NDD-SERVERSharedNAKHSHAB DEVELOPMENT AND DESIGN, … · a6.0 section 1 a6.1 section 2 a6.3 wall sections a7.0 vicinity elevations a8.0 material board c1.0 civil site plan. base zone

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ITEM DATE DESCRIPTION

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ARCHITECTURE

ENGINEERING

BUILD

GREEN

340 15th ST. SUITE 100SAN DIEGO, CA 92101P:619.255.7257 F:619.255.7833WWW.NDDINC.NET

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A0.0

COVER SHEET

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EZABELLE454 13TH STREETSAN DIEGO, CA 92101

OWNER/DEVELOPER/ARCHITECT

NAKHSHAB DEVELOPMENT & DESIGN INC340 15TH STREET, SUITE 100SAN DIEGO, CA 92101P (619) 255-7257

alexander

Typewritten Text

07-09-2018

alexander

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alexander

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ALIGN

J ST

ISLAND AVE

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PROJECT SITEPROJECT SITE

X

X

GRID / COLUMN CENTERLINE

ACCESSORY/EQUIPMENT TAG

EXTERIOR ELEVATIONSHEET / ELEVATION NUMBER

NORTH ARROW

AX.XX/XX

INDICATES AREA OUTSIDE SCOPE OF THIS PROJECT, NOT IN CONTRACT (N.I.C.)

ALIGN FACE OF FINISH WITH ADJACENT FACE OF FINISH

SECTION NUMBER / SECTION SHEET

XX

AX.XX

INTERIOR ELEVATIONNUMBER / ELEVATION SHEET

KEYNOTE TAGX

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WALL TAG, WITHOUT SOUND ATTENUATION

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WINDOW TAG

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WALL TAG, WITH SOUND ATTENUATION

ENLARGED PLAN CALLOUTNUMBER / DETAIL SHEET

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AX.XX

ROOM NAMEXXXXX

XXX

ROOM NAME/ROOM NUMBER/AREA

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AX.XX

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XX XX

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AX.XX

DETAIL NUMBER / DETAIL SHEET

XXXDIMENSION FROM FACE OF STUD TO FACE OF STUD, UON

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A0.1

PROJECT DATA

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GENERAL NOTES ABREVIATIONS PROJECT DATA DRAWING INDEX

A0.0 COVER SHEET

A0.1 PROJECT DATA

A0.2 AREA CALCS

A0.3 VICINITY MAP & PHOTO SURVEY

A0.4 WALL TYPES

A1.0 SITE PLAN

A1.1 DEMO PLAN

A2.0 FLOOR PLAN - BASEMENT

A2.1 FLOOR PLAN - LEVEL 1

A2.2 FLOOR PLAN - LEVEL 2

A2.3 FLOOR PLAN - TYP LEVEL 3-7

A2.4 ROOF PLAN

A2.5 PENTHOUSE ROOF PLAN

A2.6 EXITING DIAGRAMS

A3.0 ENLARGED PLANS - RR TYPE 1 & 2

A3.1 ENLARGED PLANS - TYP UNIT A & B

A3.2 ENLARGED PLANS - TYP UNITS C & D

A3.3 ENLARGED PLANS - TYP UNIT E & F

A3.4 ENLARGED PLANS - TYP UNIT G

A3.5 ENLARGED PLANS - UNIT H

A4.0 ELEVATION - EAST

A4.1 ELEVATION - SOUTH

A4.2 ELEVATION - WEST

A4.3 ELEVATION - NORTH

A4.4 ENLARGED ELEVATION

A4.5 ENLARGED ELEVATION - EGRESS COURT

A5.0 COURTYARD AXON

A5.1 RENDERING 1

A5.2 RENDERING 2

A5.3 RENDERING 3

A6.0 SECTION 1

A6.1 SECTION 2

A6.3 WALL SECTIONS

A7.0 VICINITY ELEVATIONS

A8.0 MATERIAL BOARD

C1.0 CIVIL SITE PLAN

BASE ZONE

OVERLAY ZONES

APN

EXISTING USE

PROPOSED USE

CONSTRUCTION TYPE

LOT DIMS

STORIES

BASE FAR

DENSITY BONUS FAR

ALLOWABLE FAR

PROPOSED FAR

OCCUPANCIES

APPLICABLE BLDG CODES

PROPOSED BLDG HEIGHT

TOTAL PARKING PROVIDED

REQUIRED PERMITS/APPROVALS

PROPOSED AFFORDABLE HOUSING DENSITY BONUS

CCPD-RE

PARK SUN ACCESS OVERLAY ZONE

535-156-08-00

SINGLE FAMILY RESIDENTIAL (BUILT 1881)

MIXED USE (MULTIFAMILY RES & COMM)

TYPE 1 (FULLY SPRINKLERED)

42'X100'

7 STORIES W/ ROOF DECK

MIN: 3.5 (3.5 X 4,200 SF = 14,500 SF)MAX: 6.0 (6.0 X 4,200 SF = 25,200 SF)

50% (.5 X 25,200 SF = 12,600 SF)

(25,200 SF + 12,600 SF) / 4,200 SF = 9

25,105 SF / 4,200 SF = 5.9

R2 (RESIDENTIAL)B (COMMERCIAL)U (UTILITY)

CBC 2016

73'-6"

O

CENTER CITY DEVELOPMENT PERMIT/ CENTER CITY PLANNED DEVELOPMENT PERMITFAA PART 77

13% VERY LOW INCOME (4 INCENTIVES)

SYMBOLS VICINITY MAP PROJECT DIRECTORY

AREA CALCULATIONS

(N) (45) UNIT 7-STORY APT BUILDING W/ ROOF DECK & (2) GROUND FLOOR COMMERCIAL UNITS. (5) STUDIO APTS ON LEVEL 2 & (8) STUDIO APTS TYP OF LEVELS 3-7. 10% VERY LOW INCOME UNITS TO BE INCORPORATED INTO BUILDING. NO PARKING WILL BE INCORORATED INTO BUILDING.

SCOPE OF WORK

LEGAL DESCRIPTION

OWNER/DEVELOPER/CONTRACTOR/ARCHITECT/STRUCTURAL/MEP

LANDSCAPE ARCHITECT

CIVIL ENGINEER

GEOTECHNICAL ENGINEER

GEOLOGIST

HISTORIC ARCHITECT

HISTORIC ATTORNEY

ARCHEOLOGIST

NAKHSHAB DEVELOPMENT & DESIGN INC340 15TH STREET, SUITE 100SAN DIEGO, CA 92101P (619) 255-7257

MAK Design1537 BIRCH BRIAR LANEESCONDIDO, CA 92027P (760) 715-0732

COFFEY ENGINEERING, INC 9666 BUSINESS PARK AVE, SUITE 210SAN DIEGO, CA 92131-1646P (858) 831-0111

CHRISTIAN WHEELER3980 HOME AVENUESAN DIEGO, CA 92105P (619) 550-1700

MICHAEL, W. HARTP.O. BOX 261227SAN DIEGO, CA 92196P (858) 578-4672

UNION ARCHITECTURE1530 BROOKES AVENUESAN DIEGO,CA. 92103P (619) 269-4941

MARIE BURKE LIA427 C STREET, SUITE 416SAN DIEGO, CA 92101P (619) 235-9766

REBEKAH LOVELESSARCHAEOLOGICAL PILOVELESS LINTON, INC.P (619) 922-0718

NORTH 8 FEET OF LOT "J" AND THE SOUTH 34 FEET OF LOT "K" IN BLOCK 106 OF HORTON'S ADDITION, IN THE CITY OF SAN DIEGO, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEROF MADE BY L.L. LOCKING, ON FILE IN THE OFFICE OF THE COUNTY RECORDER, OF SAID SAN DIEGO COUNTY. SEE RECORD SURVEY OF 11147.

1.

2.

THE SPECIFICATIONS INCLUDED HEREWITH ARE AN INTEGRAL PART OF THESE CONTRACT DOCUMENTS AND ALL CONDITIONS MENTIONED IN EITHER SHALL BE EXECUTED AS THOUGH SPECIFICALLY MENTIONED IN BOTH .

ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH APPLICABLE REQUIREMENTS OF THE LOCAL FIRE MARSHAL, THE CITY OF SAN DIEGO BUILDING OFFICIALS AND UTILITY COMPANIES FURNISHING SERVICES. NOTHING IN THE PLANS OR SPECIFICATIONS SHALL BE CONSTRUED AS PERMITTING WORK THAT IS NOT IN CONFORMANCE WITH APPLICABLE CODES OR REGULATIONS. CODES GOVERNING THIS WORK INCLUDE, BUT ARE NOT LIMITED TO THE FOLLOWING:

THESE PLANS AND ALL NEW WORK SHALL COMPLY WITH THE CALIFORNIA BUILDING STANDARDS CODE FOUND IN THE STATE OF CALIFORNIA - TITLE 24 CCR AS AMMENDED AND ADOPTED BY THE COUNTY OF SAN DIEGO.

REQUIREMENTS OF CODES AND REGULATIONS SHALL BE CONSIDERED AS MINIMUM. WHERE CONTRACT DOCUMENTS EXCEED W/O VIOLATING CODE AND REGULATION REQUIREMENTS, CONTRACT DOCUMENTS SHALL TAKE PRECEDENCE. WHERE CODES CONFLICT, THE MORE STRINGENT SHALL APPLY.

ALL REQUIRED PERMITS SHALL BE OBTAINED FROM THE BUILDING OFFICIALS AND THE LOCAL FIRE MARSHAL BEFORE THE BUILDING IS OCCUPIED. FIRE DEPT APPROVAL SHALL BE REQUESTED PRIOR TO FRAMING INSPECTION.

