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4.0_Gannon Residence_PA2021-305
CITY OF NEWPORT BEACH SELECT MTG STAFF REPORT July 7, 2022 Agenda Item No. 4 SUBJECT: Gannon Residence (PA2021-305) ▪ Coastal Development Permit No. CD2021-081 SITE LOCATION: 20 Bay Island APPLICANT: Brandon Architects OWNER: Dan and Tammy Gannon PLANNER: Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov PROJECT SUMMARY A coastal development permit (“CDP”) to allow the construction of a new 4,402-square- foot, single-family residence (“Development”) and adjust the off-street parking requirements with a parking management plan. In addition, the Applicant requests to increase the allowed building height to 28 feet for flat roofs and 33 feet for sloped roofs pursuant to the provisions of Use Permit No. UP3618. The design includes hardscape, drainage facilities, and approximately 194 square feet of landscaping. With approval of the height allowance, the project complies with all applicable development standards. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3) Adopt Resolution No. PC2022-017 approving Coastal Development Permit No. CD2021-081 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Multiple-Unit Residential Detached (RM-D) Multi-Unit Residential (RM) Single-unit residential NORTH RM-D RM Single-unit residential SOUTH RM-D RM Single-unit residential EAST Open Space (OS) Open Space (OS) Community open space WEST OS OS Beach Subject Property 3 INTENTIONALLY BLANK PAGE4 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 3 INTRODUCTION Project Setting Bay Island is a 5.5-acre legal lot in the Newport Harbor with 24 individual building sites. Bay Island is located on the north end of Island Avenue on the Balboa Peninsula where it is accessible by a gated pedestrian bridge. With the exception of golf carts, vehicles are not permitted on Bay Island. The Island is developed with 23 single-family homes and shared open space, recreational areas, and a clubhouse. The homes are predominately two and three stories. The subject building site is located on the west side of the island and is currently developed with a two-story single-family home. Project Description The applicant is proposing the construction of a new 4,402-square-foot, single-family residence with a maximum height of 33 feet. The project includes three levels of living area and patio/deck space on each level. The project also includes golf cart parking, hardscape, and 196 square feet of landscaping. Background Bay Island was first established prior to 1936 as a recreational club, and it developed as a residential island over the years. On November 24, 1997, the City Council approved Use Permit No. UP3618 (Attachment No. PC 3) to implement a Planned Residential Development (PRD) Overlay and modify the Multi-Family Residential (MFR) development regulations applicable to Bay Island to reflect its unique characteristics. The purpose of the use permit is to ensure that the single-family detached character of Bay Island is maintained despite its MFR zoning designation. The use permit provides development standards and process requirements for development of homes on individual building sites. The use permit also authorizes off-site parking in a parking structure located at 501 West Bay Avenue located at the southwest corner of Island Avenue and West Bay Avenue on the Balboa Peninsula. Pursuant to Section 1.5.5 (Building Height) of the use permit, the height limitation for a dwelling is 24 feet, as measured per the Zoning Code (24 feet flat roofs/29 feet sloped roofs). The height limitation may be increased to 28 feet (28 feet flat roof/33 feet sloped roofs), with approval of the Planning Commission, if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings. DISCUSSION General Plan/Zoning Code/Coastal Land Use Plan At the time Use Permit No. UP3618 was adopted, the residential lots on Bay Island were designated Residential Single Family Detached by the General Plan and Coastal 5 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 4 Land Use Plan, but located within the Multi-Family Residential (MFR) zoning district and Planned Residential Development (PRD) Overlay. As a result of subsequent updates to the General Plan, Coastal Land Use Plan, and Zoning Code, the subject property is now located in the RM (Multi-Unit Residential) Coastal Zoning District, RM (Multi-Unit Residential) Zoning District, and is designated RM-D (Multiple-Unit Residential Detached) within the land use element of the General Plan. The proposed single-family dwelling is a permitted land use within these designations; however, a coastal development permit is required for development in the Coastal Zone. Use Permit Development Standards The proposed single-family dwelling and accessory structures conform to all applicable development standards of the use permit, including floor area limit, setbacks, and parking as evidenced by the project plans and illustrated in Table 1 below. The use permit regulates setbacks and floor area limits based on individual building sites identified in the use permit. Table 1 – Use Permit No. UP3618 Development Standards Development Standard Standard Proposed Setbacks (min. from building site boundaries) Front (Water) 15 feet 15 feet Front (Island Interior.) 4 feet 4 feet Sides 4 feet 4 feet Max. Allowable Floor Area (2.5 times buildable area, each building site) 5,723 square feet 4,402 square feet Parking (min.) 0 Onsite 2 Offsite (501 W. Bay Ave.) 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Ave.) Height* (max.) 24 feet flat roof 29 feet sloped roof 28 feet flat roof 32 feet 5 inches sloped roof * Use Permit No. UP3618 permits heights of 28 feet for flat roofs and 33 feet for sloped roofs with Planning Commission approval. Height Increase Use Permit No. UP3618 limits the height of homes to 24 feet as measured in the 1997 Zoning Code, which measured to the midpoint of a sloping roof and allowed a ridge up to 29 feet. The use permit allows the height to be increased up to 28 feet, or 33 feet to the ridge, if found to be consistent with the height and scale of adjacent and surrounding dwellings. Many homes on Bay Island were constructed prior to 1972, when the former R-3 (Restricted Multiple Family Residential) Zoning District height limitation was 35 feet. Therefore, many dwellings exceed the 24-foot Use Permit height limitation, and the 6 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 5 height and scale of the proposed new dwelling is compatible and consistent with the height and scale of surrounding dwellings. The applicant’s request has been approved by the Bay Island Homeowners’ Association (Attachment No. PC 4). The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning District and Multi-Unit Residential (RM) Zoning District. Pursuant to Newport Beach Municipal Code (NBMC) Table 21.18-4 (Development Standards for Multi-Unit Residential Coastal Zoning Districts) and Table 2-3 (Development Standards for Two- Unit and Multi-Unit Residential Zoning Districts), the maximum height in these zoning districts is 28 feet for flat roofs and 33 feet for sloped roofs. The proposed project is therefore consistent with the RM Zoning District and RM Coastal Zoning District height standards. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits), any new development in the coastal zone requires the approval of a coastal development permit. Thus, the Planning Commission must make the following findings in order to approve a coastal development permit. 1. Conforms to all applicable sections of the certified Local Coastal Program; 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Staff believes facts to support the findings in the draft resolution are sufficient to demonstrate that the project would not impact any coastal resources, including access or views. The key facts in support of findings are summarized in the following paragraphs. NBMC Title 21 (Local Coastal Program Implementation Plan) Development Standards The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning District. The proposed single-family dwelling conforms to all applicable development standards of the RM Coastal Zoning District, including floor area limit, setbacks and height as evidenced by the project plans and illustrated in Table 2 below. Bay Island is a single legal lot, and therefore setbacks are measured from the perimeter island property line and are not measured from the building site lines that were established by the use permit. Similarly, floor area limit is calculated as a cumulative maximum for all building sites on the island. Pursuant to NBMC Table 21.18-4 (Development Standards for Multi- Unit Residential Coastal Zoning Districts), the maximum height in this coastal zoning district is 28 feet for flat roofs and 33 feet for sloped roofs. The applicant requests an adjustment to off-street parking requirements pursuant to NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements). 7 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 6 Table 2 – Title 21 RM Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Water) 20 feet 33 feet Max. Allowable Floor Area (1.75 times buildable area) Approximately 143,916 square feet total for all homes Approximately 130,095 square feet Parking* (min.) 3 Onsite in a garage 1 Onsite (Golf Cart Storage only) 2 Offsite (501 W. Bay Ave.) Height (max.) 28 feet flat roof 33 feet sloped roof 28 feet flat roof 33 feet sloped roof *The applicant requests an adjustment to parking requirements consistent with NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements). Adjustment to Parking Requirements Parking is compliant with Title 20 because an offsite parking structure at 501 West Bay Avenue, is authorized by Use Permit No. UP3618, with golf cart storage at the subject property. For compliance to Title 21 a parking management is proposed as follows: Pursuant to NBMC Section 21.40.040 (Off-Street Parking Spaces Required), single- family dwellings with 4,000 square feet or greater of floor area require three on-site parking spaces in a garage. However, since Bay Island is only accessible by a pedestrian bridge, none of the 23 residences on the island provide on-site parking. As a part of the Development, the applicant proposes an adjustment to off-street parking requirements through a parking management plan. The parking management plan includes the use of two off-site parking spaces in the existing 49-space parking structure owned in common by Bay Island residents located at 501 West Bay Avenue. Use of this parking structure is consistent with previously approved development regulations of the use permit. The parking management plan includes a requirement to provide one enclosed golf cart storage space onsite in a garage attached to the house; thereby the project provides three spaces for the proposed unit consistent with NBMC Section 21.40.040. The Planning Commission can authorize off-site parking or adjustments to parking requirements with a CDP pursuant to NBMC Sections 21.40.100. The project has been conditioned to maintain this design feature and parking management plan. Coastal Hazards The development fronts the Newport Bay with a sandy beach separating the project site and the water. A project-specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated May 19, 2021. The maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes future sea level rise scenarios assuming a 2.95-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 10.7 feet (NAVD 88) - (the likely range for sea level 8 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 7 rise over the 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The existing bulkhead was reinforced and capped up to 9 feet in 2014 and can be increased in height in the future. The report concludes that flooding, wave run up and erosion will not significantly impact this property over the life of the proposed development, since the existing seawall/bulkhead has been reinforced and repaired in 2014, and may be increased in height without further encroachment seaward. The need for a new shoreline protective device is not anticipated over the economic life of the proposed development to protect it from flooding, wave runup or erosion. A condition of approval is included requiring waterproofing of principal structures up to a height of 10.7 feet (NAVD 88). Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv), the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) – (Waterfront - Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. The property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (“CBC”) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. Water Quality The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan, construction pollution prevention plan (CPPP), and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Public Access and Views The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. The project involves the demolition of a single-family residence and the construction of a new single-family residence. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk is comparable to other existing development on Bay Island and will not result in 9 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 8 any significant adverse impacts to public recreation, access or views or otherwise diminish the public’s use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. Therefore, requiring additional public access with this project is not supported. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula (approximately 150 feet from the subject property). Lateral access to the bay front is also available along the sandy beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting area adjacent to the Bay Island Bridge. The project site is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The project site is also located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the proposed project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and addition of up to 10,000 square feet to existing structures. The proposed project consists of the construction of a new 4,402-square-foot single-family residence Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. 10 Gannon Residence (PA2021-305) Planning Commission, July 7, 2022 Page 9 Prepared by: Submitted by: ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Resolution No. 23 Adopting Use Permit No. UP3618 PC 3 501 W. Bay Avenue Parking Structure Floor Plan PC 4 Bay Island Club Letter PC 5 Project plans :\Users\ccrager\Desktop\Staff_Report_Master_Template (1).docx01/12/18 11 INTENTIONALLY BLANK PAGE12 Attachment No. PC 1 Draft Resolution with Findings and Conditions 13 INTENTIONALLY BLANK PAGE14 RESOLUTION NO. PC2022-017 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2021-081 TO ALLOW THE CONSTRUCTION OF A NEW SINGLE-FAMILY RESIDENCE AND AN ADJUSTMENT TO THE OFF-STREET PARKING REQUIREMENTS, AND HEIGHT REQUIREMENTS CONSISTENT WITH USE PERMIT NO. UP3618 FOR THE PROPERTY LOCATED AT 20 BAY ISLAND (PA2021-305) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Brian Jowett of Brandon Architects (“Applicant”), on behalf of Bay Island Club (“Owner”), with respect to property located at 20 Bay Island, and legally described as S-Township 6, Range 10, Section 34 (“Property”), requesting approval of a coastal development permit and a height allowance. 2. On November 24, 1997, the City Council approved Use Permit No. UP3618 to implement a Planned Residential Development Overlay District, which modified the Multi-Family Residential (MFR) zoning and development regulations for Bay Island including authorizing off-site parking. The purpose of Use Permit No. UP3618 is to ensure that future development maintains the single-family detached character of Bay Island. 3. The Applicant requests a coastal development permit to allow the construction of a new 4,402-square-foot, single-family residence, adjustment to the off-street parking requirements with a parking management plan and an increase to the allowed building height to 28 feet for flat portions of the roof and 33 feet for the sloped portions of the roof in accordance with Use Permit No. UP3618 (“Project”). 4. The Property is located within the Multi Residential (RM) Zoning District and the General Plan Land Use Element category is Multiple Residential Detached (RM-D). 5. The Property is located within the coastal zone. The Coastal Land Use Plan category is Multiple-Unit Residential – 10.0 – 19.9 DU/AC (RM-C) and the Coastal Zoning District is Multi Residential (RM). A public hearing was held on July 7, 2022, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapter 21.62 (Public Hearings) of the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. 15 Planning Commission Resolution No. PC2022-017 Page 2 of 10 10-18-21 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited number of new, small structures, including one single-family residence. The Project is a single-family residence located within the Multi Residential (RM) Coastal Zoning District. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Coastal Development Permit In accordance with NBMC Subsection 21.52.015(F) (Coastal Development Permits – Findings and Decision), the following findings and facts in support of the coastal development permit are set forth as follows: Finding A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding 1. The proposed design, bulk, and scale of the Project is consistent with the existing single- family neighborhood pattern of development and expected future development of Bay Island in that it is consistent with development standards authorized by Use Permit No. UP3618. 2. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and open space. a. The maximum cumulative floor area limitation for all residential development on Bay Island is ~143,916 square feet and the proposed cumulative floor area is ~ 130,095 square feet. b. The Project complies with the required setbacks as set forth in Section 21.18.030 of the NBMC which are 20 feet along all exterior property lines. 16 Planning Commission Resolution No. PC2022-017 Page 3 of 10 10-18-21 c. The Project complies with the required height limitations as set forth in Section 21.18.030 of the NBMC. The maximum height in the Multiple Residential (RM) Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The Project’s highest flat elements of the roof are no more than 28 feet from established grade and the highest ridge is no more than 33 feet from established grade, which meet the Section 21.18.030’s maximum height requirements. d. The minimum required common open space on Bay Island is 1,725 square feet and the proposed common open space is approximately 452,460 square feet. e. The minimum required private open space for the Project is 220 square-feet and the proposed private open space is 287 square feet. 3. The Project includes over 4,000 square feet of livable area and requires three (3) garage parking spaces pursuant to Section 21.40.040 (Off-Street Parking Spaces Required) of the NBMC. However, the Project complies with Section 21.40.110 (Adjustments to Off-Street Parking Requirements) of the NBMC in that a parking management plan is being provided as follows: a. Bay Island is accessible by a gated pedestrian bridge and the only vehicles permitted on the island are golf carts. The Project includes a dedicated 172 square-foot garage for on-site golf cart parking. b. Off-site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618, previously approved by the Planning Commission in 1997. The parking structure includes 49 parking spaces designated for the 23 existing single-family residences on Bay Island, equating to two (2) or more off-site spaces per residence. 4. Bay Island is predominantly developed with two (2) and three (3) story, single-family residences. The proposed design, bulk, and scale of the Project will be consistent with the existing neighborhood pattern of development and expected future development. 5. Pursuant to Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection) of the NBMC, the property owner will be required to enter into an agreement with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with Section 21.30.015(D)(3)(c) – (Waterfront - Development Standards) of the NBMC. Both requirements are included as conditions of approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. 6. The Project fronts the Newport Bay with a sandy beach separating the Project site and the water. A project-specific Coastal Hazards Analysis Report was prepared by GeoSoils, Inc., dated May 19, 2021. The maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes future sea level rise scenarios assuming a 2.95-foot increase in the maximum water level over the next 75 years 17 Planning Commission Resolution No. PC2022-017 Page 4 of 10 10-18-21 (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 10.7 feet (NAVD 88) - (the likely range for sea level rise over the 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The existing bulkhead was reinforced and capped up to 9 feet in 2014 and can be increased in height in the future. The report concludes that flooding, wave run up and erosion will not significantly impact this Property over the life of the Project since the existing seawall/bulkhead was reinforced and repaired in 2014 and may be increased in height without further encroachment seaward. The need for a new shoreline protective device is not anticipated over the economic life of the Project to protect it from flooding, wave runup or erosion. A condition of approval is included requiring waterproofing of principal structures up to a height of 10.7 feet (NAVD 88). 7. The finished floor elevation of the proposed single-family residence is 10.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard. 8. The Property is located in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (“CBC”) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. 9. The Project complies with the landscaping standards set forth in Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought-tolerant landscaping, and prohibits invasive, species. Final landscape plans will be reviewed to verify invasive species are not planted. 10. The Property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan and a post drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off onsite. Any water not retained on-site is directed to the City’s storm drain system. 11. The project site is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The project site is also located within the viewshed of distant public viewing areas. However, the project will replace an existing single-family residence with a new single-family residence that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the proposed project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. 18 Planning Commission Resolution No. PC2022-017 Page 5 of 10 10-18-21 Finding B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of aby body of water located in the coastal zone; Facts in Support of Finding 1. The Project is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. The project involves the demolition of a single-family residence and the construction of a new single-family residence. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public’s use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. 2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula (approximately 150 feet from the subject property). Lateral access to the bay front is also available along the sandy beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting area adjacent to the Bay Island Bridge. Parking Requirements In accordance with Section 1.5.4 (Parking) of Use Permit No. UP3618, the following finding and facts in support of the parking requirements are set forth as follows: Finding Two (2) off-street parking spaces, including one (1) covered, shall be maintained for each dwelling unit, including any caretaker’s residences. Facts in Support of Finding 1. Although Section 21.40.100 (Off-Site Parking) of the NBMC requires certain findings for off-site parking, Use Permit No. UP3618, which was adopted prior to Section 21.40.100, authorizes off-site parking provided the project provides the adequate number of spaces off-site. 2. Use Permit No. UP3618 requires two (2) off-street parking spaces per dwelling unit. 3. Off-site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618. The parking structure includes 49 parking spaces 19 Planning Commission Resolution No. PC2022-017 Page 6 of 10 10-18-21 designated for the 23 existing single-family residences on Bay Island, equating to two (2) or more off-site spaces per residence. Height Increase In accordance with Section 1.5.5 (Building Height) of Use Permit No. UP3618, the following finding and facts in support of the finding for a height increase are set forth as follows: Finding The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. Facts in Support of Finding 1. Use Permit No. UP3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet, using the measure of height defined in the Zoning Code, if found to be compatible with the height and scale of adjacent and surrounding dwellings. The NBMC measure of height for residential buildings allows an additional 5 feet in height for sloping roofs with a minimum 3:12 pitch. Therefore, a 24-foot height limit allows up to 29 feet for sloping roofs and a 28-foot height limit allows up to 33 feet for sloping roofs. 2. The proposed single-unit dwelling features a sloping roof with a minimum 3:12 pitch up to a maximum height of 33 feet, consistent with the provisions of Use Permit No. UP3618 and Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC. 3. The majority of dwelling units on Bay Island were constructed prior to 1972, when the Zoning District was R-3 and allowed for a height of 35 feet. The majority of existing residences on Bay Island are similar in height to the proposed dwelling. Therefore, the proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. 4. The Bay Island Homeowners’ Association has indicated, through a letter stating approval of conceptual plans, that the increase in height is consistent with the Bay Island scale of development. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 20 Planning Commission Resolution No. PC2022-017 Page 7 of 10 10-18-21 2. The Planning Commission of the City of Newport Beach hereby approves CD2021-081, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this resolution was adopted unless within such time an appeal or call for review is filed with the City Clerk in accordance with the provisions of Title 21 Local Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the NBMC and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the California Public Resources Code. PASSED, APPROVED, AND ADOPTED THIS 7TH DAY OF JULY, 2022. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ , Chairman BY:_________________________ , Secretary 21 Planning Commission Resolution No. PC2022-017 Page 8 of 10 10-18-21 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to issuance of a building permit, the applicant shall prepare a construction management plan to minimize impacts to adjacent residences on Island Avenue and Edgewater Avenue to be reviewed and approved by the Community Development Director. 3. A minimum of two (2) parking spaces, including one (1) covered, shall be maintained for the dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4, 5, 6 Block 3, East Newport Tract). 4. A minimum of one (1) enclosed parking space shall be maintained onsite for golf cart parking. 5. All principal structures shall be waterproofed to a minimum height of 10.7 feet NAVD 88. 6. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of development. This letter shall be scanned into the plan set prior to building permit issuance. 7. Prior to final building permit inspection, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns 8. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain 22 Planning Commission Resolution No. PC2022-017 Page 9 of 10 10-18-21 or result in impacts to environmentally sensitive habitat areas, streams, wetland or their buffers. 9. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Pollution Prevention Plan (CPPP). 10. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 11. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stockpiles and construction materials shall be covered, enclosed on all sides, nor stored in contact with the soil, and located as far away as possible from drain inlets and any waterways. 12. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 13. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 14. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 15. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this coastal development permit. 16. This coastal development permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 17. Prior to issuance of the building permits, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 18. Prior to the issuance of building permits, the applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 23 Planning Commission Resolution No. PC2022-017 Page 10 of 10 10-18-21 19. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 20. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 21. Coastal Development Permit No. CD2021-081 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 22. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Gunderson Residence including, but not limited to, Coastal Development Permit No. CD2021-081 (PA2021-305). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 24 Attachment No. PC 2 Resolution No. 23 Adopting Use Permit No. 3618 25 INTENTIONALLY BLANK PAGE26 27 28 29 30 31 32 Attachment No. PC 3 501 W. Bay Avenue Parking Structure Floor Plan 33 INTENTIONALLY BLANK PAGE34 ffi G3t E$i ^9 ;dE 3::< ts I @ (!t s G c G I o I S) ^\v_;T H n Q I : : = I = A\s9 I @ o CI o I Io 9- o e e o o S/ E o @ O =g) I @ o ^a\s9/ - t$ s s g !p- s s = : 'll 35 INTENTIONALLY BLANK PAGE36 Attachment No. PC 4 Bay Island Club Letter 37 INTENTIONALLY BLANK PAGE38 Bay Island Club Professionally Managed by Action Property Management, Inc. 2603 Main Street, Suite 500, Irvine, CA 92614 Phone: 949-450-0202 Fax: (949) 450-0303 http://bayislandnewport.com March 02, 2022 Dan Gannon Tammy Gannon 11284 Amberdale Drive Tustin, CA 92782 MAILED REGULAR & CERTIFIED Property: 20 Bay Island Account: 302400141657 NOTICE OF BOARD DECISION Dear Dan Gannon: Below is a summary of the decisions made by the Board of Directors for architectural application variances at the Board meetings held on 10/28/2021 and 12/17/2021. This notice is to inform you that the Board of Directors decided the following: 1.) The request for the 33-foot height variance was approved. 2.) The request for a 22.58 square feet variance totaling 366 square feet for the third floor was approved. 3.) The variance request to install an 8-foot roof over the deck was approved with the following conditions: a. The three open sides will not be enclosed. b. The roof design presented for the December 17th Meeting will be the one installed. Thank you for your cooperation regarding this matter. Sincerely, For the Board of Directors Ryan Darby Community Manager cc: Board of Directors 39 INTENTIONALLY BLANK PAGE40 Attachment No. PC 5 Project Plans 41 INTENTIONALLY BLANK PAGE42 '$7( 5(9,6,216 2:1(5,1)250$7,21 352-(&767$786 3/$1&+(&.12 .$/086'5,9(68,7(*&267$0(6$&$ :::%5$1'21$5&+,7(&76&20 352-(&7&217$&7 7+(6('2&80(176$5(7+(3523(57<2)%5$1'21$5&+,7(&76,1&$1'$5(12772%('83/,&$7('$/7(5('2587,/,=(',1$1<:$<%<$1<27+(53$57<:,7+2877+((;35(66('$87+25,=$7,212)%5$1'21$5&+,7(&76$1<81$87+25,=(''83/,&$7,2125$/7(5$7,212)7+(6('2&80(176%<$1<3$57<,6$9,2/$7,212)%5$1'21$5&+,7(&76(;35(66('&20021/$:&23<5,*+7$1'27+(53523(57<5,*+767+(5(72$1',668%-(&772)8//&,9,//,$%,/,7,(6$1'3(1$/7,(67+(6(3/$16$5($/6212772%($66,*1('72$1<7+,5'3$57<:,7+2872%7$,1,1*:5,77(1$87+25,=$7,21$1'(;35(66('3(50,66,21%<%5$1'21$5&+,7(&76:+26+$//7+(1%(+(/'+$50/(66$1'$%62/9('2)$1</,$%,/,7<5(*$5',1*$1<86(2)7+(6('2&80(176%<68&+7+,5'3$57<:+(7+(5'(3,&7('25,03/,('+(521 352-(&7$''5(66 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BENCHMARK INFORMATION TITLE REPORT/EASEMENT NOTES LEGAL DESCRIPTION REAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS FOLLOWS: PARCEL 20, BAY ISLAND, PORTION OF LOT 5, SECTION 34NEWPORT BEACH, CALIFORNIA EXISTING ELEVATION LEGEND ( ) AC ASPHALT PAVEMENT FOUND MONUMENT SEARCHED, FOUND NOTHING; SETNOTHING FS FL FINISHED SURFACE FLOWLINE FFG FINISHED FLOOR GARAGE CONCRETE SURFACE T.B.M.TEMPORARY BENCHMARKSET ON A IRRIGATION CONTROL VALVEELEVATION = 6.92 FEET HUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATE NOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED. LICENSE RENEWAL DATE 12/31/22 PAULDOMINICK C R AFTPROFESSI ONAL LAND SU R VEYORFF FINISHED FLOOR WATER METERWM BS BOTTOM OF STEP GAS METERGM TS TOP OF STEP GRAPHIC SCALE SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING. PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE. SURVEYOR'S NOTES BLOCK WALL BRICK SURFACE NG NATURAL GROUND BENCHMARK NO: 1E-116-99 DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCSALUMINUM BENCHMARK DISK STAMPED "1E-116-99",SET IN THE NORTHWEST CORNER OF A 5.0 FT.BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED ALONG THE WESTERLY SIDE OF PALMSTREET, 110 FT. NORTHERLY OF THE CENTERLINEOF BAY AVENUE AND 21 FT. WEST OF THECENTERLINE OF PALM STREET. MONUMENT IS SET LEVEL WITH THE SIDEWALK. ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015 ACU AIR CONDITION UNIT AD AREA DRAIN GRASS SURFACE VICINITY MAP DO DRAIN OUTLET EPB ELECTRICAL PULLBOX ICV IRRIGATION CONTROL VALVE PA PLANTER AREA TW TOP OF WALL WOOD FENCE (WDF) WATER TSW TOP OF SEAWALL PAUL D CRAFT 3/22/2022 47 PRECISE GRADING PLANFOR GANNON RESIDENCE20 BAY ISLANDNEWPORT BEACH, CA 92661JOB NO. DATE SHEET NO. REVISIONS 21046 NO. REVISION DATE SHEET NO. OF 4 5/18/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg1 C1TITLE SHEETNO SCALE 1. ALL WORK SHALL CONFORM TO CHAPTER 15 OF THE NEWPORT BEACH MUNICIPAL CODE(NBMC), THE PROJECT SOILS REPORT AND SPECIAL REQUIREMENTS OF THE PERMIT. 2. DUST SHALL BE CONTROLLED BY WATERING AND/OF JUST PALLIATIVE. 3. SANITARY FACILITIES SHALL BE MAINTAINED ON THE SITE DURING CONSTRUCTION PERIOD. 4. WORK HOURS ARE LIMITED FROM 7:00 AM TO 6:30 PM MONDAY THROUGH FRIDAY; 8:00AM TO 6:00 PM SATURDAYS; AND NO WORK ON SUNDAYS AND HOLIDAYS PER SECTION10-28 OF THE NBMC. 5. NOISE, EXCAVATION, DELIVERY AND REMOVAL SHALL BE CONTROLLED PER SECTION 10-28OF THE NBMC. 6. THE STAMPED SET OF THE APPROVED PLANS SHALL BE ON THE JOB SITE AT ALL TIMES. 7. PERMITTEE AND CONTRACTOR ARE RESPONSIBLE FOR LOCATING AND PROTECTINGUTILITIES. 8. APPROVED SHORING, DRAINAGE PROVISION AND PROTECTIVE MEASURES MUST BE USEDTO PROTECT ADJOINING PROPERTIES DURING THE GRADING OPERATION. 9. CESSPOOLS AND SEPTIC TANKS SHALL BE ABANDONED IN COMPLIANCE WITH THEUNIFORM PLUMBING CODE AND APPROVED BY THE BUILDING OFFICIAL. 10. HAUL ROUTES FOR IMPORT OR EXPORT OF MATERIALS SHALL BE APPROVED BY THE CITYTRAFFIC ENGINEER AND PROCEDURES SHALL CONFORM WITH CHAPTER 15 OF THE NBMC. 11. POSITIVE DRAINAGE SHALL BE MAINTAINED AWAY FROM ALL BUILDINGS AND SLOPEAREAS. 12. FAILURE TO REQUEST INSPECTIONS AND/OR HAVE REMOVABLE EROSION CONTROLDEVICES ON-SITE AT THE APPROPRIATE TIMES SHALL RESULT IN A "STOP WORK" ORDER. 13. ALL PLASTIC DRAINAGE PIPES SHALL CONSIST OF PVC (SDR 35) WITH GLUED JOINTS. 14. NO PAINT, PLASTER, CEMENT, SOIL, MORTAR OR OTHER RESIDUE, SHALL BE ALLOWED TOENTER STREETS CURBS, GUTTERS OR STORM DRAINS. ALL MATERIALS AND WASTES SHALLBE REMOVED FROM THE SITE. GENERAL NOTES VICINITY MAP CITY OF NEWPORT BEACH, CALIFORNIACOUNTY OF ORANGE C1 TITLE SHEETC2 GRADING PLANC3 EROSION CONTROL PLANC4 GEOTECHNICAL NOTES SHEET INDEX 20 BAY ISLAND NEWPORT BEACH, CA 92661 APN: 048-040-02 PRECISE GRADING PLAN WILL ROLPHCIVILSCAPES ENGINEERING, INC.23272 MILL CREEK DRIVE, SUITE 130LAGUNA HILLS, CA 92653949.464.8115WILL@CIVILSCAPES.COM CIVIL ENGINEER 1. CONSTRUCTION CONTRACTOR AGREES THAT IN ACCORDANCE WITH GENERALLYACCEPTED CONSTRUCTION PRACTICES, CONSTRUCTION CONTRACTOR WILL BEREQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONSDURING THE COURSE OF CONSTRUCTION OF THE PROJECT, INCLUDING SAFETY OF ALLPERSONS AND PROPERTY; THAT IS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 2. NO UTILITY SEARCH WAS CONDUCTED. A UTILITY SEARCH BY THE CONTRACTOR SHALLBE CONDUCTED AND IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO TAKE DUEPRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR STRUCTURES FOUND ON THESITE AND TO NOTIFY THE OWNERS OF THE UTILITIES IMMEDIATELY UPON THEIRDISCOVERY. 3. EARTHWORK AND OTHER CONSTRUCTION ITEM QUANTITIES SHOWN ON THESE PLANSARE ESTIMATES FOR PERMITTING PURPOSES ONLY AND SHALL NOT USED FORCONSTRUCTION COST ESTIMATES OR FOR BIDDING PURPOSES. THE CONTRACTOR SHALLDEVELOP OWN QUANTITIES FOR BIDDING PURPOSES. 4. A SOILS INVESTIGATION MUST BE MADE BY A QUALIFIED SOILS ENGINEER AND/ORGEOLOGIST. SOIL AND EARTH ACCEPTABILITY ARE NOT UNDER PURVIEW OR THERESPONSIBILITY OF THE DESIGN ENGINEER FOR THIS PLAN. CIVILSCAPES ENGINEERINGDOES NOT TEST OR OBSERVE SOIL CONDITIONS PRIOR TO, DURING OR AFTERCONSTRUCTION AND HAS NO RESPONSIBILITY FOR SOILS (EARTH) STRUCTURES. 5. ALL RETAINING WALL DESIGNS ARE TO BE BUILT PER STRUCTURAL ENGINEER'S PLAN ANDPER SEPARATE PLAN AND PERMIT. 6. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS. 7. CONTRACTOR SHALL VERIFY EXISTING ELEVATION, PROTECT ALL EXISTING UTILITIES, ANDDOWNSTREAM DRAIN. 8. TOPOGRAPHIC SURVEY SHOWN HEREON FOR REFERENCE PURPOSES ONLY. 9. TOPOGRAPHIC SURVEY PREPARED BY: APEX LAND SURVEYING, INC., 8512 OXLEY CIRCLE,HUNTINGTON BEACH, CA. PHONE: 714-488-5006. 10. VERIFY EXISTING TOPOGRAPHIC ELEVATIONS AND NOTIFY CIVILSCAPES ENGINEERING OFANY CONFLICTS PRIOR TO CONSTRUCTION. 11. NO UTILITY SEARCH WAS CONDUCTED. CONTRACTOR SHALL PROTECT UTILITIES ORSTRUCTURES FOUND ON THE SITE AND NOTIFY CIVILSCAPES ENGINEERING OF ANYCONFLICTS. 12. EXTERIOR FOUNDATIONS WALLS SHALL COMPLY WITH THE DETAILS AS SHOWN BELOW: 13. PAD ELEVATION IS ASSUMED TO BE BASED ON ARCHITECTURAL FLOOR PLAN WITH ATLEAST 5" THICK CONCRETE AND 4" THICK BASE WITH VAPOR BARRIER PER SOILS REPORT.CONTRACTOR TO VERIFY WITH LATEST APPROVED SOILS REPORT AND STRUCTURALENGINEER FOR EXACT SLAB RECOMMENDATIONS. 14. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF AN OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK, CURBAND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED AND 100% PAID BY THEOWNER. SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADEAT THE DISCRETION OF THE PUBLIC WORKS INSPECTOR. 15. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR ALL WORK ACTIVITIES WITHINTHE PUBLIC RIGHT OF WAY. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALLNON-STANDARD IMPROVEMENTS WITHIN THE PUBLIC RIGHT-OF-WAY. 16. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BYA C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERINGCONTRACTOR. 17. ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. 18. EXISTING STREET TREE(S) SHALL BE PROTECTED IN PLACE. 19. REMOVE EXISTING NON-GRASS PARKWAY ELEMENTS BETWEEN SIDEWALK AND CURB.REPLACE WITH SOD TO MATCH EXISTING AS REQUIRED. 20. REFER TO SOILS REPORT FOR GRADING RECOMMENDATIONS AND OVER-EXCAVATIONREMOVALS AND COMPACTION REQUIREMENTS. 21. PIPE MATERIAL MAY BE SUBSTITUTED IF APPROVED BY ENGINEER. 22. INCLUDE ALL REQUIRED JOINTS AND FITTINGS. PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS. 23. UTILITIES SHALL BE CONSTRUCTED AND INSTALLED PER CALIFORNIA PLUMBING CODEAND CITY PLUMBING CODE. SERVICE LINES AND METER SIZES SHALL BE CONFIRMED BYPLUMBING ENGINEER OR CONTRACTOR PRIOR TO CONSTRUCTION. 24. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER MANUFACTURER'S INSTALLATIONINSTRUCTIONS, ASTM D 2321, AND SOILS REPORT. 25. ALL FIXTURES, EQUIPMENT, PIPING AND MATERIALS SHALL BE LISTED. 26. CONTRACTOR SHALL VERIFY ELEVATION PRIOR TO CONSTRUCTION AND NOTIFYENGINEER OF ANY DISCREPANCIES. 27. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN AMANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. NOTES TO OWNER, CONTRACTOR, & ARCHITECT DAN & TAMMY GANNON20 BAY ISLANDNEWPORT BEACH, CA 92661 OWNER EARTHWORK QUANTITIES 1. GRADED SLOPES SHALL BE NO STEEPER THAN 2 HORIZONTAL TO 1 VERTICAL. 2. FILL SLOPES SHALL BE COMPACTED TO NO LESS THAN 90 PERCENT RELATIVECOMPACTION OUT TO THE FINISHED SURFACE. 3. ALL FILLS SHALL BE COMPACTED THROUGHOUT TO THE MINIMUM OF 90 PERCENTRELATIVE COMPACTION AS DETERMINED BY ASTM TEST METHOD 1557, AND APPROVEDBY THE SOILS ENGINEER. COMPACTION TEST SHALL BE PERFORMED APPROXIMATELYEVERY TWO FEET IN VERTICAL HEIGHT AND OF SUFFICIENT QUANTITY TO ATTEST TO THEOVERALL COMPACTION EFFORT APPLIED TO THE FILL AREAS. 4. AREAS TO RECEIVE FILL SHALL BE CLEARED OF ALL VEGETATION AND DEBRIS, SCARIFIEDAND APPROVED BY THE SOILS ENGINEER PRIOR TO PLACING OF THE FILL. 5. FILLS SHALL BE KEYED OR BENCHED INTO COMPETENT MATERIAL. 6. ALL EXISTING FILLS SHALL BE APPROVED BY THE SOILS ENGINEER OR REMOVED BEFOREANY ADDITIONAL FILLS ARE ADDED. 7. ANY EXISTING IRRIGATION LINES AND CISTERNS SHALL BE REMOVED OR CRUSHED INPLACE AND BACKFILLED AND APPROVED BY THE SOILS ENGINEER. 8. THE EXACT LOCATION OF THE SUBDRAINS SHALL BE SURVEYED IN THE FIELD FOR LINEAND GRADE. 9. ALL TRENCH BACKFILLS SHALL BE COMPACTED THROUGHOUT THE MINIMUM OF 90PERCENT RELATIVE COMPACTION, AND APPROVED BY THE SOILS ENGINEER. THEBUILDING DEPARTMENT MAY REQUIRE CORING OF CONCRETE FLATWORK PLACED OVERUNTESTED BACKFILLS TO FACILITATE TESTING. 10. THE STOCKPILING OF EXCESS MATERIAL SHALL BE APPROVED BY THE BUILDINGDEPARTMENT. 11. ALL CUT SLOPES SHALL BE INVESTIGATED BOTH DURING AND AFTER GRADING BY ANENGINEERING GEOLOGIST TO DETERMINE IF ANY STABILITY PROBLEM EXISTS. SHOULDEXCAVATION DISCLOSE ANY GEOLOGICAL HAZARDS OR POTENTIAL GEOLOGICALHAZARDS, THE ENGINEERING GEOLOGISTS SHALL RECOMMEND AND SUBMIT NECESSARYTREATMENT TO THE BUILDING DEPARTMENT FOR APPROVAL. 12. WHERE SUPPORT OR BUTTRESSING OF CUT AND NATURAL SLOPE IS DETERMINED TO BENECESSARY BY THE ENGINEERING GEOLOGIST AND SOILS ENGINEER, THE SOILSENGINEER WILL OBTAIN APPROVAL OF DESIGN, LOCATIONS AND CALCULATIONS FROMTHE BUILDING DEPARTMENT PRIOR TO CONSTRUCTION. 13. THE ENGINEERING GEOLOGIST AND SOILS ENGINEER SHALL INSPECT AND TEST THECONSTRUCTION OF ALL BUTTRESS FILLS AND ATTEST TO THE STABILITY OF THE SLOPEAND ADJACENT STRUCTURES UPON COMPLETION. 14. THE ENGINEERING GEOLOGIST SHALL PERFORM PERIODIC INSPECTIONS DURINGGRADING. 15. NOTIFICATION OF NONCOMPLIANCE: IF IN THE COURSE OF FULFILLING THEIRRESPONSIBILITY, THE CIVIL ENGINEER, THE SOILS ENGINEER, THE ENGINEERINGGEOLOGIST OR THE TESTING AGENCY FINDS THAT THE WORK IS NOT BEING DONE INCONFORMANCE WITH THE APPROVED GRADING PLANS, THE DISCREPANCIES SHALL BEREPORTED IMMEDIATELY IN WRITING TO THE PERSON IN CHARGE OF THE GRADINGWORK AND TO THE BUILDING INSPECTOR. RECOMMENDATIONS FOR CORRECTIVEMEASURES, IF NECESSARY, SHALL BE SUBMITTED TO THE BUILDING DEPARTMENT FORAPPROVAL. GRADING NOTES 1. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM PAVED SURFACES. AREAS UPONSTARTING OPERATIONS, AND PERIODICALLY THEREAFTER. 2. SEDIMENT CONTROL MEASURES (I.E. GRAVEL BAGS OR EQUIVALENT) SHALL BEIMPLEMENTED AT THE PERIMETER OF ALL DISTURBED SOIL AREAS TO CONTROL RUN-ONAND RUN-OFF. 3. GRAVEL BAGS AND NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE AND STOCKPILEDAT CONVENIENT LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES OR TO REPAIR ANY DAMAGED EROSION CONTROL MEASURES, WHEN RAIN ISIMMINENT. A STAND-BY CREW SHALL BE MADE AVAILABLE AT ALL TIMES DURING THERAINY SEASON. 4. MATERIALS AND WASTE WITH THE POTENTIAL TO POLLUTE URBAN RUN-OFF SHALL BEUSED IN ACCORDANCE WITH LABEL DIRECTIONS AND SHALL BE STORED IN A MANNERTHAT EITHER PREVENTS CONTACT WITH RAINFALL OR CONTAINS CONTAMINATEDRUN-OFF FOR TREATMENT AND DISPOSAL. EROSION CONTROL NOTES SITE ADDRESS: 20 BAY ISLAND, NEWPORT BEACHAPN: 048-040-02 GENERAL PLAN LAND USE: RM-D MULTIPLE RESIDENTIAL DETACHED ZONING DISTRICT: RM MULTIPLE RESIDENTIAL COASTAL ZONE: YES SITE DATA:ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH DOES NOT RELIEVEAPPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS ANDRESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAINPLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATIONS PRIOR TOCOMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. CC&R'S 1. PRIOR TO PERFORMING AND WORK IN THE CITY RIGHT-OF-WAY ANENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKSDEPARTMENT. 2. A PUBLIC WORKS DEPARTMENT ENCROACHMENT PERMIT INSPECTION IS REQUIREDBEFORE THE BUILDING DEPARTMENT PERMIT FINAL CAN BE ISSUED. AT THE TIME OFPUBLIC WORKS DEPARTMENT INSPECTION, IF ANY OF THE EXISTING PUBLICIMPROVEMENTS SURROUNDING THE SITE IS DAMAGED, NEW CONCRETE SIDEWALK,CURB AND GUTTER, AND ALLEY/STREET PAVEMENT WILL BE REQUIRED.ADDITIONALLY, IF EXISTING UTILITIES INFRASTRUCTURE ARE DEEMED SUBSTANDARD,A NEW 1-INCH WATER SERVICE, WATER METER BOX, SEWER LATERAL AND/ORCLEANOUT WITH BOX AND LID WILL BE REQUIRED. 100% OF THE COST SHALL BEBORNE BY THE PROPERTY OWNER (MUNICIPAL CODES 14.24.020 AND 14.08.030).SAID DETERMINATION AND THE EXTENT OF THE REPAIR WORK SHALL BE MADE ATTHE DISCRETION OF THE PUBLIC WORKS INSPECTOR. CONTRACTOR IS RESPONSIBLETO MAINTAIN THE PUBLIC RIGHT OF WAY AT ALL TIMES DURING THECONSTRUCTION PROJECT. A STOP WORK NOTICE MAY BE ISSUED FOR ANY DAMAGEOR UNMAINTAINED PORTION OF THE PUBLIC RIGHT OF WAY. 3. AN ENCROACHMENT AGREEMENT IS REQUIRED FOR ALL NON-STANDARDIMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY. ALL NON-STANDARDIMPROVEMENTS SHALL COMPLY WITH CITY COUNCIL POLICY L-6 AND L-18. 4. CONTRACTOR REMOVE ALL EXISTING DECORATIVE MATERIAL WITHIN THE PUBLICRIGHT-OF-WAY. 5. ALL LANDSCAPING WITHIN THE PUBLIC RIGHT-OF-WAY SHALL HAVE A MAXIMUMGROWTH CHARACTERISTIC OF 36-INCHES. 6. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONEDIN A MONNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLICRIGHT-OF-WAY. PUBLIC WORKS NOTES ARCHITECT BRANDON ARCHITECTS151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040 RAW CUT 15 CUBIC YARDSRAW FILL 80 CUBIC YARDSOVER EXCAVATION 300 CUBIC YARDSSHRINKAGE 5%±15 CUBIC YARDSNET 80 CUBIC YARDS (IMPORT) THIS GRADING PLAN HAS BEEN REVIEWED BY THE UNDERSIGNED AND FOUND TO BE INCONFORMANCE WITH THE RECOMMENDATIONS AS OUTLINED IN THE FOLLOWING SOILSREPORT FOR THIS PROJECT ENTITLED: GEOTECHNICAL INVESTIGATION FILE No.: BA317.1 DATED:JUNE 15, 2021 FIRM NAME: EGA CONSULTANTS, LLC BY:DATE: ENGINEERING GEOLOGIST GEOTECHNICAL CERTIFICATION REFER TO GEOTECHNICAL INVESTIGATION FOR ADDITIONAL INFORMATION: EGA CONSULTANTS, LLC375-C MONTE VISTA AVENUECOSTA MESA, CA 92627949.642.9309 SOILS ENGINEER NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLYMONUMENT PROPERTY CORNERS OR OFFSETSBEFORE GRADING. APEX LAND SURVEYING, INC.HUNTINGTON BEACH, CA 92646714.488.5006apexlsinc@gmail.com SURVEYOR CONTRACTOR'S NOTE: CONTRACTOR SHALL, USE CITY STANDARD FORM '30-DAY NOTICE OF INTENT TOEXCAVATE' TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYSPRIOR TO STARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BEOBTAINED AT: http://www.newportbeachca.gov/home/showdocument?id=17395.PROOF OF CERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE. 48 CALIFORNIA PROPOSED RESIDENCEFF=10.00PAD=8.33*FF=10.00FS=9.75FS=8.64GFF=8.68GFF=8.98PROPOSED RESIDENCEFF=10.00PAD=8.33*FF=10.00FF=10.00FS 8 6464GFF=8.68GFF=8.68GFF=8.98GFF=8.98CALIFORNIA PROPOSED RESIDENCEFF=10.00PAD=8.33* PROPOSED RESIDENCEFF=10.00PAD=8.33* 2 C2GRADING PLANPRECISE GRADING PLANFOR GANNON RESIDENCE20 BAY ISLANDNEWPORT BEACH, CA 92661JOB NO. DATE SHEET NO. REVISIONS 21046 NO. REVISION DATE SHEET NO. OF 4 5/18/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwgTOP OF WALL FINISHED SURFACEFLOW LINEFINISHED GRADE GRADE BREAKHIGH POINT LEGEND INVERT TOP OF GRATEFINISHED FLOOR ELEVATION TW FSFLFGGB HPINV TGFF TOP OF COPING OR TOP OF CURBTC GARAGE FINISHED FLOORGFF PROPERTY LINE AND LIMIT-OF-WORK OR EXISTING ELEVATION; CONTRACTOR SHALL FIELDVERIFY ELEVATIONS PRIOR TO CONSTRUCTIONAND REPORT ANY DISCREPANCIES TOCIVILSCAPES ENGINEERING102.6 (102.6) EXISTING GRADEEG EXISTING SPOT ELEVATION( ) PROPOSED WALL TOP OF RETAINING WALLTRWTOP OF SLOPETOP TOP OF RAILINGTRTOP OF STEMWALLTS BUILDING STEMWALL 1. CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS DEEPER THAN 5’ AND FOR SHORINGAND/OR UNDERPINNING. 2. CONTINUOUS SPECIAL INSPECTION, PER SECTION 1705.6, SHALL BE PERFORMED BY THEGEOTECHNICAL ENGINEER DURING SHORING AND EXCAVATION OPERATIONS ANDDURING REMOVAL OF SHORING. TRENCH AND EXCAVATION NOTE ANY CHANGES TO THE HARDSCAPE/LANDSCAPE MUST BE INDICATED ONA REVISED PRECISE GRADING PLAN, APPROVED BY THE CITY, AND MAYTRIGGER A WATER QUALITY MANAGEMENT PLAN (WQMP) CONSISTENTWITH THE MODEL WQMP, EXHIBIT 7.II. WQMP NOTE CONRETE HARDSCAPE PERMEABLE GRASSPAVE2 SURFACE “CONTRACTOR SHALL, USE THE CITY STANDARD FORM ‘30-DAY NOTICE OF INTENT TOEXCAVATE’ TO, NOTIFY ADJACENT PROPERTY OWNERS BY CERTIFIED MAIL 30 DAYS PRIOR TOSTARTING EXCAVATION OR SHORING. CITY STANDARD FORM CAN BE OBTAINED AT:HTTP://WWW.NEWPORTBEACHCA.GOV/HOME/SHOWDOCUMENT?ID=17395. PROOF OFCERTIFIED DELIVERY IS REQUIRED AT THE TIME OF PERMIT ISSUANCE.” 30-DAY NOTICE TO EXCAVATE CONSTRUCTION NOTES HARDSCAPE PER LANDSCAPE ARCHITECT'S PLAN. DRIVEWAY PER LANDSCAPE ARCHITECT'S PLAN. PLANTER AREA PER LANDSCAPE ARCHITECT'S PLAN. WALL OR FENCE PER LANDSCAPE ARCHITECT'S PLAN. CONNECT DOWNSPOUT TO ONSITE STORM DRAIN SYSTEM PER DETAIL ON SHEET C3; OTHERWISE OUTLET TOHARDSCAPE IN DIRECTION OF NEAREST FLOWLINE. FURNISH & INSTALL 4-INCH SDR-35 PVC STORM DRAIN (OR APPROVED EQUAL) PER CPC. INCLUDE REQUIREDJOINTS AND FITTINGS PER CPC. CONSTRUCT TRENCH, BEDDING, AND BACKFILL PER ASTM D 2321 AND SOILSREPORT. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" GREEN ATRIUM GRATE WITH HYDROLOGIC SOURCE CONTROLPER DETAIL HEREON. FURNISH & INSTALL 6" NDS SPEE-D BASIN W/6" BRASS SQUARE GRATE C3. 4- WIDE NDS TRENCH DRAIN W/ LIGHT GRAY GRATE. CONSTRUCT FLOWLINE PER DETAIL HEREON. CONSTRUCT PERFORATED PIPE AND GRAVEL TRENCH WITH DIMENSIONS PER PLAN AND PER DETAIL ON SHEETC3. IF EXISTING METER IS SUBSTANDARD, REMOVE AND REINSTALL 1-INCH WATER METER PER CITY OF NEWPORTBEACH STANDARD DRAWING STD-502-L. PROTECT SERVICE LINE FROM METER TO WATER MAIN. METER ANDSERVICE SIZE SHALL BE CONFIRMED BY MEP CONSULTANT. FIELD VERIFY LOCATION AND CONDITION OF EXISTING SEWER LATERAL TO SATISFACTION OF CITY ENGINEER.REMOVE EXISTING CLEANOUT AND PROVIDE NEW SEWER CLEANOUT WITH TRAFFIC RATED BOX PER CITY OFNEWPORT BEACH STANDARD DRAWING STD-406-L. 1 2 3 4 5 6 7 8 9 10 11 12 13 HARDSCAPE/LANDSCAPEPER PLAN FLOWLINE DETAIL NO SCALE ALL WORK RELATED TO WASTEWATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-42 LICENSED SANITATION SEWER CONTRACTOR OR AN ALICENSED GENERAL ENGINEERING CONTRACTOR. *** ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BEPERFORMED BY A C-34 LICENSED PIPELINE CONTRACTOR OR AN A LICENSEDGENERAL ENGINEERING CONTRACTOR. **** *** **** HYDOLOGIC SOURCE CONTROL HSC-1: AREA DRAIN DETAIL PATENT PENDING FOR NON-PROVISIONAL DESIGN | THIS DETAIL IS PROTECTED BY COPYRIGHT LAW AND THIS DESIGN SHALL NOT BE USED BY ANY THIRD PARTIES WITHOUT THE EXPRESS WRITTEN CONSENT OF CIVILSCAPES ENGINEERING, INC. 2% MIN 10" DIAMETER PEA GRAVEL OR 3/4" ROCKAROUND CIRCUMFERENCE OF DRAIN RISER(WASHED OR CRUSHED) 6 MIL PLASTIC VISQUEEN WRAPPEDAROUND BOTTOM AND CIRCUMFERENCEOF GRAVEL/ROCK 3/4" CRUSHED ROCK OR APPROVED EQUAL(REVIEW GEOTECHNICAL RECOMMENDATIONS INTHE SOILS REPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILL PERGEOTECHNICAL RECOMMENDATIONS COMPACTED BEDDING PERGEOTECHNICAL RECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 2"4" MIN2" NDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES2% MIN NDS ATRIUM OR FLAT GRATE DRILL 1/2" HOLES IN RISER PIPE FOR DRAINAGE (6 EACH) TG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN 49 FACE OF PROP. BLDG WALLFF=10.00 FACE OF PROP. BLDG WALLFF=10.00 EXISTINGBUILDING(ADJACENTNEIGHBOR) P/LP/L 3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER TEMPORARY 1:1 SLOPETO OVER-EX3'±PROPOSED WALLPER ARCH. PLAN PROPOSED WALLPER ARCH. PLAN EXISTINGGROUND SECTION A-A SCALE: 1"=4'FACE OF PROP. BLDG WALLFF=10.00 P/L OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER 3'±TEMPORARY 1:1SLOPE TO OVER-EX SECTION B-B SCALE: 1"=4'FACE OF PROP. BLDG WALLFF=10.00 P/L 3'±OVER-EXCAVATION LIMITS PERGEOTECHNICAL RECOMMENDATIONSAND TO BE VERFIED IN FIELD BY SOILSENGINEER TEMPORARY 1:1 SLOPETO OVER-EX SECTION C-C SCALE: 1"=4' CALIFORNIA PROPOSED RESIDENCEFF=10.00PAD=8.33* PROPOSED RESIDENCEFF=10.00PAD=8.33* 3 C3EROSION CONTROL PLANPRECISE GRADING PLANFOR GANNON RESIDENCE20 BAY ISLANDNEWPORT BEACH, CA 92661JOB NO. DATE SHEET NO. REVISIONS 21046 NO. REVISION DATE SHEET NO. OF 4 5/18/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg4-INCH PVC DOWNSPOUT DRAIN PIPE PER STORM DRAIN PLAN 6-INCH ELBOW 1/4 BEND 6-INCH PVC RISER WITHDOWNSPOUT INSIDE RISER PIPE CLAMPS AROUND RISER PIPE (TYP) PROP. BUILDING WALL DOWNSPOUT CONNECTION DETAIL NO SCALE LANDSCAPING OR PAVERS 3" COVER MINIMUM 4" DIA. PERFORATED PVC DRAIN PIPEW/ PERFORATIONS AT BOTTOM 3/4" CRUSHED ROCK WRAP SIDES AND BOTTOM OFTRENCH WITH FILTER FABRIC; PROVIDE4" MINIMUM OVERLAP AT TOP OFTRENCH PERFORATED DRAIN PIPE AND TRENCH NO SCALE 1. CONTRACTOR SHALL PROVIDE ONSITE CONCRETE WASHOUT FACILITY AND COMPLY WITHCASQA BMP WM-8. 2. ALL REMOVABLE EROSION PROTECTIVE DEVICES SHALL BE IN PLACE AT THE END OF EACHWORKING DAY WHEN THE 5-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 3. SEDIMENTS FROM AREAS DISTURBED BY CONSTRUCTION SHALL BE RETAINED ON SITE USINGAN EFFECTIVE COMBINATION OF EROSION AND SEDIMENT CONTROLS TO THE MAXIMUM EXTENTPRACTICABLE, AND STOCKPILES OF SOIL SHALL BE PROPERLY CONTAINED TO MINIMIZE SEDIMENTTRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES OF ADJACENT PROPERTIES VIARUNOFF, VEHICLE TRACKING, OR WIND. 3. APPROPRIATE BMPS FOR CONSTRUCTION-RELATED MATERIALS, WASTES, SPILLS OR RESIDUESSHALL BE IMPLEMENTED AND RETAINED ON SITE TO MINIMIZE TRANSPORT FROM THE SITE TO STREETS, DRAINAGE FACILITIES, OR ADJOINING PROPERTY BY WIND OR RUNOFF. NOTES: GRAVEL BAG DETAIL NO SCALEA EROSION CONTROL CONSTRUCTION NOTES INSTALL GRAVEL BAG BARRIER PER CASQA SE-8 AND SE-6 INLET PROTECTION PER DETAIL HEREON A B AREA DRAIN INLET PROJECTION NO SCALEB NDS SPEE-D BASIN DETAIL NO SCALE 2% MIN 3/4" CRUSHED ROCK OR APPROVEDEQUAL (REVIEW GEOTECHNICALRECOMMENDATIONS IN THE SOILSREPORT TO VERIFY) DRAIN PIPE PER PLAN COMPACTED BACKFILLPER GEOTECHNICALRECOMMENDATIONS COMPACTED BEDDINGPER GEOTECHNICALRECOMMENDATIONS NATIVE OR RE-COMPACTED SUBGRADE 4" MIN 4" MIN 4" MINNDS #101 OR #201SPEE-D BASINOR APPROVEDEQUAL NDS #66 - 6" DRAIN RISER PIPE (LENGTHAS REQUIRED) OR APPROVED EQUALVARIES2% MIN NDS ATRIUM OR FLAT GRATETG ELEVPER PLAN INV ELEVPER PLAN SLOPE PER PLAN 50 4 C4GEOTECHNICAL NOTESPRECISE GRADING PLANFOR GANNON RESIDENCE20 BAY ISLANDNEWPORT BEACH, CA 92661JOB NO. DATE SHEET NO. REVISIONS 21046 NO. REVISION DATE SHEET NO. OF 4 5/18/202228052 CAMINO CAPISTRANO, STE 213LAGUNA NIGUEL, CA 92677949.464.8115 info@civilscapes.comG:\Projects\21046 20 Bay Island, NB\DWG\21046.GRADING.dwg51 NORTHSCALE:: 3/16"" == 1'-0" 0 GRAPHICC SCALE 5 10 15 20 25 30 DN GARAGE PANTRY PWDR. ELEV. KITCHEN STAIRS FOYER DININGGREATROOM BAR TRDW PPRELIMINARYPLANEX. BRICK WALK EX. BRICK WALK EX. LAWN EX. LANDSCAPE CONCRETE SIDE YARD EX. LAWN P.L. P.L.P.L.P.L.LLANDSCAPEE ARCHITECTURALL PLANSS FORDANN ANDD TAMMYY GANNON200 BAYY ISLANDD •• NEWPORTT BEACH,, CAA 92663PH. D.(949) 365-6333, T. 949-922-2702dangannon18@gmail.com tammygannon@cox.net DATE: DRAWN BY:D.P. 5-20-22 ©DAVID A.PEDERSEN INC.- LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMONLAW COPYRIGHT &OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TOBE REPRODUCED,CHANGED,OR COPIED IN ANY FORM ORMANNER WHATSOEVER,NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY,WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR.PEDERSEN. INTHE EVENT OF UNAUTHORIZEDUSE OF THESE PLANS BYANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY ANDDEFEND D.PEDERSEN INC.LANDSCAPE ARCHITECT FROM ANY CLAIMSARISING FROMSUCH UNAUTHORIZED RE-USE. SHEET NO. OF - L-DAVIDA. PEDERSEN•INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. 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2876:,1* )50 * 1767+5(6+2/' 2876:,1* 6/$% 6%6)/$7522)($9('(7$,/:9HQW 678&&23$5$3(7:$//'(7$,/#732522),1* '$9,1&,)$&725<%8,/7),5(3/$&('(7$,/ 70 PAD SCHEDULE 64;'((33$': (:#%277203 64;'((33$': (:#%277203 64;'((33$': (:#%277203 64;'((33$': (:#%277203 64;'((33$': (:#723 %277203 64;'((33$': (:#723 %277203 64;'((33$': (:#723 %277203 64;'((33$': (:#723 %277203 64;'((33$': (:#723 %277203 :,'(; /21*;'((33$':#2&(:723 %277203 :,'(; /21*;'((33$':#2&(:723 %277203 :,'(; /21*;'((33$':#2&(:723 %277203 List of work requiring special inspection: 62,/6&203/,$1&(35,2572)281'$7,21,163(&7,21 6758&785$/&21&5(7(29(5SVL (;3$16,21(32;<$1&+256 6758&785$/6+($5:$//67<3(180%(5$1' ; ; ; ; ),(/':(/',1*; +,*+675(1*7+%2/76 $ ; ANCHOR BOLT SCHEDULE ',$07(7(5;$1&+25%2/76#2& ',$07(7(5;$1&+25%2/76#2& ',$07(7(5;$1&+25%2/76#2& ',$07(7(5;$1&+25%2/76#2& 0,1$% 6 FOUNDATION NOTES $//&217,18286(;7(5,25)227,1*66+$//+$9(',$0(7(5;$% 6:,7+;;:$6+(560,1(0%('0(172172&21&5(7($72&81/(66127('27+(5:,6(213/$1621($1&+25%2/76+28/'%(/2&$7('0$;$:$<)5207+((1'2)7+(6,//3/$7(0,1 $% 63(56,//3/$7(3(56+($53$1(/ $//,17(5,256+($5:$//$1&+25%2/766+$//,1&/8'(67((/3/$7(:$6+(56$0,1,0802) ;;,16,=(%(7:((16,//3/$7($1'1875 $&&(37$%/($/7(51$7(6'3:6 $//,17(5,25:$//66+$//+$9(+,/7,;8;#2&72%(,167$//(':,7+,&&180%(5 $&78$/6/$%7+,&.1(666+$//%(0,1,080 $//+2/'2:16$1'3267$1&+2566+$//%(,167$//('$&&25',1*726,0362167521*7,(63(&,),&$7,216$1'5(48,5(0(1762),&&5(3257$1'6+$//%(7,(',13/$&(35,2572)281'$7,21,163(&7,21 0,1&21&5(7(:,'7+6+$//%()255(&(,9,1*03$V$1'+3$+'V9(5,)</2&$7,2162)+2/'2:16$1'$1&+25%2/76:,7+528*+)5$0,1*72$6685(3523(5$1'$&&85$7(,167$//$7,21 3529,'(;'2:(/$72&$1')5207+(&251(5$7$//&21&5(7(67223$1'325&+(6 3529,'(0,1,080 5(,1)25&,1*%$5$7723$1' $7%27720)25$//&217,18286)227,1*,1$'',7,21 %$5(;75$)25(/(&75,&$/*5281'/2&$7,2172%(9(5,),(':,7+(/(&75,&$/&2175$&725 9(5,)<0,1,080)281'$7,21'(37+:,'7+5(,1)25&,1*67((/$1'$'',7,21$/(;3$16,9(62,/5(48,5(0(176:,7+9$/,'62,/65(3257$1',)$1<025(5(675,&7,9(7+(6+$//683(56('(7+($%29(0,1,0806 &21&5(7(675(1*7+6+$//%(0,1,08036,:$7(5&(0(175$7,22)$1' 7<3(,,&(0(17 )281'$7,21'5$:,1*6+$//5()/(&77+(6758&785$/5(48,5(0(1721/<5()(572$5&+,7(&785$/3/$16)25',0(16,2161276+2:1$&&85$&<2)7+(',0(16,216$1'),1$/),72)7+(%8,/',1*6+$//%(5(9,(:('%<7+($5&+,7(&7$1'7+(&2175$&72535,2572&216758&7,21 :$,7,1*3(5,2')25&21&5(7(6/$%21*5$'(35,257267$572)&216758&7,21,6$6)2//2:6 D:$/.216/$%+2856$)7(5&21&5(7(+$6%((13285('E%(*,1:$//)5$0,1*'$<6$)7(5&21&5(7(3285F%(*,1522))/225)5$0,1*'$<6$)7(5&21&5(7(3285G'2127/2$'522)35,2572'$<6$)7(5&21&5(7(3285 7+(0$;,08062,/%($5,1*35(6685(,636)3(562,/65(3257%$35(3$5('%< (*$&2168/7$176,1&'$7(' $//',0(16,2166+2:1217+(3/$16+$9(%((1'(7(50,1('%<7+( $5&+,7(&7 )$671(56)2535(6(59$7,9(75($7('6+$//%(+27',33('=,1&&2$7('*$/9$1,=('67((/6,/,&21%521=(25&233(5 6+($5:$//$1&+25%2/76$1'+2/''2:1+$5':$5(0867%(6(&85(',13/$&(35,2572)281'$7,21,163(&7,21 FOUNDATION LEGEND (;7(5,25)281'$7,21 ,17(5,25)227,1* *5$'(%($0 +$5'<)5$0(127(6 +$5'<)5$0(672%(,167$//('$7&(17(5:,'7+2)*5$'(%($0$//5(,1)25&,1*67((/$1'7,(6)25+$5'<)5$0(72%(.6,67((/,1&/8',1*%$56 HFX SPECIAL INSPECTION NOTE: 3(56(&7,2163(&,$/,163(&7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(',67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 HFX STRUCTURAL OBSERVATION NOTE: ,1$&&25'$1&(:,7+'(3$57(0(1732/,&<&%&6758&785$/2%6(59$7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(,67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 9(5,),&$7,21$1',163(&7,21 ,163(&7,212)5(,1)25&,1*67((/,1&/8',1*35(675(66,1*7(1'216$1'3/$&(0(17 ,163(&7,212)5(,1)25&,1*67((/:(/',1*,1$&&25'$1&(:,7+7$%/(,7(0% ,163(&7,212)$1&+256&$67,1&21&5(7(:+(5($//2:$%/(/2$'6+$9(%((1,1&5(6('25:+(5(675(1*7+'(6,*1,686(' ,163(&7,212)$1&+2563267,167$//(',1+$5'(1('&21&5(7(0(0%(56 9(5,)<86(2)5(48,5(''(6,*10,; $77+(7,0()5(6+&21&5(7(,66$03/('72)$%5,&$7(63(&,0(16)25675(1*7+7(6763(5)2506/803$1'$,5&217(177(676$1''(7(50,1(7+(7(03(5$785(2)7+(&21&5(7( ,163(&7,212)&21&5(7($1'6+27&5(7(3/$&(0(17)253523(5$33/,&$7,217(&+1,48(6 ,163(&7,21)250$,17(1$1&(2)63(&,),('&85,1*7(03(5$785($1'7(&+1,48(6 ,163(&7,212)35(675(66('&21&5(7( $$33/,&$7,212)35(675(66,1*)25&(6%*5287,1*2)%21'('35(675(66,1*7(1'216,17+(6(,60,&)25&(5(6,67,1*6<67(0 (5(&7,212)35(&$67&21&5(7(0(0%(56 9(5,),&$7,212),16,78&21&5(7(675(1*7+35,2572675(66,1*2)7(1'216,132677(16,21('&21&5(7($1'35,25725(029$/2)6+25(6$1')2506)520%($06$1'6758&785$/6/$%6 ,163(&7)250:25.)256+$3(/2&$7,21$1'',0(16,2162)7+(&21&5(7(0(0%(5%(,1*)250(' 7$%/(5(48,5('9(5,),&$7,21$1',163(&7,212)&21&5(7(&216758&7,21 BB BB BB BB BB ; ;BB ;;BB BB BB &217,18286 ;BB ; ; ; BB BB ; BB ; ; ; 3(5,2',&5()(5(1&(67$1'$5'$&, $:6'$&, $&, $&, $&, &+$670&$670&$&, $&, $&, $&, $&, $&, &+ $&, $&, ,%&5()(5(1&( BB BB BB BB BB *5($75220 %$5 3$7,2 3/$17,1*$5($ ',1,1* )2<(5 67$,56 .,7&+(1 (/(9 3:'5 *$5$*( 3$175< 3/$17,1*$5($3[3267:+'8 ;6,//3/$7( [3267:+'8[3267:+'8 ;6,//3/$7(6D1 6D1 [3267 :+'8 6D1 [3267 :+'8 ;6,//3/$7(6D1 [3267 :+'8 6D1 [3267:+'8[3267:+'8[3267:+'8 4D1 4D1 [3267:+'84D1 ;6,//3/$7(4D1 +);[ :+6 +$5'<)5$0( 3HFX1 [3 26 7:+'8 +66;; 67((/&2/13-GD1 7HFX2 +66;; 67((/&2/ 13-LD1 [3267:+'84D1[3267:+'84D1 [3267:+'84D1 ;6,//3/$7([3267:+'84D1 ;6,//3/$7( [3267 :+'84D1 [3267:+'84D1 ;6,//3/$7(6D1 [32 67:+'8[3267:&%64 [3267:&%64+66;;67((/&2/ 19D1 +66;;67((/&2/13-BD1 +66;; 67((/&2/13-ED1+66;;67((/&2/13-CD1 [3267:+'8[3267:+'8 ;6,//3/$7(6D1 6D1+66;;67((/&2/13-ED1 +6 6;; 6 7( (/&2/ 13-JD1+6 6;;67((/&2/ 13-ED1+66;;67((/&2/13-ED1 +66;; 67((/&2/ 17D1 +66;; 67((/&2/18D1 [3267:+'8 6D1 +6 6;; 6 7((/&2 /18D1 [3267 :+'86D1 ;6,//3/$7([3267:+'8 6D1 [3267 :+'86D1 ;6,//3/$7(10D1 10D1 8D11D1 12D11D11D1 7<3#&21&67(3 7D1 16D1 16D1 1D1 1D1 1D1 21D1 21D1 2D1 11D1 1D1 2D1 21D1 7D1 12" THK CONC. MAT SLABW/ #4 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 4,500 PSI OVER 2" SANDOVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745)STEGO WRAP (OR EQUIVALENT LAPPED & SEALED)OVER 4" THICK BASE OF 1/2" OR LARGER AGGREGATE 12" THK CONC. MAT SLABW/ #4 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 4,500 PSI OVER 2" SANDOVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745)STEGO WRAP (OR EQUIVALENT LAPPED & SEALED)OVER 4" THICK BASE OF 1/2" OR LARGER AGGREGATE 12" THK CONC. MAT SLABW/ #4 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 4,500 PSI OVER 2" SANDOVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745)STEGO WRAP (OR EQUIVALENT LAPPED & SEALED)OVER 4" THICK BASE OF 1/2" OR LARGER AGGREGATE 12" THK CONC. MAT SLABW/ #4 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 4,500 PSI OVER 2" SANDOVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745)STEGO WRAP (OR EQUIVALENT LAPPED & SEALED)OVER 4" THICK BASE OF 1/2" OR LARGER AGGREGATE 12" THK CONC. MAT SLABW/ #4 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 4,500 PSI OVER 2" SANDOVER 15 MIL VAPOR BARRIER MEETING (ASTM 1745)STEGO WRAP (OR EQUIVALENT LAPPED & SEALED)OVER 4" THICK BASE OF 1/2" OR LARGER AGGREGATE 3523(57</,1( 3523(57</,1( 3523(57</,1( 3523(57</,1( 30" WIDE X 30" DEEP GRADE BEAM W/ (6) #5 TOP & BOTT. & #4TIES @ 12" O.C., F'c = 4,500 PSI,SPECIAL INSPECTION ISREQUIRED. 30" WIDE X 30" DEEP GRADE BEAM W/ (6) #6 TOP & BOTT. & #4TIES @ 12" O.C., F'c = 4,500 PSI,SPECIAL INSPECTION ISREQUIRED. 3 3 3 3 3 3 33 3 3 3 3 3 3 3 3 3 3 3 33 3 3 3 3 33 6D16D1 +66;;67((/&2/ 19D1+66;;67((/&2/13-HD1 +);[ :+6+$5'<)5$0(2HFX1 7HFX2[3267:+'86D1 +);[ :+6+$5'<)5$0(2HFX1 7HFX2 [3267:&%64[3267:+'8[3267:&%646D1[3267:&%6424" WIDE X 24" DEEP GRADE BEAM W/ (4) #5 TOP & BOTT. & #4TIES @ 12" O.C., F'c = 4,500 PSI,SPECIAL INSPECTION ISREQUIRED. 24" WIDE X 24" DEEP GRADE BEAM W/ (4) #5 TOP & BOTT. & #4TIES @ 12" O.C., F'c = 4,500 PSI,SPECIAL INSPECTION ISREQUIRED. +66;; 67((/&2/ 13-LD1 3 3 3 +66;;67((/&2/13-KD1 12D1 12D17<3#&21&67(3 )(1&(:$//3(5&,7<67$1'$5' )(1&(:$//3(5&,7<67$1'$5' )(1&(:$//3(5&,7<67$1'$5' 20D1 22D1 22D1 NOTE: A CONCRETE MIX DESIGN, WHICH WILL ADDRESS BLEEDING, SHRINKAGE, AND CURLINGWILL BE REQUIRED WHERE THE VAPOR BARRIER IS APPLIED DIRECTLY OVER 4 INCHOF 1/2" OR LARGER AGGREGATE.( CONCRETE MIX DESIGN TO BE CHECKED BY EOR.) 6+((7*RGGDUG6XLWH,UYLQH&$ (0$,/ ,1)2#)0+(1*,1((5,1*&207HO &HOO 2:1(5352-(&7/2&$7,211HZ&XVWRP+RPH 5(9,6,216 352-(&7 6)281'$7,213/$1*$11215(6,'(1&(%$<,6/$1'1(:3257%($&+&$%$<,6/$1'1(:3257%($&+&$*$11215(6,'(1&( 6 )281'$7,213/$1 71 6+($53$1(/&$3$&,7,(6 PLYWOODTYPENAILSIZE EDGE NAILSPACING FIELD NAILSPACING CAPACITY A35/LTP4SPACING SILL PLATENAILINGFLOOR LEVEL SILL PLATEFOUND. LEVEL A.B.'S FOUND.LEVEL NOTES 1234 15/32"STRUCT 1 15/32"STRUCT 1 15/32"STRUCT 1 15/32"STRUCT 1 8d COMMONNAILS 8d COMMONNAILS 10d COMMONNAILS 10d COMMONNAILS 4" O.C. 3" O.C. 3" O.C. 2" O.C. 12" O.C. 12" O.C. 12" O.C. 12" O.C. SHEAR TYPE 350 PLF 550 PLF 665 PLF 870 PLF 12" O.C. 10" O.C. 8" O.C. 6" O.C. 16d SINKER@ 3" O.C.16d SINKER@ 3" O.C.3/8" LAGS X8"@ 8" O.C. 2X SILL PLATE 3/8" LAGS X8"@ 8" O.C. 3X SILL PLATE 3X SILL PLATE 3X SILL PLATE 5/8" DIAMETERA.B.'S @ 32" O.C.5/8" DIAMETERA.B.'S @ 16" O.C.5/8" DIAMETERA.B.'S @ 8" O.C.5/8" DIAMETERA.B.'S @ 8" O.C. ;6,//3/$7( ;678'6 %/2&.6%(7:((1$'-$&(173$1(/6('*(',67$1&()253/<:22'%281'5<1$,/,1* $//3$1(/-2,17$1'6,//3/$7(1$,/,1* 6+$//%(67$**(5(' )25'28%/(6,'('6+($5:$//67+(3/$7(:$6+(56+$//%((;7(1'(' 67$**(5('72:,7+,12)7+(('*(2)7+(%277203/$7( 4DBL SIDED 15/32"STRUCT 1 10d COMMONNAILS 2" O.C. 12" O.C. 1740 PLF 6" O.C. 3/8" LAGS X8"@ 8" O.C. 3X SILL PLATE 3/4" DIAMETERA.B.'S @ 8" O.C. (MIN 3 A.B.'S) '(6,*1/2$'6 *5$9,7< 522)'($'/2$' 522)/,9(/2$' 9$/8( 36) 127(6 36) 0$;522)0$7(5,$/636),1&/8'(636))2562/$53$1(/ 6(,60,& 0$33('63(&75$/5(63216($&&(/(5$7,216 6V 6 )D )Y 9$/8(127(6 6(,60,&9$/8(6$5(2%7$,1(')52086*66(,60,&0$36,7(&/$66 '6(,60,&,03257$1&()$&725, 5,6.&$7(*25< 6(,60,&'(6,*1&$7(*25< '%$6,&6(,60,&)25&(5(6,67,1*6<67(0 /,*+7)5$0('%($5,1*6+($5:$//6<67(0'(6,*1%$6(6+($5 6+ 6725< /%66+ 6(&7,21 /%66+ 6(&7,21 /%66(,60,&5(63216(&2()),&,(176&V 5(63216(02',),&$7,216)$&725 0$,1+286( 5 &$17,/(9(567((/&2/ $1$/<6,6352&('85(86('/$7(5$/$1$/<6,63(563(&7+((48,9$/(17/$7(5$/)25&(352&('85(5('81'$1&<)$&725 29(5675(1*7+9$/8( 60V 60 63(&75$/5(63216(&2()),&,(176 6'V 6' :,1'9$/8(127(6 %$6,&:,1'63(('03+:,1'(;32685( ' 7+($33/,&$%/(,17(51$/35(6685(&2()),&,(17 &20321(176$1'&/$'',1* 7+('(6,*1:,1'35(6685(6,17(5062)36)72%(86(')257+('(6,*12)(;7(5,25&20321(176$1'&/$'',1*0$7(5,$/612763(&,),&$//<'(6,*1('%<7+(5(*,67(5(''(6,*1352)(66,21$/3V 6725< 36)3V 6725< 36) )/225'($'/2$'36) )/225/,9(/2$'36) '(&./,9(/2$'36) ,1&/8'(6*<3&5(7( FRAMING NOTES %$//221)5$0(':$//686(;678'6#2&8372 ,1+(,*+729(5 86( ;678'6$72&8372 ,1+(,*+7)25:$//629(5 ,1+(,*+786( ;678'6$72& 821 3529,'('28%/()/225-2,6781'(5$//,17(5,25:$//63$5$//(/:,7+)5$0,1*86(62/,'%/2&.,1*81'(5,17(5,25:$//63(53(1',&8/$5:,7+)5$0,1* 63/,&(3/$7(62)(;7(5,25:$//6$1'6+($5:$//6: G$7 63/,&( 821 08/7,-2,67 25025(6+$//%()$67(1('72*(7+(5:,7+',$0(7(50$&+,1(%2/76$72&67$**(5(' 821 7+(0$,1522),6'(6,*1(')25/,9(/2$' 36)$1',76$&&(66,%/()250$,17(1$1&(385326(621/< :5$3$//(;326('32676$1'%($06,1*$5$*(:,7+7<3(;*<3680%2$5' 821 3529,'(;32676$7$//+2/''2:16 821 $//)5$0,1*+$5':$5(72%(6,0362167521*7,(&225$33529('(48,9$/(17 3529,'(;32676$7($&+(1'2);25/$5*(50(0%(5686( ;678'6$7($&+(1'2);2560$//(50(0%(56 812 3529,'(08/7,3/(678'6$7($&+(1'2);2560$//(5 V 821 3/<:22'/,'6+($57<3( %($5,1*;678':$// 3/<:22'6+($5:$// 75866+$1*(53(50$18)$&785(5 3529,'(08/7,3/(678'681'(508/7,3/(-2,676 ;#2&&$/,)251,$)5$0,1* ;678'6#2& ;678'6#2& ;)8//+(,*+7678'6')#2&25;)8//+(,*+7678'6')#2& 3267)520$%29( ;,1',&$7(66+($5:$//*5,'/,1( :$//253267)520$%29( FRAMING LEGEND [522)5$)7(56#2& [522)5$)7(56#2& 5 5 7-,)/225-2,676#2&) [0,&52//$0)/225-2,676#2&72%(127&+('72 $76+2:(5) [ 0,&52//$0'(&.-2,676#2&' ' [ 0,&52//$0'(&.-2,676#2& ,1',&$7(667((/%($07+,&.1(66 ,1',&$7(6:22'%($07+,&.1(66 ,1',&$7(6%/2&.('522)',$3+5$*0 List of work requiring special inspection: 62,/6&203/,$1&(35,2572)281'$7,21,163(&7,21 6758&785$/&21&5(7(29(5SVL (;3$16,21(32;<$1&+256 6758&785$/6+($5:$//67<3(180%(5$1' ; ; ; ; ),(/':(/',1*; +,*+675(1*7+%2/76 $ ; LUMBER GRADES ; ;%($06+($'(56 ')/ ;%($06+($'(5 ')/ ;-2,675$)7(56 ')/ 678'6 678'*5$'( 7233/$7(6 ')/678'*5$'(25%(77(5 $//08'6,//72%(37')/ 6+($7+,1* $$//3/<:22'6+$//&21)25072'2&36 2536$1'%(2)*5$'(,1'(;12$1'7+,&.1(66&$//(')25217+(3/$16$//3/<:22'6+$//%(%21'(':,7+(;7(5,25*/8(%$//3/<:22'',5(&7/<(;326('72:($7+(56+$//%((;7(5,25*5$'(&$//3/<:22'1$,/,1*6+$//%(,163(&7('%<7+(%8,/',1*,163(&72535,2572&29(5,1* 522)6+($7+,1* $3$5$7('6+($7+,1*(;32685(:,7+$0,1,0803$1(/,1'(;2):G1$,/6$72&%12&(1$1'2&),(/'1$,/ 127( 5()(5721(5)25,167$//$7,21$1'&21',7,2162)86( )/2256+($7+,1* $3$5$7('6785',)/2257 *(;32685(:,7+0,1,08063$1($7,1*2)2&:G1$,/6$72&%12&(1$1'2&),(/'1$,/ 127( 5()(5721(5)25,167$//$7,21$1'&21',7,2162)86( 522)$1')/2256+($+7,1* ROOF & FLOOR SHEATHING NOTES: 3529,'(52:6',$3+5$*0%1$7&2//(&7256 %($065$)7(56$1'0,&52//$06 +$5'<)5$0(127(6 +$5'<)5$0(672%(,167$//('$7&(17(5:,'7+2)*5$'(%($0$//5(,1)25&,1*67((/$1'7,(6)25+$5'<)5$0(72%(.6,67((/,1&/8',1*%$56 HFX SPECIAL INSPECTION NOTE: 3(56(&7,2163(&,$/,163(&7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(',67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 HFX STRUCTURAL OBSERVATION NOTE: ,1$&&25'$1&(:,7+'(3$57(0(1732/,&<&%&6758&785$/2%6(59$7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(,67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 $%5(9,$7,216 )/ %0 +'5 75,0 '53 %/. * :(1 $%9 $/1 :%1 *7 '575866 %5 * 67 )+ )/86+ %($0 +($'(5 75,00(5 '523 %/2&.,1* :,7+('*(1$,/,1* $%29( $/,*1(' *,5'(575866 '5$*75866 %($5,1* 6+($575866 )8//+(,*+7 :,7+%281'5<1$,/,1* *5($75220 %$5 3$7,2 ',1,1* )2<(5 67$,56 .,7&+(1 (/(9 3:'5 *$5$*( 3$175< 21 22 15 17 23201918 16 / / / / / / / / [3267:+'8[3267:+'8[3267$/1:$%9:+'828D2 1-DD2 [)/%0[36/)/%0[3267:+'8$/1:$%9[3267$/1:$%9:(1 [3267:+'8[32 67 :+'8[326711D2:+'829D2 1-DD2 [)/%0%($0[+'5[+'5%($0[36/+'5[326 7 10D2 :+'8 :(&&4 [3267 :+'8 28D2 1-CD2 29D21-DD2 %($0[+'5[3267$/1:$%9:+'8%($0[36/)/%0[3267$/1:$%9:+'8 '%/6,'(' 28D2 1-DD2 [3267$/1:$%9:+'8[3267$/1:$%9:+'8 '%/6,'(' 28D2 1-DD2 %($0[36/)/%0[3267 11D2 $/1:$%9 :+'8%($0[36/)/%0[)/%0 [3267 $/1:$%9 [326736D3 67D4 1-DD2 %($0+66;;67((/)/%0%($0[ 36/)/%0%($0:;67((/)/%028D2 1-DD2 47D3 %($0[36/)/%0%($0 [36/)/%0%($0 :;67((/)/%0%($0[36/)/%0 %($0[36/)/%0 %($0[36/)/%0 %($0:;67((/)/%0%($0[ 36/)/%0%($0[ 36/)/%0 %($0[ 36/)/%0 ' ) ) ) ) ) ) ) ) )+);[ :+6+$5'<)5$0(3HFX2[3267$/1:$%9:+'8[3267:+'828D2 1-DD2 [)/%0%($0 :;67((/)/%0%($0 :;67((/)/%0%($0 :;67((/)/%0[36/)/%029(5+); %($0[36/)/%029(5+); [+'5 %($0[36/)/%0 )/ / '%/6,'(' [3267 $/1:$%9 :+'8[326711D2 $/1:$%9:+'867D4 1-DD2 67D4 1-DD2 [3267 $/1:$%9 :+'8[3267$/1:$%9:+'8 '%/6,'(' %($0 :;67((/)/%0 %($0 :;67((/)/%0%($0 :;67((/)/%0' %($0 [36/)/%0 ) [3267 11D2 +8&4+*5[326711D2 [3267 11D2 %($0 [36/)/%0 ) +*86+*5 [3267 11D2 %($0[36/)/%0[326711D2+66;;38D367((/&2/067[326710D2 :&&4[326710D2 ) +*86+*5 +*86+*5 [3267 11D2 +66;; 88D4 67/&2/[326710D2 $/1:$%9:+'8:(&&4+66;;72D4 67((/&2/+*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 %($0 [36/)/%0:',$0%#2&67$**(5('+*8+*5 +8&4+*5 +8&4+*5 +*86+*5 [3267 10D2 $/1:$%9 :+'8:&&4 [326710D2 :&&4[3267 $/1:$%9 [ 326 7 11D2 [3267$/1:$%9 [3267 $/1:$%9 :(1 [3267 $/1:$%9 [3267 $/1 :$%9[3267$/1:$%9+*8+*5 [0,&52//$0)/%0:(1 [0,&52//$0)/%0:(1 067 [3267$/1:$%9 +66;; 88D4 67((/&2/ +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 +66;; 88D4 67((/&2/[3267[326 7$/ 1:$% 9:+'8 2)%/. *[3267$/1:$%9+66;;49D3 67((/&2/50D3 067#7233/$7(6 +66;;49D3 67((/&2/50D3 [3267[326711D2[326711D2[3267$/1:$%9:+'8[3267+66;;68D467((/&2/%($0 :;67((/)/%0+66;;69D3 67((/&2/+66;;68D4 67((/&2/+66;;72D4 6 7((/&2/+66;;68D4 6 7((/&2/ +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 +66;;59D3 67((/&2/+66;;59D3 67((/&2/ :;67((/)/%0 +66 ;;59D3 67 ((/&2 /+66;;59D367((/&2/%($0 :;67((/)/%0 ' %/2&.(')/225',$3+5$*0:G1$,/6#2& %/2&.(')/225',$3+5$*0:G1$,/6#2& %/2&.(')/225',$3+5$*0:G1$,/6#2& 70D4 87D465D4 60D3 61D4 54D3 26D2 64D4 74D4 74D4 71D4 90D5 101D5 74D4 71D4 101D5 17 56D3 99D5 48D3 29D2 47D3 55D3 067 27D2 12-DD2 12-CD2 27D2100D5 067 66D4 82D4 57D3 87D4 +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 87D4 87D4 47D3 50D3 89D4 67/&2/ )520$%9 37D3 67/&2/ )520$%9 37D3 67/&2/)520$%937D3 76D4 91D5 2)%/. * 2)%/. *[3267 2)%/. * 12-DD2 63D4 12-DD2 27D2 28D2 12-BD2 [3 2 67 11D2 $/1:$%9 :+'8 +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 067 [0,&52//$0)/%0:(1 67,))(1 92D5 ) ) ;)8//+(,*+7678'6')#2& 80D480D4 %($0 :;67((/)/%0067#7233/$7(6 +66;;67((/&2/+);[ 4HFX2:+6+$5'<)5$0(+);[ 4HFX2:+6+$5'<)5$0(12-DD2+*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 17-A %($0[ 36/)/%0 ))%($067((/&2/)520$%937D2 97D5 98D5 98D5 77D4 36D3[3267+66;;%(1767%0 +66;;%(1767%0 +66;;%(1767((/%0 +66;;%(1767((/%0 [32 67 36D3 [3 2 67 36D3 96D5 96D5 '%/6,'(' '%/6,'(' +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 67((/&2/)520$%9102D5 %($0[36/)/%0 %($0+66;;67((/)/%0 103D5 [0,&52//$0)/%0:(1 105D5 [326710D2 $/1:$%9:+'8:&&477D4 [3 2 67 $/1:$%9:(1[3267$/1:$%9:(1[3267$/1:$%9:(1 12-DD2 [36/)/%0+8&4+*5 [36/)/%0 [32 6 711D2 11D2 067 6+((7*RGGDUG6XLWH,UYLQH&$ (0$,/ ,1)2#)0+(1*,1((5,1*&207HO &HOO 2:1(5352-(&7/2&$7,211HZ&XVWRP+RPH 5(9,6,216 352-(&7 6)/225)5$0,1*3/$1*$11215(6,'(1&(%$<,6/$1'1(:3257%($&+&$%$<,6/$1'1(:3257%($&+&$*$11215(6,'(1&( 6 )/225)5$0,1*3/$1 72 $%5(9,$7,216 )/ %0 +'5 75,0 '53 %/. * :(1 $%9 $/1 :%1 *7 '575866 %5 * 67 )+ )/86+ %($0 +($'(5 75,00(5 '523 %/2&.,1* :,7+('*(1$,/,1* $%29( $/,*1(' *,5'(575866 '5$*75866 %($5,1* 6+($575866 )8//+(,*+7 :,7+%281'5<1$,/,1* 6+($53$1(/&$3$&,7,(6 PLYWOODTYPENAILSIZE EDGE NAILSPACING FIELD NAILSPACING CAPACITY A35/LTP4SPACING SILL PLATENAILINGFLOOR LEVEL SILL PLATEFOUND. LEVEL A.B.'S FOUND.LEVEL NOTES 1234 15/32"STRUCT 1 15/32"STRUCT 1 15/32"STRUCT 1 15/32"STRUCT 1 8d COMMONNAILS 8d COMMONNAILS 10d COMMONNAILS 10d COMMONNAILS 4" O.C. 3" O.C. 3" O.C. 2" O.C. 12" O.C. 12" O.C. 12" O.C. 12" O.C. SHEAR TYPE 350 PLF 550 PLF 665 PLF 870 PLF 12" O.C. 10" O.C. 8" O.C. 6" O.C. 16d SINKER@ 3" O.C.16d SINKER@ 3" O.C.3/8" LAGS X8"@ 8" O.C. 2X SILL PLATE 3/8" LAGS X8"@ 8" O.C. 3X SILL PLATE 3X SILL PLATE 3X SILL PLATE 5/8" DIAMETERA.B.'S @ 32" O.C.5/8" DIAMETERA.B.'S @ 16" O.C.5/8" DIAMETERA.B.'S @ 8" O.C.5/8" DIAMETERA.B.'S @ 8" O.C. ;6,//3/$7( ;678'6 %/2&.6%(7:((1$'-$&(173$1(/6('*(',67$1&()253/<:22'%281'5<1$,/,1* $//3$1(/-2,17$1'6,//3/$7(1$,/,1* 6+$//%(67$**(5(' )25'28%/(6,'('6+($5:$//67+(3/$7(:$6+(56+$//%((;7(1'(' 67$**(5('72:,7+,12)7+(('*(2)7+(%277203/$7( 4DBL SIDED 15/32"STRUCT 1 10d COMMONNAILS 2" O.C. 12" O.C. 1740 PLF 6" O.C. 3/8" LAGS X8"@ 8" O.C. 3X SILL PLATE 3/4" DIAMETERA.B.'S @ 8" O.C. (MIN 3 A.B.'S) '(6,*1/2$'6 *5$9,7< 522)'($'/2$' 522)/,9(/2$' 9$/8( 36) 127(6 36) 0$;522)0$7(5,$/636),1&/8'(636))2562/$53$1(/ 6(,60,& 0$33('63(&75$/5(63216($&&(/(5$7,216 6V 6 )D )Y 9$/8(127(6 6(,60,&9$/8(6$5(2%7$,1(')52086*66(,60,&0$36,7(&/$66 '6(,60,&,03257$1&()$&725, 5,6.