HomeMy WebLinkAbout1516 Howard Avenue - Staff Report�. C1TY
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DATE
TO:
FROM
CITY OF BURLINGAME
Community Deve/opment Department
MEMORANDUM
March 21, 2017
Planning Commission
Director's Report
Meeting Date: March 27, 2017
Ruben Hurin, Senior Planner
SUBJECT: FYI — REVIEW OF AS-BUILT CHANGES TO A PREVIOUSLY APPROVED
DESIGN REVIEW PROJECT AT 1516 HOWARD AVENUE, ZONED R-1.
Summary: An application for Negative Declaration, Design Review, and Special Permit for
declining height envelope for a new, two-story single-family dwelling and detached garage at
1516 Howard Avenue, zoned R-1, was approved by the Planning Commission on July 13, 2015
(see attached July 13, 2015 Planning Commission Meeting Minutes). A building permit was
issued on April 25, 2016 and construction is nearing completion.
The applicant is requesting the following as-built changes to the approved application:
■ The detached garage was moved 2'-6" further away from the creek top of bank (see
revised site plan, sheet 1). This does not affect vehicle ingress/egress into the garage
since a 24'-0" clear back-up space is provided (24'-0" minimum required).
The French doors at the rear of the house (off the family room) were changed from in-
swinging to out-swinging doors. To comply with building code requirements, a flush
threshold landing is required in this case. A new wood deck/landing and guardrail was
added at the rear of the house (see revised site plan, floor plans, and building
elevations). Since the uncovered deck/landing is less than 30 inches above grade, it is
not subject to lot coverage, floor area ratio, or setback requirements.
On the North Elevation (front of house), a thicker beam was added across the front
porch (see revised North Elevation). Staff would note that the beam is not as apparent
on the drawings since it is a flat, two-dimensional perspective.
Please refer to the attached explanation letter, dated March 15, 2017 for a detailed explanation
of the proposed changes.
The applicant submitted plans showing the originally approved and proposed site plan, floor
plans, and building elevations, date stamped March 16, 2017, to show the changes to the
previously approved design review project.
Other than the changes detailed in the applicant's letter and revised plans, there are no other
changes proposed to the design of the house. If the Commission feels there is a need for more
study, this item may be placed on an action calendar for a second review and/or public hearing
with direction to the applicant.
Ruben Hurin
Senior Planner
Community Development Department Memorandum
March 21, 2017
Page 2
Attachments:
Explanation letter submitted by the applicant, dated March 15, 2017
July 13, 2015 Planning Commission Minutes
Originally approved and proposed plans, date stamped March 16, 2017
MARK ROBERTSON DESIGN o
3/15/2017
ATTN: CITY OF BURLINGAME PLANNING COMMISSION.
�����"�`3,���
f�:�af�1�i��'�i7
PROJECT: NEW RESIDENCE
1516 HOWARD AVE. C�� �� ��%+�LI��!G��„�
BURLINGAME, CA. 94010 c�'�-��'`�'����'��� G(�J.
RE: F Y I REQUEST — FOR END OF PROJECT, "AS-BUILT" DISCREPENCIES.
DEAR COMMISSION MEMBERS:
We were asked by the Planning staff to provide an FYI request for some minor changes they noted
during a preliminary final inspection for our project.
Item #1:
Our contractor was uncomfortable having the detached Garage so close to the bank of the creek at the
rear of the lot and pulled the Garage forward by 2'-6". The Garage was set 24'-0" (clr.) from the rear
of the house. This has been shown on the revised Site Plan, pg. #1.
Item #2:
The Owner wanted more room in the Family Room at the rear of the house and ordered the French
doors for the room as out-swing instead of in-swing. This required that we provide a flush threshold
landing for the out-swing doors off the rear of the house. This landing has been shown on the revised
Site Plan, pg. #1, on the revised Floor Plan, Pg. #5 (at the top of the page), and on the revised Elevations,
pg. #6.
Item #3:
The framing method used at the front Porch differed slightly from the original drawing of the Street
Elevation. The original drawing showed the front Porch roof sitting on beams that projected
perpendicularly from the front wall of the house, where my framing plan shows the roof resting on a
continuous beam connecting the front three columns parallel to the front of the house. It is a much
cleaner and stronger construction method and was preferred by the engineer. This change is
consistent with the character of the house design, and I actually didn't even notice the difference had it
not been pointed out to me by Rubin after his inspection.
This concludes the changes to the original plans that we have noted.
Sincerely,
� 4
Mark Robertson.
918 E. GRANT PLACE, SAN MATEO, CALIF. 94402 U.S.A • TEL: (650) 571-1125 • FAX: (650) 571-1399
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, July 13, 2015 7:00 PM Council Chambers
a. 1516 Howard Avenue, zoned R-1 - Application for Negative Declaration, Design
Review and Special Permit for declining height envelope for a new, two-story single
family dwelling and detached garage (Mark Robertson, Mark Robertson Design,
applicant and designer; 1516 Howard LLC, property owner) (56 noticed) Staff Contact:
Ruben Hurin
All Commissioners had visited the project site.
Planning Manager Gardiner presented the staff report. There were no questions of staff.
Mark Robertson represented the applicant.
Questions for the applicant.�
> Cannot find planter menfioned in design review lefter. (Robertson: Planter is shown on landscape
plan. It is located be/ow the porch, out in front.)
Public comments: None.
Chair DeMartini closed the public hearing.
Commission discussion:
> Changes are good.
> Negative declaration is acceptable as described in the report.
> Special Permit can be supported as a creek runs through the back of property and creates a special
condition.
Vice Chair Loftis made a motion, seconded by Commissioner Sargent, to approve the item with
the conditions in the staff report. The motion carried by the following vote:
Aye: 7- DeMartini, Loftis, Gum, Sargent, Terrones, Gaul, and Bandrapalli
City o/Burlingame Page 1 PrJnied on 3/21/2017
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GENERAL NOTES AND CONDITIONS
THESE PLANS ARE TO BE BUILT IN STRICT
DESIGN DA3'A: ACCORDANCE TO THE FOLLOWING CODES:
FLOOR L[VE LOAD ------ 40 PSF ( TTL. - SOPSh� - - 2013 C9IHOTIB BUIId111g COdO
RWF LIVE IAAD ----�---- 20 P3F (TTL. - 34PSFj 20]3 GlMomfa Residential Code
sNow �o� -----�----zo vsv - 2013 GIHomW Green BulWing Code
WMD LOAD ---�------I�O MPH
eXvosURe •--��---...--�---- s 20]3 CalNomla Mechanlal Code
seisMic osN: carecoav -.. E 2pl3 falHomla ElMrical Code
siTe c�nss -----....-------- ° .
v�000zoNe ---------� d� . 2013CaIHomlaalumbingCode
- � 2013CaIHomla'7itle-24'Energy5fandards
(AS AMENDFD BY�STATE OF GWiORN1A MID LOCAL JIIRISDICItON)
coNSRucTioN HouKs:,�,�,���,�„��d,�;���,��,,,�,�,„�,
aw,aesn,��e�a„��Yw�y«swa��ar�u��mn.�u�raw,.i�n��P�muK��m�9�� HIDDEN CONDITIONS'
�ss�ryume mterestav�mk neeimara sereb, aa u�na+r�+m pnarwimen avam+al �rom u�e eWainga6aaL whm •
aDP��a� slatl ba granled far a peAod mt N etwetl tlireo tlays. HOGtlays are Ne frsl Cay of Jan�ary, Ina Nvd MaMayol qny hldden cond'Rbns that require work to 6e performed beyand the srope oF the
FeWuery,NelaslMwidryo(May,IhBPoUMdayolJuy,�hefin�MaM0yo15e0�mbar,�heelevenlhaayolNovemEar,tl�e 6ulldln !
�ouMThurrdaylnNoremOeraWlhelwenry-flMdOyo/De,�smber.tlthelmidayofJan�ary,NelourNtlayolJuly,Ue gPemfthsuedfortFeseplansmayrequlre(urtherClryapprovalsln<luding
ievenm day o� Noven�ber, or me nvemy-rtM day ol Decemoer faib upon a Sunaay me �ouow7rg Moneey ts a rwlaay. revlew by the Vlanning Commission. The building owner, project designer; and/or
PrOvqe Itta Idbwuy wnsWNO(� Mur9 on Ihe pWa p2! Cih/ Ot Biulln8art�e Munkipel CoEe 19.07.11D. [p�¢��(pf mU515Ub(111[ d REVISiOn t(1 [h2 Clty t0f 3t1� WOf�( nOt gRphimlly i11U5[Rt¢d
t
Moraay Nraugh FMay '!AM TO ]PM in these plans prior to pe�forming thl5 Work.
Salurtleys: 9AM TO BPM
s�r�day�amHa�aays: �onnaTosrr.+ . . .
GENERAL NOTES
1. Thesc plans ond my cuw(yction work prUo�med un�r �hese pUns
slull M in nrict wntofmanre with �he CFllf. aui�ding CoOe
C8C -2oi
C Edition and all F
3 ) cdcal. S�q Coun1Y aod Ciq codes
ane ordirences. My o�lc in ehese dra g rouod noi io bein
��ro�.,,� �m ��y opotscamo �d«,nau x ao�qm �o m�
aueniion oC�M desig�er (Mark Robertsnn), so carmevons qn 6c made
prior io the eommencemeni of any releted �vork.
z. n�y ai:«e�.��i�, ais�o�erea� o0 0. oeiwe<� me:� a.,wmg:
sn.0 oc erougn� m mc ane�non or mc oesi8� oroision r��or �o
� f any rela�ea work. The Contra��or shail verl(y
all exlsting con�ltbns an� almenslons on sltc �rior io tne start
a� oo��o�usc.te�a�,wi�gs. rt acuus o� mme�sio�s a�e no� cia�,
r tllsctepancles exlst, �act lleslgn Divlslon u�wn �L�cove
i. RII contmctors shall InSQect Ihe ptemises encl sallsf)� �hemSClvetas lu
Glsting cpndllions anC xope of xvrk Orlor tosuDmliting tny prke
QuOtallonx
5. Conlacior agrtt5lhat'he sAall a,ssume sole anJ �ompkie res�anslEllliy
m, �oe sne �one��wm a�d�e me �o�rse or me m�swuro� or m� proy«�.
m�wae�g vreiy or:n ��so�s a�a p�o�nyana ma� mu �eq�o-en,em
hall apP�Y con�lnuo�sly antl no� be Ilmlted 1p �wrmalworking �ourx Thc
Onlnftor shall Cef<nC in�emnlfy anA Ao1E Ihe Owner a�W IM1< DCsijn
oi�i:io� n�,mieu r.om any aoe au u,e�uo�.,u� o� aueeea m m�oa�iioo
wlih �lie performance of w�ork on �hls proJect exce�ting for Ilablll�y�erlsing
from �hr sule negllge�e of the Owner or the Deslgn Divlsbn.
