlttsn con,snt or slc.7 de:slgn stud!05,
11'\C. Vlwa l. p~slcal, or electronic
contact o.- u&e of thins d"awlng5 <11'\d
apecrrrcatloM shall co111trtuts ths
accsptance or all the5s restrictions.

ARCl-41TECT $TAMP,

PROJECT TITLE,
KREM6

ADDITION
4 REMODEL
$1-4EET TITLE ,
WINDOW
SCt-lEDULE
DRAUIING $ET,
NO. DATE , CD &ET
I 6 /3/2022 REV1$10N
SET • 1
2 B/2/2022 REVISION
SET •2
3 2/2/2023 REV ISION
$ET •3

I PROJECT NO ,
DATE, 3/20/2023

SCALE, NIA

DRAFTED B Y, LT
Sl-4EET NO,

MECHAN ICAL NOTES

1. INSTALL lUB·SI-IOUJER COM. 5HOWER14EAD5 TO HAYE
MAX. 2.0 G.P.H. FLOUI.

2. INSTALL LOW FLUSI-I TOILET· 1.26 6.P.M. AND MAXIMUM 1.2

6.P.M. FLOW ON LAVATORY FAUCETS. TOILETS TO 14AYE 15•
MIN. CLEARANCE FROM SIDES AND 24" IN FRONT.

3. EXTEND HEAT D\JCT5 TO NEUJ F.A.U.

4. STAE 14EALTI-I AND SAFETY CODE (SEC 17921'3 BANS Tl-IE U$E OF C~LORINATED POLIVINYL C~LORIDE /CPVCJ FOR
INTERIOR WATER SUPPLY AND PEX.

5. PERMANENT VACUUM BREAKERS SI-IALL BE INCWDED
WITI-I ALL NEW l-405E BIBBS.

6. ALL ABS • PVC PIPING • FITTIN65 SI-IALL B E ENCLOSED WITI-IIN WALLS .a FLOORS COVERED UllTl-4 •tTPE X 6 YP5UM BO.ARD" OR SIMILAR ASSEMBLIES TI-IAT PROVIDE THE SAME
LEV EL OF FIRE PROTECTION. PROTECTION OF MEMBRANE
PENETRATIONS 15 NOT REQUIRED.

7. ATTIC/ UNDER-FLOOR INSTALLATIONS MU5T COMPLY
WITH SECTIONS S04, '308, AND '305 OF Tl-IE CALIFORNIA
MECHANICAL CODE {CMCJ I C.R.C.
8, PROVIDE KITCHEN FAUCETS WITH A MAXIMUM FLOUJ Or

1.8 GALLONS PER MIN <GPMJ.

9. PROVIDE 5 AIR CHANGES PER I-IOUR FOR BATl-lROOM
AND LAUNDRY ROOM vENTILA TION.

10. AU PLUMBING FIXTURES AND FITTINGS UJILL ElE UJA TER CONSERVING AND WILL COMPLY WITl-l THE 2016 CGB5C.

II. PER 201& CG65C, PLUMBING FIXTURES (WATER
CLOSETS AND URINALSJ AND FITTINGS /FAUCET$ AND
Sl-lOuJERl-4EADSJ 514ALL BE INSTALLED IN ACCORDANCE WJTl-4 Tl-lE CALIFORNIA PLUMBING CODE.

12. PER 201& GREEN CODE ANY INST AUED GAS
FIREPLACE 5HALL BE A DIRECT-VENT SEALED-COM6U5TION
TYPE. ANY INSTALLED UJOODSTOVE OR PELLET STOVE SHALL
COMPLY WITl4 U.S. EPA Pl-lASES II EMISSION LIMITS WHERE APPLICABLE. UJOODSTOVE$, PELLET 5TOVE$ AND
FIREPLACE5 SHALL ALSO COHPL Y ITf-1 APPLICABLE LOCAL
ORDINANCES.

13. PER 2016 GREEN CODE MECHANICAL EXHAUST FANS
WI-UCl-l EXHAUST DIRECTLY FROM BATI-IROOMS 51-!ALL
COMPLY WITH T14E FOLLOWING,
I. FANS SHALL BE ENERGY STAR COMPLIANT AND BE
DUCTED TO TERM IN A TE OUTSIDE Tl-IE BUILDING.

2. UNLESS FUNCTIONING AS A COMPONENT OF A UJl-40LE
1-KXJSE VENTILATION SYSTEM. FANS MUST BE CONTROLLED BY
A HUM!DSTAT LUi-41CH SHALL BE READILY ACCESSIBLE.

HUMIDSTAT CONTROLS SHALL BE CAPABLE OF AD..USTMENT
BETWEEN A RELATIVE I-IUMID1TY RANGE OF 50 TO 80
PERCENT.

16. UJ!-IEN A 5!-IOWER 15 PROVIDED WITH MULTIPLE SHOWER I-IEADS Tl4E SUM OF FLOW TO ALL THE !-!EADS SHALL NOT
EXCEED 1.8 GPM • 80 PSI, OR Tl-lE SHOWER SHALL BE
DESIGNED 50 THAT ONLY ONE HEAD 15 ON AT A TIME.

HANDHELD SHOWERS ARE CONSIDERED SHOWERHEADS. CGC

4.303.1.3.2.

17. ALL EXISTING 11NONCOMPLIANT" FIXTURES <TOILETS THAT USE MORE T!-IAN 1.6 GALLONS OF WATER PER FLUSl-t, URINALS TI--IAT USE MORE Tl-lAN ONE GALLON OF WATER PER FLUSH
51-K>UJERHEADS THAT I-IAVE A FLOuJ CAPACITT OF MORE
THAN 2.5- GALLONS OF WATER PER MINUTE, AND INTERIOR
FAUCETS TI-IAT EMIT MORE THAN 2.2 GALLONS OF WATER PER
MINUTEJ SHALL BE REPLACED. CERTIFlCATlON OF
COMPLIANCE SHALL BE GIVEN TO Tl-IE BUILDING INSPECTOR
PRIOR TO FINAL PERMIT APPROVAL CALIFORNIA 58407,

18. ALL HOT WATER PIPING SIZED ~ • OR LARGER 15
REQUIRED TO BE IN&ULATED AS FOLLOWS t• PIPE SIZE OR
LESS, I" T!-IICK IN&ULATION. LARGER PIPE SIZES REQUIRE
I~" T!-11CK INSULATION, NOTE· IN ADDITION. Tl-IE Y.l• SIZE HOT WATER PIPE TO Tl-IE KITCHEN SINK 15 REQUIRED TO BE
INSULATED.

E5 I50.0(JJ2.
1'9. IF APPLIES BELOW GRADE OOT WATER PIPING 15
REQ\JIRED TO ElE INSTALLED IN A WATERPROOF
AND NON-CRU$~AElLE SLEEVE OR CASING THAT AUOUJS FOR

REPLACEMENT OF BOTH TI--IE
PIPING AND INSULATION. ES 150.0{JJ

20. BATHROOM REQUIRE EXl-lAUST FANS /MINIMUM SO CFMJ
TO BE DUCTED /4"J TO Tf-lE EXTERIOR, AU FAN5 INSTALLED

TO MEET ALL OF THE PRECEDING REQUIREMENTS MUST BE
SPECIFIED AT A NOISE RATING OF LESS T!-IAN I •soNEw

21. EXHAUST DUCTS AND DRYER VENT& SHALL B!:.

EQUIPPED WITµ BACK-DRAFT DAMPERS.

22. &HOWER COMPARTMENTS AND BATI-ITLIBS UJJT!-1
INSTAUED 5HOWER f-lEADS $1-lAU ElE FINISHED WITf-1 A
NONABSORBENT SURFACE TI-IAT EXTENDS TO A !-!EIGHT OF
NOT LESS THAN 6 FEET A60VE Tl-IE FLOOR.

23. PROVIDE LAVATORY FAUCETS WITI-I A MAXIMUM FLOW
OF 1.2 GALLONS PER MINUTE {GPMJ

24. PROVIDE KITCl-1EN FAUCETS UJITf-1 A MAXIMUM FLOW OF

1.8 GALLONS PER MINUTE <G:PMJ

25. PROVIDE S!-IOWER HEADS WITH A MAXIMUM FLOW OF 1.8

GAUONS PER MINUTE /GPHJ

26. PROVIDE WATER CLOSET WITI-I A MAXIMUM FLOW OF 1.28
GALLONS FLUSH {GPFJ

27. PERMANENT VACUUM BREAKERS S!-IALL BE INCLUDED
WIT!--1 ALL NEW HOSE B IBBS.

28. PLUMBING FIXTURES {WATER CLOSETS AND URINALS)
AND FITTINGS {FAUCETS AND S!40WERHEADSJ SHALL BE
INSTALLED IN ACCORDANCE WIT!-1 Tl-IE CALIFORNIA PLUMBING CODE.
2'9. Tl-IE CONTROL VALVE IN SI-IOUJERS, TUBISHOUJERS,

BATI-ITUBS, AND B IDETS MUST BE PRESSURE BALANCED OR
TI-IERMOSTATIC MIXING VALVES. <CPC SECTIONS 408, 40'9, 410)

30. GAS WATER 1-4EATER5 INSTAU.ED TO SERVE INDIVIDUAL

DWELLING UNITS SHALL MEET THE FOLLOWING DESIGN
REQUIREMENTS:

30.1. GAS P IPING SIZING BASED UPON A MINIMUM INPUT
OF 200,000 BTU/HR.

30.2. A CONDENSATE DRAIN INSTALLED NO 141GI-IER THAN
2" ABOVE THE BASE OF THE !-!EATER THAT ALSO ALLOWS
FOR GRAVITY DRAINAGE.

