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Home My WebLink About2016-02-16 PC AGENDA 1 AGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 February 16, 2016 7:00 P.M. Peter Hoffman, Vice Chair Kent Allen Michael Flaherty Rob Saemann Marie Rice 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. a) Introduction and welcome of new Commissioner Marie Rice b) 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 January 19, 2016 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. CON 16-2 / PDP 16-2 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73931 for a three-unit condominium at 501 11th Street, 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 #73931 for a three-unit attached condominium project subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 7. CON 16-3 / PDP 16-3 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73739 for a two-unit condominium at 637 7th Street, 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 #73739 for a two-unit detached condominium project subject to conditions and determine the project is categorically exempt from the California Environmental Quality Act (CEQA). 8. CON 15-11 / PDP 15-14 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73564 for a two-unit condominium at 715 2nd Street, 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 #73564 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. CUP 15-11 / PARK 15-8 -- Conditional Use Permit and Parking Plan to allow on-sale beer and wine until 10:00 p.m. daily in association with limited food service in the first floor common area at an existing 81-room hotel at 2515 Pacific Coast Highway, Hotel Hermosa; and determine the project is Categorically Exempt from the California Environmental Quality Act (continued from the October 20, 2016 meeting). Staff Recommended Action: Adopt the resolution approving Parking Plan 15-8 and Conditional Use Permit 15-11 and determining the project to be categorically exempt from the California Environment al Quality Act. 10. 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 and January 19, 2016 meetings). Staff Recommended Action: Adopt the resolution recommending the City Council adopt a text amendment to allow a parking credit for conversion of non-restaurant use to restaurant use within the Downtown District, and adoption of an environmental Negative Declaration. Section III 11. Staff Items a. Discussion and possible initial policy direction regarding short-term vacation rentals. b. Informational item – Receive report for semi-annual on-sale alcoholic beverage Conditional Use Permit review process. c. Planning Commission Chairperson and Vice Chair. d. Report on City Council actions. e. Report on comprehensive planning processes. f. Tentative future Planning Commission agenda. g. Community Development Department activity report of December, 2015. 12. Commissioner Items 13. Adjournment 1 Planning Commission Action Minutes January 19, 2016 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON JANUARY 19, 2016, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:03 P.M. by Vice Chair Hoffman. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Allen, Flaherty, Saemann, Vice Chair Hoffman Absent: None Also Present: Ken Robertson, Community Development Director Kim Chafin, Senior Planner Lauren Langer, Assistant City Attorney Aaron Gudelj, Assistant Planner Nicole Ellis, Assistant Planner Kathy Khang, Planning Intern 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 action minutes ACTION: To approve the November 17, 2015 action minutes with one change on vote for item No. 6 to replace Perrotti’s name with Saemann. MOTION by Commissioner Flaherty and seconded by Commissioner Saemann. The motion carried by a unanimous vote. 5. Resolution(s) for Consideration – None 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. 2 Planning Commission Action Minutes January 19, 2016 ACTION: To adopt a resolution approving subject Variance request as presented. MOTION by Commissioner Flaherty and seconded by Commissioner Allen. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Saemann, Vice Chair Hoffman NOES: None ABSTAIN: None ABSENT: None 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 Condition Use Permit Amendment and a Parking Plan Amendment subject to conditions and determination that the project is exempt from the California Environmental Quality Act. ACTION: To adopt a resolution approving subject request with one change to add to condition #11 this sentence: Employees of Suites 260 and 285 shall be required to park in lower levels of the parking structure. MOTION by Commissioner Allen and seconded by Commissioner Saemann. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Saemann, Vice Chair Hoffman NOES: None ABSTAIN: None ABSENT: None 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). ACTION: To adopt a resolution approving subject request as presented. MOTION by Commissioner Flaherty and seconded by Commissioner Saemann. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Saemann, Vice Chair Hoffman NOES: None ABSTAIN: None ABSENT: None 3 Planning Commission Action Minutes January 19, 2016 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). There was no action taken. The Planning Commission conducted informational session and accepted public input and responded to questions. 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. ACTION: To adopt a resolution, as presented, 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. MOTION by Commissioner Saemann and seconded by Commissioner Allen. The motion carried by the following vote: AYES: Comms. Allen, Flaherty, Saemann, Vice Chair Hoffman NOES: None ABSTAIN: None ABSENT: None 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. ACTION: To continue to February 16, 2016 meeting. MOTION by Commissioner Saemann and seconded by Commissioner Flaherty. The motion carried by the following vote: YES: Comms. Flaherty, Saemann, Vice Chair Hoffman NOES: Comm. Allen ABSTAIN: None ABSENT: None 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. 4 Planning Commission Action Minutes January 19, 2016 ACTION: To receive and file. MOTION by Commissioner Saemann and seconded by Commissioner Flaherty. The motion carried by a unanimous vote: Section III 13. Staff Items a. Resignation letter from Chairman Ron Pizer. b. Memorandum regarding tentative dates for additional Planning Commission meetings for General Plan discussion. ACTION: The Planning Commission consensus was to tentatively schedule the last Monday of the month at 6pm for March, April and May 2016 for additional discussion regarding PLAN Hermosa, if needed. 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 The meeting was adjourned at 10:39 P.M. CERTIFICATION I hereby certify the foregoing Minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of January 19, 2016. Peter Hoffman, Vice Chair Ken Robertson, Secretary Date 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801CSPROPOSED 3 UNIT CONDOMINIUMS FORD.C. CONSTRUCTION AND DEVELOPMENT501 11th Street, Hermosa BeachLot: 13Block: 85APN: 4187-020-022Legal DescriptionZoning:Setbacks Front: Sides: Rear:Height Limit:Parking:Type of Construction:Occupancies:Number of Stories:Sprinkler System:Code ResearchR-310'-0" MinimumSee Site Plan - 4.0' Minimum5'-0" Minimum30'-0"/Max; 3 Stories (See Roof Plan)2 Enclosed Each Unit: Provided at GarageV-BR3 at Living; U at Garage3Required Throughout Residence andGarage: Licensed Installer Shall SubmitShop Drawings for Approval Prior toInstallationKnutsen TractM.B. 20-185Structural DetailsStructural DetailsStructural DetailsHardy Frame Details and SpecsHardy Frame Details and SpecsHardy Frame Details and SpecsSoils RecommendationsFirst Floor Electrical PlanSecond Floor Electrical PlanThird Floor Electrical PlanGeneral Notes & SpecificationsGeneral Notes & SpecificationsTitle 24 Energy CalculationsTitle 24 Energy CalculationsGreen Building StandardsGreen Building StandardsGreen Building StandardsTopographic SurveyLandscape PlanIrrigation PlanLandscape NotesLandscape NotesS8:S9:S10:S11:S12:S13:S14:E1:E2:E3:GN1:GN2:GN3:GBS-1:GBS-2:GBS-3:TS:L1:L2:L3:L3.1:SHEET INDEXGeneral Project InformationSite PlanDrainage Plan NotesDrainage PlanDrainage Plan at GarageFirst Floor PlanSecond Floor PlanThird Floor PlanRoom Finish ScheduleDoor & Window SchedulesExterior ElevationsExterior ElevationsBuilding Cross SectionsBuilding Cross SectionsRoof Plan & Roof DetailsArchitectural DetailsArchitectural DetailsArchitectural DetailsArchitectural DetailsArchitectural DetailsStructural NotesFoundation PlanSecond Floor Framing PlanThird Floor Framing PlanRoof Framing PlanStructural DetailsStructural DetailsCS:A1:C1:C2:C3:A2:A3:A4:A5:A6:A7:A8:A9:A10:A11:A12:A13:A14:A15:S1:S2:S3:S4:S5:S6:S7:DENN ENGINEERS3914 Del Amo Blvd., Ste. 921Torrance, CA 90503Phone: (310) 542-9433Fax: (310) 542-9491DOUGLAS J. LEACH, ARCHITECTS, INC.Douglas J. Leach119 W. Torrance Blvd., Suite 24Redondo Beach, CA 90277Phone: (310) 372-5580Fax: (310) 318-5801ARCHITECT:ARCHITECT & CONSULTANTSSTRUCTURAL ENGINEER:MELISSA ALVESMelissa Alves512 Ave. G #321Redondo Beach, CA 90277Phone: (310) 341-8658TITLE 24 CALCULATIONS:SURVEYOR:T.B.D.Location of service shall be approved by Southern California Edison Company.All interior doors shall be Douglas fir paneled doors with 1-3/4" thickness solid core approved by owner.Doors that swing over a landing or porch require a landing equal to the width of the floor in length andnot more than 1/2" below threshold. Doors that do not swing over a top step or landing may open on alanding or top step that is not more than 8" below floor level.Provide a water saving low flush water closet. Max. 1.28 gallons per flush. Shower heads (2.0 GallonsPer Minute), & bathroom faucets (1.5 GPM) and kitchen faucets (1.8 GPM).Materials other than structural elements shall be moisture resistant. Wall coverings shall be cementplaster or tile, 70""high above drain of shower or tub with shower. Thin set tile on 5/8" water resistantGypsum Board at walls. Set tile over min. ¾" mortar bed over approved shower pan at floors.Glass doors and walls panels of bathtubs and shower enclosures shall be laminated, fully tempered orwire glass.Glass, which is less than 60" from a floor and within a 24" arc of a doorway's vertical edge, must betempered glass.Drip pans or other devices for laundry room, waters and dishwashers must be approved.Provide a one horsepower waste disposal.Plumb refrigerator space for icemaker.All plumbing walls shall be 2 x 6 studs.Provide tile or granite countertops at bathrooms per owner. All bathroom countertops heights to be 36"high.Provide granite countertops at kitchen per owner.Provide smooth steel trowel finish at all stucco.Provide R-11 or R-13 insulation at interior walls of all bathrooms and bedrooms. Provide R-30insulation between floors.Provide a sectional roll-up garage door with automatic opener, and detail as shown on elevation.French doors shall be recessed as shown on plans.Provide standing seam metal roof w/ seams @ 16" O.C.Handrail or guardrail on open side shall not allow that a 4" diameter sphere pass through; and the openspace at riser, tread and bottom element of guardrail shall not allow a 6" diameter sphere pass through.All hose bibs shall be protected by back flow prevention device.Important Note: HVAC installer shall confer with Architect for necessary furr down locations. Consultwith owner for possible FAU with Air Conditioning capability. Provide zoned heating.All heating systems shall have automatic thermostats with a clock mechanism which the buildingoccupant can manually set back; and thermostat set point at least 2 periods within 24 hours, perSection 150 (F) of CEC.F.A.U. in atticA. Provide plywood sheathing at entire attic space.B. Double joists supporting FAU unit and provide seismic sway braces.C. Provide electrical outlet, light and switch @ accessD. Condensation drain to approved plumbing fixture required, if any.E. Provide a 30" x 30" working space in front of the FAU, with 30" headroomF. Provide 30" side attic access with fold down ladder.Provide circulation intake air supply duct of 2 square inches per 1000 BTU for F.A.U.Clothes dryer moisture exhaust ducts are limited to 14' with two elbows. Reduce this length by 2' foreach elbow in excess of two. Duct shall be minimum 4" diameter smooth metal.Provide "FIREROCK FIREPLACE" ESR-2599 or approved equal at metal fireplaces.Provide 1-1/8" plwd. floor sheathing typical. Provide 5/8" plywood roof sheathing typical.All windows and French doors shall have clad finish.Building address shall be provided on the building in such a position as to be plainly visible from thestreet, CBC section 502. Internally illuminated address sign shall not contain a screw-base socket andconsume no more than 5 watts of power as determined according to Section 130(d) - per Section 150(K) 14.Provide a 12" minimum access panel to bathtub trap slip joint connection or use rigid type connections.Control valve for shower and tub shall be of the pressure balance or thermostatic mixing valve type,section 410.7 CPC.Laundry room door shall have 100 square inch minimum for dryer make up air (CMC section 908.2).Provide baseboard and window and door casing and crown moulding as selected by general contractorand approved by owners.Provide straight edge at interior walls, typical.Provide smooth texture at all walls and ceilings.Provide tankless water heater.Provide water heater vent to outside.Slope grade or paving away from building, minimum 1% slope.Provide stone over waterproof membrane.Provide the following at all stairways/steps:Minimum 36" wide stairway and landings.Maximum 7.75" rise; minimum 10" run for private stairways (7" rise, 11" run for common areas servingR1).The largest rise or run in a flight of stairs may not exceed the smallest by more that 3/8".Headroom over stairs to be 6'-8" minimum from nosing of tread.Guardrail on open side of stairs over 30" above floor or adjacent grade. May serve as handrail also.Guardrail may be 34" to 38" high only at open side of stairs.Handrail (required for 4 or more risers) 34" to 38" above tread nosing,1 ½" clearance to wall, 1 ½" to 2" in cross section, with ends returned to wall or terminate at newel orsafety post. Show handrail continuous for the length of the stairs.Enclosed usable space under stairs to be protected by 1-hour fire resistive materials.Exterior doors, doors between house and garage, and their hardware shall conform to the followingsecurity provisions:Doors shall be equipped with dead locking latch and dead bolt with hardened insert with 1" minimumthrow and 5/8" minimum embedment into jamb. Both are to be key operated from the outside.Windows and door lights within 40" of the locking device shall be fully tempered/burglary resistant/orprotected by bars.Overhead and sliding garage doors shall be capable of being securely locked when not otherwiselocked by power operation.Sliding glass doors and sliding windows shall be capable of withstanding forced entry attempts asoutlined in [6706.7].1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.19.20.21.22.23.24.25.26.27.28.29.30.31.32.33.34.35.36.37.38.39.40.a.b.c.d.e.f.g.41.a.b.c.d.PROJECT GENERAL NOTESSee site plan for all setbacks and parking requirements.See Detail for typical cutting, boring and notching through wood framing.See Detail for typical one-hour wall and ceiling details.See Detail for typical door and windows.All utilities serving the site shall be installed per City of Hermosa Beach "Standard UndergroundConnection" subject to field inspection and verification. Contact Southern California Edison Company.Obtain Sanitation District approval for any new sewer construction.An approved backwater valve is required for drainage piping serving fixtures located below theelevation of the next upstream manhole cover. Fixtures above such elevation shall not dischargethrough the backwater valve (UPC 710.1).Check city records to determmine existence of cesspool on property. Any existing cesspool shall belocated and inspected by city personnel before demolition or building permits can be issued.Section 9.01.100 Sustainable Building Requirements for R-2 and R-3 Occupancies: Section 419.7 is hereby added per the above climatic findings as follows:- Sustainable building. All new R-2 and R-3 occupancies are required to incorporate all thefollowing sustainable building practices in addition to the requirements of the CEC, Title24, Part 6 unless waived by the building official.1. Insulate all hot water piping2. Install low emitting insulation in required areas of walls, floors, ceilings, and roof.3. Use low volatile organic compund (VOC) caulking.4. Pre-plumbing piping and sensor wiring from wate heater to attic for future solar water heating.5. Use duct mastic on all duct joints.6. Install "Energy Star" or equivalent bathroom fan vented to the outside.The fire resistance rating of exterior walls shall comply with the provisions of CBC 704.5, section 704,table 704.8, and table 602. Fire resistance-rated exterior wall construction shall be maintained throughcrawl spaces, floor framing, and attic spaces in accordance with CBC 705.6. Further, projectionslocated where openings are required to be protected shall be non-combustible, heavy timber, or onehour construction. All exterior walls with a fire separation distance of 5' or less shall be 1 hourfire-resistance rating for exposure to fire from both sides.Smoke alarms (i.e. smoke detectors) shall be installed and maintained at all of the following locations:a) In each room used for sleeping purposes.b) On the ceiling or wall outside immediate vicinity of sleeping room.c) In each story, basement or split level within a dwelling unit.d) In enclosed common stairwells of two or more dwelling units.Where more than one smoke alarm is required to be installed, it shall be interconnected in such amanner so that the activation of one alarm will activate all of the alarms.In new construction, smoke alarms shall receive their primary power source from the building wiringand shall be equipped with battery back-up and low battery signal.Means of egress doors shall be detailed as follows:a) Min. 32" (max 48") clear opening width of exit doorway. For swinging door, clear width is measured between the face of the door and the stop, with the door open 90 degrees. For non-swinging door, the clear width is to be measured from the face of the door jamb.b) Min. height of 80" for exterior exit doorway, 78" for interior doorway, and 76" for all other exterior doorway. (CBC 1008.1.1)c) Exterior egress door shall be side-hinged swinging (CBC 1008.1.2)d) Max. 0.75" threshold height at sliding doors and max. 0.5" for other doors.e) Min. width of landing at door shall not be less than width of stairway or door.f) Min. 36" length of landing at door measured in the direction of travel.g) Max. 7.75" below the top threshold height of an exterior doorway not part of required means of egress provided the door, other than storm or screen doors, does not swing over the landing. Door handles, pulls, latches, locks, and other operating devices shall be a minimum 34" to max 48" height above the floor. Manually operated flush bolts or surface bolts are not permitted on doors required for egress.Straight run stairways