HomeMy WebLinkAbout01 - Nguyen Residence Parking ModificationfiEWPOo COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING DIVISION
U$ 3300 Newport Boulevard, Building C, Newport Beach, CA 92663
(949) 644 -3200 Fax: (949) 644 -3229
CgCIFURN�P www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
April 11, 2012
Agenda Item 1
SUBJECT: Nguyen Residence Parking Modification - (PA2012 -023)
129 24th Street
Modification Permit No. MD2012 -006
APPLICANT: R.A. Jeheber Residential Design, Inc.
PLANNER: Benjamin M. Zdeba, Planning Technician
(949) 644 -3253, bzdeba @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 (Single -Unit Residential)
• General Plan: RS -D (Single -Unit Residential Detached)
PROJECT SUMMARY
A modification permit to allow a partially covered carport in conjunction with a single -car
garage to satisfy the off - street parking requirements for a single - family dwelling where
the Zoning Code requires two garage spaces. The lot is 23 feet, 9 1/2 inches wide at the
rear alley and narrows to 20 feet, 2 inches wide at the front along 24th Street.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2012 -006 No. (Attachment No. ZA 1).
DISCUSSION
• The subject property is relatively small in size and skewed with a front property
line width of 20 feet, 2 inches and a rear property line width of 23 feet, 9 '/z
inches.
The required minimum interior garage width per Section 20.40.090 (Parking
Standards for Residential Uses) for a lot less than 30 feet wide is 17 feet, 6
inches.
The required side setbacks per Chapter 20.18 (Residential Zoning Districts) are 3
feet.
o The resulting buildable width at the alley narrows from 17 feet, 9 '/2 inches to 16
feet, 2 inches at the front; thus, the buildable width is not sufficient to construct a
two -car garage without encroaching into required setback areas.
o The proposed modification permit for location and access of parking does not
require an encroachment into the setbacks and is the least intrusive option for
redevelopment of the property.
ENVIRONMENTAL REVIEW
The project qualifies for Class 3 (New Construction or Conversion of Small Structures)
categorical exemption, Section 15303 of the California Environmental Quality Act
because this class exempts the construction and location of new, small structures
including one single - family residence in a residential zoning district.
PUBLIC NOTICE
Notice of public hearing was 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 prior to the decision date,
consistent with the provisions of the Municipal Code. Additionally, although not required
by the Municipal Code, notice of this hearing was published in the Daily Pilot.
APPEAL PERIOD: An appeal may be filed with the Director of Community Development
or City Clerk, as applicable, within fourteen (14) days following the date the action or
decision was rendered unless a different period of time is specified by the Municipal Code
(e.g.. Title 19 allows ten (10) day appeal period for tentative parcel and tract maps, lot line
adjustments, or lot mergers). For additional information on filing an appeal, contact the
Planning Division at 949 644 -3200.
Prepared by:
a i . Zdeba, Planning Technician
BW /bmz
Attachments: ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Applicant's Justification Letter
ZA 4
Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2012 -DRAFT
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2012 -006 FOR THE LOCATION OF REQUIRED
PARKING LOCATED AT 129 241h STREET (PA2012 -023)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Rod A. Jeheber on behalf of the property owner, with respect
to property located at 129 24th Street, and legally described Lot 21, Block 24 of the
Newport Beach City Tract requesting approval of a Modification Permit.
2. The applicant proposes to construct a new, single - family residence with one garage
space and one carport space to satisfy the residential parking standard which requires
two spaces within a garage.
3. The subject property is located within the Single -Unit Residential (R -1) Zoning District
and the General Plan Land Use Element category is Single -Unit Residential Detached
(RS -D).
4. The subject property is located within the coastal zone in the categorical exclusion zone.
The Coastal Land Use Plan category is Single Unit Residential Detached - (20.0 - 20.9
DU /AC) (RSD -D).
5. A public hearing was held on April 11, 2012, in the City Hall Council Chambers, 3300
Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of
the meeting was given in accordance with the Newport Beach Municipal Code.
Evidence, both written and oral, was presented to, and considered by, the Zoning
Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt under the requirements
of the California Environmental Quality Act under Class 3 (New Construction or
Conversion of Small Structures).
2. Class 3 provides for the construction and location of new, small structures including
one single - family residence in a residential zoning district.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.050 E. (Required Findings, Modification Permits) of the
Newport Beach Municipal Code (NBMC), the following findings and facts in support of the
finding for a Modification Permit are set forth:
Zoning Administrator Resolution No. 2012 -DRAFT
Page 2 of 5
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is developed with single- and two- family residences with vehicular
access from the alley.
2. The requested modification will allow the applicant to maintain vehicular access from the
alley and provide two -car parking for the new single - family residence.
3. The proposed carport will be adjacent to the interior lot line and will not be visible from
Balboa Boulevard.
4. As conditioned, the carport area will count towards the maximum floor area limit for the
property to prevent an advantage by granting an alternative location for parking.
Finding:
B. 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 narrow lot dimensions present a practical difficulty and preclude the construction
of a two -car garage with the required minimum clear interior width.
2. Although a two -car tandem garage is feasible, the required depth of 35 feet would
result in a first floor that is constrained and unusually narrow.
3. Although granting the modification would allow deviation from the required parking
standards, two usable parking spaces would be maintained for the single - family
residence; thus, the purpose and intent of the Zoning Code is upheld.
Finding:
C. 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 buildable width of the lot narrows from 17 feet, 9 '/z inches to 14 feet, 2 inches.
Section 20.40.090 (Parking Standards for Residential Uses) of the Zoning Code
requires a two -car garage with a minimum clear interior width of 17 feet, 6 inches.
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Zoning Administrator Resolution No. 2012 -DRAFT
Page 3 of 5
2. There is no feasible method of providing the minimum clear interior width without
encroaching into a required side setback area. The granting of the modification will
allow the applicant to provide the required parking in a manner that is least obtrusive
to the adjacent neighbor and as seen from Balboa Boulevard.
