GENERAL NOTES SYMBOLS - Albany, CA
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Door Number Window Number Wall Construction Type Existing Wall to Remain Wall to be Demolished GROUND 00.00 Elevation Target Align Finish Faces Elevation Reference Drawing Number Drawing Drawing Number Drawing Number See Door Schedule See Window Schedule Face of Structure Column Center Line Sheet Number Sheet Number Sheet Number Sheet Number Grid Number Interior Elevation Reference Section Reference Detail Reference Reference Grid Reference Grid Concrete Gypsum Wall Board Plywood Hardwood Steel Aluminum Batt Insulation Rigid Fiber Insulation Area of Revision Revision Number New Wall Earth MDF Align Direction of Grain SYMBOLS Item Above View Plane Grid Number A6.1 1 A6.1 1 A6.1 1 2 3 4 5 Drawing Number A6.1 1 1 1 1 1 D1 1 Finish/Equipment Tags See Finish and Equipment Schedules FL1 EXISTING: PROPOSED: REQUIRED: LOT SIZE: 3,500 SF 3,500 SF - LOT COVERAGE: 1,296 SF (37%) 1,314 SF (37.5%) 50% MAX. MAXIMUM HEIGHT: 20'-11" 23'-0" 28' MAX. FLOOR AREA CALCULATIONS: EXISTING: PROPOSED: REQUIRED: LOT SIZE: 3,500 SF 3,500 SF - FLOOR AREA GARAGE: 200 SF 200 SF - COVERED PORCH 27 - - INTERIOR STAIRS: 60 60 - ACCESSORY DWELLING UNIT 0 650 SF (650 SF MAX.) FIRST FLOOR (BASEMENT): (338 SF) (317 SF) - SECOND FLOOR: 1,270 SF 1,281 SF - TOTAL HOUSE FOOTPRINT: 1,296 SF 1,314 SF TOTAL AREA: 1,557 SF 2,191 SF DEDUCTIONS (GARAGE): -200 SF -200 SF DEDUCTIONS (STAIR) -60 SF -60 SF TOTAL COUNTED: 1,297 SF 1,931 SF FLOOR AREA RATIO: 37% 55% 55% MAX. REN. 10.31.19 NO. C 31770 EISENMANN STACY A I N R O F I L A C F O E T A T S L I C E N S E D A R C H I T E C T scale date title sheet number issue TERUSAKI email phone [email protected] All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture. BERKELEY CA 94710 email stamp address contacts contact address phone 510 558 8442 AMBER LEE BAKER 1331 7TH ST., STE G [email protected] 510-559-0225 ALBANY, CA 94706 825 Carmel avenue STEVE TERUSAKI 01.30.19 architect project RESIDENCE job number drawn by 466 ALB PRELIMINARY NOT FOR CONSTRUCTION SUBMISSION & DATE PLANNING APPLICATION 01.30.19 DRAWING INDEX 825 Carmel Ave. Albany, CA 94710 67-2845-27 R3 B R-1 Raise existing house and un-split floor levels to allow a 650 SF 2BR/1BA ADU to be built on the first floor. Remodel of second floor to include: new entry stair, additional master bathroom and closet, and new interior stair. PROJECT INFORMATION VICINITY MAP OWNER ARCHITECT ENGINEER CONTRACTOR PROJECT DIRECTORY STEVE + KATHY TERUSAKI 825 Carmel Ave. Albany, CA 94706 510-559-0225 [email protected] EISENMANN ARCHITECTURE Project Manager / Amber Baker 1331 7th Street, Suite G Berkeley, CA 94710 510-558-8442 [email protected] BLACKBURN STRUCTURAL DESIGN Nicholas Blackburn 4100 Maybelle Ave. Oakland, CA 94619 415-509-9931 [email protected] McCUTCHEON CONSTRUCTION 1280 6th Street Berkeley, CA 94710 510-558-8030 PROJECT ADDRESS ASSESSOR'S PARCEL OCCUPANCY CONSTRUCTION TYPE GENERAL PLANNING AREA PROJECT DESCRIPTION GENERAL NOTES ABBREVIATIONS & @ # AB ACOUS ADD ADJ AFF ALT ALUM BD BLDG BLK BLKG BOT BOW BSMT C CEM CJ CLKG CLNG CLR CMU COL CONC CONSTR CONT COORD CT CTSK d D DBL DET DF DIA DIM DN DS DW DWG E (E) EA EL ELEC ELEV EP EXP JT EQ EXT FD FDN FE FF FIN FL FOC FOF FOS FOSH FRMG FT FTG FURR GA GALV GC GEC GFCI GL GLB GR GSF GSM GV GWB H HB HNDRL HDWD HGT HORIZ HB HC HR HW IN INCL INSUL INT INTM JT JST KD L LAM LT MAX MB MDF MECH MEMB MFR MIN MISC MTD MTL MUL N (N) NIC NO NSF NTS OC OFCI OPNG OSB PEN PL PLAM PLWD PNT PR PT PTR QTY R RAD RDWD REF REIN REQD RESIL REV RFG RM RO RWD RWL SCHED SECT SF SHT MTL SIM SKL SL SLD SPEC SQ SSD SSTL STD STL STOR STRUCT SYM SYS T T&G TEL THK TO TOS TOT TOW TYP UON VERT VG VIF W W/ WC WD W/D WDW WP WRC And At Pound or Number Anchor Bolt Acoustic Addendum Adjustable Above Finish Floor Alternate Aluminum Board Building Block Blocking Bottom of Truss Bottom of Wall Basement Centerline Cement Control Joint Caulking Ceiling Clear Concrete Masonry Unit Column Concrete Construction Continuous Coordinate Ceramic Tile Countersunk Penny Depth Double Detail Douglas Fir Diameter Dimension Down Downspout Dishwasher Drawing East Existing Each Elevation Electrical Elevation Electrical Panel Expansion Joint Equal Exterior Floor Drain Foundation Fire Extenguisher Finish Floor Finish Floor Face of Concrete Face of Finish Face of Stud Face of Sheathing Framing Foot Footing Furring Gage Galvanized General Contractor Grounding Electrode Conductor Ground Fault Circuit Interrupter Glass Glue Lam Beam Grade Gross Square Feet Galvanized Sheet Metal Gas Vent Gypsum Wall Board Height Hose Bib Handrail Hardwood Height Horizontal Hose Bibb Hollow Core Hour Hot Water Inch Including Insulation Interior Intermediate Joint Joist Kiln Dried Angle Laminate Light Maximum Machine Bolt Medium Density Fiberboard Mechanical Membrane Manufacturer Minimum Miscellaneous Mounted Metal Mullion North New Not in Contract Number Net Square Feet Not to Scale On Center Owner Furnished Contractor Installed Opening Oriented Strand Board Plywood Edge Nailing Property Line Plastic Laminate Plywood Painted Pair Pressure Treated Partition Quantity Riser Radius Redwood Refrigerator Reinforced Required Resilient Revision Roofing Room Rough Opening Rainwater Drainage Rainwater Leader Schedule Section Square Foot/ Feet Sheet Metal Similar Skylight Seal See Landscape Drawings Specifications Square See Structural Drawings Stainless Steel Standard Steel Storage Structural Symbol System Tread Tongue and Groove Telephone Thick Top of Top of Structure Top of Truss Top of Wall Typical Unless Otherwise Noted Vertical Vertical Grain Verify in Field Width With Water Closet Wood Washer / Dryer Window Water Proofing Western Red Cedar A0.0 COVER SHEET NO SCALE SHEET A0.0 A2.0 TITLE COVER SHEET EXISTING FLOOR PLANS AND DEMO PLANS X X A1.1 EXISTING SITE PLAN X A3.0 EXISTING EXTERIOR ELEVATIONS & SECTIONS X A0.2 WINDOW SCHEDULES A0.3 MANDATORY MEASURES PAGE 1 A1.2 NEW SITE, ROOF + LANDSCAPING PLANS A2.1 NEW FLOOR PLANS X X X A3.1 NEW SECTIONS A3.2 NEW EXTERIOR ELEVATIONS X A0.4 MANDATORY MEASURES PAGE 2 A0.1 DOOR SCHEDULES 1. All work shall be in conformance with the 2016 California Code of Regulations, including: 2016 California Building Code (CBC) 2016 California Plumbing Code (CPC) 2016 California Mechanical Code (CMC) 2016 California Electrical Code (CEC) 2016 California Residential Code (CRC) 2016 California Green Building Standards Code (CGBSC) 2016 California Fire Code (CFC) 2016 California Energy Code (Based on the 2008 California Energy Standards CEC Part 6) 2. In the event of Conflicts in Code Regulations, the most stringent requirements shall apply. Contractor shall notify Architect and Owner, in writing, of any discrepancy between the applicable codes and these documents. 3. These documents describe design intent. Contractor shall provide all associated work, including but not limited to, partial demolition, site work, structural, mechanical, electrical, plumbing and finish work required for a complete, operational, and water tight project. No claims for additional work will be awarded for work which is described in these documents or reasonably inferred from them. 4. Contractor is responsible for thorough coordination of trades. No claims for additional work will be awarded for work related to such coordination. 5. Contractor is responsible for coordination with utilities to determine location, including but not limited to Gas, Water, Power, Sewer, Telephone and Cable Television. No claims for additional work will be awarded for work related to such coordination. 6. Contractor shall verify all dimensions, elevations, and conditions of the site and all dimensions and details of the project components. Contractor shall notify the Architect in writing of any discrepancy in plans and specifications immediately. Work shall not proceed without Architect's authorization. 7. Any errors, omissions, or conflicts found in the various parts of the construction documents shall be brought to the attentions of the architect for clarification prior to proceeding with work. Any changes or interpretations of these documents made without consulting the Architect, and any unforeseen conditions resulting therefrom, shall not be the responsibility of the Architect. 8. Do not scale drawing, contact Architect where clarification is required. 9. All dimensions are to face of finish, unless otherwise noted. 