HomeMy WebLinkAbout02_226 Orange Street Coastal Development Permit_PA2017-060 @t^y COMMUNITY DEVELOPMENT DEPARTMENT
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100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
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www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
May 25, 2017
Agenda Item No. 2
SUBJECT: 226 Orange Street Coastal Development Permit (PA2017-060)
SITE LOCATION: 226 Orange Street
• CDP No. CD2017-026
APPLICANT: Bart Valdez & Associates
OWNER: Laura Desoto
PLANNER: Liz Westmoreland, Assistant Planner
949-644-3234, Iwestmoreland@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Coastal Land Use Category: RSD-C (Single Unit Residential Detached)— (10.0-19.9
DU/AC)
• Coastal Zoning District: R-1 (Single-Unit Residential)
• Zone: R-1 (Single-Unit Residential)
• General Plan Land Use Category: RS-D (Single-Unit Residential Detached)
PROJECT SUMMARY
Request for a Coastal Development Permit (CDP) to allow a 476 square-foot addition
divided between the first and second floors of an existing single-family residence. The
project also includes the addition of a second-story deck. The height of the overall
residence would not increase and the project complies with all applicable development
standards including height, setbacks, and floor area limits.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 Class 1 (Existing Facilities) of the CEQA Guidelines,
because it has no potential to have a significant effect on the environment; and
1
266 Orange Street CDP
Zoning Administrator, May 25, 2017
Page 2
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal
Development Permit No. CD2017-026 (Attachment No. ZA 1).
DISCUSSION
1. The subject property is located in the R-1 Coastal Zoning District, which is consistent
with the City's Coastal Land Use Plan, General Plan Land Use Category and Zoning
Code. These designations provide for single-family residential development. The
property is located within the appeal area providing the possibility for a final action to be
appealed to the California Coastal Commission. Additionally, a Waiver for De Minimis
Development cannot be issued because the site is within the Appeal Area.
2. The subject property is developed with a single-family residence on a lot designated for
residential development.
3. The property is located in an area eligible for a Categorical Exclusion; however, the
proposed duplex exceeds the 1.5 floor area limit identified in Categorical Exclusion Order
(CEO) CE-5-NPB-16-1. The development otherwise complies with all other applicable
CEO limits and standards.
4. The proposed single-family residence and accessory structures conform to all applicable
development standards including floor area limit, setbacks, and off-street parking as
shown in the project plans. The single-family residence includes a two-car garage and
will consist of 2,607 square feet with a maximum height of approximately 22 feet. The
existing finished floor elevation data is believed to be approximately 10.0 MSL
(NAVD88), but will be verified prior to the issuance of building permits. The proposed
finished floor of new construction will be required to conform to the 9.0 MSL (NAVD88)
minimum finished floor elevation.
5. The project site is not located between the nearest public road and the sea or shoreline
and re-development will not affect public recreation, access, or views.
6. The residential lot does not currently provide nor inhibit public coastal access and it is
not located adjacent or near a public beach.
7. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance
of building permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
8. The property is not located within 200 feet of coastal waters. A construction erosion
control plan with best management practices has been provided and a post-construction
TmpIC 01/17/17
2
266 Orange Street CDP
Zoning Administrator, May 25, 2017
Page 3
drainage system will be installed that includes drainage and percolation features
designed to retain dry weather and minor rain run-off on-site to ensure the project does
not impact water quality. Any water not retained on-site is directed to the City's storm
drain system.
9. The design, bulk, and scale of the development is consistent with the existing
neighborhood pattern of development and expected future development. The property
is not located near public view points or coastal view roads, as designated in the Coastal
Land Use Plan, and will not impact public coastal views.
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class Class 1 (Existing Facilities) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
The Class 1 exemption includes additions to existing structures when the addition will not
result in an increase of more than 50 percent of the floor area of the structure before the
addition, or 2,500 square feet. The proposed addition constitutes less than 50 percent of the
existing floor area and is less than 2,500 square feet.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
and residential occupants within 300 feet of the boundaries of the site (excluding
intervening rights-of-way and waterways), including the applicant, and posted on the
subject property at least 10 days before the scheduled hearing, consistent with the
provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website.
APPEAL PERIOD
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
TmpIC 01/17/17
266 Orange Street CDP
Zoning Administrator, May 25, 2017
Page 4
Prepared by:
Liz We moreland, Assistant Planner
GBRllaw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
TmpIC 01/17/17
Attachment No. ZA 1
Draft Resolution
5
RESOLUTION NO. ZA2017-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2017-026 FOR FIRST AND
SECOND FLOOR ADDITIONS TO AN EXISTING SINGLE FAMILY
RESIDENCE LOCATED AT 226 ORANGE STREET (PA2017-060)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Bart Valdez & Associates, with respect to property located at
226 Orange Street and legally described as Lot 22, Block 7, of Tract 772 requesting
approval of a Coastal Development Permit.
2. The applicant proposes a 476 square-foot addition divided between the first and second
floors of an existing single-family residence. The project also includes the addition of a
second-story deck. The height of the overall residence would not increase and the
project complies with all applicable development standards including height, setbacks,
and floor area limits.
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. The Coastal Land Use Plan
category is Single-Unit Residential Detached (10.0 — 19.9 DU/AC) (RSD-C) and the
Coastal Zoning District is Single-Unit Residential (R-1).
5. A public hearing was held on May 25, 2017 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 is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Class 1 exemption includes additions to existing structures that do not result in an
increase of more than 50 percent of the floor area of the structure before the addition,
or 2,500 square feet. The proposed addition constitutes less than 50 percent of the
existing floor area and is less than 2,500 square feet.
Zoning Administrator Resolution No. ZA2017-###
Page 2 of 5
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Findings and Decision) of the Newport Beach Municipal
Code, the following findings and facts in support of such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and parking.
a. The maximum floor area limitation is 3,221 square feet and the proposed floor
area is 2,607 square feet.
b. The proposed development complies with the required setbacks, which are 5 feet
along the front property line, 3 feet along each side property line and 5 feet along
the rear property line.
C. The highest guardrail/parapet is less than 24 feet from established grade and the
highest ridge is 29 feet from established grade. The proposed development
complies with all height requirements.
d. As the proposed development includes less than 4,000 square feet of livable floor
area, a two-car garage is required. The proposed development provides a
compliant two-car garage.
2. The neighborhood is predominantly developed with one and two story single-family
residences. The proposed design, bulk, and scale of the development is consistent with
the existing neighborhood pattern of development and expected future development.
3. The proposed development is not located on the shoreline and is approximately 225 feet
from the nearest body of water, and more than 600 feet from the nearest beach. The
proposed finished floor of the addition will be required to meet the minimum finished
floor elevation of 9.00 MSL (NAVD88). Impacts from wave run-up and sea level rise are
not anticipated.
4. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
addressing liquefaction are required to be reviewed and approved prior to the issuance of
building permits. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and CBC prior to building permit issuance.
oa-27-17
Zoning Administrator Resolution No. ZA2017-###
Page 3 of 5
5. The property is not located within 100 feet of coastal waters. A construction erosion control
plan is provided and a post-construction drainage system will be installed that includes
drainage and percolation features designed to retain dry weather and minor rain run-off
on-site to ensure the project does not impact water quality. Any water not retained on-site
is directed to the City's storm drain system.
