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2022 California Energy Code (CEnC)
<br />2022 California Existing Building Code (CEBC)
<br />2022 California Historical Building Code (CHBC)
<br />2022 California Green Building Standards Code (CalGreen)
<br />NOTE: All Codes are subject to Local Amendments
<br />The scope of services under this contract is limited to providing a "builder's set" of plans. This set of plans is
<br />sufficient to obtain a building permit; however, all materials and methods of construction necessary to complete the
<br />project are not necessarily described in this "builder's set". The implementation of the plans requires an
<br />Owner/contractor (General Contractor and Subcontractors) thoroughly knowledgeable with the applicable building
<br />codes and methods of construction. The plans and general notes delineate and describe only locations, dimensions,
<br />types of materials and general methods of assembling or fastening. They are not intended to specify particular
<br />products or other methods of any specific material, product or method.
<br />All work shall comply with the most current and stringent requirements of all applicable city, county, state and general
<br />laws, rules, codes, ordinances and regulations and follow all manufacturer's specifications for installation. If the
<br />General Contractor or any Subcontractor performs any work in conflict with the above-mentioned laws, rules, codes,
<br />ordinances and regulations, then the contractor in violation shall bear all costs of repair arising out of the
<br />non-conforming work. A partial list of the applicable codes is as follows:
<br />2022 California Building Code (CBC)
<br />2022 California Mechanical Code (CMC)
<br />2022 California Electrical Code (CEC)
<br />2022 California Plumbing Code (CPC)
<br />2022 California Fire Code (CFC)
<br />The General Contractor and every Subcontractor performing work upon or providing services and/or materials for the
<br />work is required to purchase and maintain in force "All Risk" Builders Risk Insurance prior to commencement of the
<br />work and/or furnishing labor, services and materials. Each "All Risk" policy shall be in an amount sufficient to cover
<br />the replacement value of the work being performed and/or the labor, services, and materials being supplied by the
<br />General Contractor, Subcontractors, Architect, and all professional Consultants.
<br />The General Contractor and Subcontractor shall furnish all labor, equipment, and materials necessary to complete
<br />the work indicated on the plans and required by the applicable codes.
<br />No substitutions shall be made without the Owner's written authorization. Any substitution shall be made in advance
<br />to avoid any delay in the project schedule. The General Contractor or any Subcontractor shall not make structural
<br />changes without prior written authorization from the Structural Engineer and approval by the Architect and/or the
<br />Owner
<br />Any addition, deletion, or change in the scope of the work described by the plans and General Notes shall be by
<br />written change order only. The General Contractor shall procure the building official's approval for any change in the
<br />work.
<br />The intent of the plans and general notes is that all labor, materials, equipment, and transportation shall be included
<br />in the work for the complete execution of the project. The Architect shall not be responsible for the means and
<br />methods of construction.
<br />It is the Owner's (General Contractor and all Subcontractors) responsibility prior to or during construction to notify the
<br />Architect in writing of any perceived errors or omissions in the plans and general notes of which a contractor
<br />thoroughly knowledgeable with the building codes and methods of construction should reasonably be aware. Written
<br />instructions addressing such perceived errors or omissions shall be received from the Architect prior to the Owner or
<br />Owner's subcontractors proceeding with the work. The Owner will be responsible for any defects in construction if
<br />these procedures are not followed.
<br />All shop drawings required by the construction documents and general notes shall be submitted to the Architect or
<br />Engineer prior to fabrication for review of compliance with the design concept.
<br />The General Contractor shall be responsible for coordinating the work between the different Subcontractors and
<br />requiring all Subcontractors to use the most current building department approved set of construction documents.
<br />The General Contractor shall arrange a pre-construction meeting to review omissions and discrepancies sufficiently
<br />in advance of construction to assure the orderly progress of the project prior to the performance of any work. All
<br />parties using these construction documents are responsible for reviewing the full content of these drawings for
<br />omissions and discrepancies prior to the start of construction.
<br />The General Contractor and all Subcontractors shall be familiar with the following documents:
<br />a.Most recent Soils report
<br />b.Energy compliance report
<br />c.Structural calculations
<br />d.Acoustical report
<br />The General Contractor shall keep a copy of the above documents and all updates on the site at all times.
<br />The General Contractor shall compare the existing site grades to the grades shown on the plans. Any discrepancy in
<br />elevation from the finished floor to the finished grade at the stairways and walkways shall be communicated to the
<br />Architect for review before proceeding with the work.
<br />All Subcontractors shall perform their own cutting, fitting, and patching of materials in a workmanlike manner, without
<br />causing any damage to or conflict with other subs work.
<br />All trades shall keep the premises clean of any accumulated waste materials and rubbish caused by their work.
<br />Subcontractors shall remove all rubbish, tools, scaffolding, and surplus materials at the completion of the work. All
<br />fixtures, equipment, glazing, floors, and other surfaces shall be left clean and ready for occupancy upon completion
<br />of the project, including sweeping or vacuuming if necessary.
<br />The general notes refer to various professional trade association manuals and publications. The General Contractor
<br />and Subcontractors shall be familiar with and refer to the most recent trade publications relating to their work.
<br />The General Contractor and Subcontractors shall be responsible for storing the materials on the site. The materials
<br />shall be kept secure and protected from moisture, pests, and vandals. Any damages or lost materials arising out of
<br />materials stored on site shall be the responsibility of the General Contractor or Subcontractor who stored the
<br />damaged or lost materials.
<br />The contractor/sub-contractor will use all means necessary to protect the material of their scope of services during
<br />and after installation and to protect the work and materials of all other trades and in the event of damage immediately
<br />make all repairs and replacements necessary to the approval of the Owner and at no additional cost to the Owner.
<br />The contractor and sub-contractor shall review the plans, details and previous work by others for satisfactory and
<br />appropriate completeness as adequate substrate for the installation of their scope of work. Report deficiencies
<br />immediately in writing to the developer/owner and architect. Failure to do so, or commencement of work without such
<br />notification will constitute an acceptance by the contractor of suitability of previous work by others.
<br />Do not scale these plans or details.
<br />All products will be installed in compliance with their manufacturers listed requirements, recommendations and in
<br />strict compliance with approved laboratory test reports (i.e. ICC-ES reports, N.E.R., F.A., U.S. reports, etc.)
<br />installation will meet all requirements necessary to maintain product guarantees and warranties. Failure to satisfy
<br />manufacturers installation requirements will constitute the contractor's/sub-contractor's acceptance of products
<br />guarantee or warranty liabilities.
<br />The General Contractor and Subcontractor shall furnish all labor, equipment, and materials necessary to complete
<br />the work indicated on the plans and required by the applicable codes.
<br />ROUGH CARPENTRY
<br />A.Provide labor, material, equipment, and services necessary for installation and completion of all rough carpentry
<br />as shown on the drawings and as noted herein.
<br />B.See sheet containing structural general notes, bound with the drawings.
<br />C.Conduct all work in conformance with the California Building Code. All materials will be in compliance with the
<br />West Coast Lumber Inspection Bureau (WCLIB) and the American Plywood Association (APA) standards.
<br />D.Manufactured Floor and Roof Trusses
<br />1.Manufacturer shall supply to the Architect/Engineer and the Building Department calculations and shop
<br />drawings for approval of design loads, configuration (2 or 3 point bearing), and shear transfer prior to
<br />fabrication. All calculations and shop drawings shall be signed by a professional engineer registered in the
<br />State wherein the project is to be built. It shall be the responsibility of the manufacturer to obtain Building
<br />Department approval of calculations and shop drawings prior to fabrication.
<br />2.Trusses shall be designed in accordance with the latest local Building Code for all loads imposed, including
<br />lateral loads and mechanical equipment loads.
<br />3.All connectors shall be ICC approved and of adequate strength to resist stresses due to the loadings
<br />involved.
<br />4.Cross bridging and/or bracing shall be provided and detailed as required to adequately brace all trusses. See
<br />structural calculations.
