Citation preview
Upper Floor AdditionCover Sheet & Site Plans
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL. 1 2 3 4 5 6 7 8
Cover Sheet & Site Plans Existing Floor Plans Proposed Floor
Plans Existing Exterior Elevations Proposed Exterior Elevations
Section A & B, Window Schedul… Survey Streetscape &
Existing Photos
NORTH REF. NORTH
35 sq ft
N 7
9° 4
9' E
(N) GROUND LEVEL DECK
AY
SIDEWALK
T A L B O T A V E N U E
CURBCUT
±390 sq ft
28 sq ft
N 7
9° 4
9' E
AY
SIDEWALK
T A L B O T A V E N U E
CURBCUT
Site Information ADDRESS
ASSESSOR'S PARCEL NO.
NARROWEST DRIVEWAY WIDTH 11'-3"±
FRONT YARD SETBACK 14.58' 14.58' 15'
RIGHT YARD SETBACK 3.62' 3.62' 3.75'
LEFT YARD SETBACK 2.84' 2.84' 3.75'
REAR YARD SETBACK 37.95' 37.95' 20'
LOT AREA (sf) 3750 3750 3750
LOT COVERAGE 33% 34% 50%
MAX. BUILDING HEIGHT 18'-0"± 23'-9"± 28'
AREA CALCULATIONS EXISTING PROPOSED REQ'D/ ALLOWED
629 Talbot Avenue
TOTAL FLOOR AREA (SF) 1,691 2,147
DEDUCTIONS (IF APPLICABLE) 274.0 280.0 60 sf STAIR, 220 sf
COV'D
PARKING
PARKING SPACES 1 1 1
Sheet Index
NOT TO SCALE
Parcel Map 067-2817-21
SCALE: 1/8" = 1'-0"
PROJECT SITE
Parties Involved:
Upper Flr Addition for 629 Talbot Ave
OWNER: Suzanne Cowden & Mike O'Donnell 629 Talbot Avenue
Albany, CA 94706 360 317 4364 suzcowden@gmail.com
ARCHITECT: Buchanan Opalach Architects, Inc. 580 2nd Street, Suite
275 Oakland, CA 94607 Contact: Ed Buchanan Ed@boa-inc.com (510)
853-4567 Cell
SURVEYOR: Andreas Deak, LS 2116 Buena Vista Avenue Alameda, CA
94501 andreasdeak@yahoo.com (510) 865-4289
Project Information: BUILDING CODES: 2019 California Residential
Code 2019 California Electrical Code 2019 California Mechanical
Code 2019 California Plumbing Code 2019 California Energy Code 2019
California Fire Code 2019 California Green Building Standards Code
All codes are as further modified by the City of Albany.
BUILDING INFORMATION: OCCUPANCY: R-3 BUILDING TYPE: VB SPRINKLERED:
NO
Scope of Work: Proposed addition at rear of house, approximately
63sf at main floor and 390sf at upper level. Addition of new powder
room at main level and one bedroom and bath at upper level.
SHEET TITLE:
Existing Floor Plans
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
GARAGE
CRAWLSPACE
CRAWLSPACE
EXISTING (E) WALLS TO REMAIN
LINE ABOVE
Existing Lower Floor
Proposed Floor Plans
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
EXISTING (E) WALLS TO REMAIN
LINE ABOVE
REF AND SHELF RELOCATED
ARCH
12" H STUCCO PARAPET w/ SIMPLE WROUGHT IRON GUARDRAIL
(N) CRICKET
DRESSER OR BENCH?
