HomeMy WebLinkAbout401 Seminole Blvd (2)CONTRACTOR:
Epoch Properties
359 Carolina Avenue
—�� Winter Park, FL 32789
Phone: (407) 644-9055
Contact: Dean Sandroni
SAILPOINTE RENOVATION
Sanford, Florida
ARCHITECT:
Forum Architecture, Inc.
745 Orienta Avenue
Suite 1121
Altamonte Springs, FL 32701
Phone: (407) 830-1400
Contact: David Lawrence -
OWNER:
Pacific Mutual Life
Insurance
700 Newport Center Drive
Ne,Aport Beach, CA, 92660
Phone: (714)640-3497
Contact: David Norsworthy
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SAILPOINTE RENOVATION
Sanford, Florida
CONTRACTOR: ARCHITECT:
Epoch Properties Forum Architecture, Inc.
359 Carolina Avenue 745 Orienta Avenue
Winter Park, FL 32789 Suite 1121
Altamonte Springs, FL 32701
Phone: (407) 644-9055 Phone: (407) 830-1400
Contact: Dean Sandroni Contact: David Lawrence
,
OWNER:
Pacific Mutual Life
Insurance
700 Newport Center Drive
Newport Beach, CA 92660
Phone: (714) 640-3497
Contact: David Norsworthy
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-- INDEX
OF DRAWINGS
_ 1.1
TITLE SHEET
1.2
SITE PLAN
1.3
1.4
INDEX/ BUILDING TYPES I AND II
BUILDING TYPES III AND IV
1.5
BUILDING SECTION A -A.
2.1
DEMOLITION PLANS BALCONY TYPES A-1
AND
A-2
2.2
DEMOLITION PLANS BALCONY TYPES A-3
AND
A-4
2.3
DEMOLITION PLANS BALCONY TYPE B-1
2.4
DEMOLITION PLANS BALCONY TYPE B-2
2.5
DEMOLITION PLANS BALCONY TYPE B-3
2.6
DEMOLITION PLANS BALCONY TYPE B-4
2.7
DEMOLITION PLAN TYPE C THIRD FLOOR
BREEZEWAY
f 2.8
DEMOLITION ELEVATION BUILDING TYPE
I
2.9
DEMOLITION ELEVATION BUILDING TYPE
II
2.10
DEMOLITION ELEVATION BUILDING TYPE
III
PARTIAL
2.11
DEMOLITION ELEVATION BUILDING TYPE
III
PARTIAL
2.12
DEMOLITION ELEVATION BUILDING TYPE
IV
2.13
DEMOLITION END ELEVATION BUILDING TYPES
I AND III',
2.14
DEMOLITION END ELEVATION BUILDING TYPES
II AND IV
3.1
FLOOR PLANS BALCONY TYPES A-1 AND A-2
3.2
FLOOR PLANS BALCONY TYPES A-3 AND A-4
3.3
FLOOR PLAN BALCONY TYPE B-1
3.4
FLOOR PLAN BALCONY TYPE B-2
3.5
FLOOR PLAN BALCONY TYPE B-3
3.6
FLOOR PLAN BALCONY TYPE B-4
}
3.7
FLOOR PLAN TYPE C THIRD FLOOR BREEZEWAY
3.8
ELEVATION BUILDING TYPE I
3.9
ELEVATION BUILDING TYPE II
3.10
ELEVATION BUILDING TYPE III PARTIAL
-. 3.11
ELEVATION BUILDING TYPE III PARTIAL
3.12
ELEVATION BUILDING TYPE IV
_'- 3.13
END ELEVATION BUILDING TYPES I AND
III
3.14
END ELEVATION BUILDING TYPES II AND
IV
4.1
STUCCO DETAIL @ FOUNDATION
4.2
BALCONY SECTION AND DETAILS
4.3
SCUPPER AND WALL DETAIL
4.4
THRESHOLD DETAILS
- 4.5
GUARDRAIL DETAILS
4.6
STAIR RAILING DETAILS
4.7
FLAT ROOF AND MISC. DETAILS
° 4.8
ROOF WALL DETAILS
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04.
01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF DEMOLITION. REMOVE
DAMAGED EXISTING BUILDING COMPONENTS
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF DAMAGE SIGNIFICANTLY EXCEED
AREAS SHOWN ON DEMOLITION ELEVATIONS.
AND PLANS, CONTACT THE ARCHITECT AND
- THE OWNER FOR FURTHER DIRECTION.
05.
02.
03
CRITERION FOR DAMAGE. THERE ARE -TWO
TYPES OF DEMOLITION AND
RECONSTRUCTION INDICATED ON THE,
DRAWINGS. WALLS WITH DASHED LINES
ARE WALLS WHICH SHALL BE REMOVED
REGARDLESS OF THEIR CONDITION. WALLS; 06.
IN SOLID BLACK REQUIRE THE CONTRACTOR
TO DO EXPLORATORY TESTING AND,
DETERMINE WHETHER FIELD CONDITIONS 07
REQUIRE DEMOLITION AND
RECONSTRUCTION.
STUCCO REMOVAL. WHERE STUCCO MUST BE
REMOVED, USE MASONRY SAWS TO CUT EDGE'
OF EXISTING STUCCO AT LIMITS OF
DAMAGE. ALL SAW CUTS SHALL BE CLEAN,
STRAIGHT, LEVEL,PLUMB AND OF THE 08
HIGHEST QUALITY.
SHORING AND BARRIERS. IT IS THE 09.
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION FOR
ALL AREAS AFFECTED BY THE WORK. THE 10.
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR 11.
PROTECTION OF THE PUBLIC.
THIRD FLOOR STAIR. TEMPORARILY 12.
REMOVE STAIR TO REMOVE RUST AND
REPRIME. WHERE STAIR STRINGER BEARS
ON DECK, PROVIDE ADDITIONAL 2X4
BLOCKING BETWEEN TRUSSES.
REMOVE STUCCO GUARD RAILS AND REPLACE
WITH GALVANIZED TUBULAR STEEL 13.
HANDRAIL.
BALCONY DECKS. REMOVE EXISTING
LIGHTWEIGHT CONCRETE, MEMBRANE AND
PLYWOOD. SAW CUT STUCCO WALLS AND
REMOVE ALL DECK/WALL FLASHING ALL!
SAW CUTS SHALL BE CLEAN, STRAIGHT,'
LEVEL, PLUMB AND OF THE HIGHEST
QUALITY.
DAMAGED WALLS. REPLACE DAMAGED
STUM _ WAII. SUBSTRATE AND STUCCO AS
DITIONS.
[t M a . l7 l o N _ 'f'� t� - I1� T Ltz• NP llHIT
REMOVE EXISTING STUCCO WALL AND 14.
SCUPPER. REGARDLESS OF FIELD
CONDITION.
REMOVE DAMAGED DRYWALL AS REQUIRED BY
FIELD CONDITIONS.
REMOVE DAMAGED DOORS AS REQUIRED BY
FIELD CONDITIONS.
SAWCUT STUCCO WALLS AND REMOVE ALL
EXISTING ROOF/WALL FLASHING. SAWCUTS
ARE TO BE EVEN, STRAIGHT, LEVEL PLUMB
AND OF THE HIGHEST QUALITY. REPLACE
DAMAGED SUBSTRATE BEHIND FLASHING AS
REQUIRED.
BALCONY CLOSETS. PREPARE CLOSET
- FLOOR DECK FOR BITUTHANE WATERPROOFS --
MEMBRANE, FLASHING AND LIGHTWEIGHT
CONCRETE. BALCONY FLOOR TRUSSES.
REMOVE DAMAGED TRUSSES AS REQUIRED.
SECURE ALL TRUSSES TO BEAM WITH
SIMPSON (OR EQUAL) HANGER. FOR
STRUCTURALLY DAMAGED TRUSSES, ATTACH -
A #2 SYP 2X10 AND SECURE TO BEAM
WITH JOIST HANGER. IF DAMAGE TO TRUSS
IS EXCESSIVE, REMOVE AND REPLACE
TRUSS WITH #2 SYP 2X10 JOIST.
REPLACE EXISTING WALL WITH 2X4 STUDS
(SINGLE PRESSURE TREATED BOTTOM AND
DOUBLE TOP PLATE). SHEATH WITH 7/16"
OSB. APPLY STUCCO (MATCHING EXISTING
THICKNESS AND TEXTURE) OVER
GALVANIZED METAL LATH ON 15# FELT.
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03 .
01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF DEMOLITION. REMOVE
DAMAGED EXISTING BUILDING COMPONENTS
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF DAMAGE SIGNIFICANTLY EXCEED
04.
AREAS SHOWN ON DEMOLITION ELEVATIONS'
AND PLANS, CONTACT THE ARCHITECT AND,
THE OWNER FOR FURTHER DIRECTION.
02. CRITERION FOR DAMAGE. THERE ARE TWO
TYPES OF DEMOLITION AND
RECONSTRUCTION INDICATED ON THE
DRAWINGS. WALLS WITH DASHED LINES
ARE WALLS WHICH SHALL BE REMOVED
REGARDLESS OF .THEIR CONDITION. WALLS
05.
IN SOLID BLACK REQUIRE THE CONTRACTOR
TO DO EXPLORATORY TESTING AND
DETERMINE WHETHER FIELD CONDITIONS
REQUIRE DEMOLITION AND
RECONSTRUCTION.
nA
-.1
STUCCO REMOVAL. WHERE STUCCO MUST BE
REMOVED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO AT LIMITS OF
DAMAGE. ALL SAW CUTS SHALL BE CLEAN,
STRAIGHT, LEVEL, PLUMB AND OF THE
HIGHEST QUALITY.
SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION FOR
ALL AREAS AFFECTED BY THE WORK. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR,
PROTECTION OF THE PUBLIC.
THIRD FLOOR STAIR. TEMPORARILY
REMOVE STAIR TO REMOVE RUST AND
REPRIME. WHERE STAIR STRINGER BEARS
ON DECK, PROVIDE ADDITIONAL 2X4
BLOCKING BETWEEN TRUSSES.
RFMMIP rTiirrn riiARn PAri -, ANn REPLACE
STEEL
07.
�S,MOLITIOkl TY1'Y, A-9% UNIT
� U I 1L P I r l 61 "(` re '%` = i'- a
BALCONY DECKS. REMOVE EXISTING
LIGHTWEIGHT CONCRETE, MEMBRANE AND
PLYWOOD. SAW CUT STUCCO WALLS AND
REMOVE ALL DECK/WALL FLASHING ALL'
SAW CUTS SHALL BE CLEAN, STRAIGHT,
LEVEL, PLUMB AND OF THE HIGHEST`
QUALITY.
DAMAGED WALLS. REPLACE DAMAGED
STUDS, WALL SUBSTRATE AND STUCCO AS
REQUIRED BY FIELD CONDITIONS.
13. BALCONY CLOSETS. PREPARE CLOSET
FLOOR DECK FOR BITUTHANE WATERPROOF;
MEMBRANE, FLASHING AND LIGHTWEIGHT
CONCRETE. BALCONY FLOOR TRUSSES.
REMOVE DAMAGED TRUSSES AS REQUIRED.
SECURE ALL TRUSSES TO BEAM WITH
SIMPSON (OR EQUAL) HANGER. FOR
STRUCTURALLY DAMAGED TRUSSES, ATTACH
A #2 SYP 2X10 AND SECURE TO BEAM
WITH JOIST HANGER. IF DAMAGE TO TRUSS
IS EXCESSIVE, REMOVE AND REPLACE
TRUSS WITH #2 SYP 2X10 JOIST.
REMOVE EXISTING STUCCO WALL AND
SCUPPER. REGARDLESS OF FIELD 14.
CONDITION.
REMOVE DAMAGED DRYWALL AS REQUIRED BY
FIELD CONDITIONS.
REMOVE DAMAGED DOORS AS REQUIRED BY
FIELD CONDITIONS.
SAWCUT STUCCO WALLS AND REMOVE ALL
EXISTING ROOF/WALL FLASHING. SAWCUTS
ARE TO BE EVEN, STRAIGHT, LEVEL PLUMB
AND OF TUC Urr_UCQT niiAi TTV DrDl Arp
DAMAGEI
REQUIRI
I.
r_,)r-,MOLITION 7YP�
f�2IJI!-bING� TYM asl:
REPLACE EXISTING WALL WITH 2X4 STUDS
(SINGLE PRESSURE TREATED BOTTOM AND
DOUBLE TOP PLATE). SHEATH WITH 7/16"
OSB. APPLY STUCCO (MATCHING EXISTING
THICKNESS AND TEXTURE) OVER
GALVANIZED METAL LATH ON 15# FELT.
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12. SAWCUT STUCCO WALLS AND REMOVE ALL
07.
BALCONY DECKS. REMOVE EXISTING
EXISTING ROOF/WALL FLASHING. SAWCUTS
LIGHTWEIGHT CONCRETE, MEMBRANE AND
N 6 T�s
ARE TO BE EVEN, STRAIGHT, LEVEL PLUMB
PLYWOOD. SAW CUT STUCCO WALLS AND,
AND OF THE HIGHEST QUALITY. REPLACE
REMOVE ALL DECK/WALL FLASHING ALL! 01.
DRAWINGS ARE INTENDED TO CONVEY
DAMAGED SUBSTRATE BEHIND FLASHING AS,
SAW CUTS SHALL BE CLEAN, STRAIGHT,
GENERAL AREAS OF DEMOLITION. REMOVE
REQUIRED.
LEVEL, PLUMB AND OF THE HIGHEST
DAMAGED EXISTING BUILDING COMPONENTS
QUALITY.