Finding:
D. 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.
Facts in Support of Finding:
1. Section 20.52.050 (Modification Permits) of the Zoning Code specifies that a
Modification Permit may be granted to allow relief from a development standard
including deviations from the size, access, and /or location of parking spaces.
2. The granting of the Modification Permit allows the applicant to use one partially
covered carport space in place of one enclosed garage space to satisfy the parking
requirement for a single - family residence.
3. Although a two -car tandem garage is feasible for the property, its construction would
create a first floor area that is constrained and unusually narrow.
4. In order to construct a two -car garage with the required clear interior width, the
applicant would need to pursue a variance for encroachments into the required side
setback. The encroachments would locate the garage walls either closer to the
neighboring property or closer to Balboa Boulevard which could prove detrimental.
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.
Fact in Support of Finding
1. The existing development on the property is a single - family residence and the
proposed development is a single - family residence. As such, there is no change to the
density or intensity.
2. The granting of the modification would provide relief from the residential parking
requirement of a two -car garage, but would maintain the required two spaces and
would preclude any detriment on nearby properties.
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Zoning Administrator Resolution No. 2012 -DRAFT
Page 4 of 5
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves PA2012 -023 for
MD2012 -006, subject to the conditions set forth in Exhibit A, which is attached hereto and
incorporated by reference.
2. This action shall become final and effective fourteen days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 11th DAY OF APRIL, 2012.
L--"V
Brenda Wisneski, AICP, Zoning Administrator
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Zoning Administrator Resolution No. 2012 -DRAFT
Page 5 of 5
EXHIBIT "A"
CONDITIONS OF APPROVAL
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. This approval shall expire unless exercised within 24 months from the approval date, as
specified in Section 20.93.050 (A) of the Newport Beach Municipal Code. Prior to the
expiration date of this approval, an extension may be approved in accordance with
Section 20.93.050 (B) of the Newport Beach Municipal Code. Requests for an extension
must be in writing.
3. The area of the covered carport shall be included in the square footage calculations
and shall count towards the maximum floor area limitation of the property.
4. A copy of the resolution with conditions of approval shall be incorporated into the
Building Division and field sets of plans prior to the issuance of building permits.
5. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Modification
Permit file. The plans shall be identical to those approved by all City departments for
building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11- inches by 17- inches. The plans shall accurately
depict the elements approved by this Modification Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans. e
6. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Nguyen Residence Parking Mod including, but not
limited to, the PA2012 -023 for MD2012 -006. This indemnification shall include, but not be
limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and
other expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
Tmplt: 12/1512011
Attachment No. ZA 2
Vicinity Map
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VICINITY MAP
Modification Permit No. MD2012 -006
PA2012 -023
129 24th Street
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Attachment No. ZA 3
Applicant's Justification Letter
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R.A. JEHEBER
RESIDENTIAL DESIGN, INC.
February 16111, 2012
City of Newport Beach
Community Development Department
3300 Newport Boulevard
Newport Beach, CA 92663
Re: "129 2411' Street, Modification Permit Application
To whom it may concern,
PA2012 -023 for MD2012 -006
129 24th Street
R.A. Jeheber Residential Design, Inc.
We respectfully are requesting a 1\lodification Permit for relief from the Parking Standards
for Residential Uses — section 20.40.090 which requires a two -car garage with the minimum
clear dimensions of 17' -6" in width and 19' -0" in depth.
Out lot size is only 23'- 9 -1/2" at the tear / alley side of the property and 20' -2" at the front
/24111 street side and 70' -0" in length on the interior side. The lot was originally 25' -0" x 70'-
0" however in the late sixties or early seventies a portion of out propetty was removed to
widen Balboa Boulevard. At that time there was also another 25' -0" x 70' -0" lot to the north
east as well. That entire piece of ptopetty was dedicated to the widening of Balboa
BOulevard as well.
Due to the current size of out property, we are unable to provide a standard two -cat garage
with the required minimum interior dimensions of '1T -6" e "19' -0" anywhere on the property
Without encroaching into the 3' -0" side yard setbacks.
The only other alternative would be to design a tandem two -car garage space which requires
a minimum interior dimension of 9' -3" x 35' -0" by doing so, this design will severely linvit
actual living space on the fast floor to only a bed and bathroom and a set of stairs to the
upper floors. The extra space alongside of the two -car tandem garage is not usable for living
space at all. it is 5' -8" wide by 29' -5" or 166.671 square feet of unusable space. I have
provided a drawing on sheet A1.A which outlines the tandem garage scheme. The owners
did not like this layout at all. They have young children and do not wish for one of their
children to sheep on the first floor of their new home alone.
I have met with Jaime Muullo several times prior to starting my design work. Once
completed I emailed Jaime several deign schemes and we have come to the conclusion that
this would be the best design for this property for both the owners and the city. We will
provide a one -car garage space with interior dimensions of 9' -3" x 19' -0" and along side of
the garage we will provide a 9' -5" x "19' -0" carport space. Under the old zoning code this
would have been acceptable. Because we are required by the new zoning code to have a two -
car enclosed garage, we have added the area of the carport space (159.157 square feet) to the
Floor Area Ratio as if we were building a two -car garage in the fist place. This is indicated
on the SheetA1.0.
I 1 32 ^L) S'1 'It EE 1', SH]'rG 202 • N1. wP OIt -I BRACH. CA 1.1 PU It N IA • 92663
PHONn: 747 - 723.4393 • PAx: 949.723.11719
-2— FebruaiT 17, 2012
We feel that the request modification will be compatible with existing development in the
neighborhood as the carport space will be located on the uiterior side of die property
instead of the Balboa Boulevard side which will provide increased curb appeal from the
Boulevard. We have also provided enough space to construct a 6' -0" tall concrete block wall
on the property line to shield the neighbors view of the carport space as well. The design we
are providiig was acceptable under the old zoning code as well. We were required to only
have one covered parking space along with a carport space under the old zoning code.
Granting the modification is necessary due to the irregular shape of our lot due to the
widening of Balboa Boulevard.