2016 CALIFORNIA BUILDING CODE2016 CALIFORNIA ELECTRICAL CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA ENERGY CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA RESIDENTIAL CODE2016 CALIFORNIA GREEN BUILDING CODEAMERICANS WITH DISABILITIES ACT

ACACTALUMALTAPARCHBDBLDGBLK'GBMBOTCABCARCEMCLCLGCLRCTCTRCOLCONSTRCONTCORRDBLDEPTDFDIADIMDISPDNDRDETDWGDWREA

LAMLLHLLVLGT WGTMAXMECHMINMISCNICNO/#NTSOCOOFCI

OPNGOPPPLPL LAMPLWDPOLPRPTPNTQTYRRDREFREINFRMRORUB

ASPHALT CONCRETEACOUSTICAL CEILING TILEALUMINUMALTERNATEACCESS PANELARCHITECTBOARDBUILDINGBLOCKINGBEAMBOTTOMCABINETCARPETCEMENTCENTERLINECEILINGCLEARCERAMIC TILECOUNTERCOLUMNCONSTRUCTIONCONTINUOUSCORRIDORDOUBLEDEPARTMENTDRINKING FOUNTAINDIAMETERDIMENSIONDISPENSERDOWNDRAINDETAILDRAWINGDRAWEREACH

LAMINATELONG LEG HORIZONTALLONG LEG VERTICALLIGHT WEIGHTMAXIMUMMECHANICALMINIMUMMESCELLANEOUSNOT IN CONTRACTNUMBERNOT TO SCALEON CENTEROUTSIDE DIAMETEROWNER FURNISHED/CONTRACTOR INSTALLEDOPENINGOPPOSITEPLATE/PROPERTY LINEPLASTIC LAMINATEPLYWOODPOLISHEDPAIRPRESSURE TREATEDPAINTEDQUANTITYRADIUSROOF DRAINREFERENCEREINFORCINGROOMROUGH OPENINGRUBBER

SEE A0.2 FOR AREA CALCULATIONS & DIAGRAMS

EJELECTENCLEQEWEWCEXGETREXTFDFECFHCFINFIXTFLRFTFURRGAGALVGBGLGSMGYPHDRHDWDHDWRHGTHORIZIDINSUKINTJAN

EXPANSION JOINTELECTRICALENCLOSUREEQUALEACH WAYELECT WATER COOLEREXISTINGEXISTING TO REMAINEXTERIORFLOOR DRAINFIRE EXTINGUISHER CABINETFIRE HOSE CABINETFINISHFIXTUREFLOOR FEETFURRINGGUAGEGALVINIZEDGRAB BARGLASSGALVINIZED SHT METALGYPSUMHEADERHARDWOODHARDWAREHEIGHTHORIZONTALINSIDE DIAMETERINSULATIONINTERIORJANITOR

3.

4.

5.

6.

7.

CONTRACTORS/SUBCONTRACTORS SHALL FIELD VERIFY ALL LOCATIONS, DIMENSIONS, AND CONDITIONS OF WALLS, DOORS, PLUMBING, MECHANICAL, ELECTRICAL ITEMS, ETC. (WHETHER SHOWN OR NOT SHOWN ON THE DRAWINGS) PRIOR TO START OF CONSTRUCTION. CONTRACTOR TO ADVISE THE ARCHITECT OF ANY ADVERSE CONDITIONS OR DISCREPANCIES.

ALL GLASS SHALL COMPLY WITH THE REQUIREMENTS OF THE AFOREMENTIONED CODES.

NOTICE TO THE CONTRACTOR/ BUILDER/ INSTALLER/ SUBCONTRACTOR/ OWNER-BUILDER: BY USING THESE PERMITTED CONSTRUCTION DRAWINGS FOR CONSTRUCTION/INSTALLATION OF THE SPECIFIED HEREIN, YOU ACKNOWLEDGE AND ARE AWARE OF THE REQUIREMENTS CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS. YOU AGREE TO COMPLY WITH THE REQUIREMENTS OF THE CITY OF SAN DIEGO FOR SPECIAL INSPECTIONS, STRUCTURAL OBSERVATIONS, CONSTRUCTION MATERIAL TESTING, AND OFF-SITE FABRICATION OF BUILDING COMPONENTS, CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS, AND AS REQUIRED BY THE CALIFORNIA CONSTRUCTION CODES.

IT IS UNDERSTOOD THAT THE PLANS FOR THE PROJECT HAVE, AT THIS TIME, BEEN REVIEWED FOR COMPLIANCE WITH ALL APPLICABLE STATE AND CITY REGULATIONS, AND THAT THE PROJECT AS A WHOLE HAS BEEN APPROVED BY THE CITY, WITH THE EXCEPTION OF THE DEFERRED ITEMS LISTED.

I/WE UNDERSTAND THAT I/WE WILL NOT AUTHORIZE THE INSPECTION OF DEFERRED ITEMS PROPOSED PRIOR TO THE SUBMITTAL AND APPROVAL OF PLANS AND/OR CALCULATIONS FOR THOSE DEFERRED ITEMS.

The Proposed Project, Ezabelle, is a new Affordable mixed use building consisting of Residential Apartments and Ground Floor Commercial to activate the street. The proposed project will require the relocation of an existing Historic Home, built in 1881, to a new portion of the existing site. The Historic Home will be incoporated into the propsed project and maintain a strong presence in the neighborhood.

The current site is a approximately 4200 sf interior lot located on 13th street, between Island and J Street. Along the South and East Property Line there is an adjacent 6 story apartment building. Along the North Property Line there is an existing 3 story Historic Home currently being used as a law office.

Ezabelle will consist of 45 new residential apartments and 1 large ground floor commercial space. 13% of our units will be dedicated to Very Low Income Tenants. The new project will capitalize on the public amenities the metro area has to offer. Access to the Trolley Station which is less than a block from the site and the creation of a micro community within the proposed commercial ground floor spaces. The building will create a large courtyard space open to the sky to allow for better quality of life and to create a indoor/outdoor gathering space for the community.

All Residential Units will be fully equipped with modern bells and whistles. The concept for the units is based on a Swiss Army Knife. All fixtures/Appliance/Furniture will be built in to the residential units. High-End Cabinetry running the entire wall lengths housing independent Washer-Dryers, Dishwashers, Kitchens, Water Heaters, Beds, Storage, benches, etc.... The building will also be designed and built to meet the standards for LEED Certification. This buidling will most likely achieve LEED Platinum making it sustainable for the future tenants and the city as a whole.

PROJECT NARRATIVE

SCSCHEDSHRSHTSPECSQST STLSTDSTORSTLSTRUCTSUSPTELETEMPTHKTYPUONVCTVERTVESTVIFW/WDW/OWGT

SOLID CORESCHEDULESHOWERSHEETSPECIFICATIONSSQUARESTAINLESS STEELSTANDARDSTORAGESTEELSTRUCTURESUSPENDEDTELEPHONETEMPORARYTHICKTYPICALUNLES OTHERWISE NOTEDVINYL COMPOSITION TILEVERTICALVESTIBULEVERIFY IN FIELDWITHWOODWITHOUTWEIGHT

DEVIATIONS/INCENTIVESDEVIATIONS ARE GRANTED AS DEVELOPMENT INCENTIVES FOR AFFORDABLE HOUSING DENSITY BONUS PROJECTS PER SDMC 143-0740 & CA GOV CODE 65915-65918• 13% VERY LOW INCOME UNITS WILL BE PROVIDED• 13% PERMITS 4 INCENTIVES & 50% DENSITY BONUS PER TABLE

143-07A VERY LOW INCOME DENSITY BONUS HOUSEHOLDS

MARKET RATE UNITSVERY LOW INCOME UNITS TOTAL UNITS

39 (86.66%)6 (13.33%)45 (100%)

DENISTY BONUS

DEVIATIONS

1. COMMERCIAL SPACE DIMENSIONAL REQ'S PER 156.0310(e) & (f)

INCENTIVES

1. REDUCE PARKING FROM 12 TO ZERO.

NOTE: SEE FLOOR PLANS FOR VERY LOW INCOME UNIT LOCATIONS (UNIT G AFFORDABLE UNIT)

DN

DN

RE

F

RE

F

RE

F

RE

F

REF

REF

REF

REF

REF

RE

F

RE

F

RE

F

REF

1217 SF

COMMERCIAL AREA 778 SF

COMMERCIAL AREA

NotEnclosed

CIRC

511 SF

CIRC

560 SF

COVERED CIRC

134 SF

UTILITY

OPEN TO ABOVE

LINE OF SOFFIT ABOVE

204 SF

CIRC

440 SF

LIVABLE AREA

1173 SF

LIVABLE AREA

1048 SF

CIRC

188 SF

DECK

1243 SF

LIVABLE AREA

1173 SF

LIVABLE AREA

1067 SF

CIRC

160 SF

DECK

1592 SF

COVERED DECK

209 SF

CIRC

288 SF

CIRC 1473 SF

DECK

HABITABLE AREA - INCLUDED IN FAR

CIRCULATION - INCLUDED IN FAR

AREA EXCLUDED FROM FAR

882 SF

UTILITY

257 SF

CIRC

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AREA CALCS

01-23-2018

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1/8" = 1'-0"2

LEVEL 1

1/8" = 1'-0"3

LEVEL 2

1/8" = 1'-0"4

TYP LEVEL 3-7

1/8" = 1'-0"5

ROOF

LEVEL 1 AREA

CIRC 715 SF

COMMERCIAL AREA 1995 SF

COVERED CIRC 560 SF

UTILITY 134 SF

TOTAL 3403 SF

LEVEL 2 AREA

CIRC 1048 SF

DECK 188 SF

LIVABLE AREA 1614 SF

TOTAL 2850 SF

LEVEL 3 AREA

CIRC 1067 SF

DECK 160 SF


TOTAL 3643 SF

LEVEL 4 AREA

CIRC 1034 SF

DECK 160 SF


TOTAL 3643 SF

LEVEL 5 AREA

CIRC 1034 SF

DECK 160 SF


TOTAL 3643 SF

LEVEL 6 AREA

CIRC 1034 SF

DECK 160 SF


TOTAL 3643 SF

LEVEL 7 AREA

CIRC 1034 SF

DECK 160 SF


TOTAL 3643 SF

ROOF AREA

CIRC 497 SF

COVERED DECK 1592 SF

DECK 1473 SF

TOTAL 3561 SF

GROSS FLOOR AREASFAR & OCCUPANCY CALCULATIONS

LEGEND

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

1/8" = 1'-0"1

BASEMENT

0' 4' 8' 16' 32'

BASEMENT AREA

CIRC 257 SF

UTILITY 882 SF

TOTAL 1138 SF

1/8" = 1'-0"6

COVERED HIGH ROOF

UNIT A

UNIT TYPE

UNIT B UNIT E UNIT F UNIT G

UNIT SIZE

STUDIO STUDIO STUDIO STUDIO STUDIO (AFFORDABLE)

218 SF 296 SF 282 SF 290 SF 210 SF

NOTE: SEE FLOOR PLANS FOR UNIT DESIGNATION

UNIT COUNT & NET AREA

QUANTITY 5 5 12 6 6

LEVEL OCCUPANCY AREA

BASEMENT U 1138 SF

GRADE B 3065 SF

GRADE U 134 SF

LEVEL 2 R-2 2661 SF

LEVEL 3 R-2 3483 SF

LEVEL 4 R-2 3483 SF

LEVEL 5 R-2 3483 SF

LEVEL 6 R-2 3483 SF

LEVEL 7 R-2 3483 SF

ROOF R-2 497 SF

24913 SFGSF INCLUDED IN FAR:

UNIT C

STUDIO

266 SF

5

UNIT D

STUDIO

345 SF

5

UNIT H

STUDIO

400 SF

1

B

A

C

J ST

ISLAND AVEP

AR

K B

LV

D

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H S

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3 STORY OFFICE

6 STORY MULTIFAMILY

4 STORY MULTIFAMILY

5 STORY MIXED USE

2 STORY MIXED USE

4 STORY MULTIFAMILY

1 STORY COMMERCIAL

6 STORY MULTIFAMILY

11T

H A

VE

14T

H S

T

MARKET ST

K ST

FAULTLINE PARK

PA

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D

13T

H S

T

11T

H A

VE

14T

H S

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8 STORY CONDOMINIUM

8 STORY EDUCATIONAL

3 STORY MULTIFAMILY

4 STORY MULTIFAMILY

6 STORY MULTIFAMILY

3 STORY RELIGIOUS

10 STORY MULTIFAMILY

1 STORY OFFICE

PUBLIC TRANSIT STOP

BUILDING FOOTPRINT

2 S

TO

RY

C

OM

ME

RC

IAL

1 S

TO

RY

C

OM

ME

RC

IAL

1 STORY COMMERCIAL

3 S

TO

RY

C

OM

ME

RC

IAL

SU

RF

AC

E

PA

RK

ING

1 STORY COMMERCIAL

1 STORY COMMERCIAL

1 STORY MIXED USE

9 STORY PUBLIC LIBRARY

45 STORY MULTIFAMILY

6 STORY MULTIFAMILY

1 STORY COMMERCIAL

1 STORY COMMERCIAL

PROJECT SITE

P

P

P

P

P

6 STORY PARKADE

6 S

TO

RY

M

ULT

IFA

MIL

Y

P PUBLIC PARKING

*

**

*EXISTING AFFORDABLE HOUSING

LEGEND

PUBLIC PARK

FIRE HYDRANT RADIUSR 250'

EXISTING FIRE HYRDRANT

+6 POTENTIAL FUTURE PARKING STALLS

+3 PROPOSED PARKING STALLS

+6 POTENTIAL FUTURE PARKING STALLS

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VICINITY MAP &PHOTO SURVEY

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1" = 80'-0"SURVEY KEY/VICINITY MAP

A

B

C

CAST IN PLACE CONCRETE WALL PER STRUCTURAL

R-19 MIN DENSPAC BLOWING WOOL INSULATION (REFERENCE CONSTRUCTION SPECIFICATIONS PER NDD APPENDIX B). INSULATION TO BE R-19 MIN.

5/8" GYP. BOARD

2X4 WOOD STUDS PER STRUCTURAL

STRUCTURAL SHEATHING WHERE OCCURS

STRUCTURAL SHEATHING WHERE OCCURS

5/8" GYP. BOARD

A

B

C

D

E

N/A

4 HR(MINIMUM

THICKNESS OF 8")• 8" & 12" CAST IN PLACE CONCRETE WALL• MINIMUM 1" COVERAGE FOR ALL STEEL REBAR

• 5/8" TYPE 'X' GYPSUM WALLBOARD APPLIED VERTICALLY OR HORIZONTALLY NAILED WITH 6D COOLER OR WALLBOARD NAILS AT 7"OC WITH END JOINTS ON NAILING MEMBERS. STAGGER JOINTS ON EACH SIDE

• 2" X 4" WOOD STUDS 16" ON CENTER

ITEM NUMBER 14-1.3CBC TABLE 721.1 (2)

1 HR(MINIMUM FINISHED

THICKNESS FACE-TO-FACE:

4 3/4")

N/A

2x6 EXT. WALL

HISTORIC WD WALL W/ 3 HR IMPROVEMENT

HISTORIC WD WALL

8" & 12" CONCRETE

2x4 INT. WALL

D1

3/4" STUCCO W/ MTL LATH OR MESH BASE

DENSPAC BLOWING WOOL INSULATION(REFERENCE CONSTRUCTION SPECIFICATIONS PER NDD APPENDIX B)

2X6 MTL STUDS PER STRUCTURAL

MIN 1/2" STRUCTURAL SHEATHING

xx UL U418

2 HR (MINIMUM FINISHED

THICKNESS FACE-TO-FACE: 8")

• TWO LAYERS 5/8" TYPE 'X' GYPSUM BOARD BASE LAYERS APPLIED VERTICALLY,

• 2x6 MTL STUDS 16" O.C. • MIN 1/2 EXTERIOR GYPSUM SHEATHING • MIN 3/4" PORTLAND CEMENT TYPE STUCCO W/ METAL LATH

OR MESH BASE

2 LAYERS 5/8" TYPE 'X' GYPSUM BOARD

SYMBOL WALL ASSEMBLY FIRE RATINGSOUND RATING

TEST ASSEMBLY

DESCRIPTION WALL ASSEMBLY NOTES

1. WALLS ARE FULL HEIGHT TO ROOF UNLESS OTHERWISE NOTES.2. WHEN WALLS ARE FIRE-RESISTIVE OR NON-COMBUSTIBLE, THE FINISH MATERIAL SHALL BE APPLIED DIRECTLY AGAINST SUCH

FIRE-RESISTIVE OR NON-COMBUSTIBLE CONSTRUCTION OR TO FURRING STRIPS NOT EXCEEDING 1-3/4", THE FURRED SPACE SHALL BE FILLED WITH INORGANIC OR CLASS 1 MATERIAL OR FIRE STOPPED OT TO EXCEED 8 FEET IN ANY DIRECTION. (SECTION 803, ITEM 1)

3. AT ACOUSTICAL WALLS (WHERE RESILIENT CHANNELS OR STAGGERED STUDS ARE USED), CAULK ALL HOLES AND GAPS. 4. ALL SEPARATING WALLS AND FLOORS-CEILING ASSEMBLIES SHALL PROVIDE A MINMUM STC AND IIC OF 50 (PER SECTION 1208

CBC). FLOOR COVERINGS INCLUDED IN THE ASSEMBLY MUST BE PERMANENTLY RETAINED AND MAY BE REPLACED ONLY BY OTHER FLOOR COVERING PROVIDING THE SAME SOUND INSULATION.

FIREPROOFING AND SOUND NOTES

FIRE, SMOKE, AND SOUND PARTITIONS, FLOORS, CEILINGS, AND ROOF ASSEMBLIES SHALL BE FIRESTOPPED IN ACCORDANCE TO THE DURRENT BUILDING CODE JURISDICTION AND/OR THE CALIFORNIA STATE FIRE MARSHALL (SFM)

1. ALL FIRE AND SMOKE ASSEMBLIES, WALLS, PARTITIONS, FLOORS, CEILING AND ROOF ASSEMBLIES SHALL BE INSTALLED IN ACCORDANCE WITH THE UL, OR OTHER APPROVED TESTING LABORATORY, AND MFG'S PROCEDURES. ALL SOUND WALLS OR PARTITION SHALL BE INSTALLED IN ACCORDANCE WITH THE DETIALS SHOWN IN PROJECT DRAWING, AND AS CALLED FOR BELOW

2. ALL GYPSUM BOARD INSTALLATIONS AT FIRE, SOME SOUND, OR OTHER PARTITIONS, WALLS, CEILINGS, AND ROOF ASSEMBLIES, SHALL BE INSTALLED WITH THE FOLLOWING EXPLANATORY NOTEa. FASTENERS INSTALLED ALONG THE EDGES OF GYP. BD. ARE PLACED ALONG THE PAPER BOUND EDGES OF THE LONG

DIMENSION OF THE BD. FASTENERS AT THE END ARE PLACED ALONG MILL OR FEILD CUT ENDS ON THE SHORT DIMENSION, FASTENERS ON THE PERIMETER OF THE BOARD ARE ALONG BOTH EDGES AND ENDS.

b. SCREWS MEETING ASTM C1002 MAY BE SUBSTITUTED FOR PRESCRIBED NAILS, ONE FOR ONE, WHEN THE HEAD DIMENSION, LENGTH, AND SPACING OF THE SCREWS ARE NOMINALLY EQUAL TO THOSE OF THE NAILS USED IN THE TESTED ASSEMBLY.

c. VERTICALLY APPLIED BOARDS HAVE THE EDGES PARALLEL TO FRAMING MEMBERS. HORIZONTALLY APPLIED BOARDS HAVE THE EDGES AT THE RIGHT ANGLES TO THE FRAMING MEMBERS. INTERMEDIATE VERTICAL FRAMING MEMBERS ARE THOSE BETWEEN THE VERTICAL EDGES OR ENDS OF THE BOARD.

d. ALL WALLS, PARTITIONS, AND CEILING ASSEBLIES, EXCEPT THOSE WITH CERAMIC, QUARRY TILE OR METAL COVERED SURFACES, REQUIRE TAPPING OF JOINTS (SEE ITEM e FOR EXCEPTION).

e. WHEN A FIRE RATED PARTITION EXTENDS ABOVE THE CEILING, THE WALL BOARD JOINTS ABOVE THE CEILING NEED NOT BE TAPED WHEN ALL OF THE FOLLOWING CONDITIONS ARE MET.A. ALL VERTICAL JOINTS OCCUR OVER FRAMING MEMBERS AND GYP. BD. SHALL BE INSTALLED WITH TIGHT FITTING

JOINTS, NO JOINT OPENING SHALL EXCEED A TOLERANCE OF +1/16". ANY JOINT WHICH EXCEEDS +1/16" SHALL BE TAPED OR COVERED WITH JOINT TREATMENT.

B. HORIZONTAL JOINTS ARE STAGGERED 24" O.C. ON OPPOSITE SIDES OR COVERED WITH 6" WIDE STRIPS OF GYPSUM BOARD ATTACHED WITH 1-1/2" LAMINATING SCREWS AT 8" O.C.