6. No new landscaping is proposed.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal
Act if the project is located between the nearest public road and the sea or shoreline of any
body of water located within the coastal zone.
Fact in Support of Finding:
1. The proposed project is not located between the nearest public road and the sea or
shoreline.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2017-026 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 following the date this Resolution was
adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 Local Coastal
Implementation Plan, of the Newport Beach Municipal Code. Final action taken by the City
may be appealed to the Coastal Commission in compliance with Section 21.64.035 of the
City's certified LCP and Title 14 California Code of Regulations, Sections 13111 through
13120, and Section 30603 of the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF MAY, 2017.
Patrick J. Alford, Zoning Administrator
oa-27-17
g
Zoning Administrator Resolution No. ZA2017-###
Page 4 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. Revisions to the approved plans may require an amendment to this Coastal Development
Permit or the processing of a new Coastal Development Permit.
3. Coastal Development Permit No. CD2017-026 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
4. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
5. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Coastal
Development Permit.
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. This Coastal Development Permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
8. Prior to issuance of the building permits, a copy of the Resolution, including conditions
of approval Exhibit "A" shall be incorporated into the Building Division and field sets of
plans.
9. 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 Coastal
Development 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 Coastal Development Permit.
10. Prior to the issuance of building permits, the applicant shall submit a final construction
erosion control plan. The plan shall be subject to the review and approval by the Building
Division.
oa-z7-17
9
Zoning Administrator Resolution No. ZA2017-###
Page 5 of 5
11. Prior to the issuance of building permits, the applicant shall submit a final drainage and
grading plan. The plan shall be subject to the review and approval by the Building
Division.
12. Prior to the issuance of building permits, the existing and proposed finished floor of the
structure shall be verified. The proposed addition shall be required to meet the minimum
finished floor elevation of 9.0 MSL (NAVD88).
13. Prior to the issuance of building permit, the applicant shall pay any unpaid administrative
costs associated with the processing of this application to the Planning Division.
14. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner, or the leasing agent.
15. 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 226 Orange Street Coastal Development Permit including, but not limited to,
Coastal Development Permit No. CD2017-026 (PA2017-060). This indemnification shall
include, but not be limited to, damages awarded against the City, if any, costs of suit,
attomeys'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,
attomeys' 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.
oa-z7-17
10
Attachment No. ZA 2
Vicinity Map
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Attachment No. ZA 3
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ARCHITECTURAL GENERAL NOTES : Q o
MECHANICAL/PLUMBING SMOKE & CARBON MONOXIDE ALARMS ROOM DIMENSIONS C\I m
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01. Furnace installation shall meet all listed clearance. (M.C. 304)
QS, d. One thickness of 3/4-inch particle board with joints backed by 1 . General. A smoke alarm shall be installed in b.) Hollow-core doors less than 1 -3/8 inches in 1 . Floor Area. Dwelling units shall have at least one
X1 3/4 inch particle board, 1/2 inch gypsum board or 1/4 inch 2. Clothes dryer moisture exhaust duct shall terminate on the outside of the accordance with current RBC, section 314.3. thickness either of which are covered on the inside room which shall have not less than 120 square feet z N
I cement-based millboard. building and shall be equipped with a back-draft damper. Screens shall not be Dwelling units that are used for sleeping shall be face with 16-gauge sheet metal attached with screws of floor area. Other habitable rooms except kitchens w Q W
c used and the and the exhaust duct may not extend into or through ducts provided with smoke alarms. Smoke alarms shall be at 6-inch maximum centers around the perimeter or shall have an area of not less than 70 square feet. w
e. Batts or blankets of mineral wool or glass fiber or other approved installed in accordance CBC and the approved c. Wood panel type doors with panels fabricated of 2• Width. Habitable rooms other than a kitchen shall cn = a
or plenums. (M.C. 504.3) PP ) p yp p
o materials installed in such a manner as to be securely retained in place. manufacturer's instructions. lumber not less than 9/16 inch thickness, provided not be less than 7 feet in any dimension. >
3. Clothes dryer moisture exhaust duct shall be 4 inches in diameter and 3. Ceiling Heights. Habitable space shall have a
length is limited to 14 feet with two elbows. Duct length shall be reduced 2. Additions, alterations, and repairs. When the valuation shaped portions of the panels are not less than 1 /4 ceiling height of not less than 7 feet 6 inches z w a
WALL COVERINGS by 2 feet for every elbow in excess of two. (M.C. 504.3.2.2)
of an addition, alteration or repair exceeds $1 ,000 and inch thick. Individual panels shall not exceed 300 sq. measured to the bottom of the finished ceilin w m
< a permit is required, or when one or more sleeping in. in area. Stiles and rails shall be of solid lumber g. Yo
rooms are added or created in an existing Group R Kitchens, halls, bathrooms and toilet compartments _ F
1. Inteior coverings and wall finishes shall comply with section R702.1 4. The building shall have water closets (toilets) which use no more than with overall dimensions of not less than 1 -3/8 inches > Q 0
2. Exterior walls shall provide building with a weather-resistance exterior envelope R703.1 may have a ceiling height of not less than 7 feet. w co
P 9 P ( ) 1.28 gallons per flush. P.C. 402..2 in thickness and 3 inches in width. Mullions shall be co
9 P ( ) 4. Sloping Ceiling. The prescribed ceiling height for Q a
3. Ceilingfinishes shall be installed in accordance with the requirements for interior wall considered a part of adjacent panels unless sized as
q 3. Power. Required smoke alarms for new construction the room is required in only one half the area 0 _
finishes (R805.1) 5. Ducts shall be sized per Chapter 6 of the Mechanical Code. required herein for Stiles and rails except mullions
shall be hardwired with battery backup and alarms over 18 inches long may have an overall width of not thereof. No portion of the room measuring less than v 0
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0 6. Anchorage of Water Heaters. All water heaters interconnected. 5 feet from the finished floor to the finished ceiling
shall be anchored or strapped to prevent horizontal less than 2 inches. Carved areas shall have a shall be included in any computation of the minimum f
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thickness onot an / nc . Dimensional and vertical displacement due to earthquake, The smoke alarm shall emit a signalarea thereof. BART �
when the batteries is low. wiring shall be permanent and tolerances published in recognized industry standards lu
CPC 508.2.1. VALDEZ Il
o without disconnecting switch other than those required may be utilized. LIGHT AND VENTILATION ® & Z
7. Anti-scalding shower and tub-shower valves requird. (CPC 420). for over current protection. Smoke alarms may be solely Door Stops. Door stops of in-swinging doors shall vl
° battery operated when installed in existing building; or be on of one-piece construction with the jamb or 1 . General. For the purpose of determining the light
ASSOCIATES H
8. Plastic pipe and fittings, other than those used for gas, shall meet the P P 9 9
z in buildings without commercial power; or in buildings joined by rabbet to the jamb. or ventilation required b this section, an room may
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requirements of National Sanitation Foundation 14. CPC 301.1 q y y y DESIGN-ENGINEERING
which undergo alterations, repairs or additions be considered as a portion of an adjoining room 3
9. Plans that all pipe, tube, fittings, solvent, cement, thread sealant, solder 4. Hinges. All pin-type hinges which are accessible AND CONSULTING
P P 9 9 P YP 9 when one half of the area of the common wall is �
i� 4115 E. RANSOM STREET
and or flux used in potable water systems intended to supply drinking water from the outside the secured area when the door is 0
shall be in accordance with the requirements of National Sanitation Foundation 61. 4. Location. In dwelling units, a smoke alarms shall be open and unobstructed and provides an opening of LONG BEACH, CA soaoa 0
and at aoint central) located in the corridor or area closed shall have non-removable hinge pins. In not less than one tenth of the floor area of the =
CPC 604.1 P y (ss2) ssi-sssi F
N giving access to each separate sleeping area. addition, they shall have minimum 1 /4 inch diameter interior room or 25 square feet, whichever is greater. ;
10. Gas line pressure testing is now 10 PSI for 15 minutes and welded piping steel jamb stud with 1/4 inch minimum protection 2. Natural Light. All habitable rooms shall be provide
o is 60 PSI for 30 minutes, per the 2013 CPC 1213.3. When the dwelling unit has more than one story and unless the hinges are shaped to prevent removal of with natural light by means of exterior glazed
11. Fans in bathrooms containing a tub or shower to be controlled by a in dwellings with basements, a smoke alarm shall be the door if hinge pins are removed. openings with an area not less that one tenth of the =
a humidistat and be energy star rated. If the bathroom fan provides the continuous installed on each story and in the basement. in dwelling 5. Strike Plates. The strike plate for latches and the floor area of such rooms with a minimum of 10 3
ventilation as required by the Energy Code it is exempt. CGBC 4.5061 for 30 where the story or basement is split into two or more holding device for projecting deadbolts in wood square feet. Z
minutes, per the 2013 CPC 1213.3. levels, the smoke alarm shall be installed at the ceiling construction shall be secured to the jamb and the 3. Natural Ventilation:of the upper level, except that when the lower level wall framing with screws not less than 2-1 /2 inches Habitable Rooms. Natural ventilation by means of G
Cn contains a sleeping area, a smoke alarm shall be in length. openable exterior openings with an area not less than
GLAZING REQUIREMENTS installed in each level. When sleeping rooms are in the Cylinder Guards. Cylinder guards shall be installed on one twentieth of the floor area of such rooms with a
z upper level, the smoke alarm shall be placed in the all cylinder locks whenever the cylinder projects minimum of 5 square feet shall be provided. a
Identification of safety glazing shall be in accordance with Section R308.1. ceiling of the upper level in close proximity to the stairway. beyond the face of the door or otherwise accessible 4. Other Rooms. Bathrooms, water closet a
In dwelling units where the ceiling height of a room exceeds Z
The following shall be considered specific hazardous locations for the that of the hallway by 24" or more, smoke alarms shall to gripping tools. compartments and similar rooms shall be provided
N purposes of glazing. Tempered glass required (R308.1 & 308.4) be installed in the hallway and in the adjacent room. 6. Deadbolt. Deadbolts shall contain hardened insets with natural ventilation by means of openable exterior w
i Smoke alarms shall sound an alarm audible in all sleeping to repel cutting tools. A straight deadbolt shall have openings with an area not less than one twentieth of y 4
1. Glazing in swinging, sliding, storm and bi-fold doors. areas of the dwelling in which they are located a minimum throw of 1 inch and an embedment of the floor are of such rooms with a minimum of 1 -1 /2
W 0
2. Glazing located within 60 in. of the floor surface in tubs, showers, not less than 5/8 inch into the holding device square feet.
saunas, or steam rooms. receiving the projected bolt. Mechanical Ventilation: (In lieu of required exterior O m
0 7. Glazing. Glazed opening with 40 inches of the openings for natural ventilation.)
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0 3. Glazing within a 24 in. arc of either vertical edge of doors and within MISCELLANEOUS required locking device of the door when the door is 5. Habitable Rooms. A mechanical ventilating system Z 0
60 in. of walking surface in the closed position, shall be fully tempered glass capable of providing two air changes per hour may J Z
0 9 1 . Doors. In all dwellings, every interior door in a or approved burglary resistant material or shall be be provided. One fifth of the air supply shall be z Q J
doorway through which occupants pass shall have a
4. Glazing in an individual fixed or operable panel that meets all of the protected by metal bars, screens or grills having a taken from the outside.
following conditions: minimum with of 32 inches. p g g w Z
maximum opening of 2 inches. 6. Other Rooms. Bathrooms containing a bathtub or W
02. Water Heater. No water heater which depends on 8. Sliding Doors and Windows. Sliding doors and shower or combination thereof, laundry rooms and Z 0
a. Exposed area of an individual pane greater than 9 square feet the combustion of a fuel for heat shall be installed in windows shall be equipped with locking devices and similar roomsshall be provide with a device in the upper channel connected directly to the outside capable of providing o
, a mechanical ventilation system w z W Z
any room used or designed to be used for sleeping a
b. Exposed bottom edge less than 18 inches above the floor. =
s purposed, a bathroom, a clothes closet or in any of the moving panel to prohibit raising and removing five air changes per hour or 50 cfm, which ever is Cn v
C. Exposed top edge greater than 36 inches above the floor. confined space opening into a bathroom or sleeping of the moving panel in the close or practically open greater, may be provided. The point of discharge 0
< d. One or more walking surfaces within 36 inches horizontally of the room. position. of exhaust air shall be at least 3 feet from any
o plane of the glazing. 3. Anchorage of Water Heaters. All water heaters opening into the building. Bathrooms which contain a
shall be anchored or strapped to prevent horizontal only a water closet or lavatory or combination thereof
< 5. Glazing in guards and railings regardless of height above a walking surface. and vertical displacement due to earthquake, INSPECTION REQUIREMENTS and similar rooms may be ventilated with an approved
Included are structural baluster panels and non-structural in-fill CPC 508.2.1 .
mechanical recirculating fan or similar device designed m
panels. 4. Separation of Private Garage. Every wall and Inspection Required. The permit holder or his agent to remove odor from the air.
6. Glazing in walls and fences enclosing indoor and outdoor swimming pools ceiling separating a dwelling (Group R, Division 3) shall notify the Department of Building and Safety 4
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building when ung s ready or each hot tubs & spas, saunas, showers & bathtubs where all of the following from a private garage (Group U, Division 1 ) shall be w 7. Under-floor Areas. Under-floor areas shall be Z >
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protected on the garage side with materials approved inspections: ventilated with openings having a net area of not less
conditions are present: for one-hour fire-resistive construction and a self 1 . Foundations: When the excavation for footing is p - a
than 1 sq. ft. for each 150 sq. ft of area. Openings
completed and all forms and required reinforcing steel H m
a. The bottom edge of the glazing is less than 60 inches above -closing, tight fitting solid door 1 -3/8" in thickness, shall be located as close to corners as practical and -
or a self-closing, are in place but before any concrete is poured. u
the walking surface. g, tight fitting door having a 2, Wood Framing: When all wood roof, wall and floor shall provide cross ventilation. The openings shall be
b. The glazing is within 60 in. of the water's edge. framing, fire blocking and bracing is completed and � � p
fire-protection rating of not less than 20 minutes approximately equally distributed along the length of w Q >
when tested in accordance with Part II of U.B.C. at least two opposite sides and shall be covered with
c. Glazing adjacent to stairways, landings and ramps within 36 inches Standard No. 43-2. Under no circumstances shall a all piped, rough electrical and plumbing, chimneys, corrosion-resistant wire mesh with mesh openings of w w
horizontally and less than 60 in. above the walking surface. private garage have any openings into a room used flashing and vents are in place, but before any 1 /4 inch in dimension. a
for sleeping purposes. Air ducts passing though
interior wall covering is in place. v 0
7. Glazingadjacent to stairways within 60 in. horizontal) of bottom tread of 3. Thermal Insulation For Dwellings or Residential 8. Attic. Attic area shall be ventilated with openings 0 cn O a
1 Y Y separating wall, floor or ceiling shall be constructed
stairway and exposed surface is less than 60 in. above nose of tread. of steel having a thickness not less than 0.019 Structures: When all thermal insulation is installed in having a net area of not less than 1 sq. ft. for each o w 0 _
inches No. 26 galvanized sheet gage). required wall and attic spaces, but before any of this 150 sq. ft. of area. The openings shall be covered o 4) H
8. Glazing is within 40" of a locking device of the door. ( 9 . An work is concealed. o
5. Separation of Private Carports. An occupancy with corrosion-resistant wire mesh with mesh openings � vl
9. Safety glazing required at wardrobe door. separation need not be provided between a dwelling 4. Plastering. When the backing and lath is in place of 1 /4 inch in dimension. 4
ready for plaster or stucco.
(Group R, Division 3) and a carport having no 5. Final. When the buildingis completed d d
FIRE BLOCKING enclosed uses above, provided the carport is entirel com p anready SANITATION
P P Y for occupancy.
1. Draft stops shall be installed when there is usable space both above and open on two or more sides.
P P 1 . Toilet Facilities. New water closet shall have a N M
below concealed space of a floor/ceiling assembly, so that the area of 6. Attic Access. An attic access opening shall be cn w
P / 9 Y NOTE: maximum flush capacity of 1 .28 gallons and shall be F_ 0
concealed space does not exceed 1000 square feet and is divided into provided for attics with a vertical height of greater w to
P q located in a clear space not less than 30 inches in Q u
approximately equal areas. Draft stopping materials shall be as specified than 30 inches. The opening shall be located in a PLANS ARE NOT CHECKED FOR PLUMBING, MECHANICAL AND N 0
PP Y q PP 9 P (q O�
in Section R302.12. corridor, hallway or other readily accessible location. ELECTRICAL GORE GOMPLIENGE. THESE DISCIPLINES ARE width and have a clear space in front of the water
closet stool of not less than 24 inches. o >
The opening shall not be less than 22 inches by 30 SUBJECT To FIELD INSPECTION. 2. Shower Areas. Showers shall have floors and walls + Q Z
2. Fireblocking shall be provided in accordance with Section R302.11. inches. Thirty-inch minimum Clear headroom in the o U f
finished with smooth, hard, nonabsorbent surfaces
a. In concealed spaces of stud walls and partitions, including furred attic space shall be provided at or above the access 0 Q - 0
p p g such as Portland cement, concrete ceramic tile or
spaces and parallel rows of studs or staggered studs at the ceiling opening. ENERGY CONSERVATION STANDARDS
P P 99 9 p g• other approved material to a height of not less than
7. Sliding Glass Door Assemblies. Full height sliding z �
and floor level, and at maximum 10-foot horizontal intervals Batts 70 inches above the drain inlet. Materials other than Im � Z
glass doors and adjoining full height fixed panes 1 . All insulation materials shall be certified by the o
or blankets of mineral or glass fiber or other approved non-rigid structural elements used in such walls shall be of a
materials shall be permitted for compliance with the 10-foot horizontal within the assembly Shall be constructed of approved manufacturer as complying with the California Quality type which is not adversely affected by moisture. p °� w a m a
P P impact hazard glazing. Standards for Insulating Material. � C �,
fire blockingin walls constructed using parallel rows of studs or 3. Glazing for Shower and Bathroom Enclosures. M O 0
9 P 2. Doors and windows between conditioned and outside Q
staggered studs. or unconditioned spaces such as garages and Glazing used in doors and panels of shower and o CL
b. At all interconnections between concealed vertical and SECURITY REQUIREMENTS compartments for central air gas furnaces shall be bathtub enclosures shall be fully tempered, laminated 0--
horizontal
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safety glass or approved plastic. When glass is used to �+ Z
horizontal spaces such as occur at soffits, drop ceilings and cove ceilings. fully weather-stripped. Q w � 0
P P 9 9 it shall have a minimum thickness of not less than J N
C. In concealed spaces between stair stringers at the to and bottom of 1 . Entry Vision. All entry doors shall be provided with 3. Manufactured doors and widows shall be certified N Z
p 9 p a door viewer, view ports or viewing windows. Such 1 /8 inch when fully tempered or 1 /4 inch when a
P 9 and labeled in compliance with the appropriate 0
the run. view orts or windows shall be constructed of full laminated and shall pass the test requirements of
P Y infiltration standards. CBC Table. 240615 I
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d. At openings around vents, pipes, ducts, cables and wires at ceiling tempered glass. 4. All plumbing and electrical penetrations, windows As shown 0
and floor level, with an approved material to resist the free passage 2. General. Single swing door, the active leaf of a and door frames, between wall sole p late and floors °1
padoors the bottom leaf of Dutch doors EMERGENCY ESCAPES DAE 11 /25/2016
of flame and products of combustion. For the fire blocking of chimneys pr ooors anom eaand all other openings in the envelope, shall be 0 m
and fireplaces, see Section R1003.16. shall be equipped with a dead bolt and deadlocking caulked. 1 . Emergency Egress. Every sleeping room shall have DRAWN MIR 0
latch. The deadbolt and latch may be activated by 5. Fluorescent lights shall be provided for general at least one operable window or exterior door Z
3. Fireblocking materials shall consist of one of the following (R302.11): one lock or individual locks. The lock or locks shall lighting in kitchens and bathrooms. approved for emergency escape. These emergency JOB No. 2016-023
be key-operated from the exterior side oft the door 6. All openings (doors and windows) shall be properly escape windows or doors must provide a full clear p
a. 2-inch nominal lumber. and openable from the interior side by a device which weather-stripped, certified and labeled. opening and shall be operable from the inside without SNEFT Z
b. Two thickness of 1-inch nominal lumber with broken lap joints. does not require a key, special knowledge or special 7. Backdraft dampers for all exhaust and fan systems the use of special tools. All emergency escape 3
effort to operate. shall be provided. windows shall have a minimum net opening of 5.7
C. One thickness of 23-inch wood structural panels with joints backed P r g A2
3. Swing Doors. Swing wood doors shall be of 8. New fireplace shall be installed with tight fitting, square feet with a minimum bet clear height of 24 0
by 23/32 inch wood structural panels. construction of one of the following: closeable metal or glass doors, outside air intake with inches and width of 20 inches. The sill height of w
a.) Solid-core doors not less than 1 -3/8 inches in damper and flue damper. emergency escape windows shall not be more than 44
thickness. inches above the interior floor. _
OFF
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CONSTRUCTION ACTIVITY BMP'S EROSION CONTROL 15MP'S p N m
C ( 1) ED4(2) WATER CONSERVATION PRACTICE ( 1) E5C1 SCHEDULING 4
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM CONSTRUCTION SITES BY USING PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM CONSTRUCTION SITES BY SEQUENCING
xl CONSTRUCTION WATER THAT DOES NOT CAUSE EROSION OR WASH MATERIALS OFF-SITE. THE CONSTRUCTION PROJECT TO REDUCE THE AMOUNT AND DURATION OF SOIL EXPOSURE. N
of STANDARDS: * SCHEDULE MAJOR GRADING OPERATIONS. Q W
* DISCOURAGE WASHING OF EQUIPMENT ON SITE. PRACTICE EROSION 8 SEDIMENT CONTROL YEAR ROUND. _ J
AVOID USING WATER TO GLEAN CONSTRUCTION AREAS. SWEEP PAVED AREAS WHERE PRACTICAL. * SCHEDULE PROJECT TO DISTURB ONLY SMALL PORTIONS OF THE SITE AT ANY ONE TIME. a
* DIRECT CONSTRUCTION WATER RUN-OFF TO AREAS WHERE IT CAN SOAK INTO THE GROUND. * CLOSE $ STABILIZE OPEN TRENCHES AS SOON AS POSSIBLE. F-
* APPLY WATER FOR DUST CONTROL MODERATELY SO UN-OFF DOES NOT OCCUR. z w
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(2 ) E5G21 DUST CONTROL O w m
< ( 2) CA10 MATERIAL DELIVERY AND STORAGE PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM CONSTRUCTION SITES BY USING DUST U)
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS DURING THE DELIVERY AND STORAGE CONTROL MEASURES TO STABILIZE 501L FROM WIND EROSION, AND REDUCE DUST GENERATED > Q p
PROCESS BY MINIMIZING THE CONTACT OF MATERIALS WITH RUN-OFF. BY CONSTRUCTION ACTIVITIES. � c~n m
STANDARDS: * STABILIZE EXPOSED SOILS BY USING VEGETATION, WATERING/SPRINKLING 4 STONE GRAVEL < a
* DESIGNATED STORAGE AREAS AT THE PROJECT SITE. LAYERING. c > p
* PREVENT SPILLS OR LEAKAGE OF LIQUID MATERIALS FROM CONTAMINATING SOIL OR * IDENTIFY 4 STABILIZE PRIMARY ACCESS TO SITE.
0 50AKIN6 INTO THE GROUND BY PLAGIN(5 STORAGE AREAS ON IMPERVIOUS SURFACES. DO NOT STORE * DIRECT TRAFFIC TO STABILIZE AREAS WITHIN THE PROJECT.
HAZARDOUS CHEMICALS, DRUMS, OR BAGGED MATERIALS DIRECTLY ON THE GROUND. * STREET SWEEPING OF ADJACENT PUBLIC RIGHT-OF-WAY.
* PROVIDE CUR55 OR DIKES AROUND THE PERIMETER OF MATERIAL STORAGE AREAS. BART m
o * MINIMIZE HAZARDOUS MATERIAL STORAGE ON SITE. (3 ) E5024 STABILIZED CONSTRUCTION ENTRANCEVALDEZ a
* KEEP HAZARDOUS MATERIALS IN THEIR ORIGINAL CONTAINERS AND KEEP THEM WELL PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM CONSTRUCTION SITES BY REDUCING ® & z
p LABELED. THE AMOUNT OF SEDIMENT, DUST, 4 MUD TRACKED OFF-SITE FROM 0ON5TRUGTION TRAFFIC. ASSOCIATES H
z * KEEP AMPLE SUPPLY OF APPROPRIATE SPILL GLEAN UP MATERIAL NEAR STORAGE AREAS. * STABILIZE CONSTRUCTION ENTRANCE WITH AGGREGATE UNDERLAIN WITH FILTER CLOTH.
* CONTAIN AND GLEAN UP ANY SPILL IMMEDIATELY. * CONSTRUCT ON LEVEL GROUND WHERE POSSIBLE. DESIGN—ENGINEERING 3
* PROVIDE AMPLE TURNING RADIUS AS PART OF ENTRANCE. AND CONSULTING
( 3) CAI MATERIAL USE * LENGTH SHOULD BE 50-FOOT MINIMUM, AND WIDTH 30-FOOT MINIMUM. 4115 E. RANSOM STREET
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS BY PROPERLY STORING AND UTILIZING LONG BEACH, CA 90804 p
N MATERIALS. ( 4) F-5050 SILT FENCE (562) ssi-sssi F
STANDARDS: PURPOSE: TO REDUCE THE DI50HAR6E OF POLLUTANTS FROM CONSTRUCTION SITES UTILIZING A SILT ;
z * USE MATERIALS ONLY WHERE AND WHEN NEEDED TO COMPLETE THE CONSTRUCTION ACTIVITY. FENCE WHICH DETAINS SEDIMENT-LADEN WATER, PROMOTING SEDIMENTATION BEHIND THE FENCE. w
* FOLLOW MANUFACTURERS INSTRUCTIONS REGARDING THE PREPARATION, USE, AND DISPOSAL * USE IN AREAS WHERE SHEET FLOW OCCURS.
OF MATERIALS. * TURN ENDS OF FENCE UPHILL. _
* AVOID EXPOSING APPLIED MATERIALS TO RAINFALL AND RUN-OFF UNLESS SUFFICIENT TIME HAS * SELECT FILTER FABRIC WHICH RETAINS 85% OF SOIL. 3
BEEN ALLOWED FOR THEM TO DRY. * SILT FENCE, WHICH IS MADE OF FILTER FABRIC, SHOULD BE ENTRENCHED 4 ATTACHED TO i
s
SUPPORTING POLES.
( 4) 0Al2 SPILL PREVENTION AND CONTROL
0
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM SPILLS BY PREVENTING, CONTAINING ( 5) E5052 SAND BAG BARRIER F
AND CLEANUP SPILLS. PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS FROM CONSTRUCTION SITES BY STACKING SAND m
STANDARDS: BA65 ALONG A LEVEL CONTOUR CREATING A BARRIER WHICH DETAINS SEDIMENT LADEN a
a
* HOLD REGULAR MEETINGS TO DISCUS AND REINFORCE APPROPRIATE DISPOSAL WATER PROMOTING SEDIMENTATION. USE ALONG THE PERIMETER OF THE SITE AND AROUND CATCH i
PROCEDURES. BA51N INLETS TO STORM DRAINS TO CREATE A TEMPORARY SEDIMENT TRAP.
* USE ABSORBENT MATERIALS ON SMALL SPILLS RATHER THEN HOSING DOWN OR BURYING THE SPILL. * USE SAND BAGS LARGE ENOUGH TO WITHSTAND FLOODING. H m
* FOR SIGNIFICANT OR HAZARDOUS SPILLS THAT CANNOT BE CONTROLLED BY PERSONNEL IN * INSPECT SAND BAGS AFTER EACH RAIN. Z
a
< THE IMMEDIATE VICINITY NOTIFY THE LOCAL EMERGENCY RESPONSE BY GALLING qll. * REMOVE SEDIMENT BEHIND SAND BAGS. W
0 * RESHAPE OR REPLACE DAMAGED SAND BAGS. u
( 5) CA20 SOLID WASTE MANAGEMENT
W m
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS AS A RESULT OF THE CREATION, ( 6) E5056 SEDIMENT BASIN (n
STOCKPILING AND REMOVAL OF LITTER AND OTHER CONSTRUCTION WASTE. F
PURPOSE: TO DISCHARGE THE POLLUTANTS FORM CONSTRUCTION SITES BY RETAINING RUNOFF F Q Z
STANDARDS: SUFFICIENTLY TO ALLOW EXCESSIVE SEDIMENT TO SETTLE.
* COLLECT SITE TRASH REGULARLY, DAILY DURING RAINY AND WINDY CONDITIONS. * SHOULD BE LOCATED WHERE FAILURE OF EMBANKMENT WOULD NOT CAUSE LIFE/PROPERTY DAMAGE. z Q U 4
* KEEP SOLID MATERIALS SHIELDED BY EITHER A COVERED DUMPSTER OR OTHER ENCLOSED TRASH w
CONTAINER THAT LIMITS CONTACT WITH RAIN, RUN-OFF, AND SCATTERING DUE TO WINDS. * INSPECT WEEKLY AND AFTER EACH RAIN. w I— m
z * MAKE SURE THAT TOXIC WASTES AND CHEMICALS ARE NOT DISPOSED OF IN * REMOVE SEDIMENTS BY USING FILTERS IF NECESSARY WHEN BASIN IS HALF-FULL.
DUMPSTER DESIGNED FOR CONSTRUCTION DEBRIS. * w z H U m
LINE BASIN IF GROUND WATER IS WITHIN 10 FEET OF BOTTOM. � Q a
< _ W W
( 6) CA2I HAZARDOUS WASTE MANAGEMENT cn U
o PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS BY THE PROPER STORAGE AND DISPOSAL m a 0
< OF WASTE. 0
STANDARDS: a
* SITES WITH EXISTING STRUCTURES MAY CONTAIN WASTE WHICH MUST BE DISPOSED OF IN 4
ACCORDANCE WITH FEDERAL, STATE, AND LOCAL REGULATIONS WHICH INCLUDE SANDBLASTING GRIT N
MIXED WITH LEAD, CADMIUM, OR CHROMIUM BASED PAINTS AND ASBESTOS. m
* MAJOR CONTAMINATION, LARGE SPILLS, AND OTHER SERIOUS HAZARDOUS WASTE INCIDENTS j
REQUIRE IMMEDIATE RESPONSE FROM SPECIALISTS. Q
* KEEP LIQUID OR SEMI-LIQUID HAZARDOUS WASTE IN APPROPRIATE CONTAINERS AND UNDER COVER. Z
* CLEARLY MARK ON ALL HAZARDOUS WASTE CONTAINERS WHICH MATERIALS ARE ACCEPTABLE z _O
FOR THE CONTAINER. O H m
* PLACE HAZARDOUS WASTE CONTAINERS IN SECONDARY CONTAINMENT. — a
* MAKE SURE THAT TOXIC, WASTES AND CHEMICALS ARE NOT DISPOSED OF IN DUMP5TER5 DESIGNED F-- p
FOR CONSTRUCTION DEBRIS. ~ w Q
( 7) CA23 CONCRETE WASTE MANAGEMENT w Q a
PURPOSE: TO REDUCE THE DI50HAR&E OF PORTLAND GEMENT, CONCRETE SLURRIES AND ASPHALT
BY IMPLEMENTING APPROPRIATE WASH-OUT PROCEDURES, SLURRY CONTAINMENT, HOUSEKEEPING U
AND DISPOSAL PRACTICES. O N Q a
STANDARDS: w V) i
* DO NOT ALLOW SLURRY RESIDUE FROM WET GORING OR SAW-GUTTING TO ENTER STORM w F
DRAINS. m
* SHOVEL OR VACUUM SLURRY RESIDUE AND DISPOSE IN A TEMPORARY PIT. It
4
* DESIGNATE AREAS TO BE USED FOR WASHOUT OF VEHICLES TRANSPORTING CONCRETE.
* WASHOUT AREAS SHALL HAVE A TEMPORARY PIT OR BERMED AREA OF SUFFICIENT VOLUME p
TO COMPLETELY CONTAIN ALL LIQUID AND WASTE CONCRETE.
* ONCE THE CONCRETE WASTES ARE WASHED INTO THE DESIGNATED AREAS AND ALLOWED TO Q M m
HARDEN, THE CONCRETE CAN BE PROPERLY DISPOSED. H w to W
( 04 10
5) OA50 VEHICLE AND EQUIPMENT GLEANING
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS BY GLEANING EQUIPMENT AND RELATED p Q =
ACTIVITIES OFF-SITE WHEN PRACTICAL. p +r U m
STANDARDS: p f
* GLEAN ALL VEHICLES AND EQUIPMENT THAT REGULARLY ENTER AND LEAVE THE w Q i t ¢
+� F
CONSTRUCTION SITE. V
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* DESIGN WA5H AREA WITH A SUMP TO ALLOW COLLECTION AND DISP05AL OF WASH WATER. m U i
* DO NOT USE SOLVENTS OR STEAM TO GLEAN VEHICLES OR EQUIPMENT ON SITE. O w m m a
C
( q) CA51 VEHICLE AND EQUIPMENT FUELING Q L m
PURPOSE: TO REDUCE THE DISCHARGE OF POLLUTANTS AS A RESULT OF VEHICLE AND EQUIPMENT O i O a
FUELING BY PREVENTING LEAKS AND SPILLAGE.
Q
STANDARDS: Q w W �+ G
* LOCATE FUELING AREAS ON A PAVED SURFACE WHERE PRACTICAL. J N
* PROTECT FUELING AREAS WITH BERMS AND/OR DIKES TO PREVENT RUN-ON, RUN-OFF, AND TON Z a
CONTAIN SPILLS.
* ABSORBENT MATERIALS SHALL BE USED ON SMALL SPILLS INSTEAD OF HOSING DOWN OR BURYING.
SCALE As shown
* KEEP AN AMPLE SUPPLY OF SPILL CLEANUP MATERIAL ON THE SITE.
DAIS 11 /25/2016
a
( 10) OA52 VEHICLE AND EQUIPMENT MAINTENANCE DRAWN
PURPOSE: TO REDUCE THE DI50HAR&E OF POLLUTANTS AS A RESULT OF VEHICLE AND EQUIPMENT MIR =
MAINTENANCE BY CONDUCTING THESE ACTIVITIES OFF-SITE OR IN A DESIGNATED AREA. JOB No. 2016-023 a
STANDARDS:
* LOCATE ON PAVED SURFACES WHERE PRAGTIGAL. z
sNEET i
* USE BERMS TO PROTECT MAINTENANCE AREAS FROM RUN-ON. 3
DO NOT DUMP FUELS AND LUBRICANTS ONTO THE GROUND. m
DO NOT PLACE USED OIL IN A DUMPSTER OR POUR INTO A STORM DRAIN. m
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OF F
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ORANGE STREET ROOF PLAN LEGEND : _ _ ORANGE STREET _ _ SHEET INDEX
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NEW ROOF OVERHANG TO MATCH EXISTING. \ a
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ELEVATIONS LEGEND F.O.C. DATUM ROOF SHINGLE (D 4
Z
EG EXISTING ELEVATION Al PLOT/ROOF & DATA W W
FF FINISH FLOOR GAF—ELK ROOF COVERING SYSTEMS (ICC ESR 1475) A1 .1 Bes anagemet Practices
PUBLIC IDEWALK 1 5'
HIGHAR H NO E N a
FL FLOW LINE SIDEWALK
GFF GARAGE FINISH FLOOR PROPERTY LINE 30 COLOR & STYLE BY OWNER PROPERTY LINE 30 BRICK WALL
TC TOP OF CURB s ROOFING MATERIAL SHALL BE CLASS 'C' ROOFING A3 PROPOSED FLOOR PLAN
TCD TOP OF DRIVEWAY OR BETTER AND WEIGHT NOT TO EXCEED 4 psf
EXISTING a A4 EXISTING FLOOR PLAN ¢
TCP TOP OF CONCRETE PATIO FG `'. ` 5' HIGH
TCS TOP OF SIDEWALK "i, BRICK WALL Z W Q
TP TOP OF PAVEMENT `;;: q5 SECTIONS o o m
TW TOP OF WALL EG G -( I --- r� ZFRONT
-- — A6 PROPOSED ELEVATION (n J2 : : '. SLOPING ROOFS (4: 12 PITCH TYP.) °° ;' o (� TE J V A7 EXISTING ELEVATIONSS N ¢
IL L . • e ►:=L� , ': �' ,.' SET-
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ET- ° Q
•- �'�•" ': INDICATES DORMER ROOF VENT (TYPICAL) BACK LINEp =
1 :[q�,r..'%.,•;•':'%':';':.'.':.'.'..'''.��'.�.r'.'=s'." t 0.886 SF OF FREE AIR VENTING EACH C) O
100.00
TCS INDICATES 14" X 18" LOUVERED GABLE VENT (TYPICAL) I SE 1 st FLOOR ADDITION I a
i x — 236 sq. ft.)
' " ' 1.15 SF OF FREE AIR VENTING EACH I BART
• � PROPOSED 1 st FLOOR ADDITION • �A• I o /
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236 sq. ft. PROPOSE 2nd FLOOR DEC ` 1ST FLOOR a
(N) CONC. :."'�:. (N)
NO. I VE PROPOSE ist Floor Addition ' WALL LINE W
SIDEWALK �•,, `.� sDEWAuc INDICATES 10" X 12" LOUVERED GABLE VENT (TYPICAL) (toxza 24o sq ft) ,� VALDEZ
':�:' `.• 0.56 SF OF FREE AIR VENTING EACH & W
EG I I ASSOCIATES h
INDICATES 3" X 14" EAVE VENTS WITH PLASTER GROUND I I
74 0.3 SF OF FREE AIR VENTING EACH
fit' FG DESIGN—ENGINEERING
':I•" 1ST FLOOR
ta1.1a WALL FOOTPRINT 0 INDICATES TRIANGULAR GABLE VENTS W/ #4 �� ' �g AND CONSULTING h
tI MESH SCREEN & 0.14 SF OF FREE AIR VENTING EACH
4115 E. RANSOM STREET
•.�.�,+. �� I (SEE EXTERIOR ELEVATIONS FOR NUMBER OF VENTS) I I LONG BEACH, CA soaoa =
r--� (562) 961-3961
"=;• I I INDICATES 14" X 24" ACCESS/VENTILATION OPENING I I F
* I TO EXISTING ATTIC BELOW
EXISTING SFR 113 I EXISTING SFR Icn 0
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N' �o '� ROOF PLAN GENERAL NOTES : 0'
(n 8 0 M
44- ♦ m
Im 1. UNDERLAYMENT, FLASHING, ROOFING AND OTHER ROOF ELEMENTS � 0
A SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE MANUFAC-
o° 01 I� TURER'S WRITTEN SPECIFICATIONS AND IN COMPLIANCE WITH ALL r-1 IC
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AI „ I� LOCAL CODES. REFER TO ALL APPROPRIATE DETAILS AND SPECS. MIEXISTING JIM 4
�I z ROOF LINES a
8 m 2. SHEET METAL: PROVIDE MINIMUM 26 GAUGE GALVANIZED IRON Z
r 3'-0" FLASHING AT ALL ROOF BREAKS, TYPICAL U.N.O. ALL /
L z SCUPPERS, VENTS, FLASHINGS AND COUNTERFLASHING, VALLEY
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IMI
EG FLASHING AND ALL FASTENERS SHALL BE GALVANIZED IRON. I / W
3. CRICKETS: ROOF CRICKETS SHALL BE PROVIDED AS PER PLAN AND // \�� I Z 0
WHERE REQUIRED TO PROPERLY DIVERT THE ROOF WATER TO
DRAINAGE AREAS. CRICKETS SHALL BE SLOPED 1 INCH PER FOOT ° 1ST FLOOR 0
MINIMUM AND SHALL BE CONSTRUCTED WITH 1/2" (15/32) CDX PLYWOOD \
WALL LINE W J m
SHEATHING WITH ALL NECESSARY SUPPORTS AND BLOCKING INDICATED F d BELOW
ON THE PLANS OR OTHERWISE REQUIRED. �.. _111101\• (n W a J h
EXISTING 2—CAR I 4. INSPECTIONS: ROOF DIAPHRAGM NAILING TO BE INSPECTED PRIOR I I ~ O Z
GARAGE >< I TO COVERING. CONTRACTOR TO VERIFY ROOF CONSTRUCTION I '
o COMPLIES WITH PITCH PER PLAN, AND THAT FLOW LINES, SHEET METAL / / _ z O 0
FLASHING, AND RELATED DRAINAGE DEVICES ARE IN PLACE TO 2r F R DECK o W Lu Q
PROVIDE PROPER FLOW AND CONTROL OF WATER DRAINAGE. lox2a-24 q. fl I I- W Z I
5. ATTIC VENTILATION: PROVIDE 1 SQUARE FOOT VENTILATION PER 150 PROPOSED 2nd FLOOR ADD W > a
240 enclose Deck i O
I SQUARE FEET OF ATTIC AREA PER CBC 1203.2. ( sq' ft., encose existing Area) W z O =
6. ALL ROOF WATER SHALL BE CONDUCTED TO THE STREET USING A = O
v AI_ NON—EROSIVE DEVICE WHEN REQUIRED. Cn CJ a Ue 0
PROPERTY LINE 30 — — 7 HEATER FROOF LUES AND THEHAUST LIKE SHALL NOTU ENING VENT ETRATE ROOFCAR�WATER PROPERTY LINE 30 ROOFOLINES 0
0 0 -_ a
to WHICH ARE VISIBLE FROM THE THE STREET, UNLESS OTHERWISE to Q
DIRECTED BY THE ARCHITECT. PENETRATIONS TO BE HELD BACK 3 FEET s
MINIMUM FROM RIDGE AND SHALL BE BELOW RIDGE. PENETRATIONS
99 .7
ALLEY - _ FLS _ SHALL BE HELD 3 FEET MINIMUM FROM EXTERIOR WALLS AT EAVE - (L ALLEY N
CONDITIONS. PROVIDE OFFSET IN ATTIC AS NECESSARY AND WHERE — W
EVER POSSIBLE SHALL PENETRATE FLAT ROOF AREAS ONLY (TYPICAL) 0
(REFER TO DETAILS 8/D5 AND 9/D5)
Q
8. ROOF GUTTERS: ROOF GUTTERS TO BE MEDIUM WEIGHT 0.027" - 5" DIAMETER NOTE: PLOT PLAN IS BASED ON COUNTY OF ORANGE ASSESSOR'S MAP AND Z
1/2 ROUND PAINTED ALUMINUM DOWN SPOUTS PAINTED TO MATCH STUCCOz h
AND PROVIDED WITH GUTTER HANGERS AT 32" O.C. (MAX.) APPROXIMATE FIELD MEASUREMENTS AND IT IS NOT INTENDED AND SHALL NOT BE O
DOWN SPOUTS SHOULD ALSO BE PAINTED TO MATCH STUCCO. CONSTRUED TO BE A LEGAL BOUNDARY SURVEY. FIELD VERIFY SETBACKS. o m
NOTE: ALL GUTTERS ARE TO BE SEAMLESS (TYPICAL) — _
9, ASPHALT SHINGLE ROOFING WITH SLOPES 2:12 DTO LESS THAN 4:12 1— 0 0
REQUIRES TWO LAYERS OF UNDERLAYMENT; SLOPES 4:12 AND OVER REQUIRE ~ W Q
a NORTH GRADING PLAN ONE LAYER OF UNDERLAYEMENT Sec. 1507.2.8. ONORTH PLOT PLAN u _ Q
a
1 /8 = 1 '-0 1 /8 = 1 —0 W D- O a
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DEVELOPMENT STANDARDS / PROJECT DATA a
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PROJECT DESCRIPTION: 2-STORY SFR KITCHEN & BATHROOM REMODEL, FIRST FLOOR LIVING ROOM 2
ADDITION, SECOND STORY MASTER BEDROOM/BATH ADDITION OVER EXISTING REAR DECK. SETBACK REQUIREMENTS
(n
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A.P.N. - FRONT YARD SETBACK: 5 FEET MINIMUM O
ZONING: R-1—N W N a
CD
SIDE YARD SETBACK: 3 FEET MINIMUM EACH SIDE O N I
TYPE V—B NON—RATED CONSTRUCTION Cl) Of (7) 0
OCCUPANCY GROUP: R1 REAR YARD SETBACK: 5 FEET MINIMUM FIRST STORY
2'-6" MINIMUM SECOND STORY O Q 42) 1,
THIS PROJECT SHALL COMPLY WITH THE 2016 (CBC) CALIFORNIA BUILDING CODE, O y..r W
2016 (CMC) CALIFORNIA MECHANICAL CODE, 2016 (CPC) CALIFORNIA PLUMBING MAXIMUM HEIGHT LIMIT: (2 STORY) =29'—O" SLOPED ROOF Q V
CODE, 2016 (CEC) CALIFORNIA ELECTRICAL CODE, 2013 CALIFORNIA RESIDENTIAL CODE, (2 STORY) =24'—O" FLAT ROOF Q D
2016 CALIFORNIA ENERGY CODE, 2016 (CAL GREEN) CALIFORNIA GREEN RESIDENTIAL W Q L
MANDATORY MEASURES. AND CIT' OF NEWPORT BEACH MUNICIPAL CODE THE HEIGHT OF A BUILDING WITH A SLOPED ROOF IS THE VERTICAL DISTANCE ABOVE FINISHED FIRST FLOOR F• �' (,� h
AS DEFINED IN (SECTION 20.30.050) TO THE HIGHEST PART OF STRUCTURE. z m C Z
LEGAL DESCRIPTION: LOT 28, TRACT NO. 14675 COUNTY OF ORANGE, CJ � 4)
STATE OF CALIFORNIA, PER M.B. 369-1-3. 06 W CO Z
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SITE AREA REQUIREMENTS (SQUARE FEET) __DL_
EXISTING LOT SIZE: 2.307 O L O a
BUILDABLE AREA: 24x66.9 = 1,605.6 O CL
(LOT AREA-SETBACK AREA) Q 0_ _
DRAWINGS AND SPECIFICATIONS N d 0
ALLOWED AREA: 2x1,605.6 = 3,211.2 DRAWINGS AND SPECIFICATIONS ARE INTENDED TO J N Z h
(2 x BUILDABLE AREA) SHOW AND DESCRIBE DETAILS FOR A COMPLETE Q
BUILDING. IT IS IMPOSSIBLE TO SHOW AND DETAIL 0
EXISTING LIVABLE AREA 1,662 EACH AND EVERY CONDITION WITHIN THE BUILDING. LL
EXISTING GARAGE 469 THE CONTRACTORS SHALL EXECUTE PARTS AND DETAILS SCALE AS shown
PROPOSE 2ND STORY ADDITION 10x24 = 240 THAT ARE NOT FULLY SHOWN OR DESCRIBED ACCORDING W
TO THE HIGHEST STANDARD AND CUSTOMARY TRADE W
PROPOSE 1ST STORY ADDITION 10x24-3.67x1 236 PRACTICE FOR QUALITY WORK AND IN SIMILAR MANNER DATE 11 /25/2016 t
PROPOSE TOTAL ADDITION AREA 476 AND SPIRIT OF DETAILS WHICH ARE SHOWN ON DRAWINGS
OR DESCRIBED IN SPECIFICATIONS. DRAWN MIR o
TOTAL FLOOR AREA = 2,607 =
IT IS THE RESPONSIBILITY OF THE CONTRACTOR
TO DETERMINE TRADES OR WORKERS RESPONSIBLE FOR JOB No. 2016-023 e
REQUIRED OPEN SPACE = 0.15 x 1,605.6 = 241 ALL ITEMS FOR A COMPLETE PROJECT. THE DRAWINGS & a
(15% OF BUILDABLE AREA) SPECIFICATIONS INCLUDE ONLY MAJOR INFORMATION. 0
IN THE ABSENCE OF INFORMATION, SECURE THE REVIEW SHEET 2
FRONT YARD OPEN SPACE = 7x24x2 = 336 AND APPROVAL OF MATERIALS, PRODUCTS AND SYSTEMS ;
2nd FLOOR DECK = 10x24 = 240 BY THE ARCHITECT. IT IS ASSUMED THAT ALL PERSONS
TOTAL OPEN SPACE = 576 AND COMPANIES PROPOSING WORK ON THIS PROJECT ARE a
SKILLED THE INTERPRETATION AND USE OF DRAWINGS
AND SPECIFICATIONS, AND HAVE FOUND THESE Al G
MINIMUM OPEN SPACE LENGTH: 5 FEET CONTRACT DOCUMENTS FREE OF AMBIGUITIES SUFFICIENT W
FOR BIDDING AND SUCCESSFUL CONSTRUCTION PURPOSES, a
MINIMUM OPEN SPACE WIDTH: 5 FEET OR HAVE NOTIFIED THE DESIGNER IN WRITING OF SUCH
MINIMUM OPEN SPACE AREA: 50 S.F. AMBIGUITIES. W
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