The only alternative would be to construct a two -care tandem garage, but I also have to look
into the future for my clients as well. The tandem car garage design with a child's bed and
bathroom downstairs is not a feature a new buyer will take interest to should my client ever
decide to place their home on the market to sale. I am sure if you asked 900 people if they
would like thew: kitchen, dining and living room on the second floor of their house and I
would bet 95% would say no!
The granting of the modification would not be detrinental 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 iltensity that would be inconsistent with die provisions of
the Zoning code.
With best reQatcls,
Rod
Attachment No. ZA 4
Project Plans
Tmple01 -05 -12
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ABBREVIATIONS
A.F.F.
ABOVE FINISH FLOOR
ALUM.
ALUMINUM
AMP.
AMPERE
@
AT
BD.
BOARD
BLDG
BUILDING
BLK'G
BLOCKING
BOT.
BOTTOM
CAB.
CABINET
CLG.
CEILING
CL.
CENTERLINE
CLR.
CLEAR
COL.
COLUMN
CONC.
CONCRETE
CONT.
CONTINUOUS
CONTR.
CONTRACTOR
DED.
DEDICATED
DET.
DETAIL
D.F.
DRINKING FOUNTAIN
DIA.
DIAMETER
DIAG.
DIAGONAL
DIM.
DIMENSION
DN.
DOWN
DWG.
DRAWING
DWR.
DRAWER
EA.
EACH
ELECT.
ELECTRICAL
ELEV.
ELEVATION
EQ.
EQUAL
EXT.
EXTERIOR
EXIST'
EXISTING
F.D.
FLOOR DRAIN
F.E.C.
FIRE EXTINGUISHER CABINET
F.H.C.
FIRE HOSE CABINET
FIN.
FINISH
FIXT.
FIXTURE
FLUOR.
FLUORESCENT
F.O.C.
FACE OF COLUMN
F.O.S.
FACE OF STUD
F.O.W.
FACE OF WALL
F.S.
FLOOR SINK
FURR.
FURRING
FURN.
FURNITURE
GA.
GAUGE
GD.
GLASS
GYP. BD.
GYPSUM BOARD
H.
HIGH
H.C.
HOLLOW CORE
HDWR.
HARDWARE
H.M.
HOLLOW METAL
HOR.
HORIZONTAL
HR.
HOUR
HT.
HEIGHT
H.V.A.C.
HEATING, VENTILATION, AIR CONDITIONING
INSUL.
INSULATION
INT.
INTERIOR
JAN.
JANITOR
J -BOX
JUNCTION BOX
LAM.
LAMINATE
L.H.
LEFT HAND
LAM. PLAS.
LAMINATED PLASTIC
LAV-
LAVATORY
LT.
LIGHT
MAINT.
MAINTENANCE
MAT.
MATERIAL
MAX-
MAXIMUM
MECH.
MECHANICAL
MET.
METAL
MFR.
MANUFACTURER
MIN.
MINIMUM
MISC.
MISCELLANEOUS
MTD.
MOUNTED
MUL.
MULLION
NO.
NUMBER
N.I.C.
NOT IN CONTRACT
N.T.S.
NOT TO SCALE
O/
OVER
O.C.
ON CENTER
OFF.
OFFICE
PLAS. LAM.
PLASTIC LAMINATE
PL,
PLATE
PLUMB.
PLUMBING
PLYWD.
PLYWOOD
PR.
PAIR
PTN.
PARTITION
RAD.
RADIUS
REF.
REFERENCE
REFR.
REFRIGERATOR
REQ'D
REQUIRED
R.H.
RIGHT HAND
RM.
ROOM
R.O.
ROUGH OPENING
SCHED.
SCHEDULE
S.C.
SOLID CORE
SECT.
SECTION
S.F.
SQUARE FEET
SHT.
SHEET
SIM.
SIMILAR
SPEC.
SPECIFICATION
S.S.
STAINLESS STEEL
STL.
STEAL
STOR.
STORAGE
STRUCT.
STRUCTURAL
SUSP.
SUSPENDED
SYM.
SYMMETRICAL
TELE.
TELEPHONE
TEMP.
TEMPERED
THK.
THICK
T.O.W.
TOP OF WALL
TYP.
TYPICAL
U.L.
UNDERWRITERS LABORATORY
U.N.O.
UNLESS NOTED OTHERWISE
V.
VOLT
V.C.T.
VINYL COMPOSITION TILE
VERT.
VERTICAL
VEST.
VESTIBULE
V.I.F.
VERIFY IN FIELD
W/
WITH
WC
WALL COVERING
W.C.
WATER CLOSET
W.H.
WATER HEATER
W.P.
WATER PROOF
W.R.
WATER RESISTANT
CAL GREEN GENERAL NOTES
ENERGY EFFICIENCY
1. EACH APPLIANCE PROVIDED BY THE BUILDER TO BE "ENERGY STAR" IF
AVAILABLE. (CG A4.210.1).
WATER EFFICIENCY and CONSERVATION
2. INDOOR WATER USE SHALL BE REDUCED BY AT LEAST 20% USING ONE
OF THE FOLLOWING METHODS. (CG SECTION 4.303.1).
a. PLUMBING FIXTURES AND FITTING THAT MEET REDUCED FLOW RATE
PER TABLE 4.303.2
TABLE 4.303.2 - FIXTURE
FLOW RATES
FIXTURE TYPE
FLOW RATE
MAXIMUM FLOW RATE
> 20 % REDUCTION
SHOWERHEADS
2.5 gpm @ 80 PSI
2 gpm @ 80 PSI
LAVATORY FAUCETS
2.2 gpm @ 60 PSI
1.5 gpm @ 60 PSI 2
KITCHEN FAUCETS
2.2 gpm @ 60 PSI
1.8 gpm @ 60 PSI
WATER CLOSETS
1.6 gallons / flush
1.28 gallons / flush'
URINAL
1.0 gallons / flush
0.5 gallons / flush
1. INCLUDES SINGLE AND DUAL FLUSH WATER CLOSETS WITH AN
EFFECTIVE FLUSH RATE OF 1.28 GALLONS OR LESS WHEN TESTED
PER ASME A122.19.233.2 FOR SINGLE FLUSH AND ASME Al 12.19.14
FOR DUAL FLUSH TOILETS.