30.3. Tf-lE "El" VENT INSTALLED IN A STRAIGf-lT POSITION FROM Tl-IE ROOM CONTAINING THE UJATER HEATER TO Tl-IE
R OOF TERMINATION. (FOR R..ITURE POSSIBLE SLEEVING
FOR 1-1161-1 EFFICIENCY HEATER VENTING.J

30.4. A 120-YOLT RECEPTACLE ACCE&SIBLE TO THE
f-lEATER INSTAUED WITf-llN 3'.

31. INSTANTANEOUS WATER 1-4EATER5 51-!ALL HAYE
1$0LATION V ALVES ON BOrn Tl-lE COLD AND Tl-lE f-lOT WATER PIPING LEAVING Tf-lE WATER HEATER COMPLETE WITf-1 H05E
BIBIS OR OTHER FITTINGS ON EACH VALVE FOR FLUSHING Tl-I WATER HEATER WHEN Tl-IE VALVES ARE CLOSED.

32. All DOMESTIC HOT WATER PIPING TO 14AYE THE
FOU.OWING MINIMUM INSULATION INSTALLED: 112" PIPE 012"
INSULATION), 314 • PIPE n• INSULATION). 1" TO 1-1/2• PIPE {!'112" INSULATION). ADDITIONALLY THE 112" HOT WATER PIPE TO THE KITCHEN SINK, AND Tl-IE COLD-WATER PIPE WIT!-IIN 5' OF THE WATER HEATER BOTH REQURE I" MINIMUM INSULATION.

33. PRIOR TO FINAL INSPECTION THE LICENSED
CONTRACTOR, ARC!-IITECT OR ENGINEER lN RESPON51BLE
CI-IARGE OF Tl-IE OVERALL CONSTRUCTION MUST PROVIDE TO

THE BUILDING DEPARTMENT OFFICIAL WR ITTEN VERIFICATION
THAT ALL APPLICABLE PROVl5I0N5 FROM Tl-IE GREEN

BUILDING STANDARDS CODE HAYE BEEN IMPLEMENTED AS
PART OF THE CONSTRUCTION.

ELECTRICAL NOTES
I. INSTALL SWITCHES, OUTLETS, AND FIXTURES AS PER
PLAN,
AJ TAMPER RESISTANT RECEPTACLE5 FOR ALL
LOCATIONS DESCRIBED IN 21052 {I.E., All. RECEPTACLES IN A DUJELLINGJ.

AJ UJEA rnER RE$1$ TANT TYPE FOR RECEPT AGLE&
INSTALLED IN DAMP OR UJET LOCATIONS /OUTSIDEJ.

B J ARC-FAULT PROTECTION FOR ALL OUTLETS (NOT ..UST

RECEPT ACLESJ LOCATED IN ROOMS D ESCRIBED IN NEC
210.I2f6J, FAHIL Y , LIVING, BEDROOM&, DINING, l-1AU$, ETC.

CJ GFCI PROTECTED OUTLET$ FOR LOCATIONS DESCRIBED
IN NEC 210.8: KITCHENS, GARAGES, BAT!-IROOMS, OUTDOORS, WITI-IIN 6 ' OF A SINK, ETC.

2. EXISTING SERVICE ASSUMED TO BE ADEQUATE.

UPGRADE SERVICE TO " " AMPS 15 REQUIRED.

3. INST ALL SMOKE DETECTOR PER C.B.C , C.R.C. SEC
'302.2. 10.1.2 IN I-IALLWAYS AND SLEEPING AREAS.
◄. LIGHTING IN BATHROOMS, GARAGES, LAUNDRY ROOMS,
UTILITY ROOMS. AND OTHER ROOMS SHALL EITHER BE !-IIGH

EFFICACY LUMINARIES OR SHALL BE CONTROLLED BY A
VACANCY SENSOR {OR DIMMER FOR Tl-IE OTHER ROOMS
ONLYJ.
5 . OUTDOOR LIG!-nlNG 51-!ALL BE !-l!GH EFFICACY
LUMINARIES OR SHALL ElE CONTROUED BY A Pf-JOTO
CONTROU MOTION 5ENSOR COMBINATION.
&. BEDROOM OUTLETS SHALL BE PROTECTED BY AN
ARC-FAULT CIRCUIT.

7. ADDITIONAL SMOKE ALARMS SHAU. BE PROVIDED AT
THE TOP OF EACH STAIRWAY LANDING AND S!-IALL BE
PROVIDED IN AU HABIT ABLE SPACE$ EXCEPT KITCf-lEN5.
e. AT LEAST HALF THE INSTALLED WA TT AGE OF LUMINAIRES
1N KITC!-IENS 51-!ALL BE HIGH EFFICACY AND THE ONES THAT ARE NOT MUST BE 5WITCl-1ED 5EPARATEL Y.

9. ALL SMOKE ALARMS SHALL BE LISTED IN ACCORDANCE
WITI-I UL 217 AND INSTALLED IN ACCORDANCE WITH Tl-IE
PROV1I510NS OF Tf-lE GOVERNING CRC AND T~E ~OU5El-10LD
FIR WARNING EQUIPMENT PROVISIONS OF NFPA 12. SYSTEMS

AND COMPONENTS SHALL BE CALIFORNIA ST ATE MARSHAL
LISTED AND APPROVED IN ACCORDANCE WITH CCR. TITLE 19
DIVISION I FOR Tf-lE PURPOSE OF w~,c~ Tf-lEY ARE
INSTALLED.

10. SMOKE ALARMS , CARBON MONOXIDE ALARMS SI-IALL
RECEIVE T!-IEIR PRIMARY POWER FROM THE BUILDING WIRING
PROVIDED THAT .SUCH WIRING 15 SERVED FROM A

COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A
BATTERY BACK-llP. SMOKE ALARMS WITH INTEGRAL

STROBES THAT ARE NOT EQUIPPED WITH BATTERY BACK-UP
514ALL BE CONNECTED TO AN EMERGENCY ELECTRICAL
SY5TEH. SMOKE ALARMS Sl-lALL EMIT A $1GNAL UJHEN Tf-lE
BATTERIES ARE LOW. WIRING SHALL BE PERMANENT AND
WITHOUT A Dl5CONNECTIN6 SU/ITCH OTI-lER THAN AS
REQUIRED FOR OYERCURRENT PROTECTION.

11. Wl-lEN MORE THAN ONE 5MOKE DETECTOR 15 REGXJIRED
TO BE INSTALLED WIT~IN A UNIT Tf-lE SMOKE ALARM SHAU
BE INTERCONNECTED IN SU~ A MANNER Tl-I.AT Tl-IE
ACTIVATION OF THE ALARM WILL ACTIVATE ALL Tl-lE ALARMS
AT THE SAHE TIME.

12. PROVIDE CARBON MONOXlDE ALARMS OUTSIDE OF
EACH SEPERATE DWELLING UNIT 6LEEPING AREA IN ™E
IMMEDIATE VICINITY OF Tl-IE BEDROOH<SJ, ON EVERY LEVEL

OF A DWELLING,

13. 51NGLE AND MULTIPLE-STATION CARBON MONOXIDE
ALARMS 5!-IALL BE LISTED AS COMPLYING WlT!-1 THE
REQUIREMENTS OF UL 203◄. CARBON MONOXIDE DETECTORS

SHALL BE LISTED AS COMPLYING WITH THE REQUIREMENTS
OF UL 2075.

14. IN EXISTING DWELLING: UNITS A CARBON MONOXIDE
ALARM 15 PERMITTED TO BE SOLELY BATTERY OPERATION

WHERE REPAIRS OR ALTERATIONS DO NOT RESULT IN THE
REMOVAL OF WALL AND CEILING FINISHES OR Tl-~ERE 15 NO
ACCESS BY MEANS OF ATTIC, BASEMENT OR CRAWL SPACE.

15. CARBON MONOXIDE ALARM$ FOR TEH PROPOSED
PROJECT ARE NOT PERMITTED TO ElE BATTERY OPERATED

ANDO SHALL RECEIVE TI-IEIR PRIMARY POWER FROM THE
BUILDING WIRING IN ACCORDANCE WITH SECTION R315.l.1.

I&. Wl-lERE HORE T~AN ONCE CARBON MONOXIDE ALARM
15 REQUIRED TO BE INSTAUED UJITHIN THE DUJELLING UNIT OR

WJTI-UN A SLEEPING UNIT THE ALARM SHALL BE

INTERCONNECTED IN A MANNER THAT ACTIVATION OF ONE
ALARM S~ALL ACTIVATE AU OF Tf-lE ALARMS IN Tf-lE
INDIVIDUAL UNIT. SECTION R3I5.2.2.
11, SINGLE- AND MULTIPLE-STATION CMA'a SHALL BE 'LISTED AS REQUIREMENTS OF UL 201 ◄. CAROONOXlDE DETECTORS
SHALL BE LISTED AS COMPLYING IWTH THE REQ\JIREHENTS
OF UL 207&. [5EC.R315.31

18. OUTDOOR LIGHTlN6: ALL LUMINAIRES MOUNTED TO THE
BUILDING OR TO OTl-lER BUILDING5 ON Tf-lE $AME LOT $HAU ElE f-llGf-1 EFFICACY LUMINAIRE5 OR HU5T ElE CONTROLLED BY A MOTION SENSOR AND CONTROLLED BY ONE OF THESE:

PHOTOCONTROL

OR ASTRONOMICAL TIME CLOCK OR ENERGY MANAGEMENT
CONTROL SYSTEM /EMCSJ.

19. SMOKE ALARMS OVER 10 YEARS OLD WILL BE
REPLACED.

20. CARBON MONOXIDE ALARMS AND SMOKE DETECTORS
WILL BE A MINIMUM OF 3 FT FROM ANY AIR PRODUCING
DEVICE 1.E. CEILING FANS, SUPPLY AND RETURN AIR.

21. KITCHENS: ALL THE INSTALLED WA TT AGE OF LUMINARIES IN K ITCHENS 51-lALL BE !-IIGH EFFICACY AND SHALL HAYE A MANUAL ON/OFF 1N ADDITION TO A VACANCY SENSOR OR
DIMMER. UNDER CABINET LIGHTING SHALL BE &WITCl-lED
SEPARATELY.

