HomeMy WebLinkAbout04 - Rafail Residence Modification Permit - 1246 Somerset Lane - PA2013-213COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658 -8915
(949) 644 -3200 Fax: (949) 644 -3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
November 27, 2013
Agenda Item No. 4:
SUBJECT: Rafail Residence Modification Permit - (PA2013 -213)
1246 Somerset Lane
Modification Permit No. MD2013 -021
APPLICANT: Sam Rafail
PLANNER: Makana Nova, Assistant Planner
(949) 644 -3249, mnova @newportbeachca.gov
ZONING DISTRICT /GENERAL PLAN
• Zone: R -1 -6,000 (Single -Unit Residential)
• General Plan: RS -D (Single -Unit Residential)
PROJECT SUMMARY
A modification permit to allow a 40 percent addition to an existing nonconforming single -
family residence where the code limits additions up to 10 percent of the existing gross
floor area when the required parking width is not provided. The garage provides a 19-
foot -2 -inch width where 20 feet is required. The garage is also nonconforming because
it provides a 2- foot -2 -inch side setback and 3- foot -2 -inch rear setback where 6 -foot side
and rear setbacks are required.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Modification Permit
No. MD2013 -021 (Attachment No. ZA 1).
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Rafail Residence Modification Permit
Zoning Administrator November 27, 2013
Page 2
DISCUSSION
• The subject property is located within the Mariner's Community. The community is
characterized by a mix of single -story and two -story single -unit residences where the
adjacent properties are currently single -story. The property is 8,656 square feet
(approximately 0.2 acres) in area.
• The property is currently developed with a 2,476- square -foot, single -unit residence
and 420 - square -foot detached garage built in 1964. An addition to the residence was
constructed in 1998 and an interior remodel was completed in 2000. At the time the
original residence and garage were constructed, the minimum clear interior
dimensions of the two -car garage (19 feet 2 inches wide by 20 feet deep) were
compliant with the requirements of the Zoning Code. The garage has not been
altered since the time of original construction.
• The existing garage is nonconforming because it provides a 19 -foot 2 -inch width
where 20 feet is required. The garage is also nonconforming because it provides a
2- foot -2 -inch side yard setack and 3- foot -2 -inch rear yard setback where 6 -foot side
and rear yard setbacks are required. The location of the garage also projects into a
5- foot -wide utilities easement along the rear of the property. No alterations are
proposed to the garage.
• The current Zoning Code requires the minimum clear interior dimensions for a two -
garage on lots wider than 40 feet to be 20 feet wide by 20 feet deep. Due to the
change in the development standards related to minimum size of garage parking
spaces required for lots 40 feet wide or more, the existing two -car garage is legal
nonconforming. Additions to the existing residence are limited to 10 percent of the
existing structure (Section 20.38.060.2.a and b: Nonconforming Parking —
Dimensions or Type of Parking Spaces). A larger addition can be permitted with
approval of a Modification Permit (Section 20.52.050).
• The proposed 1,175- square -foot second -story addition consists of one new bedroom
and a new master suite located above the existing first -floor level.
• The clear interior garage spaces provided are adequate to park two vehicles and will
not be reduced as a result of the design of the proposed additions.
• Pursuant to the Zoning Code (Table 3 -10: Off - Street Parking Requirements), the
addition will not result in a single -unit residence over 4,000 square feet of livable
area; therefore, a third parking space is not required.
• The proposed addition will result in a residence that is comparable in size and scale
to other single -unit residences in the neighborhood. The maximum lot coverage for
the property is 5,140 square feet (60 percent). Lot coverage would not increase with
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Rafail Residence Modification Permit
Zoning Administrator November 27, 2013
Page 3
the proposed 2nd story addition. The applicant's proposed addition would create a
residence with a total of 4,071 square feet including the garage. The result would be
a residence that is comparable in size and scale to other dwellings in the
neighborhood.
• The alternative would be to require the existing garage to be modified to provide the
minimum 20 -foot garage width, which would require alteration and modification of the
existing structure above and beyond the current scope of work. A variance would be
necessary to encroach into rear year setback and the garage addition would also
encroach into the existing utilities easement. The only other alternative is to maintain
the existing residence in its current condition.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). This exemption
includes additions to the existing structure up to 50 percent of the existing floor area or
2,500 square feet, whichever is less and the proposed scope of work is below these
limits.
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 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:
Ma ana Ova
Assistant Planner
GRfmkn
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S
Attachments
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ZA 1
Draft Resolution
ZA 2
Vicinity Map
ZA 3
Site Photos
ZA 4
Project Plans
Rafail Residence Modification Permit
Zoning Administrator November 27, 2013
Page 4
21
Attachment No. ZA 1
Draft Resolution
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0
RESOLUTION NO. ZA2013 -0 ##
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MODIFICATION
PERMIT NO. MD2013 -021 TO ALLOW A 40 PERCENT
ADDITION TO AN EXISTING SINGLE - FAMILY RESIDENCE
LOCATED AT 1246 SOMERSET LANE (PA2013 -213)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Sam Rafail, property owner, with respect to property located
at 1246 Somerset Avenue and legally described as Lot 32 of Tract 3032, requesting
approval of a modification permit.
2. The applicant proposes a modification permit to allow a 40 percent addition to an
existing nonconforming single - family residence where the code limits additions up to
10 percent of the existing gross floor area when the required parking width is not
provided. The garage provides a 19- foot -2 -inch width is provided where 20 feet is
required. The garage is also nonconforming because it provides a 2- foot -2 -inch side
setback and 3- foot -2 -inch rear setback where 6 -foot side and rear setbacks are
required.
3. The subject property is located within the R -1 -6,000 (Single Unit Residential) Zoning
District and the General Plan Land Use Element category is RS -D (Single Unit
Residential Detached).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on November 27, 2013, in the Corona del Mar Conference
Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. 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 (CEQA) under Class 1 (Existing Facilities)
of the Guidelines for CEQA.
2. This exemption includes additions to the existing structure up to 50 percent of the
existing floor area or 2,500 square feet, whichever is less. The proposed scope of
work is below these limits.
Zoning Administrator Resolution No. ZA2013 -0 ##
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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
findings for a modification permit are set forth:
Finding:
A. The requested modification will be compatible with existing development in the
neighborhood.
Facts in Support of Finding:
1. The neighborhood is comprised of a development pattern of one- and two -story single -
unit dwellings. The Modification Permit will allow a second -story addition to a one -story
single -unit residence within the subdivision.
2. The applicant is proposing a 40 percent addition to the existing structures on the lot. The
proposed addition will comply with all of the development standards, including lot
coverage, height, and setbacks, and will not intensify or alter the existing
nonconformities.
3. The resulting residence will consist of 4,071 square feet (3,651 square feet plus a 420 -
square -foot garage). Pursuant to Table 3 -10: Off - Street Parking Requirements of the
Zoning Code, it will not require the addition of a third garage parking space since the
livable floor area (not including the garage) is less than 4,000 square feet.
4. The proposed addition will result in a residence that is similar in bulk and scale to
others in the Mariner's Community.
5. The existing development on the property is a single - family residence. As such, there
is no change to the density or intensity under the proposed remodel and addition.
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 residences in this area were constructed with garages and setbacks that were in
compliance with the Zoning Code at the time of construction. The Zoning Code
requires 6 -foot side setbacks. The lot was permitted to be developed with a single -
family residence and detached garage in 1964. Therefore, the structure is considered
legal nonconforming.
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2. Although the existing garage does not provide the minimum clear interior dimensions
required by the Zoning Code, it does provide two useable garage spaces and,
therefore, meets the intent of the Zoning Code by providing adequate parking on the
site. Approval of the Modification Permit allows the applicant to continue the use of the
existing two -car garage, which has not proven detrimental to the occupants or
neighbors.
