Loading...
HomeMy WebLinkAbout2016-01-19 PC AGENDA1 AGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 January 19, 2016 7:00 P.M. Ron Pizer, Chairman Peter Hoffman, Vice Chair Kent Allen Michael Flaherty Rob Saemann Note: No Smoking Is Allowed in the City Hall Council Chambers 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.hermosabch.org. Wireless access is available in the City Council Chambers for mobile devices: Network ID: City Council and Password: chb13 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 a.m. - 6:00 p.m. 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 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. 2 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the November 17, 2015 regular meeting action minutes 5. 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 Public Hearing 6. VAR 16-1 -- Variance for expansion of an existing single family residence on a walk-street noncompliant with parking requirements at 43 6th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving a Variance and determining the project is exempt from the California Environmental Quality Act. 7. CUP 15-12 / PARK 15-9 -- Conditional Use Permit and Parking Plan Amendment to expand an existing 5,400 square foot educational institution (Fusion Academy and Learning Center) approximately 3,800 square feet at an existing multi-tenant commercial building with shared parking at 1601 Pacific Coast Highway, and determination that the project is exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the Resolution approving a Conditional Use Permit Amendment and a Parking Plan Amendment subject to conditions, and determination that the project is exempt from the California Environmental Quality Act. 8. CON 16-1 / PDP 16-1 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73779 for a two-unit condominium at 1121 Manhattan Avenue and 1120 Palm Drive, and determination that the project is exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map #73779 for a two-unit detached condominium project subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 3 9. PDP 14-11 -- Informational Session on the Draft Environmental Impact Report for the Transpacific Fiber Optic Cable Project including opportunity for public comment (The public review and comment period for written comments is from January 4, 2016 to February 17, 2016). 10. TEXT 16-1 -- Consideration of a Text Amendment to Expressly Prohibit All Commercial Marijuana Land Uses Throughout the City, Including Delivery Services and the Commercial or Personal Cultivation of Marijuana for Medical Use. Staff Recommended Action: To adopt the Resolution recommending that the City Council amend sections 17.42.110, 17.26.030 and 17.28.020 of the Zoning Ordinance to expressly prohibit all commercial land uses related to marijuana sales, cultivation and delivery. 11. TEXT 15-2 -- Text Amendment to the Municipal Code, Title 17 (Zoning) to allow a parking credit for conversion of non-restaurant use to restaurant use within the Downtown District in conjunction with approval of a Parking Plan, and adoption of an Environmental Negative Declaration (continued from the November 17, 2015 meeting). Staff Recommended Action: Continue to February 16, 2016 a public hearing to consider Text Amendment 15-2 to allow a parking credit for conversion of a non-restaurant use to restaurant use within the Downtown District in conjunction with approval of a Parking Plan. 12. CUP 15-6 -- Conditional Use Permit to construct an unmanned wireless telecommunications facility consisting of (12) panel antennas, (12) Remote Radio Units and associated equipment at 1200 Artesia Boulevard (Verizon Wireless); and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the August 18 and October 20, 2015 meetings). Staff Recommended Action: Project withdrawn by the applicant. Section III 13. Staff Items a. Resignation letter from Chairman Ron Pizer. b. Memorandum regarding additional Planning Commission meeting(s) for draft PLAN Hermosa (draft General Plan/Local Coastal Plan). c. Report on City Council actions. d. Report on comprehensive planning processes. e. Tentative future Planning Commission agenda. f. Community Development Department activity report of October and November, 2015. 14. Commissioner Items 15. Adjournment Introduction Fusion Academy is an innovative, one-to-one, fully-accredited school and tutoring facility for students in grades 6-12. Fusion Academy specializes in helping students who need an alternative to the traditional school model by providing a unique approach to learning and life. All instruction occurs one to one. Rather than forcing students to conform to a one-size-fits-all approach to education, we adapt to each student’s individual needs and learning styles using a one-to-one mentoring approach. At Fusion Academy, we work with each student to tailor a program designed to specifically meet his/her individual needs and interests. This approach engages students in their own learning process and ultimately leads to high levels of academic success. By utilizing a one-to-one mentoring method, Fusion Academy is able to recognize and encourage each student’s talents and abilities while providing a completely customized program. This comprehensive approach, combined with Fusion’s nurturing environment and culture, allows students to thrive. As President and Founder Michelle Rose Gilman stated, “Parents always ask me why their child will succeed at Fusion. The answer is simple: because one-to-one works.” How it Works Fusion Academy works because of its unique educational model: one tutor, one student. In addition to offering a one-to-one student teacher ratio, Fusion Academy offers a flexible, year- round academic schedule designed to meet the demands of students whose needs don’t conform to a “traditional” semester calendar. Each student’s class schedule is developed on an individual basis, so every student’s school day is different. Not all classes begin at 8am and end at 2pm. Students get to choose when they begin and end their day based on their needs and individual circumstance. A year-round schedule means students can enroll and begin classes at any time. The one-to-one educational model allows for more rapid progression through course work so that typically a student can accomplish a traditional school year in just six or seven months. Students at Fusion Academy take state certified courses in science, mathematics, history and social studies, visual and performing arts, english, foreign languages, and special interest areas that meet high school graduation requirements. Additionally, students have opportunities to participate in honors-level courses and courses approved by the state of California in each content area. Business Overview Fusion Academy is a private, for-profit school charging tuition of approximately $41,000 per year. Fusion operates like similar to other tutoring agencies such as Sylvan Learning or Kaplan Tutoring. At each of the facilities, students come to learn, and they learn with a tutor. The major differentiator is that students come to Fusion to receive their entire educational program, not just assistance in specific subject areas. Classes meet Monday through Thursday. Tutoring sessions are held on a Monday/Wednesday and Tuesday/Thursday basis. Fusion is open on Friday for students who need extra support, and on an as-need-basis Saturday and Sundays for both tutoring and class credit. Each class period is 50 minutes. A typical maximum load is four classes in any given day. An example of a student schedule is listed below: Proposed Expansion Fusion Academy has been successfully operating at its Hermosa Beach campus for 4 years. Due to the high level of success, Fusion proposes to enlarge the existing campus by expanding into an adjacent suite 1601 Pacific Highway. As shown on the attached plans, the current facility (without counting common building areas) occupies approximately 5,382sf, the proposed expansion is approximately 3,791sf, for a facility total of 9,173sf. The current facility is permitted and operates with 20 tutor offices, and up to 35 students at any time. With the expansion, Fusion proposes to increase to a total of 31 tutor offices and a maximum of 65 students. The balance of the space will include reception, homework cafes, storage areas, teacher conference room, administrative offices, storage, and a galley for staff use. Fusion proposes a maximum of 65 students, 31 teachers and 9 administrators at any time in the expanded facility. The existing hours of operation will remain 7:30am – 9pm, with classes scheduled hourly from 8am-9pm. Due to Fusion’s custom scheduling, the vehicle traffic is spread over the course of 13 hours, and there is no mass drop off or pick up. The one-to-one tutor offices are small to provide a more close and in-depth approach to learning between each tutor and student. The Homework Cafes are used primarily as study lounges similar to a library, where students complete their homework before, after, or in between classes. The Homework Café’s do not serve food, and are monitored consistently by an Administrator. Fusion Academy does not have a playground or outdoor area used for recreational activities. Students arrive on campus for classes. When they have completed their classes and homework for the day, they leave. The atmosphere, therefore, is professional and businesslike. Our Students Our students have historically been unsuccessful in other academic settings. Students who attend Fusion Academy tend to fall into three main categories: Students who are actors/athletes and require a flexible school schedule because of their career and lifestyle; Students who are ahead or behind in school and would benefit from an accelerated or more moderately paced schedule; and Students who suffer from physical illnesses or social issues that make it difficult for them to be successful in a traditional classroom. Important to note, however, is that most Fusion Academy students have average to above average intelligence. Many of our students are capable of achieving high levels of academic success given the appropriate support and environment. Monday and Wednesday Tuesday and Thursday Algebra 8:00 am – 8:50 am French 1 8:00am – 8:50 am US History 9:00 am – 9:50 am Drama 9:00 am – 9:50 am Biology 10:00 am – 10:50 am Government 10:00 am – 10:50 am English 9 11:00 am – 11:50 am Computer Graphics 11:00 am – 11:50 am Homework Café 12:00 pm – 1:00 pm Homework Café 12:00 pm – 1:00 pm DATE:DRAWN:SCALE:PROJECT NO:REVIEWED:05/26/15PROJECT:SHEET TITLE:SHEET NO:www.saaia.com6083 Bristol ParkwayCulver City, CA 90230515 South Flower Street Suite 100Los Angeles, CA 90071T 310. 553.3252F 310. 553.9449T 213. 929.1400F 213. 929.149918201 Von Karman Ave Suite 120Irvine, CA 92612T 949. 724.8958F 949. 724.1981484A US Route 1 South Suite 100Iselin, NJ 08830T 848. 200.1200F 848. 200.1201 (E) FIRE RATED CMU WALL (E) FIRE RATED CMU WALL DATE:DRAWN:SCALE:PROJECT NO:REVIEWED:PROJECT:SHEET TITLE:SHEET NO:www.saaia.com6083 Bristol ParkwayCulver City, CA 90230515 South Flower Street Suite 100Los Angeles, CA 90071T 310. 553.3252F 310. 553.9449T 213. 929.1400F 213. 929.149918201 Von Karman Ave Suite 120Irvine, CA 92612T 949. 724.8958F 949. 724.1981484A US Route 1 South Suite 100Iselin, NJ 08830T 848. 200.1200F 848. 200.12011/16" = 1'-0"01020401MEZZANINESECOND FLOOREXISTING AREA PROGRAM QUANTITYRECEPTION AREA/LOBBY(1)TEACHER WORK AREA(1)ADMIN(4)TUTOR OFFICES(20)HOMEWORK CAFE(4)SERVER ROOM(1)PROPOSED PROGRAM SUMMARY QUANTITYTEACHER CONFERENCE(1)ADMIN(2)TUTOR OFFICES(11)HOMEWORK CAFE(1)STORAGE ROOM(4) 18662 MacArthur Blvd., Suite 435, Airport Business Center, Irvine, CA 92612 Tel: (949) 727-3399, Fax: (949) 553-0232, Web: www.minagarinc.com 2015 2014 2012 2011 2011 2010 2009 2009 2007 2005 2004 2003 2002 2000 January 5, 2016 Nicole Ellis Assistant Planner City of Hermosa Beach Development Department 1315 Valley Drive Hermosa Beach, CA 90254 Re: Parking Study for the Fusion Academy & Learning Center 3,791-SF Expansion at Hermosa Pavilion, 1601 Pacific Coast Highway, Suite #260 Dear Ms. Ellis: Minagar & Associates, Inc. (Minagar) is pleased to present this revised parking study for the Fusion Academy and Learning Center Expansion at the Hermosa Pavilion (1601 PCH) in the City of Hermosa Beach. The applicant is proposing to expand the existing operations by developing 3,791 additional square feet of vacant office space within the existing center for office and classroom use, increasing its total leasable area from 5,382 SF to 9,173 SF. The parking study addresses existing and future parking demands at the Hermosa Pavilion, based on the City’s Parking Code requirements, empirical parking utilization surveys, and Shared Parking estimations for the fully occupied shopping center. Below are our brief responses to the City’s remaining comments forwarded to us by the client’s architect (SAA) on January 5, 2016. Item #1: Page 8 –The parking plan lists Gymboree as being closed; Need to clarify if sufficient parking will still be provided onsite with Gymboree still conducting business. Minagar field staff members have not physically visited the site since the original parking count surveys were conducted back in May of 2015. At the time of the parking survey and on-site inspection, staff did confirm that while the Gymboree space was indeed developed on the interior, it was not open for business and subsequently not generating a parking demand at the Hermosa Pavilion. Nevertheless, the fact that this space is now occupied and operational fortunately has no bearing, effectively, on the conclusions of our shared parking analysis since we have already assumed the Gymboree to be part of the future (full occupancy) condition. That is to say, shifting the shared parking demands of Gymboree from the future to the present condition would result in a zero net change to the ultimate parking demand requirement. 18662 MacArthur Blvd., Suite 435, Airport Business Center, Irvine, CA 92612 Tel: (949) 727-3399, Fax: (949) 553-0232, Web: www.minagarinc.com 2015 2014 2012 2011 2011 2010 2009 2009 2007 2005 2004 2003 2002 2000 We do recognize the importance for the parking study to represent the “as-is conditions” of the site at the time during which the final report is ultimately reviewed. However, given that the study has indeed accounted for this new use (see Section 3.3), a total re-survey of the site and parking study to reflect this added use would not be necessary or have any impact on the findings of the shared parking analysis. Item #2: Comparison of the 418-space parking requirement (Page 17) with the 419-space parking requirement (Page 20), and whether the resulting parking requirement with the Fusion Leaning Academy and vacant tenant spaces should be 433 (418 + 15) out of 433 spaces. This is correct; the 419-parking space value shown at the end of the second paragraph on Page 20 has been updated to read as 433. Please note that the subsequent shared parking analysis remains unaffected by this correction. Enclosed please find the Revised Parking Study which reflects the above minor changes. It has been a pleasure to provide this study to you and to the City of Hermosa Beach. Please contact Fred Minagar or me if you require any additional information or if you have any questions about the subject study or responses to your concerns. Sincerely, MINAGAR & ASSOCIATES, INC. Gregory A. Garces Project Engineer REVISED PARKING STUDY   for the    Hermosa Beach Pavilion  3,791‐SF Expansion of the Fusion Academy & Learning Center  at 1601 Pacific Coast Highway, Suite #260  City of Hermosa Beach Community Development Department Civic Center – 1315 Valley Drive Hermosa Beach, CA 90254 MINAGAR & ASSOCIATES, INC. Transportation Planning – Traffic Engineering – ITS Consultants 18662 MacArthur Boulevard, Suite 435 Irvine, CA 92612 Tel: (949)727-3399 • Web: www.minagarinc.com Fax: (949)553-0232 • Email: minagarf@minagarinc.com PRESENTED TO: PREPARED BY: REVISED PARKING STUDY FOR THE HERMOSA BEACH PAVILION AND EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY Prepared for: CITY OF HERMOSA BEACH Date: JANUARY 5, 2016 I, Fred Minagar do hereby certify that this Parking Study was performed under my supervision. The enclosed memorandum summarizes the results of a parking utilization survey conducted for the existing Hermosa Beach Pavilion site located at 1601 Pacific Coast Highway, in the City of Hermosa Beach. The parking study identifies the existing parking supply and demand, and addresses the potential parking impacts associated with the requested expansion of the Fusion Academy & Learning Center (Suite 260) from 5,382 square feet to 9,173 total square feet. The following analyses were performed in compliance with local, state, national and industry wide standard principles, methodologies and best practices for parking accumulation and utilization studies, and shared parking demand forecasting. The field survey data presented in this report illustrate the true and accurate conditions of the HBP parking structure study site during the time periods described herein. Fred Minagar, MS, RCE, PE, Registration No. 53466 Project Manager MINAGAR & ASSOCIATES, INC. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 3 MINAGAR & ASSOCIATES, INC. Table of Contents 1.0 Introduction 5 2.0 Existing Parking Conditions 9 2.1 Existing Parking Supply 9 2.2 Existing Parking Requirement (City Code) 9 2.3 Existing Weekday Parking Utilization 10 2.4 Shared Parking at HBP Site 15 3.0 Proposed Tenant Expansion—Fusion Academy & Learning Center 17 3.1 Proposed Fusion Academy & Learning Center Expansion 17 3.2 Parking Requirement: Proposed Fusion Academy Expansion 17 3.2.1 Parking Requirement (City Code) 17 3.2.2 Parking Requirement (Shared Parking Analysis) 17 3.3 Parking Requirement: Future Development 20 3.3.1 Parking Requirement (City Code) 20 3.3.2 Parking Requirement (Shared Parking Analysis) 20 4.0 Conclusions and Recommendations 22 PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 4 MINAGAR & ASSOCIATES, INC. List of Figures 1-1 Vicinity Map 6 1-2 Project Site 7 2-1 Existing HBP Parking Utilization—Tuesday 11 2-2 Existing HBP Parking Utilization—Wednesday 12 2-3 Existing HBP Parking Utilization—Thursday 13 2-4 Existing HBP Parking Utilization—Saturday 14 List of Tables 1-1 Existing, Proposed & Future Tenant Use By Suit 8 2-0 Parking Availability at the HBP Parking Structure 9 2-1 Existing Parking Requirement per City Code 10 3-1 Shared Parking Demand (Proposed Condition) 19 3-2 Shared Parking Demand (Future Condition) 21 Attachments A Proposed Fusion Academy & Learning Center Expansion Site Plan B Parking Structure Layout Inventory C City of Hermosa Beach Applicable Parking Rates (Municipal Code) PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 5 MINAGAR & ASSOCIATES, INC. 1.0 INTRODUCTION Minagar & Associates, Inc. was requested by the City of Hermosa Beach to conduct a revised parking utilization study for the Hermosa Beach Pavilion (HBP), a mixed-use commercial development located at 1601 Pacific Coast Highway (PCH) at the corner of PCH and 16th Street, in the City of Hermosa Beach. The HBP is a two-story building and home to various office, retail, and health & fitness businesses operating out of leased suites on both floors. Figure 1-1 shows the vicinity of the site with respect to the surrounding local street system. The HBP owner/manager is working with the Fusion Academy & Learning Center, an existing second-floor tenant, to expand the size of its facility by acquiring the adjacent vacant office space. The proposed improvements will add 3,791 square feet (3,324 SF classrooms, 467 SF mezzanine) to the existing 5,382-square foot facility, for a total useable area of 9,173 square feet. Given these contemplated improvements, Minagar & Associates, Inc. conducted a study to evaluate whether the HBP can sufficiently accommodate the additional parking demands caused by the expanded Fusion Academy, with respect to the existing parking conditions at the HBP as well as the site’s projected future build-out scenario. The HBP currently provides a cumulative 115,966 rentable square feet, or 100,053 SF usable gross floor area (based on the property manager’s database record and the latest Fusion Academy Floor Plan). Attached to the main building is a six-level parking structure with covered parking spaces for employees and customers of the HBP. The parking structure contains 497 marked parking spaces and provides elevators, escalators and stairwells at various levels to allow patrons to access the main storefront. As shown in Figure 1-2, vehicular access to the parking structure is provided from two entry-ways on 16th Street. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 6MINAGAR & ASSOCIATES, INC. Figure 1-1. Vicinity Map Project Site PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 7 MINAGAR & ASSOCIATES, INC. Figure 1-2. Project Site Minagar & Associates, Inc. conducted parking accumulation surveys at the existing parking structure site, estimated the probable shared-use parking demands of proposed/future developments at the HBP, and then compared the results with the City’s Municipal/Parking Code requirements. The results of the parking analyses are described in the sections below. Tables 1-1 and 1-2 summarize the existing, proposed and future uses of the HBP site. Street Access to Parking Structure Delivery Entrance  Lower 4F access; Down to 2F/3FUpper 4F access; Up to 5F/6F  In   Out  PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 8MINAGAR & ASSOCIATES, INC. TABLE 1-1 Existing, Proposed and Future Site Use – Hermosa Beach Pavilion at 1601 Pacific Coast Highway Suite No. EXISTING SITE Size (SF) PROPOSED Size (SF) FUTURE SITE Size (SF) Tenant Land Use Tenant Tenant 101 24-Hour Fitness Health & fitness facility 46,049N/C N/C 140 U-Ca-Tan Spray & UV Tanning Service [2] 1,499N/C N/C 145 Future Use 1,376Future Use TBD 1,376150 Barbarino Surgical Arts | South Bay Cosmetic Surgery Medical office 3,066N/C N/C 155 The Grindz Cafe Snack Shop [1] 912N/C N/C 160 C&C Partners Design/Build Office 688N/C N/C 165 Independent Physical Therapy Medical office 945N/C N/C 170 Elite Training Center Gym/health center 2,756N/C N/C 175 Precision Development Office 3,948N/C N/C 180 Gymboree—Closed Future Use 2,377Future Use TBD 2,377185 190 245 Coast Capital Group Office 2,372N/C N/C 260 Fusion Academy & Learning Center Office 5,382N/C N/C 265 Keller Williams Beach Cities Office 3,975N/C N/C 280 Salon Republic Service [2] 13,038N/C N/C 285 Future Use 3,036Fusion Academy (Expansion) 3,791N/C 290E (Various offices) Office 8,634N/C N/C Occupied Floor Area (Useable SF):Existing:93,264Proposed:97,055 Future:100,053- N/C: Vacant/For Lease [1] Per Hermosa Beach’s Parking Code 17.44.030-0(Snack Bar/Snack Shop), due to location, size and limited service area relative to the gross No Change floor area and limited seating capacity, 1/250(general retail commercial) used in place of restaurant (1/100). [2] “Service” Use based on related uses per Hermosa Beach’s Parking Code 17.44.030, such as General Retail (1/250), General Office (1/250), and Gym/Health & Fitness Center <3,000 SF (1/250). PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 9 MINAGAR & ASSOCIATES, INC. 2.0 EXISTING CONDITIONS 2.1 Existing Parking Supply Based on Minagar & Associates, Inc.’s staff survey of the on-site parking supply as well as the parking structure layout plans provided by the applicant, the Hermosa Beach Pavilion site provides a total of 497 parking spaces. Parking spaces consist of a mix of standard and compact sized, handicap accessible stalls, motorcycle stalls, designated spaces for bicycles with bike racks, and several signed/marked stalls for customers and employees of specific tenants within the HBP. A breakdown of the total number of available marked parking spaces at each level of the parking structure is listed below: Parking Level Standard Accessible Compact All 2F 122 0 0 122 3F 119 0 0 119 4F 59 2 19 80 5F 90 2 2 94 6F 62 2 18 82 Totals: 452 6 39 497 TABLE 2-0 Parking Supply at Hermosa Beach Plaza The parking structure is accessible at the street level at Level 4 via the public parking entrances on 16th Street. Parking Levels 2 and 3 are located underground, while Levels 5 and 6 are located aboveground. 2.2 Existing Requirement Per City Code In accordance with the City of Hermosa Beach’s Municipal Code, Chapter 17.44 (030), “Off Street Parking-Commercial and Business Uses,” the owner of the site must provide the minimum number of required parking spaces to accommodate all of the site’s existing and anticipated future parking demands. This requirement is determined initially on the basis of the City’s Parking Code, which provides a schedule of parking rates to apply to individual land use types. In applying the City’s parking rates to the individual existing uses within the HBP, the cumulative number of required off-street parking spaces calculates to 618 spaces. Table 2-1, shown below, summarizes this code-based requirement for the existing active tenant uses at the HBP. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 10 MINAGAR & ASSOCIATES, INC. Table 2-1: Existing Use Parking Requirement per City Code EXISTING SITE Required Parking (497 provided on-site) Ste. Tenant Land Use Size (SF) Parking Ratio[1] # of Spaces 101 24-Hour Fitness Gym/health center 42,477 1 space per 100 SF 425 140 U-Ca-Tan Spray & UV Service [2] 1,499 1 space per 250 SF 6 150 Barbarino Sugical Arts | SBCS Office (Medical) 3,066 1 space per 200 SF 15 155 The Grindz Café Snack Shop [3] 912 1 space per 250 SF 4 160 C&C Partners Design/Build Office (General) 688 1 space per 250 SF 3 165 Independent Physical Therapy Office (Medical) 945 1 space per 200 SF 5 170 Elite Training Center Gym/health center 2,756 1 space per 250 SF 11 175 Precision Development Office (General) 3,948 1 space per 250 SF 16 245 Coast Capital Group Office (General) 2,372 1 space per 250 SF 9 260 Fusion Academy Office (General) 5,372 1 space per 250 SF 21 265 Keller Williams Beach Cities Office (General) 3,975 1 space per 250 SF 16 280 Salon Republic Service [2] 13,038 1 space per 250 SF 52 290E (various office suites) Office (General) 8,634 1 space per 250 SF 35 Parking Requirement, Existing Uses (City Code based): 618 spaces (24% shortage) Actual Peak Parking Demand [4]: 402 spaces (19% surplus) [1] Per City of Hermosa Beach Municipal/Parking Code [2] “Service” Use based on related uses per Hermosa Beach’s Parking Code 17.44.030, such as General Retail (1/250), General Office (1/250), and Gym/Health & Fitness Center <3,000 SF (1/250). [3] Per Hermosa Beach’s Parking Code 17.44.030-0(Snack Bar/Snack Shop), due to location, size and limited service area relative to the gross floor area and limited seating capacity, 1/250(General Retail Commercial) used in place of Restaurant (1/100). [4] Based on peak-day/peak-hour parking accumulation surveys conducted at the HBP site Given the supply of 497 spaces and the calculated requirement for 618 spaces, there is a theoretical shortfall of 121 spaces. This shortfall is based on static data and represents current uses, intended to show the minimum need for additional parking spaces based strictly on the City of Hermosa Beach’s Municipal Code parking rates. It does not reflect growth, increases in demand, or the actual field-measured demand as discussed below. 2.3 Existing Weekday Parking Utilization Minagar & Associates, Inc. conducted a parking utilization analysis which included the collection and evaluation of parking accumulation counts during typical peak weekday and weekend periods. Hourly parking surveys of the existing area were conducted in May 2015 on a Tuesday, Wednesday and Thursday between the hours of 7:00 a.m. and PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 11 MINAGAR & ASSOCIATES, INC. FIGURE 2-1 TUESDAY PARKING UTILIZATION, 5/12/15 Parking Level: Level 2 Level 3 Level 4 Level 5 Level 6 Hourly Totals: Percent Occupancy: Supply: 99 114 88 spaces 89 spaces 101 spaces spaces spaces Standard H/C Standard H/C Standard H/C 497 100% 7:00 AM 4 37 51 0 52 1 36 0 181 36% 8:00 AM 9 44 60 1 49 0 45 2 210 42% 9:00 AM 26 69 73 2 81 2 57 2 312 63% 10:00 AM 54 76 72 1 67 1 52 1 324 65% 11:00 AM 46 73 67 1 82 1 55 1 326 66% 12:00 PM 42 78 74 2 83 2 54 2 337 68% 1:00 PM 41 88 69 2 85 2 59 2 348 70% 2:00 PM 39 81 53 2 76 2 61 2 316 64% 3:00 PM 41 65 70 1 65 1 49 2 294 59% 4:00 PM 48 83 77 1 82 1 56 1 349 70% 5:00 PM 56 88 80 1 86 1 54 1 367 74% 6:00 PM 63 86 78 2 81 2 51 1 364 73% 7:00 PM 71 91 85 1 86 1 65 2 402 81% Average Parking Occupancy, 7AM-7PM: 318 spaces 64% utilization Underground Parking Split-Level Parking Above-Ground Parking Peak Hour of Parking Accumulation PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 12 MINAGAR & ASSOCIATES, INC. FIGURE 2-2 WEDNESDAY PARKING UTILIZATION, 5/13/15 Parking Level: Level 2 Level 3 Level 4 Level 5 Level 6 Hourly Totals: Percent Occupancy: Supply: 99 114 88 spaces 89 spaces 101 spaces spaces spaces Standard H/C Standard H/C Standard H/C 497 100% 7:00 AM 2 22 46 1 48 1 38 1 159 32% 8:00 AM 1 38 56 0 52 1 38 1 187 38% 9:00 AM 24 73 72 1 86 2 58 2 318 64% 10:00 AM 68 92 76 1 81 2 57 2 379 76% 11:00 AM 95 83 77 1 84 2 58 2 402 81% 12:00 PM 79 73 66 2 85 2 59 1 367 74% 1:00 PM 54 61 71 1 82 1 70 2 342 69% 2:00 PM 47 71 75 0 85 1 51 1 331 67% 3:00 PM 49 73 72 1 79 2 52 2 330 66% 4:00 PM 50 88 70 2 82 2 56 2 352 71% 5:00 PM 56 76 74 1 78 0 55 1 341 69% 6:00 PM 65 79 75 2 89 1 52 1 364 73% 7:00 PM 69 70 76 2 89 1 64 1 372 75% Average Parking Occupancy, 7AM-7PM: 326 spaces 66% utilization Underground Parking Split-Level Parking Above-Ground Parking Peak Hour of Parking Accumulation PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 13 MINAGAR & ASSOCIATES, INC. FIGURE 2-3 THURSDAY PARKING UTILIZATION, 5/14/15 Parking Level: Level 2 Level 3 Level 4 Level 5 Level 6 Hourly Totals: Percent Occupancy: Supply: 99 114 88 spaces 89 spaces 101 spaces spaces spaces Standard H/C Standard H/C Standard H/C 497 100% 7:00 AM 3 32 47 1 49 1 32 1 166 33% 8:00 AM 9 34 59 1 59 1 46 1 210 42% 9:00 AM 14 53 78 1 83 2 101 2 334 67% 10:00 AM 22 71 76 2 82 0 100 0 353 71% 11:00 AM 26 63 81 2 80 1 93 0 346 70% 12:00 PM 31 49 70 2 79 1 84 2 318 64% 1:00 PM 21 53 68 2 80 1 98 1 324 65% 2:00 PM 25 55 71 2 72 1 86 1 313 63% 3:00 PM 27 58 65 2 75 0 88 2 317 64% 4:00 PM 27 66 84 0 76 0 99 2 354 71% 5:00 PM 33 70 82 2 81 0 79 1 348 70% 6:00 PM 27 85 79 1 84 0 87 1 364 73% 7:00 PM 15 51 69 2 81 1 92 1 312 63% Average Parking Occupancy, 7AM-7PM: 312 spaces 63% utilization Underground Parking Split-Level Parking Above-Ground Parking Peak Hour of Parking Accumulation PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 14 MINAGAR & ASSOCIATES, INC. FIGURE 2-4 SATURDAY PARKING UTILIZATION, 5/16/15 Parking Level: Level 2 Level 3 Level 4 Level 5 Level 6 Hourly Totals: Percent Occupancy: Supply: 99 114 88 spaces 89 spaces 101 spaces spaces spaces Standard H/C Standard H/C Standard H/C 497 100% 7:00 AM 0 5 40 1 38 2 55 0 141 28% 8:00 AM 0 18 57 1 61 1 70 1 209 42% 9:00 AM 7 55 88 2 87 2 99 1 341 69% 10:00 AM 29 83 79 1 82 1 91 2 368 74% 11:00 AM 30 71 74 2 76 2 100 1 356 72% 12:00 PM 23 60 68 2 78 1 96 2 330 66% 1:00 PM 13 40 71 0 84 0 77 1 286 58% 2:00 PM 12 34 73 1 72 1 78 1 272 55% 3:00 PM 11 31 53 1 55 0 81 1 233 47% 4:00 PM 8 34 61 1 51 1 71 1 228 46% 5:00 PM 5 31 47 0 43 0 48 2 176 35% Average Parking Occupancy, 7AM-5PM: 267 spaces 54% utilization Underground Parking Split-Level Parking Above-Ground Parking Peak Hour of Parking Accumulation PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 15 MINAGAR & ASSOCIATES, INC. 7:00 p.m., and on Saturday from 7:00 a.m. to 5:00 p.m. The overall utilization rate of the mixed-use commercial center’s shared parking on these typical weekdays ranged from 28% to 81%, with the overall peak parking occupancy of 402 out of 497 parking spaces occurring once during each of two days—Tuesday at 7:00 p.m. and Wednesday at 11:00 a.m. Figures 2-1, 2-2 and 2-3 summarize the existing parking utilization data for the site. 2.4 Shared Parking Demand at the Hermosa Beach Pavilion In relation to local parking demands, the City of Hermosa Beach offers a multitude of attractions for visitors. During the Spring and Summer seasons, particularly during fair weather conditions and on weekends, locals and visitors are drawn to the beachfront which is located only a few blocks to the west of Pacific Coast Highway. Beachgoers as well as local employees patronize the local retail stores and restaurants. Businesses therefore experience multiple visits and user trips, while only one parking space is needed. This type of shared parking activity, where the use of a parking space serves two or more individual land uses without conflict or encroachment, was observed at the Hermosa Beach Pavilion as a result of two key factors: 1) The complementary relationships between land uses within the HBP, resulting in multiple trip purposes for visitors on the same "parked" trip (e.g., spa customers observed having lunch at the café, office employees using the 24-hour fitness upon arriving or departing from the HBP, etc.); 2) The demand for HBP uses varied during different times of the day. For example, the 24-hour fitness experienced peak patronage before and after typical weekday work hours, while the visitors of the café arrived during the morning and lunchtime peak hours. When considered for all of the different uses within the center, these arrival variations and staggered business activities lend to the shared parking qualities of the HBP. Mixed-use developments like the HBP are often able to capitalize on the benefits of shared parking by developing a variety of diverse, but complementary land use types on a single site. This usually results in a parking demand for the overall site that is appreciably lower than the sum of individual parking demands for each land use when PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 16 MINAGAR & ASSOCIATES, INC. considered as separate, freestanding developments. The Institute of Transportation Engineers (ITE) calls these types of trips with primary/secondary visit purposes “internal trips/capture”, for which trip and parking reductions can be taken. In reducing the number of parking spaces required to such uses, shared parking provides spatial benefits to the community, especially for the surrounding built-out beach neighborhood and downtown district of Hermosa Beach where public parking during peak periods comes at a premium. After conducting several field visits and reviewing the proposed and future tenant uses of the Hermosa Beach Pavilion, we have determined that the site does currently provide, and will continue to provide, opportunities for shared parking resulting in the need to consider an appropriate discount to the overall parking requirement to reflect more realistic shared parking demands. It is important to note that while the relationship between complementary land uses might reduce the overall parking demand, there are limits to the influence of captive market effects, such as the relative proximity of land uses to one another, and also to available parking facilities. Minagar & Associates, Inc.’s field visits, however, verified that with respect to such physical constraints there are indeed high incentives for shared parking at the HBP, due to several factors such as: • Connectivity and proximity of each land use within the HBP. The shops are located side-by-side and enclosed in an indoor mall type of environment; • Direct indoor access from the parking structure to the shops, and vice versa, within the HBP; • Use of a vertical parking structure that minimizes walk times from user vehicles to the shops, and the added convenience for visitors and employees of being able to access each level via escalator, elevator or stairwell; and • Convenient pedestrian accessibility to the HBP from adjacent streets and sidewalks. As described in Sections 3.2.2 and 3.3.2, a shared parking analysis and forecast was conducted using the above observations, in order to estimate a more realistic potential for peak shared parking demand at the Hermosa Beach Pavilion under the proposed and future fully-occupied conditions. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 17 MINAGAR & ASSOCIATES, INC. 3.0 PROPOSED AND FUTURE PARKING CONDITIONS 3.1 Proposed Fusion Academy & Learning Center Expansion Fusion Academy & Learning Center proposes to expand the size of its facility by acquiring the adjacent vacant office space. The proposed expansion will add 3,791 square feet (3,324 SF of classrooms, 467-SF mezzanine area) to the existing 5,382- square foot facility, resulting in a total useable area of 9,173 square feet. No new parking spaces will be added or removed, and no change in the overall building footprint area of the HBP will occur as a result of the proposed tenant improvements. 3.2 Parking Requirement: Proposed Fusion Academy Expansion 3.2.1 Required Parking per City Code The City of Hermosa Beach’s Parking Code requires that a site’s future/proposed parking demand be determined on the basis of square footage, in accordance with established parking ratios and the proposed land use types for the project site. Using the City’s municipal code parking rate requirements for the expanded Fusion Academy & Learning Center, the HBP will be required to provide an additional 16 parking spaces (parked at a 1:250 ratio, similar to office uses) to accommodate the proposed renovations and reutilized office area for the Fusion Academy’s use. The total required parking for the HBP site under the proposed conditions, calculated by adding the estimated City Code-based parking requirement for the proposed use to the baseline observed peak parking demand of the site, is therefore 418 parking spaces (402 peak weekday demand + 16 new spaces). This estimation method represents the state-of-the-practice for evaluating the updated parking requirement of a mixed-use development, and is the accepted practice in beach communities of Los Angeles County, Orange County and other coastline cities throughout the State of California. 3.2.2 Shared Parking Requirement (ULI Shared Parking Analysis) A shared parking analysis was conducted to provide an alternative, more practical estimate of the projected peak parking demands of the HBP. As stated in Section 2.4, PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 18 MINAGAR & ASSOCIATES, INC. multiple field visits, site observations and parking survey data collected at the HBP confirmed that the Pavilion experiences shared parking characteristics on typical weekdays and weekends. Due to the location and complementary nature of the interior office, café, retail and service businesses, the HBP under the proposed condition will continue to be consistent with the mixed-use nature of the site and benefit from shared parking. Empirical data on this have been collected by ITE, and shared time-of-day parking rates have been developed for specific land uses. The Urban Land Institute (ULI) Shared Parking Manual was used to evaluate time-of-day parking reductions for the HBP under the proposed condition. This methodology first estimates the “stand-alone” peak parking requirements for each land use, then applies a combination of reduction factors to account for shared parking effects such as seasonality, time-of-day variations, modal splits—and as needed—locally-developed parking requirements and considerations. Each of these factors is then incorporated into pre-developed calculation worksheets which apply the factors to the selected land uses comprising the development. A projected peak shared parking requirement is then calculated for the peak time-of-day, day-of-week, and season during the year in which shared parking activity at the site will reach a maximum. For this analysis, Minagar & Associates, Inc. considered the “proposed” site condition to consist of the pre-existing peak period baseline demand (based on the field-measured parking accumulation surveys) plus the “future” parking demand generated by the Fusion Academy & Learning Center expansion. Gross parking generation estimates were determined using ULI- and ITE-derived parking data for each land use. Table 3-1, below, summarizes the results of the shared parking analysis for the proposed condition. The total number of shared parking spaces for each land use is listed in the table. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 19 MINAGAR & ASSOCIATES, INC. TABLE 3-1: Shared Parking Demand Proposed Condition: Fusion Academy & Learning Center Expansion The results shown in Table 3-1 indicate that peak parking demands will continue to occur at 7:00 PM during the peak weekday with a total accumulation of 404 spaces. Therefore, with the addition of the expanded Fusion Academy & Learning Center, the HBP will be parked at 81% utilization and have a shared parking surplus of +95 spaces. In contrast to the City’s more conservative parking code requirements, due to the benefits of complementary land uses and shared parking qualities the shared parking analysis reveals an estimated “discount” in the parking demand requirement by 160 less parking spaces for the HBP with the proposed Fusion Academy expansion. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 20 MINAGAR & ASSOCIATES, INC. 3.3 Parking Requirement: Future Development 3.3.1 Required Parking per City Code Based on previous information provided by the property manager of the HBP, leasing out the remaining two vacancies would bring the HBP to full-occupancy conditions: • Suite 145: Future Retail/Service Use (1,376 SF) • Suite 180/185/190: Future Retail/Service Use (2,377 SF) The City’s Parking Code requires that the planning of parking facilities include the satisfaction of projected future parking demands, with respect to the each anticipated land use types. For the Hermosa Beach Pavilion, this includes the above two remaining future tenants on the first floor of the HBP. Direct application of the City’s parking code to the above future site uses shows that the HBP will experience an increase in its 418- space parking requirement (i.e., following the Fusion Academy expansion) by 15 spaces, including +5 spaces for Suite 145, and +10 spaces for the combined Suites 180, 185 and 190. The resulting parking requirement per City Code is therefore 433. 3.3.2 Shared Parking Requirement (ULI Shared Parking Analysis) The future parking conditions of the HBP were alternatively analyzed though the context of shared parking to more realistically estimate the future parking demands of the site under fully-occupied conditions. As stated in the above sections, on-site field observations and parking survey data reveal that the HBP experiences a substantial degree of shared parking activity due to the synergies and accessibility of its land uses. The shared parking analysis for the future build-out condition assumes a baseline parking demand equal to that of the cumulative “proposed” condition, i.e., the existing HBP site plus the Fusion Academy & Learning Center expansion, as summarized in Section 3.2.2, above. Additional gross parking generation estimates for the remaining retail and gym/health center uses based on ULI and ITE-derived parking ratios were added to this baseline demand to estimate the total shared parking demand under full- occupancy conditions. Table 3-2, below, summarizes the results of this shared parking analysis. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 21 MINAGAR & ASSOCIATES, INC. TABLE 3-2: Shared Parking Demand Future Condition: Full Occupancy of HBP The results shown in Table 3-2 reveal that the future peak parking demand will continue to occur at 7:00 PM during the peak weekday, for a total accumulation of 418 spaces. In comparing the findings of the shared parking analysis using the ITE/ULI parking rates with the City-code derived parking requirement, it is seen that the parking demand for the future uses is approximately 3% lower when calculated by shared parking methods. At full occupancy the HBP parking structure will be 84% utilized and have a shared parking excess of 79 spaces (16% surplus) during the worst hour and day of the typical week. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 22 MINAGAR & ASSOCIATES, INC. 4.0 CONCLUSIONS AND RECOMMENDATIONS Minagar & Associates, Inc. conducted a comprehensive parking study for the Hermosa Beach Plaza (HBP), particularly in relation to the proposed Fusion Academy & Learning Center expansion and the future build-out conditions of the site. The parking study included a peak hour parking utilization survey completed over the course of three typical weekdays and one weekend, a ULI-based format shared parking analysis, and the assessment of relevant City Code parking requirements. Based upon the composite results of these analyses, the following conclusions were derived: 1. The existing, attached six-level enclosed parking structure provides the HBP with a total of 497 available parking spaces. During the peak weekday, a maximum of 402 of these parking spaces are occupied during the peak hour (81% maximum utilization), leaving 95 vacant parking spaces remaining under the existing conditions. Peak parking activity at the HBP site was observed to occur on Tuesday at 7:00 p.m. and on Wednesday at 11:00 a.m. On-site observations, as well as previous parking studies conducted for the HBP, reveal that this evening peak parking demand is primarily driven by the existing commercial fitness center, which is open twenty-four hours a day on each day of the week. 2. Using the City of Hermosa Beach’s Municipal Code “parking rates” to directly determine off-street parking space requirements, the existing HBP site is required to provide 618 spaces to accommodate the parking of its existing tenant land uses. 3. The difference of 216 parking spaces between the City’s 618-space requirement and the actual surveyed maximum accumulation of 402 parked vehicles is largely attributable to the prevailing shared parking activities observed at the HBP. At its most fundamental level, shared parking behavior is demonstrated when a single parking space is used to serve two or more land uses, resulting from motorists using a single auto trip and parking space to access multiple land uses. The benefits of shared parking are best realized in mixed-use developments with staggered or offset peak parking activities, with complementary tenancy in a closely-spaced environment that is conducive for walking from one use to another, all of which were aspects confirmed by field staff at the HBP. PARKING STUDY JANUARY 5, 2016 HERMOSA BEACH PLAZA AT 1601 PACIFIC COAST HIGHWAY 3,791-SF EXPANSION OF THE FUSION ACADEMY & LEARNING CENTER (SUITE #260) 23 MINAGAR & ASSOCIATES, INC. 4. The proposed interior developments and expansion of the Fusion Academy & Learning Center include converting 3,791 square feet of existing vacant office area into useable classroom and mezzanine space. The City Code-based parking requirements for the HBP site under this condition are represented by the baseline peak parking demand from the on-site parking surveys, plus the calculated parking demand of the proposed Fusion Academy expansion through the direct application of the City of Hermosa Beach’s parking ratio formulas. The resultant Code-based parking requirement for the “proposed” condition is 418 spaces, yielding a theoretical 16% parking surplus. 5. The remaining two vacant suites are anticipated to be occupied by future shopping center uses (the specific nature of the tenants is yet to be determined). Combined, these land uses are required by City Code to require 15 additional parking spaces per Code. The resulting Code-based parking requirement for the HBP then becomes 433 spaces (13% surplus). 6. Consistent with the ITE/ULI shared parking methodology, Minagar & Associates, Inc. conducted a shared parking analysis to more realistically estimate the parking demand requirements of the HBP under the proposed and future conditions. Shared parking demand projections for the “proposed” condition (i.e., Fusion Academy Expansion) reveal the peak shared-parking demand for the HBP to be 404 parking spaces. 7. Similarly, the shared parking demand projections for “future” site conditions show that the future leasing out of the remaining first-floor suites to bring the HBP to full-occupancy, will result in a future parking demand of 418 spaces (16% parking surplus) under fully-occupied conditions at the HBP. 8. Given the existing parking supply of 497 parking spaces within the attached parking structure, it is determined that the HBP provides an adequate supply of off-street parking spaces to accommodate the proposed Fusion Academy & Learning Center expansion, as well as the remaining future uses at full- occupancy. Common industry practice dictates that parking facilities provide a minimum surplus capacity of 10% to accommodate potential parking overflows and minimize unforeseen impacts to the adjacent street system, as well as the surrounding neighborhood. The HBP is projected to satisfy this minimum surplus by providing a worst-case 16% parking surplus under future build-out conditions. (E) FIRE RATEDCMU WALLGHJKLM12.63.9FEXISTING FUSION ACADEMYPROPOSED FUSIONACADEMYPROPOSED EXPANSION AREA 10138 62224710 1012PARKING STRUCTURE LAYOUT INVENTORY 1601 Pacific Coast Highway Hermosa Beach, CA LEVEL 2 Standard = 122 Compact = 0 TOTAL: Accessible = 0 Motorcycle = 0 122 10148 62216713 23PARKING STRUCTURE LAYOUT INVENTORY 1601 Pacific Coast Highway Hermosa Beach, CA LEVEL 3 Standard = 119 Compact = 0 TOTAL: Accessible = 0 Motorcycle = 0 119 712677713 19PARKING STRUCTURE LAYOUT INVENTORY 1601 Pacific Coast Highway Hermosa Beach, CA LEVEL 4 Standard = 59 Compact = 19 TOTAL: Accessible = 2 Motorcycle = (+2) 80 (+2) 22M 9128 66 6713 23PARKING STRUCTURE LAYOUT INVENTORY 1601 Pacific Coast Highway Hermosa Beach, CA LEVEL 5 Standard = 90 Compact = 2 TOTAL: Accessible = 2 Motorcycle = (+2) 94 (+2) 2M22 798 667613 PARKING STRUCTURE LAYOUT INVENTORY 1601 Pacific Coast Highway Hermosa Beach, CA LEVEL 6 Standard = 62 Compact = 18 TOTAL: Accessible = 2 Motorcycle = (+2) 82 (+2) 2182M 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 1/14 CHAPTER 17.44 OFF-STREET PARKING Sections: 17.44.010 Definitions. 17.44.020 Off-street parking--Residential uses. 17.44.030 Off-street parking--Commercial and business uses. 17.44.040 Parking requirements for the downtown district. 17.44.050 Unlawful to reduce available parking. 17.44.060 Common parking facilities. 17.44.070 Off-street parking--Mixed uses. 17.44.080 Uses not otherwise specified. 17.44.090 Off-street parking location. 17.44.100 Size of spaces. 17.44.110 Tandem parking and entry-way standards for residential parking. 17.44.120 Driveways. 17.44.130 Turning radii, stall width and aisle width. 17.44.140 Requirements for new construction. 17.44.150 Underground parking facilities. 17.44.160 Required improvement and maintenance of parking area. 17.44.170 Parking area in R-3 or R-P zones. 17.44.180 Resulting fractions. 17.44.190 Reserved 17.44.200 Assignment of off-street residential parking spaces. 17.44.210 Parking Plans. 17.44.220 Consolidated off-street parking. 17.44.230 Parking for reduced parking demand housing. 17.44. 010 Definitions. As used in this chapter: "Entrance-way" means an opening or passageway to a building or structure which permits pedestrian or vehicular access to such building or structure. "Gross floor area" means the total area occupied by a building or structure, excepting therefrom only the area of any inner open courts, corridors, open balconies (except when utilized, e.g. restaurant 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 2/14 seating or similar usage), and open stairways. Such total area shall be calculated by measuring along the outside dimensions of the exterior surfaces of such building or structure. "Major city street" means all public rights-of-way designated in the circulation element of the general plan as a primary, or secondary arterials or as collectors. "Off-street parking" means parking upon private property as accessory to other permitted !and uses, and shall not include publicly owned parking. "Tandem parking" means one automobile parked after or behind another in a lengthwise fashion. In this title, tandem parking is limited to not more than one automobile behind another. "Underground parking facilities" means a basement equipped, designed, used or intended to be used for parking automobiles. (Prior code Appx. A, § 1150) 17.44. 