&$7(*25< 6(,60,&'(6,*1&$7(*25< '%$6,&6(,60,&)25&(5(6,67,1*6<67(0 /,*+7)5$0('%($5,1*6+($5:$//6<67(0'(6,*1%$6(6+($5 6+ 6725< /%66+ 6(&7,21 /%66+ 6(&7,21 /%66(,60,&5(63216(&2()),&,(176&V 5(63216(02',),&$7,216)$&725 0$,1+286( 5 &$17,/(9(567((/&2/ $1$/<6,6352&('85(86('/$7(5$/$1$/<6,63(563(&7+((48,9$/(17/$7(5$/)25&(352&('85(5('81'$1&<)$&725 29(5675(1*7+9$/8( 60V 60 63(&75$/5(63216(&2()),&,(176 6'V 6' :,1'9$/8(127(6 %$6,&:,1'63(('03+:,1'(;32685( ' 7+($33/,&$%/(,17(51$/35(6685(&2()),&,(17 &20321(176$1'&/$'',1* 7+('(6,*1:,1'35(6685(6,17(5062)36)72%(86(')257+('(6,*12)(;7(5,25&20321(176$1'&/$'',1*0$7(5,$/612763(&,),&$//<'(6,*1('%<7+(5(*,67(5(''(6,*1352)(66,21$/3V 6725< 36)3V 6725< 36) )/225'($'/2$'36) )/225/,9(/2$'36) '(&./,9(/2$'36) ,1&/8'(6*<3&5(7( FRAMING NOTES %$//221)5$0(':$//686(;678'6#2&8372 ,1+(,*+729(5 86( ;678'6$72&8372 ,1+(,*+7)25:$//629(5 ,1+(,*+786( ;678'6$72& 821 3529,'('28%/()/225-2,6781'(5$//,17(5,25:$//63$5$//(/:,7+)5$0,1*86(62/,'%/2&.,1*81'(5,17(5,25:$//63(53(1',&8/$5:,7+)5$0,1* 63/,&(3/$7(62)(;7(5,25:$//6$1'6+($5:$//6: G$7 63/,&( 821 08/7,-2,67 25025(6+$//%()$67(1('72*(7+(5:,7+',$0(7(50$&+,1(%2/76$72&67$**(5(' 821 7+(0$,1522),6'(6,*1(')25/,9(/2$' 36)$1',76$&&(66,%/()250$,17(1$1&(385326(621/< :5$3$//(;326('32676$1'%($06,1*$5$*(:,7+7<3(;*<3680%2$5' 821 3529,'(;32676$7$//+2/''2:16 821 $//)5$0,1*+$5':$5(72%(6,0362167521*7,(&225$33529('(48,9$/(17 3529,'(;32676$7($&+(1'2);25/$5*(50(0%(5686( ;678'6$7($&+(1'2);2560$//(50(0%(56 812 3529,'(08/7,3/(678'6$7($&+(1'2);2560$//(5 V 821 3/<:22'/,'6+($57<3( %($5,1*;678':$// 3/<:22'6+($5:$// 75866+$1*(53(50$18)$&785(5 3529,'(08/7,3/(678'681'(508/7,3/(-2,676 ;#2&&$/,)251,$)5$0,1* ;678'6#2& ;678'6#2& ;)8//+(,*+7678'6')#2&25;)8//+(,*+7678'6')#2& 3267)520$%29( ;,1',&$7(66+($5:$//*5,'/,1( :$//253267)520$%29( FRAMING LEGEND [522)5$)7(56#2& [522)5$)7(56#2& 5 5 7-,)/225-2,676#2&) [0,&52//$0)/225-2,676#2&72%(127&+('72 $76+2:(5) [ 0,&52//$0'(&.-2,676#2&' ' [ 0,&52//$0'(&.-2,676#2& List of work requiring special inspection: 62,/6&203/,$1&(35,2572)281'$7,21,163(&7,21 6758&785$/&21&5(7(29(5SVL (;3$16,21(32;<$1&+256 6758&785$/6+($5:$//67<3(180%(5$1' ; ; ; ; ),(/':(/',1*; +,*+675(1*7+%2/76 $ ; LUMBER GRADES ; ;%($06+($'(56 ')/ ;%($06+($'(5 ')/ ;-2,675$)7(56 ')/ 678'6 678'*5$'( 7233/$7(6 ')/678'*5$'(25%(77(5 $//08'6,//72%(37')/ ,1',&$7(667((/%($07+,&.1(66 ,1',&$7(6:22'%($07+,&.1(66 ,1',&$7(6%/2&.('522)',$3+5$*0 6+($7+,1* $$//3/<:22'6+$//&21)25072'2&36 2536$1'%(2)*5$'(,1'(;12$1'7+,&.1(66&$//(')25217+(3/$16$//3/<:22'6+$//%(%21'(':,7+(;7(5,25*/8(%$//3/<:22'',5(&7/<(;326('72:($7+(56+$//%((;7(5,25*5$'(&$//3/<:22'1$,/,1*6+$//%(,163(&7('%<7+(%8,/',1*,163(&72535,2572&29(5,1* 522)6+($7+,1* $3$5$7('6+($7+,1*(;32685(:,7+$0,1,0803$1(/,1'(;2):G1$,/6$72&%12&(1$1'2&),(/'1$,/ 127( 5()(5721(5)25,167$//$7,21$1'&21',7,2162)86( )/2256+($7+,1* $3$5$7('6785',)/2257 *(;32685(:,7+0,1,08063$1($7,1*2)2&:G1$,/6$72&%12&(1$1'2&),(/'1$,/ 127( 5()(5721(5)25,167$//$7,21$1'&21',7,2162)86( 522)$1')/2256+($+7,1* ROOF & FLOOR SHEATHING NOTES: 3529,'(52:6',$3+5$*0%1$7&2//(&7256 %($065$)7(56$1'0,&52//$06 HFX SPECIAL INSPECTION NOTE: 3(56(&7,2163(&,$/,163(&7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(',67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 HFX STRUCTURAL OBSERVATION NOTE: ,1$&&25'$1&(:,7+'(3$57(0(1732/,&<&%&6758&785$/2%6(59$7,21,65(48,5(')25+);$1&+253/$&(0(17,1&/8',1*%2/7:$6+(5$66(0%/<('*(,67$1&($1'(1'',67$1&(6+($57,(6$1'5(,1)25&,1*%$56 +$5'<)5$0(127(6 +$5'<)5$0(672%(,167$//('$7&(17(5:,'7+2)*5$'(%($0$//5(,1)25&,1*67((/$1'7,(6)25+$5'<)5$0(72%(.6,67((/,1&/8',1*%$56 %$7+ 67$,56 522)/281*( (/(9 9,(:'(&. 63$ 3 4 5 6 1 / / / / / / [32677D2 :&6:(&&410D2 2D2 1-AD2 3D21-AD2 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:&&4%($0[36/)/%0+8&4+*5 [0,&52//$0)/%0:(1 067 /,1(2)%/. * 5D2 67((/&2/)520$%937D3+66;;38D367((/&2/5D2 +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 +6 6;;38D3 6 7 ((/&2 /%($0+66;;67((/)/%0+66;;38D3 67((/&2/ +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 67((/&2/ )520$%9 37D3 5 ) %/2&.(')/225',$3+5$*0:G1$,/6#2& %/2&.(')/225',$3+5$*0:G1$,/6#2& %/2&.(')/225',$3+5$*0:G1$,/6#2& %/2&.(')/225',$3+5$*0:G1$,/6#2& 4D2 24D2 25D2 15D2 12 4D2 13D2& &20D27<3#+,3%028D2 21D2 31D3 14D2 67 5 26D2 30D212-BD2 14D2 32D3 3D2 3D2 4D2 +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 41D3 27D2 34D3 28D2 35D3 28D2 27D2 32D3 29D2 82D4 [3267$/1:$%9+8&46.(:+*520D2D212-D 12-BD2 45D3 44D3 067 56D3 45D3 44D3 39D3 12-BD2 +*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 83D4 84D420D27<3#+,3%0+*/79+*5237,2172:(/'3(56,0362163(&,),&$7,21 & 5D2 [.3267 5D2 [. 3267 2)%/. * [ 3 26 7 11D2 [0,&52//$0)/%0:(1 67,))(1(5 [3267 10D2 :&&4 %($0[36/)/%0 67,))(1(5 11D2 ;)8//+(,*+7678'6')#2& 80D480D4 67#7233/$7(6 56D3 81D4 / [32676D2 :&611D2 [32676D2 :&611D2[36/)/%0+8&4+*5 067 56D3 ) 67 +66;;%(1767((/%0 +66;;%(1767%0 +66;;67((/%0 36D3 77D4 96D5 96D5 ;3267 ;326736D3 5D2 +8&4,19(57('+*5 +8&4+*5 +8&4+*5[326711D2+8&4,19(57('+*5 [3267 / %($0[36/)/%0[326711D2 $/1:$%9:(1 1-BD2 6+((7*RGGDUG6XLWH,UYLQH&$ (0$,/ ,1)2#)0+(1*,1((5,1*&207HO &HOO 2:1(5352-(&7/2&$7,211HZ&XVWRP+RPH 5(9,6,216 352-(&7 6522))5$0,1*3/$1522))/225)5$0,1*3/$1*$11215(6,'(1&(%$<,6/$1'1(:3257%($&+&$%$<,6/$1'1(:3257%($&+&$*$11215(6,'(1&( 6 522))5$0,1*3/$1 6 522))/225)5$0,1*3/$1 73 SHEET PROJECT D-1 20 16 18 19 15 14 9 8 12 11 6 7 4 3 2 1 5101317 22-002 NEWPORT BEACH, CA.GANNON RESIDENCE20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFOUNDATION DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOMHOME 05-18-2022 EXTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3"3"1'-6" 3"CLR3"CLR2X STUD WALL (2) #5 CONT. TOP & BOTT. E.N.8"MIN.F.G. 1:1 SEE PLANSLAB REINFORCEMENTPER PLAN A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT SEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3,4&19/D1 4" MAX.(WHERE OCCURS) INTERIOR BEARING WALL DETAIL MAT SLAB PER PLAN 3"3"2:1 (2) #5CONT. BAR TOP. & BOTT.SEE PLAN1'-6" 2X STUD WALL E.N. SHEARPERPLAN # 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB MAT SLAB PER PLAN 3"3"3"3"2:1 (2) #5CONT. BAR TOP. & BOTT. PER PLAN SEE PLAN1'-6" 2X STUD WALL E.N. SHEARPERPLAN #2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB SLAB REINF. PER FOUNDATION PLANSSLAB UNDERLAYMENT COLD JOINT SLAB SSTB BOLTANCHOR TYPE de le5" MI N . - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21"25"1 3/4"1 3/4"HDU5HDU8 4X44X4 5/8" SSTB24 ANCHOR DIA. AND TYPEHOLDOWNSIMPSON(MIN.)POST de le MIN DIST.TO CORNER - f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 7/8" SSTB28 5"5" BASED ON WOOD CAPACITY 56456970 12" MIN112" MIN ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"78706X611 14"MAX.Le-11 1/4"+3" (COVER)MIN. TYP. HOLDOWN INSTALLATION HDU14 6X6 1" DIA. PAB8 15"23" THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- DEEPEN FOOTING AS REQUIRED TO ACHIEVE (De+ 3") FOOTING - SEE PLANS FOR HOLDOWN TYPE- f'c = 2500 psi (U.N.O.)De1-3/4" PABPER TABLE BELOW SLAB dePOST (MIN.)SIMPSONHOLDOWN ANCHOR DIA. AND TYPE 1" DIA. PAB86X6HDU11 HOLDOWNPER PLAN F"F" 12" F 18" HD19 6X6 1 1/4" DIA. PAB10 16"24" NON-BR'G WALL SLAB REINFORCEMENTPER PLAN MAT SLAB PER PLAN HILTI-XU (ICC NUMBER 2269) 7/32" DIA. X 3 1/2" SHOT PINS @ 32" O.C. 2X P.T.D.F. PLATE WITH PLACED 6" AND 10" FROM PLATE ENDS. AND FIRST 2 PINSWITH 14 GAGE WASHERS 2X STUDS @ 16" O.C. TYP. HOLDOWN INSTALLATION - REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER 21"1 3/4"HDU5 4X4 5/8" SSTB24 ANCHOR DIA. AND TYPEHOLDOWNSIMPSON(MIN.)POST de le MIN DIST.TO CORNER5" BASED ON WOOD CAPACITY 5645 ALLOWABLE TENSION LOADS(LBS) 25"1 3/4"HDU8 4X6 OR 7/8" SSTB28 5"78706X6 MAT SLAB PER PLAN 3"3"1'-6" 3"CLR212"CLR2X STUD WALL REINFORCEMENT PER E.N.8"MIN.F.G. 1:1 SEE PLANSLAB REINFORCEMENTPER PLAN SHEAR PLAN#24" MIN.MAT SLAB REINFORCEMENTPER DETAIL 1/D1 PER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.de DETAIL 1/D1le - f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE - DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER - PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION 24"1 3/4"HDU11 6X8 1" SB1X30 5"24"1 3/4"HDU14 6X8 1" SB1X30 5"11,17514,445 PER MAT SLAB PER PLAN 3"3"1'-6" 3"CLR3"CLR(2) #5 CONT. 1:1 SEE PLANSLAB REINFORCEMENTPER PLAN #5 @ 12" O.C. W/ 48" EMBEDMENTINTO SLAB EXTERIOR BEARING WALL DETAIL 4" MAX.3"CLR(TYP) PER FOUNDATION PLANS SLAB UNDERLAYMENT24" MIN.MAT SLAB PER PLAN 3"3"1'-6" 3"CLR3"CLR2X STUD WALL (2) #5 CONT. E.N.8"MIN.F.G. 1:1 SEE PLANSLAB REINFORCEMENTPER PLAN EXTERIOR GARAGE DETAIL A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.PERARCH#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT SEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3 &4/D1 6" MIN.4" MAX.8" (1) #5 CONT.3" BEARING WALL DETAIL MAT SLAB PER PLAN 3"3"2:1 SEE PLANPER PLAN 2X STUD WALL E.N. SHEARPERPLAN# 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB MAT SLAB PER PLAN 3"3"3"3"2:1 PER PLAN SEE PLAN2X STUD WALL E.N. SHEARPERPLAN#2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR 2:1 #5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLAB SLAB REINF. PER FOUNDATION PLANS SLAB UNDERLAYMENT GRADE BEAM REINFORCEMENT PER PLAN A.B.'s @ 16" O.C. U.N.O. 3X P.T.D.F. SILL PLATEWITH 5/8"Ø X 12" 2'-0" TYP. #5 @ 12" O.C. E.W. #5 @ 12" O.C.3" CLR.TYP.10" CONC. WALLELEVATOR PIT.12"PER MANUFACTURER2'-6" MAX.10" CONC. WALL ELEVATOR PIT DETAIL 10"10" MAT SLAB PER PLAN 3"3"1'-6" 3"CLR 2X STUD WALL (2) #5 CONT. E.N. 1:1 SEE PLANSLAB REINFORCEMENTPER PLAN A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#PERARCHMAT SLAB PER PLAN 3"3"1:1SEE PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB 48" 48"6" MIN.4" MAX.4" MAX.(WHERE OCCURS) #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB SLAB REINFORCEMENTPER PLAN (2) #5 CONT. OR HARDY FRAMEWHERE OCCURS 1'-6" HOUSE TO GARAGE (1) #5 CONT. 8"3"STEP AT CONCRETE SLAB 7 3/4" MAX.W/ 18" EMBEDMENTFOR DBL POUR COND.#5 DOWELS @ 24" O.C. INTO EACH WAY #5 CONTINUOUS BAR #5 CONTINUOUS BAR SLAB REINF. PER PLAN8" MIN.11" MIN. #5 @ 12" O.C.SEE PLANSEE PLAN 1" DRYPACK 3" MIN.STEEL COLUMN 18"3/8" PER PLAN W/ 24" EMBEDMENT MAT SLABPER PLANINTO MAT SLAB EACH SIDE BASE PLATE PERCONDITION A-L OPTION A MAT SLAB SEE PLANSEE PLAN 1" DRYPACK 3" MIN.STEEL COLUMN PAD PER PLAN 18"3/8" PER PLAN PER PLAN BASE PLATE PERCONDITION A-L #5 @ 12" O.C.W/ 24" EMBEDMENTINTO MAT SLAB EACH SIDE OPTION B STEEL COLUMN DETAIL PAD PER PLAN A13"3"18"3"2"3" 3/8" 18" L. X 13" W. X3/4" THK. BASE PLW/ (4) -3/4"Ø X 18"LONG AB'S 8"18" L. X 10" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S10"18"3"3"3" 8"3"3" 3/8" B 3/8" 15" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S 11"15"3"3"3" 5"3"3" C 5"5"5"3"2"15"15"3"3/8" 15" L. X 15" W. X 3/4"THK. BASE PL W/ (4)-3/4"Ø X 18" LONGAB'SD 25" L. X 20" W. X 1"THK. BASE PL W/ (7)-3/4"Ø X 18" LONGAB'S 25"20"3"3"3"10"4"3"3/8" 3" 12" 3" E 3/8" 20" L. X 16" W. X 1"THK. BASE PL W/ (7)-3/4"Ø X 18" LONGAB'S 20"16"3"3"3" 5"3"3" F 5"3"6"6" 11" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S 11"11"3"3"3" 5"3"3" 3"5"G 3/8"40 D OR24" MIN.40 D OR24" MIN.40 D OR24" MIN. ALTERNATECORNER PIECE (BAR BENDSOMITTED). FOOTINGREINFORMENT.FOUNDATION PERPLANS REINFORCING REBAR @ CORNERS R R 8(d)8(d) 90° BEND °180 BENDBEND 4(d) 2 1/2" MIN.12dWIRE TIE END 48(d) * IN CONCRETE 48(d) MASONRY (U.N.O.) LAP SPLICE R = 3(d) FOR #3 THRU #8R = 4(d) FOR #9 THRU #11R = 5(d) FOR #12 THRU #18 TYP. REINFORCING DETAILS * INCREASE LENGTH BY 30%FOR TOP BARS (HORIZONTALBARS SO PLACED THAT MORETHAN 12 INCHES OF FRESHCONCRETE IS CAST IN THEMEMBER BELOW, EXCLUDEWALLS) CLOSED TIE OR HOOP STIRRUP DETAILINGDIMENSION4" M I N . O R 6(d ) M I N .DETAILINGDIMENSION4" M I N . O R 6( d ) M IN . CROSSTIE D = 4(d) FOR #3 THRU #5D = 6(d) FOR #6 THRU #8 NOTES:- PUT CROSSTIE W/ EACHSTIRRUP ALT. 135° BENDS- ALL BENDS SHALL BEMADE COLD D D 12(d) FOR #6 THRU #86(d) FOR #5 & SMALLER> 3" MIN.6(d)> 3" MIN.MAT SLAB PER PLAN 3"3"PER PLAN 3"CLR3"CLR1:1 SEE PLANSLAB REINFORCEMENTPER PLAN EXTERIOR BEARING WALL DETAIL #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB PER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.24" MIN.#4 TIES @ 12" O.C. GRADE BEAM.REINFORCEMENT PER PLAN #4 HOOKS @ 12" O.C. GRADE BEAM @ COLUMN FOOTING GRADE BEAM PER PLAN SEE PLANSEE PLANWITH 3/4" Ø A.B.MIN. 24" L X 24"W X 1 1/4" THK 1" DRYPACKd 3" MIN.STEEL COLUMNPER PLAN 2'-0" MIN.2d "d": SEE PLAN #4 TIES @ 3.5" O.C.,FIRSTTIE MUST BE 2" FROM COLUMN BASE #4 TIES @ 3.5"O.C.,FIRST TIE MUST BE2" FROM COLUMNBASE 1/2"CJP 3"3"1/2" 24" L. X 24" W. X1 1/4" THK. BASEPL W/ (8) -3/4"ØX 18" LONG AB'S 24"24"CJP GRADE BEAM @ COLUMN FOOTING GRADE BEAM PER PLAN SEE PLANSEE PLANWITH 3/4" Ø A.B.MIN. 24" L X 24"W X 1 1/4" THK 1" DRYPACKd 3" MIN.STEEL COLUMNPER PLAN 2'-0" MIN.2d "d": SEE PLAN #4 TIES @ 3.5" O.C.,FIRSTTIE MUST BE 2" FROM COLUMN BASE #4 TIES @ 3.5"O.C.,FIRST TIE MUST BE2" FROM COLUMNBASE 1/2"CJP 24" L. X 24" W. X 1 1/4"THK. BASE PL W/ (7)-3/4"Ø X 18" LONGAB'S 24"24"3"3"3" 5"3"3"5"3"6"6" 1/2"CJP 48" L. X 48" W. X2" THK. BASE PLW/ (16) -3/4"Ø X18" LONG AB'S 1/2" 48"48"2"2"CJP 1/2"CJP GRADE BEAM @ COLUMN FOOTING GRADE BEAM PER PLAN SEE PLANSEE PLANWITH 3/4" Ø A.B.MIN. 48" L X 48"W X 2" THK 1" DRYPACKd 3" MIN.STEEL COLUMNPER PLAN 2'-0" MIN.2d "d": SEE PLAN #4 TIES @ 3.5" O.C.,FIRSTTIE MUST BE 2" FROM COLUMN BASE #4 TIES @ 3.5"O.C.,FIRST TIE MUST BE2" FROM COLUMNBASE 1/2"CJP 20" L. X 10" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S10"20"3"3"3" 10"3"3" 3/8" H 16" L. X 10" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S 10"16"3"3"3" 6"3"3" 3/8"I 3/8" 15" L. X 11" W. X 1"THK. BASE PL W/ (5)-3/4"Ø X 18" LONGAB'S 11"15"3"3"3"5"3"3"J 1/2" THK. BASE PLAT W/ (2)-34"ØA.B'S. STEEL TUBE PER PLAN MAT SLAB PER PLAN 12"3/8" SLAB REINFORCEMENTPER PLAN 3"SEE PLAN3"STRINGERS TO FOOTING CONNE. 14"4"18"3"2"3"3/8" 18" L. X 14" W. X3/4" THK. BASE PLW/ (4) -3/4"Ø X 18"LONG AB'S8"K 8"8"5"3"2"18"18"3"3/8" 18" L. X 18" W. X 3/4"THK. BASE PL W/ (4)-3/4"Ø X 18" LONGAB'S L #4 TIES @ 12" O.C. 212'-0"MAX.8" #5 DOWELS @ 12" O.C. VERTW/ 18" MIN EMBED. INTOWALL & 24" INTO SLAB #5 @ 12" O.C. VERT. #5 @ 12" O.C. HORIZ. UNDERLAYMENT PERSLAB NOTE SHEET S1 MAT SLAB PER PLAN 24"(2) #5 BARS 3"CLR24" MIN.1:1 1'-6" 3"CLR (2) #5 CONT. #5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB MAT SLAB PER PLAN SLAB REINFORCEMENTPER PLAN INTERIOR BEARING WALL DETAIL E.N. A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR 2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER (WHERE OCCURS) (2) #5 CURBVENT OPENING FLOOD VENT OPENING AT CURB ELEVATION VIEW 36" MIN.36" MIN.30" MAX. SILL PLATE 12" MIN.12" MAX.ABOVEAFJACENTGRADENOT TOEXCEED B.F.E.B.F.E=9.0' NAVD 88 22 74 SHEET PROJECT D-2 24 23 19 18 21 22 17 16 14 13 9 8 12 11 6 7 4 3 2 1 27 26 28 29 53010152025 22-002 NEWPORT BEACH, CA.GANNON RESIDENCE20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOMHOME 05-18-2022 TOP PLATE SPLICE DETAIL NAILING COND. STRAP COND. PLAN VIEWS NOTE: AT LEAST 2" APART -FULLY NAIL STRAP W/ 16d SINKER OR 10d COMMON NAILS-NAILS SHALL BE BELOW SIMPSON STRAP PERPLANS AND THE TABLEEQUALEQUAL LOCATE STUD UNDER SPLICE STEEL STRAP SPLICE TYPICAL STUDS AT 16" O.C. MST37 8 FT. D30 ALT STRAP W/16d NAILS MIN. PLATE LAP # OF 16d NAILS A B ST6236 C24 6 FT. MST48 8 FT. 36 8 FT. MST60 42 CAPACITY (LBS)3845 5080 5310 6730 RF. TO WALL CONNEC. E.N. DOUBLE TOP PLATE SHEARPERPLAN ALLOWED)(1/4+ GAP2X BLK'G ROOF SHEATHING SIMPSONA35 PER TABLE E.N. 2X STUD WALL NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 6"O.C.8"O.C.12"O.C. 321 A35's PANELSHEAR TYPE SPACING 10"O.C. 4 E.N. SIMPSONA35 PER TABLE ALLOWED)(1/4+ GAP2X BLK'G E.N. 2X STUD WALL DOUBLE TOP PLATE RAFTER PER PLAN SHEARPERPLAN ROOF RAFTER PER PLAN ROOFSHEATHING # # RAFTER TO WALL CONNECTION LOOKOUT (2)-16d'S @EA. END OF SHEARPERPLAN *INSTALL A35 BEFORE BLK'GA35 PER TABLE BELOWDBL TOP PLATE 2X BLK'G @ 48"O.C. W/ E.N. PLYWOODSHEATHING 2 X RIM JOIST E.N. # ROOF RAFTER, SEE PLAN 2X STUD WALL 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. E.N. RIDGE BEAM CONNECTION EQ. SIMP. HU HGREACH RAFTER R.R. PER PLAN EQ.RIDGE BM. PER PLAN SIMP. ST22 @ EA R.R. A35 @ 12" O.C. PER PLANROOF RAFTER SHT'G. PER PLANPLYWD. ROOF 2x BLK'GST22 @ 16" O.C.B.N. RIDGE BM. PER PLAN HOLDOWN DETAIL EQ.EQ.AT STRAPSOLID BLOCKING PLATEDBL. TOP BOTT. PLATE SHEATHINGPLYW'D SEE PLANSIMPSON STRAP & BELOW.POST ABOVE 2 XSTUD20-10d11"(1) CS16 STRAP 10-10d ENDLENGTH NAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER 1705LBS 3410LBS4 X 4POST20-10d10-10d11"(2) CS16 3700 LBS4 X 6POST32-16d16-16d14"MST48 4800LBS4 X 6 POST34-16d17-16d14"MST60 HOLDOWN DETAIL STRAP PER PLAN FLOOR SHEAT'G SHEAR MATERIAL PER PLAN 2 X STUD OR POST SEE PLAN NOTES: -WRAP STRAP AROUND BOTT.OF ALONG ALL STUDS W/STRAPS-PROVIDE E.N. OF SHEAR PANEL BM. WHEN LENGTH EXCEEDS THE -ALL STRAPS ARE SIMP. BM. DEPTH FLUSH BM. PER PLANEND LENGTH2 XSTUD20-10d11"(1) CS16 STRAP 10-10d ENDLENGTH NAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER 1705LBS 3410LBS4 X 4POST20-10d10-10d11"(2) CS16 3700 LBS4 X 6POST32-16d16-16d14"MST48 4800LBS4 X 6 POST34-16d17-16d14"MST60 END LENGTH(2) CMST12 12"27-16d 54-16d 6 X 6 POST 6725LBS CLR. SPANLENGTHEQ. ENDEQ. ENDLENGTHSTRAP PER PLAN 2XSILL PL. SHEAR PANEL PER PLAN 2XSTUD OR POST SEE PLAN FLOOR SHEAT'G 4XBLK'G BEYOND STRAP DBL. TOP PL SOLID BLOCK'G BM. OR HDR SEE PLAN BM. DEPTH -ALL STRAPS ARE SIMP.NOTES: ALONG ALL STUDS W/STRAPS-PROVIDE E.N. OF SHEAR PANEL -WRAP STRAP AROUND BOTT.OF BM. WHEN LENGTH EXCEEDS THE (with 20-10 d nails) 2 XSTUD20-10d11"(1) CS16 STRAP 10-10d ENDLENGTH NAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER 1705LBS 3410LBS4 X 4POST20-10d10-10d11"(2) CS16 3700 LBS4 X 6POST32-16d16-16d14"MST48 4800LBS4 X 6 POST34-16d17-16d14"MST60 HOLDOWN DETAIL BEAM TO POST CONNECTION POST PER PLAN PER PLAN CORNER CONDITION POST ECCLL BM. PER PLAN SIMP. ECC END CONDITION PER PLAN ST6236 (U.N.O.) SIMP. C.C. BM. PER PLAN POST BM. OR HDR.PER PLAN OR PC OR EPCPER PLAN PER PLAN HOLDOWN TO STEEL BEAM HDU5HDU8HDU11 4X44X44X6 5/8" DIA. ALL THREAD7/8" DIA. ALL THREAD1" DIA. ALL THREAD ANCHOR DIA. AND TYPEHOLDOWNSIMPSON(MIN.)POST WASHERPLATE 2" X 2" X 12"212" X 212" X 12"212" X 212" X 12" PLYWOOD SHT'G STEEL BEAM PER PLANS FRAMING DETAILS3X NAILER PER SIMP ITS HANGER WEB FILLER DETAILSPER FRAMING FLOOR JOISTPER PLAN HEAVY HEX NUT HOLDOWNPER PLAN ALL THREAD STEEL (A307)ROD, PER CHART BELOW 1/2" WEB STIFFENER@ HOLDOWN 3/8" E.N. 3"X3"X1/4" PLATE WASHER HDU14 4X6 1" DIA. ALL THREAD 4" X 4" X 12" PER PLAN SIMP. C.C.Q. HEADER OR BEAM KING POST CONNECTION KING POST PER PLAN SIMP. C.C.Q. BEAM PER PLAN A35 EACH SIDE DBL TOP PLATE MST60 STRAP BEAM PER PLAN WOOD POSTPER PLAN BEAM TO POST CONNECTION 1-1/2" AND BEAM ST6236LUMBERSAWN NOTE:MST60 MSTA36 MST72 MST48 STRAP MAY BE INSTALLEDAT SIDE OF TOP PLATES ADTL C E D B MSTI60 W/ 10d XMSTA36MSTI72 MSTI36 MSTI48 ENGINEEREDLUMBER BEAM PER PLAN(SUPPORT NOTSHOWN FORCLARITY) SIMPSON CS16STRAP UNLESSCMSTC16 IS NOTEDON PLANS SHEATHING WHEREOCCURS PROVED 1-5/8" TOFIRST NAIL EQUAL EQUAL DRAG TO BEAM TYPICAL CALIFORNIA FRAMING ROOF FRAMING& SHT'G A35 2 X 6 @ 48" O.C. 48" O.C. 2 X 4@ 48" O.C A35 2 X 6 @ 16" O.C. CALIFORNIA FRAMING& SHT'GROOF. SHT'G PLYWOOD SHT'G (TYP.) 3'-0"+ MIN. OVER PLATE PLATESDBL. TOP 2" ROOF RAFTER OR BAYS OF BLOCK'G SIMP. CS16 W/ 10dNAILS TO CONNECT ALL (TYP.) 4" SOLID BLK'G E.N. OR BEAM CSI6 DRAG TIE FLOOR JOISTPER PLAN ROOF SHEATHING LOCATE ROOF RAFTER ST6236 DBL TOP PLATE EQ. STRAP SHEAR WHEREOCCURS EQ. DRAG DETAIL SHEAR TRANSFER @ ROOF 16d @ 4" O.C.2X PLATE W/ ROOF SHT'G 2X CAL. FRAMING 2 X ROOF RAFTER 16d NAILS @8" O.C. BLK'G2X E.N. ROOF RAFTERPER PLAN E.N. E.N. @ 4" O.C. TO BMW/ 16d NAILS2X BLK'G E.N. FLUSH BM.PER PLANSIMPSON HUHANGER NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 6"O.C.8"O.C.12"O.C. 321 A35's PANELSHEAR TYPE SPACING 10"O.C. 4 RAFTER TO WALL CONNECTION LOOKOUT (2)-16d'S @EA. END OF SHEARPERPLAN 2X BLK'G @ 48"O.C. W/ E.N. PLYWOODSHEATHING 2 X RIM JOISTW/A35 PER TABLE E.N. # ROOF RAFTER, SEE PLAN 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. E.N. 2X CL'G JOIST SIMP HU HGR 2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'G RAFTER TO WALL CONNECTION E.N. SHEARPERPLAN ALLOWED)(1/4+ GAP2X BLK'G 2 X CL'G JOIST @ EACH ENDW/ (10) -16d E.N. 2X STUD WALL DOUBLE TOP PLATE # NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 6"O.C.8"O.C.12"O.C. 321 A35's PANELSHEAR TYPE SPACING 10"O.C. 4 A35 PER TABLE BELOW PER PLANROOF RAFTER RAFTER TO WALL CONNECTION LOOKOUT (2)-16d'S @EA. END OF SHEARPERPLAN 2X BLK'G @ 48"O.C. W/ E.N. PLYWOODSHEATHING 2 X RIM JOISTW/A35 PER TABLE E.N. # ROOF RAFTER, SEE PLAN 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. E.N. 2X CL'G JOIST 2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'G A35 @EACH SIDE HIP BEAM ROOF RAFTER HIP BEAM A35 @EACH SIDE A35 @EACH SIDE ROOF RAFTER A35 @EACH SIDE A35 @EACH SIDE A35 @EACH SIDE ROOF RAFTER TO HIP BEAM FLOOR SHT'G 6X BLK'G @ 32" O.C. FLOOR JOISTPER PLAN E.N. 2X RIM JOISTW/ A35@ PER TABLE E.N. 2X4 PLATE W/16d @ 4" O.C. #SHEARPERPLAN # 4 10"O.C.SPACING TYPEPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. SHEARPERPLAN WITH EDGE NAILING2X BLK'G @ 32" O.C. 3X LEDGER W/ (3) 16dNAILS @ EACH STUD& W/ 16d @ 4" O.C.INTO BLK'G ROOF SHT'G RAFTER E.N.PER PLAN SIMP. H2.5 @ 32" O.C. 4X BLOCKING 2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO RIM JOIST 2X CL'G JOIST FLOOR CONNECTION DETAIL PLANPERSHEAR# E.N. SIMP. H2.5 @ 32" O.C. 2X LEDGER W/ (3) 16dNAILS @ EA STUD &16D@4" O.C INTO BLK'G ROOF RAFTER HU HANGER SHT'GPLYWOOD PER PLAN RAFTER TO WALL CONNECTION 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. SHEARPERPLAN LOCATE RAFTER ROOFSHEATHING 2X BLK'G @48" O.C. ROOF RAFTER E.N. # E.N. 2X BLK'G @48" O.C.DBL TOP PLATE A35 @ PER TABLE ROOFSHEATHING ROOF RAFTER 2X CL'G JOIST 2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'G SHEAR TRANSFER @ INT. WALLS HU HGR RAFTER TO WALL CONNECTION E.N. 16d @ 4" O.C.2X PLATE W/ ROOF SHT'G 2X CAL. FRAMING 2 X ROOF RAFTER 16d NAILS @8" O.C. BLK'G2X E.N. ROOF RAFTERPER PLAN SHEARPERPLAN 2X BLK'G W/A35PER TABLE E.N. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 6"O.C.8"O.C.12"O.C. 321 A35's PANELSHEAR TYPE SPACING 10"O.C. 4 MATCHSHEARBELOW SHEAR TRANSFER @ ROOF 16d @ 4" O.C.2X PLATE W/ ROOF SHT'G 2X CAL. FRAMING 2 X ROOF RAFTER 16d NAILS @8" O.C. BLK'G2X E.N. ROOF RAFTERPER PLAN E.N. E.N. @ 4" O.C. TO BMW/ 16d NAILS2X BLK'G E.N. FLUSH BM.PER PLANSIMPSON HUHANGER NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 6"O.C.8"O.C.12"O.C. 321 A35's PANELSHEAR TYPE SPACING 10"O.C. 4 E.N. PLANPERSHEAR FLOOR JOISTPER PLAN E.N. 2X4 PLATE W/16d @ 4" O.C. E.N. PLYWOOD SHT'G2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C. DECK JOIST W/HU HANGER 2X STUD WALL FLUSH BEAM PER PLAN ST6236 @ 32" O.C. # DECK JOIST TO FLR. JOIST CONN. CSI6 DRAG TIE CONDITIONOFFSET/RETROFIT SHT'GPLYWOOD (TYP.) 3'-0"+ MIN. OVER PLATE PLATES 4X LVL BLK'G DBL. TOP 2" I-JOIST BAYS OF BLOCK'G SIMP. CS16 W/ 10dNAILS TO CONNECT ALL @ 6" O.C.2X4 BLK'G W/ 16d'S (TYP.) 4" 6X LVL BLK'G E.N. SHEAR TRANSFER @ EXT. WALLS 2X PLATE W/ 16d @ 4" O.C.2X PLATE W/ 16d @ 4" O.C. 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. # E.N. # E.N. CONT. 1 34" TIMBER STRAND, LVLW/ A35 AT 48" O.C. SEE TABLEFOR ADDITIONAL A35 OVERSHEAR WALL OR FL BEAM LOCATIONS SHEAR PANEL, SEEPLAN FOR TYPE AND I-JOIST BLK'G MIN. 12"LONG @ 48" O.C. ATEXTERIOR WALLS ONLYW/ B.N..IF LESS THAN 12", USETWO BAYS BLOCK PLYWOODSHEATHING LOCATION OF A35's I-JOIST, SEE PLAN (2) 10d AT EACH # E.N. # E.N. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. B.N.B.N. SHEAR TRANSFER @ INT. WALLS BLOCK(2) 10d AT EACH CONT. 1 34" TIMBERSTRAND OR LVL W/ A35AT 48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALL PLYWOODSHEATHING LOCATION OF A35's E.N. PLAN FOR TYPE ANDLOCATIONS SHEAR PANEL, SEE E.N. E.N. E.N. ## ## LVL BLK'G W/ A35 AT48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALL # E.N.E.N. # TYP.I-JOIST PERPLAN ALT.SHEARLOCATION ALT.SHEARLOCAT'N 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. 2X PLATE W/ 16d @ 4" O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. I-JOIST BLK'G MIN. @ 48"O.C. W/ E.N. B.N. B.N. 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. OR DECK JOIST SHEAR TRANSFER @ EXT. WALLS CONT. RIM W/ A35PER TABLE E.N. # E.N. # 2X BLK'G MIN. 12"LONG @ 48" O.C. ATEXTERIOR WALLS ONLYW/ B.N..IF LESS THAN 12", USETWO BAYS FL JOIST, SEE PLAN E.N. # E.N. # 2 X BLK'G W/ A35 PER TABLE PLYWOODSHEATHING 75 SHEET PROJECT D-3 54 53 49 48 51 52 47 46 44 43 39 38 42 41 36 37 34 33 32 31 57 56 58 59 356040455055 22-002 NEWPORT BEACH, CA.GANNON RESIDENCE20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOMHOME 05-18-2022 DECK JOISTPER PLAN PLYWOOD SHT'G R/R PER PLAN 4X BLK'G 16d NAILS @ EA STUD2X LEDGER W/ (3) &16D @4" O.C INTO BLK'G E.N. HU HGR 2X PLATE W/16d @ 4" O.C. FLUSH BM.PER PLAN ST6224 @ 32" O.C.BOTH SIDES 2 E.N. HU HGR PER ARCH.2X CL'G JOIST HU HGR DECK CONNECTION DETAIL 6X BLK'G @ 32" O.C. I-JOIST, SEE PLAN 2X4 PLATE W/16d @ 4" O.C. PLYWOOD SHT'G DECK JOIST TO FLR. JOIST CONN. SHEARPERPLAN WITH EDGE NAILING 2 X LEDGER W/ E.N. &W/ 16d @ 4" O.C. DECK JOISTPER PLAN E.N.E.N. # ITS HANGER 2X BLK'G @ 32" O.C. W/ E.N. ST6236 @ 32" O.C. HU HGR 2X PLATE W/ 16D @ 4" O.C. 2X STUDS PLYWOOD SHEATHING FLOOR JOISTPER PLAN # E.N. E.N. H2.5 @32" O.C. PLYWOOD SHT'G R/R PER PLAN PLANPERSHEAR FLUSH BM. PER PLAN 4X BLK'G 16d NAILS @ EA STUD2X LEDGER W/ (3) &16D @4" O.C INTO BLK'G E.N. 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 2X BLK'GW/ A35 PERTABLE PLANPERSHEAR HU HGR # FLOOR CONNECTION DETAIL ITS HGR 2X PLATE W/ 16D @ 4" O.C. 2X STUDS # E.N. E.N. H2.5 @32" O.C. PLYWOOD SHT'G R/R PER PLAN PLANPERSHEAR FLUSH BM. PER PLAN 4X BLK'G 16d NAILS @ EA STUD2X LEDGER W/ (3) &16D @4" O.C INTO BLK'G E.N. 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 2X BLK'GW/ A35 PERTABLE PLANPERSHEAR HU HGR # FLOOR CONNECTION DETAIL ST6236 6X BLK'G @ 32" O.C. I-JOIST, SEE PLAN 2X4 PLATE W/16d @ 4" O.C.PLYWOOD SHT'G SHEARPERPLAN E.N. # ITS HANGER FLUSH BEAMPER PLAN SIMP. H2.5 @ 48" O.C. WITH EDGE NAILING2X BLK'G @ 32" O.C. 2X LEDGER W/ (3) 16dNAILS @ EACH STUD& W/ 16d @ 4" O.C.INTO BLK'G ROOF SHT'G RAFTER PER PLAN 4X BLK'G E.N. FLOOR CONNECTION DETAIL STEEL BEAMPER PLAN W/(2) 3/4"Ø M.B.3/8"THK.x 8". WID. PL POST PER PLANS 3/4" Ø M.B.2"6"6"3/8" STEEL BEAM TO WOOD POST CONN. 3/8"THK. 1/2" STEEL COLUMN 1/2" PER PLAN CONNECTION DETAIL STEEL BEAM PER PLAN CJP CJP COLUMN PER PLAN 1/4"1" MIN.1" MIN.1" MIN. ( 3 SIDE ) BEAM PER PLAN PLATE TO COL.1/4" COLUMN PER PLAN 1" MIN. ( 3 SIDES )(PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 1"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING STEEL BEAM TO COL. CONNECTION 1/4"PLATE TO COL. 1/4" THK. PLATE 1/4" 1/4" 1/4" (FULL LENGTH) (FULL LENGTH) 1/4"PLATE TO COL. 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. SHEAR TRANSFER @ INT. WALLS SHEARPERPLAN 2X BLK'G W/A35PER TABLE BELOW PLYWOODSHEATHING E.N. # E.N. DBL TOP PLATE 2X STUD WALL ROOF RAFTEROR DECK JOISTPER PLAN RAFTER TO WALL CONNECTION LOOKOUT (2)-16d'S @EA. END OF SHEARPERPLAN *INSTALL A35 BEFORE BLK'GA35 PER TABLE BELOWDBL TOP PLATE 2X BLK'G @ 48" O.C.W/ E.N. PLYWOODSHEATHING 2 X RIM JOIST E.N. # ROOF RAFTER, SEE PLAN 2X STUD WALL 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. 2X PLATES PER ARCH.W/ 16d NAILS @ 12" O.C.STICH NAILS SIMP ITS HANGER FLOOR JOIST PER PLAN FLUSH BM PER PLAN E.N. PLANPERSHEAR# 2X PLATEW/ 16d @ 4" O.C. E.N. SIMP. H2.5 @ 32" O.C. 2X LEDGER W/ (3) 16dNAILS @ EA STUD &16D@4" O.C INTO BLK'G R/R PER PLAN HU HANGER SHT'GPLYWOOD FLOOR TO BEAM CONNECTION BEAM PER PLAN PLATE TO COL.1/4" ( 4 SIDES ) 1/4" (PLATE TO BM@ EACH SIDE) 1/4"1/4" STEEL BEAM TO COL. CONNECTION COLUMN PER PLAN 1/2"MIN.1/2" MIN.1/2" MIN. ( 4 SIDE ) 1/2" MIN. 1/4" (FULL LENGTH) (FULL LENGTH) COLUMN PER PLAN 1/2" MIN. 1/4" THK PLATE TO BE 1/2"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING 1/2" MIN. 1/4" BEAM PER PLAN PLYWOODSHEATHING ROOF RAFTERPER PLAN 2X BLK'G @ 32" O.C. W/ E.N. SIMPSON HU HANGER E.N. 2X BLK'GW/16d @ 4" O.CE.N. @ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE ROOF CONNECTION DETAIL BEAM PER PLAN PLYWOODSHEATHING ROOF RAFTERPER PLAN SIMPSON HU HANGER E.N. 2X BLK'GW/16d @ 4" O.CE.N. @ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE PLYWOOD SHT'G DECK JOISTPER PLAN 2X PLATE W/ 16D @ 4" O.C. E.N. PLYWOOD SHT'G E.N. FLUSH BM. PER PLAN 4X BLK'GE.N. H2.5 @32" O.C. 2X LEDGER W/ (3) 16dNAILS @ EACH STUD& W/ 16d @ 4" O.C.INTO BLK'G HU HGR 5/8" THK.TEMP. & LAMINATEDGLASS PANELS ( 3/4" THK. TEMP.LAMINATED IF NO CAP) 1/2" DIAM. BY 3/4" LONG, ASTM F-837ALLOY GROUP 1 (ANY CONDITION),STAINLESS STEEL, SOCKET HEADCAP INTO TAPPED HOLES@ 12" O.C. PER ICC ESR-3842 #14 X 3" COUNTERSUNKSTAINLESS STEEL WOOD SCREWFOUR IN TWO ROWS ( 8 TOTAL)W/ 2.5" MIN. EMBEDMENT INTOWOOD MEMBER (PER ICC-ESR 3842) L5x5x5/16x4" STEEL BRACKETCOMPLYING WITH ASTM A36 @ 12"O.C. PER CR LAURENCE ICC-ESR 3842 CRL GSR FASCIA MOUNTEDRAILING SHOE-INSTALL PERMANUFACTURESPECIFICATIONS & ESR-3842 1/2" LAGS @ 8" O.C. W/ MIN. 6"EMBEDMENT INTO WOOD MEMBER 2X BLK'G @32"O.C. ROOF RAFTER PER PLAN DECK CONNECTION DETAIL ROOF CONNECTION DETAIL ROOF SHEATHING ROOF RAFTERPER PLAN ROOF RAFTERPER PLAN ROOFSHT'G ST6236 STRAP @ 32" O.C. STEEL BEAMPER PLAN 2X SHAPEDBLK'G @ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE E.N.E.N.E.N.E.N. @ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE HU HGR 2X BLK'GW/16d @ 4" O.C E.N. A35 EACH SIDE DBL TOP PLATE (2) ST6236 STRAP BEAM PER PLAN WOOD POSTPER PLAN BEAM TO POST CONNECTION SIMP ITS HANGER FLOOR JOIST PER PLAN FLOOR CONNECTION DETAIL FLOOR JOIST PER PLAN PLYWOODSHEATHING FLUSH BM PER PLAN 2X PLATE W/ 16d @ 4" O.C. 2X STUD WALL E.N. PLANPERSHEAR B.N. # BEAM PER PLAN 2X PLATE W/ 16D @ 4" O.C. 2X STUDS 6X BLK'G @ 32" O.C. E.N. PLYWOODSHEATHING PLANPERSHEAR FLOOR JOISTPER PLAN FLOOR TO BEAM CONNECTION SIMP ITS HANGER B.N. # COLUMN PER PLAN BEAM PER PLAN 1/4" PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 1" MIN. ( 3 SIDES )1" MIN.1"MIN.1" MIN. ( 3 SIDE ) (PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 1"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING 3/8" STEEL BEAM TO COL. CONNECTION 3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) 1/4"PLATE TO COL. 2 X STUDS @ 16" O.C. 5/8"Ø NELSONSTUDS @ 12" O.C. STEEL COLUMNSEE PLAN-TYP. SHEAR PANLEPER PLAN 2 X STUDS @ 16" O.C. 5/8"Ø NELSONSTUDS @ 12" O.C. STEEL PIPESEE PLAN-TYP. SHEAR PANLEPER PLAN 2 X STUDS @ 16" O.C. 5/8"Ø NELSONSTUDS @ 12" O.C. SHEAR PANLEPER PLAN 2 X STUDS @ 16" O.C. 5/8"Ø NELSONSTUDS @ 12" O.C.SHEAR PANLEPER PLAN CONNECTION DETAIL E.N. E.N.E.N. E.N. PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FLOOR JOISTPER PLAN SHEARPERPLAN 2 X STUD WALL E.N. FLOOR JOISTPER PLAN @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE FLOOR CONNECTION DETAIL NOTE:WEB NAILER SHAPEDAS SHOWN. # 2"MAX. 2"MAX. PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FLOOR JOISTPER PLAN SHEARPERPLAN 2 X STUD WALL E.N. @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE FLOOR CONNECTION DETAIL NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN # 2" MAX.2" MAX. 6X BLK'G @32" O.C. PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FLOOR JOISTPER PLAN SHEARPERPLAN 2 X STUD WALL E.N. @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN # 2" MAX.2" MAX. 6X BLK'G @32" O.C. FLOOR CONNECTION DETAIL SHEAR TRANSFER @ EXTERIOR WALLS 2X STUDS 2X PLATE W/ 16D @ 4" O.C. 2X PLATE W/ 16D @ 4" O.C. 2X STUDS # E.N. FLUSH BM PER PLAN PLYWOODSHEATHING I-JOIST, SEE PLAN I-JOIST, SEE PLAN PLYWOODSHEATHING # FLUSH BM PER PLAN E.N.B.N. B.N. 6X BLK'G @ 32" O.C. ITS HGR DECK JOIST PER PLAN PLYWOOD SHT'G BEAM PER PLAN HU HGR 5/8" THK. TEMP. &LAMINATED GLASSPANELS (3/4" THK. TEMP.LAMINATED IF NO TOP CAP)CRL GSR FASCIA MOUNTEDRAILING SHOE-INSTALL PERMANUFACTURESPECIFICATIONS & ESR-3842 L5x5x5/16x4" STEEL BRACKETCOMPLYING WITH ASTM A36 @ 12"O.C. PER CR LAURENCE ICC-ESR 3842 #14 X 3" COUNTERSUNKSTAINLESS STEEL WOOD SCREWFOUR IN TWO ROWS ( 8 TOTAL)W/ 2.5" MIN. EMBEDMENT INTOWOOD MEMBER (PER ICC-ESR 3842) #14 X 3" COUNTERSUNKSTAINLESS STEEL WOOD SCREWFOUR IN TWO ROWS ( 8 TOTAL)W/ 2.5" MIN. EMBEDMENT INTOWOOD MEMBER (PER ICC-ESR 3842) 1/2" DIAM. BY 3/4" LONG, ASTM F-837ALLOY GROUP 1 (ANY CONDITION),STAINLESS STEEL, SOCKET HEADCAP INTO TAPPED HOLES@ 12" O.C. PER ICC ESR-3842 DECK CONNECTION DETAIL ROOF RAFTEROR DECK JOIST PER PLAN PLYWOODSHEATHING FLUSH BM PER PLAN SIMPSON HU HANGER CONNECTION DETAIL E.N. 2X BLK'G E.N. W /16 D @ 4" O.C. E.N. ROOF RAFTEROR DECK JOISTPER PLAN PLYWOODSHEATHING FLUSH BM PER PLAN SIMPSON HU HANGER E.N. 2X BLK'G @ 32" O.C.W/E.N E.N. E.N. 2X BLK'GW /16 D @ 4" O.C. SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. SHEARPERPLAN 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE NOTE:WEB NAILER SHAPEDAS SHOWN.PLYWOODSHT'G FLOOR CONNECTION DETAIL E.N. # STEEL BEAM PER PLAN 2"MAX. FLOOR JOISTPER PLAN 6X BLK'G@ 32" O.C PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FLOOR JOISTPER PLAN E.N. FLOOR JOISTPER PLAN FLOOR CONNECTION DETAIL NOTE:WEB NAILER SHAPEDAS SHOWN. 