<br />E.Verify all sizes and dimensions by taking field measurements prior to installation.
<br />F.Framing Practices:
<br />Workmanship: All members shall be framed, anchored, tied and braced so as to develop the strength and
<br />rigidity necessary for the purposes for which they are used.
<br />G.Protection Against Decay:
<br />1.CBC Section 2304.12.1 Wood used above ground in the locations specified in Sections 2304.12.1.1 through
<br />2304.12.1.5, 2304.12.3, and 2304.12.5 shall be naturally durable wood or preservative-treated wood using
<br />water-borne preservatives, in accordance with AWPA U1 (Commodity Specifications A or F) for
<br />above-ground use as noted below:
<br />CBC Section 2304.12.1.1 Joists, Girders, and Subfloor. The floor assembly where wood joists or the bottom of a
<br />wood structural floor without joists are closer than 18 inches (457 mm), or wood girders are closer than 12
<br />inches (305 mm) to the exposed ground in crawl spaces or unexcavated areas located within the perimeter of
<br />the building foundation shall be of naturally durable or preservative-treated wood.
<br />a.CBC Section 2304.12.1.2 Wood Supported by Exterior Foundation Walls. Wood framing members,
<br />including wood sheathing, that rest on exterior foundation walls and are less than 8 inches from exposed
<br />earth.
<br />b.CBC Section 2304.12.1.3 Exterior Walls Below Grade. Wood framing members and furring strips
<br />attached directly to the interior of exterior masonry or concrete walls below grade.
<br />c.CBC Section 2304.12.1.4 Sleepers and Sills. Sleepers and sills on a concrete or masonry slab that is in
<br />direct contact with earth.
<br />d.CBC Section 2304.12.1.5 Wood Siding. Where clearance between wood siding and earth on the exterior
<br />of a building is less than 6 inches (152mm) or less than 2" (51 mm) vertical from concrete steps, porch
<br />slabs, and similar horizontal surfaces exposed to the weather.
<br />e.CBC Section 2304.12.2.1 Girder Ends. The ends of wood girders entering exterior masonry or concrete
<br />walls except when provided with a 1/2-inch air space on top, sides, and end.
<br />f.CBC Section 2304.12.2.2 Posts or Columns. Posts or columns supporting permanent structures and
<br />supported by a concrete or masonry slab or footing that is in direct contact with the earth, Except as noted
<br />in the CBC.
<br />2.CBC Section 2304.12.3 Wood in Contact with the Ground or Fresh Water. Wood in contact with the ground
<br />(exposed earth) that supports permanent structures shall be of naturally durable (species for both decay and
<br />termite resistance) or preservative-treated wood using water-borne preservatives and shall be treated in
<br />accordance with AWPA U1, (Commodity Specifications A or F), or other applicable AWPA standards for soil
<br />or fresh water contact.
<br />a.CBC Section 2304.12.3.1 Posts or Columns. Posts and columns supporting permanent structures that
<br />are embedded in concrete that is in direct contact with the earth or embedded in concrete exposed to the
<br />weather, or in direct contact with the earth, shall be of preservative-treated wood.
<br />b.CBC Section 2304.12.2.5 Wood Structural Members. Wood structural members that support
<br />moisture-permeable floors or roofs that are exposed to the weather, such as concrete or masonry slabs,
<br />shall be of naturally durable or preservative-treated wood unless separated from such floors or roofs by
<br />an impervious moisture barrier.
<br />H.Protection Against Termites: Shall comply with the CBC Section 2304.12.4.
<br />I.Attic Ventilation
<br />1.CBC Section 1202.2.1. The net free ventilating area shall not be less than 1/300 of the area of the space
<br />ventilated, with 50 percent of the required ventilating area provided by ventilators located in the upper portion
<br />of the space to be ventilated at least 3 feet (914 mm) above eave or cornice vents with the balance of the
<br />required ventilation provided by eave or cornice vents.
<br />2.CBC Section 1202.2.2. Exterior openings for eave vents or vent blocks shall be covered with
<br />corrosion-resistant mesh with 1/16" min. and max. openings of 1/4". Blocking and bridging shall be arranged
<br />so as not to interfere with the movement of air. A minimum of 1" (25mm) of airspace shall be provided
<br />between the insulation and the roof sheathing. Do not block vents with insulation. Vent block locations shall
<br />be coordinated with structural drawings to avoid shear walls.
<br />FINISH CARPENTRY
<br />A.Provide labor, material, equipment, and services necessary for the installation of the finish carpentry where
<br />shown on the drawings and as noted herein.
<br />B.Install all finished hardware, passage doors, and bath accessories.
<br />C.Conduct all work in conformance with the CBC (or applicable code) and the Woodwork Institute of California,
<br />"Manual of Millwork" custom grade requirements.
<br />D.All interior door frames and casing, base, shoe, shelving, and window stool and apron as selected by Owner.
<br />Sizes per Owner/General Contractor.
<br />E.Install in accordance with the best practices of this trade, including, but not limited to the following:
<br />1.All work shall be machined or hand-sanded, sharp edges and splinters removed and completely prepared for
<br />finish.
<br />2.Full length continuous boards shall be used wherever applicable or specifically noted.
<br />3.All joints shall be tight and true and securely fastened. Corners shall be neatly mitered, butted, or coped, with
<br />nails set and surfaces free of tool marks.
<br />4.Frames shall be set plumb and true.
<br />5.All nailing shall be done with finish nails where paint or stain is to cover.
<br />CABINETS AND TOPS
<br />A.Provide material, equipment, and labor necessary for installation of all cabinet work as shown on the drawings
<br />and as noted herein.
<br />B.Conduct all work in conformance with CBC, current edition and the National Kitchen Cabinet Association (NKCA).
<br />C.Cabinets and countertops as selected by Owner.
<br />D.Install in accordance with the best practices of this trade, including, but not limited to the following:
<br />1.All joints shall be tight and true and securely fastened. Corners shall be mitered, butted, or coped, nails set,
<br />and surfaces free of tool marks.
<br />2.Use concealed fastenings where possible.
<br />3.All cabinet work scheduled for paint or stain finish shall be smoothly dressed and sanded.
<br />4.Install all work level, plumb, square and true. Scribe members accurately in place to fit adjoining surfaces.
<br />THREE COAT UNDERLAYMENT
<br />A.Provide labor, material, equipment, and services necessary for the installation of metal lath and building paper
<br />complete for application of three-step stucco as indicated on drawings and noted herein.
<br />B.Conduct all work in conformance with the California Building Code, ICC, and ASTM.
<br />C.Protection: Use all means necessary to protect the material of this section before, during and after installation
<br />and to protect the work and material of all other trades.
<br />D.Replacement: In the event of damage, rips or tears in the building paper, immediately make all repairs and
<br />replacements necessary to provide substantial water protection before application of stucco.
<br />E.Welded and woven-wire lath, expanded metal lath, wire mesh, or approved equivalent shall be installed per CBC
<br />and applicable ICC Report.
<br />F.Water Resistive Barrier-per CBC min. two layers of Grade D paper or equivalent attached to the studs or
<br />sheathing, with flashing per CBC, to provide a continuous water resistive barrier. Alternate as required by
<br />applicable ICC Report.
<br />1.Application: Install all components in accordance with manufacturer's application instructions and showing
<br />compliance with CBC Standards and all testing standards of ICC.
<br />2.The paper backing of the wire lath shall be lapped per manufacturer's instructions.
<br />VAPOR BARRIERS
<br />A.Provide labor, material, equipment and services necessary for installation of a water resistive barrier/flashing at
<br />door and window assemblies where shown on the drawings and noted herein.
<br />B.Conduct all work in conformance with the Federal Specification UU-B-790a, ICC with materials in compliance
<br />with ASTM standards for their specific use.
<br />C.Use reinforced high water-vapor resistive kraft paper (Grade A, Style 4) 9" wide with glass reinforcing fibers and
<br />a polyethylene coating on both surfaces. Use 18" type 30 felt under flashing.