(E) ROOF BELOW
(E) ROOF BELOW
(E) ROOF BELOW
GARAGE
CRAWLSPACE
CRAWLSPACE
Lower Floor Plan
Existing Exterior Elevations
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
Typical Exterior Materials - CLASS 'A', COMPOSITION SHINGLE ROOF,
40 YEAR RATED w/
CLAY TILES AT RAKE
- PAINTED ALUMINUM GUTTERS AND DOWNSPOUTS
- 3 COAT, 7/8" CEMENT PLASTER
- DOUBLE GLAZED, CLAD WOOD WINDOWS AND DOORS w/ SIMULATED DIVIDED
LITES
- PAINTED WOOD EAVES AND TRIMS
- IRON RAILINGS AND DETAILS
Existing North Elevation
SCALE: 1/4" = 1'-0"
Existing West Elevation
Proposed Exterior Elevations
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
PROPOSED UPPER FLR ADDITION
LINE OF (E) BUILDING
LINE OF (E) PARAPET
SIMPLE WROUGHT IRON GUARDRAIL
8
Typical Exterior Materials - CLASS 'A', COMPOSITION SHINGLE ROOF,
40 YEAR RATED w/
CLAY TILES AT RAKE
- PAINTED ALUMINUM GUTTERS AND DOWNSPOUTS
- 3 COAT, 7/8" CEMENT PLASTER
- DOUBLE GLAZED, CLAD WOOD WINDOWS AND DOORS w/ SIMULATED DIVIDED
LITES
- PAINTED WOOD EAVES AND TRIMS
- IRON RAILINGS AND DETAILS
PROPOSED UPPER FLOOR ADDITION
6 75
North Elevation
West Elevation
SHEET TITLE:
Details
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
REUSE (E) WINDOW
TEMPERED
1"
2"
VYCOR WINDOW FLASHING BEHIND STUCCO PAPERS, OVER DRIP CAP AND
NAILING FLANGE, TYP.
2
LATH CORNER / SOFFIT DRIP EDGE
STUCCO, LATH AND PAPERS, RUN PAPERS CONTINUOUS BEHIND EXPOSED
HEADER, AND OVER NAILING FIN, TYP.
MATCH (E) STOOL & APRON
WINDOW NAILERS FROM 2x
4
4
62
62
Install per manufacturer's instructions. Coordinate window and
screen installation with security installation.
Windows to be manufactured by Marvin Windows & Doors - Elevate
Line All members shall be made from clear kiln dried wood with a
moisture content less than 12%. Windows shall be Ultrex clad at
exterior. Exterior Clad Color: Stone White Windows to be painted
white at interior.
Windows shall be double glazed, low E2 with Argon, with 7/8"
simulated divided lites with spacer bars. Verify spacer bar
color/finish with owner.
Windows in Wildland Urban Interface (WUI) or Very High Fire
Severity areas shall have 1 pane of dual glazed unit
tempered.
G.S.M. or copper drip cap flashing at all window and door heads,
typical.
Rough opening penetrations to be flashed with self-adhering,
butyl-based flashing or flashing per manufacturer's instructions.
Use a sealant compatible with ALL materials it comes in contact
with.
Typically install sill flashing first, jamb flashing next then head
flashing followed by shingled building paper, (installed from the
bottom up). Be sure that the building paper tucks under the sill
strip flashing with the next course of building peper over the jamb
strip flashings. Assembly shall insure that all exterior opeings
exposed to the weather shall be flashed in such a manner as to make
them waterproof (UBC, Sec. 1707(b)). See typical window
installation detail drawings.
REFERENCE STANDARDS:
2. INSTALLATION:
3. MATERIALS:
4. GLAZING:
Exterior Trim: See exterior elevations. Match existing stucco
return detail.
Window Opening Control Device where noted in schedule (where sill
is <24" above floor at exterior grade locations greater than
6'-0" below.) Factory installed WOCD to meet ASTM F2090-10
specifications for window fall prevention standards.
ACCESSORIES & TRIM:
TEMPERED AND EGRESS LOCATIONS TO BE VERIFIED BY THE
CONTRACTOR.
1.
Window & Finish Hardware Notes
Crank-out Hardware, finish: Standard is Satin Taupe (painted),
White (painted), Bronze (painted), Satin Chrome (plated), Satin
Nickel (plated), Oil Rubbed Bronze (plated), Brass (plated),
Antique Brass (plated). Screens at operable units. Crank-out
screens to be fixed wood (or aluminum), match window's wood
material, (or aluminum in Satin Taupe, Bronze or Stone White.
HARDWARE & SCREENS:
7.
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SHEET TITLE:
Streetscape & Existing Photos
580 2nd St, Suite 275 Oakland, CA 94607 510 595 1844
boa-inc.com
360 317 4364 suzcowden@gmail.com
boA BUCHANAN OPALACH ARCHITECTS
8/14/20 ANNOTATED MASTER PLAN
9/17/20 DESIGN REVIEW APPL.
629 TALBOT629 TALBOT
REAR OF HOUSE
RIGHT SIDE OF HOUSE (VIEWED FROM REAR, LOOKING TO FRONT)
200917 DR Application
2 Existing Floor Plans
3 Proposed Floor Plans
4 Existing Exterior Elevations
5 Proposed Exterior Elevations
7 Survey