G.T�eConinctorshall�omplY�'��hiherulesan la��ons�(iheSts�e
J�T�eConrnc�orLtrespo slble'� r�rn�i�v�.
8 B 6nd� io Ihelr
n ural condl�lons and to �rovltic a smaolh tansllbn Io avoitl an}�abrupi
of Aazardout changes In grndes or cruss ibpec
8, Ali In�crbr walls and cellings are �o be cons�: uc�c� �f apProvetl an0
c�inea m,�enai a�a :nan �o�m�m m r.< a�m� �ea�i.<a m a�i3eec
�ons .
�. mi:��rxes a�a nmsn� snau m�� me �a�me am z�wte a<nsi��� �a�
ryulmmcnts.
i o. Tnere wm ee �o sa��m.ai moain�noos w me n�umoe ��ae, rnis
����ss
�ovctl b
aDP n Ineer.
y �ro)tt� e g
I 1. Con�mctorshall coordlnacc work anG ukc othcr preau�lons ss
repult d b minlmlze Als�u�bance of building otcuynis anE to malnia�n
12�wo.k vm ��on,v���ca aoa <in� ar aen�i.
Cuntrocwr shall be resppnslble for prottt�ing nnrk area antl ma�erlals
��om wq�her Il�ch unndallsm anC e�her bucs.
13. �Imenslons on new resldences refer lo mugh mncm�e surfaces
��n�isnea o�uw<o� iosiae aime�:io� or smas, e�s e�e oime�:io� or
G�iswq eslEencCs rtfer b flnlsheG surLmez Brkk anG rock vencen are
e>cwotir.omaimm:ro�zP�wiaea. -
IJ. Contncior shall be ruponsible (er pro�¢Ung palnt fromall w�faces
�w� Io mcNve pnlnl,Tnese sur(aas Indutle bu� are not 1lmlted w Ibon.
uspenticd ceilings, Coor nuUware, ouneu. sr.ltches, fames and glass.
Conlracror snall clon or replace al hls etpG�se a'M s�rlxes Ge(a[c0.w1��
��.
� s. e�irn ana «
palr all evlsting exposcd walis columns ana o�her surfaces
.�nere o,�uuo�: o� ome. uems na�� e�� remw d�a wn�re cnivvm,
[rackM or otnerwlse deftt�ive. uu pluter, la�n, o�-gypsum boira an
wa wrlu at con�acior's optlon as requlreE io make srtroo�h a�M fl A
iih��sq�8ad,u��is�,h�es.
14. T�e con�racror shail provide �elepAone servlce a� the work sl�e Auring
c s rucUon, comnttorshall post on Iheslte emergency telepM1one
umbers for publlc xrork arnbulances, polke antl Ilre depar�menls (conUce
laal auNorlllet for'verlflcatlon).
n. vin an noies �� s�dnoors wnn �iy.,00a,oa e.o� so mey a.e k�ei a�a
Ilush wl�h aOJacCn� Iloor. Feather grout �o mergeany�abrupt Ie��el c�anges,
e��i�e noo� u r�� ar o-reswarw<: �ouc�nie o�a<. ��.a�.
16. Cnntrac�or shall bc respo�slble !or all mluellaneous <Izuning of x511s
.,�a M�maw.
c m ��ai
� c �ssnm orn�R i�nm a
8 nd Ihlln
e w e re
a
«�n-�
. aeo�i: rcmo.ai a
P . �aa�yomermmo�,�o��:�cy�meeP,io�w
��w�a.
re. co���ano�:n,u pe,ro�m au remo.�,is. as snow� m vi=�:. u rcqm�<�
xl�kve nev.� cpnsirvctlon show�n. Nemove all miscellanmus ecposed
�r�cke�s, fastcncrs pl�cs anJ oiher minor archi�cci�ril fca�ures fmm
c..lslli�g surfaces as nceessar��. Denioliilon n�aicrials ihell �e remi�reJ fron�
z�c w�mwx �niess m�«�� omem�isc e>� cn.ner:. -
o. nn �,oa�ca:xcmed io mese a«�meo�: arc seMnn� •o�,nrro.�c�
m�+r caco� ��nen �o�cd o�hen.�isc. �
EA�RT_HWORKn
�� W�shar(Orm[Oeln•]flonsanpolmensionZsha.'nwllhina
�o�ceot.ao�•. -
.�re O��able. sltlet o( (ootlngs shall be cut nevt antl mncmie
poured Cirec[IY ac� ne� the o�ava�bR If Porming I5 �ul(N. ILe trenche
swi one�a � s�rncien� ais�ce rrom rowm�s ane r oaanons �o ve�,�u� -
D�8 Nd remo��al of caixr¢t¢ (arm xrork LumEer used [o form foo Wgs
shall not Ee usai yi (ra�b6 0! p`oposed work
3. TTe ppttomt olall trenches shall be level. tampat. Ilrm. clrvJn and free
(rom Oebrts a�q water.
1. Copditlont may devebq az excavatpn pmp�esaes �ulring clunges In
e�a�on: or roowas s�cn cna„aes v,�� x maee oory �s dU«�ea q� me
eng4reeror0esl�erDNtsbnarM3DV�' ]q'Nebulldingde�.arcmem.
s. eack m� seau coa,�� or m,�iai rrc r�om aenrss. �maus�w.>�,ai
malerlal. oRs�ructbns, auE tlele[Mous ma[er1aL gaz'k IW metafal sWll be
DV� � 6' layas. N,oLqen or ee2ee och layer as necas�m ro pimqEe
Opflmuvl rtplsNR COn�lt, CAmpd[tlpn a(all lay¢rs SMdll bP9094
G. Specbl I�upenlons shali pe requ�reC pa dlxp�{pn of Oulltling ofilcial &
ewr.d,�c.e.e reywre���, v hd:ne � n� w�a Sa�� mn <noai�ro�
sao. iraaien orrwn�Bsexceea� w�im�m reywreme�a,�cinm.
� SOILS REPORT REQUIRED•
Sofls fteport has been provid¢d yy;
lEE ENGINEE0.5, ING
1211PARKAVENUE,�SUfIE 112
SAN lOSE, C4, 95126
(408) 293 - 3833
Report date : 11/23/2011 .
Salls Ergineer shail su'pervise and
inspec[ site excavatbn work and shall
provlde Butlding Dept with a signoH
� let[erofapprovalpriortapllingCfty(or
ihe toundation inspectbn.
Mxi�
CONCRETE
i. eo�cw�a �eme�c.�u �o�m"�, co rsrn� svK. c i>o. ta��� mum�. �ya
If.One Orantl olcement shall be usM Nmugtwu� �he wotk
2. nggregaies sM1all conform, w/STAI syer. C331a�es� ellilon.
3. Concre�e duign mix t0 be 3500 P51 C 2B da)•s comDressl�'e 5�eengN.
�.T n w lchx'�II
a soon concr
eceo-ommi .�onnei sino� memoa n
po eya
pment u{ar Ibn. or loss of mate�lal In aaoNance wIN fSlTt spCC. C91.
�. Deposi� concrete In con[Inuous operz�bn unW panel or s.ectlon Ls
ompkie0.
G. Cansolldate placeA contre�e bY ��� �I�ating epulpmenr
:�cvmm��ea er na�a-swo��e, roaams o� �amome.
,-. Ni remrorcmg e�.,.�ieea wve raenc �nors. m.��u �a omer
rme�m�a wa��are:nn�i ne az�r.�ei�� �e ana ��.eb� n<m m o��e �o
s. tvn pmper posi Wn during O�mmen� of the concrete
nii ���a�e:n�i be rec�ror a ��i�::v�inaii>� „��xa •'�o�
��a���.
CONC2Efu S1A8�5
1. AL conz� c on'7 in�s shall be left Nugh. CI¢an sur(ace o! the 7oln[5
bc(ore placing1nexe pour.
2. Prwide moisture haMer cOvei over p�epa tl base ma[e�ial where
indka�eC. uce only mateflal whkh are reslsnn[ to aecay w�cn tested N
azcorclance wIN ASfAI E15i.
3. Fi��na s�na�� or �i s�aea o� v�e�s:wi ne we �a na� or sbpea
umla�i�� u snow�. n��• d��nons swu no� �ceea ve- in io fee�.
a. lap wire mesn l2' minimum a�W [le �o malnuln mge�her. ProvlCe
��vwnz �o ms�R mae me ��ve �n �s mamomee a� avv�o�ma�eiy ma-
dep[h of ��e stab.
CONCREfE REINFORCING SI'EEL
I. l/m 8�e a0. Ce armed. relnfortln6 conloeming m ASTM A 41i. ryVlcal
��iess om.�wi� �o� a. .
?. Use gnEe a0.delmmed. relnforcing for all dowels, fooeingsanE siabs.
3. Use ga0e n0. Eefo{m N. relnforcing fo� all panel cM1ord Rvs and all
nry bbck nslls
J. Ail relnfortement shall be con�lnuous wlth stagger W spllcws a[ aOJacent
mrs.
. laD � d�ecers ae splkes In mMre�c or masonry.
