HomeMy WebLinkAbout2015-01-20 PC AGENDA1
AGENDA
PLANNING COMMISSION MEETING
CITY OF HERMOSA BEACH
CITY HALL COUNCIL CHAMBERS
1315 VALLEY DRIVE
HERMOSA BEACH, CA 90254
January 20, 2015
7:00 P.M.
Michael Flaherty, Chairman
Sam Perrotti, Vice Chairman
Ron Pizer
Peter Hoffman
Kent Allen
Note: No Smoking Is Allowed in the City Hall Council Chambers
THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER
Planning Commission agendas and staff reports are available for review
on the City’s web site at www.hermosabch.org.
Wireless access is available in the City Council Chambers for mobile devices:
Network ID: City Council and Password: chb13
Written materials distributed to the Planning Commission within 72 hours
of the Planning Commission meeting are available for public inspection immediately
upon distribution in the Community Development Department during normal business hours
from Monday through Thursday, 7:00 a.m. - 6:00 p.m. and on the City’s website.
Final determinations of the Planning Commission may be appealed to the City Council within
10 days of the next regular City Council meeting date. If the 10th day falls on a Friday
or City holiday, the appeal deadline is extended to the next City business day.
Appeals shall be in written form and filed with the City Clerk's office, accompanied by
an appeal fee. The City Clerk will set the appeal for public hearing before
the City of Hermosa Beach City Council at the earliest date possible.
If you challenge any City of Hermosa Beach decision in court, you may be limited
to raising only those issues you or someone else raised at the public hearing
described on this agenda, or in a written correspondence delivered to the
Planning Commission at, or prior to, the public hearing.
To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices
will be available for check out at the meeting. If you need special assistance to participate
in this meeting, please call or submit your request in writing to the Community Development Department
at (310) 318-0242 at least 48 hours (two working days) prior to the meeting time
to inform us of your needs and to determine if/how accommodation is feasible.
2
1. Pledge of Allegiance
2. Roll Call
3. Oral / Written Communications
Anyone wishing to address the Commission regarding a matter not related to a public hearing
on the agenda may do so at this time.
Section I
Consent Calendar
4. Approval of the December 3, 2014 action minutes
5. Resolution(s) for Consideration - None
THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS
ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT
ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION.
Section II
Public Hearing
6. PDP 15-2 / VAR 15-1 -- Precise Development Plan for the expansion and remodel of an
existing nonconforming single-family dwelling at 1727 Monterey Boulevard, including
demolition of the existing duplex at 1723/1725 Monterey Boulevard, resulting in an
approximate 4,500 square foot attached duplex (an overall decrease of one dwelling unit and
net increase of approximately 100 square feet of floor area for the combined lots), and;
Variance to allow merging the two adjacent lots to accommodate the expansion and remodel
while maintaining a 3-foot north side yard rather than the 5-feet otherwise required by merging
and increasing the width of the lot at 1723, 1725 and 1727 Monterey Boulevard, and
determination that the project is Categorically Exempt from the California Environmental
Quality Act.
Staff Recommended Action: To adopt the resolution approving the Precise Development Plan
and Variance, subject to conditions, and determine the project is categorically exempt from the
California Environmental Quality Act.
7. TEXT 14-4 -- Text amendment to the Municipal Code to modify provisions relating to the
definition and standards for restaurants, bars, places with live entertainment, and on-sale
alcoholic beverage establishments including the food to alcohol sales ratio and determination
that the project is exempt from the California Environmental Quality Act (continued from the
November 17 and December 3, 2014 meetings).
Staff Recommended Action: To adopt the resolution recommending a text amendment to
modify provisions relating to the definition and standards for restaurants and on-sale alcoholic
beverage establishments including the food to alcohol sales ratio.
8. TEXT 14-5 -- Text amendment to the Municipal Code to consider adding provisions to allow
and regulate retail sales/display encroachments on Pier Plaza and related amendments for
consistency and determination that the project is exempt from the California Environmental
Quality Act.
3
Staff Recommended Action: To adopt the resolution recommending a text amendment to
allow outdoor retail sales/displays encroachments on Pier Plaza (including Loreto Plaza)
subject to an encroachment permit, and initiate a master parking plan application to address
retail sales/displays encroachments on Pier Plaza.
9. TEXT 14-6 -- Amendment to the Outdoor Dining Design and Operational Standards for Pier
Plaza per Municipal Code Chapter 12.16 (Encroachments) and determination that the project
is exempt from the California Environmental Quality Act (continued from the November 17 and
December 3, 2014 meetings).
Staff Recommended Action: To continue to February 17, 2015 to provide time for consultation
with business community.
Section III
Hearing
10. S-21#15 -- To determine whether a convex slope condition exists and whether alternative
points at the top of the retaining wall along Manhattan Avenue may be used for the purpose of
measuring height in connection with a proposed single family residence at 1937 Bayview Drive
(continued from the November 17 and December 3, 2014 meetings).
Staff Recommended Action: To continue to February 17, 2015 meeting.
11. S-21#16 -- Determination of whether the property is a convex sloping lot and may use
alternate spot elevations rather than property corner elevations along the north and south
property lines for the purposes of determining building height in connection with a
nonconforming single family residence addition and remodel project at 1516 Prospect Avenue.
Staff Recommended Action: To direct staff by minute order to allow use of alternative survey
points by taking spot elevation points at 21-feet east of Prospect Avenue along the north and
south property lines and subtracting the amount of fill soils stated in the Geotechnical
Engineering Investigation at boring sites B-1 and B-4.
Section IV
12. Staff Items
a. Memorandum regarding confirmation that addition of a 1,200 square foot roof deck with
access stairways and roof garden is a minor modification of a Precise Development Plan
approved on July 15, 2014 for a commercial building at 2101 Pacific Coast Highway.
b. Memorandum regarding December 2015 Planning Commission meeting date.
c. Report on City Council actions.
d. Report on comprehensive planning processes.
e. Tentative future Planning Commission agenda.
f. Community Development Department activity reports of October and November, 2014.
13. Commissioner Items
14. Adjournment
1 Planning Commission Action Minutes
December 3, 2014
ACTION MINUTES OF THE PLANNING COMMISSION MEETING
OF THE CITY OF HERMOSA BEACH HELD ON
DECEMBER 3, 2014, 7:00 P.M.,
AT THE CITY HALL COUNCIL CHAMBERS
All public testimony and the deliberations of the Planning Commission can be viewed
on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings
The meeting was called to order at 7:00 P.M. by Chairman Allen.
1. Pledge of Allegiance
2. Roll Call
Present: Commissioners Hoffman, Flaherty, Perrotti, Pizer, Chairman Allen
Absent:
Also Present: Ken Robertson, Community Development Director
Pamela Townsend, Senior Planner
Lauren Langer, Assistant City Attorney
3. Oral / Written Communications
Anyone wishing to address the Commission regarding a matter not related to a public
hearing on the agenda may do so at this time.
Section I
CONSENT CALENDAR
4. Approval of the November 17, 2014 action minutes
ACTION: To approve the November 17, 2014 action minutes as presented.
MOTION by Commissioner Perrotti and seconded by Commissioner Flaherty. The motion
carried by a unanimous vote.
5. Resolution(s) for Consideration – None
Section II
Public Hearing
6. TEXT 14-6 -- Amendment to the Outdoor Dining Design and Operational Standards for Pier
Plaza per Municipal Code Chapter 12.16 (Encroachments) and determination that the
project is exempt from the California Environmental Quality Act (continued from the
November 17, 2014 meeting).
Staff Recommended Action: That staff renotice this matter for a public hearing on January
20, 2015.
ACTION: To direct staff to renotice this matter for a public hearing on January 20, 2015.
2 Planning Commission Action Minutes
December 3, 2014
Motion by Commissioner Hoffman and seconded. The motion carried by a unanimous
vote.
7. TEXT14-4-- Text amendment to the Municipal Code to modify provisions relating to the
definition and standards for restaurants, bars, places with live entertainment, and on-sale
alcoholic beverage establishments including the food to alcohol sales ratio and
determination that the project is exempt for the California Environmental Quality Act
(continued from the November 17, 2014 meeting).
Staff Recommended Action: To direct staff to notice a public hearing for a text amendment
on January 20, 2015 to modify provisions relating to the definition and standards for
restaurants and on-sale alcoholic beverage establishments including the food to alcohol
sales ratio as indicated or as otherwise directed.
ACTION: To direct staff to notice a public hearing for a Text Amendment on January 20,
2015 to modify provisions for restaurants and food serving and food to alcohol sales ratios
requirements for on-sale establishment to require restaurants open after 11:00 P.M. to
make food items available, and to retain the 50/50 and 65/35 ratios as enforcement tools.
Motion by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion
carried by a unanimous vote.
Section III
Hearing
8. S-21#15 -- To determine whether a convex slope condition exists and whether alternative
points at the top of the retaining wall along Manhattan Avenue may be used for the purpose
of measuring height in connection with a proposed single family residence at 1937 Bayview
Drive (continued from the November 17, 2014 meeting).
Staff Recommended Action: To continue to the January 20, 2015 meeting.
ACTION: To continue to the January 20, 2015 meeting.
Motion by Commissioner Hoffman and seconded. The motion carried by a unanimous
vote.
Section IV
9. Staff Items
a. Discussion of the semi-annual on-sale alcohol beverage Conditional Use Permit
review process (continued from the November 17, 2014 meeting).
ACTION: To direct staff, by minute order, to proceed with staff recommendation with
modification to add storm water quality violations to the process for on-sale review as a
criteria as requested by Commissioner Flaherty:
1) Direct staff to provide the semi-annual Conditional Use Permit review staff report
with the February and August agenda packets as an informational item, and
schedule the reviews in March and September.
2) Confirm that the code enforcement citation data is appropriate.
3 Planning Commission Action Minutes
December 3, 2014
3) Continue to list all code violation citations, indicating if an appeal is scheduled,
using discretion is determining whether various code violations speak to on-sale
establishment land use impacts.
4) Direct staff to provide the prior semi-annual review reports for the prior year with
each report.
Motion by Commissioner Hoffman and seconded by Commissioner Perrotti. The
motion carried by a unanimous vote.
b. Memorandum regarding rotation of Planning Commission Chair and Vice Chair.
ACTION: The Chair will rotate to Commissioner Flaherty and Vice Chair to
Commissioner Perrotti effective January, 2015 through September, 2015.
c. Report on City Council actions.
d. Report on comprehensive planning processes.
The Planning Commission will participate in a joint study session with the City Council
on the General Plan Update on December 16, 2014 commencing at 6:00 p.m. in the
City Council Chambers.
e. Tentative future Planning Commission agenda.
f. Community Development Department activity reports of September, 2014.
10. Commissioner Items
11. Adjournment
The meeting was adjourned at 8:47 P.M.
CERTIFICATION
I hereby certify the foregoing Minutes are a true and complete record of the action taken by
the Planning Commission of Hermosa Beach at the regularly scheduled meeting of December
3, 2014.
___
Kent Allen, Chairman Ken Robertson, Secretary
Date
1727 MONTEREY BLVD.
RESIDENTIAL REMODEL AND ADDITION
ARCHITECTURAL DRAWINGS
T.01 GENERAL INFORMATION, PROJECT DATA,
VICINITY MAP
T.02 GENERAL NOTES
T.03 GENERAL NOTES
T.04 TITLE-24
T.04A TITLE-24
1 EXISTING SURVEY AND TOPOGRAPHY
A0.00 EXISTING/ DEMO SITE PLAN
A0.02 PROPOSED SITE PLAN
A1.00 EXISTING/ DEMO PLAN LOWER LEVEL
A1.01 EXISTING/ DEMO PLAN LEVEL ONE
A1.02 EXISTING/ DEMO PLAN LEVEL TWO
A1.03 EXISTING/ DEMO PLAN MEZZANINE LEVEL
A2.00 PROPOSED PLAN LOWER LEVEL
A2.01 PROPOSED PLAN LEVEL ONE
A2.02 PROPOSED PLAN LEVEL TWO
A2.03 PROPOSED PLAN MEZZANINE
A2.04 PROPOSED ROOF PLAN
A4.01 (E) EXTERIOR ELEVATIONS
A4.02 (E) EXTERIOR ELEVATIONS
A4.03 (P) EXTERIOR ELEVATIONS
A4.04 (P) EXTERIOR ELEVATIONS
A4.05 (P) EXTERIOR ELEVATIONS
A4.06 (P) EXTERIOR ELEVATIONS
A5.01 (P) BUILDING SECTIONS
A5.02 (P) BUILDING SECTIONS
A8.01 DOOR & WINDOW SCHEDULES
A9.01 DOOR & WINDOW DETAILS
A9.02 ROOF DETAILS
A9.03 DECK/RAILING & WALL DETAILS
A9.04 ELEVATOR DETAILS
-
-
GLEN & CAROLINE PAYNE
1727 MONTEREY BLVD.
HERMOSA BEACH, CA
1727 MONTEREY BLVD.
HERMOSA BEACH, CA
4183-015-021
4183-015-022
R-2
NO
NO
NO
NO
V-B
R3/U
3 + MEZZANINE
MST #
Building Permit #
Owner
Project Address
APN (LOT #1)
APN (LOT #2)
Zone
General Plan District
Hillside Design District
High Fire Area
Demolition Review Study Area
Construction Type
Occupancy
# of Stories
# of Units:
Lot #1 (EXISTING) 1 / (PROPOSED) 2
Lot #2 (EXISTING) 1 / (PROPOSED) 0
Applicable Codes:This project shall comply with the
2013 CBC, 2013 CEC, 2013 CMC, 2013 CPC,
2013 CALIFORNIA ENERGY CODE,
2013 CALIFORNIA FIRE CODE, 2013 CALIFORNIA
RESIDENTIAL CODE, 2013 CALIFORNIA GREEN
BUILDING STANDARD CODE.
P R O J E C T D E S C R I P T I O N
Single family residential addition and remodel. Demo existing
house and garage on Lot #2, 1725 Monterey. Addition to
main residence and (N) second unit totals 1923 SF.
Grading-10 CY Cut, 460 CY Fill, 470 Net grading quanity.
Misc. site improvements including site drainage.
Lot merger of 1725 & 1727 Monterey Blvd. The lot merger will
eliminate 1725 Monterey blvd, APN # 4183-015-022 and
create one address, 1727 Monterey blvd.
APN # 4183-015-022
Z O N I N G A N A L Y S I S
Parking
Required 3- (covered) 2- (uncovered)
Provided 3- (covered) 2- (uncovered)
v i c i n i t y m a p
CIVIL DRAWINGS
C1.0 TITLE SHEETS
C1.1 NOTES & SPECIFICATIONS
C2.0 EXISTING CONDITION/DEMOLITION PLAN
C3.0 OVERALL SITE PLAN
C3.1 GRADING AND DRAINAGE PLAN
C3.2 DETAIL SHEET
C4.0 EROSION CONTROL PLAN
(D) SFD-LOT #2, 1725 = -1854 SF
(D) DETACHED GARAGE = -406 SF
_________________________________________________
Total DEMO = -2260 SF
(E) GARAGE/STORAGE (NOT COUNTED)=
UNIT #1 788 SF
(E) LOWER LEVEL =
UNIT #1 28 SF
(E) LEVEL-1 =
UNIT #1 1571 SF
(E) LEVEL-2 =
UNIT #1 612 SF
(E) LEVEL-MEZZANINE =
UNIT #1 315 SF
_________________________________________________
Total EXISTING = 2526 SF
(P) LOWER LEVEL =
UNIT #2 470 SF
(P) LEVEL-1 =
UNIT #1 372 SF
UNIT #2 495 SF
(P) LEVEL-2 =
UNIT #1 126 SF
UNIT #2 460 SF
(P) LEVEL-MEZZANINE =
UNIT #1 0 SF
UNIT #2 0 SF
_________________________________________________
Total ADDITION = 1923 SF
TOTAL PROPOSED SF = 4449 SF
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
STRUCTURAL DRAWINGS
S1.1 STRUCTURAL TITLE SHEET
S1.2 STRUCTURAL SPECIFICATIONS
S2.1 LOWER FOUNDATION PLAN
S2.2 UPPER FOUNDATION PLAN
S2.3 FLOOR FRAMING PLAN
S2.4 LOWER ROOF FRAMING PLAN
S2.5 UPPER ROOF FRAMING PLAN
S3.1 STRUCTURAL DETAILS
S3.2 STRUCTURAL DETAILS
S3.3 STRUCTURAL DETAILS
S3.4 STRUCTURAL DETAILS
LANDSCAPE DRAWINGS
L0 PLANT IMAGES
L1 ENTRY/STREET HARDSCAPE PLAN
L1.1 LOWER LEVEL HARDSCAPE PLAN
L1.2 GARAGE LEVEL HARDSCAPE PLAN
L1.3 MEZZANINE HARDSCAPE PLAN
L2 ENTRY/STREET PLANTING PLAN
L2.1 LOWER LEVEL PLANTING PLAN
L2.2 GARAGE LEVEL PLANTING PLAN
L2.3 MEZZANINE PLANTING PLAN
ELECTRICAL DRAWINGS
E 1.00 GENERAL INFORMATION
E 2.00 LOWER LEVEL POWER PLAN
E 2.01 YARD LEVEL POWER PLAN
E 2.02 UPPER LEVEL POWER PLAN
E 2.03 MEZZANINE POWER PLAN
GENERAL INFO
PROJECT DATA
VICINITY MAP
T.01
a r e a c a l c u l a t i o n s
p r o j e c t d a t asheet i n d e x
BUILDINGS
EXISTING 2923 SF
PROPOSED 2808 SF
NET CHANGE -115 SF
LOT COVERAGE
EXISTING 2987 SF
PROPOSED 3078 SF
NET CHANGE +91 SF
LOT COVERAGE (LOT COVERAGE/SITE =PERCENTAGE)
PROPOSED(3078 SF / 5420 SF) 56% < 65% MAX.
PAVED AREA
EXISTING 2453 SF
PROPOSED 1262 SF
NET CHANGE -1191 SF
LANDSCAPED AREA
EXISTING 742 SF
PROPOSED 1648 SF
NET CHANGE +906 SF
UNIMPROVED AREA
EXISTING N/A
PROPOSED 1947 SF
NET CHANGE +1947 SF
PERVIOUS SURFACES
EXISTING 742 SF
PROPOSED 1648 SF
NET CHANGE +906 SF
l o t c o v e r a g e a n d s u r f a c e s
1
n o t e s
An automatic residential fire sprinkler system is required per
CRC section R313.2 & City code section 15.06.060.
1
1
GENERAL NOTES
T.02
29. FLAMMABLE AND COMBUSTIBLE LIQUIDS ARE NOT PERMITTED TO BE PLACED OR STORED WITHIN THE
BUILDINGS.
30. WHERE NEW WORK IS TO REPLACE EXISTING, THE CONTRACTOR SHALL PREPARE AREA AND
SUBSTRATES FOR THE PROPER INSTALLATION OF NEW WORK IN ACCORDANCE WITH REQUIREMENTS FOR
INSTALLATION OF THE PARTICULAR NEW WORK.
31. CONTRACTOR SHALL TAKE PRECAUTIONS TO AVOID DAMAGE TO SURROUNDING BUILDING AND SITE
AREA AND FEATURES, INCLUDING HARDSCAPE, SIDEWALKS, ROADWAYS, CURBS, TREES AND PLANTING,
TREE GRATES, DRAIN COVERS, UNDERGROUND UTILITIES AND OTHER SIMILAR ITEMS THAT ARE TO
REMAIN. SHOULD DAMAGE OCCUR, AS A RESULT OF NECESSARY CONSTRUCTION OPERATIONS SUCH AS
INSTALLATION OF UTILITIES, CONTRACTOR SHALL REPAIR TO ORIGINAL CONDITION AT NO ADDITIONAL
COST TO OWNER.
32. WHEREVER EXISTING WORK IS DAMAGED BY ANY OTHER CONSTRUCTION OPERATION, IT SHALL BE
REPAIRED OR REPLACED WITH NEW MATERIAL TO MATCH EXISTING AS APPROVED BY THE ARCHITECT &
CLIENT / OWNER.
33. COMPLETED WORK SHALL BE PROTECTED DURING CONSTRUCTION TO AVOID DAMAGE. SHOULD
DAMAGE OCCUR, REPAIRS SHALL BE MADE SO THAT NEITHER THE DAMAGE NOR THE REPAIRS ARE
EVIDENT.
34. PROVISIONS SHALL BE MADE BY THE CONTRACTOR TO ENSURE SAFETY, PROTECT LIFE AND PROPERTY
AND CONTROL DUST AND NOISE, AND LIMIT DEBRIS AT WORK AREAS. PARTICULAR CARE SHOULD BE
TAKEN AT AREAS SUBJECT TO ACCESS BY BUILDING USERS AND THE PUBLIC. PROVISIONS INCLUDE, BUT
NOT LIMITED TO, BARRICADES, COVERED PASSAGE WAYS, SOUNDPROOF BARRIERS, WARNING LIGHTS
AND SIGNS, TEMPORARY FIRE PROTECTION SYSTEMS, BRACING AND SCAFFOLDINGS FOR WEAKENED
ASSEMBLIES CAUSED BY DEMOLITION WORK, AND TRASH DISPOSAL. SEE SPECIFICATIONS FOR
ADDITIONAL REQUIREMENTS.
35. THE CONTRACTOR SHALL VERIFY LOCATION AND CLEARANCE OF ALL INSERTS AND EMBEDDED ITEMS
WITH ALL APPLICABLE DRAWINGS BEFORE POURING CONCRETE.
36. NOT USED.
37. NOT USED.
38. FIRE STOPS SHALL BE LOCATED AT THE FOLLOWING LOCATIONS (PER 2010 CBC 717. CONCEALED
SPACES):
-IN CONCEALED SPACES OF STUD WALLS INCLUDING FURRED SPACES - AT FLOOR AND CEILING LEVELS
AND AT 10 FLOOR INTERVALS ALONG THE LENGTH OF THE WALL.
-AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS
OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.
-IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN AND
BETWEEN STUDS ALONG AND IN LINE WITH THE RUN OF THE STAIRS IF THE WALLS UNDER THE
STAIRS ARE UNFINISHED.
-IN OPENINGS AROUND VENTS, PIPES, DUCTS CHIMNEYS, FIREPLACES AND SIMILAR OPENINGS WHICH
AFFORD A PASSAGE FOR A FIRE AT CEILING AND FLOOR LEVELS, WITH NONCOMBUSTIBLE MATERIALS.
39. STUDS SHALL BE BLOCKED WITH MEMBERS MATCHING THE STUDS IN SIZE. SPACING SHALL BE AS
REQUIRED BY CODE. WHERE GAPS OCCUR AT HORIZONTAL FIRE ASSEMBLIES THEY SHALL BE FILLED WITH
FIRE SAFING AND 16 GAUGE CONTINUOUS METAL RETAINERS OR 5/8" TYPE 'X' GYP BOARD SHELVES SHALL
BE PROVIDED TO PREVENT DISLODGMENT.
40. NOT USED.
41. THE CONTRACTOR SHALL VERIFY LOCATION AND CLEARANCE OF ALL INSERTS AND EMBEDDED ITEMS
WITH ALL APPLICABLE DRAWINGS BEFORE POURING CONCRETE.
42. WOOD IN CONTACT WITH CONCRETE SHALL BE PRESSURE TREATED. ALL WOOD SHALL BE A MINIMUM
OF 8" ABOVE FINISH GRADE.
43. CONTRACTOR SHALL PROVIDE THE NECESSARY SUPPORT BRACKETS, BACKING PLATES,
ANCHORAGE'S, AND SIMILAR SUPPORTS FOR CABINETS, BUILT-IN FURNITURE, AND ALL OTHER ITEMS
INCLUDING WALL MOUNTED FIXTURES SUCH AS GRAB BARS, HANDRAILS, TOILETS AND SINKS.
44. CONTRACTOR SHALL PROVIDE BACKING PLATES BEHIND ITEMS SUPPORTED AT STUD WALLS AND
CEILING. THICKNESS SHALL BE 18" MINIMUM, WIDTH AND LENGTH AS NEEDED TO ANCHOR BACK TO STUDS
OR CEILING FRAMING. ANCHORS SHALL BE WELDED, SCREWED, OR BOLTED TO FRAMING: SIZE, GAUGE,
AND NUMBER SHALL BE TO PROPERLY SUPPORT IMPOSED LOADS.
45. PROVIDE FLASHING AT AREAS SUBJECTED TO POSSIBLE WATER INFILTRATION. THESE INCLUDE BUT
ARE NOT LIMITED TO ROOFS INCLUDING ELECTRICAL AND OTHER PENETRATIONS THROUGH ROOF,
RESTROOMS AND JANITOR CLOSETS, PIPE PENETRATIONS AND DOORS. USE MATERIALS COMPATIBLE
WITH ADJOINING MATERIALS OR ISOLATE MATERIALS TO PREVENT DETERIORATION DUE TO CHEMICAL,
ELECTROLYTIC OR SIMILAR REACTIONS.
46. FLASHING JOINTS SHALL BE PROPERLY LAPPED, SEAMED, WELDED, BRACED OR SOLDERED TO
PROVIDE FOR A WATERPROOF UNIT. A MINIMUM LAP OF 4" OVER, UNDER OR AT THE SIDES IS REQUIRED
WITH ADJOINING WATERPROOFING ELEMENTS AS BUILDING PAPER, ROOFING FELTS, COUNTER FLASHING,
ETC.
47. AT EXTERIOR WALL OPENINGS: FLASHING, COUNTER FLASHING, AND EXPANSION JOINT MATERIAL
SHALL BE CONSTRUCTED IN SUCH A MANNER AS TO BE WEATHERPROOF.
48. USE MATERIALS COMPATIBLE WITH ADJOINING MATERIALS OR ISOLATE MATERIALS TO PREVENT
DETERIORATION DUE TO CHEMICAL, ELECTROLYTIC OR SIMILAR REACTIONS.
49. GLASS AND GLAZING SHALL CONFORM TO CODE AND WITH U.S. CONSUMER PRODUCT SAFETY
COMMISSION REQUIREMENTS. GLAZED OPENINGS IN DOORS, ADJACENT TO DOORS AND WITHIN 18" OF THE
ADJACENT FLOOR SHALL BE TEMPERED GLASS APPROVED FOR IMPACT HAZARD. GLAZING IN SHOWER AND
TUBS ENCLOSURES SHALL BE TEMPERED, LAMINATED OR APPROVED PLASTIC.
50. (2) LAYERS OF GRADE 'D' PAPER WILL BE PROVIDED BETWEEN ALL PLYWOOD SHEAR PANELS OR SOLID
BLOCKING AND EXTERIOR LATH WITH PLASTER.
51. ALL OPEN GUARDRAILS AND STAIR RAILINGS SHALL HAVE INTERMEDIATE RAILS SUCH THAT A SPHERE
4" IN DIAMETER CANNOT PASS THROUGH. RAILS SHALL BE DESIGNED TO SUPPORT A MINIMUM OF 20
POUNDS PER LINEAL FOOT AT A RIGHT ANGLE TO THE TOP RAIL.
52. HEADROOM OF 80" MINIMUM SHALL BE MAINTAINED FOR WALKS, CORRIDORS, AISLES, ETC., FROM
WALKWAY SURFACE TO ANY OVERHANGING CONSTRUCTION.
53. TRASH & OTHER CONSTRUCTION RELATED WASTES MAY NOT BE DEPOSITED INTO THE PUBLIC WAY OR
ANY OTHER DRAINAGE SYSTEM. PROVISIONS MUST BE MADE TO RETAIN THESE WASTES ONSITE UNTIL
THEY CAN BE DISPOSED OF PROPERLY.
54. NOTE: IMPACT TOOLS SHALL NOT BE USED ON UNREINFORCED BUILDINGS
55. ALL REMOVED OR ABANDONED UTILITY LINES SHALL BE TERMINATED PER APPLICABLE CPC 1207 AND
CEC CODE.
56. ALL CONSTRUCTION WORK SHALL COMPLY WITH 2010 CBC SECTION 3303.2
- PEDESTRIAN PROTECTION.
57. WATER HEATER REQUIREMENTS PER CPC CHAPTER 5
-PROVIDE LATERAL STRAPPING FOR WATER HEATER PER CODE. CPC SEC 510.5
58. NOT USED.
59. PRIOR TO SLAB CORING, CONTRACTOR TO USE RADAR OR X-RAY SUB TO VERIFY CORES DO NOT
INTERFERE WITH ELECTRICAL CONDUIT OR OTHER IMPORTANT STRUCTURAL REINFORCING.
60. NOT USED.
GENERAL NOTESGENERAL NOTES
1. THESE PLANS ARE THE PROPERTY OF AB DESIGN STUDIO, INC. USE OR COPY IS PERMITTED BY
CONTRACT ONLY. ANY REVISIONS TO THESE PLANS, REGARDLESS OF SCOPE WITHOUT WRITTEN
PERMISSION OF AB DESIGN STUDIO, INC. IS PROHIBITED AND SHALL THEREBY ABSOLVE AB DESIGN
STUDIO, INC. FROM ANY LIABILITY CLAIMS, SUITS, OR LITIGATION BY ANY INTEREST PARTIES IN THE
PROJECT.
2. THE CONSTRUCTION DOCUMENTS ARE PROVIDED TO ILLUSTRATE THE DESIGN DESIRED AND IMPLY THE
FINEST QUALITY WORKMANSHIP THROUGHOUT. ANY DESIGN OR DETAIL WHICH APPEARS TO BE
INCONSISTENT WITH THE ABOVE SHOULD BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE
ARCHITECT BY THE CONTRACTOR.
3. ALL WORKMANSHIP AND MATERIALS SHALL CONFORM TO THE CURRENT EDITION OF THE CALIFORNIA
BUILDING CODE, LAWS, ORDINANCES AND REGULATIONS OF ALL GOVERNMENTAL BODIES WITH
JURISDICTION OVER THE PROJECT.
4. INTERPRETATION OF DRAWINGS AND DOCUMENTS: EACH CONTRACTOR SHALL CHECK AND VERIFY ALL
DIMENSIONS AND CONDITIONS AT THE PROJECT SITE BEFORE EXECUTING ANY WORK AND SHALL NOTIFY
THE OWNER AND THE ARCHITECT OF ANY DISCREPANCIES BEFORE PROCEEDING. THE ARCHITECT SHALL
BE NOTIFIED OF ANY UNUSUAL OR UNFORESEEN CONDITIONS OR SITUATIONS WHICH MAY AFFECT THE
STRUCTURAL INTEGRITY OR SAFETY OF THE PROJECT.
5. ADHERENCE TO PLANS: STRICT ADHERENCE TO THE CONSTRUCTION DOCUMENTS MUST BE
MAINTAINED. NO CHANGES SHALL BE MADE IN THE PROJECT WHICH DEVIATE FROM THE PLANS AND
SPECIFICATIONS WITHOUT WRITTEN CONSENT OF THE OWNER. NO STRUCTURAL CHANGES SHALL BE
MADE WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT.
6. WORKING DRAWING: FIGURED DIMENSIONS AND DETAILED DRAWINGS SHALL BE FOLLOWED IN
PREFERENCE TO SCALE MEASUREMENTS. IN CASE OF ANY DOUBT ON THE PART OF THE CONTRACTOR AS
TO THE EXACT MEANING OF THE DRAWINGS AND THESE SPECIFICATIONS, HE SHALL APPLY TO THE
ARCHITECT FOR AN INTERPRETATION BEFORE PROCEEDING WITH HIS WORK.
7. SHOP DRAWINGS: CONTRACTOR SHALL REVIEW ALL SHOP DRAWINGS FOR COORDINATION WITH THE
CONSTRUCTION DRAWINGS PRIOR TO SUBMITTING TO THE ARCHITECT. CONTRACTOR SHALL INFORM THE
ARCHITECT OF DISCREPANCIES IN THE SHOPS WHEN SUBMITTING TO THE ARCHITECT.
8. THE CONTRACTOR SHALL PROVIDE ALL SHORING AND BRACING REQUIRED TO PROTECT PERSONNEL
AND ADJACENT PROPERTY AND TO INSURE SAFETY OF THE PROJECT WORK.
9. WHEREVER IN THESE DRAWINGS ANY MATERIAL OR PROCESS IS INDICATED, IT IS FOR THE PURPOSE OF
FACILITATING DESCRIPTION OF THE MATERIAL OR PROCESS DESIRED. THE CONTRACTOR MAY OFFER ANY
MATERIAL OR PROCESS WHICH SHALL BE DEEMED EQUIVALENT BY THE ENGINEER AND THE ARCHITECT TO
THAT MATERIAL OR PROCESS INDICATED OR SPECIFIED.
10. UNLESS OTHERWISE SPECIFIED, ALL MATERIALS SHALL BE NEW AND BOTH WORKMANSHIP AND
MATERIALS SHALL BE THE BEST OF THEIR RESPECTIVE KINDS. THE CONTRACTOR SHALL, IF REQUIRED,
FURNISH SATISFACTORY EVIDENCE AS TO THE KIND AND QUALITY OF MATERIALS.
11. IT SHALL BE THE DUTY OF THE GENERAL CONTRACTOR TO SEE THAT ALL SUB-CONTRACTORS ARE
FULLY INFORMED IN REGARD TO THE GENERAL CONDITIONS AND PRELIMINARY SPECIFICATIONS.
12. EACH CONTRACTOR SHALL PAY FOR AND OBTAIN ALL PERMITS REQUIRED BY LOCAL AUTHORITIES
BEFORE PROCEEDING WITH HIS RESPECTIVE INSTALLATION AND SHALL ARRANGE AND PAY FOR ANY
INSPECTIONS AND EXAMINATIONS REQUIRED BY THOSE AUTHORITIES.
13. IF THE DRAWINGS AND/OR SPECIFICATIONS ARE AT VARIANCE WITH ANY FEDERAL, STATE AND LOCAL
OR MUNICIPAL LAW, ORDINANCE, RULES OR DEPARTMENTAL REGULATIONS, THE CONTRACTOR SHALL
NOTIFY THE ARCHITECT IN WRITING BEFORE PROCEEDING WITH THAT WORK. IF ANY OF THE
CONTRACTOR'S WORK SHALL BE DONE CONTRARY THERETO WITHOUT SUCH NOTICE HE SHALL BEAR ALL
COST ARISING THEREFROM.
14. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL VIOLATIONS OF CITY ORDINANCES AND STATE
LAWS INVOLVED IN THE PERFORMANCE OF HIS WORK. HE SHALL PROVIDE, DURING THE PROGRESS OF
THE WORK, EVERY AND ALL SAFEGUARDS AND PROTECTION AGAINST ACCIDENTS, INJURY AND DAMAGE
TO PERSONS AND PROPERTY INCLUDING ADJOINING PROPERTY. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR HIS WORK AND EVERY PART THEREOF, AND FOR ALL MATERIALS, TOOLS, APPLIANCES,
AND PROPERTY OF EVERY DESCRIPTION USED IN CONNECTION THEREWITH.
15. THE CONTRACTOR ASSUMES ALL RISKS, HAZARDS AND CONDITIONS IN CONNECTION WITH THE
PERFORMANCE OF THE CONTRACT, AND EVEN IF THE PERFORMANCE OF THE CONTRACT INVOLVES A
GREATER EXPENDITURE OF MONEY THAN THE CONTRACTOR EXPECTED AT THE TIME OF BIDDING, NO
ALLOWANCE WILL BE MADE ON ACCOUNT THEREOF, AND THE CONTRACTOR SHALL CONTINUE WITH AND
COMPLETE THE WORK.
16. THE CONTRACTOR SHALL GIVE PERSONAL SUPERVISION TO THE WORK, USING HIS BEST SKILL AND
ATTENTION, AND SHALL KEEP A COMPETENT FOREMAN AND NECESSARY ASSISTANTS CONSTANTLY ON
THE SITE. THE FOREMAN SHALL BE THE PERSONAL REPRESENTATIVE OF THE CONTRACTOR AND ALL
DIRECTIONS GIVEN BY HIM SHALL BE AS BINDING AS IF GIVEN BY THE CONTRACTOR. COMMUNICATION
DELIVERED TO THE FOREMAN BY THE ARCHITECT SHALL BE AS BINDING AS IF DELIVERED TO THE
CONTRACTOR.
17. THE OWNER, WITHOUT INVALIDATING THE CONTRACT, MAY ALTER BY ADDING TO OR DEDUCTING FROM
THE WORK COVERED IN THE CONTRACT. ALL SUCH WORK SHALL BE EXECUTED UNDER THE CONDITIONS
OF THE ORIGINAL CONTRACT EXCEPT THAT NO EXTRA WORK OR CHANGES SHALL BE DONE WITHOUT
WRITTEN ORDER FROM THE ARCHITECT. SUCH ORDERS SHALL COVER THE AGREED PRICE AND TERMS OF
EXTRA WORK OF CHANGES, IF WORK IS TO BE OMITTED, THEN PROPER CREDIT FOR SUCH OMITTED WORK
SHALL BE GIVEN THE OWNER.
18. PRIOR TO THE COMPLETION OF THE WORK, THE CONTRACTOR SHALL THOROUGHLY CLEAN THE
EXTERIOR AND INTERIOR OF THE BUILDING, INCLUDING FIXTURES, EQUIPMENT, FLOORS HARDWARE
REMOVING ALL PLASTER SPOTS, STAINS, PAINT SPOTS AND ACCUMULATED DUST AND DIRT. THIS SHALL
INCLUDE THOROUGH CLEANING OF ALL ROOFS, WINDOW SILLS AND LEDGES, HORIZONTAL PROJECTIONS,
STEPS, RAILS, SIDEWALKS OR OTHER SURFACE WHERE DEBRIS MAY HAVE COLLECTED, WASHING AND
POLISHING ALL GLASS.
19. EXCEPT AS OTHERWISE SPECIFIED, ALL WORK SHALL BE GUARANTEED IN WRITING BY THE
CONTRACTOR AGAINST DEFECTS RESULTING FROM DEFECTIVE MATERIALS, POOR WORKMANSHIP OR
FAULTY EQUIPMENT, FOR A PERIOD OF ONE YEAR FROM THE DATE OF FILING THE NOTICE OF COMPLETION
AND THE ACCEPTANCE OF THE BUILDING BY THE OWNER. IF WITHIN THE GUARANTEE PERIOD
CORRECTION OF FAULTY MATERIALS OR WORKMANSHIP IS NECESSARY IN THE OPINION OF THE OWNER,
THE CONTRACTOR SHALL PROMPTLY, UPON RECEIPT OF NOTICE FROM THE OWNER AND WITHOUT
EXPENSE TO THE OWNER, CORRECT FAULTY MATERIALS OR WORKMANSHIP.
20. THE GENERAL CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS-BUILT DRAWING LOCATING AND
DESCRIBING ALL UNDERGROUND UTILITIES LOCATED ON THE SITE, INCLUDING BUT NOT LIMITED TO THE
FOLLOWING GAS LINES, WATER LINES, SANITARY SEWERS, TELEPHONE LINES, AND ELECTRIC LINES.
21. THE CONTRACTOR SHALL TRANSPORT ALL EXCAVATED MATERIAL NOT REQUIRED FOR RE-COMPACTION
TO AN APPROVED LANDFILL SITE OUTSIDE THE COASTAL ZONE.
22. CONTRACTOR SHALL DEMONSTRATE TO THE BUILDING INSPECTOR THAT ACCESSIBILITY DIMENSIONS
HAVE BEEN PROVIDED TO COMPLY WITH TITLE 24 AND ADA ACCESSIBILITY REQUIREMENTS.
23. LOCATIONS OF MECHANICAL, ELECTRICAL AND PLUMBING LINES, PIPES, DUCTS, CONDUITS, FIXTURES,
EQUIPMENT AND OTHER INSTALLATIONS ARE SHOWN DIAGRAMMATICALLY, UNLESS SPECIFICALLY
DIMENSIONED. CONTRACTOR SHALL COORDINATE THE REQUIREMENTS OF ALL TRADES IN DETERMINING
ACTUAL LOCATIONS AND SHALL SUBMIT COORDINATED SHOP DRAWINGS TO THE ARCHITECT SHOWING
ACTUAL LOCATIONS. DOCUMENTS HAVE BEEN COORDINATED TO ALLOW SPACE FOR ALL INSTALLATIONS
SHOWN. HOWEVER, AFTER VERIFYING ACTUAL DIMENSIONS, SHOULD THE CONTRACTOR FIND OR BELIEVE
THAT INSTALLATIONS CANNOT BE ACCOMMODATED WITHIN CONSTRUCTION SHOWN, ALL PROPOSED
CHANGES SHALL BE SHOWN ON THE CONTRACTOR'S COORDINATED SHOP DRAWINGS AND SPECIFICALLY
BROUGHT TO THE ATTENTION OF THE ARCHITECT.
24. CONTRACTOR SHALL VERIFY THE SIZES AND LOCATIONS OF ALL MECHANICAL AND ELECTRICAL
EQUIPMENT PADS, BASES, AND HOUSINGS AS WELL AS POWER, WATER, AND DRAIN REQUIREMENTS FOR
SUCH EQUIPMENT WITH EQUIPMENT MANUFACTURERS.
25. COORDINATE GENERAL NOTES ON THIS SHEET WITH PROVISIONS OF DRAWINGS AND PROJECT MANUAL
(SPECIFICATIONS) WHEN APPLICABLE.
26. SPECIFIC NOTES AND DETAILS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND DETAILS.
27. APPLICABLE TRADES SHALL USE A COMMON DATUM TO BE DESIGNATED BY THE CONTRACTOR FOR ALL
CRITICAL MEASUREMENTS. DO NOT SCALE DRAWINGS.
28. DURING CONSTRUCTION THE CONTRACTOR SHALL PROVIDE FIRE EXTINGUISHER AS REQUIRED BY THE
FIELD INSPECTOR.
CUTTING AND PATCHING DEMOLITION NOTES
1. CUTTING AND PATCHING PROPOSAL: N/A.
2. STRUCTURAL ELEMENTS: DO NOT CUT AND PATCH STRUCTURAL ELEMENTS IN A MANNER THAT COULD
CHANGE THEIR LOAD-CARRYING CAPACITY OR LOAD-DEFLECTION RATIO.
3. OPERATIONAL ELEMENTS: DO NOT CUT AND PATCH OPERATING ELEMENTS AND RELATED COMPONENTS
IN A MANNER THAT RESULTS IN REDUCING THEIR CAPACITY TO PERFORM AS INTENDED OR THAT RESULT
IN INCREASED MAINTENANCE OR DECREASED OPERATIONAL LIFE OR SAFETY.
A. EXISTING ELECTRICAL CONVEYANCE SYSTEM
B. EXISTING UTILITY CONVEYANCE SYSTEM
C. EXISTING EMERGENCY ACCESS PATHWAYS
4. MISCELLANEOUS ELEMENTS: DO NOT CUT AND PATCH THE FOLLOWING ELEMENTS OR RELATED
COMPONENTS IN A MANNER THAT COULD CHANGE THEIR LOAD-CARRYING CAPACITY, THAT RESULTS IN
REDUCING THEIR CAPACITY TO PERFORM AS INTENDED, OR THAT RESULTS IN INCREASED MAINTENANCE
OR DECREASED OPERATIONAL LIFE OR SAFETY.
A. EXISTING BUILDING SLAB AND FOOTINGS
B. EXISTING WOOD OR STEEL FRAMED STRUCTURE
C. EXISTING SITE WORK AND SITE RETAINING WALLS
5. VISUAL REQUIREMENTS: DO NOT CUT AND PATCH CONSTRUCTION IN A MANNER THAT RESULTS IN
VISUAL EVIDENCE OF CUTTING AND PATCHING. DO NOT CUT AND PATCH CONSTRUCTION EXPOSED ON
THE EXTERIOR OR IN OCCUPIED SPACES IN A MANNER THAT WOULD, IN ARCHITECT'S OPINION, REDUCE
THE BUILDING'S AESTHETIC QUALITIES. REMOVE AND REPLACE CONSTRUCTION THAT HAS BEEN CUT AND
PATCHED IN A VISUALLY UNSATISFACTORY MANNER.
A. IF POSSIBLE, RETAIN ORIGINAL INSTALLER OR FABRICATOR TO CUT AND PATCH EXPOSED
WORK. IF IT IS IMPOSSIBLE TO ENGAGE ORIGINAL INSTALLER OR FABRICATOR, ENGAGE ANOTHER
RECOGNIZED, EXPERIENCED, AND SPECIALIZED FIRM.
6. EXISTING WARRANTIES: REMOVE, REPLACE, PATCH, AND REPAIR MATERIALS AND SURFACES CUT OR
DAMAGED DURING CUTTING AND PATCHING OPERATIONS, BY METHODS AND WITH MATERIALS SO AS NOT
TO VOID EXISTING WARRANTIES.
A. GENERAL: COMPLY WITH REQUIREMENTS SPECIFIED IN OTHER SECTIONS OF THESE
SPECIFICATIONS.
B. EXISTING MATERIALS: USE MATERIALS IDENTICAL TO EXISTING MATERIALS. FOR EXPOSED
SURFACES, USE MATERIALS THAT VISUALLY MATCH EXISTING ADJACENT SURFACES TO THE FULLEST
EXTENT POSSIBLE.
1. IF IDENTICAL MATERIALS ARE UNAVAILABLE OR CANNOT BE USED, USE MATERIALS THAT, WHEN
INSTALLED, WILL MATCH THE VISUAL AND FUNCTIONAL PERFORMANCE OF EXISTING MATERIALS.
7. EXAMINE SURFACES TO BE CUT AND PATCHED AND CONDITIONS UNDER WHICH CUTTING AND PATCHING
ARE TO BE PERFORMED.
A. COMPATIBILITY: BEFORE PATCHING, VERIFY COMPATIBILITY WITH AND SUITABILITY OF
SUBSTRATES, INCLUDING COMPATIBILITY WITH EXISTING FINISHES OR PRIMERS.
B. PROCEED WITH INSTALLATION ONLY AFTER UNSAFE OR UNSATISFACTORY CONDITIONS HAVE
BEEN CORRECTED.
8. TEMPORARY SUPPORT: PROVIDE TEMPORARY SUPPORT OF WORK TO BE CUT.
9. PROTECTION: PROTECT EXISTING CONSTRUCTION DURING CUTTING AND PATCHING TO PREVENT
DAMAGE. PROVIDE PROTECTION FROM ADVERSE WEATHER CONDITIONS FOR PORTIONS OF PROJECT
THAT MIGHT BE EXPOSED DURING CUTTING AND PATCHING OPERATIONS.
10.ADJOINING AREAS: AVOID INTERFERENCE WITH USE OF ADJOINING AREAS OR INTERRUPTION OF FREE
PASSAGE TO ADJOINING AREAS.
11.EXISTING SERVICES:WHERE EXISTING SERVICES ARE REQUIRED TO BE REMOVED, RELOCATED, OR
ABANDONED, BYPASS SUCH SERVICES BEFORE CUTTING TO MINIMIZE AND AVOID INTERRUPTION OF
SERVICES TO OCCUPIED AREAS.
12.GENERAL:EMPLOY SKILLED WORKERS TO PERFORM CUTTING AND PATCHING. PROCEED WITH CUTTING
AND PATCHING AT THE EARLIEST FEASIBLE TIME, AND COMPLETE WITHOUT DELAY.
1. CUT EXISTING CONSTRUCTION TO PROVIDE FOR INSTALLATION OF OTHER COMPONENTS OR
PERFORMANCE OF OTHER CONSTRUCTION, AND SUBSEQUENTLY PATCH AS REQUIRED TO RESTORE
SURFACES TO THEIR ORIGINAL CONDITION.
13. CUTTING: CUT EXISTING CONSTRUCTION BY SAWING, DRILLING, BREAKING, CHIPPING, GRINDING, AND
SIMILAR OPERATIONS, INCLUDING EXCAVATION, USING METHODS LEAST LIKELY TO DAMAGE ELEMENTS
RETAINED OR ADJOINING CONSTRUCTION. IF POSSIBLE, REVIEW PROPOSED PROCEDURES WITH ORIGINAL
INSTALLER; COMPLY WITH ORIGINAL INSTALLER'S WRITTEN RECOMMENDATIONS.
A. IN GENERAL, USE HAND OR SMALL POWER TOOLS DESIGNED FOR SAWING AND GRINDING,
NOT HAMMERING AND CHOPPING. CUT HOLES AND SLOTS AS SMALL AS POSSIBLE, NEATLY TO SIZE
REQUIRED, AND WITH MINIMUM DISTURBANCE OF ADJACENT SURFACES. TEMPORARILY COVER
OPENINGS WHEN NOT IN USE.
B. EXISTING FINISHED SURFACES: CUT OR DRILL FROM THE EXPOSED OR FINISHED SIDE INTO
CONCEALED SURFACES.
C. CONCRETE & MASONRY: CUT USING A CUTTING MACHINE, SUCH AS AN ABRASIVE SAW OR A
DIAMOND-CORE DRILL.
D. EXCAVATING AND BACKFILLING: COMPLY WITH REQUIREMENTS IN APPLICABLE DIVISION 2
SECTIONS WHERE REQUIRED BY CUTTING AND PATCHING OPERATIONS
E. MECHANICAL AND ELECTRICAL SERVICES: CUT OFF PIPE OR CONDUIT IN WALLS OR PARTITIONS TO
BE REMOVED. CAP, VALVE, OR PLUG AND SEAL REMAINING PORTION OF PIPE OR CONDUIT TO
PREVENT ENTRANCE OF MOISTURE OR OTHER FOREIGN MATTER AFTER CUTTING.
F. PROCEED WITH PATCHING AFTER CONSTRUCTION OPERATIONS REQUIRING CUTTING ARE
COMPLETE.
14. PATCHING: PATCH CONSTRUCTION BY FILLING, REPAIRING, REFINISHING, CLOSING UP, AND SIMILAR
OPERATIONS FOLLOWING PERFORMANCE OF OTHER WORK. PATCH WITH DURABLE SEAMS THAT ARE AS
INVISIBLE AS POSSIBLE. PROVIDE MATERIALS AND COMPLY WITH INSTALLATION REQUIREMENTS
SPECIFIED IN OTHER SECTIONS OF THESE SPECIFICATIONS.
A. INSPECTION: WHERE FEASIBLE, TEST AND INSPECT PATCHED AREAS AFTER COMPLETION TO
DEMONSTRATE INTEGRITY OF INSTALLATION.
B. EXPOSED FINISHES: RESTORE EXPOSED FINISHES OF PATCHED AREAS AND EXTEND FINISH
RESTORATION INTO RETAINED ADJOINING CONSTRUCTION IN A MANNER THAT WILL ELIMINATE
EVIDENCE OF PATCHING AND REFINISHING.
C. FLOORS AND WALLS: WHERE WALLS OR PARTITIONS THAT ARE REMOVED EXTEND ONE FINISHED
AREA INTO ANOTHER, PATCH AND REPAIR FLOOR AND WALL SURFACES IN THE NEW SPACE. PROVIDE
AN EVEN SURFACE OF UNIFORM FINISH, COLOR, TEXTURE, AND APPEARANCE. REMOVE EXISTING
FLOOR AND WALL COVERINGS AND REPLACE WITH NEW MATERIALS, IF NECESSARY, TO ACHIEVE
UNIFORM COLOR AND APPEARANCE.
D. CEILINGS: PATCH, REPAIR, OR REHANG EXISTING CEILINGS AS NECESSARY TO PROVIDE AN
EVEN-PLANE SURFACE OF UNIFORM APPEARANCE.
E. EXTERIOR BUILDING ENCLOSURE: PATCH COMPONENTS IN A MANNER THAT RESTORES ENCLOSURE
TO A WEATHERTIGHT CONDITION
1. EXIT DOORS SHALL SWING IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING ANY HAZARDOUS AREA
OR WHEN SERVING AN OCCUPANT LOAD OF 50 OR MORE.
2. EXIT DOORS SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL
KNOWLEDGE OR EFFORT. (2010 CBC 1008.8)
EXCEPTION: THIS REQUIREMENT SHALL NOT APPLY TO EXTERIOR EXIT DOORS IN A GROUP "B"
OCCUPANCY IF THERE IS A VISIBLE, DURABLE SIGN ON OR ADJACENT TO THE DOOR STATING "THIS
DOOR TO REMAIN OPEN DURING BUSINESS HOURS." THE LETTERS SHALL BE NOT LESS THAN 1 INCH
HIGH ON A CONTRASTING BACKGROUND. THE LOCKING DEVICE MUST BE A TYPE THAT WILL BE
READILY DISTINGUISHABLE AS LOCKED.
3. PANIC HARDWARE, WHEN INSTALLED, SHALL COMPLY WITH ALL APPLICABLE BUILDING CODE
REQUIREMENTS, THE ACTIVATING MEMBER SHALL BE MOUNTED AT A HEIGHT OF NOT LESS THAN 30
INCHES NOR MORE THAN 44 INCHES ABOVE THE FLOOR. THE UNLATCHING FORCE SHALL NOT EXCEED 15
POUNDS WHEN APPLIED IN THE DIRECTION OF EXIT TRAVEL.
4. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE SHALL BE ILLUMINATED AT ALL TIMES THE
BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION
LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE (11-LUX) AT THE WALKING SURFACE LEVER (2010 CBC
1006.1, 1006.2)
5. EXIT ILLUMINATION SHALL COMPLY WITH 2013 CBC SECTION 1006 AND 1011.
6. EXIT SIGNS SHALL BE INSTALLED AT REQUIRED EXIT DOORWAYS AND WHERE OTHERWISE NECESSARY
TO CLEARLY INDICATE THE DIRECTION OF EGRESS WHEN THE EXIT SERVES AN OCCUPANT LOAD OF 50 OR
MORE.
EXCEPTION: MAIN EXTERIOR EXIT DOORS WHICH OBVIOUSLY AND CLEARLY ARE IDENTIFIABLE
AS EXITS NEED NOT BE SIGNED WHEN APPROVED BY THE BUILDING OFFICIAL.
7. WHEN NECESSARY, THE FINAL LOCATION AND QUANTITY OF EXIT SIGNS SHALL BE DETERMINED BY THE
FIRE DEPARTMENT PRIOR TO CONSTRUCTION OF ANY WORK.
8. THE COLOR AND DESIGN OF LETTERING, ARROWS AND OTHER SYMBOLS ON EXIT SIGN SHALL BE IN HIGH
CONTRAST WITH THE BACKGROUND (3/4" X 6" LETTERS MIN.) (TITLE 19, CHAPTER 10 CBC)
9. ALL RATED CORRIDOR DOORS SHALL HAVE A THRESHOLD WITH A SMOKE AND DRAFT SEAL AT HEAD AND
JAMBS.
10. INTERIOR WALL AND CEILING FINISHED SHALL BE NON- COMBUSTIBLE OR HAVE A FLAME SPREAD
RATING OF 0 TO 25 FEET.
11. ALL DRAPES, HANGING CURTAINS AND OTHER DECORATIVE MATERIALS SHALL BE TREATED AND
MAINTAINED IN A FLAME RETARDANT CONDITION.
12. FIRE DAMPERS OR DOORS SHALL BE PROVIDED WHERE AIR DUCTS PENETRATE FIRE RATED WALLS OR
CEILING AS PER 2010 CBC SECTION 716. SMOKE DAMPERS SHALL BE PROVIDED WHERE AIR DUCTS
PENETRATE FIRE RATED WALLS OR CEILING AS PER 2010 CBC SECTION 716.
13. EXTEND/MODIFY FIRE/ LIFE SAFETY SYSTEM AS REQUIRED.
14. EXTEND FIRE SPRINKLES SYSTEMS AS REQUIRED.
15. FIRE SPRINKLER/ OR LIFE SAFETY PLANS MUST BE SUBMITTED TO THE CITY FOR REVIEW AND
APPROVAL PRIOR TO BUILDING PERMIT ISSUANCE.
16. FIRE SPRINKLER SYSTEM PLAN MUST BE REVISED AND APPROVED BY THE FIRE DEPARTMENT PRIOR TO
THE INSTALLATION OR MODIFICATION OF SPRINKLER SYSTEMS.
17. A PORTABLE FIRE EXTINGUISHER WITH A MINIMUM 2A10BC RATING SHALL BE PROVIDED EVERY 75' OF
TRAVEL DISTANCE FROM ANY POINT WITHIN THE AREA DEFINED AS SCOPE OF WORK PER THESE PLANS.
PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR.
18. ALL EMERGENCY LIGHTING SOURCES SHALL EMIT A MINIMUM VALUE OF ONE FOOT CANDLE MEASURED
AT FLOOR LEVEL.
19. PROVIDE EMERGENCY NOTIFICATION SYSTEM FOR THE HEARING AND VISUAL IMPAIRED PER A.D.A.
REQUIREMENTS.
DOOR NOTES
20. ALL MANUALLY OPERATED EDGE OR SURFACE-MOUNTED FLUSH BOLTS ARE PROHIBITED ON EXIT
DOORS. WHEN EXIT DOORS ARE USED IN PAIRS AND APPROVED AUTOMATIC FLUSH BOLTS ARE USED, THE
DOOR LEAD HAVING THE AUTOMATIC FLUSH BOLTS SHALL HAVE NO DOOR KNOB OR SURFACE-MOUNTED
HARDWARE. THE UNLATCHING OF ANY LEAF SHALL NOT REQUIRE MORE THAN ONE OPERATION.
21. ALL EXIT DOOR HARDWARE SHALL BE OF AN APPROVED TYPE AND TESTED IN ACCORDANCE WITH
PROCEDURES ESTABLISHED BY SFM 33.2 AND SFM 33.3 AS SHOWN IN CHAPTER 2-60 OF TITLE 24.
22. ALL HOLLOW METAL DOOR FRAMES SHALL BE PROVIDED WITH STEEL FRAMES.
FIRE PREVENTION
DEMOLITION NOTES
1. DEFINITIONS
A. REMOVE: DETACH ITEMS FROM EXISTING CONSTRUCTION AND LEGALLY DISPOSE OF THEM
OFF-SITE, UNLESS INDICATED TO BE REMOVED AND SALVAGED OR REMOVED AND REINSTALLED.
B. REMOVE AND SALVAGE: DETACH ITEMS FROM EXISTING CONSTRUCTION AND DELIVER THEM TO
OWNER.
C. REMOVE AND REINSTALL: DETACH ITEMS FROM EXISTING CONSTRUCTION, PREPARE THEM FOR
REUSE, AND REINSTALL THEM WHERE INDICATED.
D. EXISTING TO REMAIN: EXISTING ITEMS OF CONSTRUCTION THAT ARE NOT TO BE REMOVED AND
THAT ARE NOT OTHERWISE INDICATED TO BE REMOVED, REMOVED AND SALVAGED, OR REMOVED
AND REINSTALLED.
2. EXCEPT FOR ITEMS OR MATERIALS INDICATED TO BE REUSED, SALVAGED, REINSTALLED, OR
OTHERWISE INDICATED TO REMAIN OWNER'S PROPERTY, DEMOLISHED MATERIALS SHALL BECOME
CONTRACTOR'S PROPERTY AND SHALL BE REMOVED FROM PROJECT SITE.
3. SUBMITTALS
A. PROPOSED CONTROL MEASURES: SUBMIT STATEMENT OR DRAWING THAT INDICATES THE
MEASURES. INCLUDE MEASURES FOR THE FOLLOWING:
1. DUST CONTROL.
2. NOISE CONTROL.
B. SCHEDULE OF SELECTIVE DEMOLITION ACTIVITIES: INDICATE DETAILED SEQUENCE OF SELECTIVE
DEMOLITION AND REMOVAL WORK, WITH STARTING AND ENDING DATES FOR EACH ACTIVITY,
INTERRUPTION OF UTILITY SERVICES, USE OF ELEVATOR AND STAIRS, AND LOCATIONS OF
TEMPORARY PARTITIONS AND MEANS OF EGRESS.
C. PREDEMOLITION PHOTOGRAPHS OR VIDEOTAPE: SHOW EXISTING CONDITIONS OF ADJOINING
CONSTRUCTION AND SITE IMPROVEMENTS THAT MIGHT BE MISCONSTRUED AS DAMAGE CAUSED BY
SELECTIVE DEMOLITION OPERATIONS. SUBMIT BEFORE WORK BEGINS.
4. QUALITY ASSURANCE
A. DEMOLITION FIRM QUALIFICATIONS: AN EXPERIENCED FIRM THAT IS SPECIALIZED IN DEMOLITION
WORK SIMILAR IN MATERIAL AND EXTENT TO THAT INDICATED FOR THIS PROJECT.
B. REGULATORY REQUIREMENTS: COMPLY WITH GOVERNING EPA NOTIFICATION REGULATIONS
BEFORE BEGINNING SELECTIVE DEMOLITION. COMPLY WITH HAULING AND DISPOSAL REGULATIONS
OF AUTHORITIES HAVING JURISDICTION.
C. STANDARDS: COMPLY WITH ANSI A10.6 AND NFPA 241.
D. PREDEMOLITION CONFERENCE: CONDUCT CONFERENCE AT PROJECT SITE. OWNER OR OWNERS
REPRESENTATIVE MUST BE PRESENT AT THIS CONFERENCE.
1. PRIOR TO CONFERENCE ON SITE, CONTRACTOR TO CLEARLY MARK ITEMS, FIXTURES,
WALLS, WINDOWS, DOORS, APPLIANCES, ETC. WITH A SEMI PERMANENT MARKING (LIKE
COLORED TAPE) TO AID IN PRESENTING DEMOLITION ACTIVITIES TO BE PERFORMED.
5. REPAIR MATERIALS
A. USE REPAIR MATERIALS IDENTICAL TO EXISTING MATERIALS.
1. IF IDENTICAL MATERIALS ARE UNAVAILABLE OR CANNOT BE USED FOR EXPOSED
SURFACES, USE MATERIALS THAT VISUALLY MATCH EXISTING ADJACENT SURFACES TO THE
FULLEST EXTENT POSSIBLE.
2. USE A MATERIAL WHOSE INSTALLED PERFORMANCE EQUALS OR SURPASSES THAT OF
EXISTING MATERIALS.
6. EXAMINATION
A. VERIFY THAT UTILITIES HAVE BEEN DISCONNECTED AND CAPPED.
B. SURVEY EXISTING CONDITIONS AND CORRELATE WITH REQUIREMENTS INDICATED TO
DETERMINE EXTENT OF SELECTIVE DEMOLITION REQUIRED.
C. INVENTORY AND RECORD THE CONDITION OF ITEMS TO BE REMOVED AND REINSTALLED AND
ITEMS TO BE REMOVED AND SALVAGED.
D. WHEN UNANTICIPATED MECHANICAL, ELECTRICAL, OR STRUCTURAL ELEMENTS THAT CONFLICT
WITH INTENDED FUNCTION OR DESIGN ARE ENCOUNTERED, INVESTIGATE AND MEASURE THE
NATURE AND EXTENT OF CONFLICT. PROMPTLY SUBMIT A WRITTEN REPORT TO ARCHITECT AND
OWNER OR OWNER'S REPRESENTATIVES.
E. ENGAGE A PROFESSIONAL ENGINEER TO SURVEY CONDITION OF BUILDING TO DETERMINE
WHETHER REMOVING ANY ELEMENT MIGHT RESULT IN STRUCTURAL DEFICIENCY OR UNPLANNED
COLLAPSE OF ANY PORTION OF STRUCTURE OR ADJACENT STRUCTURES
DURING SELECTIVE DEMOLITION OPERATIONS.
7. UTILITY SERVICES
A. EXISTING UTILITIES: MAINTAIN SERVICES INDICATED TO REMAIN AND PROTECT THEM AGAINST
DAMAGE DURING SELECTIVE DEMOLITION OPERATIONS.
B. DO NOT INTERRUPT EXISTING UTILITIES SERVING OCCUPIED OR OPERATING FACILITIES UNLESS
AUTHORIZED IN WRITING BY OWNER AND AUTHORITIES HAVING JURISDICTION. PROVIDE
TEMPORARY SERVICES DURING INTERRUPTIONS TO EXISTING UTILITIES, AS ACCEPTABLE TO
OWNER AND TO AUTHORITIES HAVING JURISDICTION.
1. PROVIDE AT LEAST 72 HOURS' NOTICE TO OWNER IF SHUTDOWN OF SERVICE IS REQUIRED
DURING CHANGEOVER.
C. UTILITY REQUIREMENTS: LOCATE, IDENTIFY, DISCONNECT, AND SEAL OR CAP OFF INDICATED
UTILITIES SERVING AREAS TO BE SELECTIVELY DEMOLISHED.
1. ARRANGE TO SHUT OFF INDICATED UTILITIES WITH UTILITY COMPANIES.
2. IF UTILITY SERVICES ARE REQUIRED TO BE REMOVED, RELOCATED, OR ABANDONED,
PROVIDE TEMPORARY UTILITIES BEFORE PROCEEDING WITH SELECTIVE DEMOLITION THAT
BYPASS AREA OF SELECTIVE DEMOLITION AND THAT MAINTAIN CONTINUITY OF SERVICE TO
OTHER PARTS OF BUILDING.
3. CUT OFF PIPE OR CONDUIT IN WALLS OR PARTITIONS TO BE REMOVED. CAP, VALVE, OR
PLUG AND SEAL REMAINING PORTION OF PIPE OR CONDUIT AFTER BYPASSING.
D. UTILITY REQUIREMENTS: DO NOT START SELECTIVE DEMOLITION WORK UNTIL UTILITY
DISCONNECTING AND SEALING HAVE BEEN COMPLETED AND VERIFIED IN WRITING.
8. PREPARATION
A. SITE ACCESS AND TEMPORARY CONTROLS: CONDUCT SELECTIVE DEMOLITION AND
DEBRIS-REMOVAL OPERATIONS TO ENSURE MINIMUM INTERFERENCE WITH ROADS, STREETS,WALKS,
WALKWAYS, AND OTHER ADJACENT OCCUPIED AND USED FACILITIES.
1. DO NOT CLOSE OR OBSTRUCT STREETS, WALKS, WALKWAYS, OR OTHER ADJACENT
OCCUPIED OR USED FACILITIES WITHOUT PERMISSION FROM OWNER, BUILDING MANAGER,
AND AUTHORITIES HAVING JURISDICTION. PROVIDE ALTERNATE ROUTES AROUND CLOSED
OR OBSTRUCTED TRAFFIC WAYS IF REQUIRED BY GOVERNING REGULATIONS.
2. ERECT TEMPORARY PROTECTION, SUCH AS WALKS, FENCES, RAILINGS, CANOPIES, AND
COVERED PASSAGEWAYS, WHERE REQUIRED BY AUTHORITIES HAVING JURISDICTION.
3. PROTECT EXISTING SITE IMPROVEMENTS, APPURTENANCES, AND LANDSCAPING TO
REMAIN.
B. TEMPORARY FACILITIES: PROVIDE TEMPORARY BARRICADES AND OTHER PROTECTION
REQUIRED TO PREVENT INJURY TO PEOPLE AND DAMAGE TO ADJACENT BUILDINGS AND FACILITIES
TO REMAIN.
C. TEMPORARY ENCLOSURES: PROVIDE TEMPORARY ENCLOSURES FOR PROTECTION OF EXISTING
BUILDING AND CONSTRUCTION, IN PROGRESS AND COMPLETED, FROM EXPOSURE, FOUL WEATHER,
OTHER CONSTRUCTION OPERATIONS, AND SIMILAR ACTIVITIES. PROVIDE TEMPORARY
WEATHERTIGHT ENCLOSURE FOR BUILDING EXTERIOR.
D. TEMPORARY PARTITIONS: ERECT AND MAINTAIN DUSTPROOF PARTITIONS AND TEMPORARY
ENCLOSURES TO LIMIT DUST AND DIRT MIGRATION AND TO SEPARATE AREAS FROM FUMES AND
NOISE.
E. TEMPORARY SHORING: PROVIDE AND MAINTAIN INTERIOR AND EXTERIOR SHORING, BRACING,
OR STRUCTURAL SUPPORT TO PRESERVE STABILITY AND PREVENT MOVEMENT, SETTLEMENT, OR
COLLAPSE OF CONSTRUCTION TO REMAIN, AND TO PREVENT UNEXPECTED OR UNCONTROLLED
MOVEMENT OR COLLAPSE OF CONSTRUCTION BEING DEMOLISHED.
9. POLLUTION CONTROLS
A. DUST CONTROL: USE WATER MIST, TEMPORARY ENCLOSURES, AND OTHER SUITABLE METHODS
TO LIMIT SPREAD OF DUST AND DIRT. COMPLY WITH GOVERNING ENVIRONMENTAL-PROTECTION
REGULATIONS.
1. WET MOP FLOORS TO ELIMINATE TRACKABLE DIRT AND WIPE DOWN WALLS AND DOORS
OF DEMOLITION ENCLOSURE. VACUUM CARPETED AREAS.
B. DISPOSAL: REMOVE AND TRANSPORT DEBRIS IN A MANNER THAT WILL PREVENT SPILLAGE ON
ADJACENT SURFACES AND AREAS.
1. REMOVE DEBRIS FROM ELEVATED PORTIONS OF BUILDING BY CHUTE, HOIST, OR OTHER
DEVICE THAT WILL CONVEY DEBRIS TO GRADE LEVEL IN A CONTROLLED DESCENT.
C. CLEANING: CLEAN ADJACENT STRUCTURES AND IMPROVEMENTS OF DUST, DIRT, AND DEBRIS
CAUSED BY SELECTIVE DEMOLITION OPERATIONS. RETURN ADJACENT AREAS TO CONDITION
EXISTING BEFORE SELECTIVE DEMOLITION OPERATIONS BEGAN.
10. SELECTIVE DEMOLITION
A. GENERAL: DEMOLISH AND REMOVE EXISTING CONSTRUCTION ONLY TO THE EXTENT REQUIRED
BY NEW CONSTRUCTION AND AS INDICATED. USE METHODS REQUIRED TO COMPLETE THE WORK
WITHIN LIMITATIONS OF GOVERNING REGULATIONS.
1. NEATLY CUT OPENINGS AND HOLES PLUMB, SQUARE, AND TRUE TO DIMENSIONS
REQUIRED. USE CUTTING METHODS LEAST LIKELY TO DAMAGE CONSTRUCTION TO REMAIN
OR ADJOINING CONSTRUCTION.
2. CUT OR DRILL FROM THE EXPOSED OR FINISHED SIDE INTO CONCEALED SURFACES TO
AVOID MARRING EXISTING FINISHED SURFACES.
3. DO NOT USE CUTTING TORCHES UNTIL WORK AREA IS CLEARED OF FLAMMABLE
MATERIALS. AT CONCEALED SPACES, SUCH AS DUCT AND PIPE INTERIORS, VERIFY
CONDITION AND CONTENTS OF HIDDEN SPACE BEFORE STARTING FLAME-CUTTING
OPERATIONS. MAINTAIN FIRE WATCH AND PORTABLE FIRE-SUPPRESSION DEVICES DURING
FLAME-CUTTING OPERATIONS.
4. LOCATE SELECTIVE DEMOLITION EQUIPMENT AND REMOVE DEBRIS AND MATERIALS SO AS
NOT TO IMPOSE EXCESSIVE LOADS ON SUPPORTING WALLS, FLOORS, OR FRAMING.
B. EXISTING FACILITIES: COMPLY WITH OWNER OR BUILDING MANAGER'S REQUIREMENTS FOR
USING AND PROTECTING ELEVATORS, STAIRS, WALKWAYS, LOADING DOCKS, BUILDING ENTRIES,
AND OTHER BUILDING FACILITIES DURING SELECTIVE DEMOLITION OPERATIONS.
H.V.A.C. NOTES
1. HEATING, VENTILATING AND AIR CONDITIONING ENGINEERING AND WORK AS REQUIRED. ENGINEERING
TO BE PERFORMED BY THE GENERAL CONTRACTOR ON "DESIGN BUILD" BASIS.
2. THE HVAC ENGINEER WILL PROVIDE NECESSARY ENGINEERING DRAWINGS TO REWORK ALL EXISTING
EQUIPMENT AND TO DETERMINE ALL NEW EQUIPMENT TO MEET THE ABOVE REQUIREMENTS.
3. SUBMIT SHOP DRAWINGS INDICATING ALL NEW WORK AND ALL EXISTING EQUIPMENT TO REMAIN
INCLUDING DIFFUSERS, THERMOSTATS AND ANY REQUIRED ACCESS PANELS, TO THE ARCHITECT. FOR
REVIEW PRIOR TO PROCEEDING WITH FABRICATION AND/OR INSTALLATION OR RELOCATION.
4. THE HVAC CONTRACTOR SHALL BE RESPONSIBLE FOR FIELD SUPERVISION OF ALL THEIR WORK DURING
INSTALLATION AND SHALL INSPECT ALL SYSTEMS FOR PROPER OPERATIONS AT COMPLETION OF THE JOB.
5. INSTALLATION SHALL BE COORDINATED WITH ALL TRADES AS REQUIRED FOR PROPER ASSEMBLY.
CEILING DIFFUSERS TO BE RELOCATED TO MAINTAIN NEW FIXTURE PATTERNS.
6. INTERIOR SPACES SHALL BE MECHANICALLY VENTILATED IN ACCORDANCE WITH THE ADMINISTRATIVE
CODE. PLANS SHOWING MECHANICAL VENTILATION SYSTEM WILL BE FILED IN ACCORDANCE WITH THE
RULES OF THE BUILDING DEPARTMENT.
7. ANY BUILDING SERVICE SHUT DOWNS REQUIRED FOR THIS WORK SHALL BE REQUESTED IN WRITING BY
THE HVAC CONTRACTOR AT LEAST 72 HOURS IN ADVANCE OF THE SHUT DOW. THE HAVE CONTRACTOR
SHALL OBTAIN APPROVAL FROM ALL AUTHORITIES HAVING JURISDICTION PRIOR TO SHUT DOWN. ANY
SHUT DOWN AFFECTING THE NORMAL HVAC SERVICE OF OTHER BUILDING OCCUPANTS SHALL BE DONE ON
OVERTIME AND AFTER HOURS.
8. BALANCING OF ENTIRE SYSTEM SHALL BE DONE BY AN INDEPENDENT AIR BALANCE COMPANY. SUBMIT
REPORT TO THE ARCHITECT.
9. ALL DUCT WORK SHALL BE INSULATED AS REQUIRED FOR THERMAL AND ACOUSTIC CONSIDERATIONS.
REF. NOTE 4.7 AND 4.8 FOR ADDITIONAL INFORMATION.
10. MECHANICAL VENTILATION IN TOILET ROOM SHALL PROVIDE ONE (1) COMPLETE AIR CHANGE EVERY
FIFTEEN(15) MINUTES AND SHALL BE VENTED TO OUTSIDE AIR.
11. ALL NEW MATERIALS REQUIRED SHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE EXISTING.
12. ALL NEW DIFFUSER SHALL MATCH APPEARANCE OF EXISTING.
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
1
GENERAL NOTES
T.03
1. THE GENERAL CONTRACTORS, PLUMBING SUB-CONTRACTOR SHALL SUPPLY AND INSTALL ALL PLUMBING
ROUGH-INS, FIXTURES AND ACCESSORIES SHOWN ON ALL CONSTRUCTION PLANS AND DETAIL
DRAWINGS UNLESS OTHERWISE NOTED.
2. THE PLUMBING CONTRACTOR SHALL SUBMIT CUTS OF ALL NEW FIXTURES, FITTINGS AND ACCESSORIES TO
THE ARCHITECT FOR REVIEW AND APPROVAL.
3. THE PLUMBING CONTRACTOR SHALL COORDINATE HIS WORK WITH MANUFACTURERS SPECIFICATIONS.
4. ALL EXISTING PLUMBING BEING ABANDONED SHALL BE CAPPED BEHIND EXISTING FINISHED SURFACES,
EXISTING SURFACES SHALL BE PATCHED TO MATCH EXISTING SURROUNDING SURFACES IN MATERIAL
AND FINISH. THE GENERAL CONTRACTOR SHALL ALSO INCLUDE IN HIS BID A COST FOR WORK FOR
CEILING PLENUM OF FLOOR BELOW TO COMPLETE WORK ON FLOOR BEING RENOVATED.
5. THE PLUMBING CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL OTHER TRADES.
6. FURNISH ALL VALVES AS INDICATED ON THE DRAWINGS OR AS MAY BE REQUIRED FOR THE PROPER
CONTROL OF THE VARIOUS APPARATUS AND PIPELINES INSTALLED UNDER THIS SECTION SO THAT ANY
FIXTURES LINE OR PIECE OF APPARATUS MAY BE CUT OFF FOR REPAIR WITHOUT INTERFERENCE OR
INTERRUPTION OF THE SERVICE TO THE REST OF THE BUILDING.
7. BEFORE BEING COVERED UP OR BUILT-IN ALL PIPING SHALL BE TESTED AND INSPECTED AS REQUIRED BY
THE AUTHORITIES HAVING JURISDICTION.
8. TOILET FLUSH CONTROLS PROVIDED AND INSTALLED AS PART OF THE WORK SHALL BE OPERABLE WITH
ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING OR TWISTING OF THE WRIST.
CONTROLS FOR THE FLUSH VALVES SHALL BE MOUNTED ON THE WIDE SIDE OF THE TOILET AREAS: NO
MORE THAT 44: ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE THE CONTROLS SHALL BE NOT
GREATER THAN 5 POUNDS.
9. OTHER FLUSH CONTROLS PROVIDED AND INSTALLED AS PART OF THE WORK SHALL BE OPERABLE WITH
ONE HAND, AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST AND
SHALL BE MOUNTED NO MORE THAN 44" ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE
CONTROLS SHALL NOT BE GREATER THAN FIVE POUNDS.
10. FAUCET CONTROLS OR OTHER OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND
SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED
TO ACTIVATE THE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS. LEVER OPERATED, PUSH TYPE
AND ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE DESIGNS. SELF
CLOSING VALVES ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS.
11. CONTROL VALVE FOR SHOWER OR TUB-SHOWER SHALL BE OF THE PRESSURE BALANCE OR
THERMOSTATIC MIXING VALVE TYPE PER UPC 420.0
12. PROVIDE WATER HAMMER ARRESTORS TO ABSORB HIGH PRESSURES RESULTING FROM THE QUICK
CLOSING OF THE QUICK-ACTING VALVES FROM THE WASHER AND DISHWASHER ETC., PER UPC 609.10.
FLOOR COVERINGPLUMBING NOTES
POWER / VOICE / DATA
MILLWORK NOTES
1. UNLESS OTHERWISE SPECIFIED, ALL AREAS ARE TO BE PAINTED IN ACCORDANCE WITH FINISH PLANS.
2. WALLS SHALL INCLUDE SURFACES FROM FLOOR TO CEILING, INCLUDING PILASTERS, FASCIA JABS
BUCKS, REVEALS, RETURNS, AND ALL VERTICAL SURFACES NOT INCLUDED IN CEILING.
3. PAINT COLORS SHALL BE SPECIFIED BY THE ARCHITECT, AND THE GENERAL CONTRACTOR SHALL
SUBMIT 3 SAMPLES (12" X 12") FOR REVIEW BY THE ARCHITECT.
4. ALL WALLS AND CEILINGS SHALL BE PROPERLY PREPARED, SPACKLE, SANDED, ETC. TO PROVIDE A
PERFECTLY SMOOTH FINISH AND SURFACE READY FOR PRIME AND PAINT.
5. ALL EXISTING LOOSE PAINT SHALL BE REMOVED AND SPACKLE OR PLASTER PATCHED.
6. ALL EXISTING UNEVENNESS IN ALL PARTITIONS SHALL BE SANDED OR CHIPPED AWAY AND SURFACES
PLASTER-PATCHED OR SPACKLE TO INSURE A PERFECTLY EVEN SURFACE.
7. ALL WOOD SHELVING AND PAINTED DOORS SHALL RECEIVE PRIMING, SANDING AND TWO FULL COATS OF
SEMI-GLOSS ENAMEL. FREE OR BRUSH MARKS, UNLESS OTHERWISE NOTED.
8. THE CONTRACTOR SHALL REMOVE ALL ELECTRICAL SWITCH PLATES AND OUTLET PLATES SURFACE
HARDWARE, ETC., PRIOR TO PAINTING, PROTECTING AND REPLACING SAME WHEN PAINTING HAS BEEN
COMPLETED. HE SHALL REMOVE ALL PAINT FROM WHERE IT HAS SPILLED, SPLASHED OR SPLATTERED ON
SURFACES, INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, DIFFUSERS, REGISTER AND SLAB FITTINGS,
ETC.
9. THE CONTRACTOR SHALL USE A LATEX BASE PAINT IN COLORS AND FINISHES SELECTED BY THE
ARCHITECT. HE SHALL PROPERLY PREPARE ALL SURFACES TO RECEIVE ONE (1) PRIME COAT AND TWO (2)
FINISH COATS OF PAINT IN COLOR SELECTED BY ARCHITECT.
10. THE GENERAL CONTRACTOR SHALL INSTALL WALL COVERINGS AS PER MANUFACTURERS
INSTALLATION SPECIFICATIONS, WHERE DESIGNATED. ALL WALL COVERINGS SHALL BE SMOOTH WITH NO
WRINKLES, BUBBLES OR LOOSE EDGES, ALL PASTE AND BRUSH MARKS SHALL BE THOROUGHLY REMOVED.
WALL COVERING ADJOINING WOOD OR METAL TRIM SHALL BE CUT STRAIGHT AND SQUARE. ALL
WORKMANSHIP WHICH IS NOT JUDGED TO BE FIRST QUALITY BY THE ARCHITECT WILL NOT BE ACCEPTED.
11. THE CONTRACTOR SHALL EXAMINE ALL AREAS OF CONSTRUCTION AFTER COMPLETION OF WORK BY
ALL TRADES (INCLUDING TELEPHONE INSTALLATION, FLOORING, ETC.) AND INDICATE ALL NECESSARY
"TOUCH UP" PAINTING AND/OR PATCHING.
12. IT IS THE INTENT OF THE DRAWINGS THAT ALL EXPOSED SURFACES RECEIVE FINISHES AS INDICATED
ON THE DRAWINGS OR IN THE SPECIFICATIONS UNLESS SPECIFICALLY NOTED OTHERWISE. ANY SURFACES
WHICH DO NOT HAVE A SPECIFIC FINISH NOTED OR ARE NOTED TO REMAIN UNFINISHED SHALL BE
BROUGHT TO THE ATTENTION OF THE ARCHITECT AND FINISHED PER THE ARCHITECTS INSTRUCTION.
13. FINISH FRONT SIDE, BACK SIDE AND DOOR EDGES AT STRIKE SIDE AND HINGE SIDE. LEAVE TOP AND
BOTTOM UNPAINTED TO PREVENT WARPING.
14. PAINT ALL METAL ACCESS DOORS AND ACCESS PANELS TO MATCH ADJACENT WALL OR CEILING FINISH.
GRAPHICS ON DOOR OR PANEL (IF ANY) ARE TO BE REPAINTED/RE-APPLIED TO MATCH EXISTING, IF
APPLICABLE.
15. CLOSET WALL SURFACES ARE TO BE PAINTED TO MATCH THE COLOR OF THE ADJACENT OUTSIDE WALL
SURFACES.
16. CONTRACTOR IS TO PROVIDE BUILDING STANDARD BLINDS AT ALL EXTERIOR WINDOWS. CONTRACTOR
IS VERIFY THE CONDITION OF THE EXISTING.
17. MARBLE TILE INSTALLATION SHALL BE A THIN-SET APPLICATION CONFORMING TO ANSI A108.4 TCA
HANDBOOK AND SECTION 12 SHEET GN-1, REQUIREMENTS FOR HORIZONTAL AND VERTICAL APPLICATIONS.
GROUTED JOINTS SHALL BE 1/16" AND CONFORM TO ANSI A108.10 AND TCA HANDBOOK SPECIFICATIONS.
GROUT COLOR IS TO SPECIFIED BY DESIGNER . EXPANSION JOINTS SHALL MEET TCA METHOD EJ171. ALL
HORIZONTAL SURFACES SHALL RECEIVE A CLEAR SEALER COAT AS MANUFACTURED BY MIRA SEAL #511
OR EQUAL AND SHALL BE APPLIED BY MANUFACTURERS RECOMMENDATIONS.
18. GRANITE TILE INSTALLATION SHALL BE A THIN-SET APPLICATION CONFORMING TO ANSI A108.4 TCA
HANDBOOK AND SECTION 12 SHEET GN-1 REQUIREMENTS FOR HORIZONTAL AND VERTICAL APPLICATIONS.
GROUTED JOINTS SHALL BE 1/16" AND CONFORM TO ANSI A108.10 AND TCA HANDBOOK SPECIFICATIONS.
GROUT COLOR IS TO BE HORIZONTAL SURFACES SHALL RECEIVE A CLEAR SEALER COAT AS
MANUFACTURED BY MIRA-SEAL #511 OR EQUAL AND SHALL BE APPLIED BY MANUFACTURERS
RECOMMENDATIONS.
19. CONTRACTOR IS TO INSTALL CERAMIC TILE IN ACCORDANCE WITH ANSI/TCA A108.5 INSTALLATION
SPECIFICATIONS. MORTAR BED SHALL BE A THIN-SET BOND COAT, DRY CEMENT MORTAR MEETING
ANSI/TCA A118.4. GROUT SHALL BE CEMENT DRY CURE TYPE, WITH LATEX ADDITIVE FOR STRENGTH AND
ACID RESISTANCE, COLOR TO BE SPECIFIED BY DESIGNER. PROVIDE NECESSARY CAPS, STOPS, RETURNS,
TRIMMERS AND OTHER SHAPES TO COMPLETE INSTALLATION. PROVIDE COVE TYPE BASE TO MATCH WALL
WHERE WALL TILE IS USED, OTHERWISE MATCH COLOR OF FLOOR TILE. PROVIDE THRESHOLD AT WALL OR
FRAME OPENINGS TO OTHER BUILDING AREAS NOT RECEIVING CERAMIC TILE FINISH.
PAINTING AND WALL COVERINGFLOOR COVERING ABBREVIATIONS
@
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AB
AC
A/C
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ANOD
BD
BLDG
BLK(G)
BN
BOT
CB
CI
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CLG
CLR
CMU
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COL
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CSK
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FAU
FBO
FD
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ANCHOR BOLT
ASPHALTIC CONCRETE
AIR CONDITIONING
ALUMINUM
ANODIZED
BOARD
BUILDING
BLOCK(ING)
BOUNDARY NAILING
BOTTOM
CATCH BASIN
CAST IRON
CEILING JOIST
CEILING
CLEAR
CONCRETE MASONRY UNIT
CLEAN OUT
COLUMN
CONTINUOUS
COUNTERSINK
DOUGLAS FIR
DIAMETER
DOWN
DOWNSPOUT
DRAWING
EAST
EXISTING
EACH
EXPANSION JOINT
ELEVATION
EDGE NAIL
EQUAL
EQUIPMENT
FORCED AIR UNIT
FURNISHED BY OWNER
OR OTHERS, TO BE
INSTALLED BY
CONTRACTOR
FLOOR DRAIN
FIRE EXTING.(+ CABINET)
FINISHED FLOOR
FINISHED GRADE
FLAT HEAD
FIN
FL
FLG
FLR
FN
FOC
FOF
FOM
FOP
FOS
FT
GA
GALV
GYP
HB
HP
HR
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HVAC
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INV
LAM
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MAS
MATL
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MB
MECH
MEMB
MTL
MFR
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MISC
N
(N)
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NO / #
NTS
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OH
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PL
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FLASHING
FLOOR
FIELD NAILING
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY
FACE OF PLYWOOD
FACE OF STUD
FOOT OR FEET
GAUGE
GALVANIZED
GYPSUM
HOSE BIBB
HORSE POWER
HOUR
HEATER
HEATING/VENTI-
LATING/ A/C
HOT WATER (RTRN)
INVERT
LAMINATE(D)
LAVATORY
LAG BOLT
LAUNDRY CHUTE
LIGHT
MASONRY
MATERIAL
MAXIMUM
MACHINE BOLT
MECHANICAL
MEMBRANE
METAL
MANUFACTURER
MINIMUM
MISCELLANEOUS
NORTH
NEW
NOT IN CONTRACT
NUMBER
NOT TO SCALE
ON CENTER
OVAL HEAD OR
OVER HEAD
OPENING
PLATE OR PROP. LINE
PLASTIC LAMINATE
PLASTER
L
PLYWD
P
PR
PTDF
RD
RH
RM
RO
RWD
SCHED
S
SHTNG
SIM
SMACNA
SPEC
SQ
SSTL
STD
STL
TC
TOC
TCB
T&G
TP
TOW
TYP
UNO
VCT
VERT
VGDF
VTR
W
WC
WH
WP
WS
WWF
W/
W/O
POC
TBS
PLYWOOD
PAINT
PAIR
PRESSURE-TREATED
DOUGLAS FIR
ROOF DRAIN
ROUND HEAD
ROOM
ROUGH OPENING
REDWOOD
SCHEDULE(D)
SOUTH
SHEATHING
SIMILAR
RE: THE ARCH SHEET
METAL MANUAL
SPECIFICATION
SQUARE
STAINLESS STEEL
STANDARD
STEEL
TOP OF CURB OR
TOP OF CONCRETE
TOP OF CATCH BASIN
TONGUE & GROOVE
TOP OF PAVING
TOP OF WALL
TYPICAL
UNLESS NOTED
OTHERWISE
VINYL COMP.
TILE
VERTICAL
VERTICAL GRAIN
DOUGLAS FIR
VENT THRU ROOF
WEST
WATER CLOSET
WATER HEATER
WATERPROOF
WOOD SCREW
OR WATER
SOFTENER
WELDED WIRE
FABRIC
WITH
WITHOUT
POINT OF
CONNECTION
TO BE SELECTED
SYMBOLS LEGEND
D
C
A
BA#.#
-
1
A#.#
1
A#.#
1
A#.#
1
A#.#
INTERIOR ELEVATION
121
0
1
0
M
0
P
0
1
000
000
ROOM NAME
A
1. X-RAY FLOOR PRIOR TO THE COMMENCEMENT OF ANY FLOOR CORING. AVOID CORING THROUGH ANY
EXISTING STEEL.
2. THE CONTRACTOR SHALL COORDINATE HIS WORK WITH MANUFACTURERS SPECS.
3. THE WORK SHALL BE INSTALLED IN STRICT ACCORDANCE WITH THE REQS. OF THE NATIONAL BOARD OF
FIRE UNDERWRITERS, PUBLIC UTILITIES COMPANY, TELEPHONE COMPANY AND ALL OTHER AUTHORITIES
HAVING JURISDICTION.
4. ALL NEW MATERIALS REQUIRED SHALL CONFORM WITH THE STANDARDS OF THE UNDERWRITERS
LABORATORIES, INC. IN EVERY CASE WHERE SUCH A PARTICULAR TYPE OF MATERIAL IN QUESTION,
UNLESS OTHERWISE NOTED.
5. VERIFY LOCATION OF FLOOR MONUMENT CORES IN THE FIELD PRIOR TO THE START OF ANY CORING.
(COORDINATE CORE LOCATION WITH MILLWORK AND FURNITURE LAYOUT). PROVIDE CONDUIT
DISTRIBUTION FROM CORES TO WALL STUB-UPS. PROVIDE FIRE SAFING AND SMOKE SEALANT AT FLOOR
PENETRATIONS.
6. PROVIDE FIRE CAULKING AND OR ACOUSTICAL CAULKING AT OUTLETS AT ACOUSTICAL AND FIRE RATED
PARTITIONS. TYPICAL DIMENSION RANGE GIVEN AT ALL PRIVATE OFFICES IS A GENERAL GUIDELINE.
OUTLETS ON EITHER SIDE OF THE WALL SHOULD SHIFT, 6" TO 12" IN OPPOSITE DIRECTIONS FOR
MOUNTING.
7. REFER TO DETAIL ON SHEET A-0.5 FOR TYPICAL INSTALLATION HEIGHT OF ALL WALL MOUNTED DEVICES,
SWITCHES, OUTLETS, AND THERMOSTATS.
8. ALL FIXTURES PROVIDED FOR DATA CABLING SHALL COMPLY TO DATA CONSULTANTS PERFORMANCE
CRITERIA. (EG: CAT5, eCAT5, CAT6...)
9. THE ELECTRICAL CONTRACTOR SHALL SUBMIT CUTS OF ALL FIXTURES AS DIRECTED.
10. THE ELECTRICAL CONTRACTOR SHALL COORDINATE ANY ELECTRICAL OR LIGHTING INSTALLATION INTO
THE CABINET WORK WITH THE CABINET CONTRACTOR IF AND AS REQUIRED.
11. THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL TEMPORARY LIGHTING AND ELECTRICAL SERVICE
FOR ALL TRADES AS REQUIRED.
12. WHERE MORE THAN ONE SWITCH OCCURS IN THE SAME LOCATION, THEY SHALL BE INSTALLED IN GANG
TYPE BOX UNDER ONE COVER PLATE.
13. ALL ELECTRICAL, TELEPHONE RECEPTACLES AND LIGHT FIXTURES SHALL BE LOCATED AS
DIMENSIONED ON PLANS. REVIEW LOCATIONS WITH TENANT AND ARCHITECT.
14. ALL NEW OUTLETS ON COLUMNS WILL BE CENTERED ON FACE SHOWN, UNLESS OTHERWISE NOTED.
15. NO "BACK-TO-BACK" OUTLETS ARE PERMITTED WITHIN A WALL. OUTLETS MUST BE STAGGERED IN
LOCATION AND INSTALLED IN SEPARATE STUD CAVITIES.
16. POWER AND TELEPHONE OUTLETS SHOWN ON PLANS ARE NOT INCLUSIVE OF ALL OUTLETS REQUIRED
BY TENANT PRIOR TO COMPLETING WALL CONSTRUCTION.
17. ALL FIRE PREVENTION AND ELECTRICAL WIRING IS TO BE PLACED IN CONDUIT.
18. FIRE RATED TEFLON PLENUM CABLES SHALL BE USED FOR TELEPHONE AND ANY LOW-VOLTAGE
CIRCUITS NOT IN CONDUIT.
19. UNLESS OTHERWISE NOTED, ALL OUTLETS SIDE BY SIDE SHALL BE 6" FROM CENTER OF PLATE WITH
POSITIONING DIMENSIONS CENTERED BETWEEN.
20. PROVIDE TELEPHONE OUTLET BOXES (WHERE SHOWN ON "ELECTRICAL/ TELEPHONE PLAN") AND ALL
NECESSARY CONDUIT RUNS TO TELEPHONE EQUIPMENT AS REQUIRED.
21. ALL ELECTRICAL AND TELEPHONE WIRING CONDUIT SHALL BE CONCEALED IN PARTITIONS AN/ OR
CEILING.
22. THE ELECTRICAL AND/ OR GENERAL CONTRACTOR SHALL PROVIDE ALL CUTTING AND PATCHING OF ALL
CHASES IN FLOORS, WALLS, AND CEILINGS, AS REQUIRED.
23. PROVIDE NEW PLAN COVER PLATES FOR ABANDONED OUTLET LOCATIONS. COVER PLATES TO MATCH
BUILDING STANDARD, U.O.N.
24. CONVENIENCE RECEPTACLES SHALL BE BUILDING STANDARD DUPLEX TYPE RATED 15 AMP., 125 V.,
GROUNDED TYP., U.O.N.
25. THE ELECTRICAL CONTRACTOR SHALL PROVIDE ALL POWER WIRING.
26. THE ELECTRICAL CONTRACTOR WILL COORDINATE HIS WORK WITH THE AIR CONDITIONING ENGINEER
AND CONTRACTOR PRIOR TO EXECUTING HIS WORK.
27. AS IT RELATES TO THIS SET OF DOCUMENTS A DEDICATED CIRCUIT (DC) SHALL BE A SINGLE CIRCUIT
WITH MULTIPLE OUTLETS DEDICATED TO A SPECIFIC EQUIPMENT USAGE.
28. PROVIDE CONDUIT FROM SERVER ROOM TO CEILING FOR HORIZONTAL CABLE DISTRIBUTION. DATA
VENDOR TO CONFIRM SIZE AND QUANTITY OF CONDUITS.
29. ELECTRICAL CONTRACTOR TO FIELD VERIFY THAT ALL CIRCUITS AT THE MAIN PANEL ARE ADEQUATE
FOR NEW REQUIREMENTS, INSTALL NEW CONDUIT, OR PANELS IF REQUIRED.
1. CONTRACTOR SHALL SUPPLY AND INSTALL ALL FLOOR FINISHES AS SPECIFIED ON THE DRAWINGS AND
SPECIFICATIONS.
2. ALL FLOORS TO RECEIVE CARPETING SHALL PER SPEC. ALL CARPETING TO BE INSTALLED DIRECT GLUE,
U.O.N.
3. ALL CARPET SEAMS ARE TO BE SEALED AS PER CARPET MANUFACTURERS PUBLISHED INSTALLATION
INSTRUCTIONS. SEAMING DIAGRAMS TO BE APPROVED BY THE ARCHITECT BEFORE
ORDERING/INSTALLATION OF CARPETING.
4. ALL BASE TO B REPAINTED SHALL MATCH ADJACENT WALL U.O.N. SEE FLOOR FINISH PLANS FOR
LOCATIONS AND FINISH SCHEDULE FOR SPECIFICATION.
5. THE GENERAL CONTRACTOR SHALL PATCH ALL CRACKS, HOLES OR OTHER IMPERFECTIONS
(PROJECTIONS SHALL BE REMOVED AND PATCHED TO PROVIDE A CONTINUOUS SMOOTH FLOOR
SURFACE). LEVEL NOT TO EXCEED 1/4"IN 10-0" NON-CUMULATIVE.
6. THE GENERAL CONTRACTOR SHALL NOTIFY THE ARCHITECT AFTER,FLOOR PATCHING IS DONE AND
RECEIVE REVIEW PRIOR TO INSTALLATION OF FINISHED FLOORING.
7. ALL NEW FLOORING IS TO BE INSTALLED BY GENERAL CONTRACTOR AND SHALL BE AS SPECIFIED ON
THE ARCHITECTS CONSTRUCTION DOCUMENTS.
8. ALL WORKMANSHIP SHALL BE OF THE BEST QUALITY AND WHEN THE WORK IS COMPLETE, IT SHALL BE
FREE FROM BUCKLES, BUBBLES, OPEN JOINTS OR OTHER IMPERFECTIONS. SEAMS SHALL BE KEPT IN
ACCURATE ALIGNMENT ALONG BOTH COORDINATES, TILE HAVING CHIPPED OR ROUNDED CORNERS
WILL BE REJECTED AND IF LAID, SHALL BE REMOVED AND REPLACED WITH ACCEPTABLE TILE.
9. TILE SHALL BE LAIN IN SQUARE PATTERN WITH COURSES PARALLEL TO WALLS, UNLESS OTHERWISE
INDICATED ON DRAWINGS. THE TILE SHALL BE SECURELY CEMEMENTED AND SHALL BE LAID WITH
TIGHT JOINTS. THE ADHESIVE USED FOR CEMENTING TILE SHALL BE APPLIED FAR ENOUGH IN
ADVANCE OF THE SETTING TO PERMIT THE ADHESIVE TO REACH ITS INITIAL SET BUT NOT ITS FINAL
SET.
10. SPACES BEING SURFACE SHALL BE CLOSED TO TRAFFIC AND OTHER WORK DURING THE LAYING OF
FLOORING. STONE FLOORS SHALL BE COVERED AFTER INSTALLATION FOR PROTECTION.
11. ALL RESILIENT BASE TO BE AS SPECIFIED ON SHEET A5.0. ALL MASONRY WALLS AND DRYWALLS. SHALL
HAVE SPECIFIED STRAIGHT VINYL BASE IN CARPETED ARES AND COVE VINYL BASE IN TILE AREAS
UNLESS OTHERWISE NOTED.
12. UPON COMPLETION, ALL WORK SHALL BE CLEANED BY THE CONTRACTOR REMOVING ALL SPOTS OF
ADHESIVE AND SURFACE STAINS AND ALL SCRAPS. CARTONS AND CONTAINERS SHALL BE REMOVED
FROM THE BUILDING.
13. WHEN DIRECTED, AFTER CLEANING, THE GENERAL CONTRACTOR SHALL GIVE RESILIENT TILE FLOOR
TWO (2) APPLICATIONS OF AN APPROVED NON-SLIP WAX WHICH IS TO BE THOROUGHLY MACHINE
BUFFED AND LEFT IN CONDITION ENTIRELY SATISFACTORY TO THE ARCHITECT.
14. THE GENERAL CONTRACTOR SHALL PROVIDE AND MAINTAIN ADEQUATE PROTECTION FOR ALL
RESILIENT FLOORING WORK FOR THE DURATION OF THE CONTRACT, AND REMOVE ALL PROTECTION
PRIOR TO PUNCH LIST.
15. STONE, WOOD AND TILE FLOORING CONTRACTORS TO SUBMIT ACTUAL DIMENSION PLAN FOR
APPROVAL PRIOR TO INSTALLATION.
16. THE GENERAL CONTRACTOR TO COORDINATE ALL FLOORING CONTRACTORS INVOLVED TO ASSURE
FLUSH INSTALLATION OF ALL VARYING FLOOR MATERIALS USED. ALL TRANSITION METHODS TO BE
APPROVED BY THE ARCHITECT.
17. CLOSET FLOORS ARE TO HAVE SAME FLOORING AS THE FLOORING IN ADJACENT AREA, UNLESS
OTHERWISE NOTED.
18. INSTALL CARPET FROM THE SAME DYE LOT.
19. SUBMIT CARPET SUBMITTAL FROM ACTUAL CARPET RUNS. APPROVAL IS AT THE DISCRETION OF THE
DESIGNER.
20. CREATE CARPET TO CARPET TO OTHER FLOORING TRANSITIONS BENEATH THE CENTERLINE OF THE
THE DOORS IN THE CLOSED POSITION.
21. PROVIDE BLACK RUBBER REDUCER STRIP WHERE CARPET AND VCT TRANSITION OCCURS, UNLESS
OTHERWISE NOTED.
22. ALL FINISHES SHALL COMPLY TO A MAXIMUM FLAME SPREAD OF 200 AND A MAXIMUM SMOKE DENSITY
OF 450. (2007 CBC 803.1)
23. CONTRACTOR TO VERIFY AVAILABILITY OF ALL PRODUCTS SPECIFIED AND NOTIFY ARCHITECT
IMMEDIATELY IF THERE ARE ANY DISCREPANCIES WITH PROJECT COMPLETION DATE. PRODUCTS MAY
REQUIRE A TWO TO SIX WEEK LEAD-TIME. NOTIFY ARCHITECT OF ALL LONG LEAD ITEMS.
24. WHERE FLOOR MOUNTED OUTLETS ARE REQUIRED ON CARPETED AREA, CUT THE CARPET IN AN 'X'
OVER THE HOLE AND CARPET UNDER, THIS ALLOWS CARPET PATCHING WHERE OUTLETS ARE LATER
CAPPED. DO NOT TRIM THE CARPET.
25. PROVIDE AND INSTALL SPECIFIED BASE FOR ALL CARPETED AREAS, U.O.N.
26. PROVIDE AND INSTALL SPECIFIED BASE FOR RESILIENT TILE FLOOR AREAS, U.O.N.
27. PROVIDE AND INSTALL ALL TILE FLOORING IN ACCORDANCE WITH MANU. INSTRUCTIONS.
28. CARPET CONTRACTOR MUST VERIFY EXISTING FLOOR CONDITIONS PRIOR TO BID AND INSTALLATION.
29. NO SUBSTITUTIONS OF ANY MATERIAL ALLOWED WITHOUT WRITTEN APPROVAL OF ARCHITECT.
30. CARPET MUST MEET OR EXCEED CARPET AND RUG INSTITUTES GREEN LABEL PLUS TESTING AND
PRODUCT REQUIREMENTS.
31. CARPET PAD, IF SPECIFIED, MUST MEET OR EXCEED CARPET AND RUG INSTITUTES GREEN LABEL
TESTING AND PRODUCT REQUIREMENTS.
32. CARPET ADHESIVES MUST BE LOW VOC AND MUST NOT EXCEED THE VOC CONTENT LIMITS OF SCAQMD
RULE #1168 REQUIREMENTS IN EFFECT ON JAN. 1, 2003 AND RULE AMENDMENT DATED OCTOBER 3,
2003.
33. CARPET SUBCONTRACTOR/CONTRACTOR SHALL SUBMIT MSD SHEETS, SIGNED ATTESTATIONS OR
OTHER OFFICIAL LITERATURE FROM MANUFACTURER FOR ALL FLOOR FINISH, BASE AND ADHESIVES
USED ON THE PROJECT.
34. PROVIDE APPROPRIATE SEALER ON STONE FLOORING TO ACHIEVE THE SLIP COEFFICIENT REQUIRED
BY CODE. OBTAIN ALL TEST RESULTS AND PROVIDE THE ORIGINAL TEST RESULTS TO THE DESIGNER.
APPLY SEALER PER MANUFACTURES INSTRUCTIONS.
35. CERAMIC TILE INSTALLATION METHOD-(DRY METHOD). CONTRACTOR TO INSTALL CERAMIC TILE IN
ACCORDANCE WITH ANSI/TCA A108.5 SPECS. HORIZONTAL MORTAR BED SHALL BE A THIN SET BOND
COAT, DRY OR LATEX PORTLAND CEMENT MORTAR MEETING ANSI/TCA F113-89. VERTICAL
APPLICATION SHALL MEET ANSI/ TCA METHOD W242-89 GROUT SHALL BE CEMENTING DRY CURE TYPE
WITH PLATES ADDITIVE FOR STRENGTH AND ACID RESISTANCE; COLOR TO BE AS SPECIFIED BY THE
ARCHITECT. PROVIDE ALL NECESSARY CAPS, STOPS, RETURNS, TRIMMERS AND OTHER SHAPES TO
COMPLETE INSTALLATION. PROVIDE COVE TYPE BASE TO MATCH WALL WHERE WALL TILE IS USED
OTHERWISE MATCH COLOR OF FLOOR TILE. PROVIDE THRESHOLD AT WALL OR FRAME OPENINGS TO
OTHER BUILDING AREAS NOT RECEIVING CERAMIC TILE FLOOR FINISH.
36. CERAMIC TILE INSTALLATION METHOD-(WET METHOD). CONTRACTOR IS TO INSTALL CERAMIC TILE IN
ACCORDANCE WITH ANSI/TCA A108.5 SPECIFICATIONS. HORIZONTAL MORTAR BED SHALL BE A THIN
SET BOND COAT, DRY OR LATEX PORTLAND CEMENT MORTAR MEETING ANSI/TCA F122-89. VERTICAL
APPLICATION SHALL MEET ANSI/TCA METHOD W223-89. SHOWER STALL SHALL MEET ANSI/TCA B416-89.
GROUT SHALL BE CEMENTING DRY CURE TYPE WITH LATEX ADDITIVE FOR STRENGTH AND ACID
RESISTANCE; COLOR TO BE AS SPECIFIED BY THE ARCHITECT. PROVIDE ALL NECESSARY CAPS,
STOPS, RETURNS, TRIMMERS AND OTHER SHAPES TO COMPLETE INSTALLATION. PROVIDE COVE TYPE
BASE TO MATCH WALL WHERE WALL TILE IS USED, OTHERWISE MATCH COLOR OF FLOOR TILE.
PROVIDE THRESHOLD AT WALL OR FRAME OPENINGS TO OTHER BUILDING AREAS NOT RECEIVING
CERAMIC TILE FLOOR FINISH.
37. STONE SPECIFICATION INSTALLATION. STONE TILE INSTALLATION SHALL BE A THIN- SET APPLICATION
CONFORMING TO ANSI A108.4 HANDBOOK AND SECTION 12 SHEET A0.3, REQUIREMENTS FOR
HORIZONTAL AND VERTICAL APPLICATIONS. GROUTED JOINTS SHALL BE 1/18" AND CONFORM TO
ANSI/TCA A108.10 HANDBOOK SPECIFICATIONS. GROUT COLOR TO BE SPECIFIED BY THE ARCHITECT.
GROUT COLOR AT STONE TILE FLOORING SHALL BE COLORED TO MATCH THE ADJACENT FLOORING
MATERIAL UNLESS OTHERWISE NOTED. WHERE MORE THAN ONE COLOR IS TO BE INSTALLED, GROUT
COLOR SHALL BE CONFIRMED WITH THE ARCHITECT BEFORE INSTALLATION. EXPANSION JOINTS SHALL
MEET TCA METHOD EJ171. ALL HORIZONTAL SURFACES SHALL RECEIVE A CLEAR SEALER COAT AS
MANUFACTURE BY MIRE-SEAL #511 OR EQUAL, AND SHALL RECEIVE A CLEAR SEALER COAT AS
MANUFACTURED BY MIRA-SEAL #511 OR EQUAL, AND SHALL BE APPLIED BY MANUFACTURER'S
RECOMMENDATIONS.
38. THE GENERAL CONTRACTOR IS TO PROVIDE A SEPARATE UNIT COST FOR ALL FLOORING MATERIAL
SPECIFIED IN THIS DOCUMENT. REFER TO SHEET A 2.2 FOR FLOORING MATERIALS SPECIFIED. THE
GENERAL CONTRACTOR IS TO PROVIDE A UNIT COST FOR EACH FLOORING SPECIFICATION. PROVIDE A
SEPARATE COST FOR THE INSTALLATION OF THE FLOORING MATERIAL, SEPARATE FOR CARPET, VCT,
ETC... ANY BID THAT DOES NOT PROVIDE A BREAK DOWN WILL BE DISCARDED.
39. PROVIDE FLUSH STONE THRESHOLD TO MATCH ADJACENT STONE FLOORING AT TRANSITIONS
BETWEEN STONE AND CARPET FLOORING.
40. GROUT COLOR AT STONE TILE FLOORING SHALL BE COLORED TO MATCH THE ADJACENT FLOORING
MATERIAL U.O.N. WHERE MORE THAN ONE COLOR IS TO BE INSTALLED, GROUT COLOR SHALL BE
CONFIRMED WITH THE ARCHITECT BEFORE INSTALLATION.
1. REFER TO THE " GENERAL NOTES AND INFORMATION SHEETS" FOR ADDITIONAL NOTES.
2. MIL WORKER TO SUBMIT COMPLETE SHOP DRAWINGS FOR APPROVAL AND VERIFY ALL DIMENSIONS IN
THE FIELD BEFORE FABRICATION. CONFIRM FINISHES ON SHOP DRAWINGS. SUBMIT (4) 9" X 9" SAMPLES OF
EACH FINISH FOR APPROVAL.
3. ALL WOOD VENEERED OR CONVERSION VARNISH FINISHED MILLWORK SHALL BE FABRICATED TO AWI
PREMIUM GRADE STANDARDS. ALL EXPOSED SURFACES INCLUDING DOORS, TOPS AND BASE SHALL BE
VENEERED. CASEWORK SHALL BE BIRCH PLYWOOD STAINED TO MATCH FINISH VENEER.
4. ALL PLASTIC LAMINATE MILLWORK TO BE FABRICATED TO AWI CUSTOM GRADE STANDARDS. ALL
EXPOSED SURFACES TO BE LAMINATE. U.O.N.
5. COORDINATE LOCATIONS AND PROVIDE METAL BACKING AT WALL FRAMING FOR ALL WALL-MOUNTED
MILLWORK.
6. CONTRACTOR SHALL SUPPLY AND INSTALL ALL NECESSARY HARDWARE AS REQUIRED BY THE
SPECIFICATION OR INTENT OF THE DESIGN. SUBMIT TO ARCHITECT FOR APPROVAL CUT SHEETS OF ALL
CABINET HARDWARE AND SAMPLES OF ALL PULLS AND KNOBS BEFORE FABRICATION.
7. CONTRACTOR TO ENSURE DELIVERY AND INSTALLATION OF CASEWORK AND FINISH CARPENTRY WILL
NOT BE DAMAGED BY OTHER CONSTRUCTION WORK.
8. COMPOSITE WOOD AND AGRIFIBER PRODUCTS, INCLUDING CORE MATERIALS, MUST NOT CONTAIN
ADDED UREAFORMALDEHYDE RESINS.
9. LAMINATE ADHESIVES USED TO FABRICATED ON-SITE AND SHOP APPLIED ASSEMBLIES CONTAINING
THESE LAMINATE ADHESIVES MUST CONTAIN NO ADDED UREAFORMALDEHYDE.
10. ALL ADHESIVES AND SEALANTS USED FOR MILLWORK, PANELING, OR VENEERING SHALL BE LOW VOC
AND MUST NOT EXCEED THE VOC CONTENT LIMITS OF SCAQMD RULE #1168 REQUIREMENTS IN EFFECT ON
JANUARY 1, 2003 AND RULE AMENDMENT DATED OCTOBER 3, 2003.
11. AEROSOL ADHESIVES SHALL MEET REQUIREMENTS EQUAL TO GREEN SEAL STANDARD GC-36IN EFFECT
OCTOBER 19, 2000.
12. MIILLWORKER/CONTRACTOR SHALL SUBMIT MSD SHEETS, SIGNED ATTESTATIONS OR OFFICIAL
LITERATURE FROM MANUFACTURER FOR ALL ADHESIVES AND SEALANTS USED ON THE PROJECT.
13. THE GENERAL CONTRACTOR SHALL CLOSELY COORDINATE HIS WORK WITH THAT OF THE CABINET
CONTRACTOR.
14. ALL "INSTALLED" CABINETS SHALL BE SCRIBED TO WALL OR CEILING. CABINET CONTRACTOR TO CHECK
JOB PROGRESS AND COORDINATE WITH OTHER TRADES INVOLVED.
15. ALL CABINET FINISHES SHALL BE AS NOTED ON THE DETAILED DRAWINGS CONCERNED.
16. THE CABINET CONTRACTOR SHALL SUBMIT SHOP DRAWINGS AND SAMPLES TO THE ARCHITECT FOR
REVIEW AND PROPOSAL.
17. THE CABINET CONTRACTOR SHALL CHECK AND VERIFY ALL DIMENSIONS AND CONDITIONS AT JOB SITE.
18. THE CABINET CONTRACTOR SHALL PROVIDE RUBBER BUMPERS ON ALL WOOD DOORS.
19. WHERE MEMBERS ARE MITERED OR BUTTED, THEY SHALL BE JOINED AND SECURED IN A MANNER TO
INSURE AGAINST THE JOINT OPENING.
20. ALL FINISHED WORK SHALL, AS FAR AS PRACTICAL, BE ASSEMBLED AND FINISHED IN THE SHOP AND
DELIVERED TO THE BUILDING READY TO ERECT IN PLACE.
21. ALL THE WORK SHALL BE FABRICATED, ASSEMBLED, FINISHED AND ERECTED TO MEET CURRENT WIC
STANDARDS.
22. WHERE FILES ARE SHOWN AS BEING SET INTO CABINET WORK, THE CABINET CONTRACTOR SHALL SET
AND BOLT ALL FILES TOGETHER.
23. ALL MILLWORK SHOP DRAWINGS ARE TO CALL OUT ALL MATERIALS AND FINISHES. ALL JOINTS
CORNERS AND EDGES ARE TO BE DETAILED IN INDIVIDUAL DETAILS. ALL DIMENSIONS, CRITICAL OR
OTHERWISE, ARE TO BE CALLED OUT ON THE SHOP DRAWINGS. THE ARCHITECT WILL NOT REVIEW
DRAWINGS WHICH ARE INCOMPLETE AND SHOW MINIMAL DETAILING.
24. COORDINATION OF MILLWORK, STONE, OR OTHER SPECIALTIES CONTRACTORS IS THE RESPONSIBILITY
OF THE GENERAL CONTRACTOR.
25. ALL STANDARD WALL BACKING FOR CASEWORK, TOILET ACCESSORIES, HANGING WALL EQUIPMENT,
ETC., SHALL BE 16 GA. GALVANIZED STEEL, 4" WIDE, COVERING 3 STUDS MINIMUM AND SCREWED TO METAL
STUDS.
26. ALL MILLWORK SHOWN SHALL HAVE PLASTIC LAMINATE TOPS, EXPOSED SIDES, DOORS, AND DRAWER
FRONTS, UNLESS OTHERWISE NOTED.
27. SHELVES AND SEMI-EXPOSED SURFACES, INCLUDING DRAWER INTERIORS, SHALL BE FINISHED WITH A
CABINET LINER OF A UNIFORM COLOR THROUGHOUT.
28. ADJUSTABLE METAL STANDARDS SHALL BE TAPPED INTO THE SIDES OF CABINETS, UNLESS OTHERWISE
NOTED.
29. DOOR AND DRAWER PULL HARDWARE SAMPLES ARE TO BE SUBMITTED TO THE ARCHITECTS. FOR
APPROVAL PRIOR TO INSTALLATION.
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
1
TITLE 24
ENERGY CALCULATIONS
T.04
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
TITLE 24
ENERGY CALCULATIONS
T.04A
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXISTING SITE
PLAN
A0.00
1
(91.86'1
:29.41'1
:29.42'29.48'29.45'1
:762.41'29.41'29.42'1
:836.17'1
:29.46'1
:29.48'1
(93.03'
(N) DECK
(N) LOWER TERRACE5'-0"MONTEREY BOULEVARDBAYVIEW DRIVE(N) LANDSCAPE
AREA
(N) DECK
(N) LOWER
DECK
300 SF
OPEN YARD
5'-0"(N) SETBACK(N) SETBACK5'-0"12" @ 2nd fl.
1
A0.02
3' @ ground
(N) RAMP
+82.00
EL+83.2 +/-
EL
EL +91.0
EL +90.90EL +90.40
1.5% SLOPE
(N) 3-STORY
DWELLING UNIT 2
(N) LEVEL-2
ADDITION &
DECK ABOVE
(E) DWELLING
UNIT 1
(E) DWELLING
UNIT
(N) LEVEL-1
ADDITION
(N) LOWER
DECK
(N) LOWER
LEVEL
ADDITION
300 SF
OPEN YARD
5% SLOPE (E) SETBACK3'-0"(E)& (P) SETBACK(E)& (P) SETBACK
(E)& (P) SETBACK
1
23
4
4
5
6
7
9
9 8
10
10
9
9
18
11
11
11
11
12
20'-0"
13
19'-11"
10'-0"
83.14 PC 99.21 PC
99.39 PC83.19 PC
14
14
14
14
15
16
171717 17
10
UNIT 1
UNIT 2
UNIT 1
UNIT 2
21 20
19 20
22
23
83.14
82.00
92.20
99.22
90.40
KEY
EXISTING
NEW
85.021'-10"3'-10"1'-4"92.24
90.901'-4"3'-9"(N) SITE PLAN
3/16" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED SITE
PLAN
A0.02
1
k e y n o t e s
(E) STONE SITE WALL TO REMAIN
2 (N) STONE SITE WALL TO MATCH (E)
3 (N) RETAINING WALL TO EXTEND 42" ABOVE
UPPER LEVEL
4 (E) TREE TO REMAIN
5 (E) WALKWAY TO REMAIN AND WIDEN
6 (E) FRONT YARD
7 (N) LANDSCAPE, SEE LANDSCAPE DRAWINGS
8 (N) PHOTOVOLTAIC SOLAR PANELS
9 LINE OF (P) GROUND FLOOR WALLS
10 (N) CONCRETE STAIRS
11 9'X18' PARKING SPACE
12 (N) METAL OVERHANG
13 (E) CURB
14 PROPERTY LINE
15 (N) FIREPLACE FLUE
16 (E) TRASH ENCLOSURE
18 UNCOVERED 9'X18' PARKING SPACE,
FLOOR SHALL SLOPE TO FACILITATE THE
MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD
THE MAIN VEHICLE ENTRY DOOR PