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SITE & ROOF PLAN
scale. 1T'
PLAN KEYNOTES
1. (n) 6 ft. max high concrete block wall wl stucco finish -
step or slope wl grade/ match (e) stucco finish & color.
2. (e) relocated wrought iron fence & gate
a (a) concrete driveway to remain.
4 (e) concrete sidewalk to remain
5. (a) concrete curb & gutter to remain.
6. [e] asphalt street to remain.
7. area of window relocation - refer to floor plan & exterior
elevations for more information.
8 demo (e) raised concrete stab metal roof and supports -
provide (n) concrete slab flush wl adjacent slab.
a (e) concrete slab to remain
10 (a) planter to remain.
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NOTES
PLAN INOTES
1. all work shall comply with California building code, 2001
edition (based on uniform building code, 1997 edition)
and all other local or state agencies having jurisdiction
over this project.
2, protect existing surfaces to remain. repair damaged surfaces
to the satisfaction of the owner
a install products and materials per manufacturers written
recommendations and specifications.
P-PROJECT DATA
property: 2412 heliotrope drive
santa ana, ca 92706
owner: maribrie parizer.
2412 heliotrope drive
santa ana, ca 92706
a.p.n. 002-063-14
legal., lot 149 of tract 425 in the city of santa ana,
county of orange, state of California as per map
recorded in book 16, pages 33 & 34 of misc.
maps in the office
of the county recorder
scope of work remodel (e) kitchen, convert office into bathroom,
relocate windows, new fence with relocated gate.
Aulft
=HEET IN-D,EX
A- 1 SITE: PLAN & ROOF PLAN
A-2 FLOOR PLAN
A-3 EXTERIOR ELEVATIONS
A-4 DETAILS
E-1 ELECTRICAL FLOOR PLAN
S-1 STRUCTURAL FLOOR PLAN
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scale
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panzer05
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-PLAN KEYNOTES
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01 june 05
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FLOOR LOOR PLAN
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BEDROOM 2 LI)
-----------------
scale: 114"-- V-0"
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1, (n) upper cabinet - shown dashed.
2. (n) base cabinet wl stone slab countertop & file backsplash -
polish stone / seal grout
a (n) kitchen sink wl fixtures & garbage disposal - 2.2 max. gpm
faucet/ demo [eJ/ (n) location.
4. (n) built-in undercounter dishwasher - demo (eJ1 (n] location.
5. (n) buft4h pantry cabinet wl adjustable shelves - demo (e).
6 (n) buikqn side -by -side refrigerator/freezer wl waterline for
idemaker - demo (e)/ (n] location.
Z (e] freestanding range wl exhaust hood & vent to outside air
to remain.
a (n) undercounter washer & dryer location - demo (a]/ vent
dryer exhaust to outside air/ vent length shall not exceed 14
ft. wl 2 elbows/ provide recessed supply and waste box.
9. line of ceiling break above - shown dashed.
10. (n] 1.6 gat max/flush water closet,
11. (n] recessed medicine cabinet.
12. (n) vanity cabinet wl lavatories & fixtures - 2.2 max. gpm
faucet.
ia (n] whirlpool bathtub wl fixtures - 2.5 max. gpm tub faucet/
locate motor below subfioor.
14. (n] tiled shower & 18" high seat wl fixtures - 2.5 max shower
headl provide 6 " high curb / slope shower floor 2 % min. to
drain.
15, (n) tiled shampoo niche.
16. (n) mirror.
17. (n] 30" x 30" attic access - demo & patch (e) @ kitchen.
18. (n) concrete steps - demo (e)/ 8" max high x 11 " min. deep.
19. demo (e] raised concrete slab metal roof and supports - provide
(n] concrete slab flush wl adjacent slab.
20. [n) lay in granite slab ol (e] built-in hutch - match kitchen slab.
21. (n) 3'-0" wide x 3-6" high wood casement (pair) window wl true
divided lites - match (eJ/ header height to match adjacent door.
22. (n) 2'-8" wide x 34" high glass block window- demo (e) window.
23. [e] 1 1-6 " wide x 0-0" high wood casement window wl true
divided lites - relocate from kitchen.
24. demo (e) window - patch wall,
25. (e) wood window to remain - typ. u.o.n.
26. (a] wood door to remain - typ. u.o.n.
27. (n) FLO" wide x 6'-8" high wood french (pair) door wl true
divided lites - match (e)/ demo (e) door.
28. (e) 2-6" wide x 6'-8" high wood door - relocate from bedroom.
29. (n) 2-6" wide x 6B" high wood door - match (e).
30. (n) 32" wide x 6-2" high glass shower door.
31. (n) stone the floor - seal grout/ provide 2x Mg. @ 4 ft. o.c.
provide (n) 314" thk plywd, shtg. as necessary.
32. line of (e) roof overhang to remain.
33. (n) wood shelf & pole.
34. (n) cedar lining @ closets.
35 (n] freestanding bathtub & shower wl fixtures - 2.5 max gpm
bathtub & shower faucets.
36. (e) windows ol (n) bathtub to remain - replace panes wl
tempered glass.
[Eli
1- work shall comply with california building code, 2001
edition (based on uniform building code, 1997 edition)
and all other local or state agencies having jurisdiction
over this project,
2- protect existing surfaces to remain. repair damaged surface.,,
to the satisfaction of the owner.
3. install products and materials per manufacturer's written
recommendations and specifications.
4. owner shall select all finishes, fixtures, hardware & appliances.
5- vents for appliances & equipment per mfr. specs. and per
2001 california mechanical & plumbing codes.
6. all new glazing (fenestration] shall be installed with a certifying
label permanently attached showing the u-value
7 all glazing in hazardous locations must be identified by a
permanent label as safety glazing.
a. glazing in doors,
b. glazing wlin a 24" arc of a door edge,
c glazing in shower or tub/shower enclosures and doors,
d. glazing panels over 9 sq. ft.,
a glazing panels whose lowest edge is less than 1 B" to
finish floor surface or wlin 36" of a walking surface,
f glazing in walls enclosing stairway landings or wlin 5 ft.
of the bottom and top of stairways where the bottom edge
of the glass is less than 60 inches above the walking surface.
8, control valves for showers and & bathtubs shall be pressure
balanced or use thermostats mixing valves.
9. tide 24 energy conservation report is not required there is no
proposed addition to square footage of structure and glazing to
be removed is greater than glazing added
WALL LEGEND
2x4 wood stud wall, typ. u.o.n.
2x6 wood stud wall
2x4 wood stud wall to remain, typ. u.o.n.
r --------------- i
L J (e) wood stud wall to be removed
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scale
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job no.
05panzer
sheet
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Of 6 sheets
ELEV. KEYNOTES
revisions by
client revisions db
01 june 05
■
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a4- — - — - — - — - — - — - — --
EXTERIOR ELEVATIONS
scale. 114"=1'-O"
4W d to] 7"
7 -7
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WEST ELEVATION
I. (a) stucco to remain - 4p. u.o.n. / patch or repair as necessary.
2. (e) clay the roof to remain - typ. u.o.n. / patch or repair as
necessary.
a (n) 3'-0" wide x 3-6" high wood casement (pair) window w/ true
divided Res - match (e).
4. (n) 2'-B" wide x 34" high glass block window - demo (a) window.
5. (a) 1-6" wide x 3'-0" high wood casement window w/ true
divided Ittes - relocate from kitchen
6. demo (e) window - patch wall.
7. (a) wood window to remain - typ. u.o.n.
B. (a) wood door to remain - typ. u.o.n.
9. (h) 5'-0" wide x 6'-B" high wood french (pair) door w/ true
divided liter - match (a)/ demo (a) door.
10. (e) windows to remain - replace panes w/ tempered glass.
ELEVe NOTES
1. all work shaft comply with caftfornia building code, 2001
edition (based an uniform building code, 1997 edition)
and all other local or state agencies having jurisdiction
over this project.
2. Protect existing surfaces to remain.
a install products and materials per manufacturer's written
recommendations and specifications.
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scale
114'-- 1-D"
Job no.
05-panzer
sheet
A
MEN& m �J
Of 6 sheets
J
thin set tile q/ 1 " min. reint
11211 min. thk. gyp. bd - demo (eJ/ provide
water-resistant type @ bathroom walls
Al
mortar ol paper -backed g.i.
lath -seal tile
"moistop ez seal" ftc.b.o. 1025] self -
adhering flexible flashing membrane -
(e) stucco to remain - patch
lap into headl lap memb. of bldg. paper
14:
2x4 studs @ 16" o.c.
(e) 2 x wood studs @ 16" o.c,
plywd shaething where
occurs
"moistop ez seal" ft.c.b.o. 1025) self -
adhering flexible flashing membrane -
A
lap into head j lap bldg. paper ol memb.
F7, 114 to 318" hill mortar joint (not
furrowed) wl (2) parallel (2" o.c.) 9 ga.
1
header - refer to struct. plan
gale. panel reinf, @ 16" o.c. horizontally-
panel reinf to occur @ same joints as
panel reinf
X
thin -set granite slab ol 314- thk
panel anchor @ head
slope 2%
plywd. sheathing
wood casin - match (e)
9
for drainage
wood cabinet frame
wood jamb
mortar joint
backer rod & caulk
refer to det, 121a4 for
/,'4 "Z I �,'x
Z"ZI/I refer to det. 81a4 for
-
refer to det, 41a4 for
El
wood door wl stucco mould - match (e)l
2
77- =7
more info.
more infb,
more info.
refer to plan
1 7 NOT USED
1 3 GLASS BLOCK JAMB
)3
9 SHOWER WALL
5 WINDOW SILL
1 DOOR HEAD/JAM'B
tempered glass shower
door - owner to select
"moistop ez seal" fi.c.b.o. 1025] sell -
wood stool - match (e)
adhering flexible flashing membrane -
lap into head/ lap memb. ol bldg. paper
mortar bed
water -based asphalt emulsiom - lap ol
TT
paper -backed lath
x _,z
thin -set the of 1 min. reinf
mortar ol paper -backed g.i.
lath -seal tile
U
2x4 studs @ 16" o.c.
lap flashing membrane ol sill plate
-14
T
[V1
refer to det 6 & 121a4
refer to del Bla4 for
T
refer to det. 41a4 for
133
refer to det. 11a4 for
for more info.
Ll
more info.
more info.
more info.
1 8 NOT USED
1 GLASS BLOCK SILL
1 SHOWER DOOR
6 WINDOW SILL
2 DOOR JAMB TIGHT
refer to deft 81a4 for
stucco of g.i. lath -
'. J
//'
8" solid grouted cmu wall - IST"
/ I- - more info.
slope cap to drain
max. height from (e) f g. or f s.
thin set tile ol 1 min. reinf.
112" min. thk gyp. bd. - demo (e)/ provide
line of stucco mould
wood door wl stucco
4
(2) #4 @ 16" o.c.
Slope 2% mortar ol paper -backed g.i.
lath tile
water-resistant type @ bathroom walls
beyond
mould - match (e)/
-seal
L for drainage
refer to plan
> ,
--- (1) #4 @ 32" o.c.
-7� 2x4 studs @ 16" o.c.
[e] stucco to remain -
patch
26 ga- g-i. pan flashing -
Z
header -refer to struct. plan
lap 0/ stucco
(e) fg. or f s. to remain - patch
XA
concrete step - dem
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wood4ramed floor
slope 1 %
wood casing - match (e)
for drainage
77 '7,7
7711
r
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property line
I.
wood jamb
<
0-0" wide x IT" deep concrete
slope 2%
for
wood door stop
o
footing w/ (2) #4 continuous @
drainage
interior door - match (e)/ refer to plan
top & btm.
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7777777777
777
'77
/Z�
/Z/ Z6",.�,111 /// //Z,/z /77
111Z4 4"1 7/7 Z/
1 9 [NOT USED
1 MASONRY FENCE
1 1 SHOWER SEAT
7 DOOR HEADAJAMB
DOOR THRESHOLD
note: extend waterproofing
%
IT
thin -set tile ol I " min. reinf. mortar ol
membrane 12" min. ol tempered glass shower
floor beyond curb/ tile door - owner to select
112" min. thk, gyp. bd, - demo [e)/ provide
water-resistant type @ bathroom walls
paperbacked g.i. lath -seal tile
install. per Itc.a. handbook -
20 ga. gain, steel panel anchor @ 16: o.c.
reinf mortar method thin -set tile oll - thk. reinf
mortar bed ol water-
fel stucco to remain -patch
wl [21114" 0 expansion bolts [1 112"
thin -set tile o' 112" thk proofing system @ shower
min. embed.] - embed 12" min. into joint
'Wonderboard" backer pan & curb - seal tile
......
[e) 2 x wood studs @ 16" o.c.
board - seal tile
318- thk polyethylene expansion strip -
2x4 built-up curb
"moistop ez seal" ft.c.b.o. 1025) self-
d mortar shall not bridge expansion spaces
adhering flexible flashing membrane -
@ head & Jamb
lap into headl lap bldg. paper ol memb.
backer rod & caulk
header - refer to struct. plan
slope 25v,
114"
for drainage
to 318" full mortar joint not
furrowed) wl (2) parallel (2" o.c.) 9 ga.
-match (0)
gatv. panel reinf. L& 16" o.c. horizontally -
panel reinf to occur @ same joints as
panel reinf 6" min. lap
wood jamb
A
8" sq. x 4" thk glass block window
,Z ,Z
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backer rod & caulk
refer to det. 41a4 for
wood window w/ stucco mould - match
//Z,/Z 'Z=//LZ
more into.
(e)/ refer to plan
C] NOT USED
1 ::NOT` USED
1 ZGLASS BLOCK AD
8 SHOWIER CrURB
4 W1NDOW HEAD/JAMB
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01 march 05
scale
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job no.
05-panzer
sheet
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of 6 sheets
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(n) 22x hdr.
r— — — — — — — — — — — — — — — — — — — -- I — — — — — — — — — — — — — — —
< -----------------
4J
fe) attic
I t ccess, F
remain M CO
J:�? E I I
(e) 2x roof joists & ceiling joists to remain,
(e), 2x floor joists to remain, typ. u.o.n.
interior partition wall w/
(2) 2x floor joists below,
typ. u.o.n. -- — - — - 4--
E
ri-'� typ.
L— — — — — —
Ti -
5 typ-
\J/
(e] hdr. to remain
typ" u.o.n. i i (n) 4x4 hdr.
— — — — — — — — — — — — — — — — — — J
— — — — — — — — — — — — — —
interior partition wall w/
(2) 2x bfkg. below - full
depth of floor joists, typ.
u.o.n. typ-
STRUCTURAL FLOOR PLAN
IS w5rel
"'.. - :{! plate UUfUVV
studs @ 16" o.c. typ.,
- see plan for location
6 stud walls
-ornmon nails @
).c. - staggered
inry @ t-nn hni*nm
& mid height - 12" min.
long
simpson st6215 w/ (12)
1 Od common nails
header per plan
simpson a-34 w/ (8)
8d common nails
2x king stud & trimmer
stud
�NTYPICAL CORNER �'TYPICAL HEADER
simpson st6215 wl (12)
1 Od common nails - occurs
@ split header
header per plan
simpson st6224 wl (3)16d
common nails min, @ each
side of notch
top plates - see detail 31s-1 simpson a-34 wl (8)
for more info. & plan for 8d common nails
location of 2x6 stud walls
locate bored holes in center of (2) 2x trimmer stud or
top plate -bored holes @ 2x4 4x4 post
studs shall be 2 118- dia.
max,& bored holes @ 2x6 studs
shall be 3 518" dia. max.