C. PARTITION IS TWO PLY SYSTEM WITH JOINTS STAGGERED 16" OR 24" O.C.D. PARTITION IS NOT PART OF A SMOKE OR SOUND CONTROL SYSTEM

f. CEILING ROOF ASSEMBLIES WITH GYP. BD. WHICH ARE NOT EXPOSED TO VIEW AND 2-PLY SYSTEMS WITH JOINTS STAGGERED, DO NOT REQ. TAPING. ALL SINGLE PLY SYTEMS, WHERE JOINTS DO NOT MEET AT FRAMING MEMBERS, WILL BE TAPED. ALL PENETRATIONS OF CLG. ROOF ASSEMBLIES SHALL BE SEALED AND FIRESTOPPED.

g. WATER RESISTANT BACKER BOARD OR GYP. BD. BACKING SHOULD BE INSTALLED OVER, OR AS PART OF THE FIRE RATED ASSEMBLY IN SHOWER OR TUB AREAS TO RECEIVE CERAMIC OR PLASTIC WALL TILE OR PLASTIC FINISHED WALL PANELS. WHEN FIRE AND SOUND RATINGS ARE NECESSARY, THE BACKER BOARD OR GYP. BD. REQD. FOR THE RATING MUST BE BROUGHT DOWN TO THE FLOOR BEHIND THE FIXTURE SO THAT THE CONSTRUCTION WILL EW. TO THAT OF TESTED ASSEMBLY.

3. UTILITY PENETRATIONS IN FIRE, SMOKE, SOUND WALL PARTITIONS, AND CEILING ASSEMBLIES, SHALL BE FIRE -STOP AND SOUND SEALED WITH AN APPROVED MATERIAL SECURELY INSTALLED-3M FIRE BARRIER SEALANT CP 25 WB+, ASTM E 814 (UL 14709) STC 54a. STEEL ELECTRICAL OUTLET BOXES WHICH DO NOT EXCEED 16 SQ. INCHES IN AREA PER 100SF, NEED NOT BE

PROTECTED IN 1-HR. OR 2-HR. FIRE RATED WALLS, PARTITIONS, CEILINGS, OR AREA SEPARATION UNLESS THEY:A. OCCUR ON OPPOSITE SIDES OF THE WALL WITHIN 24" HORIZONTAL DISTANCE OF ONE ANOTHER. IN THIS CASE

ONLY ONE (1) OUTLET BOX NEED BE PROTECTED BY AN APPROVED MATERIAL OR DETAIL TO CORRECT THIS CONDITION.

B. OCCUR IN COMBINATION WITH OUTLET BOXES OF ANY SIZE SUCH THAT THE AGGREGATE AREA OF UNPROTECTED OUTLET BOXES EXCEEDS 100 SQUARE INCHES IN ANY 100SF OF WALL AREA. IN THIS CASE ONLY A SUFFICIENT NUMBER OF OUTLET BOXES NEED BE PROTECTED BY AN APPROVED MATERIAL OR DETAIL TO DECREASE THE AGGREGATE AREA OF UNPROTECTED UTILITY BOXES TO LESS THAN 100 SQUARE INCHES IN ANY 100SF OF WALL.

b. STEEL ELEC. OUTLET BOXES WHICH EXCEED 16 SQ. INCHES IN AREA, AND ALL OTHER STEEL UTILIT OUTLET BOXES (MEDICAL GASES, WATER ETC.) REGARDLESS OF SIZE, MUST BE PROTECTED BY AN APPROVED FIRESTOP MATERIAL

c. 3M BRAND FIRE BARRIER PUTTY PADS, MPP-1, OR A UL APPROVED EQUAL PRODUCT SHALL BE USED TO PROTECT STEEL UTILITY OUTLET BOXES (ELEC., MEDICAL GASES, WATER, ETC.) UP TO 100 SQ. INCHES OF AREA.

d. STEEL UTILITY BOXES (ELEC. PANELS, MEDICAL GAS VALVE BOXES ETC.) WHICH EXCEED 100 SQ. INCHES IN AREA WILL BE PROTECTED BY ENCASING THEM IN GYP. BD. PER DETAILS.

e. ALL UTILITY AND ELECTRICAL OUTLETS OR BOXES, SHALL BE SECURELY FASTENED TO THE STUD OR FRAMING OF THE WALL, PARTITION, OR CLG. ASSEMBLY. THE OPENING IN THE GYP. BE FACING SHALL BE CUT SO THAT THE CLEARANCE BETWEEN THE BOX AND THE GYPSUM BOARD DOES NOT EXCEED 1/8"

f. ALL FIRE SPRINKLER, MECHANICAL, PLUMBING, AND ELEC. COMMUNICATION LINES THAT PENETRATE FIRE, SMOKE, OR SOUND WALLS SHALL LBE FIRESTOP AND SEALED PER THE SPECIFICATIONS OR DETAILS.

4. ALL LIGHT FIXTURE AND AIR DUCT PROTECTION SHALL BE AS DETAILED ON THE DRAWINGS, OR AS CALLED FOR IN THE SPECIFICATIONS.

5. THE THROUGH-PENETRATION FIRESTOP SYSTEM SHOWN IN THE CONTRACT DOCUMENTS, HAS BEEN APPROVED BY THE PERMITTING AUTHORITY, ANY SUBSTITUTIONS AND/OR CHANGES OF THE SYSTEM SHALL BE RESUBMITTED AND APPROVED BEFORE USE IN THE PROJECT. THE FOLLOWING IS THE MINIMUM REQUIREMENT FOR THE CONTRACTOR TO PROVIDE IN HIS SUBMITTAL:a. A DETAILED DRAWING OF THE SUBSTITUTED FIRESOP SYSTEM.b. A UL, OR EQUAL, TEST DATA SHEETS CONFIRMING THE APPROVAL OF THE FIRESTOP SYSTEM OR PRODUCT.c. THE LOCATION AND DESCRIPTION OF WHERE THE FIRESTOP SYSTEM WILL BE USED IN THE PROJECT.d. THE SUBMITTAL APPROVAL BY THE AGENCY WHO IS RESPONSIBLE FOR THE JURISDICTION OF THE PROJECT.

6. FASTENERS IN PRESERVATIVE-TREATED WOOD AND FIRE-RETARDANT WOOD; FASTENERS IN PRESERVATIVE-TREATED WOOD AND FIRE RETARDANT WOOD SHALL BE HOT DIPPED SINC-COATED GALVANIZED STEEL WITH COATING WEIGHTS IN ACCORDANCE WITH ASTM B 695, CLASS 55 MINIMUM. FASTENERS OTHER THAN NAILS, WOOD SCREWS, AND LAG SCREWS MAY BE MECHANICALLY DEPOSITED ZINC IN ACCORDANCE WITH ASTM B 695, CLASS 55

7. WALL, AND FLOOR AND CEILING FINISHES AND MATERIALS SHALL NOT EXCEED THE INTERIOR FINISH CLASSIFICATIONS IN CBC TABLE 803.3 AND SHALL MEET THE FLAME PROPAGATION PERFORMANCE CRITERIA OF THE CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION 1. DECORATIVE MATERIAL SHALL BE PROPERLY TREATED BY A PRODUCT OR PROCESS APPROVED BY THE STATE FIRE MARSHAL WITH APPROPRRIATE DOCUMENTATION PROVIDED TO THE CITY.

HISTORIC WD SIDING W/ INTUMESCENT PAINT FOR CLASS 'A' FLAME SPREAD RATING

NONCOMBUSTIBLE MINERAL WOOL INSULATION

HISTORIC 2X4 WD FRAMING

HISTORIC WALL PORTION:• HISTORIC WD SIDING W/ INTUMESCENT PAINT FOR CLASS 'A'

FLAME SPREAD RATING• HISTORIC 2X4 WD FRAMING• NONCUMBISTIBLE MINERAL WOOL INSULATION• 1/2" HARDIE PANEL3 HR PORTION (UL419):• 2 LAYERS 3/4" GYP WALL BOARD APPLIED HORIZONTALLY

OR VERTICALLY• 1 5/8" MTL STUD W/ 24" OC MAX SPACING• 2 LAYERS 3/4" GYP WALL BOARD APPLIED HORIZNTALLY OR

VERTICALLY

2 LAYERS 3/4" GYP BOARD

1 5/8" MTL STUD

2 LAYERS 3/4" GYP BOARD

1/2" HARDIE PANEL

N/A HISTORIC WALL +

UL U419

3 HR (MINIMUM FINISHED

THICKNESS FACE-TO-FACE: 9 7/8")

HISTORIC WD SIDING W/ INTUMESCENT PAINT FOR CLASS 'A' FLAME SPREAD RATING

NONCOMBUSTIBLE MINERAL WOOL INSULATION

HISTORIC 2X4 WD FRAMING

LATH & PLASTER TO MATCH HISTORIC

• HISTORIC WD SIDING W/ INTUMESCENT PAINT FOR CLASS 'A' FLAME SPREAD RATING

• HISTORIC 2X4 WD FRAMING• NONCUMBISTIBLE MINERAL WOOL INSULATION• LATH & PLASTER TO MATCH HISTORIC

N/A HISTORIC WALL N/A

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HORTON'S ADDITIONMAP 369

(N) 7-STORY MIXED USE STRUCTURE

(E)

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PV

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ADJ BUILDING(COMMERCIAL OFFICE)

ADJ BUILDING(MULTIFAMILY RESIDENTIAL)

AD

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42

' - 0

"

100' - 2 1/2"

PROPERTY LINE

FF 50.0

FF 49.1FF 50.0

4' -

1"

9' -

7"

4' -

6"

(N) P

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(N) P

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2

4

3

5

6

LINE OF BUILDING STEPBACK ABOVE

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22' - 10"

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7

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10

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BUILDING TO ACCESS ROADWAY

28' - 5"

ACCESS ROADWAY

28' - 3"

PARALLEL PARKING

9' - 0"

HOSE PULL: 84' - 0"

13

W

W

5' - 10" 14' - 3" 64' - 9"

15

FF 50.1

UPSLOPE:

1/4" PER 1'-0"

DNSLOPE:

1/4" PER 1'-0"

16

ADJACENT COMMERCIAL OFFICE BUILDING

SITE PLAN LEGEND

ADJACENT MULTI FAMILIY BUILDING

HOSE PULL

SITE PLAN NOTES

1 (N) SIDEWALK

2 (E) STREET LIGHT

3 (E) WATER METER

4 (N) STREET TREE

5 (E) STREET TREE

6 BACKFLOW & FIRE BACKFLOWPREVENTER W/ SCREEN &VEGETATION. LOCATION OF POSTINDICATOR VALVES, FIREDEPARTMENT CONNECTIONS &ALARM BELL.