22. LIG!-ITING IN GARAGES, LAUNDRY ROOMS AND UTILITY
ROOMS: ALL LUMINAIRES SHALL BE HIGH EFFICACY AND AT

LEAST ONE LUMINAIRE IN EACH OF THESE SPACES SHALL BE
CONTROLLED BY A VACANCY SENSOR.

23. OTHER ROOMS: ALL LUMINAIRES SH.ALL BE !-IIG:H
EFFICACY AND SHALL !-IAVE A MANUAL ON/OF IN ADDJT10N
TO A VACANCY SENSOR OR DIMMER.

24. THERE UJILL ElE A MINIMUM OF 2 5HALL APPLIANCE
BRANG~ CIRCUIT$ WIT~IN THE LOCATION$ SPECIFIED IN
ARTICLE 210.&2{6J, I.E. KITCHEN AND DINING: AREAS.
2&, OUTDOOR LIGHTING: ALL LUMINAIRES MOUNTED TO THE
BUILDING OR TO OTf-lER BUILDINGS ON Tf-lE SAME LOT SHALL BE HIGH EFFICACY LUMINAIRE5 AND HUST BE CONTROUED
BY A MANUAL ON AND OFF SWITCH. AND CONTROLLED BY

ONE OF THESE AUTOMATIC CONTROL TTPES, PHOTOCONTROL
AND A MOTION $EN$0R, OR ASTRONOMICAL TIME CLOCK,

OR ENERGY MANAGEMENT CONTROL SYSTEM /EMCSJ

26. !-!EATING AND AIR CONDITIONERS SHALL BE SIZED,
DESIGNED AND I-JAVE THEIR EQUIPMENT $ELECTED USING
Tf-lE FOLLOUJING HETf-lODS,
aJ Tl-IE HEAT LOSS AND HEAT GAIN 15 ESTABLISHED
ACCORDING TO ANSI/ACCA 2 MANUAL J-200 ◄
/RESIDENTIAL LOAD CALCULATION, AS~RAE

HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE
OR HETf-lODS.
b J DUCT SYSTEMS ARE SIZED ACCORDING TO ANSI/ACCA I
MANUAL D -2009 (RESIDENTIAL DUCT SYSTEMS) ASH.RAE

HANDBOOKS OR OTHER EQUIVALENT DESIGN SOFTWARE

OR METHODS
cJ SELECT HEATING AND COOLING EQUIPMENT ACCORDING
TO A5NS1/ACCA 3 MA1'\JAL 5-200◄ (RESIDENTIAL

EQUIPMENT SELECTION)

ELECTRICAL LEGEND
~j? • FAN <f~
~op
<1~ • CEILING FAN/ LIG~T
0 "' CEILING INCANDE5CENT
1-0 " WALL INCANDE5CENT
® = LED RECESSED CAN
® : PENDENT
.a. • LED WALL SCONCE
Im • LED FLOOR LIGHT
: LED COYE LIG:I-ITING
~ • FLORESCENT FIXTURE
= • LED TRACK LIG~T
® , 5HOKE DETECTOR
@ • CARBON MONOXIDE ALARM
El • DOOR CHIME
0 • FAN
~ • FAN/ LIGHT
8 • TELEVISION OUTLET
0 • ..UNCTION BOX
=@WP :a WEATHER PROOF OUTLET
-e :a SINGLE RECEPTACLE OUTLET
=@ • DUPLEX RECEPTACLE OUTLET
:@ • TRIPLEX RECEPTACLE OUTLET
=@ • QUAD RECEPT AGLE OUTLET
=© • SPECIAL PlJRPOSE OUTLET
.=@ 220 • 220 OUTLET
f-<] • TELEPHONE OUTLET
f--<111 • COMPUTER DAT A OUTLET
(I· • THERMOSTAT
$ • SINGLE POLE SWITCl-4
$3 • Tl-lREE-uJAY SWITCH
$4 • FOUR-WAY SWITCH
$D • DIMMER SWITC!-1
$DS • DOOR SWITCH
$MS • MOTION SENSOR SWITCH
-+ : 1-K>SE BIB
,. CONTRACTOR TO VERIFY LOCATION •

STYLES OF ALL ELECTRICAL, PLUMBING
AND MECI-IANICAL FIXTURES w/ OWNER
BEFORE IN$ T ALLA TION. ,.

HERS NOTES
I. AN ELECTRONICALLY SIGNED AND REGISTERED
INSTAUATION CERTIFICATE/SJ /CF2RJ POSTED ElY THE
INSTAUING CONTRACTOR &HALL ElE &UElMITTED TO
T14E FIELD INSPECTOR DURING CONSTRUCTION AT Tl-IE
BUILDING SITE. A REGISTERED CF2R WILL HAVE A
UNIQUE 21-016IT REGISTRATION NUMBER FOUOUJS BY
FOUR ZEROS LOCATED AT Tl-!E BOTTOM OF EAC!-1
PAGE. n-lE FIRST 12 DIGITS or Tl-4E NUMBER WILL
MATCH Tt-lE REGISTRATION NUMBER OF Tl-IE
ASSOCIATED CFIR. CERTIFICATE OF OCCUPANCY uJILL
NOT BE ISSUED UNTIL FOR MS Ci=2R 15 REVIEWED AND
APPROVED.

2. AN ELECTRONICALLY SIGNED AND REGISTERED
CERTlFlCATE{SJ OF FIELD VERIFICATION AND
DIAGNOSTIC TESTING {CF3RJ SHAU BE POSTED AT
Tl-IE BUILDING SITE BY A CERTIFIED 1-1"::RS RATER. A
REGISTERED CF3R WILL HAYE A UNIQUE 2:>-DIGIT

REGISTRATIO NUMBER LOCATED AT THE BOTTOM OF
EAC!-1 PAGE. Tl-!E FIRST 20 D IGITS or Tl-IE NUMBER
WILL MATCH TH.E RE615TRATIO NUMBER OF n-l: ASSOCIATED CF2R. CERTIFICATE OF OCCUPANCY WILL NOT BE ISSUED UNTIL CF3R 15 REVIEWED AND
APPROVED.

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4.11 de$lgn ,1/'d 0-awl~ lndlcatsd
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p.ibllcatron. ex re-u,s bt.:J any Mthod.

In whols ex part, without sxp-eu
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ba m.,cie to this c:ro.u1ng11. tsxt. 11peclrledtlon•. or pag.,, without v1tten con18nt or sk. l c:Wnlgn ,tudro.,
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contact or u&t• or thees drawrng, .snd
spsclflc.ttlona ahall con,tltule the
o1cceptance or a ll thsss restrlctlont.

ARCl-llTECT 5T AMP,

PROJECT TITLE
KREM5

ADDITION
4 REMODEL
5HEET TITLE,

ELECTRICAL,
MECI-IANICAL, 4

PLUMBING NOTES
DRAWING $ET,
NO. I DATE CD $ET
6/3/2022 REVl510N
5ET •1
2 8/2/2022 REVISION
$ET •2
3 2/2/2023 R EVISION
$ET •3

PROJECT NO,
DATE, 3/20/2023
/A

DRAFTED BY , LT

SHEET NO,
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SHEET NOTES
ALL Llc.MTING TO eE LED L161-f'TIN6 U.O.N.

AU RECESS-:D CAN!, t PENDANT!, TO 1!3!: ON
D l'1M=R ewITCME~.

GiC TO VERIFY Wm-I OUNER LOCATION OF AU.

LIGHT6, ewrrc~. AND OUTLET& eEFORE
IN6TALUNG.

TOE KICK AND UNDER UPPER CA5INET LED
LIG+ITINU.

ELECTRICAL METER

G AS METER
&TA!l-1 LIGI-ITING

WALL KEY,
----■ <NJ 2x WALL
===:.S:,:IJ (E)2xWALL
C=>ITE!>LINE
---- CEILING 14EIGl4T OF l!>' OR ~EAT'!:R

ELECTR ICAL LEGEND
• FAN
• CEIUN6 !HCANDE&CEMT
• WAL1. INCANDeGEHT
• LED RECE~ CAN
• PENDENT
• LEO COYE LIG1-nn,4u
c:::::::::::::J • FLORe.c.ENT FIXTURE
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El • DOOR o-!IME
0 • FAN
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=@ • DU0 LEX RECEPTACLE OUTLET
a@ • TRIPLEX RECEPTACLE. OUTLET
=@ • QUAD RECEPTACLE OUTlET
=© • 5PECIA.L PURP06E OUTLET
=@220 • 220 OUT\.ET
f--.3 • TEL.EPHONE ~
~ • COMPUTER DATA OUTLET
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-+ • I-IOSE 6 15
MECl-!ANICAL LEGEND
3 (E.) TA~'llQE.56 WATER l-lEATel TO 6E

REPLACED/UPGRADED
(E) FAL! TO BE '.!!EPLACED/UPGRADEO
<NJ ,MC UNJT
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2 _______ _
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ds1l9n &tudlo&, Inc. fc.sproductlon,
publlcatlol\ ex rs--u,e qi any Mithod,
In whole ex part. without SX):::il'SH
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Inc. 11 prohibited. No chi11ngs1 eNII
be 111<1de to the c:t'awlngt, tsxt,
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ARCl-!ITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL
51-!EET TITLE,

MAIN FLOOR

ELECTRICAL
PLAN

DRAWING &ET,
NO. D ATE CD &ET
I 6 / 3/2022 REVl&ION
&ET 0 1
2 8 /2/2022 REVl&ION
&ET •2
3 2/2/2023 REVISION
&ET 0 3
I
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PROJECT NO,
DATE, 3/ 20/2023
SCALE: 1/4 " e 1'-Q"

DRAFTED BY, LT
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$CALE, 1)' a l'-0 " \_!:.) I
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ALL LIGI--ITING TO B!: LED ll6MTINl:i U.O.N.

ALL RECE56ED CAN~ C PENDANT& TO ee ON
DIMMER !,IJJITa,&e,.