10. Details shown are typical. Similar details shall apply in similar locations and conditions. 11. "Typical" or "TYP" shall mean that the condition is representative for similar conditions throughout, unless otherwise noted. 12. All work shall be installed plumb, level, square, and true, and in proper alignment. 13. "Align" shall mean to accurately locate finish faces in the same plane. 14. Contractor shall continuously protect existing trees, utilities and adjacent properties from damage during construction. Contractor shall replace or restore damaged property, materials and finishes at no additional cost to Owner. Restoration shall be equal to the original work and finishes shall match the appearance of existing work. 15. Contractor shall continuously protect the project from, including but not limited to, water damage and damage in the course of the work. Contractor shall replace or restore damaged property, materials and finishes at no additional cost to Owner. Restoration shall be equal to the original work and finishes shall match the appearance of existing work. 16. Contractor shall be responsible for job site conditions, including safety of persons and security of property, and for security of stored materials and equipment, not limited to normal hours of work. Contractor shall maintain appropriate insurance to protect the Owner, Architect and Contractor. 17. Contractor shall broom sweep the premises nightly. At the completion of work, Contractor shall remove all debris and trash caused from the work, surplus materials, tools, and construction equipment, and will leave the project in clean condition. 18. All materials, equipment, and articles incorporated into the work shall be new, first grade, and free of defects unless otherwise noted. The Owner shall have the right to reject defective or substandard workmanship, and the contractor shall immediately correct unacceptable work at no expense to the owner. 19. Contractor shall warrant the entire work against defects in materials and workmanship for one year from the date of acceptance. Sub-contractors shall warrant their work against defects in materials and workmanship for a period of one year, except for the roofing sub-contractor who shall warrant his/her work against defects for a period of three years from the date of acceptance. Contractors and Sub-contractors shall submit their warranties in writing to the Owner. 20. Required submittals include shop drawings of all metalwork, all millwork, and samples of all finish materials and trim, with specified finish applied and in quantities sufficient to demonstrate variation within the material. Prior to receipt by the Architect, the submittals shall be signed by the Contractor, signifying the Contractor's review, approval, verification of field dimensions, and compliance with the construction documents. Contractor shall allow five working days minimum for Architect to process submittals. 21. Mechanical, Electrical, and Plumbing work to be design/build per CMC, CEC and CPC. See A5.0 for Mechanical, Electrical & Plumbing Notes. 22. All exterior glazing units to comply with T24 energy requirements for U factors. 23. Annular spaces around pipes, electric cables, conduits, or other openings in bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or similar method acceptable to the enforcing agency. 24. Cover new or existing duct openings and protect mechanical equipment during construction. At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable by the enforcing agency to reduce the amount of water, dust & debris which may enter the new or existing system. 25. Finish materials shall comply with the following: (1) Adhesives, sealants, and caulks shall comply with the following standards unless more stringent local limits apply: Calgreen table 4.504.1 or 4.504.2, and Rule 1168. Statewide VOC standards of the California Code of Regulations (CCR), Title 17, commencing with section 94507. (2) Paints and coatings shall comply with the VOC limits in Table 1 of the CCR Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content for coatings not meeting the definitions for the categories listed shall be determined in subsections 4.21,4.36, 4.37 of the 2007 California Air Resources Board. (3) Aerosol paints and coatings shall meet the product weighted MIR limits for ROC in section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in sections 94522(e)(1) and (f)(1) of the CCR, Title 17, commencing with section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District with the percent VOC by weight of product limits of Regulation 8, Rule 49. 26. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19% moisture content. Moisture content shall be verified in compliance with the following: (1) Moisture content shall be determined with either a probe-type or contact-type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code. (2) Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified. (3) At least three random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing. Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floor cavities. Manufacturers' drying recommendations shall be followed for wet-applied insulation products prior to enclosure. 27. When req'd by the enforcing agency, independent special inspectors shall be employed to provide inspections or other duties necessary to substantiate compliance with this code. Special inspectors shall have a certification recognized by the enforcing agency and closely related to the primary job function, as determined by the enforcing agency. Documentation used to show compliance with this code may be in the form of drawings, specifications, construction documents, builder or installer certification, inspection reports, or other methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in the appropriate section or identified in the application checklist. GREEN BUILDING NOTES 1. This project to conform to the residential Calgreen standards. 2. Project to achieve voluntary green building measures wherever feasible. 3. All work to comply with California Energy Code (title 24-part 6). see cf2r-lti-01-e for kitchen lighting energy compliance forms. project also to comply with all municipal green building standards where applicable. 4. Pollutant control: Adhesives, sealants, caulks, paints, stains and other coatings, carpet and carpet systems shall be compliant with VOC limits. GC to provide documentation that confirms VOC compliance. 5. Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and other toxic compounds. 6. Hardwood plywood, particleboard, and medium density fiberboard composite wood products used on the interior or exterior of the building shall comply with low formaldehyde emission standards as specified in the air resources board's air toxics control measure for composite wood (17 CCR 93120 et. seq.), as shown in table 4.504.5. Documentation is req'd per section 4.504.5.1. Composite wood products do not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated wood i-joists, or finger-jointed poplar, as specified in CCR title 17, Section 93120.1 (a) 7. Moisture content of building materials used in wall and floor framing shall be checked before enclosure. 8. Insulation will be added / increased where accessible: 8.1 Ceiling: r-30 8.2 Floors: r-19 8.3 Walls: r-13 8.4 Hot water pipes: r-3 LOT CALCULATIONS: X A1.0 SURVEY A3.3 STREET VIEW + MODEL VIEWS X X X PROPOSED REMODEL PHOTO OF EXISTING HOUSE
Transcript of GENERAL NOTES SYMBOLS - Albany, CA
Door Number
Window Number
Wall Construction Type
Existing Wall to Remain
Wall to be Demolished
GROUND00.00 Elevation Target
Align Finish Faces
Elevation ReferenceDrawing Number
Drawing
Drawing Number
Drawing Number
See Door Schedule
See Window Schedule
Face of Structure
Column Center Line
Sheet Number
Sheet Number
Sheet Number
Sheet Number
Grid Number
Interior Elevation Reference
Section Reference
Detail Reference
Reference Grid
Reference Grid
Concrete
Gypsum Wall Board
Plywood
Hardwood
Steel
Aluminum
Batt Insulation
Rigid Fiber Insulation
Area of Revision
Revision Number
New Wall Earth
MDF
Align
Direction of Grain
SYMBOLS
Item Above View Plane
Grid Number
A6.11
A6.11
A6.11 2
3
4
5
Drawing Number
A6.11
1
1
1
1
D1
1
Finish/Equipment TagsSee Finish and EquipmentSchedules
FL1
LOT CALCULATIONS:EXISTING: PROPOSED: REQUIRED:
LOT SIZE: 3,500 SF 3,500 SF -LOT COVERAGE: 1,296 SF (37%) 1,314 SF (37.5%) 50% MAX.MAXIMUM HEIGHT: 20'-11" 23'-0" 28' MAX.
