HomeMy WebLinkAbout02_Allison Residence Modification Permit_PA2023-0318CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
August 24, 2023
Agenda Item No. 2
SUBJECT: Allison Residence Addition (PA2022-0318)
▪Modification Permit
SITE LOCATION: 306 St. Andrews Road
APPLICANTS/OWNERS: William Allison and Kathleen Ensley
PLANNER: Oscar Orozco, Assistant Planner
949-644-3219, oorozco@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: RT (Two-Unit Residential)
•Zoning District: R-2 (Two-Unit Residential)
PROJECT SUMMARY
A request for a modification permit to allow an addition to an existing single-unit dwelling
with a garage that is considered legal nonconforming due to its interior dimensions. The
existing garage provides the minimum required depth of 20 feet; however, the existing width
is substandard at 18 feet, two (2) inches, whereas the requirement is 20 feet. The
modification permit is necessary because the applicant proposes to add more than 10
percent of the existing square footage without altering the garage for compliance. The
proposed addition is 852 square feet and results in a total of 3,180 square feet for the
residence (including the garage).
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, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3)Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit No.
PA2022-0318 (Attachment No. ZA 1).
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Allison Residence Addition (PA2022-0318)
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DISCUSSION
• The subject property is located within the Two-Unit Residential (R-2) zoning
district. The R-2 District is intended to provide areas appropriate for residential
development of up to two (2) units on a single legal lot. The property is developed
with a two (2)-story, 2,328-square-foot single-unit dwelling, including an attached
garage. The residence was originally constructed in 1953. The R-2 zoning district
limits floor area to two (2) times the buildable area, or a maximum of 12,006 square
feet for the subject property. The project includes an addition of 852 square feet
for a total gross floor are 3,180 square feet. The project complies with the floor
area limit.
• The existing interior dimensions of the two (2)-car garage measure 18 feet, 2
inches wide by 16 feet, 2 inches deep. These dimensions were compliant with the
standards at the time of construction. As a result of amendments to the Newport
Beach Municipal Code (NBMC) in subsequent years, the garage is now
substandard in size. The current requirement for the subject property is 20 feet
wide by 20 feet deep.
• NBMC Subsection 20.38.030(C) (Determination of Nonconformity) defines a “legal
nonconforming structure” as any structure that was lawfully erected but does not
conform with the current development standards for the zoning district in which it
is located by reason of adoption or amendment of the Zoning Code. The subject
property is considered legal nonconforming due to the substandard interior garage
dimensions.
• NBMC Subsection 20.38.060(A)(2) (Nonconforming Parking - Residential) limits
additions to residential structures with nonconforming parking dimensions to 10
percent of the existing gross floor area within any 10-year period. Larger additions
may be permitted subject to the approval of a modification permit. The applicant
proposes an 852-square-foot (37 percent of the existing gross floor area) addition
and leaving the garage dimensions unchanged. A modification permit is required
for this request.
• Existing development along St. Andrews Road consists of primarily one (1) and
two (2)-story single-unit and two (2)-unit dwellings. The proposed 852-square-foot
addition includes additions on the first and second floor. The areas of addition will
not exceed the 20-foot, 9-inch height of the existing roof, which complies with the
29-foot height limit for the zoning district, and the altered structure will remain
consistent with the design and height of other properties in the neighborhood.
• The addition will allow for additional living area, including a new laundry room, a
larger kitchen, and a new family room. The proposed remodel and construction will
comply with all applicable development standards, including height, setbacks, and
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Allison Residence Addition (PA2022-0318)
Zoning Administrator, August 24, 2023
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floor area limit. The resulting home will consist of three (3) bedrooms and three (3)
and a half bathrooms with a total floor area of approximately 3,180 square feet
(including the 418-square-foot garage). The proposed structure will not appear out
of character with the bulk and scale of other single-unit dwellings within the
neighborhood.
•The new floor plan configuration will allow for the existing bathroom to be relocated
out of the garage. The new floor plan configuration will make the existing
nonconforming garage more functional and will restore it back to its permitted use.
In addition, it will increase the depth of the garage from 16 feet, 2 inches deep, to
21 feet, 2 inches deep, therefore, making the garage compliant with the minimum
20-foot depth requirement.
•The proposed parking configuration will continue to accommodate the parking of
two (2) vehicles within the garage and fulfills the intent of the Zoning Code.
Additionally, the on-site driveway in front of the garage is approximately 18 feet
wide by 20 feet long, accommodating two (2) additional open parking spaces on-
site. Demand for on-street parking in the neighborhood is not anticipated to
increase as a result of the project.
•The garage is covered by a gambrel roof over the second story that extends from
the main ridge beam of the house. Modifying the garage walls, which are not within
the area of the proposed construction, would require reframing the garage.
Reframing the garage would significantly increase the scope and cost of the project
while providing negligible benefit.
•An alternative to this proposal is to reduce the size of the addition to not more than
10 percent of the existing gross floor area of the structure as authorized under
NBMC Section 20.38.060(A) (Nonconforming Parking - Residential). Given the
intent of the project is to provide for more living area for the family, a redesign to
reduce the size of the addition to 232.8 square feet will significantly impact the
objectives of the project and would not provide similar benefits to the applicant.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15303, Article 19 of Chapter 3 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.
The Class 3 (New Construction or Conversion of Small Structures) exemption includes
construction of one (1) single-family residence, or a second dwelling unit in a residential
zone. The proposed project includes the remodel of an existing single-family residence with
nonconforming parking and the construction of an 852 square foot addition to an existing
single-unit dwelling.
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Allison Residence Addition (PA2022-0318)
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PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners 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 hearing, 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.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
CC/oo
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Justification Letter
ZA 4 Project Plans
4
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2023-####
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A
MODIFICATION PERMIT FOR AN ADDITION GREATER THAN 10
PERCENT TO A SINGLE-UNIT DWELLING WITH A LEGAL
NONCONFORMING GARAGE LOCATED AT 306 ST. ANDREWS
ROAD (PA2022-0318)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1.An application was filed by William Allison and Kathleen Ensley (“Applicants”), with respect
to property located at 306 St. Andrews Road, and legally described as Lot 44 of Tract No.
1220 requesting approval of a modification permit.
2.The Applicants propose the remodel and addition to an existing single-unit dwelling with a
garage that is considered legal nonconforming due to its interior dimensions. The existing
garage provides the minimum required depth of 20 feet; however, the existing width is
substandard at 18 feet, 2 inches, whereas the requirement is 20 feet. The modification
permit is necessary because the applicant proposes to add more than 10 percent of the
existing square footage without altering the garage for compliance. The proposed addition
is 852 square feet and results in a total of 3,180 square feet for the residence (including
the garage).
3.The subject property is designated RT (Two-Unit Residential) by the General Plan Land
Use Element and is located within the R-2 (Two-Unit Residential) Zoning District.
4.The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5.A public hearing was held on August 24, 2023, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the Newport Beach Municipal
Code (NBMC). Evidence, both written and oral, was presented to, and considered by,
the Zoning Administrator at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1.This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 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.This exemption includes the construction of one (1) single-unit dwelling in a residential
zone. The proposed project is an 852-square-foot addition to an existing single-unit
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Zoning Administrator Resolution No. ZA2023-####
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dwelling within a developed neighborhood and is not within an environmentally sensitive
area.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050(E) (Modification Permits – Required Findings) of the
NBMC, the following findings and facts in support of such findings are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The existing development is a 2,328 square-foot, single-unit dwelling with an attached
two (2)-car garage. The neighborhood is comprised of one (1)-story and two (2)-story
single-unit and two (2)-unit dwellings. The modification permit will allow expansion of the
existing two (2)-story, single-unit dwelling, which is compatible with other properties in
the neighborhood.
2. The addition would provide more living area for the family by increasing the size of the
dwelling unit by 852 square feet. The addition is two (2) stories and is consistent with
the design and height of other properties in the neighborhood.
3. There is no change to the density or the use as a result of the proposed remodel and
addition.
Finding:
B. The granting of the modification is necessary due to the unique physical characteristic(s) of
the property and/or structure, and/or characteristics of the use.
Facts in Support of Finding:
1. The existing structure was built in the early 1950s and complied with development
standards, including parking requirements, at the time of construction. Subsequent
amendments to the standards have rendered the interior clear dimensions of the existing
two (2)-car garage to be substandard in size.
2. NBMC Subsection 20.38.030(C) (Nonconforming Uses and Structures – Determination
of Nonconformity) defines a “legal nonconforming structure” as any structure that was
lawfully erected but does not conform with the current development standards for the
zoning district in which it is located by reason of adoption or amendment of the Zoning
Code. The subject property is considered legal nonconforming due to the substandard
interior garage dimensions.
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01-25-19
3. The garage is covered by a gambrel roof over the second story that extends from the
main ridge beam of the house. Modifying the garage walls, which are not within the area
of the proposed construction, would require reframing the entire garage. Reframing the
garage would significantly increase the scope and cost of the project.
4. The granting of the modification permit is necessary to allow a reasonable addition to
an existing dwelling that was constructed in compliance with garage standards in effect
at the time of original construction, and that are adequate in width for the parking of two
(2) vehicles.
Finding:
C. The granting of the modification is necessary due to practical difficulties associated with the
property and that the strict application of the Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code.
Facts in Support of Finding:
1. The exterior wall of the garage is located one (1) foot, one (1) inch from the required
side setback. The current development standards would require the garage wall be
moved one (1) foot and 10 inches to achieve the Code-required 20-foot width. This
would place the garage wall within the required four (4)-foot side yard setback, which is
not allowed by the Zoning Code.
2. Relocating the interior garage wall one (1) foot and 10 inches south to achieve the 20-
foot clear dimension for width, would encroach into the dining area of the dwelling space
and is contrary to the purpose of the proposed addition. This would also require
reframing the garage walls, which would add significant scope and cost to the project.
Finding:
D. There are no alternatives to the modification permit that could provide similar benefits to the
applicants with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public.
Facts in Support of Finding:
1. Bringing the garage into compliance with current Zoning Code requirements would
provide a negligible benefit but it would unreasonably require significant alterations to
the structure well beyond the scope of the planned addition.
2. The intent of the project is to provide additional living area, including a new laundry
room, a larger kitchen, and a new family room. A redesign to reduce the size of the
addition to 232.8 square feet will significantly impact the objectives of the project and
would not provide similar benefits to the Applicants.
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Finding:
E.The granting of the modification would not be detrimental to public health, safety, or welfare,
to the occupants of the property, nearby properties, the neighborhood, or the City, or result
in a change in density or intensity that would be inconsistent with the provisions of this
Zoning Code.
Facts in Support of Finding:
1.The proposed construction conforms to all applicable development standards, including
floor area limit, setbacks, height, and will provide adequate protection for light, air, and
privacy. The addition will not preclude access to the dwelling and will be consistent in
scale with other dwellings in the neighborhood.
2.The proposed project maintains more than the minimum three (3)-foot side yard for fire
access in accordance with Zoning Code Section 20.30.110 (Setbacks Regulations and
Exceptions), Subsection A(1)(c).
3.The approval of this modification permit is conditioned such that the Applicants are
required to obtain all necessary permits in accordance with the Building Code and other
applicable Codes.
4.In addition to the two (2)-car garage, the property includes a driveway adequate in size
to accommodate parking for two (2) additional vehicles on-site, minimizing demand for
on-street parking.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1.The Zoning Administrator 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.
2.The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. PA2022-0318, 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
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning of the NBMC.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF August, 2023.
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_________________________________
Benjamin M. Zdeba, AICP, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
Planning Division
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. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicants 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
Modification Permit.
4. This Modification 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.
5. Any change to the approved plans, shall require review by the Planning Division. An
amendment to or the processing of a new modification permit may be required.
6. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
7. Each parking space within the garage shall be permanently available and maintained
for parking purposes. The interior clear dimensions (18 feet, 2 inches wide by minimum
20 feet deep) shall be kept clear of obstructions including cabinets, shelving, or similar
that may impact the ability to adequately park two vehicles.
8. Prior to the issuance of a building permit, the Applicants shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
9. 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 either the
current business owner, property owner or the leasing agent.
10. Construction activities shall comply with Section 10.28.040 (Loud and Unreasonable
Noise - Construction Activity – Noise Regulations) of the NBMC, which restricts hours
of noise-generating construction activities that produce noise to between the hours of 7
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Zoning Administrator Resolution No. ZA2023-####
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01-25-19
a.m. and 6:30 p.m., Monday through Friday, and 8 a.m. and 6 p.m. on Saturday. Noise-
generating construction activities are not allowed on Sundays or Holidays.
11.This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the NBMC.
12.To the fullest extent permitted by law, Applicants 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 Allison Residence Addition including, but not limited to Modification Permit
No. PA2022-0318. 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 Applicants, City, and/or the parties initiating or bringing such proceeding. The Applicants
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 Applicants
shall pay to the City upon demand any amount owed to the City pursuant to the
indemnification requirements prescribed in this condition
12
Attachment No. ZA 2
Vicinity Map
13
VICINITY MAP
Modification Permit
(PA2023-0318)
306 St. Andrews Road
Subject Property
14
Attachment No. ZA 3
Applicant’s Project Justification Letter
15
Community Development Department 5/30/23
Planning Division
100 Civic Center Drive
P.O. Box 1768
Newport Beach, CA 92658
Re: Modification Permit – 306 St. Andrew’s Road, Newport Beach
To whom it may concern,
As the property owners of 306 St. Andrew’s Road, we would like to apply for a Modification Permit that
will provide relief from specified development standards of the Zoning Code.
Specifically, we are seeking relief from the Zoning Code related to “Size or location of parking spaces.”
Our property, which was constructed in 1954, includes an existing garage that is currently only 18’6”
wide. The garage walls are structurally bearing the existing room above; which is intended in our new
design, to become a master bedroom. Unfortunately, the cost(s) involved in re-framing this entire
section of the house in order to accommodate a full 20’ clearance in the garage is not an option for us.
Please see the attached hard cost budget to re-frame the existing garage ($355,300.00) vs. the budget to
extend into the rear yard by an additional 924 square feet ($277,200.00) per our revised square footage.
Notably, the lower cost to extend into the backyard represents an expansion of 34% of the existing
square footage.
Re: Justification and Required Findings
1.The Requested modification will be compatible with existing development in the
neighborhood. – Justification is met by the fact that structure will remain in its current condition
which has existed “as-is” in its current state in the neighborhood since its construction in 1954.
2.The granting of the modification is necessary due to the unique physical characteristic(s) of the
property and/or structure, and/or characteristics of the use. – As mentioned above, the garage
framing currently bears the weight of the entire floor above. In order to widen the garage 6”,
the entire structure (both 1st and 2nd floors) would need to be demolished and re-built in their
entirety.
3.The granting of the modification is necessary due to the practical difficulties associated with
the property and that the strict application of Zoning Code results in physical hardships that
are inconsistent with the purpose and intent of the Zoning Code. – In addition to the need to
demolish and re-build due to the fact that the garage is load bearing, there is a set-back along
the north boundary of the garage. This setback is 5’1”. To extend the width of the garage in this
direction, in order to obtain the 20’ clearance, we would need to encroach an additional 23.5”
into this setback. This would leave only 3’1.5” for this noted setback. Therefore, to widen the
existing garage, the only option would be to encroach into the existing floor plan in the interior
of the house at a loss of usable square footage.
4.There are no alternatives to the Modification Permit, that could provide similar benefits to the
applicant with less potential detriment to surrounding owners and occupants, the
neighborhood, or to the general public – There is currently no detriment to surrounding
16
owners, applicants or general public as we are requesting conditions to remain as they currently
exist. We currently have two interior garage spaces, two exterior garage spaces (within our
property line) and ample street parking. It should also be noted that there are other properties
within the City of Newport Beach that currently do not meet this clearance requirement.
5. The granting of the modification would not be detrimental to public health, safety, or welfare
to the occupants of the property, nearby properties, the neighborhood, or the City, or result in
a change of density or intensity that would be inconsistent with the provisions of this Zoning
Code. – Again the request is to keep the property “as-is”.
I would also like to note that the new project will remove an original bathroom that currently
encroaches into the garage space. By removing this bathroom via the new project, we will actually be
creating a new 20’ clearance (length wise) within the garage and will bring the length into compliance.
Thank you for your consideration.
Please feel free to contact us as needed.
Respectfully,
Will and Kathleen Allison
306 St. Andrew’s Road
Newport Beach
williamwallison@gmail.com
Kathleen.ensly@tacobell.com
714) 502-4569 cell
949) 375-2364 cell
17
306 St. Andrew's Road, Newport Beach - Additon Budget vs. Re-build for Budget Analysis
SF of Additon as currently shown Price/SF Total
612 300.00$ 183,600.00$ 22%
SF of Additon to be extended
312 300.00$ 93,600.00$ 34%
Budget 277,200.00$
SF of Demo - Existing Structure Price/SF Total
836 50.00$ 41,800.00$
SF of New Construction
836 375.00$ 313,500.00$
Budget 355,300.00$
Architectural re-design 35,000.00$
Extended schedule 6 weeks
18
Attachment No. ZA 4
Project Plans
19
5'-1"
5'-1"
20
'
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0
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11
'
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8
"
70.06' P.L.
12
8
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125
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SAINT ANDREWS
30
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35
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2'-7
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3'-10"
10'-3"
5'-
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"
19'-0"
S.F.D.
1,916 Sq.Ft.
2-STORYEXISTING
GARAGE
418 Sq.Ft.
2-CAREXISTING
FRONT YARD
BACK YARD
EXISTINGGAS METER
EXISTINGCOV. PORCH
20 Sq.Ft.
EXISTINGELECTRICALMETER
5'-1"
31
'
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5
"
2%
2%
5%
5%
5%5%
5%
5%
2%
2%
2%
2%
2%
2%
ADDITION
768 Sq.Ft.
1-STORY
11
'
-
0
"
19
'
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0
"
CURB FACE
24'-0"
NEW OPEN FRAMETRELLIS
144 Sq.Ft.
EXISTING
2%
2%2%
2%
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2%
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32
'
-
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8'-
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"
18'-0"
8'-
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"
22'
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19'-0"4'-5
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2ND FLOORADDITION84 Sq.Ft.
308 Sq.Ft.88 Sq.Ft.MIN
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EXISTING6' HIGHWOOD FENCE
EXISTING 6' HIGHWOOD FENCEW/ GATE
SET-BACK
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MIN.
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103.2 NG
103.6 NG
103.45 NG
103.47 NG103.3 NG
100.11
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POOL / SPA
62'-0"
98
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-
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95'
-
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39'-0"
OPEN AREA39' x 41' = 1,599 Sq.Ft.
101.40 NGLOWEST POINT
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1ST FLOOREXISTING
ADDITIONON 2ND FLOORINTERIOR REMODEL
LINEPROPERTY
ADDITIONON 1ST FLOOR
EXISTING2ND FLOOR
REVISIONS BY
1
SCOPE OF WORK
PROJECT DIRECTORY
PROPERTYOWNER:
PLOT PLAN
BUILDING DATA
PLOT PLAN SCALE1/8" = 1'-0"
2066
LUIS L.
AS NOTED
02.24.2023
30
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1
1
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:
1
2
2
0
LO
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:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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LEGEND
BUILDING AREA CALCULATIONA. LOT AREA: -LOT SIZE: 5,125 Sq.Ft.
EXISTING PROPOSED CHANGEB. FIRST FLOOR 1,492 Sq.Ft. 768 Sq.Ft. 2,260 Sq.Ft.C. SECOND FLOOR 418 Sq.Ft. 84 Sq.Ft. 502 Sq.Ft.D. TOTAL FLOOR AREA 1,910 Sq.Ft. 852 Sq.Ft. 2,762 Sq.Ft.
E. GARAGE 418 Sq.Ft. 0 Sq.Ft. 418 Sq.Ft.F. COVERED PORCH 20 Sq.Ft. 0 Sq.Ft. 20 Sq.Ft.G. COVERED PATIO 195 Sq.Ft. 0 Sq.Ft. 195 Sq.Ft.H. TRELLIS FRAME 0 Sq.Ft. 144 Sq.Ft. 144 Sq.Ft.
OPEN VOLUME CALCULATIONI. BUILDABLE AREA (LOT AREA, NOT INCLUDING SETBACKS) : 6,003.3 Sq.Ft.J. OPEN AREA REQUIRED : I x 0.15 : 6,003.3 x 0.15 = 900.5 (MIN REQ'D.)K. OPEN AREA PROPOSED: 39' x 41' = 1,599 Sq.Ft.
AREA SUMMARY
T-24 ENERGY:
(626) 289 - 8808
Perfect Design
Alhambra, CA 918032416 W. Valley Blvd.
ENGINEER:
(562) 805 - 7737
17715 Canehill AveBellflower, CA 90706
John Tiongco
LIC. NO. C70915
768 Sq.Ft. INTERIOR REMODEL, INCLUDINGCONVERTING A BEDROOM TO DINING ROOMAND RE-LOCATING STAIRWAY.
528 Sq.Ft. ADDITION ON 1ST FLOOR OF FAMILYROOM AND TO EXTEND KITCHEN
84 Sq.Ft. ADDITION ON 2ND FLOOR
NPDES Notes
Notes must be shown as worded, on the title sheet of the plan.1. In the case of emergency, callat Work Phone #or Home Phone #
2. Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum extent practicable.3. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage facilities or adjacentproperties via runoff, vehicle tacking, or wind.4. Appropriate BMP’s for construction-related materials, wastes, spills shall be implemented to minimize transport from the site tostreets, drainage facilities, or adjoining properties by wind or runoff.5. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce or remove sedimentand other pollutants.6. All construction contractor and subcontractor personnel are to be made aware or the required best management practices and goodhousekeeping measures for the project site and any associated construction staging areas.7. At the end of each day of construction activity all construction debris and waste materials shall be collected and properly disposedin trash or recycle bins.8. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site.Discharges of material other than stormwater only when necessary for performance and completion of construction practices andwhere they do not: cause or contribute to a violation of any water quality standard; cause or threaten to cause pollution,contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117and 302.9. Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes,pesticides, herbicides, wood preservatives and solvents; asbestos fibers, paint flakes or stucco fragments; fuels, oils, lubricants, andhydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water; concrete, detergent orfloatable wastes; wastes from any engine/equipment steam cleaning or chemical degreasing and super chlorinated potable water lineflushing. During construction, permittee shall dispose of such materials in a specified and controlled temporary area on-site,physically separated from potential stormwater runoff, with ultimate disposal in accordance with local, state and federalrequirements.10. Dewatering of contaminated groundwater, or discharging contaminated soils via surface erosion is prohibited. Dewatering of non-contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the respective State RegionalWater Quality Control Board.11. Graded areas on the permitted area perimeter must drain away from the face of slopes at the conclusion of each working day.Drainage is to be directed toward desilting facilities.12. The permittee and contractor shall be responsible and shall take necessary precautions to prevent public trespass onto areas whereimpounded water creates a hazardous condition.13. The permittee and contractor shall inspect the erosion control work and insure that the work is in accordance with the approvedplans.14. The permittee shall notify all general contractors, subcontractors, material suppliers, lessees, and property owners: that dumping ofchemicals into the storm drain system or the watershed is prohibited.15. Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary materials shallbe available on site and stockpiled at convenient locations to facilitate rapid construction of temporary devices when rain isimminent.16. All removable erosion protective devices shall be in place at the end of each working day when the 5-Day Rain Probability Forecastexceeds 40%.17. Sediments from areas disturbed by construction shall be retained on site using an effective combination of erosion and sedimentcontrols to the maximum extent practicable, and stockpiles of soil shall be properly contained to minimize sediment transport fromthe site to streets, drainage facilities or adjacent properties via runoff, vehicle tracking, or wind.
18. Appropriate BMPs for construction-related materials, wastes, spills or residues shall be implemented and retained on site tominimize transport from the site to streets, drainage facilities, or adjoining property by wind or runoff.
TABLE OF CONTENTS
CONTENTS
PLOT PLAN1
SHEET
EXISTING / DEMO - 1st FLOOR PLAN2
345
67
ROOF PLAN
CONSTRUCTION TYPE: V-BOCCUPANCY GROUP: R3 / UNUMBER OF STORIES: 2USE : SINGLE FAMILY DWELLING / GARAGEFIRE SPRINKLERED: NO
ALL WORK SHALL COMPLY WITH THE FOLLOWING:
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING CODE
2022 CALIFORNIA ENERGY EFFICIENT STANDARDS
2022 CALIFORNIA FIRE CODE
AND APPLICABLE MUNICIPAL CODES
NEW - 2nd FLOOR PLAN
ABBREVIATIONS
@ATABV ABOVEALUM ALUMINUMAFF ABOVE FIN FLOORBLDG BUILDINGBLK'G BLOCKINGCAB CABINETCL CENTER LINE
CEIL CEILINGC.J. CEILING JOISTCLR. CLEAR DIMENSIONCONC CONCRETECORR CORRIDORCONT CONTINUOUSCONTR CONTRACTORCPT CARPETDIM DIMENSIONDISP DISPENSERDN DOWN(E) EXISTINGE EASTEA EACH
EA. WAY EACH WAYELEV ELEVATIONEXST'G EXISTINGF-E FIRE EXTINGUISHERFIXT FIXTUREFLUO FLUORECENTFOS FACE OF STUDFOW FACE OF WALLFUT. FUTUREGL GLASS OR GLAZINGGYP BD GYPSUM BOARD(H) HORIZONTALHDR HEADERHDWRE HARDWAREHDCP HANDICAPPEDHR HOURMFR MANUFACTURER(N) NEWNNORTHNIC NOT IN CONTRACT
NTS NOT TO SCALEoc ON CENTERP.A. POST ABOVEPLAS PLASTERR.R. ROOF RAFTERREV REVISIONRMV'D REMOVEDRPLC'D REPLACEDSSOUTHSHLVS SHELVESSIM SIMILARSq.Ft. SQUARE FEETTYP TYPICALUNO UNLESS NOTEDOTHERWISE(V) VERTICALV.I.F. VERIFY IN FIELDW WESTW/ WITH
CODES
ELEVATIONS
CONTRACTOR:OC Builders Group Inc.,
600 W. Santa Ana Blvd
Suite 114A - 499Santa Ana, CA 92701(714) 417 - 7771
Lic. No. B-1052090
NEW - 1ST FLOOR PLAN
EXISTING / DEMO - 2nd FLOOR PLAN
ELEVATIONS
8
WILLIAM ALLISON 306 SAINT ANDREWS RDNEWPORT BEACH, CA 92663
9
10111213
141516
17
181920
ELECTRICAL
SECTIONS
FOUNDATIONS
2ND FLOOR FRAMING
ROOF FRAMING
STRUCTURAL NOTES
POOL NOTES
CAL GREEN
CAL GREEN
T-24
T-24
T-24
SIMPSON STRONGWALL
SIMPSON STRONGWALL
2122
T-2423
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
2. SEE SHEET 7 FOR ESTABLISHED GRADE CALCULATION
a
TOPOGRAPHIC SURVEY1A
LANDSCAPE
NO LANDSCAPE WORK PROPOSED
b
b
c
20
RdM SURVEYING INC.
SCALE 1/8"=1'
306 SAINT ANDREWS
NEWPORT BEACH
N81°21'30"W 125.36'
N6
°
2
3
'
4
7
"
E
7
0
.
0
5
'
N81°21'30"W 128.10'
N8
°
3
8
'
3
0
"
E
7
0
.
0
0
'
N8
°
3
8
'
3
0
"
E
8
6
5
.
4
8
'
18
6
.
3
3
'
70
.
0
0
'
60
9
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1
5
'
RESIDENCE
RESIDENCE
RESIDENCE
SA
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20.1
5.1
4.8
11.0
GARAGE
1ASHEET
21
BATH 3
BATH 1
BATH 2
39
'
-
7
"
3'-10"
59'-10"
10'-3"9'-4"2'-5"11'-10"15'-11"6'-3"
39
'
-
7
"
17
'
-
0
"
6'-
4
"
10
'
-
9
"
2'-
1
1
"
2'-
7
"
CLO
S
E
T
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 3
BEDROOM 2
BEDROOM 1
A B C D
E
F
G
HI
2
1
2
345
678
91011
12
LIVING ROOM
13
KITCHENSTAIRWAY
GARAGE
PORCH
DINING
2'-
7
"
11
'
-
7
"
8'-
4
"
15
'
-
1
"
59'-10"
19'-0"28'-10"12'-0"
BATH 1
BATH 2
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 2
BEDROOM 1
C D
E
F
G
HI
LIVING ROOM
PORCH
BATH 1
BATH 2
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 2
BEDROOM 1
A B C D
E
F
G
HI
5
2
7
6
4
LIVING ROOM
GARAGE
PORCH
111
R.R
.
C.J
.
RE
M
O
V
E
D
RE
M
O
V
E
D
18'-2" INTERIOR CLEAR
21
'
-
2
"
I
N
T
E
R
I
O
R
C
L
E
A
R
5'-1" TO P.L.5'-1" TO P.L.
20'
-
0
"
TO
P
.
L
.
5'-1" TO P.L.5'-1" TO P.L.
71
'
-
5
"
T
O
P
.
L
.
aa
a
a
a
a
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
2
1ST FLOOR PLAN
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
A
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6
6
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-
2
3
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-
1
1
TR
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:
1
2
2
0
LO
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:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
A
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LEG
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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JOB
A WINDOW SYMBOL
DOOR SYMBOL2
(N)
6
PAGE NUMBER SECTION NUMBERPAGE NUMBER
DETAIL NUMBER1A A1
(E)
NEW
KEY NOTES
EXISTINGNEW WALL
EXISTING WALL
DEMO WALL
W/ BATTERY BACKUPSMOKE DETECTOR, HARDWIREDSD
W/ BATTERY BACKUPCARBON MONOXIDE, HARDWIREDCOEXISTING / DEMO - 1ST FLOOR PLAN SCALE1/4" = 1'-0"
LEGEND
WINDOW SCHEDULE
A
SYM SIZE
B
SYMBOL:
A
TYPE
C
D
NOTE
DOOR SCHEDULE
1SYM SIZE
2
SYMBOL:
1
TYPE
3
4
NOTE
REQ'D. FOR ALL WINDOWS U-Factor : 0.30 MAX SHGC : 0.21 MAX
STATUS
U-Factor : 0.30 MAX SHGC : 0.21 MAX
11
HUNG
3'-0" X 6'-8"SOLID EXTERIOR DOOR
5
6
7
8
9
-
STATUS
10
12
13
14
15
16
17
18
-
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
4'-0" X 4'-0"
2'-6" X 5'-0"HUNG
FIXED5'-0" X 5'-0"
2'-6" X 5'-0"HUNG
3'-0" X 4'-0"HUNG
3'-0" X 4'-0"FIXED
2'-6" X 2'-10"FIXED
3'-0" X 4'-0"FIXED
2'-0" X 3'-0"HUNG
HC2'-6" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-4" X 6'-8"
HC
HC
HC
SOLID
3'-0" X 4'-0"HUNG
CASEMN'T
CASEMN'T
2'-0" X 5'-0"
2'-0" X 5'-0"
3'-0" X 4'-0"HUNG
4'-0" X 5'-0"FIXED
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
TEMP
TEMP
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
NEW
NEW
EXST'G
REPLC'D
REPLC'D
EXST'G
NEW
16'-0" X 10'-0"
NEW
NEW
NEW
NEW
NEW
GARAGE DOOR
SLIDING
POCKET DOORSLIDING
TEMP. GLASS
TEMP. GLASSSLIDING
7'-0" X 6'-8"
EXST'G
2'-0" X 3'-0"HUNG
TEMP
NEW
NEW
2'-6" X 6'-8"NEW
HC
2'-8" X 6'-8"HC
NEW
NEW
2'-8" X 6'-8"SOLID
SOLID
2'-6" X 6'-8"
GARAGE DOOR
EXST'G
GARAGE DOOR16'-0" X 7'-0"SOLID
2'-6" X 6'-8"
HC
18 NEWHC
2'-6" X 6'-8"HC
2'-6" X 6'-8"HC
2'-6" X 6'-8"
POCKET DOORSLIDING
2'-8" X 6'-8"
2'-6" X 6'-8"
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
EXISTING / DEMO
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
22
BATH 1
BATH 2
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 2
BEDROOM 1
A B C D
E
F
G
HI
2
LIVING ROOM
GARAGE
PORCH
2'-
7
"
11
'
-
7
"
8'-
4
"
15
'
-
1
"
BATH 1
BATH 2
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 2
BEDROOM 1
C D
E
F
G
HI
LIVING ROOM
PORCH
COSD
COSD
SD
SD
BATH 1
BATH 2
CL
O
S
E
T
CLOSET
ST
O
R
.
HALL
HALL
BEDROOM 2
BEDROOM 1
A B C D
E
F
G
HI
5
2
7
6
4
LIVING ROOM
BREAKFAST
DINING
GARAGE
PORCH
COSD
COSD
SD
SD
4
4
9
3'-10"
35
'
-
0
"
2'-
0
"
1/2 BATH
LAUND
KITCHEN 14
15
22
'
-
0
"
6'-
5
"
5'-5
"
32
'
-
3
"
24'-0"21'-9"10'-3"3'-10"
66
'
-
1
"
26
'
-
6
"
R
UP
FAMILY ROOM
UP
11 8
13
PANTRY
10
12
111
N
O
P
Q
TRELLIS
30
"
M
I
N
24" MIN
2
4
6
6
7
3'-
0
"
M
I
N
7-3/4" MAXSTEP DOWN
1/4" per FOOTMAX SLOPE
3'-
0
"
M
I
N
7-3/4" MAXSTEP DOWN
8
8
Y10
X
10
Y10
X
10
OPEN FRAME
3'-0"18'-0"3'-0"
8'-
0
"
32
'
-
0
"
18'-2" INTERIOR CLEAR
21
'
-
2
"
I
N
T
E
R
I
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C
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E
A
R
5'-1" TO P.L.5'-1" TO P.L.
20'
-
0
"
TO
P
.
L
.
39'
-
5
"
T
O
P
.
L
.
5'-1" TO P.L.5'-1" TO P.L.
aa
a
a
a
TRASH AREA
a
8
10'
-
3
"
10'
-
3
"
9'-9
"
RID
G
E
B
E
A
M
BEAM (13'-0" CLEAR HEIGHT)
BEAM (13'-0" CLEAR HEIGHT)
REVISIONS BY
3
PLAN
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
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JOB
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REVISIONS BY
SHEET TITLE
of sheets
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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A WINDOW SYMBOL
DOOR SYMBOL2
(N)
6
PAGE NUMBER SECTION NUMBERPAGE NUMBER
DETAIL NUMBER1A A1
(E)
NEW
KEY NOTES
EXISTINGNEW WALL
EXISTING WALL
DEMO WALL
W/ BATTERY BACKUPSMOKE DETECTOR, HARDWIREDSD
W/ BATTERY BACKUPCARBON MONOXIDE, HARDWIREDCO
1ST FLOOR
LEGEND
NEW - 1st FLOOR PLAN SCALE1/4" = 1'-0"
NEW
WINDOW SCHEDULE
A
SYM SIZE
B
SYMBOL:
A
TYPE
C
D
NOTE
DOOR SCHEDULE
1SYM SIZE
2
SYMBOL:
1
TYPE
3
4
NOTE
REQ'D. FOR ALL WINDOWS U-Factor : 0.30 MAX SHGC : 0.21 MAX
STATUS
U-Factor : 0.30 MAX SHGC : 0.21 MAX
11
HUNG
3'-0" X 6'-8"SOLID EXTERIOR DOOR
5
6
7
8
9
-
STATUS
10
12
13
14
15
16
17
18
-
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
4'-0" X 4'-0"
2'-6" X 5'-0"HUNG
FIXED5'-0" X 5'-0"
2'-6" X 5'-0"HUNG
3'-0" X 4'-0"HUNG
3'-0" X 4'-0"FIXED
2'-6" X 2'-10"FIXED
3'-0" X 4'-0"FIXED
2'-0" X 3'-0"HUNG
HC2'-6" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-4" X 6'-8"
HC
HC
HC
SOLID
3'-0" X 4'-0"HUNG
CASEMN'T
CASEMN'T
2'-0" X 5'-0"
2'-0" X 5'-0"
3'-0" X 4'-0"HUNG
4'-0" X 5'-0"FIXED
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
TEMP
TEMP
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
NEW
NEW
EXST'G
REPLC'D
REPLC'D
EXST'G
NEW
16'-0" X 10'-0"
NEW
NEW
NEW
NEW
NEW
GARAGE DOOR
SLIDING
POCKET DOORSLIDING
TEMP. GLASS
TEMP. GLASSSLIDING
7'-0" X 6'-8"
EXST'G
2'-0" X 3'-0"HUNG
TEMP
NEW
NEW
2'-6" X 6'-8"NEW
HC
2'-8" X 6'-8"HC
NEW
NEW
2'-8" X 6'-8"SOLID
SOLID
2'-6" X 6'-8"
GARAGE DOOR
EXST'G
GARAGE DOOR16'-0" X 7'-0"SOLID
2'-6" X 6'-8"
HC
18 NEWHC
2'-6" X 6'-8"HC
2'-6" X 6'-8"HC
2'-6" X 6'-8"
POCKET DOORSLIDING
2'-8" X 6'-8"
2'-6" X 6'-8"
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
KEY NOTES
1
2
EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BECLEAR OF ANY OBSTRUCTION AND OPERATIONAL FROMINSIDE OF THE ROOM WITHOUT THE USE OF KEYS, TOOLSOR SPECIAL KNOWLEDGE.
KITCHEN EXHAUST HOOD, 100 cfm MIN. ENERGY STARRATED, INTERMITTENT OPERATION, WITH A 5" DIA. DUCTWITH 2 ELBOWS, (MAX LENGTH 15' )
WALLS ABOVE BATHTUBS WITH A SHOWER AND SHOWERCOMPARTMENTS SHALL BE FINISHED WITH ANONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVETHE FLOOR. (R307.2)
EXHAUST DUCTS SHALL TERMINATE 3'-0" FROM OPENINGSINTO THE BUILDING ( CMC 504.5)
EXISTING 1-HOUR FIRE RATED WALL TO BE MAINTAINED.MINIMUM 5/8" TYPE "X" DRYWALL ON GARAGE SIDE.
AT EXTERIOR DOOR, A LANDING IS REQUIRED ON EACHSIDE. THE LANDING SHALL HAVE A WIDTH NOT LESS THANTHE WIDTH OF THE DOOR AND A MINIMUM OF 36" LENGTH. - AT OUT-SWINGING DOOR THERE SHALL NOT BE MORETHAN 1-1/2" STEP DOWN FROM DOOR THRESHOLD TOLANDING. - AT IN-SWINGING DOORS OTHER THAN THE REQUIRED
EGRESS SHALL NOT BE MORE THAN 7-3/4" BELOW THE TOPOF THE THRESHOLD.