<br />D.Install in accordance with manufacturer's printed installation instructions, including, but not limited to the
<br />following:
<br />1.Sequencing of installation of water-resistive barrier, sealant, sill pan, sill flashing, corner flashing, window,
<br />and other components shall follow FMA/AAMA 100-07, ASTM E2112, Manufacturer's Installation Instructions,
<br />and all standards referenced therein.
<br />2.Install flashing with fasteners as appropriate for supporting substrate, and of a type recommended by
<br />manufacturer.
<br />3.Before covering over flashing with other work, patch punctures and tears with adhesive-applied barrier
<br />material or tape with a weather resistive rating equal to the flashing.
<br />4.Nailing flanges, brick moulds and stops to be applied over opening flashing on a continuous bead of sealant.
<br />BUILDING INSULATION
<br />A.Provide labor, material, equipment, and services necessary for the installation of thermal and acoustical
<br />insulation where shown on the drawings and noted herein
<br />B.Conduct all work in conformance with CBC Section 720, Federal specification UU-B-790a, and ICC with materials
<br />in compliance with ASTM standards for their specific use.
<br />C.Use glass fiber batt insulation with R values per the California Energy Code, acoustical requirements, and rated
<br />assembly details.
<br />D.Install in accordance with manufacturer's printed installation instructions, including, but not limited to the
<br />following:
<br />1.Install thermal batt insulation between roof joists at vaulted areas, ceiling joists at attic spaces, floor joists
<br />over unheated spaces, and between studs at walls separating living spaces from attic, walls separating living
<br />spaces from the garage, and all exterior walls.
<br />2.Thermal insulation shall be securely installed and tightly fitted.
<br />3.Acoustical batt insulation shall be installed per the Acoustical Report
<br />4.Wires will be used for support on unsupported sides such as knee walls and fireplace chases if required.
<br />5.A vapor retardant (one perm or less rating) will be installed on inside face of studs on exterior walls where
<br />siding is the exterior finish.
<br />E.California Energy Code Requirements: All insulation shall comply with California Energy Code Section 110.8.
<br />ELASTIC SELF-ADHESIVE WATERPROOFING
<br />A.Provide labor, material, equipment, and services necessary for the installation of a complete above grade
<br />waterproofing system as indicated on drawings of as required in this section to achieve waterproof performance.
<br />B.Work and materials shall conform to requirements of applicable "ASTM" standards and current ICC test report for
<br />this specified use.
<br />C.Obtain primary waterproofing materials from a single manufacturer. Provide secondary materials only as
<br />instructed by primary manufacturer for full compatibility of all components.
<br />D.Cold applied, self-adhering, high strength, rubberized asphalt sheet membrane of uniform thickness (60 mil.
<br />minimum) with a release film to protect material prior to installation. Membrane shall be capable of full adhesion
<br />to a substrate of wood or metal, flexible and resistant to chemicals, mildew, bacteria, fungus, rot, deterioration,
<br />tears and punctures.
<br />E.Accessory products fully compatible with waterproofing system.
<br />F.Install in accordance with manufacturer's installation and best Trade Association's standards of practice including,
<br />but not limited to:
<br />1.Substrate preparation shall have surfaces structurally sound and free of voids, sharp protrusions, dirt, dust
<br />and contaminants that may detrimentally effect full system adhesion. All non-vertical substrates shall be
<br />sloped a minimum of 1/4" per foot for drainage away from structure U.N.O. Proceed with waterproofing work
<br />only after substrate and penetrating work have been completed and inspected for compatibility with
<br />be coordinated with structural drawings to avoid shear walls.
<br />M.Fireblocking: Per CBC Section 718.2, fireblocking shall be installed to cut off concealed draft openings (both
<br />vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic
<br />space. Fireblocking shall be provided in wood-frame construction in the following locations:
<br />1.In concealed spaces of stud walls and partitions, including furred spaces and parallel rows of studs or
<br />staggered studs vertically at the ceiling and floor levels. Concealed horizontal furred spaces shall also be
<br />fireblocked at intervals not exceeding 10 feet (3048 mm). Batts or blankets of mineral or glass fiber or other
<br />approved non-rigid materials shall be allowed as fire-blocking in walls constructed using parallel rows of studs
<br />or staggered studs.
<br />2.At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop
<br />ceilings and cove ceilings.
<br />3.In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs
<br />shall comply with CBC Section 1011.7.3.
<br />4.At openings around vents, pipes, and ducts at ceiling and floor level, with an approved material to resist the
<br />free passage of flame and products of combustion.
<br />5.Factory built chimneys and fireplaces shall be fireblocked in accordance with UL 103 and UL 127.
<br />6.Within concealed spaced of exterior wall finish and other exterior architectural elements where permitted to
<br />be of combustible construction in CBC Section 1405.
<br />7.Fireblocking of cornices of a two-family dwelling as applicable in CBC Section 718.2.6, Exeption 1 is required
<br />only at the line of dwelling unit separation.
<br />N.Draftstopping
<br />1.CBC Section 718.3 Draftstopping in Floors. Draftstopping shall be located above and in line with the dwelling
<br />unit and sleeping unit separations.
<br />2.CBC Section 718.4 Draftstopping in Attics. Draftstopping shall be installed to subdivide the attic space and
<br />concealed roof spaces, and in line with sleeping unit and dwelling unit separation walls that do not extend to
<br />the underside of the roof sheathing above. Draftstopping shall be installed such that any horizontal area
<br />does not exceed 3,000 sq.ft. (279 m²). Ventilation of concealed roof space shall be maintained in accordance
<br />with Section 1202.2.1.
<br />3.Exceptions:
<br />a.Draftstopping is not required in buildings equipped throughout with an automatic sprinkler system in
<br />accordance with Section 903.3.1.1.
<br />O.General contractor shall coordinate all pertinent subcontractors to ensure fire-blocking and draft-stopping by
<br />approved materials are installed in all required areas.
<br />P.All stairways, landings, guardrails and handrails shall comply fully with the CBC Sections 1011, 1014, 1015, and
<br />as amended by local amendment. Handrail-gripping surfaces shall be continuous, and may be interrupted as
<br />specified in CBC Section 1014.
<br />d.Silicone glazing and waterproofing sealant: Sealing expansion and control joints in pre-cast concrete
<br />panels, granite and metal curtain walls, structural and non-structural glazing and perimeter sealing of
<br />door and window framing of other metal building components.
<br />e.Silicone adhesive/sealant: Structural adhesive/sealant applications such as factory glazing and curtain
<br />wall production
<br />f.Structural glass sealant: Peroxides unprimed adhesion to most surfaces, including glass, reflective glass,
<br />anodized aluminum, granite and most prints, including fluoropolmer-based paints
<br />g.Glazing sealant: Designed for conventional glazing of glass and plastic, curtain wall sealing, solar and
<br />replacement glazing.
<br />h.Polyurethane: For joints in floors and sidewalks
<br />i.Non-sagging, permanently elastic butyl or similar polymer. All interior location.
<br />j.Fire or smoke sealant: U.L. approved non-hardening self adhering intumescent compound capable of
<br />satisfying the CBC F and T stop requirements for their rated assemblies. Install around penetrations per
<br />manufacturer installation requirements.
<br />2.Primer: As recommended by sealant manufacturer for use with sealant and application on to the various
<br />types of materials to which sealant is applied.
<br />3.Cleaners: Where required in lieu of primers, use those recommended by sealant manufacturer.
<br />4.Joint filler: Must be compatible with sealant used and as recommended by sealant manufacturer.
<br />5.Open cell neoprene or plastic foam "rod".
<br />6.Felt tape: MIL-F-5656A, pressure-sensitive adhesive with interliner on one face, 1.5 mm thick.
<br />7.Sealant bead or tape: Approved non-drying elastic polymer tape with asbestos or other inorganic filler, for use
<br />below sill plates or thresholds.
<br />8.Extruded neoprene: ASTM D 750.
<br />9.Fillers and backing shall be free from oil or other staining elements and compatible with the sealant used.