G. All concre�e �les snall lu�'e a l35 Gegree camer Eena
:, a�o�ia<:�w in:Paauon ro. au neu waai�g. wrmm8 e�voaes: �
�o e�n«�� �o����a��
�
8 Concrere cover for In 1 slull be matle az follows unlEs
. e forcln8sttt
oeherw�lse no�ed on Annings: 3' minimum for concrete pourcd agalnst
earlh : 2" minlmum for fomtetl surtacet backNled x9N eulh : t l/2'
minlmumforfoRllCdsuRacGSC� �SLd1oM'3Ner:3/3"minlmum(or
(Orm� SUrfaCes C�p�etl [O In[erlOr ipaz¢
CARPENTRY -
i. ui iumne� sn.0 x„e�., u„ifor,ny� sixca a�a s+s �mcss o�ne�,�i,c nerca.
Framine Lumbershall Deof a molsiureconien� bwenuugh �b O�M���eercessh�i•
s�rinMage aher Inslallallon. (1996 �Ia�lmum moislure con�ent). /n11 lumber s�all
� B�a� �B� Flr Urch In nc�oNence x1ih �he WCLfl or WIYPA rules. laies�
����o�.
z. uma� s�inanr �oiee ome'w� m me aearo.�� �o�:«�nw� aoc�me�u.
mmec. sn,n x me raio.n�e 8�en: ePam:, neaaers, ieaeers. o�.imz. �e ros�s
•� � lo�st aM Aaf�ers :<3 or be[ter. Stu1s, 51115. antl plaie5: s2or bpt�er.
�2a Unless specl�cally no�M e�Terxlse on �he approvN cons�rucllon documenu
II ncw �eaEtrsshall bea• x 13• Douglas FIrMI.
36. w�en enUrgemen� or alt<nllon a( wls�ing openings are requlretl �• ��?-. > �
Douglaz Fin c�aders shall M InSulltd. Vnless OtherwLse no�M.
z�.eo��ac��snau�enryan �u�n�ae�s��wne.encwsvuo�r�doaas
wni e� neaea u a�y ��m8 nen« u iess ma„ a� , �r �o�rtaao� :h>u �o�«<�
oesuy.,=rL. .�o��:nnrnw�orc�snnen'aae�size. �
3. SIRs aml mpmpers conuctingwnue�e on graAe s�all be prvy�re trea�eC
DouglasFlrWchM2,.. .. -
sms s i
n�cei:
n talledlnlon 1
6 G K<s, Doubk w h�
a�a sn,ii �
v o es shall be In lon
8 ���:
x ar
Dp� 1 minlmum at spllce5.
s. ui me
8 ��naud Iumbershall becout region Dpuglaz nrm tabncaleG in
a .eanccw�mmenes�cs.ao3�vo.wsnau�onro�mmmeia��s�raenc.ew��
.eqmr<menisor�ne zol3 eae•
G. GIu-lam heanu shall be Comf, 2aF,eaierlw glue anE IndutVhl a0 nnc
uolesSOUttwlxno�eGondr�wings,eLw.cJcCP�ne�/ �fYTS�F�, �
e. riy�.�om:n�mm¢:n�i x nvn �siea �.��re i. eod �omu i� aelaa�i
:nni rn�i x.u�e��a:�e ,n o�n.om roecs snyi «��� ai c<��e.u�es or
bea�ng,
'1. Plyn�oU Iber shealhing ihall Ee laltl wlth the gnln o( IheOuter plles �
perpenEkular ee Ue faming members,
�o. PrwIE¢ d000le Jolst or bbcking where waRs ue peryenAlcular to sueAaer.
1 l. ror yaneli:M roof syscems, sheaming shall he lala �vIN [he graln or ine ou�er
a�ks wan�i �o o-asi�g memoers.
12 Dr111 hole5l/14' pverslxeG for Mlts. Us¢ s�andard [ut iron was�ers u�Ccr nut
or heaas a
galnst wooJ, eacep� whett �earing Ls agalnse sieel si�e pintei
l3. Orlll plbt MI¢s for Xrens, lag aM wppf xrr.ws siwll be t�rnM Inlo phm,
�o�a�ro�.
�+. ux mem.�,cno.z a�a namw:�e m,o�rac��rea ey •simPso� comPa,�y o�
avnrovM equivalent. Vla<e nalls In al1 holesas s�ecllteC In thc latcsl Slmpson
15� Flazhing an0 countcr tiashing ai roof valkys w Ee 28 gauge.
� a. nu ��.00nne w ne euss s o� nene�. as rormA e,. Plnns .
��.Nljolnlsantlpen¢Iratbn5�ohcavlkeJandsmlN. -
lfl. ProvlEe a��Ic ventllallon of 1/150th of th¢ Iloor arci.
19. FwIEe a]]' � 30" scuttic �o alllc. �
3DCclling heighi lo M]'-G" min. in Ilving arca aM i'-0' min.�ln hall.
31 All members throug�out the bullGing shall p��onntt�M �ogetherwith
^���^8 ��s�cA �^ Nls sectbn bebw unlcss a g��er number are show, or
talledlorelsex•hcreln�heAnwings.AlinalkshallMcommon -nalls
euep[ az no�W othcrwLsc. Prctlrlll �oles ]/8 nall Clametert If ntte5sar��,
�o vre,•�o� ,pmn�a. nn :pu�..�ooa,wn ec amo�m. . .
..�..��
♦ Y� ' ._ a4���ru �� ,
w..o��W ��n�m
� r...... .._��.>�.�
.�. w. --���.,�„
�
�
. cavmaa eaa a.unn �.�m�
�,�e a"
NOiE �. PRO�EGf SHn�L C�mP�Y wiTHl�l
'fNE �MiTS OFTHE GI'tY�S NOiSE
pW�INANCE �SEGTIOM 13�O1�'100�
no-rs : aRos�c,T sna� con,Piy w/,
ALL GITY N�P;D�E�S. F�RMIT iREA'MNfS,
TO PREVG-nli STD�AHI{'Ei iC P0I11lfION.
N OTE ; AI.L (Nl #(E) DOWN 9P'OUTS
(D,5) SHRIL BE COLLELiF.� iN�
SMOOTII P1C PIPE � N/,-F11N�
D�SCkARREp 'R7 STREEi CURB �
CITY pZpINqNGE .
N4T� � THtS PRD�ECT' SNAIL, q1' i15
-�WN Co�l' bE91RN t CON3TRUL7
FRONTAGE� �guG lmPRdVcN1ENT5
INCLVDING C1.lFlB5/GViIERS�DR� YE
WH'i5 FwD dritER�-APPURTSNFNT
WORK ,
NOlE � SFJr/FR gqCKWATER,
P�OTEGTION CERTFICIiTION I�
REQV i RF� rrofL� THfS PR9� FL7.
DRAWING INDEX
�.
....... GENERALNO[£S
vicn+mwir �
VNO)EC?➢wTA
' sirauH
..,.. GENERAL NOTfS (COMJ
COYDITIONSOPMPROVAL
PUBLIC WON%S REQIIIREMEHTS
]....... SITESUItYEY
3.......... DEfACHED GARAGE PV.NS
5......... (N) 1�� FLOOR PLW
(N7 Y�O FLOOR PLAN
e......_. exrex�ox �vnnoHs.
).........OUILDING SECIION9 A-A / B-B
fXfElUOR FINISH DEI'ALL C, D, E
b'.........NUNDATION PIAN
t iLOOR FRAMING MN
v.........0.00F FMMING PLnN
IO.........DlTAi(S I THAU ]6 -
u........orrnas n'rH.aus�
I�........DlYAILS 5] 141rtU 61
GLIF. GR£EN OUILDRiG CODE MEASU'lE5
i).......'1'1'fLE-3!' RIFROYCALCS. -
i_ _...... �rrt�.a.• �uexcv w.cs. (mHr.7
.i........ E�ECENGL& H.VAC. P�S
�b._.....StONA1WAT6R POLLUiION
YREVFN110N PROGRAM
L-0.......(E) LANDSCMMG PLANS-�EMO PLM'.
L.I.......M)�DSCMING PLANS
.-5...,.. iiWGnT10N PIwNS
�19)TU'l.�LS�iEt'f5. -
m ��sE� �
m
i
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1 � � W
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O O O O O O O O- �j
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1> „ �
' • �
UI C I N I7Y MAP
NTS,
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iz^ �--
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PRO� EGT APN : 02 �-2°I I- 04�0
ZD N I NC-, : IZ1
OCCUPANCY � R3/U 1
caysrRuc�nav Tr� : v a
�, t'1�L?S E (:I 1.�AI /'� �
(E� ILT�REt� 7,057 s,F.
ALLs�v�f, ibT CVE � 2&22 s,F.
AI.IDW, F.A.R�nWa.a��.v.�i38¢Ss,F. �
(ElH0U5E FoOif'RINT- 1 52�5,F.
� (El NouSE DEGK J/S S,P.
(El SHEll 21(0 S.F� ��
TOTl4L(E��CUC�� l�S2.OS�F. REMOtlE
(� 2"-� rLR� AREA 1,054 s.F.
Tf�T19L(E� F�A�R, 2,o7f�.5.F.
(N>C,ARACaE hRER 1�-3 � S�F,
O I
� 2
- 2
S,F.
N I FCOOR UVWF SP. �
�
C
l
1 UVICDUfiQF1� PORGHES 2D25,F
� T6fAL lNl Ltli GVC�. Z,6545�F.
(N� 21JO FLOOR AREA I, 2`125�F �DSHCe�n
TOTAL Ctvl N(Y15E AREA- 3,515 S�F NousE�
� TOTNL (Nl F•A�R, 3�`C�.6 s,F /
s
�
�
NOTES CON7•
aN F%#2�-
7REE5 �r LAND9CAPIN�i�
�IC,I}T MINaR TRFES /FRUR" TRE�9 AND
R
�, i�^ c�r s,�.r r�e srrn� ee
RF1�oUE0 BY 7FFI5 PR12S€�.