UC TO VERIFT' l!.ffi.l OJ.t.lE.li!: LOCATION OF AU
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CENTERLINE
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ELECTRICAL LEGEND
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AR CHITECT STAMP,

PROJECT TITLE,
KREMS

ADDITION
4 REMODEL

SHEET TITLE,
SECOND
FLOOR

ELECTRICAL
PLAN

DRAUJING SET,
NO. DATE CD 5ET
<&/3/2022 REVISION
SET •1
8/2/20:22 REVISION
SET •2
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PROJECT NO,
DATE, 3/2012023
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6" MIN.

NOTES :

WS\\1-1 - AB
w

SHEAR REINFORCEMENT
PER 5/WS\\1-11 \\1-IEN
REQUIRED.

SLAB ON GRADE FOUND ATION

1. SEE 2/WSWHl FOR DIMENSIONS AND ADDITIONAL NOTES.

2. SEE 5/WSV.1-11 FOR SHEAR REINFORCEMENT i HEN REQUIRED.

3. MAXIMUM H = I,-d. SEE 3/WSWHl AND 4/WS\\1-11 FOR 1,. r WS\\1-1-AB
WS\\1-1 - AB
6)f
w

MINIMUM CURB/STEMWALL
"1DTH PER 5/WS\\1-11

SHEAR REINFORCEMENT
PER 5 /WS\\1-1 1 WHEN
REOUIRED.

CURB OR STEM WALL FOUNDATION
WS\\1-1-AB DESIGNER IS PERMlillO TO MODIFY
DETAILS FOR SPECIFIC CONDITIONS. MINIMUM CURB/STEMWALL I l'llDTH PER 5/WSWHl

SHEAR REINFORCEMENT
PER 5/WSWHl WHEN REQUIRED
6" MIN. .... .

Y,w
w I'/

IN TERIOR FOUNDATION BRICK LEDGE FOUNDATION
WSWH MODEL NO. PANEL MODEL
wsy.i;-A81x24
WS'Mi-ABlx24HS WSWH12. WS'M-f-A81x30 WSWH1B AND WS WH-A81x30HS WSWH24 WSWH - A81'36 WSWH -AB1,36HS
LENGTH

HS ON HIGH STRENGTH MODELS
'- HEAVY HEX NUT FIXED
"-- IN PLACE ON ALL

YISWH- AB ANCHOR
BOLTS

HEAVY HEX NUT
DIAMETER LENGlH
1· 24"
1" 24"
1· 30"
1· 30"
1· 36"
1" 36"
I,
15),"
15)1"
21),"
21)1"
27)1"
27½"
WSWH - HSR_KT
ff.Tl HIGH STRENGTH ltlJ '- COUPLER NUT
WSWH PANEL MODEL NO. MODEL
WSWH 12. VISWH-HSR1,24KT WSWH 1B AND
WS~H24 VISWH-HSR1>36KT

WSWH-HSR

AND WSWH - AB

ASSEMB LY
ASSEMBLY I, = WS\\1-1 - AB 1, +
WSWH-HSR I,+6Y,"
DIAMETER LENGlH
,.. 24"
1· 36"
TOP OF

CONCRETE
WS\\1-1- HSR

CUT TO LENGTH

AS NECESSARY

HIGH STRENGTH

COUPLER NUT
WSWrl-AB
I,
17)1"
29)1"
N
0 N
--s::rN
--
C'0
_J
~ I2
co
=>
Cl)
ICl)
0:::

TB D LL
STRONG-WALL® WSWH ANCHORAGE TYPICAL SECTIONS WSWH ANCHOR BOLTS 3 WSWH ANCHOR BOLT EXTENSION 4 WSWH ANCHOR BOLT TEMPLATES STRONG-WALL•

HIGH STRENGTH

WOOD SHEARWALL

SLAB OR CURB AND

SURROUNDING FOUNDATION

NOT SHOIIN FOR CLARITY
WS\\1-1-AB
Y,w

FOUNDATION PLAN VIEW
WSWH ANC HORAGE SOLUTIONS FOR 2500 PSI CONCRETE
WSY.H- A81 ANCHOR BOLT
DESIGN CONC RE TE ANCHOR ASD CRllERIA CONDITION STRENGlH ALLOWAB LE w d.

UPLIFT (lbs) (;n) (;n)
STANDARD 16.000 33 II 17.100 35 12 CRACKED 34.100 52 18 HIGH STRENGTH 36.B00 55 19 SEISMIC 15.700 2B 10 STANDARD 17.100 30 10 UNCRACKED 33.500 45 15 HIGH STRENGTH 36.800 48 16

6.200 16 6
STANOARD 11,400 ◄ 8
J7.1DO 32 II
CRACKED 21.100 36 12
HIGH STRENGTH 27,300 42 14

34.100 48 16
111ND 36.800 51 17

6.400 14 6
STANDARD 12.500 22 8

17.100 28 10
UNCRACKED 22.900 33 11
HIGH STRENGTH 26.400 36 12

34.200 42 14

36.800 44 15
!iQlli.
1 ANCHORAGE DESIGNS CONFORM TO ACI 316-11 APPENDIX D AND ACI 318-14 CHAPTER 17 v.,Jµ ~O stJPPLEMENTAqy REINFORCEMENT FOR CRACKED OR UNCRACKED CONCRETE AS NOTED.

ANCHOR STRENGTH INDICATES REQUIRED GRADE OF WS\\1-1-AB ANCHOR BOLT STANDARD (ASTM F1554 GRAD£ 36) OR HIGH STRENGTH (HS) (ASTM Al93 GRADE 87).

SEISMIC INDICATES SEISMIC DESIGN CATEGORY C-F. DETACHED I AND 2 FAMILY DWELLINGS IN SOC C MAY USE \\IND ANCHORAGE SOLUTIONS SEISMIC ANCHORAGE DESIGNS CONFORM TO ACI 318-11 SECTION D 3 3 43 ANO ACI 318-14 SECTION 17.2 3.4 3.
4 "1ND INCLUDES SEISMIC DESIGN CA TE GORY A AND B AND DETACHED 1 ANO 2 FAMILY DWELLINGS IN SOC C

5. FOUNDATION DIMENSIONS ARE FOR ANCHORAGE ONLY FOUNDAilON DESIGN (SIZE AND REINFORCEMENT) BY OTHERS THE DESIGNER MAY SPECIFY ALTERNATE EMBEDMENT. fOOTING SIZE OR ANCHOR BOLT.

REFER TO I/WSV.1-11 FOR d,.

WSWH ANCHOR AGE SOLUTIONS FOR 3000 PSI CONCRETE WSWH ANCHOR AGE SOLU TIONS FOR 4500 PSI CONCRETE WSViti- ABl ANCHOR BOLT WSWH- ABI ANCHOR BOLT
DESIGN CONCRETE ANCHOR ASD CRITERIA CONDITION SlRENGTH ALLOWABLE w d, UPLIFT (lbs) (in) (lo)
DESIGN CONCRETE ANCHOR ASO CRITERIA CONDITION STRENGTH ALLOWAB LE w d, UPLIFT (lbs) (io) (io)
STANDARD 16.000 31 11

17.100 33 11 CRACKED 33.900 49 17 HIGH STRENGTH 36.800 52 18 SEISMIC 16.300 27 9 STANDARD 17.100 28 10 UNCRACKED 34,000 43 15 HIGH STRENGTH 36.800 46 16 STANDARD 16.000 27 9

17.100 29 10 CRACKED 34.700 44 15 HIGH STRENGlH 36.800 46 16 SEISMIC 15.700 23 8 STANDARD 17.100 25 9 UNCRACKED 33.900 38 13 HIGH STRENGTH 36.8DO 40 14

5.600 14 6 6.800 14 6
STANDARD 10,200 21 7 STANDARD 11,600 20 7
I7.IOO 30 10 17.100 26 9
CRACKED 2u.OOO 33 11 CRACKED 21.4Du 30 10
HIGH STRENGTH 26,500 39 13
33,600 45 15 HIGH STRENGTH 28,400 36 12 32,400 39 13
111ND 36,800 4ll 16

6.200 13 6 ~lND 36.800 43 15 6.800 12 6
STANDARD 12.800 21 7 STANDARD 12.400 18 6

17.IOO 26 9 17.100 23 8
UNCRACKED 21,800 30 10 UNCRACKED 22.800 27 9
HIGH STRENGTH 28.900 36 12
33,100 39 13 HIGH STRENGTH 26.700 30 10 30,700 33 11
36,800 42 14 36.800 37 13
STRONG-WALL® HIGH STRENGTH WOOD SHEARWALL TENSION ANCHORAGE SCHEDULE 2,500, 3,000 AND 4,500 PSI 2 L, MIN
N3 HAIRPIN. GRADE 60 REBAR (MIN.)

FIELD TIE AND SECURE DURING CONCRETE
PLACEMENT OVERLAP VARIES V.,TH BOLT

SPACING

HAIRPIN SHEAR REINFORC EMENT

HAIRPIN INSTALLATION
(GARAGE CURS SHOWN. OTHER FOOTING TYPES SIMILAR.)
ANCHOR
BOLT
L,
#3 TIE, GRADE 60 REBAR (MIN )

FIELD TIE AND SECURE DURING

CONCRETE PLACEMENT

TIE SHEAR REINFORCEMENT
j3 HAIRPIN (NJ TIE SIMILAR)

SEE TABLE FOR REQUIRED QUANTITY
1!,'' SPACING

SECTION A

DESIGNER IS PERMITTED TO MODIFY

DETAILS FOR SPECIFIC CONDITIONS
STRONG- WALL® HIGH STRENGTH WOOD SHEARWALL SHEAR ANCHORAGE SEISMIC~ 'MND~
MODEL MIN. CURB/ MIN. CURB/ ASO ALLOWABLE SHEAR LOAD,
l: OR SHEAR STEMWALL "1D1H SHEAR STEMWALL \'.lDTH V (lb.) I,, (lo.) REINFORCEMENT (io.) REINFORCEMENT (lo.)

