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2016-05-17 PC AGENDA
1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801CSPROPOSED 2 UNIT CONDOMINIUMS FORTRI WEST DEVELOPMENT940 15th Street, Hermosa BeachLot: 19APN: 4185-008-020Legal DescriptionZoning:Setbacks Front: Sides: Rear:Height Limit:Parking:Type of Construction:Occupancies:Number of Stories:Sprinkler System:Code ResearchR-2B10'-0" MinimumSee Site Plan - 4.2' Minimum West Side 5.2' Minimum East Side5'-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 toInstallationHeffner, Fiorini, Allen TractM.B. 9-106Structural 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 PlanLot Coverage Diagram andOn Street Parking DiagramDrainage Plan NotesDrainage PlanFirst 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:A1a:C1:C2: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.-A-Fireblocking 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:Areas529 sq. ft.1,442 sq. ft.1,206 sq. ft.3,177 sq. ft.502 sq. ft.365 sq. ft.5,658 sq. ft.5,658 x 0.65 = 3,677 sq. ft.= 3,182 sq. ft. Proposed < 3,677 Allowable= 3,182 / 5,658 = 56.24%Unit #1Unit #2543 sq. ft.1,476 sq. ft.1,206 sq. ft.3,225 sq. ft.541 sq. ft.362 sq. ft.Required Parking: 2 Enclosed, 1 Uncovered Guest Spot per 2 UnitsUnit #1: 2 Enclosed, 0 Uncovered Guest SpotsUnit #2: 2 Enclosed, 1 Uncovered Guest SpotsParking-A--A- 165.26161.07165.04161.81162.43163.06162.96163.26164.98165.54BW165.25165.50165.06165.33TC164.78FL165.20TOP "X"164.65BOT "X"164.19BOT "X"164.42TOP "X"164.00FL164.56164.24PALM164.02PALM163.52163.62162.72FL163.24TOP "X"162.60BOT "X"163.30163.00165.05163.76161.63161.39161.01160.68FL161.21TOP "X"161.25BOT "X"160.15160.04FL160.51TC160.51160.65160.85BW161.06161.58161.81187.07ROOF ELEV181.83ROOF ELEV.161.69163.16163.14163.22165.85164.09162.47160.76164.15162.90163.82TC163.85163.21163.59164.03163.95163.95164.43164.41164.19164.05164.05164.05164.10164.12164.05164.04164.10164.09163.67164.12164.43164.43164.11164.17164.84165.54164.10164.43164.74164.32165.07165.27165.98165.17165.61165.18165.02163.93164.01163.98165.67165.79164.09164.43FF164.33164.28164.12164.07163.76163.69163.77163.98163.00162.96163.37163.65164.12164.07164.43170.10TW162.77163.67163.20161.37162.74 162.64162.54162.73162.85162.82162.46162.54162.96163.11162.89162.86162.96162.82161.52161.42160.86161.94161.40161.34160.91161.60161.18160.90160.99161.911604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH 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 2 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 during construction.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 CONSTRUCTION-A--A-LEGAL DESCRIPTIONJOB ADDRESSLOT 19,HEFFNER, FIORINI, ALLEN TRACTM.B. 9-106APN 4185-008-020940 15TH STREETHERMOSA BEACH, CA 90254Req'd Open Space =Provided @ Third Floor (Deck) =Provided @ Roof Plan (Roof Deck) =Total =Total Provided =300.0 sq. ft.322.0 sq. ft.100.0 sq. ft. MAX.422.0 sq. ft. Provided422.0 sq. ft. Provided >300.0 sq ft. RequiredUnit #1159.25 - FC159.5 - FC159.25 - FCDnFFE AT FIRSTFLOOR = 159.6FFE AT SECONDFLOOR = 168.816 8 . 7 - F C 159.25 - FCSLOPE5.75%SLOPE5.75%DnFFE AT FIRSTFLOOR = 159.6FFE AT SECONDFLOOR = 168.8168.7 - FC1 6 5 . 7 - F C 165.1 - FC159 .5 - FS164.9 - TW162.4 - F G 158.9 - FC24"AD159.25 - FC159.25 - FC159.2 - FC159.1 - FC159.0 - FC159.5 - FCSHARED GUESTPARKING24"AD158.9 - FC164.7 - FC4" Ø AD2% M i n .Slop e 2% Min.Slope1% Min.Slope1% M i n . Slop e 1% Min. Slope 1% Min.Slope2% Min.SlopeDn160.3 - FS2% Min.Slope5'REQ'D SB10.21'PROP SB7.58' PROP SB 4.2' REQ'D SB 10.08' PROP SB 12.08' PROP SB 4.2' REQ'D SB 5.2' REQ'D SB 5.57' PROP SB 5.57' PROP SB 10.07'PROP SB10'REQ'D SB10.19'PROP SBOPEN SPACE CALCULATION1/16" = 1'-0"UpDnUpDnGREAT ROOMDINING AREAKITCHENOPEN TO BELOWBARGREAT ROOMDINING AREAKITCHENOPEN TO BELOWBARP.R.PANTRYPANTRYP.R.COVEREDOUTDOOR LIVINGCOVEREDOUTDOOR LIVINGSUN DECKSUN DECKUNIT #1UNIT #2123456891011121314151617123456891011121314151617slopeflatslopeflat slopeflatslopeflatslopeflatslopeflatslopeflatslopeflatslopeflatslopeflatTHIRD FLOOR PLANROOF DECKROOF DECKDECKDECKDnDnPITCH BREAKVALLEYHIPHIPHIPHIPRIDGE VALLEYRIDGEHIPHIPPITCH BREAKVALLEYHIPHIP HIPHIPRIDGEVALLEYRIDGEHIPHIP 312:12312:12312:12312:12312:12 312:12 312:1212:12 312:12312:12312:12312:12312:12312:12312:12312:12 312:1212:1212:121234561234567891011121314151617891011121314151617712:1212:1212:1212:12 312:12312:12ROOF PLANReq'd Open Space =Provided @ Third Floor (Deck) =Provided @ Roof Plan (Roof Deck) =Total =Total Provided =300.0 sq. ft.322.0 sq. ft.100.0 sq. ft. MAX.422.0 sq. ft. Provided422.0 sq. ft. Provided >300.0 sq ft. RequiredUnit #2322.0 sq. ft. open space49.6% covered1 6 1 . 6 5 - FC 1 6 2 . 1 5 - FC 1 6 2 . 6 5 - FC161.25 - FC161.75 - FC162.25 - FC1 6 1 . 6 5 - FC 1 6 2 . 1 5 - FC 1 6 2 . 6 5 - FCdriveway profile Adriveway profile Bdriveway profile CP.L.GARAGE159.25 - FC1.9%+/-13.08'1.9%+/-DRIVEWAY PROFILE C159.0 - FC159.25 - FC13.08'59.19'162.65 - FC162.65 - FC 3.96'5.58'162.25 - FL5.75%+/-0%+/-7.1%+/-P.L.159.5 - FC1.9%+/-32.17'2.7%+/-DRIVEWAY PROFILE B158.9 - FC159.25 - FC13.08'59.19'162.15 - FC162.15 - FC 3.96'5.58'161.75 - FL4.90%+/-0%+/-7.1%+/-New 6'-0" TallConc. BlockRetaining WallNew 6'-0" TallConc. BlockRetaining WallSWGESWGEOutline of Secondand Third FloorAboveOutline of Backof GarageConcrete Stairson GradeConcrete Stairson GradeGas Meter: 36"Clr. from ElectricMeterElectric Meter: 30"Min. Clr. Width, 36"Min. Clr. in Front6'-0" TallWood FenceOutline of ThirdFloor AboveOutline of ThirdFloor Deck;4'-0" Clr. of P.L.Stepping StonesOutline of SumpPump - Contractorto Provide Calcsand Details to CityContractor ShallProtect ExistingBlock Wall6'-0" TallWood Gate6'-0" TallWood FenceOutline of Backof GarageOutline ofThird FloorOutline of ThirdFloor DeckGas Meter: 36"Clr. from ElectricMeterElectric Meter: 30"Min. Clr. Width, 36"Min. Clr. in FrontCOVERED DRIVEWAY164.9 - TWSTONE WALKSTONE WALKSTONEPATIO162.79 PC ELEV160.90 PC ELEV161.82 PC ELEV165.07 PC ELEV10.08' DRIVEWAY WIDTH 12'3'3' DRIVEWAY WIDTH322.0 sq. ft. open space49.6% covered100.0 sq. ft. open space0.0% covered100.0 sq. ft. open space0.0% coveredMaximum 42"Tall Wall inFront SetbackSIDEWALKDRIVEWAYSIDEWALKDRIVEWAYGUTTER GUTTER P.L.159.5 - FC1.9%+/-32.17'2.7%+/-DRIVEWAY PROFILE A158.9 - FC159.25 - FC13.08'59.19'161.65 - FC161.65 - FC 3.96'5.58'161.25 - FL4.05%+/-0%+/-7.1%+/-SIDEWALKDRIVEWAYGUTTERSHARED GUESTPARKING18.18'18.18'SHARED GUESTPARKING1 6 1 . 5 - FC162.5 - FC162.0 - FC161.5 - FC162.0 - FC162.5 - FCEXISTINGON STREETPARKINGNEWON STREETPARKING 3,182 sq. ft. / 5,658 sq. ft. = 56.24%DnMASTER BEDROOMMASTER BEDROOMOFFICEMASTER BATHMASTER CLOSETENTRYHALLBEDROOM #2BATH#2BEDROOM #2BATH#2BEDROOM #3BEDROOM #3W.I.C.W.I.C.MASTER CLOSETMASTER BATHENTRYHALL12345678910UpDn12345678910UpDn16151413121615141312UNIT #1UNIT #2Dn(FFE = 167.6)(FFE = 167.6)11111604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A1aLOT COVERAGE1/8" = 1'-0"3,182 sq. ft.165.04162.43163.06162.96163.26161.42164.98165.54BW165.25165.50165.06164.56163.52163.62163.30163.00165.05163.76161.63161.39161.01160.15160.04FL160.51TC160.51160.65160.85BW161.06161.58161.81176.91ROOF ELEV187.07ROOF ELEV161.69BW163.16163.14163.22163.45FF165.85164.09160.76164.15162.90163.82TC163.85163.21163.59164.03163.95163.95164.43164.41164.19164.05164.05164.05164.11164.10164.12164.05164.04164.10164.09163.67164.12164.43164.43164.17164.84165.54164.10164.43164.74PINE164.32165.07165.27165.98165.17165.61161.82 PC ELEV165.07 PC ELEVEXISTING ON STREET PARKING DIAGRAM1/8" = 1'-0"15.55'3.4'3.31' DRIVEWAY WIDTH 22.27'EXISTINGON STREETPARKING165.26165.04163.06162.96163.26164.98164.56163.52163.62BOT "X"163.30163.00165.05163.76161.63161.39161.01160.68FL161.21TOP "X"161.25BOT "X"160.15160.04FL160.51TC160.51160.65160.85BW161.06161.58161.81161.69163.16163.14163.22164.09160.76164.15162.90163.82TC163.85163.21163.59164.03163.95163.95164.43164.41164.19164.05164.05164.05164.10164.12164.05164.74164.32165.07165.27165.17DnFFE AT FIRSTFLOOR = 159.6FFE AT SECONDFLOOR = 168.8161.82 PC ELEV165.07 PC ELEV12'3'3' DRIVEWAY WIDTHABANDONED DRIVEWAYAT 944 15TH STREETPROPOSED ON STREET PARKING DIAGRAM1/8" = 1'-0"18'36'EXISTING DRIVEWAYAT 944 15TH STREETABANDONED DRIVEWAYAT 944 15TH STREETEXISTING DRIVEWAYAT 944 15TH STREET32.06'EXISTINGON STREETPARKINGNEWON STREETPARKINGNOTE: SMALLERDRIVEWAY ALLOWS FORTWO ON-STREET PARKINGSPOTS VERSUS THEEXISTING ONE ON STREETPARKINGEXISTING SREET PARKING - 940 15TH STREETEXISTING SREET PARKING - 944 15TH STREETDRIVEWAY APRONCURB CURB DRIVEWAY APRON 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH 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 PLANUnit 2: Living 543 sq ft Garage 520 sq ftUnit 1: Living 529 sq ft Garage 502 sq ftFAUWUpFAUWUp2 CAR GARAGEBEDROOM #4BATH#3W.I.C.LAUNDRYLOWERHALLSHARED GUEST PARKING2 CAR GARAGELAUNDRYLOWERHALLBEDROOM #4BATH#3W.I.C.12345671234567UNIT #2UNIT #1NORTH28'-10"114'-6"114'-6"28'-10" 25'-2"3'-8"23'-5"18'-2"28'-0"44'-11"4'-6"19'-8"4'-8"13'-2"83'-10"4'-8"12'-10"28'-5"28'-0"27'-5"AA8BA8CA9DA9EA9FA9(FFE = 159.6)(FFE = 159.6)159.5 - FC159.25 - FC159.25 - FC159.5 - FC19'-0"22'-4"18'-10"20'-0"160.90 - PC16 1 . 8 2 - P C 162.79 - PC 165.07 - PC89STORAGE = 225 C.F.(3'-9" x 7'-6" x 8'-0")(3'-9" x 7'-6" x 8'-0")STORAGE = 225 C.F.41.98'134.78'134.78'5'-0"SETBACK4.2'SETBACK5.2'SETBACK 10'-0"SETBACK3 - 2'-6" SQUARETRASH CANS3 - 2'-6" SQUARE TRASH CANS 28'-10" 2'-6"1'-4"17'-0"8'-0" 28'-10" 2'-6"1'-4"17'-0"8'-0" 10'-1" 41.99' 2'-0" 2'-0"42" Tall Max Rail42" Tall Max Rail A31604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH 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 PLANUnit 2: Living 1,476 sq ftUnit 1: Living 1,442 sq ftDnMASTER BEDROOMMASTER BEDROOMOFFICEMASTER BATHMASTER CLOSETENTRYHALLBEDROOM #2BATH#2BEDROOM #2BATH#2BEDROOM #3BEDROOM #3W.I.C.W.I.C.MASTER CLOSETMASTER BATHENTRYHALL12345678910UpDn12345678910UpDn16151413121615141312UNIT #1UNIT #2NORTH28'-10"123'-8"123'-8"28'-10" 25'-2"3'-8"8'-2"5'-0"Dn83'-10"4'-8"12'-10"3'-0"27'-2"10'-10"35'-2"41'-4"3'-0"4'-6"6'-2"6'-2"19'-8"4'-8"42'-4"2"41'-4"17'-6"2"17'-6"AA8BA8CA9DA9EA9FA9(FFE = 167.6)(FFE = 167.6)1111Sound TransmissionInsulation per Section17.22.060, Item G.41.98'134.78'134.78'5'-0"SETBACK4.2'SETBACK5.2'SETBACK 10'-0"SETBACKNo plumbing fixtures shall belocated in a common wallbetween units per Section17.22.060 F160.90 - PC16 1 . 8 2 - P C 162.79 - PC 165.07 - PC41.99' A41604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH 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 2: Living 1,206 sq ftUnit 1: Living 1,206 sq ftUpDnUpDnGREAT ROOMDINING AREAKITCHENOPEN TO BELOWBARGREAT ROOMDINING AREAKITCHENOPEN TO BELOWBARP.R.PANTRYPANTRYP.R.COVEREDOUTDOOR LIVINGCOVEREDOUTDOOR LIVINGSUN DECKSUN DECKUNIT #1UNIT #212345689101112131415161712345689101112131415161728'-10"123'-8"123'-8"28'-10" 14'-6"14'-4"14'-0"2'-10"11'-2"6'-10"81'-10"6'-10"14'-2"11'-2"3'-0"40'-10"2"40'-10"14'-6"14'-4"2'-10"11'-2"19'-4"10'-10"35'-2"10'-10"19'-4"11'-2"3'-0"17'-6"2"17'-6"CA9AA8BA8DA9EA9FA9slopeflat slopeflatslopeflatslopeflatslopeflat slopeflatslopeflatslopeflat slopeflatslopeflat Sound TransmissionInsulation per Section17.22.060, Item G.41.98'134.78'134.78'4.2'SETBACK 10'-0"SETBACK5.2'SETBACK No plumbing fixtures shall belocated in a common wallbetween units per Section17.22.060 F41.99' 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A6ELEVATION NOTES:1234567891015Metal roofing w/ zinc coating & 1" standingseam @ 16" O.C. - Ideal Roofing CompanyLtd. - (ESR-3100) Over minimum 2 layersof 15# felt laid with 19" overlap - when slopeis less than 4:1211121314Entry 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 (Pure White SW-7005)around windows perAluminum clad french door or 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 or--Outline of grade @ 15th StreetOutline of wall or fence8x knee brace per detail------------32Outline of neighbor's grade3334Outline of height limit--See details and forhandrail/guardrail----VERY 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).35Outline of existing grade at P.L.PLPL9'-0"8'-9"8'-1"3'-6"1/4" = 1'-0"LEFT SIDE EAST ELEVATION1/4" = 1'-0"CP4 = 192.77 MAX.ACT = 192.25CP1 = 191.83 MAX.ACT = 187.8 1134556677999991010112881515161717181819192222232323232323252627282929301212121230323233333434162.79 - PC165.07 - PC35CP6 = 192.41 MAX.ACT = 190.55 1/4" = 1'-0"15TH STREET - FRONT NORTH ELEVATION1/4" = 1'-0"PLPL9'-0"8'-9"8'-1"3'-6" C P 5 = 1 9 2 . 2 7 M A X . A C T = 1 9 2 . 2 51234567891113 1415161718101920221624252628293033165.07 - PC161.82 - PC35SBSBSBSB24161718232221201925Outline of stone veneer (Slate Gray -Stacked Stone by El Dorado) - See detailPony wall detailPre-primed "Artisan" Hardie cement fiberbeveled siding w/ 7" exposure (UncertainGray SW-6234)Head and jamb at window - seeDecorative Bermuda shutter - 30" ProjectionMax. Painted Loch Blue SW-6502See detail for transition to flat roofFinished grade26272829See details and for typ. windowsill detailHorizontal trim per detail w/ Hardie"Artisan" siding below and batt and boardaboveExterior steps per site planSee details & for head & jamb @double hung windowsBatt and Board per - Painted PureWhite SW-7005--------------------Chimney detail per detail--Outline of interior stairs308" square posts per detail--31Outline of 8" wide corbel-- 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A7PLPL9'-0"8'-9"8'-1"3'-6"1/4" = 1'-0"RIGHT SIDE WEST ELEVATION1/4" = 1'-0"CP5 = 192.28 MAX.ACT = 192.25CP3 = 192.37 MAX.ACT = 192.0CP 2 = 1 9 1 . 