3. The existing garage provides clear interior dimensions of 19 feet 2 inches in width by
20 feet in depth and its location is conflicting with the existing 5- foot -wide public
utilities easements along the northeasterly property line acquired by the public at large
for utilities purposes. Given the design of the existing residence and proposed scope
of work, bringing the garage into conformance would require a significant expansion in
the scope of work. A variance to allow an expansion to the garage would be required
to allow encroachments into the rear yard setback. Additionally, the location of the
addition would be within the existing 5 -foot utilities easement.
4. The existing and proposed development will comply with the height limit, lot coverage,
and residential design criteria as shown on the proposed plans.
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 clear interior dimensions of the existing two -car garage were in compliance with
the Zoning Code at the time of original construction. However, as a result of
amendments to the Zoning Code, the two -car garage is now substandard in size, and
is therefore legal nonconforming.
2. Bringing the existing two -car garage into conformance with the clear interior dimensions
required by the current Zoning Code would result in a significant increase in the scope of
the project. Since the existing garage provides two useable spaces, the intent of the code
is achieved.
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. The alternatives would require that the applicant bring the existing two -car garage into
conformance by expanding or relocating the existing garage. An addition in the
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garages existing location would require a Variance for rear setback encroachments
and a request for relief from the requirements limitations of the 5 -foot utility easement.
2. The only other alternative is to maintain the existing residence without constructing the
proposed addition.
3. The granting of the Modification Permit would not constitute a special privilege
inconsistent with the limitations upon other properties zoned R -1 -6,000 as it allows the
property owner to maintain equity with other homes in the Mariner's Community,
where similar additions have occurred. The proposed project is consistent with historic
development in the neighborhood.
4. Strict compliance with 10 percent addition of the existing gross floor area pursuant to
per Section 20.38.060.2.a (Nonconforming Parking) of the Zoning Code significantly
limits the ability of the property owner to create a two -story home thereby depriving a
substantial property right afforded by other R -1 -6,000 lots in the Mariner's community.
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 SUDDort of Findin
1. Though the minimum clear interior dimensions will be less than the minimum required by
the Zoning Code, it provides sufficient area for use as a two -car garage. The size of the
spaces has not been detrimental to the occupants of the property, nearby properties,
neighborhood, or City.
2. The project will not increase the nonconforming status of the existing structure and will
comply with all other provisions of the R -1 -6,000 Zoning District.
3. The side and rear setbacks provide adequate access for emergency personnel
4. The spatial relationships between existing development and the adjacent property
suggest that the light, air, and privacy of the abutting home and property will not be
negatively affected by the proposed addition. The proposed addition is approximately 24
feet 8.5 inches in height at its highest point. The height is well below the 29 -foot height
limit for sloped rooflines. The addition will comply with all applicable development
standards.
5. The approval of this Modification Permit is conditioned such that the applicant is
required to obtain all necessary permits in accordance with the Building Code and
other applicable Codes. The applicant/owner is required to obtain a building permit. The
construction will then be inspected prior to final of building permits.
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SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Modification
Permit No. MD2013 -021, 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 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the Community Development
Director in accordance with the provisions of Title 20 Planning and Zoning, of the
Newport Beach Municipal Code.
PASSED, APPROVED AND ADOPTED THIS 271h DAY OF NOVEMBER, 2013.
Brenda Wisneski, AICP, Zoning Administrator
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EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
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. Modification Permit No. MD2013 -021 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions)
of the Newport Beach Municipal Code, unless an extension is otherwise granted.
3. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
4. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
5. The Zoning Administrator may add to or modify the conditions of approval to this
Modification Permit or revoke this Modification Permit upon a determination that the
operation, which is the subject of this Modification Permit, causes injury, or is detrimental
to the health, safety, peace, comfort, or general welfare of the community.
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. 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.
8. 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 Newport Beach
Municipal Code.
9. 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,
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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 Rafail Residence Modification including, but not
limited to, the Modification Permit No. MD2013 -021 (PA2013 -213). 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.
Building Division Conditions
10. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City -
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
11. Prior to the issuance of building permits, the wood shingle roofing shall comply with
NBMC 15.04.200 (Amendment to Table 1505.1) and NBMC 15.04.220 (Amendment to
Section 1505.1.3). Class A roofing is required for all new construction. When more than
50 percent of the existing roof is modified, the entire roof shall comply with Class A
assembly.
12. Prior to the issuance of building permits, the sprinkler system shall be modified to include
the entire structure and shall not be limited to the new addition.
13. Prior to the issuance of building permits, the window opening protective and eave
projections shall comply with the California Residential Code (CRC).
14. The setback for the existing garage is nonconforming and any new work on the garage
shall require the structure to comply with the new code as it relates to fire resistive rating
per Section R302 and Table R302.1.
Public Works Conditions
15. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
16. The applicant shall reconstruct the existing broken and /or otherwise damaged
concrete sidewalk panels, curb, and gutter along the Somerset Lane frontage.
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17. The applicant shall remove the existing concrete between the curb and the sidewalk
and replace with new sod or low groundcovers of the type approved by the City
throughout the Somerset Lane parkway fronting the development site.
18. A new sewer cleanout shall be installed on the public side of the property line, with a
traffic -grade box and cover.
19. An encroachment permit is required for all work activities within the public right -of -way.
20. All improvements shall comply with the City's sight distance requirement. See City
Standard 110 -L and Section 20.30.130 (Traffic Safety Visibility Area) of the Zoning
Code.
21. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right -of -way shall be
required at the discretion of the Public Works Inspector.
22. All on -site drainage shall comply with the latest City Water Quality requirements.
23. The existing street tree shall be protected in place.
24. Prior to the issuance of building permits, the property owner shall obtain letters from
utilities companies (Southern California Edison, Time Warner, The Gas Company, and
AT &T) acknowledging the existing encroachment. Letters shall be scanned onto
project plans.
25. County Sanitation District fees shall be paid prior to the issuance of any building
permits.
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Attachment No. ZA 2
Vicinity Map
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Beach Disclaimer: Every reasonable effort has been made to assure the
accuracy of the data provided, however, The City of
GI$ Newport Beach and its employees and agents
disclaim any and all responsibility from or relating to
��'rogr any results obtained in its use.
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_ Imagery: 2009 -2011 photos provided by Eagle
Feet Imaging www.eagieaerial.com
10/23/2013
10
Attachment No. ZA 3
Site Photos
17
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Attachment No. ZA 4
Project Plans
19
FRAMING NOTES
I. ALL BEAMS AND HEADERS TO BE OF," OR BETTER
UNLESS NOTED OTHERWISE. D451C DESIGN STRESS
fb H30P PSI,
2. ALL JOISTS AND RAFTERS TO BE IF. 4 Oft BETTER,
UNLESS NOTED OTHERWISE, BASIC DESIGN 5TRES5
"."60 FBI.
3. 6TUD5 PLATES AND MiSC ROUGH FRAMING TO BE O.F.
STANDARD GRADE,
4. ALL WOOD EXPOSED TO WEATHER OE,: EXPOSED
DECK, JOISTS, BEAMS, POETS, DEC54IN-9, AND
RAILINGS) SHALL BE EITHER PRESSURE TREATED
OR CED4R OR REDWOOD MATERIAL.
S. ALL WOOD MEMBERS COMING INTO CONTACT WITH
CONCRETE, EARTH, OR MASONRY SHALL BE
PRE66VRE TREATED PER CDC.
6. PLYWOOD SHEATHING SHALL BE PER NOTES AND
541 WALL SGJEDU,E ON SHEET A -1.
T. PROVIDE NAILING AS INDICATED ON SHEET A.2.
B, PROVIDE 2' SOLID BLOCKING AT J0151 SUPPORTS
AND BEARING PARTITIONS. JOISTS PARALLEL TO
AND UNDER PARTITIONS SHALL BE DOUBLED.