AS REQUIRED BY FIELD CONDITIONS. IF
13. BALCONY CLOSETS. PREPARE CLOSET
AREAS OF DAMAGE SIGNIFICANTLY EXCEED
FLOOR DECK FOR BITUTHANE WATERPROOF,
08.
DAMAGED WALLS. REPLACE DAMAGED
AREAS SHOWN ON DEMOLITION ELEVATIONS !,
MEMBRANE, FLASHING AND LIGHTWEIGHT,
STUDS, WALL SUBSTRATE AND STUCCO AS
AND PLANS, CONTACT THE ARCHITECT AND
CONCRETE. BALCONY FLOOR TRUSSES.
REQUIRED BY FIELD CONDITIONS.
THE OWNER FOR FURTHER DIRECTION.
REMOVE DAMAGED TRUSSES AS REQUIRED.
SECURE ALL TRUSSES TO BEAM WITH
09.
REMOVE EXISTING STUCCO WALL AND 02.
CRITERION FOR DAMAGE. THERE ARE TWO
SIMPSON (OR EQUAL) HANGER. FOR-
SCUPPER. REGARDLESS OF FIELD
TYPES OF DEMOLITION AND
STRUCTURALLY DAMAGED TRUSSES, ATTACH
CONDITION.
RECONSTRUCTION INDICATED ON THE
A #2 SYP 2X10 AND SECURE TO BEAM
DRAWINGS.- WALLS WITH DASHED LINES
WITH JOIST HANGER. IF DAMAGE TO TRUSS
10.
REMOVE DAMAGED DRYWALL AS REQUIRED BY
ARE WALLS WHICH SHALL BE REMOVED
IS EXCESSIVE, REMOVE AND REPLACE-
FIELD CONDITIONS.
REGARDLESS OF THEIR CONDITION. WALLS
TRUSS WITH #2 SYP 2X10 JOIST.
IN SOLID BLACK REQUIRE THE CONTRACTOR
11.
REMOVE DAMAGED DOORS AS REQUIRED BY
TO DO EXPLORATORY TESTING AND
14. REPLACE EXISTING WALL WITH 2X4 STUDS
FIELD CONDITIONS.
DETERMINE WHETHER FIELD CONDITIONS
(SINGLE PRESSURE TREATED BOTTOM AND
_ _
R E Q U I R E DEMOLITION A N D
DOUBLE TOP PLATE). SHEATH WITH 7/16--i
RECONSTRUCTION.
OSB. APPLY STUCCO (MATCHING EXISTING
_ THICKNESS AND TEXTURE) OVER,
03.
STUCCO REMOVAL. WHERE STUCCO MUST BE
GALVANIZED METAL LATH ON 15# FELT.
REMOVED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO AT LIMITS OF
DAMAGE. ALL SAW CUTS SHALL BE CLEAN,
STRAIGHT, LEVEL, PLUMB AND OF THE
HIGHEST QUALITY.
SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION FOR
ALL AREAS AFFECTED BY THE WORK. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
lot f j 05. THIRD FLOOR STAIR. TEMPORARILY
REMOVE STAIR TO REMOVE RUST AND
REPRIME. WHERE STAIR STRINGER BEARS
ON DECK, PROVIDE ADDITIONAL 2X4
(��� �' BLOCKING BETWEEN TRUSSES.
_PE�MoL-i7ION
rIiz�T Nl.aap, MIPi7Lf�- .UNITS
REMOVE STUCCO GUARD RAILS AND REPLACE
WITH GALVANIZED TUBULAR STEEL
HANDRAIL.
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14. REPLACE EXISTING WALL WITH 2X4 STUDS 10
(SINGLE PRESSURE TREATED BOTTOM AND,
DOUBLE TOP PLATE). SHEATH WITH 7/16"I
OSB. APPLY STUCCO (MATCHING EXISTING`, 11
THICKNESS AND TEXTURE) OVER;
GALVANIZED METAL LATH ON 15# FELT. 11,
- ------ - 12
gf_MA'n
p�L -------- --- ---- -
REMOVE DAMAGED DRYWALL AS REQUIRED BY
FIELD CONDITIONS.
REMOVE DAMAGED DOORS AS REQUIRED BY 01
FIELD CONDITIONS.
SAWCUT STUCCO WALLS AND REMOVE ALL
EXISTING ROOF/WALL FLASHING. SAWCUTS
ARE TO BE EVEN, STRAIGHT, LEVEL PLUMB
AND OF THE HIGHEST QUALITY. REPLACE;
DAMAGED SUBSTRATE BEHIND FLASHING AS
REQUIRED. 02
BALCONY CLOSETS. PREPARE CLOSET
FLOOR DECK FOR BITUTHANE WATERPROOF
MEMBRANE, FLASHING AND LIGHTWEIGHT
CONCRETE. BALCONY FLOOR TRUSSES.
REMOVE DAMAGED TRUSSES AS REQUIRED.
SECURE ALL TRUSSES TO BEAM ,WITH
SIMPSON (OR EQUAL) HANGER. FOR
STRUCTURALLY DAMAGED TRUSSES, ATTACH
A #2 SYP 2X10 AND SECURE TO BEAM
WITH JOIST HANGER. IF DAMAGE TO TRUSS
IS EXCESSIVE, REMOVE AND REPLACE -
TRUSS WITH #2 SYP 2X10 JOIST.
)_!?��11,2L_ I T 101d TYI�E �>-2
rEkAoVf=- PAMA4EjEE� V,,IA _�- Ae�:, � I
DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF DEMOLITION. REMOVE
DAMAGED E-XISTING BUILDING COMPONENTS
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF DAMAGE SIGNIFICANTLY EXCEED
AREAS SHOWN ON DEMOLITION ELEVATIONS
AND PLANS, CONTACT THE ARCHITECT AND
THE OWNER FOR FURTHER DIRECTION.
CRITERION FOR DAMAGE. THERE ARE TWO
TYPES OF DEMOLITION AND
RECONSTRUCTION INDICATED ON THE
DRAWINGS. WALLS WITH DASHED LINES
ARE WALLS WHICH SHALL BE REMOVED
REGARDLESS OF THEIR CONDITION. WALLS
IN SOLID BLACK REQUIRE THE CONTRACTOR
TO DO EXPLORATORY TESTING AND
DETERMINE WHETHER FIELD CONDITIONS
REQUIRE DEMOLITION AND
RECONSTRUCTION.
03. STUCCO REMOVAL. WHERE STUCCO MUST BE
REMOVED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO AT LIMITS OF
DAMAGE. ALL SAW CUTS SHALL BE CLEAN,
STRAIGHT, LEVEL, PLUMB AND OF THE
HIGHEST QUALITY.
04. SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION FOR
ALL AREAS AFFECTED BY THE WORK. THE
CONTRACTOR SHALL ALSO PROVIDE;
CONSTRUCTION FENCES COMPLETE WITH'
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
05. THIRD FLOOR STAIR. TEMPORARILY
REMOVE STAIR TO REMOVE RUST AND
REPRIME. WHERE STAIR STRINGER BEARS
ON DECK, PROVIDE ADDITIONAL 2X4
BLOCKING BETWEEN TRUSSES.
06. REMOVE STUCCO GUARD RAILS AND REPLACE
WITH GALVANIZED TUBULAR STEEL
HANDRAIL.
07. BALCONY DECKS. REMOVE EXISTING
LIGHTWEIGHT CONCRETE, MEMBRANE AND
PLYWOOD. SAW CUT STUCCO WALLS AND
REMOVE ALL DECK/WALL FLASHING ALL
SAW CUTS SHALL BE CLEAN, STRAIGHT,
LEVEL, PLUMB _AND OF THE HIGHEST
QUALITY.
08. DAMAGED WALLS. REPLACE DAMAGED
STUDS, WALL SUBSTRATE AND STUCCO AS
REQUIRED BY FIELD CONDITIONS.
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SCUPPER. REGARDLESS OF FIELD
CONDITION.
10.
REMOVE DAMAGED DRYWALL AS REQUIRED BY
FIELD CONDITIONS.
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DRAWINGS ARE INTENDED TO CONVEY
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REMOVE ALL DECK/WALL FLASHING ALL
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GENERAL AREAS OF DEMOLITION. REMOVE
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AS REQUIRED BY FIELD CONDITIONS. IF,
AREAS OF DAMAGE SIGNIFICANTLY EXCEED
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AND PLANS_, CONTACT THE ARCHITECT AND
THE OWNER FOR FURTHER DIRECTION.
02. CRITERION FOR DAMAGE. THERE ARE TWO
TYPES OF DEMOLITION AND,
RECONSTRUCTION INDICATED ON THE
DRAWINGS. WALLS WITH DASHED LINES
ARE WALLS WHICH SHALL BE REMOVED
REGARDLESS OF THEIR CONDITION. WALLS
IN SOLID BLACK REQUIRE THE CONTRACTOR
TO DO EXPLORATORY TESTING AND
DETERMINE WHETHER FIELD CONDITIONS
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RECONSTRUCTION.
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SHADED AREAS OF THE DRAWING ARE;
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SIGNIFICANTLY EXCEED AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS, 05.
CONTACT THE ARCHITECT AND OWNER FOR
FURTHER DIRECTION.
SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL .ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC. 06.
03. STUCCO REMOVAL. WHERE STUCCO
OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
DAMAGED USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO THAT WILL REMAIN.
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ROOF. REMOVE EXISTING SHINGLES AND 07
FELTS AND OTHER MEMBRANES TO EXPOSE
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DECK SHEATHING AS REQUIRED. REMOVE
ALL EXISTING ROOF/WALL FLASHING
REMOVE AND REPLACE ALL DAMAGED WALL 08
SUBSTRATE.
LOADBEARING MEMBER REPLACEMENT.
REPLACE STUDS, TRUSSES , BEAMS AND
HEADERS DAMAGED BY WATER INTRUSION OR 09
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
BEAM WITH SIMPSON (OR EQUAL) HANGER.'
FOR STRUCTURALLY DAMAGED TRUSSES,
ATTACH A #2 SYP 2X10 AND SECURE TO
BEAM WITH JOIST HANGER. IF DAMAGE TO
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST.
REMOVE SLOPED ASPHALT SHINGLE ROOF
AND RAFTER FRAMING SUPPORTS TO SECOND
FLOOR BALCONY DECK.
*��� I * ol.
03
REPLACE DAMAGED STUCCO WALL
GUARDRAILS AS REQUIRED BY FIELD
CONDITIONS.
BALCONY/PORCH CEILINGS. REPLACE ALL
DAMAGED CEILINGS WITH 3/8" EXTERIOR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT.
REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
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06.
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10. BALCONY COLUMNS. REMOVE 4X4 BALCONY
COLUMNS AND CONSTRUCT ONE FOOT LONG
2X4 WOOD FRAME REPLACEMENT FIN WALL.
ALL WALL COMPONENTS SHALL BE PRESSURE
TREATED. SECURE TO FOUNDATION WITH
1/2" DIAMETER EXPANSION BOLTS.
PROVIDE MINIMUM TWO BOLTS PER FIN
WALL.
I
11. FIN WALLS. ALL NEW FIN WALLS SHALL;
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"'
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
i
12. STUCCO TERMINATION AT GRADE. SAWCUT'
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER'
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE. j
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SAILPOINTE RENOVATION FORUM
d.IFIC MUTUAL LIFE INSURLANCE COMPANY CONTILACTOR: EPOCII PROPERTIES r
Off. j�l"Id�I"f�I �.(� _ — - __-__ _.. __.-.. OWNER: PA ARCHITECTURE, I�...,.
745 Orienta Avenue
FLANKING Suite 1121
DEMOLITION ELEVATION BUILDING TYPE I Springs.A(amontteFL32701
ARCHITECTURE
INTERIOR DESIGN (407) 830-1400
FAX (407) 830-4143
02. SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
03.
NoT�s,
01. SHADED AREAS OF THE DRAWING ARE
INTENDED TO CONVEY GENERAL AREAS OF
DEMOLITION. REMOVE DAMAGED EXISTING
BUILDING COMPONENTS AS REQUIRED BY
FIELD CONDITIONS. IF AREAS OF DAMAGE
SIGNIFICANTLY EXCEED AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND OWNER FOR
FURTHER DIRECTION.
--..1 -1 .A-14
STUCCO REMOVAL. WHERE STUCCO
OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
DAMAGED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO THAT WILL REMAIN.
ON WALLS WHICH REQUIRE STUCCO
.REMOVAL, SAW CUTS SHALL BE CLEAN, ;
EVEN, STRAIGHT, PLUMB AND OF THE
HIGHEST QUALITY. i
04. ROOF. REMOVE EXISTING SHINGLES AND ; 06.
FELTS AND OTHER MEMBRANES TO EXPOSE
PLYWOOD DECK. REPLACE DAMAGED ROOF
DECK SHEATHING AS REQUIRED. REMOVE - -
ALL EXISTING ROOF/WALL FLASHING
REMOVE AND REPLACE ALL DAMAGED WALL
SUBSTRATE.
05.
LOADBEARING MEMBER REPLACEMENT. 08
REPLACE STUDS, TRUSSES , BEAMS AND
HEADERS DAMAGED BY WATER INTRUSION OR
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
BEAM WITH SIMPSON (OR EQUAL) HANGER.
FOR STRUCTURALLY DAMAGED TRUSSES, 09
ATTACH A #2 SYP 2X10 AND SECURE TO
BEAM WITH JOIST HANGER. IF DAMAGE TO
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST. 1
1 10.