2"MAX. 2"MAX. SHEARPERPLAN 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE # COLUMN PER PLAN BEAM PER PLAN 1/4" PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 1 1/2" MIN. ( 3 SIDES )1 1/2" MIN.1 1/2"MIN.1 1/2" MIN. ( 3 SIDE ) (PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 1 1/2"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING 3/8" STEEL BEAM TO COL. CONNECTION 3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) 1/4"PLATE TO COL. DECK CONNECTION DETAIL PLYWOOD SHT'G BEAM PER PLANS SIMP HU HANGER SIMP HU HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. DECK JOISTPER PLAN E.N. NOTE:WEB NAILER SHAPEDAS SHOWN. DECK JOISTPER PLAN 2" MAX.2" MAX. SHEARPER 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE#PLAN 6X BLK'G E.N. ST6224 @ 32" O.C. SIMPSON DTT2Z @@ 60" O.C. 76 SHEET PROJECT D-4 83 82 78 80 81 77 76 74 73 69 68 72 71 66 67 64 63 62 61 86 85 87 88 658970757984 22-002 NEWPORT BEACH, CA.GANNON RESIDENCE20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOMHOME 05-18-2022 SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N.DECK JOISTPER PLAN E.N. FLOOR JOISTPER PLAN PLYWOOD SHT'G SIMP HU HANGER 4X LEDGER NOTE:WEB NAILER SHAPEDAS SHOWN. PLYWOODSHT'G FLOOR TO DECK CONNECTION DETAIL STEEL BEAM PER PLAN 2"MAX. 6X BLK'G @ 32" O.C. FLUSH BEAM PER PLANS 5/8" Ø M.B.'s @16" O.C. STAGG. FL'R SHT'G 6X BLK'G @ 32" O.C. 2X STUDS E.N. PLANPERSHEAR# FL'R SHT'G FLOOR JOISTPER PLANFLOOR JOISTPER PLAN SIMPSON ITS HANGER FLOOR CONNECTION DETAIL 2X PLATE W/ 16D @ 4" O.C. FLUSH BEAM PER PLANS 5/8" Ø M.B.'s @16" O.C. STAGG. FL'R SHT'G 6X BLK'G @ 32" O.C. 2X STUDS E.N. PLANPERSHEAR# FL'R SHT'G FLOOR JOISTPER PLANFLOOR JOISTPER PLAN SIMPSON ITS HANGER FLOOR CONNECTION DETAIL 2X PLATE W/ 16D @ 4" O.C. E.N. E.N. FLOOR CONNECTION DETAIL PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FOOR JOISTPER PLAN E.N. NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN 2" MAX.2" MAX. SHEARPER 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE#PLAN BEAM PER PLANS SIMP HU HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. DECK JOISTPER PLAN NOTE:WEB NAILER SHAPEDAS SHOWN. PLYWOODSHT'G2"MAX. 1/2" DIAM. BY 3/4" LONG, ASTM F-837ALLOY GROUP 1 (ANY CONDITION),STAINLESS STEEL, SOCKET HEADCAP INTO TAPPED HOLES@ 12" O.C. PER ICC ESR-3842 DECK CONNECTION DETAIL BAYS OF BLOCK'GNAILS TO CONNECT ALL SIMP. CS16 W/ 10d SHT'G OR JOISTFLUSH BEAM PLYWOOD 3'-0"+ MIN. @ BEAM OR JOIST (TYP.) 2" (N.T.S.) (TYP.) 4" 6X BLK'G E.N. CSI6 DRAG TIE SHEARPERPLAN 2 X RIM JOIST W/A35 PER TABLE E.N. 2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.PLYWOOD SHT'G FLOOR JOISTPER PLAN E.N. # 16d @ 4" O.C.2X4 PLATE W/ E.N. DECK JOISTPER PLAN SIMP. HU HANGER SHEARPERPLAN FLOOR TO DECK CONNECTION DETAIL 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. # 6X BLK'G @ 32" O.C. COLUMN PER PLAN 1/4"2 1/2" MIN.2 1/2"MIN.2 1/2" MIN. ( 3 SIDE ) BEAM PER PLAN PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 2 1/2" MIN. ( 3 SIDES )(PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 2 1/2"WIDER ON EACH SIDE THANBEAM FLANGE TO RECEIVEWELDING 3/8"3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) 1/4"PLATE TO COL. STEEL BEAM TO COL. CONNECTION STEEL BEAM TO COL. CONNECTION BEAM PER PLAN 1/4" PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 1" MIN. ( 4 SIDES )1" MIN.1" MIN.1" MIN. ( 4 SIDE ) (PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 1"WIDER ON EACH SIDE THANBEAM FLANGE TO RECEIVEWELDING 3/8" 1/4" COLUMNPER PLAN 3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) BEAM PER PLANS SIMP HU HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. DECK JOISTPER PLAN NOTE:WEB NAILER SHAPEDAS SHOWN. PLYWOODSHT'G2"MAX. 1/2" DIAM. BY 3/4" LONG, ASTM F-837ALLOY GROUP 1 (ANY CONDITION),STAINLESS STEEL, SOCKET HEADCAP INTO TAPPED HOLES@ 12" O.C. PER ICC ESR-3842 DECK CONNECTION DETAIL 2X BLK'G@ 32"O.C. STEEL BEAMS CONNECTION 3/4" THK PLATE 2"3"2" 7"1.5"2.5"1.5"5.5"STEEL BEAM PER PLAN STEEL BEAMPER PLAN EA. SIDE 3/4" THICKWEB STIFFNER 5/8" 5/8" (4) 3/4"Ø HIGHSTRENGTH BOLTS(A325 STEEL) 5/8" STEEL BEAM TO COL. CONNECTION BEAM PER PLAN 1/4" PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 2 1/2" MIN. ( 4 SIDES )2 1/2" MIN.2 1/2" MIN.2 1/2" MIN. ( 4 SIDE ) (PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 2 1/2"WIDER ON EACH SIDE THANBEAM FLANGE TO RECEIVEWELDING 3/8" 1/4" COLUMNPER PLAN 3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) 3/8" STEEL COL. PER PLAN WOOD BEAM PER PLAN (4) 5/8"Ø M.B's. 1/2" THK. STEEL PLATE @ EACH SIDE CONNECTION DETAIL 2"2"2"2" HEAVY HEX NUT 4"X4"X1/4 " PLATEWASHER 2"2" CJP STEEL BEAMS CONNECTION 1 1/4" THK PLATE 2"3"2" 7"2"2.5"2"9"STEEL BEAM PER PLAN STEEL BEAMPER PLAN EA. SIDE 1 1/4" THICKWEB STIFFNER 5/8" 5/8" (6) 1"Ø HIGHSTRENGTH BOLTS(A325 STEEL)2.5"5/8" 3/8" STEEL COL. PER PLAN STEEL BEAM PER PLAN (4) 5/8"Ø M.B's. 1/2" THK. STEEL PLATE 3/8"3/4" WEB STIFFENER@ EACH SIDE 2"2"2"2"2"2" 1/2" WEB STIFFENER@ EACH SIDE 1/2" WEB STIFFENER@ EACH SIDE STEEL CONNECTION DETAIL 3/8"TO MATCHBEAM FLANGE WIDTHSTEEL COL. PER PLAN 2"2"2"2" 3/8" STEEL BEAMS CONNECTION 3/4" THK PLATE 3"2" 7" 5/8" STEEL BEAMPER PLAN STEEL BEAMPER PLAN EA. SIDE 2" WEB STIFFNER 5/8" 5/8" (6) 3/4"Ø HIGHSTRENGTH BOLTS(A325 STEEL) 3/4" THICK 5/8"1.5"2"1.5"7"2"PER PLANWOOD BM. STEEL BM.PER PLAN ELEVATION VIEW WOOD BM.PER PLAN CONNECTION DETAIL 1 12"1 12"STEEL PLATE3/4" THK. (4) 3/4"Ø M.B.'SSLOTTED HOLE PER PLANWOOD BM. STEEL BM.PER PLAN3/8" 3/8"2"3"PER PLANWOOD BM. STEEL BM.PER PLAN 3/8" BM. PER PLAN SIMP. C.C. PLATE TO COL.3/8" BM. PER PLAN SIMP. C.C. PLATE TO COL.3/8" STEEL COLUMN PER PLAN ST6236 (U.N.O.)CORNER CONDITION WOOD BEAM TO STEEL COLUMN STEEL COLUMN PER PLAN A-FRAME CONNECTION DETAIL PLAN VIEW (4) 5/8"Ø M.B's. RIDGE BM PER PLAN RIDGE BM PER PLAN "A" FRAME 6"3"3"8"1/2" THK BEND PLATE SECTION STEEL "A" FRAME 1/2" THK. STEEL PLATE STEEL "A" BM FRAMEPER PLAN CJP CJP 3/8"CJP 3/8" 3/8" STEEL "A" FRAMEPER PLAN 3/8" 3/8" 3/8"CJP CJP STEEL "A" BM FRAME PER PLAN DRAG DETAIL CS16 DBL TOP PLATE 4X BLK'G 36"36" STRAP FULL HT STUD SHEAR WHEREOCCURS OCCURSSHEAR WHERE E.N. PLYWOODSHT'G ROOF RAFTERPER PLAN SIMPSON HUHGR BEAM PER PLAN 2X SHAPEDBLK'G ROOF CONNECTION DETAIL PLYWOODSHT'G ROOF RAFTERPER PLAN E.N. E.N. W /16 D @ 4" O.C. TYP. GUARDRAIL / HANDRAIL DETAIL INTERIOR 1/4"42" MN.STEEL MOUNTING PLATEWELD TO POSTS, SEE BELOW 2" SQ. X 1/4" THICK (HSS 2X2X1/4")STEEL POSTS @ 48" O.C. MAX. 2 x 2 OAK WOOD 5/8"TYP.5/8"TYP.1/4" 3 1/2" X 5 1/2" X 1/2"THK. BASE PLATE W/ (4)3/8"Ø X 6" LONG LAGSCREWS FLOOR JOISTPER PLAN MIN. 6X WOOD BEAM ITS HGR HANDRAIL PER ARCH 2X PLATE W/ 16D @ 4" O.C. 2X STUDS E.N. PLYWOOD SHEATHING DECK JOISTPER PLAN H2.5 @32" O.C. PLYWOOD SHT'G R/R PER PLAN FLUSH BM. PER PLAN 4X BLK'G 16d NAILS @ EA STUD2X LEDGER W/ (3) &16D @4" O.C INTO BLK'G E.N. SIMPSON HU HANGER HU HGR 2 DOUBLE TOP PLATE E.N. E.N. 5/8" Ø M.B.'s @16" O.C. STAGG.2X C/J HU HGR CONNECTION DETAIL PER ARCH.2X PLATE W/ 16d @ 4" O.C. 2X STUDS E.N. PLYWOOD SHEATHING DECK JOISTPER PLAN H2.5 @32" O.C. PLYWOOD SHT'G R/R PER PLAN FLUSH BM. PER PLAN 4X BLK'G 16d NAILS @ EA STUD2X LEDGER W/ (3) &16D @4" O.C INTO BLK'G E.N. SIMPSON HU HANGER HU HGR 2 DOUBLE TOP PLATE E.N. 2X C/J HU HGR CONNECTION DETAIL PER ARCH.BEAM PER PLAN 4 10"O.C.SPACING TYPE SHEARPANEL A35's 1 2 3 12"O.C.8"O.C.6"O.C. NOTE- WALL W/ NO SHEAR A35 @ 12" O.C. SHEARPERPLAN LOCATE RAFTER ROOFSHEATHING 2X BLK'G @48" O.C. ROOF RAFTER E.N. # E.N. 2X BLK'G @48" O.C.DBL TOP PLATE A35 @ PER TABLE ROOFSHEATHING ROOF RAFTER 2X CL'G JOIST 2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'G SHEAR TRANSFER @ INT. WALLS FLOOR CONNECTION DETAIL PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FOOR JOISTPER PLAN E.N. NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN 2" MAX.2" MAX. SHEARPER 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE#PLAN FLOOR CONNECTION DETAIL PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FOOR JOISTPER PLAN E.N. NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN2" MAX.2" MAX. SHEARPER 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE#PLAN 6X BLK'G @32" O.C. COLUMN PER PLAN BEAM PER PLAN 1/4" PLATE TO COL. 3/8" 1/4" COLUMN PER PLAN 2" MIN. ( 3 SIDES )2" MIN.2"MIN.2" MIN. ( 3 SIDE ) (PLATE TO BM@ EACH SIDE) 1/4" THK PLATE TO BE 2"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING 3/8" STEEL BEAM TO COL. CONNECTION 3/8" 1/4" 1/4" 1/4" MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN (FULL LENGTH) (FULL LENGTH) 1/4"PLATE TO COL. FLOOR CONNECTION DETAIL PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FOOR JOISTPER PLAN E.N. NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN 2" MAX.2" MAX. SHEARPER 2 X STUD WALL @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE #PLAN 6X BLK'G @32" O.C. 5/8" THK. TEMP. & LAMINATEDGLASS PANELS (3/4" THK.TEMP. LAMINATED IF NO CAP)REF-ESR 3842 5/8" THK. TEMP. & LAMINATEDGLASS PANELS (3/4" THK.TEMP. LAMINATED IF NO CAP)REF-ESR 3842 CRL GSR FASCIA MOUNTEDRAILING SHOE-INSTALL PERMANUFACTURESPECIFICATIONS & ESR-3842 CRL GSR FASCIA MOUNTEDRAILING SHOE-INSTALL PERMANUFACTURESPECIFICATIONS & ESR-3842 ST6224 @ 48" O.C. ST6224 @ 48" O.C. SIMPSON DTT2Z @@ 48" O.C. SIMPSON DTT2Z @@ 60" O.C. SIMPSON DTT2Z @@ 60" O.C. SIMPSON DTT2Z @@ 60" O.C. SIMPSON DTT2Z @@ 60" O.C. 77 SHEET PROJECT D-5 95 93 92 91 90 94 22-002 NEWPORT BEACH, CA.GANNON RESIDENCE20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLE NEW CUSTOMHOME 05-18-2022 STEEL BEAMS CONNECTION 1" THK PLATE 2"3"2" 7"1.5"2.5"1.5"5.5"STEEL BEAM PER PLAN STEEL BEAMPER PLAN EA. SIDE 1" THICKWEB STIFFNER 5/8" 5/8" (4) 3/4"Ø HIGHSTRENGTH BOLTS(A325 STEEL) 5/8" STEEL BEAMS CONNECTION 1 1/4" THK PLATE 2"3"2" 7"1.5"2.8"1.5"8.6"STEEL BEAM PER PLAN STEEL BEAMPER PLAN EA. SIDE 1 1/4" THICKWEB STIFFNER 3/4" 3/4" (6) 1"Ø HIGHSTRENGTH BOLTS(A325 STEEL)2.8"3/4" STEEL COL. PER PLAN DETAIL 4/ HFX2CONNECTION HARDY FRAME PER PLANS.INSTALLATION PER MANUF.SPECIFICATION 5 1/4 X 9PSL. BLK'G STEEL BEAM PER PLAN @ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE LTP4 @ 4" O.C.@ EACH SIDE DRAG DETAIL PLYWOOD SHT'G 12'-0" BLK'G PERPLAN DRAG DETAIL SIMPSON CS16 TOCONNECTS ALL BAYSOF BLK'G LENGTH AS INDICATED ON PLANS STRAP LENGTH TO MATCH SHEAR WALL 4X BLK'G W/ 8d NAILS. PIECE) DBL. SILL TO MATCH SHEAR SHEAR MATERIAL (STRAP AT LOWER WALL TYPE MATCH SHR. WALLNAIL SPACING HDR. CONT. 2- SIMP. CS16 16d @ 4" O.C. SHEAR WALL OPENING 10. 13. 11. 16" MIN.10. 9.7.14.6. 12. 2.8. NOTES:-STAGGERED JOINTS AS SHOWN.-NAILS SHALL BE DRIVEN TIGHT BUT NOT FRACTURE SURFACE OF SHT'G.-SEE GENERAL NOTES FOR PLYWOOD TYPE, THICKNESS, SPACING, ANDNAIL SIZE.-PROVIDE MIN 38" EDGE DISTANCE @ FRAMING MEMBER & 516"TO EDGEOF PLYWOOD DIAPHRAGM.-ALL DIAPHRAGM BOUNDRIES SHOULD BE FULLY SUPPORTED BYFRAMING MEMBERS W/ BOUNDRY NAILING.-T&G EDGE TO BE LOCATED OVER CONTINUOUS PANEL JOINT.-MAX. UNSUPPORTED SHEATHING TO BE 24" PROVIDE ADEQUATEFRAMING MEMBERS TO LIMIT SPAN. O.C. U.N.O. ON FRAMING PLAN.OVER BLK'G AND NAIL @ 2 1/16"18. TYP. 2-BAYS OF BLK'G. USE CS16 TAIL JOIST/TRUSS PER PLAN.17.JOIST <6'-0".16d TOE NAILS IF LENGTH OF TAIL16. TYP. APPROVED HANGERS USE (3) AND STRAPS PER NOTE 18 NOT APPLY.E.N. WHEN OPEN'G <24"X24",EDGES. PROVIDE SINGLE BLK'G W/(U.N.O.) AND PROVIDE B.N. @ ALLW/ DBL STRUCT'L MEMBERS/BEAM15. BLOCK OUT EDGES OF THE OPENING PERPENDICULAR TO SUPPORT.14. DIRECTION OF FACE GRAIN 1/8" GAP U.N.O.13.12. FRAMING MEMBER. FIELD NAILING PER PLAN.11.AT ALL EDGES.10. 24" MIN. UNLESS FULLY BLOCKED NAILING PER PLAN.BLOCKED DIAPHRAGM), EDGE 9. CONT. PANEL EDGE W/ BLK'G. (IF NAILING PER PLAN.DISCONTINUOUS PANEL EDGE, EDGE8.7. DIAPHRAGM BOUNDRY B.N. PER PLAN NEEDED @ BLOCKED DIAPHRAGM6. PANEL EDGE WHERE 2X FLAT BLK'G IS (2) 16d COMMON NAILS @ EA. END5. 2X4 BLK'G 6'-0" LONG MAZ W/ ROOF OR FLOOR FRAMING MEMBER4.3. 2X4 W/ NAILS TO BE MATCHED W/ E.N. ROOF OR FLOOR SHT'G2.1. PANEL JOINT TYP. PLYWOOD SHEATHING LAYOUT DETAIL STEEL TUBEPER PLAN STEEL TUBE PER PLAN STEEL BEAMS CONNECTION 3/8" STEEL TUBEPER PLAN STEEL TUBE PER PLAN 3/8" 3/8" 3/8" 96 STEEL BEAMS CONNECTION 3/4" THK PLATE 3"2" 7"1.5"3"1.5"5/8"6"STEEL BEAMPER PLAN STEEL BEAMPER PLAN EA. SIDE 2" WEB STIFFENER 5/8" 5/8" (4) 3/4"Ø HIGHSTRENGTH BOLTS(A325 STEEL) 3/4" THICK 5/8" 97 DRAG DETAIL BEAM PER PLAN DETAIL 4/ HFX2CONNECTION HARDY FRAME PER PLANS.INSTALLATION PER MANUF.SPECIFICATION 5 1/4 X 7PSL. BLK'G (4) LTP4 @ EACH SIDE PLYWOOD SHT'G 98 E.N.E.N.E.N. SIMP. HU HGR PLYWD. SHT'G DECK JOISTPER PLAN 2X BLK'GW/16d @ 4" O.C FLOOR JOISTPER PLAN PLYWD. SHT'G STEEL BEAMPER PLAN ITS HGR 2X STUDS PLANPERSHEAR# E.N.E.N. @ 12" O.C.W/ 5/8" STUD BOLTS3X PLATE 99FLOOR CONNECTION DETAIL 100 PLYWOOD SHT'G BEAM PER PLANS SIMP ITS HANGER SIMP ITS HANGER WEB FILLER @ 16" O.C. W/5/8" Ø BOLTS E.N. FLOOR JOISTPER PLAN SHEARPERPLAN 2 X STUD WALL E.N. @ 12" O.C.W/ 5/8" NELSON STUD3X PLATE FLOOR CONNECTION DETAIL NOTE:WEB NAILER SHAPEDAS SHOWN. FLOOR JOISTPER PLAN # 2" MAX.2" MAX. 101DRAG DETAIL SHEAR PER PLAN DBL TOP PLATE STEEL COL. PER PLAN PLYWOOD SHT'G WEB FILLER PER FRAMING DETAIL CMST12 FROM LEDGERTO BLK'G STEEL BEAMPER PLAN 5'-0"5'-0" 3X LEDGER W/ 3/8"Ø X6" LAGS @ 6" O.C.STAGG. TO RECEIVEDRAG STRAP WEB FILLER W/5/8" Ø BOLTSSTEEL BEAMPER PLAN 3X LEDGER W/3/8"Ø X 6"LAGS @ 6" O.C.STAGG. TORECEIVE DRAGSTRAP CMST12 DRAGSTRAP A A A-A DBL RIM JOIST OR BLK'G CONNECTION DETAIL 3/8" STEEL COL. PER PLAN 3/8" WOOD BEAM PER PLAN (2) 5/8"Ø M.B's. 1/2" THK. STEEL PLATE @ EACH SIDE 2"2"2"2" HEAVY HEX NUT 4"X4"X1/4 " PLATEWASHER 102 STEEL BEAMPER PLAN STEEL BEAMPER PLAN3/8" CONNECTION DETAIL CJP 103 1/2" THK.WEB STIFFENER 104 GUARDRAIL / HANDRAIL DETAIL HSS 10X3X1/4"STEEL TUBE36"TYP.(34"-38"MIN.)METAL CAP HANDRAIL,CONN. PER MFGR., HSS 10X3X1/4" STEEL TREAD (2) 8"X4X1/2" TUBE STEELSTRINGER, REF.VERIFY OFFSETFROM CENTER OF STAIR W/. ARCH. 1/4" 1/4" 2" DIAMETER BRUSHEDSTAINLESS GLASS RAILSTANDOFF - ARCH. TO APPV.(SPACED PER ELEVS.) 1/4" BACKINGPLATE HSS 2.375" Ø X 1/4" STEEL PIPE (2)3/8"Ø NELSON STUDBOLTS @ EACHCONNECTION CR LAURANCE GLASS RAILINGCONNECTOR 1/4" FLOOR JOIST PER PLAN 42" MIN.ABV. F.F.PLYWOOD SHT'G (2)2X CONT. RIM JOIST (6) 1/2"X3" LAG SCREW 2" DIAMETER BRUSHED STAINLESSGLASS RAIL STANDOFF FITTINGWITH MOUNTING PLATE(CATALOGNUMBER: RS0B20BS OR RS0B20PS) -ARCH. TO APPV. (SPACED PERELEVS.) E.N. OR BEAM PER PLAN 4"8"X4"X3/8" STAINLESSSTEEL PLATE OR STEEL BEAM WEB FILLER 1/4" 3/4" THK. TEMP. LAMINATEDREF-ESR 3842 105STEEL BEAMS CONNECTION 3/4" THK PLATE 2"3"2" 7"1.5"2"1.5"7"STEEL BEAM PER PLAN STEEL BEAMPER PLAN EA. SIDE 3/4" THICKWEB STIFFNER 5/8" 5/8" (6) 3/4"Ø HIGHSTRENGTH BOLTS(A325 STEEL)2"5/8" 3/4" THK. TEMP. LAMINATEDREF-ESR 3842 78 SHEAR WALL NOTES 1. STUCCO AND/OR WITH VENEER OVER PLYWOOD SHEAR WALL SHALL BE WATERPROOFED WITH A MINIMUM OF 2-GRADE "D" PAPER UNDERLAYMENTS. 2. ONLY COMMON NAILS SHALL BE USED FOR ALL PLYWOOD SHEAR WALLS AND DIAPHRAGM. NAIL GUNS USING "CLIPPED HEAD" OR "SINKER NAILS" ARE NOT ACCEPTABLE. 3. ALL BOLT HOLES TO BE DRILLED 1/32" MIN, TO 1/16" MAX. OVERSIZED. ENGINEER TO VERIFY. 4. DOUGLAS-FIR (GROUP II LUMBER) PRESSURE TREATED SILL PLATES SHALL BE USED. ENGINEER TO BE NOTIFIED FOR REDESIGN IF OTHER SPECIES SILLS ARE DELIVERED TO THE SITE (OR ARE PART OF THE EXISTING BLDG…). 5. THE FOLLOWING APPLIES TO 2,3,4 AND BOTH SIDE SHEAR WALLS: A. PROVIDE 3X SILL PLATES FOR SILLS THAT REST ON CONCRETE OR MASONRY. B. PROVIDE 3X STUDS BETWEEN ADJACENT PANELS. IF IT IS NECESSARY TO USE 2-2X MEMBERS BETWEEN PANELS, USE 16d NAILS WITH STAGGERED NAILING WITH SPACING NO GREATER THAN THE REQUIRED PLYWOOD EDGE NAILING. C. PROVIDE 1/2" EDGE DISTANCE FOR THE PLYWOOD BOUNDARY NAILING. D. PLATE WASHERS ARE TO BE USED WITH ANCHOR BOLTS: 1/2" BOLT - 3"X3"X0.229" 5/8" BOLT - 3"X3"X0.229" 3/4" BOLT - 3"X3"X0.229" 7/8" BOLT - 3"X3"X0.229" 6. PLATE WASHERS ARE TO BE USED ON THE BACK SIDE OF THE HD POST. SEE 5(d) FOR REQUIRED SIZES. 7. HD ANCHOR NUTS TO BE TIGHTEN PRIOR TO COVERING THE WALL FRAMING. ENGINEER TO VERIFY. 3. TREADS AND PLATFORMS OF STEEL STAIRS SHALL BE CAPABLE OF SUPPORTING A UNIFORM LOAD OF 100 PSF OR A CONCENTRATED LOAD OF 300 lbs. AT THE POINT(S) WHICH WOULD CREATE THE MAXIMUM STRESS CONDITIONS. 4. HANDRAILS AND TOPRAILS SHALL BE CAPABLE OF SUPPORTING A LOAD OF 50 PLF VERTICALLY OR HORIZONTALLY. INTERMEDIATE RAILS, BALUSTERS, AND VERTICALLY OR HORIZONTALLY. INTERMEDIATE RAILS, BALUSTERS, AND PANEL FILLERS SHALL BE CAPABLE OF SUPPORTING A LOAD OF 20 PLF VERTICALLY AND 5 PSF HORIZONTALLY. 5. ALL STEEL TO BE COATED SHALL BE CLEANED TO BASE METAL AND BE FREE OF ALL OILS, RUST, SCALE OR ANY OTHER DELETERIOUS MATERIALS. STEEL FABRICATOR SHALL BE L.A. CITY LICENSED. MATERIALS 1. STRUCTURAL STEEL BARS, PLATES AND ROLLED SHAPES ---- A.S.T.M. A992 2. STEEL TUBE (SQ. OR RECT.) ---- A.S.T.M. A-501, GRADE B, TYPE E OR S. 3. STEEL PIPE ---- A.S.T.M. A-53, GRADE B, TYPE E OR S. 4. BOLTS ---- A.S.T.M. A-307 (OR A-325 AS INDICATED) GRADE A 5. GALVANIZING ---- A.S.T.M. A-123 FOR ASSEMBLED PRODUCTS. A.S.T.M. A-123 FOR ROLLED, PRESSED, AND FORGED STEEL SHAPES, PLATES, BARS, AND STRIP GREATER THAN 1/8" THICK. A.S.T.M. A-153 FOR HOT-DIP GALVANIZED FASTENERS. GALVANIZING REPAIR PAINT SHALL MEET MILK-P-21035 OR SSPC- PAINT 20. 6. SHOP PAINT ---- SSPC-PAINT 13. SHOP PRIME ALL STRUCTURAL STEEL EXCEPT PORTIONS TO BE EMBEDDED IN CONCRETE OR MORTAR. 7. WELDING SHALL BE ELECTRIC ARC PROCESS (E70XX) PERFORMED BY QUALIFIED WELDERS AND CERTIFIED . ALL FIELD WELDING SHALL BE PROVIDED WITH CONT. INSPECTION BY A VERIFIED DEPUTY INSPECTOR. GLUE-LAMINATED UNITS NOTES 1. ALL UNITS SHALL COMPLY WITH A.I.T.C. 190.1 AND BEAR EITHER THE A.I.T.C. OR THE APA/EWS "QUALITY INSPECTED" MARK. 2. ANY BIDDER DESIGNED PORTIONS OF THE STRUCTURE WHICH UTILIZE GLUE-LAMINATED UNITS SHALL COMPLY WITH THE APPLICABLE PROVISIONS OF A.I.T.C.-117: "DESIGNING, STANDARD SPECIFICATIONS FOR STRUCTURAL GLUE-LAMINATED TIMBER OF SOFTWOOD SPECIES". 3. GLUE-LAMINATED MEMBERS SHOULD BE THE SIZE SHOWN ON THE DRAWINGS. ALL MEMBERS SHALL BE GRADED 24F-V4 UNLESS OTHERWISE NOTED, UTILIZING A WET-USE ADHESIVE CONFORMING TO A.S.T.M. D-2559. MEMBERS SHALL BE ARCHITECTURAL GRADE APPEARANCE UNLESS OTHERWISE NOTED ON THE STRUCTURAL OR ARCHITECTURAL DRAWINGS. TIMBER NOTES 1. THE FOLLOWING CODES AND SPECIFICATIONS SHALL GOVERN THE CONSTRUCTION OF STRUCTURAL WOOD SYSTEMS: A. 1. THE INTERNATIONAL BUILDING CODE (IBC), 2018 EDITION AND THE MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES (ASCE 7-16) 2. CALIFORNIA BUILDING CODE (CBC), 2019 EDITION. B. NATIONAL DESIGN SPECIFICATION (NDS) 2018 EDITION C. WWPA OR WCLIB STANDARD GRADING RULES FOR WESTERN LUMBER D. PS-1 PLYWOOD STANDARDS E. ANSI A-208 - PARTICLEBOARD SPECIFICATIONS F. DOC PS20, DOUGLAS FIR-LARCH. 2. NO CHANGES OR SUBSTITUTIONS SHALL BE MADE WITHOUT THE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER. 3. DIMENSION LUMBER SHALL BE S4S DOUGLAS FIR-LARCH UNLESS OTHERWISE NOTED. ALL STRUCTURAL MEMBERS SHALL BE GRADE STAMPED BY A CERTIFIED INSPECTION AGENCY. 4. ALL WOOD IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED. WHERE WOOD IS NEARER THAN 6" TO EARTH USE PRESSURE TREATED WOOD UNLESS SEPARATED BY A 3" CONCRETE SLAB WITH AN IMPERVIOUS MEMBRANE BETWEEN EARTH AND CONCRETE. 5. DIMENSION LUMBER SHALL HAVE A MAXIMUM MOISTURE CONTENT OF 19% AT TIME OF CLOSING IN OF BUILDING. 6. ALL WOOD CONNECTORS INDICATED SHALL BE BY SIMPSON STRONG- TIE UNLESS SUBSTITUTES ARE APPROVED BY THE ARCHITECT AND STRUCTURAL ENGINEER. 1. DIMENSION LUMBER SHALL BE THE GRADE INDICATED BELOW: A. STUDS, PLATES AND BLOCKING #2 GRADE OR BETTER B. JOISTS AND RAFTERS #2 GRADE OR BETTER C. POSTS, BEAMS, AND HEADERS #2 GRADE OR BETTER 2. SHEATHING A. ALL PLYWOOD SHALL CONFORM TO DOC PS 1-09 OR PS 2-10 AND BE OF GRADE, INDEX NO. AND THICKNESS CALLED FOR ON THE PLANS. ALL PLYWOOD SHALL BE BONDED WITH EXTERIOR GLUE. B. ALL PLYWOOD DIRECTLY EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE. C. ALL PLYWOOD NAILING SHALL BE INSPECTED BY THE BUILDING INSPECTOR PRIOR TO COVERING. ROOF SHEATHING: 15/32" APA RATED SHEATHING EXPOSURE 1 WITH A MINIMUM PANEL INDEXOF 32 /16" W/ 10d NAILS AT 6" O.C. B.N., 6" O.C. E.N. AND 12" O.C. FIELD NAIL.(NOTE: REFER TO NER 108 FOR INSTALLATION AND CONDITIONS OF USE.) FLOOR SHEATHING: 1 1/8" APA RATED STURD-I-FLOOR T & G EXPOSURE 1 WITH MINIMUM SPAN RATING OF 24" O.C.W/ 10d NAILS AT 6" O.C. B.N., 6" O.C. E.N. AND 12" O.C. FIELD NAIL.(NOTE: REFER TO NER 108 FOR INSTALLATION AND CONDITIONS OF USE.) EXTERIOR WALLS: 7/8" THK. CEMENT PLASTER ON FURRED OR SELF-FURRING EXPANDED METAL OR FABRICLATH WITH #11 GA., 1 1/2" LONG, 7/16" DIA. HEAD GALV. AT 6" O.C. INTERIOR WALLS: 5/8" TYPE "X" GYPSUM WALLBOARD FASTENED TYPE W BULGE HEAD DRYWALL SCREWS@ 12" O.C. CEILINGS, 16" O.C. WALLS, 5/8" MIN. PENETRATION INTO FRAMING PER CBC 2016 TABLE 25-G.BLOCKING REQ'D, TYP. U.N.O. (2 PLY GYPBD. REQUIRED PER ARCH'L.) 3. PRESSURE TREATED LUMBER A. LUMBER AND PLYWOOD WITH WATER-BORNE PRESERVATIVES TO COMPLY WITH AWPA C2 AND C9 RESPECTIVELY AND THE 2016 CBC. WOOD FOR ABOVE GROUND USES USE AWPA LP-2 C. PRESSURE TREAT CANTS, NAILERS, BLOCKING, STRIPPING AND SIMILAR ITEMS IN CONJUNCTION WITH ROOFING, FLASHING, VAPOR BARRIERS, AND WATER-PROOFING OR USE REDWOOD. D. PRESSURE TREAT SILLS, SLEEPERS, NAILERS, BLOCKING, FURRING AND SIMILAR ITEMS IN DIRECT CONTACT WITH CONCRETE OR MASONRY OR USE REDWOOD. 4. FASTENERS/ HARDWARE A. NAILS SHALL BE COMMON WIRE NAILS. SINKERS MUST NOT BE USED. B. BOLTS SHALL HAVE STANDARD CUT WASHERS UNLESS THEY ARE BEING USED WITH STRUCTURAL STEEL MEMBERS. HOLES FOR BOLTS SHALL BE NOT MORE THAN 1/16" LARGER THAN THE BOLT DIAMETER. C. LAG SCREWS SHALL BE TURNED (NOT DRIVEN) INTO PRE-DRILLED HOLES OF 2/3 THE SHANK DIAMETER. ROUGH FRAMING LUMBER 1. ANY PRODUCTS NOT SPECIFICALLY COVERED IN THE ABOVE REFERENCED STANDARDS SHALL COMPLY WITH THE RECOMMENDATIONS OF THE PRODUCT MANUFACTURER FOR THE USE INTENDED. 2. INSTALL FASTENERS WITHOUT SPLITTING WOOD. FASTEN PANEL PRODUCTS TO ALLOW FOR EXPANSION AT JOINTS UNLESS OTHERWISE INDICATED. 3. WALL FRAMING SHALL BE 2X4 @ 16" O/C UNLESS OTHERWISE NOTED ON THE ARCHITECTURAL DRAWINGS. 4. FASTEN STRUCTURAL SHEATHING AS FOLLOWS: A. FLOOR SHEATHING AND SUB-FLOORING ---GLUED AND NAILED AS INDICATED ON THE DRAWINGS. B. WALL AND ROOF SHEATHING ---NAILED AS INDICATED ON DRAWINGS. C. UNDERLAYMENT --- NAILED TO SUB-FLOORING. 5. ALL HORIZONTAL PLYWOOD SHALL BE LAID WITH FACE GRAIN PERPENDICULAR TO JOISTS/RAFTERS AND WITH STAGGERED JOINTS. 6. ALL FRAMING, NAILING, LET-IN BRACING, SPLICES, ETC. SHALL CONFORM TO LOCAL BUILDING CODES. 7. CUT, SHAPE, COPE, PLUM, LEVEL, AND TURN ALL FRAMING MEMBERS TO PROVIDE FULL BEARING UNLESS NOTED OTHERWISE. 8. REFERENCE CBC SECTIONS 2308.9,2308.10 FOR RULES REGARDING THE CUTTING, NOTCHING, AND BORING OF JOISTS, STUDS AND BEAMS. 9. ALL POSTS FROM THE ROOF MUST BE CONTINUED DOWN TO SUPPORT USING THE SAME SIZE MATERIAL. POSTS MAY BEAR ON SILL PLATES UNLESS OTHERWISE NOTED. PROVIDE SOLID BLOCKING BELOW POSTS TO FOUNDATION. 10. WHERE DOUBLE PLATES ARE INTERRUPTED BY POSTS OR BEAMS, STRAP WITH ST6224 USING A MINIMUM OF (20) 16d EACH END. 11. ALL BEAMS PERPENDICULAR TO WALLS MUST BE SUPPORTED ON POSTS THE SAME THICKNESS AS THE STUDS AND THE SAME WIDTH AS THE BEAM. 12. PROVIDE DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS AND SOLID BLOCKING UNDER ALL PERPENDICULAR PARTITIONS. 13. ROOF FRAMINGA. PROVIDE 2X RIDGE BOARDS, HIPS, AND VALLEYS WHICH ARE AT LEAST AS DEEP AS THE CUT END OF THE RAFTERS.B. RAFTERS SHALL BE NAILED TO ADJACENT CEILING JOISTS WITH A MINIMUM OF (4) 16d.C. ALL RAFTERS SHALL BE LATERALLY SUPPORTED AT THE ENDS AND AT EACH SUPPORT BY SOLID 2X FULL HEIGHT BLOCKING UNLESS NAILED TO AN ADJOINING STUD.D. WHERE CEILING JOISTS RUN OTHER THAN PARALLEL TO THE ROOF RAFTERS, RAFTERS SHALL BE TIED BACK BY 2X4 CROSS TIES AT 4' O.C. NAILED TO THE RAFTERS WITH 4-16d NAILS. 15. FLOOR FRAMINGA. JOISTS SHALL HAVE A MINIMUM OF 1 1/2" OF BEARING ON WOOD OR METAL AND 3" OF BEARING ON MASONRY.B. JOISTS SHALL BE LATERALLY SUPPORTED AT THE ENDS AND EACH SUPPORT BY SOLID 2X FULL HEIGHT BLOCKING UNLESS NAILED TO AN ADJOINING STUD OR ANCHORED USING A MECHANICAL FASTENER.C. LAP JOISTS OVER SUPPORTS 4" MINIMUM AND NAIL WITH (4)16d TO PREVENT SEPARATION.D. ALL FLUSH FRAMED JOISTS SHALL BE HUNG WITH SIMPSON JOIST HANGERS. TYPE "HU". U.N.O.E. PROVIDE DOUBLE JOISTS UNDER AND PARALLEL TO ALL BEARING PARTITIONS.F. JOISTS SHALL BE LOCATED SUCH THAT ANY PLUMBING OR MECHANICAL PIPING HAS REQUIRED CLEARANCE. 16. WALL FRAMING A. PLACE STUDS WITH WIDE DIMENSION PERPENDICULAR TO WALL. FRAME CORNERS WITH 3 STUDS MINIMUM STUD LENGTH FOR FOUNDATION WALLS IS 14", IF WALL IS SHORTER, THEN PROVIDE SOLID BLOCKING. WHERE FOUNDATION WALL EXCEEDS 4'-0" IN HEIGHT FRAME AND SHEATH AS REQUIRED FOR AN ADDITIONAL STORY. B. AT ALL WALLS PROVIDE DOUBLE TOP PLATES WITH LAPPED CORNERS AND STAGGERED SPLICE WHICH ARE A MINIMUM OF 4'-0" IN LENGTH. C. AT ALL WALLS PROVIDE A SINGLE BOTTOM PLATE. WHERE PLATES ARE CUT OR BORED PROVIDE 1/8" X 1 1/2" METAL STRAP EACH SIDE WITH (4) 16d. D. PROVIDE SOLID 2X BLOCKING FOR ALL HANDRAILS. E. STUD PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPING SHALL BE FRAMED AS TO GIVE PROPER CLEARANCE FOR THE PIPES. F. PROVIDE FIRE BLOCKING AT MID-HEIGHT OF STUD WALLS EXCEEDING 8'-0" IN COMPLIANCE WITH LOCAL CODE. FIRE BLOCKING SHALL BE 2X MATERIAL OF SAME WIDTH AS THE STUDS. STAIR STRINGERS SHALL BE FIRE BLOCKED AT EACH END AND AT MID FLIGHT OF STAIRS. BLOCKING SHALL BE TIGHTLY FITTED. 17. BEAMS AND/OR DRAG STRUTS: MEMBERS LAMINATED OF MULTIPLE JOISTS SHALL BE SPIKED TOGETHER WITH 16d NAILS AT 9" O.C. STAGGERED. IF USING 3 OR MORE JOISTS TOGETHER, LAMINATE WITH 1/2" CARRIAGE BOLTS AT 24" O.C. STAGGERED. 18. WALL BRACING: ALL WALLS NOT OTHERWISE BRACED SHALL HAVE 1X6 DIAGONAL BRACING AT EACH END OF 25'-0" INTERVALS. EACH BRACE SHALL COVER NOT LESS FOUR (4) STUD SPACES AND BE NAILED TO TOP AND BOTTOM PLATES WITH 3-8d NAILS. IN THE CITY OF L.A. USE 1X4 LET-IN BRACES WITH 2-8d NAILS. 19. STUDS ADJACENT TO CONCRETE OR MASONRY WALLS SHALL BE BOLTED THERETO WITH 1/2"X8" BOLTS AT TOP, BOTTOM, AND AT INTERVALS NOT TO EXCEED 2'-0" O.C. 20. 2X OR 3X BLOCKING SHALL BE PROVIDED AT ALL HORIZONTAL JOINTS OCCURRING IN 20. 2X OR 3X BLOCKING SHALL BE PROVIDED AT ALL HORIZONTAL JOINTS OCCURRING IN MINIMUM BEARING HEADERS SUPPORTING ROOF SUPPORTING ROOF LOADS & FLOOR LOADS OPENING = 8'-0": USE 4X8 OPENING = 8'-0": USE 4X10OPENING = 6'-0": USE 4X6 OPENING = 6'-0": USE 4X8OPENING = 4'-0": USE 4X6 OPENING = 4'-0": USE 4X6 NAILING SCHEDULEFROM TABLE 2304.10.1 FASTENING SCHEDULE, CBC 2019 1. COMMON OR BOX NAILS MAY BE USED EXCEPT WHERE OTHERWISE STATED. 2. NAILS SPACED AT 6 INCHES (152 MM) ON CENTER AT EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS EXCEPT 6 INCHES (152 MM) AT ALL SUPPORTS WHERE SPANS ARE 48 INCHES (1219 MM) OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS AND SHEAR WALLS, REFER TO SECTIONS 2306.2 AND 2306.3. NAILS FOR WALL SHEATHING MAY BE COMMON, BOX OR CASING. 3. COMMON OR DEFORMED SHANK. 4. COMMON ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS.5. DEFORMED SHANK. 6. CORROSION-RESISTANT SIDING OR CASING NAILS CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3. 7. FASTENERS SPACED 3 INCHES (76 MM) ON CENTER AT EXTERIOR EDGES AND 6 INCHES (152 MM) ON CENTER AT INTERMEDIATE SUPPORTS. 8. CORROSION-RESISTANT ROOFING NAILS WITH 7/16 INCH-DIAMETER (11 MM) HEAD AND 1 1/2 INCH (38 MM) LENGTH FOR 1/2 INCH SHEATHING AND 1 3/4 INCH (12.7 MM) SHEATHING AND 1 3/4- INCH (44 MM) LENGTH FOR 25/32 -INCH (20 MM) SHEATHING CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3. 9. CORROSION-RESISTANT STAPLES WITH NOMINAL 7/16 - INCH (11 MM) CROWN AND 1 1/8 - INCH (29 MM) LENGTH FOR 1/2 INCH SHEATHING AND 1 1/2 INCH (12.7 MM) SHEATHING AND 1 1/2- INCH (38 MM) LENGTH FOR 25/32 INCH (20 MM) SHEATHING CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3 10. PANEL SUPPORTS AT 16 INCHES (406 MM) 2O INCHES (508 MM) IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE MARKED. CASING OR FINISH NAILS SPACED 6 INCHES (152 MM) ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS. 11. PANEL SUPPORTS AT 24 INCHES (610 MM). CASING OR FINISH NAILS SPACED 6 INCHES (152 MM) ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS. 12. ALL NAILS SHALL HAVE A MIN. EMBEDMENT OF 1 12".1.) DOUGLAS FIR OR SOUTHERN PINE FRAMING (S.G. 0.49 MINIMUM). ALL PANEL EDGES FASTENED TO FRAMING2.) ALL PANEL EDGES BACKED WITH 2-INCH NOMINAL OR WIDER FRAMING. PLYWOOD INSTALLED EITHER HORIZONTALLY ORVERTICALLY.3.) NAIL SPACING ALONG INTERMEDIATE SUPPORTS 12" O.C.4.) WHERE PLYWOOD IS APPLIED ON BOTH FACES OF A WALL AND NAIL SPACING IS LESS THAT 6" ON CENTER ON EITHER SIDE. PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3" NOMINAL ORTHICKER AND NAILS ON EACH SIDE SHALL BE STAGGERED.5.) PER DEPARTMENT MEMO DATED NOVEMBER 30, 1994 (EMERGENCY ENFORCEMENT MEASURES- WOOD FRAMECONSTRUCTION, PART II). THE MAXIMUM ALLOWABLE SHEAR FOR 3-PLY PLYWOOD LESS THAN 3/8 THICKNESS, SHALL NOT EXCEED 200PLF.6.) FRAMING AT ADJOINING PANEL EDGES SHALL BE NOMINAL 3" OR WIDER. NAILS SHALL BE STAGGERED IN TWO LINES ALONGPANEL EDGES WHEN NAIL SPACING IS 2" O.C., OR WHEN 10d COMMON NAILS SPACED 3" O.C. PENETRATE FRAMING MORE THAN 1-5/8".7.) NAILS SHALL BE PLACED AT LEAST 3/8" FROM PANEL EDGES AND AT LEAST 1/4" FROM THE EDGE OF THE CONNECTINGMEMBER FOR SHEARS OF 300PLF OR LESS.8.) USE COMMON NAILS ONLY. NAILING FOR DIAPHRAGMS AND SHEARWALLS TO BE INSPECTED PRIOR TO COVERING. WHEN SHEAR WALLS OCCUR ON BOTH SIDES (B.S.) AS NOTED ON PLANS, USE ONE HALF THE SPACING FOR CONNECTORS ANDNAILSINDICATED ON TABLE PLATE TO BLOCKING AND BLOCKING TO PLATE. USE 3X BOUNDARY MEMBERS FOR BOTH SIDES.STRUCTURAL OBSERVATIONREQUIRED FOR SHEARWALLS G, H AND I. USE 3"X3"X0.229 MIN. PLATE WASHERS FOR A.B.'S. NOTE: MIN. TWO BOLTS PER PIECE OF SILL PLATE AND ONE LOCATED WITHIN 12" OF EACH END OF EACH SILL PLATE [1806.67] PLACEMENT OF LAG BOLTS (2336.5) - MINIMUM EDGE DISTANCE = 1.5D, MINIMUM END DISTANCE = 5D, MINIMUM SPACING = 4D.EDGEDISTANCES, END DISTANCES AND SPACING SHALL BE SUFFICIENT TO PREVENT SPLITTING OF WOOD. IF SPLITTING OCCURS,NOTIFY THESTRUCTURAL ENGINEER FOR AN ALTERNATE PRODUCT/HARDWARE OR POSSIBLE SOLUTION. WORKMANSHIP 1. LAYOUT, FIT AND ERECT ALL FRAMING MEMBERS, TRUE, PLUMB AND LEVEL. WOOD FRAMING MEMBERS SHALL BE SIZED AS INDICATED ON THE DRAWINGS. 2. STUDS SHALL BE CONTINUOUS WITHOUT SPLICES. UNSUPPORTED NON-BEARING WALLS OVER 14 FEET IN HEIGHT SHALL BE 2X6. FIRST FLOOR BEARING WALLS OF 3 STORY BUILDINGS OR WALLS GREATER THAN 10'-0" HIGH. SHALL BE 2X6 OR 3X4 STUDS AT 16" O.C. 3. ALL TOP PLATES SHALL BE 2-2X4 MEMBERS, LAPPED AT ALL CORNERS AND INTERSECTING PARTITIONS. SPLICES OF TOP PLATES SHALL OCCUR OVER STUDS. 4. WHERE PLUMBING, HEATING OR OTHER PIPES NECESSITATE THE CUTTING OF SOLES OR PLATES, THE CUT SOLE OR PLATE SHALL BE TIED BY A MIN. 1/8" THK. BY 1-1/2" WIDE STRAP WITH 4-16d NAILS AT EACH END. 5. CUTTING AND BORING OF WOOD STUDS SHALL COMPLY WITH LOCAL CODES OR THE FOLLOWING, WHICHEVER HAVE THE HIGHER STANDARDS: A. EXTERIOR WALL AND BEARING WALL STUDS MAY BE NOTCHED A MAX. OF 25% OF THE STUD DEPTH. NON-BEARING WALL STUDS MAY BE NOTCHED A MAX. OF 40% OF THE STUD DEPTH. B. A HOLE NOT GREATER THAN 40% OF THE STUD DEPTH MAY BE BORED IN ANY STUD AND AT LEAST 5/8-INCH FROM THE EDGE OF THE STUD. A HOLE OF 60% OF THE STUD DEPTH MAY BE BORED IN NON-BEARING STUDS OR IN ANY STUD WHERE SUCH IS DOUBLED PROVIDED NOT MORE THAN TWO SUCH STUDS ARE SO BORED. 6. THE OPENING SHALL BE FRAMED TO PROVIDE A RIGID ENCLOSURE FOR THE INSTALLATION OF THE WINDOWS OR DOORS. THE JAMB STUDS SHALL EXTEND IN A SINGLE PIECE FROM THE SOLE PLATE TO THE HEADER. DOUBLE STUDS SHALL BE USED AT ALL OPENINGS OVER 3' WIDE. 7. ALL EXTERIOR WALLS, INTERIOR BEARING WALLS AND MAIN CROSS WALLS SHALL BE BRACED BY ONE OF THE FOLLOWING METHODS, UNLESS NOTED OTHERWISE ON PLANS: A. WHERE INTERIOR WALL COVERING IS 1/2" GYPSUM BOARD, NAIL WITH 5d COOLER NAILS AT 7" O.C. AT ALL STUDS, TOP AND BOTTOM PLATES. NO EDGE BLOCKING REQUIRED. B. WHERE INTERIOR WALL COVERING IS 5/8" GYPSUM BOARD, NAIL WITH 6d COOLER NAILS AT 7" O.C. AT ALL STUDS, TOP AND BOTTOM PLATES. NO EDGE BLOCKING REQUIRED. C. A 1X6 CONTINUOUS DIAGONAL BRACE LET INTO THE STUDS AT SUCH AN ANGLE SO AS TO CROSS A MINIMUM OF 4 STUD SPACES. NAIL AT STUDS AND PLATES PER NAILING SCHEDULE. D. MINIMUM 5/16" PLYWOOD NAILED AT STUDS AND PLATES WITH 6d NAILS AT 6" ON CENTERS. PANEL SHALL BE A MINIMUM OF 4 FT. WIDE AND AT 25 FT. MAXIMUM. DESCRIPTION OFBUILDING ELEMENTS NUMBER AND TYPE OFFASTENER SPACING AND LOCATION 1. Blocking between ceiling joists, rafters ortrusses to top plate or other framing below 3-8d common (2 1/2″ × 0.131″); or3-10d box (3″ × 0.128″); or3-3″ × 0.131″ nails; or3-3″ 14 gage staples, 7/16″ crown Each end, toenail ROOF Blocking between rafters or truss not at thewall top plate, to rafter or truss 2-8d common (2 1/2″ × 0.131″)2-3″ × 0.131″ nails2-3″ 14 gage staples Each end, toenail 2-16 d common (3 1/2″ × 0.162″)3-3″ × 0.131″ nails3-3″ 14 gage staples End nail Flat blocking to truss and web filler 16d common (3 1/2″ × 0.162″) @ 6″ o.c., 3″ × 0.131″ nails@ 6″ o.c., 3″ × 14 gage staples @ 6″ o.c Face nail 2. Ceiling joists to top plate 3-8d common (2 1/2″ × 0.131″); or 3-10d box (3″ × 0.128″); or 3-3″ × 0.131″ nails; or 3-3″ 14 gage staples, 7/16″ crown Each joist, toenail 3. Ceiling joist not attached to parallel rafter,laps over partitions (no thrust) (see Section2308.7.3.1, Table 2308.7.3.1) 3-16d common (3 1/2″ × 0.162″); or 4-10dbox (3″ × 0.128″); or 4-3″ × 0.131" nails; or 4-3″ 14 gagestaples, 7/16″ crown Face nail 4. Ceiling joist attached to parallel rafter(heel joint) (see Section 2308.7.3.1, Table2308.7.3.1)Per Table 2308.7.3.1 Face nail 5. Collar tie to rafter 3-10d common (3″ × 0.148″); or 4-10d box (3″ × 0.128″); or 4-3″ × 0.131″ nails; or 4-3″ 14 gage staples, 7/16″ crown Face nail 6. Rafter or roof truss to top plate (SeeSection 2308.7.5, Table 2308.7.5) 3-10 common (3″ × 0.148″); or 3-16d box (3 1/2″ × 0.135″); or 4-10d box (3" × 0.128″);or 4-3″ × 0.131 nails; or 4-3″ 14 gage staples, 7/16″ crown Toenail 7. Roof rafters to ridge valley or hip rafters;or roof rafter to 2-inch ridge beam 2-16d common (3 1/2″ × 0.162″); or 3-10dbox (3″ × 0.128″); or 3-3″ × 0.131″ nails; or 3-3″ 14 gagestaples, 7/16″ crown; or 3-10d common (3 1/2″ × 0.148″); or 3-16d box (3 1/2″ × 0.135″); or 4-10d box (3″ × 0.128″);or 4-3″ × 0.131″ nails; or 4-3″ 14 gage staples, 7/16″ crown End nail Toenail WALL 8. Stud to stud (not at braced wall panels)16d common (3 1/2″ × 0.162"); 10d box (3″ × 0.128"); or 3″ × 0.131" nails; or 3-3″ 14 gage staples, 7/16″ crown 24" o.c. face nail 16" o.c. face nail 9. Stud to stud and abutting studs atintersecting wall corners (at braced wallpanels) 16d common (3 1 /2″ × 0.162"); or 16d box (3 1/2″ × 0.135"); or 3″ × 0.131″ nails; or 3-3″ 14 gage staples, 7/16″ crown 16" o.c. face nail 12" o.c. face nail12" o.c. face nail 10. Built-up header (2″ to 2″ header)16d common (3 1/2″ × 0.162"); or16d box (3 1/2″ × 0.135″)16″ o.c. each edge, face nail12″ o.c. each edge, face nail 11. Continuous header to stud 4-8d common (2 1/2″ × 0.131"); or 4-10d box (3″ × 0.128")Toenail 12. Top plate to top plate 16d common (3 1/2″ × 0.162"); or10d box (3" × 0.128"); or 3″ × 0.131" nails; or 3″ 14 gagestaples, 7/16″ crown 16" o.c. face nail 12" o.c. face nail 13. Top plate to top plate, at end joints 8-16d common (3 1/2″ × 0.162"); or 12-10dbox (3″ × 0.128″); or 12-3″ × 0.131″ nails; or 12-3″ 14 gagestaples, 7/16″ crown Each side of end joint, facenail (minimum 24″ lap splicelength each side of end joint) 14. Bottom plate to joist, rim joist, band joistor blocking (not at braced wall panels) 16d common (3 1/2″ × 0.162"); or 16d box (3 1/2″ × 0.135"); or 3″ × 0.131" nails;or 3″ 14 gage staples, 7/16″ crown 16" o.c. face nail 12" o.c. face nail 15. Bottom plate to joist, rim joist, band joistor blocking at braced wall panels 2-16d common (3 1/2″ × 0.162″); or 3-16dbox (31/2″ × 0.135″); or 4-3" × 0.131″ nails; or 4-3″ 14 gagestaples, 7/16″ crown 16" o.c. face nail 16. Stud to top or bottom plate 4-8d common(2 1/2″ × 0.131″); or 4-10dbox (3″ × 0.128″); or 4-3″ × 0.131" nails; or 4-3″ 14 gagestaples, 7/16″ crown; or 2-16d common (3 1/2″ × 0.162"); or 3-10dbox (3″ × 0.128″); or 3-3" × 0.131″ nails; or 3-3″ 14 gagestaples, 7/16″ crown Toenail End nail 17. Top plates, laps at corners andintersections 2-16d common (3 1/2″ × 0.162″); or 3-10dbox (3″ × 0.128″); or 3-3″ × 0.131″ nails; or 3-3″ 14 gagestaples, 7/16″ crown Face nail 18. 1″ brace to each stud and plate 2-8d common (2 1/2″ × 0.131″); or 2-10d box (3″ × 0.128″); or 2-3″ × 0.131″ nails; or 2-3″ 14 gage staples, 7/16″ crown Face nail 19. 1″ × 6″ sheathing to each bearing 2-8d common (2 1/2″ × 0.131″); or 2-10d box (3″ × 0.128″)Face nail 20. 1″ × 8″ and wider sheathing to eachbearing 3-8d common (2 1/2″ × 0.131″); or 3-10d box (3″ × 0.128″)Face nail FLOOR 21. Joist to sill, top plate, or girder 3-8d common (2 1/2″ × 0.131"); or floor 3-10dbox (3″ × 0.128″); or 3-3″ × 0.131″ nails; or 3-3″ 14 gagestaples, 7/16″ crown Toenail 22. Rim joist, band joist, or blocking to topplate, sill or other framing below 8d common (2 1/2″ × 0.131″); or 10d box (3″ × 0.128″); or 3″ × 0.131″ nails; or 3″ 14 gage staples, 7/16″ crown 6″ o.c., toenail 23. 1″ × 6″ subfloor or less to each joist 2-8d common (2 1/2″ × 0.131″); or 2-10d box (3″ × 0.128″)Face nail 24. 2″ subfloor to joist or girder 2-16d common (3 1/2″ × 0.162″)Face nail25. 2″ planks (plank & beam – floor & roof)2-16d common (3 1/2″ × 0.162″)Each bearing, face nail 26. Built-up girders and beams, 2″ lumberlayers 20d common (4″ × 0.192″)32″ o.c., face nail at top and bottomstaggered on opposite sides 10d box (3″ × 0.128″); or 3″ × 0.131″ nails; or 3″ 14 gagestaples, 7/16″ crown 24″ o.c. face nail at top and bottomstaggered on opposite sidesAnd: 2-20d common (4″ × 0.192″); or 3-10dbox (3″ × 0.128″); or 3-3″ × 0.131″ nails; or 3-3″ 14 gagestaples, 7/16″ crown Ends and at each splice, face nail 27. Ledger strip supporting joists or rafters 3-16d common (3 1/2″ × 0.162″); or 4-10d box (3″ × 0.128″); or 4-3″ × 0.131″ nails; or 4-3″ 14 gage staples, 7/16″ crown Each joist or rafter, face nail 28. Joist to band joist or rim joist 3-16d common (3 1/2″ × 0.162″); or 4-10dbox (3″ × 0.128″); or 4-3″ × 0.131″ nails; or 4-3″ 14 gagestaples, 7/16″ crown End nail 29. Bridging or blocking to joist, rafter ortruss 2-8d common (2 1/2″ × 0.131″); or 2-10d box (3″ × 0.128″); or 2-3″ × 0.131″ nails; or 2-3″ 14 gage staples, 7/16″ crown Each end, toenail WOOD STRUCTURAL PANELS (WSP), SUBFLOOR, ROOF, AND INTERIAL WALL SHEATHING TOFRAMING AND PARTICLEBOARD WALL SHEATHING TO FRAMING EDGES (IN.)INTERMEDIATESUPPORTS (IN.) 30. 3/8″ – 1/2″ 6d common or deformed (2″ × 0.113″) (subfloor and wall)6 128d box or deformed (2 1/2″ × 0.113″) or RSRS-01 (23/8" x 0.113") nail (roof)6 12 2 3/8″ × 0.113″ nail (subfloor and wall)6 121 3/4″ 16 gage staple, 7/16″ crown (subfloor and wall)4 82 3/8″ × 0.113″ nail (roof)4 81 3/4″ 16 gage staple, 7/16″ crown (roof)3 6 31. 19/32″ – 3/4″8d common (2 1/2″ × 0.131″); or 6d deformed (2″ × 0.113″)(subfloor and wall)6 12 8d common or deformed (2 1/2" x 0.131") (roof) or RSRS-01(2 3/8" x 0.113") nail (roof) 32. 7/8″ – 1 1/4″10d common (3″ × 0.148″); or 8d deformed 2 1/2″ 0.131″)6 12OTHER EXTERIOR WALL SHEATHING 33. 1/2″ fiberboard sheathing 1 1/2″ galvanized roofing nail (7/16″ head diameter); or 11/4″ 16 gage staple with 7/16″ or 1″ crown 3 6 34. 25/32″ fiberboard sheathing 1 3/4″ galvanized roofing nail (7/16″ diameter head); or 11/2″ 16 gage staple with 7/16″ or 1″ crown 3 6 WOOD STRUCTURAL PANELS, COMBINATION SUBFLOOR UNDERLAYMENT TO FRAMING35. 3/4″ and less 8d common (2 1/2″ × 0.131″); or 6d deformed (2″ × 0.113″)6 12 36. 7/8″ – 1″8d common (2 1/2″ × 0.131″); or 8d deformed (21/2″ × 0.131″)6 12 37. 1 1/8″ – 1 1/4″10d common (3″ × 0.148″); or 8d deformed (2 1/2″ × 0.131″)6 12PANEL SIDING TO FRAMING 38. 1/2″ or less 6d corrosion-resistant siding (1 7/8″ × 0.106″); or 6dcorrosion-resistant casing (2″ × 0.099″)6 12 39. 5/8″8d corrosion-resistant siding (2 3/8″ × 0.128"); or 8dcorrosion-resistant casing (2 1/2″ × 0.113")6 12 INTERIOR PANELING 40. 1/4″4d casing (1 1/2″ × 0.080″); or 4d finish (1 1/2″ × 0.072″)6 12 41. 3/8″6d casing (2″ × 0.099″); or 6d finish (Panel supportsat 24 inches)6 12 LAMINATED VENEER LUMBER & PARALLEL STRAND LUMBER: MANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) SHALL BE ONE OF THEFOLLOWING. ALTERNATIVES MAY BE USED ONLY WITH SPECIFIC APPROVAL OF THE STTRUCTURAL ENGINEERING, ANDONLY UPON SUBMITAL OF A LISTING OF PRODUCTS AND SIZES TO BE SUBSTITUTED. LVL & PSL GRADE SHEDULE:SIZE NOTED ON PLAN GRADE & GRADE MARK Fb FV E 1 3/4 INCH WIDE MICRO = LAM LVL 2600 PSI 285 PSI 1,800.000 PSI2 11/16 INCH WIDE PARALLAM PSL 3100 PSI 290 PSI 2,100.000 PSI3 1/2 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSI5 1/4 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSI7 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSI ALL PARALLAMS TO BE BY WEYERHAEUSER, ICC ESR 1387 LVL & PSL GRADE SHEDULE:SIZE NOTED ON PLAN GRADE & GRADE MARK Fb FV E 1 3/4 INCH WIDE GRAND - LAM W 2950Fb 2.0E 2950 PSI 220 PSI 2,000.000 PSI3 1/2 INCH WIDE GRAND - LAM W 2950Fb 2.0E 2950 PSI 220 PSI 2,000.000 PSI MANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) SHALL BEFABRICATED IN THE SHOP OF LICENSED FABRICATOR. AL PIECES SHALL BE STAMPED WITH THEMANUFACTURER'S LOGO. LOAD TESTS OF A REPRESENTATIVE SAMPLE OF LAMINATED VENEER LUMBER SHALLBE MADE AND THE RESULTS SUBMITTED TO THE BUILDING OFFICIAL. MANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) EXPOSED TOWEATHER SHALL BE PRESERVATIVE TREATED. TREATMENT SHALL BE IN ACCORDANCE WITH AWPA STANDARD C9 FOR ABOVE GROUND USE EXPOSED TO WEATHER. TREATMENT SHALL BE CHROMATED COPPER ARSENATEWITH A RETENTION LEVEL OF NOT LESS THAN 0.40 LB/CU FT. TO A DEPTH OF 0.50 IN. AFTER INSTALLATION.EXTERIOR EXPOSED SURFACES SHALL BE PROTECTED WITH A MINIMUM OF TWO COATS OF SEALER. INTERIORSURFACES SHALL BE COVERED BY FRAMING OR DRYWALL. A CERTIFICATED INDICATING CONFORMANCE TOAWPA C 9, ANDTHE TYPE OF TREATMENT SHALL BE MADE BY THE TREAT. A COPY OF THE CERTIFICATE SHALLBE PROVIDED TO THE BUILDING OFFICIAL PRIOR TO ERECTION OF THE FRAMING AND TO THE ARCHITECT ANDSTRUCTURALENGINEER. 1. 2. 3.A. NAILS SPACED AT 6 INCHES AT INTERMEDIATE SUPPORTS WHERE SPANS ARE 48 INCHES OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS AND SHEAR WALLS, REFER TO SECTION 2305. NAILS FOR WALL SHEATHING ARE PERMITTED TO BE COMMON, BOX OR CASING.B. SPACING SHALL BE 6 INCHES ON CENTER ON THE EDGES AND 12 INCHES ON CENTER AT INTERMEDIATE SUPPORTS FOR NONSTRUCTURAL APPLICATION. PANEL SUPPORTS AT 16 INCHES (20 INCHES IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE MARKED).C. WHERE A RAFTER IS FASTENED TO AN ADJACENT PARALLEL CEILING JOIST IN ACCORDANCE WITH THIS SCHEDULE AND THE CEILING JOIST IS FASTENED TO THE TOP PLATE IN ACCORDANCE WITH THIS SCHEDULE, THE NUMBER OF TOENAILS IN THE RAFTER SHALL BE PERMITTED TO BE REDUCED BY 1 NAIL.D. RSRS-01 IS A ROOF SHEATHING RING SHANK NAIL MEETING THE SPECIFICATIONS IN ASTM F1667.STRUCTURAL NOTESSHEET SN1SHEET TITLEREVISIONS 1. PROJECT / TITLE PROJECT 22-002 410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COM05-18-2022 NEW CUSTOMHOMEPROJECT LOCATIONGANNON RESIDENCENEWPORT BEACH, CA.20 BAY ISLAND,NEWPORT BEACH, CA.20 BAY ISLAND,OWNER2 3/8″ x 0.113″ nail; or 2″ 16 gage staple, 7/16″ crown 4 8 6 12 GENERAL STRUCTURAL REQUIREMENTS BUILDING CODES 1. THE INTERNATIONAL BUILDING CODE (IBC), 2018 EDITION AND THE MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES (ASCE 7-16)2. CALIFORNIA BUILDING CODE (CBC), 2019 EDITION. RISK CATEGORY IIIMPORT FACTOR ISITE CLASS DREDUNDANCY FACTOR = 1.3 FOUNDATION ALLOWABLE BEARING PRESSURE - 1,750 PSF, PER SOILS REPORT # BA317.1PREPARED BY: EGA CONSULTANTS, INC., DATED: 06/15/2021 1. ALL WORK SHALL COMPLY WITH ALL THE APPLICABLE FEDERAL LAWS, STATE STATUTES LOCAL ORDINANCES AND THE REGULATIONS OF AGENCIES HAVING JURISDICTION OVER THE PROJECT. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR COMPLYING WITH THE CONSTRUCTION SAFETY ORDERS AND THE GENERAL INDUSTRIAL SAFETY ORDERS OF THE STATE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION AND SUCH OTHER AGENCIES GOVERNING THE CONTRACTOR'S ACTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND HOLD HARMLESS THE STRUCTURAL ENGINEER, ARCHITECT AND OWNER FOR ANY DAMAGES AND / OR PENALTIES RESULTING FROM HIS FAILURE TO COMPLY WITH SAID LAWS, STATUTES, ORDINANCES AND REGULATIONS. 2. THE FOLLOWING NOTES AND SPECIFICATIONS ARE "UNLESS OTHERWISE NOTED". CONFLICT BETWEEN THE SPECIFIC NOTES AND THE GENERAL SHOULD BE CLARIFIED WITH THE STRUCTURAL ENGINEER-OF-RECORD PRIOR TO THE COMMENCEMENT OF THE WORK. NO OTHER METHOD CONSTRUCTION OR SUBSTITUTION SHALL BE ALLOWED WITHOUT THE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER OR ARCHITECT. 3. ALL DIMENSIONS AND EXISTING CONDITIONS SHALL BE FIELD VERIFIED BY THE CONTRACTOR PRIOR TO THE COMMENCEMENT OF WORK. NOTED DIMENSIONS SHALL SUPERSEDE OVER SCALED DIMENSIONS. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES PRIOR TO COMMENCEMENT OF WORK. 4. THE DESIGN, ADEQUACY, AND OVERALL SAFETY OF ANY ERECTION BRACING, SHORING, TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN TAKEN INTO CONSIDERATION BY THE ARCHITECT OR STRUCTURAL ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE PRIOR TO THE APPLICATION OF ALL SHEATHING AND FINISH MATERIALS. OBSERVATION VISITS TO THE SITE BY THE ARCHITECT OR STRUCTURAL ENGINEER DO NOT CONSTITUTE INSPECTION OF ANY OF THE ABOVE ITEMS. 5. REFERENCE THE STRUCTURAL CALCULATIONS OR CONSULT THE STRUCTURAL ENGINEER FOR ANSWERS TO QUESTIONS REGARDING LUMBER GRADES OR SIZES, REQUIRED FASTENERS, AND/OR FOOTING SIZES AND REINFORCEMENT. 6. ALL WORK SHALL BE PERFORMED IN A SOUND MANNER, PROVIDING A COMPLETED PROJECT WITH ALL MATERIALS, ASSEMBLIES, AND SYSTEMS CORRECTLY INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND PERFORMING IN A MANNER CONSISTENT WITH INDUSTRY STANDARDS. A. BY DEFINITION "CONSTRUCTION DOCUMENTS" SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: DRAWINGS, SPECIFICATIONS, STRUCTURAL CALCULATIONS, SOILS REPORT, STATE MANDATED ENERGY CALCULATIONS AND NOTES, GEOLOGY REPORT, ACOUSTICAL REPORT, ADDENDUM, CHANGE ORDERS, AND CLARIFICATIONS. 7. THE CONTRACTOR SHALL ARRANGE FOR ALL TESTING AND INSPECTIONS REQUIRED BY THE CONSTRUCTION DOCUMENTS AND ANY AGENCY HAVING JURISDICTION OVER THIS PROJECT (i.e. LOCAL BUILDING, GRADING AND HEALTH DEPARTMENTS). A. ALL FOUNDATION EXCAVATIONS SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER AND LOCAL BUILDING INSPECTOR PRIOR TO PLACEMENT OF REINFORCING. 8. ALL RECOMMENDATIONS OF THE SOILS AND/OR GEOLOGY REPORTS ARE CONSIDERED PART OF THE CONSTRUCTION DOCUMENTS AND SHALL BE IMPLEMENTED. A COPY OF THE SOILS REPORT SHOULD BE KEPT ON SITE FOR THE DURATION OF CONSTRUCTION. A. PRIOR TO THE ISSUANCE OF THE BUILDING AND/OR GRADING PERMIT THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND. 10. THE ENTIRE CONSTRUCTION SITE SHALL BE ACCESSIBLE TO FIRE DEPARTMENT PERSONNEL BY MEANS OF OPENING GATES, ACCESS LADDERS, OR OTHER MEANS WHICH WILL NOT PROHIBIT FIRE FIGHTING ON SITE. 11. THERE SHALL BE NO DEVIATION FROM THE STRUCTURAL DETAILS WITHOUT A WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER-OF-RECORD. APPROVAL BY THE LOCAL BUILDING INSPECTOR DOES NOT CONSTITUTE AUTHORITY TO DEVIATE FROM THE CONSTRUCTION DOCUMENTS. STRUCTURAL CONCRETE NOTES 1. ALL REINFORCED AND UN-REINFORCED CONCRETE WORK SHALL COMPLY WITH THE LATEST EDITION OF THE ACI 318 CODE AT THE TIME THIS PROJECT IS DESIGNED AND PERMITTED. 2. MATERIALS A. CONCRETE: i) MINIMUM SPECIFIED CONCRETE COMPRESSIVE STRENGTH AT 28 DAYS SHALL BE 4500 PSI (UNLESS NOTED OTHERWISE ON PLANS) ii) THE CONCRETE SLUMP SHALL NOT EXCEED 4 1/2 INCHES WITHOUT PLASTICIZER. CONSULT WITH THE STRUCTURAL ENGINEER IF HIGHER SLUMP IS SUGGESTED. iii) PROPERLY VIBRATE ALL CONCRETE EXCEPT CONCRETE FOR SLAB-ON-GRADE IN FLAT AREAS. iv) NO FLY ASH ADDITIVES SHALL BE USED IN FLATWORK OR ARCHITECTURALLY EXPOSED CONCRETE UNLESS APPROVED BY THE ENGINEER OF RECORDS AND THE ARCHITECT. ELEMENT f' c (PSI) DEPUTY INSPECTIONISOLATED PADS 4500 REQUIREDCONT. FOOTINGS 4500 REQUIREDGRADE BEAMS 4500 REQUIREDSLAB-ON-GRADE 4500 REQUIREDSTRUCTURAL SLABS 4500 REQUIREDBEAMS 4500 REQUIREDCOLUMNS 4500 REQUIREDRETAINING WALLS 4500 REQUIRED B. CEMENT: TESTED TYPE II PORTLAND (ASTM C-150) C. AGGREGATES: 1.0" MAX FOR FOOTINGS AND 3/4" MAX FOR ALL OTHER WORK. (ASTM C-33) D. WATER: DRINKABLE E. REINFORCING: i) ASTM A615 (Fy=60KSI) DEFORMED BARS FOR ALL BARS, EXCEPT GRADE BEAMS AND PILE CAPS. FOR GRADE BEAMS AND PILE CAPS, PROVIDE LOW ALLOY ASTM A706 (Fy= 60KSI) DEFORMED BARS. ALL GRADE 60 REINFORCING TO BE WELDED SHALL BE ASTM A706. WELDED WIRE FABRIC PER ASTM A185, WIRE PER ASTM A83. NO TACK WELDING OR REINFORCING BAR ALLOWED WITHOUT PRIOR REVIEW OF PROCEDURE WITH THE STRUCTURAL ENGINEER. LATEST ACI CODE AND DETAILING MANUAL APPLY. CLEAR CONCRETE COVERAGE AS FOLLOWS: (UNLESS NOTED OTHERWISE ON PLANS) CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3"EXPOSED TO EARTH OR WEATHER#6 OR LARGER 2"#5, W31 OR D31 WIRE, AND SMALLER 1 1/2"NOT EXPOSED TO EARTH OR WEATHERSLABS, JOISTS, AND WALLS#14 AND LARGER 1 1/2"#11 AND SMALLER 3/4"BEAMS, COLUMNS, PEDESTALS AND TENSION TIESPRIMARY REINFORCEMENT, STIRRUPS, TIES, SPIRALS, AND HOOPS 1 1/2"ALL OTHER PER ACI 318-14. ii) LAP SPLICES IN CONCRETE: LAP SPLICES, UNLESS NOTED OTHERWISE, SHALL BE CLASS 'B' TENSION LAP SPLICES PER LATEST EDITION OF ACI 318. LAP SPLICES IN CONCRETE COLUMNS SHALL BE STANDARD COMPRESSION LAP SPLICES. STAGGER SPLICES A MINIMUM OF ONE LAP LENGTH. LAPS IN WELDED WIRE FABRIC SHALL BE MADE SO THAT THE OVERLAP, MEASURED BETWEEN OUTERMOST CROSS WIRES OF EACH FABRIC SHEET, IS NOT LESS THAN THE SPACING OF CROSS WIRES PLUS 2 INCHES. ALL WELDED WIRE FABRIC SHALL BE CHAIRED TO ENSURE PROPER CLEARANCES. ALL SPLICE LOCATIONS SUBJECT TO APPROVAL BY THE STRUCTURAL ENGINEER. PROVIDE BENT CORNER BARS TO MATCH AND LAP WITH HORIZONTAL BARS AT ALL CORNERS AND INTERSECTIONS PER TYPICAL DETAILS. REINFORCING BAR SPLICING GIVEN ARE MAXIMUM ON CENTERS. ALL BARS PER CRSI SPECIFICATIONS AND HANDBOOK. DOWEL ALL VERTICAL REINFORCING TO FOUNDATION WITH STANDARD 90-DEGREE HOOKS UNLESS NOTED OTHERWISE. SECURELY TIE ALL BARS IN LOCATION BEFORE PLACING CONCRETE. CONCRETE COLUMN DOWEL EMBEDMENT SHALL BE A STANDARD COMPRESSION DOWEL WITH EMBEDMENT LENGTH ACCORDING TO THE LATEST EDITION OF THE ACI 318. (UNLESS NOTED OTHERWISE ON PLANS OR DETAILS) F. DRYPACK: DRYPACK SHALL BE 5,000 PSI NON-SHRINK GROUT, FIVE STAR OR EQUIVALENT. INSTALL DRYPACK UNDER BEARING PLATES BEFORE FRAMING MEMBER IS INSTALLED. AT COLUMNS, INSTALL DRYPACK UNDER BASEPLATES AFTER COLUMN HAS BEEN PLUMBED BUT PRIOR TO FLOOR OR ROOF INSTALLATION. 3. ONLY ONE GRADE OF CONCRETE SHALL BE PERMITTED ON THE JOB SITE AT ONE TIME. EXECUTION1. POSITION, SUPPORT AND SECURE REINFORCEMENT AGAINST DISPLACEMENT WITH METAL CHAIRS, RUNNERS, SPACERS, BOLSTERS, OR HANGERS AS REQUIRED TO PROVIDE REQUIRED CLEARANCES. DIRECT WIRE TIES INTO CONCRETE, NOT TOWARDS EXPOSED CONCRETE SURFACES. MINIMUM CLEAR DISTANCE BETWEEN SOIL AND REINFORCEMENT SHALL BE 3 INCHES UNLESS OTHERWISE NOTED. 2. PROVIDE CONSTRUCTION, ISOLATION, SEISMIC, AND CONTROL JOINTS AS REQUIRED. LOCATE JOINTS SO AS NOT TO IMPAIR THE STRENGTH AND/OR APPEARANCE OF THE STRUCTURE. PLACE ISOLATION AND CONTROL JOINTS IN SLABS-ON-GRADE AT 20 FEET ON CENTER EACH WAY TO MINIMIZE CRACKING. 3. 5/8" MINIMUM NOMINAL DIAMETER, EMBEDDED AT LEAST 7" INTO THE CONCRETE AND SPACED NOT MORE THAN 6 FT. APART, WITH TWO BOLTS PER PIECE EACH ONE NOT MORE THAN 12" OR LESS THAN 7 BOLT DIAMETERS (4-3/8") FROM END. 4. FORMWORK SUPPORTING VERTICAL SURFACES MAY BE REMOVED AFTER A MINIMUM OF 2 DAYS. ALL OTHER FORMWORK MAY BE REMOVED ONLY WHEN THE CONCRETE HAS REACHED 75% OF ITS 28 DAY STRENGTH. 5. POWDER ACTUATED FASTENERS (i.e. SHOTPINS) SHALL BE I.C.C.O. APPROVED. 6. CONSOLIDATED CAST-IN-PLACE CONCRETE USING MECHANICAL VIBRATING EQUIPMENT, HAND RODDING AND TAMPING SO THAT CONCRETE IS WORKED AROUND ALL REINFORCEMENT AND OTHER EMBEDDED ITEMS AND TIGHT TO ALL EDGES. 7. PROTECT CONCRETE FROM PHYSICAL DAMAGE OR REDUCED STRENGTH DUE TO WEATHER EXTREMES DURING MIXING, PLACEMENT, AND CURING BY COMPLYING WITH THE FOLLOWING: A. IN COLD WEATHER ----A.C.I. 306 B. IN HOT WEATHER ---- A.C.I. 305 8. PRIOR TO PLACING CONCRETE REMOVE ALL DEBRIS, WATER, MUD, AND LOOSE EARTH FROM EXCAVATED AREA. MASONRY A. CONCRETE BLOCK: SHALL BE HOLLOW LOAD BEARING MASONRY UNITS CONFORMING TO ASTM-C-90 GRADE N, TYPE I, MEDIUM WT., GRAY. f'm =1500 PSI. A LETTER OF CERTIFICATION FROM THE SUPPLIER SHALL BE REQ'D AT TIME OF, OR PRIOR TO DELIVERY OF MATERIALS. B. MORTAR AND GROUT: TO BE TYPE "S". MORTAR TO BE: 1 PART CEMENT, 3 1/2 PART SAND, 1/4 PART LIME PUTTY. C. PEA- GRAVEL CONCRETE GROUT TO BE: 2000 PSI AT 28 DAYS; 1 PART CEMENT, 3 PARTS SAND, AND 2 PARTS PEA GRAVEL. D. GROUT POUR SHALL BE LIMITED TO 48" AT WORK STOPPAGES, HORIZONTAL CONSTRUCTION JOINTS SHALL BE FORMED BY STOPPING GROUT 1 1/2" BELOW TOP OF MASONRY. GROUT SHALL BE TAMPED TO ASSURE FILLING OF ALL VOIDS. E. DRYPACK SHALL BE A 1:2 STIFF MIX F. BED JOINTS TO BE FULLY BEDDING MORTAR. HEAD JOINTS TO BE SOLIDLY FILLED AT LEAST 1 1/2" FROM EACH FACE. STEEL NOTES 1. THE CONTRACTOR SHALL COMPLY WITH THE FOLLOWING:A. A.I.S.C. " CODE OF STANDARDS FOR STEEL BUILDINGS AND BRIDGES".B. A.I.S.C. " SPECIFICATIONS FOR THE DESIGN, FABRICATION, AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS".C. A.W.S. "STRUCTURAL WELDING CODE" AND/OR ANY APPLICABLE LOCAL REGULATIONS. 2. ANY CONFLICTS BETWEEN THE A.I.S.C. AND A.W.S. CODES SHALL BE CLARIFIED WITH THE STRUCTURAL ENGINEER PRIOR TO FABRICATION. 79 HFX-24x HFX-21x HFX-18x HFX-15x HFX-12x HFX-9x 1-1/8-STD-BB-RA 1-1/8-STD-BB-RA 1-1/8-HS-BB-RA 1-1/8-STD-BB-RA 1-1/8-HS-BB-RA 1-1/8-STD-BB-RA 1-1/8-HS-BB-RA 1-1/8-STD-BB-RA 1-1/8-HS-BB-RA 1-1/8-STD-BB-RA 1-1/8-HS-BB-RA Rod Dia Rod Grade StirrupsAnchorage Panel Width 1 2,3 BB-RA le Shear Ties Model 4 5 6 79 (in) (in) a1 C a2C 12 9 15 18 21 24 1-1/8 STD HS STD HS STD HS STD HS STD HS STD 23 15 8 - # 4 14 - # 4 13 - # 4 18 - # 4 19-3/4 20-5/8 11 # 4 (min) @ 4" OC 16 - # 4 # 3 (min) 3-3/4" OC # 3 (min) @ 4" OC @ 15 - # 4 HFX-24x HFX-21x HFX-18x HFX-15x HFX-12x HFX-9x 1-1/8-STD-RA 1-1/8-STD-RA 1-1/8-HS-RA 1-1/8-STD-RA 1-1/8-HS-RA 1-1/8-STD-RA 1-1/8-HS-RA 1-1/8-STD-RA 1-1/8-HS-RA 1-1/8-STD-RA 1-1/8-HS-RA Rod Dia Rod Grade StirrupsAnchorage Panel Width 1 2,3 RA le Shear Ties Model 4 5 6 79 (in) (in) a1 C a2C 12 9 15 18 21 24 1-1/8 STD HS STD HS STD HS STD HS STD HS STD 8 - # 4 10 - # 4 19-3/4 20-5/8 # 4 (min) @ 4" OC # 3 (min) 3-3/4" OC # 3 (min) @ 4" OC @ 15 11 9 - # 4 11 - # 4 12 - # 4 1-1/8-STD-13-19 1-1/8-HS-20-30 1-1/8-STD-14-20 1-1/8-HS-20-30 Rod Dia Rod GradeAnchoragePanel12,3 UA Model 4 5 6a1 C a2C 78" - 10' 78" - 13' 14' - 20' 78" - 13' 14' - 20' 1-1/8 HS STD HS STD HS STD 20 HFX-12x 13 20 14HFX-15x, 18x HFX-15x, 18xBalloon HFX-21x, 24x HFX-21x, 24xBalloon 1-1/8-STD-14-20 1-1/8-HS-23-34 1-1/8-HS-20-30 HFX-9x 14 23 20 Height 30 19 30 20 20 34 30 1-1-2020 HFX1 DATE:ANCHORAGE DETAILS - HFX PANELSTHIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH HARDY FRAME PRODUCTSREVISIONS DATE1. DESIGNS ARE TO RESIST LOADING PER ACI 318-14, SEC 17.2.3.4.3. 2. STD INDICATES ANCHORS COMPLYING WITH ASTM F1554 GRADE 36 WITH A HARDY FRAME BOLT BRACE (HFXBB) INSTALLED WITH STD OR GRADE 8 DOUBLE NUTS ON THE EMBED END. 3. HS INDICATES ANCHORS COMPLYING WITH ASTM A193 GRADE B7 WITH A 1/2"x3"x3"(MIN) HFPW PLATE WASHER INSTALLED WITH DOUBLE NUTS ON THE EMBED END (HFXBB NOT REQUIRED). 4. LE = LENGTH OF EMBEDMENT FROM THE TOP OF FOOTING OR GRADE BEAM TO THE TOP OF THE HFXBB BOLT BRACE (TOP OF THE EMBEDDED HFPW PLATE WASHER @ HS ANCHORS)5. CA1 = DISTANCE FROM HD CENTERLINE TO THE END OF THE FOOTING OR GRADE BEAM. 6. CA2 = DISTANCE FROM HD CENTERLINE TO BOTH THE FRONT AND THE BACK FACE OF THE FOOTING OR GRADE BEAM. 7. SHEAR TIES ARE GRADE 60 (MIN) REBAR AND REQUIRED FOR NEAR EDGE DISTANCE CONDITIONS PER ACI-318-14, F'C = 2,500 PSI. CURBS AND STEM WALLS MUST BE 6 INCH (MIN) WIDTH FOR UA AND RA, 12 INCH (MIN) WIDTH FOR BB-RA. 8. FOR UA APPLICATIONS, ADDITIONAL TIES MAY BE REQUIRED AT STEM WALLS. SHEAR TIES ARE NOT REQUIRED FOR INSTALLATION AWAY FROM EDGE (SEE DETAIL 1A), INSTALLATION ON WOOD FRAMING, OR FOR IRC BRACED WALL PANELAPPLICATIONS. 9. STIRRUPS ARE GRADE 60 (MIN) REBAR. SEE TABLE FOR SIZE AND SPACING. SEE “STIRRUP LAYOUT” DIAGRAMS AND “KEY” FOR LAYOUT PATTERNS. 10. CONCRETE EDGE DISTANCES MUST COMPLY WITH ACI 318-14, SECTION 17.7.2. COATED REINFORCEMENT MAY BE SPECIFIED BY THE EOR TO LIMIT EXPOSURE AND THEREFORE REDUCE MINIMUM CONCRETE COVER. COATED REINFORCEMENT MUST COMPLY WITH ACI 318-14, SECTION 20.6.2. BACK TO BACK REINFORCED ANCHORAGE NOMENCLATURE 1-1/8 - STD - BB - RA ROD GRADE"BACK TO BACK" INSTALLATION REINFORCED ANCHORAGE ROD DIAMETER REINFORCED ANCHORAGE NOMENCLATURE 1-1/8 - STD - RA ROD GRADEREINFORCED ANCHORAGE ROD DIAMETER UNREINFORCED ANCHORAGE NOMENCLATURE 1-1/8 - STD - 14 - 20 ROD GRADEEMBEDMENT DEPTH ( ) END & EDGE DISTANCE ( & ) ROD DIAMETER a1le C a2 le& C 2-3/4" FOR PANEL ON CONCRETE A 18-3/4" 15-3/4" 12-3/4" 9-3/4" 8-1/2" 5-1/2"1-3/4" 2-5/8" 9" 12" 15" 18" 21" 24" HFX-9x HFX-12x HFX-15x HFX-18x HFX-21x HFX-24x A HFX-18x HFX-9x HFX-21x A ABB AABB A ABB7 EQSPA HFX-24x 5 EQSPA4 EQSPA HFX-18x HFX-9x HFX-12x HFX-15x HFX-21x HFX-24x 3 EQSPA 4 EQSPA AB BA A A A ABBBB AAAAAA ABBBBBBA 2 EQSPAKEY 3 EQSPA 4" Min. 2'-6"Ca1 Ca2 26" Min Ca2 Ca222" Min Ca2 Ca2 Ca2 Ca1 Ca1 Ca1Min. 2'-6" 7 34" 1" RADIUS 135° BEND 16" 9" Min 11" Max LENGTH (1A/HFX1) RADIUS: # 3 = 34" Min# 4 = 1" Min 2 12" (Min) Over-Lap LENGTH RADIUS: # 3 = 34" Min# 4 = 1" Min 2 12" (Min) Over-Lap B A B HFX-9x HFX-12x HFX-15x HFX-18x HFX-21x HFX-24x 7-1/2" 10-1/2" 12" 15" 18" 21" Length NOT REQUIRED WHENSHEAR TIES 79.5" - 8' TOP OF CONCRETE A = 2-1/2" o.c. B = 1-1/4" ea Side of HD KEY A = 3" o.c. B = 1-1/2" ea Side of HD A. #4 (Min) Longitudinal RebarTop and Bottom by EORB. le - 3"C. le per TableD. le + 7"E. CL = 10" Min, 12" MaxF. 2'-2" (Min)G. ±1" From Top of Concreteto CL of Shear TieH. 1" CL @ Upper Two TiesI. Shear Ties per TableJ. 2'-6" (Min) UNO by EORK. Stirrups per TableL. Ca1 per Table 4" A B C F E A B C D F E D CURB @ OUTSIDE CORNER CONTINUOUS FOOTING CURB (12" MIN WIDTH) EXTERIOR SLAB INTERIOR SLAB CURB @ OUTSIDE CORNER CONTINUOUS FOOTING CURB (6" MIN) WIDTH EXTERIOR SLAB INTERIOR SLAB STEM WALL @ OUTSIDE CORNER CURB @ OUTSIDE CORNER CURB (6" MIN) WIDTH EXTERIOR SLAB INTERIOR SLAB B C D H G K I A L B C D G K I A L B C D D E C A. #4 (Min) Longitudinal RebarTop and Bottom by EORB. 12" MinC. 15" MinD. 22" MinE. CL = 6" Min, 8" MaxF. 1'-10" (Min)G. ±1" From Top of Concreteto CL of Shear TieH. 1" CL @ Upper Two TiesI. Shear Ties per TableJ. 2'-6" Min UNO by EORK. Stirrups per TableL. Ca1 per Table A. Shear Ties per UA TableB. 10" Max or per PlansC. le per TableD. Ca2 per TableE. ±1" from Top of Concreteto CL of Shear TieF. 1" CL @ Upper Two TiesG. Shear Ties per RA Tablewhen Top of Concrete is≥8" above Top of SlabH. 12" MinI. Ca1 per Table J J HF B7 A 1. ANCHORAGE IS DESIGNED FOR TENSION AND SHEAR TRANSFER ONLY, FOUNDATION DESIGN PER EOR. 2. REINFORCEMENT SHOWN IS THE MINIMUM REQUIREMENT AND IS NOT INTENDED TO REPLACE REINFORCEMENT DESIGNED BY THE EOR. 3. FOR RA AND BB-RA INSTALLATIONS, THE HFXBB BOLT BRACE MAY BE PLACED ON TOP OF THE STIRRUPS WITH DOUBLE-NUTS INSTALLED AT EMBED END OF STANDARD GRADE ANCHOR RODS. (NOTE: 12" x 3" x 3" MIN.HFPW PLATE WASHERS ARE REQUIRED TO BE DOUBLE-NUTTED AT EMBED END OF HIGH STRENGTH ANCHOR RODS.) 4. HIGH STRENGTH ALL-THREAD RODS PROVIDED BY HARDY FRAMES ARE STAMPED ON BOTH ENDS. WidthModelModel EDGE VIEW 2 - # 3 1 - # 3 (in) (in) (in) (in) (in) (in) (in) (in) (in) (in) (in) H G F H I I Edge DistanceEnd Distance 2-3/8" 6-1/4" 7-3/8" 8-3/8" 9-3/8" 10-3/8" 2-3/8" 3-1/2" 4-1/4" 5" 5-1/2" 6" Shear Ties 7,8 ≥≥ HFX-12x HFX-15x BB B2 EQSPA B3 EQSPA AAAA 123 A B 1A 1B 2A 2B 3A 3B HFX ANCHOR CENTERLINES IMPORTANT NOTESUA SECTIONS & ELEVATIONS UA SHEAR TIESRA SHEAR TIES & STIRRUPS RA SECTIONS & ELEVATIONSBB-RA SECTIONS & ELEVATIONS BB-RA SHEAR TIES & STIRRUPS UNREINFORCED ANCHORAGE (UA)REINFORCED ANCHORAGE (RA)BACK TO BACK REINFORCED ANCHORAGE (BB-RA) IMPORTANT! "RA" SPA(2A/HFX1) le + 1" 7 34" 13" Min 15" Max LENGTH (1A/HFX1) RADIUS: # 3 = 34" Min# 4 = 1" Min 135° BEND 80 REVISIONS DATE FRAMING DETAILS - HFX PANELSDATE:THIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH MITEK HARDY FRAME PRODUCTS®NOTE: ATTACHMENTS TO ADJACENT TRIMMERS MAY BE MADE AT PREPUNCHED SCREW HOLES OR WITH SELF TAPPING SCREWS (#12 AT EDGES, #10 AT FACE).SECTION B SECTION A OPTIONAL INSTALLATION WITH HARDY FRAME BASEEXTENSION (HFBX) FORADJACENT FRAMING HFBX #10 SELF-TAPPING SCREWS AT FACE OF PANEL.(BUGLE HEAD WITH SELFDRILLING TIP SHOWN) #12 SELF-TAPPING SCREWSAT EDGE OF PANEL.(BUGLE HEAD WITH SELF DRILLING WING TIP SHOWN) BUGLE HEAD WAFER HEAD FLAT TRUSS MODIFIED TRUSS HEX HEAD SELF DRILLING TIP SELF DRILLING WING TIP #10 SELF-TAPPING SCREWSAT FACE OF PANEL. (HEX HEAD WITH SELF DRILLING TIP SHOWN) NOTES: A. SURFACE FINISHES, CONNECTORS AND FIXTURES ARE ATTACHED TO THE PANEL FACE WITH # 10 SELF-TAPPING SCREWS SPACED NO LESS THAN 2-1/4" OC. B. ATTACHMENTS TO THE PANEL EDGES ARE MADE WITH # 12 SELF-TAPPING SCREWS.C. STRUCTURAL CONNECTIONS ARE TO BE DESIGNED BY THE DESIGN PROFESSIONAL. D. STRUCTURAL HARDWARE USED TO TRANSFER LOADS SHOULD NOT EXCEED 12 GAUGE. 21" PANEL 24" PANEL 18" PANEL 9" PANEL 12" PANEL 15" PANEL 15" Width = 8 6 3-1/2 HFX-15,18,21 & 24x14 164-1/4 1-1/8 HFX-15,18,21 & 24x15 HFX-15,18,21 & 24x16 HFX-15,18,21 & 24x17 176-1/4 188-1/4 200-1/4 Top Screw Qty (ea) 18" Width = 10 21" Width = 12 24" Width = 14 1 Hold Down Diameter (in) HFX-15,18,21 & 24x18 HFX-15,18,21 & 24x19 HFX-15,18,21 & 24x20 212-1/4 224-1/4 236-1/4 Screw Qty Available at Edges (ea) 7 8 4 3-1/2 92-1/4 1-1/8HFX-12,15,18,21 & 24x9 HFX-12,15,18,21 & 24x10 HFX-15,18,21 & 24x11 104-1/4 116-1/4 128-1/4 Model Number Net Height (in) Depth (in) 1 Hold Down Diameter (in) HFX-15,18,21 & 24x12 HFX-15,18,21 & 24x13 140-1/4 152-1/4 Screw Qty Available at Edges (ea) 5 6 HFX-12,15,18,21 & 24x78 78 HFX-9x79.5 79-1/2 Top Screw Qty (ea) ModelNumber Net Height (in) Depth (in) 2 3 2 3 PANCAKE FIXTURE AS NEEDED INSTALLATION INSTRUCTIONS 1. WHEN INSTALLING ON CONCRETE CONNECT WITH (1 EA) HARDENED ROUND WASHER BELOW (1 EA) GRADE 8 NUT, SECURE WITH A DEEP SOCKET (RECOMMENDED) UNTIL SNUG TIGHT. ALTERNATE WASHERS AND NUTS ARE PROVIDED IN TABLE NOTE 1.2. INSTALLATION ON CONCRETE PROVIDES THE HIGHEST ALLOWABLE VALUES. CONFIRM WITH THE DESIGN PROFESSIONAL BEFORE INSTALLING ON OTHER SUPPORTING SURFACES. 3. USE 1/4"X4-1/2" MITEK PRO SERIES WS SCREWS AT TOP CONNECTIONS WITH A 2x FILLER. IF THE TOP OF PANEL IS IN DIRECT CONTACT WITH THECOLLECTOR ABOVE (TOP PLATES, HEADER, BEAM, ETC.) USE1/4 x 3" (MIN) 4. FOR INSTALLATIONS WITH A FILLER GREATER THAN 1-1/2" ABOVE, OR WHEN SPECIFIED BY THE DESIGN PROFESSIONAL, ADJACENT KING POSTS TO BRACE THE OUT-OF-PLANE HINGE CAN BE CONNECTED WITH 1/4" DIA. SCREWS THROUGH PRE-PUNCHED HOLES AT THE PANEL EDGES. 1. FOR STD OR HS GRADE HOLD DOWN ANCHOR BOLTS CONNECT TO THE PANEL BASE WITH HARDENED ROUND WASHERS BELOW GRADE 8 NUTS. ALTERNATE WASHERS ARE (2 EA) ROUND-FLAT OR (2 EA) SAE WASHERSON EACH BOLT. ALTERNATE NUTS ARE 2H HEAVY HEX. 2. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 3" (MINIMUM)WHEN ATTACHED DIRECTLY TO THE COLLECTOR AND 4-1/2" (MINIMUM) WHEN INSTALLING A 2x FILLER ABOVE THE PANEL.3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS IS REQUIRED AT THE PANEL EDGES WHEN INSTALLING A FILLER ABOVE THE TOP CHANNELTHAT IS GREATER THAN 1-1/2" OR WHEN SPECIFIED BY THE DESIGN PROFESSIONAL. HFX-9x8 93-3/4 1. (A) PRE-WELDED STRAPS ARE PROVIDED ON 78" AND 79-1/2" PANEL HEIGHTS. THEY ARE AVAILABLE FOR OTHER HEIGHTS UPON REQUEST. (B) FIELD INSTALLED STRAPS WITH SELF TAPPING SCREWS ARE PERMITTED.THE DESIGN AND CONNECTION IS BY THE DESIGN PROFESSIONAL.2. A 2x WOOD FILLER WITH 1/4"x4-1/2" (MIN.) WS SCREWS IS PERMITTED. 3. WHEN CRIPPLE STUDS OCCUR, SHEAR TRANSFER DESIGN TO BE PER THE BUILDING DESIGN PROFESSIONAL. 4. A 1" DIA. HOLE MAY BE ADDED IN THE PANEL FACE WHEN IT IS LOCATED IN THE UPPER HALF OF THE PANEL HEIGHT AND IS 4" MINIMUM FROM ANYEDGE. FOR PANELS MORE THAN 12" WIDE, ADDITIONAL HOLES MUST BEOFFSET 1" MINIMUM FROM THE 3" DIA. PREPUNCHED HOLE. FOR HOLES LARGER THAN 1" DIAMETER OR TO ADD MORE THAN ONE HOLE CONTACT MITEK HARDY FRAME TECHNICAL SUPPORT AT (800) 754-3030. 1 1. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEEN PANEL BASE AND CONCRETE. 2. NUTS AND WASHERS PER TABLE NOTE 1. 3. ADJACENT FRAMING OPTIONAL U.N.O. BY BUILDING DESIGN PROFESSIONAL. 3 2 1. TRIMMERS PROVIDE FULL BEARING FOR HEADER ABOVE, DESIGN ANDCONNECTIONS BY BUILDING DESIGN PROFESSIONAL. 2. 6x HEADER. 3. WOOD MEMBERS FOR BACKING MAY BE INSERTED VERTICALLY OR HORIZONTALLYIN THE PANEL CAVITY AS NEEDED. 4. WOOD MEMBER FLUSH TO FACE OF WALL FOR BACKING AS NEEDED. 1 1 2 4 3 1 1. PLUS OR MINUS 1-1/2" GAP TO BE FILLED WITH 5,000 PSI NON-SHRINK GROUT (MINIMUM). 2. NUT AND WASHER GRADES PER TABLE NOTE 1. 1. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEEN PANEL BASE AND CONCRETE. 2. NUTS AND WASHERS PER TABLE NOTE 1. 1 2 2 1. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDEDBETWEEN PANEL BASE AND TREATED PLATE. 2. NUTS AND WASHERS PER TABLE NOTE 1. 2 1 1. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEEN PANEL BASE AND CONCRETE. 2. NUTS AND WASHERS PER TABLE NOTE 1. 3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS INSTALLED AT THE PANEL EDGES WHEN INSTALLING A FILLER GREATER THAN 1-1/2" ABOVE ORWHEN SPECIFIED BY DESIGN PROFESSIONAL. 2 1 3 1. WOOD FILLER WITH USP MP4F CONNECTORS BOTH SIDES, QUANTITY BY BUILDING DESIGN PROFESSIONAL.2. 1/4" x 3" (MINIMUM) WS SCREWS, QUANTITY PER TABLES3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS INSTALLED THROUGH PRE-PUNCHED HOLES IN PANEL EDGES REQUIRED WHEN INSTALLING A FILLER GREATER THAN 1-1/2" ABOVE TO BRACE OUT-OF-PLANE HINGE OR WHEN SPECIFIED BY THE DESIGN PROFESSIONAL. 4. PRE-DRILL 3/16" DIA. HOLES, EVENLY SPACED IN FACE OF PANEL NO LESS THAN 2-1/4" OC AND INSTALL 1/4" DIA. WOOD SCREWS INTO 2x (MIN.) WOOD"LEDGER" IN PANEL CAVITY. 5. CONNECTOR AND ATTACHMENT BY BUILDING DESIGN PROFESSIONAL. 4 5 3 1 2 1. CAVITY ORIENTED FOR CONNECTION ACCESS. 2. NUTS AND WASHERS PER TABLE NOTE 1. 3. NOMINAL 8 INCH FRAMING ABOVE (MIN). 4. A 2x FILLER WITH 1/4" x 4-1/2" MINIMUM WS SCREWS IS PERMITTED.5. FIELD INSTALLED WOOD BACKING AS NEEDED. SECTION A 5 1 4 3 2 9" Width = 5 12" Width = 6 15" Width = 8 18" Width = 10 21" Width = 12 24" Width = 14 31 1. 1/4" x 3" (MINIMUM) WS SCREWS, QUANTITY PER TABLES2. 1/4" x 4-1/2" (MINIMUM) WS SCREWS, QUANTITY PER TABLES 3. 2x WOOD FILLER. 2 HFX-12,15,18,21 & 24x8 HFX2 1-1-2020 ® TM TM ® ALLOWABLE VALUES ON 2x PLATE ARE LESS THAN INSTALLATION ON CONCRETE ALLOWABLE VALUES ON N&W ARE LESS THAN INSTALLATION ON CONCRETE NOTE: TO PREVENT DRILLING ADDITIONAL HOLES ORIENT THE PANEL CAVITY TOWARD THE FIXTURE BEING INSTALLED. TRIMMERS PERDESIGN PROFESSIONAL OPTIONALSOFFIT 3 1B 2 1A 4FILLER GREATER THAN 1-1/2 IN.6 3BACK TO BACK INSTALLATION 8 11 2 5 7 10 1 4 9 A B C D RAISED FLOOR HEAD-OUT INSTALLATION ON 2x PLATE STEEL BEAM ABOVE THRU-BOLT TOP PLATE CONNECTIONS INSTALLATION ON CONCRETE INSTALLATION ON NUTS & WASHERS 6x HEADER ABOVE-SECTIONS TOP CONNECTION TO HEADER INSTALLATION ON CURB HFX PANELS 78 IN. THROUGH NOMINAL 13 FEET BALLOON PANELS 14 FEET THROUGH 20 FEET 5a 5b B A ®3 4 1. STEEL BEAM PER PLANS 2. ALL THREAD RODS THRU-BOLTED TO STEEL BEAM BY BUILDING DESIGN PROFESSIONAL. 3. NUTS AND WASHERS PER TABLE NOTE 1.4. HARDY FRAME STACKING WASHERS (HFSW) REQUIRED TO BEWELDED INSIDE TOP CHANNEL OF LOWER PANEL. 5. HARDY FRAME "STK" PANEL WITH STACKING WASHERS WELDED INSIDE THE TOP CHANNEL BY MANUFACTURER. 1 2 5 ® ® RAKE WALL INSTALLATION TABLE NOTES 81 REVISIONS DATE DATE:FLOOR SYSTEM DETAILS - HFX PANELSHFXBP24 HFXBP18HFXBP12 PANEL WIDTH3" NOTE: COUPLERS MAY BE USED WHEN THREADED ROD IS SUBJECT TO TENSION LOADS ONLY. HFXBP21 HFXBP15 NOTE: HARDY FRAME STACKING WASHERS (HFSW) ARE REQUIRED IN THE TOP OF PANELS WHEN CONNECTING TO TENSION ANCHORS FROM ABOVE. HARDY FRAME "STK PANELS" INCLUDE HFSW WASHERS PRE-WELDED IN THE TOP CHANNEL. 1. HOLD DOWN TENSION ANCHORS SPECIFIED AS STANDARD GRADE (STD) MUST COMPLY WITH ASTM F1554 GRADE 36 (OR EQUAL). HOLD DOWN TENSION ANCHORS SPECIFIED AS HIGH STRENGTH (HS) MUST COMPLY WITH ASTM A 193 GRADE B7 (OR EQUAL). TENSION ANCHORS (BOTH GRADES) CONNECT TO THE UPPER AND LOWER PANELS WITH HARDENED ROUND WASHERS AND GRADE 8 NUTS. A HARDY FRAME 'HFSW" STACKING WASHER IS REQUIRED IN THE TOP CHANNEL OF THE LOWER PANEL (AVAILABLE PRE-WELDED IN A HARDY FRAME "STK" PANEL). ALTERNATE WASHERS ARE (2 EA) ROUND-FLAT OR (2 EA) SAE WASHERS AT EACH ANCHOR CONNECTION. ALTERNATE NUTS ARE 2H HEAVY HEX. 2. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 3" (MINIMUM) WHEN ATTACHING DIRECTLY TO THE COLLECTOR AND 4-1/2" (MINIMUM) WHEN INSTALLING A 2x FILLER ABOVE THE PANEL. 3. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 4-1/2" (MINIMUM) AT CONNECTIONS TO FLOOR SYSTEMS AND BEAMS BELOW. 4. 1/4" DIAMETER SCREWS ARE REQUIRED AT THE EDGES WHEN INSTALLING A FILLER GREATER THAN 1-1/2 INCH ABOVE OR WHEN SPECIFIED BY THE DESIGN PROFESSIONAL. ® ®± 1 1/2" ® 5 3 1 4 6 4 21 5 3 6 5 4 1 2 3 6 25 4 35 4 ® 1 1 NOTE: INSTALLATION WITHOUT HARDY FRAME BEARING PLATE (HFXBP) MAY INCREASEDEFLECTION ANDRESULT IN A DECREASE OF ALLOWABLE SHEAR VALUE, BUILDING DESIGNPROFESSIONALMUST ANALYZE EFFECTS. 4 ® ® 1. ACCESS HOLE LOCATED AT EDGE OF POST.2. NUTS AND WASHERS PER TABLE NOTE 1.3. PLUS OR MINUS 1-1/2" GAP TO BE FILLED WITH 5,000 PSI STRENGTH NON-SHRINK GROUT (MIN). 1 2 3 1. FLOOR SHEATHING NOTCHED, INSTALL PANEL ON WOOD PLATE. 2. 15# FELT OR EQUIVALENT RECOMMENDED BETWEEN PANEL BASE AND TREATED MUDSILL. 3. NUTS AND WASHERS PER TABLE NOTE 1. 1 3 ® 5 1 2 3 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME PANEL DIRECTLY ON RIM. 3. NUTS AND WASHERS PER TABLE NOTE 1. 4. 1/4" x 4-1/2" (MINIMUM) WS SCREWS THROUGH BOTTOM OF PANEL MINIMUM QUANTITY PER TABLE.5. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL. 1 2 5 34 3 15 4 ® 2 4 3" 3" 3" 3"3" 3" 3" 3"3" 3" 1 4 2 6 3 2 5 4 2 ® 2 3 1 3 4 3-1/2 HFX-12,15,18,21 & 24x8 92-1/4 1-1/8 HFX-12,15,18,21 & 24x9 HFX-12,15,18,21 & 24x10 HFX-15,18,21 & 24x11 104-1/4 116-1/4 128-1/4 HFX-15,18,21 & 24x12 HFX-15,18,21 & 24x13 140-1/4 152-1/4 5 6 Screw Quantity 12" Width 6 15" Width 8 18" Width 10 21" Width 12 24" Width 14 Top (ea) 6 8 10 12 14 Bott (ea) Model Number Net Height (in) Depth (in) 1Hold Down Diameter (in) Screw Qty Available at Edges (ea) 2 3 4 Panel POST (HFP) POST (HFP)HARDY FRAME ®HARDY FRAME ®HARDY FRAME ® POST (HFP) HFX3 1-1-2020 1. STEEL BEAM PER PLANS 2. HOLD DOWN ALL THREAD RODS THRU-BOLTED TO BOTTOM FLANGE OF STEEL BEAM BY BUILDINGDESIGN PROFESSIONAL.3. NUTS AND WASHERS AT PANEL BASE PER TABLE NOTE 1 3 ® ® ® TM TM ®NOTES: A. INSTALLATION WITHOUT HARDY FRAME BEARING PLATE (HFXBP) MAY INCREASE DEFLECTION AND RESULT IN A DECREASE OF ALLOWABLE SHEAR VALUE, BUILDING DESIGN PROFESSIONAL MUSTANALYZE EFFECTSB. COUPLERS MAY BE USED WHEN THREADED ROD IS SUBJECT TO TENSION LOADS ONLY. NOTES: A. CHECK WALL HEIGHT, HARDY FRAME BEARINGPLATES BELOW THE PANEL BASE OR CUSTOM HEIGHTPANELS ARE AVAILABLE TO AVOID FILLERS GREATER THAN 1-1/2". B. FOR MAXIMUM ALLOWABLE VALUES INSTALL PANEL ON CONCRETE 2 ® 1. WITH HOLES PRE-DRILLED FOR 1-1/8" DIA.TENSION ANCHORS, INSTALL A SOLID 4x (MINIMUM) RIM INFLOOR SYSTEM AT PANEL LOCATION. ALLOWABLE VALUE TABLES ASSUME THE RIM IS ENGINEERED WOOD PRODUCT (EWP).2. NOTCH FLOOR SHEATHING THEN INSTALL HFXBP ON RIM WITH 6 EACH 1/4"X4-1/2" (MIN) "WS" SCREWS AT EACH END.3. PLACE PANEL ON HFXBP. 4. WHEN STACKING PANELS, INSTALL "HFSW" STACKING WASHERS IN THE TOP CHANNEL OF THE LOWER PANEL. CONNECT LOWER TO UPPER PANELS WITH TENSION ANCHORS (GRADE PER PLANS) AND SECURE AT BOTH ENDS WITH HARDENED ROUND WASHERS AND GRADE 8 NUTS TO BE SNUG TIGHT. HARDY FRAME "STK" PANELS THAT INCLUDE "HFSW" STACKING WASHERS PRE-WELDED IN THE TOP CHANNEL ARE AVAILABLE, 5. WHEN MORE THAN 12 SCREWS ARE REQUIRED FOR THE BOTTOM CONNECTION OR JOINTS IN FRAMING MEMBERS OCCUR AT SCREW LOCATIONS, INSTALL ADDITIONAL 1/4"x4-1/2" WS SCREWS THROUGH THE BASE OF PANEL WHERE THEY ALIGN WITH HOLES IN THE HFXBP. 6. FOR STANDARD WALL HEIGHTS, INSTALL A 2x FILLER ABOVE PANEL (DTL 5/HFX2). FOR FILLERS GREATER THAN 1-1/2 IN. SEE DETAIL 6/HFX2. NOTE: INSTALLATIONS MAY VARY WITH JOB SPECIFIC CONDITIONS AND/OR SPECIFICATIONS BY THE BUILDING DESIGN PROFESSIONAL. 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. NUTS AND WASHERS PER TABLE NOTE 1.4. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.5. USP MP4F CONNECTORS, QUANTITY BY BUILDING DESIGN PROFESSIONAL. ® 4 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. HARDY FRAME STACKING WASHER (HFSW) AT TOP OF PANEL REQUIRED WHEN CONNECTING TOTENSION ANCHOR FROM ABOVE.4. 1-1/8 IN. DIA HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP MP4F CONNECTORS, QUANTITY BY BUILDING DESIGN PROFESSIONAL.8PYRAMID STACK 6 ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME PANEL DIRECTLY ON RIM. 3. HARDY FRAME STACKING WASHER (HFSW) AT TOPOF PANEL REQUIRED WHEN CONNECTING TOTENSION ANCHOR FROM ABOVE. 4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL. ® ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME STACKING WASHER (HFSW) AT TOPOF PANEL REQUIRED WHEN CONNECTING TO TENSION ANCHOR FROM ABOVE. 4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.7STACK @ OS CORNER 6STRAIGHT STACK ® ® ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. USP POST CAP AND POST BASE BY THE BUILDING DESIGN PROFESSIONAL.4. NUTS AND WASHERS PER TABLE NOTE 1.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 5CRIPPLE WALL 1. WOOD BEAM PER PLAN.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. HARDY FRAME BEARING PLATE (HFXBP) OR BEARING PLATE WASHER AT UNDERSIDE OF BEAM SIZED PER BUILDING DESIGN PROFESSIONAL TO LIMIT CRUSHINGFROM TENSION ANCHOR FORCES.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. ® ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.4. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 5. USP MP4F CONNECTORS, QUANTITY BY BUILDING DESIGN PROFESSIONAL. ® ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. HARDY FRAME STACKING WASHER (HFSW) AT TOP OFPANEL REQUIRED WHEN CONNECTING TO TENSIONANCHOR FROM ABOVE. 4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL. ® ® ® 1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUME ENGINEERED WOOD PRODUCT. 2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. HARDY FRAME STACKING WASHER (HFSW) AT TOP OF PANEL REQUIRED WHEN CONNECTING TO TENSIONANCHOR FROM ABOVE. 4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLE NOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL. PANEL WIDTH PANEL WIDTH PANEL WIDTHPANEL WIDTH 1POST ON N&W2RAISED STEM WALL3RAISED BEARING PLATE4RAISED-OS CORNER 14DROP BM - FL SYSTEM 13STEEL BM THRU-BOLT 12WOOD BM THRU-BOLT 11HFP POSTS BELOW ® ® 10 9STAGGERED THRU-BOLT STAGGERED-HFP POST A B C THIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH MITEK HARDY FRAME PRODUCTS®®® ® 12 25 1 3 1. DROP BEAM WITH FLOOR JOIST ABOVE PER PLAN.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDY FRAME BEARING PLATE (HFXBP) AND PANEL PER INSTALLATION NOTES 3-6, DETAIL B/HFX3. 3. HARDY FRAME BEARING PLATE (HFXBP) OR BEARING PLATE WASHER AT UNDERSIDE OF BEAM SIZED PERBUILDING DESIGN PROFESSIONAL TO LIMIT CRUSHING FROM TENSION ANCHOR FORCES. 4. NUTS AND WASHERS PER TABLE NOTE 1. 5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE. 6. USP CONNECTORS BY DESIGN PROFESSIONAL ® ® 5 LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDING DESIGN PROFESSIONAL. LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDING DESIGN PROFESSIONAL. LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDING DESIGN PROFESSIONAL. 6 INSTALLATION ON FLOOR SYSTEMS WITH HARDY FRAME BEARING PLATE (HFXBP)® 82 5/ % ( : )*),*),*),*), *),*),*),*),:3 *),:3 *),:3 *),:3 *),:3 *),:3 *),:3*),:39606 ''''''*),*), *),*),*),*),*),*),*),96*),*),:3*),:3*),:3''+2/6&+2/*),:3*),*),*),*),*),*),*),*),*),*),:3'''''''' %%% %%''*),// 96 %%'6& : :+6'96*),*), *),*),6&% % % % ' *),96 /96*),/ : : : *),96*),+6*),*),*),% %% %%%'6& %%% ' ' ( (6&*),*),*),*),*),/ /96*),*),*),*), 96 : : : : : 96 96:96: +6 /*),:3+2/*),+6''*), *),*),''''''' *),*),*), *),*), (((+2/*),:3' '''' %% 3529,'(:+2/(%8,/',1*0(&+$1,&$/9(17,/$7,213(5$6+5$(67$1'$5'6(&7,21:,7+(;&(37,217+$71$785$/9(17,/$7,217+528*+'2256$1':,1'2:6,6127$1$&&(37$%/($/7(51$7,9(72:+2/(%8,/',1*9(17,/$7,21 %((6 D (;&(37,21726(&7,21 D )25&217,18286:+2/(%8,/',1*9(17,/$7,210,15(48,5('5$7(2)9(17,/$7,21,6&)0)25($&+6)2)&21',7,21(')/225$5($3/86&)0)25($&+2&&83$17 21(2&&83$173(5%('5220 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( - ! ,0,$$$!!0 @) '57 @' ) "#$&*,/0 D2 ) - D2 2 1<4 ) - ( ) - ( 2 5 ( % 5 ( .D2 @ ( . D2 % ( ( ' " ,/, 607 7 7 ) < 7 @) 'A' ' " # $ % . 1F 3 4 %.) %.) 0 %.) ,/,+ @) 'A' ' @' ) " # ) - ( F . ? ( -- % 1F 3 4 %.) ,/,+ 7 0 E 1 E7 A4 ' " # $ & * , . 2 7 E E F 3 E % E :% -- : ' E :% -- : ' @' ) - 1?. - 0 & / # # 6 222-P010054058B-000-000-0000000-0000 2022-05-11 12:32:40 CalCERTS inc. 3 ,0, !4!0,! 1 2 $ - $4 ! " # ! $$$%& '( ! ) * & &++ , ) - - .! / .! ( - ! ,0,$$$!!0 7 7@I' ' 1 + / / ) + + ) - - " / !" / ! ) -! " ! !)&# %& ) + 1 + 81+ -- 9! ) # #D-!'/! ' '5 ' I' ' 1 + / + 2 - + -J K / 2 + / + ) +! 1 "( + / * '+ ) - - + / + / ) + + ) - 1 + / / + -+ - + + / ) + + ) - + / 7 + K ' ' 3 + / ) + ) + / + + + / ) + + ) - 2 / / + -( / -- - K 2</ K K - - + / + + --( 2 / / - -- - " !- " ! ) -!" ! !E ! ) # #D-!'/! $ Easy to Verifyat CalCERTS.com Rudy Sains Heritage Energy Group 470 Wald Irvine, CA 92618 2022-05-11 12:32:18 CEA R16-16-20113 949-584-1052 Brandon Linsday Brandon Architects Inc 151 Kalmus Drive, Suite G-1 Costa Mesa, CA 92626 2022-05-11 12:32:40 n/a 714-754-4040 Digitally signed by CalCERTS. This digital signature is provided in order to secure the content of this registered document, and in no way implies Registration Provider responsibility for the accuracy of the information. 222-P010054058B-000-000-0000000-0000 2022-05-11 12:32:40 CalCERTS inc. 86 T24.1b Job Number:CHRISTENSENRESIDENCE1130 PESCADOR DRIVE, NEWPORT BEACH,CA 92660CHRISTENSENRESIDENCE1130 PESCADOR DRIVE, NEWPORT BEACH,CA 9266015122 T-24.MMT24.MM Mandatory Measures2016 Low-Rise Residential Mandatory Measures Summary NOTE: Low-rise residential buildings subject to the Energy Standards must comply with all applicable mandatory measures, regardless of the compliance approach used. Review the respective section for more information. *Exceptions may apply.(Original 08/2016) Building Envelope Measures: § 110.6(a)1: Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 cfm/ft² or less when tested per NFRC-400 or ASTM E283 or AAMA/WDMA/CSA 101/I.S.2/A440-2011.* § 110.6(a)5:Labeling.Fenestration products must have a label meeting the requirements of § 10-111(a). § 110.6(b): Field fabricated exterior doors and fenestration products must use U-factors and solar heat gain coefficient (SHGC) values from TABLES110.6-A and 110.6-B for compliance and must be caulked and/or weatherstripped.* § 110.7: Air Leakage.All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked, gasketed, or weather stripped. § 110.8(a):Insulation Certification by Manufacturers.Insulation specified or installed must meet Standards for Insulating Material. § 110.8(g):Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of § 110.8(g). § 110.8(i): Roofing Products Solar Reflectance and Thermal Emittance. The thermal emittance and aged solar reflectance values of the roofingmaterial must meet the requirements of § 110.8(i) when the installation of a cool roof is specified on the CF1R. § 110.8(j):Radiant Barrier.A radiant barrier must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs. § 150.0(a): Ceiling and Rafter Roof Insulation.Minimum R-22 insulation in wood-frame ceiling; or the weighted average U-factor must not exceed 0.043.Minimum R-19 or weighted average U-factor of 0.054 or less in a rafter roof alteration. Attic access doors must have permanently attachedinsulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage.Insulation must be installed in direct contact with a continuous roof or ceiling which is sealed to limit infiltration and exfiltration as specified in § 110.7, including but not limited to placing insulation either above or below the roof deck or on top of a drywall ceiling.* § 150.0(b):Loose-fill Insulation.Loose fill insulation must meet the manufacturer’s required density for the labeled R-value. § 150.0(c): Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less (R-19 in 2x6 or U-factor of 0.074 or less). Opaque non-framed assemblies must have an overall assembly U-factor not exceeding 0.102, equivalent to an installed value of R-13 in a wood framed assembly.* § 150.0(d):Raised-floor Insulation.Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U-factor.* § 150.0(f):Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone without facings, no greater than 0.3%; have a water vapor permeance no greater than 2.0 perm/inch; be protected from physical damage and UV light deterioration; and, when installed as part of a heated slab floor, meet the requirements of § 110.8(g). § 150.0(g)1: Vapor Retarder.In Climate Zones 1-16, the earth floor of unvented crawl space must be covered with a Class I or Class II vapor retarder. This requirement also applies to controlled ventilation crawl space for buildings complying with the exception to § 150.0(d). § 150.0(g)2: Vapor Retarder.In Climate Zones 14 and 16, a Class I or Class II vapor retarder must be installed on the conditioned space side of all insulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation. § 150.0(q): Fenestration Products.Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have a maximum U-factor of 0.58; or the weighted average U-factor of all fenestration must not exceed 0.58.* Fireplaces, Decorative Gas Appliances, and Gas Log Measures: § 150.0(e)1A:Closable Doors.Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox. § 150.0(e)1B: Combustion Intake.Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.* § 150.0(e)1C:Flue Damper.Masonry or factory-built fireplaces must have a flue damper with a readily accessible control.* § 150.0(e)2:Pilot Light.Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating, and Plumbing System Measures: § 110.0-§ 110.3:Certification. Heating, ventilation and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulated appliances must be certified by the manufacturer to the Energy Commission.* § 110.2(a):HVAC Efficiency.Equipment must meet the applicable efficiency requirements in TABLE 110.2-A through TABLE 110.2-K.* § 110.2(b): Controls for Heat Pumps with Supplementary Electric Resistance Heaters.Heat pumps with supplementary electric resistance heaters must have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in which the cut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for compression heating is higher than the cut-off temperature for supplementary heating.* § 110.2(c): Thermostats.All unitary heating or cooling systems not controlled by a central energy management control system (EMCS) must have a setback thermostat.* § 110.3(c)5: Water Heating Recirculation Loops Serving Multiple Dwelling Units.Water heating recirculation loops serving multiple dwelling units must meet the air release valve, backflow prevention, pump priming, pump isolation valve, and recirculation loop connection requirements of §110.3(c)5. § 110.3(c)7: Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBTU/hr (2 kW) must have isolation valves with hose bibbs or other fittings on both cold water and hot water lines of water heating systems to allow for water tank flushing when the valves are closed. § 110.5: Pilot Lights.Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (appli-ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt); and pool and spa heaters.* § 150.0(h)1: Building Cooling and Heating Loads. Heating and/or cooling loads are calculated in accordance with ASHRAE Handbook, Equipment Volume, Applications Volume, and Fundamentals Volume; SMACNA Residential Comfort System Installation Standards Manual; or ACCAManual J using design conditions specified in § 150.0(h)2. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(h)3A: Clearances.Installed air conditioner and heat pump outdoor condensing units must have a clearance of at least 5 feet from the outlet of any dryer vent. § 150.0(h)3B:Liquid Line Drier.Installed air conditioner and heat pump systems must be equipped with liquid line filter driers if required, as specified by manufacturer’s instructions. § 150.0(j)1: Storage Tank Insulation.Unfired hot water tanks, such as storage tanks and backup storage tanks for solar water-heating systems, must have R-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. § 150.0(j)2A: Water piping and cooling system line insulation.For domestic hot water system piping, whether buried or unburied, all of the following must be insulated according to the requirements of TABLE 120.3-A: the first 5 feet of hot and cold water pipes from the storage tank;all piping with a nominal diameter of 3/4 inch or larger; all piping associated with a domestic hot water recirculation system regardless of the pipe diameter;piping from the heating source to storage tank or between tanks; piping buried below grade; and all hot water pipes from the heating source to kitchen fixtures.* § 150.0(j)2B: Water piping and cooling system line insulation.All domestic hot water pipes that are buried below grade must be installed in a water proofand non-crushable casing or sleeve.* § 150.0(j)2C: Water piping and cooling system line insulation.Pipe for cooling system lines must be insulated as specified in § 150.0(j)2A. Distribution piping for steam and hydronic heating systems or hot water systems must meet the requirements in TABLE 120.3-A.* § 150.0(j)3:Insulation Protection.Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. § 150.0(j)3A: Insulation Protection.Insulation exposed to weather must be installed with a cover suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plastic cover. The cover must be water retardant and provide shielding from solar radiation that can cause degradation of the material. § 150.0(j)3B: Insulation Protection.Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space must have a Class I or Class II vapor retarder. § 150.0(n)1: Gas or Propane Systems.Systems using gas or propane water heaters to serve individual dwelling units must include all of the following: a 120V electrical receptacle within 3 feet of the water heater; a Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; a condensate drain that is no more than 2 inches higher than the base of the water heater, and allows natural draining without pump assistance; and a gas supply line with a capacity of at least 200,000 Btu/hr.§ 150.0(n)2:Recirculating Loops.Recirculating loops serving multiple dwelling units must meet the requirements of § 110.3(c)5. § 150.0(n)3: Solar Water-heating Systems.Solar water-heating systems and collectors must be certified and rated by the Solar Rating and Certification Corporation (SRCC) or by a listing agency that is approved by the Executive Director. Ducts and Fans Measures: § 110.8(d)3: Ducts.Insulation installed on an existing space-conditioning duct must comply with § 604.0 of the California Mechanical Code (CMC). If a contractor installs the insulation, the contractor must certify to the customer, in writing, that the insulation meets this requirement. § 150.0(m)1: CMC Compliance.All air-distribution system ducts and plenums must be installed, sealed, and insulated to meet the requirements of CMC §§ 601.0, 602.0, 603.0, 604.0, 605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction Standards Metal and Flexible 3rd Edition. Portions of supply-air and return-air ducts and plenums must be insulated to a minimum installed level of R-6.0 (or higher if required by CMC § 605.0) or a minimum installed level of R-4.2 when entirely in conditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8). Connections of metal ducts and inner core of flexible ducts must be mechanically fastened. Openings must be sealed with mastic, tape, or other duct-closure system that meets the applicable requirements of UL 181, UL 181A, or UL 181B or aerosol sealant that meets the requirements of UL 723. If mastic or tape is used to seal openings greater than ¼ inch, the combination of mastic and either mesh or tape must be used. Building cavities, support platforms for air handlers, and plenums designed or constructed with materials other than sealed sheet metal, duct board or flexible duct must not be used for conveying conditioned air. Building cavities and support platforms may contain ducts. Ducts installed in cavities and support platforms must not be compressed to cause reductions in the cross-sectional area of the ducts.* § 150.0(m)2: Factory-Fabricated Duct Systems.Factory-fabricated duct systems must comply with applicable requirements for duct construction, connections, and closures; joints and seams of duct systems and their components must not be sealed with cloth back rubber adhesive duct tapes unless such tape is used in combination with mastic and draw bands. § 150.0(m)3: Field-Fabricated Duct Systems. Field-fabricated duct systems must comply with applicable requirements for: pressure-sensitive tapes, mastics, sealants, and other requirements specified for duct construction. § 150.0(m)7: Backdraft Dampers.All fan systems that exchange air between the conditioned space and the outside of the building must have backdraft or automatic dampers. § 150.0(m)8: Gravity Ventilation Dampers.Gravity ventilating systems serving conditioned space must have either automatic or readily accessible, manually operated dampers in all openings to the outside, except combustion inlet and outlet air openings and elevator shaft vents. § 150.0(m)9: Protection of Insulation. Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. Insulation exposed to weather must be suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plastic cover. Cellular foam insulation must be protected as above or painted with a coating that is water retardant and provides shielding from solar radiation.§ 150.0(m)10:Porous Inner Core Flex Duct.Porous inner core flex duct must have a non-porous layer between the inner core and outer vapor barrier. § 150.0(m)11: Duct System Sealing and Leakage Test.When space conditioning systems use forced air duct systems to supply conditioned air to an occupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, in accordance with § 150.0(m)11and Reference Residential Appendix RA3. § 150.0(m)12: Air Filtration.Mechanical systems that supply air to an occupiable space through ductwork exceeding 10 feet in length and through a thermal conditioning component, except evaporative coolers, must be provided with air filter devices that meet the design, installation, efficiency, pressure drop, and labeling requirements of § 150.0(m)12. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(m)13: Duct System Sizing and Air Filter Grille Sizing.Space conditioning systems that use forced air ducts to supply cooling to an occupiable space must have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressure probe (PSPP) in theVXSSO\SOHQXP7KHVSDFHFRQGLWLRQLQJV\VWHPPXVWDOVRGHPRQVWUDWHDLUIORZ&)0SHUWRQRIQRPLQDOFRROLQJFDSDFity through the return grilles, and an air-KDQGOLQJXQLWIDQHIILFDF\:&)0DVFRQILUPHGE\ILHOGYHULILFDWLRQDQGGLDJQRVWLFWHVWLQJLQDFFRUGDQFHZLWKReference Residential Appendix RA3.3. This applies to both single zone central forced air systems and every zone for zonally controlled central forced air systems.* §150.0(o):Ventilation for Indoor Air Quality.All dwelling units must meet the requirements of ASHRAE Standard 62.2. Neither window operation nor continuous operation of central forced air system air handlers used in central fan integrated ventilation systems are permissible methods of providing whole-building ventilation. § 150.0(o)1A:Field Verification and Diagnostic Testing.Whole-building ventilation airflow must be confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3.7. Pool and Spa Systems and Equipment Measures: § 110.4(a): Certification by Manufacturers.Any pool or spa heating system or equipment must be certified to have all of the following: a thermal efficiency that complies with the Appliance Efficiency Regulations; an on-off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistance heating.* § 110.4(b)1: Piping.Any pool or spa heating equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicated suction and return lines, or built-in or built-up connections to allow for future solar heating. § 110.4(b)2:Covers.Outdoor pools or spas that have a heat pump or gas heater must have a cover. § 110.4(b)3: Directional inlets and time switches for pools. Pools must have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or programmed to run only during off-peak electric demand periods.§ 110.5:Pilot Light.Natural gas pool and spa heaters must not have a continuously burning pilot light. § 150.0(p): Pool Systems and Equipment Installation.Residential pool systems or equipment must meet the specified requirements for pump sizing, flow rate, piping, filters, and valves.* Lighting Measures: § 110.9: Lighting Controls and Components.All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirements of § 110.9.* § 110.9(e): JA8 High Efficacy Light Sources.To qualify as a JA8 high efficacy light source for compliance with § 150.0(k), a residential light source mustbe certified to the Energy Commission according to Reference Joint Appendix JA8.§ 150.0(k)1A:Luminaire Efficacy.All installed luminaires must be high efficacy in accordance with TABLE 150.0-A. § 150.0(k)1B: Blank Electrical Boxes.The number of electrical boxes that are more than 5 feet above the finished floor and do not contain a luminaire or other device must be no greater than the number of bedrooms. These electrical boxes must be served by a dimmer, vacancy sensor control, or fan speed control. § 150.0(k)1C: Recessed Downlight Luminaires in Ceilings.Luminaires recessed into ceilings must meet all of the requirements for: insulation contact (IC) labeling; air leakage; sealing; maintenance; and socket and light source as described in § 150.0(k)1C. A JA8-2016-E light source rated for elevated temperature must be installed by final inspection in all recessed downlight luminaires in ceilings. § 150.0(k)1D: Electronic Ballasts.Ballasts for fluorescent lamps rated 13 watts or greater must be electronic and must have an output frequency no less than 20 kHz. § 150.0(k)1E: Night Lights.Permanently installed night lights and night lights integral to installed luminaires or exhaust fans must be rated to consume no more than 5 watts of power per luminaire or exhaust fan as determined in accordance with § 130.0(c). Night lights do not need to be controlled by vacancy sensors. § 150.0(k)1F:Lighting Integral to Exhaust Fans.Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) must meet the applicable requirements of § 150.0(k).* § 150.0(k)1G: Screw based luminaires.Screw based luminaires must not be recessed downlight luminaires in ceilings and must contain lamps that comply with Reference Joint Appendix JA8. Installed lamps must be marked with “JA8-2016” or “JA8-2016-E” as specified in Reference Joint Appendix JA8.* § 150.0(k)1H:Enclosed Luminaires.Light sources installed in enclosed luminaires must be JA8 compliant and must be marked with “JA8-2016-E.” § 150.0(k)2A:Interior Switches and Controls.All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A. § 150.0(k)2B:Interior Switches and Controls.Exhaust fans must be switched separately from lighting systems.* § 150.0(k)2C: Interior Switches and Controls.Luminaires must be switched with readily accessible controls that permit the luminaires to be manually switched ON and OFF. § 150.0(k)2D:Interior Switches and Controls.Controls and equipment must be installed in accordance with manufacturer’s instructions. § 150.0(k)2E: Interior Switches and Controls.No control must bypass a dimmer or vacancy sensor function if the control is installed to comply with § 150.0(k). § 150.0(k)2F:Interior Switches and Controls.Lighting controls must comply with the applicable requirements of § 110.9. § 150.0(k)2G: Interior Switches and Controls.An energy management control system (EMCS) may be used to comply with dimmer requirements if it:functions as a dimmer according to § 110.9; meets the Installation Certificate requirements of § 130.4; meets the EMCS requirements of §130.5(f); and meets all other requirements in § 150.0(k)2. § 150.0(k)2H: Interior Switches and Controls.An EMCS may be used to comply with vacancy sensor requirements in § 150.0(k) if it meets all of the following: it functions as a vacancy sensor according to § 110.9; the Installation Certificate requirements of § 130.4; the EMCS requirements of §130.5(f); and all other requirements in § 150.0(k)2. § 150.0(k)2I: Interior Switches and Controls.A multiscene programmable controller may be used to comply with dimmer requirements in § 150.0(k) if it provides the functionality of a dimmer according to § 110.9, and complies with all other applicable requirements in § 150.0(k)2. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(k)2J: Interior Switches and Controls.In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces mustbe controlled by a vacancy sensor. § 150.0(k)2K: Interior Switches and Controls.Dimmers or vacancy sensors must control all luminaires required to have light sources compliant withReference Joint Appendix JA8, except luminaires in closets less than 70 square feet and luminaires in hallways.* § 150.0(k)2L:Interior Switches and Controls.Undercabinet lighting must be switched separately from other lighting systems. § 150.0(k)3A: Residential Outdoor Lighting.For single-family residential buildings, outdoor lighting permanently mounted to a residential building, or to other buildings on the same lot, must meet the requirement in item § 150.0(k)3Ai (ON and OFF switch) and the requirements in either item§ 150.0(k)3Aii (photocell and motion sensor) or item § 150.0(k)3Aiii (photo control and automatic time switch control, astronomical time clock, or EMCS). § 150.0(k)3B: Residential Outdoor Lighting.For low-rise multifamily residential buildings, outdoor lighting for private patios, entrances, balconies,and porches; and outdoor lighting for residential parking lots and residential carports with less than eight vehicles per site must comply witheither § 150.0(k)3A or with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3C: Residential Outdoor Lighting.For low-rise residential buildings with four or more dwelling units, outdoor lighting not regulated by§ 150.0(k)3B or § 150.0(k)3D must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3D: Residential Outdoor Lighting.Outdoor lighting for residential parking lots and residential carports with a total of eight or morevehicles per site must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7, and 141.0. § 150.0(k)4: Internally illuminated address signs.Internally illuminated address signs must comply with § 140.8; or must consume no more than 5 watts of power as determined according to § 130.0(c). § 150.0(k)5: Residential Garages for Eight or More Vehicles.Lighting for residential parking garages for eight or more vehicles must comply with the applicable requirements for nonresidential garages in §§ 110.9, 130.0, 130.1, 130.4, 140.6, and 141.0. § 150.0(k)6A: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residential building where the total interior common area in a single building equals 20 percent or less of the floor area, permanently installed lighting for the interior common areas in that building must be high efficacy luminaires and controlled by an occupant sensor. § 150.0(k)6B: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residential building where the total interior common area in a single building equals more than 20 percent of the floor area, permanently installed lighting in that buildingmust:i. Comply with the applicable requirements in §§ 110.9, 130.0, 130.1, 140.6 and 141.0; andii. Lighting installed in corridors and stairwells must be controlled by occupant sensors that reduce the lighting power in each space by at least 50 percent. The occupant sensors must be capable of turning the light fully on and off from all designed paths of ingress and egress. Solar Ready Buildings: § 110.10(a)1: Single Family Residences.Single family residences located in subdivisions with ten or more single family residences and where the application for a tentative subdivision map for the residences has been deemed complete by the enforcement agency must comply with the requirements of § 110.10(b) through § 110.10(e). § 110.10(a)2:Low-rise Multi-family Buildings.Low-rise multi-family buildings must comply with the requirements of § 110.10(b) through § 110.10(d). § 110.10(b)1: Minimum Area.The solar zone must have a minimum total area as described below. The solar zone must comply with access, pathway, smoke ventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requirements adopted by a local jurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for buildings with roof areas greater than 10,000 square feet.For single family residences the solar zone must be located on the roof or overhang of the building and have a total area no less than 250 square feet. For low-rise multi-family buildings the solar zone must be located on the roof or overhang of the building, or on the roof or overhang of another structure located within 250 feet of the building, or on covered parking installed with the building project, and have a total area no less than 15 percent of the total roof area of the building excluding any skylight area.* § 110.10(b)2:Orientation.All sections of the solar zone located on steep-sloped roofs must be oriented between 110 degrees and 270 degrees of true north. § 110.10(b)3A: Shading.The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, architectural features, and roof mounted equipment.* § 110.10(b)3B: Shading.Any obstruction located on the roof or any other part of the building that projects above a solar zone must be located at least twice the distance, measured in the horizontal plane, of the height difference between the highest point of the obstruction and the horizontal projection of the nearest point of the solar zone, measured in the vertical plane.* § 110.10(b)4: Structural Design Loads on Construction Documents.For areas of the roof designated as solar zone, the structural design loads for roof dead load and roof live load must be clearly indicated on the construction documents. § 110.10(c): Interconnection Pathways.The construction documents must indicate: a location for inverters and metering equipment and a pathway for routing of conduit from the solar zone to the point of interconnection with the electrical service (for single family residences the point of interconnection will be the main service panel); and a pathway for routing of plumbing from the solar zone to the water-heating system. § 110.10(d):Documentation.A copy of the construction documents or a comparable document indicating the information from § 110.10(b) through § 110.10(c) must be provided to the occupant. § 110.10(e)1:Main Electrical Service Panel.The main electrical service panel must have a minimum busbar rating of 200 amps. § 110.10(e)2: Main Electrical Service Panel.The main electrical service panel must have a reserved space to allow for the installation of a double pole circuit breaker for a future solar electric installation. The reserved space must be: positioned at the opposite (load) end from the input feeder location or main circuit location; and permanently marked as “For Future Solar Electric”. 2016 Low-Rise Residential Mandatory Measures Summary NOTE: Low-rise residential buildings subject to the Energy Standards must comply with all applicable mandatory measures, regardless of the compliance approach used. Review the respective section for more information. *Exceptions may apply.(Original 08/2016) Building Envelope Measures: § 110.6(a)1:Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 cfm/ft² or less when tested per NFRC-400 or ASTM E283 or AAMA/WDMA/CSA 101/I.S.2/A440-2011.* § 110.6(a)5:Labeling.Fenestration products must have a label meeting the requirements of § 10-111(a). § 110.6(b): Field fabricated exterior doors and fenestration products must use U-factors and solar heat gain coefficient (SHGC) values from TABLES110.6-A and 110.6-B for compliance and must be caulked and/or weatherstripped.* § 110.7: Air Leakage.All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked, gasketed, or weather stripped. § 110.8(a):Insulation Certification by Manufacturers.Insulation specified or installed must meet Standards for Insulating Material. § 110.8(g):Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of § 110.8(g). § 110.8(i): Roofing Products Solar Reflectance and Thermal Emittance. The thermal emittance and aged solar reflectance values of the roofingmaterial must meet the requirements of § 110.8(i) when the installation of a cool roof is specified on the CF1R. § 110.8(j):Radiant Barrier.A radiant barrier must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs. § 150.0(a): Ceiling and Rafter Roof Insulation.Minimum R-22 insulation in wood-frame ceiling; or the weighted average U-factor must not exceed 0.043.Minimum R-19 or weighted average U-factor of 0.054 or less in a rafter roof alteration. Attic access doors must have permanently attachedinsulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage.Insulation must be installed in direct contact with a continuous roof or ceiling which is sealed to limit infiltration and exfiltration as specified in § 110.7, including but not limited to placing insulation either above or below the roof deck or on top of a drywall ceiling.* § 150.0(b):Loose-fill Insulation.Loose fill insulation must meet the manufacturer’s required density for the labeled R-value. § 150.0(c): Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less (R-19 in 2x6 or U-factor of 0.074 or less). Opaque non-framed assemblies must have an overall assembly U-factor not exceeding 0.102, equivalent to an installed value of R-13 in a wood framed assembly.* § 150.0(d):Raised-floor Insulation.Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U-factor.* § 150.0(f):Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone without facings, no greater than 0.3%; have a water vapor permeance no greater than 2.0 perm/inch; be protected from physical damage and UV light deterioration; and, when installed as part of a heated slab floor, meet the requirements of § 110.8(g). § 150.0(g)1: Vapor Retarder.In Climate Zones 1-16, the earth floor of unvented crawl space must be covered with a Class I or Class II vapor retarder. This requirement also applies to controlled ventilation crawl space for buildings complying with the exception to § 150.0(d). § 150.0(g)2: Vapor Retarder.In Climate Zones 14 and 16, a Class I or Class II vapor retarder must be installed on the conditioned space side of all insulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation. § 150.0(q): Fenestration Products.Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have a maximum U-factor of 0.58; or the weighted average U-factor of all fenestration must not exceed 0.58.* Fireplaces, Decorative Gas Appliances, and Gas Log Measures: § 150.0(e)1A:Closable Doors.Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox. § 150.0(e)1B: Combustion Intake.Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.* § 150.0(e)1C:Flue Damper.Masonry or factory-built fireplaces must have a flue damper with a readily accessible control.* § 150.0(e)2: Pilot Light.Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating, and Plumbing System Measures: § 110.0-§ 110.3: Certification. Heating, ventilation and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulated appliances must be certified by the manufacturer to the Energy Commission.* § 110.2(a):HVAC Efficiency.Equipment must meet the applicable efficiency requirements in TABLE 110.2-A through TABLE 110.2-K.* § 110.2(b): Controls for Heat Pumps with Supplementary Electric Resistance Heaters.Heat pumps with supplementary electric resistance heaters must have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in which the cut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for compression heating is higher than the cut-off temperature for supplementary heating.* § 110.2(c): Thermostats.All unitary heating or cooling systems not controlled by a central energy management control system (EMCS) must have a setback thermostat.* § 110.3(c)5: Water Heating Recirculation Loops Serving Multiple Dwelling Units.Water heating recirculation loops serving multiple dwelling units must meet the air release valve, backflow prevention, pump priming, pump isolation valve, and recirculation loop connection requirements of §110.3(c)5. § 110.3(c)7: Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBTU/hr (2 kW) must have isolation valves with hose bibbs or other fittings on both cold water and hot water lines of water heating systems to allow for water tank flushing when the valves are closed. § 110.5: Pilot Lights.Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (appli-ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt); and pool and spa heaters.* § 150.0(h)1: Building Cooling and Heating Loads. Heating and/or cooling loads are calculated in accordance with ASHRAE Handbook, Equipment Volume, Applications Volume, and Fundamentals Volume; SMACNA Residential Comfort System Installation Standards Manual; or ACCAManual J using design conditions specified in § 150.0(h)2. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(h)3A: Clearances.Installed air conditioner and heat pump outdoor condensing units must have a clearance of at least 5 feet from the outlet of any dryer vent. § 150.0(h)3B: Liquid Line Drier.Installed air conditioner and heat pump systems must be equipped with liquid line filter driers if required, as specified by manufacturer’s instructions. § 150.0(j)1: Storage Tank Insulation.Unfired hot water tanks, such as storage tanks and backup storage tanks for solar water-heating systems, must havR-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. § 150.0(j)2A: Water piping and cooling system line insulation.For domestic hot water system piping, whether buried or unburied, all of the following musbe insulated according to the requirements of TABLE 120.3-A: the first 5 feet of hot and cold water pipes from the storage tank;all piping with anominal diameter of 3/4 inch or larger; all piping associated with a domestic hot water recirculation system regardless of the pipe diameter;piping from the heating source to storage tank or between tanks; piping buried below grade; and all hot water pipes from the heating source tokitchen fixtures.* § 150.0(j)2B: Water piping and cooling system line insulation.All domestic hot water pipes that are buried below grade must be installed in a water prooand non-crushable casing or sleeve.* § 150.0(j)2C: Water piping and cooling system line insulation.Pipe for cooling system lines must be insulated as specified in § 150.0(j)2A. Distribution piping for steam and hydronic heating systems or hot water systems must meet the requirements in TABLE 120.3-A.* § 150.0(j)3:Insulation Protection.Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind § 150.0(j)3A: Insulation Protection.Insulation exposed to weather must be installed with a cover suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plastic cover. The cover must be water retardant and provide shielding from solar radiation that cancause degradation of the material. § 150.0(j)3B: Insulation Protection.Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space must haveClass I or Class II vapor retarder. § 150.0(n)1: Gas or Propane Systems.Systems using gas or propane water heaters to serve individual dwelling units must include all of the following: a 120V electrical receptacle within 3 feet of the water heater; a Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; a condensate drain that is no more than 2 inches higher than the base of the water heater, and allows natural draining without pump assistance; and a gas supply line with a capacity of at least 200,000 Btu/hr. § 150.0(n)2:Recirculating Loops.Recirculating loops serving multiple dwelling units must meet the requirements of § 110.3(c)5. § 150.0(n)3: Solar Water-heating Systems.Solar water-heating systems and collectors must be certified and rated by the Solar Rating and Certification Corporation (SRCC) or by a listing agency that is approved by the Executive Director. Ducts and Fans Measures: § 110.8(d)3: Ducts.Insulation installed on an existing space-conditioning duct must comply with § 604.0 of the California Mechanical Code (CMC). If a contractor installs the insulation, the contractor must certify to the customer, in writing, that the insulation meets this requirement. § 150.0(m)1: CMC Compliance.All air-distribution system ducts and plenums must be installed, sealed, and insulated to meet the requirements of CMC §§ 601.0, 602.0, 603.0, 604.0, 605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction Standards Metal and Flexible 3rd Edition. Portionof supply-air and return-air ducts and plenums must be insulated to a minimum installed level of R-6.0 (or higher if required by CMC § 605.0) oa minimum installed level of R-4.2 when entirely in conditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8). Connections of metal ducts and inner core of flexible ducts must be mechanically fastened. Openings must be sealed with mastic, tape, or other duct-closure system that meets the applicable requirements of UL 181, UL 181A, or UL 181B or aerosol sealant that meets the requirements of UL 723. If mastic or tape is used to seal openings greater than ¼ inch, the combination of mastic and either mesh otape must be used. Building cavities, support platforms for air handlers, and plenums designed or constructed with materials other than sealedsheet metal, duct board or flexible duct must not be used for conveying conditioned air. Building cavities and support platforms may contain ducts. Ducts installed in cavities and support platforms must not be compressed to cause reductions in the cross-sectional area of the ducts.* § 150.0(m)2: Factory-Fabricated Duct Systems.Factory-fabricated duct systems must comply with applicable requirements for duct construction, connections, and closures; joints and seams of duct systems and their components must not be sealed with cloth back rubber adhesive duct tapes unless such tape is used in combination with mastic and draw bands. § 150.0(m)3: Field-Fabricated Duct Systems. Field-fabricated duct systems must comply with applicable requirements for: pressure-sensitive tapes, mastics, sealants, and other requirements specified for duct construction. § 150.0(m)7: Backdraft Dampers.All fan systems that exchange air between the conditioned space and the outside of the building must have backdraft or automatic dampers. § 150.0(m)8:Gravity Ventilation Dampers.Gravity ventilating systems serving conditioned space must have either automatic or readily accessible, manually operated dampers in all openings to the outside, except combustion inlet and outlet air openings and elevator shaft vents. § 150.0(m)9: Protection of Insulation. Insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. Insulation exposed to weather must be suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, oplastic cover. Cellular foam insulation must be protected as above or painted with a coating that is water retardant and provides shielding from solar radiation.§ 150.0(m)10:Porous Inner Core Flex Duct.Porous inner core flex duct must have a non-porous layer between the inner core and outer vapor barrier. § 150.0(m)11: Duct System Sealing and Leakage Test.When space conditioning systems use forced air duct systems to supply conditioned air to an occupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, in accordance with § 150.0(m)11and Reference Residential Appendix RA3. § 150.0(m)12: Air Filtration.Mechanical systems that supply air to an occupiable space through ductwork exceeding 10 feet in length and through a thermalconditioning component, except evaporative coolers, must be provided with air filter devices that meet the design, installation, efficiency, pressure drop, and labeling requirements of § 150.0(m)12. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(m)13: Duct System Sizing and Air Filter Grille Sizing.Space conditioning systems that use forced air ducts to supply cooling to an occupiable space must have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressure probe (PSPP) in theVXSSO\SOHQXP7KHVSDFHFRQGLWLRQLQJV\VWHPPXVWDOVRGHPRQVWUDWHDLUIORZ&)0SHUWRQRIQRPLQDOFRROLQJFDSDFity through the return grilles, and an air-KDQGOLQJXQLWIDQHIILFDF\:&)0DVFRQILUPHGE\ILHOGYHULILFDWLRQDQGGLDJQRVWLFWHVWLQJLQDFFRUGDQFHZLWKReference Residential Appendix RA3.3. This applies to both single zone central forced air systems and every zone for zonally controlled central forced air systems.* §150.0(o):Ventilation for Indoor Air Quality.All dwelling units must meet the requirements of ASHRAE Standard 62.2. Neither window operation nor continuous operation of central forced air system air handlers used in central fan integrated ventilation systems are permissible methods of providing whole-building ventilation. § 150.0(o)1A: Field Verification and Diagnostic Testing.Whole-building ventilation airflow must be confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3.7. Pool and Spa Systems and Equipment Measures: § 110.4(a): Certification by Manufacturers.Any pool or spa heating system or equipment must be certified to have all of the following: a thermal efficiency that complies with the Appliance Efficiency Regulations; an on-off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistance heating.* § 110.4(b)1: Piping.Any pool or spa heating equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicated suction and return lines, or built-in or built-up connections to allow for future solar heating. § 110.4(b)2:Covers.Outdoor pools or spas that have a heat pump or gas heater must have a cover. § 110.4(b)3: Directional inlets and time switches for pools. Pools must have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or programmed to run only during off-peak electric demand periods. § 110.5:Pilot Light.Natural gas pool and spa heaters must not have a continuously burning pilot light. § 150.0(p): Pool Systems and Equipment Installation.Residential pool systems or equipment must meet the specified requirements for pump sizing, flow rate, piping, filters, and valves.* Lighting Measures: § 110.9: Lighting Controls and Components.All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirements of § 110.9.* § 110.9(e): JA8 High Efficacy Light Sources.To qualify as a JA8 high efficacy light source for compliance with § 150.0(k), a residential light source mustbe certified to the Energy Commission according to Reference Joint Appendix JA8.§ 150.0(k)1A:Luminaire Efficacy.All installed luminaires must be high efficacy in accordance with TABLE 150.0-A. § 150.0(k)1B: Blank Electrical Boxes.The number of electrical boxes that are more than 5 feet above the finished floor and do not contain a luminaire or other device must be no greater than the number of bedrooms. These electrical boxes must be served by a dimmer, vacancy sensor control, or fan speed control. § 150.0(k)1C: Recessed Downlight Luminaires in Ceilings.Luminaires recessed into ceilings must meet all of the requirements for: insulation contact (IC) labeling; air leakage; sealing; maintenance; and socket and light source as described in § 150.0(k)1C. A JA8-2016-E light source rated for elevated temperature must be installed by final inspection in all recessed downlight luminaires in ceilings. § 150.0(k)1D: Electronic Ballasts.Ballasts for fluorescent lamps rated 13 watts or greater must be electronic and must have an output frequency no less than 20 kHz. § 150.0(k)1E: Night Lights.Permanently installed night lights and night lights integral to installed luminaires or exhaust fans must be rated to consume no more than 5 watts of power per luminaire or exhaust fan as determined in accordance with § 130.0(c). Night lights do not need to be controlled by vacancy sensors. § 150.0(k)1F: Lighting Integral to Exhaust Fans.Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) must meet the applicable requirements of § 150.0(k).* § 150.0(k)1G: Screw based luminaires.Screw based luminaires must not be recessed downlight luminaires in ceilings and must contain lamps that comply with Reference Joint Appendix JA8. Installed lamps must be marked with “JA8-2016” or “JA8-2016-E” as specified in Reference Joint Appendix JA8.* § 150.0(k)1H:Enclosed Luminaires.Light sources installed in enclosed luminaires must be JA8 compliant and must be marked with “JA8-2016-E.” § 150.0(k)2A:Interior Switches and Controls.All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A. § 150.0(k)2B:Interior Switches and Controls.Exhaust fans must be switched separately from lighting systems.* § 150.0(k)2C: Interior Switches and Controls.Luminaires must be switched with readily accessible controls that permit the luminaires to be manually switched ON and OFF. § 150.0(k)2D:Interior Switches and Controls.Controls and equipment must be installed in accordance with manufacturer’s instructions. § 150.0(k)2E:Interior Switches and Controls.No control must bypass a dimmer or vacancy sensor function if the control is installed to comply with § 150.0(k). § 150.0(k)2F:Interior Switches and Controls.Lighting controls must comply with the applicable requirements of § 110.9. § 150.0(k)2G: Interior Switches and Controls.An energy management control system (EMCS) may be used to comply with dimmer requirements if it:functions as a dimmer according to § 110.9; meets the Installation Certificate requirements of § 130.4; meets the EMCS requirements of §130.5(f); and meets all other requirements in § 150.0(k)2. § 150.0(k)2H: Interior Switches and Controls.An EMCS may be used to comply with vacancy sensor requirements in § 150.0(k) if it meets all of the following: it functions as a vacancy sensor according to § 110.9; the Installation Certificate requirements of § 130.4; the EMCS requirements of §130.5(f); and all other requirements in § 150.0(k)2. § 150.0(k)2I: Interior Switches and Controls.A multiscene programmable controller may be used to comply with dimmer requirements in § 150.0(k) if it provides the functionality of a dimmer according to § 110.9, and complies with all other applicable requirements in § 150.0(k)2. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(k)2J: Interior Switches and Controls.In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces mustbe controlled by a vacancy sensor. § 150.0(k)2K: Interior Switches and Controls.Dimmers or vacancy sensors must control all luminaires required to have light sources compliant withReference Joint Appendix JA8, except luminaires in closets less than 70 square feet and luminaires in hallways.* § 150.0(k)2L:Interior Switches and Controls.Undercabinet lighting must be switched separately from other lighting systems. § 150.0(k)3A: Residential Outdoor Lighting.For single-family residential buildings, outdoor lighting permanently mounted to a residential building, or to other buildings on the same lot, must meet the requirement in item § 150.0(k)3Ai (ON and OFF switch) and the requirements in either item§ 150.0(k)3Aii (photocell and motion sensor) or item § 150.0(k)3Aiii (photo control and automatic time switch control, astronomical time clock, or EMCS). § 150.0(k)3B: Residential Outdoor Lighting.For low-rise multifamily residential buildings, outdoor lighting for private patios, entrances, balconies,and porches; and outdoor lighting for residential parking lots and residential carports with less than eight vehicles per site must comply witheither § 150.0(k)3A or with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3C: Residential Outdoor Lighting.For low-rise residential buildings with four or more dwelling units, outdoor lighting not regulated by§ 150.0(k)3B or § 150.0(k)3D must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3D: Residential Outdoor Lighting.Outdoor lighting for residential parking lots and residential carports with a total of eight or morevehicles per site must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7, and 141.0. § 150.0(k)4: Internally illuminated address signs.Internally illuminated address signs must comply with § 140.8; or must consume no more than 5 watts of power as determined according to § 130.0(c). § 150.0(k)5: Residential Garages for Eight or More Vehicles.Lighting for residential parking garages for eight or more vehicles must comply with the applicable requirements for nonresidential garages in §§ 110.9, 130.0, 130.1, 130.4, 140.6, and 141.0. § 150.0(k)6A: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residential building where the total interior common area in a single building equals 20 percent or less of the floor area, permanently installed lighting for the interior common areas in that building must be high efficacy luminaires and controlled by an occupant sensor. § 150.0(k)6B: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residential building where the total interior common area in a single building equals more than 20 percent of the floor area, permanently installed lighting in that buildingmust:i. Comply with the applicable requirements in §§ 110.9, 130.0, 130.1, 140.6 and 141.0; andii. Lighting installed in corridors and stairwells must be controlled by occupant sensors that reduce the lighting power in each space by at least 50 percent. The occupant sensors must be capable of turning the light fully on and off from all designed paths of ingress and egress. Solar Ready Buildings: § 110.10(a)1: Single Family Residences.Single family residences located in subdivisions with ten or more single family residences and where the application for a tentative subdivision map for the residences has been deemed complete by the enforcement agency must comply with the requirements of § 110.10(b) through § 110.10(e). § 110.10(a)2:Low-rise Multi-family Buildings.Low-rise multi-family buildings must comply with the requirements of § 110.10(b) through § 110.10(d). § 110.10(b)1: Minimum Area.The solar zone must have a minimum total area as described below. The solar zone must comply with access, pathway, smoke ventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requirements adopted by a local jurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for buildings with roof areas greater than 10,000 square feet.For single family residences the solar zone must be located on the roof or overhang of the building and have a total area no less than 250 square feet. For low-rise multi-family buildings the solar zone must be located on the roof or overhang of the building, or on the roof or overhang of another structure located within 250 feet of the building, or on covered parking installed with the building project, and have a total area no less than 15 percent of the total roof area of the building excluding any skylight area.* § 110.10(b)2:Orientation.All sections of the solar zone located on steep-sloped roofs must be oriented between 110 degrees and 270 degrees of true north. § 110.10(b)3A: Shading.The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, architectural features, and roof mounted equipment.* § 110.10(b)3B: Shading.Any obstruction located on the roof or any other part of the building that projects above a solar zone must be located at least twice the distance, measured in the horizontal plane, of the height difference between the highest point of the obstruction and the horizontal projection of the nearest point of the solar zone, measured in the vertical plane.* § 110.10(b)4: Structural Design Loads on Construction Documents.For areas of the roof designated as solar zone, the structural design loads for roof dead load and roof live load must be clearly indicated on the construction documents. § 110.10(c): Interconnection Pathways.The construction documents must indicate: a location for inverters and metering equipment and a pathway for routing of conduit from the solar zone to the point of interconnection with the electrical service (for single family residences the point of interconnection will be the main service panel); and a pathway for routing of plumbing from the solar zone to the water-heating system. § 110.10(d): Documentation.A copy of the construction documents or a comparable document indicating the information from § 110.10(b) through § 110.10(c) must be provided to the occupant. § 110.10(e)1:Main Electrical Service Panel.The main electrical service panel must have a minimum busbar rating of 200 amps. § 110.10(e)2: Main Electrical Service Panel.The main electrical service panel must have a reserved space to allow for the installation of a double pole circuit breaker for a future solar electric installation. The reserved space must be: positioned at the opposite (load) end from the input feeder location or main circuit location; and permanently marked as “For Future Solar Electric”. 2016 Low-Rise Residential Mandatory Measures Summary NOTE: Low-rise residential buildings subject to the Energy Standards must comply with all applicable mandatory measures, regardless of the compliance approach used. Review the respective section for more information. *Exceptions may apply.(Original 08/2016) Building Envelope Measures: § 110.6(a)1:Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 cfm/ft² or less when tested per NFRC-400 or ASTM E283 or AAMA/WDMA/CSA 101/I.S.2/A440-2011.* § 110.6(a)5:Labeling.Fenestration products must have a label meeting the requirements of § 10-111(a). § 110.6(b): Field fabricated exterior doors and fenestration products must use U-factors and solar heat gain coefficient (SHGC) values from TABLES110.6-A and 110.6-B for compliance and must be caulked and/or weatherstripped.* § 110.7:Air Leakage.All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked, gasketed, or weather stripped. § 110.8(a):Insulation Certification by Manufacturers.Insulation specified or installed must meet Standards for Insulating Material. § 110.8(g):Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of § 110.8(g). § 110.8(i): Roofing Products Solar Reflectance and Thermal Emittance. The thermal emittance and aged solar reflectance values of the roofingmaterial must meet the requirements of § 110.8(i) when the installation of a cool roof is specified on the CF1R. § 110.8(j):Radiant Barrier.A radiant barrier must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs. § 150.0(a): Ceiling and Rafter Roof Insulation.Minimum R-22 insulation in wood-frame ceiling; or the weighted average U-factor must not exceed 0.043.Minimum R-19 or weighted average U-factor of 0.054 or less in a rafter roof alteration. Attic access doors must have permanently attachedinsulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage.Insulation must be installed in direct contact with a continuous roof or ceiling which is sealed to limit infiltration and exfiltration as specified in § 110.7, including but not limited to placing insulation either above or below the roof deck or on top of a drywall ceiling.* § 150.0(b):Loose-fill Insulation.Loose fill insulation must meet the manufacturer’s required density for the labeled R-value. § 150.0(c): Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less (R-19 in 2x6 or U-factor of 0.074 or less). Opaque non-framed assemblies must have an overall assembly U-factor not exceeding 0.102, equivalent to an installed value of R-13 in a wood framed assembly.* § 150.0(d):Raised-floor Insulation.Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U-factor.* § 150.0(f):Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone without facings, no greater than 0.3%; have a water vapor permeance no greater than 2.0 perm/inch; be protected from physical damage and UV light deterioration; and, when installed as part of a heated slab floor, meet the requirements of § 110.8(g). § 150.0(g)1: Vapor Retarder.In Climate Zones 1-16, the earth floor of unvented crawl space must be covered with a Class I or Class II vapor retarder. This requirement also applies to controlled ventilation crawl space for buildings complying with the exception to § 150.0(d). § 150.0(g)2: Vapor Retarder.In Climate Zones 14 and 16, a Class I or Class II vapor retarder must be installed on the conditioned space side of all insulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation. § 150.0(q): Fenestration Products.Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have a maximum U-factor of 0.58; or the weighted average U-factor of all fenestration must not exceed 0.58.* Fireplaces, Decorative Gas Appliances, and Gas Log Measures: § 150.0(e)1A:Closable Doors.Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox. § 150.0(e)1B:Combustion Intake.Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.* § 150.0(e)1C:Flue Damper.Masonry or factory-built fireplaces must have a flue damper with a readily accessible control.* § 150.0(e)2: Pilot Light.Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating, and Plumbing System Measures: § 110.0-§ 110.3: Certification. Heating, ventilation and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulated appliances must be certified by the manufacturer to the Energy Commission.* § 110.2(a):HVAC Efficiency.Equipment must meet the applicable efficiency requirements in TABLE 110.2-A through TABLE 110.2-K.* § 110.2(b): Controls for Heat Pumps with Supplementary Electric Resistance Heaters.Heat pumps with supplementary electric resistance heaters must have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in which the cut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for compression heating is higher than the cut-off temperature for supplementary heating.* § 110.2(c): Thermostats.All unitary heating or cooling systems not controlled by a central energy management control system (EMCS) must have a setback thermostat.* § 110.3(c)5: Water Heating Recirculation Loops Serving Multiple Dwelling Units.Water heating recirculation loops serving multiple dwelling units must meet the air release valve, backflow prevention, pump priming, pump isolation valve, and recirculation loop connection requirements of §110.3(c)5. § 110.3(c)7:Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBTU/hr (2 kW) must have isolation valves with hose bibbs or other fittings on both cold water and hot water lines of water heating systems to allow for water tank flushing when the valves are closed. § 110.5: Pilot Lights.Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (appli-ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt); and pool and spa heaters.* § 150.0(h)1: Building Cooling and Heating Loads. Heating and/or cooling loads are calculated in accordance with ASHRAE Handbook, Equipment Volume, Applications Volume, and Fundamentals Volume; SMACNA Residential Comfort System Installation Standards Manual; or ACCAManual J using design conditions specified in § 150.0(h)2. 2016 Low-Rise Residential Mandatory Measures S § 150.0(h)3A: Clearances.Installed air conditioner and heat pump outdoor condensing units must have a clearance odryer vent. § 150.0(h)3B: Liquid Line Drier.Installed air conditioner and heat pump systems must be equipped with liquid line filmanufacturer’s instructions. § 150.0(j)1: Storage Tank Insulation.Unfired hot water tanks, such as storage tanks and backup storage tanks forR-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on § 150.0(j)2A: Water piping and cooling system line insulation.For domestic hot water system piping, whether burbe insulated according to the requirements of TABLE 120.3-A: the first 5 feet of hot and cold water pipenominal diameter of 3/4 inch or larger; all piping associated with a domestic hot water recirculation systpiping from the heating source to storage tank or between tanks; piping buried below grade; and all hotkitchen fixtures.* § 150.0(j)2B: Water piping and cooling system line insulation.All domestic hot water pipes that are buried below and non-crushable casing or sleeve.* § 150.0(j)2C: Water piping and cooling system line insulation.Pipe for cooling system lines must be insulated as piping for steam and hydronic heating systems or hot water systems must meet the requirements in TA § 150.0(j)3:Insulation Protection.Insulation must be protected from damage, including that due to sunlight, moist § 150.0(j)3A: Insulation Protection.Insulation exposed to weather must be installed with a cover suitable for outdooaluminum, sheet metal, painted canvas, or plastic cover. The cover must be water retardant and providcause degradation of the material. § 150.0(j)3B: Insulation Protection.Insulation covering chilled water piping and refrigerant suction piping located ouClass I or Class II vapor retarder. § 150.0(n)1: Gas or Propane Systems.Systems using gas or propane water heaters to serve individual dwelling un120V electrical receptacle within 3 feet of the water heater; a Category III or IV vent, or a Type B vent wtermination and the space where the water heater is installed; a condensate drain that is no more than water heater, and allows natural draining without pump assistance; and a gas supply line with a capacit § 150.0(n)2:Recirculating Loops.Recirculating loops serving multiple dwelling units must meet the requirements o § 150.0(n)3: Solar Water-heating Systems.Solar water-heating systems and collectors must be certified and ratedCorporation (SRCC) or by a listing agency that is approved by the Executive Director. Ducts and Fans Measures: § 110.8(d)3: Ducts.Insulation installed on an existing space-conditioning duct must comply with § 604.0 of the Califcontractor installs the insulation, the contractor must certify to the customer, in writing, that the insulatio § 150.0(m)1: CMC Compliance.All air-distribution system ducts and plenums must be installed, sealed, and insulate§§ 601.0, 602.0, 603.0, 604.0, 605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction Standardof supply-air and return-air ducts and plenums must be insulated to a minimum installed level of R-6.0 (a minimum installed level of R-4.2 when entirely in conditioned space as confirmed through field verifica(RA3.1.4.3.8). Connections of metal ducts and inner core of flexible ducts must be mechanically fastenemastic, tape, or other duct-closure system that meets the applicable requirements of UL 181, UL 181A,meets the requirements of UL 723. If mastic or tape is used to seal openings greater than ¼ inch, the ctape must be used. Building cavities, support platforms for air handlers, and plenums designed or conssheet metal, duct board or flexible duct must not be used for conveying conditioned air. Building cavitieducts. Ducts installed in cavities and support platforms must not be compressed to cause reductions in § 150.0(m)2: Factory-Fabricated Duct Systems.Factory-fabricated duct systems must comply with applicable requconnections, and closures; joints and seams of duct systems and their components must not be sealedtapes unless such tape is used in combination with mastic and draw bands. § 150.0(m)3: Field-Fabricated Duct Systems. Field-fabricated duct systems must comply with applicable requirememastics, sealants, and other requirements specified for duct construction. § 150.0(m)7: Backdraft Dampers.All fan systems that exchange air between the conditioned space and the outsideautomatic dampers. § 150.0(m)8: Gravity Ventilation Dampers.Gravity ventilating systems serving conditioned space must have either manually operated dampers in all openings to the outside, except combustion inlet and outlet air openin § 150.0(m)9: Protection of Insulation. Insulation must be protected from damage, including that due to sunlight, mowind. Insulation exposed to weather must be suitable for outdoor service. For example, protected by aluplastic cover. Cellular foam insulation must be protected as above or painted with a coating that is watesolar radiation.§ 150.0(m)10:Porous Inner Core Flex Duct.Porous inner core flex duct must have a non-porous layer between the § 150.0(m)11: Duct System Sealing and Leakage Test.When space conditioning systems use forced air duct systeoccupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verificaaccordance with § 150.0(m)11and Reference Residential Appendix RA3. § 150.0(m)12: Air Filtration.Mechanical systems that supply air to an occupiable space through ductwork exceeding conditioning component, except evaporative coolers, must be provided with air filter devices that meet tpressure drop, and labeling requirements of § 150.0(m)12. 2016 Low-Rise Residential Mandatory Measures Summary § 150.0(m)13: Duct System Sizing and Air Filter Grille Sizing.Space conditioning systems that use forced air ducts to supply cooling to an occupiable space must have a hole for the placement of a static pressure probe (HSPP), or a permanently installed static pressure probe (PSPP) in theVXSSO\SOHQXP7KHVSDFHFRQGLWLRQLQJV\VWHPPXVWDOVRGHPRQVWUDWHDLUIORZ&)0SHUWRQRIQRPLQDOFRROLQJFDSDFity through the return grilles, and an air-KDQGOLQJXQLWIDQHIILFDF\:&)0DVFRQILUPHGE\ILHOGYHULILFDWLRQDQGGLDJQRVWLFWHVWLQJLQDFFRUGDQFHZLWKReference Residential Appendix RA3.3. This applies to both single zone central forced air systems and every zone for zonally controlled central forced air systems.* §150.0(o):Ventilation for Indoor Air Quality.All dwelling units must meet the requirements of ASHRAE Standard 62.2. Neither window operation nor continuous operation of central forced air system air handlers used in central fan integrated ventilation systems are permissible methods of providing whole-building ventilation. § 150.0(o)1A: Field Verification and Diagnostic Testing.Whole-building ventilation airflow must be confirmed through field verification and diagnostic testing, in accordance with Reference Residential Appendix RA3.7. Pool and Spa Systems and Equipment Measures: § 110.4(a): Certification by Manufacturers.Any pool or spa heating system or equipment must be certified to have all of the following: a thermal efficiency that complies with the Appliance Efficiency Regulations; an on-off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistance heating.* § 110.4(b)1: Piping.Any pool or spa heating equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicated suction and return lines, or built-in or built-up connections to allow for future solar heating. § 110.4(b)2:Covers.Outdoor pools or spas that have a heat pump or gas heater must have a cover. § 110.4(b)3: Directional inlets and time switches for pools. Pools must have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or programmed to run only during off-peak electric demand periods. § 110.5:Pilot Light.Natural gas pool and spa heaters must not have a continuously burning pilot light. § 150.0(p): Pool Systems and Equipment Installation.Residential pool systems or equipment must meet the specified requirements for pump sizing, flow rate, piping, filters, and valves.* Lighting Measures: § 110.9: Lighting Controls and Components.All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirements of § 110.9.* § 110.9(e): JA8 High Efficacy Light Sources.To qualify as a JA8 high efficacy light source for compliance with § 150.0(k), a residential light source mustbe certified to the Energy Commission according to Reference Joint Appendix JA8. § 150.0(k)1A:Luminaire Efficacy.All installed luminaires must be high efficacy in accordance with TABLE 150.0-A. § 150.0(k)1B: Blank Electrical Boxes.The number of electrical boxes that are more than 5 feet above the finished floor and do not contain a luminaire or other device must be no greater than the number of bedrooms. These electrical boxes must be served by a dimmer, vacancy sensor control, or fan speed control. § 150.0(k)1C: Recessed Downlight Luminaires in Ceilings.Luminaires recessed into ceilings must meet all of the requirements for: insulation contact (IC) labeling; air leakage; sealing; maintenance; and socket and light source as described in § 150.0(k)1C. A JA8-2016-E light source rated for elevated temperature must be installed by final inspection in all recessed downlight luminaires in ceilings. § 150.0(k)1D: Electronic Ballasts.Ballasts for fluorescent lamps rated 13 watts or greater must be electronic and must have an output frequency no less than 20 kHz. § 150.0(k)1E: Night Lights.Permanently installed night lights and night lights integral to installed luminaires or exhaust fans must be rated to consume no more than 5 watts of power per luminaire or exhaust fan as determined in accordance with § 130.0(c). Night lights do not need to be controlled by vacancy sensors. § 150.0(k)1F: Lighting Integral to Exhaust Fans.Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) must meet the applicable requirements of § 150.0(k).* § 150.0(k)1G: Screw based luminaires.Screw based luminaires must not be recessed downlight luminaires in ceilings and must contain lamps that comply with Reference Joint Appendix JA8. Installed lamps must be marked with “JA8-2016” or “JA8-2016-E” as specified in Reference Joint Appendix JA8.* § 150.0(k)1H:Enclosed Luminaires.Light sources installed in enclosed luminaires must be JA8 compliant and must be marked with “JA8-2016-E.” § 150.0(k)2A:Interior Switches and Controls.All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A. § 150.0(k)2B:Interior Switches and Controls.Exhaust fans must be switched separately from lighting systems.* § 150.0(k)2C: Interior Switches and Controls.Luminaires must be switched with readily accessible controls that permit the luminaires to be manually switched ON and OFF. § 150.0(k)2D:Interior Switches and Controls.Controls and equipment must be installed in accordance with manufacturer’s instructions. § 150.0(k)2E: Interior Switches and Controls.No control must bypass a dimmer or vacancy sensor function if the control is installed to comply with § 150.0(k). § 150.0(k)2F:Interior Switches and Controls.Lighting controls must comply with the applicable requirements of § 110.9. § 150.0(k)2G: Interior Switches and Controls.An energy management control system (EMCS) may be used to comply with dimmer requirements if it:functions as a dimmer according to § 110.9; meets the Installation Certificate requirements of § 130.4; meets the EMCS requirements of §130.5(f); and meets all other requirements in § 150.0(k)2. § 150.0(k)2H: Interior Switches and Controls.An EMCS may be used to comply with vacancy sensor requirements in § 150.0(k) if it meets all of the following: it functions as a vacancy sensor according to § 110.9; the Installation Certificate requirements of § 130.4; the EMCS requirements of §130.5(f); and all other requirements in § 150.0(k)2. § 150.0(k)2I: Interior Switches and Controls.A multiscene programmable controller may be used to comply with dimmer requirements in § 150.0(k) if it provides the functionality of a dimmer according to § 110.9, and complies with all other applicable requirements in § 150.0(k)2. 2016 Low-Rise Residential Mandatory Measures Sum § 150.0(k)2J: Interior Switches and Controls.In bathrooms, garages, laundry rooms, and utility rooms, at least one lumibe controlled by a vacancy sensor. § 150.0(k)2K: Interior Switches and Controls.Dimmers or vacancy sensors must control all luminaires required to have Reference Joint Appendix JA8, except luminaires in closets less than 70 square feet and luminaires in hallw§ 150.0(k)2L:Interior Switches and Controls.Undercabinet lighting must be switched separately from other lighting syst § 150.0(k)3A: Residential Outdoor Lighting.For single-family residential buildings, outdoor lighting permanently mountebuildings on the same lot, must meet the requirement in item § 150.0(k)3Ai (ON and OFF switch) and the re§ 150.0(k)3Aii (photocell and motion sensor) or item § 150.0(k)3Aiii (photo control and automatic time switchEMCS). § 150.0(k)3B: Residential Outdoor Lighting.For low-rise multifamily residential buildings, outdoor lighting for private patiand porches; and outdoor lighting for residential parking lots and residential carports with less than eight veheither § 150.0(k)3A or with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3C: Residential Outdoor Lighting.For low-rise residential buildings with four or more dwelling units, outdoor lig§ 150.0(k)3B or § 150.0(k)3D must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4 § 150.0(k)3D: Residential Outdoor Lighting.Outdoor lighting for residential parking lots and residential carports with a tovehicles per site must comply with the applicable requirements in §§ 110.9, 130.0, 130.2, 130.4, 140.7, and § 150.0(k)4:Internally illuminated address signs.Internally illuminated address signs must comply with § 140.8; or mupower as determined according to § 130.0(c). § 150.0(k)5: Residential Garages for Eight or More Vehicles.Lighting for residential parking garages for eight or moreapplicable requirements for nonresidential garages in §§ 110.9, 130.0, 130.1, 130.4, 140.6, and 141.0. § 150.0(k)6A: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residencommon area in a single building equals 20 percent or less of the floor area, permanently installed lighting fobuilding must be high efficacy luminaires and controlled by an occupant sensor. § 150.0(k)6B: Interior Common Areas of Low-rise Multi-Family Residential Buildings.In a low-rise multifamily residencommon area in a single building equals more than 20 percent of the floor area, permanently installed lightini. Comply with the applicable requirements in §§ 110.9, 130.0, 130.1, 140.6 and 141.0; andii. Lighting installed in corridors and stairwells must be controlled by occupant sensors that reduce the lightin50 percent. The occupant sensors must be capable of turning the light fully on and off from all designed path Solar Ready Buildings: § 110.10(a)1: Single Family Residences.Single family residences located in subdivisions with ten or more single family rapplication for a tentative subdivision map for the residences has been deemed complete by the enforcemenrequirements of § 110.10(b) through § 110.10(e).§ 110.10(a)2:Low-rise Multi-family Buildings.Low-rise multi-family buildings must comply with the requirements of § 11 § 110.10(b)1: Minimum Area.The solar zone must have a minimum total area as described below. The solar zone must cventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requijurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet aneach for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet eagreater than 10,000 square feet.For single family residences the solar zone must be located on the roof or overhang of the building and havesquare feet. For low-rise multi-family buildings the solar zone must be located on the roof or overhang of theof another structure located within 250 feet of the building, or on covered parking installed with the building pthan 15 percent of the total roof area of the building excluding any skylight area.