shall be detailed as follows:a) Max. 7.75" and min. 4" rise height.b) Min. 10" tread depth.c) Min. 36" clear width.d) Min. 6'-8" vertical headroom measured vertically from a line connecting the edge of the nosing.Stair treads and risers shall be detailed as follows:a) The tolerance between the largest and smallest riser height or tread depth shall not exceed 0.375" in any flight of stair.b) The radius of curvature at the leading edge of the tread or beveling of nosing shall not exceed 0.5" (CBC 1009.3.3)c) Risers shall be vertical or sloped a max. 30 degrees from the vertical. (CBC 1009.3.3)d) Leading edge of tread shall not project more than 1.25" beyond tread below.e) Opening between treads shall not permit the passage of a 4" diameter sphere.Walls and soffits within enclosed useable space under stairways shall be protected as follows: Interiorstairs require 0.5" gypsum board on the enclosed side.The walking surface of treads and landings shall not be sloped steeper than 2% (1:48) in any direction.Provide emergency escape and rescue from sleeping rooms. Min. net clear opening dimensions of 24"height, 20" clear width, 5.7 sq. ft. area (5.0 sq. ft. at grade floor) and 44" max to bottom of clear openingis required.Rooms containing bathtubs, showers, spas, and similar bathing fixtures shall be mechanicallyventilated. Provide an exhaust fan with a min. capacity of 50 CFM. Ductless fans are unacceptable.Garage door extensions springs shall be fabricated from either hard drawn-spring wire or oil temperedwire and installed in accordance with the manufacturer's instruction. Garage door springs shall complywith requirements of CBC Sect. 1211.Attached garage or carport to dwelling shall be separated as follows:a) Min. 12" gypsum board required on the garage side separating dwelling and attic area from garage.b) Min.58" gypsum board required between garage or carport and all habitable rooms located above garage or carport (including structural members supporting the upper floor, ceiling, post and beam).c) Min. 138" thick solid wood doors or solid or honeycomb core steel door, or min. 20 minute rated fire door assembly.d) Doors to be self-closing and self-latching.e) Garage shall not open directly into a room used for sleeping purposes.f) Min. 0.019" sheet steel with no opening for ducts in walls and ceilings that penetrate into the garage.Penetrations in fire-resistance-rated walls shall comply with CBC 712.3. Through penetrations shallcomply with CBC 712.3.1.1, CBC 712.3.1.2, or 712.3.1.a) Steel, ferrous or copper pipes may penetrate fire-resistance rated walls, provided the opening is protected as follows:i) Item penetrating concrete or masonry walls is a max. 6" nominal diameter and the area of the opening through the wall does not exceed 144 sq. in., concrete, grout or mortar is permitted where it is installed the full thickness of the wall or the thickness required to maintain the fire resisting rating ; orii) When the annular spaces is protected with material ASTM E 119.b) Penetrations shall be fire-stopped by a system installed as tested in accordance with ASTM E 814 or UL 1479, and shall have an F rating or not less than the required fire-resisting-rating of the wall penetrated (CBC 712.3.1.2)c) Membrane penetrations of max 2 hr. fire resistance rated walls by steel electrical boxes are permitted, provided that each does not exceed 16 sq. in. in area and the total area of such openings does not exceed 100 sq. in. for any 100 sq. ft. of wall area, and the space between. the wall membrane and the box does not exceed 18". Additionally, outlet boxes on opposite sides of the wall shall be separated by a horizontal distance of not less than 24."e) A fire sprinkler shall be permitted to be unprotected provided such a space is covered by a metal escutcheon plate.f) Where walls are penetrated by other materials or openings larger than those mentioned above, they must be qualified by tests in accordance with (CBC 703.2).42.43.44.45.46.47.48.49.50.51.52.53.54.55.56.57.58.59.60.61.62.1A142A147A14Fireblocking shall be installed in combustible concealed locations in accordance with CBC 717.2.a) In concealed spaces of stud walls and partitions including furred spaces and parallel rows of studs or staggered studs as follows:i) Vertically at the ceiling and floor levelsii) Horizontally at intervals not exceeding 10"b) At all interconnections between concealed vertical stud wall or partition spaces and concealed horizontal spaces created by and assembly of floor joists or trusses, and between concealed vertical and horzontal spaces such as occur at soffits, drop ceilings, cove ceilings, and similar locations.c) In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces under stairs shall also comply with CBC 1009.5.3.d) When annular space protection is provided in accordance with CBC 707.2 EX. 6, CBC 712.4.1.2 EX. 1, or CBC 712.4.2, fireblocking shall be installed at all openings around vents, pipes, ducts, chimneys, and fireplaces with an approved material to resist the free passage of flame and the products combustion.Draftstopping shall be installed in combustiable concealed locations in accordance with CBC 717.3 and717.4, respectively, at the following locations:a) In floor-ceiling assembley and located above and in line with the dwelling unit separation in duplexes not equipped with and automatic sprinkler system.b) In attics and concealed roof spaces such that any horizontal area does not exceed 3,000 sq. ft. in dwelling not equipped with and automatic sprinkler system.c) Draftstopping materials shall not be less than 12" gypsum board, 38" wood structural panel, 38" particle board, 1" nominal lumber, cement fiberboard, batts or blankets of mineral wool or glass fiber, or other approved materials adequately supported.d) Openings in the partitions shall be protected be self-closing doors with automatic latches constructed as required for the partitions.Wall, floor, and ceiling shall not exceed the flame spread classifications in CBC T-803.5.Interior floor finish and floor covering materials shall comply with CBC 804.2 through 804.4.1.Curved stairways shall have a minimum 6" tread depth with a minimum 10" tread depth measured atright angle to the tread's leading edge at a point 12" from the side where the treads are narrower. (CBC1009.3, 1009.7)All electrical, telephone, cable television system, and similar service wires and cables shall be installedunder ground. Underground future stub out is required.Each pane of saftey glazing installed in hazardous locations shall be identified by a manufacturer'sdesignation specifying who applied the designation, the manufacturer or installer and the safety glazingstandard. The following shall be considered specific hazardous locations for the purposed of safteyglazing. Glazing in:a) Swing doors.b) Fixed and sliding panels of sliding door assemblies and panels in sliding and bi-fold cloest door assemblies.c) Storm doors.d) Unframed swinging doors.e) Door and enclosures for hot tubs, whirlpools, saunas, steam rooms, bath tubs, and showers.f) Fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within 24" arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60" above the walking surface. Read code for exceptions.g) Fixed or operable panel, other than the described in items e and f, which meets all of the following conditions.i) Exposed area of an individual pane greater than 9 sq. ft.ii) Exposed bottom edge less than 18" above the floor.iii) Exposed top edge greater than 36" above the floor.iv) One or more walking surfaces within 36" horizontally of the plane of the glazing.h) Guards and railings regardless of area or height above a walking surface. Included are structural baluster panels and non-structural in-fill panels.i) Walls and fences enclosing indoor and outdoor swimming pools and spas where all of the following conditions are present:i) The bottom edge of the glazing is less than 60" above a walking surface on the pool or spa side of glazing.ii) The glazing is within 60" of a swimming pool or spa water's edge.j) Adjacent to stairways, landings and ramps within 36" horizontally of a walking surface; when the exposed surface of the glass is less than 60" above the plane of the adjacent walking surface. (Read the code for exceptions with installation)k) Adjacent to stairways within 60" horizontally of the bottom tread of a stairway in any direction when the exposed surface of the glass is less than 60" above the nose of the tread.Access to mechanical appliances in under-floor areas, in attic spaces, and on roofs, or elevatedstructures shall be in accordance with the California Mechanical Code.Driveway approaches shall comply with Standard Detail ST-1 of the Department of Public Works,maximum slope shall not exceed 15%.Guards shall be detailed as such:a) Guards shall be located along open-sided walking surfaces, mezzanines, stairways, ramps and landings that are more than 30" above the floor or grade above.b) Guard whose top rail does not serve as a handrail shall have a height of 42" high above the leading edge of the tread.c) Guard whose top rail serves as a handrail shall have a height of 34" to 38" high above the leading edge of the tread.d) Triangular opening formed by tread, stair, and bottom rail shall not permit a 6" diameter sphere to pass through. (CBC 1013.3)Handrails shall be detailed as follows:a) Continuous handrail is required when 4 or more treads are provided (CBC 1009.10).b) Min 34" to max 38" high above the stair tread nosing (CBC 1012.2).c) Min 1.25" to max. 2" circular cross section for handgrip portion of handrail.d) Min. 4" to max. 6.25" perimeter dimension with max 2.25" cross section for non-circular handgrip portion of handrail (CBC 1012.3).e) Min. 0.01" radius for edge of handrail (no sharp corner).Weather proof all decks and balconies by providing Dex-o-tex (ESR-1757) or an approved equal.Roof drainage system shall comply with the following requirements:a) Size the roof drains and overflow drains in accordance with Chapter 11 of the CPC.b) System shall be sized for min. rain intensity of 3" per hour.c) The roof drain and overflow drain must maintain independent lines to the yard box.d) Roof drainage is not permitted to flow over public property.e) Secondary roof drains having the same size as the primary roof drains shall be installed with the inlet flow line located a min. 2" above the low point of the roof.f) Scuppers through parapet walls adjacent to the low point of the roof may be used as secondary roof drainage. Scupper openings shall be a minimum of 4" high and have a width equal to the circumference of the roof drain required for the area served.g) Overflow scuppers shall be designed in accordance to CPC T-11-1.63.64.65.66.67.68.69.70.71.72.73.74.75.Chimneys shall extend a min. 2' above any portion of the building within 10', but not less than 3' abovethe roof. Chimneys shall be equipped with an approved spark arrestor.This project shall comply with title 24, and 2013 CBC, 2013 CMC, 2013 CPC, 2013 CEC, 2013 CRC,2013 GBSC, and 2013 California Energy Code.Separate permits are required for retaining walls or block fence walls, grading work, spas, pools,separate structures, shoring, solar systems, demolition, (electrical, mechanical, and or plumbing work)fire sprinklers, and sewer cap of existing buildings.All building features projecting into required setbacks are indicated on plot plan.AQMD notification is required 10 days prior to beginning any partial or complete demolition work.Provide proof of survey (property corners) verification by the city building inspector. Apply for demopermit (pre-demo height inspection) through building division. Demo permit required for existingstructure.Building Address shall be provided on the building in such a position as to be plainly visible and legiblefrom the street.Slope grade away from building minimum 2% slope (1/4" per foot).See additional notes on sheet A1Proposed utility meters need to be screened if located on the interior side of a dwelling and recessedbehind the setback.Contractor shall post the Installation Certificate (CF-6R) form and Insulation Certificate (IC-1) form in aconspicuous 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.Radiant barrier shall an emittance of 0.05 or less.Provide devices to absorb high pressures resulting from the quick closing of the quick-acting valvesfrom the washer and dishwasher, etc. per UPC section 609.10.Sound Transmission Insulation shall be installed between walls separating units in compliance withSection 17.22.060 Item G.76.77.78.79.80.81.82.83.84.85.86.87.88.89.90.VICINITY MAPFirst Floor LivingSecond Floor LivingThird Floor LivingTotal LivingGarageDecksLot Area:Lot Coverage:Areas455 sq. ft.1,013 sq. ft.759 sq. ft.2,227 sq. ft.445 sq. ft.327 sq. ft.5,017 sq. ft.5,017 x 0.65 = 3,261 sq. ft.= 3,257 sq. ft. Proposed < 3,261 AllowableUnit #1Unit #2469 sq. ft.1,013 sq. ft.759 sq. ft.2,241 sq. ft.445 sq. ft.327 sq. ft.Unit #3455 sq. ft.1,008 sq. ft.763 sq. ft.2,226 sq. ft.453 sq. ft.342 sq. ft.Required Parking: 2 Enclosed, 1 Uncovered Guest Spot per 2 UnitsUnit #1: 2 Enclosed, 2 Uncovered Guest SpotsUnit #2: 2 Enclosed, 2 Uncovered Guest SpotsUnit #3: 2 Enclosed, 2 Uncovered Guest SpotsParking 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A1LEGENDLandscapingBlock WallExisting GradeProposed GradeTwo Story ElementThree Story ElementSetback LineF.C.T.W.T.R.F.F.ET.C.F.L.F.S.Finished ConcreteTop of WallTop of RailingFinished Floor ElevationTop of CurbFlowline at StreetFinshed SurfaceSITE PLAN1/8" = 1'-0"NORTHStructural observation per section 1702 of the CBC shall be providedwhen so designated by the Architect or Engineer of record or, when suchobservation is specifically required by the Building Official.STRUCTURAL CODE NOTEBecause of the relatively small lot size, close proximity of structures andlack of cohesive soils in Hermosa Beach, the Community DevelopmentDepartment must regulate excavations at or near property lines. Section3301.1 of the California Building Code (CBC) should be construed topertain to permanent and temporary cuts and fills. Section 3301 of theCBC reads (in part) as follows:EXCAVATIONS AT OR NEARPROPERTY LINESSECTION 3301 - EXCAVATIONS AND FILLS3301 - General. Excavation or fills for buildings or structures shall beso constructed or protected that they do not endanger life orproperty.Slopes for permanent (or temporary) fills shall not be steeper than 1unit vertical in 2 units horizontal (50% sloope). Cut slopes forpermanent (or temporary) excavations shall not be steeper than 1unit vertical in 2 units horizontal (50% slope) unless substantiatingdata justifying steeper cut slopes is submitted. Deviation from theforegoing limitations for cut slopes shall be permitted only upon thepresentaition of a soil investigation report acceptable to the buildingofficial.SCOPE OF WORKDemolish existing duplex and garage.Construct 3 new 3 level condominiums w/ attached2-car garages.Site improvements per city approvals.1.2.3.1. All site drainage shall be terminated at public way via non-erosivedevice per HBMC.2. All drainage is shown on sheets C1.DRAINAGE NOTES1. Contractor to protect the pedestrian per CRC section R318.3 duringconstruction.2. Please see detail for pedestrian protection.PEDESTRIAN PROTECTION NOTES-A-1. Contractor to submit shoring plans and calculations prepared by a civilengineer to the city for approval prior to pulling a Building Permit.SHORING NOTES1. See GBS Sheet for all CalGreen Notes. Contractor to provide documentation showingcompliance with all CalGreen requirements to the city of Hermosa Beach.CALGREEN NOTES:1. Contractor to provide solar conduit for each unit for future solar panels.Verify location with City of Hermosa BeachSOLAR CONDUIT1. Contractor shall manage storm water drainage during construction and erosioncontrol per CGBC 4.106.2. and 4.106.3 See details and .STORM WATER DURING CONSTRUCTION11A1412A14TO FD SPK @ C/LPIER AVENUE PER R1 900S&W LS 7 7 07 913S&W 3 0 8 26 981 982 N 12°21'14"W125.29' P/LN 12°21'14"W125.30' P/LN 77°50'00"E 40.04' P/L N 77°50'00"E 680.37'N 12°23'09"W145.24'N 77°50'00"E 40.04' P/L 11TH STREETCYPRESS AVENUE1465 1466 59.28'375.43'145.30'VARIES 16'VARIES 40'20'20'245.66'1400TP=NAIL517.151404S&W516.411405S& W 3 0 8 2 6 512.771406TP = P E N X 512.371407EL515.12 PC1408BSW515.241409 B S W 514.921410CC 5 1 4 . 6 0 1411SIGN514.841412BCR514.82 BCR1413FL5 1 4 . 3 0 F L 1414WM514.1 4 1415TC 512.06 TC1416FL5 1 1 . 4 9 F L 1417 TP 5 1 1 . 9 7512.20512. 0 8 5 1 2 . 2 8 P C1421HS513.681422 C C 513.831423C C 5 1 4 . 8 91424HS 514.781427 SW CW 515.371428B C R 515.33 BCR1429SIGN 514.771430 514.261431TX513.64 TX1432FL513. 1 2 F L 1433WM 513.6 1 1434NW CW 513.681435HS5 1 3 . 5 11436HS513.271437TX 513.13 TX1438FL 512. 6 2 F L FL 5 1 2 . 1 9 F L TX 512.68 TX1441SW CW 512.861442N W C W 512.771443HS5 1 2 . 8 61444L& T 1 1 2 8 4 5 1 2 . 8 3 P C 512 .9 2 PC L& T N O T A G 512.91 1447 512.92513.3114495 1 4 . 9 2 1450HS 5 1 3 . 1 7 1451 HS 513.161452TW 515.80 TW1453512.9214543 10"PINES 513.251455HS 513.671456B S 512 . 1 61457TS513.971458EFACE51 4 . 2 1 1459TW 515. 0 8 T W1460513.56 51 3 . 2 61462HS P R O D 512.941463514.65146451 4 . 8 5 14651466CONC.CONC. SIDEWALKCONC. SIDEWALK TO FOUND S&W LS 7707 PER R2 TO C/L VALLEY DRIVE PER TIES PER R420.00'19.32' 1467 19.25' VARIES 16'VARIES 40' 20'20' 51 7 . 1 - F G 517.1 - FS517.1 - FG517.0 - FGDn513.4 - FG512.5 - FC512. 5 - F C 512.5 - FC512. 5 - F C 512.5 - FC512. 5 - F C 512 . 6 - F L 513 . 0 - F L 514 . 8 - F L 513 . 7 - F L 513.9 - FL513 . 1 - F L 514.15 - FC513 . 4 - F L 513.1 - FC513. 6 - F C 512.3 - FC513.0 - FC513.65 - FC512.3 - FC512. 5 - F S 514. 9 - F S515.1 - FS517.0 - FG517.0 - FSDnDnDn517.25 - TW514.75 - FG514.75 - TW517.25 - TW514.75 - FG514.75 - TW514.60 - FC511.5 - FCAT GARAGE511.5 - FCAT GARAGE511.5 - FCAT GARAGEFFE AT FIRSTFLOOR = 512.4FFE ATENTRY517.2FFE ATENTRY517.2FFE ATENTRY517.2FFE AT SECONDFLOOR = 522.0FFE AT THIRDFLOOR = 531.6FFE AT FIRSTFLOOR = 512.4FFE AT SECONDFLOOR = 522.0FFE AT THIRDFLOOR = 531.6FFE AT FIRSTFLOOR = 512.4FFE AT SECONDFLOOR = 522.0FFE AT THIRDFLOOR = 531.6LEGAL DESCRIPTIONJOB ADDRESSLOT 13,KNUTSEN TRACTM.B. 20-185APN 4187-020-022501 11TH STREETHERMOSA BEACH, CA 9025412"AD512.0 - FC514.75 - TWGUEST PARKINGGUEST PARKINGGUEST PARKING513.05 - FCDn513. 5 - F C 5 1 3 . 9 - FC 5 1 3 . 8 5 - FC 514.2 - FC5 1 4 . 3 5 - FC 5 1 4 . 4 - F C 512.0 - FS515.25 - TW512.4 - FS515.25 - TW512.75 - FS12"AD513.45 - FC513.55 - F C 4" Ø AD4" Ø AD4" Ø AD4" Ø AD4" Ø AD4" Ø AD514 . 