REMOVE SLOPED ASPHALT SHINGLE ROOF
AND RAFTER FRAMING SUPPORTS TO SECOND
FLOOR BALCONY DECK. _
REPLACE DAMAGED STUCCO WALL
GUARDRAILS AS REQUIRED BY FIELD
CONDITIONS.
11. FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
BALCONY/PORCH CEILINGS. REPLACE ALL 12
DAMAGED CEILINGS WITH 3/8" EXTERIOR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT.
REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
BALCONY COLUMNS_ RFMOVF 4X4 RaI MMY
STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
f— ,
SAILPOINTE RENOVATION Mann
OWNER: PACIFIC MUTUAL LIFE INSURA"NCECOMP,IL\Y CONTRACTOR: EPOCII PROPERTIES ARCHITECTURE, INC.
745 Orienta AvenuePLANN/
21
DEMOLITION ELEVATION BUILDING TYPE II ARCHITECTURE
Sham 1te FFF------
ARCHITECTURE Altamonte Springs. FL 32701
INTERIOR DESIGN (a07) 830 1400
FAX (407) 830-4143
01. SHADED AREAS OF THE DRAWING ARE
INTENDED TO CONVEY GENERAL AREAS OF
DEMOLITION. REMOVE DAMAGED EXISTING
BUILDING COMPONENTS AS REQUIRED BY
FIELD CONDITIONS. IF AREAS OF DAMAGE
SIGNIFICANTLY EXCEED AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND OWNER FOR
FURTHER DIRECTION.
03.
SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
STUCCO REMOVAL. WHERE STUCCO
OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
DAMAGED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO THAT WILL REMAIN.
ON WALLS WHICH REQUIRE STUCCO
REMOVAL, SAW CUTS SHALL BE CLEAN,
EVEN, STRAIGHT, PLUMB AND OF THE
HIGHEST QUALITY.
04. ROOF. REMOVE EXISTING SHINGLES AND: 07.
FELTS AND OTHER MEMBRANES TO EXPOSE
PLYWOOD DECK. REPLACE DAMAGED ROOF
DECK SHEATHING AS REQUIRED. REMOVE
ALL EXISTING ROOF/WALL FLASHING
REMOVE AND REPLACE ALL DAMAGED WALL 08.
SUBSTRATE.
05.
LOADBEARING MEMBER REPLACEMENT.
REPLACE STUDS, TRUSSES , BEAMS AND
HEADERS DAMAGED BY WATER INTRUSION OR' 09.
OTHER DAMAGE. SUPPORT ALL TRUSSES ON,
BEAM WITH SIMPSON (OR EQUAL) HANGER.'!
FOR STRUCTURALLY DAMAGED TRUSSES,'
ATTACH A #2 SYP 2X10 AND SECURE TO 10.
BEAM WITH JOIST HANGER. IF DAMAGE TO
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST.I
REMOVE SLOPED ASPHALT SHINGLE ROOF;
AND RAFTER FRAMING SUPPORTS TO SECOND
FLOOR BALCONY DECK.
REPLACE DAMAGED STUCCO WALL 11
GUARDRAILS AS REQUIRED BY FIELD
CONDITIONS.
BALCONY/PORCH CEILINGS. REPLACE ALL
DAMAGED CEILINGS WITH 3/8" EXTERIOR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT. 12
REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
BALCONY COLUMNS. REMOVE 4X4 BALCONY
COLUMNS AND CONSTRUCT ONE FOOT LONG-
2X4 WOOD FRAME REPLACEMENT FIN WALL.
ALL WALL COMPONENTS SHALL BE PRESSURE
TREATED. SECURE TO FOUNDATION WITH
1/2" DIAMETER EXPANSION BOLTS.
PROVIDE MINIMUM TWO BOLTS PER FIN
WALL.
FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
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01. SHADED AREAS OF THE DRAWING ARE;
INTENDED TO CONVEY GENERAL AREAS OF,
DEMOLITION.- REMOVE DAMAGED EXISTING
BUILDING COMPONENTS AS REQUIRED BY
FIELD CONDITIONS. IF AREAS OF DAMAGE 05.
SIGNIFICANTLY EXCEED AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND OWNER FOR
d
FURTHER DIRECTION.
02.
03.
SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY]
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL ALSO PROVIDE;
CONSTRUCTION FENCES COMPLETE WITH.06.
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
STUCCO REMOVAL. WHERE STUCCO F 11
OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
DAMAGED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO THAT WILL REMAIN.
ON WALLS WHICH REQUIRE STUCCO
REMOVAL, SAW CUTS SHALL BE CLEAN,
EVEN, STRAIGHT, PLUMB AND OF THE
HIGHEST QUALITY.
ROOF. REMOVE EXISTING SHINGLES AND
FELTS AND OTHER MEMBRANES TO EXPOSE
PLYWOOD DECK. REPLACE DAMAGED ROOF
DECK SHEATHING AS REQUIRED. REMOVE
ALL EXISTING ROOF/WALL FLASHING
REMOVE AND REPLACE ALL DAMAGED WALL
SUBSTRATE.
LOADBEARING MEMBER REPLACEMENT.
REPLACE STUDS, TRUSSES , BEAMS AND
HEADERS DAMAGED BY WATER INTRUSION OR
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
BEAM WITH SIMPSON (OR EQUAL) HANGER.
FOR STRUCTURALLY DAMAGED TRUSSES,
ATTACH A #2 SYP 2X10 AND SECURE TO
BEAM WITH JOIST HANGER. IF DAMAGE TO
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST.
REMOVE SLOPED ASPHALT SHINGLE ROOF
AND RAFTER FRAMING SUPPORTS TO SECOND
FLOOR BALCONY DECK.
07. REPLACE DAMAGED STUCCO WALL 11.
GUARDRAILS AS REQUIRED BY FIELD
CONDITIONS.
08. BALCONY/PORCH CEILINGS.REPLACE ALL
DAMAGED CEILINGS WITH 3/8" EXTERIOR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT. 12.
E•
10
REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
BALCONY COLUMNS. REMOVE 4X4 BALCONY
COLUMNS AND CONSTRUCT ONE FOOT LONG
2X4 WOOD FRAME REPLACEMENT FIN WALL.
ALL WALL COMPONENTS SHALL BE PRESSURE
TREATED. SECURE TO FOUNDATION WITH
1/2" DIAMETER EXPANSION BOLTS.
PROVIDE MINIMUM TWO BOLTS PER FIN
WALL .�'
FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
01.
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DEMOLITION ELEVATIONS AND PLANS,
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02.
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CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
- - I -
03. STUCCO REMOVAL. WHERE STUCCO 05.
LOADBEARING MEMBER REPLACEMENT. 08.
BALCONY/PORCH CEILINGS. REPLACE ALL 12.
OVERLAYS DAMAGED SUBSTRATE OR WHERE
REPLACE STUDS, TRUSSES , BEAMS AND
DAMAGED CEILINGS WITH 3/8" EXTERIOR
STUCCO APPEARS CRACKED AND/OR
HEADERS DAMAGED BY WATER INTRUSION OR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
DAMAGED, USE MASONRY SAWS TO CUT EDGE
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
AT WALLS WITH SEALANT.
OF EXISTING STUCCO THAT WILL REMAIN.
BEAM WITH SIMPSON (OR EQUAL) HANGER.
ON WALLS WHICH REQUIRE STUCCO
FOR STRUCTURALLY DAMAGED TRUSSES, 09.
REGRADING. ALL GRADE CONDITIONS
REMOVAL, SAW CUTS SHALL BE CLEAN,
ATTACH A #2 SYP 2X10 AND SECURE -TO
SHALL BE ADJUSTED IN ACCORDANCE WITH
EVEN, STRAIGHT, PLUMB AND OF THE
BEAM WITH JOIST HANGER. IF DAMAGE TO
GRADING PLAN BY THE CIVIL ENGINEER.
HIGHEST QUALITY.
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST. 10.
BALCONY COLUMNS. REMOVE 4X4 BALCONY
04. ROOF. REMOVE EXISTING SHINGLES AND
COLUMNS AND CONSTRUCT ONE FOOT LONG
FELTS AND OTHER MEMBRANES TO EXPOSE 06.
REMOVE SLOPED ASPHALT SHINGLE ROOF
2X4 WOOD FRAME REPLACEMENT FIN WALL.
PLYWOOD DECK. REPLACE DAMAGED ROOF
AND RAFTER FRAMING SUPPORTS TO SECOND
ALL WALL COMPONENTS SHALL BE PRESSURE
DECK SHEATHING AS REQUIRED. REMOVE
FLOOR BALCONY DECK.
TREATED. SECURE TO FOUNDATION WITH
ALL EXISTING ROOF/WALL FLASHING 07.
REPLACE DAMAGED STUCCO WALL
1/2" DIAMETER EXPANSION BOLTS.
REMOVE AND REPLACE ALL DAMAGED WALL`
GUARDRAILS AS REQUIRED BY FIELD
PROVIDE MINIMUM TWO BOLTS PER FIN
SUBSTRATE.
CONDITIONS.
WALL.
MPI.I'T.10H ---
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FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
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SAILPOINTE RENOVATION FORUIVIM
OWNER: PACIFIC MUTUAL LIFE INSURANCE COMPANY CONTRACTOR: EPOCH PROPERTIES ARCHITECTURE. INC.
PLANNING
DEMOLITION ELEVATION BUILDING TYPE IV i ARCHITECTURE
I INTERIOR DESIGN -
STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
745 Orienta Avenue I
Suite 1121
Altamonte Springs. FL 32701
(407) 830-1400
FAX (407) 830-4143
05.
LOADBEARING MEMBER REPLACEMENT.
REPLACE STUDS, TRUSSES , BEAMS AND
(-'
01. SHADED AREAS OF THE DRAWING ARE
HEADERS DAMAGED BY WATER INTRUSION OR
INTENDED TO CONVEY GENERAL AREAS OF
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
DEMOLITION. REMOVE DAMAGED EXISTING
BEAM WITH SIMPSON )
(OR EQUAL HANGER.
BUILDING COMPONENTS AS REQUIRED BY
FOR STRUCTURALLY DAMAGED TRUSSES,
FIELD CONDITIONS. IF AREAS OF DAMAGE
ATTACH A #2 SYP 2X10 AND SECURE TO
SIGNIFICANTLY EXCEED AREAS SHOWN ON
BEAM WITH JOIST HANGER. IF DAMAGE TO
i
DEMOLITION ELEVATIONS AND PLANS,
TRUSS IS EXCESSIVE, REMOVE AND
CONTACT THE ARCHITECT AND OWNER FOR
REPLACE TRUSS WITH #2 SYP 2X10 JOIST.
FURTHER DIRECTION.
06.
REMOVE SLOPED ASPHALT SHINGLE ROOF
02. SHORING AND BARRIERS. IT IS THE
AND RAFTER FRAMING SUPPORTS TO SECOND
CONTRACTOR'S RESPONSIBILITY TO ..
FLOOR BALCONY DECK.
PROVIDE STRUCTURALLY SOUND TEMPORARY 07.
REPLACE DAMAGED STUCCO WALL
SUPPORT IN AREAS OF DEMOLITION. THE
GUARDRAILS AS REQUIRED BY FIELD
CONTRACTOR SHALL ALSO PROVIDE
CONDITIONS.
--
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
03. STUCCO REMOVAL. WHERE STUCCO
OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
_
DAMAGED, USE MASONRY SAWS TO CUT EDGE
-
OF EXISTING STUCCO THAT WILL REMAIN.
-
ON WALLS WHICH REQUIRE STUCCO
REMOVAL, SAW CUTS SHALL BE CLEAN,
i
EVEN, STRAIGHT, PLUMB AND OF THE
--
HIGHEST QUALITY.
08. BALCONY/PORCH CEILINGS. REPLACE ALLj 10.
DAMAGED CEILINGS WITH 3/8" EXTERIOR
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT.
09. REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
C
04. ROOF. REMOVE EXISTING SHINGLES AND
FELTS AND OTHER MEMBRANES TO EXPOSE
PLYWOOD DECK. REPLACE DAMAGED ROOF
DECK SHEATHING AS REQUIRED. REMOVE
ALL EXISTING ROOF/WALL FLASHING
REMOVE AND REPLACE ALL DAMAGED WALL
SUBSTRATE.
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SAILPOINTE RENOVATION
OWNER: PACIFIC MUTUAL LIFE INSURANCE CONIP,VNY COYTRACTOR: EPOCH PROPERTIES
-in
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BALCONY COLUMNS. REMOVE 4X4 BALCONY
COLUMNS AND CONSTRUCT ONE FOOT LONG
2X4 WOOD FRAME REPLACEMENT FIN WALL.
ALL WALL COMPONENTS SHALL BE PRESSURE
TREATED. SECURE TO FOUNDATION WITH
1/2" DIAMETER EXPANSION BOLTS.:
PROVIDE MINIMUM TWO BOLTS PER FIN
WALL.
11. FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
12. STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
ME
FORUME
ARCHITECTURE. INC.
PLANNING
PLANNING
ARCHITECTURE
INTERIOR DESIGN
i AMA i;;vw N TO MATE, -A
i3A 1-Go NY f ��A1"i
M
745 O.ienta Avenue 12
Suite 1121 J
Altamonte Springs. FL 32701
(407) 830-1400
FAX (407) 830-4143
■AA C001366
01
N01-a�V%
SHADED AREAS OF THE DRAWING ARE
INTENDED TO CONVEY GENERAL AREAS OF
DEMOLITION. REMOVE DAMAGED EXISTING-;
BUILDING COMPONENTS AS REQUIRED BY
FIELD CONDITIONS. IF AREAS OF DAMAGE
SIGNIFICANTLY EXCEED AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND OWNER FOR
FURTHER DIRECTION.
02. SHORING AND BARRIERS. IT IS THE
CONTRACTOR'S RESPONSIBILITY TO
PROVIDE STRUCTURALLY SOUND TEMPORARY
SUPPORT IN AREAS OF DEMOLITION. THE
CONTRACTOR SHALL ALSO PROVIDE
CONSTRUCTION FENCES COMPLETE WITH
SIGNS, AND ALL OTHER BARRIERS FOR
PROTECTION OF THE PUBLIC.
03. STUCCO REMOVAL. WHERE STUCCO
.OVERLAYS DAMAGED SUBSTRATE OR WHERE
STUCCO APPEARS CRACKED AND/OR
DAMAGED, USE MASONRY SAWS TO CUT EDGE
OF EXISTING STUCCO THAT WILL REMAIN.
ON WALLS WHICH REQUIRE STUCCO
REMOVAL, SAW CUTS SHALL BE CLEAN,
EVEN, STRAIGHT, PLUMB AND OF THE
HIGHEST QUALITY.
ra 7
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04.
ROOF. REMOVE EXISTING SHINGLES AND .06. REMOVE SLOPED ASPHALT SHINGLE ROOF `10.
FELTS AND OTHER MEMBRANES TO EXPOSE AND RAFTER FRAMING SUPPORTS TO SECOND
PLYWOOD DECK. REPLACE DAMAGED ROOF FLOOR BALCONY DECK.
DECK SHEATHING AS REQUIRED. REMOVE ALL EXISTING ROOF/WALL FLASHING 01. REPLACE DAMAGED
REQUIRED STUCCO BY WALL
REMOVE AND REPLACE ALL DAMAGED WALL
FIELD
SUBSTRATE. CONDITIONS.
05. LOADBEARING MEMBER REPLACEMENT.
REPLACE STUDS, TRUSSES , BEAMS AND
HEADERS DAMAGED BY WATER INTRUSION OR
OTHER DAMAGE. SUPPORT ALL TRUSSES ON
BEAM WITH SIMPSON (OR EQUAL) HANGER.
FOR STRUCTURALLY DAMAGED TRUSSES,
ATTACH A #2 SYP 2X10 AND SECURE TO
BEAM WITH JOIST HANGER. IF DAMAGE TO
TRUSS IS EXCESSIVE, REMOVE AND
REPLACE TRUSS WITH #2 SYP 2X10 JOIST.
08. BALCONY/PORCH CEILINGS. REPLACE ALL
DAMAGED CEILINGS WITH 3/8" EXTERIOR 11
GLUE ROUGH SAWN PLYWOOD. SEAL EDGES
AT WALLS WITH SEALANT.
09. REGRADING. ALL GRADE CONDITIONS
SHALL BE ADJUSTED IN ACCORDANCE WITH
GRADING PLAN BY THE CIVIL ENGINEER.
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SAILPOINTE RENOVATION
OWNER: PACIFIC MUTUAL LIFE I\SURAINCE COMPANY CONTRACTOR: EPOCH PROPERTIES
V71Fop
BALCONY COLUMNS. REMOVE 4X4 BALCONY
COLUMNS AND CONSTRUCT ONE FOOT LONG
2X4 WOOD FRAME REPLACEMENT FIN WALL.
ALL WALL COMPONENTS SHALL BE PRESSURE
TREATED. SECURE TO FOUNDATION WITH
1/2" DIAMETER EXPANSION BOLTS.
PROVIDE MINIMUM TWO BOLTS PER FIN
WALL.
FIN WALLS. ALL NEW FIN WALLS SHALL
BE CONSTRUCTED OF PRESSURE TREATED
LUMBER. ON GROUND FLOOR WALLS, SECURE
WALLS TO FOUNDATION WITH 1/2"
DIAMETER EXPANSION BOLTS. PROVIDE
MINIMUM TWO BOLTS PER FIN WALL.
12. STUCCO TERMINATION AT GRADE. SAWCUT
STUCCO @ GRADE AS SHOWN ON SHEET 4.1.
THIS DETAIL APPLIES TO THE PERIMETER
OF ALL BUILDINGS INCLUDING THE
CLUBHOUSE.
FORUME
ARCHITECTURE, INC.
PLANNING
ARCHITECTURE
INTERIOR DESIGN
a-7
745 Orienta Avenue
Suite 1121
Altamonte Springs. FL 32701
(407) 830-1400
FAX (407) 830-4143
aAA C001366
(�. 04.
REPLACEMENT WALLS. PROVIDE SINGLE
BOTTOM PRESSURE TREATED AND DOUBLE
O1. BALCONY DECKS. PROVIDE 1 1/2"
TOP PLATE. PROVIDE DOUBLE STUD
MINIMUM LIGHTWEIGHT CONCRETE OVER
SUPPORTS FOR ALL BALCONY BEAMS.
BITUTHANE MEMBRANE OVER 3/4" EXTERIOR
SECURE NEW BOTTOM PLATE TO SLAB WITH
GRADE PLYWOOD. SLOPE LIGHTWEIGHT @
1/2" DIAMETER EXPANSION BOLTS.
1/4" PER FOOT MINIMUM FOR POSITIVE
SHEATH WALLS WITH 7/16" OSB. MATCH
DRAINAGE IN DIRECTIONS INDICATED BY
EXISTING STUCCO FINISH AND TEXTURE.
ARROWS. PROVIDE GALVANIZED WALL/DECK
APPLY STUCCO OVER GALVANIZED METAL
PAN FLASHING. - —
LATH OVER 15# FELT.
02 CLOSET DECKS. PROVIDE05.
BALCONY DECK BEHIND STAIR. CONSTRUCT
�
LIGHTWEIGHT CONCRETEOVER BITUTHANE
ADDITIONAL 3/4" EXTERIOR GLUE PLYWOOD
MEMBRANE IN ALL EXTERIOR CLOSETS.;
DECK OVER EXISTING DECK WITH 2X4
PROVIDE GALVANIZED WALL PAN FLASHING.
SLEEPERS @ 12" O.C. SLOPE
EXTEND PAN FLASHING UNDERNEATH'
LIGHTWEIGHT @ 1/4" PER FOOT TO EDGE
THRESHOLD.
OF BALCONY.
03. BALCONY SUPPORT BEAMS. REPLACE ALL I 06.
E.S.P. FINISH POWDER WHITE
DAMAGED BEAMS. WITH 2- 2X10 #2 SYP
ALUMINUM SCREEN ENCLOSURE. SEE
WOOD MEMBERS WITH 7/16" CONTINUOUSi
SCREEN ENCLOSURE SHOP DRAWINGS.
OSB FLITCH PLATE. CONTRACTOR IS'
RESPONSIBLE FOR SHORING AND TEMPORARY'
SUPPORT OF ALL LOAD BEARING MEMBERS.
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MINIMUM LIGHTWEIGHT CONCRETE OVER
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RESPONSIBLE FOR SHORING AND TEMPORARY
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SUPPORT OF ALL LOAD BEARING MEMBERS.
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SUPPORTS FOR ALL BALCONY BEAMS.
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LIGHTWEIGHT CONCRETE OVER BITUTHANE SHEATH WALLS WITH 7/16" OSB. MATCH
MEMBRANE IN ALL EXTERIOR CLOSETS. EXISTING STUCCO FINISH AND TEXTURE.
PROVIDE GALVANIZED WALL PAN FLASHING. APPLY STUCCO OVER GALVANIZED METAL
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THRESHOLD.
05. BALCONY DECK BEHIND STAIR. CONSTRUCT
j ADDITIONAL 3/4" EXTERIOR GLUE PLYWOOD
DECK OVER EXISTING DECK WITH 2X4
SLEEPERS @ 12" O.C. SLOPE
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06. E.S.P. FINISH POWDER WHITE
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01. BALCONY DECKS. PROVIDE 1 1/2"
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GRADE PLYWOOD. SLOPE LIGHTWEIGHT @
1/4" PER FOOT MINIMUM FOR POSITIVE
DRAINAGE IN DIRECTIONS INDICATED BY
ARROWS. PROVIDE GALVANIZED WALL/DECK
PAN FLASHING.
02. CLOSET DECKS. PROVIDE 1 1/2"
LIGHTWEIGHT CONCRETE OVER BITUTHANE;
MEMBRANE IN ALL EXTERIOR CLOSETS.'
PROVIDE GALVANIZED WALL PAN FLASHING.
EXTEND PAN FLASHING UNDERNEATH
THRESHOLD.
03. BALCONY SUPPORT BEAMS. REPLACE ALL
DAMAGED BEAMS. WITH 2- 2X10 #2 SYP
WOOD MEMBERS WITH 7/16" CONTINUOUS
OSB FLITCH PLATE. CONTRACTOR IS
RESPONSIBLE FOR SHORING AND TEMPORARY
SUPPORT OF ALL LOAD BEARING MEMBERS.
04. REPLACEMENT WALLS. PROVIDE SINGLE
BOTTOM PRESSURE TREATED AND DOUBLE
TOP PLATE. PROVIDE DOUBLE STUD
SUPPORTS FOR ALL BALCONY BEAMS.
SECURE NEW BOTTOM PLATE TO SLAB WITH
1/2" DIAMETER EXPANSION BOLTS.
SHEATH WALLS WITH 7/16" OSB. MATCH
EXISTING STUCCO FINISH AND TEXTURE.
APPLY STUCCO OVER GALVANIZED METAL
LATH OVER 15# FELT.
05. BALCONY DECK BEHIND STAIR. CONSTRUCT
ADDITIONAL 3/4" EXTERIOR GLUE PLYWOOD
DECK OVER EXISTING DECK WITH 2X4
SLEEPERS @ 12" O.C. SLOPE
LIGHTWEIGHT @ 1/4" PER FOOT TO EDGE
OF BALCONY.
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01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF RECONSTRUCTION.
REPLACE DAMAGED EXISTING BUILDING
COMPONENTS WITH NEW MATERIALS TO
MATCH OR EXCEED EXISTING CONDITIONS
AS REQUIRED BY FIELD CONDITIONS. IF
-I' AREAS OF RECONSTRUCTION SIGNIFICANTLY
EXCEED OR DIFFER FROM AREAS SHOWN ON '04
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND THE OWNER
FOR FURTHER DIRECTION.
02.
PITCHED ROOF MEMBRANE. PROVIDE 235
LB. FUNGUS RESISTANT SHINGLE AS
MANUFACTURED BY OWENS-CORNING, JOHNS-
MANVILLE, OR GAF. UNDERLAYMENT SHALL
BE 1 LAYER OF #15 GLAS FELT OVER THEI
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY
THE OWNER.
--1 I / Tl f - _
FLAT ROOF MEMBRANE. CREATE ROOF SLOPE
05.
GUARDRAILS. PROVIDE 42" HIGH 1 112"
AS SHOWN WITH RIGID INSULATION. MOP
SQUARE TUBULAR STEEL HORIZONTAL
A #15 GLAS FELT IN TYPE III ASPHALT
MEMBERS. SEE DETAILS ON SHEET 4.5
AS AN UNDERLAYMENT. PROVIDE 160 MIL
FOR ATTACHMENT AND DETAILS.
MODIFIED ROOFING MATERIAL (TARMAC OR
-
EQUAL). APPLY A COATING OF ALUMINUM
06.
HANDRAILS. PROVIDE 1 1/2" ROUND
PAINT (COLOR TO MATCH ROOF SHINGLES.'
GALVANIZED TUBULAR STEEL HANDRAILS.
PROVIDE NEW GALVANIZED DRIP EDGE
REFER TO DETAIL ON SHEET 4.6.
FLASHING ON FASCIA.
07.
GUTTERS. PROVIDE ALUMINUM GUTTERS
WITH ALUMINUM LEADERS IN LOCATIONS
WALL FINISH. INSTALL STUCCO OVER
SHOWN. PROVIDE ALUMINUM SPLASH
GALVANIZED METAL LATH ON 15# FELT
PLATES WHERE LEADERS DISCHARGE ONTO
OVER SPAN RATED CODE CERTIFIED OSB.
G
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
MATCH TEXTURE AND THICKNESS OF
-T�-
WHERE LEADERS DISCHARGE ONTO GRADE.
EXISTING STUCCO. SEE DETAIL ON SHEET
PAINT GUTTERS AND LEADERS TO MATCH
4.2 FOR CONNECTION BETWEEN NEW AND
BUILDING COLORS.
EXISTING STUCCO.
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SAILPOINTE RENOVATION
OWNER: PACIFIC MUTUAL, LIFE INSUR VNCE C0MP,VNY CONTRACTOR: EPOCII PROPERTIES
08. SIMULATED LOUVERS. REPLACE DAMAGED
WOOD LOUVERS AS REQUIRED WITH FYPON
OR EQUAL FIBERGLASS LOUVERS. SUBMIT
WOOD LOUVERS AS A DEDUCTIVE
ALTERNATE.
R.
10.
STAIR GUARDRAILS. PROVIDE 34"
HIGH SQUARE TUBULAR HORIZONTAL STEEL
GUARDRAILS. ALL RAILINGS SHALL BE
1 112" TUBULAR STEEL. SEE SHEET 4.6
FOR DETAILS.
BUILDING STORM DRAIN LINES. CONNECT
ROOF LEADER TO 4" DIAMETER DRAIN
LINES WITH BELL OPENING AT BOTTOM OF
LEADER FOR CLEANOUT. EXTEND TO
POSITIVE DRAIN LOCATION.
E.S.P. FINISH POWDER WHITE
ALUMINUM SCREEN ENCLOSURE. SEE
SCREEN ENCLOSURE SHOP DRAWINGS.
FORUMN
ARCHITECTURE. INC.
PLANNING
ARCHITECTURE
INTERIOR DESIGN
TI I
/ Ts ti
745 Orienta Avenue
Suite 1121
Altamonte Springs. FL 32701
(407) 830-1400
FAX (407) 830-4143
01
02.
DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF RECONSTRUCTION.
REPLACE DAMAGED EXISTING BUILDING
COMPONENTS WITH NEW MATERIALS TO
MATCH OR EXCEED EXISTING CONDITIONS
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF RECONSTRUCTION SIGNIFICANTLY
EXCEED OR DIFFER FROM AREAS SHOWN ON 03
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND THE OWNER
FOR FURTHER DIRECTION.
PITCHED ROOF
MEMBRANE. PROVIDE 235 �04.
WALL FINISH. INSTALL STUCCO
OVER 107.
GUTTERS. PROVIDE ALUMINUM GUTTERS
LB. FUNGUS
RESISTANT SHINGLE AS
GALVANIZED METAL LATH ON 15#
FELT
WITH ALUMINUM LEADERS IN LOCATIONS
MANUFACTURED
BY OWENS-CORNING, JOHNS-
OVER SPAN RATED CODE CERTIFIED
OSB. I
SHOWN. PROVIDE ALUMINUM SPLASH
MANVILLE, OR
GAF. UNDERLAYMENT SHALL
MATCH TEXTURE AND THICKNESS
OF
PLATES WHERE LEADERS DISCHARGE ONTO
BE 1 LAYER OF #15 GLAS FELT OVER THE
EXISTING STUCCO. SEE.DETAIL ON SHEET
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
PLYWOOD DECK.
PROVIDE NEW GALVANIZED
4.2 FOR CONNECTION BETWEEN NEW
AND
WHERE LEADERS DISCHARGE ONTO GRADE.
DRIP EDGE FLASHING ON FASCIA. COLOR
EXISTING STUCCO.
PAINT GUTTERS AND LEADERS TO MATCH
AND STYLE OF
SHINGLES AS SELECTED BYI
BUILDING COLORS.
THE OWNER. 05. GUARDRAILS. PROVIDE 42" HIGH 1 1/2"
SQUARE TUBULAR STEEL HORIZONTAL 08.
FLAT ROOF MEMBRANE. CREATE ROOF SLOPE MEMBERS. SEE DETAILS ON SHEET 4.5
AS SHOWN WITH RIGID INSULATION. MOP FOR ATTACHMENT AND DETAILS.
A #15 GLAS FELT IN TYPE III ASPHALT ! ------ -- ----
AS AN UNDERLAYMENT. PROVIDE 160 MIL 106. HANDRAILS. PROVIDE 1 1/2" ROUND
MODIFIED ROOFING MATERIAL (TARMAC OR GALVANIZED TUBULAR STEEL HANDRAILS. --
EQUAL). APPLY A COATING OF ALUMINUM - _ REFER TO DETAIL_ ON SHEET 4.6.
PAINT (COLOR TO MATCH ROOF SHINGLES.y17}��- 09•
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BUILDING STORM DRAIN LINES. CONNECT
ROOF LEADER TO 4 DIAMETER DRAIN
LINES WITH BELL OPENING AT BOTTOM OF
LEADER FOR CLEANOUT. EXTEND TO
POSITIVE DRAIN LOCATION.
SIMULATED LOUVERS. REPLACE DAMAGED
WOOD LOUVERS AS REQUIRED WITH FYPON
OR EQUAL FIBERGLASS LOUVERS. SUBMIT
WOOD LOUVERS AS A DEDUCTIVE
ALTERNATE.
STAIR GUARDRAILS. PROVIDE 34"
HIGH SQUARE TUBULAR HORIZONTAL STEEL
GUARDRAILS. ALL RAILINGS SHALL BE
E.S.P. FINISH POWDER WHITE
ALUMINUM SCREEN ENCLOSURE. SEE
SCREEN ENCLOSURE SHOP DRAWINGS.
N O �-� �� 04.
WALL FINISH. INSTALL STUCCO OVER 07.
GALVANIZED METAL LATH ON 15# FELT
01. DRAWINGS ARE" INTENDED TO CONVEY
OVER SPAN RATED CODE CERTIFIED OSB.
GENERAL AREAS OF RECONSTRUCTION.
MATCH TEXTURE AND THICKNESS OF
REPLACE DAMAGED EXISTING BUILDING
EXISTING STUCCO. SEE DETAIL ON SHEET
COMPONENTS WITH NEW MATERIALS TO
4.2 FOR CONNECTION BETWEEN NEW AND
MATCH OR EXCEED EXISTING CONDITIONS
EXISTING STUCCO.
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF RECONSTRUCTION SIGNIFICANTLY 05.
GUARDRAILS. PROVIDE 42" HIGH 1 1 2"
EXCEED OR DIFFER FROM AREAS SHOWN ON
SQUARE TUBULAR STEEL HORIZONTAL 08.
DEMOLITION ELEVATIONS AND PLANS, _
MEMBERS. SEE DETAILS ON SHEET 4.5
CONTACT THE ARCHITECT AND THE OWNER
FOR ATTACHMENT AND DETAILS.
FOR FURTHER DIRECTION. 06.
HANDRAILS. PROVIDE 1 1/2" ROUND
02. PITCHED ROOF MEMBRANE. PROVIDE 235
GALVANIZED TUBULAR STEEL HANDRAILS.
LB. FUNGUS RESISTANT SHINGLE AS
REFER TO DETAIL ON SHEET 4.6.
MANUFACTURED BY OWENS-CORNING, JOHNS-
MANVILLE, OR GAF. UNDERLAYMENT SHALL
BE 1 LAYER OF #15 GLAS FELT OVER THE
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY
THE OWNER.
03. FLAT ROOF MEMBRANE. CREATE ROOF SLOPE
AS SHOWN WITH RIGID INSULATION. MOP
A #15 GI AS FELT IN TYPE III ASPHALT
GUTTERS. PROVIDE ALUMINUM GUTTERS 09.
WITH ALUMINUM LEADERS IN LOCATIONS
SHOWN. PROVIDE ALUMINUM SPLASH
PLATES WHERE LEADERS DISCHARGE ONTO
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS _
WHERE LEADERS DISCHARGE ONTO GRADE.
PAINT GUTTERS AND LEADERS TO MATCH 10.
BUILDING COLORS.
SIMULATED LOUVERS. REPLACE DAMAGED
WOOD LOUVERS AS REQUIRED WITH FYPON
OR EQUAL FIBERGLASS LOUVERS. SUBMIT
WOOD LOUVERS AS A DEDUCTIVE 11.
ALTERNATE.
AS AN UNDERLAYMENT. PROVIDE 160 MIL oZ.
MODIFIED ROOFING MATERIAL (TARMAC OR
EQUAL). APPLY A COATING OF ALUMINUM
PAINT (COLOR TO MATCH ROOF SHINGLES.'
PROVIDE NEW GALVANIZED DRIP EDGE;
FLASHING ON FASCIA
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STAIR GUARDRAILS. PROVIDE 34"
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GUARDRAILS. ALL RAILINGS SHALL BE
1 112" TUBULAR STEEL. SEE SHEET 4.6
FOR DETAILS.
BUILDING STORM DRAIN LINES. CONNECT
ROOF LEADER TO 4" DIAMETER DRAIN
LINES WITH BELL OPENING AT BOTTOM OF
LEADER FOR. CLEANOUT. EXTEND TO
POSITIVE DRAIN LOCATION.
E.S.P. FINISH POWDER WHITE
ALUMINUM SCREEN ENCLOSURE. SEE
SCREEN ENCLOSURE SHOP DRAWINGS.
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01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF RECONSTRUCTION.
REPLACE DAMAGED EXISTING BUILDING
COMPONENTS WITH NEW MATERIALS TO
MATCH OR EXCEED EXISTING CONDITIONS
AS REQUIRED BY FIELD CONDITIONS. IF'
AREAS OF RECONSTRUCTION SIGNIFICANTLY'
EXCEED OR DIFFER FROM AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS, 03.
CONTACT THE ARCHITECT AND THE OWNER
FOR FURTHER DIRECTION.
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PITCHED ROOF MEMBRANE. PROVIDE 235; 04
LB. FUNGUS RESISTANT SHINGLE AS'
MANUFACTURED BY OWENS-CORNING, JOHNS-
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BE 1 LAYER OF #15 GLAS FELT OVER THE
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY.
THE OWNER. 105
FLAT ROOF MEMBRANE. CREATE ROOF SLOPE:
AS SHOWN WITH RIGID INSULATION. MOP.
A #15 GLAS FELT IN TYPE III ASPHALT
AS AN UNDERLAYMENT. PROVIDE 160 MIL''06.
MODIFIED ROOFING MATERIAL (TARMAC OR
EQUAL). APPLY A COATING OF ALUMINUM
PAINT (COLOR TO MATCH ROOF SHINGLES.;,
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FLASHING ON FASCIA.
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WALL FINISH. INSTALL STUCCO OVER
GALVANIZED METAL LATH ON 15# FELT
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MATCH TEXTURE AND THICKNESS OF
EXISTING STUCCO. SEE DETAIL ON SHEET
4.2 FOR CONNECTION BETWEEN NEW AND
EXISTING STUCCO.
GUARDRAILS. PROVIDE 42" HIGH 1 1/2"
07. GUTTERS. PROVIDE ALUMINUM GUTTERS
WITH ALUMINUM LEADERS IN LOCATIONS
SHOWN. PROVIDE ALUMINUM SPLASH
PLATES WHERE LEADERS DISCHARGE ONTO
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
WHERE LEADERS DISCHARGE ONTO GRADE.
PAINT GUTTERS AND LEADERS TO MATCH
BUILDING COLORS.
SQUARE TUBULAR STEEL HORIZONTAL 08. SIMULATED LOUVERS. REPLACE DAMAGED
MEMBERS. SEE DETAILS ON SHEET 4.5, WOOD LOUVERS AS REQUIRED WITH FYPON
FOR ATTACHMENT AND DETAILS. OR EQUAL FIBERGLASS LOUVERS. SUBMIT
-_--- HANDRAILS. PROVIDE 1 1/2" ROUND WOOD LOUVERS AS A DEDUCTIVEALTERNATE.
GALVANIZED TUBULAR STEEL HANDRAILS.
REFER TO DETAIL ON SHEET 4.6. 09 STAIR GUARDRAILS PROVIDE 34"
DNERTER
07
HIGH SQUARE TUBULAR HORIZONTAL STEEL
GUARDRAILS. ALL RAILINGS SHALL BE
1 1/2" TUBULAR STEEL. SEE SHEET 4.6
_FOR DETAILS. -
10. BUILDING STORM DRAIN LINES. CONNECT
ROOF LEADER TO 4" DIAMETER DRAIN
LINES WITH BELL OPENING -AT BOTTOM OF
LEADER FOR CLEANOUT. EXTEND TO
POSITIVE DRAIN LOCATION.
11. E.S.P. FINISH POWDER WHITE
ALUMINUM SCREEN ENCLOSURE. SEE
SCREEN ENCLOSURE SHOP DRAWINGS.
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01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF RECONSTRUCTION.
REPLACE DAMAGED EXISTING BUILDING
COMPONENTS WITH NEW MATERIALS TO
MATCH OR EXCEED EXISTING CONDITIONS
AS REQUIRED BY FIELD CONDITIONS. IF
AREAS OF RECONSTRUCTION SIGNIFICANTLY
EXCEED OR DIFFER FROM AREAS SHOWN ON
DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND THE OWNER
FOR FURTHER DIRECTION.
02. PITCHED ROOF MEMBRANE. PROVIDE M 04,
LB. FUNGUS RESISTANT .SHINGLE AS
MANUFACTURED BY OWENS-CORNING, JOHNS
MANVILLE, OR GAF. UNDERLAYMENT SHALL
BE 1 LAYER OF #15 GLAS FELT OVER THE
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY
THE OWNER. 05.
03.
FLAT ROOF MEMBRANE. CREATE ROOF SLOPE
AS SHOWN WITH RIGID INSULATION. MOP'
A #15 GLAS FELT IN TYPE III ASPHALT
AS AN UNDERLAYMENT. PROVIDE 160 MIL,
MODIFIED ROOFING MATERIAL (TARMAC OR
EQUAL). APPLY A COATING OF ALUMINUM
PAINT (COLOR TO MATCH ROOF SHINGLES.'
PROVIDE NEW GALVANIZED DRIP EDGE
FLASHING ON FASCIA.
�.
WALL FINISH. INSTALL STUCCO OVER
GALVANIZED METAL LATH ON 15# FELT
OVER SPAN RATED CODE CERTIFIED OSB.
MATCH TEXTURE AND THICKNESS OF
EXISTING STUCCO. SEE DETAIL ON SHEET
4.2 FOR CONNECTION BETWEEN NEW AND
EXISTING STUCCO.
GUARDRAILS. PROVIDE 42" HIGH 1 1/2"
SQUARE TUBULAR STEEL HORIZONTAL
MEMBERS. SEE DETAILS ON SHEET 4.5
FOR ATTACHMENT AND DETAILS.
HANDRAILS. PROVIDE 1 1/2" ROUND
GALVANIZED TUBULAR STEEL HANDRAILS.