UNCRACKED I CRAC KED
WSWH12 10½ (I) #3 TIE 6 SEE NOTE 7 6 1.080 I 770
VISWHl8 15 (2) 83 HAIRPINS'·' 6 (1) #3 HAIRPIN 6 HAIRPIN REINF ACHIEVES MAX (2) N3 HAIRPINS' (2) 13 HAIRPINS' ALLOW SHEAR LOAD OF THE WSWH24 19 6 6 WSWH !filili
1 SHEAR ANCHORAGE DESIGNS CONFORM TO ACI 316-11 AND ACI 318-14 AND ASSUME MINIMUM 2,500 PSI CONCRETE

2. SHEAR REINFORCEMENT IS NOT REOLIRED FOR INTERIOR FOLNOATION APPLICATIONS (PANEL INSTALLED AWAY FROM EDGE OF CONCRETE). OR

BRACED WALL PANEL APPLICATIONS

3. SEISMIC INDICATES SEISMIC DESIGN CATEGORY C THROUGH F DETACHED I AND 2 FAMILY D1',fLLINGS IN SOC C MAY USE \\IND ANCHORAGE SOLUTIONS SEISMIC SHEAR REINFORCEMENT DESIGNS CONFORM TO ACI 318-14, SECTION 17.2 3 5.3 4 V~ND INCLUDES SEISMIC DESIGN CATEGORY A AND 8

5. ADDITIONAL TIES MAY BE REQUIRED AT GARAGE CURB OR STEMWALL INSTALLATIONS BELOW ANCHOR REINFORCEMENT PER DESIGNER 6 USE (1) 63 HAIRPIN FOR WSWHIB WHEN STANDARD STRENGTH ANCHOR IS USED.

7. USE (1) #3 TIE FOR VISWH12 \\1-IEN PANEL DESIGN SHEAR FORCE EXCEEDS TABULATED ANCHORAGE ALLOWABLE SHEAR LOAD

8. #4 GRADE 40 SHEAR REINFORCEMENT MAY BE SUBSTITUTED FOR WSWH SHEAR ANCHORAGE SOLUTIONS.

9. CONCRETE EDGE DISTANCE FOR ANCHORS MUST COMPLY 111TH ACI 318-14 SECTION 17.7.2 AND ACI 316-11 SECTION D.8.2.

IO THE DESIGNER MAY SPECIFY AL TERNA TE SHEAR ANCHORAGE STRONG-WALL® WSWH SHEAR ANCHORAGE SCHEDULE AND DETAILS
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DATE
10-12-202D
SCALE
N.T.S.

CHECKED
SHEET
WSWH1

OF SHEETS
5 JOB NO
STRONG-WALL® HIGH STRENGTH WOOD SHEARWALL MODELS
MODEL NO. W (in.) H {;n.) ANCHOR BOLTS TOTAL WALL
QUANTITY DIA. (in.) WEIGHT {lb.)
WSWH12x7 12 84 2 1 105
WS'M-1 18x7 18 84 2 1 155
WS'Mi12x8 12 96 2 1 120
WSWH18x8 18 96 2 1 175
WSWH24x8 14 96 1 1 125
WS\'i1-112x9 12 108 2 1 130
WSWH 1Bx9 18 108 2 1 195
WSWH24x9 24 108 2 1 150
WSWH12x10 12 120 1 1 145
WSWH18,10 18 120 1 1 210
WSWH24x10 14 120 2 1 275
WSWH12x12 12 144 2 1 165
WSWH18xi2 18 144 2 1 245
WSWH24x12 24 144 2 1 325
WS'M-i1Bx1 4 18 168 2 1 285
WSWH24x1 4 24 168 2 1 370
WSWH24x16 24 192 2 1 420
WSWH18x20 18 240 2 1 390
WSWH24,20 24 240 2 1 520
~ :

I. FOR HEIGHTS NOT LISTED. ORDER THE NEXT TALLEST PANEL ANO TRIM TO FIT.

MINIMUM TRIMMED HEIGHT FOR ALL PANELS IS 74½" 2. ALL PANELS COME l'l1TH PRE-ATTACHED HOLDOWNS, TWO HEAVY HEX NUTS, TWO HEAVY BEARING PLATES, ONE WSWH-TP TOP CONNECTION PLATE l'tlTH REQUIRED FASTENERS ANO INSTALLATION INSTRUCTIONS.

J. ALL PANELS ARE Jl," THICK.

STRONG-WALL® WSWH MODELS

RIM JOIST, BEAM, OR

BLOCKING

IF APPLICABLE

TOP PLATES

DESIGNER IS PERMITTED TO MODIFY
DETAILS FOR SPECIFIC CONDITIONS.

SEE 10/IVS\\1-12 FOR ALLOWABLE

EDGE AND FACE DRILL ZONES
STRONG-WALL•

HIGH STRENGTH

WOOD SHEARYIALL
SINGLE STORY WSWH ON CONCRETE 2
STRONG-WALL•

HIGH STRENGTH

WOOD SHEARWALL
3" MIN. "'10TH BY 11¼" MIN DEPTH
HEADER BY OTHERS. FOR WSWH AND
HEADER FURRING REOUIREMENTS.

WHEN APPLICABLE, SEE DETAILS
4/WSl'IH4. 5/WSWH4 AND 6/ WSWH4.

POST ANO CONNECTION

DETAILS BY OTHERS

GARAGE WALL OPTION
PLACE STRONG-WALL• HIGH STRENGTH WOOD
SHEARWALL 0'1':R THE ANCHOR BOLTS ANO
SECURE l'tlTH HEAVY BEARING PLATES AND HEAVY

HEX NUTS (PROVIDED) DD NOT USE AN IMPACT
WRENCH USE 1 i(," WRENCH FOR 1" NUT.

TIGHTEN ANCHOR NUTS FINGER TIGHT + ½" TURN.

DESIGNER IS PERMlffiD TO MODIFY
DETAILS FOR SPECIFIC CONDITIONS.

STRONG-WALL•

HIGH STRENGTH

WOOD SHEARWALL

HEAVY HEX NUT ANO HEAVY

BEARING PLATE
SEE SHEETS WS\\1-11 AND
WSWHl 1 FOR ANCHORAGE

SOLUTIONS
STANDARD INSTALLATION BASE CONNECTION 4
PLACE STRONG-WALL• HIGH STRENGTH WOOD
SHEARWALL O;fR THE ANCHOR BOLTS AND
SECURE "'1TH HEAVY BEARING PLATES AND HEAVY

HEX NUTS (PROVIDED) DO NOT USE AN IMPACT
WRENCH. USE l 1>" ~RENCH FOR 1" NUT.

TIGHTEN ANCHOR NUTS FINGER TIGHT + ½" TURN.

FRAMING BY OTHERS (NOT

SHOWN FOR CLARITY)

FRAMING

BY OTHERS
(TYPICAL)

SILL PLATE

ANCHORAGE

BY OTHERS
DESIGNER IS PERMlffiO TO MODIFY
DETAILS FOR SPECIFlC CONDITIONS
STRONG-WALL• HIGH STRENGTH

WOOD SHEARWALL

FRAMING

BY OTHERS

JOIST HANGER
(IF REQUIRED)
SEE SHEETS WSWHl ANO
WSWHl.1 FOR
,----~~-----======:::::=:::::::::::====~~ ANCHORAGE SOLUTIONS STRONG-WALL• HIGH STRENGTH WOOD SHEARl'IALL HEIGHT TO

INCLUDE THE DEPTH OF THE FLOOR SYSTEM AND SHALL BE SECTION

INSTALLED DIRECTLY ON THE FOUNDATION SPECIFY PANEL HEIGHT

FROM TOP OF FOUNOA TION TO UNDERSIDE OF TOP PLATES OR BEAM WOOD FLOOR SYSTEM BASE CONNECTION 5
ROUGH

OPENING
HEIGHT

SHEAR TRANSFER DESIGN
AND DETAILS BY OTHERS OESlGNER IS PERMITTED TO MODIFY

DETAILS FOR SPECIFIC CONDITIONS
WHEN WSY<H-PS STRAPS OMITTED,

ALLOWABLE SHEAR VALUES FOR

STANDARD PANEL APPLY

GARAGE HEADER ROUGH OPENING HEIGHT

TRIMMED ROUGH
MODEL NO. PANEL HEIGHT H CURS OPENING
HEIGHT
WSv.H12x7 5)," 6'-11)f WSv.H18x7 78" WSWH24,7 6"' 7'-o· STRONG-WALL•

HIGH STRENGTH
1'100D SHEARWALL WSv.H12,B
WSWH1Bx8
BS½°' o· 7'-1),"
re
WSv.H24,B 5)," B"-2¾" 93~" 6" B'-JY,"
t!Qru.:

I. IF REQUIRED ROUGH OPENING HEIGHT EXCEEDS

TABLE VALUE, SPECIFY NEXT TALLER PANEL AND
TRIM AS NECESSARY. THE STRONG-WALL• HIGH
STRENGTH Y/000 SHEARWALL MAY BE TRIMMED TO
A MlNIMUM HEIGHT OF 74½".

FURRING DOl'.1N GARAGE HEADER MAY BE
REQUIRED FOR CORREC T ROUGH OPENING HEIGHT.

FOR GARAGE WALL OPTION 2, DESIGNER SHALL DESIGN AND DETAIL FOR:
1 SHEAR TRANSFER
2 OUT- OF-PLANE LOADING EFFECT
GAR AGE WALL OPTION 2 3 INCREASED OVERTURNING AND DRIFT DUE TO ADDITIONAL HEIGHT AL TERNA TE WSWH GARAGE FRONT OPTIONS 3
WS~H- TP CONNECTION
l.400EL NO. FASTENER QUANTITY DESIGNER IS PERMITTED TO MODIFY DETAILS FOR SPECIFIC CONDITIONS. SWS16150
WS~H-TP12 14
WSv.H-TP18 26
WSY<H-TP24 46

ATTACH WSWH-TP PLATE
(PROVIDED) ON ONE SIDE ONLY
l'tlTH A COMBINATION OF SOS
)l"x6" AND SWSl6150
CONNECTOR SCREWS.