020 Off-street parking--Residential uses. The aggregate amount of off-street automobile parking spaces provided in connection with each of the following uses shall be not less than the following: USE PARKING REQUIREMENT A One-family dwelling Two off-street parking spaces plus one guest space. B Duplex or two-family dwelling Two off-street parking spaces for each unit plus one guest space. One additional space of on-site guest parking shall be provided for each on-street space lost because of new curbcuts and/or driveways. C Multiple dwellings (three or more units) Two off-street spaces for each dwelling unit plus one guest space for each two dwelling units. One additional space of on-site guest parking shall be provided for each on-street space lost because of new curbcuts and/or driveways. D Detached servants' quarters or guesthouses One space. E Same as one-family dwelling. Supportive or transitional housing, medical or residential care facilities, group homes: Limited to 6 persons. (Ord. 13-1342, §11, #E, July 2013; Prior code Appx. A, § 1151) 17.44. 030 Off-street parking--Commercial and business uses. Required Number of Spaces by Use. The aggregate amount of off-street automobile parking spaces provided for various uses shall not be less than the following: A. Auditoriums for churches, theater, entertainment, sports and other places and rooms of public assembly for more than twenty (20) persons: one space for each five seats, permanent or removable, or one space for each fifty (50) square feet of gross floor area in the auditorium, whichever is greater. B. Automobile or boat sales: one space for each one thousand (1,000) square feet of site area. 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 3/14 C. Bowling alleys: five spaces for each lane plus one space for each three hundred (300) square feet of gross floor area except bowling alley lanes and approach areas. D. Clubs, fraternity and sorority houses, rooming and boarding houses and similar uses having sleeping and guest rooms: two covered spaces for each three guest rooms: in dormitories each fifty (50) square feet shall be considered a guest room, two spaces shall be required for each guest room with kitchen facilities. E. Commercial Uses. 1. Bars and cocktail lounges: one space for each eighty (80) square feet of gross floor area. 2. Beauty colleges: one space for each one hundred (100) square feet of gross floor area. 3. Business schools and trade schools: one space for each one hundred (100) square feet of gross floor area. 4. Furniture and hardware stores: one space for each two hundred fifty (250) square feet of gross floor area. 5. Offices, general: one space for each two hundred fifty (250) square feet of gross floor area. 6. Offices, Governmental and Public Utilities. Government offices that generate high levels of contact with the public, or have high numbers of employees, including but not limited to employment offices, public social services offices, department of motor vehicle offices: one space per seventy-five (75) square feet of gross floor area for the first twenty-thousand (20,000) square feet of the building(s), plus one space per two hundred fifty (250) square feet of gross floor area for the remaining floor area. 7. Offices, medical: five spaces for each one thousand (1,000) square feet of gross floor area. 8. Restaurants (other than walk-up, drive-through and drive-in: one space for each one hundred (100) square feet of gross floor area. 9. Restaurants, walk-up, drive-through and drive-in without adequate dining room facilities: one space for each fifty (50) square feet of gross floor area, but not less than ten spaces. 10. Retail, general retail commercial uses: one space for each two hundred fifty (250) square feet of gross floor area. 11. G ymnasium/health and fitness centers, as follows: a. less than or equal to three thousand (3,000) square feet and with less than or equal to twenty (20) students at one time if classes are offered: one space per two hundred fifty (250) square feet of gross floor area. b. greater than three thousand (3,000) square feet but not more than six thousand (6,000) square feet, or with not more than forty (40) students at one time if classes are offered: one space per two hundred (200) square feet of gross floor area. c. greater than six thousand (6,000) square feet, or with more than with forty (40) students at one time if classes are offered: one space per one hundred (100) square feet of gross floor area.( Ord. 14- 1346 §4, March 2014) F. Hospitals: two spaces for each patient bed. G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums and similar 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 4/14 institutions: one space for each three beds. H. Hotels: one space for each unit for the first fifty (50) units; one space per one and one-half units after fifty (50); and one space per two units after one hundred (100) units. Hotels with facilities including restaurants, banquet rooms, conference rooms, commercial retail uses and similar activities shall provide parking for the various uses as computed separately in accordance with the provisions of this chapter. I. Industrial Uses. The parking requirements of this subsection apply only to industrial uses; parking for commercial and other permitted uses in industrial zones shall provide the number of spaces as otherwise specified by this chapter. 1. Industrial uses of all types; except, public utility facilities and warehouses: one space for each vehicle used in conjunction with the use; plus one space for each three hundred (300) square feet of gross floor area. 2. Warehouses, buildings or portions of buildings used exclusively for warehouse purposes: one space for each one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus, one space for each two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; plus one space for each four thousand (4,000) square feet in excess of forty thousand (40,000) square feet; plus one space for each vehicle operated from the property. Prior to approval of a warehouse use by the city, a covenant shall be recorded, guaranteeing the warehouse area, facility or building will not be converted, remodeled or changed to a nonwarehouse use unless the number of spaces otherwise required by this chapter are secured and provided prior to such change or unless approved by planning commission in accordance with this chapter. J. Mobilehomes or trailer parks: two spaces for each dwelling unit with at least one space adjacent to the trailer site. K. Mortuaries or undertaking establishments: one space for each seventy-five (75) square feet of building area for the chapel or public assembly area. L. Motels: one space for each unit, plus two for the manager's unit. M. Recreation or amusement establishments: one space for each seventy-five (75) square feet of gross floor area. N. Service stations: one space for each one thousand (1,000) square feet of site area. O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack shop shall be the same as that for a restaurant, unless it can be shown to the Planning Commission that the characteristics of the building; its location, size and other mitigating factors such as limited service area relative to gross floor area and limited seating capacity result in less parking demand than for a restaurant use. In these cases the Planning Commission may consider the retail commercial requirement for parking, pursuant to Section 17.44.210 Parking Plans. 17.44. 040 Parking requirements for the downtown district. The following requirements apply within in the boundary of the downtown district, as defined by the 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 5/14 map incorporated by this reference. A. The amount of parking shall be calculated for each particular use as set forth in Section 17.44.030 with the exception of the following: 1. Retail, general retail commercial uses: one space for each 333.33 square feet of gross floor area (or 3 spaces per 1000 square feet). 2. Offices, general: one space for each 333.33 square feet of gross floor area (or 3 spaces per 1000 square feet). 3. Office, medical: one space for each 333.33 square feet of gross floor area (or 3 spaces per 1000 square feet). B. When the use of an existing building or portion thereof is less than 5,000 square feet gross floor area is changed from a non-restaurant use to a restaurant use, the parking requirement shall be calculated as set forth in Section 17.44.030, with no parking credit allowed for the existing or prior use. C. When the use of an existing building or a portion thereof is changed to a more intensive use with a higher parking demand (with the exception of restaurants less than 5,000 square feet gross floor area as noted above), the requirement for additional parking shall be calculated as the difference between the required parking as stated in this chapter for that particular use as compared to a base requirement of 1 space per 250 square feet gross floor area. D. For expansions to existing buildings legally nonconforming to parking requirements, parking requirements shall only be applied to the amount of expansion. E. Parking in-lieu fees. When the city council provides for contributions to an improvement fund for a vehicle parking district in-lieu of parking spaces so required, said in-lieu fee contributions shall be considered to satisfy the requirements of this chapter. 1. The Director of the Community Development Department shall be responsible for the calculations required under this chapter and shall calculate and collect the in-lieu contribution. 2. The following allowances through in-lieu fee contributions for parking may be allowed with a parking plan as approved by the Planning Commission and as prescribed in Section 17.44.210: a. Building sites with a ratio of building floor area to building site of one to one or less may pay an "in-lieu" fee for all required spaces. b. Building sites where buildings will exceed a one to one gross floor area to building site area ratio shall be required to provide a minimum of twenty-five (25) percent of the required parking on-site. 17.44. 050 Unlawful to reduce available parking. The provision and maintenance of required off-street parking facilities and areas, and of area available to the owner or user of real property for meeting minimum required parking standards, shall be a continuing obligation of the property owner and user. An owner or user of real property containing uses for which off-street parking facilities or areas are required by this chapter shall be prohibited from the following: A. Reducing, diminishing or eliminating existing required off-street parking facilities or area under the 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 6/14 ownership or control of such owner or user, whether on the same lot or on a separate lot from the use requiring such off-street parking facilities or area; or B. Selling, transfering, leasing or otherwise making unavailable for such required off-street parking facilities or area any portion of said lot or of any adjacent lot under the same ownership or control if the same is necessary for and available to satisfy in whole or in part the off-street parking requirements imposed by this chapter. (Prior code Appx. A, § 1153) 17.44. 060 Common parking facilities. Common parking facilities may be provided to wholly or partially satisfy the off-street parking requirements of two or more uses when one or more of such uses will only infrequently generate use of such parking area at times when it will ordinarily be needed by the patrons or employees of the other use(s). A. Up to one hundred (100) percent of the parking requirements of governmental and public auditorium uses may be allowed to be provided in such multiple-use parking areas. Up to eighty (80) percent of the parking requirements of other uses may be allowed to be provided in such multiple-use parking areas. B. The following factors shall be considered in determining the proportionate part of the required parking for such use(s): 1. Whether the affected requirements are those of permanent buildings, or those of mere occupancies; 2. The peak as well as normal days and hours of operation of such buildings and of the structures and occupancies with which it is proposed to share multiple-use parking areas; 3. Whether the proposed multiple-use parking area is normally or frequently used by the patrons, customers or employees of other buildings or occupancies which will share such parking area at the same time as the applicant's patrons, customers and employees will normally or frequently utilize such parking area; 4. The certainty that the multiple-use parking area(s) will be available for satisfying such parking requirements to the extent approved, and the permanency of such availability; 5. The proximity and accessibility of the multiple-use parking area(s). C. A parking plan approval by the planning commission for multiple-use parking area(s) shall be so conditioned as to reasonably ensure the satisfaction of the appropriate parking requirements during the continued existence of the buildings or occupancies involved. D. If the common parking area(s) and the building sites to be served are subject to more than one ownership, permanent improvement and maintenance of such parking facilities must be provided in one of the following manners: 1. By covenant or contract among all such property owners; and duly recording an appropriate covenant running with the land; 2. By the creation of special districts and imposing of special assessments in any of the procedures 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 7/14 prescribed by state law; 3. By utilizing the authority vested in a parking authority as provided by state law; 4. By dedicating such common parking area to the city for parking purposes subject to the acceptance of such dedication by the city council. (Prior code Appx. A, § 1154) 17.44. 070 Off-street parking--Mixed uses. Whenever there is a combination of two or more distinct uses on one lot or building site, the total number of parking spaces required to be provided for such lot or building site shall be not less than the sum total of the parking spaces required for each of the distinct uses. No off-street parking facilities provided for one use shall be deemed to provide parking facilities for any other use except as otherwise specified within this chapter. (Prior code Appx. A, § 1155) 17.44. 080 Uses not otherwise specified. The aggregate amount of off-street automobile parking spaces provided in connection with any use not otherwise provided for in this chapter shall come before the commission for parking determination. (Prior code Appx. A, § 1156) 17.44. 090 Off-street parking location. All off-street automobile parking facilities shall be located as follows: A. All required parking spaces shall be located on the same lot or building site as the use for which such spaces are provided; provided however, that such parking spaces provided for commercial, business, industrial or warehouse uses may be located on a different lot or lots, all of which are less than three hundred (300) feet distance from the use for which it is provided, and such lot or lots are under common ownership with the lot or building site for which such spaces are provided. Where the buildings are situated on one lot and the parking is situated on another lot, the owner shall file with the Community Development Department an affidavit recorded by the office of the Los Angeles County Recorder that these lots are held in common ownership for the use specified. Such distance shall be measured along a straight line drawn between the nearest point on the premises devoted to the use served by such parking facilities and the nearest point on the premises providing such parking facilities. It is further provided that uses located within the boundaries of an established off-street parking district, organized pursuant to action by the City Council, shall be waived by the requirements of this subsection. B. No parking space required for any residential use shall be more than two hundred (200) feet total walking distance from the nearest entrance of the dwelling unit for which it is provided, except that residential uses located within the boundaries of an established off-street parking district, organized pursuant to action by the city council, shall be waived by the requirements of this subsection. C. In residential zones, garages or parking stalls fronting on a public street shall be set back a minimum of seventeen (17) feet from the exterior edge of the nearest public improvement (sidewalk or 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 8/14 street improvement) if roll-up garage doors are installed, or set back twenty (20) feet if standard garage doors are installed. On streets where public improvements for sidewalks have not been completed the above setback shall be measured from the edge of the required or planned sidewalk. This measurement does not include structural supports or other parts of the structure provided parking dimension and turning radii are not obstructed. Garages or parking stalls fronting on an alley shall provide one of the following setbacks from the property line: seventeen (17) feet, nine feet or three feet, except garages or parking stalls fronting on an alley of fifteen (15) feet in width or less need only to comply with the turning radius requirements of Section 17.44.130. For purposes of this section the service road located parallel to Hermosa Avenue approximately between 27th Street and 35th Street shall be considered as an alley. D. Residential parking within the front twenty (20) feet shall be allowed only when paved and leading to a garage. E. A garage may be located on one side lot line or on a rear property line which does not border a street or alley when said garage complies with all of the following: 1. No portion of such garage is more than thirty-five (35) feet from the rear lot line; and 2. No portion of such garage is closer than three feet to a habitable building on adjacent lot; and 3. There are no openings on the side of the garage which are on the property line; and 4. The wall on the side of the garage is constructed of one-hour fire resistant materials, and meets all building code regulations; and 5. There has been provision for all roof drainage to be taken care of on the subject lot; and 6. Such accessory structure is no more than one story in height and a distance of not less than six feet from the main building; and 7. Such accessory building is used only for storage of automobiles, and may be used in conjunction therewith for open sun deck. F. Open parking spaces for residential uses in the open space zone (OS-O) shall be located only within the rear fifty (50) percent or in the rear forty (40) feet whichever is the lesser of a residential lot. G. Required guest parking spaces for duplex, two-family or multiple-family residential uses that are shared between units shall not be located in tandem and shall be open and accessible to guests of all the units. (Ord. 00-1207, §4 (part), 10/24/00; Ord. 98-1179, §4 (1), 01-27-98; Ord. 96-1153 § 1, 1996; Ord. 94-1120 § 1, 1994; prior code Appx. A, § 1157) 17.44. 100 Size of spaces. A. No parking space for residential uses within any building shall be less than an inside dimension of eight feet, six inches wide or less than twenty (20) feet long. B. Parking spaces, not within a building, shall comply with the parking lot design standards attached hereto, with the following exceptions: 1.In residential zones, guest parking spaces located in tandem behind a required parking space shall have a minimum length of seventeen (17) feet. 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 9/14 2. Guest parking spaces situated parallel to alleys and located behind garage doors with a nine-foot setback shall have a minimum length of twenty-two (22) feet. C. Parking lot design standards for commercial and manufacturing uses are amended to allow the inclusion of thirty (30) percent compact car spaces in lots of ten or more stalls. (Prior code Appx. A, § 1158) 17.44. 110 Tandem parking and entry-way standards for residential parking. A. No entranceway for vehicular access to any garage shall be less than eight feet wide. No such entranceway shall have less than six feet eight inches vertical clearance. B. In all residential zones, required parking spaces including replacement of on-street parking may be tandem. In the R-1 zone only, tandem parking may be accessed directly from a public street. G uest spaces in all residential zones may be located in garage setbacks of seventeen (17) feet or nine feet as required in Section 17.44.090(C) ; provided, they comply with the dimensional requirements specified in Section 17.44.100 . However, in no case may one guest space be located behind another guest space. The second floor level of a dwelling unit may project over a driveway fronting on a street or alley to within the prescribed setback required by the zone in which the development is proposed, or exists. (Prior code Appx. A, § 1159) 17.44. 120 Driveways. Off-street automobile parking facilities shall be provided with driveways providing vehicular access to such facilities from a public street or alley as follows: A. Minimum driveway width shall be nine (9) feet, clear of all obstructions. B. Driveways and parking spaces shall be paved with not less than six (6) inches of portland cement concrete, except that when supported by a selected rock base which is acceptable to the chief building inspector for the type of soil upon which it is constructed, driveways may be paved with a minimum of three (3) inches of asphaltic concrete. Pervious concrete or similar material and drainage facilities may be alternatively installed for driveways and parking areas, or portions thereof, to specifications approved by the building official and/or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize infiltration. C. Such driveways for vehicular access to parking spaces provided for any residential use shall be located wholly on the same lot as the parking spaces for which such driveway provides access, except in the-case of common driveways. In the case of common driveways, easements of five feet on adjoining properties may be combined to create a driveway ten (10) feet in width. Where access to required off-street parking spaces is via a common driveway, the owner shall file with the building department an affidavit recorded by the office of the Los Angeles County recorder that joint easements exist for the purpose of the driveway. D. No driveway providing access to any off-street parking space or garage shall have a slope greater 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 10/14 than twenty (20) percent; provided, that any ramp slope in excess of twelve and one-half (12-1/2) percent includes transitions on each side with a minimum length of eight (8) feet and a maximum slope of one-half (1/2) the maximum ramp slope, in accordance with the driveway grade standards set forth below; further, any area used for guest parking shall have a maximum slope of twelve and one-half (12- 1/2) percent. (Ord. 09-1300 § 4, May 2009; Ord. 93-1089 § 1, 1993; prior code Appx. A, § 1160) Editor's Note: Because of the size and/or complexity of the graphic set out in this section, it has been removed from this electronic database. This graphic can be found in the printed code currently on file in the clerk's office or in any recent printed version of the code. 17.44. 130 Turning radii, stall width and aisle width. For the purpose of determining access to garages or open parking spaces, the minimum dimensions for turning radii, for stall widths, and for aisle widths shall be as set forth in the "parking lot design standards," on file with the city. Where an angle of parking other than one listed in the attached standards is proposed, the chief building inspector shall determine by interpolation the dimensions required for such parking. (Prior code Appx. A, § 1161) 17.44. 140 Requirements for new construction. Parking spaces shall be provided, permanently maintained and available for every building hereafter erected in compliance with this Chapter 17.44. 17.44. 150 Underground parking facilities. Underground parking facilities shall conform to all the provisions of this chapter; provided however, that underground parking facilities may be located in the side, front and rear yards which are completely below existing ground level. However, in the side yards and rear yards not abutting a street, the grade may be raised an average of three feet with a maximum of six feet above the existing grade, provided beth side yards are provided with cement stops in order not to obstruct any pedestrian way. No portion of such facility shall have less than seven feet inside vertical clearance, except doorways may be six feet eight inches. (Prior code Appx. A, § 1163) 17.44. 160 Required improvement and maintenance of parking area. Every lot or area used for a public or private parking area shall be developed and maintained in the following manner: A. Surface Parking Area. 1. Off-street parking areas shall be paved with not less than three (3) inch asphaltic or six (6) inch portland cement concrete surfacing and maintained so as to eliminate dust or mud and shall be so graded and drained as to dispose of all surface water. Pervious material with drainage facilities may be alternatively installed for driveways and parking areas, or portions thereof, to specifications approved by the building official or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize stormwater retention and filtration. In no case shall 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 11/14 drainage be allowed across sidewalks or driveways, except residential use. 2. Designated parking spaces shall be indicated with paint or approved stripping material on the surface of the parking area. B. Border Barricades, Screening and Landscaping. 1. Off-street parking area that is not separated by a fence from any street, alley or property line upon which it abuts, shall be provided with a suitable concrete curb or timber barrier of dressed dimension stock not less than six inches in height, located not less than two feet from such street or alley property lines, and such curb or barrier shall be securely installed and maintained; provided no such curb or barrier shall be required across any driveway or entrance to such parking area. Modifications for stormwater and urban runoff management (e.g., curb inlets) may be allowed to specifications approved by the building official or city engineer as applicable. Where practicable, surface runoff shall drain into an adjacent pervious area on the property to maximize infiltration. 2. Any unenclosed off-street parking area abutting property located in one of the R zones shall be separated from such property by a solid masonry wall six (6) feet in height measured from the grade of the finished surface of such parking lot closest to the contiguous R zone property; provided, that along the required front yard, the solid masonry wall shall not exceed forty-two (42) inches in height. No such solid masonry wall need be provided where the elevation of that portion of the parking area immediately adjacent to an R zone is six (6) feet or more below the elevation of such R zone property along the common property line. C. Lighting. Light fixtures shall be high-efficiency, fully shielded (full cutoff) and down cast (emitting no light above the horizontal plane of the fixture), and not create glare or spill beyond the property lines. Any lights provided to illuminate any off-street parking area or used car sales area permitted by this ordinance shall be arranged so the light is reflected away from any street or premises upon which a dwelling unit is located and the lamp bulb is not directly visible from within any residential unit. D. Entrances and Exits. The location and design of all entrances and exits shall be subject to the approval of the city engineer. E. Traffic Circulation. Traffic circulation within off-street parking facilities except for residential parking shall be designed to ensure that no automobile need enter a major street in order to progress from one aisle to any other aisle within the same parking lot, or enter such major street backwards in order to leave such lot. If such circulation is not otherwise possible, a turnaround area within such lot, not less than thirty (30) feet in diameter, shall be provided. Directional signs or markings shall be provided in all facilities in which one-way traffic has been established. F. Authorized Vehicles. In all residential zones, parking spaces shall be maintained free and clear and utilized solely for the parking of authorized vehicles (obstructive storage prohibited). "Authorized vehicles" shall mean automobiles, motorcycles, light trucks and vans not exceeding one and one-half ton capacity. Trailers, boats, recreational vehicles, motor homes, campers (not mounted to a motorized vehicle), tractor trucks and inoperable vehicles are prohibited. (Ord. 09-1300 §4, May 2009; Prior code Appx. A, § 1164) 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 12/14 17.44. 170 Parking area in R-3 or R-P zones. Every parking area located in an R-3 or R-P zone shall be governed by the following provisions in addition to those required above: A. No parking lot to be used as an accessory to a commercial or industrial establishment shall be established until it shall first have been reviewed by the planning commission and its location approved. Such approval may be conditioned upon the commission's required lighting, planting and/or maintenance of trees, shrubs or other landscaping within and along the borders of such parking area. B. Such a parking lot to be used as an accessory to a permitted commercial or industrial establishment shall be so located that the boundary of such parking lot closest to the site of the commercial or industrial establishment to which it is accessory shall be not more than fifty (50) feet distant. C. Such parking lot shall be used solely for the parking of private passenger vehicles. D. No sign of any kind, other than one designating entrances, exits or conditions of use shall be maintained on such parking lot. Any such sign shall not exceed eight square feet in area. (Prior code Appx. A, § 1165) 17.44. 180 Resulting fractions. When calculating the number of off-street automobile parking spaces required by this code for any particular use, building or structure, or integrated group of uses, buildings or structures, any resulting fraction less than one-half shall be disregarded, and any such fraction one-half or greater shall be construed as requiring one additional parking space. (Prior code Appx. A, § 1166) 17.44. 190 Reserved 17.44. 200 Assignment of off-street residential parking spaces. Required off-street parking spaces, except guest spaces, shall be permanently assigned and/or rented with each unit on the basis of the required parking per unit stated under Section 17.44.020, and the unit occupant shall be given sole use of said spaces for vehicle parking only. (Prior code Appx. A, § 1168) 17.44. 210 Parking Plans A. A parking plan may be approved by the planning commission to allow for a reduction in the number of spaces required. The applicant shall provide the information necessary to show that adequate parking will be provided for customers, clients, visitors and employees or when located in a vehicle parking district, the applicant shall propose an in-lieu fee according to requirements of this chapter. B. Factors such as the following shall be taken into consideration: 1. Van pools; 2. Bicycle and foot traffic; 3. Common parking facilities; 4. Varied work shifts; 5. Valet parking; 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 13/14 6. Unique features of the proposed uses; 7. Peak hours of the proposed use as compared with other uses sharing the same parking facilities especially in the case of small restaurants or snack shops in the downtown area or in multitenant buildings; 8. Other methods of reducing parking demand. C. A covenant with the city a party thereto, may be required limiting the use of the property and/or designating the method by which the required parking will be provided at the time that the planning commission determines that inadequate parking exists. D. Fees, application and processing procedures for parking plans shall set forth by resolution of the city council. (Ord. 94-1099 § 3, 1994; prior code Appx. A, § 1169) 17.44. 220 Consolidated off-street parking. Subject to approval by the planning commission as prescribed in Section 17.44.210, required parking spaces for various uses may be reduced in number and computed at one space per two hundred fifty (250) square feet of gross floor area when parking is consolidated in retail shopping centers over ten thousand (10,000) square feet in size, or where public parking areas are created to take the place of on- site parking within vehicle parking districts. (Prior code Appx. A, § 1170) 17.44.230 Parking for Reduced Parking Demand Housing. A. When requested by the applicant, multi-family residential developments providing housing affordable to lower-income households, senior housing, and housing for disabled persons shall provide off-street parking according to the following formula: Use Off-Street Parking Spaces Family housing (restricted to lower-income households) Studio 0.5 per unit 1-bedroom 1 per unit 2 or 3 bedrooms 2 per unit 4 or more bedrooms 3 per unit Guest spaces 1 per 5 units Staff member spaces 1 per 20 units Senior housing or housing for disabled persons Studio 0.5 per unit 1 or 2 bedrooms 1 per unit Guest spaces 1 per 5 units Staff member spaces 1 per 20 units (senior housing) 5/19/2015 City of Hermosa Beach : Chapter 17.44 Off-Street Parking http://www.hermosabch.org/index.aspx?page=457 14/14 1 per 10 units (housing for disabled persons) Single Room Occupancy (SRO) facility (restricted to lower-income persons) Studio 0.5 1-bedroom 1 per unit Guest spaces 1 per 5 units Staff (when applicable) 1 per 20 units B. The number of accessible parking spaces provided in accordance with Title 24 of the California Code of Regulations (California Building Standards Code) for Housing for Senior Citizens and housing for disabled persons shall be the number of spaces required in accordance with the basic parking ratio for multiple dwelling units. C. All required parking shall be provided in non-tandem parking spaces. D. Lower income housing: All units are rental units reserved for a period of at least 55 years for rental units restricted to lower-income households where affordable monthly rents shall not exceed 30% of 60% of annual median County household income divided by 12, and adjusted for household/unit size. SRO units shall be treated as one-bedroom units for the purposes of determining affordability. These restrictions shall be set forth in a written agreement between the property owner, and the City, the Housing Authority of the City Los Angeles or another housing provider approved by the City. These agreements shall specify: a) the maximum rents based on the same formula which established initial rent levels as a condition of City approval, or other formula approved by the City; b) the term for which rental units must remain affordable; and c) terms under which affordability is maintained after sale or transfer of the property. E. Housing for seniors or disabled persons: Applies to housing specifically restricted to, designed for and occupied by seniors or by disabled persons with limitations that affect the ability to drive. 7 DEVELOPMENT PROGRAM ATTACHMENT 2 PROJECT LOCATION: OWNER’S NAME: TEL: ADDRESS: LEGAL DESCRIPTION: ZONING: GENERAL BUILDING INFORMATION LOT AREA: TOTAL BUILDING AREA: UNIT 1 UNIT 2 UNIT 3 UNIT4 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS/BALCONIES 3RD LEVEL LIVING AREA DECKS/BALCONIES TOTAL LIVING AREA TOTAL DECKS/BALCONIES NO. OF BEDROOMS NO. OF BATHROOMS ZONING INFORMATION REQUIRED PROVIDED AREA: LOT AREA PER DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: NUMBER OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAXIMUM SLOPE FENCES/WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (PER UNIT) UNIT 1: UNIT 2: UNIT 3: UNIT 4: PRIVATE STORAGE SPACE: CUBIC FEET PER UNIT UNIT 1: UNIT 2: UNIT 3: UNIT 4: BASEMENT QUALIFICATION CALCULATION BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 1ST LEVEL F.F. ELEVATION LINEAL FEET(LF) OF PERIMETER LF OF PERIMETER <6’ FROM GRADE TO F.F. ABOVE % OF PERIMETER < 6’ to FF ABOVE f:b95\cd\applicat\devprog 7/30/98 Hermosa Beach CA 90254South Bay Land Management & Develop.,LLC Vacant Lot/ Manhattan Avenue First addition to Hermosa Beach; LOT 17, BLOCK 35; M.B. 1-59-60; APN: 4187-006-015 3995.00 SQ FT 499.86382.451246.51223.76 ROOF1029.72108.75 2776.09332.51 44.5 2596.75 SF 2’-0” 4’-0” 3’-0”/1’-0” @ 2nd 429’-0” PARALLEL8’-6” X 20’-0” 24’-0”9’-0”12.5% 6’-0”N/A 600 SF 659.49 SF307.19 SF352.30 SF 200.00 SF200.00 SF 97.42’103.16 124.96’149.62’ 62.86’102.10’ 50.30%68.24% 6’-0”N/A 7.56% MAX 8’-7” X 20’-5” 24’-0”9’-2” 1/2 429’-0” PARALLEL 5’-0” 4’-0” 3’-0”/1’-4” @ 2nd 2596.75 SF/ 2 UNITS U1: 1300.50; U2: 1295.04 2595.54 SF 692.60466.161225.48401.75 ROOF948.88141.53 2866.96543.28 43.5 6491.66 SQ FT R-3 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION WITH 130 CFM CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 PROJECT SUMMARYPROJECT CONTACTS SHEET INDEXCITY NOTES & REQ'MENTS LEGEND CONCRETE MASONRY WALL NEW WALL REVISION DOOR WINDOW CEILING HEIGHT FINISH MATERIAL DIMENSION TO FACE OF FRAMING /MASONRY UNLESS NOTED OTHERWISE SLOPE CITY OF HERMOSA BEACH APPROVED SMOKE DETECTOR XX AX.X # # X'-X" XX X'-X" T. O. SLAB X AX.X X AX.X 1/2" 1/2" S # DESIGNER Starr Design Group, Inc. 643 Cypress Avenue Hermosa Beach, CA 90254 (310) 376-6997 tele Contact: Jonathan Starr SURVEYOR DRIVEWAY SLOPE PROFILES Denn Engineers 3914 Del Amo Blvd., Ste. 921 Torrance, CA 90503 (310) 542-9433 (310) 542-9491 fax ALIGN ELEVATION DETAIL NUMBER SHEET NUMBER ROOM NUMBER SHEET NUMBER SECTION DIMENSION TO CENTER LINE GREEN BUILDING PROGRAM: ENERGY PERFORMANCE A4.201.1 For the purposes of energy efficiency a green building should achieve at least a 15 percent reduction in energy usage when compared to the State’s mandatory energy efficiency standards. A4.203.1 Energy performance. Using an Alternative Calculation Method (ACM) approved by the California Energy Commission, calculate each building’s energy and CO2 emissions, and compare it to the standard or “budget” building to achieve the following: Exceed the California Energy Code based on the 2008 energy standards requirements by 15 percent. All projects must demonstrate compliance with 2008 California Energy Efficiency Standards (Title 24, Part 6) by submitting all required forms and calculations for review and approval by the Building Official to demonstrate the base and 15% compliance requirements. A4.208 Water Heating Design, Equipment and Installation. The following sections are mandatory as per: A4.208.1 Tank type water heater efficiency. The Energy Factor (EF) for a gas-fired storage water heater less than or equal to 75,000 BTU/h shall be higher than .60 and for those exceeding 75,000 BTU/h shall be .84 or higher. A4.208.2 Tankless water heater efficiency. The Energy Factor (EF) for a gas-fired tankless water heater shall be .80 or higher. A4.208.4 Pipe insulation and heat traps. Pipe insulation of not less than R-6 shall be installed at all hot water distribution and re-circulation system piping. Heat traps shall be installed at all non-circulating hot water heaters and tanks. A4.208.5 Solar water heating stub out. Pre-plumb piping and sensor wiring from water heater to roof for future solar water heating. A4.209.1 Each major appliance shall meet - ENERGY STAR if an ENERGY STAR designation is applicable for that appliance, including but not limited to: exhaust fans, ceiling fans, clothes washers, refrigerators, freezers, wine coolers, primary space heating-ventilating- and air conditioning equipment, and dishwashers. A4.210.1 Appliance rating. Each appliance provided by the builder meets ENERGY STAR if an ENERGY STAR designation is applicable for that appliance. Water Efficiency The provisions shall establish the means of conserving water used indoors, outdoors, and in wastewater conveyance. Indoor Water Use 4.303.1 Indoor Water Use Section 4.303 requirements shall apply to any new indoor water fixtures to obtain 20% savings compared to the baseline provided in Table 4.303.1 Indoor water fixtures must incorporate the fixture flow rates of Table 4.303.2 Fixture Type Flow Rate Lavatory faucets 1.5 gpm Kitchen faucets 1.8 gpm Water Closets (toilets) 1.28 gpm Showerheads 2.0 gpm Urinals 0.5 gpm Alternatively, the applicant can provide a water budget calculation that can demonstrate the 20% savings as per California Energy Code Section 4.30.1. A4.303 Indoor Water Use A4.303.1 Kitchen faucets. The maximum flow rate of kitchen faucets shall not exceed 1.5 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.5 gallons per minute at 60 psi. Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction. A4.303.2 Alternate water sources for nonpotable applications. Alternate nonpotable water sources are used for indoor potable water reduction. Alternate nonpotable water sources shall be installed in accordance with the California Plumbing CodE A4.303.3 Appliances. Dishwashers and clothes washers in residential buildings shall comply with the following: Install at least one qualified ENERGY STAR appliance with maximum water use as follows: 1. Standard Dishwashers - 4.25 gallons per cycle. 2. Compact Dishwashers - 3.5 gallons per cycle. 3. Clothes Washers - water factor of 6 gallons per cubic feet of drum capacity. Note: See Section A5.303.3 for nonresidential dishwashers and clothes washers. A4.303.4 Nonwater supplied urinals and waterless toilets. Nonwater supplied urinals or composting toilets are installed. Outdoor Water Use 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided and installed at the time of final inspection shall comply with the following: 1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants’ needs as weather conditions change. 2. Weather-based controllers without integral rain sensors or communication systems that account for local rainfall shall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soil moisture-based controllers are not required to have rain sensor input. 4.503.2 Fireplaces - General. Any installed gas fireplace shall be a direct-vent sealed-combustion type with a 65% thermal efficiency. Any installed woodstove or pellet stove shall comply with the U.S. EPA Phase II emission limits where applicable. Woodstoves, pellet stoves and fireplaces shall also comply with applicable local ordinances. Pollution Control 4.504 Pollution control must be provided as follows. 1. All duct and related distribution component openings must be covered with tape or other approved means to prevent dust accumulation. 2. Adhesives, sealants, and caulks must be meet minimum VOC limits (see VOC Limits Handout). 3. Paints and coatings must meet minimum VOC limits (see VOC Limits Handout). 4. Aerosol Paints and coatings shall meet the Product-Weighted MIR Limits for ROC in Section 94522(a)(3)and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520. 5. All carpet installed in the building interior shall meet the testing and product requirements of one of the following: a. Carpet and Rug Institute’s Green Label Plus Program. b. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350). c. NSF/ANSI 140 at the Gold Level. d. Scientific Certifications Systems Indoor Advantage Gold. 6. All carpet installed in the building interior shall meet the requirements of the Carpet and Rug Institute Green Label program. 7. All carpet adhesive shall meet minimum VOC limits (see VOC Limits Handout). 8. Where resilient flooring is installed, at least 50 percent of floor area receiving resilient flooring shall comply with the VOC emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emitting Materials List or certified under the Resilient Floor Covering Institute (RCFI) Floor Score program. 9. Hardwood plywood,particleboard and medium density fiberboard composite wood products used on the interior or exterior of the building shall meet the requirements for formaldehyde as specified in ARB’s Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table 4.504.5 FORMALDEHYDE LIMITS IN PARTS PER MILLION Product Current Limit January 1, 2012 July 1, 2012 Hardwood ply veneer core .05 Hardwood ply composite core .08 .05 Particleboard .09 Medium Density Fiberboard .11 Thin med. density fiberboard .21 .13 Documentation for the items listed above must be made available to your inspector upon request. Interior Moisture Control —CGBSC 4.505 A capillary break shall be installed and shall consist of the following: a 4-inch thick base of 1/2 inch or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute AC! 302.2R-06. An equivalent slab design by a design professional is acceptable. Material Conservation and Resource Efficiency A4.303.2 Reduction in cement use: Reduce cement in foundation mix design by 20%. Note: Products commonly used to replace cement in concrete mix designs include, but are not limited to: Fly Ash, Slag, Silica fume, and Rice hull ash. 4.406.1 Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents. 4.408.1 The Construction waste reduction requirements shall be required for the following projects: •All demo permits • All re-roofing projects. • All remodeling projects where valuation exceed $100,000. Construction Waste Reduction of at least 65% Recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition debris. See Municipal Code sections: 5.26.010. A construction waste management plan shall be submitted to the Waste Management Plan compliance Official. Environmental Quality 4.501.1 The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous, irritating and/orharmful to the comfort and well—being of a building’s installers, occupants and neighbors. Requirements for adhesives, sealants, caulks, and finishes shall apply to any construction. Fireplace Section 4.503 shall apply to any new gas fireplaces. Envision Engineering, Inc. 1125 West Morena Blvd. Ste. B San Diego, CA 92110 (619) 275-6726 tele Contact: Alex Barajas STRUCTURAL ENGINEER ENERGY Alternative Energy Systems 229 North Central Avenue, ste. 406 Glendale, CA 91203 (818) 246-2844 tele Contact: Troy Lindquist LOT COVERAGE: SEE DIAGRAM AND TABLE ON A0.5 1. NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. 2. EROSION AND SEDIMENT CONTROL DEVICES MUST BE PLACED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE. 3. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA A NON-EROSIVE DEVICE PER HB4MC. 4. PROTECT THE PEDESTRIIAN WAY PER UBC SECT 3303 DURING CONSTRUCTION. 5. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER SECTION 502. 6. THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF 'APPENDIX CHAPTER 10 SECURITY' OF HBMC. 7. BACKWATER VALVE REQUIRED IF DRAINAGE FIXTURE IS LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BLOW THE MAIN SEWER LEVEL PER CPC SECT 710.0 8. THE DEMOLITION AND SHORING PERMIT TO BE ISSUED UNDER SEPERATE PERMIT. 9. ROOF GUTTERS AND DOWNSPOUTS TO BE CONSTRUCTED PER HBMC. TITLE-24 NOTES TITLE-24 NOTE: CONTRACTOR SHALL POST INSULATION CERTIFICATE (CF-6R) FORM AND INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICIOUS LOCATION OR KEPT WITH PLAN AND MADE AVAILABLE TO THE INSPECTOR CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-IR,CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. AN APPROVED HERS PROVIDER AND CERTIFIED RATER SHALL CONDUCT THE FIELD VERIFICATION AND DIAGNOSTIC TESTING. CONTRACTOR SHALL PROVIDE A COPY OF CERTIFICATE OF FIELD VERIFICATION AND DIAGNOSTIC/ TESTING (CF-4R), SIGNED AND DATED BY THE HERS RATER, TO THE BUILDING DEPARTMENT PRIOR TO FINAL INSPECTION. OWNER SEPARATE SUBMITTALS CRITICAL POINT CALCS. SEE CALCS AND HEIGHTS SHEET A1.3 and 1.3a GENERAL CONTRACTOR STORMWATER INFILTRATION SYSTEM UNDER SEPARATE PERMIT/ SEE C- SHEETS C-1/C-2 COVER SHEET A-0.0 OPEN SPACE SEE DIAGRAM AND TABLE ON A0.5 FLOOR AREA CALCS: PROJECT ADDRESS: PROJECT DESCRIPTION: AREA/ZONING DISTRICT: BUILDING TYPE: OCCUPANCY GROUP: CONSTRUCTION TYPE: NUMBER OF STORIES: APPLICABLE CODES: LEGAL DESCRIPTION: LOT SIZE: SETBACKS: HEIGHT RESTRICTION: 1121 MANHATTAN AVENUE and 1120 PALM DRIVE, HERMOSA BEACH, CA NEW 2-UNIT CONDO EACH WITH ATTACHED 2 CAR GARAGE AND 1 GUEST PARKING R-3 DETACHED CONDOS WITH ATTACHED GARAGE R3 RESIDENCE / GARAGE-U TYPE V-B, FULLY SPRINKLERED TWO STORIES O/BASEMENT 2013 California Residential Code 2013 Green Building Standard Code 2013 California Plumbing Code 2013 California Mechanical Code 2013 California Electrical Code 2013 Energy Code 2013 Hermosa Beach Municipal Code FIRST ADDITION TO HERMOSA BEACH LOT 17, BLOCK 35 M.B. 1-59-60 APN: 4187-006-015   99.80' x 40.03' = 3995.00 SQ. FT. FRONT 5'-0" SIDE 4'-0" REAR (ALLEY)3'-0"/1'-0" @ 2nd 30' (SEE A0.7 FOR CRITICAL POINTS) UNIT 1: BASEMENT FLOOR:499.86 SF FIRST FLOOR:1246.51 SF SECOND FLOOR:1029.72 SF TOTAL LIVING UNIT 1:2776.09 SF GARAGE:382.45 SF DECKS:332.51 SF South Bay Land Management & Development, LLC Darin Derenzis 2501 Sepulveda Boulevard Manhattan Beach, CA 90266 OWNER TBD Moisture Content of Building Materials —CGBSC 4.505.3 Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percent moisture content. Moisture content shall be verified in compliance with the following: 1. Moisture content shall be determined with either a probe-type or contact-type moisture meter. 2. Moisture readings shall be taken at a point 2 feet to 4 feet from the grade stamped end of each piece to be verified. 3.At least three random moisture readings shall be performed on wall and floor framing with documentation provided immediately prior to enclosure of the wall and floor framing, documentation to be submitted to the Building Inspector at rough framing. Insulation products which are visibly wet or have high moisture content shall be replaced or allowed to dry prior to prior to enclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers’ drying recommendations prior to enclosure. Indoor Air Quality and Exhaust —CGBSC 4.506 For bathrooms containing a bathtub, shower, or tub/shower combination, a mechanical exhaust fan which exhausts directly from the bathroom must be installed. Fans must be ENERGY STAR compliant and be ducted to terminate outside the building. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidistat which shall be readily accessible. Humidistat controls shall be capable of adjustment between a relative humidity range of 50 to 80 percent. Environmental Comfort -CGBSC 4.507 Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shall have a minimum insulation value of R-4.2. Heating and air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1. The heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or other equivalent design software methods. 2. Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. 3.Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods. Use of alternate design temperatures necessary to ensure the systems function are acceptable. HVAC system installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. COOL ROOF: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified.s POOLS AND SPAS 114 (a) 4. Electric resistance heating.No electric resistance heating; solar collectors shall provide not less than 60% of the energy for heating swimming pools and spas. • Exception 1 to Section 114 (a) 4: Listed package units with fully insulated enclosures, and with tight-fitting covers that are insulated to at least R-6. • Exception 2 to Section 114 (a) 4: Pools or spas deriving at least 60 percent of the annual heating energy from site solar energy or recovered energy. 114 (a) 2. Pool Covers. A thermal cover or blanket rated at not less than R-15 for outdoor pools or outdoor spas that have a heat pump or gas heater. Building Maintenance and Operation At final inspection Complete and submit the form: “BUILDING MAINTENANCE AND OPERATION MANUAL CHECK LIST”, and submit to the Building Inspector. The Builder shall prepare a property Manual for the building owner or tenant, that includes the following information: 1. Operation and maintenance instructions for all equipment and appliances. 2. Roof and yard drainage including gutters and downspouts. 3. Space conditioning systems including condensers and air filters. 4. Landscape and irrigation systems. 5. Water reuse systems. 6. Recycle programs and locations. 7. Public transportation and carpool options. 8. Educational material on the positive impacts of maintaining indoor relative humidity between 30 and 60 percent. 9. Information about water conserving landscape and irrigation design. 10. Importance of gutters and downspouts and diverting water at least 5 ft. from buildings. 11. Information on routine maintenance such as caulking, painting, grading, etc. 12. Information about state solar energy and incentive programs. 13. A copy of all special inspection verifications required by the enforcing agency. RENDERING MAXIMUM LOT COVERAGE (.65 X 3995.00) = 2596.75 SF NOT TO SCALE DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS SHORING PLANS GENERAL CONTRACTOR TO SUBMIT CONSTRUCTION WASTE MANAGEMENT PLAN PER CALGREEN SECTION 4.408.2 (OR IN ACCORDANCE WITH LOCAL ORDINANCE). DIVERT A MINIMUM OF 50% OF THE CONSTRUCTION WATE GENERATED AT THE SITE TO RECYCLE OR SALVAGE PER SECTION 4.408.1. NOTE ON CONSTRUCTION WASTE MANAGEMENT PLAN: •IDENTIFY THE MATERIALS TO BE DIVERTED FROM DISPOSAL BY RECYCLING, REUSE ON THE PROJECT OF SALVAGE FOR FUTURE USE OR SALE. •SPECIFY IF MATERIALS WILL BE SORTED ON SITE OR MIXED FOR TRANSPORTATION TO A DIVERSION FACILITY. •IDENTIFY THE DIVERSION FACILITY WHERE THE MATERIAL COLLECTION WILL BE TAKEN. •IDENTIFY CONSTRUCTION METHODS EMPLOYED TO REDUCE THE AMOUNT OF WASTE GENERATED. •SPECIFY THAT THE AMOUNT OF MATERIALS DIVERTED SHALL BE CALCULATED BY WEIGHT OR VOLUME. Cool Roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. PROVIDE DOCUMENTATIONS SHOWING COMPLIANCE WITH THE ABOVE TO BUILDING DEPARTMENT. A-0.0 A-0.1 A-0.2 A-0.5 A-0.6 A-0.7 A-0.8 A-1.0 A-1.1 A-1.2 A-1.3 A-3.0 A-3.1 A-4.0 COVER SHEET SURVEY GENERAL NOTES SITE PLAN/ LOT COVERAGE AND OPEN SPACE DIAGRAMS LANDSCAPE PLAN CP-PLAN CP-CALCS. BASEMENT PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN ROOF PLAN ELEVATIONS ELEVATIONS BUILDING SECTIONS 87.87'2.55% SLOPE 3"UNIT 1: 88.10' GARAGE FACE NORTH UNIT 2: PL 9'-0"90.33' GARAGE FACE NORTH 15'-6"PL 7.56% SLOPE 1'-2"87.865'2.61% SLOPE 3"88.10' GARAGE FACE CENTER PL 87.86'2.67% SLOPE 3"88.10' GARAGE FACE SOUTH PL 89.15' 90.33' GARAGE FACE CENTER PL 7.56% SLOPE 1'-2"89.15' 90.33' GARAGE FACE SOUTH PL 7.56% SLOPE 1'-2"89.15' UNIT 2: BASEMENT FLOOR:692.60 SF FIRST FLOOR:1225.48 SF SECOND FLOOR:948.88 SF TOTAL LIVING UNIT 2:2866.96 SF GARAGE:466.16 SF PATIO:81.56 SF DECKS:543.28 SF ENCROACHMENT PLAN DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTED DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTED 7. 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 WATER-TIGHT. 8. ALL ROOF DRAINAGE SHALL BE CARRIED TO THE STREET OR OTHER CODE APPROVED DRAINAGE AREA VIA NON-EROSIVE DEVICES AS REQUIRED BY CODE. AT BASE OF ALL EXTERIOR DOWNSPOUTSPROVIDE MINIMUM 4" DIAMETER PVC SCHEDULE 40 LINES UNDERGROUND TO STREET, ROADWAY OR A DRAINAGE SWALE. VERIFY LAYOUT WITH DESIGNER PRIOR TO INSTALLING. SEE UTILITIESSECTION FOR ADDITIONAL INFORMATION REGARDING DRAINAGE. 9. ALL EXTERIOR CAULKING SHALL BE HIGHEST QUALITY EXTERIOR GRADE SILICON CAULK RECOMMENDED FOR EXTREME TEMPERATURE VARIATION. CONFIRM COLOR WITH DESIGNER FOR SPECIFICAPPLICATIONS. F. ENERGY/INSULATION: CALIFORNIA STATE DESIGN STANDARDS 1. ALL NEW AND EXISTING EXTERIOR WOOD OR STEEL FRAMED WALLS WHICH ARE OPENED DURING THE COURSE OF CONSTRUCTION SHALL BE INSULATED WITH BLANKET TYPE MINERAL OR GLASSFIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION ASTM C-665, TYPE II, CLASS C FOR UNFACED THERMAL BATTS, WITH A MINIMUM THERMAL RESISTANCE OF NOT LESS THAN R-13 2. ALL NEW CEILINGS AND ATTICS SHALL BE INSULATED WITH BLANKET TYPE MINERAL OR GLASS FIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION ASTM C-665, TYPE II, CLASS C FORUNFACED THERMAL BATTS, WITH A MINIMUM THERMAL RESISTANCE OF NOT LESS THAN R-30. 3. INSULATION THICKNESS AND THERMAL RESISTANCE SHALL CONFORM TO TITLE 24 REGULATIONS FOR CLIMATE ZONE OF JOB SITE. CONFIRM INSULATION TYPE AND THICKNESS WITH OWNER ANDDESIGNER PRIOR TO FINALIZING GENERAL CONSTRUCTION CONTRACT. 4. BUILDINGS LOCATED IN CLIMATE ZONES 1, 14 AND 16 SHALL BE PROVIDED WITH VAPOR BARRIERS. SWINGING DOORS OR WINDOWS TO THE EXTERIOR OR UNCONDITIONED SPACES SUCH AS GARAGESSHALL BE FULLY WEATHER-STRIPPED AND GASKETED TO LIMIT AIR INFILTRATION. 5. ANY OPERABLE GLASS DOORS OR WINDOWS SHALL BE CERTIFIED AND LABELED TO SHOW CONFORMANCE WITH AIR INFILTRATION STANDARDS FOR 1972 AMERICAN NATIONAL STANDARDSINSTITUTE (A134.1, A134.2, A134.3, A134.4) WHEN TESTED PRESSURE DIFFERENTIAL OF 1.57, 16/FT2. AS PER ASTM E293-73. CONFIRM TYPE OF WEATHER-STRIPPING AND SPECIFICATIONS WITH DESIGNERPRIOR TO FINALIZING CONSTRUCTION CONTRACT AND SUBCONTRACTS. 6. ANY REQUIRED TINTED GLASS SHALL BE PERMANENTLY TINTED BY THE MANUFACTURER OF THE GLAZING MATERIAL AND SHALL PROVIDE A MAXIMUM TINTING COEFFICIENT OF 0.75. 7. ALL CONTINUOUSLY CIRCULATING DOMESTIC HEATING OR HOT WATER PIPING SHALL BE INSULATED AS REQUIRED BY THE PLUMBING DIVISION. 8. A CERTIFICATE OF COMPLIANCE (AVAILABLE AT BUILDING DEPARTMENT OFFICE) SHALL BE SIGNED BY THE INSULATION CONTRACTOR, CERTIFYING CONFORMANCE WITH CURRENT ENERGYREGULATION: CALIFORNIA ADMINISTRATIVE CODE, TITLE 24, STATE OF CALIFORNIA. CERTIFICATE SHALL BE PROMINENTLY POSTED ON THE SITE. 9. THE BUILDING DESIGN MEETS THE REQUIREMENTS OF TITLE 24, PART 2, CHAPTER 2-53. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THECALIFORNIA QUALITY STANDARDS FOR INSULATING MATERIAL. 10. ALL FAN SYSTEMS EXHAUSTING AIR FROM THE BUILDING SHALL BE PROVIDED WITH BACK DRAFT DAMPERS. 11. CAULK AROUND ALL PLUMBING, ELECTRICAL AND OTHER PENETRATIONS INTO THE BUILDING ENVELOPE. 12. NEW MASONRY AND FACTORY BUILT FIREPLACES SHALL HAVE THE FOLLOWING:a) TIGHT FITTING CLOSING METAL OR GLASS DOORS COVERING THE ENTIRE OPENING OF THE FIREBOX.b) A COMBUSTION AIR INTAKE, TO DRAW AIR FROM THE OUTSIDE OF THE BUILDING DIRECTLY INTO THE FIREBOX, WHICH IS AT LEAST SIX SQUARE INCHES IN AREA AND IS EQUIPPED WITH A READILYACCESSIBLE, OPERABLE AND TIGHT FITTING DAMPER.c) TIGHT FITTING FLUE DAMPER WITH READILY ACCESSIBLE CONTROL.d) CONTINUOUS BURNING PILOT LIGHTS ARE PROHIBITED. 13. DUCTS SHALL BE CONSTRUCTED, INSTALLED AND INSULATED ACCORDING TO CHAPTER 10 OF THE LATEST EDITION OF THE UNIFORM MECHANICAL CODE. ALL PARTS OF THE DUCT SYSTEM SHALLBE TIGHTLY SEALED WITH MASTIC OR TAPE. 14. GAS FIRED HOUSEHOLD HEATING AND COOLING APPLIANCES, SHOWER HEADS AND FAUCETS SHALL COMPLY WITH THE APPLIANCE EFFICIENCY STANDARDS. 15. GENERAL LIGHTING IN KITCHEN AND BATHROOMS SHALL HAVE AN EFFICIENCY OF NOT LESS THAN 25 LUMENS/WATT. 16. THERMOSTATICALLY CONTROLLED HEATING OR COOLING SYSTEMS (EXCEPT HEAT PUMPS) SHALL HAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK MECHANISM WHICH CAN BE MANUALLYPROGRAMMED TO AUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS FOR AT LEAST TWO PERIODS WITHIN 24 HOURS. ALSO SEE MECHANICAL NOTES. DOORS, WINDOWS 1. CONFIRM MANUFACTURER’S DOOR, WINDOW, HARDWARE AND SCREEN SELECTIONS AND FINISHES WITH DESIGNER FOR ALL UNITS PRIOR TO ORDERING. 2. PRIOR TO INSTALLATION, ALL PAINTED WOOD DOOR AND WINDOW FRAMES SHALL BE PRIMED WITH AN APPROVED PRIMER COMPATIBLE WITH FINISH PAINT SPECIFICATIONS, INCLUDING BACKSIDES OF FRAMES, FRAME BUCKS AND END GRAIN CUTS. STAINED WOOD FRAMES SHALL BE BACK-PRIMED SO AS NOT TO SHOW IN FINISH. 3. GLASS DOORS, ADJACENT GLASS PANELS WITHIN 24" OF DOORS, AND ALL GLAZED OPENINGS WITHIN 18" OF THE ADJACENT FLOOR OR LANDING SHALL BE OF GLASS APPROVED FOR IMPACTHAZARD. 4. ALL GLASS USED FOR GLAZING EXTERIOR OPENINGS SHALL BE LIMITED IN AREA AND THICKNESS AS SHOWN BY TABLE NO. 17-C AND AS MODIFIED BY TABLE NO. 17-D OF THE BUILDING CODE.EXCEPTIONS NOS. 1, 2 AND 3 OF SECTION 91.1711(A) ARE NOT APPLICABLE IN A "HIGH WIND VELOCITY" AREA. 5. ALL NEW OPENINGS IN EXTERIOR WALLS, INCLUDING WINDOWS AND DOORS, SHALL COMPLY WITH CITY OF 1 SPECIFICATIONS FOR SECURITY OPENINGS. SEE SECURITY NOTES AND DOOR ANDWINDOW SCHEDULES FOR ADDITIONAL INFORMATION. 6. ALL LEGAL FIRE EXITS SHALL BE MARKED AND LIGHTED PER CODE IF REQUIRED, AND SHALL BE OPERABLE FROM INSIDE WITHOUT A KEY OR ANY SPECIAL KNOWLEDGE. 7. ALL EXTERIOR AND INTERIOR DOORS SHALL BE INSTALLED WITH 1-1/2 PAIR OF HINGES UNLESS NOTED OTHERWISE. VERIFY HINGE TYPE AND FINISH WITH DESIGNER PRIOR TO ORDERING. 8. EXTERIOR WOOD DOOR SILLS SHALL MATCH THE HARDWOOD FLOOR MATERIAL. IF THE FRAME AND/OR DOOR IS CONSTRUCTED OF MAHOGANY, THEN THE SILL SHALL BE MAHOGANY. 9. ALL EXTERIOR DOORS SHALL BE WEATHER-STRIPPED AT HEADS, JAMBS, AND MEETING STILES WITH CONTINUOUS INTERLOCKING TYPE BRONZE WEATHER-STRIPPING. ALL EXTERIOR DOOR SILLSSHALL BE PROVIDED WITH EXTRUDED BRONZE INTERLOCKING THRESHOLDS WITH CONCEALED BRONZE HOOKS AND RAIN DRIPS. WEATHER-STRIPPING SHALL BE PEMKO OR EQUAL AS APPROVEDBY DESIGNER. SEE ENERGY SECTION FOR ADDITIONAL INFORMATION REGARDING WEATHER-STRIPPING, ETC. SECURITY NOTES FOR ALL OPENINGS MARKED AS SECURITY OPENINGS ON THE DOOR AND WINDOW SCHEDULES, THE FOLLOWING SHALL APPLY: 1. SWINGING DOORS a. DOOR STOPS OF IN-SWINGING DOORS SHALL BE OF ONE-PIECE CONSTRUCTION WITH THE JAMB.b. ALL PIN-TYPE HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR IS CLOSED SHALL HAVE A NON-REMOVABLE HINGE PINS. IN ADDITION THEY SHALL HAVE MIN.1/4" STEEL JAMB WITH 1/4" MIN. PROJECTION.c. THE STRIKE PLATE FOR LATCHES & THE HOLDING DEVICE FOR PROJECTING DEADBOLTS SHALL BE SECURED TO THE JAMB & WALL FRAMING WITH 2 1/2" LONG SCREWS.d. UNLESS NOTED OTHERWISE, ALL EXTERIOR DOORS SHALL BE FLUSH-TYPE DOORS, 1 3/4" THICK, WITH SOLID CORE CONSTRUCTION, & SHALL BE INSTALLED WITH DEAD LOCKING LATCHES.DEADBOLTS SHALL HAVE MIN. 1" THROW & MIN. 5/8" EMBEDMENT, STRAIGHT TYPE, & SHALL CONTAIN HARDENED INSERTS. LOCKS SHALL BE FLUSH KEY-OPERATED CYLINDERS ON EXTERIOR, &SHALL BE OPERABLE WITHOUT KEY, SPECIAL KNOWLEDGE OR SPECIAL EFFORT ON INTERIOR.e. 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.f. GLASS DOORS SHALL HAVE FULLY TEMPERED GLASS COMPLYING WITH LOCAL CODE. 2. WINDOWS a. ALL OPERABLE WINDOWS SHALL BE PROVIDED WITH SUBSTANTIAL LOCKING DEVICES AND SCREENS. FINISHES, CABINETRY, RAILINGS, ETC. 1. CONTRACTOR SHALL SUBMIT ACTUAL MATERIAL SAMPLES FOR DESIGNER’S AND OWNER’S REVIEW OF ALL FINAL FINISH MATERIALS, PAINT AND STAINS PRIOR TO ORDERING MATERIALS. DRYWALL / INTERIOR PLASTER: 2. UNLESS NOTED OTHERWISE, ALL PLASTER AND DRYWALL MATERIALS AND INSTALLATION SHALL BE ACCORDING TO CURRENT U.S. GYPSUM HANDBOOK SPECIFICATIONS AND APPLICABLE CODEREQUIREMENTS. USE WATERPROOF DRYWALL IN ALL BATHROOMS, KITCHENS, MECHANICAL CLOSETS AND WET AREAS. 3. STANDARD DRYWALL INSTALLATIONS: BLOCK ALL PANEL EDGES AND USE DRYWALL SCREWS FOR ALL PANEL INTERIOR (FIELD) FASTENING. ALL CORNER BEADS AND EDGE TRIM SHALL BE SETLEVEL OR PLUMB, STRAIGHT AND TRUE AND CHECKED PRIOR TO TAPING. GO OVER TAPING AS MANY TIMES AS NECESSARY TO OBTAIN AN EVEN FINISH PRIOR TO APPLYING SKIM COAT. APPLYSKIM COAT AND FINISH SMOOTH. NO TAPE JOINTS OR SCREW LOCATIONS SHALL BE VISIBLE. WHEN COMPLETELY DRY, ROLL ON PAINT PRIMER COAT (DO NOT BRUSH OR SPRAY), THEN SANDLIGHTLY TO SMOOTH FINISH. TOUCH UP DRYWALL AS REQUIRED AND SPOT PRIME TOUCH-UPS PRIOR TO APPLYING FINAL PAINT COATS. 4. GYPSUM WALL BOARD SHALL BE 5/8" THICKNESS UNLESS OTHERWISE NOTED AND TYPE X FIRE RESISTANT GYPSUM BOARD WHERE REQUIRED BY THE APPLICABLE FIRE BUILDING CODES. 5. INTERIOR 1-COAT VENEER GYPSUM WALL BOARD INSTALLATIONS SHALL BE ACCORDING TO U.S GYPSUM "DIAMOND VENEER SYSTEM", 5/8" BASE BOARD PLUS 1-COAT "DIAMOND" VENEERPLASTER, SMOOTH FINISH. 6. INTERIOR 2-COAT GYPSUM WALLBOARD VENEER COAT INSTALLATIONS SHALL BE ACCORDING TO U.S. GYPSUM "IMPERIAL VENEER SYSTEM", 5/8" BASE BOARD PLUS 2-COAT "IMPERIAL" VENEERPLASTER, SMOOTH FINISH. 7. INTERIOR PLASTER SHALL BE MINIMUM 2-COAT APPLICATION OVER 3/8" GYPSUM LATH BOARD. CONFIRM FINISH WITH DESIGNER PRIOR TO STARTING WORK. USE KEENE'S CEMENT PLASTERAT ALL BATHROOM AND WET AREAS. 8. CERAMIC TILE / STONE: 9. MARBLE OR GRANITE WORK SHALL BE IN ACCORDANCE WITH THE MASONRY INSTITUTE OF AMERICA AND BUILDING STONE INSTITUTE GUIDELINES. VERIFY ALL CORNER, EDGE, SPLASH, ANDOTHER DETAILS WITH DESIGNER PRIOR TO STARTING CONSTRUCTION. 10. ALL CERAMIC, MARBLE, GRANITE, SLATE OR OTHER TILE WORK SHALL BE ACCORDING TO CURRENT STANDARDS AND SPECIFICATIONS OF THE TILE COUNCIL OF AMERICA AND CERAMIC TILEINSTITUTE. VERIFY ALL LAYOUTS, TRIM SHAPES, GROUT SELECTIONS AND WIDTH, AND OTHER SPECIFICATIONS WITH DESIGNER PRIOR TO ORDERING TILE. 11. UNLESS OTHERWISE SPECIFIED, TILE SHALL BE INSTALLED ON A WIRE-REINFORCED MORTAR BED OVER A CLEAVAGE MEMBRANE. ALL DUST SHALL BE COMPLETELY WASHED OFF TILE PRIORTO APPLICATION OF THE BOND COAT. BONDING MORTAR SHALL COVER 100% OF BOTH THE TILE AND THE SURFACE TO BE COVERED APPROXIMATELY 1/8" THICK. ON MARBLE TILE, USE GRAYBONDING MORTAR WITH DARKER TILE, WHITE BONDING MORTAR WITH LIGHT COLORED TILE. 12. THE USE OF GYPSUM BOARD FOR TILED WALLS OR CEILINGS IN SHOWERS AND OTHER WET AREAS IS PROHIBITED, EVEN FOR BACKING. 13. THE USE OF WONDER BOARD OR DUROCK WILL BE ACCEPTABLE FOR TILE SETTING BED BACKING ONLY, AND ONLY WITH DESIGNER'S WRITTEN APPROVAL AND IF A WATERPROOFMEMBRANE IS INSTALLED BEHIND BOARD OVER STUDS. USE FULL SHEETS WHEREVER POSSIBLE TO ELIMINATE JOINTS. WHERE JOINTS ARE UNAVOIDABLE, HOLD BOARDS APART 1/8" AND USE2" FIBERGLASS TAPE TO REINFORCE JOINTS. APPLY MIN. 1/2" THICK MORTAR BED PLUS 1/8" BONDING OVER BACKING SURFACES. 14. INSTALLATION OF QUARRY OR CLAY TILE, BRICK OR OTHER CERAMIC OR MASONRY PRODUCTS SHALL USE A MAX. OF .6% BY WEIGHT LOW ALKALI SULFATE CEMENT MORTAR WITH CLEANWASHED SAND AND ALKALI SULFATE-FREE WATER TO CONTROL EFFLORESCENCE. CONTRACTOR SHALL REQUIRE TILE OR BRICK MANUFACTURER TO WICK TEST AND CERTIFY IN WRITING TODESIGNER THAT MATERIAL IS NON-EFFLORESCENCE CONTRIBUTING. 15. CONTRACTOR SHALL BE RESPONSIBLE FOR ORDERING ALL CERAMIC TILE AND OTHER FINISH MATERIALS WITH ENOUGH LEAD TIME SO THAT ORDERED MATERIAL CAN BE CONFIRMED ASACCEPTABLE, AND ANY UNACCEPTABLE MATERIAL REPLACED, WITHOUT DELAYING CONSTRUCTION. 16. FINISH CAULKING FOR TUBS, COUNTERS, AND OTHER ITEMS SHALL BE COLOR-MATCHED SILICON LATEX CAULK. 17. OTHER FINISH ITEMS: 18. ALL SHEET VINYL OR VINYL TILE FLOORS SHALL BE PREPARED WITH THE INSTALLATION OF A SMOOTH HARDWOOD VENEER PLYWOOD UNDERLAYMENT, MINIMUM 1/4" THICK, WATERPROOFGLUE. ALL BUMPS, PROTRUDING EDGES OR OTHER HIGH POINTS SHALL BE REMOVED OR SANDED SMOOTH, AND ALL HOLES, CRACKS OR OTHER DEPRESSIONS SHALL BE FILLED SO THAT THEREIS NO APPARENT UNEVENNESS TO THE FINISHED FLOOR. WHERE REQUIRED, INSTALL ADDITIONAL PLYWOOD UNDERLAYMENT AS NECESSARY BETWEEN FINISH 1/4" UNDERLAYMENT ANDSTRUCTURAL SUBFLOOR SO FINISH VINYL FLOOR IS FLUSH WITH ADJACENT FINISH FLOORING. 19. HARDWOOD FOR FLOORS SHALL BE TOP GRADE KILN DRIED MATERIAL, DELIVERED TO THE JOB SITE AND ALLOWED TO ACCLIMATIZE INSIDE THE FINISHED HEATED OR AIR CONDITIONEDSPACE FOR AT LEAST TWO WEEKS PRIOR TO INSTALLATION. HARDWOOD FLOORS SHALL BE INSTALLED OVER A MEMBRANE LAYER OF ROSINSIZED (PINK) PAPER OVER PLYWOOD SUBFLOOR.DO NOT USE FELT OR ASPHALT PAPER. GENERAL CONTRACTOR AND FLOORING CONTRACTOR SHALL CONFIRM INSTALLATION AND FINISHING SPECIFICATIONS WITH DESIGNER PRIOR TOORDERING MATERIAL. 20. UNLESS NOTED OTHERWISE, HARDWOOD FLOORS SHALL BE FINISHED WITH A MINIMUM 3-COATS OF HARDCO NON-YELLOWING MOISTURE CURE CLEAR URETHANE, SATIN FINISH, APPLIEDPER MANUFACTURER'S RECOMMENDATIONS. 21. ALL CABINETRY AND MILL WORK SHALL BE ACCORDING TO CURRENT WOODWORKERS INSTITUTE OF CALIFORNIA HANDBOOK STANDARDS, PREMIUM GRADE. ALL DRAWERS AND SLIDINGUNITS TO BE INSTALLED WITH FULL EXTENSION ACCURIDE #4037 (24" MAXIMUM WIDTH) AND #4025 (42" MAXIMUM WIDTH) GUIDES OR EQUAL AS APPROVED BY DESIGNER. CONFIRM CABINETSTYLE, CONSTRUCTION TYPE, HINGES AND HARDWARE WITH DESIGNER PRIOR TO FINALIZING CONSTRUCTION CONTRACT. CABINET SUBCONTRACTOR SHALL SUBMIT DETAILED SHOP DRAWINGSOF ALL CABINETS, COUNTERS, AND OTHER BUILT-IN CABINETRY TO DESIGNER FOR REVIEW. A SAMPLE CABINET FRONT SHALL BE PROVIDED FOR OWNER’S AND DESIGNER’S REVIEW PRIOR TOMANUFACTURING CABINETS. INSTALL PAIRS OF SMALL CLEAR RUBBER CUSHIONS INSIDE ALL DOORS AND DRAWER FRONTS FOLLOWING CABINET INSTALLATION. 22. ALL CUSTOM RUN WOOD MOLDINGS, PANELING AND OTHER MILLWORK SHALL BE TESTED BEFORE, DURING AND AFTER MILLING SO THE PROPER MOISTURE CONTENT (DRYNESS) ISCONSISTENTLY MAINTAINED. 23. 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 THESE ITEMS ARE SUPPLIED BY OWNER OR AN ALLOWANCE. 24. CONTRACTOR SHALL REVIEW RAILINGS AND RAILING DETAILS WITH DESIGNER PRIOR TO FINALIZING CONTRACT. RAILING SUBCONTRACTOR SHALL SUBMIT SAMPLES AND DETAILED SHOPDRAWINGS FOR DESIGNER'S REVIEW PRIOR TO MANUFACTURE. 25. INSTALL SPARK ARRESTORS AT TOPS OF ALL CHIMNEYS: MIN. 12 GA. WELDED WIRE WITH A MAX. OPENING OF 1/2 INCH OR EQUAL. SEE PAINTING SECTION FOR PAINTING NOTES. PAINTING 1. CONTRACTOR SHALL INCLUDE WITHIN THE SCOPE OF HIS WORK PREPARATION, PRIMING AND FINISH PAINTING OF EXTERIOR WALLS 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. UNLESS SPECIFIED OTHERWISE, PAINTALL HVAC GRILLS, SPEAKER GRILLS AND MISCELLANEOUS COVER PLATES AND DEVICES TO MATCH WALLS AND CEILINGS. CONFIRM PAINT, STAIN AND FINISH SELECTIONS AND SPECIFICATIONSWITH DESIGNER, SUBMIT COLOR SAMPLES AND APPLY SAMPLE COLORS ON ACTUAL SURFACES TO BE PAINTED FOR OWNER’S AND DESIGNER'S REVIEW PRIOR TO ORDERING MATERIAL. 2. BEFORE BEGINNING, INSPECT ALL WORK TO BE PAINTED OR STAINED AND REPORT TO DESIGNER ANY CONDITIONS WHICH WILL PREVENT A QUALITY FINISH FROM BEING ACCOMPLISHED.COMMENCING OF WORK BY THE CONTRACTOR INDICATES HIS ACCEPTANCE OF THE SURFACES. 3. ALL SPACES SHALL BE BROOM CLEAN, AND ALL SURFACES TO BE PAINTED SHALL BE DRY AND CLEAN. 4. ALL WOODWORK SHALL BE CLEANED, SANDED AND DUSTED BEFORE PAINTING. ALL WOODWORK SHALL BE SANDED LIGHTLY BETWEEN COATS. 5. AFTER PRIMING HAS DRIED, APPLY PIGMENTED WHITE SHELLAC TO ALL KNOTS, PITCH AND SAPWOOD: PUTTY ALL NAIL HOLES, CRACKS, OPEN JOINTS AND OTHER DEFECTS. 6. TOPS AND BOTTOMS OF ALL DOORS SHALL BE FULLY SEALED, SANDED, AND PAINTED AFTER CUTTING AND PRIOR TO HANGING. 7. TO AVOID OVERPAINTING ON FINISHED HARDWARE, INCLUDING DOOR HINGES, ALL CABINETS, WOOD WINDOWS, AND DOORS SHALL BE HUNG, COMPLETELY WEATHER-STRIPPED AND FITTEDWITH LOCKSETS AND FINISH HARDWARE, THEN ENTIRELY REMOVED AND STRIPPED OF HARDWARE FOR FINISH PAINTING AND/OR STAINING. 8. REMOVE ALL ELECTRIC PLATES, SURFACE HARDWARE, ETC., BEFORE PAINTING, PROTECT, AND REPLACE WHEN COMPLETED. 9. EXCEPT AS NOTED, ALL PAINT SHALL BE AS MANUFACTURED BY PRATT & LAMBERT OR APPROVED EQUAL. ALL MATERIAL SHALL ARRIVE AT THE JOB IN UNBROKEN CONTAINERS WITHMANUFACTURER'S LABEL CLEARLY VISIBLE. UNLESS OTHERWISE NOTED, ALL PAINTS SHALL BE APPLIED IN STRICT ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS ANDRECOMMENDATIONS. 10. PAINTING COATS AS SPECIFIED ARE INTENDED TO COVER SURFACES COMPLETELY; IF NOT, FURTHER COATS SHALL BE APPLIED. 11. ALL EXTERIOR STAINS SHALL BE SIKKENS, MANDERS OR APPROVED EQUAL. 12. PRIOR TO SEALING INTERIOR PLASTER OR DRYWALL, CONTRACTOR SHALL VERIFY ANY SURFACES TO RECEIVE PAPER, AND SHALL OBTAIN WRITTEN APPROVAL OF THE SPECIFIC SEALER PRODUCT TO BE USED FROM THE PAPER MANUFACTURER AND HANGER. 13. NATURAL WOOD FINISH INTERIOR PANELING, CABINETS, DOORS AND OTHER WOODWORK SHALL BE STAINED, IF REQUIRED, AND FINISHED WITH A FLAT EGGSHELL LACQUER SANDING SEALER AS SPECIFIED BY DESIGNER. ON SOFT WOODS, APPLY A COAT OF SANDING SEALER PRIOR TO STAINING. CONFIRM STAIN AND FINISH SELECTIONS WITH DESIGNER AND PROVIDE FINISHED SAMPLES ON THE ACTUAL WOODS USED FOR DESIGNER'S AND OWNER'S APPROVAL PRIOR TO STARTING WORK. 14. EXTERIOR CONCRETE MASONRY UNITS TO BE CLEAR SEALED SHALL BE SEALED WITH AN ASHFORD FORMULA PENETRATING SEALER AS APPROVED BY DESIGNER. 15. PRIOR TO APPLICATION, CONTRACTOR SHALL ADVISE OWNER AND DESIGNER OF ANY FINISHES, FACTORY OR SITE APPLIED, WHICH DO NOT OR CANNOT MEET HIGHEST QUALITY SPECIFICATION STANDARDS. UTILITIES, PLUMBING, DRAINAGE, ETC. 1. GENERAL CONTRACTOR SHALL CONFIRM ARRANGEMENTS FOR ANY TEMPORARY POWER AND TELEPHONE SERVICE WITH OWNER PRIOR TO FINALIZING CONTRACT. SEE ELECTRICAL NOTES FOR ADDITIONAL NOTES. 2. EXCEPT AS PROVIDED BY DESIGNER IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR ALL PLUMBING SYSTEMS AND EQUIPMENT. 3. CONTRACTOR SHALL REROUTE ANY EXISTING UTILITY LINES, CONDUITS OR EQUIPMENT IN CONFLICT WITH NEW CONSTRUCTION AND SHALL CONFIRM REROUTING WITH DESIGNER, AND SHALL NOTE SUCH REROUTING ON THE RECORD DRAWINGS. 4. CONTRACTOR SHALL PROVIDE AND INSTALL NEW UNDERGROUND WATER AND GAS SUPPLY LINES AS REQUIRED AND VERIFY THAT METER, MAIN, TANK AND LINE SIZES ARE ADEQUATE TO PROVIDE ACCEPTABLE PRESSURE AND VOLUME TO ALL FIXTURES AND APPLIANCES. 5. ALL NEW WATER SUPPLY LINES SHALL BE COPPER AND ALL NEW AND ACCESSIBLE EXISTING HOT WATER LINES SHALL BE INSULATED WITH R-3 00 OR GREATER PIPE INSULATION WITH VAPOR BARRIER. NO SOFT COPPER LINES PERMITTED. WATER LINES SHALL BE CUSHIONED WHERE PENETRATING OR TANGENT TO WOOD FRAMING TO REDUCE SOUND. 6. ALL UNDERGROUND COPPER LINES SHALL BE TYPE L. 7. COPPER LINES SHALL HAVE ISOLATION COUPLINGS WHERE CONNECTING TO EXISTING GALVANIZED IRON OR STEEL PIPE WHICH CANNOT BE CHANGED TO COPPER. 8. MAIN WATER LINE TO DOMESTIC SYSTEM SHALL BE INSTALLED WITH SEPARATE GATE VALVE AND PRESSURE REGULATOR AT HOUSE ENTRY POINT. 9. HOSE BIBS AND IRRIGATION SYSTEMS SHALL NOT BE CONNECTED TO BUILDING WATER SYSTEM, BUT SHALL BE FED FROM MAIN WATER LINE BEFORE BUILDING SYSTEM PRESSURE REGULATOR AND MAIN VALVE. 10. ALL HOT AND COLD SHOWER AND TUB SUPPLY LINES SHALL BE MINIMUM 3/4". 11. CONTRACTOR SHALL PROVIDE NEW MAIN UNDERGROUND SEWER LINES AND NEW WASTE LINES OF SUFFICIENT SIZE, INCLUDING ACCESSIBLE CLEANOUTS AT CONNECTIONS, BENDS OR ELSEWHERE AS REQUIRED BY CODE. 12. STRAP ALL FIREPLACE GAS LINES IN PLACE AND PRESSURE TEST FOR LEAKS, INCLUDING SECTION OF LINES FROM KEY VALVES TO LOG LIGHTERS, AND REPAIR ANY LEAKS PRIOR TO ENCLOSING WALLS. GAS LINE HOLES THROUGH FIREBOXES SHOULD BE GROUTED SOLID TO PREVENT PIPE MOVEMENT AND TO CLOSE ANY AIR LEAKAGE. 13. ALL SANITARY SEWER PIPING SHALL BE CAST IRON UNLESS OTHERWISE APPROVED BY DESIGNER. 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 ABOVE THE FIRST FLOOR LINE SHALL BE FULLY WRAPPED WITH INSULATION TO REDUCE SOUND. 14. CATCH BASINS SHALL BE INSTALLED WHERE INDICATED ON PLANS OR REQUIRED BY JOB SITE CONDITIONS, AND SHALL BE CONNECTED UNDERGROUND TO STREET OR STORM SEWER. CATCH BASINS SHALL BE CONCRETE AND PROVIDED WITH CAST IRON GRILLS. 15. UNLESS OTHERWISE NOTED OR REQUIRED BY CODE, ALL UNDERGROUND STORM DRAIN LINES SHALL BE PVC MIN. SCHEDULE 40 AND MIN. 4" DIAMETER OR GREATER AS REQUIRED TO HANDLE LOAD. ALL CONNECTIONS SHALL BE PROPERLY JOINED AND SEALED SO THAT THEY ARE WATER-TIGHT. SEE ROOF SECTION FOR ADDITIONAL INFORMATION REGARDING COORDINATION WITH ROOF DRAINAGE. 16. ALL NEW HOT WATER HEATERS SHALL BE A.O. SMITH, NAUTILUS OR EQUAL, C.E.C. CERTIFIED, RAPID RECOVERY, SIZED TO PROVIDE ADEQUATE VOLUME OF HOT WATER TO FIXTURES SERVED, AND INSTALLED ON SMITTY PANS WITH CONCEALED DRAINS TO EXTERIOR. HEATER DRAINS AND T & P VALVES SHALL BE POSITIONED AND EXTENDED TO DRAIN INTO SMITTY PAN. ALL HOT WATER HEATERS OVER 4' FEET HIGH SHALL BE ANCHORED PER SECTION 91.4919(D) AND MEMORANDUM OF THE GENERAL DISTRIBUTION #27. 17. CONTRACTOR SHALL INSTALL AN INSULATED HOT WATER RECIRCULATING SYSTEM ON A TIMER TO ALL FIXTURES, WITH PUMP AND TIMER LOCATIONS AT THE HOT WATER HEATER. 18. SHOWER DRAINS SHALL BE INSTALLED SO TOP OF FINISH DRAIN STRAINER IS FLUSH OR 1/16" MAXIMUM BELOW FINISHED SHOWER FLOOR. USE DRAIN TYPE THAT ACCOMMODATES WEEP HOLES FOR THE SETTING BED. 19. ALL PLUMBING FITTINGS SHALL BE C.E.C. CERTIFIED. 20. PROVIDE TOILETS WHICH RESTRICT THE FLOW OF WATER TO NOT MORE THAN 1.6 GALLONS PER FLUSH. MECHANICAL, SHEET METAL 1. ALL SHEET METAL WORK SHALL BE IN ACCORDANCE WITH SMACNA MANUAL STANDARDS AND LOCAL CODES 2. CONTRACTOR SHALL PROVIDE AIR CONDITIONING, GAS-FIRED FURNACES AND/OR FORCED AIR HEATING SYSTEM AS INDICATED ON PLANS. EQUIPMENT, DUCTS, AND REGISTERS SHALL BE SIZED AND INSTALLED TO PROVIDE ADEQUATE AIR TEMPERATURE, VOLUME, DISTRIBUTION AND CIRCULATION AT MINIMUM NOISE LEVELS. SYSTEM EQUIPMENT AND LAYOUT SHALL BE CONFIRMED WITH OWNER AND DESIGNER PRIOR TO ORDERING AND INSTALLATION. 3. EXCEPT AS PROVIDED BY DESIGNER IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, PROVIDE SIZING OF ALL HVAC EQUIPMENT AND CALCULATIONS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR THE HVAC SYSTEM. 4. 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 INSTRUCTIONS ON HOW TO USE THEM EFFICIENTLY. 5. THE CONTRACTOR SHALL 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 PHONE NUMBER. 6. PROVIDE SUBMITTAL SHOP DRAWINGS AND DETAILED MANUFACTURER'S SPECIFICATIONS FOR DESIGNER'S REVIEW ON ALL MECHANICAL EQUIPMENT. 7. CONTRACTOR TO THOROUGHLY CLEAN ALL PORTIONS OF THEIR WORK, REMOVE ALL DEBRIS AND LEAVE INSTALLATION IN PERFECT CONDITION READY FOR USE. 8. EER RATING AND HEATING COMBUSTION EFFICIENCY RATING OF EACH HVAC UNIT SHALL COMPLY WITH STATE REQUIREMENTS. 9. SPACE CONDITIONING EQUIPMENT SHALL HAVE A RATED CAPACITY NOT TO EXCEED THE DESIGN HEAT LOAD BY MORE THAN 30%. 10. ALL EQUIPMENT SHALL BE C.E.C. CERTIFIED. 11. 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. HANG ALL EQUIPMENT LOCATED IN ATTIC AREAS FROM ROOF STRUCTURE (DO NOT INSTALL ON OR TOUCH CEILING STRUCTURE) AND USE RIBBED NEOPRENE PADS, SOUND ISOLATORS, SPRING HANGERS AND/OR EQUIVALENT VIBRATION REDUCING DEVICES TO ISOLATE EQUIPMENT FROM STRUCTURE. WHERE ADDITIONAL SOUND-PROOFING IS REQUIRED IN ATTIC AREAS, INSTALL SOUND INSULATED PARTITIONS AROUND EQUIPMENT. 12. 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. 13. MAIN SUPPLY AIR DUCTS SHALL BE INSTALLED WITH FLEXIBLE CONNECTIONS TO FURNACES OR FAN COILS. 14. COMBUSTION AIR SHALL BE PROVIDED PER CODE. ADVISE DESIGNER OF ANY VISIBLE OR EXPOSED PORTIONS OF COMBUSTION AIR DUCTING OR VENTING PRIOR TO ROUGH WORK. 15. DUCT WORK CONSTRUCTION: ALL DUCT WORK AND PLENUMS TO BE MADE OF GALVANIZED SHEET STEEL IN ACCORDANCE WITH LATEST SMACNA STANDARDS AND APPLICABLE CODES. CONTRACTOR SHALL SIZE DUCT WORK FOR S.P. NOT TO EXCEED 0.1" PER 100' LENGTH FOR A GIVEN. DUCTS MAY BE RECTANGULAR OR ROUND. 16. IF FLEXIBLE ROUND DUCTWORK IS PROPOSED, PLEASE CONFIRM IN WRITING WITH DESIGNER AND OWNER PRIOR TO FINALIZING CONTRACT. 17. UNLESS NOTED OTHERWISE, DUCTS SHALL BE CONSTRUCTED, INSTALLED AND INSULATED PER 1976 UMC CHAPTER 10. 18. DUCT INSTALLATION: FOR THERMAL INSULATION, INSULATE ALL SUPPLY AND RETURN AIR DUCT WORK AND PLENUM WITH 2" THICK FIBERGLASS INSULATION WRAPPED AROUND WITH 2" OVERLAP AND WIRED ON #18 GALVANIZED WIRE @ 12" O.C. NRC RATING SHALL BE AT LEAST 0.80 AT FREQUENCIES ABOVE 1000. ALL DUCTS SHALL HAVE JOINTS AND SEAMS SEALED. FOR SOUND INSULATION, INSULATE INTERIOR OF SUPPLY AND RETURN AIR PLENUMS WITH MIN. 1" THICK SOUND-ABSORBING INSULATION TO REDUCE NOISE. INSTALL SOUND TRAPS IN PLENUM AND INSULATE BLOWER COMPARTMENT WHERE RETURN AIR REGISTERS ARE IN CLOSE PROXIMITY TO UNITS. 19. EXPOSED OR ROOF-MOUNTED DUCT WORK SHALL BE LINED WITH INSULATION ON THE INSIDE SURFACES, OVERSIZED ACCORDINGLY, AND SHALL BE WATER-PROOFED PER SPECIFICATIONS APPROVED BY DESIGNER. 20. INSULATION LINING MUST BE APPROVED BY THE BUILDING DEPARTMENT AND SHALL MEET OR EXCEED NFPA STANDARDS. 21. NO STAMPED GRILLS WILL BE PERMITTED FOR REGISTERS OR DIFFUSERS. ALL DIFFUSERS AND REGISTERS SHALL BE MANUALLY ADJUSTABLE, WITH DOUBLE DEFLECTION AND OPPOSED BLADE DAMPERS, UNLESS NOTED OTHERWISE. VERIFY SELECTION AND FINISH WITH DESIGNER. 22. SUPPLY REGISTERS: METAL AIRE, AIR-MATE, ANEMOSTAT OR EQUAL WITH SURFACE MOUNTED REMOVABLE PANES, FLAT WHITE FINISH, OR MATCH WALL COLOR, BLACK INTERIOR, WITH HAND-OPERATED VOLUME DAMPER CONTROLS. 23. FLOOR REGISTERS SHALL BE REINFORCED, LINEAR BAR TYPE GRILLS, METAL AIRE, AIR-MATE, ANEMOSTAT, OR EQUAL AS APPROVED BY DESIGNER. 24. RETURN REGISTERS: METAL AIRE, AIR-MATE, ANEMOSTAT OR EQUAL, OTHERWISE SAME AS SUPPLY REGISTER NOTES. 25. ALL SUPPLY AND RETURN REGISTERS OR DIFFUSERS SHALL BE SELECTED FOR A NOISE LEVEL NOT TO EXCEED 20 N.C. 26. SEE INTERIOR ELEVATIONS AND REFLECTED CEILING PLANS FOR EXACT REGISTER AND DIFFUSER HEIGHTS AND LOCATIONS PRIOR TO INSTALLATION OF ROUGH DUCT WORK. 27. ALL DUCT INTERIORS BEHIND SUPPLY AND RETURN REGISTERS WHICH ARE VISIBLE SHALL BE SPRAYED MATTE BLACK PRIOR TO INSTALLING REGISTERS. 28. PROVIDE HONEYWELL T8200 "CHRONOTHERM" OR EQUAL THERMOSTATS WITH ON/OFF SWITCH AND 24 HOUR CLOCK SET BACKS AT LOCATIONS SHOWN ON PLANS. SYSTEM AND THERMOSTATS SHALL BE EQUIPPED WITH "FAN ONLY" CAPABILITY. THERMOSTAT SELECTION SHALL BE CONFIRMED WITH DESIGNER PRIOR TO FINALIZING CONSTRUCTION CONTRACT. 29. CONTROLS SHALL BE ADJUSTABLE TO PROVIDE A TEMPERATURE RANGE OF UP TO 10 DEGREES BETWEEN FULL HEATING AND COOLING. 30. ALL BATHROOM EXHAUST FANS, RANGE VENTS AND BUILT-IN OVENS SHALL BE VENTED TO THE OUTSIDE. CONFIRM ALL VENT LOCATIONS WITH DESIGNER PRIOR TO DUCTING. 33. VENT DRYERS TO OUTSIDE. 31. PROVIDE A POWER EXHAUST SYSTEM FOR RANGES AND COOKTOPS. 32. SEE ENERGY SECTION FOR ADDITIONAL INFORMATION REGARDING THERMOSTATS, INSULATION, ETC. ELECTRICAL NOTES 1. CONTRACTOR SHALL OBTAIN A SIGNED PLAN FROM THE POWER COMPANY WHICH APPROVES SIZES, LOCATIONS, AND SPECIFIC CLEARANCES OF MAIN SERVICE AND PANEL, ANY TRANSFORMERS, U.G. LINES, NEW POLES, OVERHEAD LINES, AND ANY OTHER RELATED ELECTRICAL INFORMATION OVER WHICH THE POWER COMPANY HAS AUTHORITY. CONTRACTOR SHALL SUBMIT APPROVED PLAN TO DESIGNER FOR REVIEW PRIOR TO START OF CONSTRUCTION. 2. EXCEPT AS PROVIDED BY DESIGNER IN THE CONSTRUCTION DOCUMENTS, CONTRACTOR SHALL DESIGN, PREPARE NECESSARY PLANS, SCHEDULES, AND CALCULATIONS, HAVE PLANS CHECKED AND OBTAIN BUILDING PERMITS FOR ALL ELECTRICAL SYSTEMS AND EQUIPMENT. 3. UNLESS OTHERWISE NOTED, ALL CONDUITS SHALL BE CONCEALED IN STRUCTURE, ATTIC SPACES OR UNDERGROUND. ANY EXCEPTIONS ARE TO BE REVIEWED WITH AND CONFIRMED IN WRITING TO THE DESIGNER. 4. 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. 5. IF REQUIRED, CONTRACTOR SHALL PROVIDE ADDITIONAL PANEL, CAPACITY, BREAKERS, CIRCUITS, ETC., AS REQUIRED FOR NEW ELECTRICAL LOADS, AND SHALL VERIFY LOCATION AND SCOPE OF NEW OR EXPANDED SERVICE WITH THE OWNER AND DESIGNER. 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. 6. CONTRACTOR TO ROUGH-IN BOXES AND HOUSINGS PER PLAN FOR ALL OUTLETS, SWITCHES, FIXTURES, TELEPHONE, T.V., ETC. FOR CLIENT AND DESIGNER WALKTHROUGH TO CONFIRM FINAL LOCATIONS AND LAYOUT. THIS SHOULD BE ACCOMPLISHED PRIOR TO PULLING ANY CONDUIT OR WIRE. 7. CONTRACTOR TO VERIFY CLEARANCES FOR ALL RECESSED FIXTURES AND ADVISE DESIGNER OF ANY CONFLICTS PRIOR TO ORDERING. 8. CONFIRM FIXTURE TRIM SELECTION, DIFFUSER AND FINISH OPTIONS WITH DESIGNER PRIOR TO ORDERING. 9. ALL RECESSED FIXTURE TRIMS SHALL BE GASKETED AND TIGHT FITTING TO PREVENT LIGHT LEAKS. 10. ALL WIRING SHALL BE COPPER, IN FLEXIBLE OR RIGID CONDUIT AS SPECIFIED BY CODE. NO "ROMEX" OR OTHER NON-CONDUITED WIRING PERMITTED. 11. VARIABLE SPEED SWITCHES FOR FANS OR ELECTRIC MOTORS SHALL BE CERTIFIED AND RATED FOR MOTOR CAPACITIES. 12. CONTRACTOR SHALL PROVIDE TITLE 24, FORM 5, IF REQUIRED. 13. LIGHT CONTROLS SHALL BE 3'-10" TO CENTER ABOVE FINISHED FLOOR, UNLESS NOTED OTHERWISE. 14. ALL WALL DUPLEX RECEPTACLES, TELEPHONE, T.V. AND OTHER OUTLETS SHALL BE MOUNTED HORIZONTALLY 8" TO CENTER ABOVE FINISHED FLOOR, EXCEPT AT COUNTERS AND WHERE OTHERWISE NOTED. 15. GROUND FAULT INTERRUPTER REQUIRED FOR ALL EXTERIOR OUTLETS, BATHROOMS, TEMPORARY PANELS AND OTHER WET AREAS REQUIRED BY CODE. 16. 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 PURPOSES 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 AN 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. 17. SMOKE ALARMS SHALL BE "FIREX", 120 VAC, MODEL G-6 (NO. 0406) AS MANUFACTURED BY MAPLE/CHASE CO. AND AS APPROVED BY LOCAL AGENCIES HAVING JURISDICTION. 18. CONTRACTOR TO REVIEW AND CONFIRM THE COSTS AND INSTALLATION REQUIREMENTS OF FIRE ALARM SYSTEM, SECURITY SYSTEM, STEREO WIRING, INTERCOM SYSTEM, LOW VOLTAGE LANDSCAPE LIGHTING, AND OTHER SPECIAL SYSTEMS OR ELECTRICAL REQUIREMENTS WITH DESIGNER AND OWNER PRIOR TO FINALIZING CONTRACT. 19. UNLESS NOTED OTHERWISE, PRE-WIRING FOR T.V. AND TELEPHONE SHALL BE DONE IN CONDUITS WHERE NOT ACCESSIBLE IN ATTIC OR CRAWL SPACES. FOR TELEPHONES, UNLESS NOTED OTHERWISE, USE NO LESS THAN THREE PAIR WIRE TO EACH TELEPHONE JACK LOCATION WITH HOME RUNS TO MAIN SERVICE, AND CONFIRM ANY SPECIAL WIRING REQUIREMENTS OR SPECIFICATIONS WITH OWNER AND DESIGNER PRIOR TO ORDERING WIRE. 20. ELECTRICAL CONTRACTOR AND/OR GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ELECTRICAL REQUIREMENTS FOR ALL MECHANICAL EQUIPMENT, INCLUDING FURNACES, HOT WATER HEATERS, RECALCULATING PUMPS, SUMP PUMPS AND ANY OTHER EQUIPMENT, AND SHALL PROVIDE CONNECTIONS TO THESE AS PART OF THEIR CONTRACT WORK. 21. THE USE OF ALUMINUM WIRE IS NOT PERMITTED. ALSO, SEE ENERGY/INSULATION NOTES. A. GENERAL 1. CONTRACTOR SHALL ADVISE DESIGNER AND OWNER IN WRITING OF ANY RECOMMENDED CHANGES TO THE FOLLOWING NOTES AND SPECIFICATIONS AND SHALL SUBMIT WRITTEN CONFIRMATION TO DESIGNER OF ANY CHANGES AND RECEIVE DESIGNER’S WRITTEN APPROVAL PRIOR TO ORDERING OR INSTALLATION. 2. THE WORD "CONTRACTOR" MEANS THE GENERAL CONTRACTOR AND, WHERE APPLICABLE BY TRADE, SUBCONTRACTORS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEWING ALL NOTES PRIOR TO FINALIZING CONSTRUCTION CONTRACT. 4. CONTRACTOR SHALL PROVIDE AT HIS EXPENSE A JOBSITE FAX AND JOBSITE PHONE WHICH SHALL BE AVAILABLE FOR USE 24 HOURS EACH DAY IF REQUESTED BY THE DESIGNER. 5. ALL CONSTRUCTION AND DETAILS SHALL BE COMPLETED IN FULL COMPLIANCE WITH APPLICABLE FEDERAL, STATE AND LOCAL CODES AND REQUIREMENTS, INCLUDING CURRENT AMERICANS WITH DISABILITIES ACT (ADA), AND TITLE 24 ENERGY REQUIREMENTS. 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. CONTRACTOR SHALL VERIFY ALL WORKS, DIMENSIONS AND DETAILS AND REPORT ANY DISCREPANCIES TO THE OWNER AND DESIGNER PRIOR TO COMMENCING WORK. DURING CONSTRUCTION, THE OWNER AND DESIGNER ARE TO BE ADVISED REGARDING ANY DISCREPANCIES IN MEASUREMENT, DIMENSION, LOCATION OR DETAILS PRIOR TO CONTRACTOR'S PROCEEDING WITH THAT PORTION OF THE WORK. 8. 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. 9. CONTRACTOR SHALL RECORD LOCATIONS AND ELEVATIONS OF ALL EXISTING AND NEW UTILITY LINES, MAINS, AND METERS ON SITE PLAN SEPIA AND DELIVER TO DESIGNER ON COMPLETION OF CONSTRUCTION. 10. CONTRACTOR SHALL CONFIRM ANY DISCREPANCIES BETWEEN DRAWINGS OR SPECS AND JOB SITE CONDITIONS WITH DESIGNER PRIOR TO STARTING PORTIONS OF THE WORK AFFECTED. 11. WRITTEN DIMENSIONS SHALL PREVAIL OVER SCALED DIMENSIONS ON DRAWINGS. IN NO EVENT IS A DIMENSION TO BE SCALED OFF THE DRAWINGS WITHOUT PRIOR APPROVAL FROM DESIGNER. 12. DETAILS ARE INTENDED TO SHOW FINAL EFFECT 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 DESIGNER PRIOR TO CONSTRUCTION. 13. CONTRACTOR SHALL KEEP PREMISES SECURE, CLEAN, AND HAZARD FREE. CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING HIS EQUIPMENT, MATERIALS, AND WORK IN NEAT, CLEAN, ORDERLY, AND SAFE CONDITION AT ALL TIMES. 14. CONTRACTOR SHALL ERECT AND MAINTAIN TEMPORARY BARRICADES, WATERPROOFING, AND DUST-PROOF PARTITIONS 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. 15. CONTRACTOR SHALL PROVIDE AND MAINTAIN TEMPORARY TOILET FACILITIES ON THE JOB SITE IF NECESSARY OR REQUIRED BY LOCAL CODE. 16. CONTRACTOR SHALL REVIEW ALL ITEMS NOTED "VERIFY OR CONFIRM WITH OWNER OR DESIGNER" WHICH MIGHT AFFECT COSTS PRIOR TO FINALIZING CONSTRUCTION CONTRACT AND SUBCONTRACTS, 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. 17. UNLESS ITEMS ARE SPECIFICALLY ITEMIZED AS NOT INCLUDED IN CONTRACT (NIC), THEY WILL BE ASSUMED TO BE INCLUDED IN THE ESTIMATE OR CONTRACT PRICE. 18. INTERIOR CONCRETE SLABS SHALL BE LEVEL TO 1/8" WITHIN 10’ IN ANY DIRECTION. 19. ALL UNFINISHED CONCRETE SURFACES TO HAVE A FLOAT, BROOM OR SANDBLASTED FINISH AS DIRECTED BY THE DESIGNER. 20. ANY ALLOWANCE ITEMS SHALL BE SPECIFICALLY IDENTIFIED AS ALLOWANCES AND INCLUDED IN THE ESTIMATE OR CONTRACT PRICE. 21. PRODUCTS SPECIFIED OR INDICATED ON DRAWINGS ARE PRODUCTS DESIRED BY OWNER AND DESIGNER AND SHALL BE UTILIZED UNLESS CONTRACTOR OBTAINS DESIGNER’S AND OWNER’S ACCEPTANCE IN WRITING OF ANY SUBSTITUTIONS. 22. NO PRODUCT WILL BE CONSIDERED AFTER BID TIME, OTHER THAN THAT WHICH HAS BEEN SPECIFIED, WITHOUT DESIGNER’S AND OWNER’S APPROVAL. CONTRACTOR CAN REQUEST A SUBSTITUTION IN WRITTEN FORM AFTER START OF CONSTRUCTION. THE LETTER SHALL GIVE THE REASONS AND JUSTIFICATIONS FOR THE REQUEST FOR SUBSTITUTION, INCLUDING ANY ADJUSTMENTS TO COST. SUBSTITUTIONS ARE SUBJECT TO DESIGNER’S REVIEW. CONTRACTOR SHALL WARRANT THAT SUBSTITUTIONS ARE ACCEPTABLE BY GOVERNING AUTHORITIES. 23. THE GENERAL CONTRACTOR SHALL REIMBURSE DESIGNER FOR LABOR AND OTHER COSTS INVOLVED IN PROVIDING, RESEARCH, ADDITIONAL DRAWINGS, DETAILS, OR ENGINEERING TO REVIEW SUBSTITUTIONS OR TO ADJUST THE DESIGN OR CONSTRUCTION DOCUMENTS DUE TO ERRORS, CHANGES, OR SUBSTITUTIONS MADE BY CONTRACTORS DURING CONSTRUCTION. SUCH REIMBURSEMENTS SHALL NOT BE INCLUDED IN THE PROJECT CONSTRUCTION COST AND SHALL BE PAID BY THE CONTRACTOR WITHOUT REIMBURSEMENT FROM THE OWNER. 24. SUBSTITUTIONS REQUESTED ON BASIS OF DELIVERY DATES THAT MAY CAUSE PROJECT’S COMPLETION DATE TO BE DELAYED, DUE TO CONTRACTOR’S TARDINESS IN NOT ORDERING THE SPECIFIED PRODUCT ON TIME, WILL NOT BE CONSIDERED. 25. 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 SAME PRIOR TO DOING THE WORK. 26. CONTRACTOR SHALL BE RESPONSIBLE FOR SUPERVISING THAT ALL GENERAL AND SUBCONTRACT WORK IS BEING ACCOMPLISHED ACCORDING TO THE MOST CURRENT CONSTRUCTION DOCUMENTS, INCLUDING REVISIONS. 27. UNLESS OTHER ARRANGEMENTS ARE MADE, OWNER SHALL PROVIDE ADEQUATE PROPERTY AND LIABILITY INSURANCE IN ADDITION TO CONTRACTOR'S INSURANCE TO COVER ALL NEW WORK. THIS INSURANCE SHALL INCLUDE THE INTERESTS OF THE OWNER AND CONTRACTOR IN THE WORK, BUT SHALL NOT RELIEVE CONTRACTOR OF HIS RESPONSIBILITIES UNDER THE CONTRACT OR AS ITEMIZED ABOVE. 28. CONTRACTOR SHALL NOT USE ANY POTENTIALLY HAZARDOUS MATERIALS OR PRODUCTS IN THE CONSTRUCTION, AND SHALL ADVISE OWNER OF ANY POTENTIALLY HAZARDOUS MATERIALS OR PRODUCTS RECOMMENDED, SELECTED OR SPECIFIED PRIOR TO PURCHASING OR INSTALLING. 29. 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. 30. GENERAL CONTRACTOR SHALL PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY THE FIRE DEPARTMENT AND INSPECTOR. 31. CONTRACTOR SHALL PROVIDE THE OWNER WITH RECORD DRAWINGS INDICATING ALL DESIGNER, STRUCTURAL AND DIMENSIONAL CHANGES AND INDICATING THE LOCATION AND SIZE OF ALL UNDERGROUND CHANGES AND THE LOCATIONS OF ALL UNDERGROUND INSTALLATIONS NOT COVERED IN ORIGINAL DRAWINGS, CHANGE ORDERS, SUPPLEMENTAL DRAWINGS OR IN SHOP DRAWINGS. THE CONTRACTOR SHALL SUBMIT COMPLETED RECORD DRAWINGS TO THE DESIGNER FOR HIS REVIEW. SUCH REVIEW SHALL NOT RELIEVE CONTRACTOR OF HIS RESPONSIBILITIES FOR THE ACCURACY OR COMPLETENESS OF THE INFORMATION RECORDED. 32. SEPARATE PLANS AND PERMITS ARE REQUIRED FOR SPAS, POOLS, SOLAR SYSTEMS, DEMOLITIONS AND SEWER CAPS OF EXISTING BUILDINGS. IF SUCH IMPROVEMENTS OR DEMOLITION IS REQUIRED AS A CONDITION OF APPROVAL FOR DISCRETIONARY ACTIONS OR TO COMMENCE BUILDING, THEN SUCH PERMITS MUST BE OBTAINED BEFORE OR AT THE TIME THIS IS PROPOSED BUILDING PERMIT IS ISSUED. B. SUBMITTALS 1. THE CONTRACTOR SHALL SUBMIT, WITH SUCH PROMPTNESS AS TO CAUSE NO DELAY IN HIS OWN WORK OR IN THAT OF ANY OTHER CONTRACTOR, ONE REPRODUCIBLE MYLAR OR SEPIA OF ALL SHOP DRAWINGS AND SCHEDULES REQUIRED FOR THE WORK OF THE VARIOUS TRADES, AND SAMPLES, TEMPLATES AND MODELS AS REQUIRED. THE DESIGNER SHALL REVIEW THEM WITH REASONABLE PROMPTNESS. THE CONTRACTOR SHALL MAKE ANY CORRECTIONS REQUIRED BY THE DESIGNER, FILE WITH HIM TWO (2) CORRECTED PRINT COPIES AND FURNISH SUCH OTHER COPIES AS MAY BE NEEDED. 2. IMMEDIATELY UPON BEING AWARDED THE CONTRACT, THE CONTRACTOR SHALL PREPARE AND SUBMIT TO THE DESIGNER A CONSTRUCTION PROGRESS SCHEDULE. THE CONSTRUCTION SCHEDULE SHALL BE CONTINUOUSLY UPDATED AND POSTED ON THE JOBSITE AT ALL TIMES. THE CONTRACTOR SHALL IDENTIFY CRITICAL DUE DATES FOR: a) OWNER SELECTIONS TO BE PURCHASED AND INSTALLED BY THE CONTRACTOR. b) CONTRACTOR RECEIPT OF OWNER PURCHASED ITEMS TO BE INSTALLED BY THE CONTRACTOR. C. SITEWORK, DEMOLITION, FOUNDATIONS, ETC. 1. PRIOR TO TRENCHING, FORMING AND POURING CONCRETE, CONTRACTOR SHALL STAKE OUT ALL FOUNDATIONS AND PERIMETER WALL LINES AS SHOWN ON PLANS FOR DESIGNER'S REVIEW, CONFIRM EXISTING AND NEW STRUCTURE AND PROPERTY LINE LOCATIONS AND ELEVATIONS, AND VERIFY PROPER SETBACKS AND CLEARANCES REQUIRED BY LOCAL CODES. 2. THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5' OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO ISSUANCE OF A BUILDING OR GRADING PERMIT. (HSC 17922.5, EFF. 3/6/76). 3. CONTRACTOR SHALL NOTIFY DESIGNER AND OWNER OF ANY UNSTABLE OR QUESTIONABLE SOIL OR GEOLOGICAL CONDITIONS ENCOUNTERED DURING EXCAVATION. 4. WHERE A SOILS AND/OR GEOLOGY REPORT AND/OR GRADING PRE-INSPECTION REPORT HAS BEEN MADE, THEY SHALL BE CONSIDERED A PART OF THE CONSTRUCTION DOCUMENTS, AND CONTRACTOR SHALL FOLLOW ANY RECOMMENDATIONS CONTAINED THEREIN. 5. CONTRACTOR SHALL PROVIDE BASEMENT AND CRAWL SPACE ACCESS AND VENTILATION TO ALL SUBFLOOR AREAS IN ACCORDANCE WITH LOCAL CODES AND CONFIRM FOUNDATION VENT LOCATIONS WITH DESIGNER PRIOR TO POURING FOUNDATIONS. 6. WHERE INTERIOR CRAWL SPACE OR ROOM, PIT OR BASEMENT FLOOR SLABS ARE BELOW EXTERIOR FINISH GRADE, CONTRACTOR SHALL PROVIDE DRAINAGE AT FOOTING PERIMETER AND W.R. GRACE BITUTHANE OR EQUAL WATERPROOFING OF ALL EXTERIOR SURFACES OF FOUNDATION RETAINING WALLS. DRAINAGE SHALL CONSIST OF 4" DIAMETER PVC SCHEDULE 40 PERFORATED PIPE SET BELOW FLOOR LINE, SLOPED TO DRAIN, AND CONNECTED UNDERGROUND TO APPROVED STORM DRAINAGE SYSTEM OR STREET. PIPE SHALL BE SURROUNDED WITH 2 FEET OF 3/4" WASHED GRAVEL AND TOPPED WITH A FILTRATION FABRIC. DIRECTION OF HOLES IN PIPE SHOULD FACE DOWNWARD. PROTECT WALL WATERPROOFING WITH 1/2" RIGID MINERAL FIBER INSULATION BOARD AND BACKFILL WITH SAND AND GRAVEL OR AN APPROVED SUBSTITUTE SUCH AS MIRADRAIN. 7. ALL CONCRETE FLOOR SLABS SHALL BE POURED OVER 2" OF SAND OVER A CONTINUOUS 6 MIL WATERPROOF MEMBRANE SET ON 2" SAND BED OVER 4" CRUSHED ROCK ON NATURAL OR COMPACTED SOIL. FOR SLABS SET BELOW EXTERIOR GRADES, THE CRUSHED ROCK BED SHALL BE DRAINED TO STORM DRAIN SYSTEM OR RELIEVED AT PERIMETER WITH A PERFORATED PIPE CONNECTED TO APPROVED STORM DRAIN SYSTEM OR STREET TO PREVENT SUBFLOOR SATURATION. ANY LANDSCAPE OR PLANTER RETAINING WALLS AGAINST EARTH WHICH ARE SPECIFIED WITHOUT PERIMETER DRAINS HALL BE PROVIDED WITH ADEQUATE WEEP HOLES SURROUNDED ON THE BACKSIDE BY A MINIMUM 6" OF GRAVEL BACKFILL AT BASE OF WALL. ALL ENCLOSED PLANTERS SHALL BE WATERPROOFED ON THE INSIDE AND SUPPLIED WITH BOTTOM DRAINS CONNECTED TO STORM DRAIN SYSTEM. 8. CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE OF ALL FINISHED GRADE SURFACES, SIDEWALKS AND PATIOS AWAY FROM STRUCTURES AND VERIFY THAT ALL AREAS AFFECTED BY CONSTRUCTION ARE PROPERLY DRAINED, WITH NO PONDING. 9. CONTRACTOR SHALL REMOVE ALL EXCAVATED OR EXCESS SOIL, DEBRIS AND MATERIALS NOT REQUIRED BY CONSTRUCTION. CONFIRM ANY ITEMS TO REMAIN, OR TO BE SALVAGED WITH DESIGNER AND OWNER PRIOR TO START OF CONSTRUCTION. 10. CONTRACTOR SHALL LAYOUT ALL THE WORK AND ESTABLISH ALL POINTS, GRADES AND LEVELS. THE CONTRACTOR SHALL SET ALL GRADE STAKES AND PROTECT THEM IN PLACE AS LONG AS MAY BE REQUIRED BY ALL TRADES AND CRAFTS. 11. THE CONTRACTOR SHALL NOTIFY THE LOCAL BUILDING INSPECTOR PRIOR TO THE START OF CONSTRUCTION, INCLUDING GRADING. 12. THE CONTRACTOR SHALL PROVIDE ALL SHORING AND BRACING REQUIRED TO ADEQUATELY PROTECT PERSONAL AND ADJACENT PROPERTY AND TO INSURE SAFETY OF THE STRUCTURE THROUGHOUT THE CONSTRUCTION PERIOD. THE CONTRACTOR SHALL PROVIDE, AT HIS OWN EXPENSE, ALL ERECTION BRACING CALCULATIONS AND DRAWINGS REQUIRED BY LAW OR BY SAFE CONSTRUCTION PRACTICES. 13. SHORING CONSTRUCTION, INCLUDING SHORING REMOVAL, SHALL BE CONTINUOUSLY INSPECTION BY THE CIVIL, SOIL, OR CERTIFIED LICENSED DEPUTY INSPECTOR AND CERTIFIED BY A CIVIL OR SOIL ENGINEER. AT THE END OF SHORING CONSTRUCTION, THE ENGINEER SHALL SEND THE CERTIFICATION LETTER TO THE BUILDING OFFICIAL FOR APPROVAL. 14. EXCAVATION SHALL BE PROTECTED BY A FENCE OR GUARDRAIL NOT LESS THAN 42 INCHES IN HEIGHT COMPLYING WITH UBC REQUIREMENTS. THE FENCE OR GUARDRAIL SHALL BE CONSTRUCTED TO PROTECT PEDESTRIANS AND ADJACENT PROPERTIES. D. FRAMING, ETC. 1. 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. 2. CONTRACTOR SHALL PROVIDE ACCESS TO ALL ATTIC AREAS AND PLUMBING AS REQUIRED BY CODE AND SHALL CONFIRM ACCESS LOCATIONS WITH DESIGNER PRIOR TO FRAMING. 3. 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 OR DIFFUSER LOCATIONS. 4. PROVIDE FRAMED OPENINGS FOR MEDICINE CABINETS DURING ROUGH FRAMING, CONFIRMING SIZE, LOCATION AND HEIGHTS OF OPENINGS WITH DESIGNER PRIOR TO CONSTRUCTION. 5. PROVIDE BLOCKING AS REQUIRED FOR CABINETS, TOILET PAPER HOLDERS, TOWEL BARS AND OTHER SPECIALTY ITEMS. 6. ALL EXPOSED WOOD BEAMS, DECKING OR OTHER MEMBERS INSTALLED PRIOR TO ENCLOSING THE BUILDING ENVELOPE AND COMPLETING ROOFING 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. 7. ALL ROOF BEAMS AND SUPPORTING POSTS SHALL BE ANCHORED TO PROVIDE RESISTANCE AGAINST UPLIFT. POSTS SHALL BE ANCHORED TO THE FOOTINGS OR UNDER-FLOOR CONSTRUCTION. ALL ANCHORAGE SHALL BE NOT LESS THAN 1/2" BOLTS OR 1/2" LAG SCREWS. 8. USE KILN-DRIED FRAMING FOR ALL FRAMED FLOOR OR WALL AREAS TO RECEIVE CERAMIC TILE, MARBLE OR GRANITE. SEE STRUCTURAL NOTES AND DRAWINGS FOR ADDITIONAL INFORMATION. E. ROOF, ROOF FLASHING & DRAINAGE 1. ALL ROOFS TO BE MIN. CLASS A, MEETING CODE AND SPECIFICATIONS REQUIREMENTS. CONFIRM SPECIFICATIONS WITH OWNER & DESIGNER. SEE DRAWINGS. 2. GENERAL CONTRACTOR AND ROOFING, MEMBRANE, AND FLASHING CONTRACTORS SHALL EACH FURNISH AN UNCONDITIONAL WRITTEN GUARANTEE TO OWNER COVERING ALL MATERIALS AND INSTALLATION OF ALL NEW ROOFING, FLASHINGS AND WATER-PROOF MEMBRANES FOR A PERIOD OF 10 YEARS FOLLOWING FINAL COMPLETION OF CONSTRUCTION. 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, DESIGNER, MANUFACTURER'S REPRESENTATIVE AND ROOFING CONTRACTOR PRIOR TO CONSTRUCTION. 3. ROOFING UNDERLAYMENT SHALL BE W.R. GRACE ICE AND WATER SHIELD SELF- ADHERING MEMBRANE, PLACED DIRECTLY ON ROOF SHEATHING, IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS AND INSTALLATION REQUIREMENTS. 4. ALL ROOF, PARAPET, CHIMNEY AND OTHER FLASHINGS SHALL BE INSTALLED SO THAT THEY ARE WATER-TIGHT. NOTIFY DESIGNER OF ANY POINTS WHERE WATER OR MOISTURE MAY PENETRATE FOR ADDITIONAL WATER PROTECTIVE MEASURES. PARAPET COPING CAPS SHALL BE INSTALLED SO AS TO BE CONTINUOUS AND LEVEL, WITH WELDED SEAMS, AND SHALL BE INSTALLED TO SLOPE A MINIMUM OF 1/2" PER FOOT TOWARDS THE ROOF SIDE. UNLESS SPECIFIED, SHEET METAL GAUGE SHALL BE 24 GAUGE HOT DIPPED GALVANIZED STEEL OR 16 OZ COPPER OR LEAD-COATED COPPER TO WITHSTAND DENTING OR BENDING. 5. ALL COPINGS, 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. 6. PROVIDE GALVANIC OR BITUMINOUS INSULATION AS APPROVED BY DESIGNER BETWEEN DISSIMILAR METALS. GENERAL NOTES A-0.2 NOT TO SCALE DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTED LIGHTWELL PLANTER PLANTER PATIO PLANTER PLANTER DN.UP DN.UP UP FREESTANDING TUBFREESTANDING TUB42" FIREPLACESTAIR ELEVATOR HER CLOSE T HIS CLOSETLAUNDR Y TOILE T MASTE R BATH MASTER BEDROOM FOYER HALL 2 BEDROOM 3 J+J BATH CLOSE T BEDROOM 2 HALL 2 BEDROOM 2 ELEVATOR LAUNDRY BATH 2 BATH 3 MASTER CLOSET TOILET MASTER BEDROOM MASTER BATH CL. CLOSET F.A.U. OPEN TO BELOW WASHER WASHER LINEN TUB DRYER DRYER17'-2" X 14'-0"12'-2" X 11'-0" 12'-6" X 11'-6" 6'-8" X 8'-2" SHOWER 11'-2" X 12'-0" SHOWER PLANTER FIRST FLOOR 1/16 = 1'-0" DN. UP 48" RANGE AC ABOVEAC ABOVE AC GREAT ROOM DINING KITCHEN STAIR TO ROOF DECK STAIR DECK POWDE R ELEVATO R DINING GREAT ROOM STAIR KITCHE N DECK PANTR Y POWDER ELEVATO R DN. OPEN TO BELOW UP. SECOND FLOOR 1/16 = 1'-0" SPA JACUZZI ROOF DECK UPPER ROOF LOWER ROOF DN AC DN. ROOF DECK ROOF PLAN 1/16 = 1'-0" 1,300.5022 Sq ft 147' 3.8764" LOT COVERAGE UNIT 2: 1295.04 SF 21.24 SF COVERED 38.38 SF OPEN MAX 50% COVERED 29.42 SF COVERED 112.11 SF OPEN MAX 50% COVERED 12.00 SF COVERED 96.75 SF OPEN MAX 50% COVERED LOT COVERAGE UNIT 1 = 1300.50 SF OPEN SPACE UNIT 2: 141.53 SF OPEN SPACE UNIT 2: 59.62 SF LINE OF SETBACK OPEN SPACE UNIT 1: 98.44 SF OPEN SPACE UNIT 1: 108.75 SF OPEN SPACE UNIT 1: 100.00 SF OPEN SPACE UNIT 2: 100.00 SF 8'-7" 3'-7" 8'-4"9'-6"8'-6"7'-6" 8'-10" 10'-0" BASEMENT 1/16 = 1'-0" OPEN SPACE:SEE DIAGRAMS LOT COVERAGE SEE DIAGRAMS UNIT 1: PROPOSED LOT COVERAGE: 1300.50 SF UNIT 2: PROPOSED LOT COVERAGE: 1295.04 SF TOTAL PROPOSED LOT COVERAGE: 2595.54 SF MAXIMUM LOT COVERAGE (.65 X 3995.00) = 2596.75 SF LOT COVERAGE: 2595.54 SF < 2596.75 SF = OK UNIT 1: FIRST FLOOR:98.44 SF SECOND FLOOR:108.75 SF MIN. 100.00 SF ROOF DECK:100.00 SF MAX. 100.00 SF TOTAL OPEN SPACE UNIT 1: 307.19 SF > 300 REQ. REQ. = OK UNIT 2: FIRST FLOOR: 59.62 SF SECOND FLOOR:141.53 SF MIN. 100.00 SF ROOF DECK:100.00 SF MAX. 100.00 SF TOTAL OPEN SPACE UNIT 2: 301.15 SF > 300 REQ. = OK PL PALM DRIVE PARKING SPACE 1 1/16 = 1'-0" PARKING SPACE 2 1/16 = 1'-0" GUEST PARKING 1/16 = 1'-0" 16'-8"14'-6"10'-0"11'-4"16'-10"4'-6"8'-8"2'-2" 10'-5" 0 SF COVERED MAX 50% 0 SF COVERED MAX 50% 0 SF COVERED MAX 50% OPEN SPACE & LOT COVERAGE DIAGRAMS AND CALCS.:88'-0"MANHATTAN AVENUEMIN. 7'-1" CLR HEIGHT FROM PARKING TO FINISHED LINE OF TRELLIS ABOVE LINE OF 2. FLOOR ABOVE LINE OF 2. FLOOR ABOVE LIGHTWELL PLANTER PLANTER PATIO PLANTER PLANTER UP DN.DN.DN. FIRE SUPRESSION VALVE ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION GAS METER FIRE SUPRESSION VALVE ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION GAS METER GATE GATE 3'-0" MIN3'-0" MIN PLANTERCENTERLINE OF ALLEYTRASH TRASH 17'-1035'-11 1 2" 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) WATER INFILTRATION SYSTEM BY ATLANTIS TO CONTAIN 50% OF SITE STORM WATER, PER HBMC SECTION 8.44.095. SYSTEM TO MEET 5 YEAR STORM PER CIVIL ENGINEER'S CALCULATIONS. CIVIL ENGINEER TO APPROVE PRIOR TO START OF CONSTRUCTION. (UNDER SEPARATE PERMIT) 6'-0" MAX PROPERTY LINE WALL42" MAX PROPERTY LINE WALL @ RYSB 42" MAX PROPERTY LINE WALL @ RYSB 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 42" MAX PROPERTY LINE WALL @ FYSB 42" MAX PROPERTY LINE WALL @ FYSB PERMEABLE 167.37 SF PERMEABLE 10.99 SF PERMEABLE 92.79 SF PERMEABLE 193.61 SF PERMEABLE 22.50 SF PERMEABLE 198.87 SF PERMEABLE 5.75 SF PERMEABLE 28.89 SF PERMEABLE 67.22 SF PERMEABLE 81.59 SF PERMEABLE 61.75 SF PERMEABLE 48.18 SF 87.86' ASSUMED 87.87' ASSUMED 87.86.5' ASSUMED 7.56% SLOPE MAX 12.5% SLOPE 7.56 SLOPE MAX 12.5% SLOPE 7.56% SLOPE MAX 12.5% SLOPE 2.55% SLOPE MAX 12.5% SLOPE 2.61% SLOPE MAX 12.5% SLOPE 2.67% SLOPE MAX 12.5% SLOPE DRAIN TO DAYLIGHT DRAIN TO DAYLIGHT DRAIN TO DAYLIGHT DRAIN TO DAYLIGHT 6'-0" MAX PROPERTY LINE WALL DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. 1/4":12" MIN. SLOPE MAX 12.5% SLOPE SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. N LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE 2 4 ' M I N UP PLANTER PLANTER PLANTER GUEST PARKING GUEST PARKING 42" MAX GUARDRAIL ON TOP OF PROPERTY LINE WALL TO BE 75 % OPEN 42" MAX GUARDRAIL ON TOP OF PROPERTY LINE WALL TO BE 75 % OPEN EGRESS LADDER 42" GUARDRAIL3'-0 " M IN 89.15' 88.10' 88.10' 90.33' 90.33' 89.15' 89.15'PALM DRIVEP.C. = 87.90' P.C. = 87.85'P.C. = 99.89' P.C. = 100.08' 100.21 98.25' 94.99'95.19' 95.14'92.35' 88.23'88.81'90.74'90.76'95.09'95.07' 99.38'99.64'101.75' 99.82' 99.76' 95.66' 98.52' 88.07' 89.89'90.49'97.14'97.15'95.01' 102.40 TW'16'-0" SYSB16'-0" SYSB12'-0 1/2" RYSB 11'-11 1/2" RYSB 16'-0" SYSB16'-0" SYSB20'-0 1/2" FYSB 19'-11 1/2" FYSB 3'-11 1/2" RYSB AT SECOND 3'-11 1/2" RYSB AT SECOND PERMEABLE 4.37 SF 80'-0 1 2" 89.09' ENCROACHMENT UNDER SEPERATE PERMIT 36'-9 12"17'-6" GARAGE DOOR OPENING 16'-0" CLR21'-2"21'-0"CLR2.67% SLOPE MAX 12.5% SLOPE PERMEABLE 2.17 SF PERMEABLE AREA IN ENCROACHMENT AREA 19.84 SF CONCRETE/ NOT PERMEABLE PERMEABLE PAVEMENT NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND PROOF OF RECORDATION OF APPROVED CC&RS SHALL BE SUBMITTED TO THE COMMUNITY DEVELOPMENT DIRECTOR WITHIN THREE (3) MONTHS AFTER RECORDATION OF THE FINAL MAP COMMUNITY DEVELOPMENT PEDESTRIAN PROTECTION SHALL BE PROVIDED PER CRC SECTION R318.3 DURING CONSTRUCTION. BUILDING ADDRESS SHALL BE PROVIDED IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 ALL SITE DRAINAGE SHALL TERMINATE AT PUBLIC RIGHT OF WAY VIA NON-CORROSIVEDEVICE PER HBMC PEDESTRIAN PROTECTION HOUSE ADDRESS PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). ALL LANDSCAPING AREAS ARE TO BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. PLANS MUST BE CONSISTENT WITH MUNICIPAL CODE CHAPTERS 8.56 AND 8.60 SITE DRAINAGE SITE IRRIGATION THE PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE BUILDING DIVISION, PUBLIC WORKS DEPARTMENT, AND FIRE DEPARTMENT, AND THE CITY OF HERMOSA BEACH MUNICIPAL CODE. 15.04.070 PROTECTION OF PRIVATE PROPERTY DURING CONSTRUCTION. CITY MAY REQUIRE POSTING OF A BOND FOR PROPERTY DAMAGE ADJACENT TO CONSTRUCITON SITE. STORM WATER NOTE: SITE PLAN SCALE 1/4"= 1'-0"PLANTERF.A.U. W.H. 24' M I N PLANTER PLANTER PLANTER GUEST PARKING GUEST PARKING UP UP UP BATH 1 CLOSET WINE CELLAROFFICE 2-CAR GARAGE BEDROOM 1 ELEVATOR ELEVATOR 2-CAR GARAGE BEDROOM 1 HALLBATH 1 CLOSET FOYER STORAGE HALL 1 PERIMETER BASEMENT CALCS: UNIT 1: BUILDING PERIMETER = 124.96' PERMITER BELOW GRADE (<6' BELOW FLOOR ABOVE) = 62.86' 62.86'/124.96'= 50.30% UNIT 2: BUILDING PERIMETER = 149.62' PERMITER BELOW GRADE (<6' BELOW FLOOR ABOVE) = 102.10' 102.10'/149.62'= 68.24% SITE PLAN A-0.5 1. FLOOR OVERHANG AT DRIVEWAY:1/4 = 1'-0" 88.10' FACE OF GARAGE 87.86' ASSUMED 9'-0" 2.67% SLOPE 89.09' 89.15' 7.56% SLOPE 17'-6"16'-10"7'-2" ACTUAL 7'-0" MIN5.66% SLOPE 0.36% SLOPE 7'-2" ACTUAL 7'-0" MIN8'-3" ACTUAL 7'-0" MINDRIVEWAY DIAGRAM 24 ' M I N 24 ' M I N 24 ' M I N GUEST PARKING PARKING SPACE 1 PARKING SPACE 2 GUEST PARKINGPLANTERF.A.U. W.H. 24 ' M I N PLANTER PLANTER PLANTER GUEST PARKING UP UP UP BATH 1 CLOSET WINE CELLAROFFICE 2-CAR GARAGE BEDROOM 1 ELEVATOR ELEVATOR 2-CAR GARAGE BEDROOM 1 HALLBATH 1 CLOSET FOYER STORAGE HALL 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED)PLANTERF.A.U. W.H. 24 ' M I N PLANTER PLANTER PLANTER GUEST PARKING UP UP UP BATH 1 CLOSET WINE CELLAROFFICE 2-CAR GARAGE BEDROOM 1 ELEVATOR ELEVATOR 2-CAR GARAGE BEDROOM 1 HALLBATH 1 CLOSET FOYER STORAGE HALL 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED)PLANTERF.A.U. W.H. 24 ' M I N PLANTER PLANTER PLANTER GUEST PARKING UP UP UP BATH 1 CLOSET WINE CELLAROFFICE 2-CAR GARAGE BEDROOM 1 ELEVATOR ELEVATOR 2-CAR GARAGE BEDROOM 1 HALLBATH 1 CLOSET FOYER STORAGE HALL 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) AS NOTED PERMEABLE SURFACE AREA: 50 PERCENT OF EXTERIOR SURFACE AREAS EXCLUDING BUILDING FOOTPRINTS, PER HBMC SECTION 8.44.095 HARDSCAPE = 961.58 SF LANDSCAPE/PERMEABLE = 986.05 SF BUILDING FOOT PRINT = 2047.37 SF TOTAL LOT AREA = 3995.00 SF 986.05 SF / (961.58 SF + 986.05 SF) = 50.63% PERMEABLE AREA > 50 % = OK ADDITIONAL: LANDSCAPE/PERMEABLE 19.84 SF IN ENCROACHMENT AREA LANDSCAPE PLAN A-0.6 NOTES: • PLANTING HEIGHT NOT TO EXCEED 42" ABOVE ADJACENT SIDEWALK. ALL PLANTING TO BE IRRIGATED • SOIL TO BE SAMPLED AND SENT TO GRO-POWER 909.393.3744 • CONTRACTOR TO AMEND PER GRO-POWER RECOMMENDATION • 2" MIN CAL BLEND - LEAFPOST MULCH ON SURFACE OF ALL P.A. NOTE: ALL PLANTS EMPLOYED ON THE SITE SHALL BE DROUGHT TOLERANT, (LOW WATER USE) PLANTS IDENTIFIED BY U.C. DAVIS AND/OR THE WATER RESOURCES BOARD. REFERENCE www.water.ca.gov/wateruseefficiency/docs/wucols00.pdf PLANTING LIST ALL PLANTS FOR WUCOLS REGION III A B C Acacia Boormanii Snowy River Wattle L Small 12"/20" 12"/36" 14 Anigozanthos Viridis Green Kangaroo Paw L Small 10"/18" 10"/30" 15 Heuchera Sanguinea Coralbells VL Small 8"/16" 8"/18" 13 D Rhaphiolepis Indica Indian Hawthrone VL Small 8"/16" 8"/18" 12 1121 MANHATTAN AVENUE AND 1120 PLAM DRIVE, HERMOSA BEACH CA 90254 8.60. 060 Standards for New Landscape. “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. LANDSCAPE NOTES: 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. WATER CONSERVATION AND DROUGHT MANAGEMENT PLAN TO COMPLY WITH SECTION 8.56 8.56. 050 Applicability. This Chapter is applicable to every person, commercial business, or other water user in the use of any water within the City. The City Council may by Resolution exempt pilot programs or special programs of limited scope undertaken by the City or undertaken in conjunction with the City's water providers. 8.56. 060 Water Conservation and Drought Management Plan. This Chapter establishes a water conservation and drought management plan consisting of both permanent regulations designed to reduce water usage and increase the efficiency of water use on an ongoing basis, and three increasingly restrictive levels of drought response actions to be implemented in times of drought conditions. 8.56. 070 Water Conservation Requirements. The following water conservation requirements shall apply to all persons: A. Landscaping. 1. Watering hours and duration. No lawn or landscaped area shall be irrigated or watered by any means between the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceed fifteen (15) minutes per irrigation station or area. This provision shall not apply to drip irrigation systems, use of a hand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water expended for limited periods of time necessary for irrigation system maintenance or leak repair. 2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the point where excess water ponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or storm drains. 3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24 hours after measurable rainfall. 4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use by such methods as aerating, thatching and mulching. 5. Landscape irrigation system maintenance: Landscape irrigation systems shall be regularly inspected, maintained and repaired to eliminate leaks, remove obstructions to water emission devices and eliminate over spraying. B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing pools and spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and daily when use is concluded. C. Water fountains and decorative water features. No person shall operate a fountain or other decorative water feature that does not recycle or re-circulate the water utilized by the device. D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios, driveways, alleys, parking or similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flow technology, or water recycling systems to clean these surfaces, is permitted. In no case shall such water run off the property or drain onto any walkways, sidewalks, streets, alleys or storm drains. E. Car washing. No person shall use water to wash or clean any motorized or un-motorized vehicle, including, but not limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket or similar container or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle. This subsection shall not apply to any commercial car washing facility that uses a water recycling system to capture or reuse water. F. Waste and leaks. No person shall: 1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or plumbing fixture. 2. Cause, permit or allow water to flow from any source on private or public property onto walkways, sidewalks, streets, alleys or storm drains, except as a result of rainfall or pumping excessive groundwater infiltration, such as by means of a sump pump. 3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reduce waste and total water use. AS NOTED G. All commercial establishments 1. Single pass cooling systems. Single-pass cooling systems shall not be installed in new commercial buildings. When single pass cooling systems in existing businesses are replaced, single pass cooling system shall not be installed as a replacement. 2. Toilets. New commercial establishments shall install and use only water-efficient toilets. All existing commercial establishments shall install and use only water-efficient toilets by January 1, 2014. H. Eating and drinking establishments. The following provisions shall also apply to all restaurants, cafes, snack shops, bars, other eating and drinking establishments, and food catering businesses: 1. All establishments shall only provide drinking water to customers upon request. 2. All establishments shall install and use low-flow pre-rinse dishwashing spray nozzles by July 1, 2011. 3. All establishments shall use low-flow technologies for washing and cleaning floors and surfaces, such as using a hand-held bucket or similar container and mop, water brooms or pressure washers. 4. New establishments shall install and use water-efficient dishwashing machines or systems. When dishwashing machines in existing businesses are replaced, water-efficient dishwashing machines or systems shall be installed. All existing establishments shall install and use only water-efficient dishwashing machines or systems by January 1, 2014. I. Hotels and motels. The following provisions shall apply to all hotels, motels, hostels, bed and breakfast and similar temporary accommodation establishments: 1. All establishments shall provide customers the option of choosing not to have towels and linens laundered daily and shall prominently display notice of this option in each bathroom and sleeping room using clear and easily understood language. 2. All establishments that provide on-premises facilities for laundering towels or linens shall comply with Subsection J of this Section. 3. All establishments that provide food services shall comply with Subsection H of this Section. J. Laundry businesses. New commercial laundry businesses shall install and use water recycling systems. When washing machines in existing businesses are replaced, water-efficient laundry washing or water recycling systems shall be installed. All existing laundry businesses shall install and use only water-efficient laundry washing machines or water recycling systems by January 1, 2014. K. Commercial car wash facilities. New commercial conveyor-type car wash facilities shall install water recycling systems. All existing conveyor car wash systems shall install and operate only water recycling systems by January 1, 2012. All existing commercial car wash operations, including those accessory to another use, shall use high pressure, low volume wash systems, bucket or similar container, and/or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, or similar low-flow device by January 1, 2012. L. Exceptions. The provisions of this Section are not applicable to uses of water that are necessary to protect public health and safety or for essential governmental services when such uses of water cannot be reduced, such as for fire-fighting and other similar emergency services. LANDSCAPE PLAN 1/4 = 1'-0" 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.MANHATTAN AVENUELINE OF TRELLIS ABOVE LIGHTWELL PLANTER PLANTER PATIO PLANTER PLANTER UP DN.DN.DN. GATE PLANTERCENTERLINE OF ALLEYTRASH ENCROACHMENT UNDER SEPERATE PERMIT 9'-2 12"2 4 ' M IN UP PLANTER PLANTER PLANTER GUEST PARKING GUEST PARKING EGRESS LADDER 42" GUARDRAIL3'-0 " M IN 88.10' 88.10' 90.33'TRASH PALM DRIVEP.C. = 87.90' P.C. = 87.85'P.C. = 99.89' P.C. = 100.08' PERMEABLE 167.37 SF PERMEABLE 92.79 SF PERMEABLE 193.61 SF PERMEABLE 22.50 SF PERMEABLE 198.87 SF PERMEABLE 5.75 SF PERMEABLE 28.89 SF PERMEABLE 67.22 SF PERMEABLE 48.18 SF PERMEABLE 4.37 SF 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED)4'-0" SYSB4'-0" SYSB3'-0" RYSB 3'-0" RYSB 4'-0" SYSB4'-0" SYSB5'-0" FYSB 5'-0" FYSB 1'-0" RYSB AT SECOND 1'-0" RYSBAT SECOND PERMEABLE 81.59 SF PERMEABLE 61.75 SF PERMEABLE AREA IN ENCROACHMENT AREA 19.84 SF PERMEABLE 2.17 SF PERMEABLE 10.99 SF 90.33' A B C D A B A B A B A B A C C D C D C D C D DCDCDC DC C B A B A B A B A B A B A B A BBAAB CONCRETE/ NOT PERMEABLE PERMEABLE PAVEMENT NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND D C D C D C N PERMEABLE SURFACE AREA: 50 PERCENT OF EXTERIOR SURFACE AREAS EXCLUDING BUILDING FOOTPRINTS, PER HBMC Section 8.44.095 HARDSCAPE = 961.58 SF LANDSCAPE/PERMEABLE = 986.05 SF BUILDING FOOT PRINT = 2047.37 SF TOTAL LOT AREA = 3995.00 SF 986.05 SF / (961.58 SF + 986.05 SF) = 50.63% PERMEABLE AREA > 50 % = OK ADDITIONAL: LANDSCAPE/PERMEABLE 19.84 SF IN ENCROACHMENT AREA PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). STORM WATER NOTE: DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTED DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTEDPALM DRIVEP.C.C = 87.90' P.C.A = 87.85'P.C.B = 99.89' P.C.D = 100.08'MANHATTAN AVENUE SPA JACUZZI ROOF DECK UPPER ROOF LOWER ROOF DN AC UPPER ROOF ROOF DECK LOWER ROOF LOWER ROOF FABRIC SHADING DN. UNIT 1 UNIT 2 35.86' CP11.46' CP1 & CP2 1.39' CP1 & CP2 19.03' CP236.03' CP58.3' CP3 & CP4 8.24' CP3 & CP4 3.03' CP330.28' CP5 & CP6 30.22' CP5 & CP6 37.53' CP4 & CP920.61' CP635.53' CP752.28' CP7 & CP8 52.22' CP7 & CP8 20.70' CP859.21' CP9 & CP10 59.27' CP9 & CP102.53' CP1035.7' CP117.88' CP1280.1' CP11 & CP12 80.04' CP11 & CP12 N 1/4" = 1'-0"4'-0" SYSB4'-0" SYSB3'-0" RYSB 3'-0" RYSB 4'-0" SYSB4'-0" SYSB5'-0" FYSB 5'-0" FYSB 1'-0" RYSB AT SECOND 1'-0" RYSBAT SECOND CP-PLAN A-0.7 CP2 MAX 118.05' ACT 116.00' CP1 MAX 118.07' ACT 116.00' CP3 MAX 118.86' ACT 116.92' CP6 MAX 121.55' ACT 119.17' CP5 MAX 121.58' ACT 119.17' CP8 MAX 124.22' ACT 123.49' CP7 MAX 124.26' ACT 123.49' CP10 MAX 125.01' ACT 124.74' CP4 MAX 118.90' ACT 116.92' CP9 MAX 125.12' ACT 124.74' CP12 MAX 127.54' ACT 127.33' CP11 MAX 127.65' ACT 127.33' AS NOTED CP-1 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'1.46 Elev. AB':88.0261362725451 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'1.39 Elev.CD':88.07 Length AB'-CD'40.03 Length AB'-CP1 35.86 Elev. CP1:88.0651092842693 Height Limit 30.00 Max. Ht. @ CP1:118.07 Prop. Ht. @ CP1:116.00 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-11 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'80.10 Elev. AB':97.5133667334669 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'80.04 Elev.CD':97.67 Length AB'-CD'40.03 Length AB'-CP11 35.70 Elev. CP11:97.6516380900697 Height Limit 30.00 Max. Ht. @ CP11:127.65 Prop. Ht. @ CP11:127.33 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-10 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'59.27 Elev. AB':95.0004088176353 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'59.21 Elev.CD':95.13 Length AB'-CD'40.03 Length AB'-CP10 2.53 Elev. CP10:95.01 Height Limit 30.00 Max. Ht. @ CP10:125.01 Prop. Ht. @ CP10:124.74 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-9 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'59.27 Elev. AB':95.0004088176353 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'59.21 Elev.CD':95.13 Length AB'-CD'40.03 Length AB'-CP9 37.53 Elev. CP9:95.12 Height Limit 30.00 Max. Ht. @ CP9:125.12 Prop. Ht. @ CP9:124.74 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-8 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'52.28 Elev. AB':94.157126252505 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'52.22 Elev.CD':94.27 Length AB'-CD'40.03 Length AB'-CP8 20.70 Elev. CP8:94.217119554122 Height Limit 30.00 Max. Ht. @ CP8:124.22 Prop. Ht. @ CP8:123.49 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-7 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'52.28 Elev. AB':94.157126252505 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'52.22 Elev.CD':94.27 Length AB'-CD'40.03 Length AB'-CP7 35.53 Elev. CP7:94.2601002624785 Height Limit 30.00 Max. Ht. @ CP7:124.26 Prop. Ht. @ CP7:123.49 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-2 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'1.46 Elev. AB':88.0261362725451 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'1.39 Elev.CD':88.07 Length AB'-CD'40.03 Length AB'-CP2 19.03 Elev. CP2:88.0468182695644 Height Limit 30.00 Max. Ht. @ CP2:118.05 Prop. Ht. @ CP2:116.00 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-3 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'8.30 Elev. AB':88.8513226452906 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'8.24 Elev.CD':88.91 Length AB'-CD'40.03 Length AB'-CP3 3.03 Elev. CP3:88.8554343500891 Height Limit 30.00 Max. Ht. @ CP3:118.86 Prop. Ht. @ CP3:116.92 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-4 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'8.30 Elev. AB':88.8513226452906 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'8.24 Elev.CD':88.91 Length AB'-CD'40.03 Length AB'-CP4 37.53 Elev. CP4:88.9022507908648 Height Limit 30.00 Max. Ht. @ CP4:118.90 Prop. Ht. @ CP4:116.92 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP- CALCS. A-0.8 CP-6 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'30.28 Elev. AB':91.5030180360721 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'30.22 Elev.CD':91.59 Length AB'-CD'40.03 Length AB'-CP6 20.61 Elev. CP6:91.5468609114307 Height Limit 30.00 Max. Ht. @ CP6:121.55 Prop. Ht. @ CP6:119.17 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-5 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'30.28 Elev. AB':91.5030180360721 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'30.22 Elev.CD':91.59 Length AB'-CD'40.03 Length AB'-CP5 36.03 Elev. CP5:91.5796632956145 Height Limit 30.00 Max. Ht. @ CP5:121.58 Prop. Ht. @ CP5:119.17 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) CP-12 P.C.A. Elevation 87.85’P.C.C. Elevation 87.90’ (Point A)(Point C) Lot Length = 99.80’Lot Length = 99.80’ P.C.B. Elevation 99.89’Lot Width = 40.03’P.C.D. Elevation 100.08’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: Manhattan Avenue Condo Address: Vacant Lot 17, Block 35 Manhattan Ave. Hermosa Beach, CA 90254 Elev. Pt. A 87.85 Elev. Pt. B 99.89 Length A-B 99.80 Length A-AB'80.10 Elev. AB':97.5133667334669 Elev. Pt. C 87.90 Elev. Pt. D 100.08 Length C-D 99.80 Length C-CD'80.04 Elev.CD':97.67 Length AB'-CD'40.03 Length AB'-CP12 7.88 Elev. CP12:97.5438871337479 Height Limit 30.00 Max. Ht. @ CP12:127.54 Prop. Ht. @ CP12:127.33 Lowest property corner (PC) elevation, this elevation will be reference as A from hereon PC elevation of corner at end of length, this elevation point will be reference as B Distance from A to B (lot length) Distance from A to Critical Point along Line AB PC elevation of corner across width of A, this elevation point will be reference as C from hereon PC elevation of corner at end of length of C, this elevation point will be reference as D Distance from C to D (lot length) Distance from C to Critical Point along Line CD Lot width at Critical Point Distance from Line AB to Critical Point (width) 1 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 643 Cypress Avenue / Hermosa Beach, CA / 310-376-6997This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.06 12/23/15 1121 MANHATTAN AVE & 1120 PALM DRIVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 12/24/15 - PLANNING RESUBMITTED QUEEN BEDPLANTER LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE LINE OF 1. FLOOR ABOVE F.A.U. W.H. 2 4 ' M I N UP PLANTER PLANTER PLANTER GUEST PARKING GUEST PARKING EGRESS LADDER 42" GUARDRAIL3'-0" M IN 89.15' 88.10' 88.10' 90.33' 90.33' 89.15' 89.15' TRASH 89.09' UP UP UP W.H. BATH 1 CLOSET WINE CELLAROFFICE 2-CAR GARAGE BEDROOM 1 ELEVATORELEVATOR 2-CAR GARAGE BEDROOM 1 HALLBATH 1 CLOSET FOYER HALL 1 STORAGE STORAGE ABOVESTORAGE ABOVEUNIT 2 UNIT 1 BASEMENT FLOOR PLAN A1.0BUILT-IN DESKSHOWER LIGHTWELL BOOKSHELVES 12'-2" X 11'-4" 10'-10" X 10'-2" 13'-6" X 10'-9" SHOWER SLAB @ DOOR = 90.33' SLAB @ DOOR = 88.10' SLAB = 88.25' SLAB = 90.58' SLAB = 92.50' LINE OF STORAGE, MIN 200 CU FT (17' X 3' X 4' = 204 CU FT) MAX 36" OVERHANG AND 48" CLR ABOVE FINSHED FLOOR, PER HBMC SECTION 17.22.060 E LINE OF STORAGE, MIN 200 CU FT (17' X 3' X 4' = 204 CU FT) MAX 36" OVERHANG AND 48" CLR ABOVE FINSHED FLOOR, PER HBMC SECTION 17.22.060 E LINE OF FAU AT CEILING 7'-0" CLR ABOVE FINISHED FLOOR TANKLESS WATER HEATER AT CEILING 7'-0" CLR ABOVE FINISHED FLOOR DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 08/04/15 - SCHEMATIC FLOOR PLANS 2015.06 1/4" = 1'-0"643 Cypress Avenue / Hermosa Beach, CA / 310-376-699712/23/15 This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 12/24/15MANHATTAN AVENUE10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 1121 MANHATTAN AVE & 1120 PALM DIRVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 N 12/24/15 - PLANNING RESUBMITTED GENERAL NOTES 15 16 17 18 12 13 14 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SUMP PUMP ZOELLER #M49 PER CIVIL DWG., OR APPROVED EQUAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. VENT FREE INDOOR FIREPLACE / SPARK 58 E/ ANSI Z1.11.2-2012 CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 1205.3 ARTIFICIAL LIGHT. ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOTCANDLES (107 LUX) OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH 100 GALLON GAS-FIRED WATER HEATER BY RHEEM, MODEL RHG PRO 100-73N WITH RECIRC PUMP AS PER ENERGY REQ. PROVIDE 18" HIGH PLATFORM FOR MECH. EQUIP. TWO STRAPS REQUIRED FOR LATERAL SUPPORT. AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THE CONTROLS. (CPC 508.2) INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION WITH 130 CFM CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. PROVID MECHANICAL VENTILATION IN ADDITION TO NATURAL VENTILATION PER CBC SECT. R303 AND CMC 402.3 FAU PER CRC 303.8 TOTAL 60000 BTU BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 39 40 41 42 43 44 45 46 47 48 49 50 51 P.C. = 87.90' P.C. = 87.85'P.C. = 99.89' P.C. = 100.08' 100.21 98.25' 94.99' 95.19' 95.14'92.35' 88.23'88.81'90.74'90.76'95.09'95.07' 99.38' 99.64' 101.75' 99.82' 99.76' 95.66'98.52' 88.07' 89.89'90.49'97.14'97.15'95.01' 102.40 TW'PALM DRIVEB A4.0 A A4.0 B A4.0 A A4.0 C A4.0 C A4.0 3 3 AA 2 2 1 1 4 4 5 5 6 6 7 7 8 8 9 9 10 10 GG CC HH II DD BB FF EE 21'-2"21'-0" CLR17'-6"16'-0" CLR16'-10"4'-0"4'-2"6'-8" 2'-1"6'-8" 40'-5" 31'-8" 3'-0 1/2" 3'-0" RYSB 21'-7"3'-6"2'-4 1/2" 5'-11" 3'-1 1/2" 3'-0" RYSB 21'-7"5'-10 1/2" 4" 7'-0 1/2" 18'-6" 40'-5"8'-5"42'-10" 7'-2"21'-4"14'-4" 8'-5"42'-10"5'-1" 5'-0" FYSB 8'-10"20'-0"10'-6"3'-6" 3'-6"10'-10" 16'-6"4"6'-8"3'-10" 4'-2"4"7'-10"2"16'-2"10"10"9'-10 1/2"9'-10 1/2"4'-0" SYSB17'-10"8'-4"4'-0" SYSB4'-0" SYSB26'-2"2'-3"12'-2"3'-3"3'-6"2"5'-0"11'-6"20'-4"4'-0 1/2"R 1 1 ' -9 " 6'-0"11'-8"4"5'-4"3'-3"R 1 7 ' - 1 0 "3'-4"10"3'-7"3'-5"11'-7"4"16'-6"14'-10"32'-0"4'-0 1/2"4'-0" SYSB5'-0" 5'-0" FYSB TANKLESS WATER HEATER 20'-5"17'-2"20'-4" UNIT 2: 59.62 SF OPENSPACE SEE A0.5 FOR DIAGRAMS AND CALCS. UNIT 1: 98.44 SF OPENSPACE SEE A0.5 FOR DIAGRAMS AND CALCS. LINE OF TRELLIS ABOVE LINE OF 2. FLOOR ABOVE LINE OF 2. FLOOR ABOVE LIGHTWELL PLANTER PLANTER PATIO PLANTER PLANTER UP DN.DN.DN. FIRE SUPRESSION VALVE GAS METERFIRE SUPRESSION VALVE ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION GAS METER GATE GATE 3'-0" MIN3'-0" MIN DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 08/04/15 - SCHEMATIC FLOOR PLANS 2015.06 1/4" = 1'-0"643 Cypress Avenue / Hermosa Beach, CA / 310-376-699712/23/15 This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 12/24/15MANHATTAN AVENUE10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 1121 MANHATTAN AVE & 1120 PALM DIRVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 N 12/24/15 - PLANNING RESUBMITTED KING BED KING BED QUEEN BED QUEEN BED QUEEN BED QUEEN BED DN.UP DN.UP UP FREESTANDING TUBFREESTANDING TUB42" FIREPLACESTAIR ELEVATOR HER CLOSET HIS CLOSET LAUNDRY TOILET MASTER BATH MASTER BEDROOM FOYER HALL 2 BEDROOM 3 J+J BATH CLOSET BEDROOM 2 HALL 2 BEDROOM 2 BEDROOM 3 ELEVATOR LAUNDRY BATH 2 BATH 3 MASTER CLOSET TOILET MASTER BEDROOM MASTER BATH CL. CLOSET F.A.U. WALKIN CLOSET UNIT 2 UNIT 1 OPEN TO BELOW WASHER WASHER STORAGE TUB DRYER DRYER17'-2" X 14'-0"12'-2" X 11'-0" 12'-6" X 11'-6" 12'-6" X 11'-6" 6'-8" X 8'-2" SHOWER 11'-2" X 12'-0" BARN DOOR SHOWER A-1.1 FIRST FLOOR PLAN PLYWD = 97.42' PLYWD = 103.16' GENERAL NOTES 15 16 17 18 12 13 14 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SUMP PUMP ZOELLER #M49 PER CIVIL DWG., OR APPROVED EQUAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. VENT FREE INDOOR FIREPLACE / SPARK 58 E/ ANSI Z1.11.2-2012 CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 1205.3 ARTIFICIAL LIGHT. ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOTCANDLES (107 LUX) OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH 100 GALLON GAS-FIRED WATER HEATER BY RHEEM, MODEL RHG PRO 100-73N WITH RECIRC PUMP AS PER ENERGY REQ. PROVIDE 18" HIGH PLATFORM FOR MECH. EQUIP. TWO STRAPS REQUIRED FOR LATERAL SUPPORT. AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THE CONTROLS. (CPC 508.2) INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION WITH 130 CFM CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. PROVID MECHANICAL VENTILATION IN ADDITION TO NATURAL VENTILATION PER CBC SECT. R303 AND CMC 402.3 FAU PER CRC 303.8 TOTAL 60000 BTU BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 39 40 41 42 43 44 45 46 47 48 49 50 51 P.C. = 87.90' P.C. = 87.85'P.C. = 99.89' P.C. = 100.08' 100.21 98.25' 94.99' 95.19' 95.14'92.35' 88.23'88.81'90.74'90.76'95.09'95.07' 99.38' 99.64' 101.75' 99.82' 99.76' 95.66'98.52' 88.07' 89.89'90.49'97.14'97.15'95.01' 102.40 TW'PALM DRIVEB A4.0 A A4.0 B A4.0 A A4.0 C A4.0 C A4.0 3 3 AA 2 2 1 1 4 4 5 5 6 6 7 7 8 8 9 9 10 10 GG CC HH II DD BB FF EE 20'-6"4'-0"4'-0" SYSB2"4'-6"2"5'-7"5'-8"5'-7"4'-3"5'-6"4'-7"4'-6 1/2"4'-0" SYSB16'-10"14'-4"4'-0"SYSB31'-6"6'-8"4'-2"3'-4"5'-10"7'-6"3'-4"6"2'-10"2'-11"2'-7" 8'-4" 1'-5 1/2" 1'-0" RYSB 1'-4 1/2" 1'-0" RYSB 2'-2" 42'-2" 42'-2"8'-4"42'-10" 5'-5"3'-5"3'-2"3'-6"5'-10"7'-2"3'-2"8"6'-8" 8'-10"20'-0" 4" 10'-6"3'-6" 5'-1" 5'-0" FYSB 4'-2" 5'-0"2'-10"12'-0"4'-2"2'-8"3'-2"3'-3"5'-7"4"11'-6"10"2'-8"5'-0"8'-8"3'-2"4'-0 1/2"4'-6 1/2"1'-8" 3'-9"2'-11"3'-4"7'-2"9'-10"2"1'-10" 6'-8" 6" 21'-0"12'-10" 11'-0" 8'-6" 11'-10"1'-2"2'-4"5'-10"3'-6"3'-8"3'-2"10'-10" 28'-8" 4" 14'-0" 42'-8"5'-0" 5'-0" FYSB 32'-0"4'-0 1/2"4'-0" SYSB4"16'-6"14'-10"4"5'-4"4'-2"2'-8"4'-4"8"3'-4 1/2"2'-2"8'-8"11'-2" 4" 3'-3 1/2" 3'-0" CLR PALM DRIVEUNIT 2: 141.53 SF OPEN SPACE SEE A0.5 FOR DIAGRAMS AND CALCS. UNIT 1: 108.75 SF OPEN SPACE SEE A0.5 FOR DIAGRAMS AND CALCS. GENERAL NOTES 15 16 17 18 12 13 14 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD SUMP PUMP ZOELLER #M49 PER CIVIL DWG., OR APPROVED EQUAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. VENT FREE INDOOR FIREPLACE / SPARK 58 E/ ANSI Z1.11.2-2012 CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSTALLED BEFORE THE CAPS CAN BE REMOVED. PER C.P.C. 710.0 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 1205.3 ARTIFICIAL LIGHT. ARTIFICIAL LIGHT SHALL BE PROVIDED THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 10 FOOTCANDLES (107 LUX) OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH 100 GALLON GAS-FIRED WATER HEATER BY RHEEM, MODEL RHG PRO 100-73N WITH RECIRC PUMP AS PER ENERGY REQ. PROVIDE 18" HIGH PLATFORM FOR MECH. EQUIP. TWO STRAPS REQUIRED FOR LATERAL SUPPORT. AT POINTS WITHIN THE UPPER 1/3 AND LOWER 1/3 OF ITS VERTICAL DIMENSIONS WITH THE LOWER A MIN. 4" ABOVE THE CONTROLS. (CPC 508.2) INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION WITH 130 CFM CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. PROVID MECHANICAL VENTILATION IN ADDITION TO NATURAL VENTILATION PER CBC SECT. R303 AND CMC 402.3 FAU PER CRC 303.8 TOTAL 60000 BTU BACKFLOW PROTECTION. FIXTURES INSTALLED ON A FLOOR LEVEL THAT IS LOWER THAN THE NEXT UPSTREAM MANHOLE COVER OF THE PUBLIC OR PRIVATE SEWER SHALL BE PROTECTED FROM BACKFLOW OF SEWAGE BY INSTALLING AN APPROVED TYPE OF BACKWATER VALVE. FIXTURES ON SUCH FLOOR LEVEL THAT ARE NOT BELOW THE NEXT UPSTREAM MANHOLE COVER SHALL NOT BE REQUIRED TO BE PROTECTED BY A BACKWATER VALVE. FIXTURES ON FLOOR LEVELS ABOVE SUCH ELEVATION SHALL NOT DISCHARGE THROUGH THE BACKWATER VALVE. CLEANOUTS FOR DRAINS THAT PASS THROUGH A BACKWATER VALVE SHALL BE CLEARLY IDENTIFIED WITH A PERMANENT LABEL STATING “BACKWATER VALVE DOWNSTREAM”. PER C.P.C. SEC. 710.0 39 40 41 42 43 44 45 46 47 48 49 50 51 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 08/04/15 - SCHEMATIC FLOOR PLANS 2015.06 1/4" = 1'-0"643 Cypress Avenue / Hermosa Beach, CA / 310-376-699712/23/15 This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 12/24/15MANHATTAN AVENUE10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 1121 MANHATTAN AVE & 1120 PALM DIRVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 N 12/24/15 - PLANNING RESUBMITTED DN. UP ARCHITECTURAL PROJECTION 48" RANGE AC ABOVE AC ABOVE AC GREAT ROOM DINING KITCHEN STAIR TO ROOF DECK STAIR DECK POWDER ELEVATOR DINING GREAT ROOM STAIR KITCHEN DECK PANTRY POWDER ELEVATOR UNIT 2UNIT 1 DN. OPEN TO BELOW UP. SECOND FLOOR PLAN A-1.2 OPEN TO BELOW 48" REFRIG. FULL HT. CABINET D/W TRASH 48" RANGE CABINET48" FIREPLACE D/W TRASH FULL HT. PANTRYMICRO 48" REFRIG. 48" FIREPLACE CABINET PLYWD = 106.59' PLYWD = 113.91' B A4.0 A A4.0 B A4.0 A A4.0 C A4.0 C A4.0 3 3 AA 2 2 1 1 4 4 5 5 6 6 7 7 8 8 9 9 10 10 GG CC HH II DD BB FF EE 4'-8"42'-2" 42'-2"31'-6"2"5'-7"5'-8"5'-7"14'-6"16'-10"8'-4"20'-6"11'-2"2'-2" 4"4'-2"6'-8"2'-4"16'-5"2'-3"5'-6"4"21'-0"7'-6"10"12'-10" 5'-6"3'-10"14'-1"6'-9"3'-6"2" 8'-8"39'-0" 4"8'-6"20'-0"10'-6"4'-11" 4"3'-10" 4'-2"1'-3"43'-0"15'-5"14'-10"6"20'-0"14'-0"9'-0" 8'-6"6"5'-7"6'-0"8'-5"2'-8"7'-8"2"3'-6"32'-0"2'-6"1'-6"16'-10"14'-10"4"3'-6"11'-4"7'-0"4'-2"5'-4"4"4'-0"4'-0" SYSB4'-6 1/2"4'-0" SYSB4'-0"SYSB1'-5 1/2" 1'-0" RYSB 1'-4 1/2" 1'-0" RYSB 8'-7" 5'-0" FYSB 5'-0" 5'-0" FYSB 4'-0 1/2"4'-0" SYSB4'-6 1/2"3'-0" CLR4'-0 1/2"3'-0" CLR3'-7 1/2" 2'-6" CLR2'-6" CLR PALM DRIVEDATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 08/04/15 - SCHEMATIC FLOOR PLANS 2015.06 1/4" = 1'-0"643 Cypress Avenue / Hermosa Beach, CA / 310-376-699712/23/15 This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 12/24/15MANHATTAN AVENUE10/20/15 - COASTAL SET NOT FOR CONSTRUCTION 1121 MANHATTAN AVE & 1120 PALM DIRVE 1121 MANHATTAN AVE. & 1120 PALM DRIVE, HERMOSA BEACH, CA 90254 N 12/24/15 - PLANNING RESUBMITTED BBQ BBQ SPA JACUZZI STANDING SEAM METAL ROOF ROOF DECK UPPER ROOF LOWER ROOF DN AC UPPER ROOF ROOF DECK LOWER ROOF LOWER ROOF A-1.3 ROOF PLAN CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (C36 MODEL SERIES DESA FMI PRE-FAB FIREPLACE ICC ERS-2599). CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". TEMPERED SKYLIGHT BY ACRALIGHT INTERNATIONAL ESR-2415, SUBMIT SHOP DRAWINGS FOR CUSTOM SKYLITE , OR APPROVED EQUAL. BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. SOLAR CONDUIT LEADING TO ROOF FOR FUTURE SOLAR PANELS ALL ROOF DRAINS TO TIE INTO SITE DRAINAGE SYSTEM ROOF TO BE CLASS "A" ROOF OR APPROVED EQUAL OVER WATERPROOF MODIFIED BITUMEN MEMBRANE OR APPROVED EQUAL. PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL (SECTION 15.32.140) THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FOR NEW RESIDENTIAL CONSTRUCTION OR ADDITIONS OR REMODELS WHERE: (1) THE EXPANSION EXCEEDS 50 PERCENT OF THE EXISTING GROSS FLOOR AREA; OR (2) THE COST OF REMODELING, EXPANSION OR IMPROVEMENT EXCEEDS 50 PERCENT OF THE VALUE OF THE EXISTING STRUCTURE AS DETERMINED BY THE BUILDING OFFICIAL. SAID ELECTRIC SERVICE PANEL SHALL BE OF ADEQUATE SIZE TO PROVIDE CAPACITY FOR THE FUTURE ADDITION OF PHOTOVOLTAIC AND SOLAR THERMAL, OR OTHER EQUIVALENT ALTERNATIVE ENERGY PRODUCING DEVICE(S). SOLAR PANEL INSTALLATIONS AND OTHER ROOF ATTACHMENTS SHALL CONFORM TO THE PROVISIONS OF SECTION 15.04.084. GENERAL NOTES 1 2 3 4 5 6 7 8 9 PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL (SECTION 15.32.140) THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FOR NEW RESIDENTIAL CONSTRUCTION OR ADDITIONS OR REMODELS WHERE: (1) THE EXPANSION EXCEEDS 50 PERCENT OF THE EXISTING GROSS FLOOR AREA; OR (2) THE COST OF REMODELING, EXPANSION OR IMPROVEMENT EXCEEDS 50 PERCENT OF THE VALUE OF THE EXISTING STRUCTURE AS DETERMINED BY THE BUILDING OFFICIAL. SAID ELECTRIC SERVICE PANEL SHALL BE OF ADEQUATE SIZE TO PROVIDE CAPACITY FOR THE FUTURE ADDITION OF PHOTOVOLTAIC AND SOLAR THERMAL, OR OTHER EQUIVALENT ALTERNATIVE ENERGY PRODUCING DEVICE(S). SOLAR PANEL INSTALLATIONS AND OTHER ROOF ATTACHMENTS SHALL CONFORM TO THE PROVISIONS OF SECTION 15.04.084. SOLAR NOTE: 1'-6"1'-6"1'-5"3'-0 1/2"2'-6" CLR2'-6" CLR1'-6"1'-6"2'-6" CLR2'-6" CLR1'-6" 1'-6" PARAPET PARAPET PARAPET PARAPET GLASS GUARD RAIL 42" MIN GLASS GUARD RAIL 42" MIN GLASS GUARD RAIL 42" MIN TRELLIS AT FLOOR BELOW TRELLIS BELOW TRELLIS BELOW GLASS GUARD RAIL 42" MIN [METAL ROOFING] ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE ROOF EAVE 1'-6" 3'-7 1/2" 2'-6" CLRUNIT 2UNIT 1 DN. 5'-3" 28'-10" 9'-10"7'-9"1'-4" 13'-4"18'-11"4'-6"3'-9"7'-2"8'-0"2'-2" 2" 11'-2" 11'-0" 8'-7" 3'-6"11'-2"31'-4"14'-10"16'-6"10'-0"2'-8"2'-2"4'-0"4'-0" SYSB4'-6 1/2"4'-0" SYSB4'-4"4'-0" SYSB4'-6 1/2" 1'-0" RYSB 1'-4 1/2" 1'-0" RYSB 5'-0" FYSB 5'-0" 5'-0" FYSB 4'-4 1/2"4'-0" SYSB5'-10" 8'-8" UNIT 1: 100.00 SF OPEN SPACE SEE A0.5 FOR DIAGRAMS AND CALCS. UNIT 2: 100.00 SF OPEN SPACE SEE A0.5 FOR DIAGRAMS AND CALCS. 1/4" = 1'-0" 2015.06 12/24/2015 NOT FOR CONSTRUCTION643 Cypress Ave / Hermosa Beach, CA / 310.376.6997 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER MANHATTAN AVENUE CONDOS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 VACANT LOT 17, BLOCK 35, MANHATTAN AVE. HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET 15/12/24 PLANNING RESUBMITTED EXISTING GRADE EXISTING GRADE EXISTING GRADE 8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOOR T.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF 9'-7"1'-1"FIRST FLOOR T.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOORT.O. PLY 113.91'1'-11"BASEMENT FLOOR T.O. SLAB 92.50'9'-0"PLATE @ SLOPED ROOF 8'-4"10'-0"11"11'-0"ROOF DECKT.O. PLY 123.83' PLATE @ FLAT ROOF 8'-2"2'-4"8'-2"11"ROOF DECKT.O. PLY 115.67' PL PL 3' 0" RYSB 5'-0" FYSB 1' 0" RYSBAT SECOND 8'-4"7'-0" CLR8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOORT.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF GARAGE/ SLOPED T.O. SLAB 88.10' PL PL 4' 0" SYSB 2' 6" CLR2' 6" CLR 4' 0" SYSB 8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOORT.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF GARAGE/ SLOPEDT.O. SLAB 88.10' 4' 0" SYSB 2' 6" CLR 2' 6" CLR 4' 0" SYSB INTERPOLATED GRA D E L I N E 30'-0" MAX HTMAXIMUM HEIGHT LI N E @ P L 30'-0" MAX HT30'-0" MAX HTINTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL PL PL UNIT 1: EAST ELEVATION SOUTH ELEVATION ELEVATIONS A3.0 MATERIAL KEY 05 01 02 04 06 03 STUCCO WHITE STUCCO GREY MAHOGANY T&G WOOD SIDING CEDAR T&G WOOD SIDING BARNWOOD SIDING SHIPLAP WOOD SIDING SHINGLE SIDING GLASS GUARDRAIL MIN 42" WOOD BEAM & POST CONCRETE PLANTER METAL CLADDING GREEN WALL GREEN ROOF 08 07 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPENPROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX NEIGHBOR'S GRADE 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 42" MAX AT RYSB PROPERTY LINE WALL 42" MAX AT RYSB 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN NEIGHBOR'S GRADE PROPERTY LINE WALL 6'-0" MAX NEIGHBOR'S GRADE P.C.A 87.85' P.C.B 99.89' P.C.C 87.90' P.C.A 87.85' PROPERTY LINE WALL 42" MAX AT RYSB UNIT 1: WEST ELEVATION NEIGHBOR'S GRADE PROPOSED GRADE PROPOSED GRADE PROPERTY LINE WALL 42" MAX AT FYSB 10 09 11 05 12 13 01 02 03 04 04 04 02 01 01 02 02 02 06 07 08 08 08 0808 08 09 09 09 09 10 10 10 11 11 11 11 11 11 14 02 01 12 12 12 12 12 12 12 14 CP2MAX 118.05'ACT 160.00' CP3MAX 118.86'ACT 160.92' CP6 MAX 121.55' ACT 119.17' CP8 MAX 124.22' ACT 123.49' CP10MAX 125.01'ACT 124.74' CP12MAX 127.54'ACT 127.33' CP4MAX 118.90'ACT 160.92' CP1MAX 118.07'ACT 160.00' CP5MAX 121.58'ACT 119.17' CP6MAX 121.55'ACT 119.17'CP2MAX 118.05'ACT 160.00' CP3MAX 118.86'ACT 160.92' CP3MAX 118.86'ACT 160.92' CP6MAX 121.55'ACT 119.17' CP5MAX 121.58'ACT 119.17'CP4MAX 118.90'ACT 160.92' 92.01 95.66 98.52 1/4" = 1'-0" 2015.06 12/24/2015 NOT FOR CONSTRUCTION643 Cypress Ave / Hermosa Beach, CA / 310.376.6997 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER MANHATTAN AVENUE CONDOS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 VACANT LOT 17, BLOCK 35, MANHATTAN AVE. HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET 15/12/24 PLANNING RESUBMITTED 89.89 92.18 94.03 98.25 EXISTING GRADE EXISTING GRADE 8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOORT.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF 9'-7"1'-1"FIRST FLOORT.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOORT.O. PLY 113.91'1'-11"BASEMENT FLOOR T.O. SLAB 92.50'9'-0"PLATE @ SLOPED ROOF 8'-4"10'-0"11"11'-0"ROOF DECKT.O. PLY 123.83' PLATE @ FLAT ROOF 8'-2"2'-4"8'-2"11"ROOF DECKT.O. PLY 115.67' PL PL 3' 0" RYSB 5'-0" FYSB 1' 0" RYSBAT SECOND 8'-4" 7'-0" CLR 9'-7"1'-1"FIRST FLOORT.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOOR T.O. PLY 113.91' GARAGE/ SLOPED @ DOORT.O. SLAB 90.33'1'-11"BASEMENT FLOOR T.O. SLAB 92.50'10'-0"PLATE @ SLOPED ROOF 8'-4"PLATE @ FLAT ROOF PLPL 4' 0" SYSB 2' 6" CLR2' 6" CLR 4' 0" SYSB 9'-7"1'-1"FIRST FLOORT.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOORT.O. PLY 113.91' GARAGE/ SLOPED @ DOORT.O. SLAB 90.33' BASEMENT FLOOR T.O. SLAB 92.50' PLPL 4' 0" SYSB 2' 6" CLR2' 6" CLR 4' 0" SYSB9'-0"11"ROOF DECKT.O. PLY 123.83'1'-11"P.C.D 100.08' P.C.C 87.90' INTERPOLATED G R A D E L I N E MAXIMUM HEIGHT L I N E @ P L 30'-0" MAX HT30'-0" MAX HTP.C.B 99.89' P.C.D 100.08' INTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL 30'-0" MAX HTUNIT 2: WEST ELEVATION NORTH ELEVATION ELEVATIONS A3.1 PROPERTY LINE WALL 6'-0" MAX NEIGHBOR'S GRADE PROPOSED GRADE PROPERTY LINE WALL 42" MAX AT RYSB PROPERTY LINE WALL 42" MAX AT FYSB PROPERTY LINE WALL 42" MAX AT FYSB PROPERTY LINE WALL 42" MAX AT FYSB NEIGHBOR'S GRADE PROPOSED GRADE PROPERTY LINE WALL 6'-0" MAX 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN MATERIAL KEY 05 01 02 04 06 03 STUCCO WHITE STUCCO GREY MAHOGANY T&G WOOD SIDING CEDAR T&G WOOD SIDING BARNWOOD SIDING SHIPLAP WOOD SIDING SHINGLE SIDING GLASS GUARDRAIL MIN 42" WOOD BEAM & POST CONCRETE PLANTER METAL CLADDING GREEN WALL GREEN ROOF 08 07 10 09 11 12 13 14 01 01 01 02 02 02 02 02 03 04 05 06 06 06 07 08 08 09 09 09 09 09 09 09 09 09 09 09 10 11 11 11 11 11 11 12 12 12 12 13 13 14 UNIT 2: EAST ELEVATION 06 06 CP1MAX 118.07'ACT 116.00' CP4MAX 118.90'ACT 116.92' CP5MAX 121.58'ACT 119.17' CP7MAX 124.26'ACT 123.49' CP9MAX 125.12'ACT 124.74' CP11MAX 127.65'ACT 127.33' CP11MAX 127.65'ACT 127.33' CP12MAX 127.54'ACT 127.33' CP11MAX 127.65'ACT 127.33' CP12MAX 127.54'ACT 127.33' 1/4" = 1'-0" 2015.06 12/24/2015 NOT FOR CONSTRUCTION643 Cypress Ave / Hermosa Beach, CA / 310.376.6997 REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER MANHATTAN AVENUE CONDOS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 VACANT LOT 17, BLOCK 35, MANHATTAN AVE. HERMOSA BEACH, CA 90254 08/04/15 - SCHEMATIC FLOOR PLANS 10/20/15 - COASTAL SET 15/12/24 PLANNING RESUBMITTED8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOORT.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF GARAGE/ SLOPEDT.O. SLAB 88.10'9'-7"1'-1"FIRST FLOORT.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOORT.O. PLY 113.91' GARAGE/ SLOPED @ DOORT.O. SLAB 90.33'1'-11"BASEMENT FLOOR T.O. SLAB 92.50'10'-0"PLATE @ SLOPED ROOF 8'-4"PLATE @ FLAT ROOF 8'-1"BASEMENT FLOOR T.O. SLAB 88.25'1'-1"8'-1"1'-1"FIRST FLOORT.O. PLY 97.42' SECOND FLOORT.O. PLY 106.59'9'-5"11"PLATE @ FLAT ROOF 9'-7"1'-1"FIRST FLOORT.O. PLY 103.16' BASEMENT FLOOR T.O. SLAB 90.58'9'-8"1'-1"SECOND FLOORT.O. PLY 113.91'1'-11"BASEMENT FLOOR T.O. SLAB 92.50'9'-0"PLATE @ SLOPED ROOF 8'-4"10'-0"11"11'-0"ROOF DECKT.O. PLY 123.83' PLATE @ FLAT ROOF 8'-2"2'-4"8'-2"11"ROOF DECK T.O. PLY 115.67' PLPL PLPL PL PL 3' 0" RYSB 2'-0" FYSB 4' 0" SYSB 2' 6" CLR2' 6" CLR 4' 0" SYSB 4' 0" SYSB 2' 6" CLR2' 6" CLR 4' 0" SYSB 1' 0" RYSB AT SECOND 8'-4"7'-0" CLR SECTIONS A4.0 CONCRETE STEM FOOTING PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. EXTERIOR HOUSE STUDS: 2x6's. U.N.O. SEE FLOOR PLAN WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. FIREBLOCK STUDS AT CEILINGS AND AT MID-HEIGHT STUDS BETWEEN FINISH FLOOR AND CEILING HEIGHT PER STRUCTURAL ENGINEER. INTERIOR WALL STUDS: 2x4's (EXCEPT WHERE NOTED OTHERWISE ON FLOOR PLANS) WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. EXTERIOR AND INTERIOR THICKENED WALLS SHALL BE CONSTRUCTED FROM MULTIPLE ROWS OF 2x6 STUDS, SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, MANSARDS, OVERHANGS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION. TRUSS JOIST FLOOR SYSTEM: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, BLOCKING AND SPECIFICATIONS. ROOF RAFTERS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. CEILING JOISTS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. FLOOR SHEATHING: 1-1/8" TONGUE AND GROOVE PLYWOOD. PROVIDE A CONTINUOUS BEAD OF CONSTRUCTION ADHESIVE BETWEEN PLYWOOD AND SUPPORTS. ALL FLOOR SHEATHING TO BE SCREWED. SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. DECK SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. SLOPE SHEATHING 1/4" PER 1'-0" TO DRAINS. VERIFY WITH DECK MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. ROOF SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. VERIFY WITH ROOF MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. THERMAL INSULATION: ALL WALLS TO BE THERMAL INSULATED. R-22 WOOD FRAMED RAFTER R-21 FACTOR THERMAL INSULATION AT ALL 2x6 EXTERIOR WALLS. R-30 FACTOR IN ROOF WHERE BATT INSULATION OCCURS. R-30 MIN. FACTOR IN ROOF WHERE RIGID INSULATION OCCURS. R-30 FACTOR THERMAL INSULATION AT ALL FLOOR JOIST AREAS. R-19 AT INTERIOR WALLS FOR NOISE REDUCTION. 5/8" GYPSUM BOARD FINISH FASTENED TO WALLS AND CEILING WITH DRYWALL SCREWS. EXTERIOR PLASTER OVER WIRE LATH AND 1 LAYER GRADE D BUILDING PAPER (SUPER JUMBO TEK OR EQ.) OVER 1 LAYER TYVEK OR TYPAR. ALL CORNERS BEADED. ALL GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISH SURFACE UNLESS NOTED OTHERWISE. SEE DETAILS PER STURCTUAL ENGINEER. PROVIDE COSELLA DORKEN DELTA DRAIN 6200 O/ BENTONITE WATERPROOFING (CETCO VOLCLAY SWELLTITE LA RR# 24735 OR APPROVED EQUAL) O/ SELF-ADHERING SHEET/ RUBBERIZEDASPHALT SHEET WATERPROOFING (CETCO ENVIROSHEET ORAPPROVED EQUAL) FOR FOUNDATION WATERPROOFING. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. CONCRETE SLAB PER STRUCTURAL DRAWINGS. CONCRETE SLAB PER STRUCTURAL DRAWINGS O/ 2" SAND O/ WATERPROOF MEMBRANE O/ 2" SAND O/ GRAVEL BED OVER COMPACTED OR UNDISTURBED SOIL, TYP. 1" HIGH MIN. RIGID, NON-BIODEGRADABLE CANT WITH LIQUID MEMBRANE COATING AT TOP SURFACE, TYP. FILTER FABRIC OVER 4" DRAIN TILE WITH GRAVEL FILL. SHAPE SOIL TO FORM GUTTER, DRAIN TO DAYLIGHT, TYP. NOTES: 19 05 01 02 03 04 06 07 08 09 10 11 12 13 14 15 16 17 18 20 A-A CROSS-SECTION B-B CROSS-SECTION C-C CROSS-SECTION 20 20 20 20 20 20 20 20 06 0912 06 0912 11 12 07 02 16 01 18 17 03 02 16 03 06 0912 06 0912 18 17 01 11 12 07 02 02 18 17 01 01 18 17 06 0912 06 0912 03 02 02 11 12 07 02 03 06 0912 06 0912 12 07 11 02 1-HR FIRE RATED ROOF EAVE TYP. 1-HR FIRE RATED ROOF EAVE TYP. Transpacific Fiber-Optic Cables Project Planning Commission Session on the Draft EIR January 19, 2016 Project Objectives Provide first direct telecom link to the Philippines and Indonesia. Provide increased telecommunications reliability between the U.S. and Pacific Rim by avoiding seismically unstable zones. Provide increased diversity of telecommunications pathways between the U.S. and Pacific Rim. Provide increased data transmittal speeds. Provide a more streamlined ability for telecommunications connectivity between Los Angeles and Pacific Rim. Respond to Asia’s increasing demand for connectivity to the U.S. City of Hermosa Beach Project Overview Applicant: MC Global BP4, a U.S. firm based in Napa, CA. Four transpacific fiber-optic cable systems. Terrestrial conduit systems. Support facilities. Connect Los Angeles Basin to other Pacific Rim countries: -One proposed cable to Southeast Asia: SEA-US Cable. -One proposed cable to China. -Two conceptual future cables: Japan, Australia, China etc. Cables would land in Hermosa Beach and connect to Los Angeles to access other networks. Two steel conduits installed at each location. Each bore is roughly 4,000 feet in length. Approximately 25 to 50 feet deep. Steel conduit between 5” to 6” in diameter. Bores take approx. 4 weeks at each site. -1 week to set up and prep -1 week for bore #1 -1 week for bore #2 -1 week to clean up and restore site Landing manhole is set and tied into the bore pipes. Marine Directional Bores TGN Project at 2nd Street (between Hermosa Avenue and Beach Drive) Marine - Bore Machine Marine Cable Installation Cable is buried where possible while on the continental shelf. -Plow: Large burial tool, excavates and lays cable at the same time. Buried in soft bottom. -Post-Lay Jetting: Water jets open a furrow beneath the cable. Either diver assisted or via ROV depending on depth. -Direct Lay: Laid directly on top of rocky hard bottom. Marine cable laying is expected to take approximately five weeks from shore to shelf. Marine Cable Installation Cable is buried where possible while on the continental shelf . Plow: Used between 328 feet (100 meters) to 3,037 feet (1,200 meters) Post-Lay Jetting: Used between 50 feet (15 meters) and 328 feet (100 meters) Direct Lay: Used on hard rocky bottom, and below 3,037 feet (1,200 meters) Four landing bore pipes -Two at Neptune Ave. -Two at 25th Street Two landing manholes (one at each location) Buried conduit systems to connect LMH to PFE One power feed equipment station Phase 1 SEA-US Cable System * Each phase will have: -One transpacific fiber-optic cable system -Power feed equipment station These phases will utilize existing off shore conduit infrastructure installed in Phase 1. -Existing ocean bores -Landing manholes -Ocean groundbed Phases 2, 3, and 4 * * * * Fiber Optic Cable Ground Power Terrestrial Conduit -Fiber-optic cable -Ground cable -Power cable Installed using small directional bores. Construction time of approximately one month per cable. Conduit system with multiple routes connecting LMH to PFE locations. One 4-inch diameter conduit per cable system. Each conduit contains three innerducts. City of Hermosa Beach Typical Machines for Terrestrial Conduit Installation Small/Medium Bore Machine Construction Schedule Directional bores (two sites) 3 to 4 weeks per site Ocean ground bed and landing manholes 3 days Marine cable installation 5 weeks Terrestrial conduit and manhole installation 4 weeks M-F 8:00 a.m. to 4:00 p.m., Sat 9:00 a.m. to 4:00 p.m. Terrestrial cable pulling 1 week PFE facility construction 3 months City of Hermosa Beach Summary of Significant Impacts Draft EIR identified 43 significant impacts. -26 terrestrial impacts -17 marine impacts All significant impacts are associated with construction. 33 significant impacts can be reduced to a less-than- significant level with mitigation. 51 mitigation measures proposed. 10 impacts remain significant with mitigation. City of Hermosa Beach Significant Unavoidable Impacts Ten impacts remain significant with mitigation (Class I impacts) -All Class I temporary construction impacts Aesthetics: Temporary and Localized Air Quality: Temporary Cultural Resources: Temporary and Low Probability Noise: Temporary and Localized Transportation and Traffic: Temporary and Localized -No long-term Class I impacts No Class I impacts associated with operation or maintenance. City of Hermosa Beach Alternatives Alt. 1 – No Project Alternative -Project is not implemented (required by CEQA) Alt. 2 – Reduced Project Alternative -Three fiber-optic cable systems instead of four Alt. 3 – Longfellow Ave. Beach Cable Landing Site -Potential different beach landing location Alt. 4 – Reduced Terrestrial Cable Routes -Two potential terrestrial cable routes rather than three Alt. 5 – Street Landing Sites Only -Optional street locations instead of beach landing sites. City of Hermosa Beach Post-EIR Activities City public hearing(s) and action to approve or deny Obtain permits and approvals from other agencies Start construction Monitor construction for compliance with mitigation measures Finish construction and begin project operation City of Hermosa Beach Approvals Sought City of Hermosa Beach -Precise Development Permit -Planned Development Permit (for development in Open Space Zone) -Building permits, encroachment permits, and easements California Coastal Commission Regional Water Quality Control Board U.S. Army Corps of Engineers City of Hermosa Beach Draft EIR Review Period Draft EIR released on January 4, 2016. The comment period ends on February 18, 2016. Draft EIR is available on the City of Hermosa Beach Community Development website: http://www.hermosabch.org/index.aspx?page=863 Comments may be submitted via mail or e-mail: Ken Robertson, Community Development Director City of Hermosa Beach, 1315 Valley Drive Hermosa Beach, CA 90254 krobertson@hermosabch.org City of Hermosa Beach Questions Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach February 16, 2016  7:00 P.M.  Project Title Public Notice Meeting Date Date Rec’d Remarks  Provide semi-annual Conditional Use Permit review staff report as an informational item. 2/16  501 11th Street—a (3) unit condo. 2/4 2/16 12/21/15  637 7th Street—a (2) unit condo. 2/4 2/16 12/21/15  715 2nd Street—a (2) unit condo. 2/16  TA to the Municipal Code, Title 17 (Zoning) to allow a parking credit for conversion of non-restaurant use within the Downtown District in conjunction with approval of a Parking Plan, and adoption of an Environmental Negative Declaration (cont’d from 11/17/15 PC). 2/4 2/16  Discussion and direction regarding short-term rentals (Tentative) 2/16 f:b95\cd\wpc - future agenda 1/14/16 13e Easy Reader Run Date: January 7, 2016 DISPLAY Acct: 7010-2110 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, January 19, 2016, to consider the following: 1. Variance for expansion of an existing single family residence on a walk-street noncompliant with parking requirements at 43 6th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 2. Conditional Use Permit and Parking Plan Amendment to expand an existing 5,400 square foot educational institution (Fusion Academy and Learning Center) approximately 3,800 square feet at an existing multi-tenant commercial building with shared parking at 1601 Pacific Coast Highway, and determination that the project is exempt from the California Environmental Quality Act. 3. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73779 for a two unit condominium at 1121 Manhattan Avenue and 1120 Palm Drive, and determination that the project is exempt from the California Environmental Quality Act. 4. Consideration of a Text Amendment to Expressly Prohibit All Commercial Marijuana Land Uses Throughout the City, Including Delivery Services and the Commercial or Personal Cultivation of Marijuana for Medical Use. 5. Informational Session on the Draft Environmental Impact Report for the Transpacific Fiber Optic Cable Project including opportunity for public comment (The public review and comment period for written comments is from January 4, 2016 to February 17, 2016). 6. Text Amendment to the Municipal Code, Title 17 (Zoning) to allow a parking credit for conversion of non- restaurant use to restaurant use within the Downtown District in conjunction with approval of a Parking Plan, and adoption of an Environmental Negative Declaration (continued from the November 17, 2015 meeting). SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 prior to Thursday, January 14, 2016, at 12:00 noon. 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 fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss any project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, January 14, 2016, at the Hermosa Beach Police Department, Public Library, and on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are also available on the website. Elaine Doerfling City Clerk f:95\cclerk\legads\display\2016\planning\pc01-19-16 8th St Pier Ave Hermosa AveMonterey BlvdPacific Coast Hwy9th St 16th St 14th St 11th St 10th St 17th St 7th St 18th St 15th St Pier Plaza 11th Pl ± Projects Zoning MapPlanning Commission Meeting January 19, 2016 ZONING DESIGNATIONSR-1 ONE FAMILY RESIDENTIAL R-1A LIMITED ONE-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 NEIGHBORHOOD COMMERCIAL C-2 RESTRICTED COMMERCIAL C-3 GENERAL COMMERCIAL C-3/AH-O GENERAL COMMERCIAL AFFORDABLE HOUSING OVERLAY 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 USES) SPA SPECIFIC PLAN AREA (COMMERCIAL USES) 43 6th StVarianceZone: R-3 1121 Manhattan Ave & 1120 Palm Dr2 unit CondoZone: R-3 1601 Pacific Coast HwyFusion AcademyParking PlanZone: SPA-8