HomeMy WebLinkAbout628 Vernon Way - Plans�,�.�-E
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City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
Project Address: 628 Vernon Way
Description: Single Story Addition
Date of Plans: December 23, 2013
Lot Area: 5000 SF
�?/ease address all ifems marked with a"► " symbol.
7. Design Review (Code Section 25.57.010)
Zoning: R-1
• The proposed project is not subject to design review since there is no increase in the plate height and the
plate height does not exceed 9'-0" above finished floor.
No response required.
2. Setbacks (Code Section 25.26.072)
Existing
_.. _._ _...
Side (left): 2'-10"
_
_Side (right) . _ ..._-..__. 3,_4�,
Rear (1st flr): I 41 1"
Proposed
No change
3'-4„
32 1"
Allowed/Required
4'-0"
__
4'-0"
_.
15'-0"
• Application for Minor Modification to extend an existing nonconforming setback along the right side property
line is required (3'-4" existing and proposed right side setback where 4'-0" is required). Application for
Minor Modification has been submitted.
No response required.
3. Lot Coverage (Code Section 25.26.065)
40% x 5000 SF = 2000 SF inaximum allowed
__ . _....
Existin9 Pro osed
p Allowed/Required
1117 SF
_
Lot Coverage: ; ' 1260 SF 2000 SF
_ 22.3% 25.2% 40%
_ _ _ __...
• The proposed project complies with lot coverage regulations (calculations are attached).
No response required.
1
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Plan Review Comments
4. Floor Area Ratio (Code Section 25.26.070)
x 5000 SF) + 1100 SF = 2700 SF inaximum allowed (0.54 FAR)
_.
Existing Proposed Allowed/Required I
_ . _ __
Floor Area Ratio: 1045 SF
' 0.21 FAR
__ _ ._
,
1188 SF 2700 SF
0.24 FAR 0.54 FAR
_
• The proposed project complies with floor area ratio regulations (calculations are attached).
No response required.
5. Building Height (Code Section 25.26.060)
• Single-story addition proposed (12'-9" above grade proposed where 30'-0" is the maximum height limited
allowed).
• The proposed project complies with overall building height regulations.
No response required.
6. Declining Height Envelope (DHE) (Code Section 25.26.075)
� Not applicable — single story addition proposed.
No response required.
7. Parking (Code Section 25.70.030)
Bathroom Addition - no increase in the number of bedrooms.
Existing: 1 covered (10' x 18') + 1 uncovered (9' x 20')
Proposed: no change to existing
Required: 1 covered (10' x 20') + 1 uncovered (9' x 20')
• Existing nonconforming parking space length — no increase in number of bedrooms, no change required.
No response required.
2
City of Burlingame
Planning Division
(650) 558-7250 • (650) 696-3790 (fax)
Project Address: 628 Vernon Way
Date of Review: January 17, 2014
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Lot Size: 5000SF
Zoning District: R-1
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flvs Pro�ect will canply w�th the 2013 CaliFania ;
Er�erqq Efficiency Standards, �
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IND�X OF PPC�S
51f� pI.AN SNEETPo
EXIS� ING & PKOpOSEb FI.00K pI,ANS SI��T A2
EI.�VAnONS SNEET A3
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SCGPE Of WO�K:
AI7G 193 5� f0 EX1ENn MASfE� 6EG�OOM,
AL1E� IN1'��IOR 91 SF TO C�EATE MAiER f�A1N.
pEPI.ACE EXISfING WNiER NEAfER WIfN NEW TANKLE55,
P�O.ECf 17ESC�IPfION:
D,11.171NG OCCCPANCY �-3/ U
P1'E OF CONSf2JCtI0N : V-6
Y�A� DLll,f 1948
sro�i�s i
I.Of 51Z� 5,000 SF
6JII.DWG A�EA:
C E) I.IVING Ak'�A 1.260 5�
C E) GA�PGE 290 SF
C E) I'ORCN 68 SF
C N) A1�GIfION 148 SF
rOfN. 1,�91 5� = 39.8i
NOfE
1FE FOI.I.OV✓�NG CG7E5 ANf7 �GUI.A�ONS
A5 AMENbED aY iNE SfAtE OF CALIFO�NIA AND I.00PL
�;�iscicnoN a�e w�pucu��� ro n�is p�o.�cr
Cf�C 2013 Califan�a 6u'ildinq Code
CEC 2013 Ca'ifama E ectrica Code
CPC 2013 Ca ifania l'lumbmq Code
CMC 2013 Ca if'ania Mechani(al Ccde
C�C 2013 Ca ifomia �r�rq� Ccde
C�C 2013 Ca iforma �esidential f�ildirq Code
�� 'CONS��JCiION N01,�5" �
1
� N/�EKI7AY5: 7 00 A.M. - �:00 P M.
SAP;RDAYS 9 00 A.M. - 6:00 P,M. ?
� SUN17AY5 & N01.117AY5: 10 00 A M. - 6,00 P,M
CSEE CI11'OF 6�.IN(,�AME M,NICIPAI, C017E, �
( SEGf10N 13.OA,100 FOR G�fN1.5)
"The propozed residence �s to be caistructed
by a Contractcr and the archltec�iral
plans are based on site plans, extcria eleva-
tions, scaled floa planz and material construc�
tion speclfications apprwed by the owner.
The arch�tectrrral plms are not iritended to be
canprehensive �d it shall be the respcnsib�lity
of the subca�tractors to ratify the Cartractcr oF
any necessary dariflcaticns cr modificat�onz.
`NI waic ca�nected with this pro�ect shall be
done in a professional manner in acccrdance
with the traditionally and leqally defined "best
aaepted practice" of the trade invdved,
Additionally, all work shall canply with appli-
cable codes and trade standardz which qwem
each phase of wa-k, indudinq but not limtted to
the 2013 Califomia C%uildinq Code C Cf3C) ,
2013 Califomia Mechanical Code C CMC) ,
2013 Califomia F ire Code ( C�C) , 2013
Ca'ifomia �lectric� Code CCEC), American
Concrete Institute Cocle C AGU , 20I3
Califomia f'lumbi% Code ( CPC) and �II applicable
local caJes and/ or leqislaticn.
"The Contractor shall be responsible for notifu,lnq the
17esic�er of any urwsual cr unfcreseen far�dation
conditions, dizcrepancies of anissicns within
the planz or any deviations or chanqes fran the
plans befa-e praeedinq with the wa-k irndved;
otherwise they will be considcred adeauate fa
proper canpleticn of the project. 1he Caitracta
zhall be respa�sible fa verifyinq field measure-
ments befcre a-derinq materials and prefabrica�
ted Items.
°Adequate supervisicn and periodic inspecticn
durinq the construction phase are recanmended.
The Caitractor shall be responsible to enwre that
this inspecticn and supervisicn are provided �n{
aualified persons,
'These plans shall not be ccnsidered canplete and
ready for ccnstruction ur�til a Euildinc{ permit
has been issued
' In all cases written dimensicns take precedence
wer scaled dimensions Gimensiais are to the
face of stud or face oF concrete unless other�
wise noted.
'I.arqer scale details take precedence wer smaller
scale details.
`I,au out all structural wak by refeninq to
dimmensions and elevatiai notes on the architec-
tural plans Go not scale structural drawinqs;
work detail dimensions fran catGdlinq surface
points and acGral material dimensicns.
Slope finish exterior surface aYvay from famdation.
G�wG p��Mir, i� �Qui�n, w�� r�
ODfAJNEl7 F�OM 1NE DEPA�TMENT 0� P;fiI.IC ,
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WaterPollution
Prevention Program
Clean Water.
Construction Best Mana ement Practices (BMPs)
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Construction pi•ojects ai-e required to inlplement the stot-mwater �best management practices (BMP) on this page,
as they apply to youi- projcct, all year long.
Materials & W'aste Mana�,emcnt
iun-Ilaz.u�dous Matcrials
❑ l3crm tind cuver tituckpil�s uf,an�L dirt or �Hhcr ronsu'uction malcrial
���i�h tar��s �chcn rtfin is lurccast nr il�nut activcly hcin� uscd ���ilhin
14 du�'s.
❑ Use 1 bul �lun1 ucertue) recl,�imed wnter lur dusi contrul.
' Harardous �7atcrials
❑ L,ihcl all haiard�,us matcrial, .�nd hazardous �+astes (sudi us
pesticides, �aintti. thinners, �ul��ents, iliel, oil. and antifreeze) in
- ecc��nlaitce ���ith cit��, c��unic, state anil federal regula�ions.
� ❑ Sturc h:uar�ous matcrials �n� wastcs in watcr �ieht containct-s. sta'e
. , i i � >
in �ppropriute ���� ndm � a ntainment. antl co� er ihem u� the en� � f
crciy wurk d.n ui �lui mg ��rt wrathcr or �vhcn rain i� furrca,t.
❑ Holl��w manu��icturcr�� a��plicati�,n instructiims lin� h�izardaus
i e, ,., � , .,.,•� � � o H
�, i., t tu m� i than nc��. .0 �. n n�
mu�criaL �uul l ��.nrlul rn u. � �
1
appl) ch�nuc.ils uut�loor� whcn rain i� lin�cca�t within 2� huurs.
� i � e» �' 1� z r u u wastcti.
❑ Ariang� R i ippi� pi ia�r Ji pi ..il i I all i�i a d t
Waste Nt:inagement
U Cuver ����aste dispusal containcr, securcly �� ith tarp; �t ihc cnd ol�
cceiy �vork day 1nd diirine wet wcnthcr.
❑ Check waste disposal cnntainers fi����icntly for leaks and to makc
surc �hey are not overfilled. Never hi�sc do���n a dumpstcr on thc
construction site.
❑ Clcan rn rcpl�ce portablc roilcts. and inspcct thciu frequcntly R�r
Icahs xnd spills.
L) Disposc oCall wastcs anJ dcbris piuperly. Recycle ma[crials and
wastes diat can he reevcled I,uch ns a�phc�lt, conc�rete, aggregate base
materials, wood, gyp hoar�l. pi�ie, etc.l
❑ Dispii,c of liyuid residuc� from p�ints, thinncrs, suh�ents, glues_ and
cleaning Ituids �ia he�.ar�ous wasle.
Constructiun Entrances and Perimeter
❑[:stabli,h <tn�l maintain efiective perimeter controls and stahilizc aIl
conshliction entranccs and exit, to sufficicntiv conrrol cro,ion aud
scdimcnt dischargcs hom sitc and tracking olTsilc.
❑ Swccp or vacuum anv su�eet trackine inuncdiaicly and secw�c
sediment souroe tu preeeni furthcr u acking. Nevcr h���c �own streets
to clean up tracking.
Equipment Management &
Spill Control
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I�laintenancc and Parking
U Dc,igna�e an arcti, fiuc�l with apprupriaLc 13MPs, li�r
��chicic �in�l cyuipment �i�rking nnd ,torngc.
Ll Pcrli,nn m.�jor m�iin�cnanrc, rcp:iir jnhs. �ind vchicic
ainJ cyuipmcnt tica,hing i,IT,iir.
U I f rclLcling or rchicic mainlcnancc must he done
unsit�. evurk in E� benned area away l�rom storm Jrains
and over a d�ip pan bie enoueh to collect fluids.
Rccycic or �lis�osc ul fluids as has�anlous ti�a,Lc.
❑ If �=ehicle or equipn�ent cleaning must be douc onsite,
cican with �vatcr unlY in <� hcrmcd ar�a that will n�it
allu��� rin�c tastcr lu run intu guttcrs. ,u�cet,, ,lurm
�rains, or,urf3cc �uters.
- , i � �i � ,� � ti� ��r �
U D� n< t�Ic�n ��chicl� ur �� ui nuuill � n. ii� u. int . i a i..
4 I . I
,�,h�enh, de2re�sers_ ,team cleanina eyuipn�cnt. ctc.
S �ill Pre�culion and Control
I
❑ Kee�� tipill cleanup mntenab �ragti, ahtii�nc�ni�, cle l
;ivaiJBhlc u� thc amstnicUun silc �t t�ll limes,
U Ins�icct vchicicz and c��uipmcnt frcqucntly lin' and
repair leak� pmmplly. �',c �Irip pans io ca�ch I�aks
until rcpairs arc ma�lr.
� Clcan up s�ill, ur Icaiks imm�ciixtcly an� tlispo�e c�f
cicanup m.jtcrials pronerly.
,.] D�� noi h�i,c du�vi� surlace� whcrc fluid, ha��c spillc:d.
Csc dry cleanup methods (eh,�,rhent in:ucrialv, cal
littcr, an�'or rae5).
U Swee�� up spilled dry material, imme�iately. Di� not
hy to �ca;h lhcm away witl� w�tcr. or btu'y Uicm.
U Clean u� �pill, un dirt areas by diggiug up and
properly disposin? ofcontamii�ated soil.
J Rcpurt significant spill, immcdiatclv. You arc requircd
hy law to repurt all sienificant mlcusc� uf haz�u'tlous
inatcri�ils, inclu�ine uiL To reprnt �� ,pill: 1) Dial 9I I
ur yotu local e�nergency respunse number, 2) Call the
Govcrnor's O{�fice of Cmergeucy Services Warning
Ccntcr,(300� 852-7550 �24 hows).
Earthwork &
Contaminated
Soils
.Y
�"�"''� ���,..
. 9�+'�.s.� }�r..
�y �
_ , �'- ,,c ,��,v.,
�4.� _.� , ..�wy�+.-.�.,��
^.-�._""'��-.. �S� r
F�y�x-.�-� ''�`.�,A��,,>-�:
r>�_ .�.y��„�,� �r,���s��,,,:
F:rosion Conlrnl
U Sche�ule gra�ling unJ e�cuc�diun ��urk li�r
dry �m�c�utcr �>nlv.
❑ Stahiliic all �enuded areas, in,tall an�l
maintain temporaiy ero>ion e��nu'ols (sueh
as crosiun cu��u'ol labric ur bondcd fibcr
matrixl unLil vcget�ttiun is csLahlishcd.
U Scc�l ur planl �c�cla�iun Ibr crosi�,n
conunl un slnpe, nr ���here consU'urtion i5
nul immcJialrly planned.
Sediment Cunh�ol
� Prnicct stunn druin inlcts, guucrs, diichc,.
anil ih'ainage cuurses ��-ith appruprialc
13MP, euch a, eravd haes, tibcr r��lls
• _ � •
l ei im. etc.
U Pru�cnl sc�imcnl I�oiu mi�rating u�7iitc
hy in,talling and maintamm�,cdimcnl
conu���ls, ;uch u, fihcr r�ills, silt fcncc;, iir
sc�limcnt hasins.
❑ Kccp excavatcd .uil un the ,itc �vherc it
will not collcct in(o thc strcct.
❑ Transfer ercavate�l material, lo �ump
trucks on thc sitc, not in thc strcct.
❑ Contaminalcd Soils
U I I any of Ihc following conditions arc
obscrvcd, tcs� �ur cuntaminatinn and
conlact Ihc Regii�nal Walcr Qu�iliiy
('onlrul 13oard:
■ Unusual soil cuntliti�,ns, cliscolur�tiun.
or udur.
■ ,16andc�ned unJcreround t�mks.
■ Abandoned wclls
■ Buricd barrcls, dchri,, ur ua,h.
Paving/Asphalt Work
�J ;A�uiJ pu��im� :in�l scal cuuiinc in ���ct
��aathcr, or�a�hen r:iin is liii�;cust bcCorc
fresh pavcmcnl ���ill havc limc to curc.
❑ C���cr uorm �rain inlcl, and manholcs
���hen .ipplyin� scal �oaL lack cuuL sluny
;cal. Ibg lcaL ctc.
❑ Cullect antl rccycic or a�iprupriaicly
dispusc of c.rces; abrasice gravel orsenJ.
Do NOT s�veep or ��a;h it into eutters.
❑ Do not usc �vatcr to ���ash do�+n frc,h
asphalt concrctc pavcn�cnt.
Sa�ccutt�ing �@ Asphalt/Cuncrcic Rcmo��al
U('�,m�ilctch� a�ccr nr horricadc s�orm
d��iin inlcla �ahcn sa�v euuim�. l �,c tilici
• i i sii inl�l hltus ur ���a��el
fahnc cat�l l a � .
ha�s la kcup ,lurry uul ��I the slorm dram
syslcm.
❑ Shovcl, aho,��rh, or vacuinn saw-cut
siwry and �i,posc uf alI waste as suon
as you arc finivhcd in onc location ur at
lho untl of oach �vurk �ay (whichever is
sonncr! 1.
❑ I I,a�vcut slurry cntrrs a calch hasin, � Ican
i[ up immcdiatcly.
Concrcte, G�•out & Mortar
Ap�lication
I _
..: �
� ���
� �`
�F
�� � �
J St�ri�' cuncrctc, �iuul.in�l m��rlur un�lc:r
co��cr, rni palleh ai��l a���ay frcmi drainage
arcn,. Thcsc matcrials must nc��er rcach a
,tonn drain.
U Wash uut concrctc cquipmcnUtrucks
oll�sile i�r in a containe� area, so lhere
is no Jisch.uge irno the unticrlying soil
��r unlo Surrounding arca, Let c�mcreic
hardcn and di,posc of as g�rha�c.
� Cullect �hc �v�sh ��ratcr fi�inn �vashine
e�poscd aggrcgatc concrctc and remuv� it
�i�r a��ropriutc dispo,al ali�sitc.
Dewatering
'w�v� � � ,� .
� �� ,t
�
�
� �_ . _.,w. �
?f�
��
.�,c " I
*��*,«w.a`.
,.� '
i�
'f f
��
�,�, .,� t
��,� ���,, �*, .
,
,� �����',
��
�"`d.[:'k . -�.�t'
❑ l�;ffceti��ely manage all run-un, all
rtnx�ff �i�iLhin the silc, and ull iunoff tha[
�i,char�e� fitnn Lhe si�e. Dicerl run-i�n
N�atcr li'om oll�site a�a�av li'um all �li,tw'brd
<ircas ��r utherwisc cnsurc cumpliancc.
❑ W'hcn dc�e�atering, nutify ;md uhtain
approv�l ti-om Lhe locul municipality
hctin�c cii,charging wa�cr to a sUcct gutter
urstorm drain. filtralion or diacrsiun
lhruugh a basin, lank ur nc�limcnt Irap
may be requircd.
❑ In arcas uf known contaniinalion, tcstin�
is rcquired prior t�� reuse ��r discharge af
groundwa�er. Consult evith the �neinecr to
detcrmine ���hcthcr testing is rcquircd and
how lo intciprcl resulls. C'ontaminartcd
gruun�lwatcr inust hc lrcatcJ or htwlu�
u�l-sitc li�r pruper dispusal.
Storm drain polluters may be liable for fines of up to $10,000 per day!
Painting & Paint Removal
� t �.
� �,
�� f � y �
E � ,����
��: � � �
���, � ��
� ��� _ ��'' � 1, �� ;�' �
�
i��lllllllh C�C:1f1U�)
J Ne��er clean hitnhe� oi iinse ptunt
contamas inlo 1�uut buttct, slo�m
dram. i�r �w I ��� w uu s
❑ For ��atcr ha;ed paints, pauu nut bru;hc;
l�� Ihc cxtcnl po,�ihlc Rinsc lo thc
s.init:iry ,c���cr �,ncc y��u havc guinc�l
pcnni,siun lium ihc lucal ���avtcwalcr
lrrauncnl auth�airy. Ne��er p�nu' pxinl
do�an ,i drain.
❑ Fi,r oiLb.ised paint;. paint oid hrushc� lo
thc crtcni pos,iblc and cic�in �cith thinncr
��r s��locni in a proncr c�miaincr. I� illcr an�l
reusc thinncrs an�l s��kcntti I)i�pusc of
rc,i�luc anJ unu,ahlc thinncr'siilr�nis as
ha�ard��u. ��-astc.
Paint rcmuval
❑ Chemical ��aint strip��ine rcsidue and
chip; and du.t from marinc p�iints or
,� ,
r.��nts u ntauunv Icad ur u�ihwvlun must
I .
hc dis�uscd of as haiar�luus w,isie.
❑ Painl ehips ;�nd Ju;t ti�mm ��,n-hai�ard�,us
lr � su i>>in =�in a� n I bl ,tirn� nr �� b�
c �. J.t � t a �
> I4 -
s���c �t u� or collcrtrd in �I.�,tic �r�, i
I I I I
cloths and disp��,�d uf as tra,h.
Landscape Materials
❑ Contain slockpiled landscaping ma�erial,
by storing them under tarps �vhen lhey are
❑ot activcly bcing uscd.
❑ Stack cmdiblc land,acapc matcrial on
paJl�ts. Cii��cr or �torc thesc matcrials
�vhen they ure not acLively being uscd ur
applied.
❑ nisconLinuc a�iplicatii�n �if any cmdihlc
landscape material �vithin ? days betbre a
forccast r�in cvent or durii�g wct wcathcr.
�OUN1�A1"ION pI�AN
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3,8��-��-o��
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S2
STRUCTURAL MATERIALS SPECIFICATIONS
UN�ESS OTHERWIS� NpT�p H�R�IN, STRUCTURAL MATERIALS
SHALL COMPLY WITH THE FOLLOWING SPECIFICATIONS.
GENERAL REQUIREMENTS:
1. Contrvctor shall verify all dimensions, elevations, and conditions of
the site and existing conditions prior to commencing construction. If
there are any discrepancies between the existing conditions and the
drawings and specificatians, the contractor shall notify the Owner
immediately in writing. In no case shall dimensions be scaled from
plons, sections, or datails an Ihe drawings or calculations.
2. All constructions sholl be in accordance with the 2010 Caiifornia
Building Code.
3. All omissions and contlicts between the various elements of the
working drawing ond/or speci(icutions sholl be brought to the attention
of tha Engineer/Archifect before proceeding with ony work so involved.
4. The cantractor shall locate and protect all existing utility lines and
connections including sewer, water, gas, and alectnc services befare and
during his work.
5. No pipes, ducts, sleeves, chases, etc., sholl be placed in slobs,
footing, beam, or walls unless specificolly shown or noted, nor shall any
structural mambar be cut for pipes, ducts, etc., unless otherwise noted.
Contractor shall obtain prior opproval for installation or any additional
pipes, ducts, etc.
6. CoMroctor agrees that he shall assume sale and complete
responsibility for job site conditions during the course of construction af
this prajact, including safety of oll persons and prapehy; thot this
requirement sholl opply continuously and not be limited to normol
working hours; and that tha Contractor sholl defend, indemnify, ond hold
the Owner and Engineer/Architect harmless (rom any liobility, real or
alleged, in connection with the performance of work on this project,
ezcepting for liability arising from the sole negligence of the Owner or
the Engineer/Architect.
7. Contractor shall take precautionory measures to ensure that all
property is protected during this operotion. Any damage or changed
conditions shall be repaired and restored to o condition equal to [hat
existing at the commencement of the work. Contractor shall restore
any damage at his own expense.
8. Contractors shall take precautionory measures to protect all
unfinished exposed structural materiols from any inclement weather
conditions
9. Whero a struckural c ection datails is not shown or notad, the
detail shall be the samenas for other similar work using Simpson
products such os:
- CCQ or ECCQ for column cops.
- CBSQ for column boses.
- EG, LEG. GLST etc., for saddles hongers.
- HU (or joist hongers.
- MST60 etc., for straps.
- H1 / A35 far roof inember to top plate uplift/laterol
cannection respectively.
- Simpson Epoxy SET-XP with all threaded rod min. 12"
embedment min. for retrofitting works.
RFCULl�TC3Y R[OJ RFMFNTS:
i. All work sholl comply with applicable Federal laws, State statutes,
locol ordinances, and the regulations of agencies having jurisdiction.
The Contractar sholl assume full responsibility for complying with the
construction safety orders of the State Division of Industnal Safety, the
regulations of the Federal and State Occupational Safety and Health
Administrations, and such other agencies governing the Conf�actor s acts.
The cantrocfor shall be responsible for and hold harmless the Oesign
Engineer/Architect far any domages ond/or penalties r sulting from his
foilure to comply with ihe soid laws, statues, ordinonces, ond
regulotions.
2. The design, adequacy and sofety of erections brocing, shoring,
temporory supports, etc., is the responsibility of the Contractor, and has
not been considered 6y the design Engineer/Architect. The contractor is
responsible for the stability of the structure prior to the opplication of
all sheor wolls, roof and floar diaphragms and finished materials, and
shall provide required brocing to provide stability.
3. No altemate methods of construction or substitutions shall be allowed
without prior opprovol of the Engineer/Architect.
STE WCR� AVJ =OUNDnT10`J:
1. Use 5/8" diameter by 70" anchor bolts at 48' on center mazimum
at 2x mudsills. Use 5/8" diameter by 12" anchor bolts at 4B" on
center maximum ot 3x mudsills (see shear schedule otherwise). Each
anchor bolt to have o minimum of 3�x3"xi/4�� thick plate washer.
2. Soil design pressure => see soil report (if available); Assumed 1500
psf per table 1806.2 CBC2010 otherwise.
3. All ezcawtions for footings sholl hvve firm level bottoms in
undisturbed nahral soil or opproved compocted fill. Excovations shall
6e kept free of standing woter. Where excavations hove been made to
a depth greater thon indicated such additionol depfh sholl be tilled with
concrete as specified for the footings. Fili moteriols shall be free from
debris, vegetable matter, and other foreign substonces.
4. No pipes and conduits sholl extend under isolated column footings or
under continuous wall footings unless specifically detailed or approved by
the Engineer/Architect and the Building Officials.
5. The finished excovations for foundotions shall 6e neat and true to
line with all loose material removed.
6. Foundation ezcavations sholl be kept free of loose material and
standing water and shall be checked and approved by the Building
Official prior to the placement of concrete.
7. All loose soil ond fill dirt shall be compacted to at least 90X of
maximum density.
3ERJFC3CIVC STEEC
1. Steel bars shall conform to ASTM A615 and be Grade 60 except that No. 3
and No. 4 hara uaed a5 !ies or stirrup= may 6e �rnde 4�. 5teel bars shall not
be waldad.
2. Tie wire shall be 16 gouge black annealed and conform to ASTM A28.
3. Wire fabric shall conform to ASTM A185.
4. Reinforcing detoiling, bending, ond plocing sholl be in occordance with the
Canerete Reinforcing Steel Institute s'Manual of Standard Practice", latest edition.
5. Reintorciny yteel yh�oll be provided with the following dimensions of cover for
cast-in-place cancrete:
Concreta deposit against a rth: 3��
b. Formed concrete exposed to eorth or weother:
�5 bars, W31 or D31 wire and smaller. 1�"
y�6 bars through �18 bars: 2'
c. Concrete not ezposed to eorth or weather:
Slab, walls, joists
�11 bars and smollar: 3/4'
�'14 bars and j�18 bars: 1�"
Beams, Columns
Primary reinforcement: 7 �fi��
Stirrups, ties, spirals: 1 �"
6. All reinforcing steel, anchor boks, dowe�s, and inserts sholl be positively
secured in pasition prior to placing of concrete or grout. Vertical bars in
Masonry walls shall be positioned as detailed and all reinforcing bar bends shall
be made cold.
7. Lap splices of reinforcing bars in crete shall be closs �C� tension spii<es
as defined in ACI 318 lotest edition unless otherwise noted. Lop splices of
reinforcing bars in Masonry shall be 24" min. for no.5 m bars or less.
8. Dowels between footings ond walis shall be the same grade, siza, and spacing
as that of the wall reinforcing unless otherwise notad.
3�IN�(7�2(:�f) C�VCRF7�'
1. Cament shall confortn to ASTM C150 typa I� or V. Water shall be clean,
fresh, free from datrimentol quantities of acids, alkalis, and organic motenals.
2. Agqregates for normal weight concrete shall conform ta ASTM C33, maximum
size of aggregate sholl be 1'�.
3. Aggregates for light weight concrete shall canfartn to ASTM C330.
4. Ready-miz cancrete shall be mixed and delivered in accordance with FSTM
C94.
5. Concrete shall have a minimum compressive strength ot 28 days of 3000 psi,
unless otherwise noted.
6. Admixtures shall comply wifh ASTM A94 and be o( a type that increases the
workobility of the concrete but shall not considered to reduce the specified
minimum cement content Calcium Chloride shall not be used.
7. There sholl be o minimum of 5� sacks of cement per cubic yard af
concrete (2500 psi compressive strength).
8. Concrete work conforms to all raquirements ot ACI 301, ��SpecificoYion for
structural concrete far buildings", eacept os modified herein.
9. Refer to the Architectural Drowings for molds, grooves, ornoments, clips, or
other required elements to be cast in concrete.
10. No conduit placed in c crete slab sholl hove an out side diameter qreater
than 1/3 the thickness of the slob. No conduit shall be embedded in a slab
thot is lass than 3�". Mlnimum clear distance betwaen conduits sholl not ba
less than 6".
TVPE SHFATHING E�GE WL.80T FOUND'N 135C1IP MINIMUMNUM0E0.0FN5 /�LLOW
MARN COEXT. NAILS PUTE SILL SPACING CLIPSP€RBLOLK SXEM
NAIL'G PlATEB� RIM
TO ANGMO JOISTS BLICG� BLMG� BLKG�
e�kc eo�rs iro,n is•o.a z�•o.c.
OR NM
� MiN.
+ ae• r�rwo. m� isa � e• sai u• o.c � � �
8' O.C. PLATE WI Mq%.
O.G S�Ettm�
�e• o.c.
hMIN
x ve� a�vwo. ea � iea p e• sn� zr o.a � � �
e• o.c. aurewi w�z,
O.C. 1NBt1P
�i/� PTS
pooinowu snEwa ww�� uores:
-Minlmum 2 Mc�w Ba11e Per MW slll SepmeM Piece W l� One Boll Locele0 No More Tl�en 12' a Lesc Tlien ] 9db
oameror r-mm cne
-AncMr Bolh Inste�lad A� Edatlng Fountlatlon S�ell Have MIn.1' EmbeJment UeInO ��lon MMor Bolh
or s�mpson s�-xa epoq.
-Plele Weshers e Min 01313'�t/G' T�Itk SM1ell 6e UseO On EeG� AncMr Btlf.
-Canmon Nails Unlase ONarvnse Natetl.
-12' o.c. Fleltl Nailinp Typinl
-is4 8lxkirqs Al Ptl UnsupPor�etl PtywooE EEpes.
-S�eer Penele 8 Nelllnp To ExtenU From FWMBtlan TD Fbar AEove An0/Or To RmlSheethlip Rpove.
swa: ro ee aia� n� M��m�m a ie• o.�
M� untllF�am Ou�br�rEdq�OubrErdp�i OI HoIE r�^I P�nbh� CNletl Out On Pl�u M 1M Grou Lenplh
Roof llee i2' oE.� PN�m � s�d��9 �� m^^bn retla et 6'I1Y. PtyxooC to app1Y wilh fece grein ecmcv rellars.
No dotlung requiretl.
Fbor: Uee 14' c� Plyvqotl floor eheetlii�q w/10tl canmon relln et 6"/10'. %y.vaaE b apPN ��� 9�m aoom pisb.
No darhin9 �aGWreE.
TOD Pletes: Use m1n.48'spiire vnl� ]0.1 W mmmon neNs OR 2Slmpcm SR2. one eac� NOe OR 1-Smpson ST6]36
et all tlleoontinueC lap pletes a jtlMa.
OBTPAG9 ANO NOLD-0�WN9lEGEND (91NPDON GTAfAG C3011�
Tvre oeacnivnon winwne�
t usenouzwirNesirncsoHsnsik•xzs•w000scaEws,(z7uacos.
MIN AND SSTH1fi ANCHOR BOLT 12-S�B' EMBEDMENT MIN. (IF EPO%V�. USE
ya• x ir emeeo aoo�
NOTES:
weae ioea. ro. ms. ,o-ep, e� m.,ea a, ie� noa. m noor ue..,p.,,, isa a��wa�n fs w�w. a u�la +oe
mer oe,�o.�n��ea wr�,re iea �mae � ew�+nee
• rwm.oa� .iam wen o� e�aa e� ,nan ea ssan oe� a aene�aa e� wm minm�m (a a�,wr1
ai ss.e �w, eoir m�wa e m���m�m nw,� ��e a�ma, a i�,�amm, �e + w• �,m,.m r�,�.o�.
• EPOI[Y: W��n �W dSern� �n Imf�II�C �[ �tl�tlnp cancnb laotln0. ��mp�m 8Ef HI� Bh�pT Fjmy�TY
�an..w. ar.�.m lesannx).im.n m�..a.e �a. mi�. iz• .me.em.�« vr e.�rr �ee �mo�r�o..nr�
a is' «�e.am.m ie. in• ai.mm..m �iimos rio..ei.l. eaw.�a «a aw�o o� mwawm.ryu e. u.
..m... ssre.�aw eae..ew. - iara•.eo., s.�a. sp.ar ww�� �wx.a
11. All concrete sholl be tharoughly compocted be a mechonicai vibrotor during
the operotion of platinq and shall he thoroughly worked around reinforcement
and embedded fiztures and into the corners of forms.
12. Concrete in contact with Porms sholl be wred hy one of the following
methods to prevents premafure drying of concrete for at leost 7 doys:
a. Application of absorptfve mats or fobric kept continuously wet.
b. Appllcation of waterpraof sheet materials confortning ta tSTM C171.
c. Applicotion of a cunng compound conforming to ASTM C309. The
compound shall nat be used on any surface against which additionol concrete or
other materiol is to be bonded.
STRJCTURN. WCCD:
1. All solid framinq lumber shall be Oouglas Flr Larch (U.O.N.), grade marked
and conform to the stondord groding ond dressing rules of the West Coast
Lumber Inspection Bureau. Wood grades shall be as follows:
a. Joists and Roftere: Grade jj2
b. Puriins ond Subpurlins: Grode #1
c. Beams ond Headers: Grade j�t
d. Ledgers: Grode N2
e. Plotes: Grade �2
f. 2x4 studs ta 6" 0" lang: Stud grade
g. 2z4 studs 8' 1" to 14' lang: Grade �%2
h. Other studs: Grode N2
i. Posts: Grade jj1
2. Untreoted lumber sholl be dry and well seasoned, and the moisture cantent
shall nat axceed 199,. All lumbar shall be air seasoned nat less than 30 days
before being covered with £inished materiols. Store all lumber oft ground.
considerably ventilated, and covered.
3. All nails shown on the drawings sholl be common wire noils, and conform to
table 2304.9.1 of CBC 2010, unless otherwise noted. Noted machine bolts shall
conform to ASTM A307.
4. Manufacture hardware shall be ICBO approved. Design is bosed on Simpson
Company. Where rough corpentry is exposed to weather or in ground wntact,
provide fosteners and unchoroge with o hot-dip zinc coating. Unless otherwise
noted, installation shall comply with the mawfacturer's recommendations. All
6olt heads and nuts bearing on wood shall have sfandard cut washers. All 6olt
holes in wood shall he drilled 7/37� diameter largar than the bolt diameter.
5. All (raminq sho�l be in accordance with the requirements of chopler 23 of
2010 Califomia Building Code, unless otherwise noted. Install joists ond beams
with tha crown edge up. Provide all necessary bridging, blocking, and fire
blocking.
8, Cutting, notching or drilling n( studs nr snwn ioists is to he, permitted only
as detailed by the Engineer/Architect.
7. NI wood resting on concrete or masonry shall be pressure treoted. Anchor
bolts shall be placad not more than 12� or less than 7 bolt diameter from
each end af o plate or from a notch and spoced at intervals noted on the
plan, Dut no more than 4'D" on center with a minimum of two bolts per plate.
8. Provide double joists under all porallel nonbearing wolis. Provide steel 9t�OP9
at pipes as required by chapter 23 of CBC2010.
CIU-IqNINATFD TM9FR'.
1. Materials, mawfocture and quality control shall con(orm to U.S. product
standard PS 56.
2. The glued lominated timber members shall be Western specias provide stress
volues that meet or exceed the requirements for combinations 24F-V4 for
simple span members and 24F-V8 for the other mem6ers.
3. Moisture contant sholl not exceed 767..
4. Adhesives shall meet the requirements for the wet condition of service.
5. A certitica[e of Inspection indicating conformity to U.S. Product StanEortl PS
56 shall be provided for each glue laminated member. The certificate shall be
issued by the American Institute of Timber Construction ICBO NER-OA220. A
copy of the certificate sholl be provided to the building Official prior ta erectian
of the framing and to the Engineer/Architect.
Oi-E4 EVGNE'd7E� TIMB_R�
Whare engineered timbers indicotad on tha plon (such os floor "I" joists etc.),
installotions shall comply with manufacturer s details and specifications.
1. Floor joists: Use iruss Joist 'TJI' or approved aquivolent products.
2. Beams & Headers:
- LVL: Use Truss Joist 1.BE WS Microllam or approved aquivalent products.
- PSL Uae Truss Joist 2AE WS Parallom or approved equivalent products.
r�_�wcc� sN�nr-��uc:
1. All wood praduct panels (plywood, composite, water board, onented strand
board, structural partideboard) sholl comply with U.S. product stantlard PS 1 or
shall comply with the Ameriwn Plywood Association standards far APA Structural
Use Ponels, ICBO NER-209. Panels which moy hove any edge or surtoce
permonently exposed to the weather ar ta the moisture shall be classified as
Extarior. The spocing in inches of raof and floor supparts over which panels
are applied shall not exceed the Spon roting stamped on the panels. Panels
sholl be ideniified with the appropriate grade mark of the Amencan Plywood
Association, the ponel thickness ond nailing schedula shall be os follows unless
otherwise noted:
a. Plywood roof shaothing sholl ba �" CDX APA rated sheathing exposure 7
using 8d common nails at 6" o.c. max. edge nailing, 12�� o.c. max. field nailing.
Piywood io apply with facegrain perpendicular to framing members below,
stagger edjacent panels by 4 feet.
b. PlywooA floor sheathing shall he 3/4" CDx APA rated sheathing exposure 1
using 10d noils or equivalent wood screws at 6"o.c. mox, edge nailing, 10' o.c.
maz. field nailing. Plywood to apply with fare qrain perpendicular to froming
members 6elow, stagger adjacent panels by 4 feet.
c. Plywood wall sheothing shall be 3/B' CDX APA rated sheathing exposure 1.
All plywood ponels edges blocked and noiled par shear woll schedule.
i0? PLnTES
1. Use minimum 48" splice with 20-i6d common noils or 2-simpson ST22, one
each side or 1-Simpson ST6236 at all discontinued top plates or joints.
� WALL BRACING SCHEDULE 1CBC2010)
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fQRY MEASLlR€$ SUMMARY: �esid�ntial Pa e 1 qf 3 MF-9 R
oma An A<
ro The Leonoudakis ftesidence v�p�4
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Ihai iM1 ar0 CQ
nttolletlD emanual�an
n i e n d m aec a r
1 I- a� Pw9 N Y
11 II I 9I G
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ny
wim tme
r � - I s��B 1 d tlb 6
nln s�al he ai tl'�hmT51G Id a 0. f14G1 I t19�
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ol I1L 181 Ul i B1A or UL 1E1 B r aaioso158i�;n� iM1d� meula �M10 �ay � � f UL 29. II �isl c o� app s EXCEPTION 2 Permanently -ns�alle0low eMicdcy lum na res In iose�s ICss I�en ]0 square teet are nol requlred Io be con�roll¢tl M/ a
ea� �� >>"d-ncn meccmomatonotmastcanGe�m h�_n nbe etl a�- pa. y_. _- .
g5 pp r�q211qim5!orarhA�dleR,anpql@n�mstlBl ptl cpn �iu �a0�t�h t ialsMhBr�hanseeletf 4j50�k)11 P ly 1 II dl -�esl 1 tl� iher ha - k�� h bath g ages launtl�yr�uns
im ssnance
II ble Juc� sh II 1 be us5d I Y �9 01 .&�Ildlrig '� d Wyorl plallo�ms m y �o5e�s, d� 0 ut I � s sh II b'gh 11 � I� �� EXCEPTIQN '. P� rtn IIY � stalletl I If y ��C
�¢t1 tl pporl peH h II 1 � p� 1 9 64 A �s � Ihe crp5s SecUonal Y �
airov,�eo v aea m y c v ned sy m a e i n m c o vi w�m �n aav��cap�e � aN . � � g� �s pv a me�uai-
I E��� y 1 �J h'.- p n ts� nLl no� be sea eA w ih cloth �ack rv.hbB� aG�eS �'o tlV�� �s �� �" �G'� � �� � pl' �' M1 II pP� bl � q m 1 �§ 19. E%GEPTI�N 2�. I.ig�l g G lached sl p 6 AE'ng I9es
w im w�a M,n rnamw w,J d L.,�1}. man � a ILl -� i� � w�� � �e ai m�� an � ma - n g �5nrpp 1. . . ._
756IkIIZ Lym 8I 2C J- t ulet cGlll'iy, tqll ty. II � J I' ..A .y� I�Ct IIC) �y U tlg�p lers.
.y Ip haYP batic tl all o� aubm IK d, pp�s. .. , ___ _ .. Laboialo !ie t� Ily g�ze0 1 gl t g labo - l ry' �d have a I � I Ih carlifie II I m ura �e ia Ngh Ih air
a� nB kYslqms s,9ry nB W M�i1pnB0 spa� �avB qither aylqna�iG 0� red(�ily a�86,Ip�9. manu2lly qpBraleQ leakage I II p 2.0 GF� A� fi5 PaSGa�s when I�s otl I� acco tlancR w Ih �STId E2q.j' d bc sc Iptl ryitn a Br'3kR� or yulk pR�W9vn
.. IM1 � in I g tl I�_ -� Our o� mOre
�II b9 p Idc�ea � C g2 �cl C nq Ihet tlua lo s I h p9Wre q p nl meinl e en0 wi�d §1501k113�. �' p we � td lighl 9� I tl g Ight ng lor pnva�e pali - 1 'tl b I � Iti g5 '1� 1
� II b� P Iqt.�9� a9 � d. PBInIpQ Wlh; co�linp NA� I. ��r ret 0 I� ProNq . �Iplqbp �ram I QwPllinq y��F anFPs bJl 'ps an� po F �yM1. h . pe�manenily moNn 00 i b I al h1� Id. g .. P h b'I� g p Ihp
deA tl 1 _Ilh I' I. „_ _ ..__ .....-- lo�eha GG�ghell' y EXCEPTION '. 11y �ell tl N rl h cy a h Ibe I wetlpr E tllhBl
� 'h P ih y�pco�VallBtlbyam Iq I IISWI h t �nso �hd 9 Ov 0 byP 6 W� hlh Itl' 2de M 1 of,
n li enuhu aq -- mc ot ANSIIASMRAE St npard 6L 2 2p�7 V nl la(on antl Msqp oW Intloor N a d �@ ol �hq lollow n� m I 1: d pn � t I � ha 'rg a � q tlQ bypdss s'� h �hd1 a�SdDlqs hp Ph I. �° I�' �e •l
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th � SI Oertl. conlrol y I (ENCS� nq � B . � � YR swR h Ih ..II y� Ihg I B �q C6 �W Y E%CEPTION 2 O IQqa
luin na r cd 1 { ly Ih E pl 1 t §150(k) 3 may be t l etl by a l po ry s �tl wil uA' � bYPa - �� molion
S stemsandE I enlM ae a ensngi m p'deam m ronsa sp swm��raiy vaeeprmtinsxnous EXGEPnqua aerm ny� ali a
a 9a. '"0 SYS P' S d W��4. Y'' d. 4'^d V CYncy mmp � w 9 g cp . p Y I m ndir 5 i d' ' y po I a1 I o�ne � 1 � subl�� lo Articli 6B0 0l hp C I I a, Ela ��� Yfd nol
wu�n mo���ea o�isbe oi ine reem ; a oe�,�,anem weainemmo p�e�e o� cem wim ove�ar g �s�mcno�s� a oe_ngn n y i e. - --
- '-- -� h k I nd neum9 np
bp sel q�
nq
GyE��ui�Sort UevrNurti�nr
/STEM HEATINL'i
to The Leonoudakis Re
wilh dn
ONpii" pe� $�e�mm—
SolalOu ul BtuM1
o i emw
�nnqs�em ._ . ..
wnnection WA� plipi 1i�1��s Inat consume Ipss INau
a�@^f sucpon iin� iocweeg p �ppo� re(prapn( o� is enciosao enprey in
it5 cenheEbylh Soi rRalinaanaC nficduonCorgoratwn.,_.�. ��� ,
flunGOEe:301M3OJTSI:IJ:iT 10' Pdyu8uli2
;OQLINiG LQpqC $UMMARY
oaia
ua�2o�a
Flaor Mee
1,4p3
� �QAq
ca�coourwPenic COILHTO;PEAK
��CF B�n�l Lal �� F 8 ml li
Total qGpm LOBGs ; _�1 j�,768 B�l � _
Helurn YmteE lighting '�_�
ReNm Alr Ducte i�'i �.��
ne[pm epn . _ � a _
ypmu�uan I o o ul ._ o
SupW� Faa �
SupPly�IrWcte »j 13�,
TOTALSYSTEMLOAIi t9,2a1 d�J J1,8
iqUIPMENT SELEC7IQN
.r , o
""_""
Bntl pWl eM � 60(k�4 Bdll k �p �I q�piFB. t 1 wpc t p 13 W p5 o B I nall EB lal P 9I p Ip BquR�Gy �o e
0
�-' �§ISpryk 5 G ... Y�I�y. t Ilatl IpM IIgM1� aiW gl I lghtc I tp0 y a a Pa tly - etallad l � I p haucl lan s�ill con�ain
oniy 1 g IY cY amp& ��aBling I�e ml ' pM t etl �n Tahip 50 G b shall 1 la n e lino volia6s sockCt or IinC-
wqdpe ipm? noiaer: oe;nan oe r�Fee �o wn;ume o mo e Nan rrve wsh; i po er �; ae�a i ee M§� 301a1. W� �W�� no� mn��in s
rrnallyrrappc0 mad ew-basesoMei. . - -
.. ..._. ...._._ ..__.
i ho� w�wi -- .S'6P{�1s ��m �g mteg a� �#na � t ie ro me m ncn ,__ n u eet me ,_�caoi eq reme�ts w��s�1_ ._.
v1pno� ol i�a �60 k]. Ril cwilchi�tlp as aM mnt I_� II m el l� raQu remeMs ol �1504k�1. _
15p 9� A minimym pl yJ q¢rWni q� Il�e Iplql re1M Mgllega ql permenenlly Inctal e0 ql �� ni g in k�Fh�nc shell ba hgM1 plf q.
�n ol EYCEPTION: lJp l0 50 �vins br tlwalllnB unite lau ��o� or aqual l0 2.5001tz or 100 watts br tlralimg units largir �nan 2,50� Ite may ba
BI8 P� � P Ih Sp/ high oH'c.+ey r¢qu 0 � h0 � all Iqw B�M1W � � �inei N k'I� i ar0 �nleollgtl hy a manupl on o{cupenl
;�q;�� hQi- ;o�^ a qy m��dpemen�;y;�_ (tMcs1. o p ry ue _ prog A aW ._M oi sys�em y+a d i ce���e�py �s�@�ie?
lu es'ngar2geslau�ryroomstlos9t5gr9alerNa 70squarela9: nGull'�yroomsaren'ghe�l'�caGyar�con�rolle�bya
4: In�ernally I uminatetl atltlr�55 s�0ns sM1all Fpmply ynln �1 on ia8; QH nqttqn�n a ec�eW- a4B sQ� e a Cq
1 i- Ipo tl'mined Or�gto§130(tl�.
5 Lgh1 ig I pa�k g I 15 tl carpons m lolal ol 1 0 e veF I 5 pe S IB Sliall pry wiN the appicdble ���
enis n Sect ons 13p, 1!2 t 34, antl 47 L pM1linp lo pa�k-ng p,ieTpBs loe 8 ar more v¢h eles shdll eomply ynlh Itq applicaql6
�ol5aqpn513� 73L �34. antl 1�___ -
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