TOP
PLATES
I SOS25600
I 2
I 4
I B
ALIGN WS\'IH-TP INSTALL SOS )l"x6" SCREWS AT
NOTCHES "'1TH BOTTOM AN ANGLE THAT PREVENTS
FRAMING: APPROX.

JO DEGREES (TYP.)

OF TOP PLATES/ THEM FROM EXITING SIDE OF
SWS16150 , INSTALL
\1-_~~~~~~""-:..":,."'~':_-.:..-~';,.J-_~~~~~ EX~:R T~Ag~ lf MAXIMUM
WOOD SHIM . FOR

SHIMS CREA TER
THAN lf, SEE
9/YIS\\1-12.

SDS25600 1" DIAMETER
BY ¼" DEEP

COUNTERBORE
STRONG-WALL•

HIGH STRENGTH
1'100D SHEARWALL

FURRING NOT

REQUIRED

EXCEPT AS

REQUIRED FOR

FINISH MATERIAL

ATTACHMENT
OPTIONAL 1'' DIAMETER BY
)I" DEEP COUNTERBORE SECTION
4x FRAMING

SECTION
6x FRAMING
TOP CONNECTION 6
WSv.H - TP CONNECTION
MODEL NO. FASTENER QUANTITY
I

DESIGNER IS PERMITTED TO MODIFY
DETAILS FOR SPECIFIC CONDITIONS. SWS16150
WSWH-TP12 28
WSv.H - TPlB 52
WSY<H-TP24 92
ATTACH WS\ltt- TP (PRO DED)
l'tlTH A CO~BINATION OF
SDS25600 AND SY/5I6150

CONNECTOR SCREWS
I
I
I
SOS25600
4 B
16 ALIGN WSWH-TP
NOTCHES "'1TH BOTTOM

OF TOP PLATES
)I" , PANEL "'1DTH
, 3" WOOD FURRING
SYIS16150
MAX ½," SHIM
APPROX
30 DEGREES (TYP.)

INSTALL WSWH-TP

ON BOTH SIDES
'1o~E~~~~A~1i ~ -...,~:,.,--1 r ~·3.: :~~6L F~~Ri;i;:G
½," MAXIMUM
WOOD SHIM. roR

SHIMS GREATER
THAN ½,", SEE
SDS25600 1'' DIAMETER BY )I"