* § 110.10(b)2:Orientation.All sections of the solar zone located on steep-sloped roofs must be oriented between 110 deg § 110.10(b)3A: Shading.The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, armounted equipment.* § 110.10(b)3B: Shading.Any obstruction located on the roof or any other part of the building that projects above a solar zondistance, measured in the horizontal plane, of the height difference between the highest point of the obstructthe nearest point of the solar zone, measured in the vertical plane.* § 110.10(b)4: Structural Design Loads on Construction Documents.For areas of the roof designated as solar zone, thdead load and roof live load must be clearly indicated on the construction documents. § 110.10(c): Interconnection Pathways.The construction documents must indicate: a location for inverters and meterinrouting of conduit from the solar zone to the point of interconnection with the electrical service (for single faminterconnection will be the main service panel); and a pathway for routing of plumbing from the solar zone to § 110.10(d): Documentation.A copy of the construction documents or a comparable document indicating the information§ 110.10(c) must be provided to the occupant.§ 110.10(e)1:Main Electrical Service Panel.The main electrical service panel must have a minimum busbar rating of 20 § 110.10(e)2: Main Electrical Service Panel.The main electrical service panel must have a reserved space to allow for thbreaker for a future solar electric installation. The reserved space must be: positioned at the opposite (load) main circuit location; and permanently marked as “For Future Solar Electric”. 2019 Low-Rise Residential Mandatory Measures Summary NOTE: Low-rise residential buildings subject to the Energy Standards must comply with all applicable mandatory measures, regardless of the compliance approach used. Review the respective section for more information. *Exceptions may apply.(Original 08/2019) Building Envelope Measures: § 110.6(a)1: Air Leakage.Manufactured fenestration, exterior doors, and exterior pet doors must limit air leakage to 0.3 cfmSHUVTXDUHIRRW or lesswhen tested per NFRC-400, ASTM E283 or AAMA/WDMA/CSA 101/I.S.2/A440-2011.* § 110.6(a)5:Labeling.Fenestration products and exterior doors must have a label meeting the requirements of6HFWLRQ 10-111(a). § 110.6(b): Field fabricated exterior doors and fenestrationproducts must use U-factors and solar heat gain coefficient (SHGC) values from TDEOHV110.6-A, 110.6-B, or JA4.5 for exterior doors. They must be caulked and/or weather stripped.* § 110.7: Air Leakage. All joints, penetrations, and other openings in the building envelope that are potential sources of air leakage must be caulked, gasketed, or weather stripped. § 110.8(a):Insulation Certification by Manufacturers. Insulation must be certified by the Department of Consumer Affairs, Bureau of Household Goods and Services (BHGS). § 110.8(g):Insulation Requirements for Heated Slab Floors.Heated slab floors must be insulated per the requirements of6HFWLRQ 110.8(g). § 110.8(i): Roofing Products Solar Reflectance and Thermal Emittance. The thermal emittance and aged solar reflectance values of the roofing material must meet the requirements of § 110.8(i) and be labeled per §10-113 when the installation of a cool roof is specified on the CF1R.§ 110.8(j):Radiant Barrier. When required, radiant barriers must have an emittance of 0.05 or less and be certified to the Department of Consumer Affairs. § 150.0(a): Ceiling and Rafter Roof Insulation. Minimum R-22 insulation in wood-frame ceiling; or the weighted average U-factor must not exceed 0.043. Minimum R-19 or weighted average U-factor of 0.054 or less in a rafter roof alteration. Attic access doors must have permanently attached insulation using adhesive or mechanical fasteners. The attic access must be gasketed to prevent air leakage. Insulation must be installed in direct contact with a continuous roof or ceiling which is sealed to limit infiltration and exfiltration as specified in § 110.7, including but not limited to placing insulation either above or below the roof deck or on top of a drywall ceiling.* § 150.0(b):Loose-fill Insulation. Loose fill insulation must meet the manufacturer’s required density for the labeled R-value. § 150.0(c): Wall Insulation.Minimum R-13 insulation in 2x4 inch wood framing wall or have a U-factor of 0.102 or less, or R-20 in 2x6 inch wood framing orhave a U-factor of 0.071 or less(R-19 in 2x6 or U-factor of 0.074 or less). Opaque non-framed assemblies must have an overall assembly U-factor not exceeding 0.102, equivalent to an installed value of R-13 in a wood framed assembly. Masonry walls must meet TDEOH150.1-A or B.* § 150.0(d):Raised-floor Insulation. Minimum R-19 insulation in raised wood framed floor or 0.037 maximum U-factor.* § 150.0(f):Slab Edge Insulation.Slab edge insulation must meet all of the following: have a water absorption rate, for the insulation material alone withoutfacings no greater than 0.3%; have a water vapor permeance no greater than 2.0 permSHUinch; be protected from physical damage and UVlight deterioration; and, when installed as part of a heated slab floor, meet the requirements of § 110.8(g). § 150.0(g)1: Vapor Retarder.InFlimate]ones 1WKURXJK16, the earth floor of unvented crawl space must be covered with a Class, or Class II vaporretarder. This requirement also applies to controlled ventilation crawl space for buildings complying with the exception to § 150.0(d). § 150.0(g)2: Vapor Retarder.InFlimate]ones 14 and 16, a Class, or Class II vapor retarder must be installed on the conditioned space side of allinsulation in all exterior walls, vented attics, and unvented attics with air-permeable insulation. § 150.0(q): Fenestration Products. Fenestration, including skylights, separating conditioned space from unconditioned space or outdoors must have a maximum U-factor of 0.58; or the weighted average U-factor of all fenestration must not exceed 0.58.* Fireplaces, Decorative Gas Appliances, and Gas Log Measures: § 110.5(e)Pilot Light. Continuously burning pilot lights are not allowed for indoor and outdoor fireplaces. § 150.0(e)1:Closable Doors. Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox. § 150.0(e)2: Combustion Intake. Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.* § 150.0(e)3:Flue Damper. Masonry or factory-built fireplaces must have a flue damper with a readily accessible control.* Space Conditioning, Water Heating, and Plumbing System Measures: § 110.0-§ 110.3: Certification. Heating, ventilation and air conditioning (HVAC) equipment, water heaters, showerheads, faucets, and all other regulatedappliances must be certified by the manufacturer to the Energy Commission.* § 110.2(a):HVAC Efficiency.Equipment must meet the applicable efficiency requirements in TDEOH 110.2-A through TDEOH110.2-K.* § 110.2(b): Controls for Heat Pumps with Supplementary Electric Resistance Heaters. Heat pumps with supplementary electric resistance heaters must have controls that prevent supplementary heater operation when the heating load can be met by the heat pump alone; and in which the cut-on temperature for compression heating is higher than the cut-on temperature for supplementary heating, and the cut-off temperature for compression heating is higher than the cut-off temperature for supplementary heating.* § 110.2(c): Thermostats. All heating or cooling systems not controlled by a central energy management control system (EMCS) must have a setback thermostat.* § 110.3(c)4: Water Heating Recirculation Loops Serving Multiple Dwelling Units. Water heating recirculation loops serving multiple dwelling units must meet the air release valve, backflow prevention, pump priming, pump isolation valve, and recirculation loop connection requirements of § 110.3(c)4. § 110.3(c)6: Isolation Valves.Instantaneous water heaters with an input rating greater than 6.8 kBTUSHUKRXU(2 kW) must have isolation valves with hose bibbs or other fittings on both cold and hot water lines to allow for flushing the water heater when the valves are closed. § 110.5: Pilot Lights. Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces; household cooking appliances (appli-ances without an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt); and pool and spa heaters.* § 150.0(h)1: Building Cooling and Heating Loads. Heating and/or cooling loads are calculated in accordance with the ASHRAE Handbook, Equipment Volume, Applications Volume, and Fundamentals Volume; the SMACNA Residential Comfort System Installation Standards Manual; or the ACCA Manual J using design conditions specified in § 150.0(h)2. 2019 Low-Rise Residential Mandatory Measures Summary § 150.0(h)3A:Clearances. Air conditioner and heat pump outdoor condensing units must have a clearance of at least 5 feet from the outlet of any dryer vent. § 150.0(h)3B: Liquid Line Drier. Air conditioners and heat pump systems must be equipped with liquid line filter driers if required, as specified by the manufacturer’s instructions. § 150.0(j)1: Storage Tank Insulation. Unfired hot water tanks, such as storage tanks and backup storage tanks for solar water-heating systems, must have a minimum of R-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. § 150.0(j)2A: Water Piping, Solar Water-heating System Piping, and Space Conditioning System Line Insulation. All domestic hot water piping must be insulated as specified in Section 609.11 of the California Plumbing Code. In addition, the following piping conditions must have a minimum insulation wall thickness of 1 inch or a minimum insulation R-value of 7.7: the first 5 feet of cold water pipes from the storage tank; all hot water piping with a nominal diameter equal to or greater than 3/4 inch and less than 1 inch; all hot water piping with a nominal diameter less than 3/4 inch that is: associated with a domestic hot water recirculation system, from the heating source to storage tank or between tanks, buried below grade, and from the heating source to kitchen fixtures.* § 150.0(j)3:Insulation Protection. Piping insulation must be protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind as required by Section 120.3(b). Insulation exposed to weather must be water retardant and protected from UV light (no adhesive tapes).Insulation covering chilled water piping and refrigerant suction piping located outside the conditioned space must include, or be protected by, a Class I or Class II vapor retarder. Pipe insulation buried below grade must be installed in a waterproof and non-crushable casing or sleeve. § 150.0(n)1: Gas or Propane Water Heating Systems.Systems using gas or propane water heaters to serve individual dwelling units must include all ofthe following: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10AWG copper branch circuit, within 3 feet from the water heater without obstruction. Both ends of the unused conductor must be labeled with theword “spare” and be electrically isolated. Have a reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breakerfor the branch circuit and labeled with the words “Future 240V Use”; a Category III or IV vent, or a Type B vent with straight pipe between theoutside termination and the space where the water heater is installed; a condensate drain that is no more than 2 inches higher than the base of the water heater, and allows natural draining without pump assistance; and a gas supply line with a capacity of at least 200,000 BtuSHUKRXU. § 150.0(n)2:Recirculating Loops. Recirculating loops serving multiple dwelling units must meet the requirements of § 110.3(c)5. § 150.0(n)3:Solar Water-heating Systems. Solar water-heating systems and collectors must be certified and rated by the Solar Rating and Certification Corporation (SRCC), the International Association of Plumbing and Mechanical Officials, Research and Testing (IAPMO R&T), or by a listing agency that is approved by the Executive Director. Ducts and Fans Measures: § 110.8(d)3: Ducts.Insulation installed on an existing space-conditioning duct must comply with California Mechanical Code (CMC)6HFWLRQ. If a contractor installs the insulation, the contractor must certify to the customer in writing, that the insulation meets thLV requirement. § 150.0(m)1: CMC Compliance.All air-distribution system ducts and plenums must meet the requirements of the CMC6HFWLRQ601.0, 602.0, 603.0, 604.0,605.0 and ANSI/SMACNA-006-2006 HVAC Duct Construction StandardsMetal andFlexible3rd Edition. Portions of supply-air and return-airducts and plenums must be insulated to a minimum installed level of R-6.0 or a minimum installed level of R-4.2 when ducts are entirely inconditioned space as confirmed through field verification and diagnostic testing (RA3.1.4.3.8). Portions of the duct system completely exposedand surrounded by directly conditioned space are not required to be insulated. Connections of metal ducts and inner core of flexible ducts mustbe mechanically fastened. Openings must be sealed with mastic, tape, or other duct-closure system that meets the applicable requirements of UL 181, UL 181A, or UL 181B or aerosol sealant that meets the requirements of UL 723. If mastic or tape is used to seal openings greater than¼ inch, the combination of mastic and either mesh or tape must be used. Building cavities, support platforms for air handlers, and plenums designed or constructed with materials other than sealed sheet metal, duct board or flexible duct must not be used to convey conditioned air.Building cavities and support platforms may contain ducts. Ducts installed incavities and support platforms must not becompressed tocausereductions inthe cross-sectional area.* § 150.0(m)2: Factory-Fabricated Duct Systems. Factory-fabricated duct systems must comply with applicable requirements for duct construction, connections, and closures; joints and seams of duct systems and their components must not be sealed with cloth back rubber adhesive duct tapes unless such tape is used in combination with mastic and draw bands. § 150.0(m)3: Field-Fabricated Duct Systems. Field-fabricated duct systems must comply with applicable requirements for: pressure-sensitive tapes, mastics, sealants, and other requirements specified for duct construction. § 150.0(m)7:Backdraft Damper. Fan systems that exchange air between the conditioned space and outdoors must have backdraft or automatic dampers. § 150.0(m)8: Gravity Ventilation Dampers. Gravity ventilating systems serving conditioned space must have either automatic or readily accessible, manually operated dampers in all openings to the outside, except combustion inlet and outlet air openings and elevator shaft vents. § 150.0(m)9: Protection of Insulation. Insulation must be protected from damage, sunlight, moisture, equipment maintenance, and wind. Insulation exposed to weather must be suitable for outdoor service. For example, protected by aluminum, sheet metal, painted canvas, or plastic cover. Cellular foam insulation must be protected as above or painted with a coating that is water retardant and provides shielding from solar radiation.§ 150.0(m)10:Porous Inner Core Flex Duct. Porous inner core flex ducts must have a non-porous layer between the inner core and outer vapor barrier. § 150.0(m)11: Duct System Sealing and Leakage Test. When space conditioning systems use forced air duct systems to supply conditioned air to an occupiable space, the ducts must be sealed and duct leakage tested, as confirmed through field verification and diagnostic testing, in accordance with § 150.0(m)11 and Reference Residential Appendix RA3. § 150.0(m)12: Air Filtration. Space conditioning systems with ducts exceeding 10 feet and the supply side of ventilation systems must have MERV 13 or equivalent filters. Filters for space conditioning systems must have a 2 inch depth or can be 1 inch if sized per Equation 150.0-A. Pressure drops and labeling must meet the requirements in §150.0(m)12. Filters must be accessible for regular service.* § 150.0(m)13: Space Conditioning System Airflow Rate and Fan Efficacy.Space conditioning systems that use ducts to supply cooling must have a holefor the placement of a static pressure probe, or a permanently installed static pressure probe in the supply plenum. Airflow mustbe &)0SHU WRQRI QRPLQDO FRRling capacity, and an air-KDQGOLQJXQLW IDQ HIILFDF\ 45ZDWWVSHUCFM for gas furnace air handlers and58ZDWWVSHUCFM for all others. Small duct high velocity systems must provide an airflow250 CFM per ton of nominal cooling capacity, and an air-handlingunit fan efficacy0.62ZDWWVSHUCFM. Field verification testing is required in accordance with Reference Residential Appendix RA3.3.* 2019 Low-Rise Residential Mandatory Measures Summary Requirements for Ventilation and Indoor Air Quality: § 150.0(o)1: Requirements for Ventilation and Indoor Air Quality. All dwelling units must meet the requirements of ASHRAE Standard 62.2, Ventilation and Acceptable Indoor Air Quality in Residential Buildings subject to the amendments specified in § 150.0(o)1. § 150.0(o)1C: Single Family Detached Dwelling Units. Single family detached dwelling units, and attached dwelling units not sharing ceilings or floors with other dwelling units, occupiable spaces, public garages, or commercial spaces must have mechanical ventilation airflow provided at rates determined by ASHRAE 62.2 Sections 4.1.1 and 4.1.2 and as specified in § 150.0(o)1C. § 150.0(o)1E: Multifamily Attached Dwelling Units.Multifamily attached dwelling units must have mechanical ventilation airflow provided at rates inaccordance with Equation 150.0-B and must be either a balanced system or continuous supply or continuous exhaust system. If a balanced system isQRW used, all units in the building must use the same system type and the dwelling-unit envelope leakage must be 0.3 CFM at 50 Pa(0.2 inch water) perVTXDUHIRRWRf dwelling unit envelope surface area and verified in accordance with Reference Residential Appendix RA3.8. § 150.0(o)1F: Multifamily Building Central Ventilation Systems.Central ventilation systems that serve multiple dwelling units must be balanced to provide ventilation airflow for each dwelling unit served at a rate equal to or greater than the rate specified by Equation 150.0-B. All unit airflows must be within 20% of the unit with the lowest airflow rate as it relates to the individual unit’s minimum required airflow rate needed for compliance. § 150.0(o)1G:Kitchen Range Hoods.Kitchen range hoods must be rated for sound in accordance with Section 7.2 of ASHRAE 62.2. § 150.0(o)2: Field Verification and Diagnostic Testing. Dwelling unit ventilation airflow must be verified in accordance with Reference Residential Appendix RA3.7. Kitchen range hoods must be verified in accordance with Reference Residential Appendix RA3.7.4.3 to confirm it is rated by HVI to comply with the airflow rates and sound requirements as specified in Section 5 and 7.2 of ASHRAE 62.2. Pool and Spa Systems and Equipment Measures: § 110.4(a): Certification byManufacturers.Any pool orspa heating system orequipment must be certified to have all of the following: a thermal efficiency that complies with the Appliance Efficiency Regulations; an on-off switch mounted outside of the heater that allows shutting off the heater without adjusting the thermostat setting; a permanent weatherproof plate or card with operating instructions; and must not use electric resistanceheating.* § 110.4(b)1: Piping. Any pool or spa heating system or equipment must be installed with at least 36 inches of pipe between the filter and the heater, or dedicated suction and return lines, or built-in or built-up connections to allow for future solar heating. § 110.4(b)2:Covers. Outdoor pools or spas that have a heat pump or gas heater must have a cover. § 110.4(b)3: Directional Inlets and Time Switches for Pools. Pools must have directional inlets that adequately mix the pool water, and a time switch that will allow all pumps to be set or programmed to run only during off-peak electric demand periods. § 110.5:Pilot Light. Natural gas pool and spa heaters must not have a continuously burning pilot light. § 150.0(p):Pool Systems and Equipment Installation. Residential pool systems or equipment must meet the specified requirements for pump sizing, flow rate, piping, filters, and valves.* Lighting Measures: § 110.9: Lighting Controls and Components. All lighting control devices and systems, ballasts, and luminaires must meet the applicable requirements of § 110.9.* § 150.0(k)1A:Luminaire Efficacy.All installed luminaires must meet the requirements in TDEOH 150.0-A. § 150.0(k)1B: Blank Electrical Boxes. The number of electrical boxes that are more than 5 feet above the finished floor and do not contain a luminaire or other device must be no greater than the number of bedrooms. These electrical boxes must be served by a dimmer, vacancy sensor control, or fan speed control. § 150.0(k)1C: Recessed Downlight Luminaires in Ceilings. Luminaires recessed into ceilings must meet all of the requirements for: insulation contact (IC) labeling; air leakage; sealing; maintenance; and socket and light source as described in § 150.0(k)1C. § 150.0(k)1D: Electronic Ballasts for Fluorescent Lamps.Ballasts for fluorescent lamps rated 13 watts or greater must be electronic and must have an output frequency no less than 20 kHz. § 150.0(k)1E: Night Lights, Step Lights, and Path Lights.Night lights, step lights and path lights are not required to comply with TDEOH150.0-A or be controlled by vacancy sensors provided they are rated to consume no more than 5 watts of power and emit no more than 150 lumens. § 150.0(k)1F: Lighting Integral to Exhaust Fans. Lighting integral to exhaust fans (except when installed by the manufacturer in kitchen exhaust hoods) must meet the applicable requirements of § 150.0(k).* § 150.0(k)1G:Screw based luminaires.Screw based luminaires must contain lamps that comply with Reference Joint Appendix JA8.* § 150.0(k)1H: Light Sources in Enclosed or Recessed Luminaires.Lamps and other separable light sources that are not compliant with the JA8 elevated temperature requirements, including marking requirements, must not be installed in enclosed or recessed luminaires. § 150.0(k)1I: Light Sources in Drawers, Cabinets, and Linen Closets.Light sources internal to drawers, cabinetry or linen closets are not required to comply with Table 150.0-A or be controlled by vacancy sensors provided that they are rated to consume no more than 5 watts of power, emit no more than 150 lumens, and are equipped with controls that automatically turn the lighting off when the drawer, cabinet or linen closet is closed. § 150.0(k)2A:Interior Switches and Controls. All forward phase cut dimmers used with LED light sources must comply with NEMA SSL 7A. § 150.0(k)2B:Interior Switches and Controls. Exhaust fans must be controlled separately from lighting systems.* § 150.0(k)2C: Interior Switches and Controls. Lighting must have readily accessible wall-mounted controls that allow the lighting to be manuallyturned ON and OFF.* § 150.0(k)2D:Interior Switches and Controls. Controls and equipment must be installed in accordance with manufacturer’s instructions. § 150.0(k)2E: Interior Switches and Controls. Controls must not bypass a dimmer, occupant sensor, or vacancy sensor function if the control is installed to comply with § 150.0(k). § 150.0(k)2F:Interior Switches and Controls. Lighting controls must comply with the applicable requirements of § 110.9. 2019 Low-Rise Residential Mandatory Measures Summary § 150.0(k)2G: Interior Switches and Controls. An energy management control system (EMCS) may be used to comply with control requirements if it: provides functionality of the specified control according to § 110.9; meets the Installation Certificate requirements of § 130.4; meets the EMCS requirements of § 130.0(e); and meets all other requirements in § 150.0(k)2. § 150.0(k)2H: Interior Switches and Controls. A multiscene programmable controller may be used to comply with dimmer requirements in § 150.0(k) if it provides the functionality of a dimmer according to § 110.9, and complies with all other applicable requirements in § 150.0(k)2. § 150.0(k)2I: Interior Switches and Controls. In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces must be controlled by an occupant sensor or a vacancy sensor providing automatic-off functionality. If an occupant sensor is installed, it must beinitially configured to manual-on operation using the manual control required under Section 150.0(k)2C. § 150.0(k)2J: Interior Switches and Controls. Luminaires that are or contain light sources that meet Reference Joint Appendix JA8 requirements for dimming, and that are not controlled by occupancy or vacancy sensors, must have dimming controls.* § 150.0(k)2K:Interior Switches and Controls. Under cabinet lighting must be controlled separately from ceiling-installed lighting systems. § 150.0(k)3A: Residential Outdoor Lighting. For single-family residential buildings, outdoor lighting permanently mounted to a residential building, or to other buildings on the same lot, must meet the requirement in item § 150.0(k)3Ai (ON and OFF switch) and the requirements in either § 150.0(k)3Aii (photocell and either a motion sensor or automatic time switch control) or § 150.0(k)3Aiii (astronomical time clock), or an EMCS. § 150.0(k)3B: Residential Outdoor Lighting. For low-rise residential buildings with four or more dwelling units, outdoor lighting for private patios, entrances,balconies, and porches; and residential parking lots and carports with less than eight vehicles per site must comply with either 6HFWLRQ150.0(k)3A or with the applicable requirements in 6HFWLRQV110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)3C: Residential Outdoor Lighting.For low-rise residential buildings with four or more dwelling units, any outdoor lighting for residential parking lotsor carports with a total of eight or more vehicles per site and any outdoor lighting not regulated by6HFWLRQ150.0(k)3B or6HFWLRQ150.0(k)3D mustcomply with the applicable requirements in6HFWLRQV110.9, 130.0, 130.2, 130.4, 140.7 and 141.0. § 150.0(k)4: Internally illuminated address signs. Internally illuminated address signs must comply with § 140.8; or must consume no more than 5 watts of power as determined according to § 130.0(c). § 150.0(k)5: Residential Garages for Eight or More Vehicles.Lighting for residential parking garages for eight or more vehicles must comply with the applicable requirements for nonresidential garages in6HFWLRQV 110.9, 130.0, 130.1, 130.4, 140.6, and 141.0. § 150.0(k)6A: Interior Common Areas of Low-rise Multifamily Residential Buildings. In a low-rise multifamily residential building where the total interior common area in a single building equals 20 percent or less of the floor area, permanently installed lighting for the interior common areas in that building must be comply with Table 150.0-Aand becontrolled by an occupant sensor. § 150.0(k)6B: Interior Common Areas of Low-rise Multifamily Residential Buildings. In a low-rise multifamily residential building where the total interior common area in a single building equals more than 20 percent of the floor area, permanently installed lighting for the interior common areas in that building must: LComply withthe applicablerequirements in6HFWLRQV110.9, 130.0, 130.1, 140.6 and 141.0; andLLLighting installed in corridors and stairwells must becontrolled by occupant sensors that reduce the lighting powerin each space by at least50 percent. The occupant sensors must be capable of turning the light fully onand offfromall designed paths of ingress and egress. Solar Ready Buildings: § 110.10(a)1: Single Family Residences. Single family residences located in subdivisions with ten or more single family residences and where the application for a tentative subdivision map for the residences has been deemed complete and approved by the enforcement agency,which do not have a photovoltaic system installed, must comply with the requirements of § 110.10(b) through § 110.10(e).§ 110.10(a)2:Low-rise Multifamily Buildings. Low-rise multi-family buildings that do not have a photovoltaic system installed must comply with the requirements of § 110.10(b) through § 110.10(d). § 110.10(b)1: Minimum Solar Zone Area. The solar zone must have a minimum total area as described below. The solar zone must comply with access, pathway, smoke ventilation, and spacing requirements as specified in Title 24, Part 9 or other Parts of Title 24 or in any requirements adopted by a local jurisdiction. The solar zone total area must be comprised of areas that have no dimension less than 5 feet and are no less than 80 square feet each for buildings with roof areas less than or equal to 10,000 square feet or no less than 160 square feet each for buildings with roof areas greater than 10,000 square feet. For single family residences, the solar zone must be located on the roof or overhang of the building and have a total area no less than 250 square feet. For low-rise multi-family buildings the solar zone must be located on the roof or overhang of the building, or on the roof or overhang of another structure located within 250 feet of the building, or on covered parking installed with the building project, and have a total area no less than 15 percent of the total roof area of the building excluding any skylight area. The solar zone requirement is applicable to the entire building, including mixed occupancy.* § 110.10(b)2:Azimuth.All sections of the solar zone located on steep-sloped roofs must be oriented between 90 degrees and 300 degrees of true north. § 110.10(b)3A: Shading. The solar zone must not contain any obstructions, including but not limited to: vents, chimneys, architectural features, and roofmounted equipment.* § 110.10(b)3B: Shading. Any obstruction located on the roof or any other part of the building that projects above a solar zone must be located at least twice the distance, measured in the horizontal plane, of the height difference between the highest point of the obstruction and the horizontal projection of the nearest point of the solar zone, measured in the vertical plane.* § 110.10(b)4:Structural Design Loads on Construction Documents. For areas of the roof designated as a solar zone, the structural design loads for roof dead load and roof live load must be clearly indicated on the construction documents. § 110.10(c): Interconnection Pathways. The construction documents must indicate: a location reserved for inverters and metering equipment and a pathway reserved for routing of conduit from the solar zone to the point of interconnection with the electrical service; and for single family residences and central water-heating systems, a pathway reserved for routing plumbing from the solar zone to the water-heating system. § 110.10(d): Documentation. A copy of the construction documents or a comparable document indicating the information from § 110.10(b) through§ 110.10(c) must be provided to the occupant.§ 110.10(e)1:Main Electrical Service Panel. The main electrical service panel must have a minimum busbar rating of 200 amps. § 110.10(e)2: Main Electrical Service Panel. The main electrical service panel must have a reserved space to allow for the installation of a double pole circuit breaker for a future solar electric installation. The reserved space must be permanently marked as “For Future Solar Electric”. whichpppdo not have a photovoltaic system installed, 87 Golf cart 1 1 2 2 PROPOSE LOT 20 LOT 21 LOT 19 46 in105 inPROVIDED CART PATH 4' - 0" PROVIDED CART PATH 4' - 0" PROPOSE LOT 20 LOT 21 LOT 19 LOT 21 -GOLF CART PARKING DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 05/24/2022 GOLF CART EXHIBITGANNON RESIDENCEDAN & TAMMY GANNON 20 BAY ISLAND, NEWORT BEACH, CA Second check 20 BAY ISLAND, NEWPORT BEACH, CA 92661 A-0.4 0793-2022 BRIAN JOWETT NO. REVISION DATE 3/16" = 1'-0"1 GOLF CART PATH A GOLF-CART DIMENSION 3/16" = 1'-0"2 BACKUP AND EXIT Planning Commission - July 7, 2022 Item No. 4a - Additional Materials Received from Applicant Gannon Residence (PA2021-305) From:Kyle R. Bevan To:Planning Commissioners Cc:Jeffrey H. Reeves; Kimberly Spake; Harp, Aaron; Summerhill, Yolanda Subject:July 7, 2022 Planning Commission Agenda Item No. 4 Date:July 07, 2022 8:19:38 AM [EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the content is safe. Good morning, Item #4 on tonight’s Planning Commission Agenda concerns a proposed project at 20 Bay Island (the “Project”). City staff recommends adopting Resolution No. PC2022-017 approving Costal Development Permit No. CD2021-081 and allowing for the demolition of the existing residence and the construction of a new residence. We request that the Planning Commission remove this item from the evening’s agenda to allow City staff to reconsider its recommendation, for several reasons. •Owners of several neighboring properties did not receive adequate notice of the Project’s consideration and approval by the HOA Board of Directors. •The Project’s plans as submitted were preliminary, not final, and should not have been approved by the HOA Board. •The Project, if approved, will obstruct neighboring homes’ views. •The Project, if approved, will obstruct owners’ access to neighboring homes. •The Project, if approved, would require the owners of 20 Bay Island to drive their golf cart onto neighboring owners’ property for entry and exit. •The Project, if approved, would infringe upon neighboring owners’ access to side yards, breezeways, and trash. •The Project has not received adequate CEQA review. •The Project, if approved, will not conform to all applicable sections of the certified Local Coastal Program. Respectfully, we request that the Commission postpone its decision on the Project for 60 days to allow for further study. Thank you. Kyle R. Bevan Attorney at Law ThEodoRA oRINghER PC 535 Anton Blvd. Ninth Floor Costa Mesa, CA 92626-7109Main: 714-549-6200 Direct: 714-549-6133Fax: 714-549-6201 Email: kbevan@tocounsel.com Bio: Kyle R. Bevan Website: www.tocounsel.com Planning Commission - July 7, 2022 Item No. 4b - Additional Materials Received After Deadline Gannon Residence (PA2021-305) Please consider the environment before printing this e-mail. WARNING: This e-mail is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521. It contains information from the law firm of Theodora Oringher PC which may be privileged, confidential and exemptfrom disclosure under applicable law. Dissemination or copying of this e-mail and/or any attachments by anyoneother than the addressee or the addressee's agent is strictly prohibited. If this electronic transmission is received inerror, please notify Theodora Oringher PC immediately at (310) 557-2009. Thank you. Planning Commission - July 7, 2022 Item No. 4b - Additional Materials Received After Deadline Gannon Residence (PA2021-305) Gannon Residence Planning Commission Public Hearing July 7, 2022 Chelsea Crager, Associate Planner Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Introduction •Coastal Development Permit •Parking management plan •Height up to 33 feet 2Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Vicinity Map Subject Property Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Building Sites 4Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Use Permit (Title 20) Development Standards Community Development Department 5 Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Height Increase with PC Approval 33’ max (sloped) 28’ max (flat) Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Height Increase with PC Approval 33’ max (sloped) 28’ max (flat) Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Title 21 Development Standards Community Development Department 8 Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Parking Management Plan •Use Permit:2 spaces in offsite structure •Implementation Plan:3 spaces onsite •Parking managementplan:2 spaces in offsitestructure, 1 golf cartspace onsite 9Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Offsite Parking 10Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Golf Cart Parking 11Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) Recommended Action •Conduct a public hearing; •Find the project exempt from CEQA pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines; •Adopt Resolution PC2022-017 approving CD2021-081 12Community Development Department Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305) 13 Questions and Discussion Chelsea Crager, Associate Planner 949-644-3227, ccrager@newportbeachca.gov Planning Commission Public Hearing July 7, 2022 Planning Commission - July 7, 2022 Item No. 4c - Additional Materials Presented at the Meeting by Staff Gannon Residences (PA2021-305)