E. BORED HOLES AT THE ENDS OF JOISTS SHALL NOT
EXCEED I' W THE JOISTS DEPTH, HOLES BORED
IN JOIST SHALL NOT BE "THIN 2- OF THE TOP OR
BOTTOM OF THE JOST, AND THE DIAMETER OF
SUCH HOLES SHALL NOT EXCEED 1/3 OF THE
DEPTH OF THE JOIST, NOTCHES IN THE TOP OR
307OM OF J0I5T5 SHALL NOT EXCEED 1/6 OF
THE DEPTH AND SHALL NOT BE LOCATED IN THE
MIDDLE I/3 OF THE SPAN.
10, BORED HOLES IN SNOB SHALL NOT EXCEED 40%
OF THE STUD WIDTH, WERE LAFP,BR HOLES ARE
REONRED, A DIAMETER OF 60% IS PERMITTED
PROVIDING THE STUDS ARE DOUBLED AND NO
MORE THAN 2 SUCH DOUBLED STUBS ARE BORED.
NOTCHES AND CUTS IN 5TUD5 NOT EXCEEDING 2E%
IN DEPTH ARE PERMITTED,
ALL EXTERIOR WALLS AND MAIN CR055 -5TUD
PARTITIONS SHALL BE EFFECTIVELY AND THOROUGHLY
BRACED PER OR.
IR PROVIDE FIRE AND DRAFT 6TOP5 PER CEO.
ADDITIONAL BLOCKING AND BRACING FOR THE
ATTACHMENT OF FIXTURES AND CABINETRY SHALL
BE SECURELY ATTACHED TO THE FRAMING WITH
AT LEAST 3 -AEI NAILS PER END. FIR-BLOCK
STAIRS WITH 2 rc 4 BLOCKING BETWEEN STRINGERS
AT TOP AND BOTTOM AND ALONG RUN BETWEEN
STUDS,
14. USE APPROPRIATE SmPSON "ST.RONG -TE'
CONNECTORS OR EQUAL FOR ALL JOIST, RARER,
BEAM, COLUMN AND SIMILAR CONNECTIONS.
15. FASTENERS FOR PRESERVATIVE TREATED AND FIRE
TREATED WOOD SHALL BE OF HOT DIPPED ZINC COATED
GALVANIZED STEEL, 51I-ICON BRONZE OR COPPER.
THE COATING WEIGHTS FOR ZINC COATED F45TBNER5
SHALL BE IN ACCORDANCE WITH ASTM A 153,
PROJECT DATA
I, OCCUPANCY GROW: R`S`U
2. CONSTRUCTION TYPE: VB FULLY SPRWKLERED
3. STORIES: 2
4. CODES,
2010 CALFORNIA BUILDING CODE (CBC),
2010 CALIFORNIA PLUMBING CODE (CPC).
2810 6AL'FORNIA MECHANICAL CODE (CMO)
2010 CALFORNIA ELECTRICAL CODE (CEG,
2010 CALIFORNIA RESIDENTIAL CODE (CRC)
GOIO CALFORNA ENERGY CODE
2010 CALIFORNIA GREEN BUILDING
STANDARDS CODE
5. C ERS N4TB /ADDRESS /PHONE NO.
SAM RAPAIL
1246 SOMERSET LANE
NEWPORT BEACH, CA 92660
(54914&').3564
6. AGENTS NgI}?)AppRE55 /PHONE NO,
DENNIS DESILVA
2 ®250 SW ACACIA STREET, SUITE 130
NEWPORT BEACH, CA 52660
(9491261-5402
T STRUCTURAL ENGINEER
QOUVIS ENGINEERING
.400 CAMPUS ORNE
NEWPORT BEACH, CA 52660
(045)T52d612
B. ENERGY CONSULTANT
GDUVIS ENGINEERING
4400 CAMPUS : ROUE
NEWPORT BEACH, CA 82660
(9/91 T52.1612
DEFERRED S BMITTALB__
I. TRUSS PgceaGE
2, FIRE SPRINKLERS
DEFERRAL IF ANY SUBMITTAL ITEMS SHALL
HAVE THE PRIOR APPROVAL W THE BUILDING
OFFICIAL. THE REGISTERED DESIGN
PROFESSIONAL (ROP) IN RESFONaLE CHARGE
SHALL LI5T THE DEFFERED SU51ITTAL5 ON THE
CONSTRUCTION DOCUMENTS FOR REVIEW BY THE
BUILDING OFFICIAL, DOCUMENTS FOR DEFERRED
SUBMITTAL ITEMS SHALL BE S'JBMITiED TO THE
RDP WHO SHALL REVIEW THEM PRIOR TO
FORWARDING THEM TO THE CITY WITH A
NOTATION INDICATING THAT THE DOCUMENTS
HAVE BEEN REVIEWED AND FOOT POND TO BE
IN GENERAL CONFORMANCE TO THE DESIGN OF
THE AMILDING. THE DEFERRED SUBMITTAL ITEMS
SHALL NOT BE INSTALLED UNTIL THEY HAVE
BEEN APPROVED BY THE BUILDING OFFICAL.
(CHAPTER 1, DIVISION II, SECTION 1013.4.2 OF THE
2010 CDC)
A,
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RI�,CE9VG�i By
COMMUNITY
OCT 30 JP3
0. DEVELOPMENT Z.
Q�
- ,/'EWPORl ?IV
LOT SIZE. 0561 SF EXISTING HOUSE: 2416 SF.
10391 ACRES) NEW ADDITION: ME SF.
OCCUPANCY GROUP: R3 / U TOTAL SF.: 3651 5:.
CONSTRUCTION TYPE: VB, EXISTING GARAGE: 420 SF.
5PRiNKLERED REMODELED AREA HISS SF.
EXIST, LOT COVERAGE: 40AN
NEW LOT COVERAGE: 42.3%
SITE FL/4N-
SCALE; I'= 20' -m"
GRAPHIC SCALE (FEET)
RI -E-EL�
0 5 25 50
51 -IEET INDEX
A -1 NOTES / SITE PLAN
SITE NOTES:
I. FINISH GRADE AROUND THE NEW
6TRJCTURE /ADDTIION5 54ALL BE
SLOPED AWAY FROM THE BUILDING
FOR DRAINAGE PURPOSES. ADJUST
EXIST, GRADE AND COUP. FIN15H
AS REGO. TO ALLOW MIM. 9' SLOPE
AWAY FROM HOUSE AT DOORS
2 TIE ALL NEW ROW DRAINAGE INTO
EXISTING SITE 9TORMWATER SYSTEM.
CONVEY WATER TO STREET GUTTER
WITHOUT EROSION OR FLL' UING OVER
U PROPERTY LINE
2) PUBLIC RIGHT -OF -WAY
3) PUBLIC AP-WALK
A -2 15T FLOOR PLAN
4-3 ROOF PLAN / 2ND FLOOR
PLAN
A -4 BUILDING ELEVATIONS
4-5 BUILDING SECTIONS / DETAILS
5N -1 GENERAL NOTES AND REOUIREMENTS
SN -2 STRUCTURAL DETAILS AND NOTES
5 -1.1 FOUNDATION PLAN
S -1.2 SECOND FLOOR FRAMING PLAN
5 -1.3 ROOF FRAMING PLAN
5D -1 STRUCTURAL FOUNDATION DETAILS
SD -2 5TRUCTURAL DETAILS AND NOTE5
51D-3 5TRUCTURAL DETAILS
T -24.1 TITLE 24
PA2013 -213 for MD2013 -021
1246 Somerset Lane
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EXISTING WAL1-5 AND
FIXTURES TO BE
REMOVED
(E) LIVING ROOM
(E) BEDRO §M
(E)
PLUMBING / MECHANICAL
MECHANICAL AND PLUMBING
5YBMEMS YO BE DESIGN BUILD.