- NEYv 'rREES AND GTY 57RF.FT
- fl5 SMOWN
AAMfED
IRtE
SIfHIL 6E
ON IJtN9GAPiNF PLAN9. TNE
EMtr�. 5nE SHA� � RE-WVDSCAFED
hT 'rffE El�1D oF corlSTRllCiION.
ThEES TfIHT RF1YlY+W 51i7+LL BE
PRm�c7ED DuwNc, c�rvstRuc7wN
� PER 'fRFF r�R4TEt'nON NQiES oN
f�,, # 2 oF RAN3 �
^v�-f'vti`n
SEWER C�lNGCWA'fFR PRtItECTlt7fd �
9EWE12 BPGKWATER PRaTECTION VHLVE
IS REQUiRED �RTNIS IIIXJSE. S�E GO•
NQTE °L� rRONT DF BUILDINE�
LEGEND�
�--- PROP� L/NES
-- sEi'BrIG1C uNES
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2� "'' SltE StDFE IfVDICATORS
yl RFmoVEfl 7REE5
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E
HEVISIONS BY
� Pl�N
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PROSE�'T
REF,
NOR rH
LE6END �
�-�� NEW Hat15E WALLS
� I-HR� RAIED W/L15
--- �i. c�uNc uNes
HNNRnilS s hURRDRFlilS
=�— V1ILITY L1NE5 � SYM�.
_:= ISTRR. WHllS T P.
� LOWER R40F AREHS
TOTAL 2"° FL002 AREA 1,292 S,F,
-�: ��
wa� �ss nnw
5Fl: Rpa+i P.L.
(SftlHN MIVClf��
�H/yi 6E 8WJ oF
I-HR FlPE-RA7E0
CONS"fRUCTON�
wxr wa..i.n
GENERAL NOTES AND CONDITIONS
THESE PLANS ARE TO BE BUILT IN STRICT
DESIGN DATA: ACCORDANCE TO THE FOLLOWING CODES:
FLooR LrvE LOn� ----------� 40 PSF ( rrl - SOPS�j 2013 WlifOrnla BUliding COde
ROOF LIVE LOAD �------------- 20 PSF (TTL - 34PSF) 2013 Callfomta ResideMfal Code
SNOW LOAD �-�--------�--�� 20 PSF 2p33 Wllfornia Green Building Code
WMD LOAD ---�----��-----��--�IIO MPH
exaosUa& -------�- ����- �-� e 2013 Callfomfa Meehanical Code
SEISMIC DSN CATEGORY � E 2013 Wlifomla Electriwl Code
siTe c�nss ---�--------� -- - �
FLOOD ZONE --- ------�- -- NG 2013 Callfomla Plumbing Code
2013 Califomia ?kle - 24' Energy SW ndards
(AS AMENDED BV STATE Oi CALIFORNIA AND LOCAL JURISDICTiON)
� N J`^1 �� v I ��N NDU� % No ver�o� sna�i erea ( �a�a�r�s ezca�w� a�a eaa �9�
ae�„o an a��r or reoao- am ���amo « swa�re oma� u�� eer..�� ma ia�o.W�y no�B exmPi o u� �se or ��qem H I DDEN CONDITIONS'
m
necesSM �^ �e n�BrBalof W b6c healU aM safely, end Nen onlywtlh Dna' wtllien epprovel from Ihe BuIIC'ng OlfiGal wn'cn •
apD��al shall be ganted br a paAod not lo exceed lhree days Hoidays ere melrst aay ollan�ery me tn�m Mo�aay ol qny hidden conditions that require work to be perfortned beyond the swpe of the
I vember Ina
I 1 ber �heelBveN�tla o No
F" ih I M n a o/Ma ihelourt�da olJul (hefrslMontle o Se em
e est o tl Y P Y
��ary v v r r
buildin rmit Issued for hese la�s ma re uire urther Ci a rovals Includin
t f
fouM Thurstlay n November and the hvenp-fitth day of DacemGer II tne frst eay o! Jenuary the founh tlay of duy me g Pe P Y Q N PP B
eie�enm aay of No�ember or me rxenry fRn aay of Decemter faus �pon e Sunaay me lonow ng Mo�day �s a horaay. review by the Planning Commisslon. The 6uilding owner, project designer, and/or
PmNae the follovnng wnswaion �ours on Iha plans cer C ry a/ Bud n9ame Mun c pai Code t807.t 10 contrac[or must submit a Revlsion to the City for any work not graphically illurtrated
Mmaay mrougn FMay: 7nM i0 7PM �n these plans prbr ro performing [his work.
SaLrdays: 9AM TO 6PM
s��eay:a�aHdaays: iou.+rosPn+
GENE
12AL NOTES
I. These plans and anr construcoon w�ork preformed undcr these plans
shall be in suici co� munce xiih thc Cal�f. �wid�ng Codc
(CBG
2ci Edit�on andalfF
3 � edea� Staie c
oum� and Ci � .
b codcs
and ordinance: ?,m u�ork in [hzse draw�ngs Cound na ro be i�
contomunce ��iih any appllnble codes shall bc broughl m the
auzntion of ihe designer (Mark Roberison), w wrtections can he rtadc
pnor to ihe commencement ot any related work.
:nnny Ulsr�e�anclei OlscovereC on or between these tlrawings
au e� ��o�sn� w mc zue��io�, ot m� ne:ig� uw�:ion �,�io< <o
of an� related wurk. "fhe Contrac�or shall verlfy
all exlsting conJltlons an� Glmenslefn5 �n �i�c �rlo� �u th¢ Start
�< <o���o�"����
Do n aie �rawings. i( tle�alls or �Imensions are no� clear,
�r dlscrepan<les eslil, contact lleslgn DIVI51Un uron dlstovery.
»' S1I contactOrs Shall InSpect lhe ptemises anel uilsf�� themsel�es at 1�
� g 71 ' ns and xope o! H�ork �rlor to submltiing any �rice
q b
5� � t Rmes ihat he shall assumc wle anJ �omplete resry�nslF�lii��
fo j b I dlilonsduring�neiouneoftheions�ru<tlanofihLspro�ect
In,1u�Ing ssfery of a11 persons an� �roperty anJ chal this requirement
shall appl� coniinuuusly and nOt ce Ilmlled w normal wOrking hour5 Thc
ontractorshall de(end InJemnlly antl hold Ne Owner antl the Design
� '1 1
G 1 I
s fro
antl all Ila
an) bll ealo 1 �
raleedlnco n
v � ��w„
"�� � �h pc ! aiue of v,ark on this proJect e.��epting (or Il�vhllliy erising
f h 51 gllgenceofthcO�.nernrtheDeslgnUhislon
�i. TI � r shall c�npl� M�Ith the rules ena ��g�lai ons �f �I�e lt,�te
i -o�[wes• Cf3C-Zei3 �s notrcC.o�tov�
'-TI e Contmcior Is ret�q�s Dle for relurn ng eusting gnJes lo Uelr
r. ralcon�Itl�nsan�to�ro�iticasmoothlanaillontoa�oiCan�abrup�
oehuardous ihanges in grazles or Cr�ss slop_s
6 AII I t 'p alis and ce Iings are Ic he �onstrutled cf a��pro��M antl
� u�m I an0 shill mnform �o ( re ra�ings reyuYetl In ��jLpC
�u
r,o,�
'�- a�� t ' �cl fln shcs Shall
i�
d A
� a. � � 6 A n511) iefl
IJTh� IllhenostruriuralmWlf tl �heb IIJ' g �erlhi�
� i i n��o,�dny��o� Ri
lt C t tp hallca�rainalev, k dl A th p c tl saz
rcqulred�omltlmlzedlstur0anceofbulldingucC p- t tllomantaln
t? worA arca unobstructecl nnd cicar of debrls
Con
:n�u x«:ao�smie ror vro�e.u�a .�. . d m,i�,-,i:
irom weztherrthefi vantlallsm and other lotscs.
13 Dimens oaz on new res�dencts refer �o rough � s(aces
��nms
ned o��,iae
orinsiac i
d menslons f
o stud Eea
t Dlmenslonsof
lsiln r
MI4C(IffS! f �
8 e e to f1Nsh
ed surf�ces
BrICA and r
ock �e
��.:a«
euluaetl fr
omalmen I
SOnS rovld
Cd.
�a
P
Contracwr ha 1
5 I be res nslble f r
o roteclin >alntfro
W � mailsurfaces
6{
not to recel�e palnt These surfnces Inclutle but are nol Iimlttd lo Iloors
suspendedreil'ngs dmrhardw�are ovileis sMliches Iamesandglass
Contrac[or shall clean or replace at hls expense and surfaces defazed wlth
�,�.
�s. v�an a�a rcpai. au eaisu�e esPosea wausmm�,�: ��a om��:��rac�s
w�ne.� Pa«�uo�: o� om�� uem: na�� xc�, remo�-ea �a�a ��ne�e cnioo�a.
���:�a o� omer..�i:c aer�eu�e, u.sc oi,s�c�, ia�e, o��gyi,:�m toa.a ana
acio: s oa�io� a� rea���ea io makt �moom a�a n�sn
�`��;�ex����� z�
�a a em :��ra
��. Tne m�a�a�i,� :n�u p�o��ac �eieano�e :e�-��« a� �ne,.�or� ri« e�.i�q
'onstruclbn, convactor shall pust on the slle emtrgency teiephone
��a�au.rbers fer publlc work, art�bulances. pollce anC fre Jepanmenis �conlac�
��„
orwo:ro��e�m�auo��
1' FIII all hoies In sub Ilours wlth pl)wuotl and grout s< they ere le�'el an�
flush wIN a�lacenl floor Fea�her gro�t lo merge any v��upl Ie�el chan6es.
mire floor is I
co(Irrc ul�
a't s oticeabi d
6 t
a
:S ConVaoors �
ha I bc rc nsl I
b f II I II- I�
SW t I ofMalls
6
., ,a �•maa�: :
Nee In and/ r
o ni rn
P B lchl d alntln
6 D
uu�h up acbris remo.al and a h I V. v� ghe0 p Ior �uR
�A��„�
,. ��ov�a��:e�n oc�r�,�m �u - i ..i, ni , rev�i«a
� ni i �n �o kcmo�e.,u - u ,vas�a
� �' p(+ J t�er m�nur ar.!i - I f- s(rnm
tingsurfa�is'sni s,ir���e���llt�unr�cri�lsihalllxr�ni�.-eJlr�ini
c�rimis^s unless JYrtt�tt1 �il �1 0' (' -
�� � w o w s�in�d i� me_ ,.« me�,�a�<s��,�:��uea �„�.��, �,,. �
�:�A� �,a��..������«„�u,eM�z�,. °
EARTHWpRR
I. E�xa�ation sh ��I conform co ele� a�tons antl Clmensions shox�n H-iihln a
talerdnc
eof.0.01'.
2. Wh
ere nRicabl
P e, sldes o( (oo[I
s shall be cut neat and 'on r
8
c ete
urptl alrecclv
Go . agairtsl the eaava�Wn. If (orming Ys mqulretl. ch¢ trenc�es
shall eaZentl a su(ticlenr dls[anCe from f0otings anG founGa�lons eo p¢rmlt
�m ar�a re
v waior<o�
8 crete form x�ork L m u
u ber sed �o form faotin s
shal� �o� b¢ use0 �� �r�ml� � g
6 o proposeG worl_
3. The boaoms of ali trenches shall be IeveL [amped firm. clean antl free
from tlebns and harer.
+ ConAltbns may 4evelo0 az exca�aUon progresses, `equlring changes In
eie�anons of foonngs Such chenges shall be maGe onl� az direaetl b)' the
engYnezr or Designer �Wision antl ApOroved by ehc building tlepar�ment.
s e,�k nn snau �o�:u� or ma�eriai rree rrom aenr�:� ��auzra<mr. �u
maeerial, obsrcuctlons. and dele�erfous maierlal. 8ack f111 maeerlal stWl be
pluetl In G' Iayers Mokeen or aen[e each layer az necessan m proride
optlmum mols[ure mnten[, Compacllon of all layers shall be 90 %.
6 Spec�al Inspectlons shall be reqWretl p¢r Clxret�on of bui�d�ng ol�cu� s
���C.B.0 requvemen�s If he/she sees ti� [hat a speclal soll contll[ion
ewsu or if aes�gn of foo�ings e<ceetl: minimum requiremenes specNed.
SdILS REPORT REQUIRED•
$oils Report has been provided by:
LEE ENGINEERS, INC.
iZ11PARKAVENUE, SUfTF 112
SAN JOSE, CA. 95126
(408) 293 - 3833
Report date : 11/23/2011
Soils Engineer shafl supervise and
inspect site excavation work and shall
provide Building Dept. wkh a signbff
letter of approval prior to plling City for
the foundation inspection.
YI■ GLMIPNf1Y
CONCRETE
I Portlantl �emen[ shall Con(ortn w ASI'M Sptt, C I i0, lates[ editlon n'pe
II One brand of cemen[ shall be ustd throughout the work
' 4ggregates shall conform to AST�7 spec C33 larest edieion
3. Concr 0 g ' io be'_�00 PSI 9 2g Da�s comprtssl�e serengN.
�. l ranspo ( om mL'er [o f nal �osttlon b} a meUod M'hich M'ili
ent t' I hST+t s C9i.
O53Of fnd[Pn]I lo aCCO�d1n<2 MIUI
��� w �
Deposl� criteincon[inuousuperanonun4lpanelorsecuon�
umpleled.
G. Consolidaie pincM concrcle E)� mechankal �'ibn[Ing equlpmen�
supplemeni �7 by hand-spatling. rotlding or eamD�ng.
'. ,VI reinfarcing bars, welGetl x�{re fabric. anchors. inser�s anG other
embeaJetl hua�rare shall be ac<ura�eh' set ana securelr hele In plere w
maln ialn proper posltlon dunng plammen[ of the concrete
x..�Vi concreie snali be reinlorced uniess spzclflcall� marl�etl"noe
������«� .
CONCRETE aLABS
I.VI ro - � 1 ts shall be lef[ rough Clmn surface of ihe �o n[s
hforc pla ' po r
_ ProN� b mer cover o� er prepared Wse macetia� where
'nGlcaz ] I acerlal whlch are resis[ani to Qeca
when tescN irt
) Y
orda " � AtiT�I E153
3c FIniS�eA surtares o( all slabs or paneLs shall be vue antl Flxt or slop d
un�fcrmlv as shown. M� de�'IatlOns shall noi e�ceetl 1/8' In 10 (ret
1 fap h re mesh 1 L minlmum antl tie lo m�lnuln ioge[her Pro� itle
�m ei�� m�a-
e mm me � ire me:n i: mai�iamea �i a ae
u ports �o insur ppro .
s p
Oe th �f thc slab
P
COM1CR6'I�F REINFORCING STEEL
I llse gratl2 a0 �e(ortnetl, relnlorcing conforming m ASID7 A Gl i rypir�i
un�ess ochenvLce nocM.
?. Use g 0 40 tl( rtned, re n(orcing (or all tlonels. (ooWgs and slabs.
3 l.0 g tl 0, d f ineG. reinforcing for all panel chord bars an� nll
a?.II re nforcemenit shall be ronunuous Mi�h siaggered sD�ces at aajaceni
�R.
lap �lJ dl- t ' splices ln ctincrcte o� masOnry.
G NI co c Iz 'h II ha�e a t35 d ree er bend.
�
x Weldln eln'trodes: use
Vrov d ial I t �Ion lor sll f.eld eldln .
M� P� 6 B
E70clttt W f ' Itling
S Conc for Intorcing steel s�all be made as folloh's unless
oeherNi e ieC o draMmgs � 3 mlNmum Ior conrmie poured aga�ns�
raril� :'" minimum for foRned surfa�ez bazklllie0 wlth earth : 1 1/?'
'' m for formed surtaces e.�posed �o ��ea�her' 3/1' minimum fUr
lortnetl surlaces c�posea co Intenor space
CARP
HNTR
Y
1. AI
i i�m��
shall be
u
� � a � �
Fnming Lumber shall be .(� . } S un ess oinern�lse noted.
:i,�i�wg� an�� i�:�an� i n»a ni �i � ��o �� �� �r�<wde z.��:sn�
begra�eODouglxSFlrl chln�t�oNanceMlthliheWCLPor�WWVArulesrlaheslt
roi�io�.
,. wi�:s sa incauy �o�ed o�i,erwise o� me aov�o�:ea co�si��cuo� a«�m��i:.
wmxr snan ce me �ouo.�mg g.,aes: eeams, neaaen. ieagers. �,�di�s, ar�a Pos�:
: v�,JolSta�W Wlters: d2 or b<t�qr.5lu�s.sllls,an� piates: azor be��e�.
z, ���e„
m�mi
sv� �o�ea om �,,.
r +seo�m a �
ev�o ea m�:«�cno� ao;�me�,�s
.�� �
� nva�.:
shall be a' a 12^ Douglaz I�IrHt.
1b. When enUrgemen� or alleratlon of ealsting openings are rtqulretl J' .� 1?"-=]
Douglas Fln c�ader5 shall be InstaI1M. Unlcss o[herwlu noteG
;� �o�«a«o,= a
h II verlf) al1 etlsting neaaer slzes whcre new strucwml loaas
wm ee aa
a<a ua�
e<i:�m n�a � �
v s i�ss �n- a•
B �.17 contra r
�SI<-y��/L forverlflcatlonofealseingheaaerslze ��U shallron�at'�
3. Sllls and members contacting concrele Un gra0c shall be pressure Veated.
Dou las Flr lar a
6 ch 2
a n
51 sshall
be Installed In I
Itte> Double t
ong p o lat2s shall be In
C P lon r ns
g u
and shall I
be a 4 f
1 minlmum a
PP� l s II<ei
0
5 All lu
e laminai
6 eE lumber sna11 be coas� region Wuglu flrm fabrka�eA �n
acrordance Mi�h the AC Specs. ?03 70 an� shall <onform io the laiest (abrlfailo i
�eaoireme��:onneZoi3 �ae•
4. Glu lam bctms shall be Comf 2iF e' lor give and InGu5lrlai ap arsni
����=o���, -
senOtetlondrawln cha�.rJe LqinB �-a
gs � 5 �ef� 'e
8. Ply�.00tl eho�hing shall bc APA raled c�posure ], entl �olnts n/e�a�e��
shttt shall be staggerea and ail p1�m�oW ¢dges snall «cur at tenterllnes of
bearing
9. Ply.voW flepr shenthing shall bc lald hltli Nc gtaln of the ouur plles � �
peryendlcular �o the framing membcrs,
10. Provlaeaoublefolsl or blaYJng where walls are perpendicular [o su�llonr.
I1. for panclizeA roof syscems.5licaihing;hall hc laltl wlth the graln of theouter
plles parallel �o framing memMrs.
12 Drlll holes I�IG" overslzed for lwlis. Use s�antlard cut Iron washers unticr nui
or heads agalnsi w-oorJ, er<ept whcre Dearing Is agalnst sieel sWe plaies. "
13. Drlll
Iloi holes (or
urees la an w
P . d oW screhs shal
6 I be furnM Int
o lacc
P .
�oi a.W
en.
11.
Usc mcul.v�
c hors and haNw
.u�ufaciurctl 0 �' �
Sm son Com a
� nro�ea < ���aie��. ri
) P P �
P ace nalls In al
y- i noies.,s,r��nea i� m� iai�:� simp:o,
ial.
IS FI
unin a�a m�m .
� n�sni� ,
s <<wn�aue:;o�z
8 Y 8 Saugc,
1 G. Ali new roofing to be Class B or Mtier, r�5 roTGr� bn PIAnS.
1%. nll )olnls anJ penMrz��ons �o bc c�u IkcJ an7 sea�evl.