2 5 M A X . A C T = 1 8 7 . 8 CP 1 = 1 9 1 . 8 3 M A X . AC T = 1 8 7 . 81133457667913131515161818192421 222224192424272729291012121232323333161.82 - PC16 0 . 9 0 - P CPLPL9'-0"8'-9"8'-1"3'-6"1/4" = 1'-0"REAR SOUTH ELEVATION1/4" = 1'-0"CP 1 = 1 9 1 . 8 3 M A X . AC T = 1 8 7 . 8 CP2 = 191.25 MAX.ACT = 187.8CP5 = 192.28 MAX.ACT = 192.25CP 3 = 1 9 2 . 3 7 M A X . AC T = 1 9 2 . 0 CP4 = 1 9 2 . 7 7 MAX .ACT = 1 9 2 . 2 5134567789108111113151617181919202216242526 282930121218323233341 6 0 . 9 0 - PC 1 6 2 . 7 9 - P C 35262535358'-0" CLR. CP 6 = 1 9 2 . 4 1 M A X . AC T = 1 9 0 . 5 5 SBSBSBSB8'-0" CLR.ELEVATION NOTES:1234567891015Metal roofing w/ zinc coating & 1" standingseam @ 16" O.C. - Ideal Roofing CompanyLtd. - (ESR-3100) Over minimum 2 layersof 15# felt laid with 19" overlap - when slopeis less than 4:1211121314Entry 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 (Pure White SW-7005)around windows perAluminum clad french door or 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 or--Outline of grade @ 15th StreetOutline of wall or fence8x knee brace per detail------------32Outline of neighbor's grade3334Outline of height limit--See details and forhandrail/guardrail----VERY 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).35Outline of existing grade at P.L.24161718232221201925Outline of stone veneer (Slate Gray -Stacked Stone by El Dorado) - See detailPony wall detailPre-primed "Artisan" Hardie cement fiberbeveled siding w/ 7" exposure (UncertainGray SW-6234)Head and jamb at window - seeDecorative Bermuda shutter - 30" ProjectionMax. Painted Loch Blue SW-6502See detail for transition to flat roofFinished grade26272829See details and for typ. windowsill detailHorizontal trim per detail w/ Hardie"Artisan" siding below and batt and boardaboveExterior steps per site planSee details & for head & jamb @double hung windowsBatt and Board per - Painted PureWhite SW-7005--------------------Chimney detail per detail--Outline of interior stairs308" square posts per detail--31Outline of 8" wide corbel-- 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A8BEDROOM #42 CAR GARAGEW.I.C.2 CAR GARAGEBEDROOM #4W.I.C.MASTER BEDROOMMASTER BATHMASTER CLOSETBATH #2BEDROOM #2BEDROOM #2BATH #2MASTER CLOSETMASTER BATHM. BATHMASTER BEDROOMCOVERED DRIVEWAYGREAT ROOMDINING AREAKITCHENGREAT ROOMDINING AREAKITCHENSECTION1/4" = 1'-0"A8'-9"8'-1"9'-0" 8'-9"8'-1"9'-0"SUN DECKSUN DECKBATH #32 CAR GARAGE2 CAR GARAGEBATH #3LAUNDRYOFFICEW.I.C.BEDROOM #3BEDROOM #3W.I.C.MASTER BEDROOMCOVERED DRIVEWAYGREAT ROOMDINING AREAKITCHENGREAT ROOMDINING AREAKITCHENSECTION1/4" = 1'-0"B8'-9"8'-1"9'-0" 8'-9"8'-1"9'-0"LAUNDRYLOWERHALLBEDROOM#4COVEREDPORCHENTRYHALLENTRYHALLCOVERED DECKCOVERED DECKROOF DECKROOF DECK3'-6" 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801A9PLBEDROOM #4LAUNDRYPLMASTER BEDROOMCOVEREDPORCHGREAT ROOMBARSECTION1/4" = 1'-0"C8'-9"8'-1"9'-0"PLW.I.C.LAUNDRYPLENTRYGREAT ROOMSECTION1/4" = 1'-0"F8'-9"8'-1"9'-0"HALLMASTER BATHSTAIRSPL2 CAR GARAGEPLMASTER CLOSETDINING AREASTORAGEGUEST PARKINGHALLSTAIRSSTAIRS8'-9"VARIES 9'-0"SECTION1/4" = 1'-0"DSTAIRSPL2 CAR GARAGEPLKITCHENDRIVEWAYW.I.C.HALLBATH #2BATH #2POWDER ROOMROOF DECKSECTION1/4" = 1'-0"E8'-9"VARIES 9'-0"3'-6" 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH 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: Metal roofing w/ zinc coating & 1" standing seam @ 16" O.C. - Ideal Roofing Company Ltd. - (ESR-3100) Over minimum 2 layers of 15# felt laid with 19" overlap - when slope is less than 4:12-Material must meet cool roof standards: Reflectance = 0.02 Min. and Emittance = 0.85 Min.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" ØConduit from roof to electrical service panel shall be provided for both units.ROOF PLAN NOTES1.2.3.4.5.6.7.NORTHROOF DECKROOF DECKDECKDECKDnDnPITCH BREAKVALLEYHIPHIPH I PHIPRIDGEVALLEY RIDGEHIPHIPPITCH BREAKVALLEYHIPHIPHIPHIPRIDGE V A L L E YRIDGEH I P HIP312:12312:12312:12312:12312:12 312:12 312:12 12:12 312:12312:12 312:12312:12312:12312:12 312:12312:12 312:12 12:12 12:12123456 1234567891011121314151617891011121314151617712:12 12:12 12:12 12:12 160.90 - PC16 1 . 8 2 - P C 16 2 . 7 9 - P C 165.07 - PCCP1 = 191.83 MAX.ACT = 187.8CP2 = 191.25 MAX.ACT = 187.8CP5 = 192.28 MAX.ACT = 192.25134.78'41.98'134.78'41.99'CP4 = 1 9 2 .7 7 MAX .ACT = 1 9 2 . 25 9.67'9.67'16 3 . 6 0 - E G 161.23 - EG13.5'18'16 3 . 3 0 - E G 161.11 - EG18'10.23'5.08'14.67'16 1 . 0 0 - E G 14.67'163.05 - EG86.56'86.59'4.35'4.38'4.67' 16 2 . 8 6 - E G 160.93 - EG312:12 312:12 1'CP3 = 1 9 2 .3 7 MAX .ACT = 1 9 2 . 0 5' 3.07' 3.07'7.59'5.08' 5.08' 5.08'4.36'CP6 = 192.41 MAX.ACT = 190.552.5'1.5'16 3 . 0 2 - E G 1.5'160.99 - EG41.98'134.78'134.78'10'5.2'4.2'5'2.13'.64'2.42'7.58'2.13' 41.99'REQ'DREAR SBREQ'D SIDE SB REQ'D FRONTSBREQ'D SIDE SB 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801TS165.26161.07165.04161.81162.43163.06162.96163.26161.42164.98165.54BW165.25165.50165.06165.33TC164.78FL165.20TOP "X"164.65BOT "X"164.19BOT "X"164.42TOP "X"164.00FL164.56164.24PALM164.02PALM163.52163.62162.72FL163.24TOP "X"162.60BOT "X"163.30163.00165.05163.76161.63161.39161.01160.68FL161.21TOP "X"161.25BOT "X"160.15160.04FL160.51TC160.51160.65160.85BW161.06161.58161.81187.95ROOF ELEV.176.91ROOF ELEV187.07ROOF ELEV181.83ROOF ELEV.161.69BW163.16163.14163.22163.45FF165.85164.09162.47160.76164.15162.90163.82TC163.85163.21163.59164.03163.95163.95164.43164.41164.19164.05164.05164.05164.11164.10164.12164.05164.04164.10164.09163.67164.16FF164.53FF164.12164.43164.43164.11163.80164.17164.84165.54164.10164.43164.74PINE164.32165.07165.27165.98165.17165.61165.18166.87TW165.02163.93164.01163.98165.67166.29FF165.79164.09164.43FF164.53FF164.33164.28164.12164.07163.76163.69163.77163.61163.98163.35163.00162.96163.37FF163.378"ØTREE163.6514"ØTREE164.12164.07164.43170.10TW162.77163.67163.20161.37162.74162.64162.54162.73162.85162.82162.46162.54162.96163.11162.89162.86162.96162.82161.52161.42160.86161.94161.40161.34160.91161.60FF161.18160.90160.99168.73TW161.9112"ØTREEXXXXXXXXX162.79 PC ELEV160.90 PC ELEV161.82 PC ELEV165.07 PC ELEV 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L1 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L2 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L3 1604OFREVISIONREVISEDPRINTEDOWNER: TRI WEST DEVELOPMENT JOB ADDRESS: 940 15TH STREET, HERMOSA BEACH 119 W. TORRANCE BLVD., REDONDO BEACH, CALIFORNIA 90277 PHONE: FAX: SUITE 24 (310) 372-5580 (310) 318-5801L3.1 4'-6"99.62' PC 100.36' PC 87.69' PC 88.44' PC DN DN 1/4" PER 1'-0" SLOPE1/4" PER 1'-0" SLOPED/W T/R D/W T/R POWDER ROOM GREAT ROOM DINING ROOM KITCHEN POWDER ROOM DECK COVERED DECK GREAT ROOM KITCHEN LINE OF ROOF ABOVE LINE OF ROOF ABOVE 99.62' PC 100.36' PC 87.69' PC 88.44' PC WASHER SHELVES DRYER W.H. ICEREF F.A.U. UP UP UP UP UP UP UP UP UP GUEST PARKING 20'-0" R 8'-6"20'-0" CLR9'-0" CLRLINE OF FLOOR ABOVE LINE OF FLOOR ABOVE A/C TRASH LINE OF FLOOR ABOVE PLANTERPLANTERPLANTER20'-0" GARAGE DOOR OPENING CLR P15: 89.92'P18: 89.92'UP UP QUEEN BEDELEVATOR LAUNDRYBEDROOM 4 BATH 4 BEACH ROOM BAR FOYER GARDEN GARDEN COVERED PATIO 2-CAR GARAGE YARD DRIVEWAY STORAGE STORAGE GUEST BEDROOM GUEST BATH BEACH ROOM BAR LINE OF ROOF ABOVE 99.62' PC 100.36' PC 87.69' PC 88.44' PC LINE OF ROOF ABOVE LINE OF ROOF ABOVEDN TRASH PLANTER PLANTER PLANTER UP PLANTER20'-0"20'-0" R 20'-0" GARAGE DOOR OPENING CLR9'-0" CLRUP UP TUB F.A.U.FREESTANDING TUBDRESSERCOAT CLOSET TUB/SHOWER DN DN OPEN TO BELOW ROOF BELOW WASHER DRYER DESK [100.00'] [100.58'] BEDROOM 3 BEDROOM 4 MASTER BEDROOM LAUNDRY MASTER CLOSET MASTER BATH MASTER CLOSET BATH 4 BATH 3 HALL ELEVATOR DRIVEWAY TO U2 BATH 3 MASTER CLOSET MASTER BATH FOYER BEDROOM 2 GARAGE BEDROOM 3 BATH 3 MASTER SUITE STORAGE ABOVE DRIVEWAY UNIT 2: LOT COVERAGE = 1474.52 SF UNIT 1: LOT COVERAGE = 1750.39 SF 14'-10"19'-10 1 2"4'-0"6'-10"4'-0"UNIT 1: 290.88 SF OPEN SPACE 122.61 SF COVERED MAX 50% 4'-10"9'-4"UNIT 2: 208.90 SF OPEN SPACE 100.51 SF COVERED MAX 50% 2'-0"2'-0"17'-7"18'-8" 14'-11" UNIT 2: 534.25 SF OPEN SPACE 27.95 SF COVERED MAX 50% UNIT 1: 536.97 SF OPEN SPACE 209.80 SF COVERED MAX 50% 2'-0" 2'-1"2'-1" 2'-0"15'-6"20'-0"16'-10"12'-8"2'-0"2'-0" 15'-6 1 2"2'-0"2'-0" IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION WITH 130 CFM CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 PROJECT SUMMARYPROJECT CONTACTS SHEET INDEXCITY NOTES & REQ'MENTS LEGEND CONCRETE MASONRY WALL NEW WALL REVISION DOOR WINDOW CEILING HEIGHT FINISH MATERIAL DIMENSION TO FACE OF FRAMING /MASONRY UNLESS NOTED OTHERWISE SLOPE CITY OF HERMOSA BEACH APPROVED SMOKE DETECTOR XX AX.X # # X'-X" XX X'-X" T. O. SLAB X AX.X X AX.X 1/2" 1/2" S # DESIGNER Starr Design Group, Inc. 643 Cypress Avenue Hermosa Beach, CA 90254 (310) 376-6997 tele Contact: Jonathan Starr SURVEYOR Denn Engineers 3914 Del Amo Blvd., Ste. 921 Torrance, CA 90503 (310) 542-9433 (310) 542-9491 fax ALIGN ELEVATION DETAIL NUMBER SHEET NUMBER ROOM NUMBER SHEET NUMBER SECTION DIMENSION TO CENTER LINE DRIVEWAY SLOPES CALCS. Envision Engineering, Inc. 1125 West Morena Blvd. Ste. B San Diego, CA 92110 (619) 275-6726 tele Contact: Alex Barajas STRUCTURAL ENGINEER ENERGY Alternative Energy Systems 229 North Central Avenue, ste. 406 Glendale, CA 91203 (818) 246-2844 tele Contact: Troy Lindquist 1. NO DISCHARGE OF CONSTRUCTION WASTEWATER, BUILDING MATERIALS, DEBRIS, OR SEDIMENT FROM THE SITE IS PERMITTED. 2. EROSION AND SEDIMENT CONTROL DEVICES MUST BE PLACED AROUND THE CONSTRUCTION SITE TO PREVENT DISCHARGES TO THE STREET. CONTROL MEASURES MUST ALSO BE TAKEN TO PREVENT STREET SURFACE WATER ENTERING THE SITE. 3. ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIA A NON-EROSIVE DEVICE PER HB4MC. 4. PROTECT THE PEDESTRIIAN WAY PER UBC SECT 3303 DURING CONSTRUCTION. 5. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER SECTION 502. 6. THE STRUCTURE SHALL COMPLY WITH THE SECURITY REQUIREMENTS OF 'APPENDIX CHAPTER 10 SECURITY' OF HBMC. 7. BACKWATER VALVE REQUIRED IF DRAINAGE FIXTURE IS LOCATED BELOW THE NEXT UPSTREAM MANHOLE OR BLOW THE MAIN SEWER LEVEL PER CPC SECT 710.0 8. THE DEMOLITION AND SHORING PERMIT TO BE ISSUED UNDER SEPERATE PERMIT. 9. ROOF GUTTERS AND DOWNSPOUTS TO BE CONSTRUCTED PER HBMC. TITLE-24 NOTES TITLE-24 NOTE: CONTRACTOR SHALL POST INSULATION CERTIFICATE (CF-6R) FORM AND INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICIOUS LOCATION OR KEPT WITH PLAN AND MADE AVAILABLE TO THE INSPECTOR CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-IR,CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. AN APPROVED HERS PROVIDER AND CERTIFIED RATER SHALL CONDUCT THE FIELD VERIFICATION AND DIAGNOSTIC TESTING. CONTRACTOR SHALL PROVIDE A COPY OF CERTIFICATE OF FIELD VERIFICATION AND DIAGNOSTIC/ TESTING (CF-4R), SIGNED AND DATED BY THE HERS RATER, TO THE BUILDING DEPARTMENT PRIOR TO FINAL INSPECTION. OWNER SEPARATE SUBMITTALSCRITICAL POINT CALCS. SEE CALCS AND HEIGHTS SHEET A-0.7 and A-0.8 GENERAL CONTRACTOR STORMWATER INFILTRATION SYSTEM UNDER SEPARATE PERMIT/ SEE C- SHEETS C-1/C-2 COVER SHEET A-0.0 FLOOR AREA CALCS: PROJECT ADDRESS: PROJECT DESCRIPTION: AREA/ZONING DISTRICT: BUILDING TYPE: OCCUPANCY GROUP: CONSTRUCTION TYPE: NUMBER OF STORIES: APPLICABLE CODES: LEGAL DESCRIPTION: LOT SIZE: SETBACKS: HEIGHT RESTRICTION: 1619 GOLDEN AVENUE, HERMOSA BEACH, CA 90254 NEW 2-UNIT CONDO EACH WITH ATTACHED 2 CAR GARAGE AND 1 GUEST PARKING R-2B DETACHED CONDOS WITH ATTACHED GARAGE R3 RESIDENCE / GARAGE-U TYPE V-B, FULLY SPRINKLERED UNIT 1: 2 STORIES O/BASEMENT UNIT 2: 3 STORIES 2013 California Residential Code 2013 Green Building Standard Code 2013 California Plumbing Code 2013 California Mechanical Code 2013 California Electrical Code 2013 Energy Code 2013 Hermosa Beach Municipal Code ANGELA HEIGHTS TRACT LOT 18 M.B. 9-149 APN: 4185-021-007 (149.70' +149.71')/2 x 50.00' = 7485.25 SQ. FT. FRONT 5'-0" SIDE 5'-0" REAR 5'-0"/3'-0" @ 2nd 30' (SEE A-0.7 AND A-0.8 FOR CRITICAL POINTS) UNIT 1: BASEMENT FLOOR:919.51 SF FIRST FLOOR:1251.68 SF SECOND FLOOR:1183.87 SF TOTAL LIVING UNIT 1:3355.06 SF GARAGE:469.70 SF DECKS:329.67 SF 1619 Golden LLC Dunham Stewart 200 Pier Avenue #305 Hermosa Beach, CA 90254 Lombardi Construction P.O. Box 2427 Manhattan Beach, CA 90266 (310) 766-5319 Mobil (310) 379-5322 Office DEMOLITION, AND SEWER CAP OF EXISTING BUILDINGS SHORING PLANS A-0.0 A-0.1 A-0.2 A-0.5 A-0.6 A-0.7 A-0.8 A-1.0 A-1.1 A-1.2 A-1.3 A-3.0 A-3.1 A-4.0 COVER SHEET SURVEY GENERAL NOTES SITE PLAN/ LOT COVERAGE AND OPEN SPACE DIAGRAMS LANDSCAPE PLAN CP PLAN CP CALCS. U1-BASEMENT/ U2-FIRST FLOOR PLAN U1-FIRST FLOOR / U2-SECOND FLOOR PLAN U1-SECOND FLOOR / U2 THIRD FLOOR PLAN ROOF PLAN ELEVATIONS ELEVATIONS BUILDING SECTIONS UNIT 2: FIRST FLOOR:904.36 SF SECOND FLOOR:1345.25 SF THIRD FLOOR:1202.63 SF TOTAL LIVING UNIT 2:3452.24 SF GARAGE:550.21 SF DECKS:216.09 SF ENCROACHMENT PLAN UNIT 2: FIRST FLOOR 1/16 = 1'-0" OPEN SPACE:COVERED AREA: LOT COVERAGE SEE DIAGRAMS UNIT 1: PROPOSED LOT COVERAGE:1750.39 SF UNIT 2: PROPOSED LOT COVERAGE: 1474.52 SF TOTAL PROPOSED LOT COVERAGE: 3224.91 SF MAXIMUM LOT COVERAGE (.65 X 7485.25) = 4865.41 SF LOT COVERAGE:3224.91 SF < 4865.41 SF = OK UNIT 1: BASEMENT FLOOR:536.97 SF SECOND FLOOR: 290.88 SF MIN. 100.00 SF TOTAL OPEN SPACE UNIT 1: 827.85 SF >300 REQ. = OK UNIT 2: FIRST FLOOR: 534.25 SF THIRD DECK:208.90 SF MIN. 100.00 SF TOTAL OPEN SPACE UNIT 2: 743.15 SF >300 REQ. = OK RENDERING OPEN SPACE & LOT COVERAGE DIAGRAMS