7 (E) SEWER SERVICE TO REMAIN

8 (N) 2" WATER SERVICE

9 (N) D-25 CURB OUTLET

10 ELEC VAULT

11 VAULT

12 CATV

13 KNOX BOX LOCATION. TO BEINSTALLED PER FPB K-15-2

14 NDS TRENCH DRAIN W/ CATCHBASIN FILTER. SEE CIVIL DRAWINGSFOR MORE DETAIL

15 SDG&E VAULT DOOR

16 LANDSCAPE PLANTER

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SITE PLAN

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NO EASEMENTS PRESENT ON SITENO TRANSIT STOPS W/I ONE BLOCKSEE A2.1 FIRST LEVEL PLAN FOR REFUSE & RECYCLING AREASSEE A2.1 FIRST LEVEL PLAN FOR ARCHITECTURAL PROJECTS

1.2.3.

4.

GENERAL NOTES

PROPERTY LINE

1

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3

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7

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DISMANTLE & RETAIN FOR RELOCATION

WALL LEGEND

DEMOLISH

EXISTING EXTERIOR WALL OF HISTORIC HOME TO REMAIN

DEMOLITION NOTES

1 REMOVE SITE PAVEMENT

2 REMOVE PORCH & ASS. RAIL &STAIR

3 REMOVE SITE WALL

4 REMOVE TREE

5 REMOVE NON-HISTORICALPORTION OF STRUCTURE TOINCLUDE: FOUNDATION, FLOOR,WALLS, WINDOWS, DOORS & ROOF

6 DISMANTLE & RETAIN FORRELOCATION EXTERIOR WALLS,DOOR, ROOF & ARCHITECTURALDETAILS OF HISTORICALSTRUCTURE. INTERIOR PARTITIONSTO BE REMOVED.

7 REMOVE DRIVEWAY & ASSOCIATEDAPRON TO BE REPLACED W/ NEWSIDEWALK & CURB

8 REMOVE SIDEWALK TO BEREPLACED WITH NEW SIDEWALK

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SITE PLAN - EXISTING

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1 2 3 4 5 6 7 8

1

A6.0

1

A6.1

EXTENT OF BUILDING ABOVE

0' - 5" 9' - 2" 14' - 6" 14' - 6" 3' - 8 1/4"

42' - 3 1/4"

SE

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1' -

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0' -

7"

13

' - 0

"1

2' -

4"

1' -

1"

27

' - 0

"

741 SF

UTILITY

200 SF

2 HR EXIT STAIRENCLOSURE 1

SE

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AC

K:

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0' -

7"

13

' - 0

"1

2' -

4"

13

' - 6

"0

' - 7

"

SE

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38

' - 1

0"

94' - 10"

14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6"

PROPERTY LINE

PR

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LIN

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PROPERTY LINE

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(ELEC UTIL EQUIP)

UP

TRANSFORMER

ELEC METERS

SW

ITC

HG

EA

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3' -

6"

8' -

3"

3' -

6"

ELEVATOR STAND-BY

POWER

35 SF

VESTIBULE

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A4.01

A4.1

A4.2

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1

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' - 0

"1

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' - 0

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1 2 3 4 5 6 7 8SETBACK:

1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 1' - 5 1/4"

SETBACK:2' - 4 1/4"

INTO ROW4' - 0" PROJECTION96' - 10 1/4"

1

A6.0

40

' - 0

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1

A6.1

CHUTE OPENING ABOVE

SOFFIT ABOVE

LIMIT OF COVERED BREEZEWAY

PR

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PR

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TY

LIN

E

165 SF


167 SF


1139 SF

COMMERCIAL B

176 SF

ELEV LOBBY

59 SF

ELEVATOR

973 SF

EGRESS COURT

ACCESSIBLE ROUTE

SLIDING STOREFRONT DOORS

PROPERTY LINE

PROPERTY DEPTH: 100' - 2 1/2"

PROPERTY LINE

PR

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1' -

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1' -

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PE

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.1.1

.1

37

' - 1

0"

> 1

/3 D

IAG

ON

AL (

36' -

0")

1' -

0"

1' -

0"

FF 50.0

FF 50.0

FF 50.0

FF 49.1

WATER METERS

EXTERIOR EXIT DOOR PER CBC SEC 1028.1 EXCEPTION 1

OPEN TO SKY

7' -

11"

CL

R


12

' - 0

" C

LR

NOTES:1.

2.

3.

4.

5.

24"x

84"

GU

RN

EY

54" CLR

80"

CLR

3' -

11

"

PER CBC SEC 1028.4.1 MIN HEIGHT 7' - 0" TO QUALIFY AS EGRESS COURTVEGETATION SHALL BE SELECTED & MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL HYDRANTS, VALVES, FD CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPRINKLER RISERS, ALARM CONTROL PANELS, RESCUE WINDOWS, & OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES. VEGETATION & BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF ALARM BELLS, HORNS, OR STROBES.DECORATIVE MATERIALS SHALL BE MAINTAINED IN A FLAME-RETARDANT CONDITION PER CFC 804EVERY BUILDING FOUR STORIES OR MORE IN HEIGHT SHALL BE PROVIDED WITH NOT LESS THAN ONE STANDPIPE FOR USE DURING CONSTRUCTION INSTALLED IN ACCORDANCE WITH CFC 3313.1. STANDPIPE SHALL BE INSTALLED WHEN THE PROGRESS OF CONSTRUCTION IS NOT MORE THAN 40 FT IN HEIGHT ABOVE THE LOWEST LEVEL OF FIRE DEPARTMENT ACCESS. CFC 3313.1ALL BUILDINGS & SITES UNDERGOING CONSTRUCTION, ALTERATION, OR ADEMOLITION SHALL COMPLY WITH THE REQS OF CHPT 33 OF THE CFC

3' -

6"

11

' - 1

1"

3' -

6"

FF 50.1

FF 50.0 FF 50.1

UPSLOPE: 1/4" PER 1'-0"

FF 50.0

DN

23' CLR HT BREEZEWAY

SLOPE: 1/4" PER 1'-0"

TENANT MAILBOXES, TYP

LANDSCAPE PLANTER

A4.5

1

B

B

B

1

A6.3

2

A6.3

C

669 SF

COMMERCIAL A

FF 50.1

109 SF

TRASH ROOM

10

' - 1

1"

CL

R

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A6.3

D

HISTORIC HOME WALL TO REMAIN

NEW WALL, SEE WALL TYPES FOR DETAILS

WALL LEGEND

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FLOOR PLAN - LEVEL 1

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Q QQ

Q

RE

F

RE

F

RE

F

RE

F

F

REF

A4.01

A4.1

A4.2

A4.3

1

1

1

D

C

B

A

1 2 3 4 5 6 7 8

1

A6.0

OPEN

1

A6.1

280 SF

UNIT E

280 SF

UNIT E

288 SF

UNIT F

210 SF

UNIT G(AFFORDABLE

UNIT)

SE

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1' -

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0' -

7"

13

' - 0

"1

2' -

4"

13

' - 6

"0

' - 7

"

SE

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K:

1' -

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SETBACK:1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 9 1/2"

40

' - 0

"

151 SF


149 SF


59 SF

ELEVATOR

473 SF

CORRIDOR

7' - 4 3/4"PROPERTY LINE

PR

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13' - 4" CLR13' - 4" CLR13' - 10" CLR

1' -

0"

INTO ROW ABOVE4' - 0" PROJECTION

UP DN

NOTES:1.2.3.4.

SEE ENLARGED PLANS FOR UNIT PLANS & ADAPTABILITY COMPONENTS.ALL KITCHENS TO BE COMPLIANT WITH CBC 1133A.ALL KITCHEN SINKS TO BE EQUIPPED WITH 30" REMOVABLE BASE CABINETALL KITCHENS TO BE EQUIPPED WITH 2 18" BREADBOARD WORKSURFACES

3' -

6"

11

' - 1

1"

3' -

6"

4' - 0" 4' - 0"

UP DN3' - 0"

TRASHCHUTE

400 SF

UNIT H

EXPOSED CONC BEAM

PL TO BUILDING FACE

10' - 4 1/4"

14

' - 1

1"

CL

R

14

' - 1

1"

CL

R

14

' - 1

1"

CL

R

11' - 7" CLR

GUARDRAIL

A4.5

1

LINE OF PROJECTION ABOVE10

' - 4

" C

LR

16' - 9" CLR

D

D1

HISTORIC CORNICE BELOW

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1

1/4" = 1'-0"1


0' 2' 4' 8' 16'

F

F

Q QQ

REF

REF

REF

REF

RE

F

RE

F

RE

F

REF

F

F

Q

A4.01

A4.1

A4.2

A4.3

1

1

1

D

C

B

A

1 2 3 4 5 6 7 8

1

A6.0

1

A6.1

OPEN

99' - 1"

SE

TB

AC

K:

1' -

0"

0' -

7"

13

' - 0

"1

2' -

4"

13

' - 6

"0

' - 7

"S

ET

BA

CK

:1

' - 0

"

SETBACK:1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 8"

SETBACK:0' - 1 1/2"

INTO ROW4' - 0" PROJECTION

40

' - 0

"

AR

CH

ITE

CT

UR

AL P

RO

JE

CT

ION

296 SF

UNIT B

218 SF

UNIT A

266 SF

UNIT C

345 SF

UNIT D

282 SF

UNIT E

282 SF

UNIT E

290 SF

UNIT F

209 SF

UNIT G(AFFORDABLE

UNIT)

151 SF


149 SF


59 SF

ELEVATOR

483 SF

CORRIDOR

6' - 11"7' - 0"4' - 0" PROPERTY LINE

PR

OP

ER

TY

LIN

E

PROPERTY LINE

23' - 3" CLR

12

' - 8

" C

LR

12

' - 0

" C

LR

17' - 2" CLR

23' - 0" CLR

12

' - 8

" C

LR

13' - 4" CLR

14

' - 9

" C

LR

14

' - 9

" C

LR

13' - 4" CLR13' - 10" CLR

14

' - 1

1"

CL

R

UP DN

4' - 0" 4' - 0"

3' -

6"

8' -

3"

7' -

2"

24"

36"

TRASHCHUTE

UP DN

NOTES:1.2.3.4.