2. LAVATORY FAUCETS SHALL NOTE HAVE A FLOW RATE LESS THAN 0.8
gpm AT 20 PSI.
b. OR, USING A CALCULATION OF WATER USE BASELINE PER TABLE
4.303.1 USING ONLY WATER CLOSETS, URINALS, LAVATORY FAUCETS
AND SHOWERHEADS.
3. THE COMBINED FLOW RATE IF ALL MULTIPLE SHOWER HEADS SHALL NOT
EXCEED FLOW RATE AS SPECIFIED UNDER 20% REDUCTION COLUMN IN
TABLE 4.303.2. (CG SECTION 4.302.2)
4. PLUMBING FIXTURES ( WATER CLOSETS AND URINALS) AND FITTINGS
( FAUCETS AND SHOWER HEADS) SHALL MEET THE STANDARDS
REFERENCED IN TABLE 4.303.3 (CG SECT. 4.303.1 )
5. A KITCHEN FAUCET WILL USE A MAXIMUM WATER FLOW RATE OF 1.5
GALLONS PER MINUTE AND DISHWASHERS WITH "ENERGY STAR" USING
NOT MORE THAN 5.8 GALLONS OF WATER PER CYCLE. (CG SECT. A4.303.1 )
6. AUTOMATIC IRRIGATION SYSTEM CONTROLLERS SHALL BE WEATHER
BASED. (CG SECTION 4.304.1 ).
MATERIAL CONSERVATION and RESOURCES EFFICIENCY
7. ANNULAR SPACES AROUND PIPES, ELECTRIC CABLES, CONDUITS OR
OTHER OPENINGS IN PLATES AT EXTERIOR WALLS SHALL BE PROTECTED
AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS WITH
CEMENT MORTAR, CONCRETE MASONRY OR OTHER SIMILAR METHODS
ACCEPTABLE TO THE ENFORCING AGENCY. (CG SECTION 4.406.1)
8. AN OPERATION AND MAINTENANCE MANUAL, CD, WEB -BASED REFERENCE
OR OTHER APPROVED MEDIA SHALL BE PROVIDED BY THE BUILDER TO
THE BUILDING OCCUPANT OR OWNER AT THE FINAL INSPECTION. IT SHALL
INCLUDE OPERATION & MAINTENANCE INSTRUCTION OF THE EQUIPMENT
AND APPLIANCES. (CG SECTION 4.410.1 ).
ENVIRONMENTAL QUALITY
9. ADHESIVES, SEALANTS AND CAULKS SHALL BE COMPLIANT WITH VOLATILE
ORGANIC COMPOUND (VOC) LIMITS, TABLE 4.504.2. (CG SECT. 4.504.2.1 ).
10. PAINTS, STAINS, AND OTHER COATINGS SHALL BE COMPLIANT WITH PRO -
AND OTHER TOXIC COMPOUND LIMITS, TABLE 4.504.3. (CG SECT. 4.504.2.2)
11. AEROSOL PAINTS AND COATINGS SHALL BE COMPLIANT WITH PRODUCT
WEIGHTED MIR LIMITS FOR ROC AND OTHER TOXIC COMPOUNDS.
( CG SECTION 4.504.2.3 ).
12. DOCUMENTATION SHALL PROVIDED TO VERIFY THAT COMPLIANT VOC
LIMIT FINISH MATERIALS HAVE BEEN USED. (CG SECTION 4.504.2.4).
13. CARPET AND CARPET SYSTEMS SHALL BE COMPLIANT WITH VOC LIMITS.
( CG SECTION 4.504.3 )
14. 50% OF FLOOR AREA RECEIVING RESILIENT FLOORING SHALL COMPLY
WITH THE VOC EMISSION LIMITS DEFINED IN THE COLLABORATIVE FOR
HIGH PERFORMANCE SCHOOLS (CHPS) LOW- EMITTING MATERIALS LIST
OR BE CERTIFIED UNDER THE RESILIENT FLOOR COVERING INSTITUTE
( RFCI) FLOOR SCORE PROGRAM. (CG SECTION 4.504.4).
15. PARTICLE BOARD, MEDIUM DENSITY FIBERBOARD (MDF) AND PLYWOOD
USED IN INTERIOR FINISH SYSTEMS SHALL COMPLY WITH LOW
FORMALDEHYDE EMISSION STANDARDS. (CG SECTION 4.504.5).
16. MOISTURE CONTENT OF BUILDING MATERIALS USED IN WALL AND FLOOR
FRAMING IS CHECKED BEFORE ENCLOSURE ACCORDING TO PROCEDURE
IN CG SECTION 4.505.3.
17. HIGHER THAN MREV 7 FILTERS SHALL INSTALLED ON CENTRAL OR
VENTILATION SYSTEMS. NBMC 15.11.020.
18. DUCT SYSTEMS ARE SIZED, DESIGNED AND EQUIPMENT IS SELECTED
USING THE FOLLOWING METHODS (CG SECTION 4.507.2):
a. ESTABLISH HEAT LOSS AND HEAT GAIN VALUES ACCORDING TO ACCA
MANUAL J, ASHRAE HANDBOOKS OR EQUIVALENT DESIGN METHODS.
b. SIZE DUCT SYSTEMS ACCORDING TO ACCA 29 -D ( MANUAL D)
ASHRAE HANDBOOKS OR EQUIVALENT.
c. SELECT HEATING AND COOLING EQUIPMENT ACCORDING TO
ACCA 36-S ( MANUAL S) OR EQUIVALENT.
19. DUCT OPENINGS AND OTHER RELATED AIR DISTRIBUTION COMPONENT
OPENINGS SHALL BE COVERED DURING CONSTRUCTION.
(CG SECTION 4.504.1 ).