5 - F G513.1 - FGSWGESWGESWGEUNIT #1UNIT #2UNIT #3Electric Meter: 30"Min. Clr. Width, 36"Min. Clr. in FrontGas Meter: 36"Clr. from ElectricMeterOutline of GarageWall Under Conc.Slab WalkwayOutline of StairsContractor ShallProtect ExistingBlock Wall5.08' PROP SB 5.08' PROP SB 5' REQ'D SBOutline of Eave:2'-6" Projection,2'-8" Clr. of P.L.Outline of StairsElectric Meter: 30"Min. Clr. Width, 36"Min. Clr. in FrontGas Meter: 36"Clr. from ElectricMeterOutline of GarageWall Under Conc.Slab WalkwayOutline of StairsOutline of Eave:2'-6" Projection,2'-7" Clr. of P.L.Existing Treesto be RemovedOutline of ThirdFloor AboveOutline of SecondFloor Abovedriveway profile A driveway profile B driveway profile C driveway profile D driveway profile E driveway profile F 10'REQ'DSB10.13'PROP SB10.22'PROP SB5.09'PROP SB5.18'PROP SB5'REQ'D SBOutline of SumpPump - See DrainagePlanOutline of Secondand Third FloorAboveOutline of Deckon Secondand Third FloorAboveOutline of Chimneyat Third Floor4' REQ'D SB 7.12' PROP SB 7.12' PROP SB 4' REQ'D SB 7.12' PROP SBOutline of Deckat Second FloorOutline of Deckat Third FloorOPEN SPACE CALCULATION1/16" = 1'-0"2 CAR GARAGEBEDROOM #3BATH #3LOWERHALLUpENTRY1234567892 CAR GARAGEBATH #3BEDROOM #3Up123456789LOWERHALL2 CAR GARAGEBATH #3Up123456789BEDROOM #3GUEST PARKINGGUEST PARKINGGUEST PARKINGUNIT #1UNIT #2UNIT #3LOWERHALLSTORAGESTORAGESTORAGEDnENTRYENTRYDnDnFIRST FLOOR PLAN51.5 sq. ft.open space52.5 sq. ft.open space51.5 sq. ft.open spaceDnGREAT ROOMP.R.P.R.DECKDECKDnKITCHENDININGAREAKITCHENDININGAREADECKDININGAREAGREAT ROOMKITCHENDn17161514131211987617161514131211987617161514131211876UNIT #1UNIT #3P.R.1091010GREAT ROOMUNIT #2THIRD FLOOR PLAN251.0 sq. ft.open space251.0 sq. ft.open space254.0 sq. ft.open spaceReq'd Open Space =Provided @ First Floor (Front Yard) =Provided @ Third Floor (Great Room Deck) =Total =Total Provided =300.0 sq. ft.51.5 sq. ft.251.0 sq. ft.302.5 sq. ft. Provided302.5 sq. ft. Provided >300 sq ft. RequiredUnit #1Req'd Open Space =Provided @ First Floor (Front Yard) =Provided @ Third Floor (Great Room Deck) =Total =Total Provided =300.0 sq. ft.52.5 sq. ft.251.0 sq. ft.303.5 sq. ft. Provided303.5 sq. ft. Provided >300 sq ft. RequiredUnit #2Req'd Open Space =Provided @ First Floor (Front Yard) =Provided @ Third Floor (Great Room Deck) =Total =Total Provided =300.0 sq. ft.51.5 sq. ft.254.0 sq. ft.305.5 sq. ft. Provided305.5 sq. ft. Provided >300 sq ft. RequiredUnit #3New 6'-0" TallConc. BlockRetaining WallP.L.GARAGE512.5 - FC4.0% +/-15'513.1 - FC512.6 - FL4.54'7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE A3'P.L.GARAGE512.5 - FC6.66% +/-15'513.5 - FC513.0 - FL4.5'7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE B3'P.L.GARAGE512.5 - FC7.33% +/-15'513.6 - FC513.1 - FL4.5'7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE C3'P.L.GARAGE512.5 - FC9.30% +/-15.07'513.9 - FC513.4 - FL7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE D3'P.L.GARAGE512.5 - FC11.33% +/-15'514.2 - FC513.7 - FL4.5'7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE E3'P.L.GARAGE512.5 - FC12.33% +/-15.07'514.4 - FC513.9 - FL4.5'7'-0" MIN. CLR.11% +/-DRIVEWAY PROFILE F3'514.15 - FC514.35 - FC513.85 - FC513.55 - FC513.05 - FC513.45 - FCOutline of CornerVision Triangle - NoObject Shall be TallerThan 3'-0"18' 18' 18.07'42" Tall Conc.Wall Max. FromNatural GradeMin. 3'-0" WideLanding from P.L.to First Riser 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A21/4" = 1'-0"FIRST FLOOR PLANNORTHUnit 3: (Living 455 sq ft Garage 453 sq ft)Unit 2: (Living 469 sq ft Garage 445 sq ft)Unit 1: (Living 455 sq ft Garage 445 sq ft)2 CAR GARAGEBEDROOM #3BATH #3LOWERHALLUpENTRY1234567892 CAR GARAGEBATH #3BEDROOM #3Up123456789LOWERHALL2 CAR GARAGEBATH #3Up123456789BEDROOM #3GUEST PARKINGGUEST PARKINGGUEST PARKINGUNIT #1UNIT #2UNIT #3LOWERHALL511.5 - FC511.5 - FC511.5 - FC(13' X 11'-6")(13' X 11'-6")(13' X 11'-6")512.5 - F C 51 2 . 5 - F C 512.5 - FC STORAGESTORAGESTORAGE(FFE =516.95)(FFE =512.4)511.8 - FCDn (FFE =517.2)ENTRY(FFE =517.2)ENTRY(FFE =512.4)(FFE =512.4)511.8 - FCDn511.8 - FCDn35'-6"110'-0"15'-8"20'-4"2"15'-8"5'-0"27'-10"2'-8" 35'-6" 5'-0"27'-10"2'-8"110'-0"16'-4"19'-8"10"19'-8"16'-10"20'-4"16'-4"22'-0"36'-0"10"35'-8"20'-4"15'-4"37'-6"21'-8"36'-0"36'-6"36'-8"AA8CA9BA8DA9EA9FA9Sound TransmissionInsulation per Section17.22.060, Item G.Sound TransmissionInsulation per Section17.22.060, Item G.1'-8"17'-4" 22'-0" 3'-0"17'-4"17'-10"2'-6"17'-2"2'-6"17'-2"2'-6"2'-6" 2'-6" 2'-6" 17'-2" 17'-2" 17'-2"(FFE = 516.95)3'-0" 22'-0" 1'-8"17'-4"3'-0" 1'-8" 4'-5 1/2" 4'-5 1/2" A31530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-58011/4" = 1'-0"SECOND FLOOR PLANNORTHFAUMASTER BEDROOMBEDROOM #2BATH#2MASTER CLOSETMASTER BATHFAUFAUBEDROOM #2BATH #2HALLDECKDECKMASTER BEDROOMMASTERCLOSETMASTER BEDROOMDECKBATH #2BEDROOM #2MASTERCLOSETW.I.C.W.I.C.HALLMASTER BATHMASTER BATH123456789161514131212345678916151413121234567891615141312DnUpUpDnDnUpUnit 3: (Living 1,008 sq ft)Unit 2: (Living 1,013 sq ft)Unit 1: (Living 1,013 sq ft)UNIT #1UNIT #2UNIT #3111011101110(12' X 12')(12' X 12')(12' X 12')(5' X 16'-6")(4'-8" X 15'-6")LINEN LINEN LINEN(4'-8" X 15'-6")(15'-6" X 16'-3")(15'-6" X 16'-3")(FFE =522.0)(FFE = 521.75)HALL(FFE =522.0)HALL(FFE =522.0)30'-10"110'-0"30'-10"110'-0"29'-4"1'-6"36'-4"2"36'-4"2"37'-0"36'-0"10"35'-8"10"36'-8"20'-6"15'-6"15'-6"20'-2"31'-8"5'-0"16'-6"1'-6"AA8BA8CA9DA9EA9FA9Sound TransmissionInsulation per Section17.22.060, Item G.Sound TransmissionInsulation per Section17.22.060, Item G.12'-10" 4'-1 1/2" 4'-1 1/2" 1'-2"4" A41530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-58011/4" = 1'-0"THIRD FLOOR PLANNORTHUnit 3: (Living 763 sq ft)DnGREAT ROOMP.R.P.R.DECKDECKDnKITCHENDININGAREADECKDININGAREAGREAT ROOMKITCHENDn161514131211876161514131211876161514131211876UNIT #1UNIT #3P.R.Unit 2: (Living 759 sq ft)Unit 1: (Living 759 sq ft)101010(13' X 19'-3")(13' X 19'-3")(17' X 22')(<----24'-6"---->)(<----19'-6"---->)(11'-6" X 21'-6")GREAT ROOMUNIT #2(17' X 22')(FFE = 531.6)(FFE = 531.6)(FFE = 531.6)595995KITCHENDININGAREA30'-10"110'-0"30'-10"110'-0"9'-0"21'-10" 20'-4"1'-6"36'-4"2"36'-4"2"37'-0"36'-0"35'-8"10"17'-0"19'-0"16'-8"19'-0"10"36'-8"25'-0"11'-8"13'-2"6'-0"5'-10"AA8BA8CA9DA9EA9FA9Sound TransmissionInsulation per Section17.22.060, Item G.Sound TransmissionInsulation per Section17.22.060, Item G.42" Tall Guardrail42" Tall Guardrail42" Tall Guardrail 42" Tall Guardrail42" Tall Guardrail 29'-4"1'-6"4'-1 1/2" 4'-1 1/2" 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A61/4" = 1'-0"11TH STREET - FRONT SOUTH ELEVATION1/4" = 1'-0"LPLP9'-0"8'-6"8'-6"1/4" = 1'-0"CYPRESS AVENUE - LEFT SIDE WEST ELEVATION1/4" = 1'-0"9'-0"8'-6"8'-6"LPLPELEVATION NOTES:12345678910152416Composition roofing over two layers of 15#felt111213171814232221201925Entry door w/ glass @ topCove moulding above window - See5" Ø half round copper gutter4x rafter tails per detailAluminum clad window assembly w/muntins as shown2x6 trim/painted around windows perAluminum clad french door os sliding frenchassembly w/ muntins as shownOutline of garage or floor below gradeCove mldg above door - See detailSee detail for jamb between windowsDeck guardrail per detail orSectional roll-up garage door w/ remoteopener and glass @ top as shownWood shutter guardrail - See detail orPre-primed "Artisan" Hardie cement fiberbeveled siding w/ 7" exposureHead and jamb at window - seeDecorative Bermuda shutterSee detail for transition to flat roofReduce chimney width as shownSee details & for head & jamb @garage doorFinished grade26272829See details and for typ. windowsill detailHorizontal trim per detail w/ Hardie"Artisan" siding below and batt and boardaboveExterior steps per site plan30See details & for head & jamb @double hung windows--31Flat roof eave per detail32Chimney detail per detailVERY IMPORTANT NOTESFramer and general contractor shall verify exactelevation of highest beam and shall notifyarchitect of this elevation prior to any roofframing. Adjustments may be required withrespect to height limit.1. Parapets, satellite antennae, rails, skylight,and roof equipment must be within the heightlimit.2. Provide 2-layers of 15# felt or equivalentover all exterior wall plywood (shear panels).Outline of grade @ 11th StreetOutline of grade @ Cypress AvenueOutline of wall or fenceBatt and Board perLight fixture------------------------------------------11233345586677888881010111111111212131499151516161617171818181919202020202132322223242425252526262727292930303030313133Outline of interior stairs2'-6"2'-6" 2'-6"34Outline of neighbor's grade353535352'-7"2'-7"C P 6 = 5 4 2 . 9 5 M A X . A C T = 5 4 2 . 1 535Outline of natural grade36Outline of height limitC P 5 = 5 4 2 . 6 8 M A X . A C T = 5 4 2 . 1 536 3636CP2 = 542.88 MAX.ACT = 541.07CP3 = 543.0 MAX.ACT = 542.9CP8 = 544 .15 MAX .ACT = 544 .1 C P 8 = 5 4 4 . 1 5 M A X . A C T = 5 4 4 . 1 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A7LPLP9'-0"8'-6"8'-6"1/4" = 1'-0"REAR NORTH ELEVATION1/4" = 1'-0"LPLP9'-0"8'-6"8'-6"1/4" = 1'-0"RIGHT SIDE EAST ELEVATION1/4" = 1'-0"4'-9"±11223344556677999910101111121517181818191919192121252592626272728282929293131333333ELEVATION NOTES:12345678910152416Composition roofing over two layers of 15#felt111213171814232221201925Entry door w/ glass @ topCove moulding above window - See5" Ø half round copper gutter4x rafter tails per detailAluminum clad window assembly w/muntins as shown2x6 trim/painted around windows perAluminum clad french door os sliding frenchassembly w/ muntins as shownOutline of garage or floor below gradeCove mldg above door - See detailSee detail for jamb between windowsDeck guardrail per detail orSectional roll-up garage door w/ remoteopener and glass @ top as shownWood shutter guardrail - See detail orPre-primed "Artisan" Hardie cement fiberbeveled siding w/ 7" exposureHead and jamb at window - seeDecorative Bermuda shutterSee detail for transition to flat roofReduce chimney width as shownSee details & for head & jamb @garage doorFinished grade26272829See details and for typ. windowsill detailHorizontal trim per detail w/ Hardie"Artisan" siding below and batt and boardaboveExterior steps per site plan30See details & for head & jamb @double hung windows--31Flat roof eave per detail32Chimney detail per detailOutline of grade @ 11th StreetOutline of grade @ Cypress AvenueOutline of wall or fenceBatt and Board perLight fixture------------------------------------------33Outline of interior stairs34Outline of neighbor's grade2'-6"34343435Outline of natural grade35353534VERY IMPORTANT NOTESFramer and general contractor shall verify exactelevation of highest beam and shall notifyarchitect of this elevation prior to any roofframing. Adjustments may be required withrespect to height limit.1. Parapets, satellite antennae, rails, skylight,and roof equipment must be within the heightlimit.2. Provide 2-layers of 15# felt or equivalentover all exterior wall plywood (shear panels).36Outline of height limitCP1 = 542.90 MAX.ACT = 542.15CP4 = 5 4 2 . 9 3 MAX .ACT = 5 4 2 . 9 CP3 = 5 4 3 . 0 MAX .ACT = 5 4 2 . 9 CP2 = 5 4 2 . 8 8 MAX .ACT = 5 4 1 . 0 7 CP1 = 542 .90 MAX .ACT = 542 .15CP5 = 542.68 MAX.ACT = 542.15CP6 = 542.95 MAX.ACT = 542.15CP7 = 543.17 MAX.ACT = 542.9CP9 = 542.49 MAX.ACT = 541.783'-2" 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A8LP2 CAR GARAGELOWERHALLSTORAGE2 CAR GARAGESTORAGELOWERHALLLOWERHALLSTORAGE2 CAR GARAGEENTRYSTAIRSHALLMASTER BATHMASTER BATHENTRYSTAIRSHALLBEDROOM #2BATH #2ENTRYSTAIRSHALLSTAIRSGREAT ROOMSTAIRSGREAT ROOMKITCHENLPSTAIRS9'-0"8'-6"8'-6" VARIES VARIES VARIES 9'-0"8'-6" 9'-0"8'-6"SECTION1/4" = 1'-0"ALPGUEST PARKINGMASTER BEDROOMDECKLPBEDROOM #3GUEST PARKINGGUEST PARKINGBEDROOM #3BEDROOM #3BEDROOM #2BATH #2MASTER BEDROOMBATH #2BEDROOM #2MASTER BATHMASTER BEDROOMDECKDECKDECKDINING AREADINING AREADINING AREAGREAT ROOMPATIOSECTION1/4" = 1'-0"B8'-6"8'-6"9'-0" 8'-6"8'-6"9'-0"52.5 sq. ft. x 3.83'= 201 c.f.52.5 sq. ft. x 3.83'= 201 c.f.52.5 sq. ft. x 3.83'= 201 c.f. 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A9LPLPBEDROOM #3LAUNDRYSTORAGESTAIRSBEDROOM #2HALLSTAIRSSTAIRSSTAIRSP.R.DINING AREAKITCHENSECTION1/4" = 1'-0"CLPLPGUEST PARKINGDECK2 CAR GARAGEDECKMASTER BEDROOMMASTER BATHGREAT ROOMSECTION1/4" = 1'-0"D9'-0"8'-6"8'-6" 9'-0"8'-6"4'-0" MIN.LPLPBEDROOM #3STORAGEBEDROOM #2W.I.C.DINING AREAKITCHENSECTION1/4" = 1'-0"E8'-6"8'-6"BATH #3ENTRYSTAIRSLPLPGUEST PARKING2 CAR GARAGEMASTER BEDROOMBEDROOM #2KITCHENGREAT ROOMSECTION1/4" = 1'-0"F4'-0" MIN.7'-1" MIN.7'-1" MIN.8'-6"9'-0" 9'-0" 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A10ROOF PLAN1/8" = 1'-0"Minimum class "A" roof material: Asphalt Composition roofing over minimum 2 layers of 15# felt laid with 19" overlap - when slope is less than 4:12; Cool Roof: Roofing materials shall have a CRRC initial or 3 year aged thermalemittance equal to or greater than those specified. Must meet Green Building Standards.Roof Pitch = See PlansSkylights to be "Bristol Light" (ESR-3177) or approved equal by the Architect and Building Department. Provide flat anodized skylights.All fireplaces to be provided with approved spark arrestor. Decorative chimney caps must be listed assembly.Built-up roofing - 2 layers 15# felt with 90# cap sheet. Minimum slope 12:12 nail base sheet per table 15-E. Hot mop in between layers, 12" per foot slopeAttic Vent Calculations:Upper level attic area = 0 sq. ft./ 150 = 0 sq. ft. of vents - 0 vents provided0 sq. attic vents - provided - Concrete Model "Flat" Vents by O'Hagins Inc. (ICC = 9650A)All gutters shall be copper half round w/ 5" ØROOF PLAN NOTES1.2.3.4.5.6.7.11TH STREETCYPRESS AVENUEH I P HIPRIDGE PITCH BREAKVALLEYVALLEYHIPHI P PITCH BREAK PITCH BREAKPITCH BREAK2:122:12 2:122:12 2:12 2:12 12:12 2:122:12 2:12 HIPHIPRIDGEVALLEYH I P 2:12 2:122:122:12PITCH BREAK512.92 - PC51 2 . 2 8 - P C 51 2 . 8 3 - P C 515.12 - PCNORTHDECKDECKDECK12:12 12:12 12:1212:12 40.04' P/L 40.04' P/L CP1 = 542.90 MAX.ACT = 542.15CP3 = 543.0 MAX.ACT = 542.9125.3'2.57'9'40.04' 4.58'9.33'11'125.3'40.04'2.7'9'2.58'5'7'512.90 - EG512.85 - EG51 2 . 8 8 - E G 51 3 . 0 8 - E G 4.58'2.61'2.58'7.7'3.12' 3.12'10.2'4.12'CP2 = 542.88 MAX.ACT = 541.073.12'2'2'512.91 - EG51 2 . 9 2 - E G CP4 = 5 4 2 . 9 3 M AX . AC T = 5 4 2 . 9 12' C P 5 = 5 4 2 . 6 8 M A X . A C T = 5 4 2 . 1 5 16.17'16.17'51 2 . 4 3 - E G514.55 - EGCP6 = 542.95 MAX.ACT = 542.157'512.35 - EG7.6'514.85 - EG4.5' C P 7 = 5 4 3 . 1 7 M A X . AC T = 5 4 2 . 9 11.83'CP8 = 544.15 MAX.ACT = 544.11.33'51 4 . 5 2 - E G 1.33'512.44 - EG7.11' CP 9 = 5 4 2 . 4 9 M A X . A C T = 5 4 1 . 7 8 7.73'2'512.32 - EG7'514.98 - EG79.5'79.5' 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801TSTO FD SPK @ C/LPIER AVENUE PER R1 900 S &W LS 7 7 0 7 913S&W 30826 981 982 984N 12°21'14"W125.29' P/LN 12°21'14"W125.30' P/LN 77°50'00"E 40.04' P/L N 77°50'00"E 680.37'N 12°23'09"W145.24'1360N 77°50'00"E 40.04' P/L 11TH STREETCYPRESS AVENUE1465 1466 59.28'375.43'145.30'SHEET 1 OF 1 SHEETSCALE: 1" = 8'LEGAL DESCRIPTIONJOB ADDRESSSUBDIVIDER11-12-2015IN THE CITY OF HERMOSA BEACHCOUNTY OF LOS ANGELESSTATE OF CALIFORNIAFOR CONDOMINIUM PURPOSESVESTING TENTATIVEEXISTING BUILDINGCONCRETEBRICKWOOD DECK106.76EXISTING ELEVATIONBLOCK WALLLEGEND100EXISTING CONTOURFIRE HYDRANTGARAGE FINISH FLOORLEAD AND TAGTOP OF CURBFLOW LINETOP OF WALLTOP OF DRIVEWAY APRONBEGINNING OF CURB RETURNSPIKEFOUNDWESTERLYPROPERTY CORNERFHGFFL&TTCFLTWTXBCRSPKFDW'LYPCXEXISTING FENCENORTHERLYN'LYSPIKE AND WASHERS&WPOWER POLEPPGUY WIREGWSTKSTAKEPROPERTY LINEPL, P/LE'LYEASTERLYMHMANHOLESOUTHERLYS'LYWATER METERWMNOTE: ALL SETBACK DIMENSIONS SHOWN ARE MEASURED TO EXTERIOR SURFACE OF BUILDINGS UNLESS OTHERWISE NOTED.BOUNDARY MONUMENTS ARE NOT NECESSARILY SET ON PROPERTY CORNERS. PLEASE REFER TO THE NOTATION ON THE PLANS FOR OFFSET DISTANCES. IF THERE ARE ANY QUESTIONS, PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT :(310) 542-9433, M-F 8:00 AM TO 5:00 PM. GAS METERGMSSMHSANITARY SEWER MANHOLESTREET LIGHTSTLTC/LCENTERLINEFINISH FLOORFFEMELECTRIC METERPARCEL MAP NO.73931DC CONSTRUCTION & DEVELOPMENTDENNIS CLELAND1530 5TH STREETMANHATTAN BEACH, CA 90266PHONE 310-374-7050LOT 13,KNUTSEN TRACTM.B. 20-185APN 4187-020-022501 11TH STREETHERMOSA BEACH, CA 9025415-558NOTES1. ALL EXISTING STRUCTURES TO BEREMOVED UNLESS OTHERWISE NOTED.2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS.3. THIS IS A 3 UNIT CONDOMINIUM PROJECT.4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY.5. SANITARY SEWER DISPOSAL IS TOAN 8" VCP PUBLIC LINE. THE 8" VCPIS LOCATED IN 11TH STREET; APPROXIMATE DEPTH = 8'±.6. SEE SOILS REPORT FOR POTENTIALFILL ON THIS SITE.7. SITE DRAINAGE IS SURFACE FLOWWITH DISCHARGE TO ADJACENT STREETS.*TRACT NO. 780M.B. 16-41** PARCEL MAP NO. 18588P.M.B. 202-028R1 = PWFB 0616-1238,1239R2 = R.S. 200-098R3 = PWFB 0616-830,831R4 = PWFB 0616-828,829VARIES16'VARIES 40'20'20'245.66'1400TP=NAIL 517.151402L&T 11284512.151403L&T 20327512.171404S&W516.411405S&W 30826512.771406TP=PEN X512.371407EL 515.12 PC 1408BSW 515.241409 BSW 514.921410CC5 1 4 . 6 0 1411SIG N 514.841412BC R 514.82 BCR1413FL514.30 FL1414WM514.141415TC512.06 TC1416FL 511.49 FL1417TP5 1 1 . 9 71418BSW512.2 0 1419SE C W 512 . 0 81420512.28 PC1421HS513.681422CC 513.831423CC514.891424HS514.7814253 10"PALMS 514.411426HS1427SWCW515.371428BC R 515.33 BCR1429SIGN 514.7 71430514.261431TX513.64 TX1432FL513.12 FL1433WM513.61 1434NWCW513.681435HS513.511436HS513.271437TX513.13 TX1438FL512.62 FL1439FL512.19 FL1440TX512.68 TX1441SWCW512.861442NWCW512.771443HS512.861444L&T 11284512.83 PC1445L&T 20327512.92 PC1446L&T NO TAG 512.911447NFACE 512.921448WFACE513.311449514.921450HS513.171451HS513.161452TW515.80 TW1453512.9214543 10"PINES 513.251455HS513.671456BS5 1 2 . 1 61457TS513.971458EF A C E 514.211459TW 515.08 TW 1460513.561461513.261462HS PROD512.941463514.651464 514.8514651466EXISTING RESIDENCE EXISTING RESIDENCE CONC.CONC.CONC.CONC. SIDEWALKCONC. SIDEWALK CONC. FD L&T RCE 11284ON 20' R/W LINE0.68' E'LY & 0.23' S'LYOF PROP. CORNERTAG ELEV = 512.83'FD L&T, NO TAG0.25' E'LY & 0.24' S'LYOF PROP. CORNERTAG ELEV = 512.91'FD L&T RCE 203270.32' S'LY OF CORNERON E'LY PROP. LINETAG ELEV = 512.92' SET L&T RCE 30826 ON PROP. CORNER TAG ELEV = 515.12'FD 2.08' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 512.17' FD L&T RCE 11284 2.03' S'LY & 0.28' E'LY OF PROP. CORNER TAG ELEV = 512.15' S'LY LINE LOT 2* W'LY LINE ** TO FOUND S&W LS 7707 PER R2 FOUND S&W LS 7707 PER R3 TO C/L VALLEY DRIVE PER TIES PER R420.00'19.32'146719.25' 1 A = 5,017 SQ FT FD 19.32' W'LY OF CORNERON PROP. LINE PROD. VARIES 16'VARIES 40'20'20'240.0' 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L1 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L2 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L3 1530OFREVISIONREVISEDPRINTEDOWNER: D.C. CONSTRUCTION AND DEVELOPMENT JOB ADDRESS: 501 11TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L3.1 1/4" = 1'-0"SECOND FLOOR PLANNORTHLot Coverage = 3,257 sq. ft.FAUMASTER BEDROOMBEDROOM #2BATH#2MASTER CLOSETMASTER BATHFAUFAUBEDROOM #2BATH #2HALLDECKDECKMASTER BEDROOMMASTERCLOSETMASTER BEDROOMDECKBATH #2BEDROOM #2MASTERCLOSETW.I.C.W.I.C.HALLMASTER BATHMASTER BATH123456789161514131212345678916151413121234567891615141312DnUpUpDnDnUpUNIT #1UNIT #2UNIT #3111011101110(12' X 12')(12' X 12')(12' X 12')(5' X 16'-6")(4'-8" X 15'-6")LINEN LINEN LINEN(4'-8" X 15'-6")(15'-6" X 16'-3")(15'-6" X 16'-3")(FFE =522.0)(FFE = 521.75)HALL(FFE =522.0)HALL(FFE =522.0)Sound TransmissionInsulation per Section17.22.060, Item G.Sound TransmissionInsulation per Section17.22.060, Item G.5'-0"4'-8"20'-0" x 29'-4"= 586.532'-10" x 30'-6"= 1,001.552'-2" x 29'-4"= 1,530.05'-0" x 29'-4"= 139.0 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:8'-6"20'11'-6"91'-10"5'11'-5"18'10'-0"20' 47'-7 1/8"4'-6"27'-1 1/2"13'-4 1/8"24' CLR.11'3'-6"2'-6"11'-6"25'-1/8"23'-2"21'-6"22'-2"5'6'-6"16'-2"2'8'-6"10'4'2'-4"15'-6" 4'2'-4" 4'2'-4"15'-6"8'-1/4"7'-9 9/16"15'-6"8'-2 7/8"44.97'44.97'108.34' 108.34'20'20' 40'7TH STREETCL (E) CONC. SIDEWALK(E) CONT. ROLLED CURBCONC. DRIVEWAY DRIVEWAY SL. DRIVEWAY SL. OPTION GUEST PARKING 8.5' X 22' MIN. GUEST PARKING 8.5' X 19' MIN. (E) CONC. BLK WALL (E) CONC. BLK WALLCONC. BLK WALL SET BACKSLOPESLOPE VARIES ELECT METER: 30" MIN.CLR. WIDTH, 36" MIN.CLR. IN FRONT ELECT METER: 30" MIN.CLR. WIDTH, 36" MIN.CLR. IN FRONT GM GM OUTLINE OF GARAGEAT FIRST FLOOR OUTLINE OF GARAGE AT FIRST FLOOR 6' HT. FENCE & GATE AT CONC. TRASH AREA 6' HT. FENCE & GATE AT CONC. TRASH AREA MIN. WIDTHSETBACK LINE OF 3RD FLOOR DECK LINE OF 2ND & 3RD FLOORLINE OF 2ND & 3RD FLOOR LINE OF 3RDFLOOR DECK LINE OF 2ND & 3RD FLOOR SETBACK SETBACK SETBACK SETBACKSETBACKPARKING TURNING AREA CONC. PAVER WALKWAY CONC. PAVER WALKWAYDRIVEWAY PLANTING - TYP.PLANTING - TYP. PLANTING LANDSCAPING PLANTING PLANTINGPLANTING PLANTING PLANTING - TYP.MIN. WIDTH96.15 P.C.90.24 P.C.98.63 P.C.95.11 P.C.PLANTING SITE PLAN SCALE: 1/8" = 1'-0"1ST PUBLLICIMPROVEMENT90. 3 0 95. 3 1 T W 89. 7 1 (94.67)98 . 9 598.9895.56 FL95.8390.3890.24 TC89.83 FL91.44DRIVEWAY PROFILE - C DRIVEWAY PROFILE - B DRIVEWAY PROFILE - A SLOPE: 12.3 % +/-CURB FLOW LINEPROPERTY LINEGARAGESIDEWALK94.99' F. C.94.58' F.L. DRIVEWAY PROFILE - C SLOPE: 0.26 % +/-CURB FLOW LINEPROPERTY LINEGARAGESIDEWALK93.2' F. C.92.61' F.L. DRIVEWAY PROFILE - A SLOPE: 6.8 % +/-CURB FLOW LINEPROPERTY LINEGARAGESIDEWALK94.17' F. C.93.6' F.L.DRIVEWAY PROFILE - B 0.26% - 12.3% MIN. 1% MIN. 1%MIN. 2%99. 7 3 T W BLD'G CANT. BLD'G CANT. BLD'GCANT. 1ST FLOOR ELEV: 93.49'2ND FLOOR ELEV: 102.73'1ST FLOOR ELEV: 93.5'2ND FLOOR ELEV: 102.58' BACK OF GARAGE F.F.E.: 93.41' BACK OF GARAGE F.F.E.: 93.42'93.17 F. S. 92.8 F.S . (96.91) 92.83 F.G . (97.39) 94.95 F. G . (96.93)92.57 F.S.(96.32)92.49 F.S.(95.35)92.25 F.G.(95.11)93.16 F.S.92.52 F. S.91.75 F. S.93.52 91.88 F.S.(93.54) 94.5 8 F L 93.6 F L 92.61 FL 101.5 5 F . S . 102.17 F. S. (99.24) 99.77 F. S. 102.1 F. S . 96.25 F. S.(96.25) 9 6 . 0 5 F . S . (9 8 . 5 7 ) 96.39 F. S. GRASSCRETE DRIVEWAY SEE LANDSCAPE PLAN 92.68 F.G. DRIVEWAY SL. MIN. 2%91.63 F. G. 93.26 DN DN DNDN 93. 1 7 ' F . C .CEARANCE - DRIVEWAYTO CANT. OF BLD'G93.1 7 ' F . C . 93.1 7 ' F . C . LINE OF GARAGEBELOW GRADECEARANCE - DRIVEWAYTO CANT. OF BLD'GCEARANCE - DRIVEWAYTO CANT. OF BLD'GUP UP COAT/UTILITY CLOSET CABDEN/STUDY/OFFICE MUD ROOM 2 - CAR GARAGE2 - CAR GARAGE MUD ROOM BEDROOM 1 ELEV. LAUNDRY GUEST GUEST 1ST FLOOR PLAN BAR WINE UP Slope SeatCabinetMASTER CLOSET MASTER BATH MASTER BED BATH ENTRY W D LAUNDRY UP BATH MASTER CLOSET ENTRY MASTER BATH OPEN TO ABOVE BEDROOM 2BEDROOM 1 BEDROOM 3BEDROOM 3 DN ELEV. MASTER BED 2ND FLOOR PLAN DN OVENDWWINE BUFFET LIVING ROOM KITCHEN UP TOROOF DECK 48" FIRE PWDR DN48" REF.OVEN DW WINE DESK UP TOROOF DECK PWDR 24" HIGHWOOD BUILT-INS48" FIREOPEN TO BELOWDINING KITCHEN OPEN TO BELOW 202.4 S.F. OPEN SPACE (23'-7" X 8'-7") DINING48" REF.ELEV. 201.4 S.F. OPEN SPACE (10'-6" X 19'-2") DN DN44.97'44.97'108.34' 108.34' 36" HIGH COUNTER/CABINET 36" HIGH COUNTER/CABINET7TH STREET100 S.F. MAX. OPEN SPACE 100 S.F. MAX. OPEN SPACE 3RD FLOOR PLAN ROOF PLAN2% ROOF SLOPE MIN.2% ROOF SLOPE MIN.2% ROOF SLOPE MIN.RAIN GUTTER TO DOWN SPOUTS - TYP. ROOF DECKROOF DECK A1.0PROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 90254Site Plan 9.10.2015Preliminary 9.1.2015 R2015-09 SHEET INDEXPROJECT DATA A1.0 SITE PLAN, PROJECT DATA A1.1 LANDSCAPE A2.0 FIRST FLOOR PLAN A2.1 SECOND FLOOR PLAN A2.2 THIRD FLOOR PLAN A2.3 ROOF PLAN A3.0 EXTERIOR ELEVATIONS A3.1 EXTERIOR ELEVATIONS A4.0 BUILDING CROSS SECTIONS A4.1 BUILDING CROSS SECTIONS PROPERTY OWNER LEGAL DESCRIPTION PORTION OF LOT 2 AND ALL OF LOT 3 DR. DOUGHERTY'S HERMOSA BAY VIEW TRACT M.B. 10-140 APN: 4187-032-016 CODE RESEARCH ZONING: R-2 PROPERTY TYPE: MULTI DWELLINGS, CONDOS SETBACKS: FRONT: 5' MIN. SIDE: 10% OF LOT WIDTH (4'-6") REAR: GROUND: 5' 2ND FLR: 3' HEIGHT LIMIT: 30'-0" MAX. 3 - STORIES (SEE ROOF PLAN) PARKING: 2 ENCLOSED EACH UNIT PROVIDED AT GARAGE GUEST PARKING: 2 PROVIDED CONST. TYPE: V-B OCCUPANCY: R-2 AT LIVING, U AT GARAGE NO. OF STORYS 3 FIRE SPRINKLERS: REQUIRED THROUGHOUT RESIDENCE AND GARAGE: LICENSED INSTALLER SHALL SUBMIT SHOP DRAWINGS FOR APPROVAL PRIOR TO INSTALLATION MRDD UNITED LLC 200 PIER AVE. #203, HERMOSA BEACH, CA 90254 PH: 310-995-2882 SCOPE OF WORK 1) DEMOLISH EXISTING DUPLEX AND GARAGE 2) CONSTRUCT 2 NEW 3 LEVEL CONDOMINIUMS W/ ATTACHED 2 - CAR GARAGES. 3) SITE IMPROVEMENTS PER CITY APPROVAL VICINITY MAP APPLICABLE CODES ALL WORK MUST COMPLY WITH 2013 CALIFORNIA BUILDING CODES (CBC), 2013 (CPC), 2013 (CMC), 2013 (CFC), 2013 (CEC), 2013 (CRC), 2013 (CGBSC), 2013 CALIF. ENERGY STANDARDS. AND SHALL COMPLY WITH: 2014 CITY OF LA BLD'G CODES, LAPC, LAMC, LAEC. CONSULTANTS ARCHITECT: STANLEY ANDERSON PHONE: 310.528.8680 REAL ESTATE DEVELOPMENMT SERVICES: SROUR & ASSOC. PHONE: 310.372.8433 SURVEYOR: DENN ENGINEERS PHONE: 310.542.9433 ENGINEER: PACIFIC COAST STRUCT. ENG., INC. PHONE: 310.375.3636 T-24 ENERGY: MELISSA ALVES PHONE; 310.341.8658 FIRST FLOOR LIVING: 626 SQ/FT. 621 SQ/FT. SECOND FLOOR LIVING: 1,319 SQ/FT. 1,332 SQ/FT. THIRD FLOOR LIVING: 1,004 SQ/FT. 1,031 SQ/FT. TOTAL LIVING: 2,949 SQ/FT. 2,984 SQ/FT. GARAGE: 421 SQ/FT. 472 SQ/FT. DECKS: 300 SQ/FT 302 SQ/FT LOT AREA: 4,872 SQ. FT. LOT COVERAGE MAX.: 4,872 X 0.65 = 3,166.8 SQ/FT. PROPOSED UNIT A (1,431.4 SQ/FT.) + UNIT B (1,380.0 SQ/FT.) = 2,811.4 SQ/FT. MAX LOT COVERAGE ALLOWED: 3,166.8 SQ/FT. AREAS UNIT A UNIT B637 7TH STREET, HERMOSA BEACH BUILDING ADDRESS BUILDING ADDRESS SHALLL BE PROVIDE ON THE BUILDING IN SUCH A POSITION AS TO BE PLANLY VISIBLE AND LEGIBLE FORM THE STREET PER CRC SECTION 319.1. Planning 11.16.2015 OPEN SPACE CALCULATION UNIT A UNIT B REQ'D OPEN SPACE = 300.0 S.F. PROVIDED @ 3RD FLOOR = 201.4 S.F. (ADJACENT TO LIVING ROOM) PROVIDED @ ROOF = 100.0 S.F. (ROOF TOP DECK) TOTAL: 301.4 S.F. TOTAL PROVIDED = 301.4 S.F. PROVIDED 300.0 S.F. REQUIRED REQ'D OPEN SPACE = 300.0 S.F. PROVIDED @ 3RD FLOOR = 202.4 S.F. (ADJACENT TO LIVING ROOM) PROVIDED @ ROOF = 100.0 S.F. (ROOF TOP DECK) TOTAL: 302.4 S.F. TOTAL PROVIDED = 302.4 S.F. PROVIDED 300.0 S.F. REQUIRED Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 12_1.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.: LANDSCAPE PLAN SCALE: 1/8" = 1'-0"44.97'44.97'108.34' 108.34' 40'7TH STREETCL (E) CONC. SIDEWALK(E) CONT. ROLLED CURBCONC. DRIVEWAY DRIVEWAY SL.DRIVEWAY SL. (E) CONC. BLK WALL (E) CONC. BLK WALLCONC. BLK WALL SLOPESLOPE GM GM OUTLINE OF GARAGE AT FIRST FLOOR OUTLINE OF GARAGE AT FIRST FLOOR 6' HT. FENCE & GATEAT CONC. TRASH AREA 6' HT. FENCE & GATEAT CONC. TRASH AREA LINE OF 3RD FLOOR DECK LINE OF 2ND & 3RD FLOORLINE OF 2ND & 3RD FLOOR LINE OF 3RD FLOOR DECK LINE OF 2ND& 3RD FLOOR PARKING TURNING AREA CONC. PAVER WALKWAY CONC. PAVER WALKWAYDRIVEWAYPLANTING94.25Feathered Reed Grass 4 - 3 Gal. Verbena 1 - 3 Gal. Thyme 12 - 1 Gal. Honeysuckle 2 - 4 Gal. Lavender 2 - 3 Gal. Lavender 2 - 3 Gal. Thyme 8 - 1 Gal. Blue Oat Grass 3 - 2 Gal. SedgeGrass 8 - 1 Gal. Feathered Reed Grass 2 - 3 Gal. Thyme 5 - 1 Gal. Blue Oat Grass 2- 3 Gal. Verbena 3 - 2 Gal. 1 2 3 6 7 3 1 5 6 2 6 7 4 Thyme 10 - 1 Gal. SedgeGrass 4 - 2 Gal.5 6 LANDSCAPE PLANTING LIST Key Common Name Botanical Name Type of Plant Water Usage for Region Per WUCOLOS 1 Blue Oat Grass Helictotrichon Perennial Moderate 2 Lavender Lavandula Shrub Low 3 Verbena Verbena Bonariensis Perennial Low 4 Honeysuckle (Hispidula) Lonicera Hispidula Shrub Low 5 Sedge Grass Carex Perennial Moderate 6 Thyme Thymus Shrub/ground Cover Moderate 7 Feathered Reed Grass Stipa Gigantea Perennial Low 8 Bamboo Phyllostachys Shrub Moderate NOTE: LANDSCAPE AREAS ARE TO BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM NO HIGH WATER USE PLANTS. ALL PLANTS AND SHRUBS LOW TO MODERATE WATER USE. HIGH WATER USE PLANTS ARE LIMITED TO 20% WATER PERMEABLE SURFACES NOTE: TOTAL AREA EXCLUDING BUILDING FOOTPRINT: +/- 2,728.0 S.F. TOTAL AREA OF PERMEABLE SURFACES: +/- 567.2 S.F. (20%) PERMEABLE SURFACES: GRAVEL, LAWN, PLANTERS & PLANTED AREAS SEE PLAN FOR LOCATIONS TOTAL AREA OF IMPERVIOUS SURFACES: +/- 2,160.8 S.F. (79%) IMPERVIOUS SURFACES: TOTAL CONCRETE DRIVEWAY AREA, CONCRETE PATH, PADS, STONE STEPS, UTILITY & TRASH AREA: 35 S.F. SEE PLAN FOR LOCATIONS Fieldstone Stepping Stones & Gravel Sedge Grass 12 - 2 Gal.54" TRENCH DRAIN14.6% 1.0% SLOPE CONC.DRIVEWAY 1 Blue Oat Grass 4 - 2 Gal. 1 Blue Oat Grass 5 - 2 Gal. 3 Verbena 3 - 2 Gal. 5 6 SedgeGrass - 1 Gal. Thyme - 1 Gal. 5SedgeGrass 3 - 2 Gal. 1 Blue Oat Grass 10 - 2 Gal. Thyme 23 - 1 Gal.6 5 6 SedgeGrass 2 - 2 Gal. Thyme 7 - 1 Gal. 3Verbena 2 - 3 Gal. GRASSCRETE DRIVEWAY 3Verbena 2 - 3 Gal. 6Thyme 4 - 1 Gal. MIX ENTIRE PROP. LINE WALL A1.1PROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 90254Landscape Plan 9.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.: 17'-0" Min. Clr.20'-0" Min. Clr.15'-3/16"12'-1 5/16"2'-5"17'-0" Min. Clr.20'4'-6"27'-1 1/2"13'-4 1/8"4'-5"3'-8 3/8"3'-8 3/8" 20' 18' 11'-6"25'-7 5/8"21'-11 1/2"22'-1"22'-2"5' 1'-6"8'16'-1 5/8"6'-4 1/2"15'-7"6'-4 3/4"15'-9 1/4"4'-6"2'16'-2 9/16"2'8'-6"11'-1 5/8"5'-1 1/2"14'-1 3/4"4'-2 3/4"24'-0" CLR.11'2"4'-4"UP FAU HUNG A B C D E 5 1 3 UP PLANTER PLANTER COAT/ UTILITY CLOSET CABDEN/STUDY/OFFICE 11'-6" X 10'-0" BEDROOM 1 12'-6" X 11'-0" MUD ROOM 2 - CAR GARAGE 20'-2" X 20'-0" 2 - CAR GARAGE 21'-0" X 18'-6" MUD ROOM BEDROOM 1 11'-8" X 12'-0" ELEV. LAUNDRY 13'-7" X 7'-0" GUEST OPTION GUEST REAR UNIT B - 1ST FLOOR PLAN SCALE: 1/4" = 1'-0" FRONT UNIT A - 1ST FLOOR PLAN SCALE: 1/4" = 1'-0" BAR 18'-0" WIDE ROLL-UP GARAGE DOOR SETBACK F G 20'-0" Min. Clr. 2 4 CL WINE DUMB WAITER BATH 1 BATH 1 SETBACK SETBACKSETBACKSETBACKSETBACK SIDEWALK (PUBLIC IMPROVEMENT)44.97'44.97'108.34' 108.34' DRIVEWAY LINE OF 2ND & 3RD FLR. LINE OF 2ND & 3RD FLR. DRIVEWAY A4.0 1 A4.0 2 A4.1 2 A4.1 1SETBACKSETBACK AREA OF GARAGE UNDER GROUND SEE ELEVATION16'-0" WIDE ROLL-UP GARAGE DOORTRENCH DRAINSOUND INSULATION NOTE: ALL SHARED WALLS WILL HAVE A MINIMUM 52 STC RATING 11'-1"26'-5/8"7'-9 1/2"5'-4 1/16"8'-9 15/16"20'-9"23'-6"5' A2.0 1st Floor PlanPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.: 11'-6"19'-2 3/4"6'-4 3/4"7'-9 1/2"14'-2"12'-7 3/4"5'-10 1/2"7'-4 1/4"15'-11"4'-5 1/2"3' 3'-8 1/4"3'-8 1/2"4'-6"29'-1 1/4"11'-4 1/2"14'-7 1/4"14'-6"4'-6"11'-6"17'-9 3/4"11'-2"11'-6"1'-6"23'-7"6 1/2"7'-4 3/4"14'-6 3/4"12'-7 3/4"11'-8"12'-1 1/2"9'-9 3/4" 6'-4 1/2"15'-7"2'3'-6"4'UP 66" TUB - TBDSlope SeatTub/Shower 66" x 32" Frost Glass CabinetMASTER CLOSET 9'-4" X 11'-7" MASTER BATH 18'-0" X 11'-0" MASTER BED 13'-0" X 16'-5" BATH6'-4" X 13'-0" 4'-3" X 5'-8" ENTRY Tub/Shower 66" x 32" W D LAUNDRY UP BATH 6'-10" X 11'-0" MASTER CLOSET 6'-6" X 10'-0" ENTRY Open to Above MASTER BED 11'-6" X 17'-3" MASTER BATH 8'-8" X 17'-3" OPEN TO ABOVE BEDROOM 2 11'-7" X 11'-3"BEDROOM 2 11'-8" X 12'-0" BEDROOM 3 11'-7" X 11'-3"BEDROOM 3 11'-0" X 10'-3" REAR UNIT B - 2ND FLOOR PLAN SCALE: 1/4" = 1'-0" FRONT UNIT A - 2ND FLOOR PLAN 1 SCALE: 1/4" = 1'-0" DN ELEV. A C D E 5 1 3 F G 2 4 B LC44.97'44.97'108.34' 108.34' LINE OF 3RD FLR. DECK LINE OF 3RD FLR. DECK SETBACK SETBACK SETBACKSETBACKSETBACKSETBACKA4.0 1 A4.0 2 A4.1 1 A4.1 2 DUMBWAITER SOUND INSULATION NOTE: ALL SHARED WALLS WILL HAVE A MINIMUM 52 STC RATING UP A2.1 2nd Floor PlanPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:3'-9"3'-8"3'-9 3/4"4'-2 1/4"3'-9"7'-6"4'19'-2 3/4"6'-4 3/4"7'-9 1/2"14'-2"13'-11 1/4"11'-10 3/4"20'-5"3' 3'-8 1/4"3'-8 1/2" 10'-6"18'-8 3/4"22'-4 1/4"22'-1"24'-2"4'-6"11'-6"19'-5 3/4"9'-6"4'-6"24'-8 3/4"8'-7"7'-2 1/2"8'-3/4"36" CLR.36" CLR. DN 48" COOKTOP OVENDW DUCTING & VENTSIN ISLAND BOTTOM WINE PANTRY 3' X 5' BUFFET DECK 10'-6" X 19'-2" LIVING ROOM KITCHEN 24" HIGH WOOD BUILT-INS LINE OF SOFFIT CL'G HT. 8'-0" CL'G HT. VARIES: 8'-10" - 10'-10" BBQ UP TO ROOF DECK 48" FIRE 9' ISLAND PWDR DN 48" COOKTOP 48" REF.OVEN DW DUCTING & VENTSIN ISLAND BOTTOM WINE PANTRY 3' X 5' DESK 9' ISLAND BBQ UP TO ROOF DECK PWDR 24" HIGHWOOD BUILT-INS48" FIREOPEN TO BELOWDINING KITCHEN OPEN TO BELOW DECK 23'-7" X 8'-7" DINING48" REF.DESK ELEV. LOW WALL LAUN. SHOUT 20'-0" SLIDER REAR UNIT B - 3RD FLOOR PLAN SCALE: 1/4" = 1'-0" FRONT UNIT A - 3RD FLOOR PLAN SCALE: 1/4" = 1'-0" A C D E 5 1 3 F G 2 4 B 44.97'44.97'108.34' 108.34' SETBACK SETBACK SETBACKSETBACKLC SETBACKSETBACKLIVING ROOM A4.0 1 A4.0 2 A4.1 2 A4.1 1 ENT. 48" CORNER FIRE OPTION - 24" A.F.F. LINE OF SOFFIT CL'G HT. 8'-6" CL'G HT. VARIES: 10'-0" - 11'-6"DUMBWAITER SOUND INSULATION NOTE: ALL SHARED WALLS WILL HAVE A MINIMUM 52 STC RATING USE A FLOOR WATER FOR ICE MAKER/WATER AT REFRIGERATORS NOTE: NO PLUMBING ALLOWED IN COMMON WALL A2.2 3rd Floor PlanPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.: 11'-6"13'-2"20'-1"14'-4"14'-4"21'-11"10'-6"2'-6"4'-6"12'-3 1/4"20'-10 3/4"7'-3 3/4"3'-1 3/4"28'-2 1/2"59'-1" 95'-4" 24'-8" 12'-6"9'-2"29'-3 3/4"9'-6"2'12'-1 3/4"3'-6"2'105'-10" REAR UNIT B - 3RD FLOOR PLAN SCALE: 1/4" = 1'-0" FRONT UNIT A - 3RD FLOOR PLAN SCALE: 1/4" = 1'-0" DN DN ROOF DECKROOF DECK BUILT UP FLAT ROOF44.97'44.97'108.34' 108.34'SETBACKSETBACK36" HIGH COUNTER/CABINET 36" HIGH COUNTER/CABINET SETBACK CLEAR SETBACK SETBACK 1.25:12 ROOF SLOPERAIN GUTTER TO DOWN SPOUTS - TYP.7TH STREET96.15 P.C.90.24 P.C.98 . 6 3 P . C .95.11 P.C.CP3 = 124.71'ACT = 124.51'POINT A DECK BELOW POINT C POINT B POINT D DECK BELOW PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT ROOF TO BE CLASS "A" ROOF OR APPROVED EQUAL OVER WATER PROOF MODIFIED BITUMEN MEMBRANE OR APPROVED EQUAL BUILT-UP FLAT ROOF BUILT UP FLAT ROOF ROOF TO BE CLASS "A" ROOF OR APPROVED EQUAL OVER WATER PROOF MODIFIED BITUMEN MEMBRANE OR APPROVED EQUAL BUILT-UP FLAT ROOF A4.0 1 A4.0 2 A4.1 2 A4.1 1 LINE OF BUILDING LINE OF OVERHANG ELEVATION: 122.08'ELEVATION: 121.01' 317 S.F.297 S.F. SMOOTH STUCCO PARAPET (TYP.) SMOOTH STUCCO PARAPET W/ WOOD & MTL TOP RAIL (TYP.)1.25:12 ROOF SLOPE1.25:12 ROOF SLOPEROOF SLOPEROOF SLOPEROOF SLOPECP4 = 125.78'ACT = 125.58'CP2 = 12 4 . 4 8' ACT = 1 2 3. 5 7'CP1 = 121.95'ACT = 121.45'CP5 = 126.91'ACT = 125.58'CP5 = 1 2 5. 9 8' ACT = 1 2 3. 3 6' A2.3 Roof PlanPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:8'-3 3/4"8'-6"8'-10"2'-4"8'-2"8'-10"10'2'-3"8'8'-6"8'-10"8'8'-6"8'3'-6"3'-6"3'-6"3'-6"WEST ELEVATION SCALE: 1/4" = 1'-0" SOUTH/STREET FACING ELEVATION SCALE: 1/4" = 1'-0" DRIVEWAY CP2 = 124.48'CP1 = 1 2 1. 9 5' ACT = 1 2 1. 4 5'ACT = 123.57'CP4 = 125.78'ACT = 125.58'CP6 = 125.98'ACT = 123.36'CP5 = 126.91'ACT = 125.58'CP1 = 121.95'ACT = 121.45'CP3 = 124.71'ACT = 124.51' ADJ. PROPERTY LINE CORNER EL: 90.24' ADJ. PROPERTY LINECORNER EL: 95.11' FIN. SURFACE GARAGE SLAB 2ND FLOOR 3RD FLOOR 1ST FLOOR 2ND FLOOR 3RD FLOOR FIN. SURFACE 1ST FLOOR BEYOND 2ND FLOOR 3RD FLOOR ROOF DECK BEYOND GUARDRAIL BEYOND MIN.LINE OF (E) GRADE 6 3 7 FIN. SURFACE FIN. SURFACE ADJ. PROPERTY LINE CORNER EL: 90.24' ADJ. PROPERTY LINE CORNER EL: 96.15' BEVELED WOOD SIDING W/ 7" EXPOSURE - PAINTED WHITE WASH BRICK SIDING SMOOTH STUCCO FINISH 18'-0" X 8'-0" SECTIONAL WOOD ROLL UP GARAGE DOOR GALVANIZED PAINTED SHEET METAL FACIA SMOOTH FINISH STUCCO OVER PLANTER WALL SELF ILLUMINATING ADDRESS NUMBER SIGN WALL MOUNTED LIGHT FIXTURE - TYP. METAL & WOOD GUARDRAIL SYSTEM VERTICAL WOOD SIDING - PAINTEDCLASS "A" BUILT-UP ROOFING PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT WALL MOUNTED LIGHT FIXTURE - TYP. 16'-0" X 7''-6" SECTIONAL WOOD ROLL UP GARAGE DOOR PLPL PLPL CLASS "A" BUILT-UP ROOFING GALVANIZED PAINTED SHEET METAL FACIA SMOOTH STUCCO FINISH SMOOTH STUCCO FINISH BEVELED WD SIDING W/ 7" EXPOSURE PAINTED WHITEWASH BRICK SIDING VERTICAL WD SIDING PAINTED METAL & WOOD GUARDRAIL SYSTEM CP3 = 124.71'ACT = 124.51' FIN. SURFACE LINE OF (E) GRADE AT PROPERTY LINE LINE OF (E) GRADE OUTLINE OF 30' HEIGHT LIMIT OUTLINE OF 30' HEIGHT LIMIT A3.0 Exterior ElevationsPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 1_25.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:+/- 8'-4"8'-6"8'3'-6"8'-2"8'-10"8'-6"3'-6"8'-10"8'-6"3'-6"8'-2"8'-10"10'3'-6"3'3'-5"4'3'-8"A B EAST ELEVATION SCALE: 1/4" = 1'-0" DRIVEWAY NORTH ELEVATION SCALE: 1/4" = 1'-0"CP6 = 125.98'ACT = 123.36'CP5 = 126.91'ACT = 125.58'2ND FLOOR 3RD FLOOR ROOF DECK BEYOND GUARDRAIL BEYOND 1ST FLOOR 2ND FLOOR 3RD FLOOR 1ST FLOOR 2ND FLOOR 3RD FLOOR GUARDRAIL ROOF DECK GARAGE SLAB @ DOOR 2ND FLOOR 3RD FLOOR GUARDRAIL ROOF DECK LINE OF (E) GRADE ADJ. PROPERTY LINE CORNER EL: 98.63'ADJ. PROPERTY LINE CORNER EL: 96.15' FIN. SURFACE FIN. SURFACE LINE OF FLOOR BELOW ADJ. PROPERTY LINE CORNER EL: 98.63' ADJ. PROPERTY LINECORNER EL: 95.11' LINE OF (E) GRADE LINE OF DRIVEWAY BEYOND PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT FOR TYPICAL INFORMATION NOT SHOWN SEE SOUTH & WEST ELEVATIONS FOR TYPICAL INFORMATION NOT SHOWN SEE SOUTH & WEST ELEVATIONS PL PL PL PL MAX.OUTLINE OF GARAGE BELOWMAX.CP5 = 126.91'ACT = 125.58'CP4 = 125.78'ACT = 125.58'CP3 = 124.71'ACT = 124.51'CP2 = 124.48'ACT = 123.57'98.81 (E) EL.96.36 (E) EL.97.76 (E) EL.97.74 (E) EL.OUTLINE OF 30' HEIGHT LIMIT OUTLINE OF 30' HEIGHT LIMIT A3.1 Exterior ElevationsPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 Planning Corr.1.26.2016 /Users/newuser/Documents/7th Str 12_1.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:8'8'3'-6"8'-2"8'-10"8'-6"8'-6"8'3'-6"8'-2"8'-10"10'8'-7 1/2"8'-10 1/2"8'-6"8'-10"8'-4"8'-1/4"PL PL 94.17' F.C. GARAGE SLAB MASTER BATH BEDROOM 3 BEDROOM 3 ENTRY LAUNDRY GARAGE WINE ROOM MUD ROOM DENGARAGE LIVING ROOM ENTRY HALL PL PL MASTER BEDROOM BEDROOM 2 BEDROOM 2 MASTER BATH CARPORT DRIVEWAY LIVING ROOM KITCHEN LIVING ROOMKITCHEN MASTER CLOSET BATH LAUNDRY DINING ROOM PWDER PWDER BBQ PATIO KITCHEN MASTER BEDBATH BATH BEDROOM 1 BEDROOM 1BATH 6.8% slope UNIT A / B - EAST SECTION - 1 SCALE: 1/4" = 1'-0" UNIT A / B - WEST SECTION - 2 SCALE: 1/4" = 1'-0" 93. 4 2 ' F . C . 93.5' FIN. FLR. DRIVEWAY 92.32' F.C. 93.5' FIN. FLR.1% MIN. SLOPE 1% MIN. SLOPE 92.52' F.C. 93.41' FIN. SLAB - VARIES 93.49' FIN. FLR. 93.49' FIN. FLR.93.24' FIN. SLAB - VARIES94.17' F.C. 93.17' F. C.CLR.8'8'-5"A4.0 SectionsPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 /Users/newuser/Documents/7th Str 12_1.plnSTANLEY ANDERSONARCHITECTSARCHITECTURE PLANNING INTERIORS310.528.8680219 MANHATTAN BEACH BLVD., UPPER SUITEMANHATTAN BEACH, CALIFORNIA 90266DATE: ISSUE DATE PROJECT NO.:8'-6"8'-6"8'-10"8'-2 1/2"8'-2"8'-10"10'3'-6"8'3'-6"MASTER BATH GARAGE MASTER BEDROOM DININGLIVING ROOM ENTRY BEDROOM 1 MASTER BEDROOM LIVING ROOM MUD ROOM UNIT A - SOUTH SECTION - 1 SCALE: 1/4" = 1'-0" UNIT B - NORTH SECTION - 2 SCALE: 1/4" = 1'-0" DRIVEWAY DECK ROOF DECK DRIVEWAY WALKWAY ROOF DECK WALKWAY 93.49' FIN. FLR. GARAGE SLAB ELEV.: VARIES CARPORT F.F. BEYOND PLPL PL PL 93.50' A4.1 SectionsPROPOSED2 UNIT CONDOMINIUMS FOR637 7TH STREET, HERMOSA BEACHCA 902549.10.2015Preliminary 9.1.2015 R2015-09 Planning 11.16.2015 Planning 12.2.2015 SITE:LEGAL:OWNER:PROJECT CONTACTS:Structural Engineer:Surveyor:Owner: Michael & Christy RootMICHAEL AND CHRISTY ROOTV-B (FULLY SPRINKLERED)STORIES:OCCUPANCY:CONSTRUCTION:HERMOSA BEACH,CA715 2ND STREETAT 715 2ND STREET, HERMOSA BEACH, CAA PROPOSED TWO UNIT CONDOMINIUM FORPROJECT DATA:COMPLYING CODES:R3/UAPN:LOT COVERAGE: 3 + ROOF DECKTitle 24:Campbell ConsultingP: (310) 345-2761AREA BREAKDOWN:59.7% < 65% (MAX LOT COVERAGE) : COMPLIES2013 CRC, CBC, CMC, CPC, CEC, & 2013CA ENERGY EFFICIENCY CODE, 2013 CALIFORNIA GREENBUILDING STANDARD CODE, TITLE 24(U FACTOR .40 MAX)CalGreen Requirements:TROTTER BUILDING DESIGNS, INC.1011 Manhattan Beach Blvd., Suite AManhattan Beach, CA 90266P: (310) 545-2727 F: (310) 545-2722www.TrotterBuildingDesigns.comDesigner:SUSTAINABLE GREEN BUILDING PROGRAM AND ENERGY EFFICIENCY STANDARDSRequirements for LOW-RISE RESIDENTIAL BUILDING. A building that is of Occupancy Group Rand is six stories or less, or that is a one- or two-family dwelling or townhouse.1. The Following Requirements Apply to All SFD Project: (New Dwellings, Additions,and Remodels.)Water EfficiencyIndoor Water Use 4.301.1 The provisions shall establish the means of conserving water used indoors, outdoors, and inwastewater conveyance. Indoor Water Use Section 4.303 requirements shall apply to any new indoor water fixtures toobtain 20% savings compared to the baseline provided in Table 4.303.1Indoor water fixtures must incorporate the fixture flow rates of Table 4.303.2Fixture Type Flow RateLavatory faucets 1.5 gpmKitchen faucets 1.8 gpmWater Closets (toilets) 1.28 gpmShowerheads 2.0 gpmUrinals 0.5 gpmAlternatively, the applicant can provide a water budget calculation that can demonstrate the 20% savings as per CaliforniaEnergy Code Section 4.30.1.Outdoor Water Use 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided andinstalled 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 rainfallshall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soilmoisture-based controllers are not required to have rain sensor input.Material Conservation and Resource Efficiency4.406.1 Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodentsEnvironmental Quality4.501.1 The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous,irritating and/or harmful to the comfort and well--being of a building's installers, occupants and neighbors. Requirementsfor adhesives, sealants, caulks, and finishes shall apply to any construction.Pollution Control4.504 Pollution control must be provided as follows.1. All duct and related distribution component openings must be covered with tape or other approved meansto 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) andother requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections94522(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 cushion 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-emittingMaterials 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 interioror exterior of the building shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measurefor Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table4.504.5FORMALDEHYDE LIMITS IN PARTS PER MILLIONProduct Current Limit January 1, 2013 July 1, 2013Hardwood ply veneer core .05Hardwood ply composite core .05 .05Particleboard .09Medium Density Fiberboard .11Thin med. density fiberboard .21 .13Documentation for the items listed above must be made available to your inspector upon request.2. The Following Requirements Apply Only to New SFD. Material Conservation and ResourceEfficiencyA4.303.2 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.4.408.1 The Construction waste reduction requirements shall be required for the following projects:xAll demo permitsxAll re-roofing projects.xAll remodeling projects where valuation exceed $100,000.Construction Waste Reduction of at least 65% Recycle and/or salvage for reuse a minimum of 65 percent of thenonhazardous construction and demolition debris. See Municipal Code sections: 5.26.010. A construction wastemanagement plan shall be submitted to the Waste Management Plan compliance Official.Interior Moisture Control - CGBSC 4.505$FDSLOODU\EUHDNVKDOOEHLQVWDOOHGDQGVKDOOFRQVLVWRIWKHIROORZLQJDLQFKWKLFNEDVHRIòLQFKRUODUJHUFOHDQaggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which willaddress bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute ACI302.2R-06. An equivalent slab design by a design professional is acceptable.Moisture Content of Building Materials - CGBSC 4.505.3Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosedwhen the framing members exceed 19 percent moisture content. Moisture content shall be verified in compliance with thefollowing: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 beverified.3. At least three random moisture readings shall be performed on wall and floor framing withdocumentation provided immediately prior to enclosure of the wall and floor framing, documentation to besubmitted 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 toenclosure in wall or floor cavities. Wet- applied insulation products shall follow the manufacturers' dryingrecommendations prior to enclosure.Indoor Air Quality and Exhaust - CGBSC 4.506For bathrooms containing a bathtub, shower, or tub/shower combination, a mechanical exhaust fan which exhaustsdirectly from the bathroom must be installed. Fans must be ENERGY STAR compliant and be ducted to terminate outsidethe building. Unless functioning as a component of a whole house ventilation system, fans must be controlled by ahumidistat which shall be readily accessible. Humidistat controls shall be capable of adjustment between a relativehumidity range of 50 to 80 percent.Environmental Comfort - CGBSC 4.507Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shallhave a minimum insulation value of R-4.2.Whole-Building Ventilation Requirements (From ASHRAE 62.2)At least one mechanical ventilation system in the building must be designated for use in compliance withthe Whole-Building Ventilation Requirement. Alternatively, the sum of the rated airflows from multiple fanscan be utilized to meet the required Whole-Building Ventilation airflow. The system(s) must deliver continuous ventilationairflow at a rate greater than or equal to the rate specified in equation 4.1a, and fan Sone ratings must not exceed 1.0 fordwelling occupant densities known to be greater than (N +1), the rate shall be increased by 7.5 CFM for each additionalperson.Heating and air-conditioning systems shall be sized, designed and have their equipment selected using the followingmethods:1. The heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or otherequivalent design software methods.2. Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent designsoftware 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.2,745 SQ. FT. (BLDG. FOOTPRINT)4,598 SQ. FT. (LOT SIZE)= 59.7% PROPOSEDGENERAL BUILDING INFORMATION:NAMVAR ASSOCIATES231 Vista Del Mar, Suite DManhattan Beach, CA 90277P: 310-540-7788 F: 310-540-7733THIRD FLOOR LIVING AREATOTAL DECKS/BALCONIESDECKS/BALCONIESNO. OF BATHROOMSNO. OF BEDROOMSTOTAL LIVING AREA678 SF43 1/2954 SF319 SF2,487 SQ. FT.SECOND FLOOR LIVING AREAGARAGEDECK/BALCONIES524 SF 1,152 SF48 SFFIRST FLOOR LIVING AREA381 SFPROVIDEDFRONTSIDEREARLOT AREA ZONING INFORMATION:AREA:YARDS:LOT COVERAGE65% MAX.REQUIRED59.7%5'-0"5'-0"4'-0'6'-5"5'-0"4'-0'PARKING & DRIVEWAYS:NUMBER OF SPACESGUEST SPACESPARKING SETBACK4 (2 PER UNIT)1PARKING STALL DIMENSIONTURNING AREADRIVEWAY WIDTH19'-0'X20'-0"10'-0"DRIVEWAY MAXIMUM SLOPE12.5%OPEN SPACE4,598 SQ. FT.2,745 SQ. FT.DECKS/BALCONIESN/ATOTAL OPEN SPACE419 sq. ft. REQUIREDON GRADE319 SF (COUNTABLE @ 3RD FLR) PROVIDED3%4 (2 PER UNIT)28'-0"(A) 19'-6"X20'-4" (B) 19'-8"X24'-9"UNIT A UNIT B UNIT AUNIT BN/A(300 SQ. FT. MIN. REQUIRED PER UNIT)17'-0"482 sq. ft. PRIVATE STORAGE274 cu. ft.C.F. PER UNIT: 200 cu. ft. min.UNIT AUNIT B252 cu. ft.FENCES/WALLSHEIGHT FROM FINISHED SURFACELINEAL FEET6'-0"158.00'ROOF DECKS311 SF100 SF (ROOF DECK)382 SF (COUNTABLE @ 3RD FLR) 100 SF (ROOF DECK)28-8'28'-0" A5.106.2.1 Storm water runoff rate and quantity. Implement a storm water management plan resulting in no net increase in rate and quantity of storm water runoff fromexisting to developed conditions. Exception: If the site is already greater than 50 percent impervious, implement a stormwater management plan resulting in a 25 percent decrease in runoff rate and quantity. This requirement may be met bydemonstrating a 25 percent decrease in site impermeability, or retention of 25 percent of the design storm as indicated inSection A5.106.2.2. A4.203.1 Energy efficiency. Using an Alternative Calculation Method (ACM) approved by the California Energy Commission, calculateHDFKEXLOGLQJ·VHQHUJ\DQG&2HPLVVLRQVDQGFRPSDUHLWWRWKHVWDQGDUGRU´EXGJHWµEXLOGLQJWRH[FHHGWKHCalifornia Energy Code based on the current energy standards requirements by 15 percent.7KHDPHQGPHQWWR6HFWLRQ$(QHUJ\HIILFLHQF\²SHUFHQWDERYH7LWOH3DUWLVDPHQGHGWRread as follows: $(QHUJ\HIILFLHQF\²SHUFHQWDERYH7LWOH3DUW Exceed California Energy Code requirements, based on the current Energy Efficiency Standards, by 15percent and meet the requirements of Division A45.6. Field verify and document the measures and calculations used to reach the desired level of efficiencyfollowing the requirements specified in the Title 24 Reference Appendices. A4.106.5 Cool roof. Roofing materials shall comply with this section. Exception: Install roof constructions that have a thermal mass over the roof membrane with a weight of atleast 25 lb per square feet. A4.106.5.1 Solar reflectance. Roofing materials shall have a minimum 3-year aged solar reflectance equal to or greater than the valuesspecified in Table A4.106.5(1). If CRRC testing for 3-year aged reflectance is not available for any roofing products, the 3-year aged valueshall be determined using the Cool Roof Rating Council (CRRC) certified initial value using the equation Raged >>"""LQLWLDO²@:KHUH"LQLWLDO WKHLQLWLDO6RODU5HIOHFWDQFH Solar reflectance may also be certified by other supervisory entities approved by the Commission pursuant toTitle 24, Part 1, Section 10-113.SECTION A4.203PERFORMANCE APPROACHA4.203.1 Energy performance. Using an Alternative Calculation Method (ACM) approved by the California Energy Commission, calculateHDFKEXLOGLQJ·VHQHUJ\DQG&2HPLVVLRQVDQGFRPSDUHLWWRWKHVWDQGDUGRU´EXGJHWµEXLOGLQJWRH[FHHGWKHCalifornia Energy Code based on the 2008 energy standards requirements by 15 percent.SECTION A4.207HVAC DESIGN, EQUIPMENT AND INSTALLATIONA4.207.6 Cooling equipment. When cooling equipment is installed, select cooling equipment with a Seasonal Energy Efficiency Ratio (SEER)higher than 13.0 and an Energy Efficiency Ratio (EER) of at least 11.5. The exterior components of coolingequipment (e.g. condensers) shall not exceed 45 decibels at any property line located adjacent to aresidential zone. Condensers located at least 10 feet from any property line or on the roof shall be exempt fromthis requirement.A4.207.10 Ceiling fans. If ceiling fans are installed, they shall be ENERGY STAR rated.SECTION A4.208WATER HEATING DESIGN, EQUIPMENT AND INSTALLATIONA4.208.1 Tank type water heater efficiency. If a gas fired storage water heater is installed, the Energy Factor (EF) shall be higher than 0.60.A4.208.2 Tankless water heater efficiency. If a gas-fired tankless water heater is installed, the Energy Factor (EF) shall be 0.80 or higher.A4.208.3 Distribution systems. Where the hot water source is more than 10 feet from a fixture, the potable water distribution system shallconvey hot water using one of the following methods:$FHQWUDOPDQLIROGSOXPELQJV\VWHPZLWKSDUDOOHOSLSLQJFRQILJXUDWLRQ´KRPHUXQV\VWHPµLVLQVWDOOHGXVLQJthe smallest diameter piping allowed by the California Plumbing Code or an approved alternate. 2. The plumbing system design incorporates the use of a demand controlled circulation pump. 3. A gravity-based hot water recirculation system is used. 4. A timer-based hot water recirculation system is used. 5. Other methods approved by the City.SECTION A4.210APPLIANCESA4.210.1 Appliance rating. Each appliance provided by the builder meets ENERGY STAR if an ENERGY STAR designation is applicable forthat appliance.SECTION A4.303INDOOR WATER USEA4.303.1 Kitchen faucets and dishwashers. 1. The maximum flowrate at a kitchen sink faucet shall not be greater than 1.5 gallons per minute at 60 psi.Note: Rated flowrates for the default function of the faucet shall be used to demonstrate compliance with thissection. 2. Dishwashers shall be ENERGY STAR qualified and not use more than 5.8 gallons of water per cycle.SECTION A4.403FOUNDATION SYSTEMSA4.403.2 Reduction in cement use. Cement used in foundation mix design shall be reduced by not less than 20 percent. Products commonlyused to replace cement in concrete mix designs include, but are not limited to fly ash, slag, silica fume or ricehull ash.SECTION A4.408CONSTRUCTION WASTE DISPOSAL REDUCTION, DISPOSAL AND RECYCLINGA4.408.1 Enhanced construction waste reduction. At least 65 percent of all nonhazardous construction and demolition debris generated at the site is divertedto recycle or salvage.A4.408.1.1 Documentation. Documentation shall be provided to the City which demonstrates compliance with this section.VICINITY MAP:HERMOSA BEACH NOTES:2,487 SQ. FT. 1,152 SQ. FT.319 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM524 SQ. FT. GARAGE381 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM48 SQ. FT. DECKS : 954 SQ. FT.THIRD FLOOR :311 SQ. FT. @ ROOFUNIT A UNIT B2,861 SQ. FT. 1,344 SQ. FT.382 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM611 SQ. FT. GARAGE514 SQ. FT.FIRST FLOOR:DECKS : 1,003 SQ. FT.THIRD FLOOR :306 SQ. FT. @ ROOF688 SF43 1/21,003 SF382 SF2,861 SQ. FT.611 SF 1,003 SF0 S.F.514 SF306 SF110'-0" (Eq. 4.1a) Q = 0.01A +7.5 (N +1)fanfloorbrWhere:A = conditioned floor area, ftN = number of bedrooms; not to be less than oneQ = ventilation air requirement = fan flow rate, (cfm)floorbrfan2Eq. 4.1a Calculation:A = 2,867 sfN = 5Q = 66.17 CFMfloorbrfan66.17 CFM = 0.01(2,867)+7.5(4+1)Whole-House Ventilator = 66.17 CFMLOT 86WALTER RANSOM CO'S VENABLE PLACEM.B. 9-1504188-028-051Denn EngineersP: (310) 542-9433PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016CINDEX:C. GENERAL NOTES/PROJECT DATA SURVEYA-1. SITE/ROOF PLANA-1.1 ROOF PLANA-1.2. LANDSCAPE PLANA-2. FIRST FLOOR PLANA-3. SECOND FLOOR PLANA-4. THIRD FLOOR PLANA-5. ROOF/ROOF DECK PLANA-6. ELEVATIONSA-7. ELEVATIONSA-8. SECTIONSA-9. SECTIONS-HBMC SECTION 8.44 STORMWATER & URBAN RUNOFFPOLLUTION CONTROL REGULATIONS. 2ND STREET EXISTING RESIDENCE EXISTING SHED 15-219 SHEET 1 OF 1 SHEETSCALE: 1" = 10'LEGAL DESCRIPTIONJOB ADDRESSSUBDIVIDER 5-14-2015IN THE CITY OF HERMOSA BEACHCOUNTY OF LOS ANGELESSTATE OF CALIFORNIAFOR CONDOMINIUM PURPOSESVESTING TENTATIVEPARCEL MAP NO.73564MICHAEL ROOT715 2ND STREETHERMOSA BEACH, CA 90254310-902-7508LOT 86WALTER RANSOM CO'S VENABLE PLACEM.B. 9-150APN 4188-028-051715 2ND STREETHERMOSA BEACH, CA 90254 1 (667.92' 1 (39.95' P/L1 :115.10' P/L1 (39.95' P/L 1 :115.10' P/L20.00'20.00'348.20'39.95'279.77'4 0'20'20'303.98309.36308.37306.98 PC306.58 FL3 0 9 . 3 3 T X306.17 TX305.62 FL 306.28305.04305.28304.03 PC303.86 TC303.43 FL306.43306.20306.12306.73306.75307.47307.83308.13308.05308.67309.61309.27308.25306.09306.98308.36308.35309.48312.80313.16312.53310.61310.02308.66309.98309.8318"TREE 310.35SET L&T RCE 30826 2.00' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 306.90' SET L&T RCE 30826 2.00' S'LY OF CORNER ON PROP. LINE PROD. TAG ELEV = 303.97' DWYCONC.CONC. CONC. CONC. SIDEWALK W'LY LINE OF LOT 87 *E'LY LINE OF LOT 85 *1 :149.25'1 :364.60'PACIFIC COAST HIGHWAYTO FOUND SPK @ 3RD STREET PER PWFB 0616-701,702 ESTAB. PER L&T TIES PWFB 0616-699,700 FOUND S&W PER PWFB 0616-923,924ARDMORE AVENUES'LY LINE OF LOT 67 * TO FOUND PK PER PM 25226 PMB 310-063-064 0.75' 0.35' 4.54' 4.09'18.45'307.60310.60A= 4,598 SQ FT 1 SET L&T RCE 30826 IN S. FACE OF WALL 2.00' E'LY & 0.35' N'LY OF PROP. CORNER TAG ELEV = 310.17' SET L&T RCE 30826 ON TOP OF WALL 1.24' W'LY & 0.74' N'LY OF PROP. CORNER TAG ELEV = 318.01'312.80 PC307.60 PCREV 10-26-2015 NOTES 1. ALL EXISTING STRUCTURES TO BE REMOVED UNLESS OTHERWISE NOTED. 2. ALL UTILITIES ARE LOCATED IN ADJACENT STREETS. 3. THIS IS A 2 UNIT CONDOMINIUM PROJECT. 4. WATER SUPPLY IS PROVIDED BY CALIFORNIA WATER COMPANY. 5. SANITARY SEWER DISPOSAL IS TO AN 8" VCP PUBLIC LINE. THE 8" VCP IS LOCATED IN 2ND STREET; APPROXIMATE DEPTH = 6'. 6. SEE SOILS REPORT FOR POTENTIAL FILL ON THIS SITE. 7. SITE DRAINAGE IS SURFACE FLOW WITH DISCHARGE TO ADJACENT STREETS. *WALTER RANSOM CO'S VENABLE PLACE M.B. 9-150 (REVISED 10-26-15) 1.ERODED SEDIMENTS AND OTHER POLLUTANTSMUST BE RETAINED ON SITE AND MAY NOT BETRANSPORTED FROM THE SITE VIA SHEET FLOW,SWALES, AREA DRAINS, NATURAL DRAINAGECOURSE OR WIND.2.STOCKPILES OF EARTH AND OTHERCONSTRUCTION-RELATED MATERIALS MUST BEPROTECTED FROM BEING TRANSPORTED FROMTHE SITE BY WIND OR WATER.3.FUELS, OILS, SOLVENTS AND OTHER TOXICMATERIALS MUST BE STORED IN ACCORDANCEWITH THEIR LISTING AND ARE NOT TOCONTAMINATE THE SOIL NOR THE SURFACEWATERS. ALL APPROVED STORAGE CONTAINERSARE TO BE PROTECTED FROM THE WEATHER.SPILLS MUST BE CLEANED UP IMMEDIATELY ANDDISPOSED OF IN A PROPER MANNER. SPILLS MAYNOT BE WASHED INTO THE DRAINAGE SYSTEM.4.EXCESS OR WASTE CONCRETE MAY NOT BEWASHED INTO PUBLIC WAY OR ANY OTHERDRAINAGE SYSTEM. PROVISIONS SHALL BE MADETO RETAIN CONCRETE WASTES ON-SITE UNTILTHEY CAN BE DISPOSED OF AS SOILED WASTE.5.TRASH AND CONSTRUCTION-RELATED SOLIDWASTES MUST BE DEPOSITED INTO A COVEREDRECEPTACLE TO PREVENT CONTAMINATION OFRAINWATER AND DISPERSAL BY WIND.6.SEDIMENTS AND OTHER MATERIALS MAY NOT BETRACKED FROM THE SITE BY VEHICLE TRAFFIC. THECONSTRUCTION ENTRANCE ROADWAYS MUST BESTABILIZED TO INHIBIT SEDIMENTS FROM BEINGDEPOSITED INTO THE PUBLIC WAYS. ACCIDENTALDEPOSITIONS MUST BE SWEPT UP IMMEDIATELYAND MAY NOT BE WASHED DOWN BY RAIN ORBY ANY OTHER MEANS.1.ALL SITE DRAINAGE SHALL BE TERMINATED ATPUBLIC WAY VIA NON-EROSIVE DEVICE PER HBMC.2.PROVIDE ROOF GUTTERS AND DOWNSPOUTS PERGREEN BUILDING CODE SECTION 4.410.3.PROVIDE PEDESTRIAN PROTECTION PER CBCSECTION 3303 DURING CONSTRUCTION.4.ALL UTILITIES SHALL BE UNDER GROUNDED,CONTACT SOUTHERN CALIFORNIA EDISON FORTHEIR REVIEW AND APPROVAL.5.4" WASTE LINE SHALL BE USED FOR SERVING 4 ORMORE WATER CLOSETS PER CPC TABLE 703.2FOOTNOTE 46.PROJECT TO COMPLY WITH HBMC SECTION 8.44STORMWATER AND URBAN RUNOFF POLLUTIONCONTROL REGULATIONS.GENERAL NOTES:BEST MANAGEMENT PRACTICES:Site PlanScale: 1/4"=1'-0"1 (39.95' P/L1 :115.10' P/L1 (39.95' P/L1 :115.10' P/L306.98 PC306.58 FL306.17 TX305.62 FL305.04305.28304.03 PC303.86 TC303.43 FL306.20309.61306.98309.48312.80313.16312.53310.61307.60310.60305.54' FFEUNIT A304.72' FFE@ GARAGE305.29' FFE@ GARAGE304.97' FFEUNIT B10'-0"(9'-0" MIN. CLEAR) 10'-0" 4'-0" SIDEYARD SETBACK 5'-0"REARSETBACK4'-0" SIDEYARD SETBACK 27'-0"6'-5"SHARED GUEST PARKINGNEW 6' HIGHWOOD FENCECONC. WALKSLOPE2% MIN.SLOPE2% MIN.SLOPE2% MIN.SLOPE1% MIN. SLOPE 1% SLOPE3% SLOPE1% MIN.SLOPE1% MIN.SLOPE1% MIN.UPUPENTRYPORCHOUTLINE OF FLOORABOVE$%63,3(72CURBDRIVEWAYPLANTERNEW 6' HIGH CMUOUTLINE OFFLOOR ABOVE68033803:$%6PIPES TO DAYLIGHT (SUMP PUMP& CALCS TO BE SUBMITTED UNDERSEPARATE PERMIT)11'-6"2'-10"2'-10"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016A-120'-8"GRAVELWALKGRAVELWALKCONC. DRIVEWAYCONCRETE STRIPS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFSLOPE3%SLOPESLOPE3%305.29' TOC3% 304.64' TOG307.60 PC312.80 PC5'-0"FRONTYARDSETBACK4'-0"SIDEYARDSETBACK42" MAX. HIGH FENCEWITHIN FRONTYARDSETBACK42" MAX. HIGH FENCEWITHIN FRONTYARDSETBACKNEW 30" HIGH PLANTERWALL (42" HIGH MAX) Roof PlanScale: 1/4"=1'-0"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016(Unit B)Roof DeckCP#1:335.11' MAX. 333.12' ACTUALCP#2:336.24' MAX. 335.46' ACTUAL9'-5"18'-11"26'-11"30'-5"31'-11"9'-5"13'-5"18'-11"26'-11"30'-4"31'-10"10'-0"13'-11"16'-11"19'-6"20'-0"23'-6"CP#4:336.53' MAX. 336.29' ACTUALCP#3:336.91' MAX. 336.46' ACTUALCP#5:336.62' MAX. 335.79' ACTUAL304.03 PC306.98 PC312.80PC307. 60PC 39.95'41'-3"14'-0"CP#6:338.55' MAX. 337.80' ACTUAL(Unit A)A-1.1Roof DeckABDCCP#8:335.24' MAX. 333.12' ACTUALCP#9:336.50' MAX. 333.55' ACTUALCP#10:339.02' MAX. 337.80' ACTUALCP#11:340.16' MAX. 333.55' ACTUALCP#7:337.42' MAX. 333.12' ACTUAL41'-3"13'-6"69'-2"86'-2"92'-2"69'-2"86'-2"92'-2"27'-10"115.10' P/L3'-0"CP#12:340.20' MAX. 338.72' ACTUAL37'-0"5'-0"REARSETBACK4'-0" SIDEYARD SETBACK 4'-0" SIDEYARD SETBACK5'-0"FRONTYARDSETBACK4'-0" SIDEYARD SETBACK 4'-0" SIDEYARD SETBACK A-1.2Landscape PlanScale: 1/8"=1'-0"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 meansbetween the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceedfifteen (15) minutes per irrigation station or area. This provision shall not apply to drip irrigation systems, use of ahand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoffvalve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water expended for limitedperiods 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 waterponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or stormdrains. 3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24hours after measurable rainfall. 4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use bysuch 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 overspraying. B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing poolsand spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and dailywhen use is concluded. C. Water fountains and decorative water features. No person shall operate a fountain or other decorative waterfeature 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, parkingor similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flowtechnology, or water recycling systems to clean these surfaces, is permitted. In no case shall such water run off theproperty 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, butnot limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket orsimilar container or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle. Thissubsection shall not apply to any commercial car washing facility that uses a water recycling system to capture orreuse 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 bymeans of a sump pump. 3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reducewaste and total water use.8.60. 060 Standards for New Landscape.´1HZODQGVFDSHDVGHILQHGLQ6HFWLRQVKDOOEHGHVLJQHGDQGPDQDJHGWRXVHWKHPLQLPXPDPRXQWof water required to maintain plant health. New landscape shall comply with all of the requirements in Sections492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless anexception 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, andshall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicleemissions 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 regulationsadopted 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 PlantCouncil or similar source acceptable the Community Development Director are prohibited, except for knownnon-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in thisClimate Zone six (6) shall not be used. 4. The landscape area of projects proposing exclusively commercial or industrial uses shall be designed usingexclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutionaluse projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or highwater use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as abio-swale or bio-filter or for functional purposes such as active recreational areas as determined by theCommunity 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 isadjacent 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. Approvedturf 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 areascovered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced applicationis indicated. Additional mulch material shall be added from time to time as necessary to maintain the requireddepth of mulch. 7. Species and landscape design shall complement and to the extent feasible in compliance with thisChapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade westand south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the visionclearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overheadutility lines or lighting. B. Water features, pools and spas. 1. Recirculating water systems shall be used for water features. Where available, recycled water shall beused 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 notdrain 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, andcontrol pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeablepavement, connected landscape areas, and other landscape features and practices that increase onsite rainwatercapture, storage and infiltration, emphasizing natural approaches over technology-based approaches that requireongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44. D. Irrigation systems. 1. An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-offsensor, 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 MaximumApplied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed thisefficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factorshall not exceed 1.0. 3. The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditionswhere 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 beallowed. 4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall beirrigated 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 otherlow flow non-spray technology shall be used. 6. All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall bedesigned to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavementand impermeable surfaces. 7. All irrigation systems shall provide backflow prevention devices in accordancewith the current edition of the California Building/Plumbing Code and check valves at the low end of irrigation lines toprevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler headH[FHHGVWKHPDQXIDFWXUHU·VUHFRPPHQGHGRSWLPDORSHUDWLQJSUHVVXUH 8. Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform tothe 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 ofmixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mixhigh and low water use plants. 3. Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Wherefeasible, 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 interestdevelopments such as condominiums, shall prohibit or include conditions that have the effect of prohibitingnative or water conserving plants. F. Landscape and irrigation maintenance. 1. All landscape and related elements shall be designed and properly maintained to insure long-termhealth 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, adjustmentand 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 installedcomponents, or equivalent or enhanced components compatible with the irrigation system. 6. Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plantmaterials shall be maintained in a healthy growing condition and diseased or dead plant materials shall bereplaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or deadplant materials may be replaced with plant materials that have low water needs, as rated in the currentedition of the Water Use Classification of Landscape Species. 7. The use, storage and disposal of all landscape and lawn care products shall comply with allPDQXIDFWXUHU·VVSHFLILFDWLRQVDQGDSSOLFDEOHODZVDQGPLQLPL]HWKHGLVFKDUJHRISROOXWDQWVWRWKHenvironment. G. Notwithstanding the requirements of this Section, landscape design and maintenance shalladditionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicableprovisions of this code, and the requirements of a development permit, whichever is more restrictive.Water Permeable Surfaces:³A4.106.4 Water permeable surfaces.8WLOL]HZDWHUSHUPHDEOHVXUIDFHVHJSHUPHDEOHSDYLQJRUODQGVFDSLQJRQQRWOHVVWKDQRIWKHH[WHULRUsurface areas (excluding building footprints) that are disturbed by the project. Subsurface infiltration alternatively maybe used, designed to infiltrate the volume of runoff produced by a 0.75 inch storm event. A maintenance agreement forinfiltration or an annual fee for postconstruction treatment control measures in lieu of infiltration may be required in anamount established by resolution of the City Council.'LUHFWUXQRIIIURPWKHUHPDLQGHURIDOOLPSHUPHDEOHVXUIDFHVRQWKHSURMHFWVLWHLQFOXGLQJURRIUXQRIIDQGdownspouts from roofs, onto permeable areas or into a subsurface infiltration system designed to infiltrate the volumeof runoff produced by a 0.75 inch storm event. A maintenance agreement for infiltration or an annual fee forpostconstruction treatment control measures in lieu of infiltration may be required in an amount established byresolution of the City Council.Exception: Required accessible routes for persons with disabilities as required by California Code of Regulations, Title3DUW&KDSWHU$DQGRU&KDSWHU%DVDSSOLFDEOH´City of Hermosa Beach LandscapingRequirementsLot Square Footage:4,598 sq. ft.Building Footprint:2,069 sq. ft.*Landscape/Hardscape Area = Lot Sq. Ft. - Building Footprint 4,598 sq. ft. - 2,069 sq. ft. = 2,529 sq. ft.A maximum 20% of landscape/hardscape area can have high water usageplants as defined by Water Use Classification of Landscape Species(WUCOLS) for Region 3.Max Area of High Water Use Plants = Landscape/Hardscape Area x 20% = 2,529 sq. ft. x 20% = 505.8 sq. ft.(provided) 0 sq. ft. < 505.8 sq. ft. max. OKPermeable/Landscape (329 sq. ft.+195 sq. ft.) / *2,529 sq. ft. = 58.4% OKPermeable areas (1,282 sq. ft.)Hardscape areas (1,050 sq. ft.)Landscaped areas (197 sq. ft.)Lot Area = 4,598 sq. ft.Building Footprint (2,069 sq. ft.)Symbol:VegetationType:BotanicalName:CommonName:Regional Eval.Water Needs:Size:Diameter(planting/matured):Height(planting/matured):Quantity:GALVEZIA SPECIOSAFIRECRACKERISLAND SNAPDRAGONVERY LOWTREEACACIACULTRIFORMIS LOWKNIFELEAF ACACIA10'-0" TO 15'-0"1-224X24 BOX72FLOWER2'-0" TO 3'-0"3'-0" WIDE5 GALLONSHRUBEURYOPS PECTINATUS LOWEURYOPS/SHRUB DAISY9"-12"5 GALLONMASS PLANTING(3-4 FT APART)10-1515-20NOTE: IRRIGATION SYSTEM AND SPECIFICATIONS TO BE PROVIDED BY LANDSCAPE CONTRACTORPAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-20162ND STREET Building Footprint1,125 sq. ft.Building Footprint944 sq. ft.1,050 SQ. FT.1,282 SQ. FT.10'-0"12'-1"15'-11"6'-4"1'-8"4'-0"10'-1"1'-6"26'-2"27'-0"20'-8"18'-3"4'-0"32'-0"4'-0"5'-1"13'-6"26'-4"8'-4"9'-9"3'-0"38'-9"4'-0"6'-4"6'-5"5'-5"2'-0"18'-6" 10'-0" A-216'-0"X7'-6" WOOD SECTIONAL GARAGE DOORELEVATOR SHAFT WALLS TO BE 1-HR FIRE RATED. PROVIDE 58"TYPE "X" GYPSUM BOARD ON ALL WALLS. (SEE DETAIL 8/A-11)DRYER VENT TO OUTSIDEPROVIDE DRIP PAN/FLOOR DRAINPER CPC SECTION 804.11TEMPERED SHOWER ENCLOSURE, GLASS TO BEPERMANENTLY LABELED AS SUCH.272" HIGH TILE SURROUND345UPPER CABINETRY WITH ADJUSTABLE SHELVES.678910AUTO GARAGE DOOR OPENERSHELF & POLE AS REQUIRED111213RECESSED MEDICINE CABINETWALL-MOUNTED TANKLESS WATER HEATER, MIN. 4' ABOVE F.F.E.OUTLINE OF FLOOR/DECK ABOVENOTES CONTINUED NEXT PAGE:1418" HIGH PLATFORMANTI-SIPHON HOSE BIB1.FACTORY-BUILT FIREPLACE HEARTHS, MANTLE AND CLEARANCES SHALLCONFORM WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS ANDCONDITIONS OF LISTING. (LABC 2008, 3102.1, 3102.5.1 & 2)2.WINDOWS IN ALL BEDROOMS MUST PROVIDE: MINIMUM 5.7 SQUARE FEET OFOPENABLE AREA, MINIMUM CLEAR WIDTHOF 20" MINIMUM CLEAR HEIGHT OF24" AND HAVE A FINISHED SILL HEIGHT NOT MORE THAN 44" ABOVE THEFLOOR.3.GAS-FIRED WATER HEATERS REQUIRE TWO 100 SQUARE INCHES NET AIROPENINGS EACH WITHIN 12" OF FLOOR AND CEILING AND MINIMUM 2' WIDEDOOR.4.GUTTERS AND DOWNSPOUTS SHALL BE INSTALLED AS REQUIRED TO REDUCEADDITIONAL RUN OFF ONTO NEIGHBORING PROPERTIES AND REDUCE UNDERFLOOR INFILTRATION. (CBC 1506)5.RETURN AND SUPPLY DUCTS IN GARAGES THAT PENETRATE WALLS OR CEILINGBETWEEN GARAGE AND DWELLING SHALL BE 26 GA. STEEL MINIMUM ORSHALL HAVE LISTED FIRE AND SMOKE DAMPERS AND SHALL BE EITHERINTERNALLY OR EXTERNALLY INSULATED WITH A MINIMUM OF R-4.2INSULATION WITH NO OPENING INTO THE GARAGE PER SECTION R302.5.2(LABC 2008, EXCEPTION 3)6.A FURNACE OR HOT WATER HEATER "B" VENT FLUE PASSING THROUGH WALLSOR CEILINGS SHALL NOT BE CLOSER THAN 1" TO COMBUSTIBLES INCLUDINGSHEETROCK AND SHALL BE INSTALLED WITH A METAL COLLAR AROUND THEFLUE AT THE POINT OF PASSAGE THROUGH WALL OR CLG. (CBC 710,2)7.SEAL ALL PENETRATIONS IN WALLS BETWEEN GARAGES AND DWELLING WITHNON-COMBUSTIBLE FIRE RATED MATERIAL. (CBC 709.6)8.ALL GLAZING WITHIN DOORS AND PANELS IN SHOWER AND TUB ENCLOSURESAND WINDOWS LESS THAN 60" ABOVE A STANDING SURFACE OR DRAIN INLETSHALL DISPLAY A SAFETY OR TEMPERED LABEL. (CBC 2406.2 & 4.5)9.STAIRWAY HANDRAIL HEIGHT SHALL BE 34" TO 38" MEASURED FROM THE STAIRNOSING: RAIL ENDS SHALL TERMINATE AT POSTS OF SAFETY TERMINALS. (CBC1003.3.3.6)10.GUARDRAILS 42" HIGH MIN. SHALL BE INSTALLED AT ANY DECK, PORCH, OROTHER ELEVATED AREA HIGHER THAN 30". PER LABC 200811.CONTRACTOR SHALL POST THE INSTALLATION CERT. (CF-GR) FORM ANDINSULATION CERTIFICATE (IC-I) FORM IN A CONSPICUOUS LOCATION ORKEPT WITH THE PLANS & MADE AVAILABLE FOR THE INSPECTOR.12.CONTRACTOR SHALL PROVIDE COPIES OF THE CA GUIDE TO HOMECOMFORT & ENERGY SAVINGS, CF-1R, MF-1R & CF-6R & IC-1 FORMS TO THEBUILDING OWNER.13.COMPARTMENT DIMENSIONS 12" WIDER THAN UNIT, 3" MIN. CLR. ON SIDESAND BACK, 6" MIN. CLR. FROM FRONT TO COMBUSTION AIR INTAKE. [315.1CMC].14.W/H: AREA OF COMBUSTION AIR OPENINGS 1 SQ. INCH PER 5,000 BTU. 1 SQ.INCH PER 1,000 BTU (100 MIN.) IN CONFINED SPACES. HALF OF OPENINGAREA WITHIN 12" OF CEILING AND HALF 12" FROM FLOOR. (LABC 2008)15.COMBUSTION AIR FROM ATTIC THROUGH 26-GA. GALVANIZED STEEL SLEEVETO 6" ABOVE CEILING JOISTS WITHOUT A SCREEN. PROVIDE ADEQUATEOPENINGS TO ATTIC [704 CMC].16.COMBUSTION AIR DIRECTLY FROM OUTSIDE WITH 14" SCREEN [707 CMC].ONE SQUARE INCH PER 4,000 BTU AND ONE SQUARE INCH PER 2,000 FORHORIZONTAL DUCTS, NOT ALLOWED IN ANY BEDROOM, BATHROOM, ORCLOSET THAT OPENS INTO ONE OF THESE.17.COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE.18.A FACTORY BUILT FIREPLACE SHALL HAVE THE FOLLOWING:-CLOSEABLE METAL OR GLASS DOORS COVERING THE ENTIRE OPENINGOF THE FIREBOX;-A COMBUSTION AIR INTAKE TO DRAW AIR FROM THE OUTSIDE OF THEBUILDING DIRECTLY INTO THE FIREBOX, WHICH IS AT LEAST SIX SQUAREINCHES IN AREA AND IS EQUIPPED WITH A READILY ACCESSIBLE,OPERABLE, AND TIGHT-FITTING DAMPER OR COMBUSTION-AIR CONTROLDEVICE(EXCEPTION: AN OUTSIDE COMBUSTION-AIR INTAKE IS NOT REQUIRED IFTHE FIREPLACE WILL BE INSTALLED OVER CONCRETE SLAB FLOORINGAND THE FIREPLACE WILL NOT BE LOCATED ON AN EXTERIOR WALL.);AND-A FLUE DAMPER WITH A READILY ACCESSIBLE CONTROL. (TITLE 24, PART6, CHAPTER 7, SECTION 150 (E))19.INSTALL ENERGY STAR RATED APPLIANCES20.PENETRATIONS IN FIRE-RESISTANCE-RATED WALLS SHALL COMPLY WITH CRCR302.4. PENETRATIONS SHALL BE FIRE-STOPPED BY A SYSTEM INSTALLED ASTESTED IN ACCORDANCE WITH ASTM E 814 OR UL 1479, AND SHALL HAVE ANF RATING OF NOT LESS THAN THE REQUIRED FIRE-RESISTANCE-RATING OF THEWALL PENETRATED. (CRC R302.4.1.2)21.JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTANCE-RATED WALLS, FLOOR ORFLOOR/CEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIESSHALL BE PROTECTED AN APPROVED FIRE-RESISTANT JOINT SYSTEM WITH AFIRE-RESISTASNCE RATING NOT LESS THAN THAT OF THE ASSEMBLY IN WHICH ITIS INSTALLED. (CBC 714.1)FLOOR PLAN KEYNOTES FLOOR PLAN NOTES 1516HANDRAIL MIN. 34" TO MAX. 38" ABOVENOSING LINE, TYP. (SEE DETAIL 5/A-11)1718FAU (56,000 Btu/hr)First Floor Plan (Unit B)Scale: 1/4"=1'-0"BEDROOM000Garage000Garage0005'-4"2'-6"2'-10" 18'-6"2'-10"2'-0"9'-7"Bath000Closet000BEDROOM000Bath000ELEVATOR00018'-6"19'-6"4'-6"5'-0"6'-5"5'-4"6'-11"5'-6"7'-6" 5'-0"2'-6"Shared Guest ParkingELEVATOR0001111111111242445STORAGE2'-6"11'-7"5'-4"20'-10"37'-9"9'-11"8'-11"8'-9"20'-8"18'-3"5'-4"5'-7"4'-7"23'-11"44'-6"5'-1"11'-7"3'-1"42'-9"8'-0"5'-5"5'-5"14'-5" 26'-0" 26'-0" 2'-6" 4'-0"3'-4"3'-4"4'-2" 14'-10"5'-4"9'-4" 32'-0"554244'-0"4'-0"14'-7"AA-8CA-9DA-9BA-8(Unit A)UP113'-6"11112ND STREET 3'-7"26'-0"4'-0"16'-5"9'-3"3'-0"8'-7"3'-0"3'-0"38'-11"27'-0"PLPLPLPL24'-9"19'-8" 19'-6"20'-0"ONE HOUR FIRE RESISTIVE MATERIALS ARE TO BEUSED ON ALL WALLS, CEILINGS, POSTS, ANDBEAMS ADJACENT TO OR SUPPORTING THEDWELLING, 58" TYPE "X" GYPSUM BOARD. (TYP.)GARAGE FLOOR SHALL BE APPROVEDNONCOMBUSTIBLE MATERIAL AND SHALL SLOPETO FACILITATE THE MOVEMENT OF LIQUIDS TO ADRAIN OR TOWARDS THE MAIN VEHICLE ENTRYDOORWAY PER CBC SECTION 406.1.3ONE HOUR FIRE RESISTIVE MATERIALS ARE TO BEUSED ON ALL WALLS, CEILINGS, POSTS, ANDBEAMS ADJACENT TO OR SUPPORTING THEDWELLING, 58" TYPE "X" GYPSUM BOARD. (TYP.)GARAGE FLOOR SHALL BE APPROVEDNONCOMBUSTIBLE MATERIAL AND SHALL SLOPETO FACILITATE THE MOVEMENT OF LIQUIDS TO ADRAIN OR TOWARDS THE MAIN VEHICLE ENTRYDOORWAY PER CBC SECTION 406.1.31% MIN.SLOPE1% MIN.SLOPEPROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATIONS.PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATIONS.TRASHTRASH103'-8"103'-8"6'-5"5'-0"REARSETBACK4'-0" SIDEYARD SETBACK 4'-0" SIDEYARD SETBACK5'-1"(5'-0" REAR SETBACK)6'-4"4'-0"SIDEYARDSETBACK 44Ref.PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016304.03 PC306.98 PC312.80PC307.60PC1'-0"17'-0"6" 1'-0"17'-0"6"STORAGE5'X6'7X8'4=274 c.f.1% MIN.SLOPESTORAGE252 cu. ft.(SEE A-6)OUTLINE OF FLOORABOVEOUTLINE OF FLOORABOVE5'-0"FRONTSETBACK3'-8"6'-7"5'-0" 10'-0" A-3Second Floor PlanMASTER BEDROOM000MSTR BATH000HER CLOS.000HIS CLOS.000LNDRY000DeckWD4'-9"2'-0"5'-4"TUBSOAKERBath000BEDROOM000BEDROOM00012'-0"2'-4"5'-5"HIS CLOS.000HER CLOS.000MASTER BEDROOM000MSTR BATH000BEDROOM000BEDROOM000LNDRY000(Unit B)4'-1"2'-6"4'-9"5'-3"5'-5"4'-11"Bath000WDCLOSET000ELEVATOR0002'-7" LINEN FOYER000ELEVATOR0001111111111111111113'-5"9'-0"3'-7" 16'-0" 8'-0"3'-1" 13'-8"13'-4" 32'-0"1113'-1"2'-9"3'-0" 13'-9"5'-10" 5'-5"9'-7"14'-5"8'-0"32'-0"44'-11"12'-8"3'-10"42'-9"844626436533611'-9"3'-1"2'-9"5'-3"3'-4"3'-4"5'-5"17'-3"5'-10"5'-10"13'-1"44'-6"4'-9"4'-7"5'-0"21'-4"12'-5"38'-9"13'-6"1'-10"13'-11"8'-1"6'-7"84'-9"4'-9"85544233522331AA-8CA-9DA-9BA-821UPDNUPDN5'-0" 7'-11"2'-6" 12'-5"113'-0"15'-5"13'-0"13'-0"1234567891011121314FLOOR PLAN KEYNOTES FLOOR PLAN NOTES 1516171822. FIRE-BLOCKING SHALL BE INSTALLED IN COMBUSTIBLE CONCEALED LOCATIONS IN ACCORDANCE WITH CRC R302.11 IN THE FOLLOWING LOCATIONS:A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:i. VERTICALLY AT THE CEILING AND FLOOR LEVELS.ii. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL STUD WALL OR PARTITION SPACES AND CONCEALED HORIZONTAL SPACES CREATED BY AN ASSEMBLY OF FLOOR JOISTS, AND BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCURAT SOFFITS, DROP CEILINGS, COVE CEILINGS AND SIMILAR LOCATIONS.C. WHERE ANNULAR SPACE PROTECTION IS PROVIDED IN ACCORDANCE WITH CRC R302.4 FIRE BLOCKING SHALL BE INSTALLED AT OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS AND FIREPLACES WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND THE PRODUCTS OF COMBUSTION. (CBC 717.2.5, R1003.19)23.WALL, AND CEILING SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CRC R302.9.24.GARAGE DOOR SPRINGS:-SPRING SHALL BE FABRICATED FROM EITHER HARD-DRAWN SPRING WIRE(PER ASTM A227-21) OR OIL-TEMPERED WIRE (PER ASTM A229-71).-MINIMUM DESIGN STANDARD SHALL BE 9,000 CYCLES.-PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY.-EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING OR ANY PART THEREOF IN THE EVENT IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.25.STAIR TREADS AND RISERS SHALL BE DETAILED AS FOLLOWS:A) THE TOLERANCE BETWEEN THE LARGEST AND SMALLEST RISER HEIGHTOR TREAD DEPTH SHALL NOT EXCEED 0.375" IN ANY FLIGHT OF STAIR. (CRCR3.117.4.3)B) THE RADIUS OF CURVATURE AT THE LEADING EDGE OF THE TREAD ORBEVELING OF NOSING SHALL NOT EXCEED 0.5" (CRC R311.7.4.3)C) RISERS SHALL BE VERTICAL OR SLOPED A MAX. 30 DEGREES FROM THEVERTICAL. (CRC R311.7.4.3)D) LEADING EDGE OF TREAD SHALL NOT PROJECT MORE THAN 1.25" BEYOND TREAD BELOW. (CRC R311.7.4.3)E) OPENING BETWEEN TREADS SHALL NOT PERMIT THE PASSAGE OF A 4"DIAMETER SPHERE. (CRC R311.7.4.3)26.THE WALKING SURFACE OF TREADS AND LANDINGS SHALL NOT BE SLOPED STEEPER THAN 2% (1:48) IN ANY DIRECTION. (CRC R311.7.6)27.CEMENT, FIBER-CEMENT OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1178, C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH GA-216OR ASTM C840. REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: (CRC R702.3.8)A- VAPOR RETARDERB- ON CEILINGS WHERE FRAME SPACING EXCEEDS 12" O.C. FOR 1/2" THICK AND MORE THAN 16" O.C. FOR 58" THICK.28.BATHING ROOM FLOORS SHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE SUCH AS PORTLAND CEMENT, CERAMIC TITLEOR OTHER APPROVED MATERIALS. (CRC R307.2)29.SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLEDSHOWER HEADS SHALL BE FINISHED WITH A SMOOTH AND NONABSORBENT SURFACE TO A HEIGHT NOT LESS THAN 6' ABOVE THE FLOOR. USE OF WATER-RESISTANT GYPSUM BACKING BOARD SHALL BE PER CBC 2509.230.BUILT-IN TUBS WITH SHOWERS SHALL HAVE WATERPROOF JOINTS BETWEENTHE TUB AND ADJACENT WALL. (CBC 1210.4)31.ATTIC ACCESS, SERVICE SPACE (C.M.C 304, CRC R807) & VENTILATION:A) 30X22X30 INCH HIGH MINIMUM UNOBSTRUCTED ACCESS, BUT NOT LESSTHAN THE LARGEST EQUIPMENT SIZE.B) 30X30 INCH MINIMUM UNOBSTRUCTED PASSAGE TO REMOVE EQUIPMENT, BUT NOT LESS THAN THE LARGEST EQUIPMENT & MAXIMUM 20'DISTANCE FROM ACCESS TO UNIT.C) 30X30 INCH DEEP LEVEL SERVICE SPACE LOCATED AT THE EQUIPMENTSERVICE SIDE.D) PROVIDE ADDITIONAL COMBUSTION AIR IN ATTIC SPACE WHERE FAU ISLOCATED AS REQUIRED PER C.M.C. CHAPTER 7 OR NOTE SPECIAL COMBUSTION AIR VENTING PER MANUFACTURES DESIGN (VERIFY AVAILABILITY FROM MANUFACTURE).E) FAU ACCESS FLOORING SHALL PROVIDE A MINIMUM 24 WIDE SOLID SURFACE TO & A LEVEL 30"X30" SURFACE IN FRONT OF SERVICE SIDE.F) MECHANICAL EQUIPMENT AREA SHALL HAVE REQUIRED SWITCHING & LIGHTING.Scale: 1/4"=1'-0"(Unit A)4'-0"42'-9"24'-0"2'-3"2'-6"16'-7"4'-7"5'-11"5'-0"2'-7"3'-3"1'-6"7'-0"1'-8"3'-0"1'-11"1'-10"6'-2"8'-0"6'-7"7'-4"39'-11"44'-6"16'-5"16'-5"3'-0"3'-9"8'-3"4'-0" 16'-0" 32'-0" 2ND STREET PLPLPLPL115'-4"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-201612"5'-5"3'-6"OUTLINE OF DECKABOVEOUTLINE OF DECKABOVE304.03 PC306.98 PC312.80PC3 0 7 . 6 0 P C 4'-0" SIDEYARD SETBACK 4'-0" SIDEYARD SETBACK 5'-0"REARSETBACK5'-1"(5'-0" REAR SETBACK)4'-0"SIDEYARDSETBACK 5'-0"FRONTSETBACK6'-4"6'-5" A-4Third Floor PlanDining Rm.000Kitchen000DeckLiving Rm.0006'-3"4'-4"8'-6" 9'-3" 4'-0"3'-9"5'-4"(Unit B)Dining Rm.000DeckLiving Rm.0006'-4"19'-0"3'-11"ELEVATOR000Kitchen000Pwdr000Pantry00011'-0" 6'-0"5'-7"5'-4"2'-1"13'-11"10'-5"2'-7" 10'-0"Pwdr000Pantry000ELEVATOR0003'-6"4'-0"11111111111111113'-3"3'-4"3'-10"3'-10"5'-9"19'-9"40'-8"20'-11"83'-10"3'-10"6'-10"1'-0"20'-11"39'-11"18'-0"5'-1"5'-1"3'-0"5'-8"16'-11"513311'-7"1'-7"5'-4"5'-7"40'-8"18'-6"39'-11"4'-0"8'-6"8'-0"17'-0" 4'-8" 22'-10"5'-8"3'-6" 32'-0" 2'-9" 27'-0" 16'-0" 24'-2"7'-10" 32'-0"1116'-8"4'-3"522'-3"AA-8CA-9DA-9BA-8DNUPUPDN112'-6"13'-6"13'-6"1234567891011121314FLOOR PLAN KEYNOTES15161718 Scale: 1/4"=1'-0"(Unit A)7'-1"7'-0"319 SQ. FT OF 190 SF (SHOWN HATCHED)4'-0"12ND STREET PLPLPLPL7118'-6"5'-8"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-20167'-3"3'-3"11'-11"7'-1"Open to BelowRoof BelowOUTLINE OF ROOFABOVE192 SF (NON-HATCHED)OUTLINE OF ROOFABOVE5'-0"382 SF TOTAL OPEN SPACEPLPL304.03 PC306.98 PC 312.80PC30 7 . 6 0 P C 4'-0" SIDEYARD SETBACK 4'-0" SIDEYARD SETBACK5'-1"(5'-0" REAR SETBACK)5'-0"REARSETBACK4'-0"SIDEYARDSETBACK 4'-0"SIDEYARDSETBACK5'-0"FRONTSETBACK19'-1"11'-11"19'-1"OPEN SPACE A-5Roof/Roof Deck Plan(Unit B)1234567891011121314ROOF/DECK PLAN KEYNOTES ROOF/DECK PLAN NOTES 15161718Scale: 1/4"=1'-0"(Unit A)Roof DeckCA-9DA-9AA-8BA-84'-4"17'-8" 22'-0"4'-3"11'-0"8'-0"9'-11"4'-4"3'-10"13'-10"10'-0"Roof DeckFlat RoofFuture SpaFuture Spa3'-6"15'-7" 19'-1"12'-11" 32'-0" 10'-0" 32'-0"15'-10"3'-5"19'-3"3'-5"7'-7"3'-1"14'-1"2ND STREET PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-201612" O/HANG TYP. 3'-0" 12" O/HANG TYP. 3'-0" 12" O/HANGTYP.3'-0"12" O/HANGTYP.3'-0"3'-3"5'-1"304.03 PC306.98 PC312.80PC307.60PC311 SF 306 SF (100 SF TOWARDSOPEN SPACE)(100 SF TOWARDSOPEN SPACE) 9'-1"8'-1"8'-1" 3'-6"9'-1"9'-1"8'-1"304.97 F.F.E.314.08 F.F.E.324.19 F.F.E.334.30 F.F.E.East ElevationScale: 1/4"=1'-0"3'-6"332.93 F.F.E.8'-1"323.80 F.F.E.309.61313.16312.53310.60306.98 PC308.05308.67312.80 PC310.61310.02PLPL9'-1"8'-1"8'-1"South Elevation (Unit B) Scale: 1/4"=1'-0"South Elevation (Unit A) Scale: 1/4"=1'-0"PLPLPLPLPAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-201610'-0"2'-0"337.80 @ TOPOF GUARDRAIL336.43 @ TOPOF GUARDRAIL(Unit A) (Unit B) 30'-0"306.98 PC304.03 PC3 0 6 . 5 8 F L 3 0 3 . 4 3 F L Existing grade @ floodlineProposed/Existing Grade @ property line30'-0"12"3'-0"4'-0"12"3'-0"4'-0"3'-0"5'-0"A-612"3'-0"4'-0"12"3'-0"4'-0"GUARDRAILS TO BE 42" HIGH MIN.HANDRAILS TO BE 34"-38" HIGH. NEITHERSHALL HAVE OPENING LARGER THAN3 1516".PARAPETS, SATELLITE ANTENNAE, RAILS,SKYLIGHTS, ROOF EQUIPMENT MUST BEWITHIN THE HEIGHT LIMIT.12GLASS ON ALL SWINGING DOORS:GLAZING WITHIN 18" OF THE ADJACENTFLOOR WALKING SURFACE SHALL BEFULLY TEMPERED.3ELEVATION KEYNOTES:ELEVATION NOTES:1JAMESHARDIE ARTISAN LAP SIDING234WINDOW TRIM (2X3 HARDIETRIM BOARDS)542" HIGH GUARDRAIL, INTERMEDIATE RAILS6+$//%(63$&('68&+7+$7$63+(5(MAY NOT PASS THROUGH.6784x8 RAFTER TAILSFRIEZE BOARD91011DECORATIVE LIGHT FIXTURE1213BOARD & BATTEN SIDING (HARDIEPANELVERTICAL SIDING W/2.5" WIDE HARDIETRIMBATTEN BOARDS)2X BAND BOARD1111111333333333555558888WOOD PERGOLA @ ENTRY94444PROVIDE CBC APPROVED SPARK ARRESTORSAT TOPS OF ALL FIREPLACE CHIMNEYS.101010666777711T&G WOOD CEILING11111111111122CP#1:335.11' MAX.333.12' ACTUALCP#4:336.53' MAX.336.29' ACTUALCP#3:336.91' MAX.336.46' ACTUALCP#2:336.24' MAX.335.46' ACTUALCP#6:338.55' MAX.337.80' ACTUAL3'-6"9'-1"9'-1"8'-4"304.72 F.F.E.314.08 F.F.E.324.19 F.F.E.334.30 F.F.E.337.80 @ TOPOF GUARDRAIL@ GARAGE DR.36" HANDRAIL AS MEASURED FROM STAIRNOSING LINE.126'-0"3'-6"2'-6"2'-6"CP#2:336.24' MAX.335.46' ACTUALCP#3:336.91' MAX.336.46' ACTUAL305.54 F.F.E.314.67 F.F.E.323.80 F.F.E.305.54 F.F.E.314.67 F.F.E.323.80 F.F.E.3'-11" (4'-0" MAX)305.29 F.F.E. @ DOOR304.72 F.F.E. @ GARAGECP#10:339.02' MAX.337.80' ACTUALCP#12:340.20' MAX.338.72' ACTUALCP#12:340.20' MAX.338.72' ACTUALCP#9:336.50' MAX.333.55' ACTUALCP#11:340.16' MAX.333.55' ACTUALCP#10:339.02' MAX.337.80' ACTUALCP#7:337.42' MAX.333.12' ACTUALCP#7:337.42' MAX.333.12' ACTUAL 3'-6"9'-1"9'-1"8'-1"West ElevationScale: 1/4"=1'-0"304.03 PC306.20306.12306.09306.98307.60306.43306.73308.25310.17PLPLNorth Elevation (Unit B) Scale: 1/4"=1'-0"PLPL310.17312.80 North Elevation (Unit A) Scale: 1/4"=1'-0"PLPLPAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016A-7GUARDRAILS TO BE 42" HIGH MIN.HANDRAILS TO BE 34"-38" HIGH. NEITHERSHALL HAVE OPENING LARGER THAN3 1516".PARAPETS, SATELLITE ANTENNAE, RAILS,SKYLIGHTS, ROOF EQUIPMENT MUST BEWITHIN THE HEIGHT LIMIT.12GLASS ON ALL SWINGING DOORS:GLAZING WITHIN 18" OF THE ADJACENTFLOOR WALKING SURFACE SHALL BEFULLY TEMPERED.3ELEVATION KEYNOTES:ELEVATION NOTES:1JAMESHARDIE ARTISAN LAP SIDING234WINDOW TRIM (2X3 HARDIETRIM BOARDS)542" HIGH GUARDRAIL, INTERMEDIATE RAILS6+$//%(63$&('68&+7+$7$63+(5(MAY NOT PASS THROUGH.6784x8 RAFTER TAILSFRIEZE BOARD91011DECORATIVE LIGHT FIXTURE1213BOARD & BATTEN SIDING (HARDIEPANELVERTICAL SIDING W/2.5" WIDE HARDIETRIMBATTEN BOARDS)2X BAND BOARDWOOD PERGOLA @ ENTRYPROVIDE CBC APPROVED SPARK ARRESTORSAT TOPS OF ALL FIREPLACE CHIMNEYS.T&G WOOD CEILING36" HANDRAIL AS MEASURED FROM STAIRNOSING LINE.1111111CP#5:336.62' MAX.335.79' ACTUALCP#6:338.55' MAX.337.80' ACTUALCP#3:336.91' MAX.336.46' ACTUALCP#4:336.53' MAX.336.29' ACTUAL9'-1"8'-1"8'-1"(Unit A) (Unit B) 305.54 F.F.E.314.67 F.F.E.323.80 F.F.E.CP#1:335.11' MAX.333.12' ACTUAL30'-0"304.97 F.F.E.314.08 F.F.E.324.19 F.F.E.334.30 F.F.E.337.80 @ TOPOF GUARDRAIL3'-6"332.93 F.F.E.8'-1"323.80 F.F.E.336.43 @ TOPOF GUARDRAIL9'-1"8'-1"8'-4"305.29 F.F.E.314.67 F.F.E.323.80 F.F.E.3'-6"332.93 F.F.E.8'-1"323.80 F.F.E.336.43 @ TOPOF GUARDRAIL4'-0"4'-0"12"3'-0"4'-0"12"3'-0"4'-0"4'-0"Proposed Grade3'-6"9'-1"9'-1"8'-1" 30'-0"33335544441111111111111111666771010102'-6"6'-0"3'-6"2'-6"8888CP#5:336.62' MAX.335.79' ACTUAL304.72 F.F.E. @ GARAGE305.29 F.F.E. @ GARAGE304.97 F.F.E.314.08 F.F.E.324.19 F.F.E.334.30 F.F.E.337.80 @ TOPOF GUARDRAIL@ GARAGECP#9:336.50' MAX.333.55' ACTUALCP#10:339.02' MAX.337.80' ACTUAL28'-7"CP#2:336.24' MAX.335.46' ACTUALCP#8:335.24' MAX.333.12' ACTUALCP#12:340.20' MAX.338.72' ACTUALCP#9:336.50' MAX.333.55' ACTUAL PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016BEDROOM000Garage000Garage000BEDROOM000MASTER BEDROOM000BEDROOM000MASTER BEDROOM000BEDROOM000Dining Rm.000Living Rm.000Dining Rm.000Living Rm.000Bath000Roof Deck000SPRAY FOAM INSULATION@ ROOF DECK (SEE VENT. NOTESSHEET A-1)SPRAY FOAM INSULATION@ DECK (SEE VENT. NOTESSHEET A-1)SPRAY FOAM INSULATION@ DECK (SEE VENT. NOTESSHEET A-1)R-13 INSULATION@ GARAGE WALLR-13 INSULATION@ GARAGE WALLR-30 INSULATION@ FLOOR, TYP.R-30 INSULATION@ FLOOR, TYP.R-19 INSULATION@ WALLR-19 INSULATION@ WALLR-19 INSULATION@ WALLR-19 INSULATION@ WALLR-19 INSULATION@ WALLR-30 INSULATION@ FLOOR, TYP.R-30 INSULATION@ FLOOR, TYP.R-30 INSULATION@ FLOOR, TYP.R-30 INSULATION@ FLOOR, TYP.ÄÄÄÄ ÄÄÄÄ Ä ÄÄ PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 3715 2ND ST.1011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C H15-013ROOT RESIDENCEHERMOSA BEACH, CAPC#1: 09-21-2015PC#2: 01-21-2016Garage000Bath000BEDROOM000BEDROOM000Dining Rm.000Kitchen000Pwdr000Roof Deck000SPRAY FOAM INSULATION@ ROOF DECK (SEE VENT. NOTESSHEET A-1)R-30 INSULATION@ FLOOR, TYP.R-19 INSULATION@ WALLR-19 INSULATION@ WALLR-19 INSULATION@ WALLR-30 INSULATION@ FLOOR, TYP.R-30 INSULATION@ FLOOR, TYP.BEDROOM000Bath000MASTER BEDROOM000MSTR BATH000Dining Rm.000Kitchen000Pantry000Roof Deck000SPRAY FOAM INSULATION@ ROOF DECK (SEE VENT. NOTESSHEET A-1)R-19 INSULATION@ WALL1.5 RIGID @ BASEMENTWALLS, TYP,.R-30 INSULATION@ FLOOR, TYP.ÄÄÄÄ ÄÄÄ ARCHITECTURAL COVER FOOD SERVICE (FOR REFERENCE ONLY) 2658 Griffith Park Blvd. Suite 418 Los Angeles, CA 90039 STRUCTURAL 4358 Sepulveda Blvd. Culver City Ca 90230 Tel : (310) 838 0383 Fax : (310) 838 5380 Email : office@cwhowe.com 1854(5)(5)1854(5)1854(5)(5) UP 52 (COMPACT) UP STAIR#2 STORAGE B23 PUMP ROOM B22 DN PARKING: STANDARD: 13 STALLS COMPACT: 7 STALLS TOTAL: 20 STALLS ELEVATOR ELEVATOR LOBBY B21RAMP49 50 51 53 54 55 56 57 58 59 60 61 (COMPACT) 62 (COMPACT) 63 (COMPACT) 64 (COMPACT) 66 (COMPACT) 67 (COMPACT) 68 65 STORAGE EXITLANDSCAPING UP 8 (COMPACT) UP STAIR#2 LAUNDRYRM B15 ELEVATOR ELEVATOR LOBBY B11RAMPUP(SLOPESEEGRANDINGPLAN)SLOPEDOWNDN TRELLISABOVE STAIR#5 25'-0"DRIVEWAY ELEV.97.00 DN UP UP STAIR#1 UP STAIR#4 SPACE FOR MECH. VENTILATION EQUIP. WATER HEATER RM. B14 25'-0" DRIVEWAY STORAGE B13 W D D W RAMPDN22'-0"DRIVEWAYHANDICAPPED PARKING SIGN INTERNATIONAL ACCESSIBILITY SYMBOL (TYP.) LINEN RM B16 FOUNTAIN LANDSCAP'G NORTHPARKING: ADA: 3 STALLS STANDARD: 32 STALLS COMPACT: 9 STALLS TOTAL: 44 STALLS 5 6 7 9 10 11 12 13 14 15 18 19 20 2122232425262728293031323337 43444546 ADA 47 ADA 48 ADA 16 (COMPACT) 17 (COMPACT) 34 (COMPACT) 3536 (COMPACT) 38 39 (COMPACT)40 (COMPACT)41 (COMPACT)42 (COMPACT) GUESTLAUNDRY 1 REGISTRATIONPARKING2 3 (COMPACT) 4 (COMPACT) PARKING: STANDARD: 2 STALLS COMPACT: 2 STALLS TOTAL: 4 STALLS ARCHITECTURAL COVER OPEN 6' - 2"2'-6"28' - 0"6' - 2"28' - 0"6' - 2" PATIO HOTEL HOTEL HERMOSA 12/23/2015 FLOOR PLAN PERSPECTIVE ELEVATION EXISTING WALL NEW GLASS WALL AND FRAMING WATER BLADE FOUNTAIN NEW FOUNTAIN ENCLOSURE EXISTING SLAB 1 February 4, 2016 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission February 16, 2016 SUBJECT: TEXT AMENDMENT 15-2 LOCATION: DOWNTOWN APPLICANT: CITY OF HERMOSA BEACH REQUEST: 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 Recommendation: Adopt the attached resolution recommending the City Council adopt a text amendment to allow a parking credit for conversion of non-restaurant use to restaurant use within the Downtown District, and adoption of an environmental Negative Declaration. Background: In February 2015 the City Council accepted the Downtown Core Revitalization Strategy (“Strategy”) which identifies ways to increase the vitality of our Downtown Core, which is the area of the downtown district located between 10th and 14th Streets and between The Strand and Palm Drive. The community’s commitment to this Strategy is further underscored by the City Council’s designation of the Strategy as one of the top six priorities of the City’s Strategic Plan. At its special meeting of June 16, 2015, the Planning Commission directed staff to identify potential amendments to the municipal code that implement the Strategy. The Planning Commission directed that these potential amendments be brought forward as they are identified, rather than delay consideration until all potential amendments are identified and prepared. By taking this approach, the Planning Commission is able to implement high priority and “low hanging fruit” amendments faster, accelerating the implementation of the Strategy. At its regular meeting of October 20, 2015, Staff identified Section 17.44.040(B) of the municipal code as an area that could be amended to implement the Strategy. That section prevents a business from getting a parking credit for the existing use when a non-restaurant space under 5000 square feet is changed to a restaurant use. The Planning Commission considered the section and directed staff to report back with a draft text amendment for the Commission’s consideration allowing a parking credit for such conversions. The conversion will also require a Parking Plan approval since additional parking will still be required, and when not available on site, in-lieu fees will be required. At its meeting of November 17, 2015, the Planning Commission considered the proposed text amendment, and continued the matter to January 19, 2016 with direction to staff to consider appropriate alternative noticing. On January 19, 2016 the Planning Commission continued the public hearing to February 16, 2016 to allow time for staff to incorporate comments from the City Council’s January study session regarding the overall Downtown Parking strategy. Notices for tonight’s public hearing were mailed to properties within Downtown as well as within 500 feet of the Downtown boundaries. 2 At the City Council’s January 2016 study session regarding the overall Downtown Parking Strategy, comments were made regarding: • the need for community input and Planning Commission review and recommendation on the proposals; • interest in comparing Hermosa’s parking requirements with those used by similar communities; • the importance of encouraging and providing incentives for small, unique businesses (as opposed to chains), to maintain the community’s small beach town character; • a concern about creating more bars or late night hours; • the uncertainty of actual demand for more retail space, and the idea of allowing the market to develop organically. Attachment No. 4 provides a breakdown of the Downtown District by Land Use, from the January 2014 Market and Economic Analysis prepared as part of the Hermosa Beach Downtown Core Revitalization Strategy. Council unanimously confirmed that while the public improvements component of the Downtown Strategy should be put on hold, staff should continue to work on the components of the Strategy related to code changes. Link to the study session video: http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4034 Analysis: Currently, for all larger restaurant conversions in the Downtown, and for all restaurant conversions throughout the City, additional parking required is based on the difference between the requirement for restaurant as compared to the requirement for the previous use (i.e., allowing a parking “credit” for the prior use). Municipal Code Section 17.52.035.E. states: “When the use of an existing commercial, manufacturing or other non-residential building or structure is changed to a more intense use with a higher parking requirement, the requirement for additional parking shall be calculated as the difference between the required parking as stated in Section 17.44.030 for that particular use as compared to the requirement for the existing or previous use, which shall be met prior to occupying the building unless otherwise specified in Chapter 17.44.” The proposed text amendment would allow the additional parking required for a conversion from non-restaurant to restaurant to be determined based on the difference between the requirement for restaurant as compared to the requirement for the previous use (i.e., allowing a parking “credit” for the prior use). The purpose of this amendment is to remove the current restrictive requirement, solely applied to Downtown, which requires a full complement of parking for small restaurant conversions without “credit,” which is inconsistent with the rule as applied to larger restaurant conversions in the Downtown, and for restaurant conversions throughout the City. Some of the City’s parking requirements are outdated and are designed for a car-centric suburban sprawl environment rather than a vibrant, pedestrian-oriented urban enclave. The Downtown Parking Ordinance as currently written provides that when the use of an existing building, or portion thereof , is less than 5,000 square feet, and the use is proposed to be changed from a non-restaurant use to a restaurant use, the parking requirement is calculated without a parking credit for the existing or prior use, thus requiring parking spaces as if a new building were being constructed. This completely disregards that a prior use, nonconforming to parking, currently exists on the property. Conversely, a credit is allowed for conversion of non-restaurant uses of 5,000 square feet or greater to restaurant uses, and for any other change of use that increases parking requirements. Thus, this restriction only applies to small restaurants and: • deters conversion of small ground floor office, service or snack shop uses to restaurant use; • inhibits expansion of existing successful restaurants; • impedes business growth necessary to promote future success of existing restaurants; • obstructs introduction of better restaurants and cafes that encourage gathering and lingering and address our residents’ stated desire for greater restaurant options. 3 The Gum Tree is an example of an existing, popular snack shop that could be helped if the proposed zoning ordinance amendment is adopted. Palmilla is an example of an existing, upscale restaurant that has indicated they would more likely be able to potentially expand into the adjacent former bakery space if the proposed change is implemented. The proposed change does not relieve businesses from the requirement for a Parking Plan nor from providing required parking (or an in-lieu fee). Table of Implications for Typical Restaurant Current Parking Required for Restaurant (1 space per 100 sq. ft.) Corresponding In-Lieu Fee If “Credit” allowed for previous non- restaurant use (1 space per 250 sq. ft.) Parking Required if “Credit” Applied Corresponding In-Lieu Fee if “Credit” Applied 1800 sq. ft. 18 $520,200 8 10 $289,000 2700 sq. ft. 27 $780,300 11 16 $462,4800 In considering downtown parking standards of similar communities, the cities of Redondo Beach and Manhattan Beach have parking rates that are more indicative of a pedestrian-oriented environment, and Redondo Beach’s downtown parking requirements are the same for all commercial uses. Downtown Parking Hermosa Beach Redondo Beach Manhattan Beach Restaurant 1 space per 100 sq. ft. 1 space per 250 sq. ft. A. For building sites equal/less than 10,000 sq. ft: If FAR less than 1:1 no parking is required. If FAR exceeds 1:1, only excess floor area over 1:1 ratio is considered in determining required parking at following rate for Eating & Drinking Establishments – Genera: 1 space per 50 sq. ft. seating area including cocktail lounge. B. For building sites greater than 10,000 sq. ft, the first 5,000 sq. ft. is excluded from the floor area when calculating number of required spaces at following rate for Eating & Drinking Establishments – General: 1 space per 50 sq. ft. seating area including cocktail lounge. Retail 1 space per 250 sq. ft. 1 space per 250 sq. ft. For building sites equal/less than 10,000 sq. ft: If FAR less than 1:1 no parking is required. If FAR exceeds 1:1, only excess floor area over 1:1 ratio is considered in determining required parking at following rate: Generally 1 space per 250 sq. ft. For building sites greater than 10,000 sq. ft, the first 5,000 sq. ft. is excluded from the floor area when calculating number of required spaces at following rate: Generally 1 space per 250 sq. ft. 4 While Redondo Beach has the same pedestrian-oriented parking requirement for downtown restaurant and retail uses, that is not being proposed at this time for Hermosa Beach. Instead, the proposed amendment seeks only to determine the amount of additional parking based on a comparison of the proposed use versus the existing use (i.e., a “credit” for the prior use) for small spaces, in the same manner that is allowed for large spaces in Hermosa downtown and for all commercial spaces throughout the city. The proposed text amendment is in line with the goals stated in the Strategy, and more specifically the Commercial Tenanting Strategy. The Strategy includes four major components: 1) Commercial Tenanting Strategy; 2) Hermosa Avenue Streetscape Improvements; 3) Pier Plaza and The Strand Improvements; and 4) Hotel Development Strategy. The various components of the Downtown Core Revitalization Strategy work together to advance a desired vision, and it is important to keep the overall context in mind as the Commission addresses zoning amendments. The Strategy introduction summarizes its essential elements: • Create an environment that nurtures stable, diverse and family-oriented population. • First steps should include investments improvements to the public realm to signal City’s commitment to the area. • Subsequent important steps include managing parking better and encouraging greater variety of businesses, including fine dining establishments, high quality hotels and upper floor offices to reflect changing nature of the population and contribute to the overall environment. • Increase daytime population to add life & vitality beyond typical recreation-oriented uses. Office development can build economic support for local-serving retail & quality dining. • New hotel development should include ample lobby, restaurant, spa & other amenities to create a more sociable & attractive destination and provide greater market support for quality retail and restaurant establishments. • Encouragement of office and hotel uses cannot be at expense of creating a pedestrian-oriented people place with active ground level uses on key corridors and adjacent to important public spaces. Creating a more active, people-oriented place must be in conjunction with quality development that respects the scale and unique character of Hermosa Beach. • To realize the Downtown Core’s potential requires pro-active pursuit of appropriate infill development, public-private partnerships, implementation of public parking and streetscape improvements, and some modifications to existing zoning. The Commercial Tenanting Strategy addresses ways to increase daytime activity to support retail uses, specifically: • Prime commercial tenanting opportunities are located along Hermosa Avenue, adjacent to Pier Plaza, and on the Strand. Strategic public investment and successful development of catalyst sites in these three areas could dramatically enhance the appeal, sociability and security of the area and help transform it into a vibrant center for Hermosa businesses. • Quality and diversity of many existing retail establishments is not on par with expectations of residents or potential visitors from other Beach Cities. Current retail tenant mix along Pier Avenue and Hermosa Avenue appears to be over-represented in the health and beauty sector, while the City exhibits significant retail leakage. • Uses that increase the daytime population and longer stay visitation will contribute to the market support for retail development. • Streetscape improvements and public parking can help enhance appeal, convenience and attractiveness of the area. Improvements to public realm are key to enhancement of image and identity of the 1 February 4, 2016 Honorable Chairman and Members of the Regular Meeting of Hermosa Beach Planning Commission February 16, 2016 SUBJECT: SHORT-TERM VACATION RENTALS LOCATION: CITY-WIDE Recommendation: Provide initial policy direction on regulating short-term vacation rentals (STVRs), focusing on how to mitigate the land use impacts of STVRs. Background: Background information was provided to the City Council in an Issue Paper at their January 9, 2016 Study Session. After discussion, the Council referred the matter to the Planning Commission. Link to video: http://hermosabeach.granicus.com/MediaPlayer.php?view_id=6&clip_id=4032. City Code Enforcement staff report that STVR activity regularly occurs within the City’s residential zones and that they receive complaints regarding some of these properties. STVR of otherwise residential property has probably occurred on a limited basis for years, but the advent of the “sharing economy” and its facilitation through the internet, and specifically vacation rental websites, has changed dramatically the extent and availability of such uses. Municipal codes had generally not been written to anticipate such activity and many cities find themselves attempting to apply generic language written many years’ ago to this entirely unanticipated phenomenon. Consequently, a number of cities are now reevaluating their codes to address this issue more specifically. The City Attorney and Community Development staff interpret the Hermosa Beach Municipal Code as banning STVRs in residential zones because the Code limits residential zones to “residential uses” in “dwelling units.” As explained above, the Code does not expressly ban rentals of homes for short periods of time; the lack of a clear ban of the practice in the Municipal Code makes criminal prosecution more difficult. Also, punishment for violation by administrative violation is an insufficient deterrent (a $100.00 fine) because the practice is so lucrative. Complaints regarding STVRs have to date been addressed by enforcement against nuisance activities attendant to the rentals rather than on abatement of the STVRs themselves. The majority of STVRs do not draw complaints; it is when a location is rented for the purpose of hosting parties or large groups that problems and complaints tend to emerge related to increased demand for police services, parking issues, excessive noise, disorderly conduct, overcrowding of the residence, and trash accumulation. That said, within the last year, the City has received four complaints from residents concerned about how transient occupancies are negatively impacting the stable character and quality of their immediate neighborhoods. STVRs also reduce the stock of long-term rental housing in the City. While the number of available listings vary from day to day, and some listings may be posted on multiple hosting websites, there are more than 200 STVR units currently listed for rent in Hermosa Beach. Sites like AirBnB indicate approximately 210 rentals available in Hermosa Beach, with 141 listings for an entire apartment or home, 63 as private rooms, and 6 as shared rooms. The listings on AirBnB rent for an average of $199 per night and range in cost from $50 to more than $2000 per night. Most of the posted listings are designed to accommodate small groups of 2 - 4 people, with just 31 listings able to accommodate 6 or more guests. 2 Policy Considerations: The focus for the Planning Commission is the land use impacts associated with STVRs and how to mitigate adverse impacts of STVRs within the City. How the City chooses to regulate STVRs has broad implications ranging from impacts associated with the practice, revenue considerations and feasibility of enforcement under any regulatory approach. Available options include: (1) Allow and Regulate Some cities have decided to allow STVRs, require registration and compliance with conditions that mitigate their impacts and tax them through their transient occupancy tax (“TOT”) ordinances. While we have received estimates of potential TOT annual revenue as high as $900,000, Manhattan Beach reports an estimated loss of $120,000 as a consequence of its new ban (though it is unknown whether that city was capturing all of the available revenue). Revenue generated will depend on the policy adopted and the occupancy rate of such rentals. This is a use that can easily go undetected and to capture the maximum amount of revenue, the City would have to undertake an enforcement program. Coastal Commission staff prefers this option because it increases visitor-serving access to the coast. STVRs were identified by the community dialogue finance group in 2013 as a way to increase revenue to the City. Note: The City’s draft General Plan includes a proposed policy in the Land Use and Design Element to provide for regulation and collection of TOT for STVRs to align with the Goal to provide a range of coastal dependent and visitor-serving uses available to all income ranges and amenity desires. The Coastal Commission staff also prefers this option related to its goals of providing visitor-serving access to the coast for all income ranges (see attachments 1 and 2). (2) Ban Other cities, such as Manhattan Beach and West Hollywood, have elected to enact an explicit ban in order to protect the quality of life in their residential neighborhoods and to protect the stock of available rental housing. Enforcement is time-intensive and property owners are perpetually creative in finding ways to circumvent bans; however, these challenges plague enforcement on a variety of types of laws. (3) Allow on a Limited Basis Still other cities have taken a hybrid approach, allowing STVRs (and collecting TOT), but placing various limitations on their use: 1. for a limited number of days per year (typically 30-60); 2. for a minimum or maximum amount of time (e.g. for no less than 7 days at a time); 3. with a cap on the number of guests allowed; 4. only when the property owner resides in the premises and is present at all times during the duration of the rentals; 5. only in certain zones or areas, such as the coastal zone, or in high-density residential zones, or within the existing stock of nonconforming residential uses located in commercial zones; 6. density limits, i.e., one per street segment. 4 Attachments: 1. “Could you Bnb My Neighbor? A planner’s take on the sharing economy” from American Planning Association February 2016 2. Draft General Plan Goal 8, and Proposed Policy 8.6 Regarding Short Term Rentals 3. Coastal Commission Staff’s Response to City’s Proposed Policy 4. Web pages for Carlsbad Ordinance and link <http://www.carlsbadca.gov/visitors/vacationrental/> (a recent example of a regulatory approach to short term rentals). 5. “The Rise of Vacation/Short-Term Residential Rentals and What Cities Are Doing About It”, from League of California Cities – February 2015 6. “AirBnB, Rising Rent, and the Housing Crisis in Los Angeles” from Laane a New Economy for All - March 2015 7. “Guiding Concepts for Residential Short-Term Rental Legislation” from CalTravel 8. City of Manhattan Beach Adopted Ordinances 15-0009 and 15-0010 and Staff Reports/Attachments 9. “Summary of Short Term Rental Regulations” – prepared by City of Manhattan Beach – June 2015 10. Feb 8, 2016 Correspondence from Robert Reyes of Palm Realty Boutique regarding STVRs 11. Decision-Making Tool and Evaluation Form for STVRs 1 Yu-Ying Ting From:Elaine Doerfling Sent:Tuesday, February 16, 2016 10:09 AM To:Ken Robertson; Yu-Ying Ting Subject:FW: Opposition to legalization of short term rentals Another…. From: Michele Lee Hampton [mailto:mlhca1@aol.com] Sent: Tuesday, February 16, 2016 9:32 AM To: kt@ktbeachproperties.com; City Council; Kent Allen; Peter Hoffman; Mike Flaherty; Rob Saemann; Ken Robertson; Elaine Doerfling; Marie Rice Cc: wallyjohn.md@verizon.net; janetcrenshaw@hotmail.com; thomasbrodiemd@gmail.com; jthuotte@verizon.net; flandersfamily7@gmail.com; daninskeep@hotmail.com; mh-west@hotmail.com; brosenberg@cosff.com; cyndimacd@gmail.com; damon_macdougall@yahoo.com; bradleyjgerber@gmail.com; mks1225@gmail.com; christalyons@verizon.net; momarylee@verizon.net; bobadob7@aol.com; kulman467@aol.com Subject: Re: Opposition to legalization of short term rentals Thanks John and Karynne for drafting this letter to the city. I don't think I can make the meeting, but if my plans change I will defiantly go. Like you stated that having STVR would probably hinder the hotel or hotels that the city wants to have. I hope that we can win this fight. I have personally dealt with it with a property near mine. It was horrible for a good month, every night parties and food trucks and all sorts of people. Unacceptable. Let's keep positive thoughts that we win this. Sincerely, Michele Lee Hampton -----Original Message----- From: Karynne Thim <kt@ktbeachproperties.com> To: Citycouncil <Citycouncil@hermosabch.org>; kentjallen <kentjallen@gmail.com>; phoffman <phoffman@lmu.edu>; mikeflaherty2010 <mikeflaherty2010@gmail.com>; rsgc1 <rsgc1@aol.com>; krobertson <krobertson@hermosabch.org>; Edoerfling <Edoerfling@hermosabch.org>; Marierice <Marierice@gmail.com> Cc: ICE-call John Wallace <wallyjohn.md@verizon.net>; Karynne Thim <kt@ktbeachproperties.com>; Janet Crenshaw <janetcrenshaw@hotmail.com>; Thomas Brodie <thomasbrodiemd@gmail.com>; John Thuotte <jthuotte@verizon.net>; Michele Hampton <mlhca1@aol.com>; Beth Flanders <flandersfamily7@gmail.com>; Dan Inskeep <daninskeep@hotmail.com>; Mike West <mh-west@hotmail.com>; Bryan Rosenberg <brosenberg@cosff.com>; Cyndi MacDougall <cyndimacd@gmail.com>; Damon MacDougall <damon_macdougall@yahoo.com>; Brad Gerber <bradleyjgerber@gmail.com>; Matt Shannon <mks1225@gmail.com>; Christa Lyons <christalyons@verizon.net>; Mo Lee <momarylee@verizon.net>; Bobby Knapp <bobadob7@aol.com>; Karen Ulman <kulman467@aol.com> Sent: Tue, Feb 16, 2016 8:37 am Subject: Opposition to legalization of short term rentals Short Term Rental Opposition Letter February 2016 Hi all, 2 Mayor Petty brought it to my attention that Ron Pizer is no longer a planning commissioner, so I've copied Marie Rice, the new commissioner, here. If anyone is able to attend Wednesday night's meeting, that would be great. Christa Lyons will be there and would welcome additional support. Karynne On Monday, February 15, 2016, Karynne Thim <kt@ktbeachproperties.com> wrote: Short Term Rental Opposition Letter February 2016 Sorry about that. Here's the attachment. On Monday, February 15, 2016, Karynne Thim <kt@ktbeachproperties.com> wrote: Attached is a letter from 27 Hermosa residents opposed to short term rentals being allowed in any form in our city. Many of us are out of town for ski week or otherwise unable to attend the Planning Commission meeting on Monday, so please consider the thoughts contained in the letter in lieu of our attendance. -- Karynne Thim Shorewood Realtors 310-753-7816 (cell) www.KTBeachProperties.com License #01161295 Specializing in South Bay Beach Properties Since 1993 -- Karynne Thim Shorewood Realtors 310-753-7816 (cell) www.KTBeachProperties.com License #01161295 Specializing in South Bay Beach Properties Since 1993 -- Karynne Thim Shorewood Realtors 310-753-7816 (cell) www.KTBeachProperties.com 3 License #01161295 Specializing in South Bay Beach Properties Since 1993 REVISED Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach March 15, 2016 Special Meeting 6:00 P.M. Project Title Public Notice Meeting Date Date Rec’d Remarks  PLAN Hermosa Study Session 3/15 Regular Meeting 7:00 P.M. Project Title Public Notice Meeting Date Date Rec’d Remarks  Semi-annual Conditional Use Permit review 3/15  431 Hopkins Avenue—Slope Determination 3/15  Discussion of priorities: 1) Discussion on TVs in outdoor dining areas (per 10/21/15 PC Mike’s request). 2) TA to allow religious institutions in zones allowing assembly uses. (originally received 11/3/14). 3) Reducing Community alcohol problems associated with alcohol sales provided/ requested by Comm. Pizer & Allen, on 1/20 & 3/17 PC (cont’d from 4/21/15) per Ron to move to 1/2016 @ 8/18/15 mtg. 4) Memo re. whether “elevator housing” should continue to be included as one of the roof structure elements that may exceed the height limit in commercial zones (cont’d from 11/17/15 PC. 5) Discussion regarding convex slope determination (per 6/16/15 PC action) 3/15 1/14 f:b95\cd\wpc - future agenda 2/16/16 Supplemental Information 11f Easy Reader Run Date: February 4, 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, February 16, 2016, to consider the following: 1. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73931 for a three unit condominium at 501 11th Street, and determination that the project is exempt from the California Environmental Quality Act. 2. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73739 for a two unit condominium at 637 7th Street, 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. 73564 for a two unit condominium at 715 2nd Street, and determination that the project is exempt from the California Environmental Quality Act. 4. Conditional Use Permit and Parking Plan to allow on-sale beer and wine until 10:00 p.m. daily in association with limited food service in the first floor common area at an existing 81 room hotel at 2515 Pacific Coast Highway, Hotel Hermosa; and determine the project is Categorically Exempt from the California Environmental Quality Act (continued from the October 20, 2016 meeting). 5. 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 and January 19, 2016 meetings). 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, February 11, 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, February 11, 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\pc02-16-16 ± Projects Zoning MapPlanning Commission Meeting February 16, 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) 715 2nd St2 unit condoZone: R-2 637 7th St2 unit CondoZone: R-3 2515 Pacific Coast HwyHotel HermosaCUP and Parking PlanZone: C-3 501 11th St3 unit condoZone: R-3