<br />Oakum and other types of absorptive materials shall not be used, including materials impregnated with
<br />solvent of bituminous materials. Filler and backing material shall be of compressible nature.
<br />D.Apply in accordance with manufacturer's and Trade Association's recommended installation instructions and as
<br />indicated on drawings.
<br />1.Joint Dimensions: No joint shall be less than 1/4 inch wide. Depth of sealant shall not be greater than the
<br />width nor less than 1/4 inch. For joints one inch wide or greater, depth of sealant shall be at least 1/4 the
<br />width.
<br />2.Joint preparation
<br />a.Perform in strict accordance with manufacturer's application instructions.
<br />b.Remove protective coatings and prime when recommended from metal components so that sealant
<br />adheres to base metal
<br />3.Joint filler: Use where joints are deeper than 1/2 inch. Position accurately inside joint to within 1/2" of surface,
<br />to establish and control the California design thickness of sealant. Where joints are over 3/4 inch wide, place
<br />filler so that depth of joint to receive sealant does not exceed 1/4 inch.
<br />4.Sealant placing: Apply material with sufficient pressure to completely fill the void space, to assure complete
<br />wetting of contact area and to obtain California adhesion. During application, keep tip of nozzle at bottom of
<br />joint, forcing sealant to fill from bottom of joint to top. Finish joints smooth and flush with adjacent surface
<br />unless detailed otherwise. Modification of the sealant by addition of liquids, solvents, or powers are not
<br />permitted.
<br />E.California Energy Code Requirements for Caulking and Sealants
<br />Exterior joints, seams, or penetrations in the building envelope that are sources of air leakage, shall be sealed
<br />with durable caulking materials, closed with gasketing systems, taped or covered with moisture
<br />vapor-permeable housewrap and shall comply with California Energy Code Section 110.7.
<br />DOORS
<br />A.Provide labor, material, equipment, and services necessary for the installation of all doors where shown on the
<br />drawings and as noted herein.
<br />B.Conduct all work in conformance with the CBC. Doors shall meet or exceed NWMA Industry Standard 1.5.1, and
<br />the requirements of WIC for Custom Grade Door. Hardboard doors shall meet HSMA I.S.1.1-80 and base
<br />hardboard Standard PS-58-75.
<br />C.Provide door widths and heights as noted on door schedule with undercuts as required by most current CMC at
<br />mechanically vented baths, and mechanically vented laundry rooms (verify finish floor material).
<br />1.Entry Doors: Thickness, panel, core, color, and style as selected by Owner/Architect.
<br />2.Exterior Doors: Laundry, water heater, meter and utility closet doors: 1 3/4" hollow core metal embossed 6
<br />panel to match entry doors when noted. Color as selected by Owner/Architect. Provide integral louvered
<br />metal vents with 1/4" grid galvanized wire fabric backing where required per door schedule.
<br />3.Interior Doors: 1 3/8" thick, hardboard, hollow core, style as selected by Owner.
<br />4.Bi-Pass Wardrobe: Per owner.
<br />5.Garage Doors: Steel sectional door, size and detail as indicated on drawings.
<br />6.Garage to Residence: CBC Section 406.3.2.1 as amended by local amendment. Opening Protection:
<br />Openings between the garage and a dwelling unit shall be equipped with solid wood, self-closing,
<br />self-latching doors not less than 1 3/8 inch (35 mm) in thickness or doors in compliance with Section
<br />716.2.2.1. Openings from a private garage directly into a room used for sleeping purposes shall not be
<br />permitted.
<br />D.Before installation, verify that openings are plumb and square and of proper dimension. Report frame defects or
<br />unsuitable conditions to the general contractor before proceeding. Beginning of installation means acceptance of
<br />existing conditions.
<br />E.Install in accordance with California Energy Code Requirements and the manufacturer's printed installation
<br />instructions, including, but not limited to the following to achieve weathertight and freely operating installation.
<br />1.Install sealant and related backing materials at perimeter of assembly where required. Exterior door frames
<br />will have integral rabbetted stops. Vinyl weather-strip will be removed immediately after doors are set and
<br />safely put away until final hardware is installed.
<br />2.Install accessory items as required.
<br />ACCESS DOORS
<br />A.Provide labor, material, equipment, and services necessary for the installation of all access doors where shown
<br />on the drawings and as noted herein.
<br />B.Before installation, verify that openings are plumb and square and of proper dimension. Report frame defects or
<br />unsuitable conditions to the general contractor before proceeding. Beginning of installation means acceptance of
<br />existing conditions.
<br />C.Provide door widths and heights as noted on Drawings.
<br />D.Provide additional access panels as required to service building systems and as required by authorities having
<br />jurisdiction, although not shown on Drawings.
<br />E.Submit proposed locations for access panels, not indicated on Drawings, to Architect for review prior to rough-in.
<br />F.Access panels in time-rated fire-resistive walls, partitions and ceilings shall carry same rating as required by
<br />Code for the wall, partition or ceiling.
<br />G.Install access panels in accordance with manufacturer's instructions and, for fire-rated access panels, in
<br />compliance with requirements of listing authority.
<br />H.Provide for correct termination of adjoining finish materials and weatherproof at exterior locations.
<br />I.Adjust doors and operating hardware for proper and smooth operation.
<br />SLIDING GLASS AND MIRRORED DOORS
<br />A.Provide labor, material, equipment, and services necessary for the installation of all sliding glass and mirrored
<br />doors where shown on the drawings and as noted herein.
<br />B.Conduct all work in conformance with the California Building Code, California Energy Requirements, American
<br />Architectural Aluminum Manufacturers Association (AAMA), ANSI, AAMA 101-85 "Voluntary Specifications for
<br />Aluminum Prime Windows and Sliding Glass Doors.", with materials in conformance with ASTM standards for
<br />their designated use.
<br />C.CBC Section 1709.5.1 Aluminum, Vinyl, and Wood Exterior Windows and Glass Doors. Exterior windows and
<br />sliding doors shall be tested and labeled as conforming to AAMA/ WDMA/ CSA101/ I.S.2/ A440. The label shall
<br />state the name of the manufacturer, the approved labeling agency and the product designation as specified in
<br />AAMA/ WDMA/ CSA101/ I.S.2/ A440. Exterior side-hinged doors shall be tested and labeled as conforming to
<br />AAMA/ WDMA/ CSA101/ I.S.2/ A440 or comply with Section 1709.5.2. Products tested and labeled as
<br />conforming to AAMA/ WDMA/ CSA 101/ I.S.2/ A440 shall not be subject to the requirements of Sections 2403.2
<br />and 2403.3.
<br />1.Exterior Sliding Glass Doors
<br />a.Frame: Factory assembled with nail on fin.
<br />b.Finish: As selected by Owner.
<br />c.Size and Operation: As indicated in the construction documents.
<br />d.Hardware: Factory installed. Finish as selected by Owner.
<br />e.Weather-stripping: All units weather-stripped per California Energy Code.
<br />f.Screens: Factory installed on all operating units. Finish as selected by Owner.
<br />g.Muntins: Design as shown in the construction documents. Finish to match frame.
<br />2.Mirrored Sliding Wardrobe Doors
<br />a.Finish: As selected by Owner.
<br />b.Size and Operation: As indicated on construction documents.
<br />3.Glazing
<br />a.Refer to Glass and Glazing notes. Glazing in doors will be tempered or safety glazed.
<br />D.Installation
<br />1.Before installation, verify that openings are plumb and square and of proper dimension. Report frame defects
<br />or unsuitable conditions to the general contractor before proceeding. Beginning of installation means
<br />acceptance of existing conditions.
<br />2.Install in accordance with manufacturer's printed installation instructions, including, but not limited to the
<br />following to achieve weathertight and freely operating installation.
<br />a.Install sealant and related backing materials at perimeter of assembly where required.
<br />b.Install accessory items as required.
<br />FINISH HARDWARE
<br />A.Provide labor, material, equipment, and services necessary for the installation of finish hardware.