DEEP COUNTERBORE
~~~NSGTR~~k~ '
9/WSWH2
OPTIONAL 1"
DIAMETER BY )I"

DEEP COUNTERBORE

WOOD SHEARWALL

SECTION
8x FRAMING

BACK-TO-BACK TOP CONNECTION
QTY. OF SD~~x6" SCREWS REO'D.

WSWH12
WSWHlB
WSSH24 16

EDGE DISTANCE FOR SCREWS
SLOPE I A (in) I B (in.)
o 12-4. 12 I 2 I 3
s 12-8: 12 I 1½ I 4½
9·12-12: 12 I 1½ I S½
!fillli .

DESIGNER IS PERMITTED TO MODIFY

DETAILS FOR SPECIFIC CONDITIONS
lNSTALL SOS )l",6" SCREWS
(ORDER SEPARATELY)
INSTALL IN 2 ROWS AS

SHOWN AND COUNTERSINK

AS REQUIRED
1 MAINTAIN END DISTANCES TO PRE'1':NT SCREWS

FROM PENETRATING THROUGH THE OUTER EDGES

INSTALL SCREWS PERPENDICULAR TO THE TOP
PLATE.

3. EDGE DISTANCES ASSUME DOUBLE TOP PLATE
1" MIN

FROM EDGE
1)\"' MIN.

ROY/ SPACING
7 (4) 9WSON
STRONG-TIE• L lP4
OR A35 FRM4NG
ANGLES

MAY BE USED IN
ca.tlNATION
(2 PER 90E).

NO HOLES IN
HATCHED REGION.

A SOS TIP TO CHASE

PLAN VI EW

SDS SCREW SP ACING
MIN. <aJ DOUBLE l SIMPSON TOP PLATES STRONG- TIE• L TP4

FRAMING ANCHORS
STRONG- WALL• SIMPSON STRONG-TIE~/ HIGH STRENGTH
A35 FRAMING ANCHO~; __/w,,, WOOD SHEARWALL

SECTION VIEW
2X6 OR WIDER FRAMING

RAKE WALL
J w J
INSTALLATION NOTES :

I. ACTUAL CUT LENGTH (L) MUST BE GREATER THAN
OR EQUAL TO PANEL "'10TH (WJ.

2. THIS DETAIL APPLICABLE FOR SLOPES UP TO 12: 12

3. PANELS TALLER THAN 12' MUST BE DESIGNED FOR
THE APPLICATION.
8 N LTP4 SPACING

BY OTHERS
4, SHIM
BLOCK

DESIGNER IS PERMITTED TO MODIFY
DETAILS FOR SPECIFIC CONDITIONS. INSTALL sDc9.·,5·· SCREWS (MIN ) FRO>~ E TOP SIDE
OF THE PLA'llt PER OTY
AND SPACll,@i:EOUIREMENTS
DETAILED INci)WSWH2.

FULL-HEIGHT

ADJACENT FRAMING

BY OTHERS
SEE 6/ WSWH2 FOR

TOP CONNECTION
STRONG- WALL•

HIGH STRENGTH

WOOD SHEARWALL
4)'s" TO 12" SHIM B LOCK 1" TO 4" SH IM
....J
t HIM BLOCK
2 co
:J
Cl)
BLO<j.!S.

CRIPPLE SHEARWALL. BLOCKING
r------------~ AND STRAP BY OTHERS
SEE 61!hwrl2 FOR TOP
CONNEIJ!!)N

DESIGNER SHALL DESIGN AND DETAIL
FOR:

1. SHEAR TRANSFER

2. OUT-OF- PLANE LOADING EFFECT

3. INCREASED OVIERTURNING AND

DRIFT DUE TO ADDITIONAL HEIGHT
FOR B" TO 12" Bl OCK DEPTHS:

ATTACH SIMPSON STRONG-TIE• CS16 STRAPS AT

FULL-HEIGH

ADJACENT
FRAMING EDGE OF WSv.H PANEL (EACH SIDE) USING 10d'1½" NAILS SHIM BLOCK HEIGHTS GREATER THAN a· AND UP TO 10·: BY OTHERS

B NAILS INTO BLOCK

B NAILS INTO WSWH PANEL
SHIM BLOCK HEIGHTS GREATER THAN 1 O" AND UP TO 12":

ID NAILS INTO BLOCK
10 NAILS INTO WSWH PANEL
STRONG-WALL"

HIGH STRENGTH

CRIPPLE WALL WOOD SHEARWALL
TOP OF WALL HEIGHT ADJUSTMENTS 9

NO HOLES ALLOWED

EDGE DRILL ZONE

MIDDLE )I OF

PANEL THICKNESS
t!I.E$.

NO HOLES

ALLOWED IN TOP
8" OF PANEL

FACE DRILL ZONE
MAINTAIN 1½" MIN

EDGE DISTAN CE

FROM CHASE AND
OUTSIDE EDGE.

TYPICAL.

IN TOP 8" OF PANEL

FACE DRILL ZONE
CENTER 4¾" OF PANEL
FACE AS SHOl'.1N
• MAX 11-fU 1-QES IN
FACE ANO 11-fU IN
EDGE
• ¾~--OA1.£1ER
t-n.ESMAX
, 6" O.C:, MN.

NO EDGE HO
ALL0~£0 IN LOWE
26" OF PANE

NO FACE HOLES

ALLOWED IN LOWER
46" OF PANEL
tiQlll
4¾" - DIA HOLES, MAX
MAX. OF TWO 4¾" -DIA
OR ONE 4)\",1 2" HOLE

NO MINIMUM ON - CENTER

SPACING REQUIRED
HOLES
12" AB0'1': EXISTING

HOLE, MIN
WSWH24X7
~ PANEL

MY MAX OF ONE
4'1,"x6" HOLE
8" FROM TOP OF

PANEL, MIN

ALLOWABLE SMALL HOLES

FAC E AND EDGE DRILL ZON ES

ALLOWAB LE LARGE HOLES

IN ADDITION TO ALLOWABLE

SMALL HOLES
TRIM ZONE AND ALLOWABLE HOLES 10

1. STRONG-WALL• HIGH STRENGTH WOOD SHEARWALL IS MANUFACTURED ANO TRADEMARKED BY "SIMPSON STRONG-TIE COMPANY INC." HOME OFFICE. 5956 W LAS POSITAS BLVD, PLEASANTON, CA 94588 TEL: (BOO) 999-5099, FAX: (925) 847-1597. "SIMPSON STRONG-TIE COMPANY INC" IS AN ISO 9001-2008 REGISTERED COMPANY.

2. USE OF THIS PRODUCT IS SUBJECT TO THE APPROVAL OF THE LOCAL BUILDING DEPARTMENT 3 THIS PRODUCT IS PART OF THE OVIERALL LATERAL FORCE RESISTING SYSTEM OF THE STRUCTURE DESIGN OF THE BUILDING'S LATERAL FORCE RESISTING SYSTEM. INCLUDING THE LOAD PATH TO

TRANSFER LATERAL FORCES FROM THE STRUCTURE TO THE GROUND, IS THE RESPONSIBILITY OF THE DESIGNER.

4. ENGlNEER OF RECORD IS PERMITTED TO MODIFY DETAILS FOR SPECIFIC CONDITIONS

5. THE CONTRACTOR SHALL '1':RIFY ALL DIMENSIONS, CONDITIONS, ELEVATIONS, ETC. PRIOR TO

INSTALLATION OF ANY COMPONENTS FOR THE STRONG-WALL SB SYSTEM IF ANY

DISCREPANCIES ARE FOUND, THEY SHALL BE BROUGHT TO THE ATTENTION OF THE DESIGNER FOR CLARIFICATION PRIOR TO CONSTRUCTION.

6. INSTALLATION OF PRODUCT SHALL BE DONE IN CONFORMANCE TO THESE DRAl'tlNGS THE

PERFORMANCE OF MODIFIED PRODUCTS OR ALTERED INSTALLATION PROCEDURES ARE THE SOLE

RESPONSIBILITY OF THE DESIGNER

7. SIMPSON STRONG-TIE COMPANY INC RESERVIES THE RIGHT TO CHANGE SPECIFICATIONS, DESIGNS, ANO MODELS "'1THOUT NOTICE OR LIABILITY FOR SUCH CHANGES

8. ALL HARDWARE CALLEO OUT IS SIMPSON STRONG- TIE

9. SEE ICC-ES ESR-2652 OR CITY OF LOS ANGELES RR25730 AS APPLICABLE FOR ADDITIONAL INFORMATION.

NOTES 11
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CEIITIFICATE OF COMPLIANCE - 11.ESIDENTIAl PERFORMANCE COMPUAHCE METHOO Project Name; Silnlil lulu Orive Add111on C.alculaotfonD te/T!ml!:202l-01- 2lT0 7:ll:07-07:00 Cf1R•PIIF-01E
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CEltTIFICATE OF COMPUAHCE • RESIDENTIAL PERFORMANCE COMPLIANCE M£THOD Project Name: S1nt;a luiH Drive Addition C..c...aatlon ON/Time: 202.3-0J-l1T07:2l:07--07:00 CflR.PRF--OlE
{PacelDolH)
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CIIIllflCATE Of COMPUAHCE . RESIDENTIAL PEIVORMANCE COMPLIANCE M£THOO Proftct N1mc; S•nt• lu6• Drive Addition calculation ~/Time: 2023-0J..21T07:2l:07-07:00 .... .. ,......,uy. ...
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Ori tnl;ation AfH ff U..f1c; SHOC O verh1no Sidtnns Exltrior Sh1dtJ St1lus

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CERTIFICATE OF COMPLIANCE . RBIOEHTIAL PERFORMN,ICE COMPLIANCE MET!iOD J>roj"Kl N.llme: S;inti l uis1 Drive Addition Calculation Ost1/Tlme: 202J•Ol•21T07:2l:07-07:00 C.kulatlon Dacriptlon: Tll:le Z4 Analysis Input fllt Namt: Silnll lulu O,lvt Addition ( 1466),ribd22x

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TimothyCarstan ~-C..-stain; Energy Inc.
2238 Ba)'Vlew Heighll Drive , Suite E
C!rr/Stlllf!/ZIII:

Los Osos. CA 93402
20ZUl3-21 10:-41 :46
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~ Miram;ar Rd, Ste 219
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S;an Diego, CA92126
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2023-03-21 10:42:-«
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!lcpon;V..,.ion: 2022.0000
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RESIDENTIAL MEASURES SUMMARY
.,.. Con11ruction Type Cnll ,tr1 Soe,:lalFHtUrH
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HVAC SYSTEMS
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HVAC DISTRIBUTION
Loe•tion Hutina

WATER HEATING
QI, TvDe
Cooling DuetLoe•tion
Gallons Min, Eff Distribution
C.ci
R-V;alue Sl•tu.s
ctRTIFICATE OF COMPLIANCE · RESIDENTIAL PEl'tfOl'tMAHCE COMPLIANCE METHOO Prof Kl N1me: S;ant1 l uis1 Drive Addition
C.kuliltlon Description· TIiie 2• An1lpil,
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""'portYIBlon: 2022.0.000
ScncmaVerilor,·rev:!0220,01
""'por1Citnenoted; ?02l-OJ.2l 07,24;16

RESIDENTIAL MEASURES SUMMARY
So111l.a
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1;;:s.,,t•l~QM- s-,aesuch I CA~-:zo:;- 1'-e.;:-,15-1 ":;-- 1 ·--;- IHSUUTION Al•• Construction Tvoe Cavrt 1/r1 Soecial Futuru Slltus
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----~ FENESTRATION 1 .. .rNM m :xo~s ••
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HVAC SYSTEMS
Qt . Hutlna
Loe,,tion

WATER HEATING
Qty. Type
Min. Ell Coolin Mlr,. EH
Hutino Coolin Duet Loeatior,
Ga llons Min. Eff Distribution

RESIDENTIAL MEASURES SUMMARY
C.ci
R•Value Slltus
RMS-1
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FENESTRATION ml--.. :ioo; _.,. uo
Orltntatlon Arufffl U.f;ac; SHOC Ovtrh1n SJdenn1 Exterior Sh1du St•tus

HVAC SYSTEMS
Qtv. He a1i no Mir,. Eff Coolin Min. Elf

HVAC DISTRIBUTION
Loeation

WATER HEATING
QIY, Tvoe
Ht1tin Coolin Duel Loe.atioi,
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Merkel & Associates, Inc.
5434 Ruffin Road, San Diego, CA 92123
Tel: 858/560‐5465  Fax: 858/560‐7779
December 6, 2021
Revised August 26, 2022
M&A #21‐076‐01
Ms. Jessica Krems
1466 Santa Luisa Drive
Solana Beach, Ca 92075
Re: Environmentally Sensitive Habitat Area (ESHA) Assessment for Proposed Improvements at 1466 Santa Luisa Drive, Solana Beach, California Dear Ms. Krems:

The purpose of this letter is to provide an Environmentally Sensitive Habitat Area (ESHA) analysis of the proposed project site located at 1466 Santa Luisa Drive (APN 263‐572‐01‐00) in the City of Solana Beach, California (Figure 1). The proposed project consists of a single‐family home addition and remodel including construction of an outdoor covered patio.

This report confirms the presence of ESHA within the project parcel boundary as mapped previously in the City of Solana Beach Land Use Plan ESHA Mapping Update Project (M&A 2018) as shown in Figure 2 but with slight modifications as depicted in Figure 3.

Methods
Prior to the initiation of the field survey, historical and currently available biological literature and data pertaining to the project area including the project parcel was reviewed. This review included the City of Solana Beach Land Use Plan ESHA Mapping Update Project as well as aerial photography from Microsoft (Bing 2020) and ESRI imagery basemaps: (Digital Globe 2021), and Google Earth Pro (2021); and sensitive species records from USFWS and CNDDB GIS databases (2021) for the project vicinity, where applicable. In addition, a field survey was conducted on November 22, 2021, by M&A Senior Biologist Kyle Ince. The project parcel was surveyed by foot, photographs (Appendix 1) and field notes were taken making note of existing conditions including the native and non‐native flora on the property. Onsite and directly adjacent habitats were mapped based on the observed flora. Vegetation communities were identified and mapped based on field observations and utilizing the most recent publicly available aerial photographs. Surrounding habitats, landscape features, and land uses were also noted to assess the project parcel within a broader context.

Results
The project parcel is located along the northern boundary of the City of Solana Beach. The existing residence occurs in the relatively flat southern half of the parcel. A manufactured slope occurs in the approximate north half of the parcel and ranges in elevation from approximately 215 feet at the top of the slope to 180 feet at the toe of the slope, near the northern boundary of the parcel. In general, the parcel is bordered to the east, west and south by single family residences and to the north by open space that supports native maritime chaparral mapped as ESHA (Figure 2).

Project Vicinity Map
1466 Santa Luisa Drive, Solana Beach Figure 1
M&A #21-076-01
Merkel & Associates, Inc.
µ
Source: USGS 7.5' Del Mar, CA Quadrangle 1:24000
Project SIte
Regional Setting Map
1466 Santa Luisa Drive, Solana Beach Figure 2
M&A #21-076-01
µ
Merkel & Associates, Inc.

Vegetation Communities
Diegan Coastal Sage Scrub
Disturbed Diegan Coastal Sage Scrub
Southern Maritime Chaparral
Southern Mixed Chaparral
Non-native Vegetation
Eucalyptus Woodland
Urban Developed
Other
Environmentally Sensitive Habitat Area (ESHA)
1466 Santa Luisa Drive
Solana Beach Boundary
0 250 500
Feet
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LOMAS SANTA FE DR
Project Site
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Biological Resources Map
1466 Santa Luisa Drive, Solana Beach Figure 3
M&A #21-076-01
µ
Merkel & Associates, Inc.

Vegetation Communities
Southern Maritime Chaparral
Non-native Vegetation
Urban Developed
Other
Environmentally Sensitive Habitat Area (ESHA)
Impact Area
Site Plans (SK7 Architecture)
2ft Topographic Contours (SANGIS)
_ Photo Point
Project Parcel (APN# 26357201)
50ft Mapping Buffer
Solana Beach Boundary
Santa Luisa Dr
0 25 50 100
Feet
77ft from project site to ESHA
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ESHA Assessment
Proposed Improvements at 1466 Santa Luisa Drive 5
Merkel & Associates, Inc. #21‐076‐01