FLOOR AREA CALCULATIONS:EXISTING: PROPOSED: REQUIRED:
LOT SIZE: 3,500 SF 3,500 SF -FLOOR AREA
GARAGE: 200 SF 200 SF -COVERED PORCH 27 - -INTERIOR STAIRS: 60 60 -ACCESSORY DWELLING UNIT 0 650 SF (650 SF MAX.)FIRST FLOOR (BASEMENT): (338 SF) (317 SF) -SECOND FLOOR: 1,270 SF 1,281 SF -
TOTAL HOUSE FOOTPRINT: 1,296 SF 1,314 SFTOTAL AREA: 1,557 SF 2,191 SFDEDUCTIONS (GARAGE): -200 SF -200 SFDEDUCTIONS (STAIR) -60 SF -60 SFTOTAL COUNTED: 1,297 SF 1,931 SF
FLOOR AREA RATIO: 37% 55% 55% MAX.
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
SUBM
ISSI
ON &
DAT
E
PLAN
NING
APP
LICA
TION
01.
30.1
9
DRAWING INDEX
825 Carmel Ave. Albany, CA 9471067-2845-27R3BR-1Raise existing house and un-split floor levels to allow a 650 SF 2BR/1BA ADUto be built on the first floor. Remodel of second floor to include: new entry stair,additional master bathroom and closet, and new interior stair.
PROJECT INFORMATION
VICINITY MAP
OWNER
ARCHITECT
ENGINEER
CONTRACTOR
PROJECT DIRECTORY
STEVE + KATHY TERUSAKI825 Carmel Ave.Albany, CA [email protected]
EISENMANN ARCHITECTUREProject Manager / Amber Baker1331 7th Street, Suite GBerkeley, CA [email protected]
BLACKBURN STRUCTURAL DESIGNNicholas Blackburn4100 Maybelle Ave.Oakland, CA [email protected]
McCUTCHEON CONSTRUCTION1280 6th StreetBerkeley, CA 94710510-558-8030
PROJECT ADDRESSASSESSOR'S PARCELOCCUPANCYCONSTRUCTION TYPEGENERAL PLANNING AREAPROJECT DESCRIPTION
GENERAL NOTESABBREVIATIONS
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ABACOUSADDADJAFFALTALUM
BDBLDGBLKBLKGBOTBOWBSMT
CCEMCJCLKGCLNGCLRCMUCOLCONCCONSTRCONTCOORDCTCTSK
dDDBLDETDFDIADIMDNDSDWDWG
E(E)EAELELECELEVEPEXP JTEQEXT
FDFDNFEFFFINFLFOCFOFFOSFOSHFRMGFTFTGFURR
GAGALVGCGECGFCIGLGLBGRGSFGSMGVGWB
HHBHNDRLHDWDHGTHORIZHBHCHRHW
ININCLINSULINTINTM
JTJST
KD
LLAMLT
MAXMBMDFMECHMEMBMFRMINMISCMTDMTLMUL
N(N)NICNONSFNTS
OCOFCIOPNGOSB
PENPLPLAMPLWDPNTPRPTPTR
QTY
RRADRDWDREFREINREQDRESILREVRFGRMRORWDRWL
SCHEDSECTSFSHT MTLSIMSKLSLSLDSPECSQSSDSSTLSTDSTLSTORSTRUCTSYMSYS
TT>ELTHKTOTOSTOTTOWTYP
UON
VERTVGVIF
WW/WCWDW/DWDWWPWRC
AndAtPound or Number
Anchor BoltAcousticAddendumAdjustableAbove Finish FloorAlternateAluminum
BoardBuildingBlockBlockingBottom of TrussBottom of WallBasement
CenterlineCementControl JointCaulkingCeilingClearConcrete Masonry UnitColumnConcreteConstructionContinuousCoordinateCeramic TileCountersunk
PennyDepthDoubleDetailDouglas FirDiameterDimensionDownDownspoutDishwasherDrawing
EastExistingEachElevationElectricalElevationElectrical PanelExpansion JointEqualExterior
Floor DrainFoundationFire ExtenguisherFinish FloorFinishFloorFace of ConcreteFace of FinishFace of StudFace of SheathingFramingFootFootingFurring
GageGalvanizedGeneral ContractorGrounding Electrode ConductorGround Fault Circuit InterrupterGlassGlue Lam BeamGradeGross Square FeetGalvanized Sheet MetalGas VentGypsum Wall Board
HeightHose BibHandrailHardwoodHeightHorizontalHose BibbHollow CoreHourHot Water
InchIncludingInsulationInteriorIntermediate
JointJoist
Kiln Dried
AngleLaminateLight
MaximumMachine BoltMedium Density FiberboardMechanicalMembraneManufacturerMinimumMiscellaneousMountedMetalMullion
NorthNewNot in ContractNumberNet Square FeetNot to Scale
On CenterOwner Furnished Contractor InstalledOpeningOriented Strand Board
Plywood Edge NailingProperty LinePlastic LaminatePlywoodPaintedPairPressure TreatedPartition
Quantity
RiserRadiusRedwoodRefrigeratorReinforcedRequiredResilientRevisionRoofingRoomRough OpeningRainwater DrainageRainwater Leader
ScheduleSectionSquare Foot/ FeetSheet MetalSimilarSkylightSealSee Landscape DrawingsSpecificationsSquareSee Structural DrawingsStainless SteelStandardSteelStorageStructuralSymbolSystem
TreadTongue and GrooveTelephoneThickTop ofTop of StructureTop of TrussTop of WallTypical
Unless Otherwise Noted
VerticalVertical GrainVerify in Field
WidthWithWater ClosetWoodWasher / DryerWindowWater ProofingWestern Red Cedar
A0.0
COVER SHEET
NO SCALE
SHEET
A0.0
A2.0
TITLE
COVER SHEET
EXISTING FLOOR PLANS AND DEMO PLANS
X
X
A1.1 EXISTING SITE PLAN
X
A3.0 EXISTING EXTERIOR ELEVATIONS & SECTIONS
X
A0.2 WINDOW SCHEDULES
A0.3 MANDATORY MEASURES PAGE 1
A1.2 NEW SITE, ROOF + LANDSCAPING PLANS
A2.1 NEW FLOOR PLANS
X
X
X
A3.1 NEW SECTIONS
A3.2 NEW EXTERIOR ELEVATIONS
X
A0.4 MANDATORY MEASURES PAGE 2
A0.1 DOOR SCHEDULES
1. All work shall be in conformance with the 2016 California Code of Regulations, including:2016 California Building Code (CBC)2016 California Plumbing Code (CPC)2016 California Mechanical Code (CMC)2016 California Electrical Code (CEC)2016 California Residential Code (CRC)2016 California Green Building Standards Code (CGBSC)2016 California Fire Code (CFC)2016 California Energy Code (Based on the 2008 California Energy Standards CEC Part 6)
2. In the event of Conflicts in Code Regulations, the most stringent requirements shall apply. Contractor shall notifyArchitect and Owner, in writing, of any discrepancy between the applicable codes and these documents.
3. These documents describe design intent. Contractor shall provide all associated work, including but not limitedto, partial demolition, site work, structural, mechanical, electrical, plumbing and finish work required for acomplete, operational, and water tight project. No claims for additional work will be awarded for work which isdescribed in these documents or reasonably inferred from them.
4. Contractor is responsible for thorough coordination of trades. No claims for additional work will be awarded forwork related to such coordination.
5. Contractor is responsible for coordination with utilities to determine location, including but not limited to Gas,Water, Power, Sewer, Telephone and Cable Television. No claims for additional work will be awarded for workrelated to such coordination.
6. Contractor shall verify all dimensions, elevations, and conditions of the site and all dimensions and details of theproject components. Contractor shall notify the Architect in writing of any discrepancy in plans and specificationsimmediately. Work shall not proceed without Architect's authorization.
7. Any errors, omissions, or conflicts found in the various parts of the construction documents shall be brought tothe attentions of the architect for clarification prior to proceeding with work. Any changes or interpretations ofthese documents made without consulting the Architect, and any unforeseen conditions resulting therefrom, shallnot be the responsibility of the Architect.
8. Do not scale drawing, contact Architect where clarification is required.
9. All dimensions are to face of finish, unless otherwise noted.
10. Details shown are typical. Similar details shall apply in similar locations and conditions.
11. "Typical" or "TYP" shall mean that the condition is representative for similar conditions throughout, unlessotherwise noted.
12. All work shall be installed plumb, level, square, and true, and in proper alignment.
13. "Align" shall mean to accurately locate finish faces in the same plane.