INSTALLER and SPECIAL INSPECTOR QUALIFICATIONS
20. HVAC SYSTEM INSTALLERS SHALL BE TRAINED AND CERTIFIED OR WORK
UNDER DIRECT SUPERVISION OF TRAINED AND CERTIFIED INSTALLERS
IN THE PROPER INSTALLATION OF HVAC SYSTEMS. (CG SECTION 702.1 ).
21. WHEN REQUIRED BY THE ENFORCING AGENCY, HVAC SPECIAL INSPECTOR
MUST BE QUALIFIED AND ABLE TO DEMONSTRATE COMPETENCE IN THE
DISCIPLINE THEY ARE INSPECTING. (CG SECTION 702.2).
22. DOCUMENTATION WHICH SHOWS COMPLIANCE WITH CAL GREEN CODE
INCLUDING CONSTRUCTION DOCUMENTS, PLANS, SPECIFICATIONS,
BUILDER OR INSTALLER CERTIFICATION, AND INSPECTION REPORTS AND
VERIFICATION SHALL BE AVAILABLE AT THE FINAL INSPECTION.
( CG SECTION 703.1 )
23. INSTALLATION CERTIFICATE OF COMPLIANCE ( CITY FORM) IS REQUIRED
TO BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FINAL BUILDING
INSPECTION. (CG SECTION 703.1 )
SHEET INDEX
SHT. NO: I DESCRIPTION
PD
CONSTRUCTION NOTES
A
FOUNDATION AND UNDER FLOOR
1.
CONCRETE FOR FOOTINGS SHALL HAVE A MINIMUM COMPRESSIVE
A1.A
STRENGTH OF 3000 PSI AT 28 DAYS AND SHALL BE COMPOSED OF 1 PART
2.
CEMENT, 3 PARTS SAND, 4 PARTS OF 1 INCH MAXIMUM SIZE ROCK & NOT
A3.0
MORE THAN 7 -1/2 GALLONS OF WATER PER SACK OF CEMENT. FIVE SACK
3RD. FLOOR
CEMENT / CU YD. MIN. PER SECTION 1808.8 & TABLE 1808.8.1 OF CBC 2010.
2.
WOOD AND EARTH SEPARATION. FOUNDATIONS SUPPORTING WOOD
EGA CONSULTANTS
SHALL EXTEND AT LEAST 6" ABOVE THE ADJACENT FINISH GRADE.
3.
SLABS ON GRADE SHALL BE AT LEAST 5" THICK.
4.
ALL FOUNDATION PLATES AND SILLS OR SLEEPERS ON A CONCRETE
5.
SLAB, WHICH IS IN DIRECT CONTACT WITH THE EARTH AND SILLS THAT
A7.0
REST ON CONCRETE OR MASONRY FOUNDATIONS, SHALL BE PRESSURE
K
TREATED WOOD OR FOUNDATION GRADE REDWOOD.
5.
ALL FOOTING SILLS SHALL HAVE FULL BEARING ON THE FOOTING WALL
LEONARD C. STILES
OR SLAB AND SHALL BE BOLTED TO THE FOUNDATION WITH 5/8" IN
2.
DIAMETER BY 10" LONG BOLTS EMBEDDED AT LEAST 7" INTO THE
ORANGE, CA 92867
CONCRETE OR REINFORCED MASONRY OR 15" INTO UN- REINFORCED
(714) 538 -4276 (ATTN: BUS)
GROUTED MASONRY. BOLTS SHALL BE SPACED NO FURTHER THAN 12"
U)
FROM ANY CORNER OR SPLICE. SPACING AND SIZE OF BOLTS MAY VARY
3.
AS DIRECTED BY THE FOUNDATION AND FRAMING PLANS.
<
PROVIDE 3" X 3" SQUARE BY 3/16" THICK PLATE WASHERS PER BOLT.
B
WOOD FRAMING:
1.
ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" WIDE AND NO LONGER
4.
THAN 4" THICK SHALL BE NO. 2 GRADE DOUGLAS FIR -LARCH OR BETTER.
d
ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADE DOUGLAS
w
FIR -LARCH OR BETTER UNLESS NOTED OTHERWISE ON FRAMING PLANS.
2.
EVERY EXTERIOR WOOD STUD WALL AND MAIN CROSS PARTITION
SHALL BE BRACED AT EACH END AND AT LEAST EVERY 25' OF LENGTH
c
WITH 1 X4 DIAGONAL LET -IN BRACES OR EQUIVALENT.
3.
PROVIDE BLOCKING AT ENDS AND SUPPORTS OF RAFTERS MORE THAN 8"
IN DEPTH.
4.
PROVIDE BLOCKING AT ENDS AND AT SUPPORTS OF RAFTERS AT ALL
EXTERIOR WALLS.
5.
PROVIDE DOUBLE TOP PLATES WITH MINIMUM OF 48" LAP SPLICE.
6.
NAILING WILL BE IN COMPLIANCE WITH TABLE 2304.9.1 FASTENING
SCHEDULE OF THE CBC 2010 EDITION.
7.
FIRE BLOCKING SHALL BE PROVIDED FOR WALLS OVER 10' -0" IN HEIGHT.
HORIZONTAL SHAFTS 10' -0" O.C. AND FOR CONCEALED DRAFT OPENINGS.
8.
STUDS FOR EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE
NOT LESS THAN 2 X 4 WOOD STUDS AT 16" O.C. STUDS 2" WIDE AND 4"
THICK AND NOT MORE THAN & LONG SHALL BE "STUD GRADE" DOUGLAS
L
FIR - LARCH OR BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR
1.
AND OR A ROOF.
9.
ALL EXPOSED WOOD SHALL BE WRAPPED W/ 1/2" THICK GYPSUM BOARD
UNLESS NOTED OTHERWISE.
C
VERIFICATION:
1.
CONTRACTORS SHALL VISIT AND INSPECT THE SITE AND FAMILIARIZE
THEMSELVES W/ THE SITE CONDITIONS, AND STUDY THESE DOCUMENTS
FULLY BEFORE AGREEING TO WORK ON THE PROJECT. THEIR AGREEMENT
TO WORK ON THE PROJECT CONSTITUTES VERIFICATION THAT THEY HAVE
SO STUDIED THE SITE AND THE DOCUMENTS. UPON INSPECTION OF THE
SITE AND STUDYING OF THE DOCUMENTS, THE CONTRACTORS SHALL
SUBMIT TO THE OWNERS, FOR THE BUILDING DESIGNER'S REVIEW, ANY
SPECIAL CONDITIONS OR UNCLEAR AREAS WHICH MIGHT ALTER HIS BID
DURING CONSTRUCTION.
D
GENERAL REQUIREMENTS:
1.
THIS PROJECT SHALL COMPLY W/ THE 2010 EDITION OF THE CALIFORNIA
BUILDING CODE (TITLE 24) WHICH ADOPTS THE 2010 IBC, UMC, UPC, & NEC.
AND THE CITY OF NEWPORT BEACH AMENDMENTS.
E
DOCUMENTS:
1.
THE DRAWINGS ARE NECESSARILY SCHEMATIC AND DO NOT PURPORT.
TO SHOW COMPLETE SITUATIONS. THE DRAWINGS, SPECIFICATIONS, AND
ADDENDA ARE COMPLIMENTARY, SO WHAT IS CALLED FOR BY ONE IS
CALLED FOR BY ALL. THEREFORE THE DRAWINGS, SPECIFICATIONS, AND
ADDENDA MUST ALSO BE CONSIDERED TOGETHER.
2.
DO NOT SCALE THE DRAWINGS.
F
GENERAL MATERIAL SPECIFICATIONS:
1.
REINFORCING STEEL: WHEN USED IN CONSTRUCTION OF REINFORCED
MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND
COMPLY WITH ASTM A615 -74A, GRADE 60.
2.
STRUCTURAL STEEL: USED AS STRUCTURAL SHAPES SUCH AS WIDE
FLANGE SECTIONS, CHANNEL, PLATES AND ANGLES SHALL COMPLY WITH
ASTM A -36.
G
ROOFING AND WEATHER PROOFING:
1.
ALL WOOD SIDING AND EXTERIOR LATH AND PLASTER SHALL BE PLACED
TWO LAYERS OF GRADE "D" PAPER OVER ALL WOOD BASE SHEATHING.
2.
EVERY OPENING IN ANY EXTERIOR WALL SHALL BE FLASHED WITH MIN.
26 GA. SHEET METAL OR 15 POUND BUILDING PAPER.
3.
A WEEP SCREED SHALL BE PROVIDED AT OR BELOW THE FOUNDATION
PLATE LINE FOR ALL EXTERIOR STUD WALLS FINISHED ON THE EXTERIOR
WITH STUCCO. THE SCREED SHALL BE PLACED A MINIMUM OF 4" ABOVE
THE GRADE.
4.
ALL WEATHER PROOFING AROUND WINDOWS AND DOORS SHALL BE
PREFORMED IN ACCORDANCE WITH MANUFACTURERS REQUIREMENTS.
ANY SPECIAL CONDITIONS WHERE INSTALLATION HAS TO BE ALTERED
SHALL BE PRESENTED TO THE BUILDING DESIGNER IN WRITING FOR
APPROVAL.
H
INSULATION:
1.
COMPLY WITH CALIFORNIA ENERGY COMMISSION LAWS IN FORCE.
2.
INSULATE ALL EXTERIOR PARTITIONS WITH FULL THICK BATTS. USE
SOUND ATTENUATING FULL THICK BATTS AT WALLS ENCLOSING BATH-
ROOMS, LAUNDRY ROOMS, FAU CLOSETS AND ANY OTHER INTERIOR
PARTITION AS CALLED FOR BY THE DRAWINGS.
ALL EXTERIOR WALLS: R -13 BATTS MINIMUM.
ALL FLAT CEILINGS WITH ATTIC SPACE ABOVE: R -30 BATTS.
ALL VOLUME CEILING AREAS WITH FINISH APPLIED TO THE UNDERSIDE OF
THE RAFTERS: R -19 BATTS.
3.
CONTRACTOR SHALL SIGN AND POST ON THE STRUCTURE AN INSULATION
CERTIFICATION PRIOR TO THE FINISH INSPECTION.
SHEET INDEX
SHT. NO: I DESCRIPTION
PD
CONSTRUCTION NOTES
J
STUCCO:
1.
GENERAL: COMPLY WITH APPLICABLE REQUIREMENTS OF CLPCA LATHING
A1.A
AND PLASTERING REFERENCE SPECIFICATION.
2.
WIRE FABRIC LATH: AQUA K -LATH, SELF FURRING TYPE SFD (AK), BY
A3.0
"K -LATH CORP." OR APPROVED EQUAL. SECURE WITH 14 GAUGE G.I.
3RD. FLOOR
WIRE STAPLES.
3.
CASING BEAD: 24 GAUGE WITH EDGE TO MATCH EXISTING. INSTALL
EGA CONSULTANTS
WHERE INDICATED ON DRAWINGS, AT ALL CORNERS, AND WHERE STUCCO
A5.0
ABUTS OTHER MATERIALS.
4.
FINISH TO MATCH EXISTING AND COLOR TO BE SELECTED BY OWNERS.
5.
EXTERIOR LATH & PLASTER: PROVIDE TWO LAYERS OF GRADE "D"
A7.0
PAPER OVER ALL WOOD BASE SHEATHING. CHAPTER 25 OF 2010 CBC.
K
MISCELLANEOUS:
1.
INTERIOR SURFACE TEXTURE SHALL BE APPROVED BY THE OWNERS
LEONARD C. STILES
FIRST.
2.
THE PLUMBING, ELECTRICAL, AND MECHANICAL CONTRACTORS SHALL
ORANGE, CA 92867
PROVIDE SHOP DRAWINGS, BROCHURES, AND SPECIFICATIONS OF
(714) 538 -4276 (ATTN: BUS)
ENTIRE SYSTEM(S) FOR APPROVAL BY OWNERS AND BUILDING DESIGNER
U)
PRIOR TO INSTALLATION.
3.
ALL FINISH SURFACES: TRADES SHALL SUBMIT A 2' SQUARE FINISHED
<
BOARD AS AN EXAMPLE OF THE TEXTURE, COLOR, AND QUALITY OF THE
U
FINISH THE OWNERS ARE TO EXPECT. THIS BOARD SHALL BE SUBMITTED
°OaN�
TO THE OWNER PRIOR TO INSTALLATION, FOR THE OWNERS APPROVAL.
4.
EXHAUST FANS IN BATHS: MINIMUM ONE AIR CHANGE PER 5 MIN. ALL
d
EXHAUST FANS, FIREPLACE FLUES, ETC. SHALL HAVE BACK FLOW
w
DAMPERS.
5.
GLASS AND GLAZING: SHALL SATISFY THE PROVISIONS OF CHAPTER 24,
SECTION 2403 OF CBC 2010 EDITION. FEDERAL SPECIFICATIONS SHALL
c
TAKE PRECEDENCE.
6.
SKYLIGHT GLAZING: SHALL SATISFY THE PROVISIONS OF CHAPTER 24,
SECTION 2405 OF 2010 CBC EDITION.
7.
PROVIDE SMOKE DETECTORS PER 2010 CBC SECTION 907.2.10.5 AND AS
NOTED ON PLANS. CARE SHALL BE EXERCISED TO ENSURE THAT THE
'
INSTALLATION OF ALL NEW HARD -WIRED SMOKE DETECTORS WILL NOT
";T
rn
INTERFERE WITH OPERATING CHARACTERISTICS OF THE DETECTOR. DO
NOT LOCATE CLOSER THAN T FROM HEATING AND COOLING UNITS TO
ENSURE THAT THE AIR ISSUING FROM SUPPLY VENTS WILL NOT BLOW
SMOKE AWAY.
8.
ALL NEW SMOKE DETECTORS SHALL SOUND AN ALARM AUDIBLE IN ALL
SLEEPING AREAS OF THE DWELLING UNIT IN WHICH THEY ARE LOCATED.
2010 CBC SECTION 907.2.10.5
L
DEFERRED SUBMITTALS:
1.
THE HOME FIRE SPRINKLER SYSTEM, PLANS AND CALCULATIONS SHALL
BE A DEFERRED SUBMITTAL AT THIS TIME. THE SUB- CONTRACTOR HIRED
BY THE OWNER SHALL PROVIDE DETAILED DRAWINGS AND CALCULATIONS
TO THE DESIGNER AND RECORD ENGINEER FOR APPROVAL PRIOR TO
SUBMISSION TO THE CITY BUILDING DEPARTMENT FOR THEIR APPROVALS.
CONTRACTOR TO OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR
ROOF SHEATHING INSPECTION.
SHEET INDEX
SHT. NO: I DESCRIPTION
PD
PROJECT DATE / CONSTRUCTION NOTES
A0.0
SITE PLAN
A1.0
FIRST FLOOR PLAN
A1.A
ALTERNATE FIRST FLOOR PLAN - TANDEM GARAGE LAYOUT
A2.0
SECOND FLOOR PLAN
A3.0
THIRD FLOOR / ROOF DECK PLAN
3RD. FLOOR
188.0 SQ. FT.
GRAND TOTAL:
1911.886 SQ. FT.
EGA CONSULTANTS
3111 SECOND AVENUE
A5.0
ROOF PLAN
A6.0
FRONT & REAR EXTERIOR ELEVATIONS
A6.1
LEFT & RIGHT EXTERIOR ELEVATIONS
A7.0
BUILDING SECTIONS A & B
PROJECT DESCRIPTION
SCOPE OF WORK:
CONSTRUCT A NEW THREE STORY SINGLE FAMILY DWELLING WITH AN
ATTACHED ONE -CAR GARAGE & ONE CARPORT SPACE ON THE FIRST FLOOR
AND A ROOF DECK ON THE THIRD FLOOR.
LEGAL DESCRIPTION
OWNER:
ANTHONY A. NGUYEN
25470 PRADO DE ORO
CALABASAS, CA. 91302
818 - 652 -5067
LEGAL:
LOT 21, BLOCK 24, NEWPORT BEACH TRACT
CITY OF NEWPORT BEACH
COUNTY OF ORANGE, STATE OF CALIFORNIA
ASSESSOR PARCEL NUMBER:
047 - 141 -28
ZONING:
R -1
OCCUPANCY:
R -3 / U
TYPE OF CONSTRUCTION:
TYPE V -B SPR
NUMBER OF UNITS:
ONE
LOT AREA CALCULATIONS:
LOT SIZE: 1537.55 SQUARE FEET
MINUS SETBACKS: 958.0 SQUARE FEET
FLOOR AREA RATIO: 958.0 SQ. FT. X 2.0 = 1916.0 SQUARE FEET
OPEN SPACE REQ'D: 958.0 X 15% = 143.7.0 SQUARE FEET
THIRD FLOOR LIMITS: 958.0 X 20% = 191.6 SQUARE FEET
PROJECT STATISTICS
SQUARE FOOTAGE CALCULATIONS
ENERGY CONSULTANT:
TOTALS
CARPORT
159.157 SQ. FT.
GARAGE
231.216 SQ. FT.
1 ST. FLOOR
536.279 SQ. FT.
2ND. FLOOR
797.234 SQ. FT.
3RD. FLOOR
188.0 SQ. FT.
GRAND TOTAL:
1911.886 SQ. FT.
EGA CONSULTANTS
3111 SECOND AVENUE
3RD. FLOOR DECK
232.0 SQ, FT.
PROJECT CONSULTANTS
BUILDING DESIGNER:
ENERGY CONSULTANT:
R.A. JEHEBER
TERRY ENGINEERING
RESIDENTIAL DESIGN, INC.