AND CALCS.:2013 RESIDENTIAL COMPLIANCE MANUAL: UNIT 1: BASEMENT UNIT 2: SECOND FLOOR 1/16 = 1'-0" UNIT 2: THIRD FLOOR 1/16 = 1'-0" UNIT 1: FIRST FLOOR UNIT 1: SECOND FLOOR AS NOTED SOLAR NOTE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL SHALL BE INSTALLED FOR EACH UNIT TO ACCOMMODATE FOR FUTURE SOLAR INSTALLATION. SEE NOTES ON ROOF PLAN P2a: 99.81' 0.80% SLOPE 14"P1: 99.83' GARAGE FACE 2'-7 12" P4a: 99.18' 9.94% SLOPE 7 34"P3: 99.83' GARAGE FACE 6'-6 1 2" P6: 98.50 12.09% SLOPE 1'-4"P5: 99.83' GARAGE FACE 11'-0" PL P8: 97.86 9'-4" 6.86% SLOPE 20'-4" PL 13'-9 1 2" 20'-4" P4b: 99.56' 2.76% SLOPE PL P2b: 99.66' 17'-8 12" 20'-4"7 34"4 12"0.85% SLOPE 1 34"UNIT 1: UNIT 2: P17a: 89.36' 3.60% SLOPE 6 12"P16: 89.92' GARAGE FACE 15'-6 1 2" P19: 88.86' 5.30% SLOPE 1'-0 34"P18: 89.92' GARAGE FACE 20'-0" PL P14: 89.87' 0.45% SLOPE 12"P15: 89.92' GARAGE FACE 11'-0" PL 4'-5 1 2" 20'-0" P17b: 89.35' 0.00% SLOPE PL P13: 89.83' 9'-0" 20'-0"12"0.44% SLOPE P18: 89.92'1.78% SLOPE 3 34"P22: 89.60' 18'-0" P19: 88.86'5.30% SLOPE 20'-0"1'-0 34"PL 20'-0"PL P23: 89.52' P24: 89.68'P25: 89.65' 18'-0" 0.15% SLOPE 0.89% SLOPE 14"P21: 89.44'0.00% SLOPE 0" P20: 89.44' 18'-0"20'-0" 0" PL 88.44' PC 0.00% SLOPE GUEST PARKING: 7 DEVELOPMENT PROGRAM ATTACHMENT 2 PROJECT LOCATION: OWNER’S NAME: TEL: ADDRESS: LEGAL DESCRIPTION: ZONING: GENERAL BUILDING INFORMATION LOT AREA: TOTAL BUILDING AREA: UNIT 1 UNIT 2 UNIT 3 UNIT4 1ST LEVEL LIVING AREA GARAGE 2ND LEVEL LIVING AREA DECKS/BALCONIES 3RD LEVEL LIVING AREA DECKS/BALCONIES TOTAL LIVING AREA TOTAL DECKS/BALCONIES NO. OF BEDROOMS NO. OF BATHROOMS ZONING INFORMATION REQUIRED PROVIDED AREA: LOT AREA PER DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: NUMBER OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAXIMUM SLOPE FENCES/WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (PER UNIT) UNIT 1: UNIT 2: UNIT 3: UNIT 4: PRIVATE STORAGE SPACE: CUBIC FEET PER UNIT UNIT 1: UNIT 2: UNIT 3: UNIT 4: BASEMENT QUALIFICATION CALCULATION BUILDING 1 BUILDING 2 BUILDING 3 BUILDING 4 1ST LEVEL F.F. ELEVATION LINEAL FEET(LF) OF PERIMETER LF OF PERIMETER <6’ FROM GRADE TO F.F. ABOVE % OF PERIMETER < 6’ to FF ABOVE f:b95\cd\applicat\devprog 7/30/98 1619 Golden Avenue Hermosa Beach, CA 90254 1619 Golden LLC, Dunham Stewart 310 200 5283 200 Pier Avenue #305, Hermosa Beach, CA 90254 Angela Heights Tract, Lot 18, M.B. 9-149 APN: 4185-021-007 R-2B Basement: 919.51 469.70 1. Floor: 1251.68 2. Floor: 1183.87 329.67 3355.06 329.67 4 4.5 4865.41 SF/ 2 UNITS4865.41 SF 5’-0” 5’-0” 5’-0” / 3’-0” @2ND 41 UNIT 1:N/A; UNIT 2: 8’-0” 10’-0” 20’-0” 9’-0”12.5% 6’-0” N/A 600 SF U1: 1750.39SF; U2: 1474.52 SF3224.91 SF 5’-0” 5’-0” 8’-0” / 7’-6” @2ND 41 UNIT 1:N/A; UNIT 2: 8’-0” 10’-8” 20’-0” 9’-0”12.46% 6’-0” N/A 1571.00 SF827.85 SF 743.15 SF 200.00 200.00 100.58’ 125.00’ 84.50’ 67.60% 7485.25 SQ FT 7827.21 SQ FT 1. Floor: 904.3.6 550.21 2. Floor: 1345.25 3. Floor: 1202.63 216.09 3452.24 216.09 4 4.5 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.10 4/26/16 1619 GOLDEN AVE NOT FOR CONSTRUCTION 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to SDG, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of SDG, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.10 4/26/16 1619 GOLDEN AVE NOT FOR CONSTRUCTION 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTEDDRIVEWAY TO UNIT 2 CONCRETE/ NOT PERMEABLE PERMEABLE PAVEMENT NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND PROOF OF RECORDATION OF APPROVED CC&RS SHALL BE SUBMITTED TO THE COMMUNITY DEVELOPMENT DIRECTOR WITHIN THREE (3) MONTHS AFTER RECORDATION OF THE FINAL MAP COMMUNITY DEVELOPMENT 1/4 = 1'-0" SITE PLAN SCALE 1/4"= 1'-0" SITE PLAN PEDESTRIAN PROTECTION SHALL BE PROVIDED PER CRC SECTION R318.3 DURING CONSTRUCTION. BUILDING ADDRESS SHALL BE PROVIDED IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 ALL SITE DRAINAGE SHALL TERMINATE AT PUBLIC RIGHT OF WAY VIA NON-CORROSIVEDEVICE PER HBMC PEDESTRIAN PROTECTION HOUSE ADDRESS PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). SITE DRAINAGE THE PROJECT SHALL COMPLY WITH ALL REQUIREMENTS OF THE BUILDING DIVISION, PUBLIC WORKS DEPARTMENT, AND FIRE DEPARTMENT, AND THE CITY OF HERMOSA BEACH MUNICIPAL CODE. 15.04.070 PROTECTION OF PRIVATE PROPERTY DURING CONSTRUCTION. CITY MAY REQUIRE POSTING OF A BOND FOR PROPERTY DAMAGE ADJACENT TO CONSTRUCITON SITE. STORM WATER NOTE:PERIMETER BASEMENT CALCS: UNIT 1: BUILDING PERIMETER = 125.00' PERMITER BELOW GRADE (<6' BELOW FLOOR ABOVE) = 84.50' 84.50'/125.00'= 67.60% P6: 98.50' P7: 100.42' 6.66% SLOPE 1'-11"28'-10" PL P10: 95.50' 12.46% SLOPE 3'-0"24'-1" P12: 91.09' 11.82% SLOPE 3'-9"37'-3 1 4" 31'-6" P14: 89.87'1'-2 12"3.87% SLOPE 8.67% SLOPE 2'-6"28'-10" PL P8: 97.86' 100.36 PC P9: 94.86' 12.46% SLOPE 3'-0"24'-1" P11: 91.09' 10.11% SLOPE 3'-9"37'-3 1 4" 31'-6" P13: 89.83'1'-3"4.00% SLOPE 21'-0" P19: 88.86'11 34"4.62% SLOPE ALL LANDSCAPING AREAS ARE TO BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM. PLANS MUST BE CONSISTENT WITH MUNICIPAL CODE CHAPTERS 8.56 AND 8.60 SITE IRRIGATION N A-0.5 SUMP PUMP, DRAINAGE AND EROSION CONTROL PER CIVIL DRAWINGS 20'-0"CENTERLINE GOLDEN AVENUEUP UP UP UP UP UP UP UP UP GUEST PARKING 20'-0" R 8'-6" CLR 20'-0" CLR9'-0" CLRLINE OF FLOOR ABOVE LINE OF ROOF ABOVE LINE OF FLOOR ABOVE A/C TRASH FIRE SUPRESSION VALVE GAS METER 3'-0" MINELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION LINE OF FLOOR ABOVE PLANTERPLANTERPLANTER20'-0" GARAGE DOOR OPENING CLR P19: 88.86' NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFORMATION P11: 91.09' P15: 89.92'P18: 89.92' P13: 89.83' P14: 89.87' P17a: 89.36' P16: 89.92' LINE OF ROOF ABOVE LINE OF ROOF ABOVEDN TRASH 3'-0" MIN PLANTER PLANTER PLANTER UP PLANTER FIRE SUPRESSION VALVE GAS METER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION20'-0"20'-0" R PERMEABLE 91.49 SF 20'-0" GARAGE DOOR OPENING CLR P1: 99.83'P5: 99.83'9'-0" CLR P3: 99.83' [99.83'] 98.16' T.O.W. [90.33'] 96.33' T.O.W.[90.91'] [92.16'][96.00'] 96.33' T.O.W.94.58' T.O.W.93.60' T.O.W. [89.75'] [92.83'] [94.75'] [92.73'] 92.73' T.O.W. 96.33' T.O.F. 99.62' PC 100.36' PC 87.69' PC 88.44' PC 30"EUC 30"EUC 30"EUC30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC N 61˚15'00"E 149.70' PL N 28˚44'38"W50.00' PLN 61˚15'00"E 149.71' PL N 28˚45'00"W50.00' PLWM WVSIGN 87.36' 94.86' 100.43' 100.46' 99.84' FL 88.15' 88.54'93.41' 94.95' 96.37' 97.28' 99.44' 99.03' 99.14'99.62' 97.25'96.43'94.77' 94.42'94.42'93.24' 90.97' 100.45' 100.45' TC 99.96' FL P9: 94.86' P10: 95.50'P12: 91.09' P20: 89.44' P0:100.21' ASSUMED P2a: 99.81' ASSUMED P4a: 99.18' P7: 100.42' ASSUMED P21: 89.44' P22: 89.60' 5'-0" SYSB5'-0" SYSB5'-0" FYSB 5'-0" FYSB5'-0" SYSB5'-0" SYSB5'-0" RYSB 5'-0" RYSB 3'-0" RYSBAT SECOND 3'-0" RYSB AT SECOND UNIT 1 - GARDEN UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) (AT BASEMENT) UNIT 2 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) (AT FIRST FLOOR) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) (AT FIRST FLOOR) UNIT 2 - GARDEN 42" MAX GUARDRAIL ON TOP OF PROPERTY LINE WALL TO BE 75 % OPEN 6'-0" MAX PROPERTY LINE WALL42" MAX GUARDRAIL ON TOP OF PROPERTY LINE WALL TO BE 75 % OPEN 6'-0" MAX PROPERTY LINE WALL 42" MAX PROPERTY LINE WALL @ FYSB LINE OF ROOF ABOVE 2ND FLOOR LINE OF ROOF ABOVE 3RD FLOOR LINE OF ROOF ABOVE 3RD FLOOR UNIT 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) (AT FIRST FLOOR) 6'-0" MAX PROPERTY LINE FENCE 42" MAX PROPERTY LINE FENCE @ FYSB LINE OF ROOF ABOVE 3RD FLOOR LINE OF ROOF ABOVE 2ND FLOOR SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. SLOPE 1/4":12" MIN. LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE SLOPE 1/4":12" MIN.SLOPE 1/4":12" MIN.P6: 98.50' P8: 97.86' ASSUMED PERMEABLE 221.24 SF PERMEABLE 691.12 SF PERMEABLE 219.12 SF PERMEABLE 8.23 SF PERMEABLE 5.89 SF PERMEABLE 5.90 SFPERMEABLE 71.61 SF PERMEABLE 99.08 SF PERMEABLE 811.85 SF PERMEABLE 163.35 SF PERMEABLE 14.02 SF UNIT 1 - COVERED PATIO5.30% SLOPE MAX 12.5% SLOPE 0.45%SLOPE MAX 12.5% SLOPE 3.60% SLOPE MAX 12.5% SLOPE 0.00% SLOPE MAX 12.5% SLOPE 3.87% SLOPE MAX 12.5% SLOPE 10.11% SLOPE MAX 12.5% SLOPE 12.46% SLOPE MAX 12.5% SLOPE 8.67% SLOPE MAX 12.5% SLOPE 6.66% SLOPE MAX 12.5% SLOPE 4.00% SLOPE MAX 12.5% SLOPE 12.09 %SLOPE MAX 12.5% SLOPE 9.94 SLOPE MAX 12.5% SLOPE 0.80% SLOPE MAX 12.5% SLOPE 1.78% SLOPE MAX 12.5% SLOPE 11.82% SLOPE MAX 12.5% SLOPE 4.62% SLOPE MAX 12.5% SLOPE 12.46% SLOPE MAX 12.5% SLOPE PERMEABLE 96.95 SF [100.41'] 104.24' T.O.W. 104.08' T.O.F. 103.62' T.O.W. [99.66'] 102.00' T.O.W. SLOPED FENCE 103.12' T.O.W. P17b: 89.35' P4b: 99.56' ASSUMED P2b: 99.66' ASSUMED 0.00% SLOPE 98.07' P23: 89.52' P24: 89.68' P25: 89.65'0.00% SLOPE MAX 12.5% SLOPE 0.15% SLOPE MAX 12.5% SLOPE 0.89% SLOPE MAX 12.5% SLOPE 0.44%SLOPE MAX 12.5% SLOPE 6.86 %SLOPE MAX 12.5% SLOPE 2.76 SLOPE MAX 12.5% SLOPE 0.85 %SLOPE MAX 12.5% SLOPE 18'-0" EXISTING PARKING TO REMAIN18'-0" EXISTING PARKING TO REMAIN2'-0"9'-0" DRIVEWAY3'-0"3'-0" EXIST.CURB CUT4'-6" EXISTING SHARED DRIVEWAYSCALE 1/4"= 1'-0" LANDSCAPE PLAN A-0.6 PLANTING LIST ALL PLANTS FOR WUCOLS REGION III A B C Acacia Boormanii Snowy River Wattle L Small 12"/20" 12"/36" 16 Anigozanthos Viridis Green Kangaroo Paw L Small 10"/18" 10"/30" 13 Heuchera Sanguinea Coralbells VL Small 8"/16" 8"/18" 10 D Rhaphiolepis Indica Indian Hawthrone VL Small 8"/16" 8"/18" 12 1121 MANHATTAN AVENUE AND 1120 PLAM DRIVE, HERMOSA BEACH CA 90254 8.60. 060 Standards for New Landscape. “New landscape" as defined in Section 8.60.040 shall be designed and managed to use the minimum amount of water required to maintain plant health. New landscape shall comply with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless an exception is granted pursuant to Section 8.60.050(D). A. Plant material. 1. Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used. 2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter 3. Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar source acceptable the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) shall not be used. 4. The landscape area of projects proposing exclusively commercial or industrial uses shall be designed using exclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutional use projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or high water use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas as determined by the Community Development Director. Public agencies shall be exempt from this requirement. 5. Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope is adjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20) percent, meaning one (1) foot of vertical elevation change for every five (5) feet of horizontal length. Approved turf areas may be watered at 1.0 of the reference evapotranspiration (ETo). 6. Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch. 7. Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade west and south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting. B. Water features, pools and spas. 1. Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features. 2. Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded. C. Grading and runoff. Landscape design shall minimize soil erosion and runoff. 1. Grading plans shall avoid disruption of natural drainage patterns to the extent feasible. 2. Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and not drain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains. 3. Plans and construction shall protect against soil compaction within landscape areas. 4. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches that require ongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44. LANDSCAPE NOTES: D. Irrigation systems. 1. An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. 2. An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining Maximum Applied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed this efficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factor shall not exceed 1.0. 3. The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed. 4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall be irrigated with subsurface irrigation or low volume above-ground irrigation system. 5. Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or other low flow non-spray technology shall be used. 6. All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall be designed to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavement and impermeable surfaces. 7. All irrigation systems shall provide backflow prevention devices in accordance with the current edition of the California Building/Plumbing Code and check valves at the low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler head exceeds the manufacturer’s recommended optimal operating pressure. 8. Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform to the current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws. E. Irrigation system hydrozones. 1. The irrigation system shall conform to the hydrozones of the landscape design plan. 2. Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mix high and low water use plants. 3. Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Where feasible, trees shall be placed on separate valves from turf, shrubs and groundcovers. 4. No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants. F. Landscape and irrigation maintenance. 1. All landscape and related elements shall be designed and properly maintained to insure long-term health and shall maintain conformance with the requirements of this Chapter. 2. Irrigation scheduling shall be regulated by automatic irrigation controllers. 3. Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56. 4. A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustment and repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any obstruction to emission devices. 5. Repair of all irrigation equipment shall be promptly undertaken, using the originally installed components, or equivalent or enhanced components compatible with the irrigation system. WATER CONSERVATION AND DROUGHT MANAGEMENT PLAN TO COMPLY WITH SECTION 8.56 8.56. 050 Applicability. This Chapter is applicable to every person, commercial business, or other water user in the use of any water within the City. The City Council may by Resolution exempt pilot programs or special programs of limited scope undertaken by the City or undertaken in conjunction with the City's water providers. 8.56. 060 Water Conservation and Drought Management Plan. This Chapter establishes a water conservation and drought management plan consisting of both permanent regulations designed to reduce water usage and increase the efficiency of water use on an ongoing basis, and three increasingly restrictive levels of drought response actions to be implemented in times of drought conditions. 8.56. 070 Water Conservation Requirements. The following water conservation requirements shall apply to all persons: A. Landscaping. 1. Watering hours and duration. No lawn or landscaped area shall be irrigated or watered by any means between the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceed fifteen (15) minutes per irrigation station or area. This provision shall not apply to drip irrigation systems, use of a hand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water expended for limited periods of time necessary for irrigation system maintenance or leak repair. 2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the point where excess water ponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or storm drains. 3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24 hours after measurable rainfall. 4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use by such methods as aerating, thatching and mulching. 5. Landscape irrigation system maintenance: Landscape irrigation systems shall be regularly inspected, maintained and repaired to eliminate leaks, remove obstructions to water emission devices and eliminate over spraying. B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing pools and spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and daily when use is concluded. C. Water fountains and decorative water features. No person shall operate a fountain or other decorative water feature that does not recycle or re-circulate the water utilized by the device. D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios, driveways, alleys, parking or similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flow technology, or water recycling systems to clean these surfaces, is permitted. In no case shall such water run off the property or drain onto any walkways, sidewalks, streets, alleys or storm drains. E. Car washing. No person shall use water to wash or clean any motorized or un-motorized vehicle, including, but not limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket or similar container or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle. This subsection shall not apply to any commercial car washing facility that uses a water recycling system to capture or reuse water. F. Waste and leaks. No person shall: 1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or plumbing fixture. 2. Cause, permit or allow water to flow from any source on private or public property onto walkways, sidewalks, streets, alleys or storm drains, except as a result of rainfall or pumping excessive groundwater infiltration, such as by means of a sump pump. 3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reduce waste and total water use. G. All commercial establishments 1. Single pass cooling systems. Single-pass cooling systems shall not be installed in new commercial buildings. When single pass cooling systems in existing businesses are replaced, single pass cooling system shall not be installed as a replacement. 2. Toilets. New commercial establishments shall install and use only water-efficient toilets. All existing commercial establishments shall install and use only water-efficient toilets by January 1, 2014. H. Eating and drinking establishments. The following provisions shall also apply to all restaurants, cafes, snack shops, bars, other eating and drinking establishments, and food catering businesses: 1. All establishments shall only provide drinking water to customers upon request. 2. All establishments shall install and use low-flow pre-rinse dishwashing spray nozzles by July 1, 2011. 3. All establishments shall use low-flow technologies for washing and cleaning floors and surfaces, such as using a hand-held bucket or similar container and mop, water brooms or pressure washers. 4. New establishments shall install and use water-efficient dishwashing machines or systems. When dishwashing machines in existing businesses are replaced, water-efficient dishwashing machines or systems shall be installed. All existing establishments shall install and use only water-efficient dishwashing machines or systems by January 1, 2014. I. Hotels and motels. The following provisions shall apply to all hotels, motels, hostels, bed and breakfast and similar temporary accommodation establishments: 1. All establishments shall provide customers the option of choosing not to have towels and linens laundered daily and shall prominently display notice of this option in each bathroom and sleeping room using clear and easily understood language. 2. All establishments that provide on-premises facilities for laundering towels or linens shall comply with Subsection J of this Section. 3. All establishments that provide food services shall comply with Subsection H of this Section. J. Laundry businesses. New commercial laundry businesses shall install and use water recycling systems. When washing machines in existing businesses are replaced, water-efficient laundry washing or water recycling systems shall be installed. All existing laundry businesses shall install and use only water-efficient laundry washing machines or water recycling systems by January 1, 2014. K. Commercial car wash facilities. New commercial conveyor-type car wash facilities shall install water recycling systems. All existing conveyor car wash systems shall install and operate only water recycling systems by January 1, 2012. All existing commercial car wash operations, including those accessory to another use, shall use high pressure, low volume wash systems, bucket or similar container, and/or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, or similar low-flow device by January 1, 2012. L. Exceptions. The provisions of this Section are not applicable to uses of water that are necessary to protect public health and safety or for essential governmental services when such uses of water cannot be reduced, such as for fire-fighting and other similar emergency services. LANDSCAPE PLAN 1/4 = 1'-0" 6. Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plant materials shall be maintained in a healthy growing condition and diseased or dead plant materials shall be replaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or dead plant materials may be replaced with plant materials that have low water needs, as rated in the current edition of the Water Use Classification of Landscape Species. 7. The use, storage and disposal of all landscape and lawn care products shall comply with all manufacturer’s specifications and applicable laws, and minimize the discharge of pollutants to the environment. G. Notwithstanding the requirements of this Section, landscape design and maintenance shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicable provisions of this code, and the requirements of a development permit, whichever is more restrictive. CONCRETE/ NOT PERMEABLE PERMEABLE PAVEMENT NON HIGH WATER USE PLANTS/ PERMEABLE LEGEND NOTES: • PLANTING HEIGHT NOT TO EXCEED 42" ABOVE ADJACENT SIDEWALK. ALL PLANTING TO BE IRRIGATED • SOIL TO BE SAMPLED AND SENT TO GRO-POWER 909.393.3744 • CONTRACTOR TO AMEND PER GRO-POWER RECOMMENDATION • 2" MIN CAL BLEND - LEAFPOST MULCH ON SURFACE OF ALL P.A. NOTE: ALL PLANTS EMPLOYED ON THE SITE SHALL BE DROUGHT TOLERANT, (LOW WATER USE) PLANTS IDENTIFIED BY U.C. DAVIS AND/OR THE WATER RESOURCES BOARD. REFERENCE www.water.ca.gov/wateruseefficienc y/docs/wucols00.pdf PERMEABLE SURFACE AREA: 50 PERCENT OF EXTERIOR SURFACE AREAS EXCLUDING BUILDING FOOTPRINTS, PER HBMC Section 8.44.095 HARDSCAPE = 2205.96 SF LANDSCAPE/PERMEABLE = 2394.87 SF BUILDING FOOT PRINT = 2884.42 SF TOTAL LOT AREA = 7485.25 SF 2397.00 SF / (2203.83 SF + 2397.00 SF) = 52.10% PERMEABLE AREA > 50 % = OK PER HBMC SECTION 8.44.095, 100% OF THE SITE STORM WATER SHALL BE CAPTURED ON SITE VIA PERMEABLE SURFACES AND/OR A WATER INFILTRATION SYSTEM PER CIVIL ENGINEER DRAWINGS (UNDER SEPARATE PERMIT). STORM WATER NOTE: 80'-0" DRIVEWAY CENTERLINE GOLDEN AVENUEUP UP UP UP UP UP UP UP UP GUEST PARKING 20'-0" R 34'-0"80'-0" CLR36'-0" CLRA/C TRASH PLANTERPLANTERPLANTER80'-0" GARAGE DOOR OPENING CLR P15: 89.92'P18: 89.92' P16: 89.92' DN TRASH PLANTER PLANTER PLANTER UP PLANTER79'-11 1/2"20'-0" R PERMEABLE 96.95 SF PERMEABLE 91.49 SF36'-0" CLRN 99.62' PC 100.36' PC 87.69' PC 88.44' PC 30"EUC 30"EUC 30"EUC30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC 30"EUC N 61˚15'00"E 149.70' PL N 28˚44'38"W50.00' PLN 61˚15'00"E 149.71' PL N 28˚45'00"W50.00' PLWM WVSIGN 99.84' FL 99.14'99.62' 97.25'96.43'94.77' 94.42'94.42'93.24' 90.97' 100.45' TC 99.96' FL20'-0" SYSB19'-11 1/2" SYSB20'-0 1/2" FYSB 20'-0" FYSB20'-0" SYSB20'-0" SYSB20'-0" RYSB 20'-0" RYSB 12'-0" RYSB AT SECOND 12'-0" RYSB AT SECOND UNIT 1 - GARDEN UNIT 1 R-3 RESIDENCE (FULLY SPRINKLERED) (AT BASEMENT) UNIT 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) (AT FIRST FLOOR) UNIT 2 R-3 RESIDENCE (FULLY SPRINKLERED) (AT FIRST FLOOR) UNIT 2 - GARDEN UNIT 1 2-CAR GARAGE - U (ONE-HOUR FIRE RATED SPRINKLERED) (AT FIRST FLOOR) P6: 98.50' P8: 97.86' ASSUMED PERMEABLE 221.24 SF PERMEABLE 691.12 SF PERMEABLE 219.12 SF PERMEABLE 8.23 SF PERMEABLE 5.89 SF PERMEABLE 5.90 SFPERMEABLE 71.61 SF PERMEABLE 99.08 SF PERMEABLE 811.85 SF PERMEABLE 14.02 SF UNIT 1 - COVERED PATIO A B A B A A B A A B A A B DC D C C D C C D C C D CABABABABABAB A B A B DCDDCDCDC PERMEABLE 163.35 SF 1/4 = 1'-0" DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.10 4/12/16 1619 GOLDEN AVE NOT FOR CONSTRUCTION 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.10 4/11/16 1619 GOLDEN AVE NOT FOR CONSTRUCTION 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED 1/4 = 1'-0" 99.62' PC B 100.36' PC D 87.69' PC A 88.44' PC C N N 61˚15'00"E 149.70' PL N 28˚44'38"W50.00' PLN 61˚15'00"E 149.71' PL N 28˚45'00"W50.00' PLUNIT 1UNIT 2 FLAT ROOF PITCHED ROOF PITCHED ROOF SLOPED ROOF FLAT ROOF OF GARAGE BELOW DECK BELOW 5'-0" SYSB5'-0" SYSB5'-0" FYSB 5'-0" FYSB5'-0" SYSB5'-0" SYSB5'-0" RYSB 5'-0" RYSB 3'-0" RYSB AT SECOND 3'-0" RYSBAT SECOND GOLDEN AVENUECP-PLAN A-0.7 CP1 MAX 118.28' ACT 118.08' CP3 MAX 120.02' ACT 119.83' CP5 MAX 122.09' ACT 121.83' CP6 MAX 122.70' ACT 122.12' CP7 MAX 122.97' ACT 122.12' CP2 MAX 118.66' ACT 118.08' CP4 MAX 120.60' ACT 119.83' CP8 MAX 124.07' ACT 119.66 CP9 MAX 124.24' ACT 119.66' CP10 MAX 125.60' ACT 124.45' CP13 MAX 129.08' ACT 124.45'3.66' CP3 & CP56' CP1 & CP2 6' CP1 & CP2 CP11 MAX 125.30' ACT 119.37' CP12 MAX 125.91' ACT 119.37'2.5' CP4 & CP97.17' CP122.83' CP10 & CP1324.5' CP626' CP833.09' CP237.84' CP942.5' CP4 & CP743.17' CP1228.52' CP3 & CP4 28.52' CP3&CP4 54.5' CP5 54.5' CP5 58.25' CP6 & CP7 58.25' CP6 & CP7 75.15' CP8 & CP9 75.15' CP8 & CP9 95.05' CP10, CP11 & CP12 95.05' CP10, CP11 & CP12 138.63' CP13 138.63' CP13 CP-8 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'75.15 Elev. AB':93.6785077817113 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'75.15 Elev.CD':94.42 Length AB'-CD'50.00 Length AB'-CP1 26.00 Elev. CP8:94.07 Height Limit 30.00 Max. Ht. @ CP8:124.07 Prop. Ht. @ CP8:119.66 1 CP-7 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'58.25 Elev. AB':92.331790795538 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'58.25 Elev.CD':93.08 Length AB'-CD'50.00 Length AB'-CP7 42.50 Elev. CP7:92.9662469092439 Height Limit 30.00 Max. Ht. @ CP7:122.97 Prop. Ht. @ CP7:122.12 1 CP CALCS A-0.8 CP-13 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'138.63 Elev. AB':98.7370636564024 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'138.63 Elev.CD':99.48 Length AB'-CD'50.00 Length AB'-CP13 22.83 Elev. CP13:99.0756222490053 Height Limit 30.00 Max. Ht. @ CP13:129.08 Prop. Ht. @ CP13:124.45 1 CP-12 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'95.05 Elev. AB':95.2642869547792 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'95.05 Elev.CD':96.01 Length AB'-CD'50.00 Length AB'-CP12 43.17 Elev. CP12:95.9067917623515 Height Limit 30.00 Max. Ht. @ CP12:125.91 Prop. Ht. @ CP12:119.37 1 CP-11 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'95.05 Elev. AB':95.2642869547792 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'95.05 Elev.CD':96.01 Length AB'-CD'50.00 Length AB'-CP11 2.50 Elev. CP11:95.301494784729 Height Limit 30.00 Max. Ht. @ CP11:125.30 Prop. Ht. @ CP11:119.37 1 CP-10 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'95.05 Elev. AB':95.2642869547792 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'95.05 Elev.CD':96.01 Length AB'-CD'50.00 Length AB'-CP10 22.83 Elev. CP10:95.6040688578803 Height Limit 30.00 Max. Ht. @ CP10:125.60 Prop. Ht. @ CP10:124.45 1 CP-9 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'75.15 Elev. AB':93.6785077817113 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'75.15 Elev.CD':94.42 Length AB'-CD'50.00 Length AB'-CP1 37.84 Elev. CP9:94.2426113610493 Height Limit 30.00 Max. Ht. @ CP9:124.24 Prop. Ht. @ CP9:119.66 1 CP-6 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'58.25 Elev. AB':92.331790795538 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'58.25 Elev.CD':93.08 Length AB'-CD'50.00 Length AB'-CP1 24.50 Elev. CP6:92.6975360846155 Height Limit 30.00 Max. Ht. @ CP6:122.70 Prop. Ht. @ CP6:122.12 1 CP-5 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'54.50 Elev. AB':92.0329630619197 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'54.50 Elev.CD':92.78 Length AB'-CD'50.00 Length AB'-CP1 3.66 Elev. CP5:92.0876178050657 Height Limit 30.00 Max. Ht. @ CP5:122.09 Prop. Ht. @ CP5:121.83 1 CP-4 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'28.52 Elev. AB':89.9626845234119 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'28.52 Elev.CD':90.71 Length AB'-CD'50.00 Length AB'-CP4 42.50 Elev. CP4:90.5986941948779 Height Limit 30.00 Max. Ht. @ CP4:120.60 Prop. Ht. @ CP4:119.83 1 CP-3 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'28.52 Elev. AB':89.9626845234119 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'28.52 Elev.CD':90.71 Length AB'-CD'50.00 Length AB'-CP3 3.66 Elev. CP3:90.02 Height Limit 30.00 Max. Ht. @ CP3:120.02 Prop. Ht. @ CP3:119.83 1 CP-2 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'6.00 Elev. AB':88.1681243737893 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'6.00 Elev.CD':88.92 Length AB'-CD'50.00 Length AB'-CP2 33.09 Elev. CP2:88.6642302604099 Height Limit 30.00 Max. Ht. @ CP2:118.66 Prop. Ht. @ CP2:118.08 1 CP-1 P.C.A. Elevation 87.69’P.C.C. Elevation 88.44’ (Point A)(Point C) Lot Length = 149.71’Lot Length = 149.70’ P.C.B. Elevation 99.62’Lot Width = 50.00’P.C.D. Elevation 100.36’ (Point B)(Point D) Dotted Lines = Property Lines Critical Height Calculation For: 1619 Golden Avenue Address: 1619 Golden Avenue, Hermosa Beach CA 90254 Elev. Pt. A 87.69 Elev. Pt. B 99.62 Length A-B 149.71 Length A-AB'6.00 Elev. AB':88.1681243737893 Elev. Pt. C 88.44 Elev. Pt. D 100.36 Length C-D 149.70 Length C-CD'6.00 Elev.CD':88.92 Length AB'-CD'50.00 Length AB'-CP1 7.17 Elev. CP1:88.2756214788685 Height Limit 30.00 Max. Ht. @ CP1:118.28 Prop. Ht. @ CP1:118.08 1 DATE SCALE PROJECT NUMBER SHEET NUMBER SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2013 REVISIONS 2015.10 4/11/16 1619 GOLDEN AVE NOT FOR CONSTRUCTION 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED 5'-0" SYSB5'-0" SYSB5'-0" FYSB 5'-0" FYSB5'-0" SYSB5'-0" SYSB5'-0" RYSB 5'-0" RYSB 3'-0" RYSB AT SECOND 3'-0" RYSB AT SECOND 99.62' PC 100.36' PC 87.69' PC 88.44' PC DATE SCALE PROJECT NUMBER SHEET NUMBER 1619 GOLDEN AVE SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 2015.10 1/4" = 1'-0" This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 4/12/16 NOT FOR CONSTRUCTION N 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED UP UP UP UP UP UP UP UP UP GUEST PARKING 20'-0" R 8'-6" CLR 20'-0" CLR9'-0" CLRLINE OF FLOOR ABOVE LINE OF ROOF ABOVE LINE OF FLOOR ABOVE A/C TRASH FIRE SUPRESSION VALVE GAS METER 3'-0" MINELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION LINE OF FLOOR ABOVE PLANTERPLANTERPLANTER20'-0" GARAGE DOOR OPENING CLR NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFORMATION P11: 91.09' P15: 89.92'P18: 89.92' QUEEN BED WASHER SHELVES DRYER W.H. ICEREF F.A.U. UP UP QUEEN BED LAUNDRY BEDROOM 4 BATH 4 BEACH ROOM BAR FOYER GARDEN GARDEN COVERED PATIO 2-CAR GARAGE YARD DRIVEWAY STORAGE GUEST BEDROOM GUEST BATH BAR BEACH ROOM UNIT 1-B/2-1 FLOOR PLAN A1.0 UNIT 2-1 UNIT 1-B UP [90.50'] [91.08'] UP OPEN TO ABOVE TV 90.15' LINE OF STORAGE, MIN 200 CU FT (12'-3" X 3'-0" X 6'-0" = 220.50 CU FT) PER HBMC SECTION 17.22.060 E ELEVATOR 21'-2"20'-4"18'-8" 8'-0" CLR GENERAL NOTES 12 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD FOUR-WAY, HIGH EFFICIENCY MULTIPOISE GAS FURNACE BY CARRIER, MODEL 58MXA OR EQUAL. COMBUSTION AIR SUPPLIED BY VENT PIPES TO OUTSIDE. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. 15 16 17 18 REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. 19 20 21 22 23 24 25 26 27 PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 48" FIREPLACE SPARK, ANSI Z21.88-2009/CSA 2.33-2009 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSALLED BEFORE THE CAPS CAN BE REMOVED. 28 29 30 31 32 33 34 35 36 37 38 39 40 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GLASS GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 FIREPLACE MONTIGO L52DF OUTDOOR/ ANSI Z223.1/NFPA 54 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH GAS-FIRED INSTANT WATER HEATER BY TAKAGI, MODEL T-D2 OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. 41 42 43 44 45 46 47 48 13 14 D A4.1 D A4.1 E A4.1 E A4.1 F A4.1 F A4.1 C A4.0 C A4.0 B A4.0 B A4.0 A A4.0 A A4.0 3 3 AA 2 2 1 1 4 4 CC DD BB 5 5 6 6 8 8 7 7 9 9 10 10 EE JJ HH FF II GG 3 1 4 2 1 2 3 5 6 7 5 8 1 1 2 1 2 2 3 8 4 6 7 5'-0" SYSB5'-0" SYSB5'-0" FYSB 5'-0" FYSB5'-0" SYSB5'-0" SYSB5'-0" RYSB 5'-0" RYSB 3'-0" RYSB AT SECOND 3'-0" RYSB AT SECOND 99.62' PC 100.36' PC 87.69' PC 88.44' PC DATE SCALE PROJECT NUMBER SHEET NUMBER 1619 GOLDEN AVE SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 2015.10 1/4" = 1'-0" This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 4/12/16 NOT FOR CONSTRUCTION N 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED 1/4" PER 1'-0" SLOPE 1/4" PER 1'-0" SLOPE LINE OF ROOF ABOVE LINE OF ROOF ABOVEDN TRASH 3'-0" MIN PLANTER PLANTER PLANTER UP PLANTER FIRE SUPRESSION VALVE GAS METER ELECTRICAL METER 200 AMP FUTURE SOLAR CONNECTION20'-0" CLR20'-0" R 20'-0" GARAGE DOOR OPENING CLR P1: 99.83'P5: 99.83'9'-0" CLR[99.83'] UP UP KING BED FULL BED QUEEN BED KING BED QUEEN BED QUEEN BED TUB F.A.U.FREESTANDING TUBDRESSERCOAT CLOSET TUB/SHOWER 12 10 10 11 12 13 14 13 15 15 11 13 13 16 10 11 12 13 14 14 14 14 15 14 16 14 17 17 10 11 12 13141516 17 18 18 19 20 21 22 22 10 10 10 11 11 11 12 13 14 1415 11 11 11 13 16 16 16 17 17 UNIT 1-1 / UNIT 2-2 PLAN A1.1 UNIT 1-1 DN DN OPEN TO BELOW FLAT ROOF BELOW UNIT 2-2 WASHER DRYER DESK [100.00'] [100.58'] 100.00' LINE OF STORAGE, MIN 200 CU FT (17' X 3' X 4' = 204 CU FT) MAX 36" OVERHANG AND 48" CLR ABOVE FINSHED FLOOR, PER HBMC SECTION 17.22.060 E 21'-4"20'-4"W.H.TANKLESS WATER HEATER AT CEILING 7'-0" CLR ABOVE FINISHED FLOOR BEDROOM 3 BEDROOM 4 MASTER BEDROOM LAUNDRY MASTER CLOSET MASTER BATH MASTER CLOSET BATH 4 BATH 3 HALL ELEVATOR DRIVEWAY TO U2 BATH 3 MASTER CLOSET MASTER BATH FOYER BEDROOM 2 GARAGE BEDROOM 3 BATH 3 MASTER SUITE STORAGE ABOVE GENERAL NOTES 12 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD FOUR-WAY, HIGH EFFICIENCY MULTIPOISE GAS FURNACE BY CARRIER, MODEL 58MXA OR EQUAL. COMBUSTION AIR SUPPLIED BY VENT PIPES TO OUTSIDE. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. 15 16 17 18 REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. 19 20 21 22 23 24 25 26 27 PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 48" FIREPLACE SPARK, ANSI Z21.88-2009/CSA 2.33-2009 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSALLED BEFORE THE CAPS CAN BE REMOVED. 28 29 30 31 32 33 34 35 36 37 38 39 40 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GLASS GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 FIREPLACE MONTIGO L52DF OUTDOOR/ ANSI Z223.1/NFPA 54 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH GAS-FIRED INSTANT WATER HEATER BY TAKAGI, MODEL T-D2 OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. 41 42 43 44 45 46 47 48 13 14 D A4.1 D A4.1 E A4.1 E A4.1 F A4.1 F A4.1 C A4.0 C A4.0 B A4.0 B A4.0 A A4.0 A A4.0 3 3 AA 2 2 1 1 4 4 CC DD BB 5 5 6 6 8 8 7 7 9 9 10 10 EE JJ HH FF II GG 18'-8" 8'-0" CLR 99.62' PC 100.36' PC 87.69' PC 88.44' PC DATE SCALE PROJECT NUMBER SHEET NUMBER 1619 GOLDEN AVE SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 2015.10 1/4" = 1'-0" This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 4/11/16 NOT FOR CONSTRUCTION N 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED5'-0" SYSB5'-0" SYSB5'-0" FYSB 5'-0" FYSB5'-0" SYSB5'-0" SYSB5'-0" RYSB 5'-0" RYSB 3'-0" RYSB AT SECOND 3'-0" RYSB AT SECOND 1/4" PER 1'-0" SLOPE1/4" PER 1'-0" SLOPEDN DN D/W T/R D/W T/R 18'-8" 8'-0" CLR GENERAL NOTES 12 1 2 3 4 5 6 7 8 9 10 11 ALL MECHANICAL DUCTS WILL BE FIELD SIZED TO COMPLY WITH MECHANICAL CODE. PROVIDE DUCTS TO OUTSIDE AIR FOR COMBUSTION AIR MECHANICAL DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MINIMUM 26 GAUGE GALVANIZED STEEL (308 UMC, 510 UPC, 302.4) ALL EXTERIOR WOOD STUDS TO BE 2x6 @ 16" O.C., U.N.O. ALL INTERIOR WOOD STUD PLUMBING WALLS TO BE MINIMUM 2X6 @ 16" O.C.- CBC SECTION 2320.11.9,10 ALL OTHER INTERIOR STUD WALLS TO BE 2x4 @ 16" O.C., TYP., U.N.O. PROVIDE HARD-WIRED AND INTERCONNECTED SMOKE DETECTOR ON CEILING OR TOP OF WALL WITH BATTERY BACKUP ADJACENT TO AND INSIDE BEDROOMS. PROVIDE SEPARATE EARLY WARNING SMOKE DETECTION SYSTEM. WATER CLOSET TO BE 'HIGH EFFICIENCY' TYPE (1.28 GAL MAX./FLUSH) W/ MIN. 24" CLEAR IN FRONT AND 30" MIN. WIDTH SPACE. FAUCET TO BE HIGH EFFICIENCY TYPE (1.5 GPM AT BATHROOMS, 1.8 GPM AT KITCHEN). SHOWER TO BE 2.0 GPM. WALLS AND CEILING OF USABLE SPACE UNDER STAIRS SHALL HAVE 5/8" 'TYPE-X' FIRE-RESISTANT GYP. BD. FOR 1-HR. FIRE SEPARATION PROVIDE 5/8" 'GREENBOARD' ON ALL WALLS OVER TUBS, FAUCETS, AND WATER CLOSET COMPARTMENTS. ALL WALLS AND CEILING IN GARAGE, UTILITY, MECHANICAL UNDER STAIR AND WATERHEATER CLOSETS SHALL HAVE 5/8" 'TYPE-X' FIRE RESISTANT GYPSUM BOARD FOUR-WAY, HIGH EFFICIENCY MULTIPOISE GAS FURNACE BY CARRIER, MODEL 58MXA OR EQUAL. COMBUSTION AIR SUPPLIED BY VENT PIPES TO OUTSIDE. DUCTS THROUGH GARAGE INTO DWELLING SHALL BE MIN. 26-GA GALVANIZED STEEL. CLOTHES DRYER SHALL BE VENTED TO OUTSIDE W/ MIN. 4" DIA. SMOOTH METAL EXHAUST DUCT. PROVIDE RECESSED NICHE IN WALL BEHIND DRYER UNIT TO ALLOW UNIT TO REST FLUSH WITH WALL PROVIDE MECH. VENTILATION FAN W/ MIN. 5 AIR CHANGES PER HOUR IN BATHROOMS AND LAUNDRY ROOM. 15 16 17 18 REQUIRED PARKING AREA IS TO BE CLEAR OF ANY OBSTRUCTIONS NOT LESS THAN 7'-0" ABOVE THE FINISH FLOOR TO ANY CEILING, BEAM, PIPE, VENT, MECHANICAL EQUIPMENT OR SIMILAR CONSTRUCTION. VERIFY ALL EXTERIOR GRADE OR PAVING TO SLOPE MIN. 2% AWAY FROM BUILDING. DRIP PANS OR OTHER DEVICES FOR LAUNDRY ROOM, WATER HEATERS, AND DISHWASHERS MUST BE PROVIDED, ALL DRAINS MUST CONNECT TO SEWER SYSTEM AND CONTAIN A TRAP PRIMER ALL WATER PIPES TO SINKS AND LAUNDRY FACILITIES SHALL BE INSTALLED WITH SURGE PIPES, OR EQUIVALENT APPROVED SUCH DEVICES. ALL VOIDS AROUND PIPES SHALL BE PACKED WITH ROCK WOOL OR EQUIVALENT SOUND-DEADENING MATERIAL, AND ALL PIPES SHALL BE WRAPPED AT ALL POINTS OF CONTACT WITH ANY WOOD OR STEEL MEMBERS, AND STRAP HANGERS. ELECTRICAL SERVICE PANEL LOCATION TO INCLUDE A 1" DIAMETER STUB-OUT CONDUIT. ESTIMATED NET LOAD: 19,000 VA / 240 VOLTS = 80 AMPERS. CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (MONTIGO L52DF OUTDOOR ANSI Z223.1/NFPA 54)- NON WOOD BURNING . CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR THRERMOSTATIC MIXING VALVE TYPE PER CPC 420.0 VENT TO OUTSIDE FOR ADEQUATE AIR SUPPLY PER CMC, CPC BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FOR THE QUICK CLOSING OF THE QUICK- ACTING VALES FROM THE WASHER AND DISHWASHER ETC. CPC SECTION 609.10. 19 20 21 22 23 24 25 26 27 PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. 48" FIREPLACE SPARK, ANSI Z21.88-2009/CSA 2.33-2009 , (PER SECT. R1004.1.) , NON-WOOD BURNING. CONTRACTOR SHALL POST THE INSTALLATION CERTIFICATE (CF-6R) FORM AND THE INSULATION CERTIFICATE (IC-1) FORM IN A CONSPICUOUS LOCATION OR KEPT WITH PLANS AND MADE AVAILABLE TO THE INSPECTOR. CONTRACTOR SHALL PROVIDE COPIES OF THE CALIFORNIA GUIDE TO HOME COMFORT AND ENERGY SAVINGS, CF-1R, MF-1R, CF-6R AND IC-1 FORMS TO THE BUILDING OWNER. GARAGE DOOR SPRINGS SHALL COMPLY WITH REQUIREMENTS OF CBC SECTION R309.5: HARD DRAWN SPRING WIRE SHALL CONFORM TO ASTM A227-71; OILTEMPERED WIRE SHALL TO ASTM A229-71; MINIMUM DESIGN STANDARD SHALL BE 9000 CYCLES; EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLE OF RESTRAINING THE SPRING WHEN IT BREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY AN APPROVED TESTING AGENCY.;PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY AN APPROVED TESTING AGENCY. CONSTRUCTION AND DEMOLITION DEBRIS RECYCLING SHALL BE 65% MAJOR APPLIANCES AND 90% OF LIGHT FIXTURES MUST BE ENERGY STAR, INCLUDING EXHAUST FANS, CEILING FANS, CLOTHES WASHERS, REFRIGERATORS, FREEZERS, WINE COOLERS, HEATING, VENTILATING AND AIR CONDITIONING EQUIPMENT AND DISHWASHERS. GAS FIREPLACES TO BE DIRECT-VENT SEALED-COMBUSTION 65% THERMAL EFFICIENCY. AUTOMATIC LAWN SPRINKLER CONTROLLERS MUST BE WEATHER-BASED. CONTRACTOR SHALL PROVIDE A BUILDING MAINTENANCE AND OPERATION MANUAL TO THE OWNER OR OCCUPANTS PRIOR TO FINAL INSPECTION. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATER HEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATER HEATING. THE PLUMBING SYSTEM WATER LINES SERVING ALL BASEMENT PLUMBING FIXTURES MUST BE CAPPED UNTIL IT IS VERIFIED WETHER THE FLOOD RIM OF THE LOWEST PLUMBING FIXTURE IN THE BASEMENT IS LOWER THAN THE NEXT UPSTREAM MANHOLE OF THE CITY'S MAIN. IF VERIFIED THE NECESSARY PREVENTIVE SYSTEMS MUST BE INSALLED BEFORE THE CAPS CAN BE REMOVED. 28 29 30 31 32 33 34 35 36 37 38 39 40 FIRE RATING OF EXTERIOR WALLS, OPENINGS, PROJECTIONS AND PENETRATIONS PER CRC TABLE R302.1 (2)-DWELLINGS WITH AUTOMATIC RESIDENTIAL FIRE SPRINKLER PROTECTION 42" HIGH GLASS GUARDRAIL - SEE DETAIL CALL OUT, PER STRUCTURAL DWG. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH A POSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET PER CRC SECTION 319.1 FIREPLACE MONTIGO L52DF OUTDOOR/ ANSI Z223.1/NFPA 54 ELEVATOR WITH ONE HOUR RATED SHAFT WITH SELF CLOSING DOORS, DEPRESS SLAB SEE MANUFACTURER FOR DEPTH GAS-FIRED INSTANT WATER HEATER BY TAKAGI, MODEL T-D2 OR EQUAL INSTALL ON COLD WATER SUPPLY PIPE A CAPPED "T" FITTING TO PLUMP FOR FUTURE SOLAR WATER HEATER AND PRE-PLUMB PIPING AND SENSOR WIRING TO ATTIC. SEE TITLE-24 NOTES. VENT TO OUTSIDE. P & T RELIEF VALVE SHALL TERMINATE OUTSIDE. PROVIDE COMBUSTION AIR FROM OUTSIDE VIA SCREED VENT PER CMC AND CPC. LOCATED NOT LESS THAN EIGHTEEN 18” ABOVE THE FLOOR TYP. 2013 RESIDENTIAL COMPLIANCE MANUAL: IN ACCORDANCE WITH CHAPTER 4.6.1 TYPICAL SOLUTIONS FOR WHOLE BUILDING VENTILATION, BUILDING MUST UTILIZE EXHAUST VENTILATION. IAQ FAN SHALL PROVIDE MECHANICAL VENTILATION CAPACITY (per CHAPTER 4.6.2 Table 4-7). SYSTEM PER CEC SECTION 150 (o) AND ASHREAE 62.2 4" OF WASTE LINE SHALL BE USED FOR BUILDINGS WITH 4 OR MORE WATER CLOSETS PER CPC TABLE 7-5 FOOTNOTE 4. ALL NEW PLUMBING FIXTURES SHALL BE CERTIFIED LOW FLOW FIXTURES ALL NEW FIXTURES SHALL BE WATER CONSERVING, CPC 402.0 MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2 FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION DRYER VENT MAX. 14' IN LENGHT WITH 2 - 90 DEGREE BENDS TO THE OUTSIDE PER (CMC 504.3.1.2) HERS MEASURES: QUALITY INSULATION INSPECTION, VERFIED REFRIGERANT CHARGE, VERIFIED AIR CONDITIONER EER, DUCT TEST. 41 42 43 44 45 46 47 48 13 14 3 3 AA 2 2 1 1 4 4 CC DD BB 5 5 6 6 8 8 7 7 9 9 10 10 EE JJ HH FF II GG POWDER ROOM GREAT ROOM DINING ROOM KITCHEN POWDER ROOM DECK COVERED DECK GREAT ROOM KITCHEN UNIT 1-2 / UNIT 2-3 PLAN A1.2 MICRO48" R/F ISLANDDESK CABINET PANTRY APPL GAR DBL. OVENS 48" R/F APPL GAR SHELVESCABCAB FLAT ROOF OF GARAGE +48"FIREPLACEELEVATOR FIREPLACELINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE WINDOWS LOCATED ABOVE CABINETS [110.08'] [109.50'] LINE OF ROOF AT FIRST FLOOR UNIT 1-2UNIT 2-3 20 20 21 21 22 23 24 25 26 27 21 22 23 20 21 21 22 23 23 2425 26 20 21 22 D A4.1 D A4.1 E A4.1 E A4.1 F A4.1 F A4.1 C A4.0 C A4.0 B A4.0 B A4.0 A A4.0 A A4.0 UNIT 1- ROOF UNIT 2- ROOF PLAN A1.3 DATE SCALE PROJECT NUMBER SHEET NUMBER 1619 GOLDEN AVE SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 2015.10 1/4" = 1'-0" This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2015 REVISIONS 4/11/16 NOT FOR CONSTRUCTION N 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED 99.62' PC 100.36' PC 87.69' PC 88.44' PC LINE OF WALL BELOW CONCEALED GUTTER PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT.CONCEALED GUTTER LINE OF WALL BELOW 7.58% VIF SLOPE/ CRICKET 1/4" PER 1'-0" SLOPE1/4" PER 1'-0" SLOPELINE OF GARAGE FLAT ROOF AT ABOVE GARAGE LINE OF DECK AT SECOND FLOOR LINE OF EXPOSED BEAMS FLAT ROOF CONCEALED GUTTER EXPOSED GUTTER EXPOSED GUTTER EXPOSED GUTTER EXPOSED GUTTER PITCHED ROOF PITCHED ROOF SLOPED ROOF PARAPETS, SATELLITE ANTENNAE, RAILS, SKYLIGHTS AND ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. 7.58% VIF SLOPE/ 7.58% VIF SLOPE/ 3" PER 1'-0" SLOPE VIF3" PER 1'-0" SLOPE VIF3" PER 1'-0" SLOPE VIF3" PER 1'-0" SLOPE VIFLINE OF DECK AT FLOOR BELOW PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL (SECTION 15.32.140) THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FOR NEW RESIDENTIAL CONSTRUCTION OR ADDITIONS OR REMODELS WHERE: (1) THE EXPANSION EXCEEDS 50 PERCENT OF THE EXISTING GROSS FLOOR AREA; OR (2) THE COST OF REMODELING, EXPANSION OR IMPROVEMENT EXCEEDS 50 PERCENT OF THE VALUE OF THE EXISTING STRUCTURE AS DETERMINED BY THE BUILDING OFFICIAL. SAID ELECTRIC SERVICE PANEL SHALL BE OF ADEQUATE SIZE TO PROVIDE CAPACITY FOR THE FUTURE ADDITION OF PHOTOVOLTAIC AND SOLAR THERMAL, OR OTHER EQUIVALENT ALTERNATIVE ENERGY PRODUCING DEVICE(S). SOLAR PANEL INSTALLATIONS AND OTHER ROOF ATTACHMENTS SHALL CONFORM TO THE PROVISIONS OF SECTION 15.04.084. SOLAR NOTE: UNIT 1-ROOFUNIT 2-ROOF 2'-6" CLR2'-6" CLR2'-6" CLR2'-6" CLR2'-6" CLR D A4.1 D A4.1 E A4.1 E A4.1 F A4.1 F A4.1 C A4.0 C A4.0 B A4.0 B A4.0 A A4.0 A A4.0 3 3 AA 2 2 1 1 4 4 CC DD BB 5 5 6 6 8 8 7 7 9 9 10 10 EE JJ HH FF II GG CHIMNEY SPARK ARRESTOR TO BE CITY OF MANHATTAN BEACH APPROVED (C36 MODEL SERIES DESA FMI PRE-FAB FIREPLACE ICC ERS-2599). CHIMNEY TO BE 24" ABOVE ANY PORTION OF BUILDING OR ROOF WITHIN 10'-0". TEMPERED SKYLIGHT BY ACRALIGHT INTERNATIONAL ESR-2415, SUBMIT SHOP DRAWINGS FOR CUSTOM SKYLITE , OR APPROVED EQUAL. BUILT-UP ROOFING TO BE MODIFIED BITUMEN CAP SHEET BY 'CERTAINTEED, FLEXIGLAS 960' OR APPROVED EQUAL. ROOFING MATERIAL SHALL HAVE A CRRC INITIAL OR 3-YEAR AGED THERMAL EMITTANCE EQUAL TO OR GREATER THAN THOSE SPECIFIED. SLOPE TO ROOF DRAINS AS INDICATED ON PLAN FIRE RATING SHALL BE U.L. CLASS 'A' MINIMUM. NAIL BASE SHEET PER TABLE 15-E OF THE C.B.C. PARAPET, SATELLITE ANTENNAE, RAILS, SKYLIGHTS, ROOF EQUIPMENT MUST BE WITHIN THE HEIGHT LIMIT. PROVIDE CRICKET AS INDICATED ON PLAN FOR PROPER DRAINAGE AROUND OBJECT. SOLAR CONDUIT LEADING TO ROOF FOR FUTURE SOLAR PANELS ALL ROOF DRAINS TO TIE INTO SITE DRAINAGE SYSTEM ROOF TO BE CLASS "A" ROOF OR APPROVED EQUAL OVER WATERPROOF MODIFIED BITUMEN MEMBRANE OR APPROVED EQUAL. PROVIDE CONDUIT FROM ROOF TO ELECTRIC SERVICE PANEL (SECTION 15.32.140) THE INSTALLATION OF A CONDUIT FROM THE ROOF TO THE SERVICE PANEL SHALL BE REQUIRED TO ASSIST AND ENCOURAGE THE INSTALLATION OF ROOF MOUNTED ENERGY COLLECTION/GENERATION DEVICES FOR NEW RESIDENTIAL CONSTRUCTION OR ADDITIONS OR REMODELS WHERE: (1) THE EXPANSION EXCEEDS 50 PERCENT OF THE EXISTING GROSS FLOOR AREA; OR (2) THE COST OF REMODELING, EXPANSION OR IMPROVEMENT EXCEEDS 50 PERCENT OF THE VALUE OF THE EXISTING STRUCTURE AS DETERMINED BY THE BUILDING OFFICIAL. SAID ELECTRIC SERVICE PANEL SHALL BE OF ADEQUATE SIZE TO PROVIDE CAPACITY FOR THE FUTURE ADDITION OF PHOTOVOLTAIC AND SOLAR THERMAL, OR OTHER EQUIVALENT ALTERNATIVE ENERGY PRODUCING DEVICE(S). SOLAR PANEL INSTALLATIONS AND OTHER ROOF ATTACHMENTS SHALL CONFORM TO THE PROVISIONS OF SECTION 15.04.084. MINIMUM FIRE SEPERATION DISTANCE OF PROJETIONS TO BE 2-6" FEET, WITH MINIMUM FIRE- RESISTANCE RATING OF 1 HOUR ON THE UNDERSIDE OF THE PROJECTION GENERAL ROOF NOTES 50 51 52 53 54 55 56 57 58 59 30' 0" HEIGHT LIMITINTERPOLATED GRADE LINE INTERPOLATED GRADE LINE30' 0" HEIGHT LIMITMAXIMUM HEIGHT LINE @ PL MAXIMUM HEIGHT LINE @ PL NEIGHBOR'S GRADE NEIGHBOR'S GRADE EQUAL TO PROPOSED DRIVEWAY SLOPE NEIGHBOR'S GRADE PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE FENCE 6'-0" MAX PROPERTY LINE FENCE 42" MAX AT FYSB PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX 9'-0" CLR DRIVEWAY 9'-0" CLR PROPERTY LINE WALL 6'-0" MAX EXISTING GRADE EXISTING GRADE EQUAL NEIGHBOR’S GRADE EXISTING GRADE PLPL 9'-0"1'-1"8'-5"1'-1"GARAGE @ DOORT.O. SLAB 89.92’9'-4" VIFT.O. PLATE 118.83’1'-1"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’ FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’1'-1"THIRD FLOOR T.O. PLYWD 109.50’7'-8"T.O. PLATE 117.17’1'-1"7"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 120.58’1'-1"11'-1" VIF11'-5"T.O. PLATE 120.91’ PLPL 1'-1"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ PL 9'-0"1'-1"8'-5"1'-1"GARAGE @ DOORT.O. SLAB 89.92’7'-8"T.O. PLATE 117.17’1'-1"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 120.58’1'-1"11'-1" VIF8'-5"1'-1"1'-1"8'-5"8'-10"9"9"9'-2"1'-1"10'-6"7"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’7"8'-9"1'-1"11'-11"13'-3"T.O. PLATE 118.91’ BASEMENTT.O. SLAB 91.08’ GARAGE @ DOOR T.O. SLAB 99.83’ SECOND FLOOR T.O. PLYWD 110.08’ T.O. PLATE 110.33’ T.O. PLATE 123.33’ PL 11'-5"T.O. PLATE 120.91’ 87.69’ PC A88.44’ PC C 88.44’ PC C 100.36’ PC D 18’-8”8’-0” CLR 5’ 0" SYSB 9’ 0”5’ 0" SYSB 5’ 0" SYSB 5’ 0" SYSB 7’ 6”3’ 0" RYSBAT SECOND 5’ 0" RYSB 8’ 6” CLR GUEST PARKING8'-0" 6’-8”CLR7'-6"6’-8” CLR6'-0" 3'-6" 3'-2" 1/4" = 1'-0" 2015.06 04/07/2016 NOT FOR CONSTRUCTION REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 1619 GOLDEN AVE This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED MATERIAL KEY 05 01 02 04 06 03 STUCCO WHITE STUCCO GREY WOOD SIDING SHIPLAP WOOD SIDING GUARDRAIL MIN 42" WOOD BEAM & POST/ STAIN WOOD BEAM & POST/ PAINT METAL CLADDING BRICK VENEER 08 07 09 01 01 01 01 01 01 02 02 02 02 02 02 03 03 03 03 04 04 06 06 06 06 06 06 06 07 07 07 08 08 08 08 08 08 08 08 08 08 08 08 UNIT 2: NORTH EAST ELEVATION UNIT 2: SOUTH WEST ELEVATION UNIT 1: NORTH WEST ELEVATION UNIT 2: NORTH WEST ELEVATION PROPOSED GRADE PROPOSED GRADE NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFO. NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFO. 92.19 90.17 87.36 7’ 6” 2’ 6" CLR 3’ 8” 2’ 6" CLR 3’ 0”2’ 6" CLR 7’ 6” 2’ 6" CLR 3’ 8” 2’ 6" CLR 3’ 6”2’ 6" CLR 6’ 0”2’ 6" CLR 5’-0” FYSB ELEVATIONS A3.0 CP1MAX 118.28’ACT 118.08’ CP2MAX 118.66’ACT 118.08’10' 4"CP3MAX 120.02’ACT 119.83’CP4MAX 120.60’ACT 119.83’ CP5MAX 122.09’ACT 121.83’ CP6MAX 122.70’ACT 122.12’ CP7MAX 122.97’ACT 122.12’ CP7MAX 122.97’ACT 122.12’ CP2MAX 118.66’ACT 118.08’ CP4MAX 120.60’ACT 119.83’ CP9MAX 124.24’ACT 119.66’ CP10MAX 125.60’ACT 124.45’ CP12MAX 125.91’ACT 119.37’ CP10MAX 129.08’ACT 124.45’ NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFO. 6'-0" MAX PL WALL6'-0" MAX PL WALL6'-0" MAX PL WALL6'-0" MAX PL WALL 30' 0" HEIGHT LIMITMAXIMUM HEIGHT LINE @ PL INTERPOLATED GRADE LINE30' 0" HEIGHT LIMITINTERPOLATED GRADE LINE MAXIMUM HEIGHT LINE @ PL NEIGHBOR'S GRADE NEIGHBOR'S GRADE PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 6'-0" MAX 9'-0" CLR DRIVEWAY 9’-0” CLR DRIVEWAY EXISTING GRADE EXISTING GRADE EQUAL NEIGHBOR’S GRADE PROPOSED GRADE PROPOSED GRADE SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ PL 9'-0"1'-1"8'-5"1'-1"GARAGE DOORT.O. SLAB 89.92’7'-8"T.O. PLATE 117.17’1'-1"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 120.58’1'-1"11'-1" VIF8'-5"1'-1"1'-1"8'-5"8'-10"9"9'-2"1'-1"10'-6"7"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’7"8'-9"1'-1"11'-11"13'-3"T.O. PLATE 118.91’ BASEMENTT.O. SLAB 91.08’ GARAGE @ DOOR T.O. SLAB 99.83’ SECOND FLOOR T.O. PLYWD 110.08’ T.O. PLATE 110.33’ T.O. PLATE 123.33’ PL 11'-5"PL PL SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’8'-5"1'-1"1'-1"8'-5"SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ T.O. PLATE 118.91’8'-5"1'-1"1'-1"8'-5"8'-10"4'-5"T.O. PLATE 123.33’8'-10"9"T.O. PLATE 118.91’ PL PL SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’8'-5"1'-1"1'-1"8'-5"9'-8" VIFT.O. PLATE 119.75’ BASEMENTT.O. SLAB 91.08’ T.O. PLATE 118.91’4'-5"T.O. PLATE 123.33’9'-2"1'-1"10'-6"8'-9"1'-1"7'-6"GARAGE DOOR T.O. SLAB 99.83’ SECOND FLOOR T.O. PLYWD 110.08’ T.O. PLATE 110.33’ T.O. PLATE 120.91’ 87.69’ PC A 99.62’ PC B 99.62’ PC B 100.36’ PC D 18’-8”8’-0” CLR 6'-0"3'-6"3'-2"3'-6"2'-3 1/2"1/4" = 1'-0" 2015.06 04/07/2016 NOT FOR CONSTRUCTION REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 1619 GOLDEN AVE This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED MATERIAL KEY 01 01 01 02 02 02 03 04 05 01 02 04 06 03 STUCCO WHITE STUCCO GREY WOOD SIDING SHIPLAP WOOD SIDING GUARDRAIL MIN 42" WOOD BEAM & POST/ STAIN WOOD BEAM & POST/ PAINT METAL CLADDING BRICK VENEER 08 07 09 04 04 04 04 04 06 06 06 05 05 05 07 07 07 07 07 0707 08 08 08 08 08 08 08 08 08 08 08 09 09 09 09 UNIT 1: NORTH EAST ELEVATION UNIT 1: SOUTH WEST ELEVATION UNIT 1: SOUTH EAST ELEVATION UNIT 2: SOUTH EAST ELEVATION PROPERTY LINE WALL 6'-0" MAX PROPERTY LINE WALL 42" MAX AT FYSB PROPERTY LINE FENCE 42" MAX AT FYSB PROPERTY LINE WALL 42" MAX AT FYSB PROPERTY LINE FENCE 6’-0” MAX PROPERTY LINE WALL 6’-0” MAX EXISTING GRADE EQUAL NEIGHBOR’S GRADE 99.44 96.37 94.9593.41 88.54 88.16 5’-0” FYSB 7’ 6” 3’-0” RYSB AT SECOND 8’ 6” CLR5’-0” RYSB 6’ 0”2’-6” CLR 2’-6” CLR 6’ 10”2’-6” CLR 3’ 6”2’-6” CLR 5’-0” SYSB 9’ 4” 5’-0” SYSB 2’-6” CLR 5’-0” SYSB ELEVATIONS A3.13' 6"42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN 30' 4 3/4"CP1MAX 118.28’ACT 118.08’ CP3MAX 120.02’ACT 119.83’ CP5MAX 122.09’ACT 121.83’CP6MAX 122.70’ACT 122.12’ CP8MAX 124.07’ACT 119.66’ CP8MAX 124.07’ACT 119.66’ CP9MAX 124.24’ACT 119.66’ CP10MAX 125.60’ACT 124.45’ CP10MAX 125.60’ACT 124.45’ CP11MAX 125.30’ACT 119.37’ CP11MAX 125.30’ACT 119.37’ CP13MAX 129.08’ACT 124.45’ CP13 MAX 129.08’ ACT 124.45’ CP12MAX 125.91’ACT 119.37’ 42" HIGH GUARDRAIL ON P.L. LINE. 75% OPEN 6'-0" MAX PL WALL6'-0" MAX PL WALL3’ 6”2’-6” CLR 6’ 10”2’-6” CLR 9’ 4” 5’-0” SYSB SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ PLPL PLPL PL 9'-0"1'-1"8'-5"1'-1"GARAGE DOORT.O. SLAB 89.92’7'-8"T.O. PLATE 117.17’1'-1"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 120.58’1'-1"11'-1" VIF8'-5"1'-1"1'-1"8'-5"8'-10"9"9"9'-2"1'-1"10'-6"7"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’7"8'-9"1'-1"11'-11"13'-3"T.O. PLATE 118.91’ BASEMENTT.O. SLAB 91.08’ GARAGE DOOR T.O. SLAB 99.83’ SECOND FLOOR T.O. PLYWD 110.08’ T.O. PLATE 110.33’ T.O. PLATE 123.33’ PL9'-0"1'-1"8'-5"1'-1"GARAGE DOORT.O. SLAB 89.92’9'-4" VIFT.O. PLATE 118.83’1'-1"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’ FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’1'-1"9'-4" VIFTHIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 118.83’11'-5"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’1'-1"7'-8"THIRD FLOOR T.O. PLYWD 109.50’ T.O. PLATE 117.17’9'-4" VIFT.O. PLATE 118.83’ FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’1'-1"7'-8"THIRD FLOOR T.O. PLYWD 109.50’ T.O. PLATE 117.17’9'-4" VIFT.O. PLATE 118.83’ T.O. PLATE 120.91’ 5’ 0" RYSB 8’ 6” CLR GUEST PARKING 1/4" = 1'-0" 2015.06 04/07/2016 NOT FOR CONSTRUCTION REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 1619 GOLDEN AVE This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED SECTIONS A4.0 CONCRETE STEM FOOTING PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. EXTERIOR HOUSE STUDS: 2x6's. U.N.O. SEE FLOOR PLAN WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. FIREBLOCK STUDS AT CEILINGS AND AT MID-HEIGHT STUDS BETWEEN FINISH FLOOR AND CEILING HEIGHT PER STRUCTURAL ENGINEER. INTERIOR WALL STUDS: 2x4's (EXCEPT WHERE NOTED OTHERWISE ON FLOOR PLANS) WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. EXTERIOR AND INTERIOR THICKENED WALLS SHALL BE CONSTRUCTED FROM MULTIPLE ROWS OF 2x6 STUDS, SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, MANSARDS, OVERHANGS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION. TRUSS JOIST FLOOR SYSTEM: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, BLOCKING AND SPECIFICATIONS. ROOF RAFTERS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. CEILING JOISTS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. FLOOR SHEATHING: 1-1/8" TONGUE AND GROOVE PLYWOOD. PROVIDE A CONTINUOUS BEAD OF CONSTRUCTION ADHESIVE BETWEEN PLYWOOD AND SUPPORTS. ALL FLOOR SHEATHING TO BE SCREWED. SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. DECK SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. SLOPE SHEATHING 1/4" PER 1'-0" TO DRAINS. VERIFY WITH DECK MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. ROOF SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. VERIFY WITH ROOF MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. THERMAL INSULATION: ALL WALLS TO BE THERMAL INSULATED. R-22 WOOD FRAMED RAFTER R-21 FACTOR THERMAL INSULATION AT ALL 2x6 EXTERIOR WALLS. R-30 FACTOR IN ROOF WHERE BATT INSULATION OCCURS. R-30 MIN. FACTOR IN ROOF WHERE RIGID INSULATION OCCURS. R-30 FACTOR THERMAL INSULATION AT ALL FLOOR JOIST AREAS. R-19 AT INTERIOR WALLS FOR NOISE REDUCTION. 5/8" GYPSUM BOARD FINISH FASTENED TO WALLS AND CEILING WITH DRYWALL SCREWS. EXTERIOR PLASTER OVER WIRE LATH AND 1 LAYER GRADE D BUILDING PAPER (SUPER JUMBO TEK OR EQ.) OVER 1 LAYER TYVEK OR TYPAR. ALL CORNERS BEADED. ALL GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISH SURFACE UNLESS NOTED OTHERWISE. SEE DETAILS PER STURCTUAL ENGINEER. PROVIDE COSELLA DORKEN DELTA DRAIN 6200 O/ BENTONITE WATERPROOFING (CETCO VOLCLAY SWELLTITE LA RR# 24735 OR APPROVED EQUAL) O/ SELF-ADHERING SHEET/ RUBBERIZEDASPHALT SHEET WATERPROOFING (CETCO ENVIROSHEET ORAPPROVED EQUAL) FOR FOUNDATION WATERPROOFING. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. CONCRETE SLAB PER STRUCTURAL DRAWINGS. CONCRETE SLAB PER STRUCTURAL DRAWINGS O/ 2" SAND O/ WATERPROOF MEMBRANE O/ 2" SAND O/ GRAVEL BED OVER COMPACTED OR UNDISTURBED SOIL, TYP. 1" HIGH MIN. RIGID, NON-BIODEGRADABLE CANT WITH LIQUID MEMBRANE COATING AT TOP SURFACE, TYP. FILTER FABRIC OVER 4" DRAIN TILE WITH GRAVEL FILL. SHAPE SOIL TO FORM GUTTER, DRAIN TO DAYLIGHT, TYP. NOTES: 19 05 01 02 03 04 06 07 08 09 10 11 12 13 14 15 16 17 18 20 C-C LONG-SECTION UNIT 2 A-A CROSS-SECTIONUNIT 2 B-B CROSS-SECTIONUNIT 2 C-C LONG-SECTION UNIT 1 06 0912 2' 6" CLR 9'-0" CLR DRIVEWAY 5’ 0" SYSB 5’ 0" SYSB 2' 6" CLR 9'-0" CLR DRIVEWAY 5’ 0" SYSB 5’ 0" SYSB NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFO. NEIGHBOR’S EXISTING PROPERTY LINE WALL, SEE SURVEY OF INFO. 5’-0” FYSB 06 0912 06 0912 06 0912 06 0912 06 0912 06 0912 06 0912 11 12 07 11 12 07 11 12 07 11 12 07 02 02 02 02 02 02 02 02 03 03 16 20 01 18 17 18 17 01 01 01 18 17 01 18 17 01 18 17 1210 15 15 15 15 15 7’ 6”2’ 6" CLR 3’ 8”2’ 6" CLR 3’ 8”2’ 6" CLR 7’ 6”2’ 6" CLR 7’ 6” 3’-0” RYSB AT SECOND 6’ 0”2’-6” CLR SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENT T.O. SLAB 91.08’ PL 9'-0"1'-1"8'-5"1'-1"GARAGE DOORT.O. SLAB 89.92’7'-8"T.O. PLATE 117.17’1'-1"FIRST FLOOR T.O. SLAB 90.50’8'-5"1'-1"8'-5"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’1'-1"T.O. PLATE 120.58’1'-1"11'-1" VIF8'-5"1'-1"1'-1"8'-5"8'-10"9"9"9'-2"1'-1"10'-6"7"SECOND FLOOR T.O. PLYWD 100.00’ THIRD FLOOR T.O. PLYWD 109.50’7"8'-9"1'-1"11'-11"13'-3"T.O. PLATE 118.91’ BASEMENT T.O. SLAB 91.08’ GARAGE DOOR T.O. SLAB 99.83’ SECOND FLOOR T.O. PLYWD 110.08’ T.O. PLATE 110.33’ T.O. PLATE 123.33’ PL 11'-5"PL PL PL PL SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’8'-5"1'-1"1'-1"8'-5"8'-10"9"T.O. PLATE 118.91’ SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ T.O. PLATE 118.91’8'-5"1'-1"1'-1"8'-5"8'-10"SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’8'-5"1'-1"1'-1"8'-5"9'-8" VIFT.O. PLATE 119.75’ SECOND FLOORT.O. PLYWD 110.08’ FIRST FLOOR T.O. PLYWD 100.58’ BASEMENTT.O. SLAB 91.08’ T.O. PLATE 118.91’8'-5"1'-1"1'-1"8'-5"8'-10"4'-5"T.O. PLATE 123.33’4'-5"T.O. PLATE 123.33’ T.O. PLATE 120.91’ 5’ 0" RYSB 8’ 6” CLR GUEST PARKING 1/4" = 1'-0" 2015.06 04/07/2016 NOT FOR CONSTRUCTION REVISIONS DATE SCALE PROJECT NUMBER SUBMITTALS PROJECT NAME PROJECT ADDRESS SHEET NAME SHEET NUMBER 1619 GOLDEN AVE This document contains information proprietary to Starr Design Group, Inc. and is furnished in confidence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 1619 GOLDEN AVENUE HERMOSA BEACH, CA 90254 03/10/2016 PLANNING SUBMITTED 04/07/2016 PLANNING RESUBMITTED SECTIONS A4.1 CONCRETE STEM FOOTING PER STRUCTURAL ENGINEER'S DRAWINGS AND SPECIFICATIONS. EXTERIOR HOUSE STUDS: 2x6's. U.N.O. SEE FLOOR PLAN WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. FIREBLOCK STUDS AT CEILINGS AND AT MID-HEIGHT STUDS BETWEEN FINISH FLOOR AND CEILING HEIGHT PER STRUCTURAL ENGINEER. INTERIOR WALL STUDS: 2x4's (EXCEPT WHERE NOTED OTHERWISE ON FLOOR PLANS) WITH SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. EXTERIOR AND INTERIOR THICKENED WALLS SHALL BE CONSTRUCTED FROM MULTIPLE ROWS OF 2x6 STUDS, SPACING AND SPECIFICATIONS PER STRUCTURAL ENGINEER. DRAFT STOPS SHALL BE PROVIDED WITHIN ATTICS, MANSARDS, OVERHANGS, AND SIMILAR CONCEALED SPACES FORMED OF COMBUSTIBLE CONSTRUCTION. TRUSS JOIST FLOOR SYSTEM: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, BLOCKING AND SPECIFICATIONS. ROOF RAFTERS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. CEILING JOISTS: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. FLOOR SHEATHING: 1-1/8" TONGUE AND GROOVE PLYWOOD. PROVIDE A CONTINUOUS BEAD OF CONSTRUCTION ADHESIVE BETWEEN PLYWOOD AND SUPPORTS. ALL FLOOR SHEATHING TO BE SCREWED. SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. DECK SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. SLOPE SHEATHING 1/4" PER 1'-0" TO DRAINS. VERIFY WITH DECK MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. ROOF SHEATHING: SEE STRUCTURAL DRAWINGS FOR SIZE, SPACING, AND SPECIFICATIONS. VERIFY WITH ROOF MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. THERMAL INSULATION: ALL WALLS TO BE THERMAL INSULATED. R-22 WOOD FRAMED RAFTER R-21 FACTOR THERMAL INSULATION AT ALL 2x6 EXTERIOR WALLS. R-30 FACTOR IN ROOF WHERE BATT INSULATION OCCURS. R-30 MIN. FACTOR IN ROOF WHERE RIGID INSULATION OCCURS. R-30 FACTOR THERMAL INSULATION AT ALL FLOOR JOIST AREAS. R-19 AT INTERIOR WALLS FOR NOISE REDUCTION. 5/8" GYPSUM BOARD FINISH FASTENED TO WALLS AND CEILING WITH DRYWALL SCREWS. EXTERIOR PLASTER OVER WIRE LATH AND 1 LAYER GRADE D BUILDING PAPER (SUPER JUMBO TEK OR EQ.) OVER 1 LAYER TYVEK OR TYPAR. ALL CORNERS BEADED. ALL GUARDRAILS SHALL BE A MINIMUM HEIGHT OF 42" MEASURED FROM TOP OF FINISH SURFACE UNLESS NOTED OTHERWISE. SEE DETAILS PER STURCTUAL ENGINEER. PROVIDE COSELLA DORKEN DELTA DRAIN 6200 O/ BENTONITE WATERPROOFING (CETCO VOLCLAY SWELLTITE LA RR# 24735 OR APPROVED EQUAL) O/ SELF-ADHERING SHEET/ RUBBERIZEDASPHALT SHEET WATERPROOFING (CETCO ENVIROSHEET ORAPPROVED EQUAL) FOR FOUNDATION WATERPROOFING. INSTALL PER MANUFACTURER'S RECOMMENDATIONS. CONCRETE SLAB PER STRUCTURAL DRAWINGS. CONCRETE SLAB PER STRUCTURAL DRAWINGS O/ 2" SAND O/ WATERPROOF MEMBRANE O/ 2" SAND O/ GRAVEL BED OVER COMPACTED OR UNDISTURBED SOIL, TYP. 1" HIGH MIN. RIGID, NON-BIODEGRADABLE CANT WITH LIQUID MEMBRANE COATING AT TOP SURFACE, TYP. FILTER FABRIC OVER 4" DRAIN TILE WITH GRAVEL FILL. SHAPE SOIL TO FORM GUTTER, DRAIN TO DAYLIGHT, TYP. NOTES: 19 05 01 02 03 04 06 07 08 09 10 11 12 13 14 15 16 17 18 20 F-F LONG-SECTION UNIT 2 D-D CROSS-SECTION UNIT 1 E-E CROSS-SECTION UNIT 1 F-F LONG-SECTION UNIT 1 5’-0” FYSB 5’-0” SYSB 5’-0” SYSB 9'-0" CLR DRIVEWAY 2’-6” CLR 5’-0” SYSB 9'-0" CLR DRIVEWAY 02 01 18 17 20 20202001 18 17 01 18 17 06 0912 06 0912 11 12 07 02 01 02 11 12 07 02 06 0912 06 12 09 06 12 09 16 1616 16 11 07 12 06 0912 06 12 091210 1210 15 15 1515 15 15 2’-6” CLR 6’ 10”2’-6” CLR 2’-6” CLR 6’ 10”2’-6” CLR 3’ 6”2’-6” CLR 9’ 4” 5’-0” SYSB 7’ 6” 3’-0” RYSB AT SECOND 6’ 0”2’-6” CLR P 1 of 1 Joseph Spierer Architects, Inc. • 707 Torrance Blvd, Ste. 100, Redondo Beach, 90277 • 310-876-8761 • www.calarchitect.com • joe@calarchitect.com Transmittal To: City of Hermosa Beach DATE: 03/15/17 Attn: Planning Department 1315 Valley Drive Hermosa Beach, CA 90254 PROJECT: Kelly Residence PROJECT#: 15-032 PHONE: (310) 318-0242 RE: Convex Slope Email Messenger Golden State Overnight Planning Department, Please see the below for the following items needed to submit the Convex Slope Determination for 2408 Hermosa Beach Ave: Notarized Application Check 1 CD of all digital files 1 COPY o Full sized survey and Topographic Profile o 3 Full sized drawings of street profile from Public Works 10 COPIES o Letter of intent o Survey and Topographic Profile o Soils Report o Appendix of Colored Pictures o 3 drawings of street profile from Public Works 4 COPIES o Letter of intent o Survey and Topographic Profile o 3 drawings of street profile from Public Works Please let me know if you need anything else. Thank you, Jennifer Mackey P 1 of 1 Joseph Spierer Architects, Inc. • 707 Torrance Blvd, Ste. 100, Redondo Beach, 90277 • 310-876-8761 • www.calarchitect.com • joe@calarchitect.com March 7, 2016 Planning Department City of Hermosa Beach 1315 Valley Drive Hermosa Beach, CA 90254 RE: Property: 2408 Hermosa Ave Owners: Michael Kelly Applicant: Joseph Spierer Architects Subject: Convex Slope Determination To whom it may concern, The homeowner at 2408 Hermosa Ave would like to raise the maximum height of their property using the convex slope determination. Based on the survey on the property, the property appears to be on a convex slope. We would also like to request that the property corners from which the height will be determined be taken from the top of the front retaining wall. Our request is based on the history of Hermosa Ave, the neighbor’s houses and nearby homes that have had convex slope determinations. The planning commission used the top of the retaining wall for the front two property corners at the following locations to determine convex slope: Location Hearing Date 2434 Hermosa Ave 11/20/12 2440 Hermosa Ave 11/20/12 From the 1950s through the 1970s, Denn Engineers determined that Hermosa Ave was excavated below natural grade, which is the reason why all of the homes on the east side of that street have high retaining walls. Denn wrote a letter to the city about 2440 Hermosa Ave explaining this. We would like to request that the determination be made using the property corners at the top of the retaining wall as well as the existing convex slope. Appendix: Denn Survey and Convex Slope elevations Photos Thank you, Joseph R. Spierer, AIA Architect License # C32307 rev.20121017 1 CITY OF HERMOSA BEACH Community Development Department 1315 Valley Drive, Hermosa Beach, CA 90254 Phone: (310) 318-0242 Fax: (310) 937-6235 Website: http://www.hermosabch.org PLANNING APPLICATION FORM Please note that all information submitted becomes of public record. SITE ADDRESS OR LOCATION: ASSESSOR’S PARCEL NUMBER: APPLICANT NAME: Company Name: Mailing Address: City, State, Zip Code: Phone: Mobile Phone: Fax: Email: PROPERTY OWNER NAME: (Not prospective owner in escrow) Mailing Address: City, State, Zip Code: Phone: Mobile Phone: Fax: Email: ARCHITECT OR OTHER NAME: Company Name: Mailing Address: City, State, Zip Code: Phone: Mobile Phone: Fax: Email: PROJECT REQUEST: Consult with a planner to determine application type(s) $________ Amendment to Planning Entitlement (3805) $________ Precise Development Plan (PDP) (3867) $________ Appeal to the Planning Commission (6820) $________ Sign Variance (6802) $________ Categorical Exemption (6809) $________ Slope/Grade Height Determination (3888) $________ Conditional Use Permit (C.U.P.)