CLOTHES DRYER MOISTURE EXHAUST DUCT MUST BE 4" INDIAMETER AND LENGTH IS LIMITED TO 14' WITH 2 ELBOWS .THE DUCT LENGTH SHALL BE REDUCED BY 2' FOR EVERYELBOW IN EXCESS OF TWO.
1-HR FIRE RATED WALL. 5/8" TYPE X DRYWALL AT GARAGESIDE.
3
4
5
6
7
8
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
a
c
c
c
c
23
678910111213
15
KL
(E) LOFT
1ST FLOOR BELOW
J
M
5'-1" TO P.L.5'-1" TO P.L.
20
'
-
0
"
T
O
P
.
L
.
76'
-
1
"
T
O
P
.
L
.
WINDOW SCHEDULE
A
SYM SIZE
B
SYMBOL:
A
TYPE
C
D
NOTE
DOOR SCHEDULE
1SYM SIZE
2
SYMBOL:
1
TYPE
3
4
NOTE
REQ'D. FOR ALL WINDOWS U-Factor : 0.30 MAX SHGC : 0.21 MAX
STATUS
U-Factor : 0.30 MAX SHGC : 0.21 MAX
11
HUNG
3'-0" X 6'-8"SOLID EXTERIOR DOOR
5
6
7
8
9
-
STATUS
10
12
13
14
15
16
17
18
-
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
4'-0" X 4'-0"
2'-6" X 5'-0"HUNG
FIXED5'-0" X 5'-0"
2'-6" X 5'-0"HUNG
3'-0" X 4'-0"HUNG
3'-0" X 4'-0"FIXED
2'-6" X 2'-10"FIXED
3'-0" X 4'-0"FIXED
2'-0" X 3'-0"HUNG
HC2'-6" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-4" X 6'-8"
HC
HC
HC
SOLID
3'-0" X 4'-0"HUNG
CASEMN'T
CASEMN'T
2'-0" X 5'-0"
2'-0" X 5'-0"
3'-0" X 4'-0"HUNG
4'-0" X 5'-0"FIXED
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
TEMP
TEMP
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
NEW
NEW
EXST'G
REPLC'D
REPLC'D
EXST'G
NEW
16'-0" X 10'-0"
NEW
NEW
NEW
NEW
NEW
GARAGE DOOR
SLIDING
POCKET DOORSLIDING
TEMP. GLASS
TEMP. GLASSSLIDING
7'-0" X 6'-8"
EXST'G
2'-0" X 3'-0"HUNG
TEMP
NEW
NEW
2'-6" X 6'-8"NEW
HC
2'-8" X 6'-8"HC
NEW
NEW
2'-8" X 6'-8"SOLID
SOLID
2'-6" X 6'-8"
GARAGE DOOR
EXST'G
GARAGE DOOR16'-0" X 7'-0"SOLID
2'-6" X 6'-8"
HC
18 NEWHC
2'-6" X 6'-8"HC
2'-6" X 6'-8"HC
2'-6" X 6'-8"
POCKET DOORSLIDING
2'-8" X 6'-8"
2'-6" X 6'-8"
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
SHEET
REVISIONS BY
4
PLAN
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
A
I
N
T
A
N
D
R
E
W
S
R
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
AP
N
:
0
4
9
-
2
3
0
-
1
1
TR
A
C
T
:
1
2
2
0
LO
T
:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
A
D
D
R
E
S
S
LEG
A
L
D
E
S
C
R
I
P
T
I
O
N
a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
.
c 06.30.2023 L.L.
23
d --
A WINDOW SYMBOL
DOOR SYMBOL2
(N)
6
PAGE NUMBER SECTION NUMBERPAGE NUMBER
DETAIL NUMBER1A A1
(E)
NEW
KEY NOTES
EXISTINGNEW WALL
EXISTING WALL
DEMO WALL
W/ BATTERY BACKUPSMOKE DETECTOR, HARDWIREDSD
W/ BATTERY BACKUPCARBON MONOXIDE, HARDWIREDCO
2ND FLOOR
LEGEND
SCALE1/4" = 1'-0"
EXISTING
EXISTING / DEMO - 2ND FLOOR PLAN
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
a
a
a
a
24
KL
BEDROOM 3
24'-0"
22
'
-
0
"
44'
-
1
"
66
'
-
1
"
J
M
OPEN TO BELOW
12
'
-
5
"
32
'
-
1
1
"
66
'
-
1
"
5'-1
"
1'-
8
"
3'-11"
24'-0"
BATH
DN
SHOWER
14
'
-
0
"
6'-5"8'-8"
5'-0"
COSD
SD
30
"
M
I
N
24" MIN
4
18
4
16
19
17
1
3 CLOSET
LANDING
42" HIGH GUARDRAIL
Y10
X10
Y10
X10
4'-
5
"
19'-0"
5'-1" TO P.L.5'-1" TO P.L.
20
'
-
0
"
T
O
P
.
L
.
39
'
-
5
"
T
O
P
.
L
.
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
5
PLAN
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
A
I
N
T
A
N
D
R
E
W
S
R
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
AP
N
:
0
4
9
-
2
3
0
-
1
1
TR
A
C
T
:
1
2
2
0
LO
T
:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
A
D
D
R
E
S
S
LEG
A
L
D
E
S
C
R
I
P
T
I
O
N
a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
.
c 06.30.2023 L.L.
23
d --
JOB
A WINDOW SYMBOL
DOOR SYMBOL2
(N)
6
PAGE NUMBER SECTION NUMBERPAGE NUMBER
DETAIL NUMBER1A A1
(E)
NEW
KEY NOTES
EXISTINGNEW WALL
EXISTING WALL
DEMO WALL
W/ BATTERY BACKUPSMOKE DETECTOR, HARDWIREDSD
W/ BATTERY BACKUPCARBON MONOXIDE, HARDWIREDCO
2ND FLOOR
LEGEND
NEW - 2ND FLOOR PLAN SCALE1/4" = 1'-0"
NEW
WINDOW SCHEDULE
A
SYM SIZE
B
SYMBOL:
A
TYPE
C
D
NOTE
DOOR SCHEDULE
1SYM SIZE
2
SYMBOL:
1
TYPE
3
4
NOTE
REQ'D. FOR ALL WINDOWS U-Factor : 0.30 MAX SHGC : 0.21 MAX
STATUS
U-Factor : 0.30 MAX SHGC : 0.21 MAX
11
HUNG
3'-0" X 6'-8"SOLID EXTERIOR DOOR
5
6
7
8
9
-
STATUS
10
12
13
14
15
16
17
18
-
E
F
G
H
I
J
K
L
M
N
O
P
Q
R
4'-0" X 4'-0"
2'-6" X 5'-0"HUNG
FIXED5'-0" X 5'-0"
2'-6" X 5'-0"HUNG
3'-0" X 4'-0"HUNG
3'-0" X 4'-0"FIXED
2'-6" X 2'-10"FIXED
3'-0" X 4'-0"FIXED
2'-0" X 3'-0"HUNG
HC2'-6" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-8" X 6'-8"
2'-4" X 6'-8"
HC
HC
HC
SOLID
3'-0" X 4'-0"HUNG
CASEMN'T
CASEMN'T
2'-0" X 5'-0"
2'-0" X 5'-0"
3'-0" X 4'-0"HUNG
4'-0" X 5'-0"FIXED
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
TEMP
TEMP
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
EXST'G
NEW
NEW
EXST'G
REPLC'D
REPLC'D
EXST'G
NEW
16'-0" X 10'-0"
NEW
NEW
NEW
NEW
NEW
GARAGE DOOR
SLIDING
POCKET DOORSLIDING
TEMP. GLASS
TEMP. GLASSSLIDING
7'-0" X 6'-8"
EXST'G
2'-0" X 3'-0"HUNG
TEMP
NEW
NEW
2'-6" X 6'-8" NEW
HC
2'-8" X 6'-8"HC
NEW
NEW
2'-8" X 6'-8"SOLID
SOLID
2'-6" X 6'-8"
GARAGE DOOR
EXST'G
GARAGE DOOR16'-0" X 7'-0"SOLID
2'-6" X 6'-8"
HC
18 NEWHC
2'-6" X 6'-8"HC
2'-6" X 6'-8"HC
2'-6" X 6'-8"
POCKET DOORSLIDING
2'-8" X 6'-8"
2'-6" X 6'-8"
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
4'-0" X 5'-0"FIXED NEWTEMP
KEY NOTES
1
2
EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL BE CLEAROF ANY OBSTRUCTION AND OPERATIONAL FROM INSIDE OF THEROOM WITHOUT THE USE OF KEYS, TOOLS OR SPECIALKNOWLEDGE.
KITCHEN EXHAUST HOOD, 100 cfm MIN. ENERGY STAR RATED,INTERMITTENT OPERATION, WITH A 5" DIA. DUCT WITH 2ELBOWS, (MAX LENGTH 15' )
WALLS ABOVE BATHTUBS WITH A SHOWER AND SHOWERCOMPARTMENTS SHALL BE FINISHED WITH ANONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVETHE FLOOR. (R307.2)
EXHAUST DUCTS SHALL TERMINATE 3'-0" FROM OPENINGS INTOTHE BUILDING ( CMC 504.5)
EXISTING 1-HOUR FIRE RATED WALL TO BE MAINTAINED.MINIMUM 5/8" TYPE "X" DRYWALL ON GARAGE SIDE.
AT EXTERIOR DOOR, A LANDING IS REQUIRED ON EACH SIDE.THE LANDING SHALL HAVE A WIDTH NOT LESS THAN THE WIDTHOF THE DOOR AND A MINIMUM OF 36" LENGTH. - AT OUT-SWINGING DOOR THERE SHALL NOT BE MORETHAN 1-1/2" STEP DOWN FROM DOOR THRESHOLD TOLANDING. - AT IN-SWINGING DOORS OTHER THAN THE REQUIREDEGRESS SHALL NOT BE MORE THAN 7-3/4" BELOW THE TOPOF THE THRESHOLD.
CLOTHES DRYER MOISTURE EXHAUST DUCT MUST BE 4" INDIAMETER AND LENGTH IS LIMITED TO 14' WITH 2 ELBOWS . THEDUCT LENGTH SHALL BE REDUCED BY 2' FOR EVERY ELBOW INEXCESS OF TWO.
3
4
5
6
7
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
a a
25
STUCCO FINISH TO MATCH EXISTING
EXISTING STUCCO FINISH
STUCCO FINISH TO MATCH EXISTING
STUCCO FINISH TO MATCH EXISTING
STUCCO FINISH TO MATCH EXISTING
13
'
-
0
"
FIN. FLOOR
FIN. GRADE
TOP PLATE
NEW ASPHALT. ROOF SHINGLE BY G.A.F.CLASS "B" OR BETTER O/2- LAYER 15# FELT W/ 19" OVERLAPICC-ESR-3267
NATURAL GRADE
7'-7
"
SILL PL.
7'-
0
"
FIN. FLOORFIN. CEIL.
TO PL.
12 4124
EXISTINGASPHALT. ROOF SHINGLE
NEW ASPHALT. ROOF SHINGLE BY G.A.F.CLASS "B" OR BETTER O/2- LAYER 15# FELT W/ 19" OVERLAPICC-ESR-3267
aa
120.40 PEAK ELEV
124.15 RIDGE ELEV
118.06 RIDGE ELEV
a
a
124.15 RIDGE ELEV
101.4 NG
102.6 NG102.9 NG
P.L.
LOWEST POINT
NATURAL GRADE
101.4 NG
102.6 NG
P.L.
LOWEST POINT
P.L.
20
'
-
9
"
TOP OF ROOF
a
103.36 EST. GRADE ELEV.
b
20'
-
9
"
TOP OF ROOF
a
103.36 EST. GRADE ELEV.
b
REVISIONS BY
6
ELEVATIONS
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
A
I
N
T
A
N
D
R
E
W
S
R
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
AP
N
:
0
4
9
-
2
3
0
-
1
1
TR
A
C
T
:
1
2
2
0
LO
T
:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
A
D
D
R
E
S
S
LEG
A
L
D
E
S
C
R
I
P
T
I
O
N
a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
.
c 06.30.2023 L.L.
23
d --
SCALE1/4" = 1'-0"SOUTH ELEVATION
SCALE1/4" = 1'-0"NORTH ELEVATION
VENT NOTE:1. VENTILATION OPENINGS SHALL HAVE AT LEAST DIMENSION OF1/16" MINIMUM AND 1/4" MAXIMUM (R806.1)
S.F.D. ATTIC VENTILATION
TOTAL 1,284 sq.in.
2202
AREAQTY.FREE AIR AREA ITEM
14 X 18 GABLE VENT 110 sq.in.
14 X 6 EAVE VENT 44 sq.in.6
800824 X 12 HALF ROUND DORMER 100 sq.in.
= 7.95 SQ.FT. (required)15011,192 X
1,192 SQ.FT. NEW ATTIC AREA
7.95 SQ.FT. x 144 sq.in/ SQ.FT. = 1144.32 sq.in.
264
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
ELEVATION NOTE
1. SEE SHEET 7 FOR ESTABLISHED GRADE CALCULATION
b
c
26
13'
-
7
"
FIN. FLOOR
STUCCO FINISH TO MATCH EXISTING
10
'
-
0
"
EXISTING STUCCO FINISH
FIN. CEIL.
TOP OF DOOR
12 4124
12 4124124
12 4124
12 4124
5'-1" TO P.L.
5'-1" TO P.L.
7'-9
"
FIN. FLOOR
7'-
3
"
FIN. FLOOR
FIN. CEIL.
TOP PL.
EXISTINGASPHALT. ROOF SHINGLE
EXISTING
ASPHALT. ROOF SHINGLE
124.15 RIDGE ELEV
118.06 RIDGE ELEV
aa
a a
a
a
a
120.40 PEAK ELEV
aa
a a a
a
120.40 PEAK ELEV
20
'
-
9
"
TOP OF ROOF
a
20
'
-
9
"
TOP OF ROOF
a
103.36
3'-1"
P.L.P.L.
3'-1"
P.L.
3'-1"
3'-1"
EST. GRADE ELEV.
b
103.36 EST. GRADE ELEV.
124.15 RIDGE ELEV
b
103.12 103.51
103.6
103.2
AB
C D
A + B + C + D = X ; X/4
BUILDABLE AREA
103.51 + 103.12 + 103.2 + 103.6 = 413.43
413.43 / 4 = 103.36 (ESTABLISHED GRADE ELEVATION)
70.06' P.L.
128
.
2
9
'
P
.
L
.
70.00' P.L.
12
5
.
5
3
'
P
.
L
.
62'-0"
20
'
-
0
"
4'-0"4'-0"
10
'
-
0
"
SCALE1/4" = 1'-0"EAST ELEVATION
REVISIONS BY
7
ELEVATIONS
2066
LUIS L.
AS NOTED
02.24.2023
30
6
S
A
I
N
T
A
N
D
R
E
W
S
R
D
NE
W
P
O
R
T
B
E
A
C
H
,
C
A
9
2
6
6
3
AP
N
:
0
4
9
-
2
3
0
-
1
1
TR
A
C
T
:
1
2
2
0
LO
T
:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
A
D
D
R
E
S
S
LEG
A
L
D
E
S
C
R
I
P
T
I
O
N
a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
.
c 06.30.2023 L.L.
23
d --
SCALE1/4" = 1'-0"WEST ELEVATION
GENERAL NOTES
1. SETBACKS ARE MEASURED TO FACE OF FINISH.
a
SCALE3/32" = 1'-0"GRADE ESTABLISHMENT - DIAGRAM
GRADE ESTABLISHMENT NOTES:
1. THE SLOPE OF A LOT SHALL BE DETERMINED USING A FOUR SIDED POLYGON.THE AREA OF THE FOUR-SIDED POLYGON SHALL NOT BE SMALLER THAN THEFOOTPRINT OF THE PROPOSED STRUCTURE AND SHALL BE LOCATEDENTIRELY WITHIN THE BUILDABLE AREA OF THE LOT.
2. ON LOTS WHERE THE SLOPE OF THE FOUR SIDED POLYGON IS FIVE PERCENTOR LESS, THE GRADE OF THE SURFACE FROM WHICH STRUCTURE HEIGHT ISMEASURED SHALL BE A PLANE ESTABLISHED USING THE AVERAGE OF THE
ELEVATIONS AT EACH CORNER OF THE FOUR SIDED POLYGON. EXAMPLE:A+B+C+D=X ; X/4 = ESTABLISHED GRADE ELEVATION
3. HEIGHT SHALL BE MEASURED AS THE VERTICAL DISTANCE FROM THEESTABLISHED GRADE OF THE PAD TO THE HEIGHTS PART OF THESTRUCTURE, INCLUDING ANY PROTECTIVE GUARDRAILS AND PARAPETWALLS.
27
4:1
2
4:1
2
4:1
2
4:1
2
4:1
2
4:1
2
4:124:12
4:12 4:12
4:12
4:12 4:12
4:12
4:124:12
4:12
EXISTING LOWER ROOF
4:12
4:12
4:12
4:12
NE
W
EX
S
T
'
G
NEW ASPHALT. ROOF SHINGLE BY G.A.F.CLASS "B" OR BETTER O/2- LAYER 15# FELT W/ 19" OVERLAPICC-ESR-3267
5'-1" TO P.L.5'-1" TO P.L.
20'
-
0
"
T
O
P
.
L
.
39
'
-
6
"
T
O
P
.
L
.
3'-1"
NEW STUCCO UNDER EAVE
NEW STUCCO UNDER EAVE
3'-1"
3'-1"
a
a
a a
a
a
a
3'-1"
a
(E
)
R
I
D
G
E
(E) RIDGE
(E
)
V
A
L
L
E
Y
(E)
V
A
L
L
E
Y
(E
)
R
I
D
G
E
(E
)
R
I
D
G
E
(N
)
R
I
D
G
E
(
N
)
R
I
D
G
E
(E) VALLEY
(E) HIP
(E
)
H
I
P
(E
)
H
I
P
(E) HIP
(E) V
A
L
L
E
Y
2 nails per stepflashing
Extend GAF leakbarrier at least5"(127mm) up wall.
Extend GAF leakbarrier at least5"(127mm) up wall
Place metal stepflashing justupslope fromexposed edge of
shingle and extend5" (127mm) overunderlying shingleand 5" (127mm) upthe vertical wall.
Step flashing piecesoverlap each other2" (51mm)
Cover metal flashingwith cut shingle. DoNOT nail shingle,install with asphaltic
plastic cement.
Metal flashing(Nailed to the deck,
NOT to the verticalwall) extend up wallat least 5" (127mm)
Siding/cladding mustbe at least 2"(51mm) above theroof surface and
covering flashing atleast 2" (51mm).
13-1/4"(337mm)
11-5/8"-14-5/8"
39-3/8"
These shingles MUST be nailed a nominal 6"
(152mm) from bottom of of shingle, above thecut outs, as shown. Nails must not be exposed.
1/2" - 2-1/2"
(13 - 64mm)1/2" - 2-1/2"
STANDARD NAILING PATTERN - four nails per shingle
5-3/4" - 6-1/4"(146mm - 159mm)from bottom of shingle
11-5/8"-14-5/8"
DRAWN
REVISIONS BY
8
2066
LUIS L.
AS NOTED
02.24.2023
30
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JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
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DRAWINGS PREPARED BY
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(714) 417-7771OCBuildersGroup.com
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ROOF PLAN
ROOF PLAN SCALE1/4" = 1'-0"ROOFING INSTALLATION DETAIL SCALENONE
VENT NOTE:1. VENTILATION OPENINGS SHALL HAVE AT LEASTDIMENSION OF 1/16" MINIMUM AND 1/4" MAXIMUM (R806.1)
ROOFING NOTES:
1. COOL ROOF REQUIRED. THE THERMAL EMITTANCE ANDAGED SOLAR REFLECTANCE VALUES OF THE ROOFINGMATERIAL MUST MEET THE REQUIREMENTS OF SECTION
110.8(i) AND BE LABELED PER SECTION 10-113 OF THECA. GREEN BUILDING CODE.
24"
12"
ROOF OPENING FLANGEFLANGE
GIBRALTARBUILDING PRODUCTS
ROOFOPENING
FLANGEROOF
FLANGE
FLANGE
OPENING
FRONT SIDE TOP
DESCRIPTION
24 x 12 Square Tail DORMER VENT
Height
12"
Width
24"
Rough Opening
12" x 9"
N.F.V.
100 sq.in.
GIBRALTARBUILDING PRODUCTS
DESCRIPTION
EAVE VENT
Height
6"
Width
14"
Rough Opening
14.25 x 5.75
N.F.V.
44 sq.in.
FLAT BLOCK
BLOCK
EAVE VENT
RAFTERS
GIBRALTARBUILDING PRODUCTS
DESCRIPTION
GABLE LOUVER
Height
18"
Width
14"
Rough Opening
14.25 x 18.25
N.F.V.
110 sq.in.
GALV. NAIL TYP.
1. FRAME ROUGH OPENING 2. VENT FASTENED TO FRAME 3. INSTALL WALL FINISH,
STUCCO OR SIDING
c
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COSD
COSD
SD
SD
COSD
COSD
SD
SD
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
EXISTING ELECTRICALTO REMAIN
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
GFCI
3
RID
G
E
B
E
A
M
BEAM (13'-0" CLEAR HEIGHT)
BEAM (13'-0" CLEAR HEIGHT)
COSD
GFCI
GFCI
SD
3
3
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
9
FLOOR PLAN
2066
LUIS L.
AS NOTED
02.24.2023
30
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REVISIONS BY
SHEET TITLE
of sheets
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b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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JOB
ELECTRICAL
1. ALL NEW BRANCH CIRCUITS THAT SUPPLY 125 VOLT,SINGLE PHASE, 15 AND 20 AMPERE RECEPTACLEOUTLETS INSTALLED IN FAMILY ROOM, DINING ROOM, LIVING ROOM, PARLORS, LIBRARY, DENS, BEDROOMS,SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS OR SIMILAR ROOMS OR AREAS MUST BE PROTECTEDBY ARC FAULT CIRCUIT INTERRUPTER BREAKER, COMBINATION TYPE. ( ARC-FAULT REQUIREMENT IS FORENTIRE CIRCUIT NOT JUST THE OUTLETS.)
2. ALL NEW BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 AND 20 AMPERE REC3. EPTACLE OUTLETS INSTALLED IN KITCHEN, BATHROOM, LAUNDRY AND GARAGE OR SIMILAR ROOMS ORAREAS MUST BE PROTECTED BY GROUND FAULT CIRCUIT INTERRUPTER BREAKER.
4. PROVIDE SEPARATE SWITCH FOR EXHAUST FAN. PER CAL ENERGY GOXE 150.0 (k) 2B.
5. IN BATHROOM, LAUNDRY ROOM, AND UTILITY ROOM, AT LEAST ONE LUMINAIRE IN EACH OF THESE SPACES
SHALL BE CONTROLLED BY A VACANCY SENSOR. PER CEC 150.0 (k) 2J.
6. ALL INSTALLED LUMINAIRES SHALL BE HIGH-EFFICACY IN ACCORDANCE WITH TABLE 150 0-A, PER CAL ENERGYCODE.
1. SINGLE AND MULTIPLE STATION SMOKE ALARMS SHALL BE INSTALLED IN THEFOLLOWING LOCATIONS:1.1. IN EACH SLEEPING ROOM.1.2. OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATEVICINITY OF THE BEDROOMS.1.3. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTSAND HABITABLE ATTICS, BUT NOT INCLUDING CRAWL SPACES ANDUNINHABITABLE ATTICS.2. SMOKE ALARMS SHALL BE HARDWIRED WITH BATTERY BACKUP AND ALARMSINTERCONNECTED.3. BATTERY OPERATED SMOKE ALARMS ARE PERMITTED IN LIEU OFINTERCONNECTION / HARDWIRED OF SMOKE ALARMS IN EXISTING AREASWHERE THE CONSTRUCTION DOES NOT INVOLVE THE REMOVAL OF INTERIORFINISHES4. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED OUTSIDE OFEACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS AND ON EVERY LEVEL INCLUDING BASEMENT IN DWELLING UNITSTHAT HAVE FUEL-FIRED APPLIANCES OR ATTACHED GARAGES.5. BATTERY OPERATED CARBON MONOXIDE ALARM IS PERMITTED IN EXISTINGAREAS WHERE THE CONSTRUCTION DOES NOT INVOLVE THE REMOVAL OFINTERIOR FINISHES.
SMOKE AND CARBON ALARM NOTES
ELECTRICAL - 1ST FLOOR PLAN SCALE1/4" = 1'-0"
DUPLEX OUTLET
GROUND FAULT INTERUPTORDUPLEX OUTLET ON
SINGLE POLE LIGHT SWITCH
W/ BATTERY BACKUPSMOKE DETECTOR, HARDWIREDSD
EXHAUST FAN 50 CFM INTERMITTENControlled by humidistat
CEILING MOUNTED LIGHT
SINGLE POLE LIGHT SWITCHWITH DIMMER
FAULT CIRCUIT INTERRUPTERDUPLEX OUTLET ON ARCAFCI
FLOURECENT LIGHT FIXTURE
4" RECESSED LIGHT
D
W/ BATTERY BACKUPCARBON MONOXIDE, HARDWIREDCO
LED TYPE FIXTURE, IC RATED
HANGING LIGHT FIXTURE
WALL MOUNTED LIGHT FIXTURE
GFI
WALL MOUNTED LIGHT FIXTURE
HELED TYPE
LED TYPE, 15 WATT
SINGLE POLE LIGHT SWITCHWITH VACANCY SENSORVSWALL MOUNTED LIGHT FIXTUREW/ PHOTO CONTROL SENSORPS
LEGEND - ELECTRICAL
ELECTRICAL - 2nd FLOOR PLAN SCALE1/4" = 1'-0"
1. FOR KITCHEN LIGHTING, 50% OF ALL WATTAGE MUST BE EFFICACY (E.G. FLOURECENT). THE HIGH EFFICACY FIXTURES ANDNON-HIGH EFFICACY FIXTURES HAVE TO BE SWITCHED SEPERATELY . ANY AREAS ADJACENT TO THE KITCHEN ON THE SAMELIGHT SWITCH ARE CONSIDERED PART OF THE KITCHEN. THIS MUST BE DOCUMENTED IN THE REPORT THAT IS SUBMITTED TO
THE BUILDING DEPARTMENT.
2. LIGHTING IN BATHROOMS, GARAGES, LAUNDRY ROOMS, AND/ OR UTILITY ROOMS MUST BE HIGH EFFICACY OR MJST BECONTROLLED BY A MANUAL- ON OCCUPANCY SENSOR. A MANUAL- ON OCCUPANCY SENSOR MUST BE MANUALLY TURNED ONAND AS LONG AS THE SENSOR DETECTS MOVEMENT STAYS ON. WHEN MOVEMENT IS NOT DETECTED, WHICH CANNOT BELONGER THAN 30 MIN. THE FIXTURE AUTOMATICALLY TURNS OFF. A BATHROOM IS DEFINED AS A ROOM CONTAINING A SHOWER,TUB, TOILET, OR SINK THAT IS USED FOR PERSONAL HYGENE. SO THIS WOULD INCLUDE A VANITY SINK IN A DRESSING AREA ORPERHAPS EVEN IN THE BEDROOM, WHICH WOULD REQUIRE A HIGH EFFICACY LIGHT SERVING THAT SPECIFIC AREA.
3. ALL PERMANENTLY INSTALLED LIGHTING IN OTHER ROOMS, INCLUDING HALLWAYS, DINING ROOMS, BEDROOMS, FAMILYROOMS, MUST BE HIGH EFFICACY LIGHT SERVICES OR CONTROLLED BY A MANUAL-ON OCCUPANCY SENSOR, OR A DIMMER.THE MANUAL-ON OCCUPANCY SENSORS ARE BEING MANUFACTURER AND ARE AVAILABLE. THE EXCEPTION IS A CLOSET UNDER70 SQUARE FEET, AND HALF HOT OUTLES FOR LAMPS.
4. RECESSED LIGHTS ARE TO BE INSTALLED IN AN INSULATED CEILING OR CAVITY ARE REQUIRED TO HAVE A ZERO CLEARANCEINSULATION COVER (IC): BE CERTIFIED THAT THEY ARE AIR TIGHT : AND SEALED WITH A GASKET OR CAULK BETWEEN THE
HOUSING AND THE CEILING.
5. OUTDOOR LIGHTING THAT IS ATTACHED TO A BUILDING MUST BE HIGHT EFFICACY, OR CONTROLLED BY A MOTION SENSOR WITHAN INTEGRAL PHOTOCONTROL. LIGHTING AROUND SWIMMING POOL S, WATER FEATURES, OR OTHER LOCATIONS SUBJECT TOARTICLE 680 OF THE CALIFORNIA ELECTRIC CODE ARE EXEMPT.
LIGHTING
LIGHT FIXTURE CONTROLLEDBY SWITCH NEAR ATTIC ACCESS
'B' VENT THRU ROOF (ASREQUIRED)
110v OUTLET
SECTION 319.3)ACCESS (PER U.M.C.30"x30" ATTIC
SPECIFIED IN THE LISTINGCLEARANCES SHALL BE ASON COMBUSTIBLE FLOORING-
F.A.U. SHALL BE LISTED FORINSTALLATION IN ATTICS AND
26 GA. x 1" WIDE GALV. MTL.STRAP (1 EACH WAY)
FOR ENTIRE LENGTH OF UNITLEVEL WORKING PLATFORM5/8" THK. 'CDX' PLYWOOD
DISTANCE)WAY (20'-0" MAX. TRAVEL'CDX' PLYWOOD PASSAGE5/8" THK. x 24" MIN. WIDE
24" MIN. W
I
D
E
PASSAGE W
A
Y
30" MIN.
5'-0
"
M
I
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DBL. BLK'G OR JOISTBELOW UNIT AND AT30x30 ACCESS
POSITIVE ELECTRICALDISCONNECTION
ATTIC FORCED AIR UNIT A
GARAGE DOOR IS TO COMPLY WITH THE AUTOMATIC GARAGE DOOR OPENERSIN THE 2019 CALIFORNIA RESIDENTIAL CODE.
KEY NOTES
ELECTRICAL NOTES
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(N) FOOTING
(N) FOOTING
(N) 2x8 @ 16"oc
R-19 INSUL
(E) 2x4 @ 16"oc
(N) R.R.
(E) FOOTING
R-30 INSUL
(N) FOOTING (N) FOOTING
R-19 INSUL
(N) 2x6 @ 16"oc
R-19 INSUL
(N) 2x6 @ 16"oc
(N) RIDGE
(N) R.R.
(N) R.R.
R-30 INSUL
R-30 INSUL
(N) SLAB
(E) FOOTING
7'-8
"
(N) 2x4 @ 16"oc
(N) F.J.
(E) F.J.
13'
-
0
"
13'
-
0
"
WALL REMOVED
ROOF SECTIONREMOVED
(N) 2x4 @ 16"oc
OPTION 2CEILING
OPTION 1CROSS BEAM OPTION 1CROSS BEAM
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
10
SECTIONS
2066
LUIS L.
AS NOTED
02.24.2023
30
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REVISIONS BY
SHEET TITLE
of sheets
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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JOB
SECTION SCALE3/8" = 1'-0"Y
SECTION SCALE3/8" = 1'-0"X
30
L=9'
L=1
2
'
11
4x6
P
O
S
T
W/
H
D
U
4
4x
6
P
O
S
T
W/ H
D
U
4
WSWH24x14 WSWH24x14
WS
W
H
2
4
x
1
4
10
X10X10X10
Y10Y10Y10
X10X10X10
B11
A11
A11
A11
D9
C11
D9
B11
A11
A
1
B D EC
2
4
3
4.3
4x6 POST
4x6 POST
5
6
3X SILL PLATE
EXISTINGRAISED-FLOORFOUNDATION
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
EXISTINGRAISED-FLOORFOUNDATION
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
(E) FOOTING12" W. x 12" DEEP W/#4 TOP AND BOT
2'-0" X 2'-0" X 15"THK. CONC. PADW/ 4-#4 EACH WAY
2'-0" X 2'-0" X 15"THK. CONC. PADW/ 4-#4 EACH WAY
3'-0" X 3'-0" X 15"THK. MIN. CONC. PADW/ 6-#4 EACH WAY
2'-6" X 2'-6" X 15"THK. MIN. CONC. PADW/ 5-#4 EACH WAY
3'-0" X 4'-0" X 36" THK. IN
DEPTH CONC. PAD W/ 3-#4TOP AND BOTTOM W/ #3STIRRUPS @6"o.c.
3'-0" X 4'-0" X 36" THK. INDEPTH CONC. PAD W/ 3-#4TOP AND BOTTOM W/ #3STIRRUPS @6"o.c.
3'-0" X 4'-0" X 36" THK. IN
DEPTH CONC. PAD W/ 3-#4TOP AND BOTTOM W/ #3STIRRUPS @6"o.c.
32
'
-
0
"
24'-0"
2'-6" X 2'-6" X 15"THK. MIN. CONC. PADW/ 5-#4 EACH WAY
C11
D11
C11
2- #4 TOP AND BOT6" EMBED W/SIMPSON SET-XP
2- #4 TOP AND BOT6" EMBED W/SIMPSON SET-XP
4x4 POST
4x4 POST
115115
Y
58" THREADED ROD6" EMBED W/SIMPSON SET EPOXYSEE FOUND. PLAN
4x POSTSEE PLAN
EXISTING CONT. FOOTING
(E) 2x4 SILL
24
"
M
I
N
.
SEE PLAN
(N) CONC.PAD
SIMPSON ABAOR HOLDOWN( SEE PLAN )
REBAR PERPAD SCHED.
3"
3"3"
12"
4x BLK'G
4X4 . POST
SEE PLAN
18
"
M
I
N
3"
AND SCHEDULE
RE-BARSEE PLAN
SIMPSONCBS44
4X4 . POST
(E) F.J.2- 2x BLK'G
(N) LTP4 WEEP SCREED
12" MIN
8"
18
"
M
I
N
.
#3 DOWELS @ 24"OC
EXTENDED 36" INTO SLAB12" INTO FOOTING
2X4 @ 16OCSTUD WALL
2X4 P.T. SILL W/5/8" X 10" A.B. @ 6' O.C.W/ 3" X 3" X 1/4"PLATE WASHERS
4" CONC. SLAB W/#4@16"OC EA.WAY.
SHT'G WHERE OCCURS(SEE SHEAR SCHEDFOR NAILING PATTERN)
MIN
2- #4 TOP AND BOT.
2" SAND
CONC. SLAB.
2x_ STUDS@ 16"OC
2x P.T. SILL PLATE W/RAMSET SHOTPINS @ 32"oc1524-SDB (ICC ESR-2690)1ST 2 PINS PLACED6" AND 10" FROM PLATE END
NON-BEARING WALL
SILL PLATESEE SHEAR SCHED.
2X4 STUD
5/8" X 10" A.B.
SHEARWALL
HOLDOWNPER PLAN
NAILING PERSCHEDULE
15/32" STRUCT. 1PLYWOOD OR OSB
SIMPSONSSTB-16
NEW FOOTING
3 x 3 x 1/4PLATE WASHER
POSTPER PLAN
SEE PLAN
15
"
M
I
N
3"
RE-BARSEE PLAN
5/8" x 12" A.B.CENTERED TO POST
4x4 POST
2x4 P.T. SILL
CONC. SLABSEE PLAN
3-1/2" CONC. SLABW/ #3 @ 24" oc #3 W/3" COVER
10" MIN
7.7
5
"
8"
7.7
5
"
MA
X
.
M
A
X
.
6"
#3 DOWEL @ 24"oc4" EMBED.TO FOOTING
SEE DETAIL "C"FOR FOOTING DETAILS
FILL WITHCOMPACTED DIRT
36" MIN.
1" MAX STEP DOWN
#3 DOWEL @ 32" OC 4" EMBEDMENT TO (E) FOOTING
2" CLEAN SAND, OVER6 MILS VISQUINE, OVER
4" THK. CONC. SLAB W/#4 @ 16" BOTH WAYS
2" CLEAN SAND
2' EXTENDED INTO NEW SLAB
EXISTING WALL REMOVEDEXISTING F.J.
EXISTINGFOOTING
GALV. SHEET METAL
(E) CRAWLSPACE
1'-6
"
#4 DOWELS TOP AND BOTTOM
DRILL 7/8" dia. HOLE, CLEAN AND FILL HALFWAYW/ SIMPSON SET EPOXY ADHESIVE,INSERT BAR UNTIL HITS BOTTOM OF HOLE
NEW CONC. FOOTING NEW 2- #4 CONT. REBARTOP AND BOTTOM
EXISTINGCONC. FOOTING
6"
SPECIAL INSPECTION REQ'D.
DATE
SCALE
DRAWN
SHEET
REVISIONS BY
SHEET TITLE
11
FOUNDATION
2066
LUIS L.
AS NOTED
02.24.2023
30
6
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JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
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FOUNDATION PLAN SCALE
1/4" = 1'-0"
5/8" AB @ 48" O.C. 16d @ 6" O.C.
5/8" AB @ 32" O.C.
5/8" AB @ 24" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 8" O.C.
16d @ 5" O.C.
5/16" Lag @ 8" O.C.
5/16" Lag @ 6" O.C.
5/16" Lag @ 4" O.C.
5/16" Lag @ 8" O.C.
15/32" STR I PLYWD BLKD W/8d @ 6" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 4" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 3" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 2" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD w/10d @ 6"O.C. E.N. & 12"O.C. F.N.
15/32" STR I PLYWD BLKD W/8d @ 4" O.C. E.N. & 12" O.C. F.N.
TOP
SIMPSONA35/LTP4
16" O.C.
CONCRETE &MASONRYWALL SHEATHING (2)SYM SHEAR
10 280
WOOD
SILL CONNECTION
SHEAR WALL SCHEDULE
16" O.C.
12" O.C.
8" O.C.
8" O.C.
12" O.C.
11
121
1
340
430
13
1
15114 665
870
510
CALIFORNIA BUILDING CODE (2019)ANCHOR
SHEAR-WALL KEY NOTES:1. USE 3x STUDS, AND 3x BOTTOM PLATE WITH STAGGERED NAILINGWHERE THE ALLOWABLE SHEAR VALUE EXCEEDS 350 PLF.2. WHERE SHEAR MATERIAL IS INSTALLED ON BOTH SIDES, THESPACING FOR THE ABOVE TOP ANCHORAGE AND SILL CONNECTIONSHALL BE HALF SHOWN. UNLESS OTHERWISE NOTED ON PLANS.
SHEAR-WALL NOTES:A. ALL EXTERIOR WALL TO BE SECURED WITH 5/8" DIAM. X 16"A.b.'S AT 72" O.C. WITH 7" EMBED., UNLESS OTHERWISENOTED, AND WITH MINIMUM 3"x3"x1/4" THICK PLATE WASHER UNDER NUT AT EACH BOLT.B. ALL INTERIOR WALLS WITH SHOT PINS; RAMSET # 3348, OR EQUIVALENT, AT 36" O.C. AT BEARING WALLS AND 48" O.C. ATNON-BEARING WALLS, UNLESS OTHERWISE NOTED.C. CODE MINIMUM (2) ANCHOR BOLTS PER PANEL.D. CODE MINIMUM 16d SOLE PLATE NAILS AT 16" O.C. TYPICAL AT ALL WOOD FRAMED FLOOR WALLS (U.O.N.).E. WHERE DOUBLE 2x SOLE PLATES ARE USED, PROVIDE PROGRESSIVE NAILING.F. ALL NAILS ARE COMMON NAILS.G. TABLE FOR USE WITH STUDS AT 16" O.C. MAXIMUM.H. ALL LAG BOLTS (LB) TO BE 6" LONG INSTALLED WITH PILOT HOLE AND WRENCH.J. 5/8" DIAM. A.B. MAY BE REPLACED BY 5/8" DIAM. THREADED RODS BY 5" EMBED. WITH SIMPSON ET EPOXY, ICBO ER 4945,(OR EQUIVALENT) AT THE SAME SPACING, WITH SPECIAL INSPECTION. EACH BOLT SHALL HAVE MIN. 3"x3"x1/4" THICKSQUARE WASHER.K. FRAMING MEMBERS OR BLOCKING SHALL BE PROVIDED AT ALL EDGES OF ALL PLYWOOD SHEETS IN SHEAR WALL.
ROOF PLYWOOD DIAPHRAGM (ROOF SHEATHING)USE 15/32" STRUCTURAL C-D OR C-C PLYWOOD, MIN. PANEL INDEXNUMBER (24/16),W/ 8d NAILS AT 6" O.C. SUPPORTED EDGES ANDBOUNDARIES; AT 12" O.C. IN THE FIELD (UNBLOCKED U.N.O.). FACE GRAINOF PLYWOOD SHALL BE PERPENDICULAR TO SUPPORTS.
FLOOR DECK PLYWOOD DIAPHRAGM (FLOORSHEATHING)USE 19/32" STRUCTURAL, C-D, OR C-C PLYWOOD, MIN. PANEL INDEXNUMBER (32/16) TONGUE & GROOVE, WITH 10d NAILS AT 6" O.C.SUPPORTED EDGES AND BOUNDARIES; AT 10" O.C. IN THE FIELD(UNBLOCKED U.N.O.) FACE GRAIN OF PLYWOOD SHALL BEPERPENDICULAR TO SUPPORTS.
NOT USED SCALE3/4" = 1'-0"G
SCALE3/4" = 1'-0"B
SCALE3/4" = 1'-0"DFSCALE3/4" = 1'-0"
SCALE3/4" = 1'-0"ASCALE3/4" = 1'-0"C
ESCALE3/4" = 1'-0"CONCRETE PADNOT USED
SLAB CONNECTIONCONC. PAD
FOOTING CONNECTION
EXTERIOR FOOTING
31
(E) HDR (E) HDR (E) HDR (E) HDR
(E) BEAM
(E) HDR
(E) HDR
(E) HDR(E) HDR
(E
)
H
D
R
(E) HDR
(E) HDR (E) HDR
(E) HDR(E) HDR
(E) HDRB6 4X8
(E) HDR
(E
)
B
E
A
M
(E
)
H
D
R
(E
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H
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(E
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H
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(E
)
H
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(E
)
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(E
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(E
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H
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B2
B4 4-1.75 X 9.25 PSL2.0E
(E
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C
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2x
6
@
1
6
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(E
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(E
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C
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J
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(E
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C
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J
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(E) C.J.
(E) F.J.
2x12 @ 16"oc (E
)
R
.
R
.
(E
)
R
.
R
.
(E) R.R.(E) R.R.
(N) R.R.
2x6 @ 16"oc
(N) R.R.
2x6 @ 16"oc
(E) R.R.
2x6 @ 16"oc
(E
)
H
D
R
B5
4
X
1
0
(N
)
H
D
R
4X6
4X6
(N
)
H
D
R
(N
)
H
D
R
4X12
4X
6
(N) F.J.
2x6 @ 16"oc
B3
4
X
1
2
L=9'14
L=
1
2
'
11
4x
6
P
O
S
T
W/
H
D
U
4
(N
)
F
.
J
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4x
1
2
@
1
6
"
o
c
OPEN TO BELOW
4x6
P
O
S
T
W/
H
D
U
4
WSWH24x14 WSWH24x14
WS
W
H
2
4
x
1
4
4x6 KING POSTABOVE
10
X10X10X10
Y 10Y10Y10
X10X10X10
D9
D9
4X
1
2
4X
1
2
4X12
AA
1
BB DD EECC
2
4
3
4.3
4x6 POST
4x6 POST
4x6 KING POSTABOVE
MST37
5
6
3X SILL PLATE
2X
6
@
1
6
"
o
.
c
.
B
A
L
L
O
O
N
F
R
A
M
E
4x4 POSTW/ HDU8 4x4 POSTW/ HDU8
A12
A12
B12
B12
C12C12
G12
TR
E
L
L
I
S
J
O
I
S
T
2x
4
@
1
6
"
o
c
TRELLIS TOP JOIST2x2 @ 16"oc
4x4 POST
4x4 POST
7 X 9.5 PSL2.0E
W/ ECC
W/ ECC
(E) RIDGE (E) RIDGE
Y
1-HR. FIRE PROTECTIONUNDER STAIRS5/8" TYPE X GYP. BD.
2X BLK'G.
DBL. JOISTOR HEADER
2X14 STRINGER(3-MIN.)
SEE STRUCTURAL SHEET S-1
6'-
8
"
M
I
N
LESS THAN 4"
3/4" PLYWOODTREADS & RISERS
12
34
"
-
3
8
"
H
I
G
H
6"
6"
3/4" PLYWOODTREADS & RISERS
LESS THAN 6" DIA.
11"
7"
TYP.
D
12D
KEY NOTES:1. MAXIMUM DIFFERENCE BETWEEN THE STAIR RISERS AND TREADS SHALL NOT
BE GREATER THAN 3/ 8"2. HANDRAILS SHALL BE CONTINUOUS EXCEPT AT A TURN THEY ARE PERMITTEDTO BE INTERRUPTED BY A NEWEL POST AND HAVE A MINIMUM CLEAR DISTANCEBETWEEN THE WALL AND HANDRAIL GRIP OF 1- 1 /2"3. 7.75" MAX RISER AND 10" MIN TREAD
36" MIN
(7
.
7
5
"
M
A
X
)
10" MIN
TOP OF RAIL
4' MAX
LESS THAN 4"
42
"
M
I
N
.
DECK FLOOR
4"Ø SPHERE MUSTNOT PASS THROUGHTYPICAL
1/8"TYP
1/8"TYP
TOP RAIL1 1/2" x 1 1/2" x 1/8"SQ. TUBING
1" x 1" x 1/8"SQ. TUBING
BOT. RAIL1 1/2" x 1 1/2" x 1/8"SQ. TUBING12DTYP.
2X F.J. (SEE PLAN)
19/32" PLY. W/10d @ 6"/6"/12"
2X4 SILL 2X4 @ 16"OCSTUD WALL
R-13 BATT. INSUL.
16d @ 8" OC
2-2X4 PLATE
2X4 @ 16"OC
STUD WALL
SIMPSON A35@ 32" OCU.N.O. ONSHEAR SCHED
2X BLK'G.
B.N.
B.N.
2-2X4 PLATE
SIMPSON A35@ 32" OCU.N.O. ON SHEAR SCHED
2X4 @ 16"OCSTUD WALL
2X4 SILL
2X4 @ 16"OCSTUD WALL
2X F.J. (SEE PLAN)
16d @ 8" oc
19/32" PLY. OR OSB W/10d @ 6/6/12
B.N.
B.N.
WALL REMOVED
(E) FLR. SHT'G.
(E) FLR. JOIST
(E) STUD WALL
(N) FLR. SHT'G.
B.N.
(E) B.N.
(N) FLR. JOIST
LUS HANGER
2x6 LEDGERW/ 1/2" x 5" LAGAT 16" oc
A35 @ 16"oc
1/8"2- 1/2"DIA x 4"LAG SCREWS
5"
112"112"
3"3"4"
2- 2x BLKOR 2- JOIST
2- 2x BLKOR JOIST
1 1/2" x 1 1/2" x 1/8"SQ. TUBING
2- 1/2" x 3"LAG BOLTS
4x4x1/4STEELANGLE
4"
4"
1/8"
BOT. RAIL
2X STUD
4-12 LAGS@ SUPPORTS
2X4 BLK'G
114"MIN. , 2" MAX
212" (112 MIN)
MIN. 0.1 RADIUS
SHEET
REVISIONS BY
12
SECOND FLOOR
2066
LUIS L.
AS NOTED
02.24.2023
30
6
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6
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-
2
3
0
-
1
1
TR
A
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:
1
2
2
0
LO
T
:
4
4
DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
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c 06.30.2023 L.L.
23
d --
LEVEL 2 FLOOR (LEVEL 1 WALLS) - FRAMING PLAN SCALE1/4" = 1'-0"SCALE3/4" = 1'-0"B
SCALE3/4" = 1'-0"EGUARDRAIL
SCALE3/4" = 1'-0"A
SCALE3/4" = 1'-0"DRAIL POST CONN.
WALL TO FLOOR
SCALE3/4" = 1'-0"FHANDGRIP
5/8" AB @ 48" O.C. 16d @ 6" O.C.
5/8" AB @ 32" O.C.
5/8" AB @ 24" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 8" O.C.
16d @ 5" O.C.
5/16" Lag @ 8" O.C.
5/16" Lag @ 6" O.C.
5/16" Lag @ 4" O.C.
5/16" Lag @ 8" O.C.
15/32" STR I PLYWD BLKD W/8d @ 6" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 4" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 3" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 2" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD w/10d @ 6"O.C. E.N. & 12"O.C. F.N.
15/32" STR I PLYWD BLKD W/8d @ 4" O.C. E.N. & 12" O.C. F.N.
TOP
SIMPSONA35/LTP4
16" O.C.
CONCRETE &MASONRYWALL SHEATHING (2)SYM SHEAR
10 280
WOOD
SILL CONNECTION
SHEAR WALL SCHEDULE
16" O.C.
12" O.C.
8" O.C.
8" O.C.
12" O.C.
11
12 1
1
340
430
13
1
15 114 665
870
510
CALIFORNIA BUILDING CODE (2019)ANCHOR
SHEAR-WALL KEY NOTES:1. USE 3x STUDS, AND 3x BOTTOM PLATE WITH STAGGERED NAILING WHERE THE ALLOWABLE SHEAR VALUE EXCEEDS 350 PLF.2. WHERE SHEAR MATERIAL IS INSTALLED ON BOTH SIDES, THE SPACING FOR THE ABOVE TOP ANCHORAGE AND SILL CONNECTIONSHALL BE HALF SHOWN. UNLESS OTHERWISE NOTED ON PLANS.
SHEAR-WALL NOTES:A. ALL EXTERIOR WALL TO BE SECURED WITH 5/8" DIAM. X 16"A.b.'S AT 72" O.C. WITH 7" EMBED., UNLESS OTHERWISE NOTED, ANDWITH MINIMUM 3"x3"x1/4" THICK PLATE WASHER UNDER NUT AT EACH BOLT.B. ALL INTERIOR WALLS WITH SHOT PINS; RAMSET # 3348, OR EQUIVALENT, AT 36" O.C. AT BEARING WALLS AND 48" O.C. ATNON-BEARING WALLS, UNLESS OTHERWISE NOTED.C. CODE MINIMUM (2) ANCHOR BOLTS PER PANEL.D. CODE MINIMUM 16d SOLE PLATE NAILS AT 16" O.C. TYPICAL AT ALL WOOD FRAMED FLOOR WALLS (U.O.N.).E. WHERE DOUBLE 2x SOLE PLATES ARE USED, PROVIDE PROGRESSIVE NAILING.F. ALL NAILS ARE COMMON NAILS.G. TABLE FOR USE WITH STUDS AT 16" O.C. MAXIMUM.H. ALL LAG BOLTS (LB) TO BE 6" LONG INSTALLED WITH PILOT HOLE AND WRENCH.J. 5/8" DIAM. A.B. MAY BE REPLACED BY 5/8" DIAM. THREADED RODS BY 5" EMBED. WITH SIMPSON ET EPOXY, ICBO ER 4945, (OREQUIVALENT) AT THE SAME SPACING, WITH SPECIAL INSPECTION. EACH BOLT SHALL HAVE MIN. 3"x3"x1/4" THICK SQUAREWASHER.K. FRAMING MEMBERS OR BLOCKING SHALL BE PROVIDED AT ALL EDGES OF ALL PLYWOOD SHEETS IN SHEAR WALL.
ROOF PLYWOOD DIAPHRAGM (ROOF SHEATHING)USE 15/32" STRUCTURAL C-D OR C-C PLYWOOD, MIN. PANEL INDEX NUMBER (24/16),W/ 8d NAILS AT 6" O.C. SUPPORTED EDGES ANDBOUNDARIES; AT 12" O.C. IN THE FIELD (UNBLOCKED U.N.O.). FACE GRAIN OF PLYWOOD SHALL BE PERPENDICULAR TO SUPPORTS.
FLOOR DECK PLYWOOD DIAPHRAGM (FLOOR SHEATHING)USE 19/32" STRUCTURAL, C-D, OR C-C PLYWOOD, MIN. PANEL INDEX NUMBER (32/16) TONGUE & GROOVE, WITH 10d NAILS AT 6" O.C.SUPPORTED EDGES AND BOUNDARIES; AT 10" O.C. IN THE FIELD (UNBLOCKED U.N.O.) FACE GRAIN OF PLYWOOD SHALL BEPERPENDICULAR TO SUPPORTS.
AND LOWERROOF FRAMING
SCALE3/4" = 1'-0"CWALL TO FLOOR
SCALE3/4" = 1'-0"GSTAIR
SCALE3/4" = 1'-0"HNOT USED
WALL TO FLOOR
32
2x_ R.R. @ 16" o.c. (SEE FRAMING)ROOF PITCH
(SEE PLAN)ROOF SHEATHING, SEE PLAN
B.N.
2x_ FASCIA
(SEE ELEV.)
2x4 @ 16"o.c.
STUD WALL
A-35 @ 16"o.c.
2-2x4 TOP PLATE
2x_ C.J. @ 16"o.c.(SEE FRAM'G PLAN)B.N.
5-16d
SHT'G WHERE OCCURS(SEE SHEAR SCHEDFOR NAILING PATTERN)
ROOF PITCH(SEE PLAN)
SIMPSON LSTA-24STRAP @ 48" OCB.N.
2x RAFTERS @ 16"OC(SEE FRAM'G PLAN)2x RIDGE BOARD(SEE PLAN)
3 - 10d COMMONTOE NAILSEA. RAFTER
2x4 COLLAR TIE@48" oc W/3- 16d EA. END
EXISTING ROOF SHEATH
EXISTING R.R.
A-35@16"oc
A-35@16"oc
BLK'G @ 48" OC
EXISTING C.J.
EXISTINGSTUD WALL
SHEARWALLWHERE OCCURSSEE FRAMING PLAN
B.N.
B.N.
SHT'G SAME AS BELOW
(N) R.R.
(N) C.J.
B.N.
FRONT VIEW
TOP VIEW
B.N.
ROOF SHT'G
5- 1.75 x 142.0 E MICROLAM LVLW/ SDS SCREWS @ 12" oc2" FROM TOP AND BOT
R.R. SEE PLAN
LUS HANGERS
LUS HANGERS
R.R. SEE PLAN
C.J. SEE PLAN
LSTA24
4x6 POST4x6 POST
5- 1.75 x 142.0 E MICROLAM LVLW/ SDS SCREWS @ 12" oc2" FROM TOP AND BOT
5- 1.75 x 142.0 E MICROLAM LVLW/ SDS SCREWS @ 12" oc2" FROM TOP AND BOT
4x6 POSTBELOW TOP PL
LSTA24
A35
2x4 @ 16"o.c.STUD WALL
A-35 @ 16"o.c.
2-2x4 TOP PLATE
FASCIA TOMATCH EXST'G
SHT'G WHERE OCCURS(SEE SHEAR SCHEDFOR NAIL PATTERN)
B.N.
B.N.
ROOF SHT'G
2x_ R.R. @ 16"oc(SEE FRAMING PLAN)
ROOF PITCHPER PLAN
SHT'G WHERE OCCURS(SEE SHEAR SCHEDFOR NAILING PATTERN)
2x_ @ 16"o.c. SEE PLANSTUD WALL(BALLOON FRAMED)
B.N.
B.N.
ROOF SHEATHING2x_ R.R. @ 16" o.c. (SEE FRAMING)
A-35 @ 16"o.c.
2x BLK'G @ 48"oc
FASCIATO MATCH EXST'G
(N) 2x_ @ 16"ocSTUD WALLNON-BEARING
(E) C.J. OR F.J.CONT.BLK'G
(N) LTP4 @ 32"oc2-2x4TOP PL.
(N) 2x_ @ 16"ocSTUD WALLNON-BEARING
(E) C.J. OR F.J.2x BLK'G@ 48"oc
2-2x4TOP PL.
A35 @ EA. BLK.
WALL PERP. JOIST WALL PARALLEL. JOIST
12"
2"
2"
TOP PL.AWAY
(N) R.R.
2x6 @ 16"oc
(N) R.R.
2x6 @ 16"oc
4X6
4X6
4X6
4X
6
(E
)
H
D
R
4X6
(E
)
H
D
R
(E) HDR (E) HDR
L=9'
4x4 POSTW/ MST60 4x4 POSTW/ MST60
L=1
2
'
11
4x6
P
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W/
H
D
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4
4x
6
P
O
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T
W/ H
D
U
4
2- 2x6 C.J.
(E) R.R.
2x6 @ 16"oc
(E) R.R.
2x6 @ 16"oc
(N) C.J.
2x6 @ 16"oc
WSWH24x14 WSWH24x14
WS
W
H
2
4
x
1
4
X10X10X10
Y10Y10Y10
X10X10X10
D9
D9
1
2
4
3
4.3
4x6 POST
5
6
3X SILL PLATE
13
W/ SDS SCREWSMICROLAM LVL
TOP AND BOTTOM@6"o.c. STAGGERED
B11 C11
RID
G
E
2x
8
4x4 POST
E11
A35 AT EA.SIDE OF BEAM
D11
D11
E11
I11
J11
616 616
DATE
SCALE
DRAWN
SHEET
REVISIONS BY
SHEET TITLE
13
UPPER ROOF
2066
LUIS L.
AS NOTED
02.24.2023
30
6
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DATE
SCALE
DRAWN
JOB
SHEET
REVISIONS BY
SHEET TITLE
of sheets
JOB
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
PLA
N
C
H
E
C
K
N
O
.
c 06.30.2023 L.L.
23
d --
UPPER ROOF (LEVEL 2 WALLS) - FRAMING PLAN SCALE1/4" = 1'-0"
5/8" AB @ 48" O.C. 16d @ 6" O.C.
5/8" AB @ 32" O.C.
5/8" AB @ 24" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 16" O.C.
5/8" AB @ 8" O.C.
16d @ 5" O.C.
5/16" Lag @ 8" O.C.
5/16" Lag @ 6" O.C.
5/16" Lag @ 4" O.C.
5/16" Lag @ 8" O.C.
15/32" STR I PLYWD BLKD W/8d @ 6" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 4" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 3" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD W/10d @ 2" O.C. E.N. & 12" O.C. F.N.
15/32" STR I PLYWD BLKD w/10d @ 6"O.C. E.N. & 12"O.C. F.N.
15/32" STR I PLYWD BLKD W/8d @ 4" O.C. E.N. & 12" O.C. F.N.
TOP
SIMPSONA35/LTP4
16" O.C.
CONCRETE &MASONRYWALL SHEATHING (2)SYM SHEAR
10 280
WOOD
SILL CONNECTION
SHEAR WALL SCHEDULE
16" O.C.
12" O.C.
8" O.C.
8" O.C.
12" O.C.
11
12
1
1
340
430
131
15114 665
870
510
CALIFORNIA BUILDING CODE (2019)ANCHORAGE
SHEAR-WALL NOTES:A. ALL EXTERIOR WALL TO BE SECURED WITH 5/8" DIAM. X 16"A.b.'S AT 72" O.C. WITH 7" EMBED., UNLESS OTHERWISE NOTED,AND WITH MINIMUM 3"x3"x1/4" THICK PLATE WASHER UNDER NUT AT EACH BOLT.B. ALL INTERIOR WALLS WITH SHOT PINS; RAMSET # 3348, OR EQUIVALENT, AT 36" O.C. AT BEARING WALLS AND 48" O.C. ATNON-BEARING WALLS, UNLESS OTHERWISE NOTED.C. CODE MINIMUM (2) ANCHOR BOLTS PER PANEL.D. CODE MINIMUM 16d SOLE PLATE NAILS AT 16" O.C. TYPICAL AT ALL WOOD FRAMED FLOOR WALLS (U.O.N.).E. WHERE DOUBLE 2x SOLE PLATES ARE USED, PROVIDE PROGRESSIVE NAILING.F. ALL NAILS ARE COMMON NAILS.G. TABLE FOR USE WITH STUDS AT 16" O.C. MAXIMUM.H. ALL LAG BOLTS (LB) TO BE 6" LONG INSTALLED WITH PILOT HOLE AND WRENCH.J. 5/8" DIAM. A.B. MAY BE REPLACED BY 5/8" DIAM. THREADED RODS BY 5" EMBED. WITH SIMPSON ET EPOXY, ICBO ER 4945,(OR EQUIVALENT) AT THE SAME SPACING, WITH SPECIAL INSPECTION. EACH BOLT SHALL HAVE MIN. 3"x3"x1/4" THICKSQUARE WASHER.K. FRAMING MEMBERS OR BLOCKING SHALL BE PROVIDED AT ALL EDGES OF ALL PLYWOOD SHEETS IN SHEAR WALL.
SHEAR-WALL KEY NOTES:1. USE 3x STUDS, AND 3x BOTTOM PLATE WITH STAGGERED NAILING WHERE THE ALLOWABLE SHEAR VALUE EXCEEDS 350 PLF.2. WHERE SHEAR MATERIAL IS INSTALLED ON BOTH SIDES, THE SPACING FOR THE ABOVE TOP ANCHORAGE AND SILLCONNECTION SHALL BE HALF SHOWN. UNLESS OTHERWISE NOTED ON PLANS.
ROOF PLYWOOD DIAPHRAGM (ROOF SHEATHING)USE 1/2" STRUCTURAL C-D OR C-C PLYWOOD, MIN. PANEL INDEX NUMBER (24/16),W/ 8d NAILS AT 6" O.C. SUPPORTED EDGES ANDBOUNDARIES; AT 12" O.C. IN THE FIELD (UNBLOCKED U.N.O.). FACE GRAIN OF PLYWOOD SHALL BE PERPENDICULAR TOSUPPORTS.
FLOOR DECK PLYWOOD DIAPHRAGM (FLOOR SHEATHING)USE 5/8" STRUCTURAL, C-D, OR C-C PLYWOOD, MIN. PANEL INDEX NUMBER (32/16) TONGUE & GROOVE, WITH 10d NAILS AT 6" O.C.SUPPORTED EDGES AND BOUNDARIES; AT 10" O.C. IN THE FIELD (UNBLOCKED U.N.O.) FACE GRAIN OF PLYWOOD SHALL BEPERPENDICULAR TO SUPPORTS.
WALL TO ROOF SCALE3/4" = 1'-0"B
WALL TO ROOF SCALE3/4" = 1'-0"DSCALE3/4" = 1'-0"E
RIDGE SCALE3/4" = 1'-0"C
WALL TO ROOF
WALL TO ROOF SCALE3/4" = 1'-0"D
SCALE3/4" = 1'-0"FDRAG STRAP
WALL TO CEILING SCALE3/4" = 1'-0"ISCALE3/4" = 1'-0"JNOT USED SCALE3/4" = 1'-0"K
NOT USEDNOT USEDNOT USED
FRAMING
WALL TO ROOF SCALE3/4" = 1'-0"A
POST TO BEAM SCALE3/4" = 1'-0"E
WALL TO CEILING
33
DATE
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STRUCTURAL
2066
LUIS L.
AS NOTED
02.24.2023
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a 02.24.2023 L.L.
b 05.15.2023 L.L.
DRAWINGS PREPARED BY
LUIS LOPEZ06.15.2023
(714) 417-7771OCBuildersGroup.com
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FRAMING NOTES1. FRAMING REQUIREMENTS SUCH AS NAILING, LET-IN DIAGONAL BRACES, ETC., SHALL BE IN ACCORDANCE WITHMINIMUM REQUIREMENTS OF THE APPLICALBE CODES UNLESS GREATER REQUIREMENTS ARE INDICATED ON PLANS OR
SPECIFICATIONS.2. FRAMING LUMBER SHAL COMPLY WITH DOC PS20.SHALL BE DOUGLAS FIR / LARCH, EXCEPT WHERE NOTED.2X FLOOR JOIST NO.24X BEAMS NO.26X BEAMS OR GREATER AS NOTED2X4 OR 4X4 STUDS OR POSTS STD. OR STUD GRADE2X6 STUDS OR GREATER NO.26X POSTS OR GREATER NO. 13. WOOD STRUCTURAL PANELS SHALL COMPLY WITH DOC PS1 OR DOC PS24. ALL GLUED LAMINATED LUMBER SHALL CONFORM TO CITY, COUNTY AND STATE CODES AND CURRENT A.I.T.C. STANDARDS. ACERTIFICATIONS OF FABRICATION SHALL BE SUBMITTED TO LOCAL BUILDING DEPARTMENT FOR APPROVAL.5. PLYWOODUSED AS FLOOR OR ROOF SHEATHING OR AT SHEAR WALLS SHALL CONFRORM TO DOC PS-1 AND SHALL BE STAMP-GRADED BY THEAMERICAN PLYWOOD ASSOCIATION. PLYWOOD SHALL BE INTERIOR TYPE WITH EXTERIOR GLUE. USE EXTERIOR GRADE WHERE EXPOSED TO THE WEATHER.6. ROOF SHEATHING1/2 IN. STD. INT-APA PLYWOOD WITH EXTERIOR GLUE INDEX 24/0. PS 1 LAY PANELS WITH FACE GRAIN ACROSS SUPPORTS.STAGGER PANEL END JOINTS.
7. FLOOR SHEATHING5/8 IN. T&G INT-APA PLYWOOD WITH EXTERIOR GLUE INDEX #32/16, PS 1: NAIL WITH 10D @ 6 IN. O.C. ALONG PANEL EDGES AND 12IN. O.C. AT INTERMEDIATE SUPPORTS. LAY PANELS WITH FACE GRAIN ACROSS SUPPORTS. STAGGER PANEL END JOINTS, EXCEPT WHERE NOTED.8. FLOOR JOISTDOUBLE FLOOR JOIST UNDER ALL PARALLEL PARTITIONS.2X SOLID BLOCKING AT 8'-0" O.C. AND AT SUPPORTS.9. FASTENING OF BUILT - UP BEAMS.2-2X 16D @ 12" STAGGERED3-2X OR UP TO 5-2X 1/2" M.B. @24" O.C. STAGFASTENINGS SHALL BE PLACED AT A MAXIMUM OF 1/4 THE BEAM DEPTH FROM TOP OF BOTTOM EDGE.10. RAFTER BLOCKING AND BRIDGING2X8 RAFTERS OR SMALLER BLKG REQ'D AT SUPPORTS ONLY.2X10 RAFTERS OR LARGER BLKG REQ'D AT SUPPORTS AND EVERY 10' BET. SUPPORTSPROVIDE 2X4; RAFTER TIES @ 4'0" O.C. WHERE JOIST AND RAFTERS NOT PARALLEL.11. EXTERIOR AND BEARING STUD WALL REQUIREMENTSMAX. HEIGHT: UP TO 14' HEIGHT 2X4 @ 16UP TO 20' HEIGHT 2X6 @ 16UP TO 22' HEIGHT 2X8 @ 16UP TO 24' HEIGHT 2X10 @ 16 OR 2X8 @ 812. ALL WALL STUDS SHALL BE 2X4 @ 16" O.C. UNLESS OTHERWISE NOTED.13. ALL STUD WALLS OVER 10' IN HEIGHT SHALL BE SOLID BLOCKED AT MID-HEIGHT OR AS NECESSARY SO THAT NOCONCEALED SPACE IS OVER 10' IN LENGTH.
14. PROVIDE 1X6 DIAGONAL BRACING AT CORNERS AND EVERY 25' OF WALL AND ALL CRIPPLE WALL OVER 4'0" HIGH.15. WHERE PLUMBING HEATING OR OTHER PIPES ARE PLACED IN OR PARTLY IN A PARTITION, NECESSITATING THE CUTTINGOF THE PLATES ORWHEN PLATES DO NOT HAVE APPROVED LAPPING, A METAL TIE STRAP OF NOT LESS THAN 1/8" AND 1-1/2" WIDTH SHALLBE FASTENED TO THE PLATE ACROSS AND TO EACH SIDE OF THE OPENING WITH NOT LESS THAN 4 16D NAILS ON EACHSIDE.16. SILLS AND PLATESSILLS AND PLATES AT SHEAR WALLS SHALL BE CONTINUOUS AND FREE OF CUTS AND NOTCHES. PERFORATIONS SHALLBE ALLOWED WITH AMAXIMUM OF 1-3/4" DIAMETER AND SHALL BE LOCATED AS CLOSE TO CENTER AS POSSIBLE. SILL BOLTS TO ENTER CONCRETE 7" MINIMUM AND 12" MAXIMUM FROM ENDS OF SILL AND CORNERS, EXCEPT WHERE NOTED.17. SHEAR WALLS TO BE STRUCTURAL #1 PLYWOOD WITH NAILING AS NOTED. ALL NAILS TO PENETRATE FRAMING MEMBER.ALL HOLD DOWNS TO HAVE MINIMUM 1/2" CLEARANCE FROM SILL OR PLATE. BOLTS TO FIT SNUGLEY NOT SLOTTED.PURLIN ANCHORS WHERE USED SHALL BE BOLTED UNLESS NOTED. PROVIDE 2-LAYERS OF GRADE 'D' PAPER OVERPLYWOOD UNDER STUCCO AT THE SHEARWALLS.
FOUDATION NOTES1. DESIGN SOIL BEARING PRESSURE 1000 P.S.F.2. CONCRETE: F'c CEMENT TYPE & WATER-CEMENT RATIO.MINIMUM ULTIMATE COMPRESSIVE STRENGTH @ 28 DAYS:2500 PSI.CONTINUOUS INSPECTION NOT REQUIRED.CEMENT SHALL CONFORM TO ASTM-C-150.FINE AND COURSE AGGREGATE SHALL CONFORM TO ASTM C-33CONCRETE MIX: 1:2 1/2:3 1/2 WITH MAXIMUM WATER CONTENT OF 7 1/2 GALLONS PER SACK OF CEMENT.3. CONCRETE IN CONTACT WITH THE SOIL SHALL HAVE AN ULTIMATE COMPRESSIVE STRENGTH OF 2500 PSIWAETER -CEMENT RATIO OF 0.45 AND TYPE V CEMENT UNLESS A SOIL REPORT RECOMMENDS OTHERWISE4. FOUDATION SHALL BE CARRIED INTO NATURAL GRADE NOT LESS THAN INDICATED ON DETAILS.5. WHERE SOIL IS EXPANSIVE, VERIFY FOOTING REQUIREMENTS WITH LOCAL BUILDING AND SAFETYDEPARTMENT.6. REINFORCEMENT:REINFORCEMENT STEEL SHALL CONFORM TO ASTM A615-40, INTERMIEDIATE GRADE. ALL BARS EXEPT #2SHALL BE DEFORMED. DEFORMATION CONFORMING TO ASTM A305.MINIMUM CLEAR DISTANCE OF REINFORCING FROM FACE OF CONCRETE:POURED AGAINST EARTH: 3" WALL OR COLUMN POURED AGAINSTFROM: 2"7. ALL WELDED WIRE FABRIC SHALL CONFORM TO ASTM A185/LAP 6"8. TOP OF FOUNDATION SHALL BE 6" MIN. ABOVE FINISHED GRADE.9. MUD SILLS TO BE 2" X PRESSURE TREATED D.E. BOLTED WITH 5/8" DIAG. X 10" BOLTED 7 IN. MIN. INTOCONCRETE 3" X 3" X 0.229" OD 1/4" PLT. WASHERS.10. PROVIDE METAL WASHERS UNDER ALL BOLT HEADS AND NUTS BEARING ON WOOD. ALL BOLTS THROUGHWOOD TO BE DRIVE FIT.11. PROVIDE WEEP SCREED AROUND PERIMETER OF ALL CONCRETE SLABS.12. WATERPROOF ALL RETAINING WALLS ADJACENT TO LIVABLE AREAS AND GARAGE.
13. ALL GALVANIZED IRON FLASHING SHALL BE NO LESS THAN 26 GA.14. ALL FOOTINGS SHALL BE 24" MIN. EMBEDED INTO ADJACENT LOWER GRADE AND SLAB ON GRADE SHALL BE 5"THICK CONC. SLAB W/ #4 @ 12"oc AT MID LAYER OF 2" SAND AND OVER 15 MIL VISQUEEN AND OVER 4" THICKOF 1/2" DIA. CLEAN GRAVEL AND OVER COMPACT SOIL.
MASONRY1. USE TYPE M MORTAR 1 PART PORTLAND CEMENT, 1/4 PART LIME PUTTY, 3 PARTS DAMP LOOSE SAND.2. USE TYPE N.I. HOLLOW CONCRETE UNITS - SOLID GROUTED.3. USE 2000 P.S.I. MIN. @ 28 DAYS.4. REINFORCING STEEL ASTM - A615 GRADE 40
NOTES
FASTENING SCHEDULE
ITEM DESCRIPTION OF BUILDING ELEMENTS NUMBER AND TYPE OF FASTENERa, b, c
Roof
1
2
Blocking between ceiling joists or rafters to top plate
Ceiling joists to top plate
3 Ceiling joist not attached to parallel rafter, laps overpartitions [see Sections R802.3.1, R802.3.2 and TableR802.5.1(9)]
4
5
6
Ceiling joist attached to parallel rafter (heel joint) [seeSections R802.3.1 and R802.3.2 and Table R802.5.1(9)]
Collar tie to rafter, face nail or 11/4" × 20 ga. ridge strap torafter
Rafter or roof truss to plate
4-8d box (21/2" × 0.113") or 3-8d common (21/2" × 0.131"); or 3-10d box (3"× 0.128"); or 3-3" × 0.131" nails
4-8d box (21/2" × 0.113"); or 3-8d common 21/2" × 0.131"); or 3-10d box (3" ×0.128"); or 3-3" × 0.131" nails
4-10d box (3" × 0.128"); or 3-16d common (31/2" × 0.162"); or 4-3" × 0.131"nails
Table R802.5.1(9)
4-10d box (3" × 0.128"); or 3-10d common (3" × 0.148"); or 4-3" × 0.131"nails
3-16d box nails (31/2" × 0.135"); or 3-10d common nails (3" × 0.148"); or 4-10d box (3" × 0.128"); or 4-3" × 0.131" nails
7 Roof rafters to ridge, valley or hip rafters or roof rafter tominimum 2" ridge beam
4-16d (31/2" × 0.135"); or 3-10d common (31/2" × 0.148"); or 4-10d box (3" ×0.128"); or 4-3" × 0.131" nails
3-16d box (31/2" × 0.135"); or 2-16d common (31/2" × 0.162"); or 3-10d box(3" × 0.128"); or 3-3" × 0.131" nails
Wall
16d common (31/2" × 0.162")8 Stud to stud (not at braced wall panels)10d box (3" × 0.128"); or 3" × 0.131" nails
9 Stud to stud and abutting studs at intersecting wall corners(at braced wall panels)
16d box (31/2" × 0.135"); or 3" × 0.131" nails
16d common (31/2" × 0.162")
16d common (31/2" × 0.162")10 Built-up header (2" to 2" header with 1/2" spacer)16d box (31/2" × 0.135")
11 Continuous header to stud 5-8d box (21/2" × 0.113"); or 4-8d common (21/2" × 0.131"); or 4-10d box (3"× 0.128")
16d common (31/2" × 0.162")12 Top plate to top plate 10d box (3" × 0.128"); or 3" × 0.131" nails
Double top plate splice for SDCs A-D2 with seismic bracedwall line spacing < 25'13
Double top plate splice SDCs D0, D1, or D2; and braced wallline spacing ≥ 25'
14 Bottom plate to joist, rim joist, band joist or blocking (not atbraced wall panels)
15 Bottom plate to joist, rim joist, band joist or blocking (atbraced wall panel)
12-16d (31/2" × 0.135")
16d common (31/2" × 0.162")
16d box (31/2" × 0.135"); or 3" × 0.131" nails
3-16d box (31/2" × 0.135"); or 2-16d common (31/2" × 0.162"); or 4-3" ×0.131" nails
4-8d box (21/2" × 0.113"); or 3-16d box (31/2" × 0.135"); or 4-8d common
(21/2" × 0.131"); or 4-10d box (3" × 0.128"); or 4-3" × 0.131" nails
16 Top or bottom plate to stud
16" o.c. face nail
12" o.c. face nail
3 each 16" o.c. face nail 2 each 16" o.c. facenail 4 each 16" o.c. face nail
Toe nail
8-16d common (31/2" × 0.162"); or 12-16d box (31/2" × 0.135"); or 12-10dbox (3" × 0.128"); or 12-3" × 0.131" nails
12" o.c. face nail
12" o.c. each edge face nail
Toe nail
16" o.c. face nail
16" o.c. face nail
12" o.c. face nail
16" o.c. face nail
16" o.c. each edge face nail
24" o.c. face nail
Toe nail
Per joist, toe nail
SPACING AND LOCATION
Face nail
Face nail
Face nail each rafter
2 toe nails on one side and 1 toe nail onopposite side of each rafter or trussi
Toe nail
End nail
Face nail on each side of end joint (minimum24" lap splice length each side of end joint)
3-16d box (31/2" × 0.135"); or 2-16d common (31/2" × 0.162"); or 3-10d box(3" × 0.128"); or 3-3" × 0.131" nails End nail
17 Top plates, laps at corners and intersections
18 1" brace to each stud and plate
19 1" × 6" sheathing to each bearing
3-10d box (3" × 0.128"); or 2-16d common (31/2" × 0.162"); or 3-3" × 0.131"nails
3-8d box (21/2" × 0.113"); or 2-8d common (21/2" × 0.131"); or 2-10d box (3"× 0.128"); or 2 staples 13/4"
3-8d box (21/2" × 0.113"); or 2-8d common (21/2" × 0.131"); or 2-10d box (3"× 0.128"); or 2 staples, 1" crown, 16 ga., 13/4" long
3-8d box (21/2" × 0.113"); or 3-8d common (21/2" × 0.131"); or 3-10d box (3"× 0.128"); or 3 staples, 1" crown, 16 ga., 13/4" long201" × 8" and wider sheathing to each bearing Wider than 1" × 8" 4-8d box (21/2" × 0.113"); or 3-8d common (21/2" ×0.131"); or 3-10d box (3" × 0.128"); or 4 staples, 1" crown, 16 ga., 13/4" long
21 Joist to sill, top plate or girder
22 Rim joist, band joist or blocking to sill or top plate (roofapplications also)
23
24
25
26
1" × 6" subfloor or less to each joist
2" subfloor to joist or girder
2" planks (plank & beam—floor & roof)
Band or rim joist to joist
4-8d box (21/2" × 0.113"); or 3-8d common (21/2" × 0.131"); or 3-10d box (3"× 0.128"); or 3-3" × 0.131" nails
8d box (21/2" × 0.113")
8d common (21/2" × 0.131"); or 10d box (3" × 0.128"); or 3" × 0.131" nails
3-8d box (21/2" × 0.113"); or 2-8d common (21/2" × 0.131"); or 3-10d box (3"
× 0.128"); or 2 staples, 1" crown, 16 ga., 13/4" long
3-16d box (31/2" × 0.135"); or 2-16d common (31/2" × 0.162")
3-16d box (31/2" × 0.135"); or 2-16d common (31/2" × 0.162")
3-16d common (31/2" × 0.162") 4-10 box (3" × 0.128"), or 4-3" × 0.131" nails;or 4-3" × 14 ga. staples, 7/16" crown
20d common (4" × 0.192"); or
27 Built-up girders and beams, 2-inch lumber layers 10d box (3" × 0.128"); or 3" × 0.131" nails
And: 2-20d common (4" × 0.192"); or 3-10d box (3" × 0.128"); or 3-3" ×0.131" nails
28
29
Ledger strip supporting joists or rafters
Bridging to joist
4-16d box (31/2" × 0.135"); or 3-16d common (31/2" × 0.162"); or 4-10d box(3" × 0.128"); or 4-3" × 0.131" nails
2-10d (3" × 0.128")
Toe nail
4" o.c. toe nail
6" o.c. toe nail
Face nail
Blind and face nail
At each bearing, face nail
End nail
Nail each layer as follows: 32" o.c. at top andbottom and staggered.
24" o.c. face nail at top and bottom staggeredon opposite sides
Face nail at ends and at each splice
At each joist or rafter, face nail
Each end, toe nail
SPACING OF FASTENERS
ITEM DESCRIPTION OF BUILDING ELEMENTS NUMBER AND TYPE OF FASTENERa, b, c Edges(inches)h Intermediate supportsc, e(inches)
Wood structural panels, subfloor, roof and interior wall sheathing to framing and particleboard wall sheathing to framing [see Table R602.3(3) for wood structural panel exterior wallsheathing to wall framing]
30
31
32
3/8" — 1/2"
19/32" — 1"
11/8" — 11/4"
6d common (2" × 0.113") nail (subfloor, wall)i 8d common (21/2" × 0.131")nail (roof)
8d common nail (21/2" × 0.131")
10d common (3" × 0.148") nail; or 8d (21/2" × 0.131") deformed nail
Other wall sheathingg
33 1/2" structural cellulosic fiberboard sheathing
34 25/32" structural cellulosic fiberboard sheathing
35
36
1/2" gypsum sheathingd
5/8" gypsum sheathingd
11/2" galvanized roofing nail, 7/16" head diameter, or 1" crown staple 16 ga.,
11/4" long
13/4" galvanized roofing nail, 7/16" head diameter, or 1" crown staple 16 ga.,11/4" long
11/2" galvanized roofing nail; staple galvanized, 11/2" long; 11/4" screws,Type W or S
13/4" galvanized roofing nail; staple galvanized, 15/8" long; 15/8" screws,Type W or S
Wood structural panels, combination subfloor underlayment to framing
37
38
3/4" and less
7/8" — 1"
6d deformed (2" × 0.120") nail; or 8d common (21/2" × 0.131") nail
8d common (21/2" × 0.131") nail; or 8d deformed (21/2" × 0.120") nail
6
6
12
12
36
6
6
6
12f
12f
12
Face nail
Face nail
Face nail
Face nail
36
77
77
39 11/8" — 11/4"10d common (3" × 0.148") nail; or 8d deformed (21/2" × 0.120") nail
For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm, 1 mile per hour = 0.447 m/s; 1 ksi = 6.895 MPa.
a. Nails are smooth-common, box or deformed shanks except where otherwise stated. Nails used for framing and sheathing connections shall haveminimum average bending yield strengths as shown: 80 ksi for shank diameter of 0.192 inch (20d common nail), 90 ksi for shank diameters larger than0.142 inch but not larger than 0.177 inch, and 100 ksi for shank diameters of 0.142 inch or less.b. Staples are 16 gage wire and have a minimum 7/16-inch on diameter crown width.c. Nails shall be spaced at not more than 6 inches on center at all supports where spans are 48 inches or greater.
d. Four-foot by 8-foot or 4-foot by 9-foot panels shall be applied vertically.
e. Spacing of fasteners not included in this table shall be based on Table R602.3(2).f. Where the ultimate design wind speed is 130 mph or less, nails for attaching wood structural panel roof sheathing to gable end wall framing shall bespaced 6 inches on center. Where the ultimate design wind speed is greater than 130 mph, nails for attaching panel roof sheathing to intermediatesupports shall be spaced 6 inches on center for minimum 48-inch distance from ridges, eaves and gable end walls; and 4 inches on center to gable endwall framing.g. Gypsum sheathing shall conform to ASTM C1396 and shall be installed in accordance with GA 253. Fiberboard sheathing shall conform to ASTM C208.h. Spacing of fasteners on floor sheathing panel edges applies to panel edges supported by framing members and required blocking and at floorperimeters only. Spacing of fasteners on roof sheathing panel edges applies to panel edges supported by framing members and required blocking.Blocking of roof or floor sheathing panel edges perpendicular to the framing members need not be provided except as required by other provisions ofthis code. Floor perimeter shall be supported by framing members or solid blocking.i. Where a rafter is fastened to an adjacent parallel ceiling joist in accordance with this schedule, provide two toe nails on one side of the rafter and toenails from the ceiling joist to top plate in accordance with this schedule. The toe nail on the opposite side of the rafter shall not be required.
6 12
34
CHAIN LINK POOL BARRIERVERTICAL AND HORIZONTAL MEMBER - POOL BARRIERVERTICAL AND HORIZONTAL MEMBER - POOL BARRIER
2"
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SELF CLOSING HINGES SELF-LATCHING DEVICE54" ABOVE GRADE
45
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60"
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LESS THAN 4"
2"
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60"
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60"
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1-3/4" MAXIMUM
HORIZONTAL MEMBERSREQUIRED TO BE ONPOOL SIDE OF FENCE / GATE
SELF-LATCHING DEVICEREQUIRED TO BE54" ABOVE GRADE
54
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54
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GATE REQUIRED TO OPENOR SWING AWAY FROM POOL GATE REQUIRED TO OPENOR SWING AWAY FROM POOLGATE REQUIRED TO OPENOR SWING AWAY FROM POOL
SELF CLOSING HINGES SELF CLOSING HINGES SELF-LATCHING DEVICEREQUIRED TO BE54" ABOVE GRADE
2"
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MAX. MESH SIZE 1-3/4"UNLESS THE FENCE IS PROVIDEDWITH SLATS THAT REDUCE OPENINGSTO NO MORE THAN 1-3/4"
POOL SAFETY REQUIREMENT - Enclosures/Barriers
Drowning is the leading cause of accidental death for children under five (5) yearsof age in California. Over 4,600 drowning and near drowning incidents occurnationwide each year in private swimming pools. The use of effective residentialswimming pool barriers in conjunction with adult supervision is the best way tominimize these accidents.
An outdoor swimming pool, including an in-ground, above-ground and on-groundpool, hot tub or spa shall be provided with a barrier which shall comply with thefollowing:
a. The top of the barrier shall be at least sixty (60) inches above grade measuredon the side of the barrier which faces away from the swimming pool.
b. The maximum vertical clearance between grade and the bottom of the barriershall be two (2) inches measured on the side of the barrier which faces awayfrom the swimming pool. Where the top of the pool structure is above grade,
the barrier may be at the ground level, such as the pool structure, or mountedon top of the pool structure. Where the barrier is mounted on top of the poolstructure, the maximum vertical clearance between the top of the pool structure
and the bottom of the barrier shall be four (4) inches.
c. Openings in the barrier shall not allow passage of a four-inch diameter (4”)sphere.
d. Solid barriers which do not have openings, such as masonry or stone walls,shall not contain indentations or protrusions except for tooled masonry joints.
e. Where the barrier is composed of horizontal members (cross rails) and thehorizontal spacing is less than forty five (45) inches, the horizontal membersshall be located on the swimming pool side of the fence. Spacing betweenvertical members shall not exceed one and three fourths (1-3/4”) inches inwidth. Where there are decorative cutouts within vertical members, spacingwithin the cutouts shall not exceed one and three fourths (1-3/4”) in width.
f. Where the barrier is composed of horizontal and vertical members and the
distance between the tops of the horizontal members (cross rails) is forty five(45”) inches or more, spacing between vertical members shall not exceed four(4”) inches. Where there are decorative cutouts within vertical members,spacing within the cutouts shall not exceed three fourths (3/4”) inches in width.
g. Maximum mesh size for chain link fences shall be a one and one quarter inch(1-1/4”) square unless the fence is provided with slats fastened at the top or thebottom, which reduce the openings to no more than one and three fourths (1-3/4”) inches. The wire shall not be less than eleven (11) gage.
h. Where the barrier is composed of diagonal members, openings shall be no
more than one and three fourths (1-3/4”) inches.
i. Access gates shall comply with the above requirements and shall be equippedto accommodate a locking device. Pedestrian-access gates shall open outwardaway from the pool and shall be self-closing and have a self-latching device.Gates other than pedestrian access gates shall have a self-latching device.
Where the release mechanism of the self-latching device is located less thanfifty four (54”) inches from the bottom of the gate, the release mechanismshall be located on the pool side of the gate at least three (3”) inches below thetop of the gate and the gate and barrier shall have no opening greater than onehalf (1/2) inches within eighteen (18”) of the release mechanism.
j. Where a wall of a dwelling serves as a part of the barrier, doors with directaccess to the pool through that wall shall be equipped with an alarm which
produces an audible warning when the door and its screen, if present, areopened. The alarm shall sound continuously for a minimum of thirty (30)seconds immediately after the door is opened, and be capable of being heard
throughout the house during normal household activities. The alarm shall
automatically reset under all conditions. The alarm system shall be equipped
with a manual means, such as a touchpad or switch, to temporarily deactivatethe alarm for a single opening. Such deactivation shall last for no more than 15seconds. The deactivation switch shall be located at least fifty four (54) inchesabove the threshold of the door.
k. Where an above ground pool structure is used as a barrier or where the barrieris mounted on top of the pool structure and the means of access is a ladder orsteps, then the means of access or the ladder or steps shall be surrounded bya barrier which meets the above requirements. When the ladder or steps aresecured, locked or removed, any opening created shall not allow the passive ofa four (4”) inch diameter sphere.l. Doors with direct access to an indoor swimming pool shall comply with (j.)above.
m. The pool shall be equipped with an approved safety pool cover that meets allthe requirements of ASTM Specifications F1346.
n. Refer to 2016 California Building Code section 3109 for complete requirements.
NEW REGULATIONS AS OF 1/1/2018 (CA Health and Safety Code Sec 115922)
When a building permit is issued for the construction of a new swimming pool or spa orthe remodeling of an existing swimming pool or spa at a private single-family home, therespective swimming pool or spa shall be equipped with at least two of the followingseven drowning prevention safety features:
1. A complying enclosure that isolates the swimming pool or spa from the privatesingle-family home. This is separate and in addition to property enclosurefencing. See Enclosure/Barrier requirements under General Requirements of thishandout for enclosure requirements.
2. Removable mesh fencing that meets the standards of ASTM F2286 inconjunction with a self-closing and self-latching gate that can accommodate akey lockable device.
3. An approved safety pool cover. either manually or power-operated that meets allof the performance standards of ASTM F1346-91.
4. Exit alarms on the private single-family home’s doors that provide direct accessto the swimming pool or spa. The exit alarm may cause either an alarm noise ora verbal warning, such as a repeating notification that “the door to the pool isopen.”
5. A self-closing, self-latching device with a release mechanism placed no lowerthan 54 inches above the floor on the private single-family home’s doorsproviding direct access to the swimming pool or spa.
6. An alarm that, when placed in a swimming pool or spa, will sound upon detectionof accidental or unauthorized entrance into the water. The alarm shall meet andbe independently certified to ASTM Standard F2208 “Standard SafetySpecification for Residential Pool Alarms,” which includes surface motion,pressure, sonar, laser, and infrared type alarms. A swimming protection alarmfeature designed for individual use, including an alarm attached to a child thatsounds when the child exceeds a certain distance or becomes submerged inwater, is not a qualifying drowning prevention safety feature.
7. Other means of protection, if the degree of protection afforded is equal to orgreater than that afforded by any of the features set forth above and has beenindependently verified by an approved testing laboratory as meeting standardsfor those features established by ASTM or ASME.
8. Before the issuance of final approval for the completion of the permittedconstruction or remodeling work, inspection and approval of the drowning safetyprevention features required by this section is mandatory.Note: These requirements do not apply to public swimming pools, hot tubs or spas with approvedlocking safety covers, pools in apartment complexes or any setting other than a single-family home.
SWIMMING POOL DROWNING PREVENTION SAFETY FEATURES MEASURE
Effective January 1, 2018, Health and Safety Code Section 115922 (Building Code Section 3109.4.4.2)requires new swimming pools or spas or remodeled swimming pools or spas at a private single-family
home to be equipped with at least 2 drowning prevention safety features. Compliance with the pool
enclosure requirements (see below OPTION 1 & OPTION 2) serves as one of the required safety features.
A second feature from the list belowmust also be installed.
PoolBACKYARD Fence all around pool
Attachment B
Self-closing/Self-latchingGate
House Garage
OPTION - 1
Fence around pool,including building wall
Pool
BACKYARD
Fence aroundproperty line
Sliding Door Alarm Door Alarm or
Self-Closing/Self-Latching
Self-Closing/
Self-Latching
House
Self-closing/Self-latchingGate
OPTION - 2
DROWNING PREVENTION SAFETY FEATURES (SECOND FEATURE): AT LEAST ONE FEATURE MUST BE CHOSEN
Removable mesh fencing that meets ASTM Standard F2286 – 60” high minimum
A pool safety cover that meets ASTM Standard F1346
Other means of protection, if the degree of protection afforded is equivalent to the other devices
specified above, and has been independently verified by an approved testing laboratory as meetingstandards for the device established by ASTM or ASME.
Note: Release mechanism for doors with direct access from home or accessory structures shall be placed no lower
than 54” above the floor, and for gates through enclosure shall be placed no lower than 60” above the ground.
A pool alarm that, when placed in the pool, will sound upon detection of entrance into the water.The pool alarm shall meet ASTM Standard F2208.
Garage
Self-closing/Self-latchingGate
POOL FENCE / ALARM OPTIONS
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POOL SAFETY
CHAIN LINK POOL BARRIERVERTICAL AND HORIZONTAL MEMBER - POOL BARRIERVERTICAL AND HORIZONTAL MEMBER - POOL BARRIER
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2019 CALGREEN RESIDENTIAL MANDATORY MEASURES
EFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)
SECTION REQUIREMENTSChapter 1 – ADMINISTRATION
101.3.1
Scope
Applies to ALL newly constructed residential buildings: low-rise, high-rise, andhotels/motels.
102.3 Requires a completed Residential Occupancies Application Checklist or alternatemethod acceptable to the enforcing agency to be used for documentation ofconformance.
Chapter 3 – GREEN BUILDING
Additions and alterations
301.1.1 • Applies to additions or alterations of residential buildings where the addition oralteration increases the building’s conditioned area, volume, or size.
• Requirements only apply within the specific area of the addition or alteration.
Low-rise and high-rise residential buildings
301.2 Banners identify provisions applying to low-rise only [LR] or high-rise only [HR].
Mixed occupancy buildings
Requires each portion of mixed occupancy buildings to comply with CALGreenmeasures applicable for the specific occupancy.
Exceptions:
302.1 • Accessory structures and accessory occupancies serving residential buildingsto comply with Chapter 4 and Appendix A4, as applicable.
• Live/work units complying with the California Building Code Section 419 shallnot be considered a mixed occupancy. Live/work units are required to complywith Chapter 4 and Appendix A4, as applicable.
Page 1 of 16
SECTION REQUIREMENTS
Chapter 4 – RESIDENTIAL MANDATORY MEASURES
Division 4.1 – PLANNING AND DESIGN
Storm water drainage and retention during construction
4.106.2 Projects which disturb less than 1 acre of soil and are not part of a larger common planof development shall manage storm water drainage during construction.
Grading and paving
4.106.3 Construction plans shall indicate how the site grading or drainage system will manageall surface water flows to keep water from entering buildings.
Exception: Additions and alterations which do not alter the existing drainage path.
Electric vehicle (EV) charging for new construction
• Comply with Section 4.106.4.1, 4.106.4.2 or 4.106.4.3 for future installation and useof EV chargers.
• Electric vehicle supply equipment (EVSE) shall be installed in accordance with theCalifornia Electrical Code, Article 625.
Exceptions:
4.106.4
1. On a case-by-case basis where the local enforcing agency has determined EVcharging and infrastructure are not feasible based upon 1 of the following:
1.1. Where there is no commercial power supply.
1.2. Verification that meeting requirements will alter the local utility infrastructuredesign requirements on the utility side of the meter increasing costs to thehomeowner/developer by more than $400.00 per dwelling unit.
2. Accessory Dwelling Units and Junior Accessory Dwelling Units withoutadditional parking facilities.
Note: For definitions of Accessory Dwelling Units and Junior Accessory Units, seeCALGreen Chapter 2.
Page 2 of 16
SECTION REQUIREMENTS
EV charging: 1- & 2-family dwellings/townhouses with attached private garages
• Install a listed raceway to accommodate a dedicated 208/240-volt branch circuit foreach dwelling unit.
• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).
4.106.4.1 • Raceway shall originate at the main service or subpanel and terminate into a listedcabinet, box or other enclosure in close proximity to the proposed location of an EVcharger.
• Raceways are required to be continuous at enclosed, inaccessible, or concealedareas and spaces.
• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.
Identification
4.106.4.1.1 Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging as “EV CAPABLE”. The racewaytermination location shall be permanently and visibly marked as “EV CAPABLE.”
EV charging for multifamily dwellings
• Applies to all multifamily dwelling units with parking facilities on the site.
4.106.4.2
• 10% of the total number of parking spaces provided for all types of parking facilities,but in no case less than 1, shall be electric vehicle charging spaces (EV spaces)capable of supporting future EVSE. Calculations for the number of EV spaces shallbe rounded up to the nearest whole number.
Note: Construction documents are intended to demonstrate the project’s capabilityand capacity for facilitating future EV charging. There is no requirement for EV spacesto be constructed or available until EV chargers are installed for use.
Page 3 of 16
SECTION REQUIREMENTS
EV charging space (EV space) locations
4.106.4.2.1 Construction documents shall indicate the location of proposed EV spaces. Wherecommon use parking is provided at least 1 EV space shall be located in the commonuse parking areas and shall be available for use by all residents.
EV charging stations (EVCS)
When EV chargers are installed, EV spaces (required by Section 4.106.4.2.2, Item 3,)shall comply with at least 1 of the following options:
4.106.4.2.1.1
1. The EV space shall be located adjacent to an accessible parking space meetingthe requirements of the California Building Code, Chapter 11A, to allow use ofthe EV charger from the accessible parking space.
2. The EV space shall be located on an accessible route to the building, as definedin the California Building Code, Chapter 2.
Exception: EVCS designed and constructed in compliance with the California BuildingCode Chapter 11B are not required to comply with Section 4.106.4.2.1.1 andSection 4.106.4.2.2, Item 3.
EV charging space (EV space) dimensions
4.106.4.2.2
EV spaces shall be designed to comply with the following:
1. The minimum length of each EV space shall be 18 feet.
2. The minimum width of each EV space shall be 9 feet.
3. 1 in every 25 EV spaces, but not less than 1, shall also have an 8-foot wideminimum aisle. A 5-foot wide minimum aisle shall be permitted provided theminimum width of the EV space is 12 feet.
a. Surface slope for this EV space and aisle shall not exceed 1 unit verticalin 48 units horizontal (2.083% slope) in any direction.
Page 4 of 16
See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODE
SECTION REQUIREMENTS
Single EV space required
• Install a listed raceway capable of accommodating a 208/240-volt dedicated branchcircuit.
• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).
4.106.4.2.3 • Raceway shall originate at the main service or subpanel and shall terminate into alisted cabinet, box or enclosure in close proximity to the proposed location of the EVspace.
• Construction documents shall identify the raceway termination point.
• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.
Multiple EV spaces required
4.106.4.2.4
• Construction documents shall indicate the raceway termination point and proposedlocation of future EV spaces and EV chargers. Construction documents shall alsoprovide information on amperage of future EVSE, raceway method(s), wiringschematics, and electrical load calculations to verify electrical panel servicecapacity and electrical system, including any on-site distribution transformer(s),have sufficient capacity to simultaneously charge all EVs at all required EV spacesat the full rated amperage of the EVSE.
• Plan design shall be based upon a 40-ampere minimum branch circuit.
• Required raceways and related components planned to be installed underground,enclosed, inaccessible or in concealed areas and spaces shall be installed at thetime of original construction.
Identification
4.106.4.2.5 Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging purposes as “EV CAPABLE” inaccordance with the California Electrical Code.
Page 5 of 16
SECTION REQUIREMENTS
EV charging for hotels and motels
4.106.4.3
• Applies to all newly constructed hotels and motels.
• Construction documents shall identify the location of EV spaces.
Note: Construction documents are intended to demonstrate the project’s capabilityand capacity for facilitating future EV charging. There is no requirement for EV spacesto be constructed or available until EV chargers are installed for use.
Number of required EV spaces
4.106.4.3.1 Table 4.106.4.3.1 shows the number of required EV spaces based on the total numberof parking spaces provided for all types of parking facilities.
EV charging space (EV space) dimensions
4.106.4.3.2 EV spaces shall be designed to comply with the following:
• Minimum length of each EV space shall be 18 feet.
• Minimum width of each EV space shall be 9 feet.
Single EV space required (similar to 4.106.4.2.3)
• Install a listed raceway capable of accommodating a 208/240-volt dedicated branchcircuit.
• Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).
4.106.4.3.3 • Raceway shall originate at the main service or subpanel and shall terminate into alisted cabinet, box or enclosure in close proximity to the proposed location of the EVspace.
• Construction documents shall identify the raceway termination point.
• Service panel and/or subpanel shall provide capacity to install a 40-ampereminimum dedicated branch circuit and space(s) reserved to permit installation of abranch circuit overcurrent protective device.
Page 6 of 16
SECTION REQUIREMENTS
Multiple EV spaces required (similar to 4.106.4.2.4)
4.106.4.3.4
• Construction documents shall indicate the raceway termination point and proposedlocation of future EV spaces and EV chargers. Construction documents shall alsoprovide information on amperage of future EVSE, raceway method(s), wiringschematics and electrical load calculations to verify electrical panel service capacityand electrical system, including any on-site distribution transformer(s), havesufficient capacity to simultaneously charge all EVs at all required EV spaces at thefull rated amperage of the EVSE.
• Plan design shall be based upon a 40-ampere minimum branch circuit.
• Required raceways and related components planned to be installed underground,enclosed, inaccessible or, in concealed areas and spaces shall be installed at thetime of original construction.
Identification (similar to 4.106.4.2.5)
4.106.4.3.5 Service panel or subpanel circuit directory shall identify the overcurrent protectivedevice space(s) reserved for future EV charging purposes as “EV CAPABLE” inaccordance with the California Electrical Code.
Accessible EV spaces
4.106.4.3.6 In addition to the requirements in Section 4.106.4.3, EV spaces for hotels/motels andall EVSE, when installed, shall comply with the accessibility provisions for EV chargingstations in the California Building Code, Chapter 11B.
Division 4.2 – ENERGY EFFICIENCY
Scope
4.201.1&5.201.1 • Standards for residential buildings do not require compliance with levels ofminimum energy efficiency beyond those required by the 2019 California EnergyCode.
Page 7 of 16
• Energy efficiency requirements for low-rise residential (Section 4.201.1) and high-rise residential/hotels/motels (Section 5.201.1) are now in both residential andnonresidential chapters of CALGreen.
SECTION REQUIREMENTSDivision 4.3 – WATER EFFICIENCY AND CONSERVATION
Water conserving plumbing fixtures and fittings
Plumbing fixtures and fittings shall comply with the following:
4.303.1.1 − Water closets: ≤ 1.28 gal/flush.4.303.1.2 − Wall mounted urinals: ≤ 0.125 gal/flush; all other urinals ≤ 0.5gal/flush.
4.303.1
4.303.1.3.1 − Single showerheads: ≤ 1.8 gpm @ 80 psi.4.303.1.3.2 − Multiple showerheads: combined flow rate of all showerheadscontrolled by a single valve shall not exceed 1.8 gpm @ 80 psi, oronly 1 shower outlet is to be in operation at a time.4.303.1.4.1 − Residential lavatory faucets: maximum flow rate ≤ 1.2 gpm @ 60psi; minimum flow rate ≥ 0.8 gpm @ 20 psi.4.303.1.4.2 − Lavatory faucets in common and public use areas of residentialbuildings: ≤ 0.5 gpm @ 60 psi.4.303.1.4.3 − Metering faucets: ≤ 0.2 gallons per cycle.4.303.1.4.4 − Kitchen faucets: ≤ 1.8 gpm @ 60 psi; temporary increase to 2.2gpm allowed but shall default to 1.8 gpm.
Standards for plumbing fixtures and fittings
4.303.2 Plumbing fixtures and fittings shall be installed in accordance with the CaliforniaPlumbing Code, and shall meet applicable standards referenced in Table 1701.1 of theCalifornia Plumbing Code.
Outdoor potable water use in landscape areas
4.304.1 New residential developments shall comply with a local water efficient landscapeordinance or the current California Department of Water Resources’ Model WaterEfficient Landscape Ordinance (MWELO), whichever is more stringent.
Division 4.4 – MATERIAL CONSERVATION & RESOURCE EFFICIENCY
Rodent proofing
4.406.1 Annular spaces around pipes, electric cables, conduits or other openings insole/bottom plates at exterior walls shall be closed with cement mortar, concretemasonry or a similar method acceptable to the enforcing agency to prevent passage ofrodents.
Page 8 of 16
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2019 CALGREEN RESIDENTIAL MANDATORY MEASURES
EFFECTIVE JANUARY 1, 2020HCD SHL 615 (New 01/20)
See specific referenced sections for complete details on CALGreen mandatory requirements.2019 CALGREEN CODE
SECTION REQUIREMENTS
Construction waste management
• Recycle and/or salvage for reuse a minimum of 65% of the nonhazardousconstruction and demolition waste in accordance with either Section 4.408.2,4.408.3 or 4.408.4, or meet a more stringent local construction and demolitionwaste management ordinance.
4.408.1
• Provide documentation to the enforcing agency per Section 4.408.5.
Exceptions:
1. Excavated soil and land-clearing debris.
2. Alternative waste reduction methods developed by working with local enforcingagencies if diversion or recycle facilities capable of compliance with this item donot exist or are not located reasonably close to the jobsite.
3. The enforcing agency may make exceptions to the requirements of this sectionwhen isolated jobsites are located in areas beyond the haul boundaries of thediversion facility.
Construction waste management plan
4.408.2 Submit a construction waste management plan meeting Items 1 through 5 inSection 4.408.2. Plans shall be updated as necessary and shall be available forexamination during construction.
Waste management company
4.408.3 Utilize a waste management company, approved by the enforcing agency, which canprovide verifiable documentation that diverted construction and demolition wastematerials meet the requirements in Section 4.408.1.
Page 9 of 16
SECTION REQUIREMENTS
Waste stream reduction alternative [LR]
4.408.4&4.408.4.1 • Projects that generate a total combined weight of construction and demolition wastedisposed in landfills, which do not exceed 2 pounds per square foot of the buildingarea, shall meet the minimum 65% construction waste reduction requirement inSection 4.408.1.
Operation and maintenance manual
4.410.1 At the time of final inspection, a manual, compact disc, web-based reference or othermedia acceptable to the enforcing agency which covers 10 specific subject areas shallbe placed in the building.
Recycling by occupants
4.410.2
Where 5 or more multifamily dwelling units are constructed on a building site, providereadily accessible area(s) that serves all buildings on the site and is identified for thedepositing, storage and collection of nonhazardous materials for recycling, including(at minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals,or meet a lawfully enacted local recycling ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in PublicResources Code Section 42649.82 (a)(2)(A) et seq. are not required to comply with theorganic waste portion of this section.
Division 4.5 – ENVIRONMENTAL QUALITY
Fireplaces - General
4.503.1
Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installedwoodstove or pellet stove shall comply with U.S. EPA New Source PerformanceStandards (NSPS) emission limits as applicable, and shall have a permanent labelindicating they are certified to meet the emission limits. Woodstoves, pellet stoves, andfireplaces shall also comply with all applicable local ordinances.
Page 10 of 16
• Projects that generate a total combined weight of construction and demolition wastedisposed in landfills, which do not exceed 3.4 pounds per square foot of the buildingarea shall meet the minimum 65% construction waste reduction requirement inSection 4.408.1.
SECTION REQUIREMENTS
Protection of mechanical equipment during construction
4.504.1 At the time of rough installation, during storage on the construction site and until finalstartup of the heating, cooling and ventilating equipment, all duct and other related airintake and distribution component openings shall be covered. Tape, plastic,sheetmetal or other methods acceptable to the enforcing agency to reduce the amountof water, dust and debris entering the system may be used.
Adhesives, sealants and caulks
Adhesives, sealants and caulks used on the project shall meet the requirements of thefollowing standards unless more stringent local or regional air pollution or air qualitymanagement district rules apply:
4.504.2.1
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealantprimers, and caulks shall comply with local or regional air pollution control or airquality management district rules where applicable or SCAQMD Rule 1168 VOClimits, as shown in Table 4.504.1 or 4.504.2, as applicable. Such products shallalso comply with the Rule 1168 prohibition on the use of certain toxic compounds(chloroform, ethylene dichloride, methylene chloride, perchloroethylene andtrichloroethylene), except for aerosol products, as specified in Subsection 2.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulkingcompounds (in units of product, less packaging, which do not weigh more than 1pound and do not consist of more than 16 fluid ounces) shall comply withstatewide VOC standards and other requirements, including prohibitions on useof certain toxic compounds, of California Code of Regulations (CCR), Title 17,commencing with Section 94507.
Paints and coatings
4.504.2.2
Architectural paints and coatings shall comply with VOC limits in Table 1 of theAir Resources Board Architectural Suggested Control Measure, as shown inTable 4.504.3, unless more stringent local limits apply. The VOC content limit forcoatings that do not meet the definitions for the specialty coatings categories listed inTable 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat, orNonflat-high Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36,and 4.37 of the 2007 California Air Resources Board, Suggested Control Measure, andthe corresponding Flat, Nonflat, or Nonflat-high Gloss VOC limit in Table 4.504.3 shallapply.
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SECTION REQUIREMENTS
Aerosol paints and coatings
4.504.2.3&4.504.2.4
• Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC inSection 94522(a)(2) and other requirements, including prohibitions on use of certaintoxic compounds and ozone depleting substances, in Sections 94522(e)(1) and(f)(1) of California Code of Regulations, Title 17, commencing with Section 94520;and in areas under the jurisdiction of the Bay Area Air Quality Management Districtshall additionally comply with the percent VOC by weight of product limits ofRegulation 8, Rule 49.
• Documentation is required per Section 4.504.2.4.
Carpet systems
Carpet installed in the building interior shall meet the testing and product requirementsof 1 of the following:
1. Carpet and Rug Institute’s Green Label Plus Program.
4.504.3 2. California Department of Public Health, “Standard Method for the Testing andEvaluation of Volatile Organic Chemical Emissions from Indoor Sources UsingEnvironmental Chambers,” Version 1.1, February 2010 (also known asSpecification 01350).
3. NSF/ANSI 140 at the Gold level.
4. Scientific Certifications Systems Indoor Advantage™ Gold.
Carpet cushion
4.504.3.1 Carpet cushion installed in the building interior shall meet the requirements of theCarpet and Rug Institute’s Green Label program.
Carpet adhesive
4.504.3.2 Carpet adhesives shall meet the requirements of Table 4.504.1.
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SECTION REQUIREMENTS
Resilient flooring systems
Where resilient flooring is installed, at least 80% of floor area receiving resilient flooringshall comply with 1 or more of the following:
4.504.4
1. Products compliant with the California Department of Public Health, “StandardMethod for the Testing and Evaluation of Volatile Organic Chemical Emissionsfrom Indoor Sources Using Environmental Chambers,” Version 1.1, February2010 (also known as Specification 01350), certified as a CHPS Low-EmittingMaterial in the Collaborative for High Performance Schools (CHPS) HighPerformance Products Database.
2. Products certified under UL GREENGUARD Gold (formerly the GreenguardChildren & Schools program).
3. Certification under the Resilient Floor Covering Institute (RFCI) FloorScoreprogram.
4. Meet the California Department of Public Health, “Standard Method for theTesting and Evaluation of Volatile Organic Chemical Emissions from IndoorSources Using Environmental Chambers,” Version 1.1, February 2010 (alsoknown as Specification 01350).
Composite wood products
• Hardwood plywood, particleboard and medium density fiberboard composite woodproducts used on the interior or exterior of the building shall meet the requirementsfor formaldehyde as specified in the Air Resources Board’s Air Toxics ControlMeasure for Composite Wood (17 CCR 93120 et seq.), as shown in Table 4.504.5.4.504.5&4.504.5.1 • Definition of Composite Wood Products: Composite wood products includehardwood plywood, particleboard, and medium density fiberboard. “Compositewood products” do not include hardboard, structural plywood, structural panels,structural composite lumber, oriented strand board, glued laminated timber,prefabricated wood I-joists, or finger-joined lumber, all as specified in CCR,Title 17, Section 93120.1(a).
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• Documentation is required per Section 4.504.5.1.
SECTION
4.505.2
REQUIREMENTS
Concrete slab foundations
Concrete slab foundations or concrete slab-on-ground floors required to have a vaporretarder by the California Building Code, Chapter 19, or the California ResidentialCode, Chapter 5, respectively, shall also comply with this section.
Capillary break
A capillary break shall be installed in compliance with at least 1 of the following:
4.505.2.1
1. A 4-inch thick base of ½ inch or larger clean aggregate shall be provided with avapor retarder in direct contact with concrete and a concrete mix design, whichwill address bleeding, shrinkage, and curling, shall be used. For additionalinformation, see American Concrete Institute, ACI 302.2R-06.
2. Other equivalent methods approved by the enforcing agency.
3. A slab design specified by a licensed design professional.
Moisture content of building materials
Building materials with visible signs of water damage shall not be installed. Wall andfloor framing shall not be enclosed when the framing members exceed 19% moisturecontent. Moisture content shall be verified in compliance with the following:
1. Moisture content shall be determined with either a probe-type or a contact-typemoisture meter. Equivalent moisture verification methods may be approved bythe enforcing agency and shall satisfy requirements in Section 101.8.
4.505.3 2. Moisture readings shall be taken at a point 2 feet to 4 feet from the gradestamped end of each piece to be verified.
3. At least 3 random moisture readings shall be performed on wall and floor framingwith documentation acceptable to the enforcing agency provided at the time ofapproval to enclose the wall and floor framing.
Insulation products which are visibly wet or have a high moisture content shall bereplaced or allowed to dry prior to enclosure in wall or floor cavities. Manufacturers’drying recommendations shall be followed for wet-applied insulation products prior toenclosure.
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SECTION REQUIREMENTS
Bathroom exhaust fans
Each bathroom shall be mechanically ventilated and shall comply with the following:
1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside thebuilding.
4.506.1
2. Unless functioning as a component of a whole house ventilation system, fansmust be controlled by a humidity control.
a. Humidity controls shall be capable of manual or automatic adjustmentbetween a relative humidity range of ≤ 50% to a maximum of 80%.
b. A humidity control may be a separate component to the exhaust fan and isnot required to be integral or built-in.
Note: For CALGreen, a bathroom is a room which contains a bathtub, shower, ortub/shower combination. Fans or mechanical ventilation is required in each bathroom.
Heating and air-conditioning system design
Heating and air-conditioning systems shall be sized, designed and equipment selectedusing the following methods:
1. The heat loss and heat gain is established according to ANSI/ACCA 2Manual J – 2016 (Residential Load Calculation), ASHRAE handbooks or otherequivalent design software or methods.
4.507.2 2. Duct systems are sized according to ANSI/ACCA 1 Manual D – 2016(Residential Duct Systems), ASHRAE handbooks or other equivalent designsoftware or methods.
3. Select heating and cooling equipment according to ANSI/ACCA 3Manual S – 2014 (Residential Equipment Selection) or other equivalent designsoftware or methods.
Exception: Use of alternate design temperatures necessary to ensure the systemsfunction are acceptable.
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SECTION REQUIREMENTSCHAPTER 7 – INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
Installer training
HVAC system installers shall be trained and certified in the proper installation of HVACsystems and equipment by a recognized training or certification program. Examples ofacceptable HVAC training and certification programs include, but are not limited to, thefollowing:
702.1 1. State certified apprenticeship programs.
2. Public utility training programs.
3. Training programs sponsored by trade, labor or statewide energy consulting orverification organizations.
4. Programs sponsored by manufacturing organizations.
5. Other programs acceptable to the enforcing agency.
Special inspection
702.2 When required by the enforcing agency, special inspectors must be qualified and ableto demonstrate competence to the enforcing agency in the discipline in which they areinspecting.
Documentation
703.1
Documentation of compliance shall include, but is not limited to, constructiondocuments, plans, specifications, builder or installer certification, inspection reports, orother methods acceptable to the local enforcing agency. Other specific documentationor special inspections necessary to verify compliance are specified in appropriatesections of CALGreen.
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