PROVIDE HIGH EFFICIENCY GAS
POMACE AND A/C SYSTEM.
SUPPLY AIR SHALL BE DUCTED
OVEwi TO CEILING OR HIGH
WALT. REGISTERS IN EACH
HABITABLE ROOM
ELECTRICAL
ELECTRICAL TO BE DESIGN
BUILD - COORDINATE ALL
RECEPTACLE AND LIGHT
LCCATICN9 W/ OWNER BEFORE
INSTALLATION.
WALL LEC-;END
HlaYB EXISTING WALL5 (STUD5 TO REMAIN)
O HALF WALLS
.... .. —i NEW WALLS
(E) !(K(ITCHEN
(E) DINING ROOM
GENERAL NOTES
I. A WATER RE515TIVE VAPOR PERMEABLE
BARRIER AT LEAST EQUIVALENT TO 2 LAYERS OF
GRADE D PAPER 16 REQUIRED OVER PLYWOOD
WHERE CEMENT PLASTER 15 USED ON EXTERIOR
WALL5.
2. CORROSION REBBISTANT ELA5HING5 SHALL BE
INSTALLED AT ALL OF THE FOLLOWING:
A, EXTERIOR WINDOW AND DOOR OPENINGG5 -
FLABHING5 AT THESE OPENING5 SHALL
EXTEND TO THE SURFACE OF DOE EXTERIOR
WALL FINISH OR TO THE WATER RE615TANT
BARRIER FOR SUBSEQUENT DRAINAGE
B, AT WALL AND ROOF INTERSECTIONS
3. GLAZING IN EXTERIOR DOORS OR WITHIN 40
INCHES OF ANY LOCKING MECHANISM SHALL BE OF
Mi-LY- TEMPERED GLA55 OR RATED BURGLARY
RESISTANT GLAZING.
4. SAFETY GLAZING 15 REQUIRED TO BE
PERMANENTLY MARKED (ETCHED) AS REWIRED
BY CRC R3ael
S. BASEMENTS, HABITABLE ATTICS AND EVERY
SLEEPING ROOM SHALL HAVE A WINDOW OR
EXTERIOR DOOR FOR EMERGENCY ESCAPE/
RESCUE.
A, SA SE MINIMUM NET CLEAR OPENABLE
AREA 15 REWIRED (50 BE ALLOWED
ON GROUND FLOOR
6.24" MINIMUM NET CLEAR OPAL HT. 15
REQUIRED.
O, 20` MINIMUM NET CLEAR PEN, S. WIDTH
B
RED D.
D. MAXIMUM FINISHED SILL HT. 44'
ABOVE FLOOR LEVEL IS REP O. .
I
(E) GARAGE
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6. ALL EMERGENCY ESCAPE AND ,FE6CUE
OPENINGS SHALL BE MAINTAINED FREE OF ANY
OBSTRUCTIONS AND SHALL BE OPERATIONAL
FROM THE IN61DE OF THE ROOM WITHOUT THE USE
OF KEYS, TOOL 6 OR SPECIAL KNOIWLEDGE.
T. THERE MUST BE A LANDING ON FLOOR ON
EACH SIDE OF EACH EXTERIOR DOOR. LANDINGS
SHALL HAVE A MINIMUM SLOPE OF 2% AND BE
MEASURED 36' DEEP V THE WIDTH OF THE DOOR
6. ALL HO5E SCSI MUST HAVE AN APPROVED
ANTI SIPHON SACKR-OW PREVEMNTION DEVICE.
B A SEDIMENT TRAP SHALL BE INSTALLED ON
THE GAS LINE WT,fF DOUBTREAM OF THE GAS
APPLIANCE S4MCff VALVE AS CLOSE
L. THE
INLET OF THE APPLIANCE AS EITHER PRACTICAL. THE
SEDIMENT TRAP SHALL BE EITHER T iM CUTLET
WITH A CAPPED NIPPLE IN THE BOTTOM OUiIEi
OR OTHER RECOGNIZED DEVICE.
10. ALL GLAZING SHALL NAVE A TEMPORARY
LABEL TH47 SHALL NOT BE REMOVED UNTIL
APPROVED INSPECTION, ALL LABELS ARE TO
SHOW THE SHOD U- FACTOR, AIR LEAKAGE AND
VID15LE TRANSMITTANCE.
II. INSTALLATION CERTIFICATES (CF6R -ENV,
CF- 6R-LTG -01, CFdR- MECH)MUST BE PROVIDED
TO THE BUILDING iNSPEOTOR DURING
CONSTRUCTION,
b. INSTALLATION CERTIFICATES, OPERATING
INFORMATION, MAINTENANCE INFORMATION AND
vENTILAYICN
INFORMATION MUST BE ESCAPED
TO THE BOLDING OWNER PRIOR TO FINAL
INSPECTION,
LECcEN®
f P05E BIBS
Y WATER VALVE (REFRIG)
Gl GAS VALVE
,J PIECES ED HIGH
EFFICACY CAN LIGHTS
rW NEW
IB) EXISTING
=, 3 -WAY "TOO
SWITCH
DUPLEX RECEPTACLE
"pN SCONCE FIXTURE
V 5HOKE DETECTORS,
9D. HARO -WIRED WITH
BATTERY BACK -UP
GABON MC IDS
C o2 DETECTOR/ALARM
5� CEILING FIXTURE
F ---------- CLG. MOUNTED
FLUORESCENT FIXTURE
ELECTRIC ,4L NOTES
I. PROVIDE GFOI PROTETED RECEPTACLES OITTSCORS, IN THE
BATHROOMS, IN THE GARAGE AND IN THE KITCHEN !WITHIN
6' CE THE 5WK)
2. ANY POINT ALONG A WALL IN A HABITABLE ROOM MOST
BE WITHIN 6 -0` OF AN RECEPTACLE.
3. PROVIDE A MM, OF (2) 20 A. SMALL APPLIANCE CIRCUITS
FOR THE KITCHEN OWNTER TOP5. SUCH CIRCUIT SHALL HAVE
NO OTHER RECEPTAOLES, LOAO5 SHALL BE BALANCED.
41 PROVIDE METAL BOXES FOR ALL 240V. RECEPTACLES
5. PROVIDE METAL OR ONE HOUR RATED BOXES AT WALLS
AND CEILIN65 BETWEEN THE GARAGE AND THE HOUSE
6. ALL OUTDOOR RECEPTALCES MUST BE WEATHER RESISTANT
T. PROVIDE ONE RECEPTACLE IN HALLWAYS IB OR LONGER
8. RECEPTACLE BOXES FOR CEILING FANS MUST BE LISTED
SPECIFICALLY FOR THAT UBE
9, PROVIDE A MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM
RECEPTACLE&. SUCH CIRCUIT SHALL HAVE NO OTHER
RECEPTACLE5, THIS CIRCUIT MAY SERVE MORE THAN QN,
BATHROOM. CEO B0 -03(a)
C. BATHROOM EXHAUST FANS WHICH EXHAUST DIRECTLY
FROM BATHROOMS MST COMPLY WITH CGSS AS. AND
MOST INCLUDE THE FOLLOWING'.
A. BE ENERGY STAR COMPLIANT
B MUMOBTAT TOUCH -HALL BE READILY ACCE65IBL E.
HUMIDISTAT CONTROLS SHALL BE CAPABLE OF
AD ISTNENT BETWEEN A RELATIVE HUMIDITY OF
504 YD 50%
ELECTRICAL NOTES
1 PROVIDE AROI, PROTECTION FOR ALL IS AND 20 AMP
.RANCH CIRCW73 SUPPLYING RECEPTACLES IN DWELLING
UNIT FAMILY, DINING, Di PARLORS, LIBRARIES, DENS,
BEDROOMS, SUNROOMS, RED ROOMS. CLOSETS, HALLWAYS,
OR SIMILAR ROOME AND AREAS PER CEO SECTION 210,12.