-Comm/Other (3812) $________ Tentative Map--Subdivision/Lot Split (3809) $________ C.U.P. - Fences & Walls (3864) $________ Text Amendment, Private (3886) $________ Condominium of ______Units - CUP/PDP (3899) $________ Variance (3808) $________ Determination of Similar Use (6806) $________ Zone Change (3811) $________ Extension - CUP/PDP/Tentative Map etc. (3883) $________ 300’ Radius Noticing - 1st Noticing (3868) $________ Final Map (3810) $________ 300’ Radius Noticing - 2nd Noticing (3890) $________ General Plan Amendment - Map (6803) $________ 500’ Radius Noticing – 1st Noticing (3824) $________ General Plan Amendment - Text (6803) $________ 500’ Radius Noticing - 2nd Noticing (3856) $________ Height Limit Exception (3898) $________ Public Notice Poster (3825) $________ Lot Line Adjustment (3884) $________ Legal Ad - Easy Reader (1121-4323) $________ Mural Review (6801) $________ Other: $________ Negative Declaration/Initial Study (3803) $________ Other: $________ Parking Plan (3857) $________ Other: $________ Planning Commission Interpretation (6807) TOTAL FEES $ ________________________________ CITY USE ONLY Received By: Date Filed (Stamp at Top of Form): File No.: rev.20121017 2 NOTE: ATTACH ADDITIONAL SHEETS TO EXPAND ON ANSWERS OR EXPLAIN 'YES' RESPONSES PROJECT DESCRIPTION: 1. Describe the proposed project, particularly changes to the site, buildings, improvements and uses. 2. Describe the reasons for the project and any conditions that justify or support the project: 3. Is the site in the Coastal Zone? Yes: No: 4. If in the Coastal Zone, is a Coastal Development Permit from the Coastal Commission required? Not sure: Yes: No: 5. Will the project be developed or constructed in phases? Yes: No: 6. Are you proposing any other development, uses, or alterations of the site that are not included in this application? Yes: No: 7. Are any sustainable or 'green' elements pertaining the to site, buildings or other operations proposed? 8. Has the project or site received previous or other approvals? (If so, an amendment may be required.) Not sure: Yes: No: 9. Is any part of the site subject to any lease, agreement, covenant, association, easement, or other encumbrance? Yes: No: 10. Adjacent land uses and business names: To North: To South: To East: To West: 11. Are you aware of anyone that may be concerned about the project? Yes: No: 12. Application for General Plan amendment or rezoning only: Existing designation: Proposed designation: 13. Application for Lot Line Adjustment, Merger or Subdivision only: Existing number of lots: Proposed number of lots: 14. Application for Condominiums only: Existing number of units: Proposed number of units: rev.20121017 3 IMPROVEMENTS AND USES: 15. Lot coverage and surfaces: Type Existing (sq ft) Proposed (sq ft) Net Change (sq ft) Buildings Lot coverage* Paved area Landscaped area Unimproved area Pervious surfaces *Lot coverage: area of lot covered by foundations of all buildings and structures, cantilevers projecting from a building, decks and stairs >30" above grade. Excluded: Architectural projections, eaves, unenclosed balconies open on > 2 sides including portions under another balcony projecting <5' from a building face; nonstructural stairs, patios, walkways and planters establishing finish grade; fences and walls. (Hermosa Beach Municipal Code, Chapter 17.04 ) 16. Will any buildings or structures be demolished? Yes: No: 17. Are any temporary uses or structures proposed? Yes: No: 18. Will fences, walls /retaining walls, or similar elements be installed or altered? Yes: No: 19. Are any roof decks proposed? Yes: No: 20. Are electrical transformers, fire hydrants, antennae, rooftop elements, solar photovoltaic energy systems, tanks, or similar improvements proposed/required? Yes: No: 21. Will any structure, architectural projection, stairs, decks, utilities, or other elements encroach into a setback as a result of the project? Yes: No: 22. Will any signs be installed or altered in connection with the use or building? Yes: No: 23. Will trash/recycling facilities be installed or altered? Yes: No: 24. Will any part of the project, or its use, encroach on the public right-of-way (during or after construction or operation)? Yes: No: 25. Will exterior lighting on any building or site be installed or altered? Yes: No: 26. Parking spaces Type Existing Proposed Net Change Required Covered spaces Regular space Compact Disabled Loading/other Guest (residential) Commercial project: Vehicle movements per day N/A N/A 27. Are any parking spaces located offsite or shared with other uses or businesses on the site? Yes: No: 28. Will any driveways or access ways be constructed or altered? Yes: No: 29. Will drainage be altered or increased? 30. Is a Standard Urban Storm Water Mitigation Plan required? (Hermosa Beach Municipal Code, Chapter 8.44) Not sure: Yes: No: rev.20121017 4 31. Are any trees, unique environmental conditions, or cultural elements located on the site or an adjacent site? 32. Will any trees be removed, or will construction, trenching, construction materials, or vehicles encroach within the drip line of existing trees? Yes: No: 33. Will any vegetation or planters be removed, altered or installed? Yes: No: 34. Is site grading or contouring proposed? Yes: No: Cut (cubic yards): Fill (cubic yards): Maximum height fill slope (feet): Maximum height cut slope (feet): RESIDENTIAL PROJECTS (Skip to Question 38 if not a residential project) 35. Type of units Type Number of units Bedrooms per unit Unit size (sq ft)– except garages Garage– per unit (sq ft) Total size– all units (sg ft) Single-family Duplex Multi-family Condominiums Accessory or other 36. Will affordable or special need housing be provided? Yes: No: 37. Will any amenities be provided? Yes: No: COMMERCIAL, INDUSTRIAL, INSTITUTIONAL, OTHER (Skip to Acknowledgements if inapplicable) 38. Describe operations or change in operations: Criteria Existing Proposed Days and hours of operation: Shifts per day: Employees on largest shift: Number of seats (for restaurants, schools, theaters, etc.): Maximum number of people on site at peak time: Maximum number of people in building at peak time: Maximum number of businesses or tenant spaces: Specify any outdoor activities (dining, storage, etc.): 39. Will machinery other than typical office equipment be used? Yes: No: 40. Will any flues, filtration systems, ventilation or similar equipment be installed or altered (e.g., affecting air, water, grease or oil trap)? Yes: No: rev.20121017 5 ACKNOWLEDGEMENTS 1. I certify that to, the best of my knowledge, the information in this application and all plans and submittals are true, accurate and correct; this application is made with my consent; and misrepresentation of factual information may invalidate development entitlements granted by the City. 2. I understand that work pertaining to the project shall not begin prior to final City approval. 'Final City approval' means approval by the final decision-making authority on the application, following any appeal period set forth in the Hermosa Beach Municipal Code. Please contact the Community Development Department or City Clerk’s office at 310-318-0239 with any questions on the approval process. 3. I understand that property development is complex and responsibility for understanding and abiding by all legal requirements pertaining to this project lies with myself, the property owner and project developers. I understand that unknown conditions and requirements may arise during the development process, which may result in unanticipated time, cost, requirements, or project denial. I understand that my project may be subject to requirements of other City departments, such as the Public Works or Fire Departments and have inquired about them, or other local, state or federal, or utility company requirements. 4. I hereby authorize employees of the City of Hermosa Beach to enter upon the subject property, as necessary to enable the City to process this application and upon providing reasonable notice, to inspect the premises and post public hearing notices. 5. I understand that any person dissatisfied with the decision of the Planning Commission may file an appeal in writing with the City Clerk within ten calendar days from the date of the subsequent City Council meeting. 6. To the extent permitted by law, I agree to defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorneys fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. 7. I understand that all information of any type pertaining to this application is public information and may be uploaded to the Internet in a portable document format (PDF) as part of an agenda packet for Planning Commission or City Council meetings. Any information that I believe is proprietary or should not be viewed by the public is clearly designated; however and notwithstanding, I understand such information may be subject to disclosure under the California Public Records Act (Government Code section 6250 et seq.). 8. I understand that I may request in writing to receive notice of any proposal to adopt or amend the general plan, a specific plan, zoning or other ordinance affecting building permits or grading permits reasonably related to my proposal. (Government Code Section 65945). 9. The following persons also have a legal interest in the project site (i.e., tenants, property associations, easement holders, etc.): Name of others with a record interest Relationship Mailing Address SIGNATURES: I hereby certify that I have read, understand, and agree with all of the Acknowledgements above. (Notarized signature required from current Property Owner, not owner in escrow). Applicant: Signature Print Date: Owner: Signature Print Date: Other: Signature Print Date: Other: Signature Print Date: F:b95\cd\forms \application \planning application 20110906 PROJECT LOCATION 2456 2450 2422 2420 2416 2408 107 2464 2324 2316 2310 2304 2292 2240 2226 1 Appendix: 2408 Hermosa Ave Addresses referred in letter The property corner used the top of the retaining wall for the front two property corners at 2440 & 2432 Hermosa Ave 2434 HERMOSA AVE2440 HERMOSA AVE 2 2408 HERMOSA AVE SITE LOCATION The City excavated through the front property line to make way for Hermosa Ave, lowering the elevation height of the front property corners. Without the excavation for the sidewalk, the property corner would have likely been at the top of the retaining wall. The site location also has a natural convex slope. 3 Excavated below natural grade. Natural Convex Slope Steep slope of the grade, tall stairway leading to entrance of 2422 Hermosa Ave, and the retaining wall was created to accommodate the excavation of Hermosa Ave. 2420 HERMOSA AVE2422 HERMOSA AVE 4 Retaining wall on 2444 Hermosa Ave appears to show the natural grade prior to the excavation of Hermosa Ave and the sidewalk. 2444 HERMOSA AVE 5 2466 Hermosa Ave shows excavation of the streets on the corner with the existing retaining wall 2466 HERMOSA AVE 2466 HERMOSA AVE 6 HERMOSA AVE Across 25th street from 2466 Hermosa Ave, the homes show the excavation continuing. These are the retaining walls on 115 25th St. 115 25th ST2512 HERMOSA AVE 115 25th ST 7 HERMOSA AVE 2516 and 2512 show excavation of the street with the existing retaining wall. 115 25th ST2512 HERMOSA AVE2516 HERMOSA AVE 8 2324 Hermosa Ave shows excavation of the streets on the corner with the existing retaining wall. 2316 HERMOSA AVE2324 HERMOSA AVE 9 Retaining wall on 2310 Hermosa Ave appears to show the natural grade prior to the excavation of Hermosa Ave and the sidewalk. 2304 HERMOSA AVE2310 HERMOSA AVE2316 HERMOSA AVE 10 703 Pier Ave. B815, Hermosa Beach, CA 90254 • 310-374-3964 • F: 310-374-9901 May 11, 2016 Re: Tower12 Floor Plan Exhibit Dear Planning Commission, In regards to the Tower12 Floor Plan exhibits that were submitted today, May 11, 2016, please allow me to clarify a few items. The existing floorplan, all walls and fixed bars are remaining exactly the same as they currently are, with one exception; the fixed bar currently located in the northwest rear corner of the restaurant is being removed. The only changes we are making to the restaurant are related to the furniture. o Rear Restaurant Seating- We are changing the style from bar height barstool seating and bar height booths to more relaxed, dining height chairs and booths (all ADA accessible) o Front Restaurant Seating- Seating in this area will be changed from bar height seating to medium height seating. o Tables – The size/dimensions of all tables are being increased to larger scale tables which will accommodate and encourage dining. o Style- The furniture style is mostly vintage, mid-century modern. Furniture has been selected that will encourage dining and comfortable socializing. o Dancefloor Furniture- Tables and chairs in the approved dancefloor area will be designed to be modified and set aside to accommodate dancing. All pathways and front bathrooms are ADA accessible. In addition, a wheelchair lift will be installed. Regards, Greg Newman 310.989.7618 ZONING DESIGNATIONS R-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) 940 15th StCUP, PDP & VTPM #74186for a 2 unit condoZone: R-2B 1619 Golden StCUP, PDP &VTPM #73940for a 2 unit condoZone: R-2B Projects Zoning MapPlanning Commission Meeting May 17, 20162408 Hermosa AveSlope DeterminationZone: R-2 49 Pier AveFloor Plan ChangesZone: C-2