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HomeMy WebLinkAbout05_Engstrom Residence Coastal Development Permit_PA2017-262O�"EWP°q e CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT u a CgCIFOR�`P SUBJECT: Engstrom Residence (PA2017-262) Coastal Development Permit No. CD2017-111 SITE LOCATION: 115 291h Street APPLICANT: Felipe Contreras OWNER: Brent Engstrom PLANNER: David S. Lee, Planning Technician 949- 644-3225, dlee@newportbeachca.gov LAND USE AND ZONING April 26, 2018 Agenda Item No. 5 • Coastal Land Use Category: Two -Unit Residential — (30.0 - 39.9 DU/AC) (RT -E) • Coastal Zoning District: Two -Unit Residential (R-2) • General Plan Land Use Category: Two -Unit Residential (RT) • Zoning District: Two -Unit Residential (R-2) PROJECT SUMMARY A request for a coastal development permit (CDP) to allow the demolition of an existing single-family residence and the construction of a new 2,853 -square -foot duplex with a 374 - square -foot garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment; and 3) Adopt Draft Zoning Administrator Resolution No._ approving Coastal Development Permit No. CD2017-111 (Attachment No. ZA 1). 1 Engstrom Residence Zoning Administrator, April 26, 2018 Page 2 DISCUSSION Land Use and Development Standards The property is located in the R-2 Coastal Zoning District, which provides for two -unit residential development and is consistent with the City's Coastal Land Use Plan, General Plan Land Use Category, and Zoning Code. These designations provide for two -unit 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. The property will be developed with a two -unit residence on a lot designated for residential development. The design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. The proposed single-family residence and accessory structures conform to all applicable development standards including floor area limit, setbacks, height, 9.0 feet (NAVD88) minimum top of slab elevation, and off-street parking as illustrated in Table 1 below: Hazards 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. The development is set back approximately 460 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan Tmplt. 01/17/17 2 Table 1 — Development Standards Development Standard Standard Proposed Setbacks min. Front 5'-0" 5'-0" Sides 3'-0" T-0" Rear 5'-0" 5-0" Allowable Floor Area 3,230 sq. ft. 3,227 sq. ft. Parking 4 spaces 4 spaces Height (max.) 24' flat roof 29' slo ed roof 23' flat roof 28'-2" sloped roof Hazards 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. The development is set back approximately 460 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan Tmplt. 01/17/17 2 Engstrom Residence Zoning Administrator, April 26, 2018 Page 3 (WQMP) is not required. 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. Public Access • The project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single- family residence located on an inland lot with a new duplex on a lot zoned for two -unit development. Therefore, the project does not involve a change in land use or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. • The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single-family home with a duplex that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one duplex. The proposed project is a new duplex located in the R-2 Coastal Zoning District. PUBLIC NOTICE Notice of this public hearing 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 Tmp1[: 01/17/17 3 Engstrom Residence Zoning Administrator, April 26, 2018 Page 4 provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting that was posted at City Hall and on the City website. APPEAL PERIOD: An appeal or call for review may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: David S. Lee, Planning Technician JM/dl Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans Tmpl[: 01/17/17 Attachment No. ZA 1 Draft Resolution 5 RESOLUTION NO. ZA2018-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2017-111 TO DEMOLISH AN SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW DUPLEX LOCATED AT 115 29TH STREET (PA2017-262) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Felipe Contreras of West Coast Drafting, with respect to property located at 115 29th Street, and legally described as a portion of Lot 28 of Block 29, requesting approval of a Coastal Development Permit. 2. The applicant proposes the demolition of an existing single-family residence and the construction of a new 2,853 -square -foot duplex with a 374 -square -foot attached garage and two covered carports. The proposed development also includes additional appurtenances such as walls, fences, patios, hardscape, drainage devices, and landscaping. 3. The subject property is located within the Two -Unit Residential (R-2) Zoning District and the General Plan Land Use Element category is Two -Unit Residential Detached (RT). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Two Unit Residential— (30.0 - 39.9 DU/AC) (RT -E) and the Coastal Zoning District is Two -Unit Residential (R-2). 5. A public hearing was held on April 26, 2018, 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 hearing 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 hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the construction of limited numbers of new, small structures, including one duplex. The proposed project is a new duplex located in the R-2 Coastal Zoning District. N Zoning Administrator Resolution No. ZA2018-### Paqe 2 of 6 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: 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 3,230 square feet and the proposed floor area is 3,227 square feet. b. The proposed development complies with the required setbacks, which are 5 feet along the property line abutting 29th Street, 3 feet along each side property line, and 5 feet along the property line abutting the alley. The highest guardrail/parapet is 23 feet from established grade and the highest ridge is 28 feet and 2 inches from established grade. The proposed development complies with all height requirements. The proposed development provides a two -car garage and two -space carport, meeting the minimum garage requirement for a duplex. e. The proposed development meets the minimum 9.0 (NAVD88) top of slab elevation requirement for interior living areas of new structures. 2. The neighborhood is predominantly developed with two- and three-story single-family residences and duplexes. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The development is set back approximately 460 feet from the nearest coastal waters. Due to the large distance from coastal waters, a Water Quality Management Plan (WQMP) is not required. 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. 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 01-03-17 Zoning Administrator Resolution No. ZA20184t## Pace 3 of 6 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. 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 project site is located on the Balboa Peninsula between the nearest public road and the sea. Implementation Plan Section 21.30A.040 requires that the provision of public access bear a reasonable relationship between the requirement and the project's impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on an inland lot with a new duplex. Therefore, the project does not involve a change in land use or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited so as not to block or impede existing public access opportunities. 2. The project site is not located adjacent to a coastal view road, public viewpoint, public park or beach, or public accessway, as identified in the Coastal land Use Plan. Furthermore, an investigation of the project site and surrounding area did not identify any other public view opportunities. The project may be located within the viewshed of distant public viewing areas. However, the project is located on an inland lot and will replace an existing single- family home with a duplex that complies with all applicable LCP development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No. CD2017-111, 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. 01-03-17 g Zoning Administrator Resolution No. ZA2018-### Paqe 4 of 6 PASSED, APPROVED, AND ADOPTED THIS 26TH DAY OF APRIL, 2018. Patrick J. Alford, Zoning Administrator 01-03-17 9 Zoning Administrator Resolution No. ZA2018-### Paqe 5 of 6 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. CD2017-111 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. 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. 7. 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. 8. 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. 9. 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. 10. 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. 01-03-17 2� Zoning Administrator Resolution No. ZA2018-### Page 6 of 6 11. 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. 12. 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 21 Planning and Zoning of the Newport Beach Municipal Code. 13. 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 Engstrom Residence Coastal Development Permit including, but not limited to, Coastal Development Permit No. CD2017-111 (PA2017-262). 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, 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. 01-03-17 11 Attachment No. ZA 2 Vicinity Map 12 Md Engstrom Residence Zoning Administrator, April 26, 2018 Page 7 VICINITY MAP Coastal Development No. CD2017-111 PA2017-262 11529th Street TmpIt: 01/12/17 1s Attachment No. ZA 3 Project Plans 14 115 Lo L0 a � U / C � ao ro Z (0 L 3 J @) 0 INDEX 1-o W� Wo IU A.1 Qro COVER SHEET, INDEX, GENERAL NOTES, NEW THREE LEVEL 0 0 co DUPLEX W AND GENERAL INFORMATION ZD( c) A.2 LLI SPECIFICATIONS (D Ir _ j L> w c U LuLLJLu Zw m N A.3 `O SPECIFICATIONS m O T O W z A.4 RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS tll C O o� c•q c oY O 41c d ° ✓c c m d N n • E v 6:EE O"" a U N O i O d 0 O T N C Cc- i✓ Oy C O NL ` ° Uao > w 3Q °o y N O>> o m ynada 0 °3 adyt, c n . ."02 c J 0 rn;va %>.o dL OWNER: BRENT E m d Ey 0:5 0 m c •- c qac E°E�v A.5 W c 0 CALGREEN - MINIMUM REQUIREMENTS v° a a a a job no. 3016 date 12-18-17 drawn F.J.C. SITE: 115 29TH STREET A.1 NEWPORT BEACH, CA 92663 CO.O 1 TITLE SHEET Cl .0 1 GRADING & DRAINAGE PLAN C2.01 EROSION CONTROL PLAN GENERAL NOTES SYMBOL CONSULTANTS ANALYSIS C3 SOIL REPORT 1. VERIFY ALL DIMENSIONS AT THE JOB SITE. INFORM OWNER: AND DESIGNER IMMEDIATELY OF ANY INCORRECT MEASUREMENT OWNER: DESIGNER: 2. OR INTERFERING SITE CONDITION, DIMENSIONS ARE TO STUD FACE UNLESS NOTED OTHERWISE. "CE" DENOTES CENTERLINE OF WAIT. "FIN" DENOTES FINISH 1 D-1 DETAIL NUMBER BRENT ENGSTROM WESTCOAST DRAFTING SOIL REPORT SURFACE. SHEET NUMBER 112 30TH STREET CONTACT: FELIPE J. CONTRERAS TOTAL LOT AREA 2,375 SQ. FT. 3. ALL WORK SHALL CONFORM TO CITY OF NEWPORT BEACH REQUIREMENTS AND 2013 CALIFORNIA BUILDING, ELECTRICAL. NEWPORT BEACH, CA 92663 3837 E. 7TH STREET BUILDABLE LOT AREA 85.01' x 19.00' = 1,615' x 2 = 3,230 SQ. FT. PLUMBING AND MECHANICAL CODES. TEL. (714) 469-6369 LONG BEACH, CA 90804 MAX. ALLOWABLE BUILDABLE AREA 4. ALL PLASTERING TO BE %" THICK WITH "K" LATH BACKING AND IN CONFORMANCE WITH LATEST CODE REQUIREMENTS. SEE SECTION NUMBER TEL. 562 438-4595 ( ) EXISTING SURVEY SPECIFICATIONS FOR INSTALLATION ON EXTERIOR ELEVATION SHEET. A 5. PROVIDE A 26 GA G.I. STUCCO SCREED AT 2" BELOW TOP OF CONC. OR TOP OF CURB. ¢ FAX (562) 439-9483 FIRST FLOOR A 829 SQ. FT. 6. THE DESIGNER CONSIDERS THIS TO BE A "SPECIAL WIND AREA" ALL ROOF FASTENERS TO RESIST LOADS OF BO M.P.H.. SHEET NUMBER EMAIL: fjcontreros@wcddinc.com - - - - - - - - - - - - - - - B 49 SQ. FT. 7. HANDRAILS TO BE 34" TO 38" HIGH, MAXIMUM CLEARANCE BETWEEN BALUSTER: TO BE LESS THAN 4-Y8", THE HANDGRIP PORTION OF HANDRAIL SHALL HAVE A PERIMETER DIMENSION OF 4 TO 6-Y4" AND A MAXIMUM OF 2-Y4"WIDTH IN CROSS SECOND FLOOR A 531 SQ. FT. SECTION1 HANDRAIL END SHALL HAVE ROUNDED TERMINATION OR BENDS.STRUCTURAL 1 DOOR REFERENCE, ENGINEER: TITLE 24: - - - - - - - - - - - - - - - B 896 SQ. FT. SITE & FIRST FLOOR PLAN 8. ALL STAIRS TO HAVE AN "ILLUMINATION LEVEL" ON TREAD RUNS OF NOT LESS THAN 1 FOOT CANDLE SEE SCHEDULE (11 LUX.). TMC ENGINEER INC. TMC ENGINEER INC. THIRD FLOOR - - - - - - - - - - - - - - - A 96 SQ. FT. 9. THE TRIANGULAR OPENINGS FORMED BY THE RISER TREAD AND THE BOTTOM RAIL SHALL PREVENT PASSAGE OF A 6"0 WINDOW REFERENCE, CONTACT: TIEN CHU, PE CONTACT: TIEN CHU, PE B 446 SQ. FT. SPHERE, SEE SCHEDULE 9542 PACIFIC AVENUE 9542 PACIFIC AVENUE SECOND & THIRD FLOOR PLANS TOTAL LIVING 2,853 SQ. FT. 10. HANDRAILS TO BE 34"TO 38"HIGH, MAXIMUM CLEARANCE BETWEEN BALUSTER TO BE LESS THAN 4", THE HANDGRIP ANAHEIM, CA 92804 ANAHEIM, CA 92804 O OPENING REFERENCE, PORTION OF HANDRAIL SHALL BE GREATER THAN 1-Y" AND LESS THAN 2" IN CROSS SECTION; HANDRAIL END SHALL HAVE ROUNDED TERMINATION OR BENDS. TEL. (714) 829-5053 TEL. (714) 829-5053 11. TOILETS, SHOWER HEADS AND FAUCETS ARE TO COMPLY WITH REQUIRED WATER SAVING STANDARDS, 1.28 GAL./FLUSH, 2.0 SEE SCHEDULE EMAIL: Tienchu.pe�gmail.com. EMAIL: Tienchu.pe�gmail.com. GARAGE A 187 SQ. FT. SCHEDULES &FLOOR PLAN NOTES G.P M. FOR SHOWERHEADS; 1 .a G.P.M. FOR FAUCES AT KITCHEN, 1.5 G.P.M. FOR FAUCETS AT LAVATORY. REGISTRATION NUMBER: 72324 GARAGE B 187 SQ. FT. TOTAL GARAGE 374 SQ. FT. 12. ALL ELECTRICAL WORK IS TO CONFORM WITH ALL CODES, AND DONE IN A MANNER TO METE ALL BUILDING DEPARTMENTDEFERRED SUBMITTALS TOTAL BUILDING AREA 3,227 SQ. FT REQUIREMENTS. 4 13. ELECTRICAL SERVICE TO BE UNDERGROUND AT ALL NEW CONSTRUCTION AND ADDITIONS GREATER THAN 50%. SOIL REPORT: BUILDING SECTIONS 14. SMOKE DETECTORS TO BE PROVIDED AND INSTALLED PER C.R.C. SMOKE: DETECTORS TO RECEIVE PRIMARY POWER FROM TOTAL LIVING UNIT 'A' - - - - - - - - - - - - 1,462 SQ. FT. THE BUILDING WIRING AND TO BE EQUIPPED WITH A BATTERY BACK-UP. ALL DETECTORS TO BE INTERCONNECTED. COAST GEOTECHNICAL, INC. DETECTORS ARE NOT TO BE LOCATED IN KITCHEN, GARAGE OR WITHIN 3' OF DOOR TO KITCHEN, BATHROOMS OR AIR DEFERRED SUBMITTAL FOR FIRE SPRINKLER SYSTEM TO BE REVIEW ED BY PROJECT DESIGNER OR ENGINEER OF RECORD CONTACT: WENDY WEST TOTAL LIVING UNIT 'B' - - - - - - - - - - - - 1,391 SQ. FT 5 EXTERIOR ELEVATIONS SUPPLY REGISTER. BATHROOMS OR AIR SUPPLY REGISTER. DETECTORS TO SOUND AN AUDIBLE ALARM IN ALL SLEEPING AREAS IN WHICH THEY SERVE. AND CERTIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. 1200 W. COMMONWEALTH AVENUE TOTAL OPEN DECK UNIT 'A' - - - - - - - - - 270 SQ. FT. 15. ALL SHEET METAL FLASHING TO BE 26 GA. GALV.IRON WITH BONDERIZED FINISH UNLESS NOTED OTHERWISE. SEE (OBTAIN FIRE SPRINKLER PERMIT PRIOR TO GALLING FOR FULLERTON, CA 92833 TOTAL OPEN DECK UNIT 'B' - - - - - - - - - 311 SQ. FT ARCHITECTURAL DETAILS. ROOF SHTG. INSPECTION). TEL. (714) 870-1211 DETAILS 16. A SEPARATE PERMIT IS REQUIRED FOR EACH BUILDING OR STRUCTURE, I.E. ;POOL, SPA. RETAINING WALLS, PATIO COVERS DEFERRED SUBMITTAL FOR: STANDING SEAM METAL ROOF EMAIL: coostgeotec@sbcglobal.net 9 TOTAL COVERED DECK UNIT 'B' - - - - - - - - - 202 SQ. FT AND MASONRY OR CONCRETE FENCES OVER 3' HIGH, WOOD FENCES OVER: 6" HIGH. 17. THERE SHALL BE NO EXCAVATIONS OR TRENCHES OF 5' OR MORE IN DEPTH IN WHICH A PERSON CAN DESCEND AND FOR REGISTRATION NUMBER: 72324 SHORING AND UNDERPINNING UNLESS A PERMIT IS OBTAINED FROM CAL -OSHA, THE CONTRACTOR TO PROVIDE A COPY OF DEFERRED SUBMITTAL FOR: AIR CONDITIONING PERMEABLE PAVERS IN LIEU OF LANDSCAPE 200 SQ. FT 18. OSHA PERMIT. IF THERE IS AN EXCAVATION OF A GREATER DEPTH THAN ARE WALLS OR FOUNDATION OF AN ADJOINING BUILDING OR STRUCTURE AND LOCATED CLOSER TO THE PROPERTY LINE THAN THE DEPTH OF THE EXCAVATION. THE OWNER SHALL "SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI Std. 275 SOUND LEVEL NOT TO EXCEED 50 DBA (55 Dba WITH TIMER; 65 Dba WITH AREA CALCULATIONS LEGAL DESCRIPTION TIMER AND NEIGHBOR CONSENT) PER SECTION 10.26.045 OF THE NBMC. PROVIDE THE DEPARTMENT OF BUILDING AND SAFETY WITH EVIDENCE THAT THE ADJACENT PROPERTY OWNER OR OWNERS LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING. I PROJECT DATA HAVE BEEN GIVEN A 30 DAY WRITTEN NOTICE BY CERTIFIED MAIL OF SUCH INTENT TO MAKE AN EXCAVATION PRIOR TO THE ISSUANCE OF A PERMIT. THIS NOTICE SHALL STATE THE DEPTH OF SUCH EXCAVATION OF WHEN IT WILL COMMENCE. LOCATE EQUIPMENT IN EQUIPMENT HELL ON ROOF IF NECESSARY". LOT 19, BLOCK 34, TRACK 512, M.M. 3/16 19. ALL ATTIC VENTS TO HAVE MAX. OF Y4" GALV.IRON METAL MESH SCREENS. 20. HOSE BIBBS SHALL BE FITTED WITH AN APPROVED NON -REMOVABLE BACKFLOW DEVICE. THE RUN FLIGHT EXCEED THE THANYS". ELECTRICAL PLANS 21. 22. LARGEST RISE E IN A OF STAIRS MAY NOT SMALLEST BY MORE PROVIDE AN APPROVED GAS SHUT OFF VALVE, I PROJECT DESCRIPTION ABBREVIATIONS APPLICABLE CODES 23. PROVIDE AN APPROVED SPARK ARRESTER FOR THE CHIMNEY OF A FIREPLACE, STOVE OR BARBECUE, PER SECTION 2113.9.1. THIS PROJECT SHALL COMPLY WITH THE FOLLOWING: 24. FIREPLACE& EXTERIOR COMBUSTION AIR DUCTS TO BE LISTED COMPONENTS OF THE FIREPLACE & INSTALLED PER A NEW THREE LEVEL DUPLEX WITH ATTACHED 2 -GAR GARAGE, 2016 CALIFORNIA BUILDING CODE (CBG) MANUFACTURER'S INSTRUCTIONS. CHIMNEY TO EXTEND AT LEAST 24" ABOVE ANY ROOF/BUILDING WITHIN 10 FEET, BUT NOT 2 -GAR COVERED CARPORT, 3 BEDROOMS AND 2 1/2 BATHS A.B. ANCHOR BOLT FLR. FLOOR Q.T. QUARRY TILE (CRC) 2016 CALIFORNIA RESIDENTIAL CODE CRC LESS THAN 3 FEE ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. SEE PLAN FOR HEARTH EACH UNIT, A.C. ASPHALTIC CONCRETE F.O. F.O.C. FACE OF FACE OF CONCRETE 2016 CALIFORNIA PLUMBING CODE (CPC) DIMENSIONS HEARTH THICKNESS TO BE 2" MIN. (Ys" IF FIREBOX IS 8" ABOVE HEARTH, MIN.) (CBC 2111.10). A.D.A. ADJ. AMERICAN DISABILITIES ACT ADJUSTABLE F.O.M. FACE OF MASONRY R. RISER RAD. RADIUS 2016 CALIFORNIA MECHANICAL CODE (CMC) 1ST FLOOR FRAMING PLAN & FOUNDATION PLAN 25. PROVIDE HOUSE STREET NUMBERS VISIBLE FROM STREET USING NON-COMI5USTIBLf MATERIALS. ALUM. ALUMINIUM F.O.S. FACE OF STUD R. D. ROOF DRAIN 2016 CALIFORNIA ELECTRICAL CODE (CEC) 26. PROVIDE AND SHOW R-13 RATED INSULATION IN WALLS, R-30 BATT INSULATION IN CEILING, R-19 IN RAISED FLOORS. AS ARCH. ARCHITECTURAL F.M. FIRE MARSHALL RF. ROOF 2016 CALIFORNIA ENERGY CODE 2013 27. NOTED IN TITLE 24. FIELD INSPECTORS TO REVIEW AND APPROVE UNDERGROUND SERVICE REQUIREMENT PRIOR TO CONCRETE PLACEMENT. AMP. AMPERE FTG. FOOTING REF REFRIGERATOR REO'D REINFORCING 2016 CALIFORNIA STANDARD CODE (CAL GREEN) CHAPTER 15 N. B. M.C. ROOF &FLOOR FRAMING PLAN 28, DISTANCE FROM FACE OF THE FOUNDATION TO PROPERTY LINE TO BE MINIMUM ZONING SETBACK PLUS WALL FINISH PUBLIC WORKS NOTES BLDG. BUILDING GA. GAUGE R.REQUIRED ALONG WITH ANY OTHER APPLICABLE CODES WITH LOCAL THICKNESS. ELK. BLOCK GAL. GALLON R. R. R. ROOF RAFTER 29. SOILS ENGINEER: TO TO REVIEW AND APPROVE: FOUNDATION AND GRADING PLANS. BEAM GALV. GALVANIZED RM. ROOM AMENDMENTS 30. 30.1. SOILS ENGINEER TO INSPECT AND CERTIFY THE FOLLOWING PRIOR TO POURING CONCRETE: FOOTING EXCAVATION AND DESIGN BEARING PRESSURE PT. BOTTOM G.I. GALVANIZED IRON R.O. ROUGH OPENING OCCUPANCY: R3 -U SD -1 MAIN FLOOR FRAMING PLAN 1. DRIVEWAY APPROACH MUST BE A MINIMUM OF 5" FROM ANY GL. GLASS R.S. ROUGH SAWN 30.2. ALL GRADING AND COMPACTION OF SUBGRADE TREE, FIRE HYDRANT, LIGHT POLE OR ANY OTHER C.B. CATCH BASIN CLO. GLU-LAMINATED BEAM RDWD. RED WOOD 31. GLAZING IN FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES, PANELS IN SWINGING DOORS AND WITHIN A 24" OBSTRUCTION. C.J. CONTROL JOINT GRD. GRADE CONSTRUCTION TYPE: VB -SPRINKLED ARC OF A DOOR EDGE TO BE SAFETY GLASS. 2. DRIVEWAY MUST BE A MINIMUM OF 6" RISE FROM THE CEILING JOINT GYP. BD. GYPSUM BOARD S.C. SCHEDULE 32, PROVIDE TEMPERED CLEAR SAFETY GLASS W ETCH AT MARK AT TUB SHOWER ENCLOSURES PER U.B.C. 2406.4.. PROVIDE / / STREET FLOW LINE PLUS 2% IN ACCORDANCE WITH THE CITY CEL. CELLULAR S.C.E. SOUTHERN CALIF. EDISON TEMPERED CLEAR SAFETY GLASS W/ETCH MARK AT AT STAIRS, LANDING & RAMPS WITHIN 36" HORIZONTAL & 60" DRIVEWAY STANDARD. CEM. CEMENT LD INSIDE DIAMETER S.D. STORM DRAIN VERTICALLY. 3. REMOVAL OF ANY STREET TRS:S REQUIRES PRIOR APPROVAL FROM THE GENERAL SERVICES DEPT. A SUBSTANTIAL "TREE CER. CERAMIC S.F. SQUARE FOOT VICINITY MAP 33. PROVIDE 7'-0"MIN. HIGH NON-ABSORBANT WALL ADJACENT TO SHOWER AND APPROVED SHATTER RESISTANT MATERIALS CLG. CLR. CEILING CLEAR JAN. JANITOR SHT. SHEET HARDY FRAME ANCHORAGE DETAILS - HFX PANELS FOR SHOWER ENCLOSURE AND WINDOWS IF SILL IS LESS THAN 5' ABOVE SHOWER FLOOR OR TUB. WATER RESISTANT VALUE FEE" SHALL BE CHARGED FOR THE REMOVAL OF ANY JST. JOIST SHTG. SHEETING amsemior° „ •a. S GYPSUM BOARD IS NOT PERMITTED FOR TILE BACKING AT SHOWER. PARKWAY TREES C.O. CLEAN OUT JT. JOINT S H. SHELF o0 34. PROVIDE COPY OF "MERKO" SPECIFICATION &INSTALLATION INSTRUCTIONS TO CITY INSPECTOR FOR APPROVAL 4. IF THE WATER METER IS LOCATED IN THE DRIVEWAY APRON, THE BOX MUST BE REPLACED WITH ONE HAVING A STEEL COL. COM. COLUMN COMMUNICATION LAM. LAMINATED SIM . SIMILAR SLOG. SLIDING ''"d0R „ $ „� n„ w 0 x tP`' a yo sr P J > e '' 35. PROVIDE PEDRE:STRIAN PROTECTION ADJACENT TO PUBLIC WAY AS FOLLOWS: LID TRAFFIC GRADE. COMP. COMPOSITION SPECS. SPECS. SPECIFICATION SUPE. <, ,� v �`�°' . Tr HARDY FRAME FRAMING DETAILS - HFX PANELS 5. AN APPROVED ENCROACHMENT PERMIT IS REQUIRED FOR CONC. CONCRETEHT. LAV. LAVATORY " ?") � s �;", ° .� -\ , ,ufwvo gg OF DISTANCE FROM CONSTRUCTION TO LOT LINE TYPE OF PROTECTION ALL WORK ACTIVITIES WITHIN THE PUBLIC RIGHT-OF-WAY. CONST. CONSTRUCTION LT. WT. LIGHT WEIGHT SQ. SQUARE y oo .,a 4 oP "uF REQUIRED 6. 6. THE SEWER LATERAL SHALL BE REPLACED AND BROUGHT UP TO CURRENT CITY STANDARDS AND A CLEAN OUT SHALL BE CONT. CONTR. CONTINUOUS CONTRACTOR L.F. LT LINEAL FEET LIGHT STD. STANDARD STL. STEELS STRUCT STRUCTURAL ,��.d�',¢,cq „ r4"°' ��I10pq T ��'"wn� c S� �0p s� sPs HFX3 HARDY FRAME FLOOR SYSMTEN DETAILS - HFX PANELS 8' OR LESS LESS THAT 5' CONSTRUCTION RAILING INSTALLED WHEREVER THE FOLLOWING CRITERIA APPLY: MFR MANUFACTURER SUSP. SUSPENDED 4 oTs z� ° ��`° ."�Srp� ,g 8' OR LESS 5' OR MORE NONE 6.1. IF AN AREA GREATER THAN 50% OF THE EXISTING BUILDING AREA IS ADDED. 6.2. IF THE AREA OF STRUCTURAL INTERIOR REMODELING DBL. D.D. DET. DOUBLE DECK DRAIN DETAIL MAX. MECH. MTL. MAXIMUM MECHANICAL MEAL S.Y. SQUARE YARDMORE SYM. SYMMETRICAL �, C 9� a' Psr , BMM ce�xcs w `, a CLIF ` Tao THAT 8' LESS THAT 5' BARRIER AND COVERED WALKWAY MORE THAT 8' 5' OR MORE, BUT MORE THAN 1/4 HT. OF CONSTRUCTION BARRIER AND COVERED WALKWAY EXCEEDS 50% OF THE EXISTING BUILDING AREA. 6.3. IF ANY ALTERATIONS TO THE BUILDING SEWER ARE DONE. 6.4. IF ADDITIONAL PLUMBING REQUIRE A CHANGE IN THE SIZE OF THE BUILDING SEWER LINE. DIA. DIAG DIM. DN DIAMETER DIAGONAL DIMENSION DOWN M.H. MIN. M.O. MANHOLE MINIMUM MISCELLANEOUS OPENING T. TREAD T.C. TOP OF CURB TEL. TELEPHONE TELCO. TELEPHONE CO. v' �" SIT � '�'_ ]BOLIVAR9 ■ ■ 0a 90 °° ."g ,q,6 KINGS sysycw ■ cum T 2 4 - A MORE THAT 8' S' OR MORE, BUT BETWEEN 1/4 AND 1/2 HT. OF CONSTRUCTION BARRIER MORE THAT 8' 5' OR MORE, BUT EXCEEDING 1/2 HT. OF CONSTRUCTION 6'-0" CONSTRUCTION FENCING / 6.5. WHEREVER SIX OR MORE FIXTURE UNITS ARE ADDED TO M.O. MASONRY T&G �-+ . ST � °' "�� �r ° <, ��, ENERGY CALCULATIONS D.S. DOWNSPOUT TONGUE &GROOVE ti g �, cq aue WHEN REQUIRED, FENCE AND CANOPY TO BE CONSTRUCTED PER C.B.C. 3306.5, 3306.6 AND 3306.7. AN EXISTING UNDERSIZED PLUMBING SYSTEM. DR DOOR N.I.C. NOT IN CONTRACT THK THICK 84Y �''44- 36. 37. PROVIDE A SEPARATE APPLICATION FOR COMPLETE DEMOLITION. NO INSPECTIONS, OTHER THAN FOUNDATION, WILL BE MADE UNTIL TRUSS PLANS ARE SUBMITTED AND APPROVED BY THE 6.6. WHENEVER IT IS FOUND THAT THE BUILDING SEWER IS INSTALLED IN ILLEGAL OR UNSANITARY MANNER. DWG D.F. DRAWING DRINKING FOUNTAIN N0. NUMBER T.O. TOP OF T.O.P. TOP OF PAVING s ' T24- B 7. IF THE EXISTING PROPERTY IS SERVED BY A SEWER LATERAL N.T.S. NOT TO SCALE T.O.S. TOP OF SLAB ENERGY CALCULATIONS "`° BUILDING DEPARTMENT, NOTE; TRUSS PLANS SHALL BE APPROVED BY ENGINEER OF RECORD PRIOR TO SUBMITTAL, THE �,� ( R ?° ROOF TRUSSES ARE TO BE A DEFERRED SUBMITTAL. THAT IS SUBSTANDARD, A NEW LATERAL SHALL BE INSTALLED AT THE EXPENSE OF THE DEVELOPER. IN SUCH CASE, THE EA EACH O.C. ON CENTER T.O.W. TOP OF WALL PACIF C CERN ryan`Vgp 38. DEFERRED SUBMITTAL TO BE REVIEWED BY PROJECT DESIGNER OR e-.IGINEER OF RECORD AND C-TIFIED PRIOR TO SUBMITTAL FOR PLAN REVIEW. SEWER LATERAL SHALL BE REPLACED FROM THE SEWER E.J. ELEC. EXPANSION JOINT ELECTRICAL O.D. OUTSIDE DIAMETER U.N.O. UNLESS NOTED 16'M1�YOY.4 ou r m c - 38.1. ROOF TRUSSES MAIN TO THE PROPERTY LINE, WHERE ACLEAN-OUT SHALL ELEV. ELEVATOR O.H. OVER HEAD OTHERWISE 4ELP4U)sl s Fu ST T. a k ury. aun ct e ENERGY CALCULATIONS 38.2. SPRINKLER (OBTAIN PERMIT PRIOR TO CALLING FOR ROOF SHTG. INSPECTION). BE INSTALLED IN THE MANNER DESCRIBED ABOVE. 8. WHERE THE EXISTING DRIVEWAY APPROACH S REMOVED AND EQ. EQUAL OPG. OPENING W.P. WATERPROOF 6'�n r o s" ■ av, i vlIm 38.3. SHORING WHERE THE NEW DRIVEWAY APPROACH IS CONSTRUCTED, A EQUIP. EXT. EQUIPMENT EXTERIOR PL PLATE m ■ a� ,s u aoo Via, „�-4 AP k smums nx ° 39. DRAFT STOPS SHALL BE PROVIDED WITHIN A CONCEALED FLOOR -CEILING ASSEMBLY FORMED OF COMBUSTIBLE MINIMUM 12 -INCH WIDE X 12 -INCH DEEP FULL DEPTH °CEAn' �d G CONSTRUCTION. (1000 SQ. ET. & 60' MAX. BETWEEN DRAFT STOPS). ASPHALT CONCRETE PATCHBACK SHALL BE CONSTRUCTED EXIST'G EXISTING P.L. PROPERTY LINE FNoxr � 40. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, MANSARDS, OVERHANGS AND SIMILAR CONCEALED SPACES FORMED OF ALONG THE ENTIRE LENGTH OF THE NEW DRIVEWAY PLAS. PLASTER xn�oRT �_ COMBUSTIBLE CONSTRUCTION. APPROACH GUTTER. TACK COAT ALL JOINT SURFACES PRIOR F.D. FLOOR DRAIN PLYWD. PLYWOOD RlER N � a 41. 3 " WATER HEATER TO BE STRAPPED AT TOP &BOTTOM WITH 1-Y" X 16 GA. STRAP W DIA. X 3" LAG BOLTS EA. END 2 /'� TO PATCH BACK PLACEMENT. F.H. FIN. FIRE HYDRANT FINISH PR. PAIR C.P.C. 508.2. 9. ADDITIONAL SURFACING REQUIREMENTS MAY BE SPECIFIED BY F.J.FLOOR JOIST PREFAB. P.S.I. PREFABRICATED POUNDS PER SQ. INCH. 42. PROVIDE CONSTRUCTION FENCING AROUND PROPOSED STRUCTURE, FENCE HEIGHT TO BE BETWEEN 72" AND 84" HIGH. THE PUBLIC WORKS DEPARTMENT WHEN TRENCHING WOR.K F.L. FLOW LINE PVC. POLYVINYL CHLORIDE 43. SEE SHEET SD -1 A FOR: ALL SPECIFIC AND CONTINUOUS INSPECTIONS SPECIFIC TO THE PROJECT SCOPE OF WORK. OCCURS WITHIN PAVEMENTS LESS THAN FIVE YEARS OLD. as. Maps 115 Lo L0 a � U / C � ao ro Z (0 L 3 J @) 0 _W 1-o W� Wo IU �I m Qro W(D ;z 3 0 0 co W ZD( c) Lu LLI (D Ir _ j L> w c U LuLLJLu Zw m N `O m O T O W z Lu Z tll C O o� c•q c oY O 41c d ° ✓c c m d N n • E v 6:EE O"" a U N O i O d 0 O T N C Cc- i✓ Oy C O NL ` ° Uao > w 3Q °o y N O>> o m ynada 0 °3 adyt, c n . ."02 c J 0 rn;va %>.o dL C O t U ac 09 � NO O c C m d Ey 0:5 0 m c •- c qac E°E�v 3 c°�a°Oao� W c 0 C v° a a a a job no. 3016 date 12-18-17 drawn F.J.C. SHEET A.1 115 4 4 4 4 4 �A� 5'-1" F.O.S. 79'-9" 10'-2" F.O.S. O 10'-3" 2'-4" 3'-7" 7'-10" 5'-1 5'-1 8'-4 " 8'- 2'-7 I 2 2 3'-11' 3'-11' 9'-1' 13'-0" 5'-6' 4'-2Yz" 4'-10" 2 2 2 2'-8" i FROM P.L. 95.00' LINE F 0�� FLOOR 18 ROOF 4" SP CE FOR Uj 10 I 00 28 ?27 PP 5 QQ 6 RR SS UU — —ABOVE — — — — — — — — OVE FLOW I o n� 0 277 7- 2'-6" 1 - 3'-8" 6'-5'3 1 HALL 'A' 6 -o AD I STA D I °� WALL 19 WOOD I I 2 „ 6 UP (,5) 73y"R N SYMBOLS LEGEND: BEDROOM '3A' — — "' 6 (is) 7�q"R 8'-5" CLG. CPT. NP 8'-5" CLG. CLOSET �` 71 4 6 6 25 SETBACK a - - LINE - WINDOW (SEE SCHEDULE SHEET #3) ISTA^�EDI ®LO wHALoDg j 2 "' 19 6 �� 1 GLASS I a' F Ol --- DOOR (SEE SCHEDULE SHEET #3) 8 I — �� 8'-5" Cl (14) 7YON 6 "� 4 -0 5 -8 RAIL rJ © DEC KI 'B' OS --- REFERENCE NOTES (SEE SHEET #3) LINE OF FAMILY B o 7'-s.. `Oo ,v 1,U 3._6Y2.. 3'_8Y2.. \\ ® Zro IN (N) 3'-0" HIGH / o \\ W0 C \\ 23 21 BLOCK WALL i �O W00 W Q118) 0 2'-10" P.L. 95.00' I c) m � �< Q 000 W (3, F. 0 0 _ Mo (N) 3'x3' i I MM C'7 Z WOOD GATE eC,00 N M u- {� . I Ir 2 j L> w c U O LuLLJLu ZW m N \ / m�O T O LU \\� Lu — O o Z > cN tll > C y o� c•q c oY y � °✓� dN cc c c m 0 a3":d Ea6-fi cq _ N U W N CL i'✓ N C ° m p a o o 0 aa C v c m 00 BATH '26' y N O>> O m yoadp w0 03 ogo:t' L2 c 3 U o L ccT0 L J 0 O.y 31 d w °1 c a ao 1 0 mdEy a' °o o'Op> w,o. q Tw E C.Cv a ° W x '38' STONE 0 - Tao - 31 / - BEDROOM '26' a a 1s BEDROOM job no. 301 6 8'-5" CLG. drawn F.J.C. o SHEET 1 \EF/ 04 CLOSET CLOSET CPT. STAIRS - 6 CPT. FRONT S.B. _ &E)GUTTER i 8'-5" CLG. ABOVE _ 8'-5" CLG. BEDROOM '2B' 1 X ROOF WOOD 2� (ABOVE o 8'-5" CLG. NOTE: 00 1 6" 40 LINE OF 1. SEE SHEET #3 FOR FLOOR PLAN GENERAL NOTES )4" LINE OF FLOOR SEAT w cN 1 Z 2'-0" , \ 7 5 8 BELLOW � WALL LEGEND: BATH 2A I CPT. s 3 29 0 27 — KITCHEN A i to I j I STONE \ 30 io MIN. 8'-5" CLG. WOOD o1 �j-AAF I m S ow R 8'-5" CLG. \ DUCT 8'-5" CLG. h A 1 SOUND ATTENUATION WALL a0 N o 1 LL 2 _6 CHASE L 18 SHOWER 3'-0" PANTRY RANGE OVEN 25 n m N 2 IN S 6 2 o MIN. �Q NEW WALL ----- O N d 4 L(D 17 S T r7 O O N) — — — — — — — — — — — — — — — J ri No 3'-0' KK JJ II HH GG 4 FF 3 EE Lj DD — — — — — LINE OF I vi 0 5'-0" I o FRONT S.B. r) w ROOF _ _ _ _ _ ABOVE 11 I - FLUE - 1 '�o SPACE FOR wP.L. 500' VERFLOW (Q LAYER �" 2'-8)" TYPE "X" 4'-8" 5'-7" 2 10'-3" 11'-11" 11'-11" 5'-9" 9'-11" 3'-1Ys" s'_n'° 4'-2 b" ENTIRE FLOOR 1 1/2" LIGHTWEIGHT CONCRETE 0/ 3/4" PLYWOOD SEE DETAIL 16 X., 0" 3z" 1 " 2- 5'-l" F.O.S. 82'-5" A B 62'-6" C rD 4 4 4 4 4 10'-0" 5'-6" 19'-10" 11'-11" 7' 1" 2'-4" 3'-4" 5'-11)2" 5'-11)2" 3'-1CY2" 4'-OY2" 10)" 1'-11)2 5'-2" 3'-10" N 6"Wxf6"H CURB (E) 4'-6" BLOCK WALL ` vi g 1 TRASH o w°_ LLI C6 AREA 10 m I \ 2'-0" o R---3 I E El D.S. MJ K --------� . O / GARAGE 'A' j O ST NE 1 3 0 6 7 - - - 8'-5" C IG III . 6 / 1 SLOPE — I� 1 �, – UP (1 5) 73e"R - 9'-0" STALL WIDTH AUTHORIZED 7'-6" HIGH L LINE OF 0 CENTER of PURSUANT TO MUNICIPAL CODE SOFFITT 4 5 1 FLOOR F I III CARPORT 'A' I 05 DOOR IN m SECTION 20.4.090 (A)(1) M. BEDROOM 'A' ° \ M. HALL A' 1 6 L --J s s ABOVE{ rj m GARAGE 1 \ O WOOD 19 3'-3" 5'-8" 35'-4" CUR. 8 WOOD M 8'-5" CLG. III M j 19 7'-2)2" 7'-2)2" STAIRS FAMILY 'A' J 6 10 UNDERNEA 1 ABOVE i- WOOD Q O I - 16 STAIRS — 1 PANTRY 8'-5" CLG. 0 ao 10WSYS�TEM \ / — v 00 a1 �10.48' c� II 1 GARAGE B — — — — o.w.. n FIY N. FLOOR 1 1 U SLS 1 so 9'-0" STALL WIDTH AUTHORIZED 6 T 11 SYSTEM CLOS T 6 17N5'-0" CENTER -1 PURSUANT TO MUNICIPAL CODE \1 CARPORT 'B' 1 ® DOOR IN 0' SECTION 20.4.090 (A)(1) M. BATH 'A' SEAT 1 _8 M KITCHEN 'A' o I REAR S.B. GARAGE N 12 STONE 11 — WOOD 1 011 1 19'-4" CLR. 3'-0" 8'-5" Cl ow R 19 1 19 8'-5" Cl h r O I I 1 22 6 // - 6 RANGE OVEN LO UP T15) 73'a"R g 2 / f" __G) �l F.P. N ._6 4 2 �os2. MIN. �° �° e iF)---I �OO I---- N a PyS CHIMNEY / E D � 73/4 _ B ABOVE - I H p f p m I O / D.S� 3 -4" D.S. ALIGN WIN. o m C h h cn h W/ OPPOSITE h cn (ji SIDE P.L. 5.00' (1) LAYER §y" (N) TYPE 'X" GYP.BD. 6"Wxt6"H CURB 3'-4" -10' 5'-4" 7'-3" 1'_61/2" -9.. I 2ND F LOOR PLAN ?" F.O.S. AVERAGE NATURAL GRADE CALCULATIONS (4) CORNERS A 9.52' B 9.82' C 9.91' D 10.02' 39.27'/4 = 9.82' AVERAGE NATURAL GRADE 7'-6" F.o.s. NOTE: SURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTY CORNERS OR OFFSETS BEFORE STARING GRADING -8y2" 7'-s.. `Oo ,v 1,U / 0) 0) 00 Zro IN (N) 3'-0" HIGH J W0 C BLOCK WALL i �O W00 W Q118) 0 IU P.L. 95.00' I c) m � �< Q 000 W (3, F. 0 0 co Mo (N) 3'x3' C'7 Z WOOD GATE 00 N M u- {� . I Ir 2 j L> w c U O LuLLJLu ZW m N m�O T O LU \\� Lu — O o Z > cN tll > C y o� c•q c oY y � °✓� dN cc c c m 0 a3":d Ea6-fi cq _ N U W N CL i'✓ N C ° m p a o o 0 aa C v c m 00 T T 0 0 U y N O>> O m yoadp w0 03 ogo:t' L2 c 3 U o L ccT0 L J 0 O.y 31 d w °1 c a ao ° c c d C 0 N O C W 0 mdEy a' °o o'Op> w,o. q Tw E C.Cv a ° W 0 C 0 0 a a a a job no. 301 6 – drawn F.J.C. 5 SHEET 1 w 5. 0" CURB FRONT S.B. _ &E)GUTTER _ 07 00 N l 01 (E) SIDEWALK LINE OF m - ROOF (N) 3' O" HIGH _' ABOVE BLOCK WALL _ ALIGN WI N. WNOOD GATE O W/ OPPOSITE M SIDE 8'-0" (NH BLOCK WALL 10'-0" 5'-6" 19'-10" 14'-5" 8'-1" 15'-3" 5'-0" 4'-0" 15'- -3" 32'-8" 71 5'-1" F.O.S. 4 4 4 82'-5" 4 4 SITE & 1ST FLOOR PLAN v4"=,' -o' 2' 2' 4' 8' 10 m E `Oo ,v 1,U / 0) 0) 00 Zro IN L 3 v J W0 C �O W00 W Q118) 0 IU I c) m � �< Q 000 W (3, ;z 3 0 0 co Lu C'7 Z (c) 00 N wU Lu I Ir 2 j L> w c U LuLLJLu ZW m N m�O T O LU Lu Z > cN tll > C y o� c•q c oY y � °✓� dN cc c c m 0 a3":d Ea6-fi vo,tE 0 U W N CL i'✓ N C ° m p a o o 0 aa C v c m 00 T T 0 0 U y N O>> O m yoadp w0 03 ogo:t' L2 c 3 U o L ccT0 L J 0 O.y 31 d w °1 c a ao ° c c d C 0 N O C W 0 mdEy a' °o o'Op> w,o. q Tw E C.Cv a ° W 0 C 0 0 a a a a job no. 301 6 date 12-18-17 drawn F.J.C. SHEET 1 10 A. �O4Z A B C D E 4 4 4 4 4 (F—- - - - - - P.L. 95.00' T I NEW ROOFING: M M M D.S. N ,`O -P �I 5 I 5'-0" I oa I 0 LO N J I — F- — — — r MANUFACTURER: GAF MATERIALS CORP. TYPE: TIMBERLINE 40 ULTRA SHINGLES co COLOR: COPPER CANYON PITCH I I Q-O�JF, I N APPROVAL: ICC ESR NUMBER: 1475 9 3 I 31 12 INSTALL SHINGLES OVER 1-#30 LB FELT A/C WELL J I "�� ) I a ALTERNATE: GAF LEATH BACK �L P J(3�_ CLASS "A" COMPOSITION SHINGLES OVER DECK BELLOW PITCH 1 LAYER 3016 FELT NP. U.L. CLASS 'A' 5 FIRE RESISTANCE U.L. 790, WIND RESISTANCE 3 12 M I ASTM D 3462, ASTM D3018 TYPE 1. p��o PJG' I —PITCH --IF � I I I INSTALLED PER MANUF, SPECS, \SHINGLES ION ROOF, TYP. PROVIDE 8 O'HAGIN VENTS LOW PROFILE. Ld n n I DECK BELLOW 2'-6" I REFER TO SPECIFICATIONS BY O'HAGGINS. �SEE THIS SHEET FOR DETAIL. T �� T o �. COMPOSITION SHINGLES ROOF, TYP. I RIDGEIII L� RIDGE L� I ATTIC VENTILATION 3" I I CALCULATION FOR ROOF: 3 PITCH I I ATTIC VENTILATION 1 SQ. FT./150 SQ. FT. w OF ATTIC AREA COMPOSITION JP o ATTIC AREA = 530 SQ. FT. SHINGLES ROOF, TYP. \ 530 SQ. FT./150 SQ. FT. = 3.53 SQ. FT. — \\ 3.53 SQ. FT.x144 SQ. IN. = 508.32 SQ. IN. —O _ — 00 0 Ir REQUIRED TOTAL 508.32 SQ. IN. OF VENTILATION D.S. m p M �h' 3�PG I PROVIDE 8 ATTIC VENTS= 8x72 SQ. IN. = 576 SQ. IN. o' D.S. o PROVIDED TOTAL 576 SQ. IN. OF VENTILATION P.L. 95.00' I * SEE DETAILS 60 FOR VENT INFORMATION A B C D E OPENINGS SHALL HAVE CORROSION -RESISTANT WIRE MESH 4 4 4 4 4 I OR OTHER APPROVED MATERIAL WITH 1/16 -IN. MINIMUM AND 1/4 -IN. MAXIMUM OPENING. ROOF PLAN v4"=1'-0" 2' 2' 4' $' ATTIC NON TO CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS, OR LIGHTING OTHER THAN IS REQUIRED BY CODE. NOT TO CONTAIN FINISHING MATERIAL 5'-1" F.O.S. A B 60'-3v2' C D 13 9'E 10'-1OY2" 5'-0" 4 4 4 24'-11Y2„ 4 2'-5" 114 4" SETBACK ACK 1 1'-0" 14'-7" 9'-9" 7'- 4'-4" 12'-10" V-4" I 4'-10)2" 4'-10Y2" P.L. 5.00' 2 SYMBOLS LEGEND: 4., SPACE FOR - 6 � � vi 0) n $ o o 26 26 6 SIM. 26 I 2 3 26 $ OVERFLOW I I I o �A --- WINDOW (SEE SCHEDULE SHEET #3) - - - FFF `� 1 ®G ©H g $ - - - - - - - - ° N - - --- N M I M E� 0 ___ DOOR (SEE SCHEDULE SHEET #3) .FA/—.. .. — -I UNIT A'5 y L �+/ I` \ - - - (is) 794"R z ROOSLOSLOFING ao . . \��Q . o O --- REFERENCE NOTES (SEE SHEET #3) o ui f A.U. - -- F A U DN. SHELF f k oQ N I L F.A.U. - N r M �. n ATTIC A o DECK 4 - - J. 25 2 -6 29 o - CEILING 29 ATTIC B ^ 1 PWDR. B OWOOD 25 I. I I NOTE: RIDGE �!.. . 24 J ..... STONE i f 1 /� 42" HIGH F VOL. CLG. 3a" G - / 25 °j 14 ..I F 2/ 29 2Y 2' p" 35 DECK B I GUARDRAIL 3 4 I. UNIT A 1 UNIT"B, 1' 1 12. I' 13 5 1. SEE SHEET #3 FOR FLOOR PLAN GENERAL NOTES L —.NI — —� MIN. r 24 roti B f f \N ---- — O �,yoe ® t RAIL - 25 25 SHOWER N j L. io M ° I I [---. LINE OF LINE OF z 39 / FLOOR o II OPEN 2'- „ N I - COVERED. I I OPEN I Y•%� I ROOF ' ' IN. ROOF h / DECK 'B' BELLOW y C00 n --A BELOW i DECK B I . I o0 24 z - - - - M. BATH 'B' M. BEDROOM ,B, n 24 24 STYOPEPR. _ I' N 43 STONE 3 _6 VOL. CLG. T HBA �A' RIDGE M. CLOSET 'B' 23 -23 VOL. CLG. .I 6 STONE \ WOOD - -� --- ---------------------- f f .SLOPING 42 \ ° VOL. CLG. CEILING RIDGE 2' 6 9 25 CLG. 12 -a" 0 � II N i i 25 25 �\ hl�a" VOL. 11 I 12 O XF III I I I I v' I 26 26 EEE ®D ®C 4" SPACE M I vi FOR 1 I p i� U-- - - - - - - - - - - - - - - - - - - --FLUES - I OVERFLOW nN - i+7 li P.L. 5.00' 4'-10Y2" 4'-10Y2 2'-10" 9'-6" 6'-4" (1) LAYER TYPE "X" GYP.BD. 10'-8" 15'-10" 3'-7Y2„ 14'-7" 9'-9" 2'-5v2 10'-0" 26'-6" 5'-1" F.O.S. 63'- 7,-2Y„ 5'-0)/2" 9'-4Y2" 5,_p„ 4 4 4 4 4 REAR SETBACK FLOOR PLYWOOD TO BE 1 1/8" @ LIVING AREA 3RD FLOOR PLAN v4"=1 1-011 2' 0' 2' 4' 8' & 3/4" ® DECKS m E ,v O 20 O'HAGIN VENT FOR g ROOF SHINGLE, TYP. 8 DECK BELLOW 9„ 0) � C � ro Z — F- — — — r MANUFACTURER: GAF MATERIALS CORP. TYPE: TIMBERLINE 40 ULTRA SHINGLES co COLOR: COPPER CANYON PITCH I I Q-O�JF, I N APPROVAL: ICC ESR NUMBER: 1475 9 3 I 31 12 INSTALL SHINGLES OVER 1-#30 LB FELT A/C WELL J I "�� ) I a ALTERNATE: GAF LEATH BACK �L P J(3�_ CLASS "A" COMPOSITION SHINGLES OVER DECK BELLOW PITCH 1 LAYER 3016 FELT NP. U.L. CLASS 'A' 5 FIRE RESISTANCE U.L. 790, WIND RESISTANCE 3 12 M I ASTM D 3462, ASTM D3018 TYPE 1. p��o PJG' I —PITCH --IF � I I I INSTALLED PER MANUF, SPECS, \SHINGLES ION ROOF, TYP. PROVIDE 8 O'HAGIN VENTS LOW PROFILE. Ld n n I DECK BELLOW 2'-6" I REFER TO SPECIFICATIONS BY O'HAGGINS. �SEE THIS SHEET FOR DETAIL. T �� T o �. COMPOSITION SHINGLES ROOF, TYP. I RIDGEIII L� RIDGE L� I ATTIC VENTILATION 3" I I CALCULATION FOR ROOF: 3 PITCH I I ATTIC VENTILATION 1 SQ. FT./150 SQ. FT. w OF ATTIC AREA COMPOSITION JP o ATTIC AREA = 530 SQ. FT. SHINGLES ROOF, TYP. \ 530 SQ. FT./150 SQ. FT. = 3.53 SQ. FT. — \\ 3.53 SQ. FT.x144 SQ. IN. = 508.32 SQ. IN. —O _ — 00 0 Ir REQUIRED TOTAL 508.32 SQ. IN. OF VENTILATION D.S. m p M �h' 3�PG I PROVIDE 8 ATTIC VENTS= 8x72 SQ. IN. = 576 SQ. IN. o' D.S. o PROVIDED TOTAL 576 SQ. IN. OF VENTILATION P.L. 95.00' I * SEE DETAILS 60 FOR VENT INFORMATION A B C D E OPENINGS SHALL HAVE CORROSION -RESISTANT WIRE MESH 4 4 4 4 4 I OR OTHER APPROVED MATERIAL WITH 1/16 -IN. MINIMUM AND 1/4 -IN. MAXIMUM OPENING. ROOF PLAN v4"=1'-0" 2' 2' 4' $' ATTIC NON TO CONTAIN ANY AIR REGISTERS, ELECTRICAL OUTLETS, OR LIGHTING OTHER THAN IS REQUIRED BY CODE. NOT TO CONTAIN FINISHING MATERIAL 5'-1" F.O.S. A B 60'-3v2' C D 13 9'E 10'-1OY2" 5'-0" 4 4 4 24'-11Y2„ 4 2'-5" 114 4" SETBACK ACK 1 1'-0" 14'-7" 9'-9" 7'- 4'-4" 12'-10" V-4" I 4'-10)2" 4'-10Y2" P.L. 5.00' 2 SYMBOLS LEGEND: 4., SPACE FOR - 6 � � vi 0) n $ o o 26 26 6 SIM. 26 I 2 3 26 $ OVERFLOW I I I o �A --- WINDOW (SEE SCHEDULE SHEET #3) - - - FFF `� 1 ®G ©H g $ - - - - - - - - ° N - - --- N M I M E� 0 ___ DOOR (SEE SCHEDULE SHEET #3) .FA/—.. .. — -I UNIT A'5 y L �+/ I` \ - - - (is) 794"R z ROOSLOSLOFING ao . . \��Q . o O --- REFERENCE NOTES (SEE SHEET #3) o ui f A.U. - -- F A U DN. SHELF f k oQ N I L F.A.U. - N r M �. n ATTIC A o DECK 4 - - J. 25 2 -6 29 o - CEILING 29 ATTIC B ^ 1 PWDR. B OWOOD 25 I. I I NOTE: RIDGE �!.. . 24 J ..... STONE i f 1 /� 42" HIGH F VOL. CLG. 3a" G - / 25 °j 14 ..I F 2/ 29 2Y 2' p" 35 DECK B I GUARDRAIL 3 4 I. UNIT A 1 UNIT"B, 1' 1 12. I' 13 5 1. SEE SHEET #3 FOR FLOOR PLAN GENERAL NOTES L —.NI — —� MIN. r 24 roti B f f \N ---- — O �,yoe ® t RAIL - 25 25 SHOWER N j L. io M ° I I [---. LINE OF LINE OF z 39 / FLOOR o II OPEN 2'- „ N I - COVERED. I I OPEN I Y•%� I ROOF ' ' IN. ROOF h / DECK 'B' BELLOW y C00 n --A BELOW i DECK B I . I o0 24 z - - - - M. BATH 'B' M. BEDROOM ,B, n 24 24 STYOPEPR. _ I' N 43 STONE 3 _6 VOL. CLG. T HBA �A' RIDGE M. CLOSET 'B' 23 -23 VOL. CLG. .I 6 STONE \ WOOD - -� --- ---------------------- f f .SLOPING 42 \ ° VOL. CLG. CEILING RIDGE 2' 6 9 25 CLG. 12 -a" 0 � II N i i 25 25 �\ hl�a" VOL. 11 I 12 O XF III I I I I v' I 26 26 EEE ®D ®C 4" SPACE M I vi FOR 1 I p i� U-- - - - - - - - - - - - - - - - - - - --FLUES - I OVERFLOW nN - i+7 li P.L. 5.00' 4'-10Y2" 4'-10Y2 2'-10" 9'-6" 6'-4" (1) LAYER TYPE "X" GYP.BD. 10'-8" 15'-10" 3'-7Y2„ 14'-7" 9'-9" 2'-5v2 10'-0" 26'-6" 5'-1" F.O.S. 63'- 7,-2Y„ 5'-0)/2" 9'-4Y2" 5,_p„ 4 4 4 4 4 REAR SETBACK FLOOR PLYWOOD TO BE 1 1/8" @ LIVING AREA 3RD FLOOR PLAN v4"=1 1-011 2' 0' 2' 4' 8' & 3/4" ® DECKS 17 m E ,v O 0) � C � ro Z (0 L 3 v J w0 �O w00 W Q01 0 IU cc)) I m � �< Wm ;z 3 0 0 co Lu C'7 Z G (c) 00 N wU Lu ('3 cr 2 j L> w c U LuLLJLu Zw m N °0 � o owC T O LU Lu Z m C m o� c'q c mY O 4m°✓ d N a c o.m•c c� 'm m 6:EE lip c O` mL ° U a� �'Cvc��mm TTJ 300 � M> >o Owmm m o 03 00r_ o any c 3 m m L 2 9-6 3�T0 dL aC O` c mL O c C O V° L m m21� m E y co t° Y °orn°p>.m'oa yT,E C E v a ° 3 o a° ° ao� W 0 c a a a a job no. 301 6 date 12-18-17 drawn F.J.C. SHEET 2 17 -Ilk 48" Ilk LOWEST POINT SMOKE DISCHARGE 37.74' O'HAGIN VENT FOR 2p COMPOSITION 16 3, 14 T.O. RpOF 6 N ROOF SHINGLE, TYP. 8 6 SHINGLES ROOF, TYP. g PITCH T. PITCH 3 12 3 .12 42" HIGH GUARDRAIL, 3§" THK. TEMP. GLASS 8 SIM. 8 SIM. 8 SIM. WITH SHOE 32.82' 8 42" HIGH 8 8 T.O. G T.O. GUARDRAIL WALL - 42" HIGH T.O. GUA WALL 6 42" HIGH , WALL '• .. •�.r�--.------•------------,_-_�_-_-�-�-_ _-_-_----•-_ T-_- -_-_ 6. FFP--.----. D.S. 42" HIGH GUARDRAIL, \ X" THK. TEMP. GLASS f 10 WITH SHOE . 6 r r IF. ' SMOOTH PL: W/POLY .PER 0/(2) 11 • J LAYERS, GP.D PAPER W/WOAD 6. TYP. o r f BASE* SHITH'G CBC 251 O:C., N •r---- —_---. —------------------s--,—•--------------,—_---_---_--T.— --- D.S. r f J r �J OPEN TO El El ED J CARPORT f• 10.48' F f ' . : •; 'FJN: FLOOR' : 0 ---------------------------------- — — — — — — — --------- -- — 3 N 00 N 20 O'HAGIN VENT FOR _O 11 eROOF SHINGLE, TYP. 8 3' COMPOSITION ROOF SHINGLES ROOF, TYP. 6 SIM: 32.82 42" HIGHFE11. T.O. RDRAIL WALL ' N N OD -SMOOTH OL, W/PQLY PER 0/(2} LAYERS •GP.D' PAPER W/WOOD I BASE •SH[TH'G CBC 251 O.C. N . OPEN TO CARPORT :' SLAB STONE SCRATCH COAT EAST ELEVATION v4"=1'-0" NORTH ELEVATION v4"=1'-0" (ENTRY„A,,IDE) 2' 0' 2' 4' 8' (ALLEY REAR) 2' 0' 2' 4' 8' X„ 0” Yz" 1" 2" N„ 0" Yz" 1 „ 2" 20 O'HAGIN VENT FOR COMPOSITION6 ROOF SHINGLE, TYP. 8 SHINGLES ROOF, TYP. \ 6 SIM. 82 6 0. GUARDRAIL WA ILL HIGH „ WALL N m ,v LO 0 � U 00I VA_Wlf_ ZLp N J @J �0 C 0 I LCL K) W 0 N �I m N CUSTOM METAL MATCH ROOF COLOR ® AND MATERIAL N SLAB STONE Ir SCRATCH COAT 42" HIGH WALL lCARPORTI WEST ELEVATION (ENTRY "B" SIDE) ' 10.4$` � ' • FIN. FLOOR , SIM. 42" HIGH GUARDRAIL, Yz" THK. TEMP. GLASS WITH SHOE N 42" HIGH GUARDRAIL, Yz" THK. TEMP. GLASS WITH SHOE N i Y"=1'-0" 4 10.02' F.S. CORNER D CUSTOM METAL __ MATCH ROOF COLOR SOUTH ELEVATION v4"=1'-0" (29TH ST. FRONT) RAIL, LASS RAIL, LASS m ,v LO 0 � U 0) � C VA_Wlf_ ZLp J @J �0 C RAIL, LASS RAIL, LASS 12 m ,v LO 0 � U 0) � C � 00 ro ZLp J @J �0 C LCL O W00 W 0 IU �I m m � �< Q m W0 3 ;z 3 0 coo Lu co Z CID 00 N wU Lu (D cr _ j L> w c U J Z W LU m N Lu LO • T O W z Lu Z tll c y C vj N °y" dN a c ny•c c� m E a a 3—= d v p:5 Cc - 0✓ N ° N C L C O` O N L N O'a O v c r d y T T J �tr 3 t U Nj N O > > O m yoad° wd n 3 O O L C J 0 rnta 3 TO dL aC a9 C NL O � C a.L N m dEy co t°Y o'Cc c •- c n acE 3 c0�a000 0 0 C 0 a a a a job no. 3016 date 12-18-17 drawn F.J.C. SHEET 5 12