Based on the November 22, 2021, field survey, the project parcel supports two vegetation communities consisting of Non‐native Vegetation and Southern Maritime Chaparral in addition to Urban Developed lands (Figure 3). The Southern Maritime Chaparral mapped onsite was refined and slightly reduced in coverage based on the survey ground truthing as compared to the ESHA/SMC mapping provided in the 2018 ESHA Update (M&A 2018). Table 1 lists acreages for each vegetation community mapped onsite and proposed impact acreages. In addition, photographs of the existing conditions throughout the project parcel are provided in Appendix 1.

Table 1. Vegetation Communities Onsite and Proposed Impact Acreages Habitat Type Onsite Acreage* Proposed Impact
Acreage
MHCP Habitat Group B**
Southern Maritime Chaparral (37C30) 0.14 0.00
MHCP Habitat Group F**
Non‐Native Vegetation (11000) 0.21 0.00
Urban/Developed (12000) 0.42 0.10
Total 0.77 0.10
*Acreage has been rounded to nearest hundredth for all habitats, and totals reflect overall rounding. **Habitat Groups refer to the Multiple Habitat Conservation Program (MHCP) Habitat Classification System, with numerical codes from Holland (1986) and/or Oberbauer (2008). Habitat Group B is generally defined as rare uplands; while Group F is defined as other lands including disturbed land, agricultural, and eucalyptus.

Key species identified within the Southern Maritime Chaparral onsite included chamise (Adenostoma fasciculatum), Nuttall’s scrub oak (Quercus dumosa), and wart‐stemmed ceanothus (Ceanothus verrucosus). This native habitat occurs within a narrow band onsite along the northern boundary of the parcel and extends offsite to the north. Habitat quality is considered relatively high based on native species diversity, presence of sensitive species (i.e., Nuttall’s scrub oak, wart‐ stemmed ceanothus) and general lack in disturbance and/or presence of non‐native species.

The area mapped as Non‐native Vegetation includes ornamental landscaping surrounding the house and on the rear yard manufactured slope. The flat portion of the yard includes ornamental trees including macadamia nut (Macadamia integrifolia), ornamental pear (Pyrus sp.) and magnolia (Magnolia sp.). The manufactured slope in the north half of the property includes several mature sugar gum (Eucalyptus cladocalyx), a few golden wattle (Acacia longifolia), and a ground cover of hottentot‐fig (Carpobrotus edulis) on the upper portion of the slope and white trailing iceplant (Delosperma sp.) on the lower portion of the slope.

The area mapped as Urban Developed includes the existing house, surrounding hardscape, and the backyard grass lawn.

ESHA Assessment
Proposed Improvements at 1466 Santa Luisa Drive 6
Merkel & Associates, Inc. #21‐076‐01
ESHA Assessment
The Coastal Act and City Land Use Plan (LUP) defines ESHA as: “Any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments…”. Additional clarification of ESHA is provided in the LUP, which provides specific exclusions for candidates of potential areas for ESHA. Exclusions of otherwise appropriate areas of rare or valuable habitat are typically due to urban isolation or proximity to disturbed and developed lands. Land uses, including public access ways and recreational pedestrian friendly trails, have also been identified in the LUP as being compatible in and adjacent to ESHA, and were taken into consideration when analyzing current ESHA boundaries.

The site‐specific habitat mapping based on the November 22, 2021 field survey conducted by M&A generally reflected the mapping and findings of the City LUP 2018 ESHA analysis for the project parcel with the exception of a few areas of habitat refinements. The Southern Maritime Chaparral that occurs within the project parcel would be considered ESHA. This determination is based on the sensitivity of this native habitat and the location of this habitat that is contiguous to additional maritime chaparral to the north.

The proposed project impacts are limited to Urban/Developed (Figure 3) within the southern portion of the project parcel. The proposed project impact limits (identified as the outer boundary of the covered patio) are located a horizontal distance of 77 feet from the nearest onsite ESHA (i.e., Southern Maritime Chaparral). In addition, with no proposed change in grade, the project would maintain a vertical distance of 35 feet from its nearest location from the ESHA boundary (Figure 3).

The proposed project would not result in a change in land use and is limited to the southern portion of the parcel and thus would not result in direct impacts to ESHA or any native habitat located along the northern edge of the parcel. To ensure consistency with the Coastal Act and the City’s LUP, the project proposes the following:
 A minimum 50‐foot buffer is typically required for a designated ESHA to protect against any adjacent impacts. It is expected that the proposed ESHA buffer of 77 feet from the proposed project limits would continue to adequately protect the adjacent ESHA.  Construction practices would avoid potential indirect impacts (i.e., erosion, drainage, litter) to the native vegetation and the ESHA downslope from the project limits by including in the project design plans the requirement to install applicable construction and post‐ construction best management practices (BMPs) such as straw wattles and/or silt fencing prior to the start of construction. Drainage is expected to be retained within the Urban Developed area (i.e., grass lawn) or directed to a bio‐retention basin required of the City.  It is recommended that any proposed outdoor lighting along the northern boundary of the development be directed down or shielded to avoid potential lighting impacts to ESHA.

In conclusion, the proposed project is consistent with the current uses and existing conditions and it is expected that the proposed ESHA buffer of 77 feet from the proposed project limits would continue to adequately protect the adjacent ESHA.

ESHA Assessment
Proposed Improvements at 1466 Santa Luisa Drive 7
Merkel & Associates, Inc. #21‐076‐01
If you have any questions regarding this analysis or need any additional information, please do not hesitate to contact M&A biologist, Kyle Ince (Project Manager), at [email protected] or (858) 560‐5465.

Sincerely,
Kyle L. Ince
Senior Biologist
ESHA Assessment
Proposed Improvements at 1466 Santa Luisa Drive 8
Merkel & Associates, Inc. #21‐076‐01
References
California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB). 2021. July 2021. State and Federally Listed Endangered, Threatened, and Rare Plants of California. California Department of Fish and Wildlife. Sacramento, CA. Available from:

State and Federally Listed Endangered, Threatened, and Rare Plants of California California Department of Fish and Wildlife, U.S. Fish and Wildlife Service, and Conservation Biology Institute. 2003. Volume III, MHCP Biological Monitoring and Management Plan.

Administered by SANDAG for the Cities of Carlsbad, Encinitas, Escondido, Oceanside, San Marcos, Solana Beach, and Vista. Prepared for the Multiple Habitat Conservation Program. 6 Sections + appendices.

City of Solana Beach. 2013 Amended 2014. City of Solana Beach Local Coastal Plan. 9 Sections + appendices.

Digital Globe. 2021. ESRI imagery basemaps.

Google Earth Pro™. V 7.3.3.7699 [Software]. 2021. Available from: http://www.earth.google.com.

Accessed 2021.

Holland, R. F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California.

Nongame‐Heritage Program, State of California, Resources Agency, Department of Fish and Wildlife. Sacramento, California. 157 pp.

Merkel & Associates, Inc. (M&A). 2018. City of Solana Beach Land Use Plan ESHA Mapping Update Project. Dated October 8, 2018. Prepared for Summit Environmental Group, Inc. 17 pp.

Microsoft Corporation. 2021. Bing Maps. Available from: https://www.bing.com/maps.

Oberbauer, T, M Kelly, and J Buegge. 2008, Revised 1996 and 2006. Draft Vegetation Communities of San Diego County [Internet]. Based on “Preliminary Descriptions of the Terrestrial Natural Communities of California”, Holland RF, PhD., 1986. Available from:
http://www.sdcounty.ca.gov/dplu/docs/Veg_Comm_SDCounty_2008.pdf.

U.S. Fish and Wildlife Service (USFWS), Carlsbad Fish and Wildlife Office (CFWO). 2021. GIS Division Species Occurrence Data Download (zip) updated July 2021. http://www.fws.gov/carlsbad/giswebpage/giswebpage.htm.

Appendix 1
Proposed Improvements at 1466 Santa Luisa Drive
Merkel & Associates, Inc. #21‐076‐01
APPENDIX 1.  PHOTOS
Appendix 1
Proposed Improvements at 1466 Santa Luisa Drive   A‐1‐1 Merkel & Associates, Inc. #21‐076‐01
Photo Point 1.  Viewing southwest from eastern end of manufactured slope at existing residence and area of proposed development to be constructed on existing backyard concrete patio, brick pavers, and lawn.  November 22, 2021.

Photo Point 2. Viewing south from ESHA near the northeast corner of the parcel. The proposed project is approximately 110 feet to the south of this location. November 22, 2021.

Appendix 1
Proposed Improvements at 1466 Santa Luisa Drive A‐1‐2
Merkel & Associates, Inc. #21‐076‐01
Photo Point 3. Viewing southeast from near the toe of the parcel’s manufactured slope dominated by Non‐native Vegetation. This photo was taken from the edge of ESHA which is approximately 77 feet from the proposed project to the south. November 22, 2021.

Photo Point 4. Viewing northwest at the residence’s backyard lawn, manufactured slope with Non‐ native Vegetation and ESHA (Southern Maritime Chaparral) that occurs below the lower brow ditch of the manufactured slope. The red line demarcates the southern edge of ESHA. Nov. 22, 2021.

Appendix 1
Proposed Improvements at 1466 Santa Luisa Drive A‐1‐3
Merkel & Associates, Inc. #21‐076‐01
Photo Point 5. Viewing northwest from the edge of the proposed project at the parcel’s manufactured slope and ESHA to the north. Redline demarcates southern edge of ESHA approximately 77 feet to the north of the proposed project. November 22, 2021.

COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM #

STAFF REPORT

CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: April 26, 2023
ORIGINATING DEPT: Community Development Department
SUBJECT: Introduction (1st Reading) of Ordinance No. 530 Adding Section 17.68.030(C)(1)(c)(i-vii) to the Solana Beach
Municipal Code that Would Allow for Modifications to Roof Structures of Legal Nonconforming Garages that Encroach into the Required Front Yard Setback and are Located in the Low-Medium Residential Zone North of Lomas Santa
Fe Drive and East of the Interstate 5 Freeway
BACKGROUND:

This item is before the City Council to consider introduction of Ordinance 530 (Attachment 1) adding a new subsection to Chapter 17.68.030 (Minor Exceptions) of the Solana Beach Municipal Code (SBMC). This new section would provide a mechanism for the roof structures of legal nonconforming garages located on properties within the Low-Medium Residential (LMR) Zone north of Lomas Santa Fe Drive and east of Interstate 5 to be structurally modified subject to specific regulations and under the approval of a Minor Exception.

DISCUSSION:

Various planned developments located north of Lomas Santa Fe Drive and east of Interstate 5 were constructed in the 1970’s prior to the City’s incorporation and under the jurisdiction of the County of San Diego. These developments include the San Elijo Hills (1 and 2), Santa Fe Hills, and Loma Cielo West communities, indicated in Exhibit 1 on the following page. The City designated these developments as LMR with setback designators “c” and “d”, which both require a 25-foot front-yard setback for all structures measured from the front property line, pursuant to SBMC Section 17.20.030(D). Adoption of these development standards made many of the properties in this area legal nonconforming due to single-story garages that are setback approximately 20 feet from the front property lines. These garages consist of a variety of flat, hip, and gable roof B.4.

April 26, 2023
Ord 530 – Minor Exception for Nonconforming Garages

Page 2 of 5 ends

Solana Beach City CouncilApril 26, 2023

Solana Beach City Council
April 26, 2023