SEE ENLARGED PLANS FOR UNIT PLANS & ADAPTABILITY COMPONENTS.ALL KITCHENS TO BE COMPLIANT WITH CBC 1133A.ALL KITCHEN SINKS TO BE EQUIPPED WITH 30" REMOVABLE BASE CABINETALL KITCHENS TO BE EQUIPPED WITH 2 18" BREADBOARD WORKSURFACES

12' - 10" CLR

12

' - 6

" C

LR

16' - 9" CLR

10

' - 4

" C

LR

SHEET NO.:

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FLOOR PLAN - TYP LEVEL 3-7

0' 2' 4' 8' 16'

A4.01

A4.1

A4.3

1

1

D

C

B

A

1 2 3 4 5 6 7 8

1

A6.0

1

A6.1

SE

TB

AC

K:

1' -

0"

0' -

7"

13

' - 0

"1

2' -

4"

13

' - 6

"0

' - 7

"S

ET

BA

CK

:1

' - 0

" 1' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 7"

SETBACK:0' - 2 1/2"


2995 SF

HABITABLE ROOF

151 SF


149 SF


59 SF

ELEVATOR

STL COLUMN FOR ROOF ABOVE, TYP

FF 122.6

DN

LINE OF ROOF ABOVE

PROPERTY LINE

PR

OP

ER

TY

LIN

E

PROPERTY LINE

LINE OF ROOF ABOVE

NOTES

1.HABITABLE ROOF DECK PROVIDED AS TENANT AMENITY FOR GENERAL OUTDOOR USE. SPACE WILL SUPPORT BARBCUING & OUTDOOR LOUNGING.

2.ROOFTOP IMPROVEMENTS INCLUDE WD/COMPOSITE DECK (DENOTED BY HORIZONTAL HATCHING) AND SHADE CANOPY.

3.SEE PENTHOUSE ROOF PLAN FOR INFORMATION REGARDING SHADE CANOPY & MECHANICAL EQUIPMENT.

SEATING AREA

SEATING AREA

SEATING AREA

OUTDOOR BBQ

DN

8' -

3"

ISLANDSEATING

PET RELIEF AREA

SHALLOW POOL

WORKOUT EQUIPMENT

19' - 5"

9' -

6"

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ROOF

0' 2' 4' 8' 16'

A4.01

A4.1

A4.2

A4.3

1

1

1

D

C

B

A

1 2 3 4 5 6 7 8

1

A6.0

1

A6.1

99' - 0"

SE

TB

AC

K:

1' -

0"

0' -

7"

13

' - 0

"1

2' -

4"

13

' - 6

"0

' - 7

"

SE

TB

AC

K:

1' -

0"

SETBACK:1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 7"

SETBACK:0' - 2 1/2"


40

' - 0

"

FF 132.7FF 134.6

FF 134.6

FF 140.6

FF 122.6

SOLAR PANELS

ROOF BELOW

PROPERTY LINE

PR

OP

ER

TY

LIN

E

PROPERTY LINE

SHADE CANOPY

HVAC EQUIP, TYP

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PENTHOUSEROOF PLAN

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PENTHOUSE

0' 2' 4' 8' 16'

Q QQ

Q

RE

F

RE

F

RE

F

RE

F

F

REF

F

F

Q QQ

REF

REF

REF

REF

RE

F

RE

F

RE

F

REF

F

F

Q

UP

UTILITY

2

COMMERCIAL B

ELEV LOBBY

18

1

1 335

107' - 1"

9

7' -

11

"






UNIT F UNIT E UNIT E

UNIT G(AFFORDABLE

UNIT)

4

222

2

57' - 6"

105' - 0"

UNIT H

UNIT G(AFFORDABLE

UNIT)

UNIT F UNIT E UNIT E

UNIT C

UNIT D

UNIT B

UNIT A

2

3

3

222

22

57' - 6"

107' - 1"

8

7

57' - 6"

107' - 1"



OCCUPANT LOAD CALCULATIONS

RESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALHABITABLE ROOF

OCC

FACTOR

OCC

LOADAREA

2838364336433643364336433059

20020020020020020015

141818181818200

BACKFLOW/TRASHCOMMERCIAL ACOMMERCIAL BLOBBYUTILITY

1405251088260779

3006060200300

191812

SPACE

LEVEL 2LEVEL 3LEVEL 4LEVEL 5LEVEL 6LEVEL 7ROOF

LEVEL 1

LEVEL

TOTAL 335

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EXITINGDIAGRAMS

01-23-2018

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1

1/8" = 1'-0"1

BASEMENT

1/8" = 1'-0"2

FIRST LEVEL

1/8" = 1'-0"3

SECOND LEVEL

1/8" = 1'-0"4

THIRD-SEVENTH LEVEL

1/8" = 1'-0"5

ROOF

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

0' 4' 8' 16' 32'

SLIP RESISTANT TILE FLOORING. SLOPE TO DRAIN 1/4" PER 1'-0"

LINEAR FLOOR DRAIN

FINISH CONC

SHOWER WIDTH

48"

GLASS SHOWER DOOR W/ ACCESSIBLE HARDWARE

ALL WALLS, FLOOR & CEILING TO BE WATERPROOFED & TILED

33

" -

36

"

PROVIDE GRAB BAR AS REQ'D PER 11A-9H

MIN

1' -

6"

CL

R3

' - 0

"

36X48 CLR SPACE PER FIG 11A-9M

FOLDING SHOWER SEAT PER 11A-9H

2' -

0"

PE

R 1

134

A.6

#1

.1

3' -

6"

SH

OW

ER

PER 1134A.6 #1.1

4' - 0" SHOWER

SHOWER CONTROL & DIVERTER PER 1134A.6 #6 & 11A-9H

30X48 CLR SPACE PER 1134A.6 #3

1' - 6" 2' - 6"

TOILET

BUILT-INSTORAGE

NOTE: SEE UNIT PLAN FOR SPECFIC LAVATORY INSTALLATION

6

A3.0

GLA

SS

SH

OW

ER

D

OO

R W

/ A

CC

ES

SIB

LE

H

AR

DW

AR

E

LINEAR SHOWER DRAIN

HANDHELD SHOWER HEAD PER 11A-9H

STANDARD FIXED SHOWER HEAD PER 11A-9H

PROVIDE GRAB BARS AS REQ'D PER 11A-9H, 1127A.4 & 1127A2.2 #4

GRAB BAR REINFORCEMENT PER 1134A.6 #4

MIN9"

8" MIN 6" MAX

34"

MA

X

27"

MIN

29"

MIN

FAUCET OPERATION PER CBC 1134A.8 #7/1133A.6

REMOVABLE BASE CABINET PER 1134A.8 #3 & 4/1133A.3, WHERE OCCURS

SHOWER CONTROL PER 1134A.6 #6

HAND HELD SHOWER HEAD

TOILET

LINEAR SHOWER DRAIN

WALL HUNG LAVATORY PER 1134A.8

NOTES1. SHOWER ENCLOSURE WALLS, FLOOR & CEILING TO BE WATERPROOFED & TILED2. SEE UNIT PLAN FOR SPECIFIC LAVATORY INSTALLATION

FOLDING SEAT PER 11A-9H

1' - 6" CLR

PER 1134A.6 #1.2

2' - 6" SHOWER


5' -

0"

SH

OW

ER

PE

R 1

13

4A

.6 #

1.2

SINK TOILET

MA

X

1' -

0"

36X48 CLR SPACE PER FIG 11A-9M

30X

48 C

LR

SP

AC

E

PE

R 1

134A

.8

1' - 6" CLR1' - 6"

SHOWER CONTROL PER 1134A.6 #6 & 11A-9H

LINEAR SHOWER DRAIN


GRAB BAR REINFORCEMENT PER 1134A.6 #4

ACCESSIBLE HARDWARE

3' - 0" DOOR W/

MIN

1' - 6" CLR

PER FIG 11A-9L

36" MIN

PROVIDE GRAB BARS AS REQ'D PER 11A-9H, 1127A.4 & 1127A2.2 #4

7

A3.0

FOLDING SHOWER SEAT PER 11A-9H

SHOWER CONTROL & DIVERTER PER 1134A.6 #6 &11A-9H

STANDARD FIXED SHOWER HEAD

TOILET

LINEAR SHOWER DRAIN

NOTES1. ALL WALLS, FLOOR & CEILING TO BE WATERPROOFED & TILED2. SEE UNIT PLAN FOR SPECIFIC LAVATORY INSTALLATION

GLASS SHOWER DOOR W/ ACCESSIBLE HARDWARE

PROVIDE SEAT AS REQ'D PER 11A-9H

PROVIDE GRAB BARS AS REQ'D PER

11A-9H, 1127A.4 & 1127A2.2 #4

HAND HELD SHOWER HEAD PER 11A-9H

SLIP RESISTANT TILE FLOORING. SLOPE TO DRAIN 1/4" PER 1'-0"

LINEAR FLOOR DRAIN

FINISH CONC

SHOWER WIDTH

30"

SHOWER WALLS & CEILING TO BE WATERPROOFED & TILED

PROVIDE FOLDING SEAT AS REQ'D BY 11A-9H

17

" -

19

"

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ENLARGEDPLANS - RR TYPE

1 & 2

01-23-2018

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1

1/2" = 1'-0"6

SECTION @ SHOWER TYPE 1

1" = 1'-0"1

TYP BATHROOM - TYPE 1

1/2" = 1'-0"5

CLR SPACE @ LAVATORY

4ENLARGED RR AXON - TYPE 2

1" = 1'-0"3

TYP BATHROOM - TYPE 2

2ENLARGED RR AXON - TYPE 1

1/2" = 1'-0"7

SECTION @ SHOWER TYPE 2

NOTES

1.2.

ALL UNIT TYPES TO HAVE EITHER BATHROOM TYPE 1 OR 2 AS DENOTED ON UNIT PLANS.NO ELECTRICAL OUTLETS WILL BE PROVIDED IN ANY BATHROOMS.

REF

F

F

REF

A3.01


30X48 CLR

LAVATORY W/ REMOVABLE BASE CABINET PER 1134A.8 #3 & 4

COOKTOP

30X48 CLR

1134A.8 #1

1' - 6" PER

SINK

5

A3.0

BUILT-IN STORAGE

BUILT-IN STORAGE

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL

LAVATORY W/ REMOVABLE BASE CABINET

30X48 CLR


30X48 CLR


COOKTOP

5

A3.0

SINK

OU

TD

OO

R P

AT

IO

BUILT-IN STORAGE

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

1134A.8 #1

1' - 6" PER

A3.01

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL


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A & B

01-23-2018

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1/2" = 1'-0"1

TYP PLAN - UNIT A

2AXON - UNIT A

1/2" = 1'-0"3

TYP PLAN - UNIT B

4AXON - UNIT B

REF

Q

F

REF

30X48 CLR

5' - 0" CLR


30X48 CLR


1134A.8 #1

1' - 6" PER SINK

COOKTOP

BUILT-IN STORAGE

MIN

1' -

6"

CL

R3

' - 0

"

5

A3.0

A3.01

OU

TD

OO

R P

AT

IO

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL


30X48 CLR

30X48 CLR SPACE PER 1134A.8 #230X48 CLR


COOKTOPSINK

5

A3.0

1134A.8 #1

1' - 6" PER

A3.01

BUILT-IN STORAGE

BUILT-IN STORAGE

3' - 0"

MIN

1' - 6" CLR

OU

TD

OO

R P

AT

IO

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL


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01-23-2018

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TYP PLAN - UNIT D

4AXON - UNIT D

1/2" = 1'-0"1

TYP PLAN - UNIT C

2AXON - UNIT C

Q

REF

Q

REF

3' -

0"

MIN

1' -

6"

CL

R

MIN

1' -

6"

CL

R

5' - 0" CLR

BUILT-IN STORAGE

30X48 CLR

30X48 CLR

BUILT-IN STORAGE

A3.03

1' - 6" CLR

SINK

30X48 CLR

COOKTOP

KITCHEN SINK W/ REMOVABLE BASE CABINET

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

WALL HUNG LAVATORY

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL


A3.03

BUILT-IN STORAGE

30X48 CLR

30X48 CLR

30X48 CLR

1' - 6"SINK

KITCHEN SINK

COOKTOP

3' -

0"

MIN

1' -

6"

CL

R

5' - 0" CLR MIN

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

15"

BR

EA

DB

OA

RD

P

ER

1133A

.4

WALL HUNG LAVATORY

COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL


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A3.3


E & F

01-23-2018

EZ

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A 9

210

1

1/2" = 1'-0"1

TYP PLAN UNIT E

2AXON - UNIT E

1/2" = 1'-0"3

TYP PLAN UNIT F

4AXON - UNIT F

F

RE

F

30X

48 C

LR


30X

48 C

LR

A3.01

BUILT-INSTORAGE

3' -

0"

MIN

1' -

6"

CL

R

5

A3.0 SIN

K

COOKTOP


15" BREADBOARD PER 1133A.4


11

34

A.8

#1

1' -

6"

PE

R


COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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C I

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Exp.3-31-1844563

L

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A3.4


G

01-23-2018

EZ

AB

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4 1

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, C

A 9

210

1

1/2" = 1'-0"1

TYP PLAN UNIT G2

AXON - UNIT G

Q

RE

F

30X

48 C

LR


30X

48 C

LR

A3.01

5

A3.0

3' -

0"

MIN

1' -

6"

CL

R

5' - 0" CLR MIN

COOKTOP


OU

TD

OO

R P

AT

IO13

34

A.8

#1

1' -

6"

PE

RS

INK




COOKTOP

REFRIGERATOR


TOILET

LINEAR SHOWER DRAIN

SHOWER CONTROL

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

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A3.5

ENLARGEDPLANS - UNIT H

01-23-2018

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1

1/2" = 1'-0"1

TYP PLAN - UNIT H3

AXON - UNIT H

GRADE49.1

LEVEL 264.1

D C B A

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

PENTHOUSE133.6

D

E

F

GH

I

G

N

40' - 0"SETBACK:

1' - 0"

0' - 7" 13' - 0" 12' - 4" 13' - 6" 0' - 7"

SETBACK:1' - 0"

7' -

0"

7' -

6"

3' -

6"

0' -

0"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

14

' - 1

"

BU

ILD

ING

HE

IGH

T: 7

3' -

6"

ADJ BUILDING(PARK BLVD EAST)

ADJ BUILDING(HISTORIC COMMERCIAL BUILDING)

PLPL

ELEVATOR140.6

M

1' - 0"

C

P

LEVEL 150.0

GR

AD

E T

O T

OP

OF

PA

RA

PE

T:

77

' - 0

"

67

' - 8

"

36

' - 0

"

9' -

4"

A CAST IN PLACE CONC

B STOREFRONT - BLACK ALUM

C GUARDRAIL - BLACK ALUM

D SMOOTH ACRYLIC STUCCO - WHITE

E PLANTER - CAST IN PLACE CONC

F SLIDING DOOR - BLACK ALUM

G SMOOTH ACRYLIC STUCCO - BLACK

H STL PIPE COLUMN - BLACK ALUM

FASCIA - BLACK ALUMI

MATERIAL LEGEND

WINDOW SYSTEM - BLACK ALUMJ

K MTL ENTRY DOOR - BLACK

L PTD DENSGLASS - WHITE

BACKFLOW PREVENTER & SCREEN. SEE A1.0 FOR DETAILS.

M

HISTORIC HOME: PAINTED WD SIDING, CORNICE, WINDOW & DOOR TRIM

N

NOT USEDO

BLACK ALUM ADDRESS SIGNAGE PER SDMC 95.0209

P

FIRE RATED GLAZING Q

INSET COLOR PANELR

SCORE JOINTS

EXPOSED CONC COLUMNT

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

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Exp.3-31-1844563

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A4.0

ELEVATION -EAST

01-23-2018

EZ

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, C

A 9

210

1

3/16" = 1'-0"1

EAST ELEVATION










MATERIAL LEGEND





M


N

NOT USEDO


P


INSET COLOR PANELR

SCORE JOINTS


GRADE49.1

LEVEL 264.1

1 2 3 4 5 6 7 8

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

PENTHOUSE133.6

A

C

G

I

H

G

L

D

7' -

0"

7' -

6"

3' -

6"

0' -

0"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

14

' - 1

"

BU

ILD

ING

HE

IGH

T: 7

3' -

6"

1' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 7"

SETBACK:0' - 2 1/2"

ARCH. PROJECT4' - 0"

PLPL

ELEVATOR140.6

ADJ BUILDING

20' - 11"

2' - 11"

D N

LINE OF ADJACENT BUILDING


LEVEL 150.0

GR

AD

E T

O T

OP

OF

PA

RA

PE

T:

77

' - 0

"

64' - 9"14' - 3"5' - 10"

LINE OF ADJACENT BUILDING STEPBACK. SEE SITE PLAN FOR DETAILS

RTYP

T TYP

9' -

4"

67

' - 8

"

DTYP

EXIT STAIR PENTHOUSE

ELEVATOR PENTHOUSE


INFILL BETWEEN EXPOSED CONC COLUMNS

INF

ILL

BE

TW

EE

N E

XP

OS

ED

CO

NC

CO

LU

MN

S

L

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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A4.1

ELEVATION -SOUTH

01-23-2018

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1

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SOUTH ELEVATION

GRADE49.1

LEVEL 264.1

DCBA

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

PENTHOUSE133.6

I

H

G

D

A

BU

ILD

ING

HE

IGH

T: 7

3' -

6"

7' -

0"

11

' - 0

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"1

4' -

1"

PLPL

SETBACK:1' - 0"

0' - 7" 13' - 6" 12' - 4" 13' - 0" 0' - 7"

SETBACK:1' - 0"39' - 5"

ELEVATOR140.6


LEVEL 150.0

GR

AD

E T

O T

OP

OF

PA

RA

PE

T:

77

' - 0

"



36

' - 0

"

9' -

4"

67

' - 8

"

R TYP

PENTHOUSE

ELEVATOR

PENTHOUSE

EXIT STAIR










MATERIAL LEGEND





M


N

NOT USEDO


P


INSET COLOR PANELR

SCORE JOINTS


SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

L

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A4.2

ELEVATION -WEST

01-23-2018

EZ

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A 9

210

1

3/16" = 1'-0"1

WEST ELEVATION

GRADE49.1

LEVEL 264.1

12345678

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

PENTHOUSE133.6

G

G

D

J

A

IH G

A

C

A

14

' - 1

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 0

"0

' - 9

"1

8' -

0"

BU

ILD

ING

HE

IGH

T: 7

3' -

6"

1' - 7"14' - 2"14' - 2"14' - 2"14' - 2"9' - 2"14' - 6"14' - 6"3' - 7"

SETBACK:0' - 2 1/2"

ARCH. PROJECTION4' - 0"

PL PL

ELEVATOR140.6

ADJ BUILDING


LEVEL 150.0

GR

AD

E T

O T

OP

OF

PA

RA

PE

T:

77

' - 0

"

QTYP

RTYP

67

' - 8

"9

' - 4

"

ELEVATOR PENTHOUSE











MATERIAL LEGEND





M


N

NOT USEDO


P


INSET COLOR PANELR

SCORE JOINTS


SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

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A4.3

ELEVATION -NORTH

01-23-2018

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A 9

210

1

3/16" = 1'-0"1

NORTH ELEVATION

A4.4

1

EGRESS COURT

ADJACENT ROW


GRADE49.1

LEVEL 264.1

N

PL

PL

15

' - 0

"

41' - 0"

SETBACK:1' - 0"

M

LEVEL 150.0












MATERIAL LEGEND





M


N

NOT USEDO


P


INSET COLOR PANELR

SCORE JOINTS


SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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SA

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ST

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Exp.3-31-1844563

L

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A4.4

ENLARGEDELEVATION

01-23-2018

EZ

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AN

DIE

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A 9

210

1

3/8" = 1'-0"2

LEVEL 1

3/8" = 1'-0"1

ENLARGED STREET ELEVATION

GRADE49.1

LEVEL 264.1

5678

LEVEL 373.8

LEVEL 150.0

9' - 2"14' - 6"14' - 6"3' - 9 1/2"

PL

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

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ENLARGEDELEVATION -

EGRESS COURT

01-23-2018

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A 9

210

1

3/8" = 1'-0"1

NORTH ELEVATION - EGRESS COURT

LANDSCAPE PLANTER

NONCOMBUSTIBLE FLOOR FINISH: BRICK OR SIM

CONC PLANTERS & MTL BENCHES

EXPOSED CONC BEAM, TYP

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


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ENGINEERING

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A5.0

COURTYARDAXON

01-23-2018

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1

1COURTYARD AXON

J ST

ISLAND AVE

PA

RK

BLV

D

13T

H A

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14T

H A

VE

SHEET NO.:

DATE:

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ENGINEERING

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RENDERING 1

01-23-2018

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ISLAND AVE

PA

RK

BLV

D

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H A

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14T

H A

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SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

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Exp.3-31-1844563

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RENDERING 2

01-23-2018

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PA

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BLV

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H A

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14T

H A

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SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


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ENGINEERING

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Exp.3-31-1844563

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RENDERING 3

01-23-2018

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1

GRADE49.1

LEVEL 264.1

1 2 3 4 5 6 7 8

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

BASEMENT39.4

PENTHOUSE133.6

7' -

0"

11

' - 0

"0

' - 0

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"9

' - 9

"1

4' -

1"

10

' - 8

"

UNIT D

UNIT D

UNIT D

UNIT D

UNIT D

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDORUNIT E

UNIT E

UNIT E

UNIT E

UNIT E

UNIT EUNIT E

UNIT E

UNIT E

UNIT E

UNIT E

UNIT EUNIT F

UNIT F

UNIT F

UNIT F

UNIT F

UNIT F

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR








UTILITY2 HR EXIT STAIRENCLOSURE 1

2 HR EXIT STAIRENCLOSURE 1COMMERCIAL B

PL

PL

HABITABLE ROOF

73

' - 5

3/4

"

SETBACK: 1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 3' - 7"

SETBACK:0' - 2 1/2"99' - 0"

ELEVATOR140.6

FL 47.22

TC 47.63 LEVEL 150.0

UNIT H

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

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A6.0

SECTION 1

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210

1

3/16" = 1'-0"1

SECTION 1

GRADE49.1

LEVEL 264.1

DCBA

LEVEL 373.8

LEVEL 483.6

LEVEL 593.3

LEVEL 6103.1

LEVEL 7112.8

ROOF122.6

7' -

6"

3' -

6"

0' -

0"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

9' -

9"

14

' - 1

"1

0' -

8"

BASEMENT39.4

PENTHOUSE133.6

UNIT E

UNIT E

UNIT E

UNIT E

UNIT E

UNIT E

COMMERCIAL BEGRESS COURT

OPEN

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

CORRIDOR

HABITABLE ROOF

PLPL

73

' - 5

3/4

"

SETBACK: 1' - 0"

0' - 7" 13' - 6" 12' - 4" 13' - 0" 0' - 7"

SETBACK: 1' - 0"

40' - 0"

ELEVATOR140.6

ADJ BUILDING ADJ BUILDING

ADJ PARAPET: 115.66

ADJ ROOF: 84.0

LEVEL 150.0

SHEET NO.:

DATE:

PROJECT NO.:

SHEET TITLE:

PROJECT/CLIENT:

REVISIONS:


LICENSE:

ARCHITECTURE

ENGINEERING

BUILD

GREEN


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Exp.3-31-1844563

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SECTION 2

01-23-2018

EZ

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210

1

3/16" = 1'-0"1

SECTION 2

GRADE49.1

LEVEL 264.1

LEVEL 150.0

MTL CHANNEL, LAG BOLT TO CONC SLAB

TOP PLATE, LAG BOLT TO CONC SLAB

CONC COLUMN BEYOND

CONC BEAM BEYOND

CONC SLAB

HISTORIC CORNICE

HISTORIC WALL PORTION:• HISTORIC WD SIDING W/ INTUMESCENT

PAINT FOR CLASS 'A' FLAME SPREAD RATING• HISTORIC 2X4 WD FRAMING• NONCUMBISTIBLE MINERAL WOOL

INSULATION• 1/2" HARDIE PANEL3 HR PORTION (UL419):• 2 LAYERS 3/4" GYP WALL BOARD APPLIED

HORIZONTALLY OR VERTICALLY• 1 5/8" MTL STUD W/ 24" OC MAX SPACING• 2 LAYERS 3/4" GYP WALL BOARD APPLIED

HORIZNTALLY OR VERTICALLY

CONC SLAB

NONCOMBUSTIBLE FLOOR FINISH: BRICK OR SIM

INTERIOR

COMMERCIAL AEGRESS COURT

2-PLY CLASS A TORCH DOWN ROOF

BUILT UP CURB

MTL FLASHING

MTL FLASHING, PAINT TO MATCH CORNICE

MTL CHANNEL

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HISTORIC CORNICE, LEDGER TO CONC SLAB

HISTORIC WALL: HISTORIC WD SIDING W/ INTUMESCENT PAINT FOR CLASS 'A' FLAME SPREAD RATING, 2X4 WD FRAMING, NONCUMBISTIBLE MINERAL WOOL INSULATION, LATH & PLASTER TO MATCH HISTORIC

CONC SLAB

CONC SLAB

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(13TH STREET)


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HISTORIC HEADER

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CONC SLAB

HISTORIC WALL PORTION:• HISTORIC WD SIDING W/ INTUMESCENT

PAINT FOR CLASS 'A' FLAME SPREAD RATING• HISTORIC 2X4 WD FRAMING• NONCUMBISTIBLE MINERAL WOOL

INSULATION• 1/2" HARDIE PANEL3 HR PORTION (UL419):• 2 LAYERS 3/4" GYP WALL BOARD APPLIED

HORIZONTALLY OR VERTICALLY• 1 5/8" MTL STUD W/ 24" OC MAX SPACING• 2 LAYERS 3/4" GYP WALL BOARD APPLIED

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HISTORIC WALL @ SOUTHERN PL

RESIDENTIAL-3 STORIES-

PROPOSED MULTIFAMILIY RESIDENTIAL

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MULTIFAMILIY RESIDENTIAL-6 STORIES-


MIXED USE-5 STORIES-

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VICINITY ELEVATION - 13TH STREET - LOOKING WEST

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VICINITY ELEVATION - LOOKING NORTH

VICINITY ELEVATION - LOOKING SOUTH


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"1

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"1

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0"

SETBACK:1' - 0"

0' - 7" 14' - 2" 14' - 2" 14' - 2" 14' - 2" 9' - 2" 14' - 6" 14' - 6" 1' - 5 1/4"

SETBACK:2' - 4 1/4"


96' - 10 1/4"

40

' - 0

" CHUTE OPENING ABOVE

SOFFIT ABOVE


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ACCESSIBLE ROUTE

SLIDING STOREFRONT DOORS

PROPERTY LINE

PROPERTY DEPTH: 100' - 2 1/2"

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1' -

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1' -

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.1

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1' -

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1' -

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WATER METERS


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CL

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2' -

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CL

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TENANT MAILBOXES

PLANTER 3

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GLAZED WINDOW RATED AS WALL ASSEMBLY

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HISTORIC WD COLUMN W/ INTUMESCENT PAINT & INTERNAL STEEL COLUMN

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INTO ROW ABOVE4' - 0" PROJECTION

EXPOSED 12X18 CONC BEAM

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UNIT EUNIT EUNIT F

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UNIT H UNIT A UNIT G

UNIT G

ELEVATOR

LOBBY

23

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" M

IN C

LR

EXPOSED CONC BEAM

42' - 4" COVERED BREEZEWAY 36' - 9" OPEN EGRESS COURT

46' - 4"

2% MIN CEILING SLOPE 2% MIN CEILING SLOPE

HISTORIC HOME WALL. SEE A0.4 WALL TYPES & A6.3 WALL SECTIONS

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UNIT H

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COURT

EXPOSED CONC BEAM

CONC PLANTER W/ MTL BENCH BEYOND

UTILITY

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UNIT BUNIT CUNIT D

HISTORIC HOME WALL W/ 3-HR IMPROVEMENT. SEE A0.4 WALL TYPES & A6.3 WALL SECTIONS

CONC SLAB ON GRADE W/ NONCOMBUSTIBLE FINISH

CONC SLAB

CONC SLAB

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HISTORIC HOME ROOF/CEILING JOISTS

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NOTE:ALL CONCRETE SLABS & WALLS TO BE MIN 3-HR FIRE RESISTIVE RATED CONSTRUCTION

A6.31

A6.33

OPENED BREEZEWAY W/ ENHANCED FIRE SPRINKLER PROTECTION

EGRESS COURT

HISTORIC HOME & NEW RES UNIT ABOVE W/ ENHANCED FIRE SPRINKLER PROTECTION

LEGEND

NOTE: ENHANCED FIRE SPRINKLER TO HAVE INCREASED DESIGN DENSITY OF .2GPM/SF & WILL INCLUDE QUICK RESPONSE SPRINKLERS. MAX SPRINKLER SPACING TO BE 130 SF.

LEVEL 3 PROJECTION INTO ROW W/ ENHANCED FIRE SPRINKLER PROTECTION

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1/8" = 1'-0"2


1/8" = 1'-0"3

LONGITUDINAL SECTION

1/8" = 1'-0"4

TRANSVERSE SECTION

ALTERNATE DESIGN APPROACHThe proposed alternate design will include design elements to mitigate the potential hazards ofrequiring occupants to egress through a two-level open breezeway after discharging directly intoan egress court. The proposed alternate design approach will include the following design elements:

1. Increase the design of the automatic sprinkler density within the open breezeway, Commercial A space, Unit H, including the outdoor deck, and area below the Level 3 deck projection into the public way, from 0.10 gpm/ft2 to 0.20 gpm/ft2. Provide Quick Response sprinklers within these areas and limit the maximum spacing of the sprinklers to 130 square feet.2. Provide a minimum of 3-hour fire-resistance-rated construction of the walls and ceiling surrounding the two-level open breezeway between the egress court and the public way.3. Protect the siding of the historic home adjacent to the open breezeway with an approved fire-retardant material which provides a Class A finish rating.4. The combustible concealed space of the historic home’s exterior wall adjoining the open breezeway will be filled completely with noncombustible insulation.5. Provide a positive slope of the two-level open breezeway to ensure that smoke and toxic gases will not accumulate in this area.6. Provide a 3-hour fire-resistance-rated noncombustible wall assembly between the Commercial A space and the open breezeway.

1 1/2" = 1'-0"6

TYP CONC SLAB SECTION

COVERED BREEZEWAY AREA CALCULATIONTOTAL AREABEAM AREA% BEAM ENCROACHMENT% OPEN UP TO MIN 23'-0"

423 SF40.8 SF9.6%90.4%

Documents

NDD-SERVERSharedNAKHSHAB DEVELOPMENT AND DESIGN, … · a6.0 section 1 a6.1 section 2 a6.3 wall sections a7.0 vicinity elevations a8.0 material board c1.0 civil site plan. base zone