� x. r�u. iac aw� .enmauo� or i i i so�n or me n�� a«�. .
i �. r�o�w� a - � � � .
zz ..o u��u<<o���ic,
20 Cclling held�ii t� bc %-G min. In li��ing arca and I'-0" min. In hall.
il �II members throughou� the bulitlin6 s�all Ix conntt��N �pgflher M�ith
manm
cailetl folr5el5cm�here3ln lh'etlawings AII nal5rshall be ommon shp�na-Is
euepe as noted othcrv.lsc. Pre�drlll holes i/8 nall tliamet¢rs If n¢cezvn'
to pre�•Cnl spllt�ing. All spllt wopG shall bc remov�ep. � �
.,w�., � I�-a ����- .
` wµ"� , � j ' �II� .,o�
.4�...� � a.,n
. ,�.�.r „� � i.� W,
�> o.www- -r
cm.eow..� � ��.nt n�e.� j�rry m�w
�
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NOTE �, F'Ro�EGT Sr+F�.L C�mPLY W�Tnlrl
THE LJF11T5 oFTNE GITY�S NOISE
� 71NANC6 [SEc.TION �3�04�i00�
fVOTE : r'ROSFL,T SftAll CAMPLI W/,
ALL GiIY N P.D.ES, FLRMIr REQ'�1M5,
TO PKEVEN7 51b�1NAiER flOWJTION.
N OTE ; AL� lM i(E) DONN SPOUiS
(D 5) 3HhLL BE Cbt1EGTEd iN 6���
srtOpTti PVC PIPE w/ niN, 9laQE �
�ISCHARC,F� Tb STRF�' CURB F£i�
CiTY G2DINqrJGE .
NO'f� ', THiS PRO.lEGT SrIAIL, aT i75
�7s`��`7 Co�T DE9IFN � CON5fRUGT
>
FROnlTAGE WgU�. IMPRqVr�tENT9
INCLVDiNG CUK�85/GU�RS�p y�
Wfi
�/5 Ar1I] N
di ER APP
u RT�N H
N�
WORi< ,
NQT� ' S�1^1ER BHHCKWATL'R
PROTEG710N ;�2TiFICHTION 15
REQI/ I RED f-dtt THIS ?F9� EGl'•
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sue.sea O
i ` ior �
i � .` ; / � � . .^I��
��o ��• za�q � ,k a�
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MOWIW�p AVE q
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�
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2sz � � � u $ i
�r�,.,N.,��aA ..� . �
� O ooO�000 -°- �
00 , Q..' NcWI/WOS AVE. j
� � � . ��
UICINITY MAP ��
N•TS.
���E�
a�� =s�.�o�
+� OF
isrr. ins�r �
euv. =Qq.�y
�Q
PRO,ECT APN : 02�-291-04.0
ZD N f NC-, = R1
�OCCUPANCY � R3/U 1
CONSTRII�I i�� T(FE � V S
� PROS E CT DATA �
�Ei L�7T AREf� 7,OS% S,F.
AI.Lc�VJ, i�T CVE , Z u2
2 S,F.
AlL)nl, F.A,i2,n�«.a�S.F.m�3S45s,�. ,
(ElN0U5E FDO`i �RINT- I 52� 5.�.
�l NOuSE DECK 7� 5�'•
15, �E�
2iC� 5.F•
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F
P
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TO7P9L (E> I� CU�Si� I,o20 � r
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t - r , AR�A
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2 LR
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' 07 `�J�F,
-rarN�(E� F,h,R. 2, 4-
(N�C,ARAGE AREA 1t3 � 5 �.
G
5T �
02
-2 S�.
- UUifd6 SP. �
Nl l FIDOR
(
(1VlG'NEft�J P�RCNES 2�25,-.
Z. F.
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DRAWING INDEX
��
. GENCRAI.NOTFS
...... Y,��,in�'fvMnP
� kaeCT naTn
SITE?L�I:
_ ... GE!:ERAL�GTES CONT.
( )
lJ.�'uITI�450F AppROVAL
Y�bLiC \'rUR1C5 REQUIREA1ElJTS
. ........ �ITe SURVEY
� .. �C'fACW:D GAIUG[ PLA`:S
' .. t '� I`T FLOOR I'Ln�
�tii =��° Ft.00R PLAN
o ..... E TEIt10ic ELEVATIONS.
' ...i•,::LU!!.'GSECi104�A-A/9�(i
tKTc;IOH FI\ISH UETnIL C, �, E
v........(.;��\'UAI:Gti YV�4
�FLOpk FRAAfING PLA4
r _...N �F FR,�N11:G PLAN
. ...'J?AILS' I'I'HRU:6 -
�:i ._u��..us rnieusi
i ...DI:T.VLS `2 THAU fil
CLLIk. GIIEEM1' �UI�UII:G LOUt; MEASUH[S
, . 1�" --?+' Eti[ItGYCALCS.
�. .. �1 LE-2-' ENERGV CALCS.(CONT)
.i....... cLECTILIALG 11.\'AC. PLA45
16._...... ST00.AIK�TE11 POLLUTION
fREVL4'i1D\ ?ROGItAM
LU...... ;!j L,\NDSCAFftiG PLANS-DEMO YLA?�.
_ .. ,��'� 1.,\NU)CAVING PLANS ND 1 pL�S W�] N I'
'-5 ..I:iUG:�TIt�NPLANS ON I��L--}
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TREES �r LEat USC�-1 I �,
' Elf,lti MINOR iRF�5�F2Uff !REES �1ti�
A 17" G7Y Si'REET '"RtE SitAiL �F
RG�OJE� BY 7HI5 PRQSEGT.
?Y E€T
AND G 5TK
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PER lR1=F FRfSTEG710N IVQfLS ON
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�---- PftOPER7 LJNES
- sErC3PGK uNES
-x-� (n11(N, WA FENCES
------ REr�UFD �rErt3
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USE SIMPSON AISIC�B87 P.RE-6EffI 2_oi� �
57R1P (OR EOUNI1EHn WIiH IAIN �
M4 51-100'S (uIOWABLE LCkD = J9J0 L6j IfZ'h� Rn.w .GUAko i� Wi• j' i i;i ii i I'
�use sruPsos cMsre-ie (oa cauNUEvr) maw ne PlceEt:, !�'5fH RUfE �i.� �I �� i� 1 �'I�i��, I,���. i il ���� �. � -
�mrr+ nooRs/�cFoss eurz enEvcs w/sa-ieos �,.
(AllOWABLE LCUD � 4585 (9.) CUI IfNCRI � CLGW SVMI + 5J' - I I � I ., I I '' �
USE SIYPSQV NDUS-SOS2.5 HOI.DOWN (OR EOUNNF/R) W/I{-SD51/IX2.5 WOOD SCREIK TO FRAYUlG YEYBfR c L i . II IIII i � I =
k 5�8�/ SSIB44 W/10 S/8� NIN. EAIBED. S 8� iHIC!( S�EAI W.LLL FOR AIONO POUR FOR DOU&.E POUR US£ N "_- I pI�y� ., � � I I I li cV i �
� � 5/H�I 557HY4 W/MIN. 2J 5/8� ENBED. d' B��iHICK�SlEN WPLL ALTERNA7iVELY USE 5/8' i SE7 EPoXY � � _ C'��' � � � II�I, � '., �� �1
_ PS ,wcrroa w/ e' euaeo. (is srcuwa.c). `fl I � i �� I' ��� a I� ���� � ��'�' � I= _
I I I �I � I�. ;�� '' ��
USE SIMPSON HDUH-SD51.5 HO(DOWN (oe eouNarNp w/zo-sosi/axs i/s woo�o seeews w� ui�� � i�z• � _ i �,
�
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ii
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EAIBE�NENi IN IXI DFj2 705T & 7/8"/ SSfB28 Wj24 7/8� AIIN. EAIBED. h 8' iHICK SiEM WALL FOH MONO I I I III�I� , II �I � �'i�I II II'i O I ��xb GRS�lrvd F.P. fhY'• SUf�£u0R mfi
Pa PoUF, fOR DOUBIE POUR USE 7/8 0 SSiB34 W/AI!N. 28 7/8" EAIBED. k 8' IHICK,SiFM WqLL _ � ' � � � � (�fJp[L �'{f$uy�2WLR7. �mc�
4 6-L•' N . '
• ,LLrrniv+m-ar use �/e' � ser evoxr avawR w/ s' �ueeo. lrs' sro�ww.). � � �II �EGRE55) i � I ': .� ! i O . 6F5 ASSC, �k29 019ZSSN
p � �il �'I il ��� � I i i �, '� � � PRIRlI�E oUT5i0E Cdror],�iA
� o �KF �T� RN9 U� TMRII WP�L ICODE -�
SHEAR WALL SCHEDULE ' _ � ,I��I�,� ----- ---� � I' 'i ' `� � I P N�� ��i�Y �� �
USE J/B" OSB (OF EOUIVALENT) WJtED wRN 805 0 6" O.0 EOGES 1P' O.C. INi 'ii � I � I',!II' I�i � �' I�
P, (MIN J AND 5/B' � X IO" AB'S W/Jx3.N 249' 9P 5 O 18' O.C. (AILOWABIE SHEVt = I I1 I I I - ; I I '. . I � I I I `
I �� I ;'�,I �
� 0-160 PLf)'JSE 40D O B'OC SILL HNLINC. LiP1 h AJ5 0:OOC. I I �I - I � II. � `W �\FRIG• �� �
�� � I � ' ' I � n I'.: PR�UI�E L9.�1'. VEr7T
I� I ti - rhp�� i��l ; I �
I OI I I Ili I�,.�,I.- _: I M5i 2� BLU��JI.lM I i� iI �,� �I � � I I iJ �. _ttr��N. Hr1tL
� USE J/8' 059 (OR EOUrvALENT) N41LE0 wITH 905 0�' O.C. EDCES. 11' O,C. �rv7 � I�I'll II� I �� ���, I�� ��I '!�I� '�I - I O J�
B (Mu�.� ,wo s/a• m X 10� ABS W/7xJx0119' BP"5 0) o.c, (a�owaeie sHr�a = I � I I I I, _ I I I il ' I I � IZ� O�
76I-J19 PLFj USE 70D 0 5'OC SLL: NAILING Lti 1 RO115 STAGGEREO I/1', LiPI & i�' I �! II �� ' i p
AJS O 15�OC. � � I �I �I I �_
I : I I II � 'I �
i P � 1 il � ll t +r i v [ Ir � I � i�li i i -(�� o II
VNJT. _�I ��p
^ u5E J/H' OSB (OR EOUNAIEM) N,VIFD wli)I BD'S O-�'�O.C. EDGES, 11' O.C. iM I �' i III � I Cj' �'$ 3 Z �'� 5" I�I � I � � �I'!II � a� � y � O
i � I i i I I � � qo� _ ��i
((` 1 (AlN.f FR.VAMC MEMBERS RECEMNG EDGE NNIJNC FRON P9UITING PANELS SHN.I NOT I I ; ' 1 O i � (� �
`J BF LE55 714W A SINGLE J INCH NOMINN. MEAIBER PNC 5/8� � X 10' AB'S I ' '• � I � I �� � I � � ! � KiTGH N � n
W/JxJ+0219' 6G'S 0 Ie' O.L. (PLLOWP9LE SHEdR = 790-390 PLF) LSi 100 C 5'OC I L� i I I :.� 'mi 1 � 61 � ; �� L$,rJ. `pp
Si;l NAI�MC IN 1 ROWS STAGGER£0 1/7", CiP� & A75 O 11"OC. I� L I J
� D I� _ i � �
.;Sc J/e' CS9 (OR EOUIVACEMJ WJ�fD Wlii 8D'S 0!" O.C. EDCES, iI' O.C, �n' �
I I� � _
� -- ' ;.
� , e �o �
/ n \ 0 - - . d `----- -PROVIuc AN17 IWOcit �` � I��6 Gxb p I
(MIN.) fFWING AIENBERS RECEMNG EDGE "WIING FRON p9UTI1NCr PM'ELS' $/iALL NOi � I O� � %� i - ' VRLVE. ' '.-- bxb
` v/ BE LESS 77W.' A SINGLE 7-INCH NOAl1NA( NEIIBER WI711-STACLERED wVLING Ai JOINTS � `1 a `c, --- - „', I I I I O o 3 ' '' _ _ . . . ��
��� .w0 SIB" 0 X 10' AB'S W/Jx7x0.429" BP'S O 71' O.C. (ALLOWABLE SNE.1R = ` :.�. I; ` �i . 1-/ I� � ...... .-�� �
I a v
i ' �g D , ` � o aknume � ...
v _
. a
J81-t90 PLF) USE 20D 9 4'OC SILL IUILINC IN T RpnS SiAGCERfO I P', 1�P1 & r `I � o P� F rlMl' IL W1•
I � Ai R Cy1G '-'��
�750II'OC. / I�q I N . � �/ P•. hC'CE'�fiR v ;�I I�i �� I���'j NI i I � I�9 N O ___ `il� ii �VZ"r��q1P^ TYPi � I
n� � MxER v(. bnSPxfFf ` i
uSE J/8' OSB (OF EGu1V,LLENT) N41LD WIiH 80'S 9.' O.C. EOGES, rp' O.C. !Nf � P � o ^ Z}, � 7 `� } i NcRE WILE � i ( �' �u F Z� , (7
� (MIN.J FRnMI� MENBERS RcCEMNG EDGE NNLiIM FROu naU17WC Pp1iELS SHlt H07 - � Q V;; � % _ _
U
6 M �� 3 5 L 7 9 10 a } ��Qj
( r � B£ LE55 RL/N A SINGLE J-MLH NOMIf'JJ. NEYBER WITII STALGERED WVLING AT J(NNTS j � �' ¶ � F. ' � ) Z$ �{ S 6 8 9 � N�ryy��.,� 31 I` � I ," � r
�J n1l0 5/8" 0 X 11' M75 W/3xJs0.2Y9" BP'S O 1B' O.C. WfSINGLE J"R NOMINN. i l h �D a � 1 --....--
� ` I �D , ,, , _. ... �Z � -
uUOSILL PU(E k Jx AT HORZ SPLICE (.LLLOWABLE SHFIR � 491-610 PtF) IISE 100 0 � � I C '" �� H�Y1VE Ft'•a � !� I a � O � i
J"OL SILL N4LING IN Y ROWS $TAGGERED I/1'. LTP4 @ AJS 0 H"OC. �I � , �'r��fqyj�(lrylL 18 17 16 I§ 1�. 1! 12 Na �iP, � � tY) ^ I �_ / �����
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-� , , y ro , a + F F EFv E L c�.. r�j9. - i �� e' W � -10' '' Z/
.:cn i..i mcu H�sr er e�ocKm � �� r� . _(Q7'?�� L b� 7° I N�
c. I g L
z.i:u�iu:v�ueEcoH.wau I i,.;:;. ' : 2� 1 �y�' -- -
���secN�.�unrru._roarvcuiezunisForsnc�svneiue�ess*H�hs'o.c.. , i��rurt�vurs�,�iusrc..��n: � � .-,.�,.._...�: i «.ec-.. .: � p ._.,..� �..-.,..,:.. ... I����� i� - r� Q� - _- .�.,. • 1
OFf�4N fN VF[ G%fLLFD NOLES. NAILSSrfAtl NOIBE �NOt<ORMN, ONF +[4. �up/OR SUui£�. � I '� �� �� N 5�O j �' � I - G�v O 51'P �7' I
I
i
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V � � S ,. . I -,
w.r r�waoo �rruurro mos. _ruor. ni«r. nu xoxaouui maes oF v�.Waoc a mce N..u. N� '�� '�, ^? I G� v�Nt� i i I 1 - - J * I,pW ` �N`% �� F.A,V� �oi '.
s�uaoiwawussH�uecerrncHmronptutHu+aafis..wusruosuu�e.vruorurroarn�xw�sc. oe�n�i � :I ,��� b h10V� '(, : INS�TALL W95riE.2 ; - ����'�� ����r I II N' I , ' 3 UW } 3\ - '�
SIDOSNeYBfLLSfDWHLFENULDOWN5ARF8OLIFDTOWtOEF�CFOpSTYDORWfTHSIRtPSWHfliFSiRep15 = i+ll I - t u �I � _; �,� r{�. ��� I/�%• � I ��, II � i ` p =o y ,z GlST• � UTIUT� ��.� '
� �; 04ER W�P, fl!N r� : .
rtnCHiD T0 JTGOS ON CVPOSITL <fOE OF SHE.tR PIY. AlL HOLOOwNS �O BE (NSTALLE9 pER H�u�FACiLRtF'S >: � ��p�f � ;� � n,, �
svees � ' 0" ` �..� i I ��,...�., � �- Otl �OE � _--_ . i ��q io 0 0 y �p - �I� I
i(�R �Hf R N[I:Lf C��E: �OUNOATION SIIL PLtiEf AUC �Ll FR.tNING HFH6FAS R(i[(Y(NG�F9GE N�IIING I�Cu N � '��'i" • '� - - � �
,
ne�TTfNGPn�.ELSSHALtM101HFLESSTH/.N�S:NGlF3�INCYUGHfNALHMHlRnND(OUNDA�ICuSiIIGNrt3 � I` .� I ]( I ��' - � � I p � �
!nn[t uaT 9F iiif MnY n S1N�L£ 3:ACN NOHf1ML HFHeFR. (ni �1 I � ; ' I�E %Y�iFi� I i -. � � � _,
�.�,cvoueeirssk..iix�vc�ururuuHr�rHseoHrui �qi O i �I.,.,� , "'-� J :� Yl "SNJOiN �a � ,}�. - `O �, �1 �i -� N IlE r S N $ eP� � '� _ :
a ao�i�u �mc�.s. �c.�sx+uae �se,srvcen u � x � :����. I - `� ?^.2�: � �1Tll�/, I' V i Td OUi`JuE M �! 'i'',,; ��' . �n - � �.._ .... ',.. ...v ��i
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93'.3'�O.IIfvurrw�snEr.ssrt�unEustv.ournci�sr«ecir �I, � � �� �-�'� :; Vti'� '<f'�h�i - TI .fi-m - _ I Y(sKlNC� UD� � 'T� 4� � � � I� I
�; WAIK-IN - _ o s oi i_ ; ,,_ ,� �.a.
� SINK ��'_(,l/ � I I �i
� rtUN FUW __ i I I N tl0l c1. � -� 21p �
i i �' I I�I I�; FFl,U� W� 1 = _ / ; '_
rr
� i �q, �6 6=6� 3� S 2 6" _ I
, i ; I I1 amc-�{ - , zo
� / ' I y~ c �. IAJ, .:.:_ �.. . ..:�.� n g�_-� �... -_ � � � � �y� �� I i
� ���/ i . I � T� � I I I �
� o - CE��+�c � � -�i � i� � � I BEdRDOM #11- � � �, i i
SMOKE DETECTOR NOTE: , , "' �" > 4� �c, '� � i i �; N;
VERIFYTHAT110V.,HARDWIREDSMOKEDETECTORSHAVEBEEN �� I S�P �� � IS.L� ` k� �t �(1i i � cJ o�i � DIfUINE� �P'j I' jl ! I
PROVIDED IN ALL BEDROOMS, HALLWAYS, AND SfAIRWAYS PER Ni I � I'I i�, u � � N ;� I I�� " I `
CODE. SMOKEDETECTORSSHALLBEINTERCONNECTEDAND � � I �- -�� � �n ': Tl �+ °��p � i '� i _NI �I �1I � m �- NAkA V�LIOD FF I I 20 � �
I � - 7°7°a.ST 5�-DaS. � -3 ,> - �1Yf'� iHtUJUANOUi '� I � !
SHALLSOUNDANALARMAUDIBLEINALLSLEEPINGAREAS. � ~ i
� N s ,� � �
I Ya CNl Ik�IF.E U.O,N� -� I I � �� u
TI11S SIIALL -
6ETGSTL•DATFINALINSPG TI � C
C ON. N D° p �
VERIFYTHATALLSMOKEDETECTORSAREALSOEQUIPNEDWITH I ��` � Z 7 �� O � I 4S` I �� AMI-5UU.D � �
CARBONMONOXIDESENSORS/AIARMS. \� w G�ST - '� I ' �� VAwe Ify6 4x6 N : I
�SEE [LEGTRJC�IL PLAN f�s�'�I°J FDft S•D, lDCf11141�15 = � �;� ',�� Z�%° g a 1��9 h � �
, � °° G r ro i , ,� 2 7 P�r �I e 4� Y , f„ n a ,!;
M I
°;: �Rt�M �� "t�r x � 3'-0" �,: I �' W -------- - ` �� � n � Q ' �
� i � i, �� � s �
^ �� `� �, Af•til-50W] •. � :- u �_i-- �' �-x6 I n CHUN W N �[l;
MISCAISP aE�l W�n�W oONS� ( shown on plans as: "EGRESS" ) shall have a mimmum net dear ; � Q s MIKIlVG VCl `�p �` �CL w ti" -4 ' ' �I I n I � R/1NCE RRE 07X I 5- 10 � �Y A��E w� '-.' �
P ZEa� c�n ..,.. _ _ . ' _ � �
openmg height of 24 , net clear opemng width of 20' , and sJl heights rrot more than 44" � �� T1lE F.F � a,. �-i � I P�Y �'SUPC-RiOR MFG: MppEL I o � � �
� above the flnish floor. �� �- - � � � " � tt I O I f
o = # 1 �I �': � 1 . 6 � 4S30-AALJF (U�L. �2°I9- � �5 IF � � �
2. All Plumbing fix[ures shall mmpty with 2013 Calff. Green 8uilding Code efficiency standards as i S� o� Z ` ���� �� r ` i i o�' 15173A� R2UVI OE dJf3��E I�I �'=� �� L 11 � - � �°N � Bp� � ;
noted on these plans. � 2 XOX c5MT : � dl i I E ��
-.�,
3. Provide norrremovable backFlow preveniion devices on all ex[erior hose bibs. a , ��-�- _- . � � I �. z W�� I I � f �� E� Slfi��tR� � ,, `nj j _
_ - _ _ _ , ,. . ,,
4. Provide preswre relief �ralve with d2in to outside at water heater. �� o � - �- -� ��_ : ;. �Q � �, J , i � ��I� � 9(�'� -
.,.,.� I I N 7i
5. Insiall Washing Machf�m over 2' deep, waterproof pan with I` dia. drain line to outside. -' _ �-. �_ �� - - -�- ` :;� - � � iV I- GLS t ��STEWlJR
�
LIVINCa (�Oh9 � �
m , _ _ I ,
- ; : w o �aiNG� � 5 !
;.o �
s ay. rn
I � v" ' LL
� rT. Fkrn9 P L
6. Provide Clothes Drye� exhaust wkh smooth metal duc[ extending ro outside with back-dreft _ - _- - �: � �� -�" " 8� � (SNOHN HniCNED�
damper. , �-, _ _ _ _ -� NOTE WWD 6UftViNti FP
_:� .; �� J � 4•6 . 4�''n '- � SHRLL BE Bu'iT nF
OEtoW 5.W !
7. All shower and NMshower combinations shall be provided with Individual mntrol valves of the � S i .. � i - � E I � y SF;AIL M�ET ALL RFRUIREMCid15 I I � �6nvE � � � I I-NR Fik:-RR1Eil
pressure balance or [he thertnostanc mixing valve NPe to prevent ualding. � � -- � -' r -�'. � UF N U�S. EPA PrffiSE 17 2p ° �'n � C,.9NSi'RLC'ION �
8. Shower endosures shall be covered with ceramic tiie wer 1"min. grout bed, over W.P. O� � �'_ � -� il I' - -� - °_�mL � � E, CERY; F1 ED WGMD �1R'J�NYa 4`�'6 �
- __ - 26 �csmi. 26 �, � � �� i � � I �„ DEVIGE� � ; � r . �
membrane to a height of 7 k. (min.) above drain inlet. _ . I I I. ..- - _ I I I '
� �� �5tl�tE He�R7ti Oni i"n r�, °
= = II I il�� i - � � � ; � � °n ca�ure e�n/ca�� � �D OFFICE �n �� I
- ' - �i�ll I'i� Ii �IIII�I I�I�in�. - . �, i I �.,�i I'' I 6'S6%OXcSrnr. xb i_o �, � J Ni I
PRO�ECT
��•
NORTH
a�i■ aavwaxr.
LE� END �
�"' NEW HflUSE WHlLS
T7T�77'�F➢ I-HR, RAIED W/L15
--- RCF�. CEIUNC� LINES
Ni1M�RHiLS ? C�VARDRI°�iLS
=�- U71LI17 �NES / 5YM�1L
= ISTFLR. WF1�15 T• P.
�,� LDWER R40F /iREfiS
� ftJ55 AS NTD.
_Q_ SNEAR WALLS � 5Gt1ED �
� HOID DO Wn15 � SGN �� �
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SFE DETf1iL OF (ANDiN(n
Mp 6UNKDF7�iL oN
I�'n, lk l2 Of YtriNS•
"= Oa -
LIVI N� SPr�cE �r� �021 s,F.
TOTAL PORCH ARGrVS ZUZS•F.
TOTYtL Gui�D�NC F�PW'NT- Z,223 S�r,
I_�I `-'
l��o-pWn'fiR ��uurcf ArN
5h"Jf-0� F5t k/�E Sik�'lVliR
WJOK-1)P DIf1q � :W G�� #2 ,
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1�!!lR=�l11�
BEDROOM WINDOW EGRESS: MINIMUM WIDTH & fiEIGHT REQUIREMENTS
v.idth 20 ]0.5 ]I 21.5 22 22S 23 13.5 2< 7<.5 25 355 z6 26.5 2] 2].5 78 285 29 29.5 30 3�.5 31 31.5� 3i 32� 33 33.i 3:
height a1.0 C0.0 39.1 382 37 3 36.5 35.7 34.9 342 33.5 3L8 32I 31.6 31.0 30.A 29.8 293 28.8 283 2].e 2].4 16.9 16.5 26.1 25.7 253 3a 9 2a.5 2a
Bedroom Window Egress
� 5.)yy.h. opu�inmmin . . . . . .. ..... ......i��.6 �310. 4�
��oa-eo. ah�a�
(2 ' 1 h gh .... .. .. .+ . .., �JIO. il
❑Em�rvcucy<xpctopublic ay ..............1310.a�
n No window> <i(t. �o pro�rtY linc .. ............ ..It S.A�
[1Sc<uri�yM1.�rsn���sthav<appro�edrel<.�srh�vrdwar< ..�SIO.JI
❑ sai n<�sn� a.r . m,.<. �i,o.� r��.mm ��.,� ._.. �.� � p io., i
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SPARIC ARRcSTER.
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SffiR�c WR4c5�EfL .
iZ2�o7� � I
( STUNE VE'JEFJ2
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EXTERIOR FINISH SCHEDULE �hDOWS&DOORS --- WOOD Wi.AI_UM EXTCLADDING SINUL.�iED
. T.Q.L.(hIItJJ W[NDOW'S ANDDOORS. WlNUOR�S
SHALL BE CASL'MENT WQ4DOW 5(UON), WITH
GRIDS AT GLASS PANELS GLASS DOORS SH.4LL
ROOF COVER ---------- `ELK' ,"PRESmENT1AL", AO YEAR , 7YPE -!, NOT HAVE GRIDS. ALL GL.4ZING SHnLL DE
CLASS-B (MIN.), THREE-TAB,COMP.9HINGLE DOUBLEPAItJED,INSL'LGLA9SPERTITLE-:4
ROOFII.�G LN HLACK. (TYP.1 �ppR7'.
GLITTERS ------------- 4" OGEE SHEET ME'CAL GUTL6RS A1vD DOW;J- DR. / WINDOW TRlhf -- CASE ALL OPENiNGS MITH RD. W D..X4
SPOUTS PAINTEU TR1M COLOR TO MATCH . CRAF15MAN STYLE, BUTT- JOIN'C VERLTRIM W7.
2X6 SHAPED SILLS AND 2X6 HEADERS. RUN
EXTERIOR SIDLNG ----- RED WO011 OR C6D.AR SHDVGLES W?. 5" L,sPS. HEADERS LONG AS SHOW ON DRA WINGS. 'fRIM
USE 2X2 RD. WOOD NSIDE BUTT CORNERS AIJD BARGE RAF'CERS WITH RD. WD. 2X8 AIQD EAVES
MIPERED SHINGLE OUTSIDE CORNERS (TYP.) Wl. RD WD, 2X6. ALL RD. WD. TRIM SHALL BE
PAAITED.
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a�� .e a U existing b� d g uc p 5 as e p a y sible a d eg t ..
;h= propery. Said numbers shall contrast with (heir background, sha:l be a min6mum of one-half inch stroke b;-
ra•o and ene-half inches high, aod shall be either inlemally or externally illum!nated In sll new cons:rucuon.
ni� r -on;orr parofa,:isCingconstruclion.Thepo•.vzrofsachilluminal'o�snallnotbeno��nal'�y ��n-cnaoiz.G;r
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GLAZING NOTE:
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l!JSULATGDGLASS,N'ITH MAX."U-VALUE"ASSTATEDON'LIiCCALIF "l'ITLE-»"
FEPORT SHOWNONPAGEH OFTHESEPLANS.
TEbfP. A1FG0. LAOELS SHOWING NEW GLAZING "U�V ALUES" SHALL NOT �P
REMOVFD FROM PRODUC(, UNTIL BI,DG. INSPF.CTOR AUTIIORIZES'I'0 DO SO
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