<br />B.Conduct all work in conformance with the local building code, applicable disabled accessibility requirements and
<br />local security requirements. Obtain all interacting types of hardware from a single manufacturer. At fire-rated
<br />assemblies, provide hardware complying with NFPA and U.L. current testing standards appropriate for rating
<br />ASPHALT SHINGLES
<br />A.Provide labor, material, equipment and services necessary for installation of complete roofing, including but not
<br />necessarily limited to, cant strips and incorporating flashing, sleeves and jacks where shown on plans and noted
<br />herein.
<br />B.Conduct all work in conformance with CBC Section 1507.2, relevant ICC reports, the National Roofing
<br />Contractors Association (NRCA), the "NRCA Roofing and Waterproofing Manual", and the Asphalt Roofing
<br />Manufacturer's Association (ARMA) with materials in conformance with ASTM standards.
<br />C.Deliver all packaged materials to the job site in their original undamaged, unopened containers with all labels
<br />legible at the time of installation. Store all materials in an approved manner, protecting from contact with soil and
<br />from exposure to the elements.
<br />D.Materials
<br />1.Style and Manufacturer as selected by owner.
<br />2.Color as selected by owner.
<br />3.Underlayment as required by CBC Section 1507.2, manufactuer's installation instructions, NRCA, and ARMA.
<br />E.Install roofing and wall flashing per manufacturer's instructions, NRCA, ARMA, carefully incorporating flashing,
<br />scuppers, jacks, sleeves, roof drains, etc., supplied by others as necessary for a water tight roof installation.
<br />only after substrate and penetrating work have been completed and inspected for compatibility with
<br />waterproofing to be applied.
<br />2.All inside corners shall be provided with prime material manufacturer approved cant strips or similar
<br />accessories even if not shown. Special attention shall be paid to all corners, terminations and material joints
<br />to provide proper reinforcing, lapping and adhesion.
<br />3.Waterproof system shall be applied only over property prepared and cured substrates and within the
<br />temperature and climate conditions specified by the prime material manufacturer.
<br />4.Protection materials shall be installed as soon as possible to fully protect installed waterproofing system.
<br />WALKING DECK FINISH
<br />A.Provide labor, material, equipment, and services necessary for the installation of a waterproof walking surface for
<br />pedestrian traffic where shown on the drawings and noted herein.
<br />B.Conduct all work in conformance with the Federal Specification UU-B-790a, ICC with materials in compliance
<br />with ASTM standards for their specific use, ICC evaluation reports and manufacturer's installation requirements
<br />with materials in compliance with ASTM standards for their specific use.
<br />C.Install work in accordance with the manufacturer's printed installation instructions, including, but not limited to the
<br />following
<br />1.Sheet metal flashing shall comply with SMACNA standards.
<br />2.Carry all flashing to a height of at least four inches above traffic surface unless otherwise shown. All rail
<br />posts, curbs and stops shall be flashed as required with joints and seams caulked.
<br />D.Slope all decks minimum 1/4" per ft. to drain.
<br />FLASHING AND SHEET METAL
<br />A.Provide labor, material, equipment, and services necessary for the installation of sheet metal and/or flashing
<br />where shown on the drawings, where necessary, and noted herein.
<br />B.Conduct all work in conformance with the CBC, Federal Specification UU-B-790a, and ICC with materials in
<br />compliance with ASTM standards for their specific use, SMACNA "Architectural Sheet Metal Manual", with
<br />materials in compliance with ASTM standards for their specific use.
<br />C.Materials:
<br />1.Sheet metal shall conform to ASTM A361, bonderized galvanized surface to receive paint, gauge shall be as
<br />indicated and in no case be less than 26-gauge. General: Provide all flashings, louvers, wall vents, roof
<br />flashing, deck screeds, scuppers and any other miscellaneous sheet metal as required for complete job.
<br />2.Elastic self-adhesive waterproof membrane sheet "Vycor Ultra" or approved equal with 26-GA G-90
<br />galvanized sheet metal, 2x or plywood backing at vertical surfaces to be used as an underlayment below a
<br />finish product (plaster, roofing, siding, etc.) not to be exposed to sunlight.
<br />D.CBC Section 1404.4. Flashing. Flashing shall be installed in such a manner so as to prevent moisture from
<br />entering the wall or to redirect it to the exterior. Flashing shall be installed at the perimeters of exterior door and
<br />window assemblies, penetrations and terminations of exterior wall assemblies, exterior wall intersections with
<br />roofs, chimneys, porches, decks, balconies and similar projections and at built-in gutters and similar locations
<br />where moisture could enter the wall. Flashing with projecting flanges shall be installed on both sides and the
<br />ends of copings, under sills and continuously above projecting trim.
<br />E.All flashing will be installed in weather-board fashion with surrounding building paper or roof felts. Installation will
<br />occur but not be limited to the following locations:
<br />1.At top of all exterior window and door openings in such a manner as to be leakproof, except that self-flashing
<br />windows having a continuous lap on not less than 1 1/8 inches (28 mm) over the sheathing material around
<br />the perimeter of the opening, including corners, do not require additional flashing; jamb flashing may also be
<br />omitted when specifically approved by the building official.
<br />2.At the intersection of chimneys or other masonry construction with frame or stucco walls, with projecting lips
<br />on both sides under stucco copings.
<br />3.Under and at the ends of masonry, wood or metal copings and sills.
<br />4.Continuously above all projecting wood trim.
<br />5.Where exterior porches, decks or stairs attach to a wall or floor assembly of wood-frame construction.
<br />6.At wall and roof intersections.
<br />7.At built-in gutters.
<br />8.Flashing and similar items related to the roof or waterproof membranes shall be installed in cooperation with
<br />the roofing contractor.
<br />9.Provide flashing and counterflashing to extent indicated on the drawings and necessary to insure waterproof
<br />conditions.
<br />10.Sheet metal flashing shall be installed at all locations where different materials intersect, such as roof to wall;
<br />roof to roof; deck/balcony/landing to wall; penetrations into other locations recommended in the "Architectural
<br />Sheet Metal Manual".
<br />11.Work shall be accurately fabricated to detail and fitted to job conditions.
<br />12.Lock seems (if required) shall be flat and true to line, 1/2 inch wide, sweated full with solder.
<br />13.All exterior openings exposed to the weather, shall be flashed in such a manner as to make them waterproof.
<br />14.Flash and seal all beams and outlookers projecting through exterior walls and/or roof surfaces.
<br />15.Where exposed to weather, flash all horizontal wood trim butting to exterior finish.
<br />16.All parapets shall be provided with coping of approved materials. All flashing, counterflashing and coping,
<br />when of metal, shall be of not less than No. 26 gauge corrosion-resistant metal.
<br />17.Roof valley flashing shall be provided for roofing materials as follows:
<br />a.Composition shingles per CBC Section 1507.2 and as required by manufacturer's installation instructions.
<br />b.Concrete and Clay roof tiles per applicable ICC reports, CBC Section 1507.3, and Manufacturer's
<br />installation instructions.
<br />c.The center of all flashing for all through roof vents, electrical service connections or other roof
<br />penetrations, shall not be less than 16 inches from the centerline of any valley.
<br />GUTTERS AND DOWNSPOUTS
<br />A.Provide labor, material, equipment, and services necessary for the installation of gutter and downspouts where
<br />shown on the drawings and as noted herein. Downspouts to be terminated 4" below weep screed or bottom edge
<br />of siding for tie-ins to subsurface drain pipes. Locations will be verified with General Contractor and will be at a
<br />constant location per plan.
<br />B.Conduct all work in conformance with the SMACNA "Architectural Sheet Metal Manual" with materials in
<br />compliance with ASTM A446 and ASTM A 361.
<br />C.Materials:
<br />1.Sheet metal shall conform to ASTM A361, bonderized, galvanized gauge shall be no less than 26-gauge.
<br />Size and profile shall be per details, SMACNA and current code requirements.
<br />D.Gutters and downspouts will occur in conformance with the following:
<br />1.Install in accordance with SMACNA Installation standards or manufacturer's printed instructions when
<br />available
<br />2.Install gutters and downspouts, where indicated on plans.
<br />3.The number of downspouts and locations shall be determined by the installer based on SMACNA and the
<br />current code.
<br />4.Gutter size shall be as detailed based on SMACNA and current code.
<br />5.Install gutters at all areas where roof water is deposited onto decks, balconies or landings.
<br />6.All downspouts shall be continuous to grade.
<br />7.Connect downspouts to independent underground drainage system as required by the soils reports or local
<br />jurisdiction or where noted on plan. (refer to Civil drawings).
<br />SEALANTS
<br />A.Provide labor, material, equipment, and services necessary for the installation of sealants complete where shown
<br />on the drawings, where necessary, and noted herein. The general notes herewith pertaining to sealants occurring
<br />throughout the project as indicated or required and becomes a part of all trade sections requiring sealants. The
<br />term "sealant" is used throughout the drawings and general notes to define as the materials and methods of filing
<br />with an elastic compound the small crevices, holes, separations, and joints between similar and different
<br />materials that cannot be sealed by any other means to prevent the passage or penetration of wind, rain, water,
<br />dust, heat and smoke; to make joints fire or weathertight.
<br />B.Conduct all work in conformance with the Sealant and water-proofers institute, National Roofing Contractors
<br />Association (NRCA) "NRCA Roofing and Waterproofing Manual", Underwriters laboratories, Inc. (U.L.) with all
<br />materials in compliance with ASTM standards for their specific use.
<br />C.Use products of only one manufacturer for respective items throughout the project and for each item of material
<br />under this section unless otherwise indicated on the drawings or specified herein. Unless indicated or specified
<br />otherwise, exposed sealants shall match color of adjacent materials and be manufactured capable to accept
<br />paint. Joint fillers, primers, or other materials used in conjunction with sealants shall not cause staining of
<br />sealants or materials to which they are applied. Sealants selected shall be fully compatible with all materials with
<br />which they come into contact.
<br />1.Sealants types and locations
<br />a.Mildew-resistant sealant: Seal non-porous surfaces around ceramic tile, showers, tubs, sinks and
<br />plumbing fixtures where conditions of high humidity and temperature exists.
<br />b.Elastomeric sealant: Sealing expansion and control joint, pre-cast panel joints, seismic joints, exterior
<br />insulation finish system joints, curtain wall joints, mullion and other joints that experience extreme
<br />movement.
<br />c.Weather proofing sealant: Sealing pre-cast concrete panel joints, curtain wall joints, mullion joints, metal
<br />panel walls and perimeters of window and door frames.
<br />d.Silicone glazing and waterproofing sealant: Sealing expansion and control joints in pre-cast concrete
<br />maintenance touch-up work.
<br />15.The painting contractor is responsible for the removal and proper disposal of all paint or stain materials and
<br />supplies at job completion.
<br />CERAMIC TILE
<br />A.Provide labor, material, equipment, and services necessary for the installation of all ceramic tile work as shown
<br />on the drawings and as noted herein.
<br />B.Conduct all work in conformance with CBC Section 2103, ICC evaluation reports and manufacturer's installation
<br />requirements with materials in compliance with A.S.T.M. standards for their specific use.
<br />C.Installation shall conform to Tile Council of America "American National Standard Specifications for the
<br />installation of Ceramic Tile"; "Handbook for Ceramic Tile Installation" (current edition), all as amended by
<br />Ceramic Tile Institute's recommendations.
<br />D.Materials:
<br />1.Countertops and splashes: as selected by Owner.
<br />2.Hard tile flooring: as selected by Owner.
<br />3.Grout: Color as selected by Owner.
<br />4.Provide non-slip surface as tiled walking surfaces.
<br />E.Contractor shall inspect details, and framing for appropriateness to installing ceramic tile. Report deficiencies
<br />immediately in writing to the developer with a copy to the architect. Failure to do so, or commencement of work
<br />without such notification, will constitute an acceptance by contractor of suitability of previous work by others.
<br />F.Verify all sizes and dimensions by taking field measurement prior to installation.
<br />G.Verify all openings as plumb, square and true.
<br />H.Provide approved waterproof membrane at showers or tubs where ceramic tile finish is indicated.
<br />I.Tile shall be thin set on floor areas except tubs or showers, with slip sheet under tile.
<br />J.Mud set all other areas.
<br />RESILIENT FLOORING
<br />A.Provide labor, material, equipment, and services necessary for the installation of all sheet vinyl flooring as shown
<br />on the drawings and as noted herein.
<br />B.Conduct all work in conformance with the Resilient Tile Institute with materials in compliance with ASTM
<br />standards for their specific use.
<br />C.Owner's general contractor shall coordinate floorings subcontractor with framing and concrete contractors to
<br />insure compatibility of adhesives and sub-floor surface texture, materials and preparation.
<br />D.Materials
<br />1.As selected by Owner.
<br />2.Verify with acoustical report for material.
<br />E.Install in accordance with manufacturer's printed installation instructions
<br />F.Upon completion of installation of floor covering, adjacent work, and after materials have set, clean surfaces as
<br />recommended by manufacturer.
<br />GYPSUM BOARD
<br />A.Provide labor, material, equipment, and services necessary for the installation of gypsum board complete where
<br />shown on drawings and noted herein.
<br />B.Conduct all work in conformance with CBC Chapter 25, ASTM, Gypsum Association GA-216 "Recommended
<br />Specifications for Applications and Finish of Gypsum Board" and the "American Standard Notes for Application
<br />and Finishing of Gypsum Board", by the American National Standards Institute (ANSI).
<br />C.Provide Gypsum Board at locations noted. Provide accessories at all locations as required for complete system.
<br />1.Wet Areas: Moisture resistant as required by CBC Section 2509 and in thickness and locations
<br />recommended by gypsum board manufacturer to occur at walls only.
<br />2.Accessories:
<br />a.Bullnose (90 degree right angle) corner bead at all external corners.
<br />b.Corrosive resistive, L-type edge trim at all exposed edges.
<br />c.Semi-rigid PVC flexible corner bead at radiused openings.
<br />d.Resilient channels, provide manufacturer's special shaped metal furring channel in gauge and spacing as
<br />required for applicable fire or sound rated assemblies.
<br />e.Tape and joint compound as recommended by gypsum board manufacturer.
<br />f.Provide permanently resilient sealant at sound control joints as recommended by manufacturer.
<br />g.Nail or screw per applicable code requirements. Refer to drawings for special nailing at shear walls and
<br />fire/sound rated assemblies. The contractor at his option may substitute wallboard screws of equivalent
<br />properties in lieu of nails as permitted by authority having jurisdiction. Fasteners at multiple layer
<br />applications shall be sized accordingly. Fasteners where shear walls occur shall be lengthened by the
<br />thickness of the sheathing to ensure the required embedment into support framing is maintained.
<br />E.All gypsum board shall be of type, edge, configuration arrangement and maximum lengths available to minimize
<br />end to end butt joints. All joints in finished surfaces shall be taped and finished with joint compound. Reinforce all
<br />corners and conceal exposed nail or screw heads with joint compound. Metal trim shall be applied tightly to
<br />gypsum board edges, plumb, level and true to plan, securely attached. All gypsum wall board concealing tub
<br />nailing fins shall be aligned with adjacent wall planes such that the true wall plane is maintained.
<br />PLUMBING
<br />A.Provide labor, material, equipment, and services necessary for the installation of a complete plumbing system
<br />where shown on the drawings and as noted herein. The plumbing system is to operate according to the best
<br />practices of the trade and including but not limited to: fixtures, hot, cold water and gas piping, soil and vent piping,
<br />water heaters, pipe insulation, permits, fees, meters, deck drains, etc. (verify all drains and overflow systems that
<br />tie in with underground drainage systems). Refer to plans by subcontractor or licensed engineer for actual layout
<br />and specifications.