14. Contractor shall continuously protect existing trees, utilities and adjacent properties from damage duringconstruction. Contractor shall replace or restore damaged property, materials and finishes at no additional cost toOwner. Restoration shall be equal to the original work and finishes shall match the appearance of existing work.
15. Contractor shall continuously protect the project from, including but not limited to, water damage and damage inthe course of the work. Contractor shall replace or restore damaged property, materials and finishes at noadditional cost to Owner. Restoration shall be equal to the original work and finishes shall match the appearanceof existing work.
16. Contractor shall be responsible for job site conditions, including safety of persons and security of property, andfor security of stored materials and equipment, not limited to normal hours of work. Contractor shall maintainappropriate insurance to protect the Owner, Architect and Contractor.
17. Contractor shall broom sweep the premises nightly. At the completion of work, Contractor shall remove all debrisand trash caused from the work, surplus materials, tools, and construction equipment, and will leave the project inclean condition.
18. All materials, equipment, and articles incorporated into the work shall be new, first grade, and free of defectsunless otherwise noted. The Owner shall have the right to reject defective or substandard workmanship, and thecontractor shall immediately correct unacceptable work at no expense to the owner.
19. Contractor shall warrant the entire work against defects in materials and workmanship for one year from the dateof acceptance. Sub-contractors shall warrant their work against defects in materials and workmanship for a periodof one year, except for the roofing sub-contractor who shall warrant his/her work against defects for a period ofthree years from the date of acceptance. Contractors and Sub-contractors shall submit their warranties in writingto the Owner.
20. Required submittals include shop drawings of all metalwork, all millwork, and samples of all finish materials andtrim, with specified finish applied and in quantities sufficient to demonstrate variation within the material. Prior toreceipt by the Architect, the submittals shall be signed by the Contractor, signifying the Contractor's review,approval, verification of field dimensions, and compliance with the construction documents. Contractor shallallow five working days minimum for Architect to process submittals.
21. Mechanical, Electrical, and Plumbing work to be design/build per CMC, CEC and CPC. See A5.0 for Mechanical,Electrical & Plumbing Notes.
22. All exterior glazing units to comply with T24 energy requirements for U factors.
23. Annular spaces around pipes, electric cables, conduits, or other openings in bottom plates at exterior walls shallbe protected against the passage of rodents by closing such openings with cement mortar, concrete masonry orsimilar method acceptable to the enforcing agency.
24. Cover new or existing duct openings and protect mechanical equipment during construction. At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable by the enforcing agency to reduce the amount of water, dust& debris which may enter the new or existing system.
25. Finish materials shall comply with the following:
(1) Adhesives, sealants, and caulks shall comply with the following standards unless more stringent local limitsapply: Calgreen table 4.504.1 or 4.504.2, and Rule 1168. Statewide VOC standards of the California Code ofRegulations (CCR), Title 17, commencing with section 94507.
(2) Paints and coatings shall comply with the VOC limits in Table 1 of the CCR Architectural Suggested ControlMeasure, as shown in Table 4.504.3, unless more stringent local limits apply. The VOC content for coatings notmeeting the definitions for the categories listed shall be determined in subsections 4.21,4.36, 4.37 of the 2007California Air Resources Board.
(3) Aerosol paints and coatings shall meet the product weighted MIR limits for ROC in section 94522(a)(2) andother requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, insections 94522(e)(1) and (f)(1) of the CCR, Title 17, commencing with section 94520; and in areas under thejurisdiction of the Bay Area Air Quality Management District with the percent VOC by weight of product limits ofRegulation 8, Rule 49.
26. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not beenclosed when the framing members exceed 19% moisture content. Moisture content shall be verified incompliance with the following: (1) Moisture content shall be determined with either a probe-type or contact-typemoisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shallsatisfy requirements found in Section 101.8 of this code. (2) Moisture readings shall be taken at a point 2 feet(610 mm) to 4 feet (1219 mm) from the grade stamped end of each piece to be verified. (3) At least three randommoisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcingagency provided at the time of approval to enclose the wall and floor framing. Insulation products which arevisibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floorcavities. Manufacturers' drying recommendations shall be followed for wet-applied insulation products prior toenclosure.
27. When req'd by the enforcing agency, independent special inspectors shall be employed to provide inspections orother duties necessary to substantiate compliance with this code. Special inspectors shall have a certificationrecognized by the enforcing agency and closely related to the primary job function, as determined by the enforcingagency. Documentation used to show compliance with this code may be in the form of drawings, specifications,construction documents, builder or installer certification, inspection reports, or other methods acceptable to theenforcing agency which demonstrate substantial conformance. When specific documentation or special inspectionis necessary to verify compliance, that method of compliance will be specified in the appropriate section oridentified in the application checklist.
GREEN BUILDING NOTES
1. This project to conform to the residential Calgreen standards.
2. Project to achieve voluntary green building measures wherever feasible.
3. All work to comply with California Energy Code (title 24-part 6). see cf2r-lti-01-e for kitchen lighting energy compliance forms.project also to comply with all municipal green building standards where applicable.
4. Pollutant control: Adhesives, sealants, caulks, paints, stains and other coatings, carpet and carpet systems shall be compliant withVOC limits. GC to provide documentation that confirms VOC compliance.
5. Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and other toxic compounds.
6. Hardwood plywood, particleboard, and medium density fiberboard composite wood products used on the interior or exterior of thebuilding shall comply with low formaldehyde emission standards as specified in the air resources board's air toxics controlmeasure for composite wood (17 CCR 93120 et. seq.), as shown in table 4.504.5. Documentation is req'd per section 4.504.5.1.Composite wood products do not include hardboard, structural plywood, structural panels, structural composite lumber, orientedstrand board, glued laminated timber, prefabricated wood i-joists, or finger-jointed poplar, as specified in CCR title 17, Section93120.1 (a)
7. Moisture content of building materials used in wall and floor framing shall be checked before enclosure.
8. Insulation will be added / increased where accessible:8.1 Ceiling: r-308.2 Floors: r-198.3 Walls: r-138.4 Hot water pipes: r-3
LOT CALCULATIONS:
X
A1.0 SURVEY
A3.3 STREET VIEW + MODEL VIEWS
X
X
X
PROPOSED REMODEL
PHOTO OF EXISTING HOUSE
WINDOW + DOOR + SKYLIGHT SCHEDULE GENERAL NOTES
1. ALUMINUM CLAD WOOD WINDOW & DOOR SYSTEMS MANUFACTURED BY MARVIN ULTIMATE CLAD.
2. ALUMINUM SKYLIGHTS BY VELUX, TO BE DOUBLE GLAZED AND LAMINATED. SEE SCHEDULE.
3. WINDOW & SKYLIGHT DIMENSIONS IN SCHEDULE ARE NOMINAL FRAME SIZES.VERIFY REQUIRED ROUGH OPENING SIZES WITH MANUFACTURE'S SPECIFICATIONS AND FIELD VERIFY.
4. PROVIDE SCREENS AT ALL OPERABLE WINDOWS AND WHERE NOTED ON DRAWINGS BY (SCR), U.N.O.
5. ALL SAFETY GLASS SHALL BE IDENTIFIED BY NON-REMOVABLE INFO ETCHED IN CORNER OF GLASS.PROVIDE TEMPERED GLASS PANELS AS REQUIRED BY CBC, AS NOTED ON DRAWINGS BY (TG)AND AT LOCATIONS WHERE:
A. GLAZING IS 9'-0" S.F. OR MOREB. LOWEST EDGE OF GLAZING IS 18" OR LESS ROM WALKING SURFACEC. UPPER EDGE IS LESS THAN 36" ABOVE WALKING SURFACE.D. EXCEPT WHEN UNIT IS PROTECTED BY HANDRAIL PER CBC.E. BOTTOM / TOP OF STAIRS WITHIN 60" ABOVE FINISH FLOOR & 60" HORIZ. OF BOTTOM STAIR TREAD.F. ENCLOSURES FOR SHOWER, TUBS, ETC. LESS THAN 60" ABOVE ANY HORIZ. SURFACE.G. GLASS GUARDRAILS AND HANDRAILSH. GLAZING IS WITHIN A 24" ARC OF THE VERTICAL EDGE OF ANY SWINGING DOOR OPENING.I. EXCEPT WHEN PERPENDICULAR TO DOOR @ ON LATCH SIDEJ. WINDOW IS WITHIN 24" ARC OF FIXED PANELS IN SLIDING DOOR UNITS.
