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HomeMy WebLinkAbout2021-05-18 PC AgendaPlanning Commission City of Hermosa Beach Regular Meeting Agenda - Final City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman Council Chambers (Virtually)6:00 PMTuesday, May 18, 2021 1 May 18, 2021Planning Commission Regular Meeting Agenda - Final ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City's web site at www.hermosabeach.gov. Wireless access is available in the City Council Chambers for mobile devices: Network ID: CHB-Guest, Password: chbguest Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 AM - 6:00 PM and on the City's website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. Page 2 City of Hermosa Beach Printed on 3/21/2024 2 May 18, 2021Planning Commission Regular Meeting Agenda - Final PUBLIC PARTICIPATION City Hall will be closed to the public until further notice. Virtual Meetings are held pursuant to Executive Order N-29-20 issued by Governor Gavin Newsom on March 17, 2020. Members of the public may submit eComments (instructions below) or email comments to CommunityDevelopment@hermosabeach.gov until 12:00 PM on the meeting date. Members of the public may also participate by phone. JOIN THE VIRTUAL PLANNING COMMISSION MEETING AT: https://us02web.zoom.us/j/82539742028?pwd=OUNTRDNvd2l6TzBpTDljc2x6bGFwdz09 OR PARTICIPATE BY PHONE: 1. Prior to 5:00 PM on the meeting date, email Planning@hermosabeach.gov to be added to the speaker list. Please indicate your full name and which item you would like to speak on. 2. Dial in 5 minutes prior to the start of the meeting: > Toll Free Dial in: (888) 475-4499 > Planning Commission Webinar ID: 825 3974 2028 # > Passcode: 207860 3. ATTENDEES WILL BE MUTED UNTIL THE PUBLIC PARTICIPATION PERIOD IS OPENED. When you are called on to speak, press *6 to unmute your line or *9 to raise your hand. Comments from the public are limited to 3 minutes per speaker. Page 3 City of Hermosa Beach Printed on 3/21/2024 3 May 18, 2021Planning Commission Regular Meeting Agenda - Final Submit your comments via eComment in three easy steps: Note: Your comments will become part of the official meeting record. You must provide your full name, but please do not provide any other personal information (i.e. phone numbers, addresses, etc) that you do not want to be published. 1. Go to the Agendas/Minutes/Video webpage and find the meeting you’d like to submit comments on. Click on the eComment button for your selected meeting. 2. Find the agenda item for which you would like to provide a comment. You can select a specific agenda item/project or provide general comments under the Oral/Written Communications item. 3. Sign in to your SpeakUp Hermosa Account or as a guest, enter your comment in the field provided, provide your name, and if applicable, attach files before submitting your comment. eComments can be submitted as soon as the meeting materials are published, but will only be accepted until 12:00 PM on the date of the meeting to ensure Planning Commission and staff have the ability to review comments prior to the meeting. 1. Call to Order 2. Pledge of Allegiance 3. Roll Call 4. Oral / Written Communications a.REPORT 21-0252 Written Communications Recommendation:Receive and file the written communications. Section I CONSENT CALENDAR 5.REPORT 21-0253 Approval of the April 20, 2021 Planning Commission Action Minutes Recommendation:Approve the Planning Commission action minutes of the April 20, 2021 regular meeting. 6. Resolution(s) for Consideration - None *************************************************************************************************************** THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. *************************************************************************************************************** Section II Page 4 City of Hermosa Beach Printed on 3/21/2024 4 May 18, 2021Planning Commission Regular Meeting Agenda - Final PUBLIC HEARING 7.REPORT 21-0299 Information Only: Public Hearing Notices and Project Zoning Maps 8.REPORT 21-0298 CUP 21-1: Conditional Use Permit request to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd Street, Suite 206 (South Bay Structural Integration), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Recommendation:Adopt the attached resolution approving CUP 21-1 to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd Street, Suite 206 (South Bay Structural Integration), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). 9.REPORT 21-0287 CON 21-1 Conditional Use Permit and Precise Development Plan 21-1 a request for a Conditional Use Permit and Precise Development Plan to allow the construction of a 2-unit detached condominium project on property located at 947 7th Street and a determination the project is categorically exempt from the California Environmental Quality Act. Recommendation:To adopt Resolution No. 21-XX approving Conditional Use Permit (CUP) and Precise Development Plan (PDP) Case No. 21-1 for a two-unit detached condominium project, subject to conditions, on property located at 947 7th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Section III HEARING 10.REPORT 21-0286 S-4 #40 A request for a Mural Determination for an existing 270 square foot painted display on the easterly wall of an existing commercial building located at 25 22nd Street (Martha’s Hermosa Beach), and determine that the project is exempt from the California Environmental Quality Act. Recommendation:Adopt the Resolution No. 21-XX and determine that the existing display covering 270 square feet of surface area on the easterly facade of an existing commercial building is consistent with the Hermosa Beach Municipal Code (HBMC) definition of 'Mural' at 25 22nd Street (Martha's Hermosa Beach), and determine the project is exempt from the California Environmental Quality Act. Section IV 11. Staff Items Page 5 City of Hermosa Beach Printed on 3/21/2024 5 May 18, 2021Planning Commission Regular Meeting Agenda - Final a.REPORT 21-0302 Initiation of amendments to Section 17.08.020 of the Zoning Ordinance regarding Home Occupations (home-based businesses) in residential zones. Recommendation:1. Review Section 17.08.020.D14 of the Hermosa Beach Municipal Code (HBMC) regarding "Home Occupations" (home-based businesses) in residential zones; and 2. Set a public hearing to consider a Text Amendment for the Planning Commission to recommend to the City Council deletion of Section 17.08.020.D14 regarding "Home Occupations" (home-based businesses) b. Verbal report on City Council actions c. Verbal status report on major Planning projects d.REPORT 21-0254 June 15, 2021 Planning Commission Tentative Future Agenda Items Recommendation:Receive and file the June 15, 2021 Planning Commission tentative future agenda items. e.REPORT 21-0255 Rotation of Planning Commission Chair and Vice Chair 12. Commissioner Items 13. Adjournment Page 6 City of Hermosa Beach Printed on 3/21/2024 6 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0252 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 Written Communications Recommended Action: Receive and file the written communications. Attachment: 1.Email from Alan and Rosalind Bender 2.Email from Anthony Higgins Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™7 From: R.Bender Sent: Tuesday, April 20, 2021 9:28 PM To: City Council <citycouncil@hermosabeach.gov>; City Clerk <cityclerk@hermosabeach.gov> Cc: Suja Lowenthal <suja@hermosabeach.gov>; Ann Yang <anny@hermosabch.org>; Marie Rice <mrice@hermosabeach.gov>; Ken Robertson <krobertson@hermosabch.org>; Ells Freeman <efreeman@hermosabch.org>; Lucho Rodriguez <lrodriguez@hermosabeach.gov>; Bob Rollins <brollins@hermosabch.org>; Art Rayburn <arayburn@hermosabch.org> Subject: New Project at 1620 Raymond Ave. ?? Importance: High TO WHOM IT CONCERNS, PLEASE SUBMIT THIS EMAIL AS PART OF THE NEXT CITY COUNCIL MEETING, THE NEXT PLANNING COMMISSION MEETING, AND ANY OTHER HB CITY DEPT. MEETING THAT IS APPLICABLE FOR THIS REQUEST. HOWEVER, PLEASE REMOVE OUR EMAIL ADDRESS FROM THE "PUBLIC RECORDS". THANK YOU IN ADVANCE. Dear City Manager, Council members, Planning Commission members, and Staff, We hope this finds you healthy and sane, after the challenges of the past year. We are SENIORS, and as we don't have 'smartphones' or an updated computer, we have been unable to access the HB City website, or attend any City on-line meetings for more than 1 year. We are writing to you of an issue that is the utmost importance to us, and we are praying that you will be able to help us somehow. We live on 16th St. on the East side of Pacific Coast Hwy., and at the top of the hill. My family bought this home in 1969, and I've lived here most of my life. My husband & I planned to spend the rest of our lives in this house. Being at the top of the hill, we used to have a 180 degree view of the ocean, from Palos Verdes to Santa Monica. Unfortunately, through recent years as Hermosa Beach has given permission to more and more Developers and Contractors to build new 2-3 story "speculation" homes, we have lost almost all of our ocean view! Sadly, we have recently discovered that the small house at 1620 RAYMOND AVE. (just to the west of us), has been sold to a Contractor. Evidentally this house initially was sold to a different Contractor last year, but due to COVID, he sold it again to the present Contractor . . . complete with Permits (?) 8 As nearby residents who will be greatly affected by any construction at this site, we are wondering why we were not notified by mail, as per City Code? We were not notified the 1st time nor this time, that this house has been sold and is due to be torn down! And according to the present renter, it was "sold complete with existing permits, and the Contractor plans to build from property-line to property-line". LOOKING OVER THE TOP OF THIS HOUSE IS THE LAST LITTLE BIT OF AN OCEAN VIEW THAT WE STILL HAVE, AND IF A NEW-BUILD IS ALLOWED TO GO UP 2-3 STORIES, PROPERTY-LINE TO PROPERTY-LINE, THEN WE WILL HAVE NO OCEAN VIEW AT ALL!! Hermosa Beach sits on only 1.2 square miles of land, yet we are packed in tighter than sardines in a can, due to the on-going building of new houses! Prior to COVID we attended many City meetings, and watched residents BEG the City, not to let a Contractor or Developer build a house that would take away their ocean view. And over-and-over again we watched as the City denied the residents' requests, stating "Hermosa doesn't have a view variance". We know we aren't the only HB SENIORS or Residents who are having this problem, yet time-after-time we've been told at various meetings that "Hermosa doesn't have a view variance". Well why not??? Residents certainly want one. Nobody wants to have their existing view blocked! And if they're lucky enough to have one, why isn't it the City's responsibility to ensure they are able to keep it? There are many California beach cities who DO have a View Variance, including Palos Verdes, SO WHY DON'T WE? As Residents pay plenty of taxes to live in Hermosa Beach, and we are responsible for electing City officials, we simply do not understand WHY the City always seems to let some Developer or Contractor build whatever THEY want, AND NOT LISTEN TO THE NEEDS OF THE RESIDENTS WHO LIVE HERE? If our motto is "Hermosa Beach is the best little beach city", then why aren't the Residents' rights protected, and given more importance over some Developer or Contractor's? Behind us there used to be a cute little 1930's house on a double lot with lots of trees, and it had only one Tax I.D. Hermosa allowed a Developer to divide the property, cut down most of the trees, and build FOUR 3-story condos on it! We listened to construction noise 6 days/week for 2.5 years! Not only did we lose MOST of our ocean view and our privacy, but the single concrete driveway that was allowed, now acts as a wind-tunnel which amplifies ALL sounds right into our house! What used to be a very quiet, natural area filled with wildlife is not anymore. So as very long-time residents, who want to die in our Hermosa Beach home still being able to watch the sunsets . . . we are BEGGING YOU to do the right 9 thing, and not let this (or any other) 'new-build', block what's left of our ocean view! Thank You in advance for your attention to this very important matter, as we know that many Hermosa residents feel as we do, especially SENIORS. We look forward to your timely reply. Alan & Rosalind, long-time 16th St. residents 10 From: tony higgins <tony.higgins123@gmail.com> Sent: Thursday, April 29, 2021 8:47 AM To: Eduardo Sarmiento <esarmiento@hermosabeach.gov> Subject: Written communication Here it is. Thanks. Please post to the council and commissions as written communication to the upcoming Council and commission meeting. and if you can replace the communications Inadvertently posted in the last council meeting agenda. Thank you START April 21, 2021 To: City Council Parks Commission Planning Commission Public Workd commission Subject: A dysfunctional city. I am writing to ask the City Council to objectively consider the behavior of city officials related to: (1) ATTACHMENT A. that describes the cities response to county Covid health orders, where city officials stood by and even recklessly encouraged behaviors that clearly endangered VULNERABLE POPULATIONS during the pandemic’s peak, when people were dying a record rates, when LA County was the epicenter of the covid19 crisis and health care workers were pleading for help and cooperation from citizens and cities alike. AND (2) ATTACHMENT B. that describes manner in which the single lane configuration on Hermosa & Pier Ave was implemented and that denied VULNERABLE COMMUNITIES their right to a formal review of the impacts and possible mitigations provided for under law by the CEQA statute. The problem in asking the city council to objectively consider these acts is that it’s a classic case of the fox guarding the hen house. Attachment A. & B., when taken together point to city officials and a city government that put its pet projects and the interests of the chamber of commerace ahead of the health, safety and quality of life of residents, vulnerable populations and vulnerable neighborhoods. It’s as simple as that 11 I believe there must be an investigation and the responsible city officials including the city manager and the city council must face the consequences of their actions. These actions, by any reasonable measure led to unnecessary deaths, severe illness and an erosion of the public trust. Every claim I make in Attachment A & B below can be backed up by photographs, public records requests and email correspondence that I will be happy to provide. ATTACHMENT A. OPEN LETTER TO HB CITY COUNCIL April 20, 2021 To: City Council City Manager Suja Lowenthal City Attorney Michael Jenkins HB Police Chief Paul LeBaron Subject: Hermosa Beach Covid Response In the HB City Council candidate forum on March 26th the Easyreader moderator asked: Face masks, agree required with enforcement? https://easyreadernews.com/hermosa-beach-city-council-election-forum-five-candidates-14- questions/?fbclid=IwAR1sjF7CUPf5Q4WaRKFiX8miMSSjOZPYclVZ3PiHlNWlJyjQAbe6WDI8Fsc This question belies a much larger auestion that none of the candidates spoke to: did city officials undermine county health orders meant to protect vulnerable populations & the general public AND if so should they be called to account and to what end? Three examples point to a pattern of city behavior that if true can and should not be ignored. During the 3rd wave of the pandemic (Nov-Jan), while our local hospitals were overwhelmed, when doctors & nurses were pleading for community help and vulnerable populations were dying at record rates, the HB the City Manager Suja Lowenthal, the City Attorney Michael Jenkins and the Police Chief Paul LeBaron ignored county health orders and allocated public space for restaurant-owned tables, to undermine and bypass the LA County outdoor dining ban. These officials knew this would lead to face to face multihousehold dining and that knew it was violation of county health orders. 12 The city councils own health experts (BCHD) advised against outdoor dining in 2 city council meetings but the HB council ignored their advice and allowed this thinly veiled subversion, putting at risk populations in danger. To add insult to injury, the City Council allowed restaurant owners that knowingly participated in undermining the outdoor dining ban to qualify for a city lottery of ~$135,000 in federal tax payor covid relief funds. This is not the kind of leadership Hermosa Beach deserves. The rules were clear and contained in the health order, cities cannot weaken county health orders, they can only strengthen them if local conditions warrant. The city knowingly disregarded and undermined the county health order. There must be an accounting. In the second example, the city allowed organized flag football at Valley Park nearly every weekend THROUGHOUT the peak of the pandemic. On several occasions over the course of several weeks I emailed pictures of these regularly occurring flag football games at Valley Park to HB city officials. I even provide the times times the games seemed to be scheduled hoping they would do their duty and intercede; but the games still went on, week after week throughout the peak of the pandemic. On one occasion captured by a HBPD police body cam video AND reviewed by Chief LeBaron, the officer tried to justify not enforcing the county ban on multihousehold sporting events and specifically flag football. Anyone can see in flag football there is considerable face to face contact, blocking, physical contact, players sprinting down the field and then huddling tightly together; breathing heavily. How can that not be risky. But apparently our police department thought it was just fine. Think about it, how can you maintain 6 ft distance and pull a players flag unless you are an orangoutang? Third, the city of Hermosa entered into a contract with a third party to enforce the emergency health order (aka mask mandate) passed in July of 2020. In justifying the expenditure city officials implied their sworn officers and community service officers simply did not have the time to enforce a mask mandate to protect Hermosa’s Covid vulnerable populations; basically saying they didn’t have the resources. Well no business or government entity ever has the resources it needs to do everything it wants. Management is about prioritization and clearly identifying what won’t get done if a new task (e.g. mask enforcement) is undertaken using existing resources. This used to be called an impact analysis and is just management 101. But our city manager didn’t think this impact analysis was needed or if it was done it wasn’t shared with the public. Worse yet, our city council didn’t have the common sense to demand it before opening the taxpayer checkbook. Now here is the rub, while the city claimed Valley Park was patrolled by green-vested Covid safety officers on at least 20 occasions between Nov-mid Feb and claimed that hundreds of people were 13 verbally warned to mask-up at Valley Park NOT A SINGLE WRITTEN WARNING OR CITATION WAS EVER ISSUED at the park per a HB public records search. Also, anyone that regularly frequented the park between August & December knows the mask ordinance was largely being ignored except by vulnerable seniors. So if the city was serious about enforcement why, in the face of rampant mask non-compliance and frequent multihousehold gatherings and regularly scheduled sporting events did these contracted Covid safety officers fail to issue a single written warning or citation at Valley Park? Remember, this happened at the peak of the pandemic, when LA County was the epicenter of the Covid crisis, when doctors and nurses were pleading for community support. There are many other examples I could cite from beach volleyball that was explicitly prohibited by the county order to the crowds these volleyball games attracted to city sponsored daycare where the city maintained masks were being worn as required by county safety orders and were not, to the simple fact that on the beach, during the peak of the pandemic virtually no one wore a mask. This continues to this day. If the city were to respond they would probably say there was nothing they could do. That would be a lie. On many occasions I recommended the city take some kind of action including using short term closures of the beach, strand and parks to send the message that mask scofflaws would not be tolerated. The city could have issued written warnings at our parks so repeat offenders could be tracked and citations issued. They could have put an end to the regularly scheduled flag football games and other large regularly scheduled FOR-PROFIT activities that were happening every weekday afternoon during the peak of the pandemic. I sent pictures of this too The city could have removed the volleyball nets since the county order specifically excluded volleyball for good reason; heavy exertion and face to face contact at the net. Most of the nets were allowed to remain up throughout the peak of the pandemic despite the ongoing violations. And certainly no one forced the city officials to allocate public space so that restaurant owners could subvert the county outdoor dining ban. According to a Brookings Institute study published this March, ~ 400,000 died unnecessarily and many more suffered debilitating long term consequences from Covid. https://www.google.com/amp/s/mobile.reuters.com/article/amp/idUSKBN2BH1DK Look, there is a chance still more deadly antibody resistant varients will spring up and reinfect vulnerable populations. There is a chance that new varients could evolve to attack children. We need to be prepared for this. 14 County safety protocols need to work and the city needs to do the work to make sure that can happen if things go bad again. And if you think I’m angry, think about how our local health care workers and family members of those that died must feel. Betrayal might just about cover it. So now the question that remains is will anyone on the city council or any of the the city council candidates step up and ask for an investigation. There must be reckoning before there can be a reconciliation. But this is complicated. An honest investigation is required, mistakes must be acknowledged and improvements made. Covid is not over and just like the 100 year storms that seem to be happening every few years nowadays, a doubling of the worlds population by 2050 can only lead to more frequent pandemics. But I also believe that some of the city officials that made poor decisions during the pandemic are honorable people that put themselves on the line and served, and have done a lot of good for the community. That cannot be forgotten either. But I also believe the cities actions described above constitute culpable negligence for which city officials should NOT have qualified immunity, But LIKE the police officers in the George Floyd murder, there will not be accountability unless the community demands it. Anthony Higgins. ATTACHMENT B. April 20, 2021 To: City Council City Manager Suja Lowenthal City Attorney Michael Jenkins HB Police Chief Paul LeBaron Subject: Single Lane Implementation 15 I walked out of my house this morning and was welcomed into my front yard by the thick smell of auto exhaust from vehicles backed up at the intersection of 27th & Morningside then speeding up westbound 27th. Often these vehicles reach 40mph by the time they pass over the crest. The speed limit is 25mph on this steep and narrow road with dangerously obstructed sidewalks. Since the single lane configuration the number of times there are 4 or more cars at this intersection has at least quadrupled over what it was before the single lane configuration . Driver impatience has skyrocketed as evidenced by increased honking as drivers cut onto Morningside to avoid delays on Gould adjacent to Valley Park. Most days you cannot stand in front of your house on 27th and have a conversation with your neighbor. It’s just too noisy. The smell of auto exhaust and not ocean air dominates your senses. The situation on 27th street has only gotten worse since the opening of Vista Elementary School and will undoubtably get much worse as the weather warms, as beach goers flock to our beaches and bars and the city opens the flood gates on special events to make up for lost business and city revenues. This is the new priority not resident quality of life. The city has denied our neighborhood the protections provided by the CEQA statute; protections that would have required the city assess and identify significant impacts of restricting traffic on Pier Ave the main east /west artery in the city and the cities only east/west truck route and Hermosa Ave, the westside’s main north/south artery. I believe the city knew there were several potentially significant noise, traffic and pollution problems associated with the single lane configuration that would exacerbate existing problems in vulnerable neighborhoods like 27th street and did everything possible to avoid CEQA. I believe the city knew the single lane configuration would bring unmitigatable impacts to our neighborhood and knew that heavy truck traffic & vehicle congestion associated events like fiestas, the AVP tourney and events like the Teen Choice Awards would only make things worse for residents of vulnerable neighborhoods impacted by the single lane configuration. I believe that with outdoor dining and a single lane configuration it’s certainly a possibility that the city will want to route the special event heavy-truck and vehicle traffic onto overloaded residential streets like 27th; where General Plan noise limits for R2 neighborhoods are already being exceeded. I believe city officials know that it’s unlikely the single lane configuration would stand up to a CEQA analysis and therefore took advantage of the Covid crisis to do what they could have not otherwise done. In my view one cannot ignore the possibility that the cities intention is to drag out the single lane configuration for as long as possible and use the Covid tragedy as a tactic to avoid a formal CEQA EIR. 16 It’s absurd to think the reconfiguration of the only east west truck route in the city and a major commuter route does not require an EIR. Once again i ask will the city commit to a CEQA review and how much longer do we have to wait? I’ve asked many times and never got an answer. Anthony Higgins 17 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0253 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 Approval of the April 20, 2021 Planning Commission Action Minutes Recommended Action: Approve the Planning Commission action minutes of the April 20, 2021 regular meeting. Attachment: 1. April 20, 2021 Planning Commission action minutes Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™18 City Hall 1315 Valley Drive Hermosa Beach, CA 90254 City of Hermosa Beach Action Minutes - Draft Planning Commission Chair Rob Saemann Vice Chair Marie Rice Commissioners David Pedersen Stephen Izant Peter Hoffman 6:00 PM Council Chambers (Virtually)Tuesday, April 20, 2021 ******************************************************************************************************* THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ******************************************************************************************************* 1. Call to Order 2. Pledge of Allegiance 3. Roll Call Chair Rob Saemann, Vice Chair Marie Rice, Commissioner David Pedersen, Commissioner Stephen Izant, and Commissioner Peter Hoffman Present:5 - Absent:0 All Planning Commissioners attended remotely. Also Present Remotely: Ken Robertson, Community Development Director Patrick Donegan, Assistant City Attorney Carlos Luis, Associate Planner Yuritzy Randle, Assistant Planner Paul LeBaron, Chief of Police Landon Phillips, Lieutenant Bob Rollins, Building & Code Enforcement Official 4. Oral / Written Communications Attending remotely to speak: Charlie Carnow. Page 1City of Hermosa Beach DRAFT19 April 20, 2021Planning Commission Action Minutes - Draft Section I CONSENT CALENDAR 5.REPORT 21-0224 Approval of the March 16, 2021 Planning Commission Action Minutes March 16, 2021 Planning Commission action minutes, Corrected 4-20-21 Attachments: ACTION: Motion by Vice Chair Rice and seconded by Commissioner Izant to approve the March 16, 2021 action minutes (corrected 4-20-21) as presented. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, Commissioner Izant, and Commissioner Hoffman 5 - Absent:0 6. Resolution(s) for Consideration - 1429 Hermosa Avenue a.REPORT 21-0240 Resolution of approval to amend Parking Plan (PARK) 20-5 1. Parking Plan Approval Resolution 2. Supplemental - Email from Ty Renner, added 4-20-21 3. Supplemental - 1429 Hermosa Avenue Project Timeline Revised, added 4-20-21 Attachments: Motion by Commissioner Hoffman and seconded by Commissioner Izant to pull this item for discussion. ACTION: Motion by Commissioner Hoffman and seconded by Commissioner Izant to adopt the resolution approving Parking Plan PARK 20-5 to allow charging a fee for on-site parking at an existing Hotel (H2O Hermosa) at 1429 Hermosa Avenue, with the modification shown below. Remove $20 reference to parking fee. The motion carried by the following vote: Aye:Vice Chair Rice, Commissioner Izant, and Commissioner Hoffman3 - No:Chair Saemann, and Commissioner Pedersen2 - Absent:0 b.REPORT 21-0241 Resolution of Denial to amend Conditional Use Permit (CUP) 20-8 1. Denial Resolution 2. Supplemental - Email from Ty Renner, added 4-20-21 3. Supplemental - Email from Sheryl Main, added 4-20-21 Attachments: Page 2City of Hermosa Beach DRAFT20 April 20, 2021Planning Commission Action Minutes - Draft Motion by Vice Chair Rice and seconded by Chair Saemann to pull this item for discussion. Attending remotely to speak: Neil Chhabria. ACTION: Motion by Vice Chair Rice and seconded by Commissioner Hoffman to adopt the resolution denying Conditional Use Permit CUP 20-8 to provide on-site sale, service, and consumption of general alcohol indoors only within the hotel lounge for registered guest only, 7 days a week 7:00 A.M. to 10:00 P.M. at an existing Hotel (H20 Hermosa) at 1429 Hermosa Avenue, with the modifications shown below. Removal of the last sentence in section 6. Renumbering of sections 6, 7, and 8. The motion carried by the following vote: Aye:Chair Saemann, Vice Chair Rice, Commissioner Pedersen, and Commissioner Hoffman 4 - No:Commissioner Izant1 - Absent:0 Section II HEARING 7.REPORT 21-0226 Receive Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits 1. Process and Standards, updated 2019 2. Police/ABC Report for this period 3. Police/ABC Report for last period 4. Police Statistics for this period 5. Police Officer Checks for this period 6. Police DUI Report 7. LA County Fire Inspection Report 8. Code Enforcement Data for this period 9. Code Enforcement Data for last period 10. Supplemental - Memo, added 4-20-21 Attachments: ACTION: Chair Saemann received and filed the Tri-Annual Report for On-Sale Alcoholic Beverage Conditional Use Permits. Section III 8. Staff Items a. Verbal report on City Council actions Page 3City of Hermosa Beach DRAFT21 April 20, 2021Planning Commission Action Minutes - Draft b. Verbal status report on major Planning projects c.REPORT 21-0225 May 18, 2021 Planning Commission Tentative Future Agenda Items Planning Commission May 18, 2021 Tentative Future AgendaAttachments: ACTION: Chair Saemann received and filed the May 18, 2021 tentative future agenda. 9. Commissioner Items a. Commission input as follow-up to Zoning Code Update Study Session 10. Adjournment ACTION: Motion by Commissioner Izant and seconded by Chair Saemann to adjourn the meeting. The motion carried by a unanimous vote. The meeting was adjourned at 7:20 PM. Page 4City of Hermosa Beach DRAFT22 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0299 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 Information Only: Public Hearing Notices and Project Zoning Maps Attachments: 1.Public Notices 2.Project Zoning Maps City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™23 City of Hermosa Beach PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, May 18, 2021, to consider the following: 1. Conditional Use Permit CUP 21-1 request to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd St., Ste. 206 (South Bay Structural Integration), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). The business would be conducted in a 200-square foot office and involve one-on-one observation, counseling, and only limited massage therapy. 2. CON 21-01, PDP 21-01 - A request for a Conditional Use Permit and a Precise Development Plan to allow the construction of a 2-unit detached condominium project on property located at 947 7th Street, and a determination the project is categorically exempt from the California Environmental Quality Act. SAID PUBLIC HEARINGS shall be held virtually at 6:00 PM, or as soon thereafter as the matter may be heard. THIS MEETING IS HELD PURSUANT TO EXECUTIVE ORDER N-29-20 ISSUED BY GOVERNOR GAVIN NEWSOM ON MARCH 17, 2020. ANY OR ALL PLANNING COMMISSION MEMBERS MAY ATTEND AND PARTICIPATE BY TELECONFERENCE/VIRTUAL MEETING. MEMBERS OF THE PUBLIC MAY PARTICIPATE BY TELECONFERENCE. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time. See the meeting agenda or contact CommunityDevelopment@hermosabeach.gov for teleconference participation details. For inclusion in the agenda packet to be distributed, written comments of interested parties should be mailed to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 or emailed to CommunityDevelopment@hermosabeach.gov by noon of the Tuesday, one week before the meeting. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or CommunityDevelopment@hermosabeach.gov. The Department operates from 7:00 AM to 6:00 PM, Monday through Thursday. A copy of the agenda and staff reports will be available for public review 72 hours in advance of the meeting on the City’s website at www.hermosabeach.gov. Relevant Municipal Code sections are also available on the website. Ken Robertson Director of Community Development 24 25 5th St 2nd StValley Dr3rd St 4th St Ardmo re Ave 1st Pl 1st StPacif ic Coas t HwyHil l S t 6th St Cypress AveCulper C t Ocean View AveHopkins S tPine StCochise Ave2nd St 4th St 1st St 3rd St 4th St 6th St Cochi seAveR-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Projects Zoning Map Planning Commission Meeting May 18, 2021 APN: 4188-028-105 727 2nd St, Suite 206 Minor Conditional Use Permit Zone: SPA-7 26 8th St 9th St 8th Pl 6th St 7th St 10th St Prospect AveArdmore Ave5th StPaci f ic Coas t HwyVal ley Dr 11th St Ocean Dr Aviation Blvd 7th Pl Alley Pine StOwosso AveGravley C t 8th St 7thSt7th St 9th St 6th St 10th St R-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 300' Notification Radius Projects Zoning Map Planning Commission Meeting May 18, 2021 APN: 4186-012-028 947 7th St Condominium Zone: R-2B 27 P a lm D rThe S trand Beach D r 24th StMan h a t t a n A ve He rmo sa A ve Park Ave22nd St25th St Oz o n e C t Loma D r 20th St Al l e y 20th Ct21st St CircleDr 21st Ct Myrt le A v e MontereyBlvd 23rd St Silve rs t rand Ave Loma W alk 21st St H e rm o s a A v e 24th St C ircleDrR-1 Single Family Residential R-1A Limited Single-Family Residential R-2 Two Family Residential R-2B Limited Multiple Family Residential R-3 Multiple Family Residential R-P Residential-Professional RPD Residential Planned Development R-3PD Multiple Family Planned Development C-1 Limited Business and Residential C-2 General Commercial C-3 General and Highway Commercial M-1 Light Manufacturing OS Open Space OS-1 Restricted Open Space OS-2 Restricted Open Space OS-O Open Space Overlay MHP Mobile Home Park SPA Specific Plan Area (Residential) SPA Specific Plan Area (Commercial) 500' Notification Radius Projects Zoning Map Planning Commission Meeting May 18, 2021 APN: 4182-003-014 25 22nd St Mural Determination Zone: C-1 28 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0298 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 CUP 21-1: Conditional Use Permit request to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd Street, Suite 206 (South Bay Structural Integration), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). LOCATION:727 2nd Street, Suite 206 APPLICANT:Victoria Brill 1011 10th Street Hermosa Beach, CA 90254 OWNER:Hancock Property Group 727 2nd Street, Suite 205 Hermosa Beach, Ca 90254 Recommended Action: Adopt the attached resolution approving CUP 21-1 to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd Street, Suite 206 (South Bay Structural Integration), and determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). Background: ZONING:SPA-7 Specific Plan Area No. 7 GENERAL PLAN:Community Commercial, Pacific Coast Highway Corridor EXISTING USE:General Office PROPOSED USE:Massage Therapy/Structural Integration Practice LOT SIZE:Approximately 11,531 sq. ft. BUILDING AREA:6,495 sq. ft. total; 16 commercial condominium units PARKING PROVIDED:26 parking spaces for 16 tenants (280 -460 sq. ft.) ENVIRONMENTAL DETERMINATION:Categorically Exempt, Section 15301, Class 1 Exemption, Existing Facilities because the proposal pertains to an existing structure and involves only leasing with no City of Hermosa Beach Printed on 2/20/2024Page 1 of 7 powered by Legistar™29 Staff Report REPORT 21-0298 building alterations. Located along the western edge of the Pacific Coast Highway corridor, the subject building at 727 2nd Street is located on the north side of 2nd Street between Pacific Coast Highway and Ardmore Street, adjacent to a 25-space city parking lot to the east behind commercial businesses on the 200 block of Pacific Coast Highway. The nearest residences are in the R-2 (Two Family Residential) zone immediately to the west of the property. The 6,495 sq. ft. building was constructed in 2007 as a 16-unit commercial condominium with small office suites ranging in size from 280 to 460 sq. ft. The subject tenant space is 290 sq. ft. on the west portion of the three-story, multi-tenant building with 2 stories of office suites over ground level parking. The parking area contains 26 spaces; 20 standard, 4 compact, and 2 handicap spaces. South Bay Integration opened its office and applied for a Business License online on June 8, 2020. It should be noted that the office was required to be closed due to Covid-19 health restrictions for several months in 2020 and early 2021. There was a series of conversations between the applicant and Staff in response to the Business License application to understand the Structural Integration practice within the code requirements and to clarify the process of approval as a Conditional Use Permit (CUP). The applicant was initially hesitant to submit an application, pay the fee, and not be guaranteed approval. As requested, the applicant submitted the CUP application on March 29, 2021. The application was deemed complete on April 13, 2021 and scheduled for the May 18, 2021 Planning Commission meeting. Analysis: The project site is located in the SPA-7 (Specific Plan Area No. 7) zone, which refers to the C-3 (General Commercial) zone for permitted uses. The SPA-7 zoning designation is located on the east and west sides of Pacific Coast Highway and is designated as part of the Pacific Coast Highway commercial corridor. The purpose of this specific plan area is to set forth the development requirements, standards, and permitted uses for the subject area, and to carry out the policies of the commercial corridor general plan area. The PLAN Hermosa General Plan designates the area as Community Commercial (CC). This designation provides space for locally oriented commercial uses including retail stores, restaurants, professional and medical offices, and personal services. Pursuant to Hermosa Beach Municipal Code (HBMC) Section 17.26.030, the proposed Structural Integration Practice use requires a Conditional Use Permit (CUP) in the SPA-7 zone as stated in the permitted use list for a “Massage Therapy Business.” Structural Integration incorporates deep tissue massage as one of many therapeutic treatments in the specialized practice. The Code does not include a specific use description for Structural Integration. Victoria Brill is a Board Certified Structural Integrator from the Certification Board for Structural Integration and received training at the New School of Structural Integration, which is recognized by the International Association of Structural Integrators. Her board certification and training credentials are included in the Business Narrative (Attachment 2). The applicant describes the proposed Structural Integration practice (South Bay Integration) as a City of Hermosa Beach Printed on 2/20/2024Page 2 of 7 powered by Legistar™30 Staff Report REPORT 21-0298 specialty that caters to sports and fitness clientele including coaching and counseling on postural improvement, breathing analysis and observation, exercises, specialized slow body work, movement re-education, physical therapy, meditation, talk therapy and homework discussion, and massage. As described by the applicant, the Structural Integration practice includes coaching clients to a fuller body awareness, guiding through dialogue and observing posture and movement patterns to help clients understand and use their bodies with the maximum of ease for the most effect. Clients include athletes in sports such as volleyball, triathletes, cyclists, and runners. Additional information is provided in the applicant Business Narrative provided as Attachment 2. Massage Therapy Due to the body manipulation and deep tissue massage as part of the Structural Integration practice, and since the specialized practice of Structural Integration is not specifically included as a permitted use, it was determined that the use most closely resembles a Massage Therapy Business in the Zoning Code. However, though originally trained in Massage Therapy, the applicant has not maintained a Massage Therapy license due to the more advanced and specialized training required as a Structural Integration practitioner. HBMC Section 17.40.160 includes conditions and standards of operation for a Massage Therapy Business, which have been modified slightly for Structural Integration in the proposed resolution provided as Attachment 1. These conditions include hours of operation limited to between 7:00 AM and 10:00 PM. Not a Medical Use The building was originally approved through a Precise Development Plan, Conditional Use Permit, and Tentative Tract Map on November 15, 2005, the approval resolution included a condition to prevent uses with parking demands greater than general office use. The 6,495 building was constructed with 26 spaces, equal to one space per 250 sq. ft. for general offices as required pursuant to HBMC Section 17.44.030. Condition 3 of the attached Resolution 05-69 states: 3. The use of the building and the individual condominium units shall be limited to general office uses allowed in the SPA-7 zone, and shall not include medical or dental clinics, or any other uses subject to greater parking requirements. HBMC Section 17.04.050 defines "Medical or dental clinic" means a place that provides patient care services on an outpatient basis. The one-to-one observation and counseling of Structural Integration is different than patient care services required for a medical clinic. The City has been able to approve various business licenses for counselors without requiring additional parking. This is because the use is classified as general office (and uses the parking standard for general office, not medical clinic). Based on the code City of Hermosa Beach Printed on 2/20/2024Page 3 of 7 powered by Legistar™31 Staff Report REPORT 21-0298 definition, the distinction is that “counseling” does not involve medical treatment, medical devices, medical testing, presence of nurses, and other aspects of a medical office. As articulated in the code, providing counseling services is a general office use. The code does not identify a parking requirement for a Massage Therapy Business, though the requirement of a Conditional Use Permit allows analysis on a case-by-case basis. CUP Criteria, Conditions and Standards HBMC Section 17.40.020 establishes the criteria, conditions, and standards for reviewing, granting, and amending CUPs in order to reduce the potential for adverse secondary land use impacts. In considering the granting of any CUP for any use, the following criteria for granting said permit shall be considered: 17.40.020 General criteria for all uses A.Distance from existing residential uses: The nearest residences are in the R-2 (Two Family Residential) zone immediately to the west of the property. The one-on-one consulting nature of the Structural Integration business is a quiet use within the existing office building and is not anticipated to have adverse effects on nearby residences. B.The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: The 6,495 sq. ft. building was constructed in 2007 as a 16-unit commercial condominium with small office suites with one parking space per 250 sq.ft. of area. The subject tenant space is 290 sq. ft. on the west portion of a three-story, multi-tenant building with 2 stories of office suites over ground level parking within the building. The parking area contains 26 spaces; 20 standard, 4 compact, and 2 handicap spaces. There is a 25-space city parking lot immediately east to the building. C.Location of and distance to churches, schools, hospitals and public playgrounds: Bi-Centennial Park, located at 4th Street and Valley Drive, and the Hermosa Valley Greenbelt/Trail, are the nearest of these types of sensitive receptors two blocks west of the project site. Due to the distance and characteristics of the Structural Integration and Massage Therapy Business, the proposed use is not anticipated to have adverse effects on sensitive receptors. D. The combination of uses proposed: The 290 square foot tenant space will be dedicated to South Bay Integration and will not be combined with any other uses. The use will be located within the existing general office commercial building and the proposed use is anticipated to have minimal impacts on the surrounding commercial or residential uses or buildings. E. Precautions taken by the owner or operator of the proposed establishment to assure the City of Hermosa Beach Printed on 2/20/2024Page 4 of 7 powered by Legistar™32 Staff Report REPORT 21-0298 compatibility of the use with surrounding uses: The use will be located within the existing general office commercial building and the proposed use, as conditioned, is anticipated to have minimal impacts on the surrounding commercial or residential uses. F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area: Pacific Coast Highway is classified as a Major Arterial Street designed to carry large volumes of traffic. The building is located between 2nd Street and 3rd Street; 2nd Street is considered a Minor Arterial between PCH and Hermosa Avenue and 3rd Street is considered a Local Street designed to provide connections within neighborhoods. As stated in the applicant business narrative, the one-to-one consultations are 1 ½ to 2 hours long, for a maximum of four clients per day. The proposed business is not anticipated to create adverse impacts to surrounding streets. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: There are no modifications or signs proposed. H. The number of similar establishments or uses within close proximity to the proposed establishment: Structural Integration is a specialized practice. There are currently approximately ten Structural Integration businesses in Los Angeles County, the closest in Santa Monica., in addition to similar uses such as massage therapy, physical therapy and counseling uses. It is not anticipated that the Structural Integration use or similar uses will become concentrated in the area. I. Noise, odor, dust and/or vibration that may be generated by the proposed use: The proposed structural integration use will be within a general office commercial building and is not anticipated to create adverse impacts. J. Impact of the proposed use to the city’s infrastructure, and/or services: The existing building is adequately served by the various utility companies, infrastructure and municipal services, and the proposed use is not anticipated to place additional burden on current infrastructure and services. K. Will the establishment contribute to a concentration of similar outlets in the area: Due to the size and type of the proposed business, there are no anticipated negative impacts City of Hermosa Beach Printed on 2/20/2024Page 5 of 7 powered by Legistar™33 Staff Report REPORT 21-0298 from a concentration of similar businesses. L. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. The proposed application is CUP 21-1 is for a Structural Integration and Massage Therapy Business. The proposed resolution for CUP 21-1 includes applicable conditions of approval. Environmental Determination: The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301,Class 1 Exemption,Existing Facilities because the proposal pertains to an existing structure and involves only leasing with no building alterations.Moreover,none of the exceptions to the Categorical Exemption apply nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resource within a state scenic highway.The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. General Plan Consistency: The proposed establishment is located within the Community Commercial (CC) General Plan land use area. The Community Commercial designation is described as locally-oriented uses including retail stores, restaurants, professional and medical offices, and personal services. The Community Commercial designation is found in many centralized locations throughout the community primarily along the city’s major corridors and in Downtown. Community Commercial land uses also serve the needs of visitors and residents of nearby jurisdictions. The site is located within the Pacific Coast Highway Character Area. The Pacific Coast Highway corridor serves as the primary entry point into Hermosa Beach, as well as a pass-through corridor between Manhattan Beach and the Palos Verdes Peninsula. There should be a variety of commercial uses including health and fitness, retail, office, residential and auto-oriented uses along the corridor. The proposed use implements the following PLAN Hermosa goals and policies: Community Governance policy 5.1 Residential and commercial compatibility Land Use policies 1.3 Access to daily activities, 1.7 Compatibility of uses,13.2 Social and health needs, 13.4 Private health uses, and 13.6 Connecting health and land use. Summary Based on the analysis above, the Structural Integration Practice and Massage Therapy Business use located at 727 2nd Street, Suite 206 (South Bay Integration), as conditioned, is consistent with the Hermosa Beach Municipal Code and PLAN Hermosa. Staff recommends the Planning Commission adopt the attached resolution for amendments to CUP 21-1 and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). City of Hermosa Beach Printed on 2/20/2024Page 6 of 7 powered by Legistar™34 Staff Report REPORT 21-0298 Attachments: 1. Proposed Resolution 2. Applicant Business Narrative with Floor Plan and Office Photos 3. PC Resolution 05-69 4. Zoning Map and Aerial Photo 5. Legal Poster and Radius Map 6. Letter of Support from Hancock Properties dated 03/19/21 7. Letter of Support from Annie Seawright-Newton dated 03/24/21 8. Letter of Support from Lissa Solia dated 03/22/21 9. Public Comment from Cherie Hicks 10. Public Comment from Jason Beck 11. Public Comment from Jill Helman 12. Public Comment from Roger Omae 13. Public Comment from Rosie Ochoa Respectfully Submitted by: Christy Teague, Senior Planner Concur: Patrick Donegan, Assistant City Attorney Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 7 of 7 powered by Legistar™35 1 P.C. RESOLUTION 21-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT (CUP 21-1) TO ALLOW A STRUCTRUAL INTEGRATION AND MASSAGE THERAPY BUSINESS USE LOCATED AT 727 2ND STREET, SUITE 206 (SOUTH BAY STRUCTURAL INTEGRATION), HERMOSA BEACH, CA; AND DETERMINING THAT THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: SECTION 1. An application was filed by Victoria Brill for “South Bay Structural Integration,” seeking approval of a Structural Integration and Massage Therapy Business use located at 207 2nd Street, Suite 206 (South Bay Structural Integration). SECTION 2. The Planning Commission conducted a duly noticed public hearing on May 18, 2021, to consider the application for Conditional Use Permit 21-1 at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. SECTION 3. The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15301, Class 1 Exemption, Existing Facilities because the proposal pertains to an existing structure and involves only leasing with no building alterations. Moreover, none of the exceptions to the Categorical Exemption apply nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resource within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. SECTION 4. Based on the foregoing factual findings the Planning Commission makes the following findings for the Conditional Use Permit pursuant to Hermosa Beach Municipal Code Section 17.40.020, finding that the use as conditioned will be compatible with the surroundings and all impacts can be reduced to an insignificant level: 17.40.020 General criteria for all uses A. Distance from existing residential uses: The nearest residences are in the R-2 (Two Family Residential) zone immediately to the west of the property. The one-on-one consulting nature of the Structural Integration business is a quiet use within the existing office building and is not anticipated to have adverse effects on nearby residences. 36 2 B. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use: The 6,495 sq. ft. building was constructed in 2007 as a 16-unit commercial condominium with small office suites with one parking space per 250 sq.ft. of area. The subject tenant space is 290 sq. ft. on the west portion of a three-story, multi-tenant building with 2 stories of office suites over ground level parking within the building. The parking area contains 26 spaces; 20 standard, 4 compact, and 2 handicap spaces. There is a 25-space city parking lot immediately east to the building. C. Location of and distance to churches, schools, hospitals and public playgrounds: Bi-Centennial Park, located at 4th Street and Valley Drive, and the Hermosa Valley Greenbelt/Trail, are the nearest of these types of sensitive receptors two blocks west of the project site. Due to the distance and characteristics of the Structural Integration and Massage Therapy Business, the proposed use is not anticipated to have adverse effects on sensitive receptors. D. The combination of uses proposed: The 290 square foot tenant space will be dedicated to South Bay Integration and will not be combined with any other uses. The use will be located within the existing general office commercial building and the proposed use is anticipated to have minimal impacts on the surrounding commercial or residential uses or buildings. E. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses: The use will be located within the existing general office commercial building and the proposed use, as conditioned, is anticipated to have minimal impacts on the surrounding commercial or residential uses. F. The relationship of the proposed business-generated traffic volume and the size of streets serving the area: Pacific Coast Highway is classified as a Major Arterial Street designed to carry large volumes of traffic. The building is located between 2nd Street and 3rd Street; 2nd Street is considered a Minor Arterial between PCH and Hermosa Avenue and 3rd Street is considered a Local Street designed to provide connections within neighborhoods. As stated in the applicant business narrative, the one-to-one consultations are 1 ½ to 2 hours long, for a maximum of four clients per day. The proposed business is not anticipated to create adverse impacts to surrounding streets. G. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area: There are no modifications or signs proposed. H. The number of similar establishments or uses within close proximity to the proposed establishment: Structural Integration is a specialized practice. There are currently approximately ten Structural Integration businesses in Los Angeles County, the closest in Santa Monica, , in addition to similar uses such as massage therapy, physical therapy and counseling uses. It 37 3 is not anticipated that the Structural Integration use or similar uses will become concentrated in the area. I. Noise, odor, dust and/or vibration that may be generated by the proposed use: The proposed structural integration use will be within a general office commercial building and is not anticipated to create adverse impacts. J. Impact of the proposed use to the city’s infrastructure, and/or services: The existing building is adequately served by the various utility companies, infrastructure and municipal services, and the proposed use is not anticipated to place additional burden on current infrastructure and services. K. Will the establishment contribute to a concentration of similar outlets in the area: Due to the size and type of the proposed business, there are no anticipated negative impacts from a concentration of similar businesses. L. Other considerations that, in the judgment of the Planning Commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. The proposed application is CUP 21-1 is for a Structural Integration and Massage Therapy Business. The proposed resolution for CUP 21-1 includes applicable conditions of approval. SECTION 5. Based on the foregoing, the Planning Commission hereby approves the requested Conditional Use Permit, subject to the following Conditions of Approval: 1. The proposed project shall be substantially consistent with plans submitted and approved by the Planning Commission on May 18, 2021. Minor modifications that do not affect scale, type, location or intensity of uses or impacts thereof may be approved by the Community Development Director when not in conflict with the findings or conditions of this permit or the Municipal Code. Any substantial deviation must be reviewed and approved by the Planning Commission. 2. A licensed Structural Integration practitioner shall be on the premises at all times when the business is open. The business may employ technicians or aides only if supervised by a licensed Structural Integration practitioner. 3. Management shall adopt, inform patrons and employees of, and strictly enforce all requirements of the Conditional Use Permit. 4. Hours of operation shall be limited to between 7:00 A.M. and 10:00 P.M. 5. This approval is for Massage Therapy as part of Structural Integration business only. Approval does not allow other Massage Therapy independent of the Structural Integration practice. 38 4 6. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least sixty (60) days prior to the expiration date. No additional notice of expiration will be provided. SECTION 7. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this permit. The Conditional Use Permit shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. The subject property shall be developed, maintained and operated in full compliance with the conditions of this permit and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. The Planning Commission may review this Conditional Use Permit and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. SECTION 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: 39 5 NOES: ABSENT: ABSTAIN: CERTIFICATION I hereby certify the foregoing Resolution P.C. 21--XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at their adjourned regular meeting of May 18, 2021. ___________________________ ____________________________ Rob Saemann, Chair Ken Robertson, Secretary May 18, 2021 Date 40 SOUTH BAY STRUCTURAL INTEGRATION A Structural Integration Practice 727 2nd Street, Suite 206 The request is to allow Structural Integration in the space. The sessions are 1 to 1 and there is a maximum of 4 sessions a day. The modality is very niche and caters to the Hermosa Beach sports and fitness clientele. It is neither physical therapy, massage, Alexander technique, meditation, talk therapy or feldenkrais, but a blend of all the above. Clients are clothed and the movement re-education focuses on postural improvement to improve functionality and body awareness. I provide self-improvement and postural coaching consultancy services to individual clients on a one-to-one basis. The office is a single room of 200 SF that opens directing onto a communal circulation area. There is no waiting room or treatment room as a massage therapy business would obviously require. I live 1/2 a mile away and either walk or cycle to work. The majority of my clients are also local and walk or cycle to the office for appointments. If anything, my business alleviates parking requirements, as the one parking space allocated to the office is rarely used. My practice does not comply with the City’s definition of a Massage Therapy Business. I do not offer massage, alcohol rubs, formentation, electric or magnetic treatment. I do offer postural observation and analysis, movement re-education, and gait analysis. Any manipulation of the human body is offered as an incidental service and does not occupy more than 25% of the gross floor area or treatment time. As a structural integration practitioner my licensing body is IASI (www.theiasi.net). If anything, the discipline is most closely aligned to physical therapy. I have put a link to the video on the seated line which should give you a deeper understanding of the movement re-education aspect of Structural Integration. The seated line https://www.youtube.com/watch?v=UOQBB3ye7CQ Victoria Brill, IASI 41 TRAINING AND BOARD CERTIFICATION 42 OFFICE PHOTOS 43 44 1 2 3 4 5 6 7 8 P.C. RESOLUTION 05-69 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PRECISE DEVELOPMENT PLAN, AND CONDITIONAL USE PERMIT AND VESTING TENTATIVE TRACT MAP NO. 064484 FOR AN 6,495 SQUARE FOOT COMMERCIAL BUILDING CONTAINING 16 COMMERCIAL CONDOMINIUM UNITS AND AN ENVIRONMENTAL NEGATIVE DECLARATION AT 727 2ND STREET LEGALLY DESCRIBED AS LOTS 65 AND 88, THE WESTERLY 5 FEET OF LOTS 64 AND 89, AND THE EASTERLY 10 FEET OF LOT 87, WALTER RANSOM CO'S VENABLE PLACE 9 The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: 10 Section 1. An application was filed by Slaven-Ralls, LLC, owner of property at 727 2"d 11 Street, seeking approval of a Precise Development Plan to construct a 6,495 square -foot commercial building, a Conditional Use Permit and Vesting Tentative Tract Map for 16 12 commercial condominium units. 13 Section 2. The Planning Commission conducted a duly noticed public hearing to 14 consider the subject application on November 15, 2005, and considered testimony and evidence. Based on the testimony and evidence received the Planning Commission makes the following15factualfindings: 16 1. The applicant is proposing to construct a three-story commercial building containing176,495 square feet, consisting of two floors of commercial condominiums above ground level 18 parking, which requires a Precise Development Plan pursuant to Chapter 17.58 of the Zoning Ordinance. 19 2. The buildings on the site contain 16 separate commercial units intended to be sold20 separately as condominium units. Commercial condominiums require a Conditional Use Permit 21 pursuant to Section 17.22.100 of the Zoning Ordinance and approval of a Vesting Tentative Tract Map. 22 23 3. The subject site is located on the north side of 2"d Street between Pacific Coast Highway and Ardmore Avenue, westerly adjacent to a City parking lot. Because the site merges 24 two lots together, it has frontages on both 2"d and 3rd Streets. The property is currently vacant 25 and contains a fenced parking lot. The proposed project involves the removal of the existing fencing and pavement of the parking lot and the construction of a new three-story commercial 26 building with ground level parking. 27 Section 3. Based on the foregoing factual findings the Planning Commission makes the 28 following findings pertaining to the application for a Precise Development Plan, Conditional Use Permit, and Vesting Tentative Tract Map: 29 3 45 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 1. Pursuant to the guidelines in Section 17.38.330 of the Zoning Ordinance for review of projects that exceed first tier standards in the SPA 7 zone, The overall building and project design is of a superior quality, is compatible with surrounding properties and is designed in scale with the community. In making this finding, the Planning Commission has determined that: a. The exterior of the building is designed with stepping rooflines and stepped features to avoid a massive flat building face. The building is enhanced with architectural features and materials to improve its appearance and function. b. A landscaped plan is included which shows ample and generous landscaping at both street frontages and along the westerly property line. The landscape areas provided at the street frontages comply with the 3 -foot minimum dimension as specified in the SPA zone, and are primarily comprised of agapanthus and jasmine plants. A 5 -foot landscaped buffer is provided, as required, along the westerly property line of the parking lot, which is comprised of low shrubs, vines, and 23 15 -gallon size strawberry tree as required. The landscaped areas cover approximately 10.7% of the site, which exceeds the minimum required first tier standard of 5%. c. Because of its low scale and relatively small size, the building will be compatible with neighboring projects, and the character of both Pacific Coast Highway and the residential neighborhood to the west. 2. The general criteria of Hermosa Beach Municipal Code Section 17.38.330(C) for granting or conditionally granting a Precise Development Plan in the S.P.A. 7 zone have been considered. In making this finding, the Planning Commission has determined that: a. The proximity of the project to existing residential uses will not result in negative effects with incorporation of the conditions below. b. The project provides all required off-street parking. c. The use proposed is compatible with those in the surrounding the area. d. The capacity and safety of the streets serving the area is adequate for the traffic volume estimated to be generated by the project as shown by the traffic impact analysis prepared by Linscott, Law and Greenspan, which demonstrates that that the development and full occupancy of the proposed project will not cause any significant traffic impacts for the nearby study intersections, any significant transportation impacts on the County CMP roadway network, and any significant cumulative traffic impacts. e. Building and driveway orientation is appropriate to minimize noise and traffic impacts on nearby residential areas. E 46 1 2 3 4 5 6 7 8 g. The project will not result in adverse noise, odor, dust or vibration environmental impacts. The proposed use will not result in an adverse impact on the City's infrastructure and/or services. 3. The subdivision or types of improvements are not likely to cause serious public health problems; 4. The subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision; 5. Design of the proposed subdivision is compatible and consistent with applicable 9 elements of the City's General Plan, and is compatible with the immediate environment; 10 6. The project, as conditioned, will conform to all zoning and condominium laws and li criteria and will be compatible with neighboring residential properties; 12 7. The criteria of Hermosa Beach Municipal Code Section 17.58.030(C) for denial 13 of a Precise Development Plan are not applicable. In making this finding, the Planning Commission has determined that: 14 a. The project will not substantially depreciate property values in the vicinity, or15interferewiththeuseorenjoymentofpropertyinsucharea, because of excessive 16 dissimilarity or inappropriateness of design in relation to the surrounding vicinity. 17 b. The project will not have significant environmental adverse impacts. 18 Section 4. Environmental Review. 19 20 1. Pursuant to the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, the Staff Environmental Review Committee prepared an Initial Study of21thepotentialenvironmentaleffectsoftheproposedproject. Based upon the Initial Study, the 22 Committee determined that there was no substantial evidence, in light of the whole record before the City, that the project would have a significant effect on the environment. City staff thereafter 23 prepared a Negative Declaration for the project and duly provided public notice of the public 24 comment period and of the intent to adopt the Negative Declaration. A copy of the Initial Study and Negative Declaration are attached hereto and incorporated herein by reference. 25 2. The Planning Commission has reviewed the Negative Declaration and all comments26 received regarding the Negative Declaration. Based on the whole record, the Planning 27 Commission finds that: (i) the Negative Declaration was prepared in compliance with CEQA; and (ii) there is no substantial evidence that the proposed project will have a significant effect on 28 the environment. Based on these findings, the Planning Commission hereby adopts the Negative 29 Declaration prepared for the proposed project. S 47 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 Section 5. Based on the foregoing, the Planning Commission hereby approves the subject Precise Development Plan, Conditional Use Permit and Vesting Tentative Tract Map subject to the following Conditions of Approval: 1. The development and continued use of the property shall be substantially consistent with submitted plans as reviewed by the Planning Commission at their meeting of November 15, 2005, incorporating all revisions as required by the conditions below. Any major modification, including changes in the layout of the condominium units, shall be subject to review and approval of the Planning Commission. Minor modifications may be approved by the Community Development Director but shall not be final until confirmed by the Planning Commission as a consent calendar item on the Commission agenda. 2. Final plans for building permit issuances shall be revised to incorporate the following. a. A decorative block wall 8 feet in height shall be provided along the westerly property line. a. Decorative paving surfaces shall be provided at driveway entry areas. 3. The use of the building and the individual condominium units shall be limited to general office uses allowed in the SPA -7 zone, and shall not include medical or dental clinics, or any other uses subject to greater parking requirements. 4. All parking shall be shared amongst the occupants and patrons of the buildings on site, and owned in common, which shall clearly be set forth in project CC & R's, and no parking spaces shall be assigned for exclusive use by any owner, occupant, or tenant. 5. The project shall meet all requirements of the Condominium Ordinance. a. Covenants, Conditions, and Restrictions in compliance with the Condominium Ordinance Section 17.22.120 shall be submitted to the Community Development Department for review and approval prior to the issuance of building permits. b. Proof of recordation of approved CC & R's shall be submitted to the Community Development Director thirty (30) days after recordation of the Final Map. 6. A detailed drainage and (SUSMP) Standard Urban Stormwater Mitigation Plan is required for approval by the Public Works Department, prior to the issuance of building permits and implemented on site, demonstrating best management practices for stormwater pollution control, and for sediment control and erosion control during construction. 7. The applicant is responsible for all off-site right-of-way construction required by the Public Works Department. 48 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 8. The project shall comply with the requirements of the Fire Department. 9. The applicant shall submit all required plans and reports in two steps to comply with the City's construction debris recycling program, including manifests from both the recycler and County landfill, prior to final approval of building demolition and issuance of building permits, and prior to project final approval. 10. Final building plans/construction drawings including site, elevation, floor plan, sections, details, signage, landscaping and irrigation, submitted for building permit issuance shall be reviewed for consistency with the plans approved by the Planning Commission and the conditions of this resolution, and approved by the Community Development Director prior to the issuance of any building permit. 11. All roof equipment shall be located and designed to be screened from public view and any portion that exceeds the height limit shall not cover more than 5% of the roof area. 12. The project and operation of the business shall comply with all applicable requirements of the Municipal Code. 13. The Conditional Use Permit and Precise Development Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department. 14. Each of the above Conditions of Approval is separately enforced, and if one of the Conditions of Approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. 15. Permittee shall defend, indemnify and hold harmless the City, it agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employee to attack, set aside, void or annul this permit approval, which action is brought within the applicable time period of the State Government Code. The City shall promptly notify the permittee of any claim, action, or proceeding and the City shall cooperate fully in the defense. If the City fails to promptly notify the permittee of any claim, action or proceeding, or if the City fails to cooperate fully in the defense, the permittee shall not thereafter be responsible to defend, indemnify, or hold harmless the City. 16. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this grant. Although the permittee is the real party In interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. 7 49 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 17. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Section 6. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: Allen, Hoffinan, Kersenboom, Perrotti, Pizer NOES: None ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 05-69 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at their regular meeting o Nove1mber 15, 2005. Ron Pizer, Chairman November 15, 2005 Date PDPR727 F Sol Blume feld, Secretary 50 ZONING MAP AND AERIAL PHOTO Zoning Map – 727 2nd Street Aerial Photo – 727 2nd Street 51 LEGAL POSTERS AND RADIUS MAP 52 53 54 55 From: Lissa Solis <info@vibrancylivewell.com> Date: March 22, 2021 at 6:44:43 PM PDT To: vic brill <vbrill@icloud.com> Subject: 727 2nd street parking Attn: Hermosa Beach planning committee Hello my name is Lissa Solis and I am the owner of unit 101 and 107 at 727 2nd street Hermosa Beach. I am writing this letter on behalf of Victoria of South Bay Structural Integration located in unit 206. Her business has not interfered with parking at our building and she provides a great service to our community. Dr. Lissa Solis DACM, Dipl. OM, MTOM, LAc Vibrancy Wellness (310) 779 1563 https://www.vibrancylivewell.com/ 56 From: Brian Hicks [mailto:hickscherie@me.com] Sent: Monday, May 10, 2021 10:32 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: The need for South Bay Structural Integration Victoria Brill in Hermosa Beach To whom it may concern, I am a client of Victoria Brill’s and it has come to my attention the requirements for a business such as hers may be in jeopardy in your city. What she offers if far from a massage studio. I have been in pain for over 16 years (shoulder and hip). I have tried EVERYTHING. Massage doesn’t help, shiatsu adds relief, physical therapy, not too helpful. In 2021 my husband and I became clients of Victorias and over ten weeks, we have both found the pain relief we knew we needed but have not been able to get. Structural Intengration (SI) involves bodywork that reorganizes the connective tissues, called fascia, that permeate the entire body. Essentially, the process enables the body to regain the natural integrity of its form, thus enhancing postural efficiency and your freedom of movement. She does not massage us. She has corrected our range of motion and our mobility. We can function daily without pain. Should you have any questions, please contact me at 310-528-7801. Cherie Hicks Chandler’s Roofing 310-831-7663 15331 S Avalon Blvd Gardena, CA 90248 57 From: Jason Beck [mailto:jericbeck@gmail.com] Sent: Tuesday, May 11, 2021 10:50 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: South Bay Structural Integration permit Hi there, I have heard the city seeking to enforce a change of permit fo the South Bay Structural Integration at 727 2nd St #206, Hermosa Beach, CA. This is absolutely ridiculous that this case is even an issue. The city of Hermosa Beach likes to express a sense of community and values the essence of Southern California lifestyles. While living in Hermosa Beach, I expect the highest standard of committing to this value. I have loved how the city values family and a safe space. I am disappointed that the city feels the need to waste time on arguing over a family owned, healing facility for movement education. I have received so much value with Victoria at South Bay Structural Integration in learning how to properly move my body, improve my posture through consultation and observation. Massage is only one small element of the work happening at Structural Integration. The dispute here is founded on a lack of understanding of structural integration. And just because the city is not familiarity with the healthy education going on at structural integration, does not mean that the city has to enforce disabling many people of receiving the care and benefits of movement education. Please consider dropping this case completely and let South Bay Structural Integration continue operating as is. Best, Jason Jason Beck | Doctoral Candidate Masters in Positive Organizational Psychology and Evaluation Claremont Graduate University Find me on LinkedIn Check out my podcast- "Thank You For Your Attention" 58 From: Jill Helman [mailto:jill@thebodybungalow.com] Sent: Wednesday, May 12, 2021 1:45 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: South Bay Structural Integration Hi There, I am sending this in support of Victoria Brill of South Bay Structural Integration. I just completed a series of 10 sessions with her and boy, do I wish it was massage work!! Structural Integration is NOT Massage at all. It is a broader process that involves consultation, movement re-education, and postural observation. I have learned how to walk again, sit, stand, and perform my physical job properly. Working with South Bay Structural Integration was the best thing I did for myself in 2021. I will be devastated if she is forced to leave Hermosa Beach. I’m so lucky to have her close to my home and be able to support a fellow woman-owned small business. Please keep her in her current location. She is needed here in beautiful Hermosa. Thank you, Jill Helman 59 From: Roger Omae [mailto:rohmyz@gmail.com] Sent: Wednesday, May 12, 2021 8:48 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Victoria Brill - South Bay Structural Integration May 12, 2021 Community Development City of Hermosa Beach re: South Bay Structural Integration - Victoria Brill My name is Roger Omae, and I am a 61 year old LA born and raised Japanese American who has had a cervical pinched nerve and arthritic deterioration in both hips, but I refuse to let that slow me down. I lived in Hermosa Beach for 3+ years until I moved to Dallas when Toyota moved their North American HQ to Texas. I'm writing to let you know that Victoria Brill is one of the most effective wellness professionals I've ever had, and am incredibly fortunate to be under her care and expertise. From my own experience, she applies a short term approach to fix what is ailing me, and the long term approach of instructing and advising on how to prevent a recurrence. She also explains why I'm in discomfort and what is going on with my muscles and connective tissue. That approach is perfect for me. I worked with Victoria several years ago when the pinched nerve in my neck caused a muscle spasm in my shoulder and numbness in the fingers of my right hand, even after getting an epidural injection. She determined that for the short term I needed deep tissue massage to get the shoulder muscle to release the nerve, but for the long term I needed to improve my posture to keep it from coming back. She told me what exercises to do and visual checks to make sure I was maintaining good posture at work and at home. After moving to Texas, my hip was getting to the point when I was in such constant pain, I was ready to have my Orthopaedic surgeon cut me open and clean out the hip joint. But on a trip back to LA to visit family, I made an appointment with Victoria in hopes of seeing if there was anything she could do to reduce the pain and maybe I could delay the surgery. She determined that the hip flexor and accompanying tissue/muscles were so tight that it was pulling the thigh bone into the hip joint, causing them to grind against each other. After working that area to get it to relax, that constant pain was now gone, and it has NOT COME BACK. In fact, whenever I start to get a hint of that tightness I try to do the same process she did on my hip flexor and it always makes it better. I was going to have surgery! and now it's the farthest thing from my mind. I'm pretty damned lucky. So, Victoria Brill does deep tissue massage as part of an overall therapeutic treatment to address the source of pain and also determine what movement or postural changes a person needs to keep that pain from coming back. It's not like a miracle cure where one session miraculously cures all your ills, but its a partnership to get you back to health... and I feel like I get the knowledge and 60 tools to keep me healthy and free from pain, by jettisoning bad posture and learning how to move/stand/sit differently. Please let her stay in her current location, which has unparalleled cross ventilation from the ocean breeze (really good during this COVID nightmare). and the office is large enough to assess posture and gait, which is part of how structural integration determines what muscles groups and connective tissue are out of balance. Victoria Brill is a professional who focuses on getting you healthy. She is not a masseuse. Referring to what she does as massage would be insulting and demeaning to her and to patients like me. Thank you for your time. Sincerely, Roger Omae May I be happy, May I be safe, May I be strong, May I live with ease. - Buddhist Prayer / Mantra 61 From: Rosie Ochoa [mailto:rochoa1@gmail.com] Sent: Tuesday, May 11, 2021 12:36 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: SouthBay Structural Integration To who it may concern, I have been a client at South Bay Structural Integration for many years now. Victoria Brill is very gifted and has helped me improve my posture and gait. I can tell you that her work is NOT a massage. Actually, it feels more like physical therapy in that I am expected to move while she applies pressure to different joints or muscles of my body. It hurts! Structural Integration is not massage and that deep tissue work is only one part of a broader process that involves movement re-education, consultation and postural observation. For massages I go to Terranea because those are relaxing. The work Victoria does is consultative for improving my musculoskeletal system. Please don’t close her office! It’s such a therapeutic haven for clients like me. Warm regards, Rosie Ochoa 62 From: allison keith [mailto:allikeith2@gmail.com] Sent: Monday, May 17, 2021 11:22 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: South Bay Structural Integration Support Letter Hi, Please see the attached in support of South Bay Structural Integration use permit hearing tomorrow. May 17, 2021 To: City of Hermosa Beach I am writing in support of Victoria Brill and South Bay Structural Integration. I have personally been through the 10 series sessions to reorganize and realign my body and can tell you it is absolutely transformational. Structural integration is not even close to massage. Massage is the rubbing and kneading of muscles and joints of the body with the hands, especially to relieve tension or pain. Structural integration, is a technique aimed at the vertical realignment of the body, deep enough to release muscular tension at the skeletal level. For anyone who has ever been through a session they can tell you it’s not relaxing and is in fact pretty painful. It concentrates on realigning the deeper fascia, and usually is performed systematically, over 10 sessions, with each session building on the last. During a session, you will be asked to move and walk around. You will receive work standing and sitting and lying down. You will be given movement cues and awareness practices. This technique requires separate training and certification from massage. At the time I started with Victoria I was suffering from tennis elbow in both arms. I had been to physical therapy and a regular masseuse but the pain would only go away temporarily. After just 2 sessions I was out of pain completely. The session included not only the active technique of deep fascia tissue work but lessons in sitting and working on a computer properly. Since doing the full 10 series I have not had any elbow or shoulder pain again. I am 55 years old and move better than I did when I was 30 thanks to structural integration. I stand straighter, I am able to lift heavier weights at the gym and can even do a full squat again. Before finding structural integration, I had a massage and a chiropractic adjustment once a month. Neither of these ever made a change in my body structure and I needed repeat treatments just to stay at the same level. I can’t repeat enough what a profound change structural integration has made in my movement. Victoria is a homeowner in Hermosa Beach and is the only structural integration therapist in the South Bay. Hermosa Beach should be proud to have a such a unique health and wellness business in the city that is owned by one of its own residents. I have notice over the past few years that Hermosa is becoming a destination for such businesses with the opening of True North Cyro and The Solution. Let’s keep South Bay Structural Integration in the city of Hermosa. Thank you for your consideration, Allison Keith SUPPLEMENTAL INFORMATION 63 From: Mitsue Yokota [mailto:mitsue.yokota@gmail.com] Sent: Monday, May 17, 2021 5:55 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: Support for CUP 21-1 : Planning Commission Meeting on 5/18/2021 May 17, 2021 To the Members of the Hermosa Beach Planning Commission: I submit this letter to support South Bay Structural Integration and Victoria Brill, a board-certified structural integration practitioner, to continue her business at 727 2nd Street, Suite 206, in Hermosa Beach. While I appreciate the City of Hermosa Beach’s efforts to carefully review business license applications, it is unfortunate the codes do not include a specific use description for structural integration and this business is being categorized as a massage therapy business. Nevertheless, I appreciate the staff’s recommendation for the Planning Commission to adopt the amendment as South Bay Structural Integration is consistent with municipal codes and PLAN Hermosa. I support this CUP because South Bay Structural Integration clearly falls within the community commercial land use designation and serves this community by providing this much needed specialized practice that is not readily available. The fact that is offered by an exceptionally skilled practitioner, like Victoria, is a boon for Hermosa Beach. As noted in the draft resolution, the nearest establishment offering this service is in Santa Monica, so in addition to serving the Hermosa Beach community it does draw in residents of nearby jurisdictions. I have personally benefited from Victoria’s consultation and her instructions have helped to alleviate persistent issues with my neck and shoulders that have plagued me for years. She is currently helping me to recover from a foot injury so that I can return to running. It would be a shame if she would have to relocate her business if this business license and CUP is not approved. The original resolution (05-69) that approved the construction of the building allowed general office uses and excluded businesses that are “subject to greater parking requirements.” In the times that I have visited her office, I have never encountered another client. She is the sole practitioner in her office and her appointments are spaced out so that there is never a need for multiple clients to utilize parking spaces at any given time. Again, I appreciate the Commission’s review of these permits to make certain that there are no negative impacts to the city’s infrastructure, services, traffic, noise, and parking. South Bay Structural Integration clearly supports the members of our community’s health and well-being. I do hope that the city will continue to support this woman-owned business run by a Hermosa Beach resident. Sincerely, Mitsue Yokota SUPPLEMENTAL INFORMATION 64 From: Audrey Cohen Sherwyn [mailto:acohensherwyn@gmail.com] Sent: Tuesday, May 18, 2021 9:29 AM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Cc: Victoria Brill <vbrill@icloud.com> Subject: Community Development Hearing - May 18, 2021 Support of Conditional Use Permit by South Bay Structural Integration To the Planning Commission, Community Development Department of Hermosa Beach: I am writing to support the Conditional Use Permit CUP 21-1 request to allow a Massage Therapy Business (Structural Integration Practitioner) within an existing building at 727 2nd St, Ste 206 (South Bay Structural Integration), and determine that the project is categorically exempt from the California Environmental Quality Act (CEQA). I am a 61 year-old woman and have been a client of Victoria Brill of South Bay Structural Integration for 6 years. I have found her instruction and reeducation through her Structural Integration sessions to be extremely helpful to me. The sessions with Ms. Brill have not only provided pain relief, but taught me ways to alter my posture and movement so as to move more easily, remain flexible, and keep pain at bay. My two adult children and my late husband, who was a cancer patient, have also been clients of Ms. Brill, and benefited from her therapy. We have all been impressed with her intelligence and professionalism through the years. Her depth of knowledge and understanding of the structural integration of the body's complex anatomy make her an exceptional therapist. Thank you for your time and consideration. Audrey Cohen 211 North Dianthus Street Manhattan Beach, CA 90266 SUPPLEMENTAL INFORMATION 65 From: Sean Rogers [mailto:seanrogers65@gmail.com] Sent: Tuesday, May 18, 2021 1:59 PM To: Community-Development <CommunityDevelopment@hermosabeach.gov> Subject: South Bay Structural Integration To Whom It May Concern, I am writing a note of support for South Bay Structural Integration. Vic Brill is a highly educated and skilled practitioner of structural integration (SI). My wife and I have both been long-time clients of Vic and have greatly benefited from her expertise. SI is not massage in the conventional sense and should not be confused with massage businesses that sometimes have less than stellar reputations. Rather, it is a complex body of work that includes deep tissue manipulation, movement re-education, and postural observation. Vic studied for many years to obtain her SI certification and is dedicated to helping her clients achieve and maintain excellent health. Thank you for your consideration, Sean Rogers SUPPLEMENTAL INFORMATION 66 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0287 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 CON 21-1 Conditional Use Permit and Precise Development Plan 21-1 a request for a Conditional Use Permit and Precise Development Plan to allow the construction of a 2-unit detached condominium project on property located at 947 7th Street and a determination the project is categorically exempt from the California Environmental Quality Act. Applicant/Owner:Kent McKeown of Cobber, LLC 414 Monterey Boulevard Hermosa Beach, CA 90254 Recommended Action: To adopt Resolution No. 21-XX approving Conditional Use Permit (CUP) and Precise Development Plan (PDP) Case No. 21-1 for a two-unit detached condominium project, subject to conditions, on property located at 947 7th Street, and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). Summary: Background: GENERAL PLAN:Medium Density Residential ZONING:Limited Multiple Family Residential (R-2B) LOT SIZE:4,798 square feet PROPOSED SQUARE FOOTAGE:Unit A: 3,028 square feet (living area) EXISTING SQUARE FOOTAGE:Unit 2: 3,288 square feet (living area) PARKING REQUIRED:4 Standard spaces/2 Guest spaces PARKING PROVIDED: 4 Standard spaces/2 Guest spaces ON STREET PARKING LOST/GAINED: 0 Lost/0 Gained ENVIRONMENTAL DETERMINATION: Categorically Exempt, CEQA Section 15303(b) (Class 3 Exemption, New Construction or Conversion of Small Structures) Subject Site The subject site is located on the north side of 7th Street, between Pacific Coast Highway to the east and Prospect Avenue to the west. The subject site is a through lot and is accessed from both 7th th City of Hermosa Beach Printed on 2/20/2024Page 1 of 7 powered by Legistar™67 Staff Report REPORT 21-0287 Street and 8th Street. The subject site measures 4,798 square feet and is currently developed with two 2 units that are proposed to be demolished. The subject site is bounded by R-2B zoned properties to the east, west, and south, and R-1 zoned property to the north. The surrounding neighborhood is comprised of multi-family and single-family developments. Planning Commission Meeting of March 21, 2017 On March 21, 2017, the Planning Commission considered an application from the current applicant and owner, Kent McKeown of Cobber, LLC, for a similar request (2-unit condominiums). At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 17-8, approving a Conditional Use Permit, a Precise Development Plan, and a Vesting Tentative Parcel Map allowing for the subdivision of the subject site and the construction of two detached condominium units. The applicant was not able to commence construction of the project within the approval period. As a result, the approvals have lapsed, and a new application was submitted. Proposed Project The project proposes to demolish two existing single-family dwellings and two garages in order to construct two new detached condominiums with attached garages. The proposed site design would provide each unit with street access. Unit A is proposed to be accessed off 7th Street and Unit B is proposed to be accessed off 8th Street. The proposed project also incorporates open space, decorative hardscape, and landscaping. Floor Plans Unit A would measure 3,028 square feet (living area) and include 328 square feet of decks/balconies. The two-car garage would measure 424 square feet. A total of 4 bedrooms and 3 ½ bathrooms are proposed. The basement level would consist of the garage, storage/mechanical room, laundry room, 1 bedroom, and 1 bathroom. The ground floor would consist of 3 bedrooms and 2 bathrooms. The third floor would consist of the living room, kitchen, dining room, and a half bathroom. Each floor would be accessible by stairs and an elevator. Unit B would measure 3,288 square feet (living area) and include 346 square feet of deck/balconies. The two-car garage would measure 400 square feet. A total of 4 bedrooms and 4 ½ bathrooms are proposed. The basement level would consist of the garage, laundry room, mechanical room, storage room, 1 bedroom, and 1 bathroom. The ground floor would consist of 3 bedrooms and 3 bathrooms. The third floor would consist of the living room, kitchen, dining room, and a powder room. Each floor would be accessible by stairs and an elevator. Open Space Unit A proposes a total of 345 square feet of open space. The proposed open space for unit A includes 91 square feet of open space on the ground floor, 154 square feet on the second floor, and 100 square feet of open space on the roof. Unit B proposes a total of 350 square feet of open space which is located on the third floor. City of Hermosa Beach Printed on 2/20/2024Page 2 of 7 powered by Legistar™68 Staff Report REPORT 21-0287 Architectural Design The proposed project incorporates a contemporary architectural design for both units. Exterior finishes would consist of stucco, cedar tongue and groove siding, aluminum window trim, and frameless glass rails. The stucco would be painted “Thunder Sky,” which is in the gray tone color palette. Discussion Per HBMC section 17.22.040, condominiums are subject to a Conditional Use Permit. In considering the granting of a Conditional Use Permit, general criteria for all uses shall be made pursuant to HBMC section 17.40.020. In addition, per HBMC section 17.58.020, the construction or location of buildings or structures in any zone shall require submittal of plans for Planning Commission review and are subject to a Precise Development Plan. Analysis CEQA Compliance The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of construction of two condominium units in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor would the project result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and would not cause a substantial adverse change in the significance of a historical resource. City of Hermosa Beach Printed on 2/20/2024Page 3 of 7 powered by Legistar™69 Staff Report REPORT 21-0287 Development Standards The project complies with the requirements of the Zoning Ordinance, including the R-2B zone and design standards for condominiums in HBMC Section 17.22. CRITERIA REQUIRED PROVIDED Minimum Lot Area for 2 Units 3,500 Sq. Ft.4,798.40 Sq. Ft. Lot Coverage Maximum 65%64.65% Height Maximum 30’30’ Front Yard Setback Minimum 5’-0”Unit A: 17’-0” Unit B: 24’-3” Side Yard Setback Minimum 4’-0”Unit A and Unit B: 4’- 0” Rear Yard Setback Minimum (1st/2 nd floor) 5’-0”/3-0”’5’-0”/4’-0” Total Parking Spaces Minimum 6 spaces total 6 spaces total Garage Spaces Minimum 4 (2 per unit)4 (2 per unit) Guest Space Minimum 1 space per 2 units Unit A: 1 Unit B: 1 Driveway Maximum Slope 20%Unit A: 4.30% Unit B: 12.5% Open Space Per Unit Minimum 300 Sq. Ft.Unit A: 344.91 Sq. Ft. Unit B: 349.58 Sq. Ft. Minimum Unit Size 1,600 Sq. Ft.Unit A: 3,028 Sq. Ft. Unit B: 3,288 Sq. Ft. Storage Area (Per Unit) Minimum 200 Cu. Ft.Unit A: 233.25 Cu. Ft. Unit B: 384 Cu. Ft. Solid Waste Area (Per Unit)Area for 3 bins at 2.5’ by 2.5’ each Located within garage Covenants, Conditions, and Restrictions Draft Covenants, Conditions and Restrictions (CC&R’s) have been submitted to by the applicant for review. If the project is approved, the Planning Division would review the CC&R’s for compliance with applicable sections of the zoning ordinance, state law, and this entitlement. Access and Parking The proposed project would modify the existing driveway located along 7th Street by widening the driveway approach to accommodate ingress and egress for two vehicles. One guest parking space is also proposed on the driveway. The widening of the driveway would not result in a loss of any on- street parking on 7th Street and would allow vehicle access to unit A. The width of the existing driveway along 8th Street is proposed to be reduced. The new width would accommodate ingress and egress for two vehicles. One guest parking space is also proposed on the th City of Hermosa Beach Printed on 2/20/2024Page 4 of 7 powered by Legistar™70 Staff Report REPORT 21-0287 driveway. The modification of the driveway would not result in a loss of any on-street parking on 8th Street and would allow vehicle access to unit B. Modifications and encroachments in the public right-of-way would require permits from the Department of Public Works. Landscape and Green Measures The proposed landscape plan includes a mixture of drought tolerant plants to include Chestnut Tree, Feather Grass, Chinese Fountain Grass, New Zealand Flax, and Kangaroo Paw. Four 36-inch box Chestnut trees are proposed to be planted throughout the property. Specifically, one would be planted at the southeast corner of the property, one on the southwest corner of the lot, one in between the units, and one along the northwest corner of the property. Lower profile landscaping material is also proposed to be planted throughout the property. All landscaped areas are proposed to include an automatic irrigation system to ensure landscaping materials are maintained on the property. Further, all proposed landscaping material is water conserving as required in Hermosa Beach Water Conservation and Drought Management Ordinances. The proposed project shall comply with Section 8.44 Hermosa Beach Stormwater and Urban Runoff Pollution Control Regulations. Additionally, 65% of demolition debris must be recycled, and cement used in foundation mix design must be reduced by not less than 20%, among other requirements. Hermosa Beach’s Electrical Code (Section 15.32) requires installation of conduit sized to accommodate solar energy and solar thermal systems. Compatibility with Surrounding Area The subject site is zoned R-2B Limited Multiple-Family Residential Zone with similar residentially zoned properties to the east, south, west and R-1 Single Family Residential Zone to the north. The surrounding residential area is comprised of multi-story, multi-family residences with some single- story single-family residences. The proposed project would be compatible with the surrounding area as it would be a multi-story condominium development. The proposed architecture would also be compatible with the surrounding area as there are existing developments that incorporated a contemporary architectural theme. The proposed project’s building configuration is consistent with the neighborhood’s development pattern in that houses on the same lot front both 7th Street and 8th Street. The proposed project’s building configuration would be consistent with the overall character of the neighborhood. Subdivision Map The Planning Commission approved a Vesting Tentative Parcel Map No. 74292 on Mach 21, 2017. A vesting tentative parcel map grants vested rights to proceed with a project in accordance with the ordinances, polices and standards in effect at the time the application for approval of the vesting tentative map is completed. The subdivision and improvements were reviewed and were determined to be compliant with criteria for approval of a subdivision map and were not likely to cause serious public health problems within the proposed subdivision. City of Hermosa Beach Printed on 2/20/2024Page 5 of 7 powered by Legistar™71 Staff Report REPORT 21-0287 Subsequently, the applicant applied for a Final Map approval and on February 13, 2018, the City Council approved the Final Map. Copies of the approved Final Map and City Council Resolution is attached to this report (CC Resolution 18-7115). Since the Final Map was approved by the City of Hermosa Beach and recorded, a new tentative map is not required for this project. The proposed project is also subject to the Park and Recreation Facilities Area Dedication fees. A condition of approval has been included requiring payment of fees at the time of building permit issuance. General Plan Consistency The subject site is located within the Medium Density Residential (MD) General Plan Land Use designation area; the purpose of which is to provide for the enhancement and reinvestment in mixed scale residential neighborhoods in Hermosa Beach. This medium density residential designation permits property owners to construct two residential units on a single lot. It is located throughout the city to provide a transition between higher density residential or commercial uses and single-family neighborhoods. The Medium Density Residential land use designation allows small-scale residential uses, including single-family, duplex, condominiums, and townhouses in a two unit per lot format. The density range in the Medium Density Residential land use designation is 13.1 - 25 dwelling units per acre. The subject site is also located within the Hermosa Hills Neighborhood, which transitions from high- and medium-density uses adjacent to PCH and lower density single-family uses closer to Prospect Avenue. The future vision of this neighborhood is improved key pedestrian throughfares to enhance connectivity and access while preserving the single-family development pattern of this area. The proposed development is consistent with the The proposed project is consistent with the following Goals and Policies of PLAN Hermosa Land Use and Design Element: Ø Goal 1: Create a sustainable urban form and land use patterns that support a robust economy and high quality of life for residents. o Policy 1.6 Scale and context. Consider the compatibility of new development within its urban context to avoid abrupt changes in scale and massing.The proposed project is compatible with existing developments within the surrounding area. The proposed project’s scale and mass are reduced by incorporating various wall plan articulations, placement of windows and doors, and incorporating different types of building finishes. City of Hermosa Beach Printed on 2/20/2024Page 6 of 7 powered by Legistar™72 Staff Report REPORT 21-0287 Ø Goal 2: Neighborhoods provide for diverse needs of residents of all ages and abilities, and are organized to support healthy and active lifestyles. o Policy 2.3 Balanced neighborhoods. Promote a diverse range of housing unit types and sizes, within allowed density.The proposed project would promote a diverse range of housing types by providing new condominium housing opportunities in the City of Hermosa Beach. The proposed project also meets the density requirements of the R-2B zone. Ø Goal 5. Quality and authenticity in architecture and site design in all construction and renovation of buildings. o Policy 5.6 Eclectic and diverse architecture. Seek to maintain and enhance neighborhood character through eclectic and diverse architectural styles. The proposed project incorporates a contemporary architectural style that would enhance the ecolect character of the neighborhood. The architectural style would also complement recently completed projects on adjacent properties. Summary The proposed project, as conditioned, is consistent with the zoning code and other relevant provisions of the Municipal Code. The subject site is also physically suitable for the type and density of proposed development. Therefore, staff recommends adoption of Resolution No. 21-XX approving the Conditional Use Permit and Precise Development Plan for the construction of a two-unit detached condominium project and determine the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Attachments 1.Resolution No. 21-XX 2.Site Photographs 3.Applicant Submittal 4.2017 Approved Plans 5.PC Resolution 17-8 6.CC Resolution 18-7115 7.Recorded Final Parcel Map 8.Radius Map 9.Poster Verification Respectfully Submitted by: Carlos Luis, Associate Planner Approved: Ken Robertson, Community Development Director Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 7 of 7 powered by Legistar™73 1 P.C. Resolution 21-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING, CONDITIONAL USE PERMIT AND PRECISE DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A TWO-UNIT DETACHED CONDOMINIUM PROJECT ON PROPERTY LOCATED AT 947 7TH STREET AND A DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on January 4, 2021 by the applicant/owner Kent McKeown (Cobber, LLC), for development of the property located at 947 7th Street, seeking approval of Conditional Use Permit Case No. 21-1 and Precise Development Plan 21-01 for the construction of two-unit detached condominium project. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on May 18, 2021, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of construction of the two condominium units in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. Section 4. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for a Precise Development Plan pursuant to Section 17.58.030 of the Municipal Code. 1. Distance from existing residential uses in relation to negative effects; The subject site is zoned R-2B Limited Multiple Family Residential with similar residentially zoned properties to the east, west, and south of the subject site. The subject site is large enough to accommodate two units. Similar residential developments are found in the surrounding area comprised of multi-story multi-family residences. 2. The amount of existing or proposed off-street parking in relation to actual need; The project will provide six off-street parking spaces. Specifically, each unit will provide two off-street parking spaces within a garage and one guest parking space located on the 74 2 driveway. The six off-street parking spaces comply with the Hermosa Beach Municipal Code and have been determined to meet the actual need generated by the project. 3. The combination of uses proposed, as they relate to compatibility; The detached residential condominiums are consistent and compatible with the surrounding area due to the fact the neighborhood is comprised of multi-family developments. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The project will retain similar traffic volume generated from the project site since the proposal will maintain the same number of units that exist on the site. In addition, the proposal is consistent with the City’s R-2B allowable density and the City’s General Plan (PLAN Hermosa) density range for the Medium Density land use area. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The project does not incorporate signage and as a result will not be incompatible with the area. The proposed contemporary architectural style (décor) proposed can be found on other properties in the neighborhood. Accordingly, the aesthetic of the building will be compatible and complimentary to the existing residences in the area. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools, churches, hospitals and playgrounds; The Buildings and driveways are oriented towards 7th and 8th Streets. Driveways lead to off- street garage parking spaces. The proposed building and driveway orientation will be consistent with the building orientation of surrounding properties and the project is not anticipated to have adverse affects on surrounding sensitive uses. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; The project is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the two detached condominium units will generate noise, odor, dust, and vibration, but are considered temporary and will occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 8. Impact of the proposed use to the city’s infrastructure, and/or services; There is sufficient infrastructure capacity to serve the two-unit condominium development. The residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units that exist on the subject site. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The project does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach 75 3 Municipal Code and General Plan. Conditions of approval have been incorporated to further ensure the project does not create adverse environmental impacts. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other considerations noted. Section 5. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for a Conditional Use Permit pursuant to Section 17.40.020 of the Municipal Code. 1. Distance from existing residential uses; The subject site is zoned R-2B Limited Multiple Family Residential with similar residentially zoned properties to the east, west, and south of the subject site. The subject site is large enough to accommodate two units. Similar residential developments are found in the surrounding area comprised of multi-story multi-family residences. 2. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use; The project will provide six off-street parking spaces. Specifically, each unit will provide two off-street parking spaces within a garage and one guest parking space located on the driveway. The off-street parking spaces will be accessible from the interior of each unit and the guest parking on the exterior of the unit, within close proximity to the front entrance of each unit. The six off-street parking spaces comply with the Hermosa Beach Municipal Code 3. Location of and distance to churches, schools, hospitals, and public playgrounds; The subject site is located approximately 1,500 feet away from the nearest church, 1,500 feet away from the nearest school, no hospitals within proximity, and approximately 950 feet away from the nearest public playground. The proposed project is not anticipated to create any conflict with these uses as the uses are currently surrounded by similar residential developments. 4. The combination of uses proposed; The detached residential condominiums are consistent and compatible with the surrounding area due to the fact the neighborhood is comprised of multi-family developments. 5. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; The proposed development complies with the requirements of the Hermosa Beach Municipal Code including, building height, density, off-street parking, and setbacks. The building design incorporates wall plan variations and various building finishes to break up the mass and bulk of the buildings. The proposed project will be compatible with the existing residential surrounding uses. 76 4 6. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; The proposed project will not generate any business related traffic as the development consists of residential units. Further the proposed development will replace the same number of units that currently exist on the subject property and not increase in traffic volume is anticipated. 7. The number of similar establishments or uses within close proximity to the proposed establishment; The subject site is zoned R-2B Limited Multiple Family Residential with similar residential uses to the east, west, and south of the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property. 8. Noise, odor, dust and/or vibration that may be generated by the proposed use; The project is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the two detached condominium units will generate noise, odor, dust, and vibration, but are considered temporary and will occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 9. Impact of the proposed use on the city’s infrastructure, and/or services; There is sufficient infrastructure capacity to serve the two-unit condominium development. The residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units that exist on the subject site. 10. Will the establishment contribute to the concentration of similar outlets in the area; The subject site is zoned R-2B Limited Multiple Family Residential with similar residential uses to the east, west, and south of the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property; however, there are no anticipated negative impacts resulting from the concentration of similar uses. 11. Other considerations that, in the judgement of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other recommended considerations are noted; however, the Planning Commission may consider other items during the public hearing. Section 6. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit Case No. 21-1 and Precise Development Plan Case No. 21-1 for the construction of a two-unit detached condominium project as set forth in Planning Commission Resolution 21-XX, subject to the following Conditions of Approval: 77 5 General: 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of April 28, 2021, revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the Hermosa Beach Municipal Code or requirements of this approval. 2. The project shall fully comply with all requirements of the R-2B zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to: a) Height including required roof deck railings shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140. d) The requirements of Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with Chapter 8.12. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and approved by the Community Development Director and City Attorney in conformance with Section 17.22.050 and conditions of this approval prior to the issuance of Building Permits. a) Proof of recordation of approved CC&Rs shall be submitted to the Community Development Director, prior to issuance of Certificate of Occupancy. b) Six (6) parking spaces shall be maintained on-site. All parking spaces shall remain available for parking and shall not be used for storage or other purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed. c) Unit A’s guest parking spaces and Unit’s B guest parking spaces, to be compliant with the required turning radius, shall remain open and accessible to designated unit, rather than being used for storage or any other purposes, and the CC&Rs shall reflect this condition. 78 6 4. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department, and the Hermosa Beach Municipal Code. Building Plans: 5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 6. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.240. 7. The plans shall comply with Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, 79 7 the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. Prior to the submittal of structural plans to the Building Division for Plan Check an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this grant of approval. 10. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 11. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. 12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance. Public Works 13. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, 80 8 undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on- site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the Community Development Department. 14. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 15. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 16. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 17. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer main work may be required after review of sewer lateral video. 19. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. Construction 20. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 21. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 22. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 81 9 Other: 23. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Conditional Use Permit, Precise Development Plan and Vesting Tentative Map shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 24. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 25. The Planning Commission may review this Conditional Use Permit and Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 26. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Section 7. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The Precise Development Plan shall be recorded with the Affidavit of Acceptance, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 82 10 The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 21-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of May 18, 2021. 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All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021xx.xx' 1 A3.0 xxx.xx' F. FL. @ xxx FLOOR: xxx.xx' ROOM xxx FFX VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT BUILDING SECTION DESIGNATION BUILDING SECTION PAGE NUMBER VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION ROOM NAME ROOM NUMBER FINISH FLOOR MATERIAL CALLOUT EN FR PG 75 W415-1539 / B / 11.22.16 INSTALLER: LEAVE THIS MANUAL WITH THE APPLIANCE.CONSUMER: RETAIN THIS MANUAL FOR FUTURE REFERENCE.NEVER LEAVE CHILDREN OR OTHER AT RISK INDIVIDUALS ALONE WITH THE APPLIANCE. INSTALLATION AND OPERATING INSTRUCTIONS 1.22D Wolf Steel Ltd., 24 Napoleon Rd., Barrie, ON, L4M 0G8 Canada / 103 Miller Drive, Crittenden, Kentucky, USA, 41030Phone (705)721-1212 • Fax (705)720-9081 • www.napoleonfi replaces.com • hearth@napoleonproducts.com SAFETY INFORMATION !WARNING If the information in these instructions are not followed exactly, a fi re or explosion may result causing property damage, personal injury or loss of life. - Do not store or use gasoline or other fl ammable vapors and liquids in the vicinity of this or any other appliance. - WHAT TO DO IF YOU SMELL GAS:• Do not try to light any appliance.• Do not touch any electrical switch; do not use any phone in your building.• Immediately call your gas supplier from a neighbour’s phone. Follow the gas supplier’s instructions.• If you cannot reach your gas supplier, call the fi re department. - Installation and service must be performed by a qualifi ed installer, service agency, or the supplier. CERTIFIED FOR CANADA AND UNITED STATES USING ANSI/CSA METHODS. $10.00 HOT GLASS WILL CAUSE BURNS. DO NOT TOUCH GLASS UNTIL COOLED. NEVER ALLOW CHILDREN TO TOUCH GLASS. !DANGER A barrier designed to reduce the risk of burns from the hot viewing glass is provided with this appliance and shall be installed for the protection of children and other at-risk individuals. This appliance may be installed in an aftermarket, permanently located, manufactured home (USA only) or mobile home, where not prohibited by local codes. This appliance is only for use with the type of gas indicated on the rating plate. This appliance is not convertible for use with other gases, unless a certifi ed kit is used. Decorative Product: Not for use as a heating appliance. LV38N / LV38N2NATURAL GASLV38P / LV38P2PROPANE CERTIFIED UNDER CANADIAN AND AMERICAN NATIONAL STANDARDS: ANSI Z21.50 Ɣ CSA 2.22 FOR VENTED GAS APPLIANCES. SAFETY BARRI E R CERTIFIED TO CANADIAN AND AMERICAN NATIONAL STANDARDS: CSA 2.22 AND ANSI Z21.50 FOR VENTED GAS FIREPLACES. VENTURI ADJUSTMENT REQUIRED FOR INDOOR USE ONLY 12 W415-1539 / B / 11.22.16 ENEN 40 FT (12M)MAXIMUM3 FT (1M)MINIMUM 16" (40.6cm)MINIMUM 33" (83.8cm) SINGLE-SIDED OR SEE-THROUGH Use the periscope kit to locate the air termination above grade. The periscope must be installed so that when fi nal grading is completed, the bottom air slot is located a minimum 12” (30.5cm) above grade. The maximum allowable vent length is 10’ (3m) for a fi replace and 8’ (2m) for a stove. 9.1B 12" (30.5cm)MIN TO GRADE 3.3 SPECIAL VENT INSTALLATION 3.3.1 PERISCOPE TERMINATION 33" (838cm) 24" (60.96 cm) MINIMUM PROJECT TEAM TITLE SHEET N.T.S. T1.0 CONTENTS T1.0 TITLE SHEET T1.1 GENERAL NOTES SURVEY A1.0 SITE PLAN A1.0a ENLARGED PARTIAL SITE PLAN A1.0b ENLARGED PARTIAL SITE PLAN A1.0c SITE PLAN DIAGRAMS A1.0d SITE PLAN DIAGRAMS A1.0e SITE PLAN DIAGRAMS A1.1 BASEMENT FLOOR PLAN A1.2 GROUND FLOOR PLAN A1.3 SECOND FLOOR PLAN A1.4 THIRD FLOOR PLAN A1.5 ROOF PLAN A2.0 EXTERIOR ELEVATIONS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A2.3 EXTERIOR ELEVATIONS A3.0 BUILDING SECTIONS A3.1 BUILDING SECTIONS A3.2 BUILDING SECTIONS A3.3 BUILDING SECTIONS A3.4 BUILDING SECTIONS A9.0 PROJECT DETAILS A9.1 PROJECT DETAILS E1.0 BASEMENT ELECTRICAL PLAN E1.1 GROUND FLOOR ELECTRICAL PLAN E1.2 SECOND FLOOR ELECTRICAL PLAN E1.3 THIRD FLOOR (UNIT B) ELECTRICAL PLAN L1.0 LANDSCAPE PLAN AREA MAP PROJECT LOCATION: 947 7th Street. Hermosa Beach, CA. 90254 LEGAL OWNER: 947 7th Street LLC / Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 APN: 4186-012-003 LEGAL: Lot 3 of Wilson and Lind's Tract in the City of Hermosa Beach, County of Los Angeles, State of California M.B. 11-73B ZONING: R2-B OCCUPANCY: R-2 / U PROJECT DESCRIPTION: A new condominium development consisting of (2) units with four bedrooms and three and one half bathrooms each. Total overall floor area for the development is 6,293.00 sq. ft. N.I.C. Garage DESIGN: Daryl Olesinski, Principal O+ L BUILDING PROJECTS, LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p. (310) 390 1650 f. (310) 390 1649 e. daryl@OplusL.com PROJECT AREA PERMITS SHALL BE ISSUED FOR THE FOLLOWING: 1. SHORING 2. ENCROACHMENT INTO THE PUBLIC RIGHT OF WAY 3. ELECTRICAL 4. PLUMBING 5. MECHANICAL 6. SPRINKLER SYSTEM 7. SEWER CAP 8. SOLAR PANELS STRUCTURAL ENGINEER: McCullum Engineering Services 727 2nd Street #104 Hermosa Beach, CA. 90254 p. (310) 944 0898 f. (310) 545 5423 e. EMengineering@verizon.net Title 24 Calculations: Troy Lindquest AES 229 North Central Ave. # 500 Glendale CA. 91203 p. (818) 246 2844 f. (818) 246-4096 e. info@aes.com Real Estate Consultant: Bunny Crour Srour & Associates 1001 6th Street # 110 Manhattan Beach CA. 90266 p. (310) 372 8433 PROJECT DATAOWNER 947 7th Street LLC - Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 PERMITTING LOT AREA: 4,798.40 SQ. FT.TOTAL BUILDING AREA: 7,117.00 SQ. FT. UNIT A: 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS AND BALCONIES 3RD LEVEL LIVING AREA DECKS AND BALCONIES TOTAL LIVING AREA TOTAL DECKS / BALCONIES # O/ BEDROOMS # O/ BATHROOMS 656.00 SQ. FT. 424.00 SQ. FT. 1,331.00 SQ. FT. 0.00 SQ. FT. 1041.00 SQ. FT. 210.00 SQ. FT. 3,028.00 SQ. FT. 328.00 SQ. FT. (4) 3 1/2 UNIT B: 778.00 SQ. FT. 400.00 SQ. FT. 1,427.00 SQ. FT. 0.00 SQ. FT. 1,083.00 SQ. FT. 346.00 SQ. FT. 3,288.00 SQ. FT. 346.00 SQ. FT. (4) ZONING INFORMATION ROOF DECK 118.00 SQ. FT.0.00 SQ. FT. 4 1/2 AREA: REQUIRED PROVIDED LOT AREA / DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: # OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAX. SLOPE FENCES / WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (/ UNIT) PRIVATE STORAGE SPACE CU. FT. / UNIT 1,750.00 SQ. FT.2,399.20 SQ. FT. 3,118.96 SQ.FT (65%)3,102.00 SQ. FT. (64.65%) 17' FROM BACK OF SIDEWALK / 5' ABOVE 4'-0" MIN.4'-0" 5'-0" GND / 3'-0" AB.5'-0" GND / 4'-0" AB. 24'-3" FROM BACK OF SIDEWALK / 5' ABOVE (2) / UNIT (2) / UNIT (1) / UNIT (1) / UNIT 17'-0" FRONT / 17'-0" REAR 24'-3" FRONT / 17'-0" REAR 8'-6" X 20'-0"8'-6" X 20'-0" 16'-0"16'-0" 4.30%12.00% REAR 600.00 SQ. FT.694.49 SQ. FT. 300.00 SQ. FT.UNIT A: 344.91 SQ. FT. UNIT B: 349.58 SQ. FT. 200.00 CU. FT.UNIT A: 233.25 CU. FT. UNIT B: 384.00 CU. FT. GENERAL BUILDING INFORMATION 328.00 SQ. FT.346.00 SQ. FT. CITY OF HERMOSA BEACH DEPARTMENT OF PUBLIC WORKS NOTES: BASEMENT QUALIFICATION CALCULATION 1ST LEVEL F.F. ELEVATION LINEAL FEET OR PERMITER BUILDING A BUILDING B 126.04 L. FT.XXX.XX L. FT. LINEAL FEET < 6' FROM GD TO F.FL AB. % OF PERMITTER < 6' TO F.FL AB. 126.04 L. FT.XXX.XX L. FT. 100.00 XXX.XX L. FT. 23'-0"23'-0" > 72" (WITHIN SETBACK)42" 86'-6" SYMBOL LEGEND GEOLOGICAL ENGINEER: Norcal Engineering 10641 Humbolt St. Los Alamitos, CA. 90720 p. (562) 799 9469 f. (562) 799 9459 Professional Code The Building Designer designated below assumes "responsible control" over the content of all design instruments of service during their preparation that is ordinarily exercised by Building Designers applying the required Professional Standard of care typical of similar Professionals. _____________________________________________ Daryl Olesinski, Responsible Building Designer: AIR QUALITY VENTILATION CALCULATION UNIT A: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,005.00 / 100 + 7.5(4) 30.05 + 30.00 cfm = 60.05 Ventilation provided by exhaust fan in room A103 - see E1.3 UNIT B: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,288.00 / 100 + 7.5(4) 32.88 + 30 cfm = 62.88 Ventilation provided by exhaust fan in room B204 - see E1.2 All calculations are based upon 2010 California Energy Code, Section 150(o), Equation 4-1 CIVIL ENGINEER: SURVEY / TTM Denn Engineering 3914 Del Amo Blvd. # 921 Torrance, CA. 90503 p. (310) 542-9433 CIVIL ENGINEER: GRADING and DRAINAGE B.A. Sims Engineering Inc 5150 PCH # 200 Long Beach, CA. 90804 p. (562) 735-4955 TOTAL DECKS / BALCONIES N.T.S.PRODUCT INFORMATION: FIREPLACE 94 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021NOTE: IF ANY DISCREPANCIES OCCUR BETWEEN THESE NOTES AND NOTES WITHIN THE PROJECT MANUAL, THE NOTES WITHIN THE PROJECT MANUAL SUPERCEDE DRAWINGS NOTES. 1. The word "Contractor" means the General Contractor, and where applicable by trade, Subcontractors. 2. Contractor shall be responsible for reviewing all notes prior to finalizing construction contract. 3. The specifications, general conditions and all issued addenda and change orders are part of the design drawings. 4. All construction and details shall be completed in full compliance with the California uniform building code and all other applicable codes and requirements. 5. The General Contractor shall maintain a full set of drawings and specifications and all required permits on the job site at all times. They shall be made available to the Designer and Owner at request. 6. Prior to finalizing contract prices, Contractor shall be responsible for reviewing and coordinating all notes and drawings to include any subcontract requirements or information which may not be indicated on subcontractor's sheets or notes, but which are indicated elsewhere in the construction documents. 7. The contractor (and his sub-contractors) shall study and compare the contract documents and shall at once report to the architect in writing all errors, inconsistencies or omissions discovered and verify all dimensions on site prior to commencing the work. If the contractor proceeds with any of the work so affected without written instructions of the Designer, the contractor shall make good at his own cost any resulting error, damage, defects, or time delays so caused. The contractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 8. Contractor shall provide a blanket one-year guarantee for the total job with the separate guarantee for specific trades/equipment items, with the names of local representatives to be contracted for service. Provide operating and maintenance brochures as required. 9. Contractor shall provide one marked up print drawing indicating all differences, changes, ect., actual locations of concealed work, before final inspection. 10. Where specified items are mentioned, the contractor may submit alternate materials for approval by the architect. Package to contain brochure, cut sheets, specifications, costs, availability, references, ect… contractor to reimburse Designer for time spent evaluating alternatives or substitutions. 11. Written dimensions on drawings shall take precedence over dimensions scaled from drawings. 12. The Designer will submit contract documents for "plan check" and make any necessary corrections. The owner will pay charges, fees and assessments levied by public authorities for connection to the public sewer. 13. Contractor shall consult with representatives of applicable utilities, including gas, water, power, sewer, telephone, and cable television and determine exact locations and availability of utilities and determine the condition of existing service prior to commencing work or connecting utilities. 14. Contractor shall provide all walls, terraces, walks, and drives as shown on plans and also provide any expansion joints, curbs, etc. that may be required for durable construction to be approved by the Design Professional. 15. Contractor to stake out all works as shown on plans, confirm existing conditions and property line locations, and verify compliance with setbacks and clearances required by code. 16. Improvements on the site, work in progress, stored materials, and public and private improvements on property adjacent to the site, shall be protected by the contractor from damage arising from the work. All damage so occurring shall be repaired or replaced by the contractor at no cost to the owner. 17. Submittal documents for deferred submittal items shall be submitted to the Design Professional or engineer of record who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the building official. 18. Structural observation by the engineer shall be preformed. A statement in writing shall be given to the building official, stating that site visits have been made and whether or not any observed deficiencies have been corrected to conform to the approved plans and specifications. 19. Contractor shall correlate work between design drawings and specifications and consultant drawings and specifications. 20. Contractor shall confirm any discrepancies between drawings or specs and job site conditions with Design Professional prior to starting portions of the work affected. 21. Written dimensions shall prevail over scaled dimensions on drawings. In no event is dimension to be scaled off the drawings without prior approval from the Design Professional. 22. Dimensions marked "clear" are not adjustable without the authorization of the architect. 23. Details are intended to show final affect of parts of construction. Minor modifications may be required to suit particular job site dimensions or conditions and shall be included within the scope of the work and Construction Contract. Any modifications required in details are to be first reviewed and confirmed with the Design Professional prior to construction. 24. Contractor shall review all items noted "verify or confirm with owner or Designer" which might affect costs prior to finalizing construction contract and subcontractors, and shall confirm final decisions regarding selection, materials, color, finish or other specifications not yet decided regarding these items. Contractor shall include the cost of these items within the original contract price. 25. Unless items are specifically itemized as not included in contract (NIC), they will be assumed to be included in the estimate or contract price. 26. The Design Professional, prior to the commencement of the work must approve all change orders in writing. Otherwise the contractor will take full responsibility for all the costs. Contractor shall immediately notify the Owner of any extra costs arising from the execution of his contract or subcontracts and shall receive Owner's written approval of it prior to doing the work. 27. Design work is the responsibility of the architect and any design changes made by the contractor shall be the full responsibility and liability of the contractor. 28. Contractor shall be responsible for supervising that all general and subcontract work is being accomplished according to the most current construction documents, including revisions. The contractor shall also be responsible for the coordination of work of subcontractors under separate contract with the owner. 29. Four sets of shop drawings shall be submitted to the Design Professional for approval. All shop drawings will require at least 10 working days for design review. 30. Contractor shall provide proper ventilation, clearances, and fire protection for all new fireplaces, ovens, hot water heaters, furnaces, vents and flues as required by the drawings, specifications and code. 31. Details marked "(typical)" shall apply in all cases, unless specifically noted otherwise. Where no detail is shown, construction shall be as shown for other similar work. 32. All unspecified materials shall be new first line products of a recognized manufacturer. No substitutions from specifications shall be used unless approved by the architect. If available, manufacturers guarantee shall be provided in writing. 33. A separate permit shall be secured for all electrical, plumbing and heating-ventilating work. 34. Licenses and permits necessary to the performance completion and approval of the work, and all inspection and other applicable fees (excluding building permit fees) shall be secured and paid for by the contractor. 35. Contractor shall have evidence of current workmen's compensation insurance coverage on file with the Department of Building and Safety in compliance with Section 3800 of the California Labor Code. 36. Contractor shall submit Haul Route Memo to Department of Building and Safety for approval. 37. The Contractor shall submit structural calculations, signed by a State Licensed Engineer, for skylight, and store front assemblies for review and approval. 38. Dimensions are to face of plywood, face of masonry, face of concrete, and to grid lines unless otherwise noted. 39. All insulation materials shall be certified by the manufacturer as complying with the California Quality Standards of Insulating Material. 40. No door except bathroom doors in the path of travel of a means of escape shall be less than 32 inches (71.12 cm) wide. 41. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an emergency. 42. Interior wall finishes shall have a minimum flame spread classification of III (T-42-b). 43. Overflow drains shall be connected to drain lines independent from the roof drains. 44. Mechanical ventilation system in lieu of operable windows in bathroom/toilet room/ laundry to furnish five air changes per hour direct to the outside is required. (1205-a) 45. Glazing and insulation shall conform to the State Energy Insulation Standards. 46. Provide a 1-hour fire resistive occupancy separation per Building Code Table 5B or Title 24, Table 5B. 47. Fire resistive assemblies for protection of openings to comply with Building Code #4306 or Title 24, #4306. 48. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Building Code #3304(c), Fire Code #12.104, or Title 24, #2-3303 (c). 49. Width and height of required exit doorways to comply with Building Code #3304(e) or Title 24, #2-3303(e). 50. Comply with Building Code #1210(a) regarding fire warning system smoke detectors. Hard wired. 51. Comply with Building Code #1204 regarding access. 52. Clearance of brush and vegetative growth will be maintained per Fire Code #11.502 and #11.503. 53. A permit from the Dept. of Public Works is required for a protection fence or canopy on or over any street or public space (91.4407). 54. No trenches or excavations 5 feet or more in depth into which a person is required to descend. 55. Contractor shall erect and maintain temporary barricades as needed for protection against accident, and shall continuously maintain adequate protection of his work and the owner's property from damage or loss arising in connection with construction. 56. G.C. shall clean glass, remove stains, spots, marks and dirt from all work, clean all hardware, remove paint spots from all surfaces, clean all fixtures and floors. 57. Temporary electric power and sanitary facilities are to be provided and paid for by the contractor. 58. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery or any other item. 59. Contractor shall protect all floor surfaces from damage and equip mobile equipment with pneumatic tires. 60. All metal flashing, gutter, and downspout joints shall be lapped, joined, and sealed so that they are water tight and provide for positive water flow. 61. Contractor shall arrange with the necessary utility companies to connect utilities underground. 62. When demolition is required on site all debris must be removed from the site at the expense of the contractor and a demolition permit must be obtained by a licensed wrecking contractor (class c-21), or by a licensed general contractor (class b-1) who is also the contractor for a new building to be erected on the same site. Contractor's license shall be verified prior to issuance of permit. FRAMING 63. In addition to any structural grade requirements, all exposed wood beams and posts shall be selected for best appearance grade, with a minimum of knots, cracks and checks. 64. Contractor shall provide access to all attic areas and plumbing as required by code and shall confirm access locations with Design Professional prior to framing. 65. Contractor shall coordinate framing with proposed locations of electrical, mechanical and plumbing work so as to avoid changes in framing which might conflict with proposed equipment, fixture of diffuser locations. 66. Provide framed openings for medicine cabinets during rough framing, confirming size, location and heights of openings with Design Professional prior to construction. 67. Provide blocking as required for cabinets, toilet paper holders, towel bars and other specialty items. 68. All exposed wood beams, decking or other members installed prior to enclosing the building envelope and completing roof membrane shall be protected during construction against moisture, staining and other damage by protecting with weatherproof plastic wrappers and additional protective measures as may be required. STRUCTURAL 69. All welding to be done by welders certified by the appropriate city building department. 70. Glued-laminated lumber shall be fabricated in accordance with uniform building code standard no. 25-10. Exposed structural glued-laminated lumber shall be moisture-resistant treated wood or wood of natural resistance to decay. 71. All posts, plates, sleepers, etc. bearing on or embedded in concrete or masonry shall be pressure treated lumber. ROOF, ROOF FLASHING AND DRAINAGE 72. Contractor and Roofing Contractor shall furnish an unconditional written guarantee to Owner covering all materials and installation of new roofing, flashings and membranes for a period of 10 years following final completion of construction. 73. Contractor shall employ a qualified independent inspection service for inspection of the roof installation, including any insulation and flashings, and shall confirm arrangements with Owner, Design Professional, manufacturer's representative and roofing contractor prior to construction. 74. All built up or single-ply membrane roof areas shall have minimum 1/4" per foot pitch to drains for spans up to 20'-0", 1/2" per foot for spans over 20'-0". Emergency overflow scuppers or drains shall be installed with outlets 2" above principal roof drains, and shall be independent of principal roof drains or gutters. 75. All roofs, parapets, chimney and other flashings shall be installed so that they are watertight. Notify Design Professional of any points where water or moisture may penetrate for additional water protective measures. 76. All scuppers, gutters, downspouts, leader boxes or other sheet metal work shall be properly flashed and shall have welded or sealed waterproof joints. All bends, seams, splices, or other connections shall be straight, smooth and continuous without dimples or dents. Unless specified, sheet metal gauge shall be sufficient to withstand denting or bending. 77. Provide galvanic or bituminous insulation as approved by Design Professional between dissimilar metals. 78. Unless otherwise noted, all concealed interior roof drain downspouts shall be PVC schedule 40, min. 4" diameter or larger as specified sufficient to handle roof areas. All connections shall be watertight.. DOORS, WINDOWS 79. Exit doors must open over a landing not more than 1/2" below the threshold. 80. Glazed openings within 40"of a door lock shall be tempered glass. 81. All glazing in shower areas shall be of approved shatter resistant material. 82. Shower areas shall be finished with a hard non-absorptive surface to a height of 70" above drain inlet. 83. See ENERGY section for additional information regarding weather-stripping, etc. 84. Glass doors, adjacent panels, and all glazed openings within 18" of the adjacent floor shall be of glass approved for impact hazard 91.1711(d) (hsc 25997 eff. 3/4/72). All glazing to be fully tempered glass with no bugs or tong marks and should be accompanied by written certificates indicating tempering. 85. Wood flush-type doors shall be 1 3/8" thick minimum with solid core construction. 91.6709.1 -Door stops of in-swinging doors shall be one-piece construction with the jamb or joined by rabbet ot the jamb. 91.6709.4 86. All pin-type door hinges accessible from the outside shall have non-removable hinge pins. Hinges shall have min. 1/4" dia. steel jamb stud with 1/4" min. protection. The strike plate for the latches and the holding devise for the projecting dead bolts in wood construction wall shall be secured to the jamb and the wall framing with screws no less than 2-1/2" long. 91.6709.5, 91.6709.7 87. Provide dead bolts with hardened inserts: deadlocking latch with key-operated locks on exterior. Locks must be openable from inside without key, special knowledge or special effort (latch not required in B, F, and S occupancies. 91.6709.2 88. Straight dead bolts shall have a min. throw of 1" and an embedment of not less than 5/8", and a hook-shaped or an expanding-lug dead bolt shall have a minimum throw of 3/4". 91.6709.2 89. The use of a locking system which consists of a deadlocking latch operated by a doorknob and a deadbolt operated by a non -removable thumb turn which is independant of the deadlocking latch and which must be seperatly operated, shall not be considered as a system which requires special knowledge or effort when used in dwelling units. The door knob and the thumb turn which operates the deadbolt shall not be seperated by more than 8 inches. 90. Wood panel type doors must have panels at least 9/16 in. thick with shaped portions not less than 1/4 in. thick and indvidual panels must be no more than 300 sq. in. in area. Mullions shall be considered part of adjacent panels except mullions not over 18 in. long may have an overall width not less than 3 inches in width. 91. Sliding doors shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 91.6710 92. Sliding glass doors shall be equipped with locking devises and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.1 93. Metal or wooden overhead or sliding doors shall be secured with a cylinder lock, padlock with a min. 9/32" diameter hardened steel shackle and bolted, hardened steel hasps, metal slide board, bolt or equivalent device unless secured electrically operated. 91.6711 94. Provide metal guides at top and bottom of metal accordian grate or grill-type doors and cylinder locks or padlocks. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 91.6712 95. Sliding windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open positiion. 91.6715.1 96. Sliding windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.2 MISCELLANEOUS 97. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 98. All grading shall be accomplished in accordance with the uniform building code. All excess excavated material resulting from grading shall be removed from the site by the contractor. 99. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of 1972 ansi a134.1, a134.2, a134.3, and a134.4. SECURITY NOTES All openings marked by the symbol * on the door/window schedule are security openings and the following requirments shall apply: 100. Sliding doors and windows shall be provided with a device in the upper channel or the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 101. Swinging doors. 102. Doorstops of in-swinging doors shall be of one-piece construction with the jamb or be provided with some device to prevent the door from being opened should the stop be removed. 103. Stops on out-swinging doors to be one-piece construction or fastened wih 3/4" screws 6" o.c. 104. All pin-type hinges that are accessible from outside the secured area when the door is closed shall have non-removable hinge pins. In addition, they shall have a minimum 1/4" diameter steel jamb stud with 1/4" minimum protection. 105. The strike plate (min. 16 us gauge, stud, bronze or brass) for latches and the holding device for projecting deadbolts shall be secured to the jamb and wall framing with 2" long screws. 106. All exterior doors shall be flush-type wood doors 1-3/4" thick with solid core construction, or fully tempered glass if glass, and shall be installed with dead locking latches. Deadbolts shall have a minimum 1" throw and a minimum 5/8" embedment (straight type) and shall contain hardened inserts. Locks shall be flush, key-operated cylinders on the exterior and shall be openable without key , special knowledge, or special effort on the interior. 107. Jambs shall be installed with solid backing for a 6" vertical distance on each side of the lock strike area. 108. Trimmers shall be full door length with solid backing against sole and header plates. 109. Horizontal blocking shall be placed between studs at lock strike height for 3 stud spaces. 110. All security doors shall be equipped with locks that incorporate the following features: deadbolt with minimum 1" projection and minimum 5/8" embedment in strike plate, cylinder guard and minimum 5 pin tumbler locks, and minimum 1/4" diameter connecting screws. 111. Double doors (inactive leafs) shall be secured with both head and base flush bolts with a minimum 5/8" embedment. 112. Window provisions 113. Sliding glass windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the test specified in 91.5731 and 91.6732, LA city building code. 114. Windows and openings within 12 feet of ground level with over a 96 sq.in. area are deemed "accessible." 115. Glazing and glazed assemblies for "accessible" openings shall be certified as meeting test provisions of ubc 41-2 116. Glazing in exterior doors or within 40" of any locking mechanism shall be tempered or burglary resistant. ENERGY NOTES 117. The requirements of title 24, part 2. chapter 2-53 have been reviewed and the design submitted conforms with these regulations signed by the Design Professional. 118. The contractor shall provide the original occupant a list of heating, cooling, water heating, lighting, and conservation of solar devises installed in the building and instructions on how to use them efficiently. 119. A maintenance label shall be affixed to all equipment requiring preventative maintenance, and a copy of the maintenance instructions shall be provided for the owners use. 120. Insulation shall be certified by the manufacturer to comply with the California quality standards for insulating material. 121. After installing insulation, the installer shall post in a conspicuous location a certificate signed by the installer stating that the installation is consistent with the plans and specifications for which the building permit was issued, and conforms with the requirements of chapter 2-53. The certificate shall also state the manufacturer's name and material identification, the installed "r value," and, if loose-fill insulation, the minimum installed weight per sq.ft. consistent with the manufacturer's labeled installed design density for the desired "r value." 122. Ceiling/.roof shall be insulated (as per 2-5352 [a]) between framing members with insulation having an installed thermal resistance of r-19 or greater. 123. Wood-framed walls shall be insulated between framing members with insulation having an installed thermal resistance r-11 or greater. Framed foundation walls of heated basements or heated crawl spaces shall be insulated above the adjacent outside ground line with insulation having an installed thermal resistance of r-7. 124. All doors and windows between conditioned and unconditioned space shall be fully weather-stripped. 125. All openings in the building envelope such as frame, framing and panel joints, electrical and plumbing line openings, and masonry/wood framing joints shall be caulked or otherwise sealed to limit infiltration. 126. Manufactured doors and windows shall be certified and labeled indicating that they meet the infiltrations standards listed in table 2-53v, t-24, section2. 127. Fan or other exhaust systems exhausting air from conditioned space to the outside shall be provided with backdraft dampers to prevent air leakage. 128. Thermostatically controlled heating or cooling systems shall have an automatic thermostat with a clock mechanism which the building occupant can manually program to automatically set back the thermostat points for at least two periods within 24 hours. 129. Specify water heater size, fuel type, and that it is state listed. 130. Storage type water heaters shall be externally wrapped with insulation having an installed thermal resistance of r-12 or greater. 131. All showerheads, lavatory faucets and sink faucets shall be certified by the manufacturer as complying with the applicable California appliance efficiency standards. 132. Lamps used in luminaries for general lighting in kitchens and bathrooms shall have an efficiency of not less than 25 lumens per watt (i.e. fluorescent). Luminaries which are the only lighting in a kitchen or bathroom will be considered general lighting. Lighting to be used only for specific visual tasks or decorative effect are exempt from this requirement. Such exempt lighting includes luminaries that are meant to light only a specific task area such as a kitchen counter or sink, a dinning table, or a bathroom mirror. FINISHES, CABINETRY, RAILINGS, ETC. 133. Contractor shall submit actual material samples for Design Professional's review of all finish materials, paint and stains prior to ordering materials. 134. All window door and other opening corners shall be reinforced with expanded metal lath nailed diagonally across corner. 135. Stucco surfaces shall be straight and plumb with no wobble, wave or irregularities over the course of the wall plane. 136. Confirm stucco finish and color with Design Professional prior to finalizing estimate. 137. Unless noted otherwise, all plaster and drywall materials and installation shall be according to current U.S. Gypsum Handbook specifications and applicable code requirements. Use waterproof drywall in all bathrooms, kitchens, janitor's closets, and wet areas. 138. Interior gypsum board shall be 5/8" thickness in all areas taped and finished smooth for wall paint. All gypsum board shall be installed using flathead drywall screws only. Countersink all screw heads. 139. The use of gypsum board for tiled walls or ceilings in showers and other wet areas is prohibited. 140. The use of Wonder Board or Durock will be acceptable for backing only with Architect's written approval, and only if a waterproof membrane is installed behind board over studs. Use full sheets wherever possible to eliminate joints. Where joints are unavoidable, hold boards apart 1/8" and use 2" fiberglass tape to reinforce joints. Apply min. 1/2" thick mortar bed plus 1/8" bonding over backing surfaces. 141. Contractor shall be responsible for ordering all ceramic tile and other finish materials with enough lead time so that ordered material can be confirmed as acceptable, and any unacceptable material replaced, without delaying construction. 142. Contractor shall include in construction contract installation of all finish hardware, including but not limited to cabinet pulls, knobs, door stops, towel bars, toilet paper holders and other miscellaneous items, regardless of whether those items are supplied by Owner or an allowance. See PAINTING section for painting notes. PAINTING 143. Contractor shall include within the scope of his work preparation, priming, and finish painting of exterior walls affected by additions and remodeling and interior walls and ceilings, including doors, sash and trim work. Confirm any exposed beams, decking, cabinets or wood to be stained and/or clear sealed prior to ordering. Confirm paint, stain and finish selections and specifications with Architect, submit color samples and apply sample colors on actual surfaces to be painted for Design Professional's review prior to ordering material. 144. Before beginning, inspect all work to be painted and report to Design professional any conditions which will prevent a quality finish from being accomplished. Commencing of work by the Contractor indicates his acceptance of the surfaces. UTILITIES, PLUMBING, DRAINAGE, ETC. 145. Contractor shall consult representatives of local utilities, including gas, water, power, sewer, telephone and TV where applicable, concerning locations and availability of utilities prior to commencing work or connecting utilities, and shall be responsible for any damage to existing utility lines. Locations and elevations of all exiting and new mains and meters shall be confirmed on the record drawings. 146. Plastic drain, waste or vent pipe, where permitted, shall be A.B.S. as approved per ASTM Standard D2261-73. Waste lines inside the structure shall be fully wrapped with insulation to reduce sound through walls and ceilings. 147. Flush out new and old water supply lines prior to connecting fixtures. 148. Contractor shall maintain adequate and constant water supply to all existing plumbing fixtures, hose bibs and sprinkler systems desired by Owner during construction. 149. General Contractor shall confirm arrangements for any temporary power and telephone service with Owner prior to finalizing contract. See Electrical Plans for electrical work. 150. All plumbing lines in ceiling & walls to be cast iron. 151. Showers are to be provided with pressure balancing valves. 152. Contractor shall verify that copper water supply lines are sized to provide acceptable pressure and volume. Contractor shall connect waste lines to sewer and provide clean-outs and ventilation as required by the uniform plumbing code. All copper used shall be type k. 153. Access panel (12"x12") or utility space to be provided for all plumbing fixtures having slip joint connections. 154. Seismic gas shut off valve to be installed on each fuel gas line for new buildings. For permit information contact the plumbing division at (213) 485-2311. 155. Gas piping shall not be installed in or on the ground under any building or structure. 156. Low consumption water closets shall be installed. 157. Contractor shall provide low flush toilets (1.6 gallons/flush) and low flow showerheads. 158. Water heater must be strapped to wall, with approved strapping per UPC 510.5, strap shall be ICBO approved. MECHANICAL, SHEET METAL NOTES 159. All sheet metal work shall be in accordance with SMANA Manual standards and applicable codes. 160. The Contractor shall provide the Owner a list of the heating, cooling, ventilating, water heater and lighting systems and conservation or solar devices installed in the building and instruction on how to use them efficiently. 161. Furnish complete maintenance information. Required routine maintenance actions shall be clearly stated and incorporated on a readily accessible label. Label shall be affixed to all equipment requiring preventive maintenance, and a copy of the maintenance instruction shall be provided for the Owner's use. Contractor to provide Owner complete maintenance instructions, i.e., belt replacement, oil and lubricating along with installer's name, address and telephone number. 162. Provide submittal shop drawings and manufacturer's specifications for Design Professional's review, if equipment deviates from that specified. 163. Contractors to thoroughly clean all portions of their work, remove all debris and leave installation in perfect condition, ready for use. 164. EER rating and heating combustion efficiency rating of each HVAC unit shall comply with state requirements. 165. All furnaces, condensers, fans or other noise-producing equipment to be installed inside or on the building structure shall be mounted and insulated so as to minimize sound transmission to usable areas. Use ribbed neoprene pads, sound isolators, spring hangers and/or equivalent vibration reducing devices to isolate equipment from structure. 166. Condenser refrigerant piping in the structure shall be installed so as not to touch structure, framing or wall surfaces. Install foam rubber cushions at penetrations to separate piping from structure. 167. Insulation lining must be approved by the building department and shall meet or exceed NFPA standards. 168. Controls shall be adjustable to provide a temperature range of up to 10 degrees between full heating and cooling. 169. All bathroom and exhaust fans, range vents and built-in ovens shall be vented to the outside. Confirm all vent locations with Design Professional prior to ducting. See ENERGY Section for additional information regarding thermostats, insulation, etc. ELECTRICAL NOTES 170. Unless noted otherwise, all conduits shall be concealed in structure, attic spaces or underground. Any exceptions are to be reviewed and confirmed in writing to the Design Professional. 171. Contractor shall confirm all electrical loads and requirements for existing and new appliances, heating and air conditioning systems and other electrical equipment and fixtures prior to finalizing contract. 172. Contractor to verify that any existing service, meter, main, panel, conduits and wiring to remain are adequate. Advise Owner prior to finalizing contract of any changes required. 173. Contractor to verify clearances for all recessed fixtures and advise Design Professional of any conflicts prior to ordering. 174. Confirm fixture trim selection, diffuser and finish options with Design Professional prior to ordering. 175. All recessed fixture trims shall be gasketed and tight fitting to prevent light leaks. 176. All wiring shall be copper, in flexible or rigid conduit as specified by code. No "Romex" or other non-conduited wiring permitted when permitted by code. 177. Confirm material and color of all switches, outlets and cover plates with Design Professional prior to ordering. 178. Contractor shall provide Title 24, Form 5, if required. 179. Light controls shall be 3'-10" to center above finished floor, unless noted otherwise. 180. All wall duplex receptacles, telephone, TV, and other outlets shall be mounted 15" to top of box above finished floor, except at counters and where otherwise noted. 181. Ground fault interrupter required for all exterior outlets, bathrooms, temporary panels and other wet areas required by code. 182. Every dwelling unit shall be provided with smoke detectors conforming to U.B.C. standard 43-6. Smoke detectors shall be located in every room used for sleeping purposed and in corridors or areas giving access to such rooms. Detectors shall be mounted on the ceiling or on a wall within twelve (12) inches of the ceiling when located in a room and in the ceiling or wall at a point centrally located in the corridor or area giving access to such rooms. In an efficiency dwelling unit, the detector shall be located on the ceiling of the main room. Where sleeping rooms are on upper level, a detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located in accordance with approved manufacturer's instructions. When actuated, the detector shall provide an alarm in the dwelling unit. Confirm type and locations of all devices with Owner prior to ordering and wiring. 183. Contractor to verify fire alarm system, computer system, security system, lighting control system, stereo wiring, intercom system, low voltage landscape lighting, and other special systems or electrical requirements with Design Professional and Owner prior to finalizing contract. 184. The indoor storage of combustible materials shall be regulated in relation to arrangement, location, size of areas, height, separations and housekeeping. 185. Provide a portable fire extinguisher with a rating of not less than 2-a or 2-b 10bc within 75 feet of travel distance to all portions of the building. 186. Location of fire extinguisher to be as required fire/building inspector. 187. In each dwelling unit & guest room provide a smoke detector mounted on the ceiling or wall of each sleeping room at a point centrally located on the wall or ceiling of the hallway or room giving access to the sleeping room at the top of the stairway with sleeping rooms at the upper level. 188. Smoke detectors hardwired & interconnected per UBC. 189. The construction shall not restrict a five-foot clear and unobstructed access to any water or power distribution facilities (Power poles, pull-boxes, transformers, vaults, pumps, valves, meters, appurtenances, etc.) or to the location of hook-up. The construction shall be not within ten feet of any power lines-whether or not the lines are located on the property. Failure to comply may cause construction delays and/or additional expenses. EXITING 190. Exit door shall be openable from the inside without use of a key, special knowledge, or effort. Flush or surface bolts are prohibited. 191. Exit doorways shall not be less than 36" in width nor less than 6'-8" in height. Projections including panic hardware if required shall not reduce the opening width to less than 32" clear. STORM WATER - BEST MANAGEMENT PRACTICES This project shall implement the Best Management Practices identified on attachment "A" entitled "Minimum Requirements for Construction Projects/Certification Statement". Note: A Wet Weather Erosion Control Plan utilizing sediment and erosion control BMP's, for projects that leave disturbed soil during the rainy season (October 1 to April 15) is required. The WWECP must be prepared, for projects that have already broken ground, not less than 30 days prior to the beginning of each rainy season during which soil will be disturbed, and implemented throughout the entire rainy season. A copy of the WWECP sall be kept on the project site at all times beginning 30 days prior to the start of the rainy season through the end of the rainy season. For projects that will begin construction during the rainy season, the WWECP must be available 30 days before construction commences. The WWECP must be submitted to the Bureau of Engineering, Public Works for review and approval. GEN. NOTES N.T.S. T1.1 GENERAL NOTES CITY OF HERMOSA BEACH PLAN CHECK NOTES 1. Plans shall comply with Title 24 energy efficiency requirements and all mandatory measures. (2010 California Energy Code "Title 24") 2. Factory built fireplaces and chimneys must be listed and labeled, installed per Manufactures's instructions R1004 & R1005. Fire place shall have glass door. 3. a) CO Alarms shall be listed for compliance with UL2034, UL2075, and/or NFPA 720. [CRC R315.3] b) CO Alarms shall be interconnected such that the activation of one alarm will activate all alarms in the individual dwelling unit. [CRC R315.1.2] 4. Shower compartments and wall above bathtubs with installed shower heads shall be finished with a smooth nonabsorbent surface to a height not less than 6'-0" above the floor [CRC R307.2] 5. All new fixtures shall be water conserving CPC 402.0. 6. Dryer vent shall be a max. of 14 feet in length with (2) 90 degree bends to the exterior (CMC504.3.2). Exhaust duct shall be equipped with a back draft damper. 7. All appliances are to be Energy Star rated HBMC 15.48.020 Subsection A4.210.1 - Appliance Rating. 8. All pluming fixtures are required to be "Low Flow" fixtures HBMC 15.48.020 Subsection A4.303 - Indoor Water Use. 9. A.I.T.C certificate to be given to inspector prior to installation of glued laminated wood members. CalGreen REQUIREMENTS / 2010 MANDATORY MEASURES 1. Automatic irrigation systems controllers installed at the time of final inspection shall be weather based (4.304.1) 2. Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents (4.406.1) 3. Cover duct openings and other related distribution component openings during construction (4.504.1) 4. Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits (4.504.2.1) 5. Paints, stains and other coatings shall be compliant with VOC limits (4.504.2.2) 6. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds (4.504.2.3) Verification of compliance shall be provided. 7. Carpet and carpet systems shall be compliant with VOC limits (4.504.3) 8. Minimum 50% of floor area receiving resilient flooring shall be comply with Section 4.504.4. 9. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 4.504.5 10. Install capillary break and vapor retarder at slab on grade foundations (4.505.2) 11. Check moisture content of building materials used in wall and floor framing before enclosure (4.505.3) 12. Provide insulated louvers/covers (min R-4.2) which close when the fan is off for the whole house exhaust fans (4.507.1) 13. Duct systems are sized, designed, and equipment is selected per CalGreen Section 4.507.2. HVAC system Installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. 14. Please provide a copy of the operation and maintenance manual to the building occupant or owner addressing items 1 through 10 in CalGreen Section 4.410.1 15. Cool roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. 16. Please submit construction waste management plan per CalGreen Section 4.408.2 (or in accordance with the local ordinance). Divert a minimum of 50% of the construction waste generated at the site to recycle or salvage per Section 4.408.1. Please provide the following information on the plan. a) Identify the materials to be diverted from disposal by recycling, reuse on the project of salvage for future use or sale. b) Specify if materials will be sorted on site or mixed for transportation to a diversion facility. c) Identify the diversion facility where the material collected will be taken. d) Identify construction methods employed to reduce the amount of waste generated. e) Specify that the amount of materials diverted shall be calculated by weight or volume. Note on plan to provide documentations showing compliance with above to the building department. 95 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021MARKER ROOM NAME FRAMEDOORH FRAME DETAILS W TYPE T SIZE TYPE GLAZING DOOR HEAD HARDWARE: HINGE SYMBOL DESCRIPTION FINISH JAMB REMARKS MANUF /#SILL DOOR SCHEDULE - UNIT A DUAL / TEMP. INT. MATERIAL EXT.DESCRIPTION MARKER ROOM NAME H TYPE DETAILS W T SIZE TYPE GLAZING HEAD HARDWAREFINISH JAMB REMARKS MANUF SILL DUAL / TEMP. DUAL / TEMP. MANUF. ENTRY 67"108" A/A002 BEDROOM ARCADIA DUAL / TEMP. ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCADIA ARCADIA ARCADIA 56"108" BEDROOM ARCADIA59" 42" CLR. ANNO.ALUM. ALUM. ALUM. ALUM. ARCAIDA ARCAIDA ARCAIDA ARCAIDA 24" 22" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.97" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.97"FIXED HARDWARE: HANDLE / PULL MANUF /# BATHROOM FIXED 4" 4" 4" 4" 4" 4" 4" 4" 4" 4" 4" N/A PAINT PAINTPAINT 117"108" BEDROOM BATHROOM PAINTPAINT.PAINT PAINTBEDROOM 16" A/A100 DUAL / TEMP.HALL ARCADIA ALUM.ARCAIDA4"A/A101 A/A102 B/A102 A/A104 B/A105 A/A106 CASEMENT FIXED ROTO HANDLE A/A200 B/A200 C/A200 A/A201 KITCHEN FIXED / CASEMENT 2/A002 3/A002 1/A003 S.C. SLAB PAINTPAINT.PAINTPAINT OMNIA #12HAGAR PAINT PAINTPAINT 2/A105 1/A106 2/A106 1/A200 BATHROOM 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR GARAGE 84"1 3/4" ENTRY HALL 2/A006 1/A100 1/A102 1/A102 36" 36" 30" 108" 84" 84" PAINT. 1 3/8 1 3/4 1 3/4 GARAGE1/A006 211"92" ELEVATOR DOOR 1 3/8 PAINT. LUON PAINT PAINTPAINT HAGARCLOSET1/A103 84"S.C. SLAB1 3/4 PAINT. PAINT PAINTPAINT OMNIA #12 HAGAR OMNIA #12 1 3/4 1 3/4 1 3/8" 84" LIVING ROOM SC SLAB DINING ROOM1/A202 2/A202 OMNIA #12HAGAR DUAL / TEMP. 44"108" CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. BEDROOM BEDROOM LIVING ROOM B/A201 109"16"4" 16" 108" 120" 44" 42" ARCAIDA FIXED CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE ROTO HANDLE DUAL / TEMP. DUAL / TEMP. ARCADIA ARCADIA31"66" ALUM. ALUM. ARCAIDA ARCAIDA 4"FIXED 4" 24"120"C/A201 A/A202 CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. N/A SINGLE LIGHT FRENCH ALUM.ALUM.CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 1/A101 BEDROOM BEDROOM 1 3/4"84"30"BEDROOM1/A104 CLOSET2/A104 60"84"1 3/4 PAINTPAINT.PAINTPAINT OMNIA #12HAGAR 4 PANEL ROLL UP 36"S.C. SLAB PAINT.PAINT PAINTPAINT ELEVATOR DOOR S.C. SLAB 72"84"1 3/4 PAINTPAINT.PAINT PAINT DUAL / TEMP. N/A FIXED / CASEMENT ROTO HANDLE WINDOW SCHEDULE - UNIT A ENTRY 55"ARCADIA FIXED4"B/A100 FIXED / CASEMENT FIXED / CASEMENT ARCADIA48"4"BEDROOMA/A105 CASEMENT FIXED / CASEMENT ALUM. ALUM. ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO. DUAL / TEMP.ARCAIDACLR. ANNO.CLR. ANNO. 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKETHALL1 3/4"1/A001 36"84"S.C. SLAB BEDROOM 1 3/4"1/A002 30"84" S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR OMNIA #12 S.C. SLAB HAGAR OMNIA #12 30" PAINT PAINTPAINT HAGARS.C. SLAB PAINT.OMNIA #12 BEDROOM1/A105 30"84"1 3/4 PAINT.SC SLAB PAINTPAINT PAINT OMNIA #12HAGAR MARKER ROOM NAME FRAMEDOORH FRAME DETAILS W TYPE T SIZE TYPE GLAZING DOOR HEAD HARDWARE: HINGE SYMBOL DESCRIPTION FINISH JAMB REMARKS MANUF /#SILL DOOR SCHEDULE - UNIT B DUAL / TEMP. INT. MATERIAL EXT.DESCRIPTION MARKER ROOM NAME H TYPE DETAILS W T SIZE TYPE GLAZING HEAD HARDWAREFINISH JAMB REMARKS MANUF SILL DUAL / TEMP. DUAL / TEMP. MANUF. HALL 56"65" BEDROOM A/B100 ENTRY ARCADIA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCADIA ARCADIA 56"96" BATHROOM ARCADIA66"24" CLR. ANNO.ALUM. ALUM. ALUM. ALUM. ARCAIDA ARCAIDA ARCAIDA ARCAIDA 48"96" 196"96" BEDROOM PAINTPAINT.PAINTPAINT CLOSET MECHANICAL ARCAIDA ALUM.ARCAIDA DUAL / TEMP.18" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.36"CASEMENT 84" HARDWARE: HANDLE / PULL MANUF /# BATHROOM 4" 4" 4" 4" 4" 4" 4" 4" 4" 4" 4" PAINT PAINTPAINT PAINT PAINTPAINT OMNIA #12 48"96" BEDROOM PAINTPAINT.PAINT PAINTCLOSET ROTO HANDLE 96" A/B101 FIXED DUAL / TEMP.BEDROOM ARCADIA ALUM.ARCAIDA4"A/B102 B/B102 A/B103 B/B201 A/B202 B/A202 22"52" FIXED / CASEMENT FIXED / CASEMENT ROTO HANDLE A/B203 A/B205 B/B205 A/B206 BATHROOM FIXED / AWNING 1/B102 2/B102 1/B103 1/B104 1/B105 BEDROOM 1 3/472" 30" 30" 84" 84" S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR HAGAR PAINT PAINTPAINT 1/B207 1/B208 1/B209 1/B210 BEDROOM 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINT PAINT 1 3/4 1 3/4 1 3/4 GARAGE 84"1 3/4 HALL 84" 2/B106 1/B107 1/B202 1/B203 STORAGE 1 3/4 S.C. SLAB30" 30" 30" 84" 84" PAINT. PAINT. 1 3/4 1 3/4 GARAGE1/B106 192"84" ELEVATOR DOOR 1 3/8 PAINT. LUON PAINT PAINTPAINT HAGARBATH2/B203 84"S.C. SLAB1 3/4 PAINT. PAINT PAINTPAINT OMNIA #12 HAGAR OMNIA #12 84"SC SLAB LANDING1/B300 1/B302 84" 84"30" 1 3/4 1 3/4 DINING ROOM TRIPLE TRACK SLIDER OMNIA #12HAGAR 42"96" CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. HALL BEDROOM BEDROOM BATHROOM A/B208 BEDROOM 48"96"4" 58" 58" 24" 48" 91" ARCAIDA FIXED / CASEMENT CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM. ARCAIDA DUAL / TEMP. ARCAIDA DUAL / TEMP. ARCADIA BEDROOM ARCADIA31"96" ALUM. ALUM. ARCAIDA ARCAIDA ARCAIDA ALUM. ARCAIDA DUAL / TEMP. 22"FIXED / CASEMENT 4"FIXED / CASEMENT 4" 4" 4" 40"196"B/B208 C/B208 B/B301 C/B301 FIXED BEDROOM LIVING ROOM 108" 66"89" CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. ROTO HANDLE ALUM.ALUM.CLR. ANNO.CLR. ANNO.DUAL / TEMP.STANDARD ARCADIA MORTISE OMNIA #12 1/B201 BATH BI-PASS SLIDER 1 3/484"30"CLOSET1/B204 BEDROOM1/B205 30"84" PAINTPAINT.PAINTPAINT OMNIA #12HAGAR 4 PANEL ROLL UP 36"S.C. SLAB PAINT.PAINT PAINTPAINT HAGAR84" 36" SC SLAB ALUM.ALUM. PAINTPAINT.PAINT PAINT N/A N/A BEDROOM ROTO HANDLE ROTO HANDLE WINDOW SCHEDULE - UNIT B HALL 16"65"ARCADIA4"B/B101 FIXED / CASEMENT ARCADIA56"96"4"HALLA/B201 FIXED / CASEMENT AWNING ARCAIDA56"FIXED / CASEMENT4"A/B300 LANDING 96"ALUM. ALUM. ALUM. ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO. DUAL / TEMP.ARCAIDACLR. ANNO.CLR. ANNO. 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET ENTRY 1 3/8"1/B100 36"96" S.C. SLABHALL1 3/4"1/B101 36"84" SINGLE LIGHT FRENCH PAINT PAINTPAINT HAGAR UTILITY 30"84" S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR OMNIA #12 S.C. SLAB HAGAR OMNIA #12 30" PAINT PAINTPAINT HAGARS.C. SLAB PAINT.OMNIA #12 BATHROOM1/B206 30"84"PAINT.SC SLAB PAINTPAINT PAINT OMNIA #12HAGAR 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET PAINTPAINT.PAINTPAINT OMNIA #12HAGAR OMNIA #12 PAINT PAINTPAINTPAINT.HAGAR OMNIA #12 DUAL / TEMP.ALUM.ALUM.CLR. ANNO.CLR. ANNO.AS PER PRL MNFR.STANDARD ARCADIA DOUBLE SLIDERKITCHEN1/B303 133"96"1 3/8 ELEVATOR DOOR S.C. SLAB PAINT PAINTPAINTPAINT.HAGAR ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE N/A N/A N/A ROTO HANDLE FIXED N/A PAINTPAINT.PAINTPAINT OMNIA #12HAGARS.C. SLAB PAINTPAINT.PAINTPAINTS.C. BI PASS SLIDERBEDROOM1 3/4"68"84" BEDROOM 1 3/8"36"84"SINGLE LIGHT FRENCH ALUM.ALUM.CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 BATH 30"84"1 3/4 1/A004 S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR OMNIA #12UTILITY30"84"1 3/4 1/A005 MECHANICAL 30"84"1 3/4 NONE NONE 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKETOMNIA #12HAGAR 30"84"1 3/4 PAINT PAINTPAINTPAINT.S.C. SLAB HAGAR OMNIA #12 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET DUAL / TEMP. NONE TBD S.C. BI PASS SLIDER NONE TBD S.C. BI PASS SLIDER NONE TBD TRIPLE TRACK SLIDER DUAL / TEMP.ALUM.ALUM.CLR. ANNO.CLR. ANNO.AS PER PRL MNFR.STANDARD ARCADIA 36"84"1 3/4 PAINT PAINTPAINTPAINT.HAGAR OMNIA #12ELEVATOR DOOR S.C. SLAB 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET DINING ROOM 1 3/8"ALUM.ALUM.CLR. ANNO.CLR. ANNO.STANDARD ARCADIA BATHROOM1/A203 SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR1 3/4 120"210 1/2" 108"38" 30"84"1 3/4 S.C. SLAB PAINT.OMNIA #12 S.C. BI-PASS SLIDER NONE TBD BATH S.C. SLAB OMNIA #12 HAGAR NONE NONE 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET ELEVATOR DOOR S.C. SLAB1 3/4"36"84"20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET BEDROOM S.C. SLAB 1 3/4 1 3/4 1 3/4 1 3/4 1 3/4 30"SC SLAB OMNIA #12 NONE TBD 1 3/4 POWDER ROOM1/B304 96"178"1 3/8 OMNIA #12 DUAL / TEMP.CLR. ANNO.CLR. ANNO.AS PER PRL MNFR.STANDARD ARCADIA PAINT PAINT HAGAR OMNIA #12 108" FIXED 108" 108" 66" 108" 66" LIVING ROOM LIVING ROOM FIXED KITCHEN KITCHEN DINING FIXED EGRESS WINDOW - SEE ELEVATION: 23.68 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 16.36 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 18.90 SQ. FT. PROVIDED FIXED FIXED FIXED / CASEMENT AWNING ROTO HANDLE N/A FIXED FIXED / AWNING FIXED N/A ROTO HANDLE N/A EGRESS WINDOW - SEE ELEVATION: 11.25 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 13.50 SQ. FT. PROVIDED D/B301 E/B301 F/B301 A/B302 B/B302 A/B303 B/B30 LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM DINING ROOM DINING ROOM KITCHEN KITCHEN ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA ALUM.ARCAIDA DUAL / TEMP.CLR. ANNO.CLR. ANNO.ARCAIDA FIXED FIXED FIXED / AWNING FIXED / CASEMENT FIXED CASEMENT AWNING ROTO HANDLE ROTO HANDLE ROTO HANDLE N/A N/A N/A N/A 4"66"36" 66"64" 96"52" ARCAIDA DUAL / TEMP.ARCAIDA ALUM.196"FIXED / CASEMENT4"A/B301 LIVING ROOM 108"CLR. ANNO.CLR. ANNO.ROTO HANDLE 4" 4" 96"57"4" 96"45"4" 60"36"4" 60"127"4" SINGLE LIGHT FRENCH MORTISE OMNIA #12 SCHEDULES N.T.S. T1.2 96 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021UN-EXCAVATED AREA AC AC ACAC119'-11 3/4" 17'-0" 5'-0"39'-11 3/4"4'-0"31'-11 3/4"4'-0"17'-0" 5'-0" 3'-0"39'-11 3/4"4'-0"4'-0"3'-8" 9'-3 3/4" 25'-0"25'-0"3'-1 3/4"3'-0"14'-11" 17'-7 3/4" 17'-0"8'-6"22'-0"8'-6"174.96' FL FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' 170.94' FL FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' 155.98' FL 156.29' TC171.00'170.00'169.00'167.00'160.00'159.00'158.00'157.00'LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY FD L&T LS 8710 10.94' S'LY AND 0.28' E'LY OF PROP. CORNER TAG ELEV = 159.20' FD L&T LS 5850 0.14'' N'LY AND 0.01' W'LY OF PROP. CORNER TAG ELEV = 175.47' 173.00' 174.00' 175.00' LINE OF ADJOINING RIGHT OF WAY 159.00' 158.00' 158.72' FL 159.07' TC171.00'166.00'172.00'173.00'174.00'175.00'165.00'LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE PROPOSED SITE WALL - MAX. 42" AB. GD. LINE OF BUILDING ABOVE 168.00'166.00'165.00'164.00'163.00'162.00'161.00'156.79'156.79'157.43'D158.07'D 158.71' D 159.35'D 161.91'D 163.83'D 165.75'D 157.00' 172.00' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" REQUIRED GUEST PARKING 8.5' x 22' T.W.@159.72' T.W.@161.50' T.W.@161.50' T.W.@161.50' 158.04' 157.79' 157.22' 157.84' 157.59' 157.02' 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH 167.67'168.23'DD 168.23' 168.23'168.23'168.23'LIGHT WELL TOBASEMENTFRONT YARD SETBACK @ GARAGE FRONT YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK167.00'167.00'T.W.@168.00' T O/ PAD @167.25' EGRESS LADDERSEE DETAIL X/A9.1 170.87' 173.50' 174.13' D 174.75' D 174.75'D174.18'D173.63'D173.08'D172.53'D171.97'D171.42'D170.87' 171.65' 172.49' 173.01'170.89' 170.89' GUEST PARKING 8.5' x 17' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@173.00' MAX. DRIVEWAY SLOPE 12.5% 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH REAR YARD SETBACK @ GARAGE REAR YARD SETBACK REAR YARD SETBACK AT SECOND FL.SIDE YARD SETBACKSIDE YARD SETBACKT O/ PAD @169.50' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE DRIVEWAY APPROACH SHALL MEET CITY STANDARDS # 102 1 A1.0a 1 A1.0a SLOPE 2%157.84' 157.84' 157.84' MAX. DRIVEWAY SLOPE 4.3% 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a LANDING NEIGHBORING PROPERTIES CURB CUT SIDE YARDSETBACKDISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL - MAX. 42" AB. GD. PROPOSED SITE WALL PROPOSED SITE WALL PROPOSED SITE WALL 7TH STREET RIGHT OF WAY8TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETNOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETT.W.@159.72' 42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATE SIDEYARD WALKWAYSIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARDSETBACK CONCRETE WALKWAY / STAIR WITHIN SIDE YARDSETBACK SIDE YARDSETBACKLENGTH OF DRIVEWAY FROM BACK OF GARAGE DOOR LENGTH OF GUEST PARKINGWIDTH OF GUEST PARKINGLENGTH OF GUEST PARKING WIDTH OF GUEST PARKINGLENGTH OF DRIVEWAY FROM BACK OF GARAGE DOOR N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B UNIT A UNIT A T.W. 159.72'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C.SITE PLAN 1/8" = 1' - 0" A1.0NSITE PLAN 1/8" = 1' - 0" SITE PLAN DATA: LOT COVERAGE: 4,798.40 SQ. FT. TOTAL LOT AREA 4,798.40 (.65) = 3,118.96 SQ. FT. ALLOWED 3,102.00 SQ. FT. PROVIDED (64.65%) FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 LANDSCAPE PLAN - SEE SHT. L1.0 SITE PLAN NOTES NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY. 1. AS PER PLANS PROVIDED, ALL ROOF AND SITE HARDSCAPE DRAINAGE SHALL FLOW VIA GRAVITY TO PERMEABLE PLANTER AREAS   2. PEDESTRIAN PROTECTION SHALL BE PROVIDED ALONG  SECOND STREET, PLAM AVE. AND MANHATTAN AVE. DURING THE COURSE OF CONSTRUCTION (CRC R318.3). 3. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET (CRC SECT. 319.1). 4. ALL UTILITIES ARE TO BE AN UNDER GROUND INSTALLATION (HBMC 17.22.060(F). CONTACT LOCAL UTILITY COMPANY FOR SPECIFIC REVIEW AND COORDINATION. 97 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021AC AC ACAC119'-11 3/4" 17'-0" 5'-0"39'-11 3/4"4'-0"31'-11 3/4"4'-0"3'-8" 9'-3 3/4" 25'-0"3'-1 3/4"14'-11" 22'-0"8'-6"FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' 155.98' FL 156.29' TC167.00'160.00'159.00'158.00'157.00'LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY FD L&T LS 8710 10.94' S'LY AND 0.28' E'LY OF PROP. CORNER TAG ELEV = 159.20' 159.00' 158.00' 158.72' FL 159.07' TC166.00'165.00'LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE PROPOSED SITE WALL - MAX. 42" AB. GD. LINE OF BUILDING ABOVE 168.00'166.00'165.00'164.00'163.00'162.00'161.00'156.79'156.79'157.43'D158.07'D 158.71' D 159.35'D 161.91'D 163.83'D 165.75'D 157.00' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" REQUIRED GUEST PARKING 8.5' x 22' T.W.@159.72' T.W.@161.50' T.W.@161.50' T.W.@161.50' 158.04' 157.79' 157.22' 157.84' 157.59' 157.02' 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH 167.67'168.23'DD 168.23' 168.23'168.23'168.23'LIGHT WELL TOBASEMENTFRONT YARD SETBACK @ GARAGE FRONT YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK167.00'167.00'T.W.@168.00' T O/ PAD @167.25' EGRESS LADDER SEE DETAIL X/A9.1 T O/ PAD @169.50' LINE OF BUILDING ABOVE DRIVEWAY APPROACH SHALL MEET CITY STANDARDS # 102 SLOPE 2%157.84' 157.84' 157.84' MAX. DRIVEWAY SLOPE 4.3% LANDING NEIGHBORING PROPERTIES CURB CUT SIDE YARDSETBACKDISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL - MAX. 42" AB. GD. 7TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETT.W.@159.72' 42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATE SIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARD SETBACK SIDE YARDSETBACKLENGTH OF GUEST PARKING WIDTH OF GUEST PARKINGLENGTH OF DRIVEWAY FROM BACK OF GARAGE DOOR 119.99'N 76°34'00"E39.99'7TH STREET119.99' NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT A UNIT A T.W. 159.72'157.07 P.C.164.90' P.C .PARTIAL SITE PLAN 1/4" = 1' - 0" A1.0aNPARTIAL SITE PLAN 1/4" = 1' - 0"MATCH LINE98 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021UN-EXCAVATED AREA ACAC119'-11 3/4" 17'-0" 5'-0" 3'-0"39'-11 3/4"4'-0"4'-0"9'-3 3/4" 25'-0"3'-0"17'-7 3/4" 17'-0"8'-6"174.96' FL FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' 170.94' FL 171.00'170.00'169.00'LINE OF ADJOINING RIGHT OF WAY FD L&T LS 5850 0.14'' N'LY AND 0.01' W'LY OF PROP. CORNER TAG ELEV = 175.47' 173.00' 174.00' 175.00' LINE OF ADJOINING RIGHT OF WAY 171.00'172.00'173.00'174.00'175.00'LINE OF BUILDING ABOVE 172.00'167.00'170.87' 173.50' 174.13' D 174.75' D 174.75'D174.18'D173.63'D173.08'D172.53'D171.97'D171.42'D170.87' 171.65' 172.49' 173.01'170.89' 170.89' GUEST PARKING 8.5' x 17' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@173.00' MAX. DRIVEWAY SLOPE 12.5% 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH REAR YARD SETBACK @ GARAGE REAR YARD SETBACK REAR YARD SETBACK AT SECOND FL.SIDE YARD SETBACKSIDE YARD SETBACKT O/ PAD @169.50' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 1 A1.0a 1 A1.0a 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a DISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL PROPOSED SITE WALL PROPOSED SITE WALL 8TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREET42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATESIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARD SETBACK LENGTH OF DRIVEWAY FROM BACK OF GARAGE DOOR LENGTH OF GUEST PARKINGWIDTH OF GUEST PARKINGN 13°23'40"W8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B 171.37 P.C.175.46 P.C.PARTIAL SITE PLAN 1/4" = 1' - 0" A1.0bNPARTIAL SITE PLAN 1/4" = 1' - 0"MATCH LINE99 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021LOT COVERAGE ANALYSIS: TOTAL LOT AREA: 4,798.00 SQ. FT. BUILDING FOOTPRINT: 2,272.00 SQ. FT. COVERED SITE AREA: 830.00 SQ. FT. TOTAL LOT COVERAGE: 3,102.00 SQ. FT. 3,102.00 / 4,798.00 = 64.65% 4'-0"31'-11 3/4"4'-0"5'-0" 17'-0" 3'-0" 5'-0"SIDE YARDSETBACKSIDE YARDSETBACKREAR YARD SETBACK REAR YARD SETBACK AT SECOND FL. FRONT YARD SETBACK @ GARAGE FRONT YARD SETBACK NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B UNIT A NEIGHBORING RESIDENCE BLDG. FOOTPRINT COVERED SITE AREA N 13°23'40"W 119.99'N 76°34'00"E39.99'N 76°34'10"E39.99'N 13°23'40"W 119.99'175.46 P.C.164.90' P.C.157.07 P.C.171.37 P.C.17'-0"2'-1 7/16"8TH STREET: GARAGE DOOR EAST PL 173.01' 170.89' 12.5% LINE OF BUILDING ENVELOPE LINE OF BUILDING ENVELOPE GARAGE LIP 17'-0"1'-7 3/16"8TH STREET: GARAGE DOOR CENTER PL 172.49' 170.89' 9.4% LINE OF BUILDING ENVELOPE GARAGE LIP 17'-0"9 1/8"8TH STREET: GARAGE DOOR WEST PL 171.65' 170.89' 5.4% LINE OF BUILDING ENVELOPE GARAGE LIP 1/4" = 1' - 0" SITE DIAGRAMS 1/4":1'-0" A1.0c LOT COVERAGE DIAGRAM 1/4" = 1' - 0"DRIVEWAY PROFILE - 8TH STREET 100 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021119.99'OPEN TO LIGHTWELL BELOW9'-11 3/4"12'-9 1/2"3'-8 1/4" 3'-1/4"17'-9 3/4"6"15'-5 1/4"28'-3 3/4"1'-11 1/2"8'-5 1/2"11'-7 1/2"9'-11 3/4"9'-1"6'-3 1/2"3'-8 1/4"2'-4 3/4"A106 A A105 A AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B102B B103A OPEN SPACE: 90.64 SQ. FT. 65.98 SQ. FT. OPEN TO THE SKYOPEN SPACEARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) OPEN SPACE OPEN TO SKY OPEN TO SKY OPENTO SKYT.W. 166.50' T.W. 171.00' 10 A9.0 8'-6 1/2" 5'-0"16'-0"2'-8 1/4"2'-3 3/4" 7'-0" 178.00' T. O/ PLYWOOD @ DECK DRAIN TERRACE 154 SQ. FT. 80 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 A200C A200 1 AREA OF TERRACE OPEN TO SKY: 5' X 16' = 80 SQ. FT. LINE OF ROOF ABOVE LINE OF ROOF ABOVE OPEN SPACE OPEN TO SKY OPEN TO SKYOPEN SPACE OPEN SPACEOPEN SPACEA200A9'-6 1/2"10'-4 3/4"5 A9.0 22 A9.0 DW17'-7 1/4"1'-9 3/4"5'-0"8'-4 1/2"4'-5"12'-3"22'-11 3/4" 9'-6 3/4" TOP O/ PARAPET: 189.91' TOP O/ PARAPET: 188.66' B303B CABINETDINING ROOM A302 FF2 B3031B3021B302 B B301E B301ETERRACE 346.00 SQ. FT. 346.00 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 OPEN SPACE OPEN SPACEOPEN SPACEOPEN SPACE 5 A9.0 14A9.010 A9.0 4 A9.110 A9.0 10 A9.0 13'-9 1/4"17'-11 1/2" D 178.33' DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360D189.91'OPEN SPACEOPEN SPACE DECK 118.00 SQ. FT. 118.00 SQ. FT. OPEN TO THE SKY A9.0 15R: (18) @ 7 3/4"T: (17) @ 10"PROJECT DIAGRAMS 1/4":1'-0" A1.0d UNIT A OPEN SPACE @ GROUND FLOOR LEVEL: OVERALL DIM.: 9' - 11 3/4" x 12' - 9 1/2" (INCL. SETBACK) ALLOW. AREA: 9' - 11 3/4" x 9' - 1" = 90.64 SQ. FT. OPEN TO THE SKY: 6' - 3 1/2" x 9' - 1" = 57.15 SQ. FT. 3' - 8 1/4" x 2' - 4 3/4" = 8.83 SQ. FT. 65.98 SQ. FT. UNIT A OPEN SPACE @ SECOND FLOOR LEVEL: 8'-6 1/2" x 9'-6 1/2" = 81.50 SQ. FT. 10'-4 3/4" x 7'-0" = 72.77 SQ. FT. 154.27 SQ. FT. OPEN TO THE SKY: 5'-0" x 16'-0" = 80.00 SQ. FT. 1/4" = 1' - 0" UNIT A OPEN SPACE DIAGRAM OPEN SPACE CALCULATION: GROUND FLOOR: 90.64 SQ. FT. SECOND FLOOR: 154.27 SQ. FT. ROOF: 100.00 SQ. FT. TOTAL: 344.91 SQ. FT. UNIT B OPEN SPACE @ THIRD FLOOR LEVEL: 13'-4 1/2" x 22'-11 3/4" = 307.35 SQ. FT. 9'-6 3/4 x 4'-5" = 42.23 SQ. FT. 349.58 SQ. FT. OPEN SPACE CALCULATION: THIRD FLOOR: 349.58 SQ. FT. TOTAL: 349.58 SQ. FT. 1/4" = 1' - 0" UNIT B OPEN SPACE DIAGRAM UNIT A OPEN SPACE @ ROOF LEVEL: 8'-6 1/2" x 13'-9 1/4" = 117.63 SQ. FT. 101 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202132'-8"16'-0"20'-0"16'-0"17'-0"2'-0"15'-0"8'-0"40'-0"7'-6"16'-0"15'-11 3/4"PREVIOUSLY APPROVED CURB CUTEXISTING ON STREET PARKING SPACE EXISTING UN-MARKED ON-STREET PARKING (THURSDAY ONLY)EXISTING RED STRIPING TO REMAIN EXISTING RED STRIPING TO REMAIN EXISTING RED STRIPING TO REMAIN PROPOSED RED STRIPING TO BE LOCATED ACROSS THE STREET FROM 947 8TH STREET CURB CUT GUEST PARKINGSPACEPROPOSED SUBJECT PROPERTYCURB CUT PROPERTY CURB CUT AS A PART OF THEAPPROVED PERMIT FOR 801 OCEAN AVE.EXISTING NEIGHBORING PROPERTYCURB CUT(S)EXISTING NEIGHBORING PROPERTYCURB CUTEXISTING NEIGHBORING PROPERTYCURB CUTEXISTING NEIGHBORING PROPERTYCURB CUT8TH STREET950 8TH STREETSUBJECT PROPERTY945 8TH STREETNOT A PART OF SCOPE OF WORK934 8TH STREETNOT A PART OF SCOPE OF WORK943 8TH STREETNOT A PART OF SCOPE OF WORKNOTE:EXISTING OVERALL PARKING AREA WIDTH (UN- MARKED)AREA NOTED WILL BE REMOVED (STRIPPED RED) AS A RESULT OF THE FUTURE CURB CUT@ 801 OCEANNOTE:EXISTING ON-STREET PARKING SPACE (MARKED)NO CHANGE FROM EXISTING CONDITIONS801 OCEAN AVE.NOT A PART OF SCOPE OF WORK945 / 947 8TH STREETNOT A PART OF SCOPE OF WORK927 8TH STREETNOT A PART OF SCOPE OF WORK952 8TH STREETNOT A PART OF SCOPE OF WORK32'-8"6'-6"27'-6"23'-11 3/4"16'-0"20'-0"16'-0"17'-0"2'-0"15'-0"8'-0"40'-0"7'-6"16'-0"15'-11 3/4"SUBJECT PROPERTY EXISTINGCURB CUTPREVIOUSLY APPROVED CURB CUTEXISTING ON STREET PARKING SPACEEXISTING NEIGHBORING PROPERTYCURB CUT(S)EXISTING NEIGHBORING PROPERTYCURB CUTEXISTING UN-MARKED ON-STREET PARKING (THURSDAY ONLY)EXISTING NEIGHBORING PROPERTYCURB CUT PROPERTY CURB CUT AS A PART OF THEAPPROVED PERMIT FOR 801 OCEAN AVE.EXISTING RED STRIPING EXISTING RED STRIPINGEXISTING NEIGHBORING PROPERTYCURB CUTEXISTING RED STRIPING8TH STREET950 8TH STREETSUBJECT PROPERTY945 8TH STREETNOT A PART OF SCOPE OF WORK934 8TH STREETNOT A PART OF SCOPE OF WORK945 / 947 8TH STREETNOT A PART OF SCOPE OF WORK943 8TH STREETNOT A PART OF SCOPE OF WORK927 8TH STREETNOT A PART OF SCOPE OF WORK952 8TH STREETNOT A PART OF SCOPE OF WORK801 OCEAN AVE.NOT A PART OF SCOPE OF WORKNOTE:EXISTING OVERALL PARKING AREA WIDTH (UN-MARKED)AREA NOTED WILL BE REMOVED (STRIPPED RED) AS A RESULT OF THE FUTURE CURB CUT@ 801 OCEANNOTE:EXISTING ON-STREET PARKING SPACE (MARKED)45'-0"EXISTING ON STREET PARKING SPACE NOT STRIPPEDREQUIRED GUESTPARKING SPACEEXISTING NEIGHBORING PROPERTY CURB CUT LOCATION OF EXISTING CURB CUT PREVIOUSLY APPROVED CURB CUT LOCATION OF EXISTING CURB CUTRELOCATED ONSTREET PARKINGSPACEEXISTING ON STREET PARKING SPACE NOT STRIPPED EXISTING ON STREET PARKING SPACE NOT STRIPPED 7TH STREET935 7TH STREETNOT A PART OF SCOPE OF WORK947 7TH STREETSUBJECT PROPERTY945 7TH STREETNOT A PART OF SCOPE OF WORK957 7TH STREETNOT A PART OF SCOPE OF WORKLENGTH OF EXISTING NON-STRIPPED ON STREET PARKING934 7TH STREETNOT A PART OF SCOPE OF WORK942 7TH STREETSUBJECT PROPERTY938 7TH STREETNOT A PART OF SCOPE OF WORK1002 7TH STREETNOT A PART OF SCOPE OF WORKNO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)36'-0"16'-0"11'-5 1/2"16'-0"EXISTING ON STREET PARKING SPACE NOT STRIPPED EXISTING NEIGHBORING PROPERTY CURB CUT LOCATION OF PROPOSED SUBJECT PROPERTY CURB CUT PREVIOUSLY APPROVED CURB CUT LOCATION OF EXISTING CURB CUTREQUIRED GUESTPARKING SPACERELOCATED ONSTREET PARKINGSPACEEXISTING ON STREET PARKING SPACE NOT STRIPPED REQUIRED GUESTPARKING SPACEEXISTING ON STREET PARKING SPACE NOT STRIPPED EXISTING ON STREET PARKING SPACE NOT STRIPPED 7TH STREETLENGTH OF EXISTING NON-STRIPPED ON STREET PARKINGNO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)934 7TH STREETNOT A PART OF SCOPE OF WORK942 7TH STREETSUBJECT PROPERTY938 7TH STREETNOT A PART OF SCOPE OF WORK1002 7TH STREETNOT A PART OF SCOPE OF WORK935 7TH STREETNOT A PART OF SCOPE OF WORK947 7TH STREETSUBJECT PROPERTY945 7TH STREETNOT A PART OF SCOPE OF WORK957 7TH STREETNOT A PART OF SCOPE OF WORKPROJECT DIAGRAMS 1/8":1'-0" A1.0e 8TH STREET (EXISTING) PROPOSED ON-STREET PARKING SPACE IS TO BE LOCATED AS INDICATED AS A PART OF PREVIOUS APPROVALS. NET PARKING GAIN / LOSS: 0 1/8" = 1' - 0"ON-STREET PARKING DIAGRAM 8TH STREET (PROPOSED)7TH STREET (EXISTING) PROPOSED ON-STREET PARKING SPACE IS TO BE LOCATED AS INDICATED AS A PART OF PREVIOUS APPROVALS. AS PER APPROVAL OF PUBLIC WORKS - 2 ON STREET PARKING SPACES TO BE MAINTAINED NET PARKING GAIN / LOSS: 0 7TH STREET (PROPOSED) 102 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021WALKWAY TO ENTRY CONTINUES - SEE A1.2 UN-EXCAVATED AREA W/D W/D 18'-0"20'-4" 40'-2 1/2"14'-3" 5'-11 1/2"13'-3"21'-0" 10'-4 1/2"10'-0" 8 1/4" 9'-3"32'-3"12'-3 1/4" 42'-2 1/4" 4'-7"16'-7"10'-1"30'-0"5'-4 1/2"24'-7 1/2"3'-1 1/2"21'-6 1/4"2'-10 1/2"6'-2 1/4"13'-10"7'-1"6'-2 1/4"8'-3 3/4"5'-0"4'-0"4'-0"5'-0" 3'-0"31'-11 3/4"17'-0"UR: (16) @ 7 9/16" T: (15) @ 11" 158.13' STORAGE / MECH. A005 FF1 A006 1 D FAUWH30" x 30" TRASH WHGARAGEA006FF1PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" 158.13' D CABINET CABINET SHELFBATH A003 FF3 BEDROOM A002 FF2 LAUNDRY A004 FF2 HALL A001 FF2 A0062A0051 A004 1 A0021A0031A0011A0022MAX. 42" HIGH WALL FOR OPEN STAIRWAY A002 3 LIGHTWELL XXXX FF4 1/4":1'-0" 1/4":1'-0" 1/4":1'-0" 157.84' 157.84' 157.84' 158.25' AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD STORAGE: 9'-11" x 27" x 4'-0" = 89.25 CU.FT. STORAGE: 18'-0" x 2'-0" x 4'-0" = 144.00 CU.FT. 20'-0" MIN. CLR.17'-0" MIN. CLR.158.75'D LINE OF BUILDING ABOVE A002 A 157.84' 30" x 30" TRASH 30" x 30" TRASH 158.04' 157.59' 157.02' 157.79' 157.22' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" REQUIRED GUEST PARKING 8.5' x 22' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2VACSIDE YARDSETBACKFRONT YARD SETBACK REAR YARD SETBACK @ GROUND FLOOR REAR YARD SETBACK @ SECOND FLOOR FRONT YARD SETBACK @ GARAGE TRASH AREA: 9'-11" x 27" x 4'-0"3A9.04A9.01A9.02 A9.0 7 A9.1 1A9.01 A9.0 2A9.0SIDE YARDSETBACKN 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT A171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .ALL CONCRETE WALLS AS PER STRUCTURAL ENGINEER EXTERIOR WALL 2" x 6", STUCCO / DRYWALL EXTERIOR WALL 2" x 6", STUCCO / TILE EXTERIOR WALL 2" x 6", WOOD SIDING / DRYWALL EXTERIOR WALL 2" x 6", WOOD SIDING / TILE INTERIOR WALL 2" x 4", DRYWALL / DRYWALL INTERIOR WALL 2" x 4", DRYWALL / TILE INTERIOR FLAT STUD WALL 2" x 4", DRYWALL INTERIOR FULL STUD WALL 2" x 4", DRYWALL FLOOR PLAN 1/4" = 1' - 0" A1.1 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 672.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 0.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A BASEMENT FLOOR PLAN NSTUCCOSTUCCO WALL LEGEND 103 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE N 13°23'40"W 119.99' PLANTED SIDEYARD PLANTED SIDEYARD OPEN TO LIGHTWELL BELOWW/D W/D 7'-1/4"12'-8"9'-11 3/4"12'-9 1/2"49'-4 1/2"5'-1" 3'-8 1/4"45'-8 1/4" 3'-1/4"2'-0"13'-6 1/4"7'-8 1/4"19'-5 1/2" 7'-7"47'-7 3/4" 27'-5"8'-9"11'-5 3/4" 9'-8 3/4" 20'-5 1/2"17'-1/4"7'-6 3/4"2'-7"2'-0"4'-10 1/2"38'-3" 4'-7 1/4"4'-7 1/4"9'-9 1/2"7'-9 1/4"31'-10 3/4"5'-4 1/2"3'-8 1/2"1'-7 3/4"10'-4 3/4"10'-9 1/2"8 1/2" 9'-3"32'-3"5'-6 1/4" 1'-7 1/2" 4'-7"26'-8"2'-10 1/2"6'-2 1/4"5'-6 1/4"17'-9 3/4"6"15'-5 1/4"1'-7 1/2"30'-1 1/4"4'-1"17'-0"3'-6"5'-4 1/4"4'-2 3/4"28'-3 3/4"1'-11 1/2"4'-0"8'-2 3/4"8'-5 1/2"11'-7 1/2"5'-0"4'-0"4'-0"5'-0" 3'-0"31'-11 3/4"4'-3/4"4'-3/4"4'-1/4"4'-1/4"4'-1/2"4'-1"9'-11 3/4"9'-1"6'-3 1/2"3'-8 1/4"2'-4 3/4"UR: (16) @ 7 9/16" T: (15) @ 11" 168.23'SHELF168.23'D D168.23'R: (16) @ 7 9/16" T: (15) @ 11"CABINETELEVCABINET CABINETCABINETENTRY A100 FF2 HALL A101 FF2 BEDROOM A102 FF2 BATHROOM A107 FF3 CLOSET A103 FF2 BEDROOM A105 FF2 BATH A106 FF3 CABINET BEDROOM A104 FF2A105BA104A A107AA107BA102A A101A A102BA100BA1001A100 A A106 A A105 A A1011A1052A105 1 SHELFA106 1A1062 A103 1A1041 A1021A1042 A1071AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 168.23'167.67'168.23'DD168.23'168.23'168.23'168.23'OPEN SPACE42" MAX. HEIGHT OF CABINETELEV30" x 30" TRASH PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. 30" x 30" TRASH 30" x 30" TRASH CABINETOPEN SHELVES UR: (15) @ 7 9/32"170.89'T: (14) @ 11"CABINETFAU WHWHENTRY B100 FF2 F.FL. @ 170.87' HALL B101 FF2 BEDROOM B102 FF2 BATHROOM B103 FF3 STORAGE: 9'-1" x 3'-0" x 8'-0" = 218.00 CU.FT.42" MAX. HEIGHT OF WALL 170.87' 171.65' 172.49' 173.01' 173.50' 174.13' D 174.75' D 174.75'D174.23'D173.67'D173.11'D172.55'D171.99'D171.43'D170.87'B100AB1001B102AB102B B103A B101 A B101BB1071B1011B1022B1031B1021 B1062 B1041B105 1 1/4":1'-0" 170.89 1/4":1'-0"1/4":1'-0"1/4":1'-0"170.89' 170.89'170.89'B106 1 VAC 8'-6" X 17'-0" REQUIRED GUEST PARKING DRIVEWAY SLOPE VARIES AS PER PROFILE PROVIDED 170.89' 170.89' OPEN SPACE: 90.64 SQ. FT. 65.98 SQ. FT. OPEN TO THE SKY 1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD 20'-0" MIN. CLR.17'-0" MIN. CLR.OPEN SPACESIDE YARDSETBACKSIDE YARDSETBACKFRONT YARD SETBACK REARD YARD SETBACK @ GROUND FLOOR REAR YARD SETBACK @ SECOND FLOOR TRASH AREA: 16'-9" x 34" x 4'-6"3A9.02 A9.04A9.03A9.02A9.0U A1072NEWARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) OPEN SPACE OPEN TO SKY OPEN TO SKY OPENTO SKY7TH STREET8TH STREETN 76°34'10"E39.99'UNIT AUNIT B171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .T.W. 166.50' UTILITY B104 FF3 MECHANICAL B105 FF1 GARAGE B106 FF1 STORAGE B107 FF2 T.W. 172.15' T.W. 173.51' T.W. 171.00' 10 A9.0 10 A9.0 10 A9.0 10 A9.0 T.W. 171.00' ALL CONCRETE WALLS AS PER STRUCTURAL ENGINEER EXTERIOR WALL 2" x 6", STUCCO / DRYWALL EXTERIOR WALL 2" x 6", STUCCO / TILE EXTERIOR WALL 2" x 6", WOOD SIDING / DRYWALL EXTERIOR WALL 2" x 6", WOOD SIDING / TILE INTERIOR WALL 2" x 4", DRYWALL / DRYWALL INTERIOR WALL 2" x 4", DRYWALL / TILE INTERIOR FLAT STUD WALL 2" x 4", DRYWALL INTERIOR FULL STUD WALL 2" x 4", DRYWALL FLOOR PLAN 1/4" = 1' - 0" A1.2 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,331.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 778.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT B BASEMENT FLOOR PLAN / UNIT A GROUND FLOOR NWALL LEGEND 104 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202139.99'N 13°23'40"W 119.99' REF/ FZR DW 4 3/4"3'-8"6'-9"6'-1/4" 8'-6 1/2" 5'-0"16'-0"34'-7 3/4"11'-1/2" 3'-1/4"2'-0"13'-6 1/4"16'-1 1/4" 9'-11 1/2"32'-3" 6'-3 1/4"5'-7 1/4"26'-8"8'-3 3/4"14'-6 1/4"6"2'-8 1/4"5'-4 1/2"3'-8 1/2"1'-7 3/4"10'-4 3/4"10'-9 1/2"2'-3 3/4"3'-1/4"31'-10 1/4"1'-7"18'-1/4"12'-3"10'-1/2"31'-9 3/4"1'-8 1/2"17'-0"4'-2"4'-8 1/2"4'-2 3/4"53'-1 3/4" 4'-6"27'-5"4'-9"16'-5 3/4" 2'-7 1/4" 53'-2 3/4" 1'-8 1/4"2'-6"29'-10"2'-7 1/4"11'-6 3/4"4'-1/4"1'-1/4" 9'-4 1/2"2'-0"10'-10 1/2"1'-6 1/4"6'-3/4" 9'-1"5'-6 3/4" 4'-7 1/4"4'-0"4'-0"31'-11 3/4"5'-0" 5'-0" 3'-0" 13'-0" 7'-0"D178.33'R: (16) @ 7 9/16" T: (15) @ 11"CABINETCABINETCABINET F/P 178.00' T. O/ PLYWOOD @ DECK DRAIN TERRACE DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 TERRACE 154 SQ. FT. 80 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 LIVING ROOM A200 FF2 KITCHEN A201 FF2 DINING A202 FF2POWDER A203 FF2 CABINETA201CA201A A200C A202 2 AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 178.00' T. O/ PLYWOOD @ DECK DRAIN A200 1A201BABOVEA200CABOVEA200BABOVE AREA OF TERRACE OPEN TO SKY: 5' X 16' = 80 SQ. FT. LINE OF ROOF ABOVE LINE OF ROOF ABOVE 42" MAX. HEIGHT OF CABINET R: (15) @ 7 9/32" T: (14) @ 11"CABINETB201 A B2011U 179.98'R: (15) @ 7 9/32" T: (14) @ 11"D 179.98'CABINETF/P B201BB205AB205B B206A HALL B201 FF2 BEDROOM B202 FF2 BEDROOM B208 FF2 BEDROOM B205 FF2 BATHROOM B206 FF3 CLOSET B204 FF2 BATHROOM B203 FF3 CLOSET B210 FF2 BATHROOM B209 FF2 CLOSET B207 FF2CABINETOPEN SHELVES DESK CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B208A B208BB208CB203BB202BB202 A B2021B2032B2081B2071B2061B2051 B210 1 B2091 B2041 B2031 CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET OPEN SPACE OPEN TO SKY OPEN TO SKY1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.236" CLR.SIDE YARDSETBACKSIDE YARDSETBACKFRONT YARD SETBACK REAR YARD SETBACK @ GROUND FLOOR REAR YARD SETBACK @ SECOND FLOOR OPEN SPACE OPEN SPACEOPEN SPACE3A9.08A9.03A9.05A9.09A9.0A2031A2021A202AU 178.33'A200AARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a)7TH STREET8TH STREETUNIT AUNIT B 23'-4"9'-6 1/2"10'-4 3/4"3'-0" 6 A9.0 10 A9.0 5 A9.0 22 A9.0 10 A9.0 10 A9.0 13 A9.0R: (18) @ 7 3/4"T: (17) @ 10"10 A9.1 171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .ALL CONCRETE WALLS AS PER STRUCTURAL ENGINEER EXTERIOR WALL 2" x 6", STUCCO / DRYWALL EXTERIOR WALL 2" x 6", STUCCO / TILE EXTERIOR WALL 2" x 6", WOOD SIDING / DRYWALL EXTERIOR WALL 2" x 6", WOOD SIDING / TILE INTERIOR WALL 2" x 4", DRYWALL / DRYWALL INTERIOR WALL 2" x 4", DRYWALL / TILE INTERIOR FLAT STUD WALL 2" x 4", DRYWALL INTERIOR FULL STUD WALL 2" x 4", DRYWALL FLOOR PLAN 1/4" = 1' - 0" A1.3 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,041.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 1,427.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT B GROUND FLOOR PLAN / UNIT A SECOND FLOOR NWALL LEGEND 105 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE 39.99'N 13°23'40"W 119.99' REF/ FZR DW17'-7 1/4"1'-9 3/4"5'-0"8'-4 1/2"4'-5"12'-3"4'-6"27'-5"4'-9"16'-5 3/4" 2'-7 1/4" 2'-8 3/4" 9'-1"5'-6 3/4" 4'-7 1/4" 51'-6 1/2"1'-8 1/2"17'-0"4'-2"4'-8 1/2"4'-2 3/4"5'-0"4'-0"3'-11 3/4"5'-0" 3'-0" 22'-11 3/4" 9'-6 3/4"13'-9 1/4"17'-11 1/2" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"TOP O/ PARAPET: 189.91' TOP O/ PARAPET:189.91' TOP O/ PARAPET: 189.91' TOP O/ PARAPET: 189.91' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 TOP O/ PARAPET: 188.66'TOP O/ PARAPET: 188.66'AREA OF DECK BELOWROOF OPEN TO DECK BELOWSLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 188.04'B3001B3041R: (15) @ 7 9/32" T: (14) @ 11"D 189.08'CABINET42" MAX. HEIGHT GUARDRAIL B302AB303AB303B LIVING ROOM A301 FF2 CABINETDINING ROOM A302 FF2 KITCHEN A303 FF2 POWDER A304 FF2 B3031B3021B302 B B300 A LANDINGA300FF2B301E B301BB301 A B301CB301ECATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET TERRACE 346.00 SQ. FT. 346.00 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 OPEN SPACE OPEN SPACEB301DLOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2SIDE YARDSETBACKSIDE YARDSETBACKFRONT YARD SETBACK REAR YARD SETBACK @ GROUND FLOOR REAR YARD SETBACK @ SECOND FLOOR OPEN SPACEOPEN SPACE5A9.03A9.0D 178.33'D189.91'TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 193.41'SLOPE1/4": 1'-0"TOP O/ PARAPET: 193.41' DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 TOP O/ PARAPET: 193.41'OPEN SPACEOPEN SPACE DECK 118.00 SQ. FT. 118.00 SQ. FT. OPEN TO THE SKY SLOPE 1/4": 1'-0" ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a)7TH STREET8TH STREETN 76°34'10"E39.99'UNIT AUNIT B 2'-6"7'-6"6'-0"9'-0"2'-1 1/2"13'-5"11'-0"171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .10 A9.0 5 A9.0 14A9.012A9.010 A9.0 10 A9.0 4 A9.110 A9.0 10 A9.0 R: (18) @ 7 3/4"T: (17) @ 10"10 A9.1 ALL CONCRETE WALLS AS PER STRUCTURAL ENGINEER EXTERIOR WALL 2" x 6", STUCCO / DRYWALL EXTERIOR WALL 2" x 6", STUCCO / TILE EXTERIOR WALL 2" x 6", WOOD SIDING / DRYWALL EXTERIOR WALL 2" x 6", WOOD SIDING / TILE INTERIOR WALL 2" x 4", DRYWALL / DRYWALL INTERIOR WALL 2" x 4", DRYWALL / TILE INTERIOR FLAT STUD WALL 2" x 4", DRYWALL INTERIOR FULL STUD WALL 2" x 4", DRYWALL ROOF/FLOOR PLAN 1/4" = 1' - 0" A1.4 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 0.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 901.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT B THIRD FLOOR PLAN / UNIT A ROOF PLAN NWALL LEGEND 106 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE N 76°34'00"E39.99'12'-3" 50'-9 1/4"4'-1/4"18'-5 3/4"63'-9" 74'-8 1/4" 84'-11 1/2" 88'-1 1/4" 102'-3 1/2" 112'-4 3/4" 116'-10 3/4"35'-11"31'-8 3/4"26'-11 3/4"23'-8 1/2"19'-3 1/2"10'-11"5'-11"2'-6 1/4"90'-2 3/4" 5'-0" 3'-0" 5'-0"4'-0"4'-0"98'-9 3/4" 31'-11"13'-9 1/4"17'-11 1/2"SLOPE 1/4": 1'-0" BTM. O/ SLOPE: 193.84' T. O/ ROOF SLOPE: 193.96' SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' TOP O/ SLOPE: 198.72' LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT 169.37' F.GD. TOP O/ PARAPET: 188.66' 158.54' F.GD.163.16' F.GD. 165.98' F.GD. CRITICAL POINT #14: 189.38' MAX. ALLOWABLE 188.66' PROVIDEDAREA OF DECK BELOWROOF OPEN TO DECK BELOWSLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 188.04' 170.51' F.GD.172.38' F.GD.174.79' F.GD. 175.19' F.GD. 171.47' F.GD.172.65' F.GD.173.90' F.GD. 164.72' F.GD. 167.27' F.GD.170.56' F.GD. 170.10' F.GD. 166.03' F.GD.167.64' F.GD.169.35' F.GD.SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"CRITICAL POINT #4: 199.93' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #3: 201.31' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #1: 204.37' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #2: 203.91' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #10: 203.83' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #11: 202.40' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #6: 198.63' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #7: 198.96' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #9: 199.15' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #8: 198.57' MAX. ALLOWABLE 198.57' PROVIDED 167.90' F.GD. 172.84' F.GD.1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2SIDE YARDSETBACKSIDE YARDSETBACKFRONT YARD SETBACK REAR YARD SETBACK @ GROUND FLOOR REAR YARD SETBACK @ SECOND FLOOR SKYLIGHT CHIMNEY FLU FROM BELOW SEE T1.0 FOR PRODUCT INFORMATION LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. 168.83' F.GD. 173.60' F.GD. 17 A9.0 A9.0 15 A9.015A9.019A9.015A9.015A9.0 15 A9.0 15A9.015A9.019A9.015A9.018A9.0 18 A9.0 15 A9.0 15A9.015A9.01517 A9.0 17 A9.0 A9.0 19 A9.0 15 A9.0 15 TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 189.91' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 TOP O/ PARAPET: 189.91' D 178.33' TOP O/ PARAPET: 189.91' TOP O/ PARAPET:189.91' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 193.41'SLOPE1/4": 1'-0"CRITICAL POINT #13: 194.06' MAX. ALLOWABLE 193.41' PROVIDED DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360D189.91'167.71' F.GD. 160.87' F.GD.OPEN SPACEOPEN SPACE DECK 118.00 SQ. FT. 118.00 SQ. FT. OPEN TO THE SKY SLOPE 1/4": 1'-0" ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) CRITICAL POINT #10CRITICAL POINT #10 AND #11CRITICAL POINT #1 AND #2 CRITICAL POINT #11 CRITICAL POINT #9 CRITICAL POINT #8 CRITICAL POINT #7 CRITICAL POINT #3 CRITICAL POINT #6 CRITICAL POINT #4 AND #5 CRITICAL POINT #12 CRITICAL POINT #13 CRITICAL POINT #14CRITICAL POINT #9CRITICAL POINT #8CRITICAL POINT #7CRITICAL POINT #6CRITICAL POINT #5CRITICAL POINT #2 AND #3CRITICAL POINT #1 AND #4CRITICAL POINT #14CRITICAL POINT #12 AND #13TOP O/ PARAPET: 199.05' TOP O/ PARAPET: 198.96' TOP O/ PARAPET: 197.98'7TH STREET8TH STREETN 76°34'10"E39.99'UNIT AUNIT B171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C.CRITICAL POINT #5: 198.03' MAX. ALLOWABLE 197.98' PROVIDED A9.0 15R: (18) @ 7 3/4"T: (17) @ 10"CRITICAL POINT #12: 196.11' MAX. ALLOWABLE 193.41' PROVIDED ROOF PLAN 1/4" = 1' - 0" A1.5 ROOF PLAN 1/4" = 1' - 0" ROOF PLAN DATA: UNIT A OPEN SPACE: 342.00 SQ. FT. UNIT B OPEN SPACE: 349.58 SQ. FT.N107 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/20214'-0"4'-0" 39'-11 3/4" 3'-6"30"17'-7"30'-0"F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE 159.07' @ T. O/ CURB PL 9 4 7 161.19' T.W. F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' 159.19' T.W. 160.00' T.W. 163.00' T.W. 166.00' T.W. 168.00' T.W. OUTLINE OF UNIT B BEYOND BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURALALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEAR NOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE CRITICAL POINT #14: 189.38' MAX. ALLOWABLE 188.66' PROVIDED TOP O/ PARAPET: 189.91'TOP O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY 159.07' @ P.C. 156.29' @ T.O/ CURB EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. OUTLINE OF UNIT B BEYOND OVERALL PROPERTY WIDTH CLEAR SIDE YARD SETBACK ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) SIDE YARD SETBACK PROPOSED SITE WALL WITHIN FRONT YARD SETBACK 161.19' T.W. 25 A9.0A9.07A9.021A9.01825 A9.0 A9.13A9.01510 A9.0 A9.13A9.022TOP O/ PARAPET: 193.41' EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P2090 THUNDER SKY/ BASE B TOP O/ PARAPET: 193.41'42"7'-8"164.90' @ P.C. PL PROPOSED SITE WALL WITHIN FRONT YARD SETBACK GARAGE GARAGE4'-0"4'-0" 39'-11 3/4" 168.25' T.W. PLPL TOP O/ PARAPET: 189.91' F. FL. @ GROUND FL.: 168.23' F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURALALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF BASEMENT PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) 167.13' T.W. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. 25 A9.0 A9.06A9.015A9.021A9.0 11 10 A9.0A9.121 A9.1 A9.13EGRESS WINDOW: 3'-8" X 5'-2" = 18.94 SQ. FT. CRITICAL POINT #12: 196.11' MAX. ALLOWABLE 193.41' PROVIDED TOP O/ PARAPET: 189.91'A9.018ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) TOP O/ PARAPET: 193.41' TOP O/ PARAPET: 188.66'A9.023A9.024A9.08ELEVATIONS 1/4" = 1' - 0" A2.0 UNIT A: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a UNIT A: NORTH ELEVATION 108 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202139'-11 3/4" 4'-0" 2'-6" 4'-0" 16'-0"30'-0"PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK CLEARCRITICAL POINT #1: 204.37' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #2: 203.91' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #10: 203.83' MAX. ALLOWABLE 201.25' PROVIDED TOP O/ PARAPET: 201.25' TOP O/ PARAPET: 199.05' TOP O/ PARAPET: 199.05' EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: CUSTOM COLOR BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF FLOOR BEYOND LINE OF BUILDING BEYOND LINE OF BUILDING BEYOND 171.65' 172.49' 173.01' T.W.@173.50' T.W.@173.00' 9 5 0 ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) CHIMNEY EXTENSION INTO HEIGHT LIMIT AS PER 17.46.010(b)A9.01510 A9.0 A9.021A9.018A9.02125 A9.0 25 A9.0A9.015A9.016A9.01210 A9.0 EGRESS WINDOW: 2'-6" X 4'-6" = 11.25 SQ. FT. GARAGE DOOR 7'-0"PL 171.37' @ P.C. 175.40' @ P.C.A9.024GARAGE DOOR39'-11 3/4" 4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' TOP O/ PARAPET: 201.25' CRITICAL POINT #4: 199.93 MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #3: 201.31' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #9: 199.15' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #8: 198.57' MAX. ALLOWABLE 198.57' PROVIDED CRITICAL POINT #7: 198.86' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #6: 198.63' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #5: 198.03' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT 11: 202.40' MAX. ALLOWABLE 201.25' PROVIDED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEAR NOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE LINE OF WALL BEHIND LINE OF FINISHED GRADE SIDE YARD SETBACK SIDE YARD SETBACK OVERALL PROPERTY WIDTH A9.07A9.01510 A9.0 10 A9.0 1 A9.1 1 A9.1 A9.1310 A9.0 A9.023A9.13A9.12PL A9.024ELEVATIONS 1/4" = 1' - 0" A2.1 UNIT B: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a UNIT B: NORTH ELEVATION 109 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021119'-11 3/4" 5'-0"5'-0" 3'-0" 9'-3"30'-0"PL PL CRITICAL POINT #4: 194.66' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #2: 198.90' MAX. ALLOWABLE 189.91' PROVIDED A.C. UNIT CRITICAL POINT #1: 204.37' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #2: 201.86' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #4: 199.93' MAX. ALLOWABLE 197.98' PROVIDED OVERALL PROPERTY LENGTH REAR YARD SETBACK @ SECOND FLOOR REAR YARD SETBACK @ GROUND FLOOR FRONT YARD SETBACK EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF BASEMENT PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: GREY ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY LINE OF PROPOSED GRADE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. F. FL. @ GROUND FL.: 168.23' F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' LOCATION OF F/P VENT INSTALL VENT CAP AS PER MANUF. INSTRUCTIONS LINE OF ADJOINING GRADE DISTANCE BETWEEN BUILDINGS A9.01625 A9.0 A9.021A9.018A9.02110 A9.0 A9.121 A9.1 A9.13A9.01510 A9.0 A9.023A9.015A9.0211 A9.1 A9.023A9.024A9.022A9.012A9.012SIM.10 A9.0 25 A9.0 EGRESS WINDOW: 3'-2" X 5'-2" = 16.36 SQ. FT. EGRESS WINDOW: 2'-8" X 4'-6" = 12.00 SQ. FT. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC.MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P2090 THUNDER SKY/ BASE B CRITICAL POINT #1: 198.65' MAX. ALLOWABLE 193.41' PROVIDED CRITICAL POINT #3: 196.58' MAX. ALLOWABLE 193.41' PROVIDED 1 A9.1 UNIT A UNIT B 164.90' @ P.C. 175.40' @ P.C. T.W. 171.00' ELEVATIONS 1/4" = 1' - 0" A2.2 UNIT A / B: EAST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 110 /Users/OplusL/Downloads/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions04/16/2021119'-11 3/4" 5'-0" 3'-0" 5'-0"9'-3"30'-0"9'-11 1/2"6'-11 1/2"6'-3"8'-3"3'-11"6'-11"PL PL TOP O/ PARAPET: 199.05' CRITICAL POINT #10: 203.39' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #3: 201.31' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #6: 198.63' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #5: 198.93' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #7: 198.96' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #8: 198.57' MAX. ALLOWABLE 198.57' PROVIDED TOP O/ PARAPET: 189.91' CRITICAL POINT #14: 189.38' MAX. ALLOWABLE 188.66' PROVIDED TOP O/ PARAPET: 188.66' TOP O/ PARAPET: 189.91' F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' 159.19' T.W. OVERALL PROPERTY LENGTH FRONT YARD SETBACK REAR YARD SETBACK @ SECOND FLOOR REAR YARD SETBACK @ GROUND FLOOR ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) CHIMNEY EXTENSION INTO HEIGHT LIMIT AS PER 17.46.010(b) SEE T1.0 FOR PRODUCT INFORMATION SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF FINISHED GRADE PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY LINE OF NATURAL GRADE LINE OF ADJOINING GRADE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE OUT-LINE OF BASEMENT EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. LINE OF ADJOINING GRADE LINE OF PROPOSED GRADE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. CRITICAL POINT #9: 199.15' MAX. ALLOWABLE 199.05' PROVIDED DISTANCE BETWEEN BUILDINGS A9.07A9.015A9.01420 A9.0 20 A9.0 10 A9.0 10 A9.0 10 A9.0 A9.0625 A9.0A9.016A9.015A9.0710 A9.0 A9.02425 A9.0 A9.1325 A9.0 EGRESS WINDOW: 4'-7" X 5'-2" = 23.68 SQ. FT. EGRESS WINDOW: 3'-0" X 4'-6" = 13.50 SQ. FT. TOP O/ PARAPET: 193.41'TOP O/ PARAPET: 193.41' 161.50' T.W. UNIT AUNIT B7'-11 1/4"6'-1/4"1'-3 3/4"4'-4"171.37' @ P.C. 157.07' @ P.C. PROPOSED SITE WALL WITHIN FRONT YARD SETBACK PROPOSED SITE WALL WITHIN FRONT YARD SETBACKA9.023A9.013T.W. 171.00' 160.00' T.W. 163.00' T.W. 166.00' T.W. 168.00' T.W. 171.00' T.W. ELEVATIONS 1/4" = 1' - 0" A2.3 UNIT A / B: WEST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 111 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202139'-11 3/4" 4'-0"4'-0" 3'-6" F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' PL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL STORAGE: 9'-11" x 27" x 4'-0" = 89.25 CU.FT. INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL 1/A3.0 TRASH OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK CLEAR CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 15 A9.0 15 A9.0 1 A9.0 12 A9.0 PL 24 A9.0 39'-11 3/4" 4'-0"4'-0" 3'-6" PL 2/A3.0 F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK CLEAR CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 15 A9.0 15 A9.0 A9.0 1 16 A9.0 12 A9.0 4 A9.0 PL 24 A9.0 3 A9.0 SECTIONS 1/4" = 1' - 0" A3.0 UNIT A: SECTION 1 / A3.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT A: SECTION 2 / A3.0 112 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202139'-11 3/4" 4'-0"4'-0" 3'-6" PL F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK CLEAR 15 A9.0 A9.0 24 21 A9.0 12 A9.0 PL 39'-11 3/4" 4'-0"4'-0" 3'-6" PL F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SIDE YARD SETBACK SIDE YARD SETBACK CLEAR 15 A9.0 A9.0 24 21 A9.0 12 A9.0 PL 4'-0" 39'-11 3/4" 4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 198.63' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 15 A9.0 13 A9.0 23 A9.0 21 A9.0 21 A9.0 SIDE YARD SETBACK SIDE YARD SETBACK PL SECTIONS 1/4" = 1' - 0" A3.1 UNIT A: SECTION 1 / A3.1 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.1 113 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/202139'-11 3/4" 4'-0"4'-0" STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. TRASH PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 198.63' OVERALL PROPERTY WIDTH INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 15 A9.0 A9.0 1 12 A9.0 5 A9.0 4 A9.0 9 A9.0 8 A9.0 SIDE YARD SETBACK SIDE YARD SETBACK PL 3 A9.0 39'-11 3/4" 4'-0"4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 201.25' T.O/ PARAPET: 199.05' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) SIDE YARD SETBACK SIDE YARD SETBACK OVERALL PROPERTY WIDTH 16 A9.0 A9.0 24 12 A9.0 15 A9.0 PL SECTIONS 1/4" = 1' - 0" A3.2 UNIT A: SECTION 1 / A3.2 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.2 114 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021119'-11 3/4" 5'-0" 3'-0" 5'-0" 2'-0"9'-0"5'-6"PL STORAGE: 18'-0" x 2'-0" x 4'-0" = 144.00 CU.FT. FIREPLACE TELEVISION F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ BACK OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' PL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. TRASHTRASHTRASH F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.05' OVERALL PROPERTY LENGTH FRONT YARD SETBACK REAR YARD SETBACK @ SECOND FLOOR REAR YARD SETBACK @ GROUND FLOOR INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CLEAR INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL 15 A9.0 15 A9.0 7 A9.0 21 A9.0 3 A9.1 15 A9.0 A9.0 23 7 A9.0 7 A9.1 15 A9.0 UNIT AUNIT B STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. 3 A9.1 10 A9.1 SECTIONS 1/4" = 1' - 0" A3.3 UNIT A / B: SECTION 1 / A3.4 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 115 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/20212"ROOF FRAMING AS PER STRUCTURAL DRAWINGS ROOFING MATERAIL: EXTEND ROOFING MEMBRANE INTO DRAIN WELL - 3" MIN. ROOF SHEETING AS PER STRUCTURAL DRAWINGS ROOF DRAIN AS PER ROOF PLAN AND PROJECT SPECIFICATION ROOF DRAIN OVERFLOW: INSTALL AS PER MANUF. RECOM. OVERFLOW TO EXTEND 2" AB. ROOFING MEMBRANE DRAIN LINE AND OVERFLOW TO BE SAME SIZE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. EXTERIOR STUCCO AS PER ELEVATION 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING AS PER PROJECT SPECIFICATION4"-6"EXTERIOR WALL AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE CONCRETE SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. ALUM. BREAK METAL COPING / FASCIA COLOR TO MATCH WINDOW SYSTEM ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING AS PER PROJECT SPECIFICATION CONTINIOUS BITUTHANE MEMBRANE LAP ALL JOINTS 4" MIN. 3/4" RIGID INSULATION BACKING WINDOW SYSTEM AS PER PLAN CAULKING INTERIOR FINISH SIKAFLEX COLOR MTCHED CAULKING 1/4"WALL FRAMING AS PER PLAN STRUCTURAL WALL AS PER PLAN 1 3/4" X 1 3/4" HARDWOOD MILLED WITH NOTCH FOR CORNER TRIM CONT. TYPAR BUILDING WRAP (1) LAYER TYP. 'X' EACH SIDE OF 5/8" G.W.B. SCREWED TO STUDS 2 X 6" STUDS ALL FRAMING SHALL BE AS PER STRUCTURAL DRAWINGS 4"-6"EXTERIOR WALL AS PER PLAN EXTERIOR SIDING AS PER PROJ. SPECIFICATION EXTEND SIDING BOARD PAST SILL PLATE BY 2 1/2" MIN. FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE EXISTING SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB 1X WOOD SIDING AS PER PROJECT SPEC. MILLED AS PER PROFILE PROVIDED (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE FLOOR FRAMING AS PER STRUCTURAL DWG. WINDOW AS PER ELEVATION CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL WINDOW AS PER ELEVATION 20 GA. BONDERIZED SHEET METAL SILL PAN BACKER ROD AND CAULK - TYP. BACKER ROD AND CAULK - TYP. FINISH FLOOR: 347.04'4"2"2"FLOOR FRAMING AS PER STRUCTURAL DWG. ROOFING MEMBRANE AS PER ROOF PLAN INTEGRAL OVERFLOW SCUPPER WRAP ENTIRE OPENING WITH 16 GA. BONDERIZED SHEET METAL SOLDER ALL JOINTS OVERFLOW SCUPPER TO BE 2" AB. TOP O/ MAIN OPENING PARAPET AS PER ROOF PLAN LAP SCUPPER COUNTER FLASHINGS UP PARAPET WALL 4" MIN. EACH WAY - TYP. LAP BITUTHANE OVER COUNTER FLASHING SOLID BLOCK @ PARAPET WALL LOCATION ROOF SLOPE AS PER ROOF PLAN SLOPE 34" - 36" AB. FIN. TREAD1 1/2" INTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" # 8 FLAT HEAD SQUARE DRIVE WOOD SCREWS COUNTERSINK TO FLUSH WITH MOUNTING PLATE 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDED TO MOUNTING PLATE AND BOLT TO WALL2 1/2"WALL FRAMING AS PER PLAN LEDGER FRAMING SUPPORT FOR PLANTER WELL EXTEND BITUTHANE UP AND OVER PARAPET WALL. SHEET MEMBRANE WATERPROOFING SLOPE TO BE CREATED BY WITH WATERPROOFING 18 GA. BONDERIZED SHEET METAL PAN EXTEND PAN TOP FLANGES OVER PARAPET WALL 2" DRAIN OUTLET INSERTED INTO PVC DRAIN LINE TO GRADE EXTERIOR STUCCO AS PER ELEVATION: PROVIDE ALL CORNER AID AND MILCORE AT ALL CORNERS AND TERMINATION POINTS EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL FINISH CAULKING EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL MAT. TO MATCH WINDOW SYSTEM BREAK METAL FINISH CAULK EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 1X FURRING BACKER ROD AND CAULK EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION WOOD TRIM @ WINDOW FRAME 3 1/4"42"FLOOR FRAMING AS PER STRUCTURAL DWG. CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL DECK WATERPROOFONG AS PER PROJECT SPECIFICATION BLOCKING AS REQ. DECK WATERPROOFING MEMBRANE DECKING SLOPE AS PER PLAN GAURDRAIL GLASS AS PER PLAN RECESS ALUM. MOUNTING CHANNEL CONT. ALUM. BREAK METAL FLASHING - SET INTO GLASS CHANNEL FINISH DECKING AS PER PLAN AND SPECIFICATION SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL42"CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. WOOD SIDING AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN WOOD CAP TO MATCH SIDING SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL AS PER PLAN WALL FRAMING AS PER PLAN LEDGER FRAMING SUPPORT FOR PLANTER WELL EXTEND BITUTHANE UP AND OVER PARAPET WALL. SHEET MEMBRANE WATERPROOFING SLOPE TO BE CREATED BY WITH WATERPROOFING 18 GA. BONDERIZED SHEET METAL PAN EXTEND PAN TOP FLANGES OVER PARAPET WALL 2" DRAIN OUTLET INSERTED INTO PVC DRAIN LINE TO GRADE EXTERIOR STUCCO AS PER ELEVATION: PROVIDE ALL CORNER AID AND MILCORE AT ALL CORNERS AND TERMINATION POINTS EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING FLOOR FRAMING AS PER STRUCTURALDRAWINGS CONT. SHEET METAL PAN W/ 1 1/2" DOWN LEG AND 3/8" UP LEG WALL FRAMING AS PER PLAN CONT. LAYER OF BITUTHANE LAP ALL JOINTS 4" MIN. EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE BACKER ROD AND CAULK FINISH CAULKING 1X BACKING WOOD SIDING AS PER ELEVATION INTERIOR FINISH AS PER PLAN SOLID BLOCKING 42"DRYWALL AS PER PLAN INSTALL "L" METAL @ TOP OF WALL TO WOOD CAP STUD WALL AS PER PLAN 2X HARDWOOD CAP W/ 1/8" KERF TO DRYWALL STAIR FRAMING AS PER PLAN / STRUCTURAL DRAWINGS 42" CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. STUCCO AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN STUCCO CORNER AID SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL GLASS PARTITION AS PER PLAN SET INTO 1/2" ALUM. CHANNEL HARDWOOD FLOORING AS PER PLAN FLOOR FRAMING AS PER STRUCTURAL DRAWINGS SOLID BLOCK @ GLASS PARTITION LOCATION 3/4" PLYWOOD NAILING LAYER FLOOR INTERIOR FINISH AS PER R.C.P. ROOF / FLOOR FRAMING AS PER STRUC. DWG. SOLID BLOCK @ GLASS CHANNEL LOCATION DRYWALL 'L' METAL @ CHANNEL GLASS PARTITION AS PER PLAN CEILING 4"EXTERIOR WALL AS PER PLAN FLOOR FRAMING AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED KERF TO ACCEPT FLASHING FOUNDATION WALL AS PER STRUCTURAL DWG. MIRI -DRI 860 WATERPROOFING SYSTEM LARR# 25094 DIMPLED DRAINAGE BOARD 3/4" CRUSHED GRAVEL 4" DIAMETER PERFERATED PIPE WRAP LANDSCAPE FABRIC AROUND PIPE PRIOR TO PLACEMENT CONCRETE SLAB AS PER STRUCTURAL DRAWINGS BENTONITE BLANKET TYP. 2" SAND 4" LSYER OF 3/4" CRUSHED GRAVEL SURETERM TERMINATION BAR NATURAL GRADE STAINLESS STEEL FLASHING OPTIONAL "J" BASE DRAIN 42"DRYWALL FINISH @ FACE OF STAIR WELL 3/4" PLYWOOD @ FACE OF CONCRETE SLAB BLOCKING AS REQ. STRUCTURAL CONCRETE DECK - NOTCH TO ACCEPT GLASS SHOE 1/2" GAURDRAIL GLASS AS PER PLAN RECESS ALUM. MOUNTING CHANNEL FINISHED TOPPING SLAB WALNUT FINISH TRIM @ GLASS RAIL SHOE 1/8" REVEAL TO ALL FINISH MATERIALS F.FL. @ 85.16'SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL PROJECT DETAILS NTS A9.0 INTERIOR SOLID GUARDRAIL4 N.T.S. 1116 6 1217 7 1318 8 91419N.T.S. SOLID EXTERIOR GUARDRAIL BTM. OF GLASS PANEL BREAK METAL @ IN-LINE POST SILL PAN @ LOW WINDOW PARAPET @ STUCCO PLANTER PARAPET @ WOOD SIDING PLANTER WOOD SIDING PARAPET ROOF DRAINWOOD SIDING GUARDRAIL ROOF TO ROOF SCUPPER N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. 1 FOUNDATION WATERPROOFING N.T.S. ONE HOUR RATED ASSEMBLY2N.T.S. N.T.S.INTERIOR HANDRAIL3N.T.S.510BREAK METAL @ CORNER POST15STUCCO PARAPET N.T.S.20 WINDOW JAMB @ WOOD SIDING N.T.S. 21 22 23 24 N.T.S. BREAK METAL @ ROOF SYSTEMSTUCCO WEEP SCREED BTM OF WOOD SIDING WALL N.T.S. N.T.S. N.T.S. 25 SIDING CORNER N.T.S.INTERIOR GLASS GUARDRAILN.T.S. GLASS EXTERIOR GUARDRAIL TOP OF GLASS PANEL BREAK METAL @ FLOOR SYSTEM 116 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 1X FURRING BACKER ROD AND CAULK WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK 16 GA BOND. SHT. MTL. SILL PAN FLASHING 3/8" UP LEG - EXTEND 3" MIN. DOWN LEG OVER BUILDING WRAP FINISH CAULKING 1X BACKING INTERIOR EXTERIOR INT. FINISH AS PER PLAN STRUCTURAL WALL AS PER PLAN 16 GA. BONDERIZED SHEET METAL POCKETBEND AND HEM TO KEY INTO INT. AND EXT FIN. FLAT STUD EXT. WALL @ POCKET SLIDER TRACK @ POCKET SLIDER EXTERIOR WATER PROOFING MEMBRANE - EXTEND INTO POCKET ON ALL SIDES4"ROOF FRAMING AS PER PLAN ROOFING MEMBRANE - TURN UP ONTO SKYLIGHT CURB SLOPE GLAZING SYSTEM AS PER PROJECT SPECIFICATION 2 X 8 CURB - TYPICAL 5/8" G.W.B. TURNED UP INTO SKYLIGHT DRYWALL "L" METAL TYPICAL @ TOP OF ALL SKYLIGHT OPENINGS 20 GA. BONDERIZED SHEET METAL CURB FLASHING EXTERIOR STUCCO AS PER ELEVATION 20 GA. SHEET METAL STANDING SEAM ROOF PANELS TURN UP INSIDE EDGE BY 1/2" TURN DOWN LEADING EDGE BY 2" AND HEM ALL PANELS TO BE SLIP JOINT CONT. LAYER OF BITUTHANE MEMBRANE OVERALP ALL SEAM BY 4" MIN. WALL FRAMING AS PER PLAN WINDOW SYSTEM AS PER ELEVATION CONT. LAYER OF PLYWOOD LOWER ROOF FRAMING AS PER STRUCTURAL DRAWINGS 20 GA. SHEET METAL SILL PAN TURN BACK LEG UP 3/8" / TURN FRONT DOWN LEG DOWN 3/4" AND LAP OVER STANDING SEAM SHEET METAL PANEL UP LEG. 1'-4" 1'-1"1'-3"RETAINING WALL AS PER STRUCTURAL DRAWINGS EXTERIOR WALL OF BUILDING EGRESS LADDER: 1 1/2" TS VERTICAL W. 1" TS LADDER WRUNGS LADDER TO BE BOLTED TO CONCRETE WALL AS REQUIRED. ALL WELDS ARE TO BE GROUND SMOOTH AND PRIMED FOR PAINT FINISH: PAINT TYP.GUARDRAIL AS PER 8/A9.1 GUARDRAIL AS PER 8/A9.1 42"3"1'-0"2" X 2" TS. STANCION WELDED TO TS HORZ. MEMBERSVERTICAL STANCION TO BE EMBEDED INTO CONC WALL AS NOTED. 1" X 3" TS. WELDED TO STANCION 2" X 2" TS. STANCION EMBED INTO CONC WALL 12" MIN. SOLID GROUTED 4" DIA. CORE DRILLING TO ACCEPT VERTICAL STANCION RETAINING WALL AS PER PLAN FIN. GD. 16 GA. BONDERIZED SHEET METAL Z-BAR FLASHING ROOFING MEMBRANE EXTEND UNDER Z-BAR FLASHING 7/8" EXT. STUCCO AS PER SPECIFICATION FLOOR FRAMING AS PER STRUCTURAL DWG. PARAPET WALL AS PER PLAN 34" - 36" AB. FIN. TREAD1 1/2" EXTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" STEEL TUBE W/ CAPPED ENDS GRIND ALL WELDS SMOOTH PAINT EXTERIOR STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" LAG BOLTS (4) EACH MOUNTING PLATE 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDED TO MOUNTING PLATE AND BOLT TO WALL EXTERIOR SHEETING BITUTHANE @ MOUNTING LOCATIONS - EXTEND MIN. 8" E.W. PROJECT DETAILS NTS A9.1 7 N.T.S. 16 9 17 18 19 N.T.S.N.T.S. N.T.S.N.T.S. N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. 8 EXTERIOR STEEL GUARDRAIL N.T.S. JAMB @ EXTERIOR POCKET SLIDER4N.T.S. N.T.S.Z-BAR @ ROOF5N.T.S.10N.T.S.20 N.T.S. 21 22 23 24 N.T.S. N.T.S. N.T.S. N.T.S. 25 N.T.S.N.T.S. 6 DRIP EDGE @ LOWER ROOF N.T.S. LIGHT WELL LADDER 1 2 WINDOW JAMB @ STUCCO N.T.S. N.T.S. WINDOW HEAD @ STUCCO 3 WINDOW SILL @ STUCCO 11 12 13 14 15 SKYLIGHT CURB 117 /Users/officemac3/Dropbox/2016 Projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1604 February 24th, 2017PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 02.24.17: Planning Department Re-Submittal 11.25.20: Owner Requested Revisions03/01/2021UN-EXCAVATED AREA AC AC ACACPLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 30 REQUIRED GUEST PARKING 8.5' x 22' 3/8" DEL RIO GRAVEL 3/8" DEL RIOGRAVEL 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 20 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 22 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 4 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: KANGAROO PAW NAME: ANIGOZANTHOS FLAVIDIUS SIZE: 15 GA. QUANTITY: 12 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 80 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 38 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 4 3/8" DEL RIO GRAVEL SIDE YARDSETBACKSIDE YARDSETBACKN 13°23'40"W 119.99' UNIT A N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B UNIT A T.W. 159.72'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C.PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 16 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 28 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 1 GA. QUANTITY: 50 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 8 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 1 GA. QUANTITY: 20 T1 T1 T1 T1 P2 P3 P3 P3 P3 P3 P3 P3 P4 P4 P4 P4 P4 P4 P4 P3 P4 P4 P4 P4 P4 P4 P4P4 P4 P4 P4 P4 P4 P4P4P4 P4 P4P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4P4 P4P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4P4 P4 P4P4 P4 P4 P4 P4 P4 P3 P3 P3 P3 P2 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P5 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P5P2 P2 P2 P5 P5P5P5P5 P5 P5 P5 P5 P5P5P5 P4 P4 P4 P4 P4 P1P1P1P1P1P1P1 P1P1P1 P1 P1P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1P1 P1 P1 P1 P1 P1P1 P1 P1 P1 P1P1 P1 P1 P1P1P1P1 P1 P1P1P1P1P1P1P1 P1 P1 P1 P1P1 P1 P1P1 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P1P1P1P1P1P1P1 P1P1 P1 P1 P1 P1P1 P1 P1 P1P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2P2 P2 P2 P2 P2 P2P2P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2 P2 P2 P2 P2 P2 P2 P2P2P2 P2P4P4 P4 P4 P4 P4 P4 P4 P4 P4 REGIONAL EVALU. WATER NEEDSSYMBOLVEGETATION TYPE BOTANICAL NAME COMMON NAME LANDSCAPE PLANTING SPECIFICATIONS SIZE DIAMETER (PLNTING MATURE) HEGHT (PLNTING MATURE)QUANTITY STIPA PULCHRA FEATHER GRASS STIPA PULCHRA FEATHER GRASS VL 5 GA.18"18" VL 1 GA.10"10" PHORMIUM TENAXPERENNIAL NEW ZEALAND FLAX L 15 GA.30"48" PERENNIAL PERENNIAL TREE PENNISETUM ORIENTAL CHINESE FOUNTAIN GRASS L 5 GA.24"24" ANIGOZANTHOS FLAVIDIUS KANGAROO PAW L 15 GA.30"48" PERENNIAL PERENNIAL CALODENDRUM CAPENSE CHESTNUT TREE L 36"60"84" LANDSCAPE AREA CALCULATIONS: LOT AREA: BUILDING FOOTPRINT: HARDSCAPE AREA:LANDSCAPE AREA:PERMEABLE AREA: 4,798.00 SQ. FT. 2,289.00 SQ. FT. 904.00 SQ. FT.1.605.00 SQ. FT. 1,605.00 SQ. FT. LANDSCAPE IRRIGATION NOTES: 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM AS PER HBMC 8.56 AND 8.60 2. IRRIGATION SYSTEM TO BE A DRIP SYSTEM WITH ALL CONTROLS AS PER HBMC 8.56 AND 8.60 3. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR (24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED. ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN P1 P3 P5 P4 T1 P2 PERMEABILITY AREA ANALYSIS: TOTAL LOT AREA: 4,798.00 SQ. FT. BUILDING FOOTPRINT: 2,273.00 SQ. FT. HARDSCAPE AREA: 948.00 SQ. FT. TOTAL NON PERMEABILE AREA: 3,221.00 SQ. FT. TOTAL PERMEABILE AREA: 1,577.00 SQ FT. 1,577.00 / 4,798.00 = 32.45% PERMEABLE 1,093 sq ft 1,190 sq ft 34 sq ft98 sq ft98 sq ft 38 sq ft 35 sq ft 15 sq ft 86 sq ft11 sq ft11 sq ft11 sq ft 24 sq ft 17 sq ft 27 sq ft 17 sq ft 60 sq ft 58 sq ft 58 sq ft 60 sq ft 22 sq ft 26 sq ft 26 sq ft 9 sq ft 9 sq ft 9 sq ft 9 sq ft 10 sq ft 9 sq ft 9 sq ft 9 sq ft 13 sq ft N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' BLDG. FOOTPRINT NON-PERMEABLE AREA PERMEABLE AREA171.37 P.C.175.46 P.C.164.90' P.C .157.07 P.C.LANDSCAPE PLAN 1/8" = 1' - 0" L1.0 LANDSCAPE PLAN 1/8" = 1' - 0" LANDSCAPE PLAN NOTES LANDSCAPE PLAN NOTES: FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 DRIVEWAY PROFILE - SEE SHT. A1.0a NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY.N1/8" = 1' - 0"SITE PERMEABILITY DIAGRAM 8 .6 0 . 0 6 0 S t a n d a r d s f o r N e w L a n d s c a p e . 
     “New landscape" as defined in Section 8.60.040 shall be designed and managed to use the minimum amount of water required to maintain plant health. New landscape shall comply with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless an exception is granted pursuant to Section 8.60.050(D).      A.  Plant material.          1.  Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used.          2.  Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter          3.  `Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar source acceptable the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) shall not be used.          4.  The landscape area of projects proposing exclusively commercial or industrial uses shall be designed using exclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutional use projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or high water use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas as determined by the Community Development Director. Public agencies shall be exempt from this requirement.          5.  Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope is adjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20) percent, meaning one (1) foot of vertical elevation change for every five (5) feet of horizontal length. Approved turf areas may be watered at 1.0 of the reference evapotranspiration (ETo).          6  .Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch.          7.  Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade west and south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting.      B.  Water features, pools and spas.          1.  Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features.          2.  Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded.      C.  Grading and runoff. Landscape design shall minimize soil erosion and runoff.          1.  Grading plans shall avoid disruption of natural drainage patterns to the extent feasible.          2.  Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and not drain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains.          3.  Plans and construction shall protect against soil compaction within landscape areas.          4.  Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches that require ongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44.      D.  Irrigation systems.          1.  An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour.          2.  An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining Maximum Applied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed this efficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factor shall not exceed 1.0.          3.  The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed.          4.  Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall be irrigated with subsurface irrigation or low volume above-ground irrigation system.          5.  Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or other low flow non- spray technology shall be used.          6.  All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall be designed to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavement and impermeable surfaces.          7.  All irrigation systems shall provide backflow prevention devices in accordance with the current edition of the California Building/ Plumbing Code and check valves at the low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler head exceeds the manufacturer’s recommended optimal operating pressure.          8.  Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform to the current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws.      E.  Irrigation system hydrozones.          1.  The irrigation system shall conform to the hydrozones of the landscape design plan.          2.  Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mix high and low water use plants.          3.  Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Where feasible, trees shall be placed on separate valves from turf, shrubs and groundcovers.          4.  No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants.      F.  Landscape and irrigation maintenance.          1.  All landscape and related elements shall be designed and properly maintained to insure long-term health and shall maintain conformance with the requirements of this Chapter.          2.  Irrigation scheduling shall be regulated by automatic irrigation controllers.          3.  Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56.          4.  A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustment and repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any obstruction to emission devices.          5.  Repair of all irrigation equipment shall be promptly undertaken, using the originally installed components, or equivalent or enhanced components compatible with the irrigation system.          6.  Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plant materials shall be maintained in a healthy growing condition and diseased or dead plant materials shall be replaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or dead plant materials may be replaced with plant materials that have low water needs, as rated in the current edition of the Water Use Classification of Landscape Species.          7.  The use, storage and disposal of all landscape and lawn care products shall comply with all manufacturer’s specifications and applicable laws, and minimize the discharge of pollutants to the environment.      G.  Notwithstanding the requirements of this Section, landscape design and maintenance shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicable provisions of this code, and the requirements of a development permit, whichever is more restrictive. 118 119 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR 947 7th STREET HOMEOWNERS’ ASSOCIATION THIS DOCUMENT INCLUDES A WAIVER OF THE RIGHT TO TRIAL BY JURY AND THE USE OF A PROGRAM OF ALTERNATIVE DISPUTE RESOLUTION WITH REGARD TO CERTAIN DISPUTES (INCLUDING CONSTRUCTION DEFECT DISPUTES) AMONG THE ASSOCIATION AND/OR THE OWNERS, AND THE DECLARANT AND/OR OTHERS. 120 i TABLE OF CONTENTS Article/Section Title Page RECITALS AND DECLARATION R-1 Article I DEFINITIONS Section 1 Accessory Dwelling Unit I-1 Section 2 Architectural Committee I-1 Section 3 Articles I-1 Section 4 Assessment I-1 Section 5 Association I-1 Section 6 Association Rules I-1 Section 7 Board of Directors or Board I-1 Section 8 Bylaws I-1 Section 9 City I-1 Section 10 Common Area I-1 Section 11 Common Expense I-2 Section 12 Common Facilities I-2 Section 13 Condominium I-2 Section 14 Condominium Plan I-2 Section 15 County I-2 Section 16 Declarant I-2 Section 17 Declaration I-2 Section 18 Exclusive Use Common Areas I-2 Section 19 Governing Documents I-3 Section 20 Improvements I-3 Section 21 Member I-3 Section 22 Mortgage I-3 Section 23 Owner I-3 Section 24 Owner of Record and Member of the Association I-3 Section 25 Project I-3 Section 26 Property I-3 Section 27 Regular Assessment I-3 Section 28 Single Family Residential Use I-3 Section 29 Special Assessment I-3 Section 30 Special Individual Assessment I-4 Section 31 Subdivision Map I-4 Section 32 Unit I-4 Article II PROPERTY RIGHTS AND OBLIGATION OF OWNERS Section 1 Elements of Condominium II-1 121 ii Section 2 Owners' Nonexclusive Easements of Enjoyment II-1 Section 3 Persons Subject to Governing Documents II-1 Section 4 Delegation of Use II-2 Section 5 Obligations of Owners II-2 Article III HOMEOWNERS ASSOCIATION Section 1 Creation of Association III-1 Section 2 Association Membership III-1 Section 3 Voting Rights of Members/ Arbitration Provision III-1 Section 4 Assessments III-2 Section 5 Transfer of Memberships III-2 Section 6 Powers and Authority of the Association III-2 Section 7 Association Rules III-3 Section 8 Breach of Rules or Restrictions III-4 Section 9 Limitation on Liability of the Association's Directors and Officers III-4 Article IV ASSESSMENTS Section 1 Assessments Generally IV-1 Section 2 Regular Assessments IV-1 Section 3 Special Assessments IV-5 Section 4 Special Individual Assessments IV-6 Section 5 Purpose and Reasonableness of Assessments IV-7 Section 6 Exemption of Certain of the Properties From Assessments IV-7 Section 7 Notice and Procedure for Member Approval Pursuant to Sections 2 and 3 IV-8 Section 8 Maintenance of Assessment Funds IV-8 Section 9 Collection of Assessments; Enforcement of Liens IV-9 Section 10 Transfer of Condominium by Sale or Foreclosure IV-11 Section 11 Priorities IV-12 Section 12 Unallocated Taxes IV-12 Section 13 Payment of Assessment Under Protest IV-12 Section 14 Assignment of Rents IV-12 Section 15 Waiver of Exemptions IV-13 Article V ARCHITECTURAL IMPROVEMENTS/ALTERATIONS Section 1 Improvements in General V-1 Section 2 Submission of Plans; Action by Board V-1 122 iii Section 3 Architectural Rules V-1 Section 4 Variances V-1 Section 5 Estoppel Certificate V-2 Section 6 Initial Construction by Declarant V-2 Article VI USE OF PROPERTIES AND RESTRICTIONS Section 1 Single Family Residential Use VI-1 Section 2 Conveyance of Condominiums or Lots VI-1 Section 3 Interior Improvements VI-1 Section 4 Common Areas VI-1 Section 5 Prohibition of Noxious Activities VI-2 Section 6 Household Pets VI-2 Section 7 Signs VI-3 Section 8 Display of Religious Items VI-3 Section 9 Business Activities VI-3 Section 10 Garbage VI-3 Section 11 Storage VI-4 Section 12 Clotheslines VI-4 Section 13 Antennas and Similar Devices VI-4 Section 14 Burning VI-4 Section 15 Basketball Standards VI-5 Section 16 Machinery and Equipment VI-5 Section 17 Diseases and Pests VI-5 Section 18 Parking and Vehicle Restrictions VI-5 Section 19 Use of Private Streets in Common Area VI-6 Section 20 Children VI-6 Section 21 Balconies/Decks VI-6 Section 22 Activities Affecting Insurance VI-6 Section 23 Variances VI-7 Section 24 Enforcement of Property Use Restrictions VI-7 Section 25 Rights of Declarant VI-7 Article VII MAINTENANCE RESPONSIBILITIES Section 1 Common Area VII-1 Section 2 Association Maintenance Responsibility VII-1 Section 3 Maintenance Manuals for Common Areas VII-2 And Individual Units Section 4 Owner Maintenance Responsibility VII-2 Section 5 Mold VII-2 Section 6 Recovery of Costs of Certain Repairs and Maintenance VII-3 Section 7 Cooperative Maintenance Obligations VII-3 123 iv Article VIII EASEMENTS Section 1 Encroachment Easements VIII-1 Section 2 Blanket Utility Easement VIII-1 Section 3 Maintenance Easements VIII-1 Section 4 Other Easements VIII-1 Section 5 Priority of Easements VIII-1 Article IX INSURANCE Section 1 Types of Insurance Coverage IX-1 Section 2 Coverage Not Available IX-2 Section 3 Notification IX-2 Section 4 Individual Fire and Casualty Insurance Limited IX-4 Section 5 Trustee IX-4 Section 6 Adjustment of Losses IX-5 Section 7 Distribution to Mortgages IX-5 Section 8 Owner's Liability Insurance IX-5 Article X DAMAGE OR DESTRUCTION Section 1 Destruction; Proceeds Exceed 85 Percent of Reconstruction Costs X-1 Section 2 Destruction; Proceeds Less than 85 Percent of Reconstruction Costs X-1 Section 3 Rebuilding Procedures X-1 Section 4 Definition of "Eligible Members" Entitled to Vote X-2 Section 5 Rebuilding Contract X-2 Section 6 Rebuilding Not Authorized X-2 Section 7 Minor Repair and Reconstruction X-3 Section 8 Appraiser X-3 Article XI CONDEMNATION Section 1 Sale by Unanimous Consent of Taking XI-1 Section 2 Distribution and Sale Proceeds of Condemnation Award XI-1 Article XII PARTITION OF COMMON AREA Section 1 Suspension of Right of Partition XII-1 Section 2 Distribution of Proceeds Upon Partition XII-1 Section 3 Power of Attorney XII-1 124 v Article XIII NONSEVERABILITY OF COMPONENT INTERESTS Section 1 Severance Prohibited XIII-1 Section 2 Limitation on Interests Conveyed XIII-1 Article XIV BREACH AND DEFAULT Section 1 Remedy at Law Inadequate XIV-1 Section 2 Nuisance XIV-1 Section 3 Costs and Attorneys' Fees XIV-1 Section 4 Cumulative Remedies XIV-1 Section 5 Failure Not a Waiver XIV-1 Section 6 Rights and Remedies of the Association XIV-1 Article XV PROTECTION OF MORTGAGEES Section 1 Mortgage Permitted XV-1 Section 2 Subordination XV-1 Section 3 Control of Amendment or Revocation of Project Documents XV-1 Section 4 Restriction on Certain Changes XV-2 Section 5 Mortgagee's Right to Examine Books and Records XV-3 Section 6 Priority in Distribution of Insurance and Condemnation Proceeds XV-3 Section 7 Status of Amenities XV-3 Section 8 Notice Requirement XV-3 Section 9 Payments by Mortgagees XV-4 Section 10 Effect of Breach of Declaration on Mortgagee XV-4 Section 11 Status of Loan to Facilitate Resale XV-4 Section 12 Right to Appear at Meetings XV-4 Section 13 Right to Furnish Information XV-4 Section 14 Right of First Refusal Inapplicable to Mortgagee XV-4 Section 15 Limitation on Term of Management Contract XV-5 Section 16 Association Request for Notice of Default XV-5 Section 17 Control if Mortgagee Protections Conflict With Other Provisions XV-5 Article XVI NOTICES Section 1 Mailing Addresses XVI-1 Section 2 Personal Service Upon Co-Owners and Others XVI-1 Section 3 Deposit in United States Mail XVI-1 125 vi Article XVII NO PUBLIC RIGHTS IN THE PROPERTY XVII-1 Article XVIII AMENDMENT OF DECLARATION Section 1 Unilateral Amendment by Declarant XVIII-1 Section 2 Amendment by Members XVIII-1 Article XIX GENERAL PROVISIONS Section 1 Term XIX-1 Section 2 Construction of Declaration XIX-1 Section 3 Dispute Resolution XIX-1 Article XX CITY OF HERMOSA BEACH REQUIREMENTS Section 1 Storage for Boats, Trailers, and RVs XX-1 Section 2 Guest Parking XX-1 Section 3 Conveyance of Private Open Space XX-1 Section 4 Conveyance of Private Storage Areas XX-1 Section 5 Assignment and Use of Required Off-Street Parking Spaces XX-1 Section 6 Right of Public Entry to Common Area XX-1 Section 7 Television and Radio Antennas XX-2 Section 8 Maintenance of Common Open Space XX-2 Section 9 Approved Plans Binding on Association XX-2 Section 10 Condominium Association XX-2 Section 11 Maximum Number of Unit Allowed XX-2 Section 12 Rights of the City XX-2 Section 13 Hermosa Beach Municipal Code Requirements XX-3 Section 14 Amendment XX-3 DECLARANT’S SIGNATURE Exhibit “A” LEGAL DESCRIPTION Exhibit “B” TITLE 7 SUBORDINATION BY LIENHOLDER 126 R-1 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR 947 7TH STREET HOMEOWNERS’ ASSOCIATION This Declaration is made this day of , 2020, by Cobber, LLC, a California limited liability company ("Declarant"). RECITALS A. Declarant is the owner of that certain real property ("Property") located in the City of Hermosa Beach, County of Los Angeles, State of California, which is more particularly described in Exhibit "A" attached hereto and incorporated herein by this reference. B. Declarant intends to develop the Property into a condominium project under the provisions of California Civil Code Section 4000, et seq., subject to certain easements, covenants, conditions, restrictions, reservations, liens and charges, all of which are for the purpose of enhancing and protecting the value, desirability and attractiveness of the Property and to sell and convey residential Condominiums to the Owners, subject to the covenants, conditions, restrictions, limitations, reservations, grants of easements, rights, rights-of-way, liens, charges and equitable servitudes between Declarant and such Owners which are set forth in this Declaration and which are intended to be in furtherance of a general plan for the subdivision, development, sale and use of the Property in furtherance of a plan of condominium ownership as described in Section 4075 of the California Civil Code. NOW THEREFORE, Declarant hereby declares that the Property shall be held, conveyed, mortgaged, encumbered, leased, rented, used, occupied, sold, and improved, subject to the following declarations, limitations, covenants, conditions, restrictions, liens, charges and easements, all of which are for the purpose of enhancing and protecting the value and attractiveness of the Property, and every part thereof, in accordance with the plan for the improvement of the Property and division thereof into Condominiums. All of the limitations, covenants, conditions, restrictions and easements shall constitute equitable servitudes in accordance with California Civil Code Section 5975 and shall be binding upon Declarant and its successors and assignees, and all parties having or acquiring any right, title or interest in or to any part of the Property. 127 I-1 Article I Definitions Section 1. “Accessory Dwelling Unit” means a residential dwelling unit as described in California Government Code Section 65852.2(j), as amended. Section 2. "Architectural Committee" means the committee, if any, created in accordance with Article V of this Declaration. Section 3. "Articles" means the Articles of Association of 947 7th Street Homeowners’ Association, as such Articles may be amended from time to time. Section 4. "Assessment" means any Regular, Special or Special Individual Assessment made or assessed by the Association against an Owner and his or her Condominium in accordance with the provisions of Article IV of this Declaration. Section 5. "Association" means 947 7th Street Homeowners’ Association, a California nonprofit mutual benefit entity, its successors and assigns, including its agents, the Board, or any committee as applicable. Section 6. "Association Rules" means the rules, regulations and policies adopted by the Board of Directors of the Association, pursuant to Article III, Section 7 of this Declaration, as the same may be in effect from time to time. Section 7. "Board of Directors" or "Board" means the Board of Directors of the Association. Section 8. "Bylaws" means the Bylaws of the Association, as such Bylaws may be amended from time to time. Section 9. "City" means City of Hermosa Beach and its various departments, divisions, employees and representatives. Section 10. "Common Area" means the entire Project except all Units, as defined in Article I, Section 32 and shown on the Condominium Plan. Unless the context clearly indicates a contrary intent, any reference herein to the "Common Areas" shall also include any Common Facilities located thereon. As more particularly described in Article II, Section 2(c), portions of the Common Area are designated as Exclusive Use Common Areas whose use and enjoyment are restricted to the Owners and occupants of the Units adjacent to such Exclusive Use Common Areas. Each Unit Owner shall receive a one-half (1/2) undivided interest in the Common Area. "Exclusive Use Common Area" means those portions of the Common Area to which an exclusive right of use is granted to an Owner which shall be appurtenant to his Unit, as shown and described on the Condominium Plan, and shall consist of _____________, which Exclusive 128 I-2 Use Common Areas shall be assigned in the Grant Deed conveying fee title to the Condominium Unit to which they are appurtenant. Section 11. "Common Expense" means any use of funds authorized by Article IV hereof and includes, without limitation: (a) All expenses or charges incurred by or on behalf of the Association for the management, maintenance, administration, insurance, operation, repairs, additions, alterations or reconstruction of the Common Area, Common Facilities or any portion of any Unit that the Association is obligated to maintain or repair, (b) all expenses or charges reasonably incurred to procure insurance for the protection of the Association and its Board of Directors, (c) any amounts reasonably necessary for reserves for maintenance, repair and replacement of the Common Areas and Common Facilities or any portion of any Unit that the Association is obligated to maintain or replace, and for nonpayment of any Assessments, and (d) the use of such funds to defray the costs and expenses incurred by the Association in the performance of its functions or in the proper discharge of the responsibilities of the Board as provided in the Governing Documents. Section 12. "Common Facilities" means the trees, hedges, plantings, lawns, shrubs, landscaping, walkways, driveways, fences, utilities, berms, pipes, lines, lighting fixtures, buildings, structures and/or other facilities constructed or installed, or to be constructed or installed, or currently located within the Common Area. Section 13. "Condominium" means an estate in real property as described in the California Civil Code Sections 783 and 4125 consisting of an undivided interest as a tenant in common in all or any portion of the Common Area, together with a separate fee interest in a Unit and any other separate interests in the real property as are described in this Declaration, in the Condominium Plan, or in the deed conveying the Condominium. Section 14. "Condominium Plan" means a condominium plan recorded pursuant to California Civil Code Sections 4120, 4285, and 4290 respecting the Project, and any amendments to the plan. Section 15. "County" means the County of Los Angeles, State of California, and its various departments, divisions, employees and representatives. Section 16. "Declarant" means Cobber, LLC a California Limited Liability Company, and any successor or assign that expressly assumes the rights and duties of the Declarant hereunder, in a recorded written document. Section 17. "Declaration" means this instrument, as it may be amended from time to time. Section 18. "Exclusive Use Common Area" means those portions of the Common Area set aside for the exclusive use of a Unit Owner or Owners (pursuant to Article II, Section 2(c) of this Declaration) and which is appurtenant to the Unit. 129 I-3 Section 19. "Governing Documents" is a collective term that means and refers to all documents governing the Property, including this Declaration, the Articles, the Bylaws, and the Association Rules. Section 20. "Improvements" includes, without limitation, the construction, installation, alteration, or remodeling of any buildings, walls, decks, fences, landscaping, landscape structures, antennas, utility lines, or any structure of any kind. Section 21. "Member" means every person or entity who holds a membership in the Association and whose rights as a Member are not suspended pursuant to Article XIV, Section 6 hereof. Section 22. "Mortgage" means any security device encumbering all or any portion of the Property, including any deed of trust. "Mortgagee" shall refer to a beneficiary under a deed of trust as well as to a mortgagee in the conventional sense. Section 23. "Owner" means any person, firm, corporation or other entity which owns a fee simple interest in any Condominium. The term "Owner" shall include the Declarant for so long as the Declarant possesses any Condominium within the Property. Section 24. "Owner of Record" and "Member of the Association" include any Owner and mean any person, firm, corporation or other entity in which title to a Condominium is vested as shown by the official records of the Office of the County Recorder. Section 25. "Project" means the Property and the Improvements located thereon which are intended to create a condominium project as described in California Civil Code Section 4125. Section 26. "Property" means all parcels of real property (Common Area and Condominium Units described in Recital "A" hereof), together with all buildings, structures, utilities, Common Facilities, and other improvements now located or hereafter constructed or installed thereon, and all appurtenances thereto. Section 27. "Regular Assessment" means an Assessment levied on an Owner and his or her Condominium in accordance with Article IV, Section 2 hereof. Section 28. "Single Family Residential Use" means occupation and use of a Unit and its Accessory Dwelling Unit, if any, respectively, for single family dwelling purposes in conformity with this Declaration and the requirements imposed by applicable zoning or other applicable laws or governmental regulations limiting the number of persons who may occupy single family residential dwellings. Section 29. "Special Assessment" means an assessment levied on an Owner and his or her Condominium in accordance with Article IV, Section 3 hereof. 130 I-4 Section 30. "Special Individual Assessment" means an Assessment made against an Owner and his or her Condominium in accordance with Article IV, Section 4 hereof. Section 31. "Subdivision Map" means the map for the Property referenced in Recital "A" of this Declaration. Section 32. "Unit" means the elements of a Condominium that are not owned in common with the Owners of Condominiums in the Project; such Units and their respective boundaries being shown and particularly described in the Condominium Plan, deeds conveying Condominiums, and this Declaration. "Unit" does not include other interests in real property that are less than estates in real property, such as exclusive or nonexclusive easements. In interpreting deeds and plans, the existing physical boundaries of a Unit, or of a Unit reconstructed in substantial accordance with the original plan, shall be conclusively presumed to be its boundaries, rather than the description expressed in the deed or Condominium Plan regardless of minor variance between boundaries shown on the Condominium Plan or in the deed and those of the building and regardless of settling or lateral movement of the building. Whenever reference to a Unit is made in this Declaration, in the Condominium Plan, in any deed, or elsewhere, it shall be assumed that such reference is made to the Unit as a whole, including each of its component elements and any Accessory Dwelling Unit. 131 II-1 Article II Property Rights and Obligations of Owners Section 1. Elements of Condominium. Ownership of each Condominium within the Project includes a Unit, an undivided interest in the Common Area, a membership in the Association, and any exclusive or nonexclusive easement or easements appurtenant to such Condominium over the Common Area as described in this Declaration, the Condominium Plan and the deed to the Condominium. Section 2. Owners' Nonexclusive Easements of Enjoyment. Every Owner shall have a nonexclusive right and easement of enjoyment in and to the Common Areas within the Property, including ingress and egress to and from his or her Condominium, which shall be appurtenant to and shall pass with the title to every Condominium, subject to the following rights and restrictions: (a) The right of the Association to adopt Association Rules as provided in Article III, Section 7 hereof, regulating the use and enjoyment of the Property for the benefit and well- being of the Owners in common, and, in the event of the breach of such rules or any provision of any Governing Document by any Owner or Tenant, to temporarily suspend the voting rights and/or right to use the common facilities, other than roads, by any Owner and/or Owner's Tenants and guests. (b) The right of the Association, in accordance with its Articles and Bylaws, to borrow money for the purpose of improving the Common Area and Common Facilities and in aid thereof to mortgage said property; provided, however, that the rights of any such Mortgagee in said properties shall be subordinate to the rights of the Owners hereunder; and further provided that any such indebtedness shall be considered an expense of the Association for purposes of the Special Assessment provisions of Article IV, Section 3 hereof. (c) Each Unit shall have Exclusive Use Common Areas, as defined in the California Civil Code Section 4145 and as shown on the Condominium Plan. The Exclusive Use Common Areas are set aside for the exclusive use and enjoyment of the Owners and occupants of the appurtenant Unit and the non-exclusive easements granted herein shall be subordinate to and shall not interfere with these exclusive easements. Section 3. Persons Subject to Governing Documents. All present and future Owners, tenants and occupants of a Unit within the Property shall be subject to, and shall comply with, each and every provision of the Governing Documents, as the same or any of them shall be amended from time to time, unless a particular provision is specifically restricted in its application to one or more of such classes of persons (i.e., Owners, tenants, invitees, etc.). The acceptance of a deed to any Condominium, the entering into a lease, sublease or contract or sale with respect to any Unit, or the occupancy of any Unit shall constitute the consent and agreement of such Owner, tenant or occupant that each and all of the provisions of this Declaration, as the 132 II-2 same or any of them may be amended from time to time, shall be binding upon said person and that said person will observe and comply with the Governing Documents. Section 4. Delegation of Use. Any Owner may delegate the Owner's rights to use and enjoy the Common Area and Common Facilities to members of the Owner's family or to the Owner's tenants or lessees who reside in the Owner's Unit, provided that any rental or lease may only be to a single family for Single Family Residential Use for a term of not less than thirty (30) days. Section 5. Obligations of Owners. Owners of Condominiums within the Property shall be subject to the following: (a) Owner's Duty to Notify Association of Tenants. Each Owner shall notify the secretary of the Association or the Association's property manager, if any, of the names of any tenant of the Owner's Condominium. Each Owner or tenant shall also notify the secretary of the Association of the names of all persons to whom such Owner or tenant has delegated any rights to use and enjoy the Property and the relationship that each person bears to the Owner or tenant. (b) Notification Regarding Governing Documents. (i) As more particularly provided in California Civil Code Section 4525, as soon as practicable before transfer of title with respect to any Condominium, the Owner thereof must give the prospective purchaser (A) a current copy of the Governing Documents; (B) the Association's most current financial statement; and (C) a true statement in writing from the Association ("delinquency statement") as to the amount of any delinquent Assessments, together with information relating to late charges, attorney's fees, interest, and reasonable costs of collection which, as of the date the statement is issued, are or may become a lien on the Condominium being sold. (ii) The Association shall, within 10 days of the mailing or delivery of a request for the information described in subparagraph (b)(i), above, provide the Owner with a copy of the current Governing Documents, together with the delinquency statement referred to in the immediately preceding paragraph. The Association shall be entitled to impose a fee for providing the Governing Documents and delinquency statement equal to (but not more than) the reasonable cost of preparing and reproducing the requested materials. (c) Payment of Assessments and Compliance With Rules. Each Owner shall pay when due each Regular, Special and Special Individual Assessment levied against the Owner and his or her Condominium and shall observe, comply with and abide by any and all rules and regulations set forth in, or promulgated by the Association pursuant to any Governing Document for the purpose of protecting the interests of all Owners or protecting the Common Area and Common Facilities. 133 II-3 (d) Discharge of Assessment Liens. Each Owner shall promptly discharge any Assessment lien that may hereafter become a charge against his or her Condominium. (e) Joint Ownership of Condominiums. In the event of joint ownership of any Condominium, the obligations and liabilities of the multiple Owners under the Governing Documents shall be joint and several. Without limiting the foregoing, this subparagraph (e) shall apply to all obligations, duties and responsibilities of Owners as set forth in this Declaration, including, without limitation, the payment of all Assessments. (f) Prohibition on Avoidance of Obligations. No Owner, by non-use of the Common Area or Common Facilities, abandonment of the Owner's Condominium or otherwise may avoid the burdens and obligations imposed on such Owner by the Governing Documents, including, without limitation, the payment of Assessments levied against the Owner and his or her Condominium pursuant to this Declaration. (g) Termination of Obligations. Upon the conveyance, sale, assignment or other transfer of a Condominium to a new Owner, the transferor-Owner shall not be liable for any Assessments levied with respect to such Condominium which become due after the date of recording of the deed evidencing said transfer and, upon such recording, all Association membership rights possessed by the transferor by virtue of the ownership of said Condominium shall cease. 134 III-1 Article III Homeowners Association Section 1. Creation of Association. The Owners of the Condominiums shall constitute the Association. Section 2. Association Membership. Every Owner of a Condominium shall be a Member of the Association. Each Owner shall hold one membership in the Association for each Condominium owned and the membership shall be appurtenant to such Condominium. Ownership of a Condominium or interest in it shall be the sole qualification for membership in the Association. Each Owner shall remain a Member of the Association until his or her ownership in all Condominiums in the Property ceases, at which time his or her membership in the Association shall automatically cease. Persons or entities who hold an interest in a Condominium merely as security for performance of an obligation are not Members until such time as the security holder comes into title to the Condominium through foreclosure or deed in lieu thereof. Section 3. Voting Rights of Members/Arbitration Provision. The Association shall have one (1) class of voting Membership. Members shall have one (1) vote for each Unit owned. When more than one person holds an interest in one Unit, all such persons shall be Members. Irrespective of the number of Members who own each Unit, the collective Members owning each Unit shall have one (1) vote. The vote for such Unit shall be exercised as they among themselves determine, but in no event shall more votes than one (1) vote per Unit be cast with respect to any Unit. Approval of any action by the Association which must have the approval of a majority of the voting power of the Members of the Association, other than an action to enforce the obligations of the Declarant under any completion bond, shall require the vote or written assent of a bare majority of the total voting power of the Association as well as the vote and written assent of a majority of the voting power of the Members other than the Declarant. Any action which may be taken by the vote of Members at a regular or special meeting, except the election of governing body Members where cumulative voting is a requirement, may be taken without a meeting if done in compliance with the provisions of Section 7513 of the Corporation Code. Any Owner may attend and vote at such meeting in person, or by agent duly appointed by an instrument in writing signed by the Owner and filed with the Board. Any such appointment may be revoked at any time by written notice of the Owner of any Unit. Where there is more than one record Owner of a Unit, any or all of such persons may attend any meeting of the Association, but it shall be necessary for those Owners present to act unanimously in order to cast the vote to which they are entitled. 135 III-2 In the event of a disagreement between Owners and in order to break a tie vote, the issue or issues, at the request of any party, shall be submitted to arbitration in accordance with the Commercial Arbitration Rules of the American Arbitration Association (AAA) before an arbitrator selected from the panels of the arbitrators of AAA. Where a vote or written assent is required, either for or against an action, the arbitrator shall be considered a provisional director and/or member of the Association who is authorized to attend any regular, special or adjourned meeting of the Association. In the event of referral to arbitration, the owner requesting arbitration shall remit the fee to initiate the arbitration. However, the final cost of said arbitration shall ultimately be borne as determined by the arbitrator. Voting rights attributable to subdivision interests shall not vest until assessments against those interests have been levied by the Association. Section 4. Assessments. The Association shall have the power to establish, fix and levy Assessments against the Owners of Condominiums within the Property and to enforce payment of such Assessments in accordance with Article IV of this Declaration. Any Assessments levied by the Association on its Members shall be levied in accordance with and pursuant to the provisions of this Declaration. Section 5. Transfer of Memberships. Membership in the Association shall not be transferred, encumbered, pledged or alienated in any way, except upon the sale or encumbrance of the Condominium to which it is appurtenant and then only to the purchaser. In the case of a sale, membership passes automatically to the purchaser upon recording of a deed evidencing transfer of title to the Condominium. In the case of an encumbrance of such Condominium, a Mortgagee does not have membership rights until he or she becomes an Owner by foreclosure or deed in lieu thereof. Tenants who are delegated rights of use pursuant to Article II, Section 3 hereof do not thereby become Members, although the tenant and members of the tenant's family shall, at all times, be subject to the provisions of all Governing Documents. Any attempt to make a prohibited transfer is void. In the event the Owner of any Condominium should fail or refuse to transfer the membership registered in the Owner's name to the purchaser of his or her Condominium, the Association shall have the right to record the transfer upon its books and thereupon any other membership outstanding in the name of the seller shall be null and void. Section 6. Powers and Authority of the Association. (a) Powers Generally. The Association shall have the responsibility of managing and maintaining the Common Areas and Common Facilities and discharging the other duties and responsibilities imposed on the Association by the Governing Documents. In the discharge of such responsibilities and duties, the Association shall have all of the powers of a nonprofit mutual benefit corporation organized under the laws of the State of California in the ownership and management of its properties and the discharge of its responsibilities hereunder for the benefit of its Members, subject only to such limitations upon the exercise of such powers as are expressly set forth in the Governing Documents. The Association and its Board of Directors shall have the power to do any and all lawful things which may be authorized, required or permitted to be done under and by virtue of the Governing Documents, and to do and perform 136 III-3 any and all acts which may be necessary or proper for, or incidental to, the exercise of any of the express powers of the Association for the peace, health, comfort, safety or general welfare of the Owners. The specific powers of the Association and the limitations thereon shall be as set forth in Section 8 of the Bylaws. (b) Association's Limited Right of Entry. The Association, and/or its agents shall have the right, when necessary, to enter any Unit to perform the Association's obligations under this Declaration, including (i) exterior maintenance or repair obligations with respect to buildings containing Units; (ii) obligations to enforce the architectural rules of Article V hereof; (iii) any obligations with respect to construction, maintenance and repair of adjacent Common Facilities; or (iv) to make necessary repairs that an Owner has failed to perform which, if left undone, will pose a threat to, or cause an unreasonable interference with, Association property or the Owners in common. The Association's rights of entry under this subparagraph (b) shall be immediate in case of an emergency originating in or threatening the Unit where entry is required, or any adjoining Unit or Common Area, and the Association's work may be performed under such circumstances whether or not the Owner or his or her lessee is present. In all nonemergency situations, the Association or its agents shall furnish the Owner or his or her lessee with at least 24 hours' written notice of its intent to enter the Unit, specifying the purpose and scheduled time of such entry and shall make every reasonable effort to perform its work and schedule its entry in a manner that respects the privacy of the persons residing within the Unit. (c) Association as Attorney-in-Fact for Owners. Without limiting the generality of the foregoing, the Association is hereby irrevocably appointed as the attorney-in-fact for the Owners of each and every Condominium to (i) manage, control and deal with the interest of such Owners in the Common Area so as to permit the Association to fulfill all of its duties and obligations hereunder and to exercise all of its rights hereunder; (ii) deal with the Property upon its destruction or obsolescence as hereinafter provided; and (iii) deal with and handle insurance and insurance proceeds, as provided in Article IX hereof, and condemnation and condemnation awards, as provided in Article XI hereof. The acceptance by any person or entity of any interest in any Condominium shall constitute an appointment of the Association as the Owner's attorney-in-fact as provided above. Section 7. Association Rules. (a) Rule-Making Power. The Board may, from time to time and subject to the provisions of this Declaration, propose, enact and amend rules and regulations of general application to the Owners of Condominiums within the Property. Such rules may concern, but need not be limited to (i) matters pertaining to the maintenance, repair, management and use of the Common Area and Common Facilities by Owners, their tenants, guests and invitees, or any other person(s) who have rights of use and enjoyment of such Common Area and Common Facilities; (ii) architectural control and the rules of the Architectural Committee under Article V hereof; (iii) the conduct of disciplinary proceedings in accordance with Article XIV hereof; (iv) regulation of parking, pet ownership and other matters subject to regulation and restriction under Article VI hereof; (v) collection and disposal of refuse; (vi) minimum standards for the maintenance of landscaping or other improvements located within any Exclusive Use Common Areas and (vii) 137 III-4 any other subject or matter within the jurisdiction of the Association as provided in the Governing Documents. Notwithstanding the foregoing grant of authority, the Association Rules shall not be inconsistent with or materially alter any provision of the other Governing Documents or the rights, preferences and privileges of Members thereunder. In the event of any material conflict between any Association Rule and any provision of the other Governing Documents, the conflicting provisions contained in the other Governing Documents shall be deemed to prevail. (b) Distribution of Rules. A copy of the Association Rules, as they may from time to time be adopted, amended or repealed, shall be mailed or otherwise delivered to each Owner. A copy of the Association Rules shall also be available and open for inspection during normal business hours at the principal office of the Association. (c) Adoption and Amendment of Rules. Association Rules may be adopted or amended from time to time by majority vote of the Board, provided, however, that no Association Rules or amendments thereto shall be adopted by the Board until at least 30 days after the proposed rule or rule amendment has been (i) published in the Association newsletter, if any, or otherwise communicated to the Owners in writing and (ii) posted in the Association's principal office. The notice describing the proposed rule or amendment shall also set forth the date, time and location of the Board meeting at which action on the proposal is scheduled to be taken. Any duly adopted rule or amendment to the Rules shall become effective immediately following the date of adoption thereof by the Board, or at such later date as the Board may deem appropriate. Any duly adopted rule or rule amendment shall be distributed to the Owners by mail. Section 8. Breach of Rules or Restrictions. Any breach of the Association Rules or of any other Governing Document provision shall give rise to the rights and remedies set forth in Article XIV hereof. Section 9. Limitation on Liability of Association's Directors and Officers. (a) Claims Regarding Breach of Duty. No director or officer of the Association (collectively and individually referred to as the "Released Party") shall be personally liable to any of the Association's Members, or to any other person, for any error or omission in the discharge of their duties and responsibilities or for their failure to provide any service required hereunder or under the Bylaws, provided that such Released Party has, upon the basis of such information as may be possessed by the Released Party, acted in good faith, in a manner that such person believes to be in the best interests of the Association and with such care, including reasonable inquiry, as an ordinarily prudent person in a like position would use under similar circumstances. Without limiting the generality of the foregoing, this standard of care and limitation of liability shall extend to such matters as the establishment of the Association's annual financial budget, the funding of Association capital replacement and reserve accounts, 138 III-5 repair and maintenance of Common Areas and Common Facilities and enforcement of the Governing Documents. (b) Other Claims Involving Tortious Acts and Property Damage. No Released Party shall be responsible to any Owner or to any member of his or her family or any of his or her tenants, guests, servants, employees, licensees, invitees or any other person for any loss or damage suffered by reason of theft or otherwise of any Article, vehicle or other item of personal property which may be stored by such Owner or other person within any Unit or Exclusive Use Common Area or for any injury to or death of any person or loss or damage to the property of any person caused by fire, explosion, the elements or any other Owner or person within the Property, or by any other cause, unless the same is attributable to his or her own willful or wanton act or gross negligence. It is the intent of this subparagraph to provide volunteer directors and officers with protection from liability to the full extent permitted by California Civil Code Section 5800, or comparable superseding statute, and to the extent this provision is inconsistent with said Section, the Civil Code shall prevail. 139 IV-1 Article IV Assessments Section 1. Assessments Generally. (a) Covenant to Pay Assessments. Each Owner of one or more Condominiums, by acceptance of a deed or other conveyance therefor (whether or not it shall be so expressed in such deed or conveyance), covenants and agrees to pay to the Association (i) Regular Assessments, (ii) Special Assessments, and (iii) Special Individual Assessments. Each such Assessment shall be established and collected as hereinafter provided. (b) Extent of Owner's Personal Obligation for Assessments. All Assessments, together with late charges, interest, and reasonable costs (including reasonable attorney's fees) for the collection thereof, shall be a debt and a personal obligation for the Person who was the Owner of the Condominium at the time the Assessment was levied. Each Owner who acquires title to a Condominium (whether at judicial sale, trustee's sale or otherwise) shall be personally liable only for Assessments attributable to the Condominium so purchased which become due and payable after the date of such sale, and shall not be personally liable for delinquent Assessments of prior Owners unless the new Owner expressly assumes the personal liability. Any unpaid Assessment of a previous Owner shall remain the debt of such previous Owner against whom assessed. (c) Creation of Assessment Lien. All Assessments, together with late charges, interest, and reasonable costs (including reasonable attorney's fees) for the collection thereof, shall be a charge on the Condominium and shall be a continuing lien upon the Condominium against which such Assessment is made. Regular Assessments commence on the first of the month following the conveyance of the first Condominium in this Project to a purchaser. Any lien for unpaid Assessments created pursuant to the provisions of this Article may be subject to foreclosure as provided in Article IV, Section 9(b) hereof. (d) No Avoidance of Assessment Obligations. No Owner may exempt himself or herself from personal liability for Assessments duly levied by the Association, nor release the Condominium or other property owned by him or her from the liens and charges hereof, by waiver of the use and enjoyment of the Common Area or any facilities thereon or by abandonment or non-use of his or her Condominium or any other portion of the Property. Section 2. Regular Assessments. (a) Preparation of Annual Budget. Establishment of Regular Assessments. Not less than 45 nor more than 60 days prior to the beginning of the Association's fiscal year, the Board shall estimate the total amount required to fund the Association's anticipated Common Expenses for the next succeeding fiscal year (including additions to any reserve fund established to defray the costs of future repairs, replacement or additions to the Common Facilities) by preparing and distributing to all Association Members a budget satisfying the requirements of Section 8.02 of the Bylaws. If the Board fails to distribute the budget for any fiscal year within the time period 140 IV-2 provided for in this Section, the Board shall not be permitted to increase Regular Assessments for that fiscal year unless the Board first obtains the approval of Owners, constituting a quorum, casting a majority of the votes at a meeting or election of the Association conducted in accordance with the Bylaws. (b) Establishment of Regular Assessment by Board of Membership Approval Requirements. The total annual expenses estimated in the Association's budget (less projected income from sources other than assessments) shall become the aggregate Regular Assessment for the next succeeding fiscal year, provided that prior to any increase in assessments the Board of Directors must comply with the provisions of Section 5600 through 5625 of the California Civil Code. (c) Assessments to Address Emergency Situations. When increasing assessments necessary for emergency situations the Board of Directors must comply with the provisions of Section 5610 of the California Civil Code. (d) Reserve Funds. (i) The governing body shall not expend funds designated as reserve funds for any purpose other than: (A) The repair, restoration, replacement or maintenance of major components for which the Association is obligated and for which the reserve fund was established, or (B) Litigation involving the purposes set forth in (A) above. (ii) Notwithstanding the provisions of (i)(A) and (i)(B) above, the governing body: (A) May authorize the temporary transfer of money from the reserve account to the Association's operating account to meet short term cash flow requirements or other expenses if the Board has provided notice of the intent to consider the transfer in a notice of meeting, which shall be provided as specified in Section 4920 of the Civil Code. The notice shall include the reasons the transfer is needed, some of the options for repayment, and whether a special assessment may be considered. If the Board authorizes the transfer, the Board shall issue a written finding, recorded in the Board’s minutes, explaining the reasons that the transfer is needed and describing when and how the moneys will be repaid to the reserve fund. (B) Shall cause the transferred funds to be restored to the reserve account within one (1) year of the date of the initial transfer; however, the Board may, after giving the same notice required for considering a transfer, and, upon making a documented finding that a delay of restoration of the funds to the reserve 141 IV-3 account would be in the best interests of the development, delay the restoration until such time it reasonably determines to be necessary. (C) Shall exercise prudent fiscal management in delaying restoration of the transferred funds to the reserve account and shall, if necessary, levy a Special Assessment to recover the full amount of the expended funds within the time limits specified in (B) above. Such Special Assessments shall be subject to the limitations specified in Civil Code Section 5600 through 5650. The Board may, at its discretion, extend the date the payment on the Special Assessment is due. Any extension shall not prevent the Board from pursuing any legal remedy to enforce the collection of an unpaid Special Assessment. (D) When the decision is made to use reserve funds or to temporarily transfer moneys from the reserve fund to pay for litigation, the Association shall notify the Members of the Association of that decision in the next available mailing to all Members pursuant to Section 5016 of the Corporations Code, and of the availability of an accounting of those expenses. The Association shall make an accounting of expense related to the litigation on at least a quarterly basis. The accounting shall be made available for the inspection of Members of the Association at the Association’s office. (iii) The governing body shall do all of the following: (A) At least once every three years cause to be conducted a reasonably competent and diligent visual inspection of the accessible areas of the major components which the Association is obligated to repair, replace restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major components which the Association is obligated to repair, replace, restore or maintain is equal to or greater than one-half of the gross budget for any fiscal year. (B) Annually review the reserve account study and shall consider and implement necessary adjustments to its analysis of the reserve account requirements as a result of that review. (C) Cause the reserve account study to include at a minimum: (1) Identification of the major components which the Association is obligated to repair, replace, restore or maintain which, as of the date of the study, have a remaining useful life of less than 30 years. (2) Identification of the probably remaining useful life of the components identified in (1) above as of the date of the study. 142 IV-4 (3) An estimate of the cost of repair, replacement, restoration or maintenance of each major component identified in (1) above during and at the end of its useful life. (4) An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore or maintain each major component during and at the end of its useful life, after subtracting total reserve funds as of the date of the study. For purposes of this subsection (iii), the term "reserve accounts” means both of the following: the estimated funds which the Association's governing body has determined are required to be available at a specified point in time to repair, replace or restore those major components which the Association is obligated to maintain, and the funds received and not yet expended or disposed from either a compensatory damage award or settlement to an Association from any person or entity for injuries to property, real or personal, arising from any construction or design defects. These funds shall be separately itemized from the estimated funds described above. For the purposes of this subsection (iii), “reserve account requirements” means the estimated funds which the Association’s Board has determined are required to be available at a specified point in time to repair, replace, or restore those major components which the Association is obligated to maintain. (e) Allocation of Regular Assessment. The total estimated Common Expenses, determined in accordance with subparagraph (a), above, shall be allocated among, assessed against, and charged to each Owner according to the ratio of the number of Condominiums within the Property owned by the assessed Owner to the total number of Condominiums subject to Assessments so that each Condominium bears an equal share of the total Regular Assessment. (f) Assessment Roll. That portion of the estimated Common Expenses assessed against and charged to each Owner shall be set forth and recorded in an Assessment Roll which shall be maintained and available with the records of the Association and shall be open for inspection at all reasonable times by each Owner or his or her authorized representative for any purpose reasonably related to the Owner's interest as a property Owner or as a Member of the Association. The Assessment roll (which may be maintained in the form of a computer printout) shall show for each Condominium the name and address of the Owner of Record, all Regular, Special and Special Individual Assessments levied against each Owner and his or her Condominium, and the amount of such Assessments which have been paid or remain unpaid. The delinquency statement required by Article II, Section 5(b) hereof shall be conclusive upon the Association and the Owner of such Condominium as to the amount of such indebtedness appearing on the Association's Assessment roll as of the date of such statement, in favor of all persons who rely thereon in good faith. 143 IV-5 (g) Mailing Notice of Assessment. The Board of Directors shall mail to each Owner at the street address of the Owner's Condominium, or at such other address as the Owner may from time to time designate in writing to the Association, a statement of the amount of the Regular Assessment for the next succeeding fiscal year no less than 30 nor more than 60 days prior to the beginning of the next fiscal year. (h) Failure to Make Estimate. If, for any reasons, the Board of Directors fails to make an estimate of the Common Expenses for any fiscal year, then the Regular Assessment made for the preceding fiscal year, together with any Special Assessment made pursuant to Article IV, Section 3(a)(i) for that year, shall be assessed against each Owner and his or her Condominium on account of the then current fiscal year, and installment payments (as hereinafter provided) based upon such automatic Assessment shall be payable on the regular payment dates established by the Association. (i) Installment Payment of Assessments. The Regular Assessment levied against each Owner and his or her Condominium shall be due and payable in advance to the Association in equal monthly installments on the first day of each month or on such other date or dates as may be established from time to time by the Association's Board of Directors. Installments of Regular Assessments shall be delinquent if not paid by the 15th day of the month in which the Assessment is due. The collection of Regular Assessments in installments as hereinabove provided is for the convenience of the Association only. The total Regular Assessment is levied as of the commencement of the Association's fiscal year and in the event of a default in the payment of any installment, the Association may declare the entire balance of the Regular Assessment to be in default and pursue the remedies set forth in Article IV, Section 9, below, as to said delinquency. Section 3. Special Assessments. (a) Purposes for Which Special Assessments May Be Levied. Subject to the membership approval requirements set forth in subparagraph (b) below, the Board of Directors shall have the authority to levy Special Assessments against the Owners and their Condominiums for the following purposes: (i) Regular Assessment Insufficient in Amount. If, at any time, the Regular Assessment for any fiscal year is insufficient in amount due to extraordinary expenses not contemplated in the budget prepared for said fiscal year, except as prohibited by Article IV, Section 2(a), the Board of Directors shall levy and collect a Special Assessment, applicable to the remainder of such year only, for the propose of defraying, in whole or in part, any deficit which the Association may incur in the performance of its duties and the discharge of its obligations hereunder. The Board's assessment authority pursuant to this Section 3 subparagraph (a)(i) shall be subject to membership approval requirements under the circumstances described in Article IV, Section 2(a). 144 IV-6 (ii) Capital Improvements. The Board may also levy Special Assessments for additional capital improvements within the Common Area (i.e., improvements not in existence on the date of this Declaration that are unrelated to repairs for damage to, or destruction of, the existing Common Facilities). The Special Assessment power conferred hereunder is not intended to diminish the Board's obligation to plan and budget for normal maintenance, and replacement repair of the Common Area or existing Common Facilities through Regular Assessments (including the funding of reasonable reserves) and to maintain adequate insurance on the Common Area and existing Common Facilities in accordance with Article IX hereof. (b) Special Assessments. The Board of Directors may not levy special assessments without complying with the provisions of Section 5600 of the California Civil Code. (c) Allocation and Payment of Special Assessments. When levied by the Board or approved by the Members as provided above, the Special Assessment shall be divided among, assessed against and charged to each Owner and his or her Condominium in the same manner prescribed for the allocation of Regular Assessments pursuant to Article IV, Section 2(e), above. The Special Assessment so levied shall be recorded on the Association's Assessment roll and notice thereof shall be mailed by first class mail to each Owner. Special Assessments for purposes described in Section 3(a)(i) shall be due as a separate debt of the Owner and a lien against his or her Condominium, and shall be payable to the Association in equal monthly installments during the remainder of the then current fiscal year. Special Assessments for purposes described in Section 3(a)(ii) shall be due as a separate debt of the Owner and a lien against his or her Condominium, and shall be payable in full to the Association not less than 30 days nor more than 60 days after the mailing of such notice. Section 4. Special Individual Assessments. (a) Circumstances Giving Rise to Special Individual Assessments. In addition to the Special Assessments levied against all Owners in accordance with Section 3, above, the Board of Directors may impose Special Individual Assessments against an Owner in any of the circumstances described in subparagraphs (i) through (ii) below, provided that no Special Individual Assessments may be imposed against an Owner pursuant to this Section 4 until the Owner has been afforded the notice and hearing rights to which the Owner is entitled pursuant to Article XIV, Section 6 hereof, and, if appropriate, has been given a reasonable opportunity to comply voluntarily with the Association's Governing Documents. Subject to the foregoing, the acts and circumstances giving rise to liability for Special Individual Assessments include the following: (i) Damage to Common Area or Common Facilities. In the event that any damage to, or destruction of, any portion of the Common Area or the Common Facilities, including any portion of the Unit which the Association is obligated to repair and maintain is caused by the willful misconduct or negligent act or omission of any Owner, any member of his or her family, or any of his or her tenants, guests, servants, 145 IV-7 employees, licensees or invitees, the Board shall cause the same to be repaired or replaced, and all costs and expenses incurred in connection therewith (to the extent not compensated by insurance proceeds) shall be assessed and charged solely to and against such Owner as a Special Individual Assessments. (ii) Expenses Incurred in Gaining Member Compliance. In the event that the Association incurs any costs or expenses, to accomplish (A) the payment of delinquent Assessments, (B) any repair, maintenance or replacement to any portion of the Property that the Owner is responsible to maintain under the Governing Documents but has failed to undertake or complete in a timely fashion, or (C) to otherwise bring the Owner and/or his or her Condominium into compliance with any provision of the Governing Documents, the amount incurred by the Association (including reasonable fines and penalties duly imposed hereunder, title company fees, accounting fees, court costs and reasonable attorneys' fees) shall be assessed and charged solely to and against such Owner as a Special Individual Assessment. (b) Levy of Special Individual Assessments and Payment. Once a Special Individual Assessment has been levied against an Owner for any reason described, and subject to the conditions imposed, in Section 4(a), such Special Individual Assessment shall be recorded on the Association's Assessment roll, notice thereof shall be mailed to the affected Owner and the Special Individual Assessment shall thereafter be due as a separate debt of the Owner payable in full to the Association within 30 days after the mailing of notice of the Assessment. A monetary penalty imposed by the Association as a disciplinary measure for failure of a Member to comply with the governing instruments or as a means of reimbursing the Association for costs incurred by the Association in the repair of damage to common areas and facilities for which the Owner was allegedly responsible or in bringing the Owner and his Unit into compliance with the governing instruments is not an assessment which may become a lien against the Owner's Unit enforceable by the sale of the Unit. Section 5. Purpose and Reasonableness of Assessments. Each Assessment made in accordance with the provisions of this Declaration is hereby declared and agreed to be for use exclusively (a) to promote the recreation, health, safety and welfare of individuals residing within the Property; (b) to promote the enjoyment and use of the Property by the Owners and their families, tenants, invitees, licensees, guests and employees; and (c) to provide for the repair, maintenance, replacement and protection of the Common Area and Common Facilities. Each and every Assessment levied hereunder is further declared and agreed to be a reasonable Assessment, and to constitute a separate, distinct and personal obligation (with respect to which a separate line may be created hereby) of the Owner of the Condominium against which the Assessment is imposed that shall be binding on the Owner's heirs, successors and assigns, provided that the personal obligation of each Owner for delinquent Assessments shall not pass to the Owner's successors in title unless expressly assumed by them. Section 6. Exemption of Certain of the Property From Assessments. The following real property subject to this Declaration shall, unless devoted to use as a residential dwelling, be exempt from the Assessments and the lien thereof provided herein: 146 IV-8 (a) Any portion of the Property dedicated and accepted by a local public authority; (b) The Common Area and Common Facilities; and (c) Any Condominium owned by the Association. Section 7. Notice and Procedure for Member Approval Pursuant to Section 2 and 3. In the event that Member approval is required in connection with any increase or imposition of Assessments pursuant to Section 2 and 3 of this Article IV, approval of the requisite percentage of the Members shall be solicited either by written ballot conducted in accordance with Corporations Code Section 7613 and Section 5 of the Bylaws or at a meeting of the Members called for that purpose, duly noticed in accordance with Section 5 of the Bylaws. The quorum required for such membership action shall be fifty-one percent (51%) of the Members. Section 8. Maintenance of Assessment Funds. (a) Bank Accounts. All sums received or collected by the Association for Assessments, together with any interest or late charges thereon, shall be promptly deposited in one or more insured checking, savings, or moneymarket accounts in a bank or savings and loan association selected by the Board of Directors which has offices located within the State of California, County of Los Angeles. In addition, the Board shall be entitled to make prudent investment of reserve funds in insured certificates of deposit, money market funds or similar investments consistent with the investment standards normally observed by trustees. The Board, and such officers or agents of the Association as the Board shall designate, shall have exclusive control of said account(s) and investments and shall be responsible to the Owners for the maintenance at all times of accurate records thereof. The withdrawal of funds from Association accounts shall be subject to the minimum signature requirements imposed by California Civil Code Section 5510(a). To preclude a multiplicity of bank accounts, the proceeds of all Assessments may be commingled in one or more accounts and need not be deposited in separate accounts so long as the separate accounting records described herein are maintained. Any interest received on such deposits shall be credited proportionately to the balances of the various Assessment fund accounts maintained on the books of the Association as provided in subparagraph (b), below. (b) Separate Accounts: Commingling of Funds. Except as provided below, the proceeds of each Assessment shall be used only for the purpose for which such Assessment was made, and such funds shall be received and held in trust by the Association for such purpose. Notwithstanding the foregoing, the Board, in its discretion, may make appropriate adjustments among the various line items in the Board's approved general operating budget if the Board determines that it is prudent and in the best interest of the Association and its Members to make such adjustments. If the proceeds of any Special Assessment exceed the amount required to accomplish the purpose for which such Assessment was levied, such surplus may, in the Board's discretion, be returned proportionately to the contributors thereof, reallocated among the 147 IV-9 Association's reserve accounts if any such account is, in the Board's opinion, underfunded, or credited proportionately on account of the Owners' future Regular Assessment obligations. For purposes of accounting, but without requiring any physical segregation of assets, the Association shall maintain a separate accounting of all funds received by it in payment of each Assessment and of all disbursements made therefrom, provided that receipts and disbursements of Special Assessments made pursuant to Article IV, Section 3(a)(i) shall be accounted for together with the receipts and disbursements of Regular Assessments; and separate liability accounts shall be maintained for each capital improvement for which reserve funds for replacement are allocated. Unless the Association is exempt from federal or state taxes, all sums allocated to capital replacement funds shall be accounted for as contributions to the capital of the Association and as trust funds segregated from the regular income of the Association or in any other manner authorized by law or regulations of the Internal Revenue Service and the California Franchise Tax Board that will prevent such funds from being taxed as income of the Association. Section 9. Collection of Assessments; Enforcement of Liens. (a) Delinquent Assessments. If any installment payment of a Regular Assessment or lump sum or installment payment of any Special Assessment or Special Individual Assessment assessed to any Owner is not paid within 15 days after the same becomes due, such payment shall be delinquent and the amount thereof may, at the Board's election, bear interest at the maximum rate allowed by law from and after the due date until the same is paid. In addition to the accrual of interest, the Board of Directors is authorized and empowered to promulgate a schedule of reasonable late charges for any delinquent Assessments, subject to the limitations imposed by California Civil Code Sections 5600(b) and 5620 or comparable superseding statutes. (b) Effect of Nonpayment of Assessments. (i) Creation and Imposition of a Lien for Delinquent Assessments. As more particularly provided in California Civil Code Section 5650 or comparable superseding statute, the amount of any delinquent Regular or Special, or Special Individual Assessment, together with any late charges, interest and costs (including reasonable attorneys' fees) attributable thereto or incurred in the collection thereof, shall become a lien upon the Condominium of the Owner so assessed only when the Association causes to be recorded in the Office of the County Recorder of the County, a Notice of Delinquent Assessment executed by an authorized representative of the Association, setting forth (A) the amount of the delinquent Assessment(s) and other sums duly imposed pursuant to this Article IV and California Civil Code Section 5600 through 5625, (B) the legal description of the Owner's Condominium against which the Assessments and other sums are levied, (C) the name of the Owner of Record of such Condominium, (D) the name and address of the Association, and (E) the name and address of the trustee authorized by the Association to enforce the lien by sale. A copy of the recorded Notice of Delinquent Assessments shall be mailed in the manner set forth in California Civil Code Section 2924h to the Owners of record of the Condominium no 148 IV-10 later than 10 calendar days after recordation. Upon payment in full of the sums specified in the Notice of Delinquent Assessment, the Association shall cause to be recorded a further notice stating the satisfaction and release of the lien thereof. (ii) Remedies Available to the Association to Collect Assessments. The Association may initiate legal action against the Owner personally obligated to pay the delinquent Assessment, foreclose its lien against the Owner's Condominium or accept a deed in lieu of foreclosure. Foreclosure by the Association of its lien may be by judicial foreclosure or by nonjudicial foreclosure by the trustee designated in the Notice of Delinquent Assessment or by a trustee substituted pursuant to California Civil Code Section 2934a. Any sale of a Condominium by a trustee acting pursuant to this Section 9 shall be conducted in accordance with California Civil Code Sections 2924, 2924b and 2924c applicable to the exercise of powers of sale in mortgages or deeds of trust. For liens recorded on and after January 1, 2006, an Association may not use judicial or nonjudicial foreclosure to enforce that lien if the amount of the delinquent Assessments or dues, exclusive of any accelerated Assessments, late charges, fees, attorney’s fees, interest, and costs of collection, is less than one thousand eight hundred dollars ($1,800). For delinquent Assessments or dues in excess of one thousand eight hundred dollars ($1,800) or more than 12 months delinquent, an Association may use judicial or nonjudicial foreclosure subject to the conditions set forth in Section 5720 of the Civil Code. (iii) Nonjudicial Foreclosure. Nonjudicial foreclosure shall be commenced by the Association by recording in the Office of the County Recorder a Notice of Default, which notice shall state all amounts which have become delinquent with respect to the Owner's Condominium and the costs (including attorneys' fees), penalties and interest that have accrued thereon, the amount of any Assessment which is due and payable although not delinquent, a legal description of the property with respect to which the delinquent Assessment is owed, and the name of the Owner of Record or reputed Owner thereof. The Notice of Default shall state the election of the Association to sell the Condominium or other property to which the amounts relate and shall otherwise conform with the requirements for a notice of default under California Civil Code Section 2924c, or comparable superseding statute. The Association shall have the rights conferred by California Civil Code Section 2934a to assign its rights and obligations as trustee in any nonjudicial foreclosure proceedings to the same extent as a trustee designated under a deed of trust and for purposes of said Section 2934a, the Association shall be deemed to be the sole beneficiary of the delinquent Assessment obligation. Furthermore, in lieu of an assignment of trusteeship, the Association shall be entitled to employ the services of a title insurance company or other responsible company authorized to serve as a trustee in nonjudicial foreclosure proceedings to act as an agent on behalf of the Association in commencing and prosecuting any nonjudicial foreclosure hereunder. The Association or its assignee shall mail a copy of the Notice of Default to the Owner or reputed Owner of the subject Condominium at the Owner's last address 149 IV-11 appearing on the books or records of the Association, and to any person to whom the giving of a notice of default is required by applicable provisions of California Civil Code Section 2924b. Following receipt of the Association's notice, the Owner and junior encumbrances shall have reinstatement rights identical to those provided by law for trustors or mortgagors, which rights must be exercised during the period specified by law for reinstatement of obligations secured by deeds of trust. After the lapse of such time as may then be required by law following the recording of a Notice of Default under a deed of trust, the Association or its assignee may give Notice of Sale in the manner and for the period required in the case of deeds of trust. After the giving of the Notice of Sale, the Association, or its assignee, without demand on the Owner, may sell the Condominium at the time and place fixed in the Notice of Sale, at public auction to the highest bidder. At the Trustee's sale, the Trustee shall have the right to require every bidder to show evidence of his or her final bid in cash or a bank savings and loan certified check and to require the last and highest bidder to deposit the full amount of his or her final bid in cash or a bank or savings and loan association certified check. The Association or its assignee may postpone the noticed sale by public announcement at such time and place of sale, and from time to time thereafter may postpone such sale by public announcement at the time fixed by the preceding postponement. The Association shall deliver to the purchaser at such foreclosure sale the Association's deed conveying the Condominium so sold, but without covenant or warranty, express or implied. The recitals in such deeds shall be conclusive proof of the truthfulness thereof. Any person, including the Association, may bid on the subject property and purchase the same at such sale. After deducting from the sale proceeds all costs, fees, and expenses incurred by the Association, the net proceeds shall be applied to the payment of all sums secured by the Association's lien at the time of sale, including interest, costs and attorney's fees, and the remainder, if any, shall be disbursed to the person or persons legally entitled thereto. (iv) Actions for Money Judgment. In the event of a default in payment of any Assessment, the Association, in its name but acting for and on behalf of all other Owners, may initiate legal action, in addition to any other remedy provided herein or by law, to recover a money judgment or judgments for unpaid Assessments, costs and attorneys' fees without foreclosure or waiver of the lien securing same. (v) The Association shall distribute the written notice as required by Civil Code Section 4040(b) and 5730 to each Member of the Association during the 60-day period immediately preceding the beginning of the Association’s fiscal year. Section 10. Transfer of Condominium by Sale or Foreclosure. Except as otherwise provided herein, the sale or transfer of any Condominium shall not affect any Assessment lien duly recorded with respect to such Condominium prior to the sale or transfer. However, the sale or transfer of any Condominium pursuant to the foreclosure of any first Mortgage shall extinguish the lien of such Assessments as to payments which become due prior to such sale or transfer. No sale or transfer of a Condominium as the result of foreclosure, exercise of a power of sale or otherwise shall relieve the new Owner of such Condominium, whether it be the former 150 IV-12 beneficiary of the first Mortgage or other prior encumbrance of a third party from liability for any Assessments thereafter becoming due or from the lien thereof. Where the first Mortgagee or other purchaser of a Condominium obtains title to the same as a result of foreclosure of any such first Mortgage or exercise of a power of sale contained therein, the person acquiring title, his or her successors and assigns, shall not be solely liable for the Assessments chargeable to such Condominium which became due prior to the acquisition of title. Instead, such unpaid Assessments shall be deemed to be Common Expenses collectible from the Owners of all of the Condominiums, including such acquirer, his or her successors and assigns. Furthermore, foreclosure shall not affect the Association's right to maintain an action for the collection of delinquent Assessments against the foreclosed party personally. Section 11. Priorities. When a Notice of Delinquent Assessment has been recorded, such notice shall constitute a lien on the Condominium prior and superior to all other liens or encumbrances recorded subsequent thereto, except (a) all taxes, bonds, assessments and other levies which, by law, would be superior thereto, and (b) the lien or charge of any first Mortgage of record (meaning any recorded Mortgage or deed of trust with first priority over other Mortgages or deeds of trust) made in good faith and for value, provided that such subordination shall apply only to the Assessments which have become due and payable prior to the transfer of such property pursuant to the exercise of a power of sale or a judicial foreclosure involving a default under such first Mortgage or deed of trust, or other prior encumbrance. Section 12. Unallocated Taxes. In the event that any taxes are assessed against the Common Area, or the personal property of the Association, rather than being assessed to the Condominiums, such taxes shall be included in the Regular Assessments imposed pursuant to this Article IV, Section 2 and, if necessary, a Special Assessment may be levied against the Condominiums in an amount equal to such taxes to be paid in two installments, thirty days prior to the due date of each tax installment. Section 13. Payment of Assessments under Protest. If a dispute exists between the Owner and the Association regarding any disputed charge or sum levied by the Association including, but not limited to, an assessment, fine, penalty, late fee, collection cost, or monetary penalty imposed as a disciplinary measure, and the amount in dispute does not exceed the jurisdictional limits of small claims court, the Owner may, in addition to pursuing dispute resolution pursuant to Article 2 (commencing with Section 5900 of Chapter 4 of the California Civil Code, pay under protest the disputed amount and all other amounts levied, including any fees and reasonable costs of collection, reasonable attorney’s fees, late charges, and interest, if any, pursuant to 5600 - 5650, and commence an action in small claims court. Nothing in this Section 13 shall impede an Association’s ability to collect delinquent assessments as provided in Sections 5700 - 5740 of the California Civil Code. Section 14. Assignment of Rents. Each Owner does hereby presently assign to the Association, absolutely and regardless of possession of the property, all rents and other monies now due or hereafter to become due under any lease or agreement or otherwise for the use or occupation of any or all parts of any Condominium owned by the Owner, now existing or 151 IV-13 hereafter made for the purpose of collecting all Assessments due the Association pursuant to this Declaration which are in default. The Association hereby confers on each Owner the authority to collect and retain the rents and other monies derived from any such lease or agreement as they become due and payable, provided that the Association at its sole discretion, may revoke such authority at any time, upon written notice to the Owner of a default in the payment of any Assessment due hereunder. Upon revocation of such authority the Association may, pursuant to court order or by court-appointed receiver, collect and retain such monies, whether past due and unpaid or current. The Association's rights under this Section 14 shall be subordinate to the rights of any first Mortgage. Section 15. Waiver of Exemptions. Each Owner, to the extent permitted by law, waives, to the extent of any liens created pursuant to this Article IV, the benefit of any homestead or exemption law of California in effect at the time of any Assessment or installment thereof becomes delinquent or any lien is imposed against the Owner's Condominium. 152 V-1 Article V Architectural Improvements/Alterations Section 1. Improvements in General. No "improvement" (as defined in Article I, Section 19) of any kind shall be commenced, erected or maintained within the Property, nor shall any exterior addition to or change or alteration be made in or to any Unit or Common Facility structure containing Units or to any Exclusive Use Common Area until the plans and specifications showing the nature, color, kind, shape, height (including front, side and rear elevations), materials, and location of the same shall have been submitted to and approved in writing by the Association's Board of Directors as to quality of workmanship and materials, harmony of external design and location in relation to surrounding structures, setback lines, topography and finish grade elevation. Section 2. Submission of Plans; Action by Board of Directors. Plans and specifications for the proposed Improvement shall be submitted to the Board of Directors by personal delivery or certified mail to the secretary of the Association or the President (or agent) of the Board of Directors. In the event the Board of Directors fails to approve or disapprove such design and location with 45 days after said plans and specifications have been submitted to it, the request shall be deemed to have been approved. Approval of the Board of Directors can contain conditions or requests for modification of particular aspects of the Owner's plan and specifications, provided that, in respect to the installation or use of a solar energy system ,the Board may only impose reasonable restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative system of comparable cost, efficiency, and energy conservation benefits. If a proposed change is disapproved, the written decision shall include both an explanation of why the proposed change is disapproved and a description of the procedure for reconsideration of the decision by the Board of Directors pursuant to Section 4765 of the Civil Code. Any application for approval of architectural modifications regarding solar energy systems that is not denied by the Board in writing within forty-five (45) days from the date of receipt of the application shall be deemed approved, unless the delay is the result of a reasonable request for additional information. Section 3. Architectural Rules. The Board of Directors may, from time to time, adopt, amend and repeal rules and regulations to be known as "Architectural Rules". Said rules shall interpret and implement the provisions of this Declaration by setting forth the standards and procedures for the review and approval of proposed Improvements and guidelines for architectural design, placement of any work of Improvement or color schemes, exterior finishes and materials and similar features which are recommended for use within the Property, provided that said rules shall not be in derogation of the minimum standards required by this Declaration. In the event of any conflict between the Architectural Rules and this Declaration, the Declaration shall prevail. Section 4. Variances. The Board of Directors shall be entitled to allow reasonable variances with respect to this Article V or any restrictions specified in Article VI in order to 153 V-2 overcome practical difficulties, avoid unnecessary expense or prevent unnecessary hardships, provided that the following conditions are met: (a) If the requested variance will necessitate deviation from, or modification of, a property use restriction that would otherwise apply under this Declaration, the Board of Directors must conduct a hearing on the proposed variance after giving at least 10 days' prior written notice to the Board and to all Owners. Owners shall have 30 days in which to submit to the Board of Directors written comments or objections with respect to the variance. No decision shall be made with respect to the proposed variance until the 30 day comment period has expired. (b) The Board of Directors must make a good faith determination that (i) the requested variance does not constitute a material deviation from the overall plan and scheme of development within the Property or from any restriction contained herein or that the proposal allows the objectives of the violated requirement(s) to be substantially achieved despite noncompliance; or (ii) the variance relates to a requirement hereunder that it is unnecessary or burdensome under the circumstances; or (iii) the variance, if granted, will not result in a material detriment, or create an unreasonable nuisance, with respect to any other Unit, Common Area or Owner within the Property. Section 5. Estoppel Certificate. Within 30 days after written demand is delivered to the Board of Directors by any Owner, and upon payment to the Association of a reasonable fee (as fixed from time to time by the Board), the Board of Directors shall execute an estoppel certificate, executed by any two of its members, certifying (with respect to any Unit owned by the application Owner) that as of the date thereof, either (i) all Improvements made and other work completed by said Owner with respect to the Unit comply with this Declaration; or (ii) that such Improvements to work do not so comply, in which event the certificate shall also identify the noncomplying Improvements or work and set forth with particularity the bases of such noncompliance. Any purchaser from the Owner, or anyone deriving any interest in said Unit through the Owner, shall be entitled to rely on said certificate with respect to the matters therein set forth, such matters being conclusive as between the Association, all Owners and any persons deriving any interest through them. Section 6. Initial Construction by Declarant. The provisions of this Article V shall not apply to the initial construction by Declarant, and neither the Board nor any committee appointed by the Board shall have any right to approve or disapprove such initial construction by Declarant. 154 VI-1 Article VI Use of Property and Restrictions In addition to the restrictions established by law or Association Rules promulgated by the Board of Directors (consistent with this Declaration), the following restrictions are hereby imposed upon the use of Condominium Units, Common Areas and other parcels within the Property. Section 1. Single Family Residential Use. The use of the Units within the Property is hereby restricted to Single Family Residential Use, as defined in Article I, Section 28 hereof. In no event shall a Residence be occupied by more individuals than permitted by applicable zoning laws or governmental regulations. An Owner is permitted to lease or rent his or her Unit, subject to the provisions of Article II, Section 4 ("Delegation of Use") of this Declaration. Section 2. Conveyance of Condominiums. Each Condominium shall be conveyed as a separately designated and legally described fee simple estate subject to this Declaration. Section 3. Interior Improvements. No owner shall at his or her expense or otherwise make any alterations or modifications to the exterior of the buildings, fences or railings containing the Owner's Unit or Exclusive Use Common Area without the prior written consent of the Association or the Architectural Committee, if any. Furthermore, no structural alterations to the interior of or Common Area or Exclusive Use Common Area surrounding any Unit shall be made and no plumbing or electrical work within any bearing or common walls shall be performed by any Owner without prior written consent of the Association or the Architectural Committee, if any. Under no circumstances shall any Owner undertake any activity or work with respect to the Owner's Unit or Exclusive Use Common Area that will impair the structural soundness or integrity of another Unit or impair any easement or hereditament, or do any act or allow any condition to exist in or around the Owner's Unit or Exclusive Use Common Area which will adversely affect any other Units or their occupants. Section 4. Common Areas. The Common Areas, other than Exclusive Use Common Areas, shall be preserved as open space and used for recreational purposes and other purposes incidental and ancillary to the use of Units. Such use shall be limited to the private use for aesthetic and recreational purposes by the Association's Members, their tenants, families and guests, subject to the provisions of the Governing Documents. No Improvement, excavation or work which in any way alters any Common Area or Common Facility from its natural or existing state on the date such Common Area or Common Facility shall be made or done except by the Association and then only in strict compliance with the provisions of this Declaration. Each Owner shall be liable to the remaining Owners for any damage to the Common Area and Common Facilities that may be sustained by reason of the negligence of that Owner, that Owner's family members, tenants, guests, or invitees, but only to the extent that any such damage is not covered by casualty insurance in favor of the Association. 155 VI-2 Each Owner, by acceptance of his or her deed, agrees personally and for family members, tenants, guests, and invitees, to indemnify each and every other Owner, and to hold such Owner(s) harmless from, and to defend him against, any claim of any person for personal injury or property damages occurring within the Unit of that particular Owner, including the Exclusive Use Common Area, if any, except to the extent (i) that such injury or damage is covered by liability insurance in favor of the Association or other Owner or (ii) the injury or damage occurred by reason of the willful or negligent act or omission of the Association or other Owner or other person temporarily visiting his or her Unit. Section 5. Prohibition of Noxious Activities. No illegal, noxious or offensive activities shall be carried out or conducted within any Unit, Exclusive Use Common Area, or Common Area nor shall anything be done within the Property which is or could become an unreasonable annoyance or nuisance to neighboring property Owners. Without limiting the foregoing, no Owner shall permit noise, including but not limited to barking dogs, the operating of excessively noisy air conditioners, stereo amplifier systems, television systems, motor vehicles or power tools, to emanate from an Owner's Unit or Exclusive Use Common Area or from activities within the Common Area, which would unreasonably disturb any other Owner or tenant's enjoyment of his or her Unit or from activities within the Common Area, which would unreasonably disturb any other Owner's or tenant's enjoyment of his or her Unit or the Common Area. Section 6. Household Pets. The following restrictions regarding the care and maintenance of pets within the Property shall be observed by each Owner and resident: (a) The only animals that may be raised, bred, or kept in any Unit are domesticated dogs, cats, fish, birds, reptiles and other usual household pets, provided that they are not kept, bred or raised for commercial purposes, in unreasonable quantities or sizes or in violation of the Restrictions. As used in this Declaration, “unreasonable quantities” ordinarily means more than two ( 2 ) pets per Unit; however, the Association may limit the size and weight of pets and may prohibit maintenance of any animal or breed which, in the Association’s opinion, constitutes a nuisance to any other Owner. (b) Dogs shall be allowed on the Common Area only when they are leashed and are otherwise under the supervision and restraint of their Owners. (c) No Household pet shall be left chained or otherwise tethered in front of a Condominium Unit or in the Common Area. Pet owners shall be responsible for the prompt disposal of pet wastes deposited by their pets in the Common Area or balconies or in fenced yard areas adjacent to the Owner's Unit. (d) Each person bringing or keeping a pet on the Property shall be solely responsible for the conduct of the Owner's pets. The Association, its Board, officers, employees and agents shall have no liability (whether by virtue of this Declaration or otherwise) to any Owners, their family members, guests, invitees, and tenants for any damage or injury to persons or property caused by any pet. 156 VI-3 (e) The Board of Directors shall have the right to establish and enforce additional rules and regulations imposing standards for the reasonable control and keeping of household pets in, upon and around the Property to ensure that the same do not interfere with the quiet and peaceful enjoyment of the Property by the other Owners and residents. Section 7. Signs. An Owner or the Owner’s real estate agent may display one (1) For Sale or For Rent sign within their Unit and one sign in the Common Area provided that the design, dimensions and locations are reasonable and comply with the requirements of State law and applicable local ordinances. Notwithstanding anything to the contrary herein, for as long as Declarant owns a Unit, Declarant may erect and maintain any signs, advertising devices or structures to conduct development, improvements, subdivision, sale or leasing operations on the Property without Board approval provided the activities do not unreasonably interfere with any Owner’s use and enjoyment of the Property. Section 8. Display of Religious Items. Subject to the limitations in California Civil Code Section 1940.45, an Owner may display one or more religious items on the entry door or entry door frame of the Owner’s separate interest. If the Association is performing maintenance, repair, or replacement of an entry door or door frame that serves an Owner’s separate interest, the Owner may be required to remove a religious item during the time the work is being performed. After completion of the Association’s work, the Owner may again display or affix the religious item. The Association shall provide individual notice to the Owner regarding the temporary removal of the religious item. Section 9. Business Activities. No business or commercial activities of any kind whatsoever shall be conducted in any Unit, Exclusive Use Common Area, or garage without the prior written approval of the Board, provided that the foregoing restriction shall not apply to the activities, signs or activities of the Association in the discharge of its responsibilities under the Governing Documents. Furthermore, no restrictions contained in this Section 9 shall be construed in such a manner so as to prohibit any Owner from (a) maintaining his or her personal library in his or her Unit, (b) keeping his or her personal business records or accounts therein, (c) handling his or her personal or professional telephone calls or correspondence therefrom, (d) leasing or renting his or her Unit, or (e) conducting any other activities within the Owner's Unit otherwise compatible with residential use and the provisions of this Declaration which are permitted under applicable zoning laws or regulations without the necessity of first obtaining a special use permit or specific governmental authorization. The uses described in (a) through (e), above, are expressly declared to be customarily incidental to the principal residential use of the Unit and not in violation of this Section 9. Section 10. Garbage. No rubbish, trash, or garbage shall be allowed to accumulate outside of any Unit or Exclusive Use Common Area. Any trash that is accumulated by an Owner outside the interior walls of a Unit shall be stored entirely within appropriate covered disposal containers and facilities located within designated garbage areas within the Common Areas. Any extraordinary accumulation of rubbish, trash, garbage or debris (such as debris generated upon vacating of premises or during the construction of modifications and improvements) shall be removed from the Property to a public dump or trash collection area by the Owner or tenant at 157 VI-4 his or her expense. The Association shall be entitled to impose reasonable fines and penalties for the collection of garbage and refuse disposed in a manner inconsistent with this Section. Section 11. Storage. Storage of personal property within any Unit or Exclusive Use Common Area shall be entirely within enclosed storage areas. There shall be no woodpiles nor storage piles accumulated on top, or outside, of any enclosed storage area. Section 12. Clotheslines. No exterior clothesline shall be erected or maintained and there shall be no drying or laundering of clothes on the balcony of any Unit or Exclusive Use Common Area in a manner which is visible from any neighboring Unit or the Common Area. Section 13. Antennas and Similar Devices. In order to ensure adequate aesthetic controls and to maintain the general attractive appearance of the Property, any television antenna, satellite dish, radio, or other electronic antenna device of any type, or other electronic broadcasting and receiving device which is erected, constructed, placed or permitted to remain on the exterior of any building within the Property, shall comply with the requirements of Section 17.46.240 of the City of Hermosa Beach Zoning Ordinance. No activity shall be conducted within any Unit which causes an unreasonable broadcast interference with television or radio reception on any neighboring Unit. The location of common antennas or connection facilities for any cable television system serving more than one Unit shall be as designated by the Association and each Unit and its Owner shall be subject to the right of other Owners or the Association to install, use, and maintain such common antennas or cable television facilities. The application for approval of installation of the antenna or similar device shall be processed by the Association in the same manner as an application for approval of an architectural modification to the property (see Article V). As a condition for approval, Owner must agree to be responsible for the maintenance, repair or replacement of roofs or other building components impacted by the installation, and the installers of the antenna, satellite dish, or other device must agree to indemnify or reimburse the Association or its Members for loss or damage caused by the installation, maintenance, or use of such device. Notwithstanding the foregoing, all restrictions on video or television antennas (including satellite dishes) shall be subject to all applicable federal, state and local laws, including but not limited to, the Federal Telecommunications Act of 1996 and California Civil Code Section 4725, as same may be amended from time to time. Furthermore, all amendments, modifications, restatements and interpretations of the laws applicable to the installation, use or maintenance of an antenna or over-the-air receiving device shall be interpreted to amend, modify, restate and/or interpret this Section. Section 14. Burning. There shall be no exterior fires whatsoever except barbecue fires located only on the Exclusive Use Common Area of the Owner's Unit and contained within a receptacle designed for such purpose. 158 VI-5 Section 15. Basketball Standards. No basketball standards or fixed sports apparatus shall be permitted within the Property without the express approval of the Association. Section 16. Machinery and Equipment. No machinery or equipment of any kind shall be placed, operated or maintained upon or adjacent to any Unit or Exclusive Use Common Area except such machinery or equipment as is usual or customary in connection with the use, maintenance or repair of a private Unit or appurtenant structures within the Property. Section 17. Disease and Pests. No Owner shall permit any thing or condition to exist in his or her Unit or Exclusive Use Common Area, which shall induce, breed, or harbor infectious plant diseases, rodents or noxious insects. Section 18. Parking and Vehicle Restrictions. The following parking and vehicle restrictions shall apply within the Property: (a) Unless otherwise permitted by the Association, no vehicle or trailer shall be parked or left within the Property other than within an enclosed garage or in designated guest parking areas. (b) Except as otherwise provided in subparagraph (f), below, only the following vehicles ("authorized vehicles") shall be permitted to be parked by an Owner or resident within the Property: standard passenger vehicles, including “SUVs” and trucks which do not exceed three- quarter tons. Boats, trailers, campers, recreational vehicles, commercial vehicles and trucks in excess of three-quarter tons are not "authorized vehicles" and shall only be permitted within the Property as provided in subparagraph (f), below. (c) All driveways and garages shall be maintained in a neat and orderly condition and garage doors shall be maintained in closed condition except as necessary to permit ingress and egress of authorized vehicles or to clean or work in the garage. The garages are to be used for the parking of standard authorized vehicles, boats or similar items for storage purposes and shall not be converted to work shops or used for the storage of boats, trailers, campers or recreation vehicles in a way which will preclude the parking of the Owner's or occupant's authorized vehicles within the garage. (d) If there are any designated guest parking areas within the Common Areas, they are to remain open for use by guests only and are not to be used by Owners or other residents, either permanently or temporarily, for the parking of their authorized vehicles or the storage of boats, trailers or similar items of personal property, unless expressly authorized by the Association. (e) No motor vehicle shall be constructed, reconstructed or repaired within the Property and no dilapidated or inoperable vehicle, including vehicles without wheel(s) or an engine, shall be stored on the Property; provided, however, that the provisions of this Section shall not apply to emergency vehicle repairs. 159 VI-6 (f) Campers, boats, trailers, motorcycles, commercial vehicles and trucks in excess of three-quarter tons are not to be parked within the Property, other than within enclosed garages except for periods not to exceed two hours for the purpose of loading and unloading. Personal property other than authorized vehicles shall not be stored in garages if such storage will necessitate or result in the parking of vehicles on streets within or adjacent to the Property. Parking by commercial vehicles for the purpose of making deliveries or service calls shall be permitted in accordance with the Association Rules. Each Owner shall maintain their garage or parking spaces in a manner which ensures that it is capable of accommodating no less than the number of vehicles the space was designed to contain. (g) The Board shall have the authority to tow or restrain by use of devices such as the "Denver Boot", at the Owner's expense, any vehicle parked or stored in violation of this Section. The Board shall post such notices or signs within the Common Area as may be required by law to effectuate this towing provision. (h) The Board shall have the authority to promulgate further reasonable rules and restrictions of uniform application regarding parking and vehicles within the properties as may be deemed prudent and appropriate. Section 19. Use of Private Streets and/or Drives in Common Area. Private streets and/or drives within the properties shall not be used for recreational purposes, including "joyriding" or racing. Motorcycles, mopeds, and cars shall be allowed on such private streets only for ingress and egress. Section 20. Children. Each Owner and resident shall be accountable to the remaining Owners and residents, their families, visitors, guests and invitees, for the conduct and behavior of their children and any children temporarily residing in or visiting the Owner and for any property damage caused by such children. Section 21. Balconies/Decks. Balconies/Decks shall not be used for storage purposes and shall be kept free of clutter and debris. No Owner may (1) place large potted plants, planters, spas, fountains, or other heavy items which may damage the surface of the waterproof membrane on the Balconies/Decks; (2) puncture the waterproof membrane on the surface of the Balconies/Decks; (3) allow any items placed upon the Balconies/Decks to block or impede the flow of water into the floor drains on the Balconies/Decks. Section 22. Activities Affecting Insurance. Nothing shall be done or kept within any Unit or within the Common Area which will increase the rate of insurance relating thereto on any policy maintained by the Association (see Article IX, below) without the prior written consent of the Association and no Owner shall permit anything to be done or kept within his or her Unit or within the Common Area which would cause any Improvements to be uninsurable against loss 160 VI-7 by fire or casualty or result in the cancellation of insurance on any Unit or any part of the Common Area. Section 23. Variances. Upon application by any Owner, the Architectural Committee shall be authorized and empowered to grant reasonable variances from the property use restrictions set forth in this Article VI, if specific application of the restriction will, in the sole discretion of the Board, either cause an undue hardship to the affected Owner or fail to further or preserve the common plan and scheme of development contemplated by this Declaration. In considering and acting upon any request for a variance, the Committee shall follow the procedures set forth in Article V, Section 5 for the granting of architectural variances. Section 24. Enforcement of Property Use Restrictions. The objective of this Declaration shall be to promote and seek voluntary compliance by Owners and tenants with the environmental standards and property use restrictions contained herein. Accordingly, in the event that the Association becomes aware of an architectural or property use infraction that does not necessitate immediate corrective action under Article V, Section 6, hereof, the Owner or Tenant responsible for the violation shall receive written notice thereof and shall be given a reasonable opportunity to comply voluntarily with the pertinent Governing Document provision(s). Such notice shall describe the noncomplying condition, request that the Owner or tenant correct the condition within a reasonable time specified in the notice, and advise the Owner or tenant of his or her appeal rights. Section 25. Rights of Declarant. Conveyance of a substantial number of the Units is essential to the establishment and welfare of said Project. In order that all work necessary to complete the Project and to establish a substantially occupied residential community proceed as rapidly as possible, nothing in this Declaration shall be understood or construed to: (a) Prevent Declarant, its contractor or subcontractors, from doing work on said Project or any part thereof whenever it determines to be reasonably necessary or advisable in connection with the completion or marketing of the Project; or (b) Prevent Declarant, or its representatives, from erecting, constructing and maintaining on any part or parts of said property owned or controlled by Declarant, its contractors, or subcontractors, such structures as may be reasonably necessary for the conduct of its business of completing said work and establishing said property as a residential community and disposing of the same by sale, lease, or otherwise. (c) Declarant, in exercising its rights hereunder, shall not unreasonably interfere with the Members’ use of the Common Area. 161 VII-1 Article VII Maintenance Responsibilities Section 1. Common Area. The Association shall be solely responsible for all maintenance, repair, upkeep and replacement within the Common Area. No person other than the Association or its duly authorized agents shall construct, reconstruct, refinish, alter or maintain any Improvement upon, or shall create any excavation or fill or change the natural or existing drainage of any portion of the Common Area. In addition, no person shall remove any tree, shrub or other vegetation from, or plant any tree, shrub, or other vegetation upon the Common Area without express approval of the Association. Section 2. Association Maintenance Responsibility. The Association shall provide exterior maintenance upon each Unit which is subject to Assessment hereunder, and upon the Common Area as follows: (a) Paint, stain, repair, replace and care for the exterior building surfaces of all Units including exterior walls, common area fences and property line walls, provided that the Association shall not be responsible for the repair and replacement of exterior doors, screen doors, and garage doors; (b) RETAIN A LICENSED PROFESSIONAL TO INSPECT THE COMMON AREA PLANTERS ADJACENT TO A BUILDING, THE ROOFS, AND ALL BALCONIES AND DECKS ANNUALLY. THE ANNUAL INSPECTION SHALL ALSO INCLUDE INSPECTION OF THE SUBTERRANEAN AREAS OF THE UNITS, IF ANY, TO DETERMINE IF THERE IS ANY WATER INTRUSION. THE ASSOCIATION IS ALSO RESPONSIBLE FOR INSPECTING AND TESTING DRAINS AND DRAIN LINES ON ALL BALCONIES AND DECKS ON A SEMI-ANNUAL BASIS. ALL REPAIRS AND WATERPROOFING OF THE PLANTERS AND OF THE SUBTERRANEAN GARAGE AREAS, REQUIRED AS A RESULT OF THE INSPECTIONS SHALL BE PERFORMED BY THE ASSOCIATION. ALL REPAIRS AND WATERPROOFING OF THE ROOFS AND BALCONIES AND DECKS REQUIRED AS A RESULT OF THE INSPECTIONS SHALL BE PERFORMED BY THE INDIVIDUAL OWNER OF THE UNIT. THE INSPECTION REPORTS AND PROOF OF PAYMENT FOR WORK REQUIRED AS A RESULT OF THE INSPECTIONS SHALL BE RETAINED IN THE ASSOCIATION RECORDS FOR A MINIMUM OF TWELVE (12) YEARS. (c) Due to the critical nature of maintaining proper drainage on the property, it is essential that a professional maintenance program be established to service the private site drainage and irrigation systems, including, area drains, underground pipe system, and sprinkler utilities. In order to avoid water damage to adjacent buildings, individual owners are responsible for proper operation and maintenance of the landscape sprinkler system in their private yard areas, and the Association is responsible for proper operation and maintenance of the landscape sprinkler system in the common area yard area, if any; 162 VII-2 (d) Replace and care for trees, shrubs, grass, walks, and other landscaping Improvements up to the exterior walls of the Owner's Unit, except for plantings and Improvements located in Exclusive Use Common Areas, if any; The standards of landscaping, the selection and replacement of plant materials and the standards for exterior structural maintenance by the Association hereunder shall be determined by the Board of Directors. (e) Maintain the underground sewer, water and electrical lines, whether located within the boundaries of the Owner's Unit or under the Common Area, but the Association shall not be responsible for the risers and connecting lines between such service lines and the individual Units. Section 3. Maintenance Manuals for Common Area and Individual Units. The Association shall follow all of the recommended inspection and maintenance guidelines concerning the maintenance and repair of the Common Area facilities that are set forth in the HOMEOWNERS’ ASSOCIATION MAINTENANCE MANUAL which shall be delivered to the Board by Declarant. The Board shall maintain in its permanent Association records a copy of the Homeowners’ Association Maintenance Manual as well as a copy of the Homeowners’ Maintenance Manual for the individual Units. The Board shall make a copy of the Maintenance Manuals available to any Owner for inspection and copying upon request. Section 4. Owner Maintenance Responsibilities. (a) Each Owner of a Condominium shall be responsible for maintaining his or her Unit, including the roof, gutters, and downspouts, the equipment and fixtures in the Unit and the interior walls, ceilings, windows and doors of the owned Unit in a clean, sanitary, workable, and attractive condition. However, each Owner has complete discretion as to the choice of furniture, furnishings, and interior decorating, except that windows can be covered only by drapes, shutters, or shades and cannot be painted or covered by foil, cardboard, or other similar materials. Each Owner also shall be responsible for repair, replacement, and cleaning of the windows and glass of his or her Unit, both exterior and interior. In addition to the Maintenance obligations set forth in this Section 4, the Owners shall comply with the maintenance requirements and schedules set forth in the Homeowners’ Maintenance Manual for all separate interests that Owners are required to maintain. (b) Except as otherwise provided herein, each Owner shall be responsible for cleaning, maintaining and repairing the Exclusive Use Common Areas appurtenant to his or her Unit. Section 5. Mold. Each Owner, by acceptance of a deed to a Unit, acknowledges, recognizes and understands that there is, and will always be, the presence of certain biological organisms within the Unit. Most typically, this will include the common occurrence of mold. In recent years, mold has received significant attention, as significantly increased levels of mold 163 VII-3 have accumulated and spread through residential dwellings. It is important to note that mold tends to proliferate in warm, wet areas. High levels of mold in an enclosed setting can lead to mild to significant detrimental health effects. As such, it is each Owner’s responsibility to maintain his or her Unit so as to avoid the accumulation of moisture and/or mold within the Unit. Such mitigation matters should include, without limitation, the frequent ventilation of the Unit, removal of standing water on balcony, patio or deck areas, prompt repair of any leaks which permit water intrusion into the Unit, and prompt repair of plumbing leaks within the Unit (irrespective of who or what may have caused any such leaks). Each Owner also understands that the presence of indoor plants may also increase mold levels within the Unit. Also, the propping of large pieces of furniture against wall surfaces may lead to mold spore accumulation. It is the responsibility of each Owner to monitor and maintain his or her Unit so as to mitigate and avoid the conditions which are likely to lead to the presence and/or spreading of mold. In the event that mold does appear within the Unit, it is also the Owner’s responsibility to promptly and properly treat such mold to minimize the spreading thereof and/or unhealthy conditions likely to arise as a result thereof. Such measures frequently include, but are not limited to, cleaning mold-affected surfaces with chlorine bleach. Each Owner is responsible to learn how to clean any affected areas in the Owner’s Unit. Section 6. Recovery of Costs of Certain Repairs and Maintenance. (a) In the event that the need for maintenance or repair, which would otherwise be the Association's responsibility hereunder is caused through the willful or negligent acts of an Owner, his or her family, guests, tenants, or invitees, and is not covered or paid for by Association insurance policies or any liability insurance maintained by the responsible Owner, the cost of such maintenance or repairs shall be subject to recovery by the Association through the imposition of a Special Individual Assessment against the offending Owner in accordance with Article IV, Section 4 hereof. (b) In the event that an Owner fails to perform maintenance functions for which he or she is responsible, the Association may give written notice to the offending Owner with a request to correct the failure within 15 days after receipt thereof. If the Owner refuses or fails to perform any necessary repair or maintenance, the Association may exercise its rights under Article III, Section 6(b) to enter the Owner's Unit and perform the repair or maintenance so long as the Owner has been given notice and the opportunity for a hearing in accordance with Article XIV, Section 6, hereof. Section 7. Cooperative Maintenance Easement. There is hereby reserved to Declarant, together with the right to grant and transfer the same to the Association, and the Association’s officers, agents, employees and the independent contractors, an easement to enter any Residence for the purpose of conducting any inspections required under this Section and performing any maintenance, repairs and replacements as may be required under this Section; provided, however, that such easement rights may only be exercised at reasonable times and in a reasonable manner. 164 VIII-1 Article VIII Easements Section 1. Encroachment Easements. If any portion of the Common Area encroaches on any Unit or if any portion of a Unit encroaches on the Common Area regardless of the cause, a valid easement exists for such encroachment and for the maintenance of it as long as it remains, and all Units and the Common Area are made subject to such easements. If any structure containing a Unit is partially or totally destroyed and then rebuilt and any encroachment on the Common Area results, a valid easement exists for such encroachment and for the maintenance of it as long as it remains, and all Units and the Common Area are made subject to such easements. Section 2. Blanket Utility Easement. There is hereby created a blanket easement upon, across, over and under all of the Property for ingress, egress, installation, replacing, repairing and maintaining all utilities, including but not limited to water, sewers, gas, telephones, drainage and electricity and the master television antenna or cable television system. By virtue of this easement, it shall be expressly permissible for the providing utility company to erect and maintain the necessary equipment and underground facilities on the Common Area. Notwithstanding the foregoing, no sewer, electrical lines, water lines, or other utilities may be installed or relocated on the Property except as initially designed and approved by the Declarant or thereafter approved by the Association's Board of Directors. The easements provided for in this Section 2 shall in no way affect any other recorded easement on the Property. Section 3. Maintenance Easements. An easement is hereby granted to the Association, its officers, agents, employees, and to any management company selected by the Association to enter in or to cross over the Common Area and any Unit, Exclusive Use Common Area, or Common Facilities, provided that any entry by the Association or its agents into any Unit shall only be undertaken in strict compliance with Article III, Section 6(b). Section 4. Other Easements. Each Unit, its Owner, and the Association as to the Common Area, are hereby declared to be subject to all the easements, dedications and rights-of-way granted or reserved in, on, over and under the Property and each Unit and Common Area as shown on the Subdivision Map. Section 5. Priority of Easements. Wherever easements granted to the County are, in whole or in part, coterminous with any other easements, the easements of the County shall have and are hereby granted priority over said other easements in all respects. 165 IX-1 Article IX Insurance Section 1. Types of Insurance Coverage. The Association shall purchase, obtain and maintain, with the premiums therefor being paid out of Common Funds, the following types of insurance, if and to the extent such insurance, with the coverages described below, is available at a reasonable premium cost. (a) Fire and Casualty Insurance. The Association shall obtain and maintain a master or blanket policy of fire and casualty insurance, for the full insurable value of all the buildings containing Units within the Property, including all originally installed built-in or set-in appliances, cabinets, floor coverings, fixtures, and other interior appurtenances, and on any Common Facilities. The insurance shall be kept in full force and effect at all times and the full replacement value of the insured property shall be redetermined on an annual basis. Depending on the nature of the insured property and the requirements, if any, imposed by institutional Mortgagees having an interest in such property, the policies maintained by the Association pursuant to this Section shall contain an agreed amount endorsement or its equivalent, an increased cost of construction endorsement or a contingent liability from operation of building laws endorsement or the equivalent, an extended coverage endorsement, vandalism, malicious mischief coverage, a special form endorsement and a clause to permit cash settlements for full insurable value in case of partial destruction. The policies required hereunder shall provide amounts or coverage as shall be determined by the Board and shall name as insured the Association, all Owners and all Mortgagees as their respective interests may appear. The policies may contain a loss payable endorsement in favor of the trustee described in Section 5 below. (b) Public Liability and Property Damage Insurance. To the extent such insurance is reasonably obtainable, the Association shall obtain and maintain a policy of comprehensive public liability and property damage insurance naming as parties insured the Association, each member of the Association Board of Directors, any manager, the Owners and occupants of Units, and such other persons as the Board may determine. The policy will insure each named party against any liability incident to the ownership and use of the Common Area and any other Association-owned or maintained real or personal property and including, if obtainable, a cross-liability or severability of interest endorsement insuring each insured against liability to each other insured. Pursuant to Civil Code Section 5805, the limits of such insurance shall not be less than $2 million for projects of 100 units or fewer ($3 million for projects of more than 100) covering all claims for death, personal injury and property damage arising out of a single occurrence. Such insurance shall include coverage against water damage liability, liability for non-owned and hired automobiles, liability for property of others and any other liability or risk customarily covered with respect to projects similar in construction, location and use. (c) Directors and Officers Liability Insurance. Pursuant to Civil Code Section 5800, the Association must carry an insurance policy of not less than $500,000 for individual liability of officers and directors of the Association for negligent acts or omissions in that capacity. 166 IX-2 (d) Additional Insurance and Bonds. To the extent such insurance is reasonably obtainable, the Association may also purchase with Common Funds such additional insurance and bonds as it may, from time to time, determine to be necessary or desirable, including, without limiting the generality of this Section, earthquake insurance, demolition insurance, flood insurance, and workers' compensation insurance. The Board shall also purchase and maintain fidelity bonds or insurance in an amount not less than 100 percent of each year's estimated annual operating expenses and reserves and shall contain an endorsement of any person who may serve without compensation. The Board shall purchase and maintain such insurance on personal property owned by the Association and any other insurance that it deems necessary or desirable or that is required by any institutional first Mortgagee. (e) Fidelity Bond. A fidelity bond that insures the Association for the estimated maximum amount (or at least three months aggregate assessments on all Units and reserve funds) that could be affected by the dishonest act of any Member of the Association or Board, managing agent, employee, or Occupant, who handles funds for the Owners' benefit is mandatory, regardless of the number of Units, for a Property with loans by the Department of Veterans Affairs and/or FHA. (f) The Association shall, upon issuance or renewal of insurance, but no less than annually, notify the Owners as to the amount and type of insurance carried by the Association, and it shall accompany this notification with statements to the effect that the Association is or is not insured to the levels specified by this Section, and that if not so insured, Owners may be individually liable for the entire amount of a judgment, and if the Association is insured to the levels specified in this Section, then Owners may be individually liable only for their proportional share of assessments levied to pay the amount of any judgment which exceeds the limits of the Association's insurance. Section 2. Coverage Not Available. In the event any insurance policy, or any endorsement thereof, required by Section 1 is for any reason not available, then the Association shall obtain such other or substitute policy or endorsement as may be available which provides, as nearly as possible, the coverage described above. The Board shall notify the Owners of any material adverse changes in the Association's insurance coverage. Section 3. Notification. The Association shall comply with the notification requirements of Civil Code Section 5300 and 5810 by distributing to the Association Members on an annual basis not less than thirty (30) days nor more than ninety (90) days preceding the beginning of the Association’s fiscal year, all required insurance information including but not limited to the following: (a) The amount and types of insurance carried by the Association, and (b) Whether or not the Association is insured to the minimum levels required for liability insurance by Civil Code Section 5805, and 167 IX-3 (i) that if not so insured, Members may be individually liable for the entire amount of a judgment resulting from injury or property damage in the Common area, or (ii) that if so insured then Members may be individually liable only for their proportionate share of assessments levied to pay the amount of any judgment which exceeds the limits of the Association's insurance coverage. (c) A summary of the Association's general liability policy that states all of the following: (i) The name of the insurer. (ii) The policy limits of the insurance. (iii) If an insurance agent, as defined in Section 1621 of the Insurance Code, an insurance broker, as defined in Section 1623 of the Insurance Code, or an agent of an insurance agent or insurance broker has assisted the Association in the development of the general liability policy limits and if the recommendation of the insurance agent or insurance broker were followed. (iv) The insurance deductibles. (v) The person or entity that is responsible for paying the insurance deductible in the event of loss. (vi) Whether or not the insurance coverage extends to the real property improvements to the separate interest. (d) A summary of the Association's earthquake and flood insurance policy, if one has been issued, that states all of the following: (i) The name of the insurer. (ii) The policy limits of the insurance. (iii) The insurance deductibles. (iv) The person or entity that is responsible for paying the insurance deductible in the event of loss. (e) A summary of the liability coverage policy for the director and officers of the Association that lists all of the following: (i) The name of the insurer. 168 IX-4 (ii) The limits of the insurance. (f) Notwithstanding subdivision (c), (d) and (e), the Association shall, as soon as reasonably practical, notify its Members by first-class mail if any of the policies have been canceled and not immediately replaced. If the Association renews any of the policies or a new policy is issued to replace an insurance policy of the Association, and where there is no lapse in coverage, the Association shall notify its Members of that fact in the next available mailing to all Members pursuant to Section 5016 of the Corporations Code. (g) To the extent that the information to be disclosed pursuant to subdivision (c), (d), and (e) is specified in the insurance policy declaration page, the Association may meet the requirements of those subdivisions by making copies of that page and distributing it to all its members. Each Owner is strongly advised to seek the advice of a qualified insurance consultant regarding (1) the amount of personal liability and property damage liability insurance coverage that Owner should maintain because of the Owner's ownership interest in the Common Area and Unit, including any upgrades to the originally installed built-in or set-in appliances, cabinets, floor coverings, fixtures, and other interior appurtenances, and (2) the availability of loss assessment insurance coverage. Section 4. Individual Fire and Casualty Insurance Limited. Except as provided in this Section, no Owner can separately insure his or her Unit or any part of it against loss by fire or other casualty covered by the Association's blanket insurance carried under this Article IX, Section 1(a). If any Owner violates this provision, any diminution in insurance proceeds otherwise payable pursuant to the provisions of Section 1(a) that results from the existence of such other insurance will be chargeable to the Owner who acquired such other insurance, and the Owner will be liable to the Association to the extent of any diminution. An Owner can insure his or her personal property against loss. In addition, any Improvements made by an Owner within his or her Condominium may be separately insured by the Owner, but the insurance is to be limited to the type and nature of coverage commonly known as "tenant's improvements." All such insurance that is individually carried must contain a waiver of subrogation rights by the carrier as to other Owners, the Association, and any institutional first Mortgagee of such Condominium. Section 5. Trustee. All insurance proceeds payable under this Article IX, Section 1, may, in the discretion of the Board of Directors, be paid to a trustee to be held and expended for the benefit of the Owners, Mortgagees and others, as their respective interests shall appear. Said trustee shall be a commercial bank or other institution with trust powers within the County that agrees in writing to accept such trust. If repair or reconstruction is authorized pursuant to Article XI, below, the Association and any duly appointed trustee shall have the duty to contract for such work as provided in said Article. Section 6. Adjustment of Losses. The Board is appointed attorney-in-fact by each Owner to negotiate and agree on the value and extent of any loss under any policy carried 169 IX-5 pursuant to this Article. The Board is granted full right and authority to compromise and settle any claims or enforce any claim by legal action or otherwise and to execute releases in favor of any insured. Section 7. Distribution to Mortgagees. Subject to the provisions of this Article, any Mortgagee has the option to apply insurance proceeds payable on account of a Condominium in reduction of the obligation secured by the Mortgage of such Mortgagee. Section 8. Owner's Liability Insurance. An Owner may carry whatever personal liability and property damage liability insurance with respect to his or her Condominium that he or she desires. However, any such policy shall include a waiver of subrogation clause acceptable by the Board and to any institutional first Mortgagee. 170 X-1 Article X Damage or Destruction Section 1. Destruction; Proceeds Exceed 85 Percent of the Reconstruction Costs. If there is a total or partial destruction of any Unit or Common Facility Improvements within the Property, and if the available proceeds of the insurance maintained pursuant to Article IX are sufficient to cover not less than 85 percent of the costs of repair and reconstruction, a vote shall be taken within 90 days from the date of destruction, and improvements shall be rebuilt only if there is a vote or written assent of Members, constituting a quorum, consisting of a majority of votes at a meeting or an election in favor of a special assessment. If repair and reconstruction is to take place, the Board shall be required to execute, acknowledge and record in the office of the County Recorder, not later than 120 days from the date of such destruction, a certificate declaring the intention of the Members to rebuild. Section 2. Destruction; Proceeds Less than 85 Percent of the Reconstruction Costs. If the proceeds of insurance are less than 85 percent of the cost of repair and reconstruction, repair and reconstruction may nevertheless take place, if, within 90 days from the date of destruction, eligible Members then holding at least 51 percent of the total voting power determine that such repair and reconstruction shall take place. If a meeting or written ballot is called to vote on the matter, the Association shall solicit and obtain bids from at least two reputable contractors to repair and reconstruct the Improvements in accordance with the original plans and shall present this information to the Owners at the meeting. If the repair and reconstruction are to take place, the Association shall execute, acknowledge and record in the office of the County Recorder not later than 120 days from the date of destruction a certificate declaring the intention of the Owners to rebuild. Section 3. Rebuilding Procedures. If the eligible Members determine to rebuild, pursuant to Sections 1 or 2, above, the Owners of each Unit located within a structure that has been totally or partially destroyed shall be obligated to contribute his or her proportionate share of the cost of reconstruction or restoration of the structure containing his or her Unit over and above the available insurance proceeds. The Owner's proportionate share of the cost of reconstruction or restoration shall be based upon the ratio that the square footage of the living area of his or her Unit bears to the total square footage of the living area of all Units. If any Owner fails or refuses to pay his or her proportionate share, the Board may levy a Special Assessment against the Unit of such Owner which may be enforced under the lien provisions contained in Article IV or in any other manner provided in this Declaration. If any Owner disputes the amount of his or her proportionate liability under this Section 3, such Owner may contest the amount of his or her liability by submitting to the Board, within 10 days after notice to the Owner of his or her share of the liability, written objections supported by cost estimates or other information that the Owner deems to be material and may request a hearing before the Board at which the Owner may be represented by counsel. Following such hearing, the Board shall give written notice of its decision to all Owners, including any 171 X-2 recommendation that adjustments be made with respect to the liability of any Owners. If such adjustments are recommended, the notice shall set forth a date and time for a special meeting of Members for the purpose of acting on the Board's recommendation, including the making of further adjustments, if deemed by the Members to be necessary or appropriate. All adjustments shall be affirmed or modified by 51 percent of the total voting power of the eligible Members. If no adjustments are recommended by the Board, the decision of the Board shall be final and binding on all Owners, including any Owner filing objections. Section 4. Definition of "Eligible Members" Entitled to Vote. For purposes of any vote pursuant to this Article X, the Members eligible to vote shall be (a) fifty-one percent (51%) of the total voting power of the Association's membership in the case of any damage to or destruction of Common Facilities other than buildings containing Units, and (b) in the case of any damage to or destruction of buildings containing Units, fifty-one percent (51%) of the voting power of those Members whose Units are located in the damaged or destroyed structure(s). Any membership vote required hereunder shall be conducted either at a duly convened meeting at which a quorum is present or by written ballot conducted in accordance with Article 5 of the Bylaws. Section 5. Rebuilding Contract. If the Eligible Members determine to rebuild, the Board shall reconstruct the damaged or destroyed portions of the Property substantially in accordance with the original plan. The Board or its authorized representative shall obtain bids from at least three reputable contractors and shall award the repair and reconstruction work to the lowest bidder that otherwise meets the requirements set forth by the Board or its representative in soliciting bids. The Board shall have the authority to enter into a written contract with the contractor for such repair and reconstruction on terms deemed reasonable by the Board. The insurance proceeds held by the trustee shall be disbursed to the contractor according to the terms and conditions of the agreement. It shall be the obligation of the Board to take all steps which are necessary or appropriate to assure the commencement and completion of authorized repair and reconstruction at the earliest possible date. Section 6. Rebuilding Not Authorized. If the Eligible Members determine not to rebuild, then any insurance proceeds then available for rebuilding shall be used or distributed as follows: (a) If, prior to the expiration of 120 days from the date of destruction, 75 percent of all Owners and institutional first Mortgagees with Mortgages encumbering the affected Units within the Property consent by vote or in writing, the Board acting on behalf of the Association shall have the right to purchase the Units which were rendered uninhabitable by such damage or destruction, at the fair market value thereof immediately prior to the damage or destruction (as determined by an appraiser in accordance with Section 8, below), using the available proceeds of insurance for such purpose. Any shortage of insurance proceeds shall be made up by a Special Assessment levied against all remaining Owners. Any payment of the purchase price shall be made jointly to the selling Owner and all Mortgagees of his or her Unit and each Owner by accepting a deed to a Condominium agrees to be bound by these provisions and to sell his or her Condominium by grant deed to the Association as provided herein. 172 X-3 (b) Notwithstanding the determination of Eligible Members not to rebuild pursuant to Section 1 or 2 of this Article, any Units which are not rendered uninhabitable shall be repaired and restored to a condition as near as possible to their condition immediately before such damage or destruction. Such repair and restoration shall be paid first from the insurance proceeds remaining after purchase of Condominiums pursuant to subparagraph (a), of this Section 6, if any, and second from a Special Assessment levied against all remaining Owners in the manner described in Section 3 of this Article. (c) If the required 75 percent of all Owners and institutional first Mortgagees do not consent to purchase the Condominiums which were rendered uninhabitable, an appraiser shall determine the relative fair market values of all Condominiums in the Property, as of the date prior to any damage or destruction and the proceeds of insurance shall be apportioned among all Owners, and their respective Mortgagees, in proportion to such relative values or in the case of damage to, or destruction of, the Common Area or any Common Facility, to the Owners equally. The Board shall have the duty, within 120 days from the date of destruction, to execute, acknowledge and record in the office of the County Recorder, a certificate declaring the intention of the Members not to rebuild. On recordation of the certificate, the right of any Owner to partition through legal action as described in Article XII shall revive immediately. Section 7. Minor Repair and Reconstruction. In any case, the Board shall have the duty to repair and reconstruct improvements owned by the Association or improvements it is obligated to repair and maintain, without the consent of Members and irrespective of the amount of available insurance proceeds, in all cases of partial destruction when the estimated cost of repair and reconstruction does not exceed five percent (5%) of the budgeted gross expenses of the Association for that fiscal year. Any amounts paid by the Board up to and including the above-referenced amount which are not covered by insurance shall be assessed to the Owners of Condominiums which are damaged upon the basis of the ratio of the square footage of the floor area of the Condominium to be assessed to the total square footage of the floor area of all Condominiums to be assessed. In the case of damage to Common Facilities which does not exceed the above-referenced amount, the Owners of all Condominiums shall be assessed for an equal portion of any uninsured expense. Section 8. Appraiser. Wherever in this Article, or Article XI (Condemnation) reference is made to a determination of the value or fair market value of one or more Condominiums by an appraiser, this shall mean an appraisal by an independent appraiser selected by the Board, who shall be a member of the Society of Real Estate Appraisers (SREA) or other nationally recognized appraiser organization and who shall apply its or such other organization's standards in determining the value or fair market value of each Condominium. The costs of such appraisals shall be paid from the sale or insurance proceeds, as the case may be. 173 XI-1 Article XI Condemnation Section 1. Sale by Unanimous Consent or Taking. If an action for condemnation of all or a portion of the Property is proposed or threatened by any governmental agency having a right of eminent domain, then, on unanimous written consent of all Owners and all institutional Mortgagees, the Property or a portion thereof may be sold and conveyed to the condemning authority by the Board or its designees acting as the attorney-in-fact of all Owners under an irrevocable power of attorney, which each Owner by accepting a deed to a Condominium hereby grants and which shall be coupled with the interest of all other Owners, for a price deemed fair and equitable by the Board. If the requisite number of Owners or institutional Mortgagees do not consent to a sale of all or a portion of the Property, and the condemning authority institutes condemnation proceedings, the court shall fix and determine the condemnation award. Section 2. Distribution and Sales Proceeds of Condemnation Award. (a) Total Sale or Taking. A total sale or taking of the Property means a sale or taking that (i) renders more than 50 percent of the Condominiums uninhabitable or (ii) renders the Property as a whole uneconomical as determined by the vote or written consent of 66-2/3 percent of those Owners and their respective institutional Mortgagees whose Condominiums will remain habitable after the taking. However, any determination that a sale or taking is total must be made before the proceeds from any sale or award are distributed. The proceeds of any such total sale or taking of the Property, after payment of all expenses relating to the sale or taking, shall be paid to all Owners and to their respective Mortgagees in the proportion that the fair market value of each Condominium bears to the fair market value of all Condominiums on the Property. (b) Partial Sale or Taking. In the event of a partial sale or taking of the Property, meaning a sale or taking that is not a total taking, as determined in Section 2(a), above, the proceeds from the sale or taking shall be paid or applied in the following order of priority and any judgments of condemnation shall include the following provisions as part of its terms: (i) To the payment of expenses of the Association in effectuating the sale or to any prevailing party in any condemnation action to whom such expenses are awarded by the court to be paid from the amount awarded; then (ii) To Owners and to their respective Mortgagees, as their interests may appear, of Condominiums on the Property whose Condominiums have been sold or taken, an amount up to the fair market value of such Condominiums as determined by the court in the condemnation proceeding or by an appraiser, less such Owner's share of expenses paid pursuant to Section 2(b)(i) (which share shall be in proportion to the ratio that the fair market value of each Owner's Condominium bears to the fair market value of all Condominiums. After such payment, the recipient shall no longer be deemed an Owner. 174 XI-2 (iii) To any remaining Owner(s) and to his or her Mortgagees, as their interests may appear, whose Condominium has been diminished in value as a result of the sale or taking disproportionate to any diminution in value of all Condominiums, as determined by the court in the condemnation proceedings or by an appraiser, an amount up to the total diminution in value; then (iv) To all remaining Owners and to their respective Mortgagees, as their interests may appear, the balance of the sale proceeds or award in proportion to the ratio that the fair market value of each remaining Owner's Condominium bears to the fair market value of all remaining Owners' Condominiums as of the date immediately prior to commencement of condemnation proceedings, as determined by the court in the condemnation proceeding or by an appraiser. 175 XII-1 Article XII Partition of Common Area Section 1. Suspension of Right of Partition. Except as expressly provided in this Article, an Owner shall have no right to partition or divide his or her ownership of the Common Area. Partition of the Common Area by the Association can be had on a showing that the conditions to such partition as stated Article X (relating to damage or destruction) or in Article XI (relating to condemnation) or in California Civil Code Section 4610 have been met. Nothing in this Declaration shall prevent partition of a cotenancy in a Condominium. Section 2. Distribution of Proceeds Upon Partition. Proceeds of property resulting from a partition shall be distributed to and among the respective Owners and their Mortgagees as their interests appear in proportion to the ratio that the fair market value of each Owner's Condominium bears to the fair market value of all Owner's Condominiums determined by appraisal as provided in Article XI, but as of a date immediately prior to the event giving rise to the right of Owners to partition the Common Area. Section 3. Power of Attorney. Each of the Owners irrevocably appoints the Association as attorney-in-fact and irrevocably grants to the Association full power in the name and stead of such Owner to sell the entire Project, and to execute deeds and conveyances to it, in one or more transactions, for the benefit of all Owners when partition of the Project may be had under Civil Code Section 4610 and under the circumstances authorizing partition under this Declaration. The power of attorney shall (a) be binding on all Owners, whether they assume the obligations under this Declaration or not; (b) be exercisable by a majority of the Board acting on behalf of the Association, subject to obtaining the prior approval by vote or written consent of 75 percent of the Owners and 75 percent of all institutional first Mortgagees; and (c) be exercisable only after recordation with the County Recorder of a certificate executed by those who have power to exercise the power of attorney that the power of attorney is properly exercisable under Civil Code Section 4610. This certificate shall be conclusive evidence of proper exercise in favor of any person relying on it in good faith. 176 XIII-1 Article XIII Nonseverability of Component Interests Section 1. Severance Prohibited. An Owner shall not be entitled to sever his or her Unit in any Condominium from his or her membership in the Association, and shall not be entitled to sever his or her Unit or his or her membership from the Owner's undivided interest in the Common Area for any purpose. None of the component interests in a Condominium can be severally sold, conveyed, encumbered, hypothecated, or otherwise dealt with; and any violation or attempted violation of this provision shall be void. Similarly, no Owner can sever any exclusive easement appurtenant to his or her Unit over the Common Area from the Owner's Condominium, and any attempt to do so shall be void. The suspension of such right of severability will not extend beyond the period set forth in Article XII respecting the suspension of partition. Section 2. Limitation on Interests Conveyed. After the initial sales of the Condominiums, unless otherwise expressly stated, any conveyance of a Unit or any portion of it by an Owner shall be presumed to convey the entire Condominium. However, nothing contained in this Section 2 shall preclude the Owner of any Condominium from creating an estate for life or an estate for years or from creating a cotenancy or joint tenancy in the ownership of the Condominium with any other person or persons. 177 XIV-1 Article XIV Breach and Default Section 1. Remedy at Law Inadequate. Except for the non-payment of any Assessment, it is hereby expressly declared and agreed that the remedy at law to recover damages for the breach, default or violation of any of the covenants, conditions, restrictions, limitations, reservations, grants of easements, rights, rights-of-way, liens, charges or equitable servitudes contained in the Declaration are inadequate and that the failure of any Owner, tenant, occupant or user of any Condominium, or any portion of the Common Area or Common Facilities, to comply with any provision of the Governing Documents may be enjoined by appropriate legal proceedings instituted by any Owner, the Association, its officers or Board of Directors, or by their respective successors in interest. Section 2. Nuisance. Without limiting the generality of the foregoing Section 1, the result of every act or omission whereby any covenant contained in this Declaration is violated in whole or in part is hereby declared to be a nuisance, and every remedy against nuisance, either public or private, shall be applicable against every such act or omission. Section 3. Costs and Attorneys' Fees. In any action brought because of any alleged breach or default of any Owner or other party hereto under this Declaration, the court may award to any party in any such action attorneys' fees and other costs as the court deems just and reasonable. Section 4. Cumulative Remedies. The respective rights and remedies provided by this Declaration or by law shall be cumulative, and the exercise of any one or more of such rights or remedies shall not preclude or affect the exercise, at the same or at different times, of any other such rights or remedies for the same or any different default or breach or for the same or any different failure of any Owner or others to perform or observe any provision of this Declaration. Section 5. Failure Not a Waiver. The failure of any Owner, the Board of Directors, the Association or its officers of agents to enforce any of the covenants, conditions, restrictions, limitations, reservations, grants or easements, rights, rights-of-way, liens, charges or equitable servitudes contained in this Declaration shall not constitute a waiver of the right to enforce the same thereafter, nor shall such failure result in or impose any liability upon the Association or the Board, or any of its officers or agents. Section 6. Rights and Remedies of the Association. (a) Rights Generally. In the event of a breach or violation of any Association Rule or of any of the restrictions contained in any Governing Document by an Owner, his or her family, or the Owner's guests, employees, invitees, licensees, or tenants, the Board, for and on behalf of all other Owners, may enforce the obligations of each Owner to obey such rules, covenants, or restrictions through the use of such remedies as are deemed appropriate by the Board and available in law or in equity, including but not limited to the hiring of legal counsel, the 178 XIV-2 imposition of fines and monetary penalties, the pursuit of legal action, or the suspension of the Owner's right to use recreational Common Facilities or suspension of the Owner's voting rights as a Member of the Association; provided that the Association's right to undertake disciplinary action against its Members shall be subject to the conditions set forth in this Section 6. The initiation of legal action shall be subject to Article XIX. The decision of whether it is appropriate or necessary for the Association to initiate enforcement or disciplinary action in any particular instance shall be within the sole discretion of the Association's Board or its duly authorized enforcement committee. If the Association declines to take action in any instance, any Owner shall have such rights of enforcement as may exist by virtue of the California Civil Code Section 5975 or otherwise by law. (b) Schedule of Fines. The Board may implement a schedule of reasonable fines and penalties for particular offenses that are common or recurring in nature and for which a uniform fine schedule is appropriate (such as fines for late payment of Assessments or illegally parked vehicles). Once imposed, a fine or penalty may be collected as a Special Assessment. (c) Definition of "Violation." A violation of the Governing Documents shall be defined as a single act or omission occurring on a single day. If the detrimental effect of a violation continues for additional days, discipline imposed by the Board may include one component for the violation and, according to the Board's discretion, a per diem component for so long as the detrimental effect continues. Similar violations on different days shall justify cumulative imposition of disciplinary measures. The Association shall take reasonable and prompt action to repair or avoid the continuing damaging effects of a violation or nuisance occurring within the Common Area at the cost of the responsible Owner. (d) Limitations of Disciplinary Rights. (i) Loss of Rights; Forfeitures. The Association shall have no power to cause a forfeiture or abridgment of an Owner's rights to the full use and enjoyment of his or her Condominium due to the failure by the Owner (or his or her family members, tenants, guests or invitees) to comply with any provision of the Governing Documents or of any duly enacted Association Rule except where the loss or forfeiture is the result of the judgment of a court of competent jurisdiction, a decision arising out of arbitration or a foreclosure or sale under a power of sale for failure of the Owner to pay Assessments levied by the Association, or where the loss or forfeiture is limited to a temporary suspension of an Owner's rights as a Member of the Association or the imposition of monetary penalties for failure to pay Assessments or otherwise comply with any Governing Documents so long as the Association's actions satisfy the due process requirements of subparagraph (ii) below. (ii) Monetary Penalties. Monetary penalties imposed by the Association (A) for failure of a Member to comply with the Governing Documents, (B) as a means of reimbursing the Association for costs incurred by the Association in the repair of damage to the Common Area or Common Facilities allegedly caused by a Member, or (C) in bringing the Member and his or her Condominium into compliance with the Governing 179 XIV-3 Documents, may not be characterized nor treated as an Assessment which may become a lien against the Member's Condominium in nonjudicial foreclosure, provided that this limitation shall not apply to charges imposed against an Owner consisting of reasonable late payment penalties to reimburse the Association for the loss of interest and for costs reasonably incurred (including attorney's fees) in the Association's efforts to collect delinquent Assessments. (e) Hearings. No penalty or temporary suspension of rights shall be imposed pursuant to this Article unless the Owner alleged to be in violation is given at least 15 days prior notice of the proposed penalty or temporary suspension and is given an opportunity to be heard before the Board of Directors or appropriate committee established by the Board with respect to the alleged violation(s) at a hearing conducted at least 5 days before the effective date of the proposed disciplinary action. Notwithstanding the foregoing, under circumstances involving conduct that constitutes (i) an immediate and unreasonable infringement or, or threat to, the safety or quiet enjoyment of neighboring Owners; (ii) a traffic or fire hazard; (iii) a threat of material damage to, or destruction of, the Common Area or Common Facilities; or (iv) a violation of the Governing Documents that is of such a nature that there is no material question regarding the identity of the violator or whether a violation has occurred (such as late payment of Assessments or parking violations), the Board of Directors or its duly authorized agents may undertake immediate corrective or disciplinary action and, upon request of the offending Owner (which request must be received by the Association, in writing, within five days following the Association's disciplinary action), or on its own initiative, conduct a hearing as soon thereafter as reasonably possible. If the Association acts on its own initiative to schedule a hearing, notice of the date, time and location of the hearing shall accompany the notice of disciplinary action. If the accused Owner desires a hearing, a written request therefor shall be delivered to the Association no later than five days following the date when the fine is levied. The hearing shall be held no more than 15 days following the date of the disciplinary action or 15 days following receipt of the accused Owner's request for a hearing, whichever is later. Under such circumstances, any fine or other disciplinary action shall be held in abeyance and shall only become effective if affirmed at the hearing. (f) Notices. Any notice required by this Article shall, at a minimum, set forth the date and time for the hearing, a brief description of the action or inaction constituting the alleged violation of the Governing Documents and a reference to the specific Governing Document provision alleged to have been violated. The notice shall be in writing and may be given by any method reasonably calculated to give actual notice, provided that if notice is given by mail it shall be sent by first-class or certified mail sent to the last address of the Member shown on the records of the Association. 180 XIV-4 (g) Rules Regarding Disciplinary Proceedings. The Board shall be entitled to adopt rules that further elaborate and refine the procedures for conducting disciplinary proceedings. Such rules, when approved and adopted by the Board, shall become a part of the Association Rules. 181 XV-1 Article XV Protection of Mortgagees Section 1. Mortgage Permitted. Any Owner may encumber his Condominium with a Mortgage. Section 2. Subordination. Any lien created or claimed under the provisions of this Declaration is expressly made subject and subordinate to the rights of any first Mortgage that encumbers all or a portion of the Project, or any Condominium, made in good faith and for value; and no such lien shall in any way defeat, invalidate, or impair the obligation or priority of such Mortgage unless the Mortgagee expressly subordinates its interest, in writing, to such lien. If any Condominium is encumbered by a first Mortgage made in good faith and for value, the foreclosure of any lien created by any provision set forth in the Declaration for assessments, or installments of assessments, shall not operate to affect or impair the lien of the Mortgage. On foreclosure of the Mortgage, or conveyance in lieu of foreclosure, the lien for assessments or the installments that have accrued up to the time of foreclosure shall be subordinate to the lien of the Mortgage, with the foreclosure-purchaser taking title to the Condominium free of the lien for assessments or installments that have accrued up to the time of the foreclosure sale, or conveyance in lieu of foreclosure. On taking title to the Condominium the foreclosure-purchaser shall be obligated to pay only assessments or other charges levied or assessed by the Association that became due or payable on or after the foreclosure-purchaser acquired title to the Condominium. The subsequently levied assessments or other charges may include previously unpaid assessments, provided all Owners including the foreclosure-purchaser and his successors and assigns are required to pay their proportionate share as provided in this clause. Section 3. Control of Amendment or Revocation of Project Documents. In addition to the requirements of Article XVIII, and unless a greater percentage is expressly required by this Declaration, the Articles, or the Bylaws, the prior written consent (or deemed consent as provided below in this clause) of first Mortgagees of Condominiums that have at least fifty-one percent (51%) of the votes of all Condominiums encumbered by first Mortgages shall be required to add or amend any material provisions of the Declaration, the Articles, the Bylaws, the Condominium Plan or the Subdivision Map, which establish, provide for, govern, or regulate any of the following: (a) Voting; (b) Assessment, collection of assessments, assessment liens or subordination of such liens; (c) Reserves for maintenance, repair and replacement of Common Area or improvements located on it; (d) Casualty and liability insurance or fidelity bonds; (e) Rights to use the Common Area; 182 XV-2 (f) Responsibility for maintenance and repair of Condominiums and Common Area and their improvements; (g) Expansion or contraction of the Project or the addition, annexation, or withdrawal of real property to or from the Project; (h) Boundaries of any Condominium; (i) The interests or rights of the Association or Owners in and to the Common Area; (j) The convertibility of Condominiums into Common Area or of Common Area into Condominiums; (k) The leasing of Condominiums; (l) Imposition of any right of first refusal or similar restriction on the right of an Owner to sell, transfer, or otherwise convey his or her Condominium; or (m) Any provisions that are for the express benefit of first Mortgagees or insurers or governmental guarantors of first mortgages. For purposes of this provision, an addition or amendment shall not be considered material if it is for the purpose of correcting technical errors, or for clarification only. Any first Mortgagee who receives a written request to consent to additions or amendments requiring consent under this provision who does not deliver or post to the requesting party a negative response within sixty (60) days after such receipt shall be deemed to have consented to such request provided notice was delivered by certified or registered mail with a return receipt requested. Section 4. Restriction on Certain Changes. In addition to the requirements of Article XVIII, unless sixty-seven percent (67%) of first Mortgagees of Condominiums have given their prior written approval, neither the Association nor the Owners shall be entitled: (a) By act or omission to seek to abandon or terminate the condominium project, except for abandonment provided by statute in case of substantial loss to the units and Common Area; (b) To change the method of determining the obligations, assessments, dues, or other charges that may be levied against an Owner, or to change the prorata interest or obligations of any Condominium for purposes of levying assessments or charges or allocating distributions of hazard insurance proceeds or condemnation awards or for determining the prorata share of ownership of each Owner in the Common Area; (c) To partition or subdivide any Unit; 183 XV-3 (d) By act or omission to seek to abandon, partition, subdivide, encumber, sell or transfer the Common Area. The granting of easements for public utilities or for other public purposes consistent with the intended use of the Common Area by the Association or the Owners shall not be deemed to be a transfer within the meaning of this clause; (e) To use hazard insurance proceeds for losses to Units or Common Area improvements in the development or to any other Association property, for other than the repair, replacement, or reconstruction of such improvements or property except as provided by statute in case of substantial loss to the Units or Common Area of the Project. Section 5. Mortgagee's Right to Examine Books and Records. Institutional first Mortgagees shall have the right to examine the books and records of the Association and the right to require the submission of financial data concerning the Association, including annual audit reports, budgets, and operating statements as furnished to the Owners. Section 6. Priority in Distribution of Insurance and Condemnation Proceeds. No Owner, or any other party, shall have priority over any right of institutional first Mortgagees of Condominiums pursuant to their Mortgages in case of a distribution to Owners of insurance proceeds or condemnation awards for losses to or a taking of Units or Common Area. Any provision to the contrary in this Declaration or in the Bylaws or other documents relating to the development is to such extent void. All applicable fire and all physical loss or extended coverage insurance policies shall contain loss payable clauses acceptable to the affected institutional first Mortgagees, naming the Mortgagees as their interests may appear. Section 7. Status of Amenities. All amenities (such as parking, recreation, and service areas) and Common Area shall be available for use of Owners and all such amenities with respect to which regular or special assessments for maintenance or other uses may be levied including Common Area, shall be owned (i) in fee by the Owners in undivided interests or (ii) by the Association free of encumbrances except for any easements granted for public utilities or for other public purposes consistent with the intended use of such property by the Owners or by the Association. If the Common Area will be owned by the Association, it shall be transferred to the Association prior to or coincident with the first transfer or conveyance of a subdivision interest by the subdivider. Section 8. Notice Requirement. If any Owner is in default under any provision of this Declaration or under any provision of the Articles, the Bylaws or the Association Rules, including the payment of assessments or charges by the Owner of any Unit, and the default is not cured within sixty (60) days after written notice to that Owner, the Association shall give to the Mortgagee of record of such Owner written notice of such default and of the fact that the sixty (60) day period has expired. The Association shall also give written notice to the Mortgagee of record on any Unit when there has been a lapse, cancellation, or material modification of any insurance policy maintained by the Association, any proposed action which requires the consent of a specific percentage of Mortgagees, or any condemnation or casualty loss that affects either a material portion of the Project or the Unit securing its mortgage. 184 XV-4 The Board, upon learning of any taking affecting a material portion of the Property, or any threat thereof, shall promptly notify all Owners and those Beneficiaries, insurers and guarantors of Mortgages on Condominiums in the Project who have filed a written request for such notice with the Association. Section 9. Payments by Mortgagees. Mortgagees of Condominiums may, jointly or severally, pay taxes or other charges which are in default and which may or have become a charge against the Common Area and may pay overdue premiums on hazard insurance policies, or secure new hazard insurance coverage on the lapse of a policy, for Common Area improvements of other insured property of the Association and, upon making any such payments, such Mortgagees shall be owed immediate reimbursement from the Association. This provision shall constitute an agreement by the Association for the express benefit of all Mortgagees and upon request of any Mortgagee the Association shall execute and deliver to such Mortgagee a separate written agreement embodying this provision. Section 10. Effect of Breach of Declaration on Mortgagee. (a) Lien Not Invalidated. No breach of any provision of this Declaration shall invalidate the lien of any Mortgage made in good faith and for value; but all the covenants, conditions and restrictions shall be binding on any Owner whose title is derived through foreclosure sale, trustee's sale, or otherwise. (b) Mortgagee Need Not Cure Breach. Any Mortgagee who acquires title to a Condominium by foreclosure or by deed in lieu of foreclosure or assignment in lieu of foreclosure shall not be obligated to cure any breach of this Declaration that is noncurable or of a type that is not practical or feasible to cure. Section 11. Status of Loan to Facilitate Resale. Any first Mortgage given to secure a loan to facilitate the resale of a Condominium after acquisition by foreclosure or by a deed in lieu of foreclosure or by an assignment in lieu of foreclosure shall be deemed to be a loan made in good faith and for value and entitled to all of the rights and protections of Mortgages under this Declaration. Section 12. Right to Appear at Meetings. Because of its financial interest in the Project, any Mortgagee may appear (but cannot vote) at meetings of Owners and the Board to draw attention to violations of this Declaration that have not been corrected or that have been made the subject of remedial proceedings or assessments. Section 13. Right to Furnish Information. Any Mortgagee can furnish information to the Board concerning the status of any Mortgage. Section 14. Right of First Refusal Inapplicable to Mortgagee. No right of first refusal or similar restriction on the right of an Owner to sell, transfer, or otherwise convey the Owner's Condominium shall be granted to the Association without the written consent of any Mortgagee of the Condominium. Any right of first refusal or option to purchase a Condominium that may be granted to the Association (or other person, firm, or entity) shall not impair the rights of a first 185 XV-5 Mortgagee (i) to foreclose or take title to a Condominium pursuant to the remedies provided in the mortgage; or (ii) to accept a deed (or assignment) in lieu of foreclosure in the event of default under the mortgage; or (iii) to sell or lease a Condominium acquired by the Mortgagee. Section 15. Limitation on Term of Management Contract. Any agreement between the Association and Declarant pursuant to which the Declarant agrees to provide services, and any agreement for professional management by a manager shall provide for termination by either party without cause or payment of a termination fee on thirty (30) days' written notice and shall have a maximum contract term of one (1) year, provided that the Association can renew any such contract on a year-to-year basis. If the Project is professionally managed, the Association shall not terminate professional management and assume self-management without the consent of sixty-seven percent (67%) of the voting rights of each class of Owners, or of all Owners if only one class exists, and of fifty-one percent (51%) of first Mortgagees. Section 16. Association Request for Notification of Default. Pursuant to California Civil Code Section 2924b, the Association may record a request that any mortgagee, trustee, or other person authorized to record a notice of default and notice of sale for any Unit within the Project, mail to the Association a copy of the notice of default and of sale. The request must be recorded prior to recordation of the notice of default. The request shall be signed and acknowledged by the person making the request, specifying the name and address of the person to whom the notice is to be mailed, shall identify the deed of trust or mortgage by stating the names of the parties thereto, the date of recordation thereof, and the book and page where the deed of trust or mortgage is recorded or the recorder’s number, and shall be in substantially the form provided in Section 2924b. Section 17. Control if Mortgagee Protections Conflict With Other Provisions. In the event of any conflict between any of the provisions of this Article and any other provisions of this Declaration, the provisions of this Article shall control. 186 XVI-1 Article XVI Notices Section 1. Mailing Addresses. Any communication or notice of any kind permitted or required herein shall be in writing and may be served, as an alternative to personal service, by mailing the same as follows: If to any Owner: to the street address of his or her Condominium or to such other address as he or she may from time to time designate in writing to the Association. If to the Association: at the principal office of the Association (or at such other address as the Association may from time to time designate in writing to the Owners). Section 2. Personal Service Upon Co-Owners and Others. Personal service of a notice or demand to one of the Co-Owners of any Condominium, to any general partner of a partnership which is the Owner of Record of the Condominium, or to any officer or agent for service of process of a corporation which is the Owner of Record of the Condominium, shall be deemed delivered to all such Co-owners, to such partnership, or to such corporation, as the case may be. Section 3. Deposit in United States Mails. All notices and demands served by mail shall be by first-class or certified mail, with postage prepaid, and shall be deemed delivered four days after deposit of in the United States mail in Los Angeles County, California. 187 XVII-1 Article XVII No Public Rights in the Property Section 1. Nothing contained in this Declaration shall be deemed to be a gift or a dedication of all or any portion of the Property to the general public or for any public use or purpose whatsoever. 188 XVIII-1 Article XVIII Amendment of Declaration Section 1. Unilateral Amendment by Declarant. Notwithstanding any other provisions of this section, at any time prior to the first close of escrow in the Project, Declarant may unilaterally amend or terminate this Declaration by recording a written instrument which effects the amendment or termination and is signed and acknowledged by Declarant. Notwithstanding any other provisions of this section, Declarant (for so long as Declarant owns any portion of the Project) may unilaterally amend this Declaration by recording a written instrument signed by Declarant in order to: (i) conform this Declaration to the rules, regulations or requirements of VA, FHA, DRE, Fannie Mae, Ginnie Mae or Freddie Mac; (ii) amend, replace or substitute any Exhibit for any purpose to the extent that the Exhibit affects portions of the Project that have not yet been conveyed to the Association or for which there has been no close of escrow, as applicable; (iii) amend, replace or substitute any Exhibit to correct typographical or engineering errors; (iv) include any Exhibit that was inadvertently omitted from the Declaration at time of recording; (v) comply with any city, county, state or federal laws or regulations; (vi) correct any typographical errors; (vii) supplement or amend this Declaration with provisions which pertain to rights and obligations of Declarant, the Association or Owners arising under the Right to Repair Law at Division 2, Part 2, Title 7 (commencing with Section 895) of the California Civil Code; and (viii) change any exhibit or portion of an exhibit to the Declaration to conform to as-built conditions. Section 2. Amendment by Members. After sale of the first Condominium, this Declaration may be amended only by the affirmative vote (in person or by proxy) or written consent of Members representing a majority of the total voting power of the Association and a majority of the affirmative votes or written consent of Members other than the Declarant, or where the two (2) class voting structure is still in effect, a majority of each class of membership and, if required, the consent of the California Department of Real Estate. However, the percentage of voting power necessary to amend a specific clause shall not be less than the prescribed percentage of affirmative votes required for action to be taken under that clause. Any amendment must be certified in a writing executed and acknowledged by the President or Vice President of the Association and recorded in the County Recorder’s Office. 189 XIX-1 Article XIX General Provisions Section 1. Term. The covenants, conditions, restrictions, limitations, reservations, grants of easement, rights, rights-of-way, liens, charges and equitable servitudes contained in this Declaration shall run with, and shall benefit and burden the Condominiums and the Common Area as herein provided, and shall inure to the benefit of and be binding upon the Owners, the Association, its Board of Directors, and its officers and agents, and their respective successors in interest, for the term of 60 years from the date of the recording of this Declaration, after which time the same shall be automatically extended for successive periods of 10 years each unless, within 6 months prior to the expiration of the initial 60-year term or any such 10-year extension period, a recordable written instrument, approved by 75 percent of all Owners terminating the effectiveness of this Declaration shall be filed for recording in the Office of the County Recorder of Los Angeles County, California. Section 2. Construction of Declaration. (a) Restrictions Construed Together. All of the covenants, conditions, and restrictions of this Declaration shall be liberally construed together to promote and effectuate the fundamental concepts of the development of the Property as set forth in the Recitals of this Declaration. Failure to enforce any provision hereof shall not constitute a waiver of the right to enforce that provision in a subsequent application or any other provision hereof. (b) Restrictions Severable. Notwithstanding the provisions of subparagraph (a) above, the covenants, conditions, and restrictions of this Declaration shall be deemed independent and severable, and the invalidity or partial validity or portion thereof shall not affect the validity or enforceability of any other provision. (c) Singular Includes Plural. The singular shall include the plural and the plural the singular unless the context requires the contrary, and the masculine, feminine or neuter shall each include the masculine, feminine and neuter, as the context requires. (d) Captions. All captions or titles used in this Declaration are intended solely for convenience of reference and shall not affect the interpretation or application of that which is set forth in any of the terms or provisions of the Declaration. (e) Exhibits. All exhibits to which reference is made herein are deemed to be incorporated herein by reference, whether or not actually attached. Section 3. Dispute Resolution. The Board is authorized to resolve any civil claim or action through alternative dispute resolution proceedings such as mediation, binding arbitration, or non-binding arbitration proceedings. 190 XIX-2 (a) Claims for Declaratory Relief or Enforcement of Project Documents. Prior to the filing of an enforcement action solely for declaratory, injunctive, or writ relief in conjunction with a claim for monetary damages not in excess of Ten Thousand Dollars ($10,000), the Board, or any Owner who seeks such relief, shall first endeavor to submit the matter to alternative dispute resolution in compliance with the provisions of California Civil Code §§ 5925 to 5960. The Board shall comply with the requirements of California Civil Code § 5965 by providing Members of the Association annually with a summary of the provisions of California Article 3 (commencing with Civil Code § 5925) of Chapter 10 (Division 4, Part 5), including the following language: "Failure by any Member of the Association to comply with the dispute resolution requirements of § 5930 of the Civil Code may result in the loss of your rights to sue the Association or another Member of the Association regarding enforcement of the Governing Documents or the applicable law." (b) Design or Construction Defect Claims. Actions by the Association or any Owner pertaining to or based upon a claim for defects in the design or construction of improvements within the Project against the Declarant, or any architect, engineer or other consultant, or any contractor, subcontractor or materials supplier engaged by or on behalf of Declarant for the design and/or construction of the Project, or any element thereof, or otherwise defined in Civil Code sections 896 or 897 as an Actionable Defect ("Claim"), shall be resolved and administered in accordance with Civil Code §§ 895 through 945.5 (see attached Exhibit “B”), and Civil Code § 6000, as such section may be amended, revised or superseded, from time to time, provided that the Association shall not initiate any claim against Declarant except with the vote or written assent of the Members holding more than seventy-five percent (75%) of the voting rights of the Class A Members, if two classes exist, or, if only one class exists, more than seventy-five percent (75%) of the voting rights of all Members other than Declarant. Declarant and its representatives on the Board of the Association, shall have no control over the issue to decide whether to initiate a claim under such statutory provisions. Prior to voting to pursue such a claim, the Board shall inform the Members of alternatives to remedy the deficiencies without litigation and of potential adverse consequences of litigation. If a Claim is subject to pre-litigation procedures in Civil Code §§ 910 through 938, or any successor statutes, each Owner, and the Declarant, prior to filing any civil action, arbitration or action in judicial reference regarding such Claim shall comply with the prelitigation procedures of Civil Code §§ 910 through 938. Notices of Claims shall specify all of the matters as set forth in Civil Code § 5985 and/or Civil Code §§ 910 through 938, as applicable, and any successor statutes or laws. The Association and not the individual Members shall have the power to pursue any Claims for alleged construction defects in the Common Area or other improvements or property within the Project that the Association is obligated to maintain or repair under this Declaration. Any recovery by the Association with respect to any damage to or defect in the Common Area or other improvements or property within the Project that the Association is obligated to maintain or repair under this Declaration shall be utilized solely for the purpose of paying for the costs of obtaining the recovery and for correcting such damage or defect. 191 XIX-3 If the Claim is not resolved by and pursuant to the prelitigation procedures under Civil Code §§ 910 through 938, subject to the provisions of Civil Code § 6000, then notwithstanding the provisions of California Code of Civil Procedure § 1298.7, the Claim shall be resolved in accordance with the provisions of Section 3(d) of this Declaration (Judicial Reference). (c). Notices to Members of Legal Proceedings Against Declarant. In accordance with Civil Code § 5985, at least 30 days prior to filing any civil action, including arbitration, against Declarant or other developer of the Project for alleged damage to (i) the Common Area, (ii) all or portions of Units which the Association is required to maintain, or (iii) the Units which arises from or is integrally related to alleged damage to the Common Area or all or portions of the Units which the Association is required to maintain, the Board shall provide written notice to each Member specifying each of the following: (i) That a meeting will take place to discuss problems that may lead to the filing of a civil action; (ii) The options, including civil actions, that are available to address the problems; and (iii) The time and place of the meeting. (California Civil Code § 5985) If the Association has reason to believe that the applicable statute of limitations will expire before the Association is able to give notice, hold the meeting and file the civil action, the Association may file the civil action first and then give the notice within thirty (30) days after filing of the action. (California Civil Code § 5985) (d) Judicial Reference for Certain Disputes. For any action by the Association or any Owner against the Declarant, any architect, engineer or other consultant, or any contractor, subcontractor or materials supplier engaged by or on behalf of Declarant for the design and/or construction of the Project, or any element thereof ("Developer Parties"), subject to the provisions of Civil Code §§ 895 through 938, Civil Code § 6000, or any other action by the Association or any Owner against the Declarant, except as otherwise provided herein, such claim shall be submitted to Judicial Reference as hereinafter provided: (i) The dispute shall be submitted to binding general judicial reference pursuant to California Code of Civil Procedure §§ 638(1) through 645.1, or any successor statutes thereto pertaining to proceedings under judicial reference ("Judicial Reference"). The parties shall cooperate in good faith to ensure that all necessary and appropriate parties are included in the Judicial Reference proceeding. Declarant shall not be required to participate in the Judicial Reference proceeding unless it is satisfied that all necessary and appropriate parties will participate. The parties shall share the fees and costs of the Referee for the Judicial Reference proceeding as determined by the Referee. (ii) The Referee shall have the authority to try all issues, whether of fact or law, and to report a statement of decision to the court. The parties shall use the procedures 192 XIX-4 adopted by American Arbitration Association ("AAA") for judicial reference (or any other entity offering judicial reference dispute resolution procedures as may be mutually acceptable to the parties), provided that the following rules and procedures shall apply in all cases unless the parties agree otherwise: (A) If the Declarant is a party to the Judicial Reference, then any fee to initiate the Judicial Reference shall be paid by Declarant, provided however, that the cost of the judicial reference shall ultimately be borne as determined by the Referee; (B) The proceedings shall be heard in Los Angeles County, California; (C) The Referee must be a neutral and disinterested party who is a retired judge or a licensed attorney with at least ten (10) years' experience in relevant real estate matters; (D) Any dispute regarding the selection of the Referee shall be resolved by AAA or the entity providing the reference services, or, if no entity is involved, by the court with appropriate jurisdiction; (E) The Referee may require one or more pre-hearing conferences; (F) The parties shall be entitled to discovery, and the Referee shall oversee discovery and may enforce all discovery orders in the same manner as any trial court judge; (G) A stenographic record of the Judicial Reference proceedings shall be made, provided that the record shall remain confidential except as may be necessary for post-hearing motions and any appeals; (H) The Referee's statement of decision shall contain findings of fact and conclusions of law to the extent applicable; (I) The Referee shall have the authority to rule on all post-hearing motions in the same manner as a trial judge; (J) The Referee shall be authorized to provide all recognized remedies available in law or equity for any cause of action that is the basis of the Judicial Reference; and (K) The statement of decision of the Referee upon all of the issues considered by the Referee shall be binding upon the parties, and upon filing of the statement of decision with the clerk of the court, or with the judge where there is no clerk, judgment may be entered thereon. The decision of the Referee shall be appealable as if rendered by the court. 193 XIX-5 (L) If submission of a disputed matter referenced in this §3(d) to Judicial Reference is not permitted under the then applicable law, then notwithstanding California Code of Civil Procedure § 1298.7, if the dispute is not resolved through mediation, each Owner, the Association and Declarant shall resolve such dispute exclusively through binding arbitration conducted in accordance with the Commercial Arbitration Rules of the American Arbitration Association ("AAA”). (iii) Judicial Reference shall only proceed for any matter that is subject to the requirements of California Civil Code §§ 5925 to 5960 after the parties have attempted to reasonably comply with the alternative dispute resolution requirements set forth in California Civil Code §§ 5925 to 5960, as same may be amended from time to time. (e) Arbitration of Disputes: If a dispute is the subject of binding arbitration under this Declaration, the following shall apply: (i) costs and fees of the arbitration, including ongoing costs and fees of the arbitration shall be paid as agreed by the parties, and, if the parties cannot agree, as determined by the arbitrator; provided, however, if the Declarant is a party to the arbitration, then any fee to initiate arbitration shall be paid by Declarant, but the cost of arbitration shall ultimately be borne as determined by the arbitrator; (ii) a neutral and impartial individual shall be appointed to serve as arbitrator, with the arbitrator to be selected by mutual agreement of the parties. If the parties are unable to agree on an arbitrator within fifteen (15) days after any party initiates the arbitration, a neutral and impartial arbitrator shall be selected by the AAA. In selecting the arbitrator, the provisions of §§1297.121 of the Code of Civil Procedure shall apply. An arbitrator may be challenged for any of the grounds listed in § 1297.121, or in § 1297.124 of the Code of Civil Procedure; (iii) venue of the arbitration to be in Los Angeles County, California; (iv) the arbitration shall commence in a prompt and timely manner in accordance with (i) the Commercial Rules of the AAA, or if the rules do not specify a date by which arbitration is to commence, then (ii) by a date agreed upon by the parties, and if they cannot agree as to a commencement date, (iii) a date determined by the arbitrator. The arbitrator shall apply California substantive law in rendering a final decision. The arbitrator shall have the power to grant all legal and equitable remedies and award compensatory damages. When the arbitrator is prepared to make the award, the arbitrator shall first so inform the parties, who shall have ten (10) days to attempt to resolve the matter by a binding agreement between them. If the parties resolve the matter, the arbitrator shall not make any award. If the parties do not so resolve the matter within the ten (10) day period, the arbitrator shall make the award on the eleventh day following the arbitrator's notice of being prepared to make the award; 194 XIX-6 (v) the arbitration shall be conducted in accordance with the Commercial Rules of the AAA; (vi) the arbitration shall be conducted and concluded in a prompt and timely manner; (vii) the arbitrator shall be authorized to provide all recognized remedies available in law or equity for any cause of action that is the basis of arbitration; (viii) A judgment upon the award rendered by the arbitrator may be entered in any court having jurisdiction or application may be made to such court for judicial acceptance of the award and an order of enforcement. The parties agree to be bound by the decision of the arbitrator, which shall be final and non-appealable. (ix) Preliminary Procedures. If state or federal law requires an Owner, the Association or Declarant to take steps or procedures before commencing an action in arbitration, then the Owner, the Association or Declarant must take such steps or follow such procedures, as the case may be, before commencing the arbitration. In addition, nothing contained herein shall be deemed a waiver or limitation of the provisions of California Civil Code §§ 5985, 6000, or 6100; (x) Participation by Other Parties. An Owner, the Association and Declarant, to such extent any such party is defending a claim in the arbitration, may, if it chooses, have all necessary and appropriate parties included as parties to the arbitration; (xi) Federal Arbitration Act. Because many of the materials and products incorporated into the home are manufactured in other states, the development and conveyance of the Property evidences a transaction involving interstate commerce and the Federal Arbitration Act (9 U.S.C. §§ 1 et seq.) now in effect and as it may be hereafter amended will govern the interpretation and enforcement of the arbitration provisions set forth herein; (xii) AGREEMENT TO ARBITRATE AND WAIVER OF JURY TRIAL. a. ARBITRATION OF DISPUTES. BY EXECUTING THIS DECLARATION, DECLARANT AND BY ACCEPTING A DEED TO ANY PORTION OF THE PROPERTY, EACH OWNER AND THE ASSOCIATION SHALL BE DEEMED TO HAVE AGREED TO HAVE ANY DISPUTE DECIDED BY NEUTRAL ARBITRATION IN ACCORDANCE WITH THE FEDERAL ARBITRATION ACT AND THE CALIFORNIA ARBITRATION ACT, TO THE EXTENT THE CALIFORNIA ARBITRATION ACT IS CONSISTENT WITH THE FEDERAL ARBITRATION ACT, AND DECLARANT, THE ASSOCIATION AND EACH OWNER ARE GIVING UP ANY RIGHTS DECLARANT, THE ASSOCIATION AND EACH OWNER MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. DECLARANT, THE ASSOCIATION AND EACH OWNER ARE GIVING UP 195 XIX-7 JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THIS "ARBITRATION OF DISPUTES" PROVISION. IF DECLARANT, THE ASSOCIATION OR ANY OWNER REFUSES TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, DECLARANT, THE ASSOCIATION OR SUCH OWNER MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. b. WAIVER OF JURY TRIAL. IN THE EVENT THE FOREGOING ARBITRATION PROVISION IS HELD NOT TO APPLY OR IS HELD INVALID, VOID OR UNENFORCEABLE IN ITS ENTIRETY FOR ANY REASON, ALL DISPUTES SHALL BE TRIED BEFORE A JUDGE IN A COURT OF COMPETENT JURISDICTION WITHOUT A JURY. THE JUDGE IN SUCH COURT OF COMPETENT JURISDICTION SHALL HAVE THE POWER TO GRANT ALL LEGAL AND EQUITABLE REMEDIES AND AWARD COMPENSATORY DAMAGES. DECLARANT, BY EXECUTING THIS DECLARATION AND EACH OWNER BY ACCEPTING A DEED TO ANY PORTION OF THE PROPERTY AND THE ASSOCIATION, HEREBY WAIVE AND COVENANT NOT TO ASSERT THEIR CONSTITUTIONAL RIGHT TO TRIAL BY JURY OF ANY DISPUTES, INCLUDING, BUT NOT LIMITED TO, DISPUTES RELATING TO CONSTRUCTION DEFECTS, MISREPRESENTATION OR DECLARANT'S FAILURE TO DISCLOSE MATERIAL FACTS. THIS MUTUAL WAIVER OF JURY TRIAL SHALL BE BINDING UPON THE RESPECTIVE SUCCESSORS AND ASSIGNS OF SUCH PARTIES AND UPON ALL PERSONS AND ENTITIES ASSERTING RIGHTS OR CLAIMS OR OTHERWISE ACTING ON BEHALF OF DECLARANT, THE ASSOCIATION OR ANY OWNER AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS. 196 XX-1 ARTICLE XX City of Hermosa Beach Requirements Notwithstanding any provision contained elsewhere in this Declaration, the provisions contained in this Article XX, if any, together with such other provisions as are necessary and reasonable to comply with the provisions of the City's Municipal Code or the conditions of approval of the Project, shall apply as required by the City. Section 1. Storage for Boats, Trailers and Recreational Vehicles. Storage of boats, trailers, recreational vehicles, and other similar vehicles shall be prohibited in required parking spaces and/or where visible from the public right-of-way and/or adjacent property. Section 2. The guest parking spaces shall be used only for guest parking and shall remain open and accessible to guests rather than being used for storage or any other purposes. No individual vehicle shall use a guest space for more than seventy-two (72) hours without the specific permission of the homeowners’ association. Section 3. Conveyance of Private Open Space. The surface area and appurtenant airspace, deck or balcony required by Section 17.22.060(E)(1), including any integral portion of that patio, deck or balcony shall be described and conveyed in this Declaration as an Integral part of the Unit. There shall be no overlap of the Common Area and this private open space. Section 4. Conveyance of Private Storage Areas. The surface and appurtenant airspace of private storage spaces required by Section 17.22.060(F) shall be described and conveyed in the Declaration as an integral part of the Unit. There is no overlap of the Common Area and this private storage space. Section 5. Assignment and Use of Required Off-Street Parking Spaces. Seven (6) parking spaces shall be maintained on site. This includes two enclosed parking spaces within the private garage of Unit 1 and two enclosed parking spaces within the private garage of Unit 2, which are contiguous to each Unit for the exclusive use of the respective Unit. There shall be one designated guest space located in tandem to the two-car garage of Unit 1, which shall be for the exclusive use of Unit 1. There shall be and one designated guest space within the private garage of Unit 2, which shall be for the exclusive use of Unit 2. Required off-street parking spaces shall be permanently and irrevocably assigned to particular Units within the Project on the basis of required parking per Unit. To the maximum practicable extent the parking spaces assigned to each Unit shall be contiguous to the Unit. In no case shall the private storage area of one Unit overhang or take its access from the required off-street parking space of another Unit. All parking spaces shall be used solely for the purpose of parking motor vehicles, as defined in the Motor Vehicle Code of the State of California (Vehicle Code, Section 415). No parking spaces shall be used, rented or leased to any person except in conjunction with the occupancy of a Unit within the Project. 197 XX-2 Section 6. Right of Public Entry to Common Area. The City of Hermosa Beach, County of Los Angeles, State of California, and Government of the United States, and any department, bureau or agency thereof, shall have the right of access to the common areas of the Project at all times for the purpose of preserving the public health, safety and welfare. Section 7. Television and Radio Antennas Including Dish Antennas. Individual television and radio antennas shall be prohibited outside of the Owner’s Unit. There may be either a central antenna with connections to each Unit via underground or internal wall wiring or each Unit may be served by a cable antenna service provided by a company licensed to provide such service within the City of Hermosa Beach Section 8. Maintenance of Common Open Space / Assessments. Provisions shall be made for annual assessments for maintenance and special assessments for capital improvements. The amount of the annual assessment as well as the data and procedure for its increase are contained in Article IV of this Declaration and shall be limited to the estimated yearly payment of maintenance and improvement expenses incurred with respect to the Common Area. The manner in which special assessments may be levied for the purpose of defraying, in whole or in part, the cost of any construction, reconstruction, repair or replacement of any capital improvement upon the Common Area are contained in Article IV of this Declaration. Both annual and special assessments must be fixed at a uniform rate for all Units and may be collected on a monthly basis. Real property taxes are segregated to the individual Units and, therefore, are not a part of the association assessments. Section 9. Approved Plans Binding on Association. The final City-approved building plans, landscaping plans and utility plans are binding on the Association. Planning Commission approval must first be secured for any changes to said items, and any modification to any portion of the approved plans which involves the City must first be approved by the Planning Commission. Section 10. Condominium Association. This Condominium Project is required to establish an operating homeowners’ association to have jurisdiction over all matters of common interest to the members of the Association. Such Homeowners’ Association shall comply with all requirements found in the California Corporations Code and any other applicable state and/or federal law. Section 11. Maximum Number of Units Allowed. The maximum number of Units in this project as approved by the City is two ( 2 ) units and this is the maximum allowed without City approval for additional Units. Section 12. Rights of the City. If, in the opinion of the City Manager of the City (or an authorized representative), the association at any time fails to maintain the common areas or improvements thereon in accordance with standards of repair, maintenance and cleanliness specified in this Declaration, the City may give written notice to the association and shall require that the association take appropriate corrective action within thirty (30) days of receipt of such written notice unless there exists a hazardous condition creating an immediate possibility of 198 XX-3 serious injury to persons or property, in which case the time for correction may be reduced to a minimum of five days. The association shall have the right, within ten days of receipt of such written notice of deficiency, to file an appeal with the City Council for public hearing before the City Council to consider the reasonableness of the City’s requirements as set forth in the written notice of deficiency. The decision of the City Council on such appeal shall be binding upon all parties but may be appealed by the association through an appropriate action in any court having jurisdiction. If the association, within the time set forth in the notice of deficiency (subject to extension for such time as may be required to appeal the notice of deficiency to the City Council) does not undertake and complete the corrective work required in the notice of deficiency, the City may undertake and complete such corrective measures against the association as a lien, in the same manner as set forth herein for the establishment of liens against association property. The remedy in this section allows the City to take action but does not require any action by the City. This remedy is cumulative in nature and does not prevent the City from exercising any other remedy civilly, criminally or administratively than it may possess under its police powers and the State of California. Section 13. Hermosa Beach Municipal Code Requirements: Owners of Units in this Project shall comply with the requirements of the City as described in HBMC Section 8.44.095 (Low impact development requirements for new development and redevelopment projects); Section 17.22.060(H); and Section 8.56.070 of Hermosa Beach Municipal Code addressing water conservation, landscaping and its maintenance, and storm water runoff elements and facilities. Section 14. Amendment. In addition to the provisions contained in this Declaration concerning amendment thereof, the provisions contained in this Article XX shall not be amended, modified, or changed without first obtaining the written consent of the City. 199 IN WITNESS WHEREOF, the undersigned, being the Declarant, has executed this Declaration for Parcel Map 74292 on the day and year first written above. Cobber, LLC a California limited liability company Dated: BY: Kent McKeown, Manager State of California County of Los Angeles On , before me, , Notary Public, personally appeared Kent McKeown who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. 200 i EXHIBIT "A” PARCEL 1 OF PARCEL MAP NO. 74292, IN THE CITY OF HERMOSA BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 397, PAGES 10 AND 11, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. 201 Page 1 of 11 EXHIBIT “B” CALIFORNIA CIVIL CODE TITLE 7. REQUIREMENTS FOR ACTIONS FOR CONSTRUCTION DEFECTS SECTIONS 895 - 945.5 895. (a) “Structure” means any residential dwelling, other building, or improvement located upon a lot or within a common area. (b) “Designed moisture barrier” means an installed moisture barrier specified in the plans and specifications, contract documents, or manufacturer’s recommendations. (c) “Actual moisture barrier” means any component or material, actually installed, that serves to any degree as a barrier against moisture, whether or not intended as a barrier against moisture. (d) “Unintended water” means water that passes beyond, around, or through a component or the material that is designed to prevent that passage. (e) “Close of escrow” means the date of the close of escrow between the builder and the original homeowner. With respect to claims by an association, as defined in Section 4080, “close of escrow” means the date of substantial completion, as defined in Section 337.15 of the Code of Civil Procedure, or the date the builder relinquishes control over the association’s ability to decide whether to initiate a claim under this title, whichever is later. (f) “Claimant” or “homeowner” includes the individual owners of single-family homes, individual unit owners of attached dwellings and, in the case of a common interest development, any association as defined in Section 4080. 896. In any action seeking recovery of damages arising out of, or related to deficiencies in, the residential construction, design, specifications, surveying, planning, supervision, testing, or observation of construction, a builder, and to the extent set forth in Chapter 4 (commencing with Section 910), a general contractor, subcontractor, material supplier, individual product manufacturer, or design professional, shall, except as specifically set forth in this title, be liable for, and the claimant’s claims or causes of action shall be limited to violation of, the following standards, except as specifically set forth in this title. This title applies to original construction intended to be sold as an individual dwelling unit. As to condominium conversions, this title does not apply to or does not supersede any other statutory or common law. (a) With respect to water issues: (1) A door shall not allow unintended water to pass beyond, around, or through the door or its designed or actual moisture barriers, if any. (2) Windows, patio doors, deck doors, and their systems shall not allow water to pass beyond, around, or through the window, patio door, or deck door or its designed or actual moisture barriers, including, without limitation, internal barriers within the systems themselves. For purposes of this paragraph, “systems” include, without limitation, windows, window assemblies, framing, substrate, flashings, and trim, if any. (3) Windows, patio doors, deck doors, and their systems shall not allow excessive condensation to enter the structure and cause damage to another component. For purposes of this paragraph, “systems” include, without limitation, windows, window assemblies, framing, substrate, flashings, and trim, if any. (4) Roofs, roofing systems, chimney caps, and ventilation components shall not allow water to enter the structure or to pass beyond, around, or through the designed or actual moisture barriers, including, without limitation, internal barriers located within the systems themselves. For purposes of this paragraph, “systems” include, without limitation, framing, substrate, and sheathing, if any. (5) Decks, deck systems, balconies, balcony systems, exterior stairs, and stair systems shall not allow water to pass into the adjacent structure. For purposes of this paragraph, “systems” include, without limitation, framing, substrate, flashing, and sheathing, if any. (6) Decks, deck systems, balconies, balcony systems, exterior stairs, and stair systems shall not allow unintended water to pass within the systems themselves and cause damage to the systems. For purposes of this paragraph, “systems” include, without limitation, framing, substrate, flashing, and sheathing, if any. (7) Foundation systems and slabs shall not allow water or vapor to enter into the structure so as to cause damage to another building component. (8) Foundation systems and slabs shall not allow water or vapor to enter into the structure so as to limit the installation of the type of flooring materials typically used for the particular application. (9) Hardscape, including paths and patios, irrigation systems, landscaping systems, and drainage systems, that are installed as part of the original construction, shall not be installed in such a way as to cause water or soil erosion to enter into or come in contact with the structure so as to cause damage to another building component. 202 Page 2 of 11 (10) Stucco, exterior siding, exterior walls, including, without limitation, exterior framing, and other exterior wall finishes and fixtures and the systems of those components and fixtures, including, but not limited to, pot shelves, horizontal surfaces, columns, and plant-ons, shall be installed in such a way so as not to allow unintended water to pass into the structure or to pass beyond, around, or through the designed or actual moisture barriers of the system, including any internal barriers located within the system itself. For purposes of this paragraph, “systems” include, without limitation, framing, substrate, flashings, trim, wall assemblies, and internal wall cavities, if any. (11) Stucco, exterior siding, and exterior walls shall not allow excessive condensation to enter the structure and cause damage to another component. For purposes of this paragraph, “systems” include, without limitation, framing, substrate, flashings, trim, wall assemblies, and internal wall cavities, if any. (12) Retaining and site walls and their associated drainage systems shall not allow unintended water to pass beyond, around, or through its designed or actual moisture barriers including, without limitation, any internal barriers, so as to cause damage. This standard does not apply to those portions of any wall or drainage system that are designed to have water flow beyond, around, or through them. (13) Retaining walls and site walls, and their associated drainage systems, shall only allow water to flow beyond, around, or through the areas designated by design. (14) The lines and components of the plumbing system, sewer system, and utility systems shall not leak. (15) Plumbing lines, sewer lines, and utility lines shall not corrode so as to impede the useful life of the systems. (16) Sewer systems shall be installed in such a way as to allow the designated amount of sewage to flow through the system. (17) Showers, baths, and related waterproofing systems shall not leak water into the interior of walls, flooring systems, or the interior of other components. (18) The waterproofing system behind or under ceramic tile and tile countertops shall not allow water into the interior of walls, flooring systems, or other components so as to cause damage. Ceramic tile systems shall be designed and installed so as to deflect intended water to the waterproofing system. (b) With respect to structural issues: (1) Foundations, load bearing components, and slabs, shall not contain significant cracks or significant vertical displacement. (2) Foundations, load bearing components, and slabs shall not cause the structure, in whole or in part, to be structurally unsafe. (3) Foundations, load bearing components, and slabs, and underlying soils shall be constructed so as to materially comply with the design criteria set by applicable government building codes, regulations, and ordinances for chemical deterioration or corrosion resistance in effect at the time of original construction. (4) A structure shall be constructed so as to materially comply with the design criteria for earthquake and wind load resistance, as set forth in the applicable government building codes, regulations, and ordinances in effect at the time of original construction. (c) With respect to soil issues: (1) Soils and engineered retaining walls shall not cause, in whole or in part, damage to the structure built upon the soil or engineered retaining wall. (2) Soils and engineered retaining walls shall not cause, in whole or in part, the structure to be structurally unsafe. (3) Soils shall not cause, in whole or in part, the land upon which no structure is built to become unusable for the purpose represented at the time of original sale by the builder or for the purpose for which that land is commonly used. (d) With respect to fire protection issues: (1) A structure shall be constructed so as to materially comply with the design criteria of the applicable government building codes, regulations, and ordinances for fire protection of the occupants in effect at the time of the original construction. (2) Fireplaces, chimneys, chimney structures, and chimney termination caps shall be constructed and installed in such a way so as not to cause an unreasonable risk of fire outside the fireplace enclosure or chimney. (3) Electrical and mechanical systems shall be constructed and installed in such a way so as not to cause an unreasonable risk of fire. (e) With respect to plumbing and sewer issues: Plumbing and sewer systems shall be installed to operate properly and shall not materially impair the use of the structure by its inhabitants. However, no action may be brought for a violation of this subdivision more than four years after close of escrow. (f) With respect to electrical system issues: 203 Page 3 of 11 Electrical systems shall operate properly and shall not materially impair the use of the structure by its inhabitants. However, no action shall be brought pursuant to this subdivision more than four years from close of escrow. (g) With respect to issues regarding other areas of construction: (1) Exterior pathways, driveways, hardscape, sidewalls, sidewalks, and patios installed by the original builder shall not contain cracks that display significant vertical displacement or that are excessive. However, no action shall be brought upon a violation of this paragraph more than four years from close of escrow. (2) Stucco, exterior siding, and other exterior wall finishes and fixtures, including, but not limited to, pot shelves, horizontal surfaces, columns, and plant-ons, shall not contain significant cracks or separations. (3) (A) To the extent not otherwise covered by these standards, manufactured products, including, but not limited to, windows, doors, roofs, plumbing products and fixtures, fireplaces, electrical fixtures, HVAC units, countertops, cabinets, paint, and appliances shall be installed so as not to interfere with the products’ useful life, if any. (B) For purposes of this paragraph, “useful life” means a representation of how long a product is warranted or represented, through its limited warranty or any written representations, to last by its manufacturer, including recommended or required maintenance. If there is no representation by a manufacturer, a builder shall install manufactured products so as not to interfere with the product’s utility. (C) For purposes of this paragraph, “manufactured product” means a product that is completely manufactured offsite. (D) If no useful life representation is made, or if the representation is less than one year, the period shall be no less than one year. If a manufactured product is damaged as a result of a violation of these standards, damage to the product is a recoverable element of damages. This subparagraph does not limit recovery if there has been damage to another building component caused by a manufactured product during the manufactured product’s useful life. (E) This title does not apply in any action seeking recovery solely for a defect in a manufactured product located within or adjacent to a structure. (4) Heating shall be installed so as to be capable of maintaining a room temperature of 70 degrees Fahrenheit at a point three feet above the floor in any living space if the heating was installed pursuant to a building permit application submitted prior to January 1, 2008, or capable of maintaining a room temperature of 68 degrees Fahrenheit at a point three feet above the floor and two feet from exterior walls in all habitable rooms at the design temperature if the heating was installed pursuant to a building permit application submitted on or before January 1, 2008. (5) Living space air-conditioning, if any, shall be provided in a manner consistent with the size and efficiency design criteria specified in Title 24 of the California Code of Regulations or its successor. (6) Attached structures shall be constructed to comply with interunit noise transmission standards set by the applicable government building codes, ordinances, or regulations in effect at the time of the original construction. If there is no applicable code, ordinance, or regulation, this paragraph does not apply. However, no action shall be brought pursuant to this paragraph more than one year from the original occupancy of the adjacent unit. (7) Irrigation systems and drainage shall operate properly so as not to damage landscaping or other external improvements. However, no action shall be brought pursuant to this paragraph more than one year from close of escrow. (8) Untreated wood posts shall not be installed in contact with soil so as to cause unreasonable decay to the wood based upon the finish grade at the time of original construction. However, no action shall be brought pursuant to this paragraph more than two years from close of escrow. (9) Untreated steel fences and adjacent components shall be installed so as to prevent unreasonable corrosion. However, no action shall be brought pursuant to this paragraph more than four years from close of escrow. (10) Paint and stains shall be applied in such a manner so as not to cause deterioration of the building surfaces for the length of time specified by the paint or stain manufacturers’ representations, if any. However, no action shall be brought pursuant to this paragraph more than five years from close of escrow. (11) Roofing materials shall be installed so as to avoid materials falling from the roof. (12) The landscaping systems shall be installed in such a manner so as to survive for not less than one year. However, no action shall be brought pursuant to this paragraph more than two years from close of escrow. (13) Ceramic tile and tile backing shall be installed in such a manner that the tile does not detach. (14) Dryer ducts shall be installed and terminated pursuant to manufacturer installation requirements. However, no action shall be brought pursuant to this paragraph more than two years from close of escrow. (15) Structures shall be constructed in such a manner so as not to impair the occupants’ safety because they contain public health hazards as determined by a duly authorized public health official, health agency, or governmental entity having jurisdiction. This paragraph does not limit recovery for any damages caused by a violation of any other paragraph of this section on the grounds that the damages do not constitute a health hazard. 204 Page 4 of 11 897. The standards set forth in this chapter are intended to address every function or component of a structure. To the extent that a function or component of a structure is not addressed by these standards, it shall be actionable if it causes damage. 900. As to fit and finish items, a builder shall provide a homebuyer with a minimum one-year express written limited warranty covering the fit and finish of the following building components. Except as otherwise provided by the standards specified in Chapter 2 (commencing with Section 896), this warranty shall cover the fit and finish of cabinets, mirrors, flooring, interior and exterior walls, countertops, paint finishes, and trim, but shall not apply to damage to those components caused by defects in other components governed by the other provisions of this title. Any fit and finish matters covered by this warranty are not subject to the provisions of this title. If a builder fails to provide the express warranty required by this section, the warranty for these items shall be for a period of one year. 901. A builder may, but is not required to, offer greater protection or protection for longer time periods in its express contract with the homeowner than that set forth in Chapter 2 (commencing with Section 896). A builder may not limit the application of Chapter 2 (commencing with Section 896) or lower its protection through the express contract with the homeowner. This type of express contract constitutes an “enhanced protection agreement.” 902. If a builder offers an enhanced protection agreement, the builder may choose to be subject to its own express contractual provisions in place of the provisions set forth in Chapter 2 (commencing with Section 896). If an enhanced protection agreement is in place, Chapter 2 (commencing with Section 896) no longer applies other than to set forth minimum provisions by which to judge the enforceability of the particular provisions of the enhanced protection agreement. 903. If a builder offers an enhanced protection agreement in place of the provisions set forth in Chapter 2 (commencing with Section 896), the election to do so shall be made in writing with the homeowner no later than the close of escrow. The builder shall provide the homeowner with a complete copy of Chapter 2 (commencing with Section 896) and advise the homeowner that the builder has elected not to be subject to its provisions. If any provision of an enhanced protection agreement is later found to be unenforceable as not meeting the minimum standards of Chapter 2 (commencing with Section 896), a builder may use this chapter in lieu of those provisions found to be unenforceable. 904. If a builder has elected to use an enhanced protection agreement, and a homeowner disputes that the particular provision or time periods of the enhanced protection agreement are not greater than, or equal to, the provisions of Chapter 2 (commencing with Section 896) as they apply to the particular deficiency alleged by the homeowner, the homeowner may seek to enforce the application of the standards set forth in this chapter as to those claimed deficiencies. If a homeowner seeks to enforce a particular standard in lieu of a provision of the enhanced protection agreement, the homeowner shall give the builder written notice of that intent at the time the homeowner files a notice of claim pursuant to Chapter 4 (commencing with Section 910). 905. If a homeowner seeks to enforce Chapter 2 (commencing with Section 896), in lieu of the enhanced protection agreement in a subsequent litigation or other legal action, the builder shall have the right to have the matter bifurcated, and to have an immediately binding determination of his or her responsive pleading within 60 days after the filing of that pleading, but in no event after the commencement of discovery, as to the application of either Chapter 2 (commencing with Section 896) or the enhanced protection agreement as to the deficiencies claimed by the homeowner. If the builder fails to seek that determination in the timeframe specified, the builder waives the right to do so and the standards set forth in this title shall apply. As to any nonoriginal homeowner, that homeowner shall be deemed in privity for purposes of an enhanced protection agreement only to the extent that the builder has recorded the enhanced protection agreement on title or provided actual notice to the nonoriginal homeowner of the enhanced protection agreement. If the enhanced protection agreement is not recorded on title or no actual notice has been provided, the standards set forth in this title apply to any nonoriginal homeowners’ claims. 906. A builder’s election to use an enhanced protection agreement addresses only the issues set forth in Chapter 2 (commencing with Section 896) and does not constitute an election to use or not use the provisions of Chapter 4 (commencing with Section 910). The decision to use or not use Chapter 4 (commencing with Section 910) is governed by the provisions of that chapter. 205 Page 5 of 11 907. A homeowner is obligated to follow all reasonable maintenance obligations and schedules communicated in writing to the homeowner by the builder and product manufacturers, as well as commonly accepted maintenance practices. A failure by a homeowner to follow these obligations, schedules, and practices may subject the homeowner to the affirmative defenses contained in Section 944. 910. Prior to filing an action against any party alleged to have contributed to a violation of the standards set forth in Chapter 2 (commencing with Section 896), the claimant shall initiate the following prelitigation procedures: (a) The claimant or his or her legal representative shall provide written notice via certified mail, overnight mail, or personal delivery to the builder, in the manner prescribed in this section, of the claimant’s claim that the construction of his or her residence violates any of the standards set forth in Chapter 2 (commencing with Section 896). That notice shall provide the claimant’s name, address, and preferred method of contact, and shall state that the claimant alleges a violation pursuant to this part against the builder, and shall describe the claim in reasonable detail sufficient to determine the nature and location, to the extent known, of the claimed violation. In the case of a group of homeowners or an association, the notice may identify the claimants solely by address or other description sufficient to apprise the builder of the locations of the subject residences. That document shall have the same force and effect as a notice of commencement of a legal proceeding. (b) The notice requirements of this section do not preclude a homeowner from seeking redress through any applicable normal customer service procedure as set forth in any contractual, warranty, or other builder-generated document; and, if a homeowner seeks to do so, that request shall not satisfy the notice requirements of this section. 911. (a) For purposes of this title, except as provided in subdivision (b), “builder” means any entity or individual, including, but not limited to a builder, developer, general contractor, contractor, or original seller, who, at the time of sale, was also in the business of selling residential units to the public for the property that is the subject of the homeowner’s claim or was in the business of building, developing, or constructing residential units for public purchase for the property that is the subject of the homeowner’s claim. (b) For the purposes of this title, “builder” does not include any entity or individual whose involvement with a residential unit that is the subject of the homeowner’s claim is limited to his or her capacity as general contractor or contractor and who is not a partner, member of, subsidiary of, or otherwise similarly affiliated with the builder. For purposes of this title, these nonaffiliated general contractors and nonaffiliated contractors shall be treated the same as subcontractors, material suppliers, individual product manufacturers, and design professionals. 912. A builder shall do all of the following: (a) Within 30 days of a written request by a homeowner or his or her legal representative, the builder shall provide copies of all relevant plans, specifications, mass or rough grading plans, final soils reports, Bureau of Real Estate public reports, and available engineering calculations, that pertain to a homeowner’s residence specifically or as part of a larger development tract. The request shall be honored if it states that it is made relative to structural, fire safety, or soils provisions of this title. However, a builder is not obligated to provide a copying service, and reasonable copying costs shall be borne by the requesting party. A builder may require that the documents be copied onsite by the requesting party, except that the homeowner may, at his or her option, use his or her own copying service, which may include an offsite copy facility that is bonded and insured. If a builder can show that the builder maintained the documents, but that they later became unavailable due to loss or destruction that was not the fault of the builder, the builder may be excused from the requirements of this subdivision, in which case the builder shall act with reasonable diligence to assist the homeowner in obtaining those documents from any applicable government authority or from the source that generated the document. However, in that case, the time limits specified by this section do not apply. (b) At the expense of the homeowner, who may opt to use an offsite copy facility that is bonded and insured, the builder shall provide to the homeowner or his or her legal representative copies of all maintenance and preventative maintenance recommendations that pertain to his or her residence within 30 days of service of a written request for those documents. Those documents shall also be provided to the homeowner in conjunction with the initial sale of the residence. (c) At the expense of the homeowner, who may opt to use an offsite copy facility that is bonded and insured, a builder shall provide to the homeowner or his or her legal representative copies of all manufactured products maintenance, preventive maintenance, and limited warranty information within 30 days of a written request for those documents. These documents shall also be provided to the homeowner in conjunction with the initial sale of the residence. 206 Page 6 of 11 (d) At the expense of the homeowner, who may opt to use an offsite copy facility that is bonded and insured, a builder shall provide to the homeowner or his or her legal representative copies of all of the builder’s limited contractual warranties in accordance with this part in effect at the time of the original sale of the residence within 30 days of a written request for those documents. Those documents shall also be provided to the homeowner in conjunction with the initial sale of the residence. (e) A builder shall maintain the name and address of an agent for notice pursuant to this chapter with the Secretary of State or, alternatively, elect to use a third party for that notice if the builder has notified the homeowner in writing of the third party’s name and address, to whom claims and requests for information under this section may be mailed. The name and address of the agent for notice or third party shall be included with the original sales documentation and shall be initialed and acknowledged by the purchaser and the builder’s sales representative. This subdivision applies to instances in which a builder contracts with a third party to accept claims and act on the builder’s behalf. A builder shall give actual notice to the homeowner that the builder has made such an election, and shall include the name and address of the third party. (f) A builder shall record on title a notice of the existence of these procedures and a notice that these procedures impact the legal rights of the homeowner. This information shall also be included with the original sales documentation and shall be initialed and acknowledged by the purchaser and the builder’s sales representative. (g) A builder shall provide, with the original sales documentation, a written copy of this title, which shall be initialed and acknowledged by the purchaser and the builder’s sales representative. (h) As to any documents provided in conjunction with the original sale, the builder shall instruct the original purchaser to provide those documents to any subsequent purchaser. (i) Any builder who fails to comply with any of these requirements within the time specified is not entitled to the protection of this chapter, and the homeowner is released from the requirements of this chapter and may proceed with the filing of an action, in which case the remaining chapters of this part shall continue to apply to the action. 913. A builder or his or her representative shall acknowledge, in writing, receipt of the notice of the claim within 14 days after receipt of the notice of the claim. If the notice of the claim is served by the claimant’s legal representative, or if the builder receives a written representation letter from a homeowner’s attorney, the builder shall include the attorney in all subsequent substantive communications, including, without limitation, all written communications occurring pursuant to this chapter, and all substantive and procedural communications, including all written communications, following the commencement of any subsequent complaint or other legal action, except that if the builder has retained or involved legal counsel to assist the builder in this process, all communications by the builder’s counsel shall only be with the claimant’s legal representative, if any. 914. (a) This chapter establishes a nonadversarial procedure, including the remedies available under this chapter which, if the procedure does not resolve the dispute between the parties, may result in a subsequent action to enforce the other chapters of this title. A builder may attempt to commence nonadversarial contractual provisions other than the nonadversarial procedures and remedies set forth in this chapter, but may not, in addition to its own nonadversarial contractual provisions, require adherence to the nonadversarial procedures and remedies set forth in this chapter, regardless of whether the builder’s own alternative nonadversarial contractual provisions are successful in resolving the dispute or ultimately deemed enforceable. At the time the sales agreement is executed, the builder shall notify the homeowner whether the builder intends to engage in the nonadversarial procedure of this section or attempt to enforce alternative nonadversarial contractual provisions. If the builder elects to use alternative nonadversarial contractual provisions in lieu of this chapter, the election is binding, regardless of whether the builder’s alternative nonadversarial contractual provisions are successful in resolving the ultimate dispute or are ultimately deemed enforceable. (b) Nothing in this title is intended to affect existing statutory or decisional law pertaining to the applicability, viability, or enforceability of alternative dispute resolution methods, alternative remedies, or contractual arbitration, judicial reference, or similar procedures requiring a binding resolution to enforce the other chapters of this title or any other disputes between homeowners and builders. Nothing in this title is intended to affect the applicability, viability, or enforceability, if any, of contractual arbitration or judicial reference after a nonadversarial procedure or provision has been completed. 915. If a builder fails to acknowledge receipt of the notice of a claim within the time specified, elects not to go through the process set forth in this chapter, or fails to request an inspection within the time specified, or at the conclusion or cessation of an alternative nonadversarial proceeding, this chapter does not apply and the homeowner is released from 207 Page 7 of 11 the requirements of this chapter and may proceed with the filing of an action. However, the standards set forth in the other chapters of this title shall continue to apply to the action. 916. (a) If a builder elects to inspect the claimed unmet standards, the builder shall complete the initial inspection and testing within 14 days after acknowledgment of receipt of the notice of the claim, at a mutually convenient date and time. If the homeowner has retained legal representation, the inspection shall be scheduled with the legal representative’s office at a mutually convenient date and time, unless the legal representative is unavailable during the relevant time periods. All costs of builder inspection and testing, including any damage caused by the builder inspection, shall be borne by the builder. The builder shall also provide written proof that the builder has liability insurance to cover any damages or injuries occurring during inspection and testing. The builder shall restore the property to its pretesting condition within 48 hours of the testing. The builder shall, upon request, allow the inspections to be observed and electronically recorded, video recorded, or photographed by the claimant or his or her legal representative. (b) Nothing that occurs during a builder’s or claimant’s inspection or testing may be used or introduced as evidence to support a spoliation defense by any potential party in any subsequent litigation. (c) If a builder deems a second inspection or testing reasonably necessary, and specifies the reasons therefor in writing within three days following the initial inspection, the builder may conduct a second inspection or testing. A second inspection or testing shall be completed within 40 days of the initial inspection or testing. All requirements concerning the initial inspection or testing shall also apply to the second inspection or testing. (d) If the builder fails to inspect or test the property within the time specified, the claimant is released from the requirements of this section and may proceed with the filing of an action. However, the standards set forth in the other chapters of this title shall continue to apply to the action. (e) If a builder intends to hold a subcontractor, design professional, individual product manufacturer, or material supplier, including an insurance carrier, warranty company, or service company, responsible for its contribution to the unmet standard, the builder shall provide notice to that person or entity sufficiently in advance to allow them to attend the initial, or if requested, second inspection of any alleged unmet standard and to participate in the repair process. The claimant and his or her legal representative, if any, shall be advised in a reasonable time prior to the inspection as to the identity of all persons or entities invited to attend. This subdivision does not apply to the builder’s insurance company. Except with respect to any claims involving a repair actually conducted under this chapter, nothing in this subdivision shall be construed to relieve a subcontractor, design professional, individual product manufacturer, or material supplier of any liability under an action brought by a claimant. 917. Within 30 days of the initial or, if requested, second inspection or testing, the builder may offer in writing to repair the violation. The offer to repair shall also compensate the homeowner for all applicable damages recoverable under Section 944, within the timeframe for the repair set forth in this chapter. Any such offer shall be accompanied by a detailed, specific, step-by-step statement identifying the particular violation that is being repaired, explaining the nature, scope, and location of the repair, and setting a reasonable completion date for the repair. The offer shall also include the names, addresses, telephone numbers, and license numbers of the contractors whom the builder intends to have perform the repair. Those contractors shall be fully insured for, and shall be responsible for, all damages or injuries that they may cause to occur during the repair, and evidence of that insurance shall be provided to the homeowner upon request. Upon written request by the homeowner or his or her legal representative, and within the timeframes set forth in this chapter, the builder shall also provide any available technical documentation, including, without limitation, plans and specifications, pertaining to the claimed violation within the particular home or development tract. The offer shall also advise the homeowner in writing of his or her right to request up to three additional contractors from which to select to do the repair pursuant to this chapter. 918. Upon receipt of the offer to repair, the homeowner shall have 30 days to authorize the builder to proceed with the repair. The homeowner may alternatively request, at the homeowner’s sole option and discretion, that the builder provide the names, addresses, telephone numbers, and license numbers for up to three alternative contractors who are not owned or financially controlled by the builder and who regularly conduct business in the county where the structure is located. If the homeowner so elects, the builder is entitled to an additional noninvasive inspection, to occur at a mutually convenient date and time within 20 days of the election, so as to permit the other proposed contractors to review the proposed site of the repair. Within 35 days after the request of the homeowner for alternative contractors, the builder shall present the homeowner with a choice of contractors. Within 20 days after that presentation, the homeowner shall authorize the builder or one of the alternative contractors to perform the repair. 208 Page 8 of 11 919. The offer to repair shall also be accompanied by an offer to mediate the dispute if the homeowner so chooses. The mediation shall be limited to a four-hour mediation, except as otherwise mutually agreed before a nonaffiliated mediator selected and paid for by the builder. At the homeowner’s sole option, the homeowner may agree to split the cost of the mediator, and if he or she does so, the mediator shall be selected jointly. The mediator shall have sufficient availability such that the mediation occurs within 15 days after the request to mediate is received and occurs at a mutually convenient location within the county where the action is pending. If a builder has made an offer to repair a violation, and the mediation has failed to resolve the dispute, the homeowner shall allow the repair to be performed either by the builder, its contractor, or the selected contractor. 920. If the builder fails to make an offer to repair or otherwise strictly comply with this chapter within the times specified, the claimant is released from the requirements of this chapter and may proceed with the filing of an action. If the contractor performing the repair does not complete the repair in the time or manner specified, the claimant may file an action. If this occurs, the standards set forth in the other chapters of this part shall continue to apply to the action. 921. (a) In the event that a resolution under this chapter involves a repair by the builder, the builder shall make an appointment with the claimant, make all appropriate arrangements to effectuate a repair of the claimed unmet standards, and compensate the homeowner for all damages resulting therefrom free of charge to the claimant. The repair shall be scheduled through the claimant’s legal representative, if any, unless he or she is unavailable during the relevant time periods. The repair shall be commenced on a mutually convenient date within 14 days of acceptance or, if an alternative contractor is selected by the homeowner, within 14 days of the selection, or, if a mediation occurs, within seven days of the mediation, or within five days after a permit is obtained if one is required. The builder shall act with reasonable diligence in obtaining any such permit. (b) The builder shall ensure that work done on the repairs is done with the utmost diligence, and that the repairs are completed as soon as reasonably possible, subject to the nature of the repair or some unforeseen event not caused by the builder or the contractor performing the repair. Every effort shall be made to complete the repair within 120 days. 922. The builder shall, upon request, allow the repair to be observed and electronically recorded, video recorded, or photographed by the claimant or his or her legal representative. Nothing that occurs during the repair process may be used or introduced as evidence to support a spoliation defense by any potential party in any subsequent litigation. 923. The builder shall provide the homeowner or his or her legal representative, upon request, with copies of all correspondence, photographs, and other materials pertaining or relating in any manner to the repairs. 924. If the builder elects to repair some, but not all of, the claimed unmet standards, the builder shall, at the same time it makes its offer, set forth with particularity in writing the reasons, and the support for those reasons, for not repairing all claimed unmet standards. 925. If the builder fails to complete the repair within the time specified in the repair plan, the claimant is released from the requirements of this chapter and may proceed with the filing of an action. If this occurs, the standards set forth in the other chapters of this title shall continue to apply to the action. 926. The builder may not obtain a release or waiver of any kind in exchange for the repair work mandated by this chapter. At the conclusion of the repair, the claimant may proceed with filing an action for violation of the applicable standard or for a claim of inadequate repair, or both, including all applicable damages available under Section 944. 927. If the applicable statute of limitations has otherwise run during this process, the time period for filing a complaint or other legal remedies for violation of any provision of this title, or for a claim of inadequate repair, is extended from the time of the original claim by the claimant to 100 days after the repair is completed, whether or not the particular violation is the one being repaired. If the builder fails to acknowledge the claim within the time specified, elects not to go through this statutory process, or fails to request an inspection within the time specified, the time period for filing a complaint or other legal remedies for violation of any provision of this title is extended from the time of the original claim by the claimant to 45 days after the time for responding to the notice of claim has expired. If the builder elects to attempt to enforce its own nonadversarial procedure in lieu of the procedure set forth in this chapter, the time period for filing a complaint or other legal remedies for violation of any provision of this part is extended from the time of the original claim 209 Page 9 of 11 by the claimant to 100 days after either the completion of the builder’s alternative nonadversarial procedure, or 100 days after the builder’s alternative nonadversarial procedure is deemed unenforceable, whichever is later. 928. If the builder has invoked this chapter and completed a repair, prior to filing an action, if there has been no previous mediation between the parties, the homeowner or his or her legal representative shall request mediation in writing. The mediation shall be limited to four hours, except as otherwise mutually agreed before a nonaffiliated mediator selected and paid for by the builder. At the homeowner’s sole option, the homeowner may agree to split the cost of the mediator and if he or she does so, the mediator shall be selected jointly. The mediator shall have sufficient availability such that the mediation will occur within 15 days after the request for mediation is received and shall occur at a mutually convenient location within the county where the action is pending. In the event that a mediation is used at this point, any applicable statutes of limitations shall be tolled from the date of the request to mediate until the next court day after the mediation is completed, or the 100-day period, whichever is later. 929. (a) Nothing in this chapter prohibits the builder from making only a cash offer and no repair. In this situation, the homeowner is free to accept the offer, or he or she may reject the offer and proceed with the filing of an action. If the latter occurs, the standards of the other chapters of this title shall continue to apply to the action. (b) The builder may obtain a reasonable release in exchange for the cash payment. The builder may negotiate the terms and conditions of any reasonable release in terms of scope and consideration in conjunction with a cash payment under this chapter. 930. (a) The time periods and all other requirements in this chapter are to be strictly construed, and, unless extended by the mutual agreement of the parties in accordance with this chapter, shall govern the rights and obligations under this title. If a builder fails to act in accordance with this section within the timeframes mandated, unless extended by the mutual agreement of the parties as evidenced by a postclaim written confirmation by the affected homeowner demonstrating that he or she has knowingly and voluntarily extended the statutory timeframe, the claimant may proceed with filing an action. If this occurs, the standards of the other chapters of this title shall continue to apply to the action. (b) If the claimant does not conform with the requirements of this chapter, the builder may bring a motion to stay any subsequent court action or other proceeding until the requirements of this chapter have been satisfied. The court, in its discretion, may award the prevailing party on such a motion, his or her attorney’s fees and costs in bringing or opposing the motion. 931. If a claim combines causes of action or damages not covered by this part, including, without limitation, personal injuries, class actions, other statutory remedies, or fraud-based claims, the claimed unmet standards shall be administered according to this part, although evidence of the property in its unrepaired condition may be introduced to support the respective elements of any such cause of action. As to any fraud-based claim, if the fact that the property has been repaired under this chapter is deemed admissible, the trier of fact shall be informed that the repair was not voluntarily accepted by the homeowner. As to any class action claims that address solely the incorporation of a defective component into a residence, the named and unnamed class members need not comply with this chapter. 932. Subsequently discovered claims of unmet standards shall be administered separately under this chapter, unless otherwise agreed to by the parties. However, in the case of a detached single family residence, in the same home, if the subsequently discovered claim is for a violation of the same standard as that which has already been initiated by the same claimant and the subject of a currently pending action, the claimant need not reinitiate the process as to the same standard. In the case of an attached project, if the subsequently discovered claim is for a violation of the same standard for a connected component system in the same building as has already been initiated by the same claimant, and the subject of a currently pending action, the claimant need not reinitiate this process as to that standard. 933. If any enforcement of these standards is commenced, the fact that a repair effort was made may be introduced to the trier of fact. However, the claimant may use the condition of the property prior to the repair as the basis for contending that the repair work was inappropriate, inadequate, or incomplete, or that the violation still exists. The claimant need not show that the repair work resulted in further damage nor that damage has continued to occur as a result of the violation. 210 Page 10 of 11 934. Evidence of both parties’ conduct during this process may be introduced during a subsequent enforcement action, if any, with the exception of any mediation. Any repair efforts undertaken by the builder, shall not be considered settlement communications or offers of settlement and are not inadmissible in evidence on such a basis. 935. To the extent that provisions of this chapter are enforced and those provisions are substantially similar to provisions in Section 6000, but an action is subsequently commenced under Section 6000, the parties are excused from performing the substantially similar requirements under Section 6000. 936. Each and every provision of the other chapters of this title apply to general contractors, subcontractors, material suppliers, individual product manufacturers, and design professionals to the extent that the general contractors, subcontractors, material suppliers, individual product manufacturers, and design professionals caused, in whole or in part, a violation of a particular standard as the result of a negligent act or omission or a breach of contract. In addition to the affirmative defenses set forth in Section 945.5, a general contractor, subcontractor, material supplier, design professional, individual product manufacturer, or other entity may also offer common law and contractual defenses as applicable to any claimed violation of a standard. All actions by a claimant or builder to enforce an express contract, or any provision thereof, against a general contractor, subcontractor, material supplier, individual product manufacturer, or design professional is preserved. Nothing in this title modifies the law pertaining to joint and several liability for builders, general contractors, subcontractors, material suppliers, individual product manufacturer, and design professionals that contribute to any specific violation of this title. However, the negligence standard in this section does not apply to any general contractor, subcontractor, material supplier, individual product manufacturer, or design professional with respect to claims for which strict liability would apply. 937. Nothing in this title shall be interpreted to eliminate or abrogate the requirement to comply with Section 411.35 of the Code of Civil Procedure or to affect the liability of design professionals, including architects and architectural firms, for claims and damages not covered by this title. 938. This title applies only to new residential units where the purchase agreement with the buyer was signed by the seller on or after January 1, 2003. 941. (a) Except as specifically set forth in this title, no action may be brought to recover under this title more than 10 years after substantial completion of the improvement but not later than the date of recordation of a valid notice of completion. (b) As used in this section, “action” includes an action for indemnity brought against a person arising out of that person’s performance or furnishing of services or materials referred to in this title, except that a cross-complaint for indemnity may be filed pursuant to subdivision (b) of Section 428.10 of the Code of Civil Procedure in an action which has been brought within the time period set forth in subdivision (a). (c) The limitation prescribed by this section may not be asserted by way of defense by any person in actual possession or the control, as owner, tenant or otherwise, of such an improvement, at the time any deficiency in the improvement constitutes the proximate cause for which it is proposed to make a claim or bring an action. (d) Sections 337.15 and 337.1 of the Code of Civil Procedure do not apply to actions under this title. (e) Existing statutory and decisional law regarding tolling of the statute of limitations shall apply to the time periods for filing an action or making a claim under this title, except that repairs made pursuant to Chapter 4 (commencing with Section 910), with the exception of the tolling provision contained in Section 927, do not extend the period for filing an action, or restart the time limitations contained in subdivision (a) or (b) of Section 7091 of the Business and Professions Code. If a builder arranges for a contractor to perform a repair pursuant to Chapter 4 (commencing with Section 910), as to the builder the time period for calculating the statute of limitation in subdivision (a) or (b) of Section 7091 of the Business and Professions Code shall pertain to the substantial completion of the original construction and not to the date of repairs under this title. The time limitations established by this title do not apply to any action by a claimant for a contract or express contractual provision. Causes of action and damages to which this chapter does not apply are not limited by this section. 942. In order to make a claim for violation of the standards set forth in Chapter 2 (commencing with Section 896), a homeowner need only demonstrate, in accordance with the applicable evidentiary standard, that the home does not meet the applicable standard, subject to the affirmative defenses set forth in Section 945.5. No further showing of causation or damages is required to meet the burden of proof regarding a violation of a standard set forth in Chapter 2 211 Page 11 of 11 (commencing with Section 896), provided that the violation arises out of, pertains to, or is related to, the original construction. 943. (a) Except as provided in this title, no other cause of action for a claim covered by this title or for damages recoverable under Section 944 is allowed. In addition to the rights under this title, this title does not apply to any action by a claimant to enforce a contract or express contractual provision, or any action for fraud, personal injury, or violation of a statute. Damages awarded for the items set forth in Section 944 in such other cause of action shall be reduced by the amounts recovered pursuant to Section 944 for violation of the standards set forth in this title. (b) As to any claims involving a detached single-family home, the homeowner’s right to the reasonable value of repairing any nonconformity is limited to the repair costs, or the diminution in current value of the home caused by the nonconformity, whichever is less, subject to the personal use exception as developed under common law. 944. If a claim for damages is made under this title, the homeowner is only entitled to damages for the reasonable value of repairing any violation of the standards set forth in this title, the reasonable cost of repairing any damages caused by the repair efforts, the reasonable cost of repairing and rectifying any damages resulting from the failure of the home to meet the standards, the reasonable cost of removing and replacing any improper repair by the builder, reasonable relocation and storage expenses, lost business income if the home was used as a principal place of a business licensed to be operated from the home, reasonable investigative costs for each established violation, and all other costs or fees recoverable by contract or statute. 945. The provisions, standards, rights, and obligations set forth in this title are binding upon all original purchasers and their successors-in-interest. For purposes of this title, associations and others having the rights set forth in Sections 5980 and 5985 shall be considered to be original purchasers and shall have standing to enforce the provisions, standards, rights, and obligations set forth in this title. 945.5. A builder, general contractor, subcontractor, material supplier, individual product manufacturer, or design professional, under the principles of comparative fault pertaining to affirmative defenses, may be excused, in whole or in part, from any obligation, damage, loss, or liability if the builder, general contractor, subcontractor, material supplier, individual product manufacturer, or design professional, can demonstrate any of the following affirmative defenses in response to a claimed violation: (a) To the extent it is caused by an unforeseen act of nature which caused the structure not to meet the standard. For purposes of this section an “unforeseen act of nature” means a weather condition, earthquake, or manmade event such as war, terrorism, or vandalism, in excess of the design criteria expressed by the applicable building codes, regulations, and ordinances in effect at the time of original construction. (b) To the extent it is caused by a homeowner’s unreasonable failure to minimize or prevent those damages in a timely manner, including the failure of the homeowner to allow reasonable and timely access for inspections and repairs under this title. This includes the failure to give timely notice to the builder after discovery of a violation, but does not include damages due to the untimely or inadequate response of a builder to the homeowner’s claim. (c) To the extent it is caused by the homeowner or his or her agent, employee, general contractor, subcontractor, independent contractor, or consultant by virtue of their failure to follow the builder’s or manufacturer’s recommendations, or commonly accepted homeowner maintenance obligations. In order to rely upon this defense as it relates to a builder’s recommended maintenance schedule, the builder shall show that the homeowner had written notice of these schedules and recommendations and that the recommendations and schedules were reasonable at the time they were issued. (d) To the extent it is caused by the homeowner or his or her agent’s or an independent third party’s alterations, ordinary wear and tear, misuse, abuse, or neglect, or by the structure’s use for something other than its intended purpose. (e) To the extent that the time period for filing actions bars the claimed violation. (f) As to a particular violation for which the builder has obtained a valid release. (g) To the extent that the builder’s repair was successful in correcting the particular violation of the applicable standard. (h) As to any causes of action to which this statute does not apply, all applicable affirmative defenses are preserved. 212 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant RENDERINGS N.T.S. T0.0 VIEW FROM 7th STREET N.T.S. VIEW FROM 8th STREET N.T.S. 213 /Users/darylolesinski/Dropbox/2016 projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections xx.xx' 1 A3.0 xxx.xx' F. FL. @ xxx FLOOR: xxx.xx' ROOM xxx FFX VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT BUILDING SECTION DESIGNATION BUILDING SECTION PAGE NUMBER VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION ROOM NAME ROOM NUMBER FINISH FLOOR MATERIAL CALLOUT EN FR PG 75 W415-1539 / B / 11.22.16 INSTALLER: LEAVE THIS MANUAL WITH THE APPLIANCE.CONSUMER: RETAIN THIS MANUAL FOR FUTURE REFERENCE.NEVER LEAVE CHILDREN OR OTHER AT RISK INDIVIDUALS ALONE WITH THE APPLIANCE. INSTALLATION AND OPERATING INSTRUCTIONS 1.22D Wolf Steel Ltd., 24 Napoleon Rd., Barrie, ON, L4M 0G8 Canada / 103 Miller Drive, Crittenden, Kentucky, USA, 41030Phone (705)721-1212 • Fax (705)720-9081 • www.napoleonfi replaces.com • hearth@napoleonproducts.com SAFETY INFORMATION !WARNING If the information in these instructions are not followed exactly, a fi re or explosion may result causing property damage, personal injury or loss of life. - Do not store or use gasoline or other fl ammable vapors and liquids in the vicinity of this or any other appliance. - WHAT TO DO IF YOU SMELL GAS:• Do not try to light any appliance.• Do not touch any electrical switch; do not use any phone in your building.• Immediately call your gas supplier from a neighbour’s phone. Follow the gas supplier’s instructions.• If you cannot reach your gas supplier, call the fi re department. - Installation and service must be performed by a qualifi ed installer, service agency, or the supplier. CERTIFIED FOR CANADA AND UNITED STATES USING ANSI/CSA METHODS. $10.00 HOT GLASS WILL CAUSE BURNS. DO NOT TOUCH GLASS UNTIL COOLED. NEVER ALLOW CHILDREN TO TOUCH GLASS. !DANGER A barrier designed to reduce the risk of burns from the hot viewing glass is provided with this appliance and shall be installed for the protection of children and other at-risk individuals. This appliance may be installed in an aftermarket, permanently located, manufactured home (USA only) or mobile home, where not prohibited by local codes. This appliance is only for use with the type of gas indicated on the rating plate. This appliance is not convertible for use with other gases, unless a certifi ed kit is used. Decorative Product: Not for use as a heating appliance. LV38N / LV38N2NATURAL GASLV38P / LV38P2PROPANE CERTIFIED UNDER CANADIAN AND AMERICAN NATIONAL STANDARDS: ANSI Z21.50 Ɣ CSA 2.22 FOR VENTED GAS APPLIANCES. SAFETY BARRI E R CERTIFIED TO CANADIAN AND AMERICAN NATIONAL STANDARDS: CSA 2.22 AND ANSI Z21.50 FOR VENTED GAS FIREPLACES. VENTURI ADJUSTMENT REQUIRED FOR INDOOR USE ONLY 12 W415-1539 / B / 11.22.16 ENEN 40 FT (12M)MAXIMUM3 FT (1M)MINIMUM 16" (40.6cm)MINIMUM 33" (83.8cm) SINGLE-SIDED OR SEE-THROUGH Use the periscope kit to locate the air termination above grade. The periscope must be installed so that when fi nal grading is completed, the bottom air slot is located a minimum 12” (30.5cm) above grade. The maximum allowable vent length is 10’ (3m) for a fi replace and 8’ (2m) for a stove. 9.1B 12" (30.5cm)MIN TO GRADE 3.3 SPECIAL VENT INSTALLATION 3.3.1 PERISCOPE TERMINATION 33" (838cm) 24" (60.96 cm) MINIMUM PROJECT TEAM TITLE SHEET N.T.S. T1.0 CONTENTS T1.0 TITLE SHEET T1.1 GENERAL NOTES SURVEY A1.0 SITE PLAN A1.0a ENLARGED PARTIAL SITE PLAN A1.0b ENLARGED PARTIAL SITE PLAN A1.0c SITE PLAN DIAGRAMS A1.0d SITE PLAN DIAGRAMS A1.1 BASEMENT FLOOR PLAN A1.2 GROUND FLOOR PLAN A1.3 SECOND FLOOR PLAN A1.4 THIRD FLOOR PLAN A1.5 ROOF PLAN A2.0 EXTERIOR ELEVATIONS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A2.3 EXTERIOR ELEVATIONS A3.0 BUILDING SECTIONS A3.1 BUILDING SECTIONS A3.2 BUILDING SECTIONS A3.3 BUILDING SECTIONS A3.4 BUILDING SECTIONS L1.0 LANDSCAPE PLAN AREA MAP PROJECT LOCATION: 947 7th Street. Hermosa Beach, CA. 90254 LEGAL OWNER: 947 7th Street LLC / Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 APN: 4186-012-003 LEGAL: Lot 3 of Wilson and Lind's Tract in the City of Hermosa Beach, County of Los Angeles, State of California M.B. 11-73B ZONING: R2-B OCCUPANCY: R-2 / U PROJECT DESCRIPTION: A new condominium development consisting of (2) units with four bedrooms and three and one half bathrooms each. Total overall floor area for the development is 6,293.00 sq. ft. N.I.C. Garage DESIGN: Daryl Olesinski, Principal O+ L BUILDING PROJECTS, LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p. (310) 390 1650 f. (310) 390 1649 e. daryl@OplusL.com PROJECT AREA PERMITS SHALL BE ISSUED FOR THE FOLLOWING: 1. SHORING 2. ENCROACHMENT INTO THE PUBLIC RIGHT OF WAY 3. ELECTRICAL 4. PLUMBING 5. MECHANICAL 6. SPRINKLER SYSTEM 7. SEWER CAP 8. SOLAR PANELS STRUCTURAL ENGINEER: McCullum Engineering Services 880 Manhattan Beach Blvd. Manhattan Beach, CA. 90266 p. (310) 944 0898 f. (310) 545 5423 e. EMengineering@verizon.net Title 24 Calculations: Troy Lindquest AES 229 North Central Ave. # 500 Glendale CA. 91203 p. (818) 246 2844 f. (818) 246-4096 e. info@aes.com Real Estate Consultant: Bunny Crour Srour & Associates 1001 6th Street # 110 Manhattan Beach CA. 90266 p. (310) 372 8433 PROJECT DATAOWNER 945 7th Street LLC - Kent McKeown, Manager 414 Monterey Ave. Hermosa Beach, CA. 90254 PERMITTING LOT AREA: 4,798.40 SQ. FT.TOTAL BUILDING AREA: 7,117.00 SQ. FT. UNIT A: 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS AND BALCONIES 3RD LEVEL LIVING AREA DECKS AND BALCONIES TOTAL LIVING AREA TOTAL DECKS / BALCONIES # O/ BEDROOMS # O/ BATHROOMS 672.00 SQ. FT. 424.00 SQ. FT. 1,320.00 SQ. FT. 0.00 SQ. FT. 1013.00 SQ. FT. 232.00 SQ. FT. 3,005.00 SQ. FT. 232.00 SQ. FT. (4) 3 1/2 UNIT B: 778.00 SQ. FT. 400.00 SQ. FT. 1,427.00 SQ. FT. 0.00 SQ. FT. 1,083.00 SQ. FT. 346.00 SQ. FT. 3,288.00 SQ. FT. 349.58 SQ. FT. (4) ZONING INFORMATION ROOF DECK 0.00 SQ. FT.0.00 SQ. FT. 4 1/2 AREA: REQUIRED PROVIDED LOT AREA / DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: # OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAX. SLOPE FENCES / WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (/ UNIT) PRIVATE STORAGE SPACE CU. FT. / UNIT 1,750.00 SQ. FT.2,399.20 SQ. FT. 3,118.96 SQ.FT (65%)3,108.00 SQ. FT. (64.77%) 17' FROM BACK OF SIDEWALK / 5' ABOVE 4'-0" MIN.4'-0" 5'-0" GND / 3'-0" AB.5'-0" GND / 4'-0" AB. 24'-3" FROM BACK OF SIDEWALK / 5' ABOVE (2) / UNIT (2) / UNIT (1) / UNIT (1) / UNIT 17'-0" FRONT / 17'-0" REAR 24'-3" FRONT / 17'-0" REAR 8'-6" X 20'-0"8'-6" X 20'-0" 16'-0"16'-0" 15.0%4.30% FRONT / 12.5% REAR 600.00 SQ. FT.669.36 SQ. FT. 300.00 SQ. FT.UNIT A: 319.78 SQ. FT. UNIT B: 349.58 SQ. FT. 200.00 CU. FT.UNIT A: 233.25 CU. FT. UNIT B: 384.00 CU. FT. GENERAL BUILDING INFORMATION 232.00 SQ. FT.349.58 SQ. FT. CITY OF HERMOSA BEACH DEPARTMENT OF PUBLIC WORKS NOTES: BASEMENT QUALIFICATION CALCULATION 1ST LEVEL F.F. ELEVATION LINEAL FEET OR PERMITER BUILDING A BUILDING B 126.04 L. FT.XXX.XX L. FT. LINEAL FEET < 6' FROM GD TO F.FL AB. % OF PERMITTER < 6' TO F.FL AB. 126.04 L. FT.XXX.XX L. FT. 100.00 XXX.XX L. FT. 23'-0"23'-0" > 72" (WITHIN SETBACK)42" 86'-6" SYMBOL LEGEND GEOLOGICAL ENGINEER: Norcal Engineering 10641 Humbolt St. Los Alamitos, CA. 90720 p. (562) 799 9469 f. (562) 799 9459 Professional Code The Building Designer designated below assumes "responsible control" over the content of all design instruments of service during their preparation that is ordinarily exercised by Building Designers applying the required Professional Standard of care typical of similar Professionals. _____________________________________________ Daryl Olesinski, Responsible Building Designer: AIR QUALITY VENTILATION CALCULATION UNIT A: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,005.00 / 100 + 7.5(4) 30.05 + 30.00 cfm = 60.05 Ventilation provided by exhaust fan in room A103 - see E1.3 UNIT B: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 3,288.00 / 100 + 7.5(4) 32.88 + 30 cfm = 62.88 Ventilation provided by exhaust fan in room B204 - see E1.2 All calculations are based upon 2010 California Energy Code, Section 150(o), Equation 4-1 CIVIL ENGINEER: SURVEY / TTM Denn Engineering 3914 Del Amo Blvd. # 921 Torrance, CA. 90503 p. (310) 542-9433 CIVIL ENGINEER: GRADING and DRAINAGE Structure Six 3820 Del Amo Blvd. #334 Torrance, CA. 90503 p. (310) 480-1350 f. ((310) 526-5852 TOTAL DECKS / BALCONIES N.T.S.PRODUCT INFORMATION: FIREPLACE 214 /Users/darylolesinski/Dropbox/2016 Projects/1603 945 7th Street/1603 Project Drawing files/1603 Archicad Files/945 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1603 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 08.17.16: Schematic Design Presentation 7th Street Condominiums 945 7th Street., Hermosa Beach, CA. 9025409.15.16: Issue to Real Estate Consultant NOTE: IF ANY DISCREPANCIES OCCUR BETWEEN THESE NOTES AND NOTES WITHIN THE PROJECT MANUAL, THE NOTES WITHIN THE PROJECT MANUAL SUPERCEDE DRAWINGS NOTES. 1. The word "Contractor" means the General Contractor, and where applicable by trade, Subcontractors. 2. Contractor shall be responsible for reviewing all notes prior to finalizing construction contract. 3. The specifications, general conditions and all issued addenda and change orders are part of the design drawings. 4. All construction and details shall be completed in full compliance with the California uniform building code and all other applicable codes and requirements. 5. The General Contractor shall maintain a full set of drawings and specifications and all required permits on the job site at all times. They shall be made available to the Designer and Owner at request. 6. Prior to finalizing contract prices, Contractor shall be responsible for reviewing and coordinating all notes and drawings to include any subcontract requirements or information which may not be indicated on subcontractor's sheets or notes, but which are indicated elsewhere in the construction documents. 7. The contractor (and his sub-contractors) shall study and compare the contract documents and shall at once report to the architect in writing all errors, inconsistencies or omissions discovered and verify all dimensions on site prior to commencing the work. If the contractor proceeds with any of the work so affected without written instructions of the Designer, the contractor shall make good at his own cost any resulting error, damage, defects, or time delays so caused. The contractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 8. Contractor shall provide a blanket one-year guarantee for the total job with the separate guarantee for specific trades/equipment items, with the names of local representatives to be contracted for service. Provide operating and maintenance brochures as required. 9. Contractor shall provide one marked up print drawing indicating all differences, changes, ect., actual locations of concealed work, before final inspection. 10. Where specified items are mentioned, the contractor may submit alternate materials for approval by the architect. Package to contain brochure, cut sheets, specifications, costs, availability, references, ect… contractor to reimburse Designer for time spent evaluating alternatives or substitutions. 11. Written dimensions on drawings shall take precedence over dimensions scaled from drawings. 12. The Designer will submit contract documents for "plan check" and make any necessary corrections. The owner will pay charges, fees and assessments levied by public authorities for connection to the public sewer. 13. Contractor shall consult with representatives of applicable utilities, including gas, water, power, sewer, telephone, and cable television and determine exact locations and availability of utilities and determine the condition of existing service prior to commencing work or connecting utilities. 14. Contractor shall provide all walls, terraces, walks, and drives as shown on plans and also provide any expansion joints, curbs, etc. that may be required for durable construction to be approved by the Design Professional. 15. Contractor to stake out all works as shown on plans, confirm existing conditions and property line locations, and verify compliance with setbacks and clearances required by code. 16. Improvements on the site, work in progress, stored materials, and public and private improvements on property adjacent to the site, shall be protected by the contractor from damage arising from the work. All damage so occurring shall be repaired or replaced by the contractor at no cost to the owner. 17. Submittal documents for deferred submittal items shall be submitted to the Design Professional or engineer of record who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the building official. 18. Structural observation by the engineer shall be preformed. A statement in writing shall be given to the building official, stating that site visits have been made and whether or not any observed deficiencies have been corrected to conform to the approved plans and specifications. 19. Contractor shall correlate work between design drawings and specifications and consultant drawings and specifications. 20. Contractor shall confirm any discrepancies between drawings or specs and job site conditions with Design Professional prior to starting portions of the work affected. 21. Written dimensions shall prevail over scaled dimensions on drawings. In no event is dimension to be scaled off the drawings without prior approval from the Design Professional. 22. Dimensions marked "clear" are not adjustable without the authorization of the architect. 23. Details are intended to show final affect of parts of construction. Minor modifications may be required to suit particular job site dimensions or conditions and shall be included within the scope of the work and Construction Contract. Any modifications required in details are to be first reviewed and confirmed with the Design Professional prior to construction. 24. Contractor shall review all items noted "verify or confirm with owner or Designer" which might affect costs prior to finalizing construction contract and subcontractors, and shall confirm final decisions regarding selection, materials, color, finish or other specifications not yet decided regarding these items. Contractor shall include the cost of these items within the original contract price. 25. Unless items are specifically itemized as not included in contract (NIC), they will be assumed to be included in the estimate or contract price. 26. The Design Professional, prior to the commencement of the work must approve all change orders in writing. Otherwise the contractor will take full responsibility for all the costs. Contractor shall immediately notify the Owner of any extra costs arising from the execution of his contract or subcontracts and shall receive Owner's written approval of it prior to doing the work. 27. Design work is the responsibility of the architect and any design changes made by the contractor shall be the full responsibility and liability of the contractor. 28. Contractor shall be responsible for supervising that all general and subcontract work is being accomplished according to the most current construction documents, including revisions. The contractor shall also be responsible for the coordination of work of subcontractors under separate contract with the owner. 29. Four sets of shop drawings shall be submitted to the Design Professional for approval. All shop drawings will require at least 10 working days for design review. 30. Contractor shall provide proper ventilation, clearances, and fire protection for all new fireplaces, ovens, hot water heaters, furnaces, vents and flues as required by the drawings, specifications and code. 31. Details marked "(typical)" shall apply in all cases, unless specifically noted otherwise. Where no detail is shown, construction shall be as shown for other similar work. 32. All unspecified materials shall be new first line products of a recognized manufacturer. No substitutions from specifications shall be used unless approved by the architect. If available, manufacturers guarantee shall be provided in writing. 33. A separate permit shall be secured for all electrical, plumbing and heating-ventilating work. 34. Licenses and permits necessary to the performance completion and approval of the work, and all inspection and other applicable fees (excluding building permit fees) shall be secured and paid for by the contractor. 35. Contractor shall have evidence of current workmen's compensation insurance coverage on file with the Department of Building and Safety in compliance with Section 3800 of the California Labor Code. 36. Contractor shall submit Haul Route Memo to Department of Building and Safety for approval. 37. The Contractor shall submit structural calculations, signed by a State Licensed Engineer, for skylight, and store front assemblies for review and approval. 38. Dimensions are to face of plywood, face of masonry, face of concrete, and to grid lines unless otherwise noted. 39. All insulation materials shall be certified by the manufacturer as complying with the California Quality Standards of Insulating Material. 40. No door except bathroom doors in the path of travel of a means of escape shall be less than 32 inches (71.12 cm) wide. 41. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an emergency. 42. Interior wall finishes shall have a minimum flame spread classification of III (T-42-b). 43. Overflow drains shall be connected to drain lines independent from the roof drains. 44. Mechanical ventilation system in lieu of operable windows in bathroom/toilet room/ laundry to furnish five air changes per hour direct to the outside is required. (1205-a) 45. Glazing and insulation shall conform to the State Energy Insulation Standards. 46. Provide a 1-hour fire resistive occupancy separation per Building Code Table 5B or Title 24, Table 5B. 47. Fire resistive assemblies for protection of openings to comply with Building Code #4306 or Title 24, #4306. 48. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Building Code #3304(c), Fire Code #12.104, or Title 24, #2-3303 (c). 49. Width and height of required exit doorways to comply with Building Code #3304(e) or Title 24, #2-3303(e). 50. Comply with Building Code #1210(a) regarding fire warning system smoke detectors. Hard wired. 51. Comply with Building Code #1204 regarding access. 52. Clearance of brush and vegetative growth will be maintained per Fire Code #11.502 and #11.503. 53. A permit from the Dept. of Public Works is required for a protection fence or canopy on or over any street or public space (91.4407). 54. No trenches or excavations 5 feet or more in depth into which a person is required to descend. 55. Contractor shall erect and maintain temporary barricades as needed for protection against accident, and shall continuously maintain adequate protection of his work and the owner's property from damage or loss arising in connection with construction. 56. G.C. shall clean glass, remove stains, spots, marks and dirt from all work, clean all hardware, remove paint spots from all surfaces, clean all fixtures and floors. 57. Temporary electric power and sanitary facilities are to be provided and paid for by the contractor. 58. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery or any other item. 59. Contractor shall protect all floor surfaces from damage and equip mobile equipment with pneumatic tires. 60. All metal flashing, gutter, and downspout joints shall be lapped, joined, and sealed so that they are water tight and provide for positive water flow. 61. Contractor shall arrange with the necessary utility companies to connect utilities underground. 62. When demolition is required on site all debris must be removed from the site at the expense of the contractor and a demolition permit must be obtained by a licensed wrecking contractor (class c-21), or by a licensed general contractor (class b-1) who is also the contractor for a new building to be erected on the same site. Contractor's license shall be verified prior to issuance of permit. FRAMING 63. In addition to any structural grade requirements, all exposed wood beams and posts shall be selected for best appearance grade, with a minimum of knots, cracks and checks. 64. Contractor shall provide access to all attic areas and plumbing as required by code and shall confirm access locations with Design Professional prior to framing. 65. Contractor shall coordinate framing with proposed locations of electrical, mechanical and plumbing work so as to avoid changes in framing which might conflict with proposed equipment, fixture of diffuser locations. 66. Provide framed openings for medicine cabinets during rough framing, confirming size, location and heights of openings with Design Professional prior to construction. 67. Provide blocking as required for cabinets, toilet paper holders, towel bars and other specialty items. 68. All exposed wood beams, decking or other members installed prior to enclosing the building envelope and completing roof membrane shall be protected during construction against moisture, staining and other damage by protecting with weatherproof plastic wrappers and additional protective measures as may be required. STRUCTURAL 69. All welding to be done by welders certified by the appropriate city building department. 70. Glued-laminated lumber shall be fabricated in accordance with uniform building code standard no. 25-10. Exposed structural glued-laminated lumber shall be moisture-resistant treated wood or wood of natural resistance to decay. 71. All posts, plates, sleepers, etc. bearing on or embedded in concrete or masonry shall be pressure treated lumber. ROOF, ROOF FLASHING AND DRAINAGE 72. Contractor and Roofing Contractor shall furnish an unconditional written guarantee to Owner covering all materials and installation of new roofing, flashings and membranes for a period of 10 years following final completion of construction. 73. Contractor shall employ a qualified independent inspection service for inspection of the roof installation, including any insulation and flashings, and shall confirm arrangements with Owner, Design Professional, manufacturer's representative and roofing contractor prior to construction. 74. All built up or single-ply membrane roof areas shall have minimum 1/4" per foot pitch to drains for spans up to 20'-0", 1/2" per foot for spans over 20'-0". Emergency overflow scuppers or drains shall be installed with outlets 2" above principal roof drains, and shall be independent of principal roof drains or gutters. 75. All roofs, parapets, chimney and other flashings shall be installed so that they are watertight. Notify Design Professional of any points where water or moisture may penetrate for additional water protective measures. 76. All scuppers, gutters, downspouts, leader boxes or other sheet metal work shall be properly flashed and shall have welded or sealed waterproof joints. All bends, seams, splices, or other connections shall be straight, smooth and continuous without dimples or dents. Unless specified, sheet metal gauge shall be sufficient to withstand denting or bending. 77. Provide galvanic or bituminous insulation as approved by Design Professional between dissimilar metals. 78. Unless otherwise noted, all concealed interior roof drain downspouts shall be PVC schedule 40, min. 4" diameter or larger as specified sufficient to handle roof areas. All connections shall be watertight.. DOORS, WINDOWS 79. Exit doors must open over a landing not more than 1/2" below the threshold. 80. Glazed openings within 40"of a door lock shall be tempered glass. 81. All glazing in shower areas shall be of approved shatter resistant material. 82. Shower areas shall be finished with a hard non-absorptive surface to a height of 70" above drain inlet. 83. See ENERGY section for additional information regarding weather-stripping, etc. 84. Glass doors, adjacent panels, and all glazed openings within 18" of the adjacent floor shall be of glass approved for impact hazard 91.1711(d) (hsc 25997 eff. 3/4/72). All glazing to be fully tempered glass with no bugs or tong marks and should be accompanied by written certificates indicating tempering. 85. Wood flush-type doors shall be 1 3/8" thick minimum with solid core construction. 91.6709.1 -Door stops of in-swinging doors shall be one-piece construction with the jamb or joined by rabbet ot the jamb. 91.6709.4 86. All pin-type door hinges accessible from the outside shall have non-removable hinge pins. Hinges shall have min. 1/4" dia. steel jamb stud with 1/4" min. protection. The strike plate for the latches and the holding devise for the projecting dead bolts in wood construction wall shall be secured to the jamb and the wall framing with screws no less than 2-1/2" long. 91.6709.5, 91.6709.7 87. Provide dead bolts with hardened inserts: deadlocking latch with key-operated locks on exterior. Locks must be openable from inside without key, special knowledge or special effort (latch not required in B, F, and S occupancies. 91.6709.2 88. Straight dead bolts shall have a min. throw of 1" and an embedment of not less than 5/8", and a hook-shaped or an expanding-lug dead bolt shall have a minimum throw of 3/4". 91.6709.2 89. The use of a locking system which consists of a deadlocking latch operated by a doorknob and a deadbolt operated by a non -removable thumb turn which is independant of the deadlocking latch and which must be seperatly operated, shall not be considered as a system which requires special knowledge or effort when used in dwelling units. The door knob and the thumb turn which operates the deadbolt shall not be seperated by more than 8 inches. 90. Wood panel type doors must have panels at least 9/16 in. thick with shaped portions not less than 1/4 in. thick and indvidual panels must be no more than 300 sq. in. in area. Mullions shall be considered part of adjacent panels except mullions not over 18 in. long may have an overall width not less than 3 inches in width. 91. Sliding doors shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 91.6710 92. Sliding glass doors shall be equipped with locking devises and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.1 93. Metal or wooden overhead or sliding doors shall be secured with a cylinder lock, padlock with a min. 9/32" diameter hardened steel shackle and bolted, hardened steel hasps, metal slide board, bolt or equivalent device unless secured electrically operated. 91.6711 94. Provide metal guides at top and bottom of metal accordian grate or grill-type doors and cylinder locks or padlocks. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 91.6712 95. Sliding windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open positiion. 91.6715.1 96. Sliding windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.2 MISCELLANEOUS 97. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 98. All grading shall be accomplished in accordance with the uniform building code. All excess excavated material resulting from grading shall be removed from the site by the contractor. 99. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of 1972 ansi a134.1, a134.2, a134.3, and a134.4. SECURITY NOTES All openings marked by the symbol * on the door/window schedule are security openings and the following requirments shall apply: 100. Sliding doors and windows shall be provided with a device in the upper channel or the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 101. Swinging doors. 102. Doorstops of in-swinging doors shall be of one-piece construction with the jamb or be provided with some device to prevent the door from being opened should the stop be removed. 103. Stops on out-swinging doors to be one-piece construction or fastened wih 3/4" screws 6" o.c. 104. All pin-type hinges that are accessible from outside the secured area when the door is closed shall have non-removable hinge pins. In addition, they shall have a minimum 1/4" diameter steel jamb stud with 1/4" minimum protection. 105. The strike plate (min. 16 us gauge, stud, bronze or brass) for latches and the holding device for projecting deadbolts shall be secured to the jamb and wall framing with 2" long screws. 106. All exterior doors shall be flush-type wood doors 1-3/4" thick with solid core construction, or fully tempered glass if glass, and shall be installed with dead locking latches. Deadbolts shall have a minimum 1" throw and a minimum 5/8" embedment (straight type) and shall contain hardened inserts. Locks shall be flush, key-operated cylinders on the exterior and shall be openable without key , special knowledge, or special effort on the interior. 107. Jambs shall be installed with solid backing for a 6" vertical distance on each side of the lock strike area. 108. Trimmers shall be full door length with solid backing against sole and header plates. 109. Horizontal blocking shall be placed between studs at lock strike height for 3 stud spaces. 110. All security doors shall be equipped with locks that incorporate the following features: deadbolt with minimum 1" projection and minimum 5/8" embedment in strike plate, cylinder guard and minimum 5 pin tumbler locks, and minimum 1/4" diameter connecting screws. 111. Double doors (inactive leafs) shall be secured with both head and base flush bolts with a minimum 5/8" embedment. 112. Window provisions 113. Sliding glass windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the test specified in 91.5731 and 91.6732, LA city building code. 114. Windows and openings within 12 feet of ground level with over a 96 sq.in. area are deemed "accessible." 115. Glazing and glazed assemblies for "accessible" openings shall be certified as meeting test provisions of ubc 41-2 116. Glazing in exterior doors or within 40" of any locking mechanism shall be tempered or burglary resistant. ENERGY NOTES 117. The requirements of title 24, part 2. chapter 2-53 have been reviewed and the design submitted conforms with these regulations signed by the Design Professional. 118. The contractor shall provide the original occupant a list of heating, cooling, water heating, lighting, and conservation of solar devises installed in the building and instructions on how to use them efficiently. 119. A maintenance label shall be affixed to all equipment requiring preventative maintenance, and a copy of the maintenance instructions shall be provided for the owners use. 120. Insulation shall be certified by the manufacturer to comply with the California quality standards for insulating material. 121. After installing insulation, the installer shall post in a conspicuous location a certificate signed by the installer stating that the installation is consistent with the plans and specifications for which the building permit was issued, and conforms with the requirements of chapter 2-53. The certificate shall also state the manufacturer's name and material identification, the installed "r value," and, if loose-fill insulation, the minimum installed weight per sq.ft. consistent with the manufacturer's labeled installed design density for the desired "r value." 122. Ceiling/.roof shall be insulated (as per 2-5352 [a]) between framing members with insulation having an installed thermal resistance of r-19 or greater. 123. Wood-framed walls shall be insulated between framing members with insulation having an installed thermal resistance r-11 or greater. Framed foundation walls of heated basements or heated crawl spaces shall be insulated above the adjacent outside ground line with insulation having an installed thermal resistance of r-7. 124. All doors and windows between conditioned and unconditioned space shall be fully weather-stripped. 125. All openings in the building envelope such as frame, framing and panel joints, electrical and plumbing line openings, and masonry/wood framing joints shall be caulked or otherwise sealed to limit infiltration. 126. Manufactured doors and windows shall be certified and labeled indicating that they meet the infiltrations standards listed in table 2-53v, t-24, section2. 127. Fan or other exhaust systems exhausting air from conditioned space to the outside shall be provided with backdraft dampers to prevent air leakage. 128. Thermostatically controlled heating or cooling systems shall have an automatic thermostat with a clock mechanism which the building occupant can manually program to automatically set back the thermostat points for at least two periods within 24 hours. 129. Specify water heater size, fuel type, and that it is state listed. 130. Storage type water heaters shall be externally wrapped with insulation having an installed thermal resistance of r-12 or greater. 131. All showerheads, lavatory faucets and sink faucets shall be certified by the manufacturer as complying with the applicable California appliance efficiency standards. 132. Lamps used in luminaries for general lighting in kitchens and bathrooms shall have an efficiency of not less than 25 lumens per watt (i.e. fluorescent). Luminaries which are the only lighting in a kitchen or bathroom will be considered general lighting. Lighting to be used only for specific visual tasks or decorative effect are exempt from this requirement. Such exempt lighting includes luminaries that are meant to light only a specific task area such as a kitchen counter or sink, a dinning table, or a bathroom mirror. FINISHES, CABINETRY, RAILINGS, ETC. 133. Contractor shall submit actual material samples for Design Professional's review of all finish materials, paint and stains prior to ordering materials. 134. All window door and other opening corners shall be reinforced with expanded metal lath nailed diagonally across corner. 135. Stucco surfaces shall be straight and plumb with no wobble, wave or irregularities over the course of the wall plane. 136. Confirm stucco finish and color with Design Professional prior to finalizing estimate. 137. Unless noted otherwise, all plaster and drywall materials and installation shall be according to current U.S. Gypsum Handbook specifications and applicable code requirements. Use waterproof drywall in all bathrooms, kitchens, janitor's closets, and wet areas. 138. Interior gypsum board shall be 5/8" thickness in all areas taped and finished smooth for wall paint. All gypsum board shall be installed using flathead drywall screws only. Countersink all screw heads. 139. The use of gypsum board for tiled walls or ceilings in showers and other wet areas is prohibited. 140. The use of Wonder Board or Durock will be acceptable for backing only with Architect's written approval, and only if a waterproof membrane is installed behind board over studs. Use full sheets wherever possible to eliminate joints. Where joints are unavoidable, hold boards apart 1/8" and use 2" fiberglass tape to reinforce joints. Apply min. 1/2" thick mortar bed plus 1/8" bonding over backing surfaces. 141. Contractor shall be responsible for ordering all ceramic tile and other finish materials with enough lead time so that ordered material can be confirmed as acceptable, and any unacceptable material replaced, without delaying construction. 142. Contractor shall include in construction contract installation of all finish hardware, including but not limited to cabinet pulls, knobs, door stops, towel bars, toilet paper holders and other miscellaneous items, regardless of whether those items are supplied by Owner or an allowance. See PAINTING section for painting notes. PAINTING 143. Contractor shall include within the scope of his work preparation, priming, and finish painting of exterior walls affected by additions and remodeling and interior walls and ceilings, including doors, sash and trim work. Confirm any exposed beams, decking, cabinets or wood to be stained and/or clear sealed prior to ordering. Confirm paint, stain and finish selections and specifications with Architect, submit color samples and apply sample colors on actual surfaces to be painted for Design Professional's review prior to ordering material. 144. Before beginning, inspect all work to be painted and report to Design professional any conditions which will prevent a quality finish from being accomplished. Commencing of work by the Contractor indicates his acceptance of the surfaces. UTILITIES, PLUMBING, DRAINAGE, ETC. 145. Contractor shall consult representatives of local utilities, including gas, water, power, sewer, telephone and TV where applicable, concerning locations and availability of utilities prior to commencing work or connecting utilities, and shall be responsible for any damage to existing utility lines. Locations and elevations of all exiting and new mains and meters shall be confirmed on the record drawings. 146. Plastic drain, waste or vent pipe, where permitted, shall be A.B.S. as approved per ASTM Standard D2261-73. Waste lines inside the structure shall be fully wrapped with insulation to reduce sound through walls and ceilings. 147. Flush out new and old water supply lines prior to connecting fixtures. 148. Contractor shall maintain adequate and constant water supply to all existing plumbing fixtures, hose bibs and sprinkler systems desired by Owner during construction. 149. General Contractor shall confirm arrangements for any temporary power and telephone service with Owner prior to finalizing contract. See Electrical Plans for electrical work. 150. All plumbing lines in ceiling & walls to be cast iron. 151. Showers are to be provided with pressure balancing valves. 152. Contractor shall verify that copper water supply lines are sized to provide acceptable pressure and volume. Contractor shall connect waste lines to sewer and provide clean-outs and ventilation as required by the uniform plumbing code. All copper used shall be type k. 153. Access panel (12"x12") or utility space to be provided for all plumbing fixtures having slip joint connections. 154. Seismic gas shut off valve to be installed on each fuel gas line for new buildings. For permit information contact the plumbing division at (213) 485-2311. 155. Gas piping shall not be installed in or on the ground under any building or structure. 156. Low consumption water closets shall be installed. 157. Contractor shall provide low flush toilets (1.6 gallons/flush) and low flow showerheads. 158. Water heater must be strapped to wall, with approved strapping per UPC 510.5, strap shall be ICBO approved. MECHANICAL, SHEET METAL NOTES 159. All sheet metal work shall be in accordance with SMANA Manual standards and applicable codes. 160. The Contractor shall provide the Owner a list of the heating, cooling, ventilating, water heater and lighting systems and conservation or solar devices installed in the building and instruction on how to use them efficiently. 161. Furnish complete maintenance information. Required routine maintenance actions shall be clearly stated and incorporated on a readily accessible label. Label shall be affixed to all equipment requiring preventive maintenance, and a copy of the maintenance instruction shall be provided for the Owner's use. Contractor to provide Owner complete maintenance instructions, i.e., belt replacement, oil and lubricating along with installer's name, address and telephone number. 162. Provide submittal shop drawings and manufacturer's specifications for Design Professional's review, if equipment deviates from that specified. 163. Contractors to thoroughly clean all portions of their work, remove all debris and leave installation in perfect condition, ready for use. 164. EER rating and heating combustion efficiency rating of each HVAC unit shall comply with state requirements. 165. All furnaces, condensers, fans or other noise-producing equipment to be installed inside or on the building structure shall be mounted and insulated so as to minimize sound transmission to usable areas. Use ribbed neoprene pads, sound isolators, spring hangers and/or equivalent vibration reducing devices to isolate equipment from structure. 166. Condenser refrigerant piping in the structure shall be installed so as not to touch structure, framing or wall surfaces. Install foam rubber cushions at penetrations to separate piping from structure. 167. Insulation lining must be approved by the building department and shall meet or exceed NFPA standards. 168. Controls shall be adjustable to provide a temperature range of up to 10 degrees between full heating and cooling. 169. All bathroom and exhaust fans, range vents and built-in ovens shall be vented to the outside. Confirm all vent locations with Design Professional prior to ducting. See ENERGY Section for additional information regarding thermostats, insulation, etc. ELECTRICAL NOTES 170. Unless noted otherwise, all conduits shall be concealed in structure, attic spaces or underground. Any exceptions are to be reviewed and confirmed in writing to the Design Professional. 171. Contractor shall confirm all electrical loads and requirements for existing and new appliances, heating and air conditioning systems and other electrical equipment and fixtures prior to finalizing contract. 172. Contractor to verify that any existing service, meter, main, panel, conduits and wiring to remain are adequate. Advise Owner prior to finalizing contract of any changes required. 173. Contractor to verify clearances for all recessed fixtures and advise Design Professional of any conflicts prior to ordering. 174. Confirm fixture trim selection, diffuser and finish options with Design Professional prior to ordering. 175. All recessed fixture trims shall be gasketed and tight fitting to prevent light leaks. 176. All wiring shall be copper, in flexible or rigid conduit as specified by code. No "Romex" or other non-conduited wiring permitted when permitted by code. 177. Confirm material and color of all switches, outlets and cover plates with Design Professional prior to ordering. 178. Contractor shall provide Title 24, Form 5, if required. 179. Light controls shall be 3'-10" to center above finished floor, unless noted otherwise. 180. All wall duplex receptacles, telephone, TV, and other outlets shall be mounted 15" to top of box above finished floor, except at counters and where otherwise noted. 181. Ground fault interrupter required for all exterior outlets, bathrooms, temporary panels and other wet areas required by code. 182. Every dwelling unit shall be provided with smoke detectors conforming to U.B.C. standard 43-6. Smoke detectors shall be located in every room used for sleeping purposed and in corridors or areas giving access to such rooms. Detectors shall be mounted on the ceiling or on a wall within twelve (12) inches of the ceiling when located in a room and in the ceiling or wall at a point centrally located in the corridor or area giving access to such rooms. In an efficiency dwelling unit, the detector shall be located on the ceiling of the main room. Where sleeping rooms are on upper level, a detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located in accordance with approved manufacturer's instructions. When actuated, the detector shall provide an alarm in the dwelling unit. Confirm type and locations of all devices with Owner prior to ordering and wiring. 183. Contractor to verify fire alarm system, computer system, security system, lighting control system, stereo wiring, intercom system, low voltage landscape lighting, and other special systems or electrical requirements with Design Professional and Owner prior to finalizing contract. 184. The indoor storage of combustible materials shall be regulated in relation to arrangement, location, size of areas, height, separations and housekeeping. 185. Provide a portable fire extinguisher with a rating of not less than 2-a or 2-b 10bc within 75 feet of travel distance to all portions of the building. 186. Location of fire extinguisher to be as required fire/building inspector. 187. In each dwelling unit & guest room provide a smoke detector mounted on the ceiling or wall of each sleeping room at a point centrally located on the wall or ceiling of the hallway or room giving access to the sleeping room at the top of the stairway with sleeping rooms at the upper level. 188. Smoke detectors hardwired & interconnected per UBC. 189. The construction shall not restrict a five-foot clear and unobstructed access to any water or power distribution facilities (Power poles, pull-boxes, transformers, vaults, pumps, valves, meters, appurtenances, etc.) or to the location of hook-up. The construction shall be not within ten feet of any power lines-whether or not the lines are located on the property. Failure to comply may cause construction delays and/or additional expenses. EXITING 190. Exit door shall be openable from the inside without use of a key, special knowledge, or effort. Flush or surface bolts are prohibited. 191. Exit doorways shall not be less than 36" in width nor less than 6'-8" in height. Projections including panic hardware if required shall not reduce the opening width to less than 32" clear. STORM WATER - BEST MANAGEMENT PRACTICES This project shall implement the Best Management Practices identified on attachment "A" entitled "Minimum Requirements for Construction Projects/Certification Statement". Note: A Wet Weather Erosion Control Plan utilizing sediment and erosion control BMP's, for projects that leave disturbed soil during the rainy season (October 1 to April 15) is required. The WWECP must be prepared, for projects that have already broken ground, not less than 30 days prior to the beginning of each rainy season during which soil will be disturbed, and implemented throughout the entire rainy season. A copy of the WWECP sall be kept on the project site at all times beginning 30 days prior to the start of the rainy season through the end of the rainy season. For projects that will begin construction during the rainy season, the WWECP must be available 30 days before construction commences. The WWECP must be submitted to the Bureau of Engineering, Public Works for review and approval. GEN. NOTES N.T.S. T1.1 GENERAL NOTES CITY OF HERMOSA BEACH PLAN CHECK NOTES 1. Plans shall comply with Title 24 energy efficiency requirements and all mandatory measures. (2010 California Energy Code "Title 24") 2. Factory built fireplaces and chimneys must be listed and labeled, installed per Manufactures's instructions R1004 & R1005. Fire place shall have glass door. 3. a) CO Alarms shall be listed for compliance with UL2034, UL2075, and/or NFPA 720. [CRC R315.3] b) CO Alarms shall be interconnected such that the activation of one alarm will activate all alarms in the individual dwelling unit. [CRC R315.1.2] 4. Shower compartments and wall above bathtubs with installed shower heads shall be finished with a smooth nonabsorbent surface to a height not less than 6'-0" above the floor [CRC R307.2] 5. All new fixtures shall be water conserving CPC 402.0. 6. Dryer vent shall be a max. of 14 feet in length with (2) 90 degree bends to the exterior (CMC504.3.2). Exhaust duct shall be equipped with a back draft damper. 7. All appliances are to be Energy Star rated HBMC 15.48.020 Subsection A4.210.1 - Appliance Rating. 8. All pluming fixtures are required to be "Low Flow" fixtures HBMC 15.48.020 Subsection A4.303 - Indoor Water Use. 9. A.I.T.C certificate to be given to inspector prior to installation of glued laminated wood members. CalGreen REQUIREMENTS / 2010 MANDATORY MEASURES 1. Automatic irrigation systems controllers installed at the time of final inspection shall be weather based (4.304.1) 2. Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents (4.406.1) 3. Cover duct openings and other related distribution component openings during construction (4.504.1) 4. Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits (4.504.2.1) 5. Paints, stains and other coatings shall be compliant with VOC limits (4.504.2.2) 6. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds (4.504.2.3) Verification of compliance shall be provided. 7. Carpet and carpet systems shall be compliant with VOC limits (4.504.3) 8. Minimum 50% of floor area receiving resilient flooring shall be comply with Section 4.504.4. 9. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 4.504.5 10. Install capillary break and vapor retarder at slab on grade foundations (4.505.2) 11. Check moisture content of building materials used in wall and floor framing before enclosure (4.505.3) 12. Provide insulated louvers/covers (min R-4.2) which close when the fan is off for the whole house exhaust fans (4.507.1) 13. Duct systems are sized, designed, and equipment is selected per CalGreen Section 4.507.2. HVAC system Installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. 14. Please provide a copy of the operation and maintenance manual to the building occupant or owner addressing items 1 through 10 in CalGreen Section 4.410.1 15. Cool roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. 16. Please submit construction waste management plan per CalGreen Section 4.408.2 (or in accordance with the local ordinance). Divert a minimum of 50% of the construction waste generated at the site to recycle or salvage per Section 4.408.1. Please provide the following information on the plan. a) Identify the materials to be diverted from disposal by recycling, reuse on the project of salvage for future use or sale. b) Specify if materials will be sorted on site or mixed for transportation to a diversion facility. c) Identify the diversion facility where the material collected will be taken. d) Identify construction methods employed to reduce the amount of waste generated. e) Specify that the amount of materials diverted shall be calculated by weight or volume. Note on plan to provide documentations showing compliance with above to the building department. 215 216 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections AC AC ACAC119'-11 3/4" 17'-0" 5'-0"39'-11 3/4"4'-0"31'-11 3/4"4'-0"17'-0" 5'-0" 3'-0"39'-11 3/4"4'-0"4'-0"3'-8" 8'-0" 25'-0"25'-0"3'-1 3/4"3'-0"174.96' FL FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' 170.94' FL FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' 155.98' FL 156.29' TC171.00'170.00'169.00'167.00'160.00'159.00'158.00'157.00'LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY FD L&T LS 8710 10.94' S'LY AND 0.28' E'LY OF PROP. CORNER TAG ELEV = 159.20' FD L&T LS 5850 0.14'' N'LY AND 0.01' W'LY OF PROP. CORNER TAG ELEV = 175.47' 173.00' 174.00' 175.00' LINE OF ADJOINING RIGHT OF WAY 159.00' 158.00' 158.72' FL 159.07' TC171.00'166.00'172.00'173.00'174.00'175.00'165.00'LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE PROPOSED SITE WALL - MAX. 42" AB. GD. LINE OF BUILDING ABOVE 168.00'166.00'165.00'164.00'163.00'162.00'161.00'156.79'156.79'157.43'D158.07'D 158.71' D 159.35'D 161.91'D 163.83'D 165.75'D GUEST PARKING 8.5' x 22' 157.00' GUEST PARKING 8.5' x 22' 172.00' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@159.72' T.W.@161.50' T.W.@161.50' T.W.@161.50' 158.04' 157.79' 157.22' 157.84' 157.59' 157.02' 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH 167.67'168.23'DD 168.23' 168.23'168.23'168.23'LIGHT WELL TOBASEMENTGARAGE SETBACK FRONT YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK167.00'167.0 0 'T.W.@168.00' T O/ PAD @167.25' EGRESS LADDERSEE DETAIL X/A9.1 170.87' 173.50' 174.13' D 174.75' D 174.75'D174.18'D173.63'D173.08'D172.53'D171.97'D171.42'D170.87' 171.65' 172.49' 173.01'170.89' 170.89' GUEST PARKING 8.5' x 17' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@173.00' MAX. DRIVEWAY SLOPE 12.5% 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH GARAGE SETBACK REAR YARD SETBACK REAR YARD SETBACK AT SECOND FL.SIDE YARD SETBACKSIDE YARD SETBACKT O/ PAD @169.50' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE DRIVEWAY APPROACH SHALL MEET CITY STANDARDS # 102 1 A1.0a 1 A1.0a SLOPE 2%157.84' 157.84' 157.84' MAX. DRIVEWAY SLOPE 4.3% 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a LANDING NEIGHBORING PROPERTIES CURB CUT DISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL - MAX. 42" AB. GD. PROPOSED SITE WALL PROPOSED SITE WALL PROPOSED SITE WALL 7TH STREET RIGHT OF WAY8TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETNOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETT.W.@159.72' 42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATE SIDEYARD WALKWAYSIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARDSETBACK CONCRETE WALKWAY / STAIR WITHIN SIDE YARDSETBACK N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE T.W. 159.72'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .3'-1/4" 12'-3 1/4" 44'-6 1/4" 50'-9 1/2"4'-1/2"13'-9"36'-5 1/4"2'-6 1/2"5'-11 1/4"10'-11 1/4"19'-3 3/4"22'-9 3/4"27'-0"31'-8 3/4"35'-10 3/4"74'-8 1/2" 63'-9 1/4" 80'-3" 84'-11 3/4" 90'-3" 102'-3 3/4" 98'-10" 116'-11" 118'-0" 112'-5"2'-6 1/2"98'-10" CRITICAL POINT #4: 199.74' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #3: 201.27' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #2: 201.93' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #6: 201.38' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #1: 204.14' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #5: 203.73' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #7: 203.60' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #8: 202.31' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #10: 203.50' MAX. ALLOWABLE 199.88' PROVIDED CRITICAL POINT #11: 203.06' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #12: 200.22' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #13: 198.72' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #14: 199.05' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #14: 201.47' MAX. ALLOWABLE 199.88' PROVIDED CRITICAL POINT #15: 199.97' MAX. ALLOWABLE 199.88' PROVIDED CRITICAL POINT #16: 198.65' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #3: 190.04' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #2: 194.35' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 190.00' PROVIDED CRITICAL POINT #6: 193.05' MAX. ALLOWABLE 188.66' PROVIDED CRITICAL POINT #5: 189.30' MAX. ALLOWABLE 188.66' PROVIDED CRITICAL POINT #1: 198.90' MAX. ALLOWABLE 190.00' PROVIDED CRITICAL POINT #15: 199.13' MAX. ALLOWABLE 199.05' PROVIDED N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B UNIT A 171.37 P.C.175.46 P.C.164.90' P.C .157.07 P.C.SITE PLAN 1/8" = 1' - 0" A1.0NSITE PLAN 1/8" = 1' - 0" SITE PLAN DATA: LOT COVERAGE: 4,798.40 SQ. FT. TOTAL LOT AREA 4,798.40 (.65) = 3,118.96 SQ. FT. ALLOWED 3,108.00 SQ. FT. PROVIDED (64.77%) FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 LANDSCAPE PLAN - SEE SHT. L1.0 SITE PLAN NOTES NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY. 1. AS PER PLANS PROVIDED, ALL ROOF AND SITE HARDSCAPE DRAINAGE SHALL FLOW VIA GRAVITY TO PERMEABLE PLANTER AREAS   2. PEDESTRIAN PROTECTION SHALL BE PROVIDED ALONG  SECOND STREET, PLAM AVE. AND MANHATTAN AVE. DURING THE COURSE OF CONSTRUCTION (CRC R318.3). 3. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET (CRC SECT. 319.1). 4. ALL UTILITIES ARE TO BE AN UNDER GROUND INSTALLATION (HBMC 17.22.060(F). CONTACT LOCAL UTILITY COMPANY FOR SPECIFIC REVIEW AND COORDINATION.NCRITICAL POINTS DIAGRAM 1/8" = 1' - 0" LONGITUDINAL LOT SLOPE EAST: 175.46 - 164.90' = 10.56' / 119.99' = .088' VERT. / 1'-0" HORZ. LONGITUDINAL LOT SLOPE WEST: 171.37' - 157.07' = 14.33' / 119.99' = .12' VERT. / 1'-0" HORZ. 217 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections AC AC ACAC119'-11 3/4" 17'-0" 5'-0"39'-11 3/4"4'-0"31'-11 3/4"4'-0"3'-8" 8'-0" 25'-0"3'-1 3/4"FD L&T RCE 30826 11.00' S'LY ON PROP. LINE PROD. TAG ELEV = 156.47' 155.98' FL 156.29' TC167.00'160.00'159.00'158.00'157.00'LINE OF ADJOINING RIGHT OF WAY LINE OF ADJOINING RIGHT OF WAY FD L&T LS 8710 10.94' S'LY AND 0.28' E'LY OF PROP. CORNER TAG ELEV = 159.20' 159.00' 158.00' 158.72' FL 159.07' TC166.00'165.00'LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE PROPOSED SITE WALL - MAX. 42" AB. GD. LINE OF BUILDING ABOVE 168.00'166.00'165.00'164.00'163.00'162.00'161.00'156.79'156.79'157.43'D158.07'D 158.71' D 159.35'D 161.91'D 163.83'D 165.75'D GUEST PARKING 8.5' x 22' 157.00' GUEST PARKING 8.5' x 22' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@159.72' T.W.@161.50' T.W.@161.50' T.W.@161.50' 158.04' 157.79' 157.22' 157.84' 157.59' 157.02' 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH 167.67'168.23'DD 168.23' 168.23'168.23'168.23'LIGHT WELL TOBASEMENTGARAGE SETBACK FRONT YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK167.00'167.00'T.W.@168.00' T O/ PAD @167.25' EGRESS LADDER SEE DETAIL X/A9.1 T O/ PAD @169.50' LINE OF BUILDING ABOVE DRIVEWAY APPROACH SHALL MEET CITY STANDARDS # 102 SLOPE 2%157.84' 157.84' 157.84' MAX. DRIVEWAY SLOPE 4.3% LANDING NEIGHBORING PROPERTIES CURB CUT DISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL - MAX. 42" AB. GD. 7TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREETT.W.@159.72' 42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATE SIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARD SETBACK 119.99'N 76°34'00"E39.99'7TH STREET119.99' NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE T.W. 159.72'157.07 P.C.164.90' P.C .PARTIAL SITE PLAN 1/4" = 1' - 0" A1.0aNPARTIAL SITE PLAN 1/4" = 1' - 0"MATCH LINE218 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections ACAC119'-11 3/4" 17'-0" 5'-0" 3'-0"39'-11 3/4"4'-0"4'-0"8'-0" 25'-0"3'-0"174.96' FL FD L&T LS 5850 .05' E'LY & 0.02' S'LY OF PROP. CORNER TAG ELEV = 171.41' 170.94' FL 171.00'170.00'169.00'LINE OF ADJOINING RIGHT OF WAY FD L&T LS 5850 0.14'' N'LY AND 0.01' W'LY OF PROP. CORNER TAG ELEV = 175.47' 173.00' 174.00' 175.00' LINE OF ADJOINING RIGHT OF WAY 171.00'172.00'173.00'174.00'175.00'LINE OF BUILDING ABOVE 172.00'167.00'T.W.@168.00' T O/ PAD @167.25' 170.87' 173.50' 174.13' D 174.75' D 174.75'D174.18'D173.63'D173.08'D172.53'D171.97'D171.42'D170.87' 171.65' 172.49' 173.01'170.89' 170.89' GUEST PARKING 8.5' x 17' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" T.W.@173.00' MAX. DRIVEWAY SLOPE 12.5% 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH GARAGE SETBACK REAR YARD SETBACK REAR YARD SETBACK AT SECOND FL.SIDE YARD SETBACKSIDE YARD SETBACKT O/ PAD @169.50' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 1 A1.0a 1 A1.0a 2 A1.0a 2 A1.0a 3 A1.0a 3 A1.0a DISTANCE BETWEEN BUILDINGS EXISTING WALL TO REMAINEXISTING WALL TO REMAIN EXISTING WALL TO REMAIN EXISTING WALL TO REMAIN PROPOSED SITE WALL PROPOSED SITE WALL PROPOSED SITE WALL 8TH STREET RIGHT OF WAY NOTE: ALL IMPROVEMENTS FROM PROPERTY LINE TOCENTER LINE OF STREET SHALL SLOPE TOWARD FLOWLINE OF STREET42" HIGH GUARDRAIL 42" HIGH GUARDRAIL 42" HIGH GATESIDEYARD WALKWAYCONCRETE WALKWAY / STAIR WITHIN SIDE YARD SETBACK N 13°23'40"W8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE 171.37 P.C.175.46 P.C.PARTIAL SITE PLAN 1/4" = 1' - 0" A1.0bNPARTIAL SITE PLAN 1/4" = 1' - 0"MATCH LINE219 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections LOT COVERAGE ANALYSIS: TOTAL LOT AREA: 4,798.00 SQ. FT. BUILDING FOOTPRINT: 2,289.00 SQ. FT. COVERED SITE AREA: 819.00 SQ. FT. TOTAL LOT COVERAGE: 3,108.00 SQ. FT. 3,078.00 / 4,798.00 = 64.77% NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B UNIT A NEIGHBORING RESIDENCE BLDG. FOOTPRINT COVERED SITE AREA N 13°23'40"W 119.99'N 76°34'00"E39.99'N 76°34'10"E39.99'N 13°23'40"W 119.99'175.46 P.C.164.90' P.C.157.07 P.C.17'-0"2'-1 7/16"8TH STREET: GARAGE DOOR EAST PL 173.01' 170.89' 12.5% LINE OF BUILDING ENVELOPE LINE OF BUILDING ENVELOPE GARAGE LIP 17'-0"1'-7 3/16"8TH STREET: GARAGE DOOR CENTER PL 172.49' 170.89' 9.4% LINE OF BUILDING ENVELOPE GARAGE LIP 17'-0"9 1/8"8TH STREET: GARAGE DOOR WEST PL 171.65' 170.89' 5.4% LINE OF BUILDING ENVELOPE GARAGE LIP 1/4" = 1' - 0" SITE DIAGRAMS 1/4":1'-0" A1.0c LOT COVERAGE DIAGRAM 1/4" = 1' - 0"DRIVEWAY PROFILE - 8TH STREET 220 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 32'-8"16'-0"20'-0"16'-0"17'-0"2'-0"15'-0"8'-0"40'-0"7'-6"16'-0"15'-11 3/4"RELOCATED ONSTREET PARKINGSPACEPREVIOUSLY APPROVED CURB CUTEXISTING ON STREETPARKING SPACE GUEST PARKINGSPACEEXISTING NEIGHBORING PROPERTY CURB CUT(S) EXISTING NEIGHBORING PROPERTYCURB CUT EXISTING UN-MARKED ON-STREET PARKING (THURSDAY ONLY)EXISTING NEIGHBORING PROPERTYCURB CUT PROPERTY CURB CUT AS A PART OF THEAPPROVED PERMIT FOR 801 OCEAN AVE. EXISTING RED STRIPING TO REMAIN EXISTING RED STRIPING TO REMAIN EXISTING RED STRIPING TO REMAIN PROPOSED RED STRIPING TO BE LOCATED ACROSS THE STREET FROM 947 8TH STREET CURB CUT GUEST PARKINGSPACEEXISTING NEIGHBORING PROPERTY CURB CUT PROPOSED SUBJECT PROPERTYCURB CUT 8TH STREET950 8TH STREETSUBJECT PROPERTY945 8TH STREETNOT A PART OF SCOPE OF WORK934 8TH STREETNOT A PART OF SCOPE OF WORK945 / 947 8TH STREETNOT A PART OF SCOPE OF WORK943 8TH STREETNOT A PART OF SCOPE OF WORK927 8TH STREETNOT A PART OF SCOPE OF WORK952 8TH STREETNOT A PART OF SCOPE OF WORK801 OCEAN AVE.NOT A PART OF SCOPE OF WORKNOTE:EXISTING OVERALL PARKING AREA WIDTH (UN- MARKED)AREA NOTED WILL BE REMOVED (STRIPPED RED) AS A RESULT OF THE FUTURE CURB CUT@ 801 OCEANNOTE:EXISTING ON-STREET PARKING SPACE (MARKED)NO CHANGE FROM EXISTING CONDITIONS119.99'OPEN TO LIGHTWELL BELOW9'-11 3/4"12'-9 1/2"5'-0" 3'-1/4"17'-9 3/4"2'-4 3/4"15'-5 1/4"28'-3 3/4"1'-11 1/2"8'-5 1/2"11'-7 1/2"A106 A A105 A AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B102B B103A OPEN SPACE:OVERALL DIM.: 9' - 11 3/4" X 12' - 9 1/2" (INCL. SETBACK)ALLOW. AREA: 9' - 11 3/4" X 8' - 9 1/2" = 87.73 SQ. FT.OPEN SPACET.W. 166.50' T.W. 171.00' 119.99'7'-4 3/4"10'-6 3/4" 11'-3" 3'-1/4"3'-3"5'-7 1/4"9'-3 3/4"31'-10 1/4"CABINETCABINET TERRACE 78 SQ. FT. 78 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 POWDER A203 FF2 A202 A A202 1 AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 178.00' T. O/ PLYWOOD @ DECK DRAIN OPEN SPACEOPEN SPACE 8'-6 1/2" 5'-0"16'-0"2'-6 1/4"2'-3 3/4" 7'-0" 178.00' T. O/ PLYWOOD @ DECK DRAIN TERRACE 154 SQ. FT. 80 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 A101B A200 1 AREA OF TERRACE OPEN TO SKY: 5' X 16' = 80 SQ. FT. LINE OF ROOF ABOVE LINE OF ROOF ABOVE OPEN SPACE OPEN TO SKY OPEN TO SKYOPEN SPACE OPEN SPACEOPEN SPACE9'-6 1/2"10'-4 3/4"DW17'-7 1/4"1'-9 3/4"5'-0"8'-4 1/2"4'-5"22'-11 3/4" 9'-6 3/4" TOP O/ PARAPET: 189.91' CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 189.91' PROVIDED TOP O/ PARAPET: 188.66'CABINETDINING ROOM A302 FF2 B3031B3021B302 B B301E B301ETERRACE 346.00 SQ. FT. 346.00 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 OPEN SPACE OPEN SPACEOPEN SPACEOPEN SPACE 32'-8"6'-6"27'-6"23'-11 3/4"16'-0"20'-0"16'-0"17'-0"2'-0"15'-0"8'-0"40'-0"7'-6"16'-0"15'-11 3/4"RELOCATED ONSTREET PARKINGSPACESUBJECT PROPERTY EXISTINGCURB CUT PREVIOUSLY APPROVED CURB CUT EXISTING ON STREETPARKING SPACE GUEST PARKINGSPACEEXISTING NEIGHBORING PROPERTY CURB CUT(S) EXISTING NEIGHBORING PROPERTYCURB CUT EXISTING UN-MARKED ON-STREET PARKING (THURSDAY ONLY)EXISTING NEIGHBORING PROPERTYCURB CUT PROPERTY CURB CUT AS A PART OF THEAPPROVED PERMIT FOR 801 OCEAN AVE. EXISTING RED STRIPING EXISTING RED STRIPING EXISTING NEIGHBORING PROPERTY CURB CUT EXISTING RED STRIPING8TH STREET950 8TH STREETSUBJECT PROPERTY945 8TH STREETNOT A PART OF SCOPE OF WORK934 8TH STREETNOT A PART OF SCOPE OF WORK945 / 947 8TH STREETNOT A PART OF SCOPE OF WORK943 8TH STREETNOT A PART OF SCOPE OF WORK927 8TH STREETNOT A PART OF SCOPE OF WORK952 8TH STREETNOT A PART OF SCOPE OF WORK801 OCEAN AVE.NOT A PART OF SCOPE OF WORKNOTE:EXISTING OVERALL PARKING AREA WIDTH (UN-MARKED)AREA NOTED WILL BE REMOVED (STRIPPED RED) AS A RESULT OF THE FUTURE CURB CUT@ 801 OCEANNOTE:EXISTING ON-STREET PARKING SPACE (MARKED)45'-0"EXISTING ON STREETPARKING SPACE NOT STRIPPEDREQUIRED GUESTPARKING SPACEEXISTING NEIGHBORING PROPERTY CURB CUT LOCATION OF EXISTING CURB CUT PREVIOUSLY APPROVEDCURB CUT LOCATION OF EXISTINGCURB CUTRELOCATED ONSTREET PARKINGSPACEEXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED 7TH STREET935 7TH STREETNOT A PART OF SCOPE OF WORK947 7TH STREETSUBJECT PROPERTY945 7TH STREETNOT A PART OF SCOPE OF WORK957 7TH STREETNOT A PART OF SCOPE OF WORKLENGTH OF EXISTING NON-STRIPPED ON STREET PARKING934 7TH STREETNOT A PART OF SCOPE OF WORK942 7TH STREETSUBJECT PROPERTY938 7TH STREETNOT A PART OF SCOPE OF WORK1002 7TH STREETNOT A PART OF SCOPE OF WORKNO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)36'-0"16'-0"11'-5 1/2"16'-0"EXISTING ON STREETPARKING SPACE NOT STRIPPED EXISTING NEIGHBORING PROPERTY CURB CUT LOCATION OF PROPOSED SUBJECTPROPERTY CURB CUT PREVIOUSLY APPROVED CURB CUT LOCATION OF EXISTING CURB CUTREQUIRED GUESTPARKING SPACERELOCATED ONSTREET PARKINGSPACEEXISTING ON STREET PARKING SPACENOT STRIPPED REQUIRED GUESTPARKING SPACEEXISTING ON STREETPARKING SPACENOT STRIPPED EXISTING ON STREETPARKING SPACENOT STRIPPED 7TH STREET935 7TH STREETNOT A PART OF SCOPE OF WORK947 7TH STREETSUBJECT PROPERTY945 7TH STREETNOT A PART OF SCOPE OF WORKPREVIOUSLY APPROVED957 7TH STREETNOT A PART OF SCOPE OF WORKLENGTH OF EXISTING NON-STRIPPED ON STREET PARKING934 7TH STREETNOT A PART OF SCOPE OF WORK942 7TH STREETSUBJECT PROPERTY938 7TH STREETNOT A PART OF SCOPE OF WORK1002 7TH STREETNOT A PART OF SCOPE OF WORKNO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)NO PARKING ALLOWED ON SOUTH SIDE OF 7TH STREET (EXCEPT THURSDAY AM)PROJECT DIAGRAMS 1/4":1'-0" A1.0d 8TH STREET (EXISTING) PROPOSED ON-STREET PARKING SPACE IS TO BE LOCATED AS INDICATED AS A PART OF PREVIOUS APPROVALS. NET PARKING GAIN / LOSS: 0 UNIT A OPEN SPACE @ GROUND FLOOR LEVEL: 12'-9 1/2" x 11'-9 3/4" 87.73 SQ. FT. UNIT A OPEN SPACE @ SECOND FLOOR LEVEL: 7'-4 3/4" x 10'-6 3/4" 78.00 SQ. FT. UNIT A OPEN SPACE @ SECOND FLOOR LEVEL: 8'-6 1/2" x 9'-6 1/2" = 81.50 SQ. FT. 10'-4 3/4" x 7'-0" = 72.77 SQ. FT. 154.27 SQ. FT. / 80.00 SQ. FT. OPEN TO THE SKY 1/4" = 1' - 0"UNIT A OPEN SPACE DIAGRAM OPEN SPACE CALCULATION: GROUND FLOOR: 87.73 SQ. FT. SECOND FLOOR: 78.00 SQ. FT. SECOND FLOOR: 154.00 SQ. FT. TOTAL: 319.73 SQ. FT. UNIT B OPEN SPACE @ THIRD FLOOR LEVEL: 13'-4 1/2" x 22'-11 3/4" = 307.35 SQ. FT. 9'-6 3/4 x 4'-5" = 42.23 SQ. FT. 349.58 SQ. FT. OPEN SPACE CALCULATION: THIRD FLOOR: 349.58 SQ. FT. TOTAL: 349.58 SQ. FT. 1/4" = 1' - 0"UNIT B OPEN SPACE DIAGRAM 1/8" = 1' - 0"ON-STREET PARKING DIAGRAM 8TH STREET (PROPOSED)7TH STREET (EXISTING) PROPOSED ON-STREET PARKING SPACE IS TO BE LOCATED AS INDICATED AS A PART OF PREVIOUS APPROVALS. AS PER APPROVAL OF PUBLIC WORKS - 2 ON STREET PARKING SPACES TO BE MAINTAINED NET PARKING GAIN / LOSS: 0 7TH STREET (PROPOSED) 221 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections WALKWAY TO ENTRY CONTINUES - SEE A1.2 UN-EXCAVATED AREA W/D W/D 18'-0"20'-4" 41'-6"14'-3" 7'-3"13'-3"21'-0" 10'-4 1/2"10'-0" 2'-0"9'-3"32'-3"12'-3 1/4" 43'-6" 4'-7"16'-7"10'-1"30'-0"5'-4 1/2"24'-7 1/2"3'-1 1/2"21'-6 1/4"2'-10 1/2"6'-2 1/4"13'-10"7'-1"6'-2 1/4"8'-3 3/4"5'-0"4'-0"4'-0"5'-0" 3'-0"31'-11 3/4"17'-0"UR: (16) @ 7 9/16" T: (15) @ 11" 158.13' STORAGE / MECH. A005 FF1 A006 1 D FAUWH30" x 30" TRASH WHGARAGEA006FF1PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" 158.13' D CABINET CABINET SHELFBATH A003 FF3 BEDROOM A002 FF2 LAUNDRY A004 FF2 HALL A001 FF2 A0062A0051 A004 1 A0021A0031A0011A0022MAX. 42" HIGH WALL FOR OPEN STAIRWAY A002 3 LIGHTWELL XXXX FF4 1/4":1'-0" 1/4":1'-0" 1/4":1'-0" 157.84' 157.84' 157.84' 158.25' AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD STORAGE: 9'-11" x 27" x 4'-0" = 89.25 CU.FT. STORAGE: 18'-0" x 2'-0" x 4'-0" = 144.00 CU.FT. 20'-0" MIN. CLR.17'-0" MIN. CLR.158.75'D LINE OF BUILDING ABOVE A002 A 157.84' 30" x 30" TRASH 30" x 30" TRASH 158.04' 157.59' 157.02' 157.79' 157.22' PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" REQUIRED GUEST PARKING 8.5' x 22' LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 30" x 30" TRASH 30" x 30" TRASH 30" x 30" TRASH1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2VACSETBACKSETBACKSETBACK SETBACK @ GROUND FLOOR SETBACK @ SECOND FLOOR SETBACK @ GARAGE TRASH AREA: 9'-11" x 27" x 4'-0" N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE 171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .FLOOR PLAN 1/4" = 1' - 0" A1.1 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 672.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 0.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A BASEMENT FLOOR PLAN N222 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE N 13°23'40"W 119.99' PLANTED SIDEYARD PLANTED SIDEYARD OPEN TO LIGHTWELL BELOWW/D W/D 7'-1/4"12'-8"9'-11 3/4"12'-9 1/2"50'-8"5'-1" 5'-0"45'-8 1/4" 3'-1/4"2'-0"10'-1/4"3'-6"7'-8 1/4"12'-3"7'-2 1/2" 7'-7"47'-7 3/4" 27'-5"8'-9"11'-5 3/4" 9'-8 3/4" 20'-5 1/2"17'-1/4"7'-6 3/4"2'-7"2'-0"4'-10 1/2"38'-3" 4'-7 1/4"4'-7 1/4"9'-9 1/2"7'-9 1/4"31'-10 3/4"5'-4 1/2"3'-8 1/2"1'-7 3/4"10'-4 3/4"10'-9 1/2"2'-0"9'-3"32'-3"5'-6 1/4" 1'-7 1/2" 4'-7"26'-8"2'-10 1/2"6'-2 1/4"5'-6 1/4"17'-9 3/4"2'-4 3/4"15'-5 1/4"1'-7 1/2"30'-1 1/4"4'-1"17'-0"3'-6"5'-4 1/4"4'-2 3/4"28'-3 3/4"1'-11 1/2"4'-0"8'-2 3/4"8'-5 1/2"11'-7 1/2"5'-0"4'-0"4'-0"5'-0" 3'-0"31'-11 3/4"UR: (16) @ 7 9/16" T: (15) @ 11" 168.23'SHELF168.23'D D168.23'R: (16) @ 7 9/16" T: (15) @ 11"CABINETELEVCABINET CABINETCABINETENTRY A100 FF2 HALL A101 FF2 BEDROOM A102 FF2 BATHROOM A103 FF3 CLOSET A103 FF2 BEDROOM A105 FF2 BATH A106 FF3 CABINET BEDROOM A104 FF2A105BA104A A103AA103BA102A A101B A102BA100BA1001A100 A A106 A A105 A A1011A1052A105 1 SHELFA106 1A1062 A103 1A1041 A1021A1042 A1031AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 168.23'167.67'168.23'DD168.23'168.23'168.23'168.23'OPEN SPACE:OVERALL DIM.: 12' - 8" X 7' - 0 1/4" (INCL. SETBACK)ALLOW. AREA: 8' - 8" X 7' - 0 1/4" = 60.85 SQ. FT.OPEN SPACEOPEN SPACE 42" MAX. HEIGHT OF CABINETELEV30" x 30" TRASH PARKING: 8'-6" X 18'-0" PARKING: 8'-6" X 18'-0" STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. 30" x 30" TRASH 30" x 30" TRASH CABINETOPEN SHELVES UR: (15) @ 7 9/32"170.89'T: (14) @ 11"CABINETFAU WHWHENTRY B100 FF2 F.FL. @ 170.87' HALL B101 FF2 BEDROOM B102 FF2 BATHROOM B103 FF3 STORAGE: 9'-1" x 3'-0" x 8'-0" = 218.00 CU.FT.42" MAX. HEIGHT OF WALL 170.87' 171.65' 172.49' 173.01' 173.50' 174.13' D 174.75' D 174.75'D174.23'D173.67'D173.11'D172.55'D171.99'D171.43'D170.87'B100AB1001B102AB102B B103A B101 A B101BB1071B1011B1022B1031B1021 B1062 B1041B105 1 1/4":1'-0" 170.89 1/4":1'-0"1/4":1'-0"1/4":1'-0"170.89' 170.89'170.89'B106 1 VAC 8'-6" X 17'-0" REQUIRED GUEST PARKING DRIVEWAY SLOPE VARIES AS PER PROFILE PROVIDED 170.89' 170.89'OPEN SPACE:OVERALL DIM.: 9' - 11 3/4" X 12' - 9 1/2" (INCL. SETBACK)ALLOW. AREA: 9' - 11 3/4" X 8' - 9 1/2" = 87.73 SQ. FT.1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET AREA OF FLOOR TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD 20'-0" MIN. CLR.17'-0" MIN. CLR.OPEN SPACESETBACKSETBACKSETBACK SETBACK @ GROUND FLOOR SETBACK @ SECOND FLOOR TRASH AREA: 16'-9" x 34" x 4'-6"7TH STREET8TH STREETN 76°34'10"E39.99'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .T.W. 166.50' UTILITY B104 FF3 MECHANICAL B105 FF1 GARAGE B106 FF1 STORAGE B107 FF2 T.W. 172.15' T.W. 173.51' T.W. 171.00' T.W. 171.00' FLOOR PLAN 1/4" = 1' - 0" A1.2 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,320.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 778.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A GROUND FLOOR / UNIT B BASEMENT FLOOR PLAN N223 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 39.99'N 13°23'40"W 119.99' REF/ FZR DW 4 3/4"3'-8"7'-4 3/4"10'-6 3/4" 8'-6 1/2" 5'-0"16'-0"36'-6 1/4"9'-2" 3'-1/4"2'-0"10'-1/4"3'-6"17'-11 3/4" 11'-3"32'-3" 3'-1/4"3'-3"5'-7 1/4"26'-8"22'-8 1/4"9'-3 3/4"10'-4 1/4"3'-1/4"2'-6 1/4"5'-4 1/2"3'-8 1/2"1'-7 3/4"10'-4 3/4"10'-9 1/2"2'-3 3/4"3'-1/4"31'-10 1/4"1'-7"18'-1/4"12'-3"10'-1/2"31'-9 3/4"1'-8 1/2"17'-0"4'-2"4'-8 1/2"4'-2 3/4"53'-1 3/4" 4'-6"27'-5"4'-9"16'-5 3/4" 2'-7 1/4" 53'-2 3/4" 1'-8 1/4"2'-6"29'-10"2'-7 1/4"11'-6 3/4"4'-1/4"1'-1/4" 9'-4 1/2"2'-0"10'-10 1/2"1'-6 1/4"6'-3/4" 9'-1"5'-6 3/4" 4'-7 1/4"4'-0"4'-0"31'-11 3/4"5'-0" 5'-0" 3'-0" 13'-0" 7'-0"D178.33'R: (16) @ 7 9/16" T: (15) @ 11"CABINETCABINETCABINET F/P 178.00' T. O/ PLYWOOD @ DECK DRAIN TERRACE 78 SQ. FT. 78 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 TERRACE 154 SQ. FT. 80 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 LIVING ROOM A200 FF2 KITCHEN A201 FF2 DINING A202 FF2 POWDER A203 FF2 CABINETA201CA201A A101B A202 A A202 1 AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET 178.00' T. O/ PLYWOOD @ DECK DRAIN A200 1A201BABOVEA200BABOVEA200AABOVE AREA OF TERRACE OPEN TO SKY: 5' X 16' = 80 SQ. FT. LINE OF ROOF ABOVE LINE OF ROOF ABOVE 42" MAX. HEIGHT OF CABINET OPEN SPACEOPEN SPACE R: (15) @ 7 9/32" T: (14) @ 11"CABINETB201 A B2011U 179.98'R: (15) @ 7 9/32" T: (14) @ 11"D 179.98'CABINETF/P B201BB205AB205B B206A HALL B201 FF2 BEDROOM B202 FF2 BEDROOM B208 FF2 BEDROOM B205 FF2 BATHROOM B206 FF3 CLOSET B204 FF2 BATHROOM B203 FF3 CLOSET B210 FF2 BATHROOM B209 FF2 CLOSET B207 FF2CABINETOPEN SHELVES DESK CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD AREA OR SLAB TO BE DEPRESSED TO ALLOW FOR TILE FLOORING AND FLOAT TO BE FLUSH W/ HARDWOOD CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B208A B208BB208CB203BB202BB202 A B2021B2032B2081B2071B2061B2051 B210 1 B2091 B2041 B2031 CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET OPEN SPACE OPEN TO SKY OPEN TO SKY1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.236" CLR.SETBACKSETBACKSETBACK SETBACK @ GROUND FLOOR SETBACK @ SECOND FLOOR OPEN SPACE OPEN SPACEOPEN SPACE7TH STREET8TH STREET9'-6 1/2"10'-4 3/4"FLOOR PLAN 1/4" = 1' - 0" A1.3 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 1,013.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 1,427.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A SECOND FLOOR / UNIT B GROUND FLOOR PLAN N224 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE N 13°23'40"W 119.99' REF/ FZR DW17'-7 1/4"1'-9 3/4"5'-0"8'-4 1/2"4'-5"12'-3"4'-6"27'-5"4'-9"16'-5 3/4" 2'-7 1/4" 2'-8 3/4" 9'-1"5'-6 3/4" 4'-7 1/4" 51'-6 1/2"1'-8 1/2"17'-0"4'-2"4'-8 1/2"4'-2 3/4"5'-0"4'-0"3'-11 3/4"5'-0" 3'-0" 22'-11 3/4" 9'-6 3/4" TOP O/ SLOPE: 189.66'BTM. O/ SLOPE: 189.28' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"TOP O/ PARAPET: 189.91' TOP O/ PARAPET:189.91' TOP O/ PARAPET: 190.00' TOP O/ PARAPET: 189.91' BTM. O/ SLOPE: 189.28' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 CRITICAL POINT #3: 190.04' MAX. ALLOWABLE 189.91' PROVIDED 165.17' F.GD. 157.43' F.GD. CRITICAL POINT #2: 194.35' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #1: 198.90' MAX. ALLOWABLE 189.91' PROVIDED 169.47' F.GD. CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 189.91' PROVIDED TOP O/ PARAPET: 188.66' CRITICAL POINT #6: 193.05' MAX. ALLOWABLE 188.66' PROVIDED 158.54' F.GD.162.41' F.GD.163.16' F.GD. 166.00' F.GD.168.90' F.GD. TOP O/ PARAPET: 188.66' CRITICAL POINT #5: 189.30' MAX. ALLOWABLE 188.66' PROVIDEDAREA OF DECK BELOWROOF OPEN TO DECK BELOWSLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 188.04'B3001B3041R: (15) @ 7 9/32" T: (14) @ 11"D 189.08'CABINET42" MAX. HEIGHT GUARDRAIL B302AB303AB303B LIVING ROOM A301 FF2 CABINETDINING ROOM A302 FF2 KITCHEN A303 FF2 POWDER A304 FF2 B3031B3021B302 B B300 A LANDINGA300FF2B301E B301BB301 A B301CB301ECATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET TERRACE 346.00 SQ. FT. 346.00 SQ. FT. OPEN TO THE SKY DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 OPEN SPACE OPEN SPACEB301DLOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT 1A3.02A3.01A3.11 A3.3 1 A3.31A3.22A3.12A3.2SETBACKSETBACKSETBACK SETBACK @ GROUND FLOOR SETBACK @ SECOND FLOOR OPEN SPACEOPEN SPACE 7TH STREET8TH STREETN 76°34'10"E39.99'2'-6"7'-6"6'-0"9'-0"2'-1 1/2"13'-5"11'-0"171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C .ROOF/FLOOR PLAN 1/4" = 1' - 0" A1.4 1/4" = 1' - 0" UNIT A HABITABLE FLOOR AREA: 0.00 SQ. FT. UNIT B HABITABLE FLOOR AREA: 901.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: UNIT A ROOF PLAN / UNIT B THIRD FLOOR PLAN N225 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE N 76°34'00"E39.99'3'-0" 12'-3" 44'-6" 50'-9 1/4"4'-1/4"13'-8 3/4"36'-5"63'-9" 74'-8 1/4" 80'-2 3/4" 84'-11 1/2" 88'-1 1/4" 102'-3 1/2" 112'-4 3/4" 116'-10 3/4" 117'-11 3/4"35'-11"31'-8 3/4"26'-11 3/4"23'-8 1/2"19'-11"19'-3 1/2"10'-11"5'-11"2'-6 1/4"90'-2 3/4"22'-9 3/4"5'-0" 3'-0"5'-0"4'-0"4'-0"98'-9 3/4" SLOPE 1/4": 1'-0" BTM. O/ SLOPE: 193.84' T. O/ ROOF SLOPE: 193.96' SLOPE 1/4": 1'-0" TOP O/ SLOPE: XXX.XX' MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' TOP O/ SLOPE: 198.72' LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT TOP O/ SLOPE: 189.66'BTM. O/ SLOPE: 189.28' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"TOP O/ PARAPET: 189.91' TOP O/ PARAPET:189.91' TOP O/ PARAPET: 189.91' BTM. O/ SLOPE: 189.28' SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE 1/4": 1'-0" MODIFIED BITUMEN CAP SHEET ROOFING CLASS 'A' AREA OF DECK BELOW FOR DECK WATERPROOFING INFORMATION, PLEASE SEE SHEET A1.3 CRITICAL POINT #3: 190.04' MAX. ALLOWABLE 189.91' PROVIDED 165.16' F.GD. 157.33' F.GD. CRITICAL POINT #2: 194.35' MAX. ALLOWABLE 189.91' PROVIDED 169.37' F.GD. CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 189.91' PROVIDED TOP O/ PARAPET: 188.66' CRITICAL POINT #6: 193.05' MAX. ALLOWABLE 188.66' PROVIDED 158.54' F.GD.162.41' F.GD.163.16' F.GD. 165.98' F.GD.168.82' F.GD. TOP O/ PARAPET: 188.66' CRITICAL POINT #5: 189.30' MAX. ALLOWABLE 188.66' PROVIDEDAREA OF DECK BELOWROOF OPEN TO DECK BELOWSLOPE 1/4": 1'-0" SLOPE 1/4": 1'-0"SLOPE1/4": 1'-0"BTM. O/ SLOPE: 188.04' LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT 170.51' F.GD.171.96' F.GD.172.38' F.GD.174.79' F.GD. 175.19' F.GD. 175.28' F.GD.171.47' F.GD.172.65' F.GD.173.90' F.GD. 164.72' F.GD.166.70' F.GD.167.27' F.GD.170.56' F.GD. 170.10' F.GD. 171.23' F.GD.166.03' F.GD.167.64' F.GD.169.35' F.GD.SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"CRITICAL POINT #4: 199.74' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #9: 198.03' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #3: 201.27' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #2: 201.93' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #6: 201.38' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #1: 204.14' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #5: 203.73' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #7: 203.60' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #8: 202.31' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #10: 203.50' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #11: 203.06' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #12: 200.22' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #13: 198.72' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #14: 199.05' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #14: 201.47' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #15: 199.13' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #16: 198.65' MAX. ALLOWABLE 198.63' PROVIDED 167.90' F.GD. 172.84' F.GD. CRITICAL POINT #1: 198.90' MAX. ALLOWABLE 189.91' PROVIDED 1A3.01A3.02A3.02A3.01A3.11A3.11 A3.3 1 A3.31A3.21A3.22A3.12A3.12A3.22A3.2SETBACKSETBACKSETBACK SETBACK @ GROUND FLOOR SETBACK @ SECOND FLOOR SKYLIGHT SKYLIGHT CHIMNEY FLU FROM BELOW SEE T1.0 FOR PRODUCT INFORMATION LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. LINE OF ROOF SLOPE - TYP. 168.83' F.GD. 173.60' F.GD.7TH STREET8TH STREETN 76°34'10"E39.99'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C.ROOF PLAN 1/4" = 1' - 0" A1.5 ROOF PLAN 1/4" = 1' - 0" ROOF PLAN DATA: UNIT A OPEN SPACE: 380.58 SQ. FT. UNIT B OPEN SPACE: 346.00 SQ. FT.N226 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 4'-0"4'-0" 39'-11 3/4" 3'-6"30"F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE 159.07' @ T. O/ CURB PL 9 4 7 161.19' T.W. F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' 159.19' T.W. 160.00' T.W. 163.00' T.W. 166.00' T.W. 168.00' T.W. OUTLINE OF UNIT B BEYOND BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURALALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEAR NOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE CRITICAL POINT #5: 189.30' MAX. ALLOWABLE 188.66' PROVIDED CRITICAL POINT #3: 190.04' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #2: 194.35' MAX. ALLOWABLE 189.91' PROVIDED F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY 159.07' @ P.C. 156.29' @ T.O/ CURB EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. OUTLINE OF UNIT B BEYOND OVERALL PROPERTY WIDTH CLEAR SETBACK ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) SETBACK PROPOSED SITE WALL WITHIN FRONT YARD SETBACK 161.19' T.W.42"164.90' @ P.C. PL PROPOSED SITE WALL WITHIN FRONT YARD SETBACK 4'-0"4'-0" 39'-11 3/4" 168.25' T.W. PLPL CRITICAL POINT #6: 189.30' MAX. ALLOWABLE 188.66' PROVIDED CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #1: 198.90' MAX. ALLOWABLE 189.91' PROVIDED F. FL. @ GROUND FL.: 168.23' F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' OVERALL PROPERTY WIDTH SETBACK SETBACK EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURALALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF BASEMENT PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. 167.13' T.W. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. ELEVATIONS 1/4" = 1' - 0" A2.0 UNIT A: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a UNIT A: NORTH ELEVATION 227 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 39'-11 3/4" 4'-0" 2'-6" 4'-1" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' OVERALL PROPERTY WIDTH SETBACK SETBACK CLEARCRITICAL POINT #1: 204.14' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #5: 203.73' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #7: 203.60' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #11: 203.60' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #14: 201.47' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #10: 203.50' MAX. ALLOWABLE 199.05' PROVIDED EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: CUSTOM COLOR BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF FLOOR BEYOND LINE OF BUILDING BEYOND LINE OF BUILDING BEYOND 171.65' 172.49' 173.01' T.W.@173.50' T.W.@173.00' 9 5 0 ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) CHIMNEY EXTENSION INTO HEIGHT LIMIT AS PER 17.46.010(b) PL 171.37' @ P.C. 175.40' @ P.C. 39'-11 3/4" 4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' CRITICAL POINT #2: 201.93' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #4: 199.74' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT #6: 201.38' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #15: 199.97' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #16: 198.65' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #14: 199.05' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #13: 198.72' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #12: 200.22' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #9: 198.03' MAX. ALLOWABLE 197.98' PROVIDED CRITICAL POINT 8: 202.31' MAX. ALLOWABLE 201.25' PROVIDED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS RECOMENDATIONS MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED FRAMELESS GLASS RAIL: MATERIAL: TEMPERED GLASS MANUFACTURE: TBD FINISH: CLEAR NOTES: GLASS TO BE INSTALLED INTO BASE MOUNTING SHOE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE LINE OF WALL BEHIND LINE OF FINISHED GRADE SETBACK SETBACK OVERALL PROPERTY WIDTH PL ELEVATIONS 1/4" = 1' - 0" A2.1 UNIT B: SOUTH ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a UNIT B: NORTH ELEVATION 228 /Users/darylolesinski/Dropbox/2016 projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 119'-11 3/4" 5'-0"5'-0" 3'-0"3'-0" 8'-0" PL PL CRITICAL POINT #2: 194.35' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #1: 198.90' MAX. ALLOWABLE 189.91' PROVIDED A.C. UNIT CRITICAL POINT #1: 204.14' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #2: 201.93' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #4: 199.74' MAX. ALLOWABLE 197.98' PROVIDED OVERALL PROPERTY LENGTH SETBACK @ SECOND FLOOR SETBACK @ GROUND FLOORFRONT YARD SETBACK EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC.MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL / FINISHED GRADE OUT-LINE OF BASEMENT PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY ARCHITECTURAL PROJECTION INTO SIDE YARD AS PER 17.46.070(a) BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE CLEAR EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: GREY ALL SIDING MEMBERS ARE TO BE BACK PRIMED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY LINE OF PROPOSED GRADE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. F. FL. @ GROUND FL.: 168.23' F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' LOCATION OF F/P VENT INSTALL VENT CAP AS PER MANUF. INSTRUCTIONS LINE OF ADJOINING GRADE DISTANCE BETWEEN BUILDINGS 164.90' @ P.C. 175.40' @ P.C. ELEVATIONS 1/4" = 1' - 0" A2.2 UNIT A / B: EAST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0a 229 /Users/darylolesinski/Dropbox/2016 projects/1604 947 7th Street/1604 Project Drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 119'-11 3/4" 5'-0" 3'-0" 5'-0" 3'-0" 8'-0" PL PL CRITICAL POINT #14: 201.47' MAX. ALLOWABLE 199.05' PROVIDED CRITICAL POINT #11: 203.06' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #6: 201.38' MAX. ALLOWABLE 201.25' PROVIDED CRITICAL POINT #13: 198.72' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #14: 201.47' MAX. ALLOWABLE 199.88' PROVIDED CRITICAL POINT #14: 199.05' MAX. ALLOWABLE 198.96' PROVIDED CRITICAL POINT #16: 198.65' MAX. ALLOWABLE 198.63' PROVIDED CRITICAL POINT #3: 190.04' MAX. ALLOWABLE 189.91' PROVIDED CRITICAL POINT #5: 189.30' MAX. ALLOWABLE 188.66' PROVIDEDCRITICAL POINT #6: 189.30' MAX. ALLOWABLE 188.66' PROVIDED CRITICAL POINT #4: 195.27' MAX. ALLOWABLE 189.91' PROVIDED F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.88' 159.19' T.W. OVERALL PROPERTY LENGTH FRONT YARD SETBACK CLEARSETBACK @ SECOND FLOOR SETBACK @ GROUND FLOOR ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) CHIMNEY EXTENSION INTO HEIGHT LIMIT AS PER 17.46.010(b) SEE T1.0 FOR PRODUCT INFORMATION SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF FINISHED GRADE PROPOSED LOCATION OF AIR CONDITIONING CONDENSING UNITS EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY LINE OF NATURAL GRADE LINE OF ADJOINING GRADE EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC. MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: P-100 WHITE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. EXTERIOR FINISH: MATERIAL: 1X CEDAR T&G SIDING INSTALL AS PER SUPPLIERS REC MANUFACTURE: T.B.D. FINISH: STAINED COLOR: NATURAL ALL SIDING MEMBERS ARE TO BE BACK PRIMED SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF NATURAL GRADE OUT-LINE OF BASEMENT EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER MANUF. SPECIFICATION MANUFACTURE: LA HABRA FINISH: STEEL TROWELED COLOR: GREY BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. LINE OF ADJOINING GRADE LINE OF PROPOSED GRADE WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA STOREFRONT OR EQUAL FINISH: FACTORY COLOR: CLEAR ANNO. CRITICAL POINT #15: 199.13' MAX. ALLOWABLE 199.05' PROVIDED DISTANCE BETWEEN BUILDINGS 171.37' @ P.C. 157.07' @ P.C. PROPOSED SITE WALL WITHIN FRONT YARD SETBACK PROPOSED SITE WALL WITHIN FRONT YARD SETBACK ELEVATIONS 1/4" = 1' - 0" A2.3 UNIT A / B: WEST ELEVATION 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 230 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 39'-11 3/4" 4'-0"4'-0" 3'-6" F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' PL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL STORAGE: 9'-11" x 27" x 4'-0" = 89.25 CU.FT. INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL 1/A3.0 TRASH OVERALL PROPERTY WIDTH SETBACK SETBACK CLEAR CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. PL 39'-11 3/4" 4'-0"4'-0" 3'-6" PL 2/A3.0 F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SETBACKSETBACK CLEAR CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. PL SECTIONS 1/4" = 1' - 0" A3.0 UNIT A: SECTION 1 / A3.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT A: SECTION 2 / A3.0 231 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 39'-11 3/4" 4'-0"4'-0" 3'-6" PL F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SETBACKSETBACK CLEAR PL 39'-11 3/4" 4'-0"4'-0" 3'-6" PL F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ FACE OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SETBACKSETBACK CLEAR PL 4'-0" 39'-11 3/4" 4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 198.63' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL OVERALL PROPERTY WIDTH SETBACK SETBACK CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. PL SECTIONS 1/4" = 1' - 0" A3.1 UNIT A: SECTION 1 / A3.1 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.1 232 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 39'-11 3/4" 4'-0"4'-0" STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. TRASH PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 198.63' SETBACK SETBACK OVERALL PROPERTY WIDTH INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. PL 39'-11 3/4" 4'-0"4'-0" PL F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 201.25' T.O/ PARAPET: 199.05' INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL ROOF EAVE PROJECTION INTO SIDEYARD AS PER 17.46.070(A) SETBACK SETBACK OVERALL PROPERTY WIDTH PL SECTIONS 1/4" = 1' - 0" A3.2 UNIT A: SECTION 1 / A3.2 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 UNIT B: SECTION 2 / A3.2 233 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections 119'-11 3/4" 5'-0" 3'-0" 5'-0" 3'-0" 2'-0" PL STORAGE: 18'-0" x 2'-0" x 4'-0" = 144.00 CU.FT. FIREPLACE TELEVISION F. FL. @ GROUND FL.: 168.23' F. FL. @ GARAGE: 157.29' @ BACK OF GARAGE F. FL. @ SECOND FL. 178.33' T.O/ PARAPET: 189.91' F. FL. @ BASEMENT.: 158.13' T.O/ LOWER PARAPET: 186.91' PL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. TRASHTRASHTRASH F. FL. @ THIRD FL.: 189.08' F. FL. @ SECOND FL.: 179.98' F. FL. @ GROUND FL.: 170.89' T.O/ PARAPET: 199.05' OVERALL PROPERTY LENGTH FRONT YARD SETBACK CLEARSETBACK @ SECOND FLOOR SETBACK @ GROUND FLOOR INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CLEAR INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL STORAGE: 16'-9" x 34" x 3'-6" = 166.00 CU.FT. SECTIONS 1/4" = 1' - 0" A3.3 UNIT A / B: SECTION 1 / A3.4 1/4" = 1' - 0" NOTE: FOR ALL LANDSCAPE MATERIAL, QUANTITIES AND LAYOUT, SEE LANDSCAPE PLAN (SHT. L1.0) FOR DRIVEWAY SLOPE DIAGRAMS, SEE A1.0 234 /Users/darylolesinski/Dropbox/2016 Projects/1604 947 7th Street/1604 project drawing files/1604 Archicad Files/947 7th Street.plnPROJECT # 1603 September 20, 2016PROJECT LOG:7th Street Condominiums # 1604 All the material contained within these documents are property to O+ L building projects LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L building projects LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L building projects LLC. © O+ L BUILDING PROJECTS 2016 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 10.15.16: Schematic Design Presentation 7th Street Condominiums 947 7th Street., Hermosa Beach, CA. 9025412.20.16: Issue to Real Estate Consultant 02.14.17: Planning Department Corrections AC AC ACACPLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 30 3/8" DEL RIO GRAVEL 3/8" DEL RIOGRAVEL 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 20 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 22 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 4 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: KANGAROO PAW NAME: ANIGOZANTHOS FLAVIDIUS SIZE: 15 GA. QUANTITY: 12 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 80 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 38 PLANT TYPE: TREE COMMON NAME: CAPE CHESTNUT BOTANICAL NAME: CALODENDRUM CAPENSE: 36" BOX. QUANTITY: 1 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 4 3/8" DEL RIO GRAVEL N 13°23'40"W 119.99' UNIT A N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' NEIGHBORING RESIDENCENEIGHBORING RESIDENCE NEIGHBORING RESIDENCE NEIGHBORING RESIDENCE UNIT B T.W. 159.72'171.37 P.C.157.07 P.C.175.46 P.C.164.90' P.C.PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 16 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 28 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 1 GA. QUANTITY: 50 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 8 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 1 GA. QUANTITY: 20 T1 T1 T1 T1 P2 P3 P3 P3 P3 P3 P3 P3 P4 P4 P4 P4 P4 P4 P4 P3 P4 P4 P4 P4 P4 P4 P4P4 P4 P4 P4 P4 P4 P4P4P4 P4 P4P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4P4 P4P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4P4 P4 P4P4 P4 P4 P4 P4 P4 P3 P3 P3 P3 P2 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P5 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P3 P5P2 P2 P2 P5 P5P5P5P5 P5 P5 P5 P5 P5P5P5 P4 P4 P4 P4 P4 P1P1P1P1P1P1P1 P1P1P1 P1 P1P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1P1 P1 P1 P1 P1 P1P1 P1 P1 P1 P1P1 P1 P1 P1P1P1P1 P1 P1P1P1P1P1P1P1 P1 P1 P1 P1P1 P1 P1P1 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P4 P1P1P1P1P1P1P1 P1P1 P1 P1 P1 P1P1 P1 P1 P1P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P1 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2P2 P2 P2 P2 P2 P2P2P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2 P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2P2 P2 P2 P2 P2 P2 P2 P2P2P2 P2P4P4 P4 P4 P4 P4 P4 P4 P4 P4 REGIONAL EVALU. WATER NEEDSSYMBOLVEGETATION TYPE BOTANICAL NAME COMMON NAME LANDSCAPE PLANTING SPECIFICATIONS SIZE DIAMETER (PLNTING MATURE) HEGHT (PLNTING MATURE)QUANTITY STIPA PULCHRA FEATHER GRASS STIPA PULCHRA FEATHER GRASS VL 5 GA.18"18" VL 1 GA.10"10" PHORMIUM TENAXPERENNIAL NEW ZEALAND FLAX L 15 GA.30"48" PERENNIAL PERENNIAL TREE PENNISETUM ORIENTAL CHINESE FOUNTAIN GRASS L 5 GA.24"24" ANIGOZANTHOS FLAVIDIUS KANGAROO PAW L 15 GA.30"48" PERENNIAL PERENNIAL CALODENDRUM CAPENSE CHESTNUT TREE L 36"60"84" LANDSCAPE AREA CALCULATIONS: LOT AREA: BUILDING FOOTPRINT: HARDSCAPE AREA:LANDSCAPE AREA:PERMEABLE AREA: 4,798.00 SQ. FT. 2,289.00 SQ. FT. 904.00 SQ. FT.1.605.00 SQ. FT. 1,605.00 SQ. FT. LANDSCAPE IRRIGATION NOTES: 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEM AS PER HBMC 8.56 AND 8.60 2. IRRIGATION SYSTEM TO BE A DRIP SYSTEM WITH ALL CONTROLS AS PER HBMC 8.56 AND 8.60 3. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANIC MULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR (24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED. ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN AS PER PLAN P1 P3 P5 P4 T1 P2 PERMEABILITY AREA ANALYSIS: TOTAL LOT AREA: 4,798.00 SQ. FT. BUILDING FOOTPRINT: 2,289.00 SQ. FT. HARDSCAPE AREA: 948.00 SQ. FT. TOTAL NON PERMEABILE AREA: 3,237.00 SQ. FT. TOTAL PERMEABILE AREA: 1,561.00 SQ FT. 1,561.00 / 4,798.00 = 32.53% PERMEABLE 1,099 sq ft 1,190 sq ft 34 sq ft98 sq ft98 sq ft 38 sq ft 35 sq ft 15 sq ft 86 sq ft11 sq ft11 sq ft11 sq ft 24 sq ft 17 sq ft 27 sq ft 17 sq ft 60 sq ft 58 sq ft 58 sq ft 60 sq ft 22 sq ft 26 sq ft 26 sq ft 9 sq ft 9 sq ft 9 sq ft 9 sq ft 10 sq ft 9 sq ft 9 sq ft 9 sq ft 13 sq ft N 13°23'40"W 119.99'N 76°34'00"E39.99'7TH STREET8TH STREETN 76°34'10"E39.99'N 13°23'40"W 119.99' BLDG. FOOTPRINT NON-PERMEABLE AREA PERMEABLE AREA171.37 P.C.175.46 P.C.164.90' P.C .157.07 P.C.LANDSCAPE PLAN 1/8" = 1' - 0" L1.0 LANDSCAPE PLAN 1/8" = 1' - 0" LANDSCAPE PLAN NOTES LANDSCAPE PLAN NOTES: FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 DRIVEWAY PROFILE - SEE SHT. A1.0a NOTE: DRIVEWAY SLOPE CERTIFICATION FROM A LICENSED SURVEYOR OR CIVIL ENGINEER SHALL BE REQUIRED TO VERIFY THAT THE GRADE ELEVATION OF THE PARKING/GARAGE SLAB IS CONSISTENT WITH THE ELEVATION OF THE APPROVED PLANS. THIS ELEVATION CERTIFICATION SHALL BE REQUIRED BEFORE THE BUILDING INSPECTOR APPROVES THE FORMS FOR POURING CONCRETE FOR THE GARAGE SLABS AND OR DRIVEWAY.N1/8" = 1' - 0"SITE PERMEABILITY DIAGRAM 8 .6 0 . 0 6 0 S t a n d a r d s f o r N e w L a n d s c a p e . 
     “New landscape" as defined in Section 8.60.040 shall be designed and managed to use the minimum amount of water required to maintain plant health. New landscape shall comply with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless an exception is granted pursuant to Section 8.60.050(D).      A.  Plant material.          1.  Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used.          2.  Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter          3.  `Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar source acceptable the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) shall not be used.          4.  The landscape area of projects proposing exclusively commercial or industrial uses shall be designed using exclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutional use projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or high water use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas as determined by the Community Development Director. Public agencies shall be exempt from this requirement.          5.  Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope is adjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20) percent, meaning one (1) foot of vertical elevation change for every five (5) feet of horizontal length. Approved turf areas may be watered at 1.0 of the reference evapotranspiration (ETo).          6  .Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch.          7.  Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade west and south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting.      B.  Water features, pools and spas.          1.  Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features.          2.  Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded.      C.  Grading and runoff. Landscape design shall minimize soil erosion and runoff.          1.  Grading plans shall avoid disruption of natural drainage patterns to the extent feasible.          2.  Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and not drain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains.          3.  Plans and construction shall protect against soil compaction within landscape areas.          4.  Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches that require ongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44.      D.  Irrigation systems.          1.  An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour.          2.  An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining Maximum Applied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed this efficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factor shall not exceed 1.0.          3.  The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed.          4.  Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall be irrigated with subsurface irrigation or low volume above-ground irrigation system.          5.  Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or other low flow non- spray technology shall be used.          6.  All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall be designed to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavement and impermeable surfaces.          7.  All irrigation systems shall provide backflow prevention devices in accordance with the current edition of the California Building/ Plumbing Code and check valves at the low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler head exceeds the manufacturer’s recommended optimal operating pressure.          8.  Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform to the current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws.      E.  Irrigation system hydrozones.          1.  The irrigation system shall conform to the hydrozones of the landscape design plan.          2.  Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mix high and low water use plants.          3.  Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Where feasible, trees shall be placed on separate valves from turf, shrubs and groundcovers.          4.  No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants.      F.  Landscape and irrigation maintenance.          1.  All landscape and related elements shall be designed and properly maintained to insure long-term health and shall maintain conformance with the requirements of this Chapter.          2.  Irrigation scheduling shall be regulated by automatic irrigation controllers.          3.  Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56.          4.  A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustment and repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any obstruction to emission devices.          5.  Repair of all irrigation equipment shall be promptly undertaken, using the originally installed components, or equivalent or enhanced components compatible with the irrigation system.          6.  Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plant materials shall be maintained in a healthy growing condition and diseased or dead plant materials shall be replaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or dead plant materials may be replaced with plant materials that have low water needs, as rated in the current edition of the Water Use Classification of Landscape Species.          7.  The use, storage and disposal of all landscape and lawn care products shall comply with all manufacturer’s specifications and applicable laws, and minimize the discharge of pollutants to the environment.      G.  Notwithstanding the requirements of this Section, landscape design and maintenance shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicable provisions of this code, and the requirements of a development permit, whichever is more restrictive. 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 Poster Verification 251 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0286 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 S-4 #40 A request for a Mural Determination for an existing 270 square foot painted display on the easterly wall of an existing commercial building located at 25 22nd Street (Martha’s Hermosa Beach), and determine that the project is exempt from the California Environmental Quality Act. APPLICANT: Hilary Condren (Owner of Martha’s Hermosa Beach) 25 22nd Street Hermosa Beach, CA 90254 PROPERTY OWNER: Robert Davies Volk 1440 Orlando Road San Marino, CA 91108 Recommended Action: Adopt the Resolution No. 21-XX and determine that the existing display covering 270 square feet of surface area on the easterly facade of an existing commercial building is consistent with the Hermosa Beach Municipal Code (HBMC) definition of ‘Mural’ at 25 22nd Street (Martha’s Hermosa Beach), and determine the project is exempt from the California Environmental Quality Act. Background: Subject Site The subject site is located at 25 22nd Street and has a Zoning designation of C-1 Limited Business and Residential. The subject site is improved with a 2,235 square foot restaurant known as Martha’s Hermosa Beach. The site is located on the northwest corner of 22nd Street and Hermosa Avenue. The subject site is also bounded by Beach Drive to the west. The applicant proposes to maintain a 270 square foot display on the easterly façade of the existing building facing Hermosa Avenue. City of Hermosa Beach Printed on 2/20/2024Page 1 of 4 powered by Legistar™252 Staff Report REPORT 21-0286 Mural Determination Request The applicant submitted a sign application for mural review, on April 20, 2021, because of code enforcement action of an unpermitted painted display on the commercial building approximately in August of 2020. The unpermitted painting has been an active code enforcement case since September 2020. The applicant is requesting the existing painted display on the easterly façade of the building be determined to be consistent with HBMC Chapter 17.50, which provides standards for number of wall signs, sign area, and wall coverage for ‘murals.’ Section 17.50.030 defines ‘Mural,’ as a “pictorial representation not specifically identifying goods or services offered by the business on the premises.” Analysis: Painted Display The existing site is currently occupied by Martha’s Hermosa Beach, which is a restaurant that provides food services including breakfast and brunch seven days a week. The display was hand painted by local artist Tess Fortier. Tess is a Hermosa Beach resident who grew up in Hermosa Beach. The artwork is described as a “collage of iconic Hermosa Beach images.” The painted display is approximately 10' tall x 27' wide. The painted display incorporates a scenic beach theme depicting various beach activities and elements including, surfing, beach volleyball, ocean waves, lifeguard tower, seagulls, fish, and seashells. The display also incorporates the City of Hermosa Beach’s city seal. The use of the city seal is prohibited for any purpose other than for official city business (HBMC section 1.06.040). As a result, the painted display would be required to be modified to not incorporate the city seal. Additionally, during a site inspection on May 5, 2021, additional signage was identified along the southerly wall of the building. The additional signage will require review and approval from the City’s Planning Division. Compliance will be tracked separately from this request via the City’s Code Enforcement process. Pursuant to HBMC Section 17.50.120.B.8, the Planning Commission may waive specific provisions of the sign ordinance relating to total sign area, coverage, height, type, and style for a display deemed to be a mural. HBMC Section 17.50.120 HBMC SECTION 17.50.120 REQUIREMENT ALLOWABLE PERMANENT SIGNAGE PROPOSED MURAL TOTAL AREA 2 square feet for each foot of lineal building frontage 60 sq ft (30 ft building frontage) 270 sq ft COVERAGE 25% of the wall or facia 67.5 sq ft (25% of the wall or facia) 270 sq ft (100%) With the removal of city seal, the painted display will meet the City’s definition for a mural as it does not represent or depict images nor identifies goods or services offered by the businesses on the premises. City of Hermosa Beach Printed on 2/20/2024Page 2 of 4 powered by Legistar™253 Staff Report REPORT 21-0286 General Plan Consistency The subject site is located within the General Plan (PLAN Hermosa) Neighborhood Commercial land use area and within the Walk Street Neighborhood Area, which is intended to maintain high quality pedestrian connections through the walk streets and retain the form, scale, and orientation of buildings in this area by designing building that take advantage of the opportunities of outdoor living. PLAN Hermosa recognizes the City’s connection with Public Art. According to the City’s Land Use and Design Element: The City of Hermosa Beach’s artistic past has shaped its vision and guiding principles for the future and continues to resonate today. Public art includes artwork placed and integrated into the public realm for the community to enjoy. They provide both aesthetic and practical purposes that enhance community character and shapes identity. The public art and design in Hermosa Beach are a true reflection of the City’s name, “Hermosa”, meaning “beautiful” in Spanish. Since incorporation in 1907, the city has evolved into a vibrant and distinct beach community. The prevalence of public art and festivals contribute to the “funky” and “eclectic” character. Public art and design have played a large role in shaping the city’s identity and is appreciated by residents and visitors alike. Public art displays in Hermosa Beach often help to share the rich cultural history of the town in the form of sculptures, murals, and placards or informational displays. These more permanent and highly visible displays - such as the many murals adorning previously blank walls throughout Downtown - contribute to the beautification and aesthetic value of the community and are the result of cooperation, dedication, and commitment from many volunteers, donors, and community groups. The proposed project is also consistent with the following Goals and Polices of Plan Hermosa Land use and design Element: Ø Goal 11: A proud and visible identity as an arts and cultural community. o Policy 11.1 Locally appropriate art. Prioritize public art that reinforces the identify of Hermosa Beach, incorporating the culture, people, neighborhood and ideas. The proposed painted display will be visible to the public and incorporates Hermosa Beach’s beach culture by depicting beach themed activities and elements. o Policy 11.8 Public art in private development. Actively encourage private development to contribute to the cultural and economic health of the public realm through incorporation of public art. The painted display is located on private property; however, it is accessible to the public from the right-of-way contributing to the cultural and economic health of the community. City of Hermosa Beach Printed on 2/20/2024Page 3 of 4 powered by Legistar™254 Staff Report REPORT 21-0286 Environmental Analysis The proposed project is Categorically Exempt from the California Environmental Quality Act defined in CEQA Section 15301 Class 1 Existing Facilities, as the project involves negligible or no expansion of an existing use. The approval of the display as a mural, would not result in a direct or reasonably foreseeable indirect physical change in the environment. Summary The proposed project, as conditioned, is consistent with the definition of mural as it does not directly advertise products or goods offered on the premises, but instead depicts the various beach or beach like elements. Therefore, Staff recommends the Planning Commission adopt the Resolution No. 21- XX making a determination that the proposed display is consistent with a mural pursuant to HBMC Sections 17.50.030 and 17.50.120.B.6 and determine that the proposed display is exempt from the California Environmental Quality Act (CEQA). Attachments 1. Resolution No. 21-XX 2. Site Photographs 3. Notice Poster Verification Respectfully Submitted by: Carlos Luis, Associate Planner Approved: Ken Robertson, Community Development Director Legal Review: Patrick Donegan, City Attorney City of Hermosa Beach Printed on 2/20/2024Page 4 of 4 powered by Legistar™255 1 P.C. Resolution 21-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING, CONDITIONAL USE PERMIT AND PRECISE DEVELOPMENT PLAN FOR THE CONSTRUCTION OF A TWO-UNIT DETACHED CONDOMINIUM PROJECT ON PROPERTY LOCATED AT 947 7TH STREET AND A DETERMINATION THE PROJECT IS CATEGORICALLY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed on January 4, 2021 by the applicant/owner Kent McKeown (Cobber, LLC), for development of the property located at 947 7th Street, seeking approval of Conditional Use Permit Case No. 21-1 and Precise Development Plan 21-01 for the construction of two-unit detached condominium project. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the subject application on May 18, 2021, at which time testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. The proposed project is Categorically Exempt from the California Environmental Quality Act as defined in Section 15303(b), Class 3 Exemption, New Construction or Conversion of Small Structures, because the proposal pertains to construction of limited numbers (two) of new, small structures. More specifically, the project is comprised of construction of the two condominium units in an urbanized area, totaling no more than six dwelling units. Moreover, none of the exceptions to the Categorical Exemption apply, nor will the project result in a significant cumulative impact of successive projects of the same type in the same place over time, or have a significant effect on the environment due to unusual circumstances, or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. Section 4. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for a Precise Development Plan pursuant to Section 17.58.030 of the Municipal Code. 1. Distance from existing residential uses in relation to negative effects; The subject site is zoned R-2B Limited Multiple Family Residential with similar residentially zoned properties to the east, west, and south of the subject site. The subject site is large enough to accommodate two units. Similar residential developments are found in the surrounding area comprised of multi-story multi-family residences. 2. The amount of existing or proposed off-street parking in relation to actual need; The project will provide six off-street parking spaces. Specifically, each unit will provide two off-street parking spaces within a garage and one guest parking space located on the 256 2 driveway. The six off-street parking spaces comply with the Hermosa Beach Municipal Code and have been determined to meet the actual need generated by the project. 3. The combination of uses proposed, as they relate to compatibility; The detached residential condominiums are consistent and compatible with the surrounding area due to the fact the neighborhood is comprised of multi-family developments. 4. The relationship of the estimated generated traffic volume and the capacity and safety of streets serving the area; The project will retain similar traffic volume generated from the project site since the proposal will maintain the same number of units that exist on the site. In addition, the proposal is consistent with the City’s R-2B allowable density and the City’s General Plan (PLAN Hermosa) density range for the Medium Density land use area. 5. The proposed exterior signs and decor, and the compatibility thereof with existing establishments in the area; The project does not incorporate signage and as a result will not be incompatible with the area. The proposed contemporary architectural style (décor) proposed can be found on other properties in the neighborhood. Accordingly, the aesthetic of the building will be compatible and complimentary to the existing residences in the area. 6. Building and driveway orientation in relation to sensitive uses, e.g., residences, schools, churches, hospitals and playgrounds; The Buildings and driveways are oriented towards 7th and 8th Streets. Driveways lead to off- street garage parking spaces. The proposed building and driveway orientation will be consistent with the building orientation of surrounding properties and the project is not anticipated to have adverse affects on surrounding sensitive uses. 7. Noise, odor, dust and/or vibration that may be generated by the proposed use; The project is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the two detached condominium units will generate noise, odor, dust, and vibration, but are considered temporary and will occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 8. Impact of the proposed use to the city’s infrastructure, and/or services; There is sufficient infrastructure capacity to serve the two-unit condominium development. The residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units that exist on the subject site. 9. Adequacy of mitigation measures to minimize environmental impacts in quantitative terms; The project does not create adverse environmental impacts because the proposed residential use and building design is consistent with surrounding uses and development within the neighborhood and complies with all applicable criteria set forth in the Hermosa Beach 257 3 Municipal Code and General Plan. Conditions of approval have been incorporated to further ensure the project does not create adverse environmental impacts. 10. Other considerations that, in the judgment of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other considerations noted. Section 5. Based on the testimony and evidence received, the Planning Commission hereby further finds, determines and declares pertaining to the application for a Conditional Use Permit pursuant to Section 17.40.020 of the Municipal Code. 1. Distance from existing residential uses; The subject site is zoned R-2B Limited Multiple Family Residential with similar residentially zoned properties to the east, west, and south of the subject site. The subject site is large enough to accommodate two units. Similar residential developments are found in the surrounding area comprised of multi-story multi-family residences. 2. The amount of existing or proposed off-street parking facilities, and its distance from the proposed use; The project will provide six off-street parking spaces. Specifically, each unit will provide two off-street parking spaces within a garage and one guest parking space located on the driveway. The off-street parking spaces will be accessible from the interior of each unit and the guest parking on the exterior of the unit, within close proximity to the front entrance of each unit. The six off-street parking spaces comply with the Hermosa Beach Municipal Code 3. Location of and distance to churches, schools, hospitals, and public playgrounds; The subject site is located approximately 1,500 feet away from the nearest church, 1,500 feet away from the nearest school, no hospitals within proximity, and approximately 950 feet away from the nearest public playground. The proposed project is not anticipated to create any conflict with these uses as the uses are currently surrounded by similar residential developments. 4. The combination of uses proposed; The detached residential condominiums are consistent and compatible with the surrounding area due to the fact the neighborhood is comprised of multi-family developments. 5. Precautions taken by the owner or operator of the proposed establishment to assure the compatibility of the use with surrounding uses; The proposed development complies with the requirements of the Hermosa Beach Municipal Code including, building height, density, off-street parking, and setbacks. The building design incorporates wall plan variations and various building finishes to break up the mass and bulk of the buildings. The proposed project will be compatible with the existing residential surrounding uses. 258 4 6. The relationship of the proposed business-generated traffic volume and the size of streets serving the area; The proposed project will not generate any business related traffic as the development consists of residential units. Further the proposed development will replace the same number of units that currently exist on the subject property and not increase in traffic volume is anticipated. 7. The number of similar establishments or uses within close proximity to the proposed establishment; The subject site is zoned R-2B Limited Multiple Family Residential with similar residential uses to the east, west, and south of the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property. 8. Noise, odor, dust and/or vibration that may be generated by the proposed use; The project is not anticipated to create adverse impacts because the proposed use of the property is residential, which is consistent with the use of the surrounding residential neighborhood. Construction of the two detached condominium units will generate noise, odor, dust, and vibration, but are considered temporary and will occur only during construction activities. Construction noise must comply with the City’s Noise Ordinance HBMC Section 8.24.050. 9. Impact of the proposed use on the city’s infrastructure, and/or services; There is sufficient infrastructure capacity to serve the two-unit condominium development. The residential use will have similar demand on the current infrastructure and services because the proposal will maintain the same number of units that exist on the subject site. 10. Will the establishment contribute to the concentration of similar outlets in the area; The subject site is zoned R-2B Limited Multiple Family Residential with similar residential uses to the east, west, and south of the subject site. The zoning of the neighborhood and surrounding area is residential which results in various similar uses being located adjacent to the subject property; however, there are no anticipated negative impacts resulting from the concentration of similar uses. 11. Other considerations that, in the judgement of the planning commission, are necessary to assure compatibility with the surrounding uses, and the city as a whole. No other recommended considerations are noted; however, the Planning Commission may consider other items during the public hearing. Section 6. Based on the foregoing, the Planning Commission hereby approves the subject Conditional Use Permit Case No. 21-1 and Precise Development Plan Case No. 21-1 for the construction of a two-unit detached condominium project as set forth in Planning Commission Resolution 21-XX, subject to the following Conditions of Approval: 259 5 General: 1. The development and continued use of the property shall be in conformance with submitted plans received and reviewed by the Planning Commission at its meeting of April 28, 2021, revised in accordance with the conditions below. The Community Development Director may approve minor modifications that do not otherwise conflict with the Hermosa Beach Municipal Code or requirements of this approval. 2. The project shall fully comply with all requirements of the R-2B zone as applicable and the Condominium Ordinance in Chapter 17.22 of the Municipal Code, including but not limited to: a) Height including required roof deck railings shall fully comply with the 30-foot height limit. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. b) Design and construction shall comply with Section 17.22.060 except as specifically stated in this Resolution. c) Conduit to accommodate roof mounted alternative energy equipment for solar energy and solar thermal shall also be supplied per Section 15.32.140. d) The requirements of Section 17.22.060(F) and (G) shall be shown on structural plans and reviewed at the time of Building Division Plan Check. e) A minimum of 200 cubic feet of storage area shall be provided for each unit in accordance with Section 17.22.060(E). f) Designated, screened solid waste storage areas, a minimum of 2.5’ x 2.5’ (length times width) each, for three solid waste storage bins shall be shown on the site plan compliance with Chapter 8.12. 3. The submitted Covenants, Conditions, and Restrictions (CC&Rs) shall be reviewed and approved by the Community Development Director and City Attorney in conformance with Section 17.22.050 and conditions of this approval prior to the issuance of Building Permits. a) Proof of recordation of approved CC&Rs shall be submitted to the Community Development Director, prior to issuance of Certificate of Occupancy. b) Six (6) parking spaces shall be maintained on-site. All parking spaces shall remain available for parking and shall not be used for storage or other purposes. Storage of boats, trailers, and recreational vehicles shall not be allowed. c) Unit A’s guest parking spaces and Unit’s B guest parking spaces, to be compliant with the required turning radius, shall remain open and accessible to designated unit, rather than being used for storage or any other purposes, and the CC&Rs shall reflect this condition. 260 6 4. The project shall comply with all requirements of the Building Division, Public Works Department, and Fire Department, and the Hermosa Beach Municipal Code. Building Plans: 5. Two copies of a Final Landscape Plan, consistent with landscape plans approved by the Planning Commission, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department and Planning Division for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) The applicant shall provide a landscape plan to comply with Sections 17.22.060(H), 8.60.060, and 8.60.070 to the satisfaction of the Community Development Director and Public Works Director. b) An automatic landscape sprinkler system consistent with Section 17.22.060(H) shall be provided, and shall be shown on plans (Building Permits are required). 6. Architectural treatments and accessory facilities shall be as shown on building elevations, site and floor plans. Precise building height compliance shall be reviewed at the time of Plan Check, to the satisfaction of the Community Development Director. In addition: a) All parking dimensions shall comply with Chapter 17.44. Roll-up automatic garage doors shall be installed on all garage door openings and clearly indicated on floor plans. b) Driveway transitions shall comply with Section 17.44.120(D). c) All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting and porch lights. Lamp bulbs and images shall not be visible from within any onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. d) Any satellite dish antennas and/or similar equipment shall comply with Section 17.46.240. 7. The plans shall comply with Section 8.44.095 and install permeable surfaces in the driveway, guest parking space and other non-landscaped areas to the maximum extent feasible. If providing water-permeable surfaces on at least 50% of exterior surface area is not feasible and incorporating measures in 8.44.095 to the extent practicable to infiltrate the volume of runoff produced by a 0.80 inch twenty four (24) hour rain event, then the applicant shall infiltrate runoff on-site. In the event that subsurface infiltration is required, plans shall designate the exact location of the subsurface infiltration system, 261 7 the applicant shall enter into a maintenance agreement with the City (prior to final map approval) for the ongoing infiltration, and provide a surety bond to the City to guarantee that on-site, subsurface infiltration is achieved. The amount of the bond shall be determined by the Building Division. All other drainage shall be routed to an off-site facility or on-site permeable area approved by the City. To the extent possible, a portion of roof drainage shall be routed to on-site permeable areas. No drainage shall flow over any driveway or sidewalk. If the drainage of surface waters onto the property requires a sump pump to discharge said waters onto the street, the property owner(s) shall record an agreement to assume the risk associated with use and operation of said sump pump, release the City from any liability, and indemnify the City regarding receipt of surface waters from the property. The recorded agreement must be filed with the City prior to issuance of the Certificate of Occupancy. 8. The plans and construction shall comply with all requirements of the Building Code in Title 15 and Green Building Standards in Chapter 15.48. Water conservation practices set forth in Section 8.56.070 shall be complied with and noted on construction plans. 9. Two copies of final construction plans, including site, elevation and floor plans, which are consistent with the conditions of approval of this conditional use permit, shall be reviewed and approved by the Planning Division for consistency with Planning Commission approved plans and this Resolution prior to the submittal to the Building Division for Plan Check. Prior to the submittal of structural plans to the Building Division for Plan Check an ‘Acceptance of Conditions’ affidavit and recording fees shall be filed with the Planning Division of the Community Development Department stating that the applicant/property owner is aware of, and agrees to accept, all of the conditions of this grant of approval. 10. The applicant shall submit all required plans and reports to comply with the City’s construction debris recycling program including manifests from both the recycler and County landfill; at least 65% of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. 11. The address of each condominium unit shall be conspicuously displayed on the street side of the buildings with externally or internally lit numbers and the method for illumination shall be shown on plans. Address numbering and display shall be subject to approval by the Community Development Department. 12. The applicant shall pay all Parks and Recreation Facilities Area Dedication fees at the time of building permit issuance. Public Works 13. Prior to issuance of a Building Permit, an approved civil engineering plans prepared by a licensed civil engineer, and approved by Public Works, addressing grading, 262 8 undergrounding of all utilities, pavement, sidewalk, curb and gutter improvements, on- site and off-site drainage (no sheet flow permitted), installation of utility laterals, and all other improvements necessary to comply with the Municipal Code and Public Works specifications, shall be filed with the Community Development Department. 14. Civil engineering plans shall include adjacent properties/structures, sewer laterals, and storm drain main lines on street. 15. Project construction shall protect private and public property in compliance with Sections 15.04.070 and 15.04.140. No work in the public right of way shall commence unless and until all necessary permits are attained from the Public Works Department including if required, an approved Residential or Commercial Encroachment Permit. 16. Sewer flow rate for upstream and downstream manhole along with manhole rim/lid elevations must be submitted prior to grading and plan check. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 17. Sewer lateral video must be submitted with plan check submittal, if the developer plans to use the existing sewer lateral. Sewer lateral work may be required after review of the sewer lateral video. 18. Sewer main work may be required after review of sewer lateral video. 19. The project must comply with Storm Water and Urban Runoff Pollution Control Regulations (HBMC Ch. 8.44) and must implement Low Impact Development Standards, and submit at time of grading and plan check along with an erosion control plan. Construction 20. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet of the project site shall be notified of the anticipated date for commencement of construction. a) The form of the notification shall be provided by the Planning Division of the Community Development Department. b) Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 21. Project construction shall conform to the Noise Control Ordinance requirements in Section 8.24.050. Allowed hours of construction shall be printed on the building plans and posted at construction site. 22. Traffic control measures, including flagmen, shall be utilized to preserve public health, safety, and welfare. 263 9 Other: 23. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Conditional Use Permit, Precise Development Plan and Vesting Tentative Map shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 24. Approval of these permits shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. 25. The Planning Commission may review this Conditional Use Permit and Precise Development Plan and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 26. The subject property shall be developed, maintained, and operated in full compliance with the conditions of this grant and any law, statute, ordinance, or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. Section 7. This permit shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department an Affidavit of Acceptance stating that they are aware of, and agree to and accept, all of the conditions of this permit. The Precise Development Plan shall be recorded with the Affidavit of Acceptance, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorney’s fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 264 10 The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this permit. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. Section 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: NOES: ABSTAIN: ABSENT: CERTIFICATION I hereby certify the foregoing Resolution P.C. 21-XX is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular meeting of May 18, 2021. Rob Saemann, Chair Ken Robertson, Secretary May 18, 2021 Date 265 Site Photo 266 267 Poster Verification 268 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0302 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 Initiation of amendments to Section 17.08.020 of the Zoning Ordinance regarding Home Occupations (home-based businesses) in residential zones. Recommended Action: 1.Review Section 17.08.020.D14 of the Hermosa Beach Municipal Code (HBMC) regarding “Home Occupations” (home-based businesses) in residential zones; and 2.Set a public hearing to consider a Text Amendment for the Planning Commission to recommend to the City Council deletion of Section 17.08.020.D14 regarding “Home Occupations” (home-based businesses) Background On November 17, 2020, the Planning Commission considered a Staff Item request for the initiation of text amendments to Section 17.08.020 of the Hermosa Beach Municipal Code regarding “Home Occupations” (home-based businesses) in residential zones. At that time, Staff requested consideration of a comprehensive amendment to the Home Occupations section of the of the Zoning Code including its language for professional home-based business license requests that must be denied due to the outdated requirement to be affiliated with an office in a commercial zone. At that meeting, the Planning Commission provided direction to include Home Occupations with the comprehensive Zoning Code update in progress. Since that time, the Covid-19 pandemic and resulting stay at home orders and office capacity limits have forced many professionals to work from home. Due to Urgency Ordinances in place during the pandemic, some business licenses have been issued with conditions that approvals are temporary during the time the health orders are in place. The City has received complaints from residents regarding Section 17.08.020.D.14 restricting professionals from obtaining a business license. Some state-licensed professions require business licenses as part of professional certification. Prior to the pandemic and Urgency Ordinance, residents were denied Home Occupation business license applications for professionals including: an attorney, real estate professional, and a child psychologist. These home-based businesses were unable to meet the code requirement of Section 17.08.020.D.14. City of Hermosa Beach Printed on 2/20/2024Page 1 of 3 powered by Legistar™269 Staff Report REPORT 21-0302 It is recommended Section 17.08.020.D.14 be deleted to allow professionals to obtain Home Occupation Business Licenses without a separate principal licensed office. Analysis Section 17.08.20 includes requirements to issue a business license for a home-based business. Staff requests that the Planning Commission consider deletion of requirement 14 through a Zone Text Amendment. 17.08.020 Permitted uses D. Home Occupations. 14. No professional offices are allowed, specifically including but not limited to the healing arts, law, accounting, real estate, clergy, insurance and similar professional or semi-professional offices, unless the person engaged in such home occupation maintains a principal licensed office in an area permitting such activity as a principal use. A new comprehensive Home Occupations section of the Zoning Code will be included in the first set of Zoning Code updates underway. There is a more urgent need to delete 17.08.020.D.14. The Code is outdated for modern work from home practices for professionals such as virtual meetings with clients.There have been significant increases in home-based workers due to pandemic related office closures and technological advances. Many workers are expected to continue to work from home in the future, either part time or full time. Some Hermosa Beach businesses have experienced additional daytime customers due to the many residents working from home. Summary It is recommended the requirement for home-based professionals to be affiliated with a professional office in a commercial zone be deleted. Hermosa Beach resident professionals will be prevented from obtaining business licenses due to the outdated HBMC Section 17.08.020.D.14 when emergency health orders lift, professionals continue to work from home, and business licenses approved during the emergency order seek renewals. Attachment: 1.Hermosa Beach Municipal Code Section 17.08.020 2.Correspondence from Don DeMaderios Dated March 24, 2021 Respectfully Submitted by: Christy Teague, Senior Planner Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 2 of 3 powered by Legistar™270 Staff Report REPORT 21-0302 City of Hermosa Beach Printed on 2/20/2024Page 3 of 3 powered by Legistar™271 CITY OF HERMOSA BEACH Municipal Code 17.08.020 Permitted uses 17.08.020 Permitted uses. D. Home Occupations. When conducted in accordance with the following requirements, and when a permit therefor, containing any conditions deemed necessary to ensure compliance with the requirements of this chapter and with its purpose and intent, has been issued by the business license department; provided however, that any occupation may be excluded from certain or all zones, or portions thereof, if determined by the planning commission to be incompatible with neighboring residential uses. The following requirements are severally and jointly stated as absolute requirements, and any home occupation not conforming to the following requirements shall not be permitted: 1. Such occupation shall be carried on only by occupants of a dwelling, and shall involve the use of not more than four hundred (400) square feet, not to exceed twenty- five (25) percent of the total area of the permitted buildings on the premises. 2. Inventory and supplies for such home occupation shall occupy not more than twenty- five (25) percent of the permitted area and shall be stored entirely within an enclosure or building. 3. No sale of goods is permitted on the premises. 4. No employees are allowed. 5. No signs are permitted. 6. No display of any kind shall be visible from the exterior of the premises. 7. Light, but not medium or heavy, business machines are allowed. The classification by the planning department shall be final. 8. No presses, data processing equipment, or any electrical or other equipment requiring specialized electrical installation, or requiring over one hundred twenty (120) volts of power to operate are allowed, nor shall any mechanical shop or electrical tools be permitted except those which are customary to home crafts. 9. No tools or equipment may be operated which make a sound audible from without the premises at a distance of twenty (20) feet from the property line, between the hours of 272 6:00 p.m. and 9:00 a.m. No activity or equipment which makes any loud or whining noise discernible from without the premises is permitted at any time. 10. No garaging or storing of vehicles bearing any advertising related to the home occupation is allowed upon the premises or in the street in the vicinity. 11. No foot or vehicle traffic may be generated to or from the premises except for traditional uses such as tutors and day care centers as approved by the planning director. 12. There shall be complete conformity to fire, building, plumbing, electrical, zoning and health codes and to all state and city laws and ordinances; except, where required parking spaces are not available, the planning commission may temporarily waive such requirements if they find: a. The garage, carport or space is not available solely because of temporary storage, and not because of construction and/or building improvement or modifications; and b. The temporary storage is not related to products, materials, etc., used for the conduct of the home occupation; and c. Such waiver to be effective only if no detrimental effects are caused to adjacent properties and no valid complaints were filed due to storage. 13. No structural alterations of the premises are permitted solely for the benefit of the business. 14. No professional offices are allowed, specifically including but not limited to the healing arts, law, accounting, real estate, clergy, insurance and similar professional or semi-professional offices, unless the person engaged in such home occupation maintains a principal licensed office in an area permitting such activity as a principal use. 15. No listing or advertising of the address of such home occupation for business purposes is permitted including display ads in telephone, business and city directories and in newspapers and magazines. The telephone number and address may be listed on business cards. 16. The term of any permit shall be for one year, or for such other period as shall be authorized by the city council. 17. It shall be a condition of any permit hereunder that the applicant shall agree that, in the event of amendment of this section to prohibit such or any home occupation in a zone in which the same is situated, that such home occupation shall not have the status of nonconforming use, and may be eliminated forthwith without provision for extended liquidation or amortization. 273 18. Prior to permit approval, the premises shall be inspected to determine compliance with all limitations and requirements, particularly subsection (D)(12) of this section. 274 From: Don DeMaderios <don@wrightmedia.com> Sent: Wednesday, March 24, 2021 8:42 PM To: City Council <citycouncil@hermosabeach.gov> Cc: Suja Lowenthal <suja@hermosabeach.gov> Subject: City Council - Question Dear, Mayor, City Council Members I am writing regarding Ordinance HBMC Section 17.08.020 D. 14. No professional offices are allowed, specifically including but not limited to the healing arts, law, accounting, real estate, clergy, insurance and similar professional or semi-professional offices, unless the person engaged in such home occupation maintains a principal licensed office in an area permitting such activity as a principal use. I am applying for a license for a home-based business, whereby as a licensed therapist, I am providing Mental Health Services through a Virtual Platform. All sessions are conducted over the internet in compliance with HIPPA laws. This method of services is endorsed by the State of California and the Board of Behavioral Sciences who governs licensure for providers of services. As you may know, California also passed a law this year that requires all Insurance companies to honor the claims for Telehealth, Telemedicine, Teletherapy. These are the very services I provide, which are 100% virtual. Another law that endorses virtual delivery of mental health services. This acceptance of these services endorses the demand for services and it is expected that this is the way of the future and will continue to expand. Evidence shows that this virtual method of the delivery of services remains sustainable well beyond the current state of emergency created by the COVID-19 Pandemic. The current position of the City, in my opinion, and the opinion of my profession, represents an antiquated policy and way of doing business. This type of virtual business, being conducted in a residential area, where visitors will never exist, poses no issue as implied in the current ordinance. It also creates a non-business-friendly environment in Hermosa Beach. I am reaching out to you, to bring to light the negative impact that the current ordinace places on such businesses providing very necessary services to those who need it, benefit from it and deserve it. The shift to current times has proven to allow many more people access to healthcare who otherwise would not receive it. It is my understanding that my business falls under the “healing arts”, and I am not sure the City has a current, citizen, and business-friendly position on 100% online, virtual services that will never have any actual visitors to the residential address. I don’t think this would be an issue if I stated I was a “coach” or “consultant”. I remain unsure how the City delineates business types and welcome any education you can lend in this area. I hope that you are looking at the current ordinance, to update, change and bring it more current, to better align with the ongoing and forward-thinking delivery of services in a non- 275 physical, non-commercial, residential location, long term after the current state of emergency expires. I am happy to make myself available to answer any questions or provide any additional information related to my business or this type of business in general that you may have. I welcome any thoughts, feedback, or questions you may have. Warmly, Don DeMaderios 40 7th Street Hermosa Beach, CA 90254 276 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0254 Honorable Chair and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 June 15, 2021 Planning Commission Tentative Future Agenda Items Recommended Action: Receive and file the June 15, 2021 Planning Commission tentative future agenda items. Attachment: 1. Planning Commission June 15, 2021 Tentative Future Agenda Respectfully Submitted by: Beverly Tuazon, Administrative Assistant Approved: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™277 \\CHB-FS-01\Vol1\B95\CD\PC\Future Items\Tent. Future Agendas\Planning Commission Tentative Agenda for 6-15-21.docx Revised 05/12/2021 10:14 AM Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach June 15, 2021 Regular Meeting 6:00 P.M. Project Title Public Notice Meeting Date  856 Cypress Avenue – Conditional Use Permit/Precise Development Plan for a 2 unit detached condominium 6/3/21 6/15/21  Zone Text Amendment for Home Occupations 6/3/21 6/15/21  Housing Element 6/3/21 6/15/21 Upcoming and Pending Projects  200 Longfellow Avenue – Conditional Use Permit Amendment – application is in process.  2629 Manhattan Avenue – Conditional Use Permit for roof-mounted wireless facility – application is in process.  911 1st Street – Zone and General Plan Amendment, Precise Development Plan and Planned Unit Development for multiple unit condominium project – application is incomplete, pending CEQA review.  City Yard – Precise Development Plan, Conditional Use Permit, and Environmental Review – pending environmental clearance. 278 City of Hermosa Beach Staff Report City Hall 1315 Valley Drive Hermosa Beach, CA 90254 Staff Report REPORT 21-0255 Honorable Chairman and Members of the Hermosa Beach Planning Commission Regular Meeting of May 18, 2021 Rotation of Planning Commission Chair and Vice Chair Pursuant to Commission direction, the Chair and Vice Chair of the Planning Commission rotate every nine months. The new Chair, Marie Rice, and Vice Chair, David Pedersen, will serve from the regular meeting in June 2021 through February 2022. Respectfully submitted by: Ken Robertson, Community Development Director City of Hermosa Beach Printed on 2/20/2024Page 1 of 1 powered by Legistar™279