(1) 2x top plate - (2) 2x top
plates @ walls supporting
ceiling joists or floor joists
1 x4 let -in brace @ each
corner, end of partition &
every,
min. 45'max.
IIII
iNlll
Il�
[1 ] 2x sill plate where occurs
@ window opening - (2) 2x sill
plates @ openings larger than
6'-D"
PiCAL WALL FRAMING
notes: all bored holes in excess of 1 1121, dia. & max. 2" dia. provide simpson ss2
stud shoe for single studs & ss3 for double studs. @ all bored holes in excess of
2" dia. use a simpson hss2 stud shoefor single studs simpson hsS3 stud shoes
for double studs. bored holes shall not be located in the same section of a cut or
notch in the stud
top plate - see detail
31s- 1 for more info.
bored holes shall
not be located in
the same section
of a cut or notch
in the stud.
2x studs @ 16" o.c.
sill plate - see detail
31s- I for more info.
M
ME
4x4 header (2- 2x4 header w/ blkg. between
@ int partition walls) @ 4'-0" max. opening (1
story)/ 4x6 header @ 6'-0" max. opening (1
story) - see plan for larger openings
2x4 wood studs @ 16" o.c. typ., u.o.n.
(1) 2x4 king stud & trimmer @ openings to
6'-0" max. / (2) 2x4 king stud & trimmer @
openings from 6'-0" to 10'-0" max. - see
plan for 2x6 stud wall locations
2x4 firestop blocking @ mid -height where
partition exceeds 1010 see plan for 2X6
stud wall locations
2x4 sill plate wl 16d common nails V 16"
o.c. min.
(a) plywd, sheathing ol (e) 2x floor joists -
provide [n] 112" thk ptywd. sheathing
NOTCH/BORING WALL FRAMINX
notches @ 2x4
studs shag be
718" max &
notches @ 2x6
studs shall be
1318 "max.
bored holes @
P-W studs shag
be 2 118" dia.
max. & bored
holes @ 2x6
studs shag be
3 518" dia. max.
FRAMING NOTE
1, all work shall comply with California building code, 2001
edition (based on uniform building code, 1997 edition)
and all other local or state agencies having jurisdiction
over this project. .
2. all drawings and specifications are considered to be a part
of the contract documenM the contractor shall be
responsible for the review and coordination of all drawings
and specifications prior to the start of construction. any
discrepancies that occur shall be brought to the attention
of the architect prior to the start of construction so that a
clarification can be issued any work performed in conflict
with the contract documents or any code requirement shall
be corrected by the contractor at his own expense and at
no expense to the client
a all symbols and abbreviations used on the drawings are
considered to be construction standards if clarification is
required, the contractor shall notify the architect prior to
proceeding with the work.
4. all dimensions and the site conditions shag be verified by
the contractor at the job site prior to start of construction
and/or fabrication of materials. if discrepancies are
encountered, the architect shag be notified for clarification.
5 the contractor shall provide and be responsible for the
protection and repair of adjacent existing surfaces and areas
which may be damaged as a result of new wor*.
6. do not scale drawings. printed dimensions have precedence
over scaled drawings and large scale drawings over small
7 typical details shall apply in general construction unless
specifically detailed. where no details are given, construction
shall be as shown for similar work,
a the contract documents and specification represent the
finished structure. they do not indicate the method of
construction. the contractor shag provide all measures
necessary to protect the structure and safety of workmen
during construction such measures shall include but not be
limited to, bracing, shoring for loads due to construction
equipment, eta observation visit to the site by the architect
shall not include inspection of the above items and does not
in any way relieve the contractor of his responsibilities for
the above.
9. no holes, notches, blackouts, etc. are allowed in structural
elements unless detailed on the drawings
10. all interior walls shag be 2x4 studs a 16" o.c., u.n.o. walls of
unsuppoted height of more than 10'-0" shall be 2x6 studs
* 16" o.c. all stud walls more than 16'-0" high shall be W
* 16" o.c. walls supporting two floors & one roof shall be
2x6 studs@ 16" o.c.
11. cutting & notching in exterior & bearing partitions, any wood
studs may be cut or notched to a depth not exceeding 25 %
of its width. cutting or notching of studs to a depth of not
greater than 40 % of the width of the stud is permitted only
in non -bearing partitions supporting no loads other than the
weight of the partition.
12. bored holes not greater in diam. than 40 % of the stud width
may be bored in any stud bored holes not greater than 60 %
of the width of the stud are permitted in non -bearing partitions
or in any wall where each bored stud is doubled, provided that
not more than two such successive doubled studs are bored
h
in no case shall the edge of the bored hole be nearer than
518's of an inch to the edge of the stud bored holes shall
not be located at the same section of stud as a cut or a notch.
iaprovide 2x6 stud walls @ 161, o.c. @ plumbing walls with soil
vent pipe. see notes above for more information.
14. all lumber shall be douglas fir or western larch, u.n.o..
15. where wood is in contact with concrete or masonry use
foundation redwood or douglas fir pressure treated for
moisture resistance.
16. plywood shall be douglas fir confirming to u.s. product
standards ps 195, with exterior glue and shall be grade
marked by apa. plywood at exposed eaves shall be exposure
1 grade plywood. u.n.c. all damaged or deteriorated lumber
shall be replaced with equal section and equal or better
grade as specified on these drawings.
17. grade marked by a recognized grading agency [wwpa or
wclib). wood grades are to be as follows u.n.o.:
beams, headers and stringers no. 1
posts and timbers no. 1
plates no. 1
studs no. 2
rafters and roof joists no. 2
floor joists no. 1
p-t sill plates treated for moisture resistance no. I
18. all bolts for wood connections shall be a307, grade a.
where wood is bolted to steel, use a lock washer under
the nut on the steel side.
19. all bolt heads and nuts that bear against the face of wood
members shall be provided with metal square washers as
indicated on plans.
20. all stud walls shall have fire blocking at 81-01, o/c maximum,
vertical.
21. blocking shall be installed at the top of all bearing and shear
walls.
22. provide double floor joists under parallel partitions.
23. provide 2x3 cross -bridging or 2x solid blocking at a minimum
of 8'-0" O/C for floor joist (contact metal bridging or equal
may be used).
24. holes in structural members for pipes and conduit shall
comply with the California building code, 2001 edition.
25 all bolt holes shall be drilled a min. of 1132" to a max. of
1/ 16" larger in diameter than the nominal size of bolt used.
26. each sheet of plywood shaft have 2" min. sheet dimension
unless all edges of the undersized sheets are supported by
framing members or blocking.
27 threaded portion of tag screws shall be turned not driven
into the pro -drilled hole.
28. all nails shag be common wire nails u.no.
29. all nails shall be galvanized where exposed to weather.
30. except where toe nail is required, nails shall be driven
perpendicular. pre -drill for all nails 20d or larger.
31. use icbo approved simpson or other equivalent hardware
for all connection per plan notes and specifications.
WALL LEGEND
2x4 wood stud wall, typ. u.o.n.
2x6 wood stud wall
2x4 wood stud wall to remain, typ. u.o.n.
(e] wood stud wall to be removed
revisions by
client revisions db
01 june 05
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date
01 march 05
scale
114'f-- V-0-
job no.
05-panzer
sheet
iC�I
M 1
of 6 sheets