REFER TO DETAIL ON SHEET 4.6.
07. GUTTERS. PROVIDE ALUMINUM GUTTERS
WITH ALUMINUM LEADERS IN LOCATIONS
SHOWN. PROVIDE ALUMINUM SPLASH
PLATES WHERE LEADERS DISCHARGE ONTO
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
WHERE LEADERS DISCHARGE ONTO GRADE.
PAINT GUTTERS AND LEADERS TO MATCH
BUILDING COLORS.
08. SIMULATED LOUVERS. REPLACE DAMAGED
WOOD LOUVERS AS REQUIRED WITH FYPON
OR EQUAL FIBERGLASS LOUVERS. SUBMIT
WOOD LOUVERS AS A DEDUCTIVE
ALTERNATE.
m•
SAILPOINTE RENOVATION
OWNER: PACIFIC MUTU.IL LIFE INSUR,%:\CE CO.NII'.LN"Y CONTIL\CTOR: EPOCII PROPERTIES
STAIR GUARDRAILS. PROVIDE 34"
HIGH SQUARE TUBULAR HORIZONTAL STEEL.
GUARDRAILS. ALL RAILING SH,LL BE
11 1/2 TUBULAR STEEL. -SEE SHEET 4.6
FOR DETAILS.
FORUMS
ARCHITECTURE, INC.
-, /
745 Orienta Avenue
Suite 1121
AI!amonte Springs. FL 32701
(407) 830-..14tj0
FAX (407) 830-4143
PLANNING
ARCHITECTURE
INTERIOR DESIGN
512.
04 ,
01. DRAWINGS ARE INTENDED TO CONVEY
GENERAL AREAS OF RECONSTRUCTION.
REPLACE DAMAGED EXISTING BUILDING
- COMPONENTS WITH NEW MATERIALS TO
MATCH OR EXCEED EXISTING CONDITIONS
AS REQUIRED BY FIELD CONDITIONS. IF: OS.
AREAS OF RECONSTRUCTION SIGNIFICANTLY
EXCEED OR DIFFER FROM AREAS SHOWN ON
„- DEMOLITION ELEVATIONS AND PLANS,
CONTACT THE ARCHITECT AND THE OWNER ----
FOR FURTHER DIRECTION. 06.
02. PITCHED ROOF MEMBRANE. PROVIDE 235.
LB. FUNGUS RESISTANT SHINGLE AS
MANUFACTURED BY OWENS-CORNING, JOHNS-
r___ MANVILLE, OR GAF. UNDERLAYMENT SHALL
BE I LAYER OF #15 GLAS FELT OVER THE
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY
THE OWNER.
- 03. FLAT ROOF MEMBRANE. CREATE ROOF SLOPE
AS SHOWN WITH RIGID INSULATION. MOP
A #15 GLAS FELT IN TYPE III ASPHALT
AS AN UNDERLAYMENT. PROVIDE 160 MIL
MODIFIED ROOFING MATERIAL (TARMAC OR
EQUAL). APPLY"A COATING OF ALUMINUM
PAINT (COLOR TO MATCH ROOF SHINGLES.
PROVIDE NEW GALVANIZED DRIP EDGE'
FLASHING ON FASCIA.
WALL FINISH. INSTALL STUCCO OVER'07.
GALVANIZED METAL LATH ON 15# FELT
OVER SPAN RATED CODE CERTIFIED OSB.
MATCH TEXTURE AND THICKNESS OF
EXISTING STUCCO. SEE DETAIL ON SHEET
4.2 FOR CONNECTION BETWEEN NEW AND
EXISTING STUCCO.
GUTTERS. PROVIDE ALUMINUM GUTTERS
WITH ALUMINUM LEADERS IN LOCATIONS
SHOWN. PROVIDE ALUMINUM SPLASH
PLATES WHERE LEADERS DISCHARGE ONTO
ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
WHERE LEADERS DISCHARGE ONTO GRADE.
PAINT GUTTERS AND LEADERS TO MATCH
BUILDING COLORS.
GUARDRAILS. PROVIDE 42" HIGH 1 1/2"
SQUARE TUBULAR STEEL HORIZONTAL 08. SIMULATED LOUVERS. REPLACE DAMAGED
MEMBERS. SEE DETAILS ON SHEET 4.5 WOOD LOUVERS AS REQUIRED WITH FYPON
FOR ATTACHMENT AND DETAILS. OR EQUAL FIBERGLASS LOUVERS. SUBMIT
HANDRAILS. PROVIDE 1 112" ROUND WOOD LOUVERS AS A DEDUCTIVE
GALVANIZED TUBULAR STEEL HANDRAILS. ALTERNATE.
REFER TO DETAIL ON SHEET 4.6. - -
WA
S-1
oz.
SAILPOINTE RENOVATION
OWNER. PACIFIC MUTUAL LIFE INSURANCE CO`IP VNY CONTRACTOR: EPOCH PROPERTIES
�Nr� �Lr--vQTIo-r-
FORUME
ARCHITECTURE, INC.
PLANNING
ARCHITECTURE
INTERIOR DESIGN
745 Orienta Avenue
Suite 1121
Altamonte Springs, FL 32701
(407) 830-1400
FAX (407) 83a-4143
#AA C001366
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N�, I 04. WALL FINISH. INSTALL STUCCO OVER 07. GUTTERS. PROVIDE ALUMINUM GUTTERS
�T� �' GALVANIZED METAL LATH ON 15# FELT WITH ALUMINUM LEADERS IN LOCATIONS
-I O1. DRAWINGS ARE INTENDED TO CONVEY ('( OVER SPAN RATED CODE CERTIFIED OSB. SHOWN. PROVIDE ALUMINUM SPLASH
GENERAL AREAS INTENDED
RECONSTRUCTION.ONVEY MATCH TEXTURE AND THICKNESS OF PLATES WHERE LEADERS DISCHARGE ONTO
REPLACE DAMAGED EXISTING BUILDING EXISTING STUCCO. SEE DETAIL ON SHEET ROOFS. PROVIDE CONCRETE SPLASHBLOCKS
COMPONENTS WITH NEW MATERIALS TO 4.2 FOR CONNECTION BETWEEN NEW AND WHERE LEADERS DISCHARGE ONTO GRADE.
MATCH OR EXCEED EXISTING CONDITIONS EXISTING STUCCO. PAINT GUTTERS AND LEADERS TO MATCH,
AS REQUIRED BY FIELD CONDITIONS. IF' BUILDING COLORS.
AREAS OF RECONSTRUCTION SIGNIFICANTLY O5. GUARDRAILS. PROVIDE 42" HIGH 1 1/2"
s SQUARE TUBULAR STEEL HORIZONTAL 08. SIMULATED LOUVERS. REPLACE DAMAGED
EXCEED OR DIFFER FROM AREAS SHOWN ON MEMBERS. SEE DETAILS ON SHEET 4.5 WOOD LOUVERS AS REQUIRED WITH FYPON
DEMOLITION ELEVATIONS AND PLANS, FOR ATTACHMENT AND DETAILS. OR EQUAL FIBERGLASS LOUVERS. SUBMIT
CONTACT THE ARCHITECT AND THE OWNER - - - -- --
FOR FURTHER DIRECTION. 06. HANDRAILS: PROVIDE 1 1/2 ROUND WOOD LOUVERS AS A DEDUCTIVE.
GALVANIZED TUBULAR STEEL HANDRAILS. ALTERNATE.
02. PITCHED ROOF MEMBRANE. PROVIDE 235 REFER TO DETAIL ON SHEET 4.6.
LB. FUNGUS RESISTANT SHINGLE AS
MANUFACTURED BY OWENS-CORNING, JOHNS
MANVILLE, OR GAF. UNDERLAYMENT SHALL
BE 1 LAYER OF #15 GLAS FELT OVER THE
PLYWOOD DECK. PROVIDE NEW GALVANIZED
DRIP EDGE FLASHING ON FASCIA. COLOR
AND STYLE OF SHINGLES AS SELECTED BY:
THE OWNER.
-.r 03. FLAT ROOF MEMBRANE. CREATE ROOF -SLOPE
AS SHOWN WITH RIGID INSULATION. MOP
A #15 GLAS FELT IN TYPE III ASPHALT'
AS AN UNDERLAYMENT. PROVIDE 160 MIL
MODIFIED ROOFING MATERIAL (TARMAC OR
S i EQUAL). APPLY A COATING OF ALUMINUM az.
PAINT (COLOR TO MATCH ROOF SHINGLES.
PROVIDE NEW GALVANIZED DRIP EDGE
FLASHING ON FASCIA.
1
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i 7F1oF1 i N a7v,' 1
SAILPOINTE RENOVATION
OWNER: PACIFIC MUTUAL LIFE INSURAINCE COMPANY CONTRACTOR: EPOCH PROPERTIES
FORUMS
ARCHITECTURE, INC.
PLANNING
ARCHITECTURE
INTERIOR DESIGN
�yr
745 Orienta Avenue
Suite 1121
Altamonte Springs. FL 32701
(407) 830-1400
FAX (407) 830-4143
JfAA C001366
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PROJECT MANUAL: SAILPOINTE APARTMENTS
INDEX
OF DRAWINGS
MAY 13, 1992
1.1
TITLE SHEET
It
shall be the duty of each Contractor and Subcontractors to coordinate with
1.2
SITE PLAN
each
other, verifying existing conditions, and in each case where questions or
1.3
INDEX/ BUILDING TYPES I AND II
doubt
as to space conditions or location exist, to submit a workable solution
1.4
BUILDING TYPES III AND IV
to
the Owner for his approval before installation.
1.5
BUILDING SECTION A -A
2.1
DEMOLITION PLANS BALCONY TYPES A-1 AND A-2
SPECIAL
CONDITIONS
2.2
DEMOLITION PLANS BALCONY TYPES A-3 AND A-4
2.3
DEMOLITION PLANS BALCONY TYPE B-1
1.
PROJECT SCOPE. The work of this project consists of furnishing all labor
2.4
DEMOLITION PLANS BALCONY TYPE B-2
and materials required to refurbish the apartment buildings (as stipulated
2.5
DEMOLITION PLANS BALCONY TYPE B-3
in the contract documents by Forum Architecture Inc.) and regrade the
2.6
DEMOLITION PLANS BALCONY TYPE B-4
site as stipulated by the contract documents by Bowyer Singleton and
2.7
DEMOLITION PLAN TYPE C THIRD FLOOR BREEZEWAY
Associates Inc. The contractor shall base his scope on the contract
documents and inspection of field conditions to determine the extent of
2.8
DEMOLITION ELEVATION BUILDING TYPE I
the work.
2.9
DEMOLITION ELEVATION -BUILDING TYPE II
2.10
DEMOLITION ELEVATION BUILDING TYPE III PARTIAL
2.
THE OWNER: Pacific Mutual Life Insurance Company
2.11
DEMOLITION ELEVATION BUILDING TYPE III PARTIAL
"
2.12
DEMOLITION ELEVATION BUILDING TYPE IV
3.
OWNER REFERENCE. Words such as "approved", "satisfactory", "as
2.13
DEMOLITION END ELEVATION BUILDING TYPES I AND III
directed", "as submitted" or similar phrases used in the documents shall
2.14
DEMOLITION END ELEVATION BUILDING TYPES II AND IV
mean that the material or item referred to shall be approved by,
satisfactory to, as directed by, or submitted to the Owner or his
3.1
FLOOR PLANS BALCONY TYPES A-1 AND A-2
representative.
3.2
FLOOR PLANS BALCONY TYPES A-3 AND A-4
3.3
FLOOR PLAN BALCONY TYPE B-1
4.
PROJECT LOCATION: The intersection of French Ave. and Seminole Blvd. in
3.4
FLOOR PLAN BALCONY TYPE B-2
Sanford, Florida on Lake Monroe.
3.5
FLOOR PLAN BALCONY TYPE B-3
3.6
FLOOR PLAN BALCONY TYPE B-4
5.
GENERAL CONDITIONS. The AIA general conditions document A201 shall be
3.7
FLOOR PLAN TYPE C THIRD FLOOR BREEZEWAY
considered as part of the contract documents.
3.8
ELEVATION BUILDING TYPE I
6.
PROTECTION OF PUBLIC AND PROPERTY. Contractor shall protect all materials
3.9
ELEVATION BUILDING TYPE II
and work against injury from any cause and shall provide and maintain all
3.10
ELEVATION BUILDING TYPE III PARTIAL
necessary guards for the protection of the public. He shall be responsible
3.11
ELEVATION BUILDING TYPE III PARTIAL
for all injury to the public which may occur as a result of his fault or
3.12
ELEVATION BUILDING TYPE IV
negligence in the execution of his work.
3.13
END ELEVATION BUILDING TYPES I AND III
3.14
END ELEVATION BUILDING TYPES II AND IV
7.
CLEANUP. Each Subcontractor shall clean behind his activity and be
responsible for removal of all rubbish and debris from job site, paint
4.1
STUCCO DETAIL @ FOUNDATION
spots and dirt from surfaces, hardware, fixtures and floors that result
4.2
BALCONY SECTION AND DETAILS
from the performance of his activities before receiving compensation for
4.3
SCUPPER AND WALL DETAIL
the work.
4.4
THRESHOLD DETAILS
4.5
GUARDRAIL DETAILS
8.
The contract documents is the project manual and the document entitled
4.6
STAIR RAILING DETAILS
"Sailpointe Renovation". The set of documents includes the following
4.7
FLAT ROOF AND MISC. DETAILS
sheets:
4.8
ROOF WALL DETAILS
1
9. CONFLICTS, OVERSITES OR CLARIFICATIONS: The contractor shall seek
clarification from the architect if he discovers that existing conditions create
conflicts or oversites are found in the contract documents.