6. ALL NEW EXTERIOR DOOR AND WINDOW GLAZING TO BE DOUBLE GLAZED AND COMPLY WITH CALIFORNIATITLE-24 ENERGY REQUIREMENTS FOR MAXIMUM U-FACTORS. LOW E3 GLAZING TO BE PROVIDED WHEREREQUIRED BY ENERGY CALCULATIONS.
7. EMERGENCY EGRESS WINDOWS TO BE PROVIDED WHERE REQUIRED BY CBC, AND WHERE NOTED ONDRAWINGS BY (EGRESS). GENERAL CONTRACTOR TO VERIFY WINDOWS MEET OR EXCEED MINIMUM CBCREQUIREMENTS, INCLUDING:
A. CLEAR AREA WHEN OPEN OF 5.7 SFB. CLEAR OPEN HEIGHT OF 24"C. CLEAR OPEN WIDTH 20"
DOOR SCHEDULE
ID ROOM NAME OPERATION PRODUC I.D. QUANTITY TYPESIZE (MANUFACTURE SPEC)
FINISH HEADHEIGHT
FRAME CONSTRUCTION PANEL CONSTRUCTIONGLAZING TYPE
SAFETY GLAZING(WHERE REQ'D)
HARDWAREFINISH
HARDWARE TYPE NOTES IDWIDTH HEIGHT DEPTH TYPE FINISH / COLOR TYPE FINISH / COLOR
EXTERIOR
D100 ENTRY SWING TBD 1 - 36" 80" TBD 6'8 WOOD TBD B TBD CLR YES TBD KEYED ENTRY D100
D101 BIKE STORAGE SWING TBD 1 - 30" 80" TBD 6'8 WOOD TBD C TBD - - TBD KEYED ENTRY D101
D102 GARAGE GARAGE TBD 1 - 87 1/2" 80" TBD 6'8 WOOD TBD E TBD FROSTED YES TBD KEYED ENTRY D102
D103 GARAGE DOUBLE SWING TBD 2 - 2 x 3O" = 60" 80" TBD 6'8 WOOD TBD D TBD CLR - TBD KEYED ENTRY D103
D104 UNCONDITIONED SPACE SWING TBD 1 - 36" 80" TBD 6'8 WOOD TBD D TBD CLR - TBD KEYED ENTRY D104
D105 KITCHEN SWING TBD 1 - 36" 80" TBD 6'8 WOOD TBD B TBD CLR YES TBD KEYED ENTRY
D106 FURNACE SWING TBD 1 - 30" 80" TBD 6'8 WOOD TBD C TBD - - TBD KEYED ENTRY
D107 GARDEN STORAGE SWING TBD 1 - 30" 80" TBD 6'8 WOOD TBD C TBD - - TBD KEYED ENTRY
D200 ENTRY SWING TBD 1 - 36" 84" TBD 7'0 WOOD TBD A TBD CLR YES TBD KEYED ENTRY D200
TOTAL NEW EXTERIOR DOORS 9
INTERIOR
D108 BEDROOM 2/LIVING ROOM DOUBLE POCKET TBD 2 - 2 X 30" = 60" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D107
D109 BEDROOM 2/LIVING ROOM BY-PASS TBD 2 - 2 X 24" = 48" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D108
D110 BEDROOM 2/LIVING ROOM BY-PASS TBD 2 - 2 X 24" = 48" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D109
D111 BEDROOM 2/LIVING ROOM SWING TBD 1 - 34" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D110
D112 BEDROOM 1 SWING TBD 1 - 34" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D111
D113 BEDROOM 1 CLOSET SWING TBD 1 - 34" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D112
D114 HALL SWING TBD 1 - 20" 80" TBD 6'-8" TBD TBD G TBD - - TBD LATCH D113
D115 BATHROOM SWING TBD 1 - 34" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D114
D116 CLOSET SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D115
D117 STAIRWELL SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D114
D118 GARAGE SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD G TBD - - TBD LATCH D114
D201 ENTRY CLOSET SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD TBD (E) EXISTING DOOR TO REMAIN D201
D202 KITCHEN SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) REUSE (E) DOOR IN NEW LOCATION D202
D203 KITCHEN SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) EXISTING DOOR TO REMAIN D203
D204 KITCHEN POCKET (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) EXISTING DOOR TO REMAIN D204
D205 HALL SWING TBD 1 - 18" 80" TBD 6'-8" TBD TBD G TBD - - TBD LATCH D205
D206 BEDROOM 2 SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D206
D207 BEDROOM 2 DOUBLE SWING TBD 2 - 2 X 30" = 60" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D207
D208 BATH SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) EXISTING DOOR TO REMAIN D208
D209 HALL SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) EXISTING DOOR TO REMAIN D209
D210 BEDROOM 1 SWING (E) (E) - (E) (E) (E) 6'-8" TBD TBD (E) TBD - - TBD (E) EXISTING DOOR TO REMAIN D210
D211 BEDROOM 1 SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D211
D212 MASTER BATH POCKET TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD PRIVACY D212
D213 MASTER CLOSET POCKET TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D213
D214 HALL SWING TBD 1 - 30" 80" TBD 6'-8" TBD TBD F TBD - - TBD LATCH D214
TOTAL NEW INTERIOR DOORS 22
TYPE A TYPE B TYPE C TYPE D TYPE E TYPE F TYPE G
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A0.1
DOOR SCHEDULES
NO SCALE
WINDOW SCHEDULE
ID ROOM NAME TYPE PRODUCT + I.D. QTY.
FRAME SIZE (PER MFD SPEC) DIVIDED LITESGLAZING TYPE SAFETY GLAZING SCREEN NOTES ID
WIDTH HEIGHT DEPTHTOTAL UNIT
WIDTHMULL WIDTH NUMBER OF LITES TYPE
LEVEL 1
100BEDROOM 2/LIVING
ROOMFRENCH CASEMENT TBD 2 2 X 32" = 64" 48" TBD 5'-4" - - - CLR - - 100
102UNCONDITIONED
SPACEDOUBLE HUNG TBD 1 30" 38" TBD - - - - CLR - TBD 102
103UNCONDITIONED
SPACEDOUBLE HUNG TBD 1 24" 38" TBD - - - - CLR - TBD 103
104UNCONDITIONED
SPACEDOUBLE HUNG TBD 1 24" 38" TBD - - - - CLR - TBD 104
105 KITCHEN DOUBLE HUNG TBD 1 24" 38" TBD - - - - CLR - TBD 105
106 BATH DOUBLE HUNG TBD 1 30" 38" TBD - - - - CLR - TBD 106
107 BEDROOM 1 DOUBLE HUNG TBD 1 30" 48" TBD - - - - CLR - TBD 107
108 BEDROOM 1 DOUBLE HUNG TBD 1 30" 48" TBD - - - - CLR - TBD 108
109 BEDROOM 1 FRENCH CASEMENT TBD 2 2 X 32" = 64" 48" TBD 5'-4" - - - CLR - - 109
LEVEL 1 NEW WINDOW TALLY 11
LEVEL 2
200 LIVING ROOM POLYGON PICTURE (E) (E) 24" 33" (E) - - - - CLR - - 200
201 KITCHEN FRENCH CASEMENT TBD 2 2 X 32" = 64" 48" TBD 5'-4" - - - CLR - - 201
202 KITCHEN CASEMENT TBD 1 11" 44" TBD - - - - CLR - - FINISH HEIGHT AT 7'-9" 202
203 KITCHEN FIXED CASEMENT TBD 1 50" 44" TBD - - - - CLR - - FINISH HEIGHT AT 7'-9"
204 KITCHEN CASEMENT TBD 1 11" 44" TBD - - - - CLR - - FINISH HEIGHT AT 7'-9"
205 BEDROOM 1 FRENCH CASEMENT TBD 2 2 X 32" = 64" 48" TBD 5'-4" - - - CLR - - 203
206 MASTER BATH DOUBLE HUNG TBD 1 24" 38" TBD - - - - CLR - TBD 204
207 BATH DOUBLE HUNG TBD 1 29" 38" TBD - - - - CLR - TBD 205
208 BEDROOM 2 FRENCH CASEMENT TBD 2 2 X 32" = 64" 48" TBD 5'-4" - - - CLR - - 206
209 BEDROOM 2 DOUBLE HUNG TBD 1 2'-6" 4'-6 1/2" TBD - - - - CLR - TBD 207
210 DINING ROOM DOUBLE HUNG TBD 1 2'-6" 4'-6 1/2" TBD - - - - CLR - TBD 208
211 DINING ROOM DOUBLE HUNG TBD 1 3'-0" 4'-6 1/2" TBD - - - - CLR - TBD 209
212 DINING ROOM DOUBLE HUNG TBD 1 2'-6" 4'-6 1/2" TBD - - - - CLR - TBD 210
213 LIVING ROOM DOUBLE HUNG TBD 1 2'-6" 4'-6 1/2" TBD - - - - CLR - TBD 211
214 LIVING ROOM DOUBLE HUNG TBD 1 2'-6" 4'-6 1/2" TBD - - - - CLR - TBD 212
215 LIVING ROOM POLYGON PICTURE (E) (E) 6'-0" 6'-2" (E) - - - - CLR - - 213
LEVEL 2 NEW WINDOW TALLY 17
WINDOW + DOOR + SKYLIGHT SCHEDULE GENERAL NOTES
1. ALUMINUM CLAD WOOD WINDOW & DOOR SYSTEMS MANUFACTURED BY MARVIN ULTIMATE CLAD.
2. ALUMINUM SKYLIGHTS BY VELUX, TO BE DOUBLE GLAZED AND LAMINATED. SEE SCHEDULE.
3. WINDOW & SKYLIGHT DIMENSIONS IN SCHEDULE ARE NOMINAL FRAME SIZES.VERIFY REQUIRED ROUGH OPENING SIZES WITH MANUFACTURE'S SPECIFICATIONS AND FIELD VERIFY.
4. PROVIDE SCREENS AT ALL OPERABLE WINDOWS AND WHERE NOTED ON DRAWINGS BY (SCR), U.N.O.
5. ALL SAFETY GLASS SHALL BE IDENTIFIED BY NON-REMOVABLE INFO ETCHED IN CORNER OF GLASS.PROVIDE TEMPERED GLASS PANELS AS REQUIRED BY CBC, AS NOTED ON DRAWINGS BY (TG)AND AT LOCATIONS WHERE:
A. GLAZING IS 9'-0" S.F. OR MOREB. LOWEST EDGE OF GLAZING IS 18" OR LESS ROM WALKING SURFACEC. UPPER EDGE IS LESS THAN 36" ABOVE WALKING SURFACE.D. EXCEPT WHEN UNIT IS PROTECTED BY HANDRAIL PER CBC.E. BOTTOM / TOP OF STAIRS WITHIN 60" ABOVE FINISH FLOOR & 60" HORIZ. OF BOTTOM STAIR TREAD.F. ENCLOSURES FOR SHOWER, TUBS, ETC. LESS THAN 60" ABOVE ANY HORIZ. SURFACE.G. GLASS GUARDRAILS AND HANDRAILSH. GLAZING IS WITHIN A 24" ARC OF THE VERTICAL EDGE OF ANY SWINGING DOOR OPENING.I. EXCEPT WHEN PERPENDICULAR TO DOOR @ ON LATCH SIDEJ. WINDOW IS WITHIN 24" ARC OF FIXED PANELS IN SLIDING DOOR UNITS.
6. ALL NEW EXTERIOR DOOR AND WINDOW GLAZING TO BE DOUBLE GLAZED AND COMPLY WITH CALIFORNIATITLE-24 ENERGY REQUIREMENTS FOR MAXIMUM U-FACTORS. LOW E3 GLAZING TO BE PROVIDED WHEREREQUIRED BY ENERGY CALCULATIONS.
7. EMERGENCY EGRESS WINDOWS TO BE PROVIDED WHERE REQUIRED BY CBC, AND WHERE NOTED ONDRAWINGS BY (EGRESS). GENERAL CONTRACTOR TO VERIFY WINDOWS MEET OR EXCEED MINIMUM CBCREQUIREMENTS, INCLUDING:
A. CLEAR AREA WHEN OPEN OF 5.7 SFB. CLEAR OPEN HEIGHT OF 24"C. CLEAR OPEN WIDTH 20"
01 CASEMENT WINDOW SILL, TYPICAL
INTERIOR
LINE OF EXTERIOR CASING BEYOND
MARVIN ULTIMATE CLAD WINDOWSYSTEM
SLOPED SHIM
SEALANT & BACK ROD @SILL TO SUB-SILL
SEE WINDOW SCHEDULE FOR SIZINGSEE ELEVATIONS FOR TRIM
WD SILL STUCCO MOULD, PAINT
5/8" GYP. BD.
CEMENT PLASTER (STUCCO
WALL UNDERLAYMENT,LAP OVER HEAD FLASHING, TYP.
3"=1'-0"02 CASEMENT WINDOW HEAD, TYPICAL
EXTERIORINTERIOR
VERTICAL SECTION
WD HEADER
MARVIN ULTIMATE CLAD WINDOWSYSTEM
WD STUCCO MOULD, PAINT
CEMENT PLASTER (STUCCO)
FILL JAMB W/ (2) LIFTS OF LOWEXPANISVE AIR IMPERIMABLE SPF
SCREEN
3"=1'-0" VERTICAL SECTION
2 1/4"TYP.
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A0.2
WINDOW SCHEDULES
NO SCALE
A1.0
100'-0"
35'-0
"
23'-6
"7'
-8 1
/2"
SLOPE 2 1/2:12
SLOPE 2 1/2:12
SLOPE 2 1/2:12
SLOPE 2 1/2:12SLOPE 2 1/2:12
SHED
3'-6" SETBACK
15'-0
" SET
BACK
3'-6" SETBACK
20'-0
" SET
BACK
DECK
1 (E) SITE AND ROOF PLAN
(E) ASH
SLOPE 2 1/2:12
(E) GUAVA
PROP
ERTY
LIN
E
SIDE
WAL
K
PLAN
TING
STR
IP
CARM
EL A
VE.
DRIVEWAY
ENTRY STAIR WALL
CONCRETE DRIVE TRACK
UP
D.S.
D.S.
D.S.3'
-3 1
/2"
8'-5" 1'-7" 5'-0"9'-9 1/2" 2'-4"
8'-7
"
6"
CONCRETE CURB
D.S.
D.S.
D.S.
SCUPPER
SCUPPER
SCUPPER
EXISTING GARAGE823 CARMEL AVE
EXISTING HOUSE829 CARMEL AVE
25'-2 1/2" 19'-2" 32'-10 1/2" 18'-2 1/2"
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TE CT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A1.1
EXISTING SITE PLAN
1/4" = 1'-0"
AutoCAD SHX Text
OHW
AutoCAD SHX Text
OHW
AutoCAD SHX Text
OHW
AutoCAD SHX Text
OHW
AutoCAD SHX Text
EM
AutoCAD SHX Text
C.O.
AutoCAD SHX Text
C.O.
AutoCAD SHX Text
W.M.
AutoCAD SHX Text
POLE
3'-6" SETBACK
20'-0
" SET
BACK
(N) PERMEABLE STONEPAVING PATIO
4" BELOW (N) FINISH FLOOROF 1ST FLOOR
(N) RAISED WOOD DECK
(N) L
OW R
OCK/
DECO
RATI
VE C
ONC.
RET
AINI
NG W
ALL
100'-0"
35'-0
"
23'-6
"7'
-8 1
/2"
SLOPE 2 1/2:12
SLOPE 2 1/2:12
SLOPE 2 1/2:12
SLOPE 2 1/2:12
SLOPE 2 1/2:12
3'-6" SETBACK
1 NEW SITE, ROOF + LANDSCAPING PLAN
6'-0
" SET
BACK
ENC
ROAC
HMEN
T
UP
6 TR
EAD
@ 1
1"7
RISE
@ 7
1/2
"
4 TREAD @ 11"5 RISE @ 7 1/2" UP
2 T @ 12"3 R @ 6"
UP2 T @ 11"
3 R @ 7 1/2"
4'-0"
CARM
EL A
VE.
UP
2 T
@ 1
2"3
R @
6"
(E) GRADE W/ PLANTER FOR VEGETABLES/ ANNUALS
LOT CALCULATIONS:EXISTING: PROPOSED: REQUIRED:
LOT SIZE: 3,500 SF 3,500 SF -LOT COVERAGE: 1,296 SF (37%) 1,314 SF (37.5%) 50% MAX.MAXIMUM HEIGHT: 20'-11" 23'-0" 28' MAX.
FLOOR AREA CALCULATIONS:EXISTING: PROPOSED: REQUIRED:
LOT SIZE: 3,500 SF 3,500 SF -FLOOR AREA
GARAGE: 200 SF 200 SF -COVERED PORCH 27 - -INTERIOR STAIRS: 60 60 -ACCESSORY DWELLING UNIT 0 650 SF (650 SF MAX.)FIRST FLOOR (BASEMENT): (338 SF) (317 SF) -SECOND FLOOR: 1,270 SF 1,281 SF -
TOTAL HOUSE FOOTPRINT: 1,296 SF 1,314 SFTOTAL AREA: 1,557 SF 2,191 SFDEDUCTIONS (GARAGE): -200 SF -200 SFDEDUCTIONS (STAIR) -60 SF -60 SFTOTAL COUNTED: 1,297 SF 1,931 SF
FLOOR AREA RATIO: 37% 55% 55% MAX.
(E) ASH
(E) GUAVA
SLOPE 2 1/2:12
(N) OVER-FRAME ROOFWHERE HOUSE IS
UNSPLIT
(N) FIREBOX WITHSPANISH TILE ROOF
(E) SHED TO BEREMOVED
SLOPE 2 1/2:12
SLOPE 2 1/2:12
UP
2 TREAD @ 12"3 RISE @ 6"
(N) ROOF OVER (N)BATHROOM AND CLOSET
(N) SPANISH TILE OVER(N) WINDOW BOX
(N) CONC. DRIVEWAY
(N) SPANISH TILE ROOFOVER (N) PORCH
(E) S
IDEW
ALK
(E)P
LANT
ING
STRI
P
DS
(N) SPANISH TILEPARAPET
3'-3
1/2
"
GRAVEL WELL FOR TREE
9'-0" 1'-7 1/2" 5'-0"
5'-3"
2'-4"
3'-11 1/2"
2'-2" 15'-0
"
CONCRETE CURB
6"
3'-1
0"
DS
EXISTING GARAGE823 CARMEL AVE
EXISTING HOUSE829 CARMEL AVE
SCUPPER
DS
1'-6
"10
'-0"
3'-6"
1'-6"
(N) GROUNDCOVER AND FLOWERING SHRUBS
VERTICAL SHRUB, TYP.
2X2 STONE PAVERS INGRAVEL BASE
LOW GROUNDCOVER
(E) BOUGAINVILLEA
ORNAMENTAL PEARESPALIER
LOW
GRO
UNDC
OVER
LOW
SHR
UB B
ORDE
R (1
8"-2
4")
OF C
ALIF
ORNI
A NA
TIVE
S
HATCH INDICATESDECORATIVE PAVINGSCORE PATTERN TBD
29'-9" 19'-2" 35'-0 1/2"
3'-7"
16'-0 1/2"
KEYPROPERTY LINE
CITY SETBACK LINE
DOWNSPOUT
SUB-GRADE SOLID CONDUIT DRAIN
SUB-GRADE PERFORATED DRAIN
SPOT ELEVATION
LINE CLEAN OUT (WYE W/ CAP)
TWO WAY LINE CLEAN OUT (TEE W/ CAP)
DOWNSPOUT
HARDSCAPE (IMPERVIOUS AREAS)
GAS LINE AT HOUSE
PHONE AND DATA
MAIN ELECTRICAL PANEL
HOT WATER HEATER (TANKLESS)
DS
100.00FINISH FLOOR
CO
INLET
OUTLET
CO²
DS
HWH
DS
DS
DS
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TE CT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A1.2
NEW SITE, ROOF + LANDSCAPE PLAN
1/4" = 1'-0"
AutoCAD SHX Text
OHW
AutoCAD SHX Text
OHW
AutoCAD SHX Text
OHW
AutoCAD SHX Text
(N) EM
AutoCAD SHX Text
C.O.
AutoCAD SHX Text
C.O.
AutoCAD SHX Text
W.M.
AutoCAD SHX Text
POLE
AutoCAD SHX Text
OHW
AutoCAD SHX Text
EP
AutoCAD SHX Text
G
AutoCAD SHX Text
P
AutoCAD SHX Text
D
1 EXISTING SECOND FLOOR PLAN1 EXISTING FIRST FLOOR PLAN (BASEMENT)
W/H
CLNG 8'-3 1/2"159 SFDINING ROOM
CLNG 8'-3 1/2"246 SFLIVING ROOM
CLNG 8'-3 1/2"183 SFKITCHEN
CLNG 8'-3 1/2"160 SFBEDROOM 1
CLOSETCLOSET
CLOSET CLOSET
CLNG 8'-3 1/2"146 SFBEDROOM 2
CEILING 8' 3 1/2"50 SF
BATHROOM
CEILING 8' 3 1/2"26 SF
HALLWAYCLNG 6'-9"338 SF
BASEMENTCLNG 6'-10"200 SF
GARAGE
CLNG 5'-0"754 SFCRAWL SPACE
DOWN
DOWN
UP
TREAD 9 1/2"RISE 7"
TREA
D 11
"RI
SE 7
1/4
"
TREA
D 10
1/2
"RI
SE 7
"
PANTRY
CLOSET
WASHER DRYER
ACCESSATTIC
PORCH
A3.05
A3.05
A3.06
A3.06
UP
49'-0
1/2
" +/-
V.I.F
.
31'-4 1/2" +/- V.I.F.
19'-2
" +/-
V.I.F
.32
'-10
1/2"
+/-
10'-7
1/2
"
8'-7"
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TE CT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A2.0
EXISTING FLOOR PLANS
1/4" = 1'-0"
AutoCAD SHX Text
EP
CLNG 6'-10"200 SFGARAGE
4'-4
1/2
"2'
-1"
2'-0
"11
'-4"
12'-9" 7'-7"
11'-0
"19
'-2 1
/2"
10'-10"
CLNG 6'-9"321 SFUNCONDITIONED SPACE
(N) FURNACELOCATION
BEDROOM 2/LIVING RM122.5 SF
CLNG: 8'-6"+/-
BEDROOM 1140 SF
CLNG: 8'-6"+/-
CLOSET35 SF
CLNG: 8'-6"+/-
KING SIZE BED
9'-4" CLOSET
VACU
UM
BATHROOM53.5 SF
CLNG: 8'-6"+/-QUEEN SIZE MURPHY BED
UP
BIKESTORAGE
9'-3
"7'
-11"
DRYERWASHER
1 NEW SECOND FLOOR PLAN2 NEW FIRST FLOOR PLAN
CLNG 8'-3 1/2"159 SFDINING ROOM
CLNG 8'-3 1/2"246 SFLIVING ROOM
CLNG 8'-3 1/2"183 SFKITCHEN
CLNG 8'-3 1/2"133 SFBEDROOM 1
CLNG 8'-3 1/2"127 SFBEDROOM 2 CEILING 8' 3 1/2"50 SF
BATHROOM
PANTRY
CLOSET
CLOSET
(WAR
DROB
E)
(CHEST IN FRONT OF WINDOW)
SOLARTUBE
7'-8"
5'-6
"
3'-3 1/2"
M. CLOSET29.5 SF
CLNG: 8'-0" MIN
CLOSET
5'-1
"
BANQUETTE
D/W
GARDENINGSUPPLIES
(E) WALL TO REMAIN
(E) WALL TO BE DEMOLISHED
(N) WALL
ITEM ABOVE VIEW PLANE
WALL LEGEND
1-HR. FIRE RATED WALL
SHEAR WALL, S.S.D.
4'-9"
TUB SHOWER COMBO.
4'-4 1/2"
FURNACE
A3.21
A3.21
7'-7"
W/DCOMBO.REF.
6'-2
1/2
"3'
-9"
100
102
103
105
106
107
108
109
200
201
202
205
206
207208
209
210
211
212
213
214
215
D100
D101D102
D105
D106
D108
D111
D110 D109
D112
D113
D114
D115
D200
D201
D202
D116
D117
D118
D203
D204
D205
D206D207
D208D209
D210
D211
D212
D214
6'-2
1/2
"
D107
UP
6 TREAD @ 11"7 RISE @ 7 1/2"
4 TREAD @ 11"
5 RISE @ 7 1/2"
UP
2 T @ 12"
3 R @ 6"
UP
2 T @ 11"
3 R @ 7 1/2"
UP2 T @ 12"3 R @ 6"
UP
825 12 MAILBOX
825 MAILBOX
203
204
D103
D213
D104
A3.12
A3.12
14TR
EAD
@ 1
0"15
RIS
E @
7 3
/4"
DN
2'-0
"
104
(N) ELEC.METER
A4.29
8
7
6
A4.44
3
2
1
A4.47
6
5
A4.411
10
9
8
49'-0
1/2
" +/-
V.I.F
.