R. RECEPTACLES SHALL BE LISTED AS TAMPER- RES16TANT
FOR ALL IS AND 20 AMP RECEPTACLES IN DWELLING UNIT
13. FOR ATTICS, UNDER FLOOR SPACES, UTILITY ROOMS,
AND SASEr£N16 MERE THE6EE SPACES ARE USED FOR
STORAGE OR CONTAINING EOUIFxMT REWIRING SERVICE
PROVIDE WORK LIGHT, - WITCH, ANO RECEPTACLE OUTLETS.
TWE LIGHTING WTLET SHALL BE PROVIDED AT OR NEAR
THE EQUIPMENT REWIRING 5ERVICIR5 , CEO 210]0(3)
14A, ALL LUMINAIRES IN THE KITCHEN SHALL SE HIGH EFFICACY
CONTROLLED BY STANDARD SWITCHES,
ME. ALL LUNINAIRES IN BATAWBGP , GARAGE6, LAUNDRY ROOM$
AND UTILITY ROOMS (EXCEPT CLOSETS LE55 THAN TO $FJ
SHALL BE NA H EFFICACY OR BE INCANDESCENT CONTROLLED
BY A MAUNAL-ON OCCUPANT SENSOR OR DINNER
14C. ALL PERMANENT LIGHTING IN OTHER THAN KITCHENS
BATHROOMS. GARAGES, LAUNDRY ROOM$, UTILITY ROOMS AND
CLOSETS QE. LIVING ROOM 5, DINING ROOMS, BEDROOMS,
HALLWAYS, ETCJ SHALL BE HIGH EFROACY CONTROLLE BY
A STANDARD 6WTCH OR BE INCANDESCENT CONTROLLED BY
A DIMMER SWITCH OR MANUAL -CN OCCUPANCY $E'5OR
NO ALL CORBOOR LIGHTING ATTACHED TO THE BUILDING
SHALL BE HIGH EFFICACY CONTROLLED BY A STANDARD
SWITCH OR SHALL BE INCANDE5CENT CONTROLLED BY A
MOTION SENSOR WITH INTEGRATED PHOTOCELL.
HE, NON -HIGH EFFICACY LUMINAIRES SHALL BE SWITCHED ON A
SEPARATE CIRCUIT FROM HWH EFFICACY LUMINAIRES
14F, NIGH- ETOACY LAMPS SHALL PROVIDE THE FOLLOWING
EFFICACY: LAMP POWER 5 WATT OR LEBB SHALL PROVIDE
30 LU icN6N1ATT EFFIOACYe LANE POWER 5 i0 15 WATTS
SHALL PROVIDE 40 LUMENMATi LAMP EFFICACY[ LAMP
POWER 15 TO 40 WATTS 6-ALL PROVIDE 50 LUNE ATT
EFFICACY! LAMP POWER MORE THAN 40 WATTS SHALL
PROVIDE 60 LUMEN /WATT EFFICACY. 64L1-46i WATTAGE IS
NOT INCLUDED WHEN OETERMIIJNG LAMP EFFICACY,
14G. OCCUPANCY 5EN60R5 MUST HAVE NO MANUAL OVERRIDE,
30 MINUTE MAXTI..UM TIMER AND BE MICROWAVENLTRASOMO
OR PA65I VE INFRA -RED TYPE,
G. HIGH EFICACY LUMINAIRES MUST BE PI@ BASED
16. RECE66ED LIGHTINS FIXTURES ON INSULATED CEILINGS
MUST BE LISTED AS ATAD AND 69ALL BE SEALED AND /OR
CONTAIN A GASKET
11. PENDANT FIXTURES AND PANEL BOARDS ARE NOT
ALLOWED IN 6TO.RAGE CLOSETS
18 ELECTRICAL EWIpMENT MUST BE LISTED BY AN
APPROVED TE6TING LAB
li MORE DETECTORS AND CO2 DETECTORS MUST BE INSTALLED
PER THE FOLLOWING
A. 5MCKE DETECTORS AND CO2 DETECTORS MUST BE HARD
WIRED WITH BATTERY BACKUP.
B. EXISTING CONSTRUCTION MUST BE UPDATED WITH SMOKE
DETECTORS (BATTERY OPERATED DETECTORS ARE
ADEQUATE MEN' AREA5 ARE NOT ACCESEIBLE)
C. SMOKE DETECTORS MUST BE INS A LED IN THE
FOLLOWING LOCATIONS:
U ONSIDE EACH SEPARATE SLEEPING AREA IN
THE IMMEDIATE VICINITY OF THE BEDROOMS,
2) T
ON THE DEALING ABOVE E QUEEN
SLEEPING ROOM AN UP S ARE ON AN UPPER LEVEL.
9) IN EACH SLEEPING
4) ON EACH FLOOR INCLUDING BASEMENTS AND
HABITABLE ATTICS.
D. SMOKE DETECTORS ARE NOT E BE LOCATED A DO IN THE
KITCHEN, GARAGE BATHROOM WITHIN 3 FEET FROM E DOOR TO A
KITCHEN OR COOLIN S ST SUPPLY AIR REGISTER OF A
HEATING OR COOLING SYSTEM.
20. FOR NOW CONSTRUCTION, AN APPROVED CARBON MONOXIDE
(CO2) ALARM MUST BE INSTALLED W DWELLING UNITS AND IN
SLEEPING UNITS WITHIN WHICH FUEL BURNING APPLIANCES ARE E
INSTALLED AND IN DILELLNG UNITS THAT HAVE AT TAC HED
GARAGES,
21. FOR NEW CONSTRUCTION REQUIRED CARBON MONOXIDE (CO2)
ALARMS SHALL RECEIVE THEIR PRIMARY FOWER FROM THE
BUILDING WIRING WHERE SUCH WIRING IS SERVED FROM A
COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A BATTERY
BACKUP, ALARM WIRING BHALL BE DIRECTLY CONNECTED TO THE
PERMANENT BUILDING WIRING WITHOUT A DISCONNECTING SWITCH
OTHER NAN AS REWIREC FOR OVERCURRENi PROTECTION,
22, IN EXISTING DWELLING UNITS A CARBON MONOXIDE (CO)
ALARM IS PERMITTED 70 BE SOLELY BATTERY OPERATED WHERE
REPAIRS OR ALTERATIONS DO NOT RESULT IN THE REMOVAL OF
WALL AND CEILING FINISHED OR THERE 15 NO ACCESS BY MEANS
OF ATTIC, BASEMENT OR CRAW. SPACE,
23, ALL ELECTRICAL CONDUCTORS USED TO CARRY CURRENT
SHALL BE COPPER, ALUMIMIM 15 NOT PERMITTED.
REVISIONS
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(E) BEDRO §M
(E)
PLUMBING / MECHANICAL
MECHANICAL AND PLUMBING
5YBMEMS YO BE DESIGN BUILD.
PROVIDE HIGH EFFICIENCY GAS
POMACE AND A/C SYSTEM.
SUPPLY AIR SHALL BE DUCTED
OVEwi TO CEILING OR HIGH
WALT. REGISTERS IN EACH
HABITABLE ROOM
ELECTRICAL
ELECTRICAL TO BE DESIGN
BUILD - COORDINATE ALL
RECEPTACLE AND LIGHT
LCCATICN9 W/ OWNER BEFORE
INSTALLATION.
WALL LEC-;END
HlaYB EXISTING WALL5 (STUD5 TO REMAIN)
O HALF WALLS
.... .. —i NEW WALLS
(E) !(K(ITCHEN
(E) DINING ROOM
GENERAL NOTES
I. A WATER RE515TIVE VAPOR PERMEABLE
BARRIER AT LEAST EQUIVALENT TO 2 LAYERS OF
GRADE D PAPER 16 REQUIRED OVER PLYWOOD
WHERE CEMENT PLASTER 15 USED ON EXTERIOR
WALL5.
2. CORROSION REBBISTANT ELA5HING5 SHALL BE
INSTALLED AT ALL OF THE FOLLOWING:
A, EXTERIOR WINDOW AND DOOR OPENINGG5 -
FLABHING5 AT THESE OPENING5 SHALL
EXTEND TO THE SURFACE OF DOE EXTERIOR
WALL FINISH OR TO THE WATER RE615TANT
BARRIER FOR SUBSEQUENT DRAINAGE
B, AT WALL AND ROOF INTERSECTIONS
3. GLAZING IN EXTERIOR DOORS OR WITHIN 40
INCHES OF ANY LOCKING MECHANISM SHALL BE OF
Mi-LY- TEMPERED GLA55 OR RATED BURGLARY
RESISTANT GLAZING.
4. SAFETY GLAZING 15 REQUIRED TO BE
PERMANENTLY MARKED (ETCHED) AS REWIRED
BY CRC R3ael
S. BASEMENTS, HABITABLE ATTICS AND EVERY
SLEEPING ROOM SHALL HAVE A WINDOW OR
EXTERIOR DOOR FOR EMERGENCY ESCAPE/
RESCUE.
A, SA SE MINIMUM NET CLEAR OPENABLE
AREA 15 REWIRED (50 BE ALLOWED
ON GROUND FLOOR
6.24" MINIMUM NET CLEAR OPAL HT. 15
REQUIRED.
O, 20` MINIMUM NET CLEAR PEN, S. WIDTH
B
RED D.
D. MAXIMUM FINISHED SILL HT. 44'
ABOVE FLOOR LEVEL IS REP O. .
I
(E) GARAGE
"s I,
------------
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_1
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3'.g•
6. ALL EMERGENCY ESCAPE AND ,FE6CUE
OPENINGS SHALL BE MAINTAINED FREE OF ANY
OBSTRUCTIONS AND SHALL BE OPERATIONAL
FROM THE IN61DE OF THE ROOM WITHOUT THE USE
OF KEYS, TOOL 6 OR SPECIAL KNOIWLEDGE.
T. THERE MUST BE A LANDING ON FLOOR ON
EACH SIDE OF EACH EXTERIOR DOOR. LANDINGS
SHALL HAVE A MINIMUM SLOPE OF 2% AND BE
MEASURED 36' DEEP V THE WIDTH OF THE DOOR
6. ALL HO5E SCSI MUST HAVE AN APPROVED
ANTI SIPHON SACKR-OW PREVEMNTION DEVICE.
B A SEDIMENT TRAP SHALL BE INSTALLED ON
THE GAS LINE WT,fF DOUBTREAM OF THE GAS
APPLIANCE S4MCff VALVE AS CLOSE
L. THE
INLET OF THE APPLIANCE AS EITHER PRACTICAL. THE
SEDIMENT TRAP SHALL BE EITHER T iM CUTLET
WITH A CAPPED NIPPLE IN THE BOTTOM OUiIEi
OR OTHER RECOGNIZED DEVICE.
10. ALL GLAZING SHALL NAVE A TEMPORARY
LABEL TH47 SHALL NOT BE REMOVED UNTIL
APPROVED INSPECTION, ALL LABELS ARE TO
SHOW THE SHOD U- FACTOR, AIR LEAKAGE AND
VID15LE TRANSMITTANCE.
II. INSTALLATION CERTIFICATES (CF6R -ENV,
CF- 6R-LTG -01, CFdR- MECH)MUST BE PROVIDED
TO THE BUILDING iNSPEOTOR DURING
CONSTRUCTION,
b. INSTALLATION CERTIFICATES, OPERATING
INFORMATION, MAINTENANCE INFORMATION AND
vENTILAYICN
INFORMATION MUST BE ESCAPED
TO THE BOLDING OWNER PRIOR TO FINAL
INSPECTION,
LECcEN®
f P05E BIBS
Y WATER VALVE (REFRIG)
Gl GAS VALVE
,J PIECES ED HIGH
EFFICACY CAN LIGHTS
rW NEW
IB) EXISTING
=, 3 -WAY "TOO
SWITCH
DUPLEX RECEPTACLE
"pN SCONCE FIXTURE
V 5HOKE DETECTORS,
9D. HARO -WIRED WITH
BATTERY BACK -UP
GABON MC IDS
C o2 DETECTOR/ALARM
5� CEILING FIXTURE
F ---------- CLG. MOUNTED
FLUORESCENT FIXTURE
ELECTRIC ,4L NOTES
I. PROVIDE GFOI PROTETED RECEPTACLES OITTSCORS, IN THE
BATHROOMS, IN THE GARAGE AND IN THE KITCHEN !WITHIN
6' CE THE 5WK)
2. ANY POINT ALONG A WALL IN A HABITABLE ROOM MOST
BE WITHIN 6 -0` OF AN RECEPTACLE.
3. PROVIDE A MM, OF (2) 20 A. SMALL APPLIANCE CIRCUITS
FOR THE KITCHEN OWNTER TOP5. SUCH CIRCUIT SHALL HAVE
NO OTHER RECEPTAOLES, LOAO5 SHALL BE BALANCED.
41 PROVIDE METAL BOXES FOR ALL 240V. RECEPTACLES
5. PROVIDE METAL OR ONE HOUR RATED BOXES AT WALLS
AND CEILIN65 BETWEEN THE GARAGE AND THE HOUSE
6. ALL OUTDOOR RECEPTALCES MUST BE WEATHER RESISTANT
T. PROVIDE ONE RECEPTACLE IN HALLWAYS IB OR LONGER
8. RECEPTACLE BOXES FOR CEILING FANS MUST BE LISTED
SPECIFICALLY FOR THAT UBE
9, PROVIDE A MINIMUM OF (1) 20 AMP CIRCUIT FOR BATHROOM
RECEPTACLE&. SUCH CIRCUIT SHALL HAVE NO OTHER
RECEPTACLE5, THIS CIRCUIT MAY SERVE MORE THAN QN,
BATHROOM. CEO B0 -03(a)
C. BATHROOM EXHAUST FANS WHICH EXHAUST DIRECTLY
FROM BATHROOMS MST COMPLY WITH CGSS AS. AND
MOST INCLUDE THE FOLLOWING'.
A. BE ENERGY STAR COMPLIANT
B MUMOBTAT TOUCH -HALL BE READILY ACCE65IBL E.
HUMIDISTAT CONTROLS SHALL BE CAPABLE OF
AD ISTNENT BETWEEN A RELATIVE HUMIDITY OF
504 YD 50%
ELECTRICAL NOTES
1 PROVIDE AROI, PROTECTION FOR ALL IS AND 20 AMP
.RANCH CIRCW73 SUPPLYING RECEPTACLES IN DWELLING
UNIT FAMILY, DINING, Di PARLORS, LIBRARIES, DENS,
BEDROOMS, SUNROOMS, RED ROOMS. CLOSETS, HALLWAYS,
OR SIMILAR ROOME AND AREAS PER CEO SECTION 210,12.
R. RECEPTACLES SHALL BE LISTED AS TAMPER- RES16TANT
FOR ALL IS AND 20 AMP RECEPTACLES IN DWELLING UNIT
13. FOR ATTICS, UNDER FLOOR SPACES, UTILITY ROOMS,
AND SASEr£N16 MERE THE6EE SPACES ARE USED FOR
STORAGE OR CONTAINING EOUIFxMT REWIRING SERVICE
PROVIDE WORK LIGHT, - WITCH, ANO RECEPTACLE OUTLETS.
TWE LIGHTING WTLET SHALL BE PROVIDED AT OR NEAR
THE EQUIPMENT REWIRING 5ERVICIR5 , CEO 210]0(3)
14A, ALL LUMINAIRES IN THE KITCHEN SHALL SE HIGH EFFICACY
CONTROLLED BY STANDARD SWITCHES,
ME. ALL LUNINAIRES IN BATAWBGP , GARAGE6, LAUNDRY ROOM$
AND UTILITY ROOMS (EXCEPT CLOSETS LE55 THAN TO $FJ
SHALL BE NA H EFFICACY OR BE INCANDESCENT CONTROLLED
BY A MAUNAL-ON OCCUPANT SENSOR OR DINNER
14C. ALL PERMANENT LIGHTING IN OTHER THAN KITCHENS
BATHROOMS. GARAGES, LAUNDRY ROOM$, UTILITY ROOMS AND
CLOSETS QE. LIVING ROOM 5, DINING ROOMS, BEDROOMS,
HALLWAYS, ETCJ SHALL BE HIGH EFROACY CONTROLLE BY
A STANDARD 6WTCH OR BE INCANDESCENT CONTROLLED BY
A DIMMER SWITCH OR MANUAL -CN OCCUPANCY $E'5OR
NO ALL CORBOOR LIGHTING ATTACHED TO THE BUILDING
SHALL BE HIGH EFFICACY CONTROLLED BY A STANDARD
SWITCH OR SHALL BE INCANDE5CENT CONTROLLED BY A
MOTION SENSOR WITH INTEGRATED PHOTOCELL.
HE, NON -HIGH EFFICACY LUMINAIRES SHALL BE SWITCHED ON A
SEPARATE CIRCUIT FROM HWH EFFICACY LUMINAIRES
14F, NIGH- ETOACY LAMPS SHALL PROVIDE THE FOLLOWING
EFFICACY: LAMP POWER 5 WATT OR LEBB SHALL PROVIDE
30 LU icN6N1ATT EFFIOACYe LANE POWER 5 i0 15 WATTS
SHALL PROVIDE 40 LUMENMATi LAMP EFFICACY[ LAMP
POWER 15 TO 40 WATTS 6-ALL PROVIDE 50 LUNE ATT
EFFICACY! LAMP POWER MORE THAN 40 WATTS SHALL
PROVIDE 60 LUMEN /WATT EFFICACY. 64L1-46i WATTAGE IS
NOT INCLUDED WHEN OETERMIIJNG LAMP EFFICACY,
14G. OCCUPANCY 5EN60R5 MUST HAVE NO MANUAL OVERRIDE,
30 MINUTE MAXTI..UM TIMER AND BE MICROWAVENLTRASOMO
OR PA65I VE INFRA -RED TYPE,
G. HIGH EFICACY LUMINAIRES MUST BE PI@ BASED
16. RECE66ED LIGHTINS FIXTURES ON INSULATED CEILINGS
MUST BE LISTED AS ATAD AND 69ALL BE SEALED AND /OR
CONTAIN A GASKET
11. PENDANT FIXTURES AND PANEL BOARDS ARE NOT
ALLOWED IN 6TO.RAGE CLOSETS
18 ELECTRICAL EWIpMENT MUST BE LISTED BY AN
APPROVED TE6TING LAB
li MORE DETECTORS AND CO2 DETECTORS MUST BE INSTALLED
PER THE FOLLOWING
A. 5MCKE DETECTORS AND CO2 DETECTORS MUST BE HARD
WIRED WITH BATTERY BACKUP.
B. EXISTING CONSTRUCTION MUST BE UPDATED WITH SMOKE
DETECTORS (BATTERY OPERATED DETECTORS ARE
ADEQUATE MEN' AREA5 ARE NOT ACCESEIBLE)
C. SMOKE DETECTORS MUST BE INS A LED IN THE
FOLLOWING LOCATIONS:
U ONSIDE EACH SEPARATE SLEEPING AREA IN
THE IMMEDIATE VICINITY OF THE BEDROOMS,
2) T
ON THE DEALING ABOVE E QUEEN
SLEEPING ROOM AN UP S ARE ON AN UPPER LEVEL.
9) IN EACH SLEEPING
4) ON EACH FLOOR INCLUDING BASEMENTS AND
HABITABLE ATTICS.
D. SMOKE DETECTORS ARE NOT E BE LOCATED A DO IN THE
KITCHEN, GARAGE BATHROOM WITHIN 3 FEET FROM E DOOR TO A
KITCHEN OR COOLIN S ST SUPPLY AIR REGISTER OF A
HEATING OR COOLING SYSTEM.
20. FOR NOW CONSTRUCTION, AN APPROVED CARBON MONOXIDE
(CO2) ALARM MUST BE INSTALLED W DWELLING UNITS AND IN
SLEEPING UNITS WITHIN WHICH FUEL BURNING APPLIANCES ARE E
INSTALLED AND IN DILELLNG UNITS THAT HAVE AT TAC HED
GARAGES,
21. FOR NEW CONSTRUCTION REQUIRED CARBON MONOXIDE (CO2)
ALARMS SHALL RECEIVE THEIR PRIMARY FOWER FROM THE
BUILDING WIRING WHERE SUCH WIRING IS SERVED FROM A
COMMERCIAL SOURCE AND SHALL BE EQUIPPED WITH A BATTERY
BACKUP, ALARM WIRING BHALL BE DIRECTLY CONNECTED TO THE
PERMANENT BUILDING WIRING WITHOUT A DISCONNECTING SWITCH
OTHER NAN AS REWIREC FOR OVERCURRENi PROTECTION,
22, IN EXISTING DWELLING UNITS A CARBON MONOXIDE (CO)
ALARM IS PERMITTED 70 BE SOLELY BATTERY OPERATED WHERE
REPAIRS OR ALTERATIONS DO NOT RESULT IN THE REMOVAL OF
WALL AND CEILING FINISHED OR THERE 15 NO ACCESS BY MEANS
OF ATTIC, BASEMENT OR CRAW. SPACE,
23, ALL ELECTRICAL CONDUCTORS USED TO CARRY CURRENT
SHALL BE COPPER, ALUMIMIM 15 NOT PERMITTED.
REVISIONS
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SHAKE RDOF TO
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5:12
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TREATED WOOD
SHAKE ROOF i0
MATCH EXISTING
5:12
5:12 f I
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ROOF VENTILATION
B
NOTE:
TYPICAL EXTERIOR
WALLS ARE 2x4b m
I6" O.C. W/ R -13 BAii
W51R.ATION
OPERABLE PORTION OF
WINDOW SHALL BE MIN.
20" CLEAR WIDTH AND AT
LEAST A 5l SF. CL_ °AR
UPPER ROOF AREA:
Ilya 5F x 144 - 111360 31
ROOF VENTILATION REWIRED:
111360 61/300 - 51] 51
GAVE VENTILATION' RIDDIRED:
5l2 SIR - 286 51
WINDER ROOF RIDGE VENTILATION RE WIREP:
512 WD : 26A R
SAVE VENTILATION PROVIDED:
314 BI PER It - 2'e VENT SETH SEA.
RAFTER/
TRIES) -152 LF OF SAVE VENTE
152 x W4 . 477 V
LEAST A 5.1 S.F. CLEAR
UPPER ROOF RIDGE VENTILATION PROVIDED:
1 BEDROOM'
20 OF RIDGE VENT AT R $1 PER FT
TOTAL UPPER ROOF VEMILATION -
\
6:f0• \
2Dx10-36 ®5.I.
ROOF PLAN
5CALE: 1/4" = I' -O"
—EMT A
l' -5 1/T
I� STORAGE
Q �.�.
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BEDROOMi
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REVISIONS
/
I RIDGE 4
3E MIN, 20` CLEAR WIDTH
_A.
FJREPLA
MASTER
LEAST A 5.1 S.F. CLEAR
1 BEDROOM'
1\ AS9EMBL
4'101/2" 1.9•
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BOii OM CHORD OF TSRSEE5 FOR
LOCATICN OF NEW FAU. RATED FORa�
WSidLLATION. INSTALL FER D"
MFGR5 INSTRUCTIONS.
g PROVIDE LIGHT AND BATCH FOR
_ PLAIROR'I.
50O J 9
Ir m EDGE OF EXISDi
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�3SDO 42" HIGH �- _ OF FDR15 FOR ACCESS O
(� /WALL ry RAU. PLATFORM
\C o1 E' RECESS
_ _ 9
LA'JNDR TYPICAL STAIRS:
CHU TE (IS)l]' RISERS
• —..... __r C AND 10' TREADS
WITH 36' HIGH
WOOD HANOR41L5
4' 3' =6114' 3' -e I14" C I\ 42' NIGH WALL W
ROCF LINE ABOVE
DEL
n F
— — J PLUMBING / MECHANICAL
MECHANICAL AND PLUMBING
SYSMEMS iO 5E DESIGN BUILD.
PROVIDE HIGH EFFICIENCY GAS
FURNACE AND A/C SYSTEM,
IR
SUPPLY A SHALL BE DUCTED
-II I/2" OVERHEAD TO CEILING OR HIGH
I WALL REGISTERS IN EACH
HABITABLE .¢GPM
I
I
ELECTRICAL
ELECTRICAL i0 BE DESIGN
BUILD RECEPTACLE - CLEA AND ALL
RECEPTACLE AND LIGHT
LOCATIONS W/ OWNER BEFORE
INSTALLATION
SEE ELECTRICAL NOTES IX,I
I 5H'cEi 42
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A
SECOND FLOOR PLAN
5CALE: 1 /4 " =1' -O"
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C� HALF WALLS
NEW WALL5
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REVISIONS
3LE PORTION OF WNDOW
3E MIN, 20` CLEAR WIDTH
LEAST A 5.1 S.F. CLEAR
0-
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DEL
n F
— — J PLUMBING / MECHANICAL
MECHANICAL AND PLUMBING
SYSMEMS iO 5E DESIGN BUILD.
PROVIDE HIGH EFFICIENCY GAS
FURNACE AND A/C SYSTEM,
IR
SUPPLY A SHALL BE DUCTED
-II I/2" OVERHEAD TO CEILING OR HIGH
I WALL REGISTERS IN EACH
HABITABLE .¢GPM
I
I
ELECTRICAL
ELECTRICAL i0 BE DESIGN
BUILD RECEPTACLE - CLEA AND ALL
RECEPTACLE AND LIGHT
LOCATIONS W/ OWNER BEFORE
INSTALLATION
SEE ELECTRICAL NOTES IX,I
I 5H'cEi 42
I
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A
SECOND FLOOR PLAN
5CALE: 1 /4 " =1' -O"
W W Q
ZU
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EEJ' EXISTING WALLS (STUDS i0 REMAIN)
C� HALF WALLS
NEW WALL5
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WALL LEGEND
EEJ' EXISTING WALLS (STUDS i0 REMAIN)
C� HALF WALLS
NEW WALL5
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rl 0 FIN_
i —
ANT TREATED
ROOF TO MATCH
almilllllllllllll i
11 All
FRONT ELEVATION
CEMENT PLASTER
SYSTEM TO MATCH
EXISTING
IWOD WINPCWS TO
MATCH EXISTIN5
® L{{
Ifi
I6 I
J�
CEMENT P1,A5TER
SYSTEM TO MATCH
EXISTING
SIDE ELEVATION
51DE ELEVATION
FIRE RETARPAW TREATED
HOOD SHAKE ROOF TO MATCH
REVISIONS
c�Hs�
s
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Ott N$ ba15
4 °ry
T
ODD WNDOWS O W
ATOH EXISTING V
Z
PLATS W W Q
2U
CEMENT PLASTER
SYSTEM TO MATCH
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REAR ELEVATION
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TYPICAL EXT. WALL
CEMENT P1.45TER
SYSTEM OVER 3/5"
COX PLYWD. OVER
zx- STUDS AT I.-
OG. W/ R -03 BATT
INSULATION —
WOOD FLOOR J015T5
SEE STRUCT. DIGS.-
RIDGE vENi DCOD SHAKES 70 MATCH EXIST.
ROOFIIY OVER 30, CLOG
PAPER OVER PLYWOOD
zrc RAFT -eR9 PER ROOF DECK - SEE STRUCT.
STRT.� m DWCS.
0 BATT INSUI 2x RAFTERS
PER Si RUAT:
GYP. ED
MASTER
BEDROOM
i
JAL I ECUAL
`I /]x GYP. SO,
MULTI - PURPOSE
ROOM
If EXIST. SLAB ON GRADE
FIN ,I
�UILDINCx SECTION
SCALE: I /4 " :I' -O"
ER-P FACIA /z' GYP. BD.
=
WATERPROOFING
SYSTEM OVER PLYWOOD
DECK BEDROOM STORAGE
WOOD FRAME P, EXIST. WOOD TRUSSES
WINDOWS W/INSUL, SLIDING GLASS DOOR
GLASS TO MATCH ASSEMBLY WITH INSUL.
EXIST. _ - - CLASS
3/4" PLYWOOD TREAD
3/4" PLYWOOD RISER'
SEE
ti,4 "GYP. BD.
(E) BEDROOM =0 FLOOR JOISTS
(E) BEDROOM (E) BATH SEE STRJCT. DUGS. LAUNDRY
(E) BEDROOM
- 3 - z SrRINGERs
TYPE 518• TYPE 'X'
GYP. BID. R5ABL
SPACE UNDER SiAll
jr
I
-zx COWT. PRESSURE TREATED
WOOD PLATE SHOT PINS AT 24. O.C.
4 STAIR AT 5LA5
SCALE: I I/1•:I' -O
WGGO BASEBC
3/4" PLYW'OOO
3/4" PLYWOOD
2 SCALE: 11/4 ° --I' -O"
.4 STUD FRAME
FOR ACCESS PA
A 5U�LDINC3 SECTION
J SCALE! I /4" =1' -O"
J FLOOR FRAMING
PER FRAMING PLAN
DBL. FLOOR JOISTS
OR FLUSH BM. - SEE
FRAMING PLAN
3 - 2.14 STRINGERS
SB "TYPE 'X'
GYP. BD. ATUSABLE
"AIR
UN STAIRS
FRAME AT ACCESS
METAL ANGLE AT
OPENING PERIMETER GYP5UM BOARD
W/ WEATHER5TRIFPING CEILING
OATTIC ACCESS DETAIL
SHAKES TO MATCH EXIST.
NC OVER 30' BLDG.
2 DYER PLYWOOD
DECK - -EE STRUCT
b30 BATT INSUL. /1•GYP. BD.
MASTER MASTER
BATH BEDROOM
WIND BAFFLE
GTP, BD, WOOD FLOOR JOISTS
SEE 5TRUCT,DWGS.-
MULTI - PURPOSE
ROOM
m111. FELT
RING OVER
5T UDT.
METAL DRIP FLA514ING-
CONi.CUTTER SYSTEM -
s/4 x 0 CEDAR FACIA -
2 x BLOCKING W/ 3 - 2 "9
In- GWC
R -30 BATT INSULATION
2 % S, STUDS A I6x CO
W/ R -19 BATT INSULATIc
In—
12
5
�TYEICAL EAVE DETAIL
�J,-ALE 3q•, ..
REVISIONS
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