2
SAILPOINTE SPECIFICATIONS
5/92
SITE WORK
1. REFER TO CONTRACT DOCUMENTS PREPARED BY BOWYER SINGLETON AND
ASSOCIATES.
CUTTING AND PATCHING
1. CUTTING AND PATCHING BEYOND DEFINED SCOPE: When areas of cutting and patching
significantly exceed areas denoted in plans, contact architect and owner to
obtain written approval of procedures for cutting and patching before
proceeding. Notification of Architect shall be well in advance of the time
cutting and patching will be performed and request approval to proceed.
Approval by the Architect to proceed with cutting and patching does not waive
the Architect's right to later require complete removal and replacement of a
part of the Work found to be unsatisfactory.
2. QUALITY ASSURANCE
A. Requirements for Structural Work: Do not cut and patch structural elements
in a manner that would reduce their load -carrying capacity or
load -deflection ratio.
It is the contractor's responsibility to exercise care in cutting and
patching so that the following are not permanently affected:
Bearing and retaining walls.
Structural steel.
Stair systems.
Miscellaneous structural metals.
Piping.
B. Operational and Safety Limitations: Cutting and patching shall not affect
the operating elements such as smoke detectors, fire alarms , other fire
notification systems or safety related components in a manner that would
result in reducing their capacity to perform as intended, or result in
increased maintenance, or decreased operational life or safety.
Contractor shall insure that cutting and patching shall not impair the
operation of the following elements or safety related systems:
Shoring, bracing,
Primary operational systems and equipment.
Air or smoke barriers.
Fire protection systems.
Control systems.
Communication systems.
Electrical wiring systems.
C. Visual Requirements: Cutting and patching shall be straight, level, plumb,
even and of first quality. When cut lines intersect, they shall be
straight, level and perpendicular. Wherever possible, cuts in close
proximity shall be made in consistent heights. Remove and replace Work cut
and patched in a visually unsatisfactory manner.
3 4
J
SAILPOINTE SPECIFICATIONS
3. MATERIALS
5/92
Use materials that are identical in appearance to existing materials. Materials
shall match existing adjacent surfaces to the fullest extent possible with regard
to visual effect. Use materials whose installed performance will equal or surpass
that of existing materials.
4. EXECUTION
A. Inspection: Before cutting existing surfaces and materials, examine
surfaces and materials to be cut and patched and conditions under which
cutting and patching is to be performed. Take corrective action before
proceeding, if unsafe or unsatisfactory conditions are encountered.
B. Temporary Support: Provide temporary support of Work to be cut.
C. Protection: Protect existing construction during cutting and patching to
prevent damage. Provide protection from adverse weather conditions for
portions of the Project that might be exposed during cutting and patching
operations.
D. Cutting: Cut existing construction using methods least likely to damage
elements to be retained or adjoining construction. In general, where
cutting -is required use hand or small power tools designed for sawing or
grinding, not hammering and chopping. Cut holes and slots neatly to size
required with minimum disturbance of adjacent surfaces. Temporarily cover
openings when not in use. By-pass utility services such as pipe or conduit,
before cutting, where services are shown or required to be removed,
relocated or abandoned. Cut-off pipe or conduit in walls or partitions to
be removed. Cap, valve or plug and seal the remaining portion of pipe or
conduit to prevent entrance of moisture or other foreign matter after
by-passing and cutting.
E. Patching: Patch with durable seams that are as invisible as possible.
Comply with specified tolerances. Where feasible, inspect and test patched
areas to demonstrate integrity of the installation. Restore exposed
finishes of patched areas and extend finish restoration into retained
adjoining construction in a manner that will eliminate evidence of patching
and refinishing.
F. Cleaning: Thoroughly clean areas and spaces where cutting and patching is
performed or used as access. Remove completely paint, mortar, oils, putty
and items of similar nature. Thoroughly clean piping, conduit and similar
features before painting or other finishing is applied. Restore damaged
pipe covering to its original condition.
TEMPORARY STRUCTURES
1. Security and protection -facilities required include but are not limited to:
Temporary fire protection.
Barricades, warning signs, lights.
Enclosure fence for the site.
Environmental protection.
2. Quality Assurance
A. Regulations: Comply with industry standards and applicable laws and
regulations if authorities having jurisdiction, including but not
limited to:
Building Code requirements.
Health and safety regulations.
Utility company regulations.
Police, Fire Department and Rescue Squad rules.
Environmental protection regulations.-
3. Project Conditions
A. Conditions of Use: Keep jobsite clean and neat in appearance. Operate
in a safe and efficient manner. Take necessary fire prevention
measures. Do not allow hazardous dangerous or unsanitary conditions,
or public nuisances to develop or persist on the site.
4. Materials
A. For signs and directory boards, provide exterior type, Grade B-B High
Density Concrete Form Overlay Plywood conforming to PS-1, of sizes and
thickness indicated.
B. For fences and vision barriers, provide exterior type, minimum 3/8"
thick plywood as required by field conditions.
C. For safety barriers, sidewalk bridges and similar uses, provide minimum
5/8" thick exterior plywood as required by field conditions.
D. Open -Mesh Fencing: Provide 11-gage, galvanized 2-inch, chain link
fabric fencing 8-feet high with wire top strand and galvanized steel
pipe posts, 1-1/2" I.D. for line posts and 2-1/2" I.D. for corner posts.
0
5. Equipment
Maintain unobstructed access to fire extinguishers,
fire hydrants, temporary fire protection facilities,
;rh A.
Temporary Toilet Units: Provide self-contained single -occupant toilet
stairways and other access routes for fighting fires.
units of the chemical, aerated recirculation, or combustion type,
Prohibit smoking in hazardous fire exposure areas.
properly vented and fully enclosed with a glass fiber reinforced
polyester shell or similar nonabsorbent material.
Provide supervision of welding operations and other
sources of fire ignition.
B.
First Aid Supplies: Comply with governing regulations.
D. Barricades, Warning Signs and Lights: Comply with standards and code
r C.
Fire Extinguishers: On the jobsite provide hand -carried, portable,
requirements for erection of structurally adequate barricades. Paint
®
UL-rated, class "ABC" dry chemical extinguishers, or a combination of
with appropriate colors, graphics and warning signs to inform personnel
extinguishers of NFPA recommended classes for the exposures. Fire
and the public of the hazard being protected against. Where appropriate
extinguishers to remain until owner accepts the work as complete.
and needed provide lighting, including flashing red or amber lights.
Comply with NFPA 10 and 241 for classification, extinguishing agent and
E. Enclosure Fence: When renovation commences, install an enclosure fence
-
size required by location and class of fire exposure.
with lockable entrance gates. Locate where indicated, or enclose the
entire site or the portion determined sufficient to accommodate
construction operations. Install in a manner that will prevent people,
dogs and other animals from easily entering the site, except, by the
6. Installation
entrance gates. Provide open -mesh, chain -link fencing with posts set
in a compacted mixture' of gravel and earth.
A.
Use qualified personnel for installation of temporary facilities.
-,
Locate facilities where they will serve the Project adequately and
F. Storage: Where materials and equipment must be -stored, and are of value
result in minimum interference with performance of the Work. Relocate
or attractive for theft, provide a secure lockup. Enforce discipline
-
and modify facilities as required by job phases.
in connection with the installation and release of material to minimize
the opportunity for theft and vandalism.
B.
Toilets: Install self-contained toilet units. Shield toilets to ensure
privacy.
C. Temporary Fire Protection: Until fire protection needs are supplied by
permanent facilities, install and maintain temporary fire protection
facilities of the types needed to protect against reasonably predictable
and controllable fire losses. Comply with NFPA 10 "Standard for
Portable Fire Extinguishers," and NFPA 241 "Standard for Safeguarding
Construction, Alterations and Demolition Operations."
The work shall in no way impede the operations of
existing fire alarms, smoke detectors and other
notification systems.
Locate fire extinguishers where convenient and
effective for their intended purpose, but not less
than one extinguisher on each floor at or near each
usable stairwell.
Store combustible materials in containers in fire -safe
locations.
7
N
iG
DEMOLITION
1. SCOPE. Due to the nature of the work, the documents provided give a general
areas of demolition. It is the contractor's responsibility to inspect the damage
and determine where demolition is necessary provided it is not significantly
outside of the scope indicated on the drawings.
G. Provide temporary weather protection during interval between demolition and
removal of existing construction on exterior surfaces, and installation of
new construction to insure that no water leakage or damage occurs to
structure or interior areas of existing building.
N. Remove protection at completion of work.
A. Types of Demolition Work: Demolition requires the selective removal and
I.
Damages: Promptly repair damages caused to adjacent facilities by
subsequent offsite disposal of the following:
demolition work at no cost to Owner.
Portions of building structure indicated on drawings and as required to
J.
Traffic: Conduct selective demolition operations and debris removal in a
replace damaged existing construction.
manner to ensure minimum interference with roads, streets, walks, and other
adjacent occupied or used facilities.
2. COORDINATION: Submit schedule indicating proposed methods and sequence of
operations for selective demolition work to Owner's Representative for review
K.
Do not close, block or otherwise obstruct streets, walks or other occupied
prior to commencement of work. Include coordination for shut-off, capping, and
or used facilities without notifying owner. Provide alternate routes around
continuation of utility services as required, together with details for dust
closed or obstructed traffic ways if required by governing regulations.
and noise control protection.
L.
Utility Services: Maintain existing utilities indicated. to remain, keep in
A. Provide detailed sequence of demolition and removal work to ensure
service, and protect against damage during demolition o-perations.
uninterrupted progress of Owner's on -site operations.
Do not interrupt existing utilities serving occupied or used facilities,
except when authorized in writing by authorities having jurisdiction.
Coordinate with Owner's continuing occupation of portions of existing
Provide temporary services during interruptions to existing utilities, as
building, with Owner's partial occupancy of completed new addition, and
acceptable to governing authorities.
with Owner's reduced usage during summer months.
B. Job Conditions: Owner assumes no responsibility for actual condition of
4. DEMOLITION:
items or structures to be demolished. Conditions existing at time of
commencement of contract will be maintained by Owner insofar as practicable.
A.
Perform selective demolition work in a systematic manner. Use such methods
as required to complete work indicated on Drawings, as required by field
3. DEMOLITION PREPARATION:
conditions and governing regulations.
A. Prior to commencement of selective demolition work, inspect areas in which
B.
Demolish stucco in small sections. Cut stucco at junctures with
work will be performed. Notify the Architect and request additional
construction to remain using power -driven saw or hand tools. All lines
direction if any conditions deviate significantly from the scope of work
shall be straight, plumb level and of first quality.
outlined in the specifications and the contract documents.
C.
Locate demolition equipment throughout structure and promptly remove debris
B. Protection: Provide temporary barricades and other forms of protection as
to avoid imposing excessive loads on supporting walls, floors or framing.
required to protect Owner's personnel and general public from injury due to
selective demolition work.
D.
If unanticipated mechanical, electrical or structural elements which
conflict with intended function or design are encountered, investigate and
C. Provide protective measures as required to provide free and safe passage of
measure both nature and extent of the conflict. Submit report to Owner's
Owner's personnel and general public to and from occupied portions of
Representative in written, accurate detail. Pending receipt of directive
building.
from Owner's Representative rearrange selective demolition schedule as
neces-sary to continue overall job progress without delay.
D. Provide interior and exterior shoring, bracing, or support to prevent
movement, settlement, or collapse of structure or element to be demolished,
E.
Provide weatherproof closures for exterior openings resulting from
and adjacent facilities or work to remain. Cease operations and notify the
demolition work.
Owner's Representative immediately if safety of structure appears to be
endangered. Take precautions to support structure until determination is
made for continuing operations.
E. Protect from damage existing finish work that is to remain in place and
becomes exposed during demolition operations.
F. Protect decks with suitable coverings when necessary.
9 10
t 5. WASTE DISPOSAL AND CLEANUP CONCRETE `
A. Remove debris, rubbish and other materials resulting from demolition 1. GENERAL REQUIREMENTS: Exterior decks on floor joists to receive lightweight
operations from building site. Transport and legally dispose of materials concrete (minimum 1 1/2") Slpe lightweight in directions shown on the
t- off site. construction documents to provide positive drainage towards balcony wall
openings or scuppers.
B. If hazardous materials are encountered during demolition operations, comply
with applicable regulations, laws, and ordinances concerning removal, 2. PREPARATION OF SURFACES: Remove all dirt, dust, grease and other deleterious
handling and protection against exposure or environmental pollution. substances prior to pouring deck.
C. Burning of removed materials is not permitted on project site. 3'. APPLICATION:
U'i
D. Upon completion of demolition work, remove tools, equipment and demolished
materials from site. Remove protection and leave interior areas broom
clean.
E. Repair demolition performed in excess of that required. Return structures
and surfaces to remain to condition existing prior to commencement of
selective demolition work. Repair adjacent construction or surfaces soiled
or damaged by selective demolition work.
A. Environmental Conditions: Do not pour decks when weather is not favorable.
Protect all recently poured decks from rain and excessive moisture with
visqueen as require by field conditions.
B. Protection: Provide Barricades and other protective barriers to prevent
damage of concrete until satisfactory curing has occurred.
C. Suitability of Installer: Use installers with not less than 5 years
experience with this type -of application.
11 12
METALS
CARPENTRY
STRUCTURAL AND MISCELLANEOUS METALS.