31'-4 1/2" +/- V.I.F.
19'-2
" +/-
V.I.F
.34
'-10
1/2"
+/-
2'-0
"
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A2.1
NEW FLOOR PLANS
1/4" = 1'-0"
5 LONGITUDINAL SECTION6 LATERAL SECTION
825
1 EXISTING FRONT ELEVATION - WEST2 EXISTING SIDE ELEVATION - SOUTH
3 EXISTING REAR ELEVATION - EAST4 EXISTING SIDE ELEVATION - NORTH
6'-9
"8'
-3 1
/2"
8'-4
"
4'-1
"
14'-1
0 1/
2"17'-6
1/2
"
5'-0
"
ACCESSCRAWL SPACE
4'-3
"
PROP
ERTY
LIN
E
PROP
ERTY
LIN
E
KITCHEN
CRAWL SPACE
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) FRONT SPLIT FIN. CEILING = +14'-10-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) BACK SPLIT FIN. CEILING = +17-10"
(E) SIDEWALK = -0'-0"
(E) ROOF HEIGHT = +20'-11"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) FRONT SPLIT FIN. CEILING = +14'-10-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) BACK SPLIT FIN. CEILING = +17-10"
(E) SIDEWALK = -0'-0"
(E) ROOF HEIGHT = +20'-11"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) FRONT SPLIT FIN. CEILING = +14'-10-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) BACK SPLIT FIN. CEILING = +17-10"
(E) SIDEWALK = -0'-0"
(E) ROOF HEIGHT = +20'-11"
UNCONDITIONED BASEMENT
BATHROOM HALLWAY
PORCHENTRY
CRAWL SPACE
DINING ROOM HALLWAY STAIR
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A3.0
EXISTING EXTERIOR ELEVATIONS +SECTIONS
1/4" = 1'-0"
8'-3
1/2
"
8'-7
"
21'-1
1 1/
2"
1'-1
1/2
"
9'-8
1/2
"
6'-8
"
1 NEW LONGITUDINAL SECTION WITH HOUSE AT LOWER ELEVATION
9'-8
1/2
"
4'-6
" F
RONT
OF
HOUS
E RA
ISED
PROP
ERTY
LIN
E
PROP
ERTY
LIN
E
15'-0
" SET
BACK
20'-0
" SET
BACK
6'-0
" SET
BACK
ENC
ROAC
HMEN
T
4"
DINING ROOM KITCHENREFRIGERATOR
Drawers
Drawers
Drawers
Drawers
BATHROOM
BEDROOM 2 CLOSETCLOSET
ENTRY
CLOSET FURNACEUNCONDITIONED SPACE
HALL STAIRWELL
(N) SECOND LEVEL FINISH CEILING = +19'-4"
(N) HEIGHT OF SECOND FINISH FLOOR +11'-1/2"
(N) ROOF HEIGHT 23'-0"
(N) FIRST FINISH FLOOR +1'-4"
(N) LOWER FINISH CEILING +9'-11"
(E) SIDEWALK +0'-0"
HEIGHT LIMIT = 28'-0"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) ROOF HEIGHT = +20'-11"
(N) SECOND LEVEL FINISH CEILING = +19'-4"
(N) HEIGHT OF SECOND FINISH FLOOR +11'-1/2"
(N) ROOF HEIGHT 23'-0"
(N) FIRST FINISH FLOOR +1'-4"
(N) LOWER FINISH CEILING +9'-11"
(E) SIDEWALK +0'-0"
HEIGHT LIMIT = 28'-0"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) ROOF HEIGHT = +20'-11"
1'-6
"BA
CK O
F HO
USE
RAIS
ED
2 NEW LATERAL SECTION WITH HOUSE AT LOWER ELEVATION
PROP
ERTY
LIN
E
PROP
ERTY
LIN
E
2'-1
"
KITCHEN
3'-6
" SET
BACK
(E) NON-CONFORMING BAYWINDOW AND WALL
LOCATIONS
Drawers
Drawers
Drawers
WASHER
DRYERREFRIGERATORKITCHEN
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A3.1
NEW SECTIONS
1/4" = 1'-0"
21'-1
0"
9'-8
1/2
"
(N) EGRESS
(N) EGRESS
(N) EGRESS
(N) EGRESS
(E)
(N)
(N) (N) (N) (N)
(N) (N)
(N)
(N)
(N) (N)
(N)
(N)(N)
(E) TO REMAIN
(N)
(N)
NEW FRONT ELEVATION - WEST1NEW SIDE ELEVATION - NORTH2
NEW REAR ELEVATION - EAST3NEW SIDE ELEVATION - SOUTH4
(N)
(N)
7'-9
"
(N) SECOND LEVEL FINISH CEILING = +19'-4"
(N) HEIGHT OF SECOND FINISH FLOOR +11'-1/2"
(N) ROOF HEIGHT 23'-0"
(N) FIRST FINISH FLOOR +1'-4"
(N) LOWER FINISH CEILING +9'-11"
(E) SIDEWALK +0'-0"
HEIGHT LIMIT = 28'-0"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) ROOF HEIGHT = +20'-11"
(N) SECOND LEVEL FINISH CEILING = +19'-4"
(N) HEIGHT OF SECOND FINISH FLOOR +11'-1/2"
(N) ROOF HEIGHT 23'-0"
(N) FIRST FINISH FLOOR +1'-4"
(N) LOWER FINISH CEILING +9'-11"
(E) SIDEWALK +0'-0"
HEIGHT LIMIT = 28'-0"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) ROOF HEIGHT = +20'-11"
825
(N) PORCH DETAILING TO MATCH (E)
(N) CORRUGATED METAL AWNING DETAILING TO MATCH (E)
(N) RECESSED WALL MOUNTED MAILBOXES
(N) WINDOW BOX WITH SPANISH TILE
REPLACEMENT DOOR REPLACEMENT WINDOW
825 825 1/2
(N) D.S.
825 1/2
(N) D.S.
4" DEEP NICHE
(N) GARAGE DOOR(N) CONC. LANDSCAPE STAIRS
(N) SPANISH TILE TO MATCH (E)
KEY NOTES1
2
3
4
5
6
(N) CEMENT PLASTER TO MATCH (E)
(N) SMOOTH CEMENT PLASTER @ (N) PORCH AND STAIR
(N) CORRUGATED METAL AWNINGS TO MATCH (E)
(N) METAL RAILINGS
REPAIR OR REPLACE METAL WINDOW RAILS AS REQ'D TO MATCH
3
1
1
2
2
22
2
2
1
3
3
3
4
4
4
4
4
5
5
6
(N)
1
(N) D.S.
(N) D.S. (N) D.S.
(N) D.S.
(N)
1
5
6
(N) D.S.
2" DEEP NICHE
(N)
3
2
6
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A3.2
NEW EXTERIOR ELEVATIONS
1/4" = 1'-0"
STREET VIEW ELEVATION1
825 CARMEL823 CARMEL 829 CARMEL
MODEL VIEW3 MODEL VIEW2
825
(N) SECOND LEVEL FINISH CEILING = +19'-4"
(N) HEIGHT OF SECOND FINISH FLOOR +11'-1/2"
(N) ROOF HEIGHT 23'-0"
(N) FIRST FINISH FLOOR +1'-4"
(N) LOWER FINISH CEILING +9'-11"
(E) SIDEWALK +0'-0"
HEIGHT LIMIT = 28'-0"
(E) FRONT SPLIT F.F. = 6'-6-1/2"
(E) BACK SPLIT F.F. (2ND) = +9'-6-1/2"
(E) BASEMENT F.F. (1ST) = -2'-0"
(E) ROOF HEIGHT = +20'-11"
REN. 10.31.19NO. C 31770
EISENMANNSTACY
AINROFILACFOETATS
LI CENSED AR CHI TECT
scale
date
title sheet number
issue
TERUSAKI
emailphone
All drawings and written material appearing herein constitute original and unpublished work of the architect and may not be duplicated, used or disclosed without written consent of Eisenmann Architecture.
BERKELEY CA 94710
stamp
address
contacts
contact
address
phone 510 558 8442
AMBER LEE BAKER
1331 7TH ST., STE G
ALBANY, CA 94706825 Carmel avenue
STEVE TERUSAKI
01.30.19
architect
project
RESIDENCE
job number drawn by
466 ALB
PRELIMINARY
NOT FOR
CONSTRUCTION
A3.3
STREET VIEW + MODEL VIEWS
1/4" = 1'-0"