180 EAST MAIN STREET
410 32ND STREET, SUITE 202
SUITE 150
NEWPORT BEACH, CA. 92663
TUSTIN, CA. 92780
949 - 723 -4393 (ATTN: ROD)
714 - 838 -1124 (ATTN: CHRIS)
CIVIL ENGINEER:
GEO TECHNICAL ENGINEER
REZAEI CONSULTING ENGINEERS
EGA CONSULTANTS
3111 SECOND AVENUE
375 -C MONTE VISTA AVENUE
SUITE 5
COSTA MESA, CA 92627
CORONA DEL MAR, CA 92625
(949) 642 -9309
(949) 612 -8733 (ATTN: ALI)
REPORT #RJ523.1
STRUCTURAL ENGINEER:
LAND SURVEYOR:
REZAEI CONSULTING ENGINEERS
STILES SURVEYING
3111 SECOND AVENUE
LEONARD C. STILES
SUITE 5
2209 CARRIE AVENUE
CORONA DEL MAR, CA 92625
ORANGE, CA 92867
(949) 612 -8733 (ATTN: ALI)
(714) 538 -4276 (ATTN: BUS)
VICINITY MAP
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Scale: 1/4" = V -0"
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A 9' -10" DEEP BY 17' -0" WIDE BY
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RAJ Project #
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MAX. BLDG. HGT. 38.00' — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — MAX. BLDG. HGT. 38.00'
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OPEN VOLUME AREA
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TOP PLATE 24.416'
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TOP of SHT'G. 16.333'
TOP PLATE 15.25'
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TOP of CURB 9.0'
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MAX. BLDG. HGT. 38.00' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. MAX. BLDG. HGT. 38.00'
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TOP PLATE 35.415' OPEN VOLUME AREA '
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— — — — — — — — —
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(o Q TOP of SHT'G. 29.249'
TOP of SHT'G. 27.332'
TOP PLATE 26.249'
TOP of SHT'G. 25.499'
TOP PLATE 24.416'
I
I
TOP of SHT'G. 16.333'
TOP PLATE 15.25'
I
I
TOP of CURB 9.0' 1
r 0
0
III
17,
ILI
11
--j
MAX. RAIL'G. HGT. 33.00'
TOP of SHT'G. 27.332'
N
0
1 TOP PLATE 26.249'
1 TOP of SHT'G. 25.499' a,
TOP PLATE 24.416'
I
I
TOP of SHT'G. 16.333'
TOP PLATE 15.25'
I
I
TOP of CURB 9.0'
HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS
MAX. BLDG. HGT. 38.00' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. MAX. BLDG. HGT. 38.00'
9' -10"
TOP PLATE 35.415' OPEN VOLUME AREA '
I I
1 MAX. RAIL'G. HGT. 33.00'
— — — — — — — — —
j I I I I
(o Q TOP of SHT'G. 29.249'
TOP of SHT'G. 27.332'
TOP PLATE 26.249'
TOP of SHT'G. 25.499'
TOP PLATE 24.416'
I
I
TOP of SHT'G. 16.333'
TOP PLATE 15.25'
I
I
TOP of CURB 9.0' 1
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0
I
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lilt
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TOP PLATE 28.166'
I
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HDR. HGT. 24.833'
O
N
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0
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N
1 TOP of SHT'G. 18.166'
TOP PLATE 17.083'
HDR. HGT. 17.00'
I
nI TOP of WALL 10.166'
II TOP of SLAB 9.0' 1' -2"
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Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
` -
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FE
L III
�1
lilt
4' -6"
TOP PLATE 28.166'
I
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HDR. HGT. 24.833'
O
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N
1 TOP of SHT'G. 18.166'
TOP PLATE 17.083'
HDR. HGT. 17.00'
I
nI TOP of WALL 10.166'
II TOP of SLAB 9.0' 1' -2"
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Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
�1
lilt
4' -6"
TOP PLATE 28.166'
I
1
HDR. HGT. 24.833'
O
N
M
ih
O
0
co
0 0
N
1 TOP of SHT'G. 18.166'
TOP PLATE 17.083'
HDR. HGT. 17.00'
I
nI TOP of WALL 10.166'
II TOP of SLAB 9.0' 1' -2"
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Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
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Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
W z
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tl / V U Lu Q
U
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W Q ¢ U
H -c
Q
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U)
U = a
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Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
Plat Date
2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
A6.1
U
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HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS
MAX. BLDG. HGT. 38.00' —SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE. MAX. BLDG. HGT. 38.00'
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TOP PLATE 35.415' OPEN VOLUME AREA '
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TOP of SHT'G. 27.332'
TOP PLATE 26.249'
TOP of SHT'G. 25.499'
TOP PLATE 24.416'
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TOP of SHT'G. 16.333'
TOP PLATE 15.25'
I
I
TOP of CURB 9.0' 1
0
GARAGE
VARIES
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HEIGHT CERTIFICATION OF FLAT AND SLOPED ROOFS
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MAX. BLDG. HGT. 38.00' SHALL BE COMPLETED BEFORE THE BUILDING PERMITS ARE FINALE.
9 10 HF
TOP PLATE 35.415' OPEN VOLUME AREA '
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TOP of SHT'G. 27.332'
TOP PLATE 26.249'
TOP of SHT'G. 25.499'
TOP PLATE 24.416'
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TOP of SHT'G. 16.333'
TOP PLATE 15.25'
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TOP of SHT'G. 29.249'
TOP PLATE 28.166' 1' -1"I
I
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HDR. HGT. 24.833'
TOP of RAIL'G. 21.166'
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I TOP of SHT'G. 18.166'
TOP PLATE 17.083'
HDR. HGT. 17.00'
CD
TOP of WALL 10.166'
I TOP of SLAB 9.0' V -2"
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MAX. RAIL'G. HGT. 33.00'
M
FIN. FLR. 29.332'
TOP PL. 28.249'
HDR. 27.166'
TOP of SHT'G. 19.166'
TOP PLATE 18.083'
HDR. HGT. 17.00'
TOP of SLAB 9.0'
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2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
ATO
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2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
ATO
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2/15/2012 1:36 PM
RAJ Project #
2011 -46
REVISIONS
Sheet
ATO