1. SCOPE. Provide all rough carpentry and framing, rough hardware, finish trim
work, millwork and other miscellaneous items of work and material normally
1.
STRUCTURAL STEEL. ASTM A-36 unless otherwise noted.
provided by the carpentry trade and install items furnished to the job but not
installed by'a specific trade, including hanging doors, installing windows and
the like.
2.
MISCELLANEOUS ITEMS. Provide column anchor plates, anchor bolts, connectors
2. COORDINATION. Coordinate work with other trades and do all cutting and patching
and all miscellaneous items and their related components not necessarily
required to accommodate their work. Provide for proper installation of built -
described but necessary to complete the work in accordance with the intent of
in items; build openings, supports, nailers, headers and frames as shown or as
the drawings.
required by the trades. Headers and rafters shall meet all applicable codes.
3.
GALVANIZING. Where indicated, provide hot -dipped galvanized per ASTM A-123.
4. MATERIALS. Provide lumber which is sound, flat, straight, well -dressed,
4.
WORKMANSHIP. Execute all work using skilled metalworkers only. Make cuts,
thoroughly dry and free from defects. Conform to grading rules of themanufacturer's association under whose rules lumber is produced.
bending, punching and drilling accurate, neat and properly located. Where
metal has been flame cut, grind back to smooth, sound material. Grind and
file smooth all welds, riveted connections, and parts exposed to view; leave
exposed surfaces free of fabrication marks and with sharp, well defined lines
and arises. Fabricate work and install in a manner that will provide for
A. Dimension Lumber. No. 2 Southern Yellow Pine. Moisture content not to
"
_expansion and contraction, prevent the shearing of bolts, screws and other
exceed 19%. Provide bottom single plate (pressure treated) and double top
fasteners, insure rigidity, and provide close fitting of sections. Make
late. Provide
P �id e pressure treated lumber in all locations where wood members
sections true to len
length to allow assembly without fillers..
9
contact masonry. Provide pressure treated lumber on all stucco guard rails.
8.
SHOP PAINTING. On buckets and other exposed metal components, Red lead,
B. Roof Sheathing as listed hereinafter. Plywood. Conform to Products
Federal Specification TT-P-86, Type II, or
Standard PS-1 and* to applicable requirements of APA Plywood Construction
iron oxide, zinc chromate or alkyd primer meeting Steel Structures Painting
Guide for Group I plywoods (Douglas Fir and Southern Pine.), 1/2" thick CDX
Council paint specifications SSPC-Paint 2-64. Apply to all structural and
plywood.
-,
miscellaneous metalwork except galvanized surfaces.
9. STAIR AND BALCONY GUARDRAILS. Shall be 1 1/2" tubular steel. Connections
betweentubular steel components shall be continuously welded on all sides.
Gaps at rail intersections which may allow for water penetration will not be
acceptable. All rails shall be shop primed.
13
C. Plywood floor subsheathing. See details for application, Span rated and
Code Approved for fire rated assemblies.
Balcony Decks: 3/4" thick tongue and groove exterior grade plywood
Install plywood perpendicular to joists with end joints staggered. Secure
to joists with 3/8" bead of adhesive to top chord of joists and groove edge
of sheathing.
Replacement Wall sheathing: 7/16" Oriented Strand Board.
D. TREATED LUMBER. All balcony walls shall be constructed of pressure treated
lumber. Provide treated framing, nailers, plates and any other lumber
contacting slabs on grade, steel or poured decking, concrete or masonry
walls which are exposed to the weather, or as may be specifically called for
as being a treated material.
14
I
ROUGH CARPENTRY.
Fit framing closely, match accurately existing lines and levels, and secure
rigidly in place. Set horizontal and inclined members without specific approval.
Provide special framing or construction not specifically shown or specified, but
as required to complete the work in the best and most workmanlike manner.
a. Framing walls. Form 2 x 4 studs spaced at 16" on center unless indicated
otherwise or as required by conditions. All exterior replacement balcony
walls shall be constructed of pressure treated lumber.
b. Wall Plates. Provide single top and bottom plates for all non -bearing
interior partitions. Provide single bottom plate and double top plate for
all interior and exterior load bearing walls.
15
GYPSUM WALLBOARD
1. STANDARDS. Conform to American Standard A-97.1, unless otherwise noted.
2. GYPSUM WALLBOARD. ASTM C-36, 48" wide and 1/2" thick or match existing
conditions to maintain rated floor ceiling assemblies.
3. INSTALLATION. Locate joints of wallboard in butt joint conditions at stud
locations. Treat all joints, interior angles, fastener depressions and
finishing trim with a three step process that will provide a smooth surface
blending into the wallboard panels. Take care not to scuff the paper surface
of the wallboard while sandpapering the compound. Installation of all fire
resistant gypsum wallboard shall conform strictly to rated assembly
requirements as scheduled on contact documents and as required by Building and
Fire Codes.
4. SURFACE FINISHING. Apply a surface finish as required to match existing
finish.
16
I
MOISTURE PROTECTION SEALANTS
FLASHING AND SHEET METALWORK.
1. STANDARDS. Unless otherwise indicated, all flashing and sheet metalwork shall
be formed and installed in accordance with the latest details and
specifications of the Sheet Metal and Air Conditioning Contractor's National
Association (SMACNA).
2. FLASHING. Replace damaged components as required at intersections of roofs
with vertical surfaces, and at all projections through roofs over unprotected
beams, wall openings, under window sills and elsewhere shown on the drawings
or as required to provide a watertight protection. Exposed edges of flashings
shall be folded back 1/2" in such a manner as to conceal them from view and to
provide stiffness. The edge of flashings which is to connect to other sections
shall have a specifically formed lock to engage the attached metal. Flashings
in exterior walls shall extend through the wall to within 1/2" of the exterior
face and turned up 2" at the interior face, unless shown otherwise. All
exposed flashing and metal work is to be galvanized.
3. CAP FLASHING. Use on vertical walls in conjunction with the base flashing.
Cap flashing shall lap base flashing points and shall be formed so as to
provide a spring action against the base flashing.
17
1. GENERAL REQUIREMENTS. sealants shall be applied in the following locations:
Exterior Surfaces and nontraffic horizontal surfaces as indicated below.
Sealants between new and existing stucco
Sealants for the termination of stucco @ grade
Sealants at the juncture of floor and walls or floors and ceiling
Other joints as indicated.
A. Performance: Provide joint sealers that have been produced and
installed to establish and maintain watertight and airtight continuous
seals. Submit product data from manufacturers for each joint sealer
product required, including instructions for joint preparation and joint
sealer -application.
2. PRODUCTS
Between new and existing stucco: Elastomeric Terpolymer
Between lightweight deck and stucco j-mold: Vulcum 116
one part polyurethane sealant.
Between new and existing lightweight concrete: vulcum 116
one part polyurethane sealant.
Compatibility: Provide joint sealers, joint fillers and other related materials
that are compatible with one another and with joint substrates under conditions of
service and application, as demonstrated by sealant manufacturer based on testing
and field experience.
Colors: Provide color of exposed joint sealers indicated or, if not otherwise
indicated, to match existing colors of surfaces.
3. APPLICATION
A. Examination: Examine joints indicated to receive joint sealers, with
Installer present, for compliance with requirements for joint configuration,
installation tolerances and other conditions affecting joint sealer
performance. Do not proceed with installation of joint sealers until
unsatisfactory conditions have been corrected.
B. Environmental Conditions: Do not proceed with installation of joint sealers
under the following. conditions: When ambient and substrate temperature
conditions are outside the limits permitted by joint sealer manufacturers.
When joint substrates are wet due to rain, frost, condensation, or other
causes.
C. Joint Width Conditions: Do not proceed with installation of joint sealers
where joint widths are less than allowed by joint sealer manufacturer for
application indicated.
18
BALCONY DECK MEMBRANE
D. Joint Substrate Conditions: Do not proceed with installation of joint
sealers until contaminants capable of interfering with their adhesion are
removed from joint substrates.
E. Sequence installation: For sealants between new and existing stucco,
sealant application at the connection of new and existing stucco shall
occur only after primer has been applied and has had adequate time to cure.
Refer to manufacturer's recommendations for curing time.
F. Surface Cleaning of Joints: Clean out joints immediately before installing
joint sealers to comply with recommendations of joint sealer manufacturers
and the following requirements: Remove all foreign material from joint
substrates which could interfere with adhesion of joint sealer, including
dust; paints, except for permanent, protective coatings tested and approved
for sealant adhesion and compatibility by sealant manufacturer; old joint
sealers; oil; grease; waterproofing; water repel 1ants; water; surface dirt.
G. Joint Priming: Prime joint substrates where indicated or where recommended
by joint sealer manufacturer based on preconstruction joint sealer -substrate
tests or prior experience. Apply primer to comply with joint sealer
manufacturer's recommendations. Confine primers to areas of joint sealer
bond, do not allow spillage or migration onto adjoining surfaces.
H. Compliance with manufacturer's specifications: Comply with joint sealer
manufacturers' printed installation instructions applicable to products and
applications indicated, except where more stringent requirements apply.
J. Installation of Sealants: Install sealants by proven techniques that result
in sealants directly contacting and fully wetting joint substrates,
completely filling recesses provided for each joint configuration, and
providing uniform, cross -sectional shapes and depths relative to joint
widths which allow optimum sealant movement capability.
K. Tooling of Nonsag Sealants: Immediately after sealant application and prior
to time skinning or curing begins, tool sealants to match texture of
adjacent surfaces, to eliminate air pockets, and to ensure contact and
adhesion of sealant with sides of joint. Remove excess sealants from
surfaces adjacent to joint. Do not use tooling agents which discolor
sealants or adjacent surfaces or are not approved by sealant manufacturer.
Provide flush joint configuration per ASTM C 962, where indicated.
Use masking tape to protect adjacent surfaces of recessed tooled joints.
L. Cleaning: Clean off excess sealants or sealant smears adjacent to joints
as work progresses by methods and with cleaning materials approved by
manufacturers of joint sealers and of products in which joints occur.
M. Protection: Protect joint sealers during and after curing period from
contact with contaminating substances or from damage resulting from
construction operations or other causes so that they are without
deterioration or damage at time of Substantial Completion. If, despite such
protection, damage or deterioration occurs, cut out and remove damaged or
deteriorated joint sealers immediately and reseal joints with new materials
to produce joint sealer installations with repaired areas indistinguishable
from original work.
19
1. General: Installation shall comply with manufacturer's recommendations for
installation. Coordinate membrane installation with the installation of all
flashing.
2. Products: Bituthane membrane. Provide submittal to Architect and Owner for
approval.
3. Installation:
A. Preparation: The underlayment surface for the membrane shall be clean,
smooth and free of any sharp protrusions or defects. If existing plywood
decks are to be used, scrape all residues from the surface, countersink all
nails, remove all sharp protrusions and provide other preparation as
required to ensure that the surface is smooth, even and meets the
manufacturer's specifications for the installation of the membrane.
B. Qualifications of installer: The membrane installer shall have no less than
five years experience with this type of installation.
C. Protection: Immediately following membrane installation, the contractor
shall provide adequate -protection of the membrane from traffic or other
damage until the lightweight concrete is poured. The surface of membrane
shall be kept free from moisture or other chemical contaminates prior to
lightweight installation.
20
STUCCO
1. 7/8 inch 3 coat stucco with textured finish (match existing).
Scratch coat: 1 part portland cement, O to 3/4 parts lime, 2-1/2 to 4 parts
sand.
Brown coat: 1 part portland cement, 0 to 3/4 pants lime, 3 to 5 parts sand.
Finish coat: 1 part portland cement, 3/4 to 1-1/2 parts lime, 3 parts sand.
Vary mix proportions as per local climate and application practices
Application: to comply with A.S.T.M. C 926.
2. Lath: 1.75 flat diamond mesh galvanized lath over 1 ply of #15 pound felt.
provide pvc or non-metal corner beads at all corners. Provide all molds and
one-piece type pvc control joints. Stucco areas shall not exceed 140 square
feet between control joints.
21
PAINTING
1. TEXTURES AND COLORS. Match color and paint type of existing building.
2. GENERAL. Remove hardware, accessories, plates, lighting fixtures and similar
items in contact with painted surfaces prior to surface preparation and
painting operations. After completion of painting, reinstall removed items,
using workmen skilled in the trade involved.
3. PREPARATION OF SURFACES. Remove all dirt, rust, splinters, grease and other
deleterious substances from surfaces which are to be painted or otherwise
finished. Fill joints, cracks, disfigurements,
Seal and.fill stucco surfaces so that they are
smooth and even or equivalent to the intended texture.
4. APPLICATION AND WORKMANSHIP. Shall be first class in every respect.
Thoroughly cover with uniform color and finish, allowing sufficient time
between coats to insure thorough drying. Perform sanding and dusting as
necessary to produce finishes free of visible defects when viewed from a
distance of 5 feet. Finish work so that the final coat is smooth and free
from rust, sags or other defects.
5. PROTECTION AND CLEANING. Properly protect any area subject to injury. Cover
floors, hardware and other adjacent work during the
process of painting operations. Upon completion of work, remove paint and
varnish spots from all finished surfaces. Leave in clean, orderly and
acceptable condition.
6. PAINTING SCHEDULE. Colors to match existing conditions
a. Exterior Wood Trim - One prime coat and one finish coat
exterior latex.
b. Stucco - One prime coat and one finish coat elastomeric.
c. Exterior Doors and Metal - Shop prime and one coat oil base exterior paint.
d. Interior - All sheetrock and woodwork one coat latex flat
paint.
22