<br />B.Conduct work in conformance with the California Plumbing Code.
<br />C.Plumbing fixtures to be selected by Owner. Install in accordance with the best practice of this trade but not limited
<br />to the following:
<br />1.Rough-in shall be completed, tested and approved before closing in with other work.
<br />2.Openings in pipes, drains, and fittings shall be kept covered during construction.
<br />3.Provide solid backing for securing fixtures.
<br />4.Provide clean-outs at ends of all lines and where required by codes.
<br />5.Slope gas piping not less than 1/4 inch in 15 feet per CPC 1210.2.2.
<br />6.Verify all fire and acoustic assembly requirements prior to installation. All plumbing penetrations through a
<br />rated wall or ceiling, where occurs, shall comply with CBC Chapter 7 and all applicable UL Listings.
<br />D.Verify all clearances for water closets, lavs, etc. with appropriate accessibility requirements.
<br />HEATING AND AIR CONDITIONING
<br />A.Provide labor, material, equipment, and services necessary for the installation of all heating and ventilating
<br />systems where shown on the drawings and as noted herein. Refer to plans by subcontractor or licensed engineer
<br />for actual layout and specifications. Installer to verify locations of register(s) and thermostat(s) with owner
<br />prior to installation of interior finish.
<br />B.Conduct work in conformance with the California Mechanical Code.
<br />C.Installation
<br />1.Equipment to comply with all applicable California Energy Code Standards. All equipment installation to be
<br />per manufacturer's printed installation requirements. Verify all clearances required for equipment installation
<br />with general contractor and equipment manufacturer. Verify all fire assembly requirements (back draft
<br />dampers, etc. with plans prior to fabrication and installation). Verify all acoustical requirements before
<br />installation.
<br />2.Combustion Air:
<br />a.Provide one opening within 12 inches of the floor and one opening within 12 inches of the ceiling. Where
<br />connected to the outside air by vertical ducts, provide min. 1 sq. in. for each 4,000 BTU's. Where
<br />connected to the outside air by horizontal ducts, provide min. 1 sq. in. for each 2,000 BTU's.
<br />b.Where one opening is provided, locate opening within 12" of the ceiling and provide min. 1-sq. in. for each
<br />3,000 BTU's.
<br />D.CBC Section 1202.5 Natural Ventilation. Natural ventilation of an occupied space shall be through windows,
<br />doors, louvers or other openings to the outdoors. The operating mechanism for such openings shall be provided
<br />with ready access so that the openings are readily controllable by the building occupants.
<br />1.The minimum openable area to the outdoors shall be 4 percent of the floor area being ventilated.
<br />2.Adjoining Spaces. Where rooms and spaces without openings to the outdoors are ventilated through an
<br />adjoining room, the opening to the adjoining room shall be unobstructed and shall have an area of not less
<br />than 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.3m²). The
<br />minimum openable area to the outdoors shall be based on the total floor area being ventilated.
<br />3.Contaminant sources in naturally ventilated spaces and spaces identified in CBC Section 1205.2 shall be
<br />removed in accordance with the California Mechanical Code and the California Fire Code.
<br />4.Where natural ventilation is to be provided by openings onto yards or courts, such yards or courts shall
<br />comply with CBC Section 1205.
<br />E.CBC Section 1203 Temperature Control. Interior spaces intended for human occupancy shall be provided with
<br />active or passive space-heating systems capable of maintaining a minimum indoor temperature of 68°F (20°C) at
<br />a point 3 feet (914 mm) above the floor on the design heating day.
<br />Exceptions: Asapplicable per CBC 1203.1.
<br />F.The following items shall comply with the California Energy Code as stated therein.
<br />1.HVAC System.
<br />2.Thermostats.
<br />3.Heat pumps.
<br />4.Ducts and Plenums.
<br />5.Duct and Plenum Insulation.
<br />ELECTRICAL
<br />A.Provide labor, material, equipment, and services necessary for the installation of a complete electrical system
<br />where shown on the drawings and as noted herein. Refer to plans by licensed engineer for layouts, service runs
<br />details and general notes.
<br />B.Conduct work in conformance with the California Electrical Code, Underwriters Laboratories, Inc. (U.L.)., and the
<br />ASTM.
<br />C.All materials shall be new and of the same manufacturer for each class or group of equipment. Materials shall be
<br />assemblies, provide hardware complying with NFPA and U.L. current testing standards appropriate for rating
<br />required. Where emergency exit devices are required, provide properly "labeled" hardware. Provide hardware
<br />templates for proper installation of hardware.
<br />C.Door hardware for exterior and interior doors to be lever type selected by Owner. Thresholds to be bronze
<br />anodized aluminum, or as selected by Owner. Doors to have a minimum of three (1 1/2 pair) hinges. Doors
<br />greater than 1 3/8" thick, 36" wide, or 90" tall shall have a minimum of four (2 pair) hinges. Exterior out swinging
<br />hinges to be nonferrous, with non-removable pins, interior hinges to have non-rising pins. No low frequency use
<br />hinges are to be used.
<br />D.Exterior Doors will have complete rigid stop applied type weather-stripping. Threshold weather-stripping as
<br />detailed.
<br />E.Installation shall be in accordance with local code and security requirements, manufacturer's instructions, and as
<br />indicated on drawings for complete smooth and proper operation.
<br />WINDOWS
<br />A.Provide labor, material, equipment, and services necessary for the installation of windows complete with all
<br />flashing and caulking where shown on drawings and as noted herein.
<br />B.Conduct all work in conformance with the California Building Code, American Architectural Manufacturer's
<br />Association (AAMA), ANSI/AMI 101-85 "Voluntary Specifications for Windows and Sliding Glass Doors", National
<br />Wood Window and Door Association I.S.2-93 and 101/I.S.2-97 Standards, ANSI/AMI 101-85 "Voluntary
<br />Specifications for Aluminum Prime Windows and Sliding Glass Doors:, and California Enegy Code requirements.
<br />C.Selection
<br />1.Windows: Shall be selected by Owner. Fixed, single hung, or horizontal sliding windows conforming to
<br />Specification HS-B1 in ANSI A134.1 and AAMA 302.8 for residential windows, complete with screens; sizes
<br />as indicated on plans.
<br />2.Glazing: Refer to Glass and Glazing notes and related energy compliance calculations.
<br />3.Size and Operation: As indicated in the construction documents. Manufacturer/supplier shall provide
<br />windows that meet all emergency exiting requirements of CBC Section 1030 and notify architect if drawings
<br />are in conflict.
<br />4.California Energy Code Requirements: All new windows and doors must comply with California Energy Code
<br />Section 110.6. All new windows and doors must display NFRC labels, clearly displaying U-values and SHGC
<br />coefficients (for glazed area) for field verification. Re-used/unlabeled windows or doors must meet minimum
<br />default values listed in the Code.
<br />D.Installation
<br />1.Verification of Conditions: Before installation, verify that openings are plumb and square and of proper
<br />dimension. Report frame defects or unsuitable conditions to the general contractor before proceeding.
<br />2.Install in accordance with manufacturer's printed installation instructions, including, but not limited to the
<br />following to achieve weathertight and freely operating installation.
<br />a.Install sealant and related backing materials at perimeter of assembly where required.
<br />b.Install accessory items as required.
<br />GLASS AND GLAZING
<br />A.Provide labor, material, equipment, and services necessary for the installation of glass and glazing where shown
<br />on the drawings and as noted herein.
<br />B.Conduct all work in conformance with CBC Section 2403, Federal specification DD-G-451 for standard glass,
<br />Federal specification DD-G-1403 for tempered glass, Flat glass marketing association "Glazing Manual", "Safety
<br />Standards for Architectural Glazing Material" (16CFR 1201) issued by Consumer Safety Commission, effective
<br />July 6, 1977, Insulating Glass Certification Council and California Energy Code requirements.
<br />C.CBC Section 1709.5. Exterior Windows and Door Assemblies. Exterior window and door assemblies shall be
<br />tested in accordance with CBC Section 2403. The design pressure for testing shall be calculated in accordance
<br />with CBC Chapter 16.
<br />D.CBC Section 2406.4 Hazardous locations. The following shall be considered specific hazardous locations for the
<br />purposes of glazing:
<br />1.Glazing in swinging doors except jalousies.
<br />2.Glazing in fixed and sliding panels of sliding door assemblies and panels in sliding and bifold closet door
<br />assemblies.
<br />3.Glazing in storm doors.
<br />4.Glazing in all unframed swinging doors.
<br />5.Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathtubs and showers.
<br />Glazing in any part of a building wall enclosing these compartments where the bottom exposed edge of the
<br />glazing is less than 60 inches (1524 mm) measured vertically above any standing or walking surface.
<br />6.Glazing in an individual fixed or operable panel adjacent to a door where the nearest vertical edge is within a
<br />24-inch (610 mm) arc of the door in a closed position and whose bottom edge is less than 60 inches (1524
<br />mm) above the floor or walking surface.
<br />7.Glazing in an individual fixed or operable panel, other than those locations described in Items 5 and 6 above,
<br />that meets all of the following conditions:
<br />a.Exposed area of an individual pane greater than 9 square feet (0.836 m²)
<br />b.Bottom edge less than 18 inches (457 mm) above the floor.
<br />c.Top edge greater than 36 inches (0.836 mm) above the floor.
<br />d.One or more walking surfaces within 36 inches (914 mm) horizontally of the glazing.
<br />8.All glazing in railings regardless of an area or height above a walking surface. Included are structural baluster
<br />panels and non-structural in-fill panels.
<br />9.Glazing in walls and fences enclosing indoor and outdoor swimming pools, hot tubs and spas where the
<br />bottom edge of the pool or spa side is less than 60 inches (1524 mm) above a walking surface and within 60
<br />inches (1524 mm) horizontally of the water's edge. This shall apply to single glazing and all panes in multiple
<br />glazing.
<br />10.Glazing adjacent to stairways, landing, and ramps within 36 inches (914 mm) horizontally of a walking
<br />surface when the exposed surface of the glass is less than 60 inches (1524 mm) above the plane of the
<br />adjacent walking surface.
<br />11.Glazing adjacent to stairways, landing, and ramps within 60 inches (914 mm) horizontally of the bottom tread
<br />of a stairway in any direction when the exposed surface of the glass is less than 60 inches above the nose of
<br />the tread.
<br />Exceptions are as stated in the CBC.
<br />D.Installation will be in accordance with manufacturer's printed installation instructions.
<br />EXTERIOR CEMENT PLASTER
<br />A.Provide labor, material, equipment, and services necessary for the installation of a three-coat stucco system
<br />where shown on the drawing and as noted herein.
<br />B.Conduct all work in conformance with CBC Section 2512, ASTM, SMA, and Plastering Information Bureau.
<br />C.Provide Owner selected complete three-coat stucco system, ICC tested and approved as required by the
<br />jurisdiction, to show compliance with indicated performances including, but not limited to the following:
<br />1.Walls: 3-coat application (scratch brown finish) over stucco underlayment. See General Notes 3-Stucco
<br />Underlayment for more information.
<br />2.Finish coat: Integral color stucco, factory prepared mineral pigments.
<br />3.Color as selected by Owner.
<br />4.Accessories: all reinforcing beads, base screeds, control joints, etc., shall be of galvanized metal.
<br />D.Install in accordance with the manufacturer's printed installation instructions and best trade association's
<br />standards of practice.
<br />1.Control joints shall be as required by finish coat manufacturer with the architect to be notified of proposed
<br />locations prior to field implementation.
<br />ADHERED STONE VENEER
<br />A.A facing attached to a wall for the purpose of providing ornamentation, protection, or insulation, but not counted
<br />as adding strength to the wall.
<br />B.Conduct all work in conformance with the CBC, UL, ASTM, and the Masonry Institute of America.
<br />C.Provide labor, material, equipment, and services necessary for the installation of adhered veneer where shown
<br />on the drawings and as noted herein.
<br />D.Stone veneer shall be installed per manufacturer's requirements, ICC Reports, and per CBC Section 1404.7. and
<br />as amended by local amendments.
<br />PAINTING
<br />A.Provide labor, material, equipment, and services necessary for the installation of all surfaces where shown on the
<br />drawings and as noted herein.
<br />B.Conduct work in compliance with the Painting and Decorating Contractors of America (PDCA), "Painting
<br />Specification Manual".
<br />C.The Owner will select all paint and stain products with the product selection being appropriate for the project's
<br />climactic conditions. The interior colors to be selected by developer, exterior colors to be selected by architect
<br />with owner's approval. Thinning of product is unacceptable.
<br />D.Mix and apply paints and stains in accordance with manufacturer's printed installation instructions, including, but
<br />not limited to the following minimum standards.
<br />1.Surfaces shall be clean, dry and in a suitable condition for finish specified. Remove all oil, grease, bond
<br />breaking agents, dust, mill scale and efflorescence.
<br />2.Cracks, holes and knots shall be filled, sanded smooth, and sealed. Wood surfaces, except re-sawn wood,
<br />shall be sanded smooth. Sanding dust shall be completely removed.
<br />3.Paint should be complete before hardware is installed.
<br />4.Interior and exterior rim and other finish work shall be backpainted, including cut ends, prior to installation to
<br />minimize inconsistent shrinkage and moisture intrusion.
<br />5.Each coat shall be uniformly applied, well brushed out, and free of brush marks, runs, sags or skips.
<br />6.Paint finishes shall be cut sharply to line.
<br />7.Subcontractor is responsible for any damage resulting from overspray, and for all necessary clean up.
<br />8.Semi-gloss paint to be applied by brush or roller.
<br />9.Paint all exposed edges of trim to match the trim face color.
<br />10.Doors shall be painted on all six sides.
<br />11.Touch up any imperfections in painted surfaces after installation of trim, base, counters, etc.
<br />12.Protect all adjacent surfaces.
<br />13.Application of the first coat constitutes acceptance of the surface.
<br />14.Surplus paint will be provided to the Owner in unopened containers (amount as requested by Owner) for
<br />maintenance touch-up work.
<br />GENERAL NOTES
<br />A099
<br />CCOPYRIGHT
<br />It is the clients responsibility prior to or during construction to notify the architect in writing
<br />of any perceived errors or omissions in the plans and specifications of which a contractor
<br />thoroughly knowledgeable with the building codes and methods of construction should
<br />reasonably be aware. Written instructions addressing such perceived errors or omissions
<br />shall be received from the architect prior to the client or clients subcontractors proceeding
<br />with the work. The client will be responsible for any defects in construction if these
<br />procedures are not followed.
<br />Zohrabians Art of Design
<br />700 Palm Drive, Suite 106
<br />Glendale, CA 91202
<br />zartofdesign.com
<br />818.300.9420
<br />No.Date Description
<br />06/05/2024 100% DD SET
<br />06/14/2024 50% CD PROGRESS SET
<br />06/21/2024 75% CD PROGRESS SET
<br />07/02/2024 NEIGHBORHOOD REVIEW
<br />07/10/2024 1ST PLAN CHECK SUBMITTAL
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<br />1
<br />Santa Ana, CA 92701
<br />829 N. Garfield Street
<br />Name:
<br />Project Contact:
<br />Phone:
<br />Email:
<br />
<br />Principal:
<br />Z.AOD Project No:2024-02
<br />Arthur Zohrabians
<br />818.300.9420
<br />Arthur Zohrabians
<br />info@zartofdesign.com
<br />Phone No.:949.922.7075
<br />Email:vanitapuri@gmail.com
<br />Owner
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<br />Address:
<br />Ren.11/30/25
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<br />No. C37490
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<br />DESNECIL
<br />RTHUR
<br />HAMAYAK ZOHRABI
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<br />VVS Estates, LLC
<br />Vanita Soni PuriAttn:
<br />HOLD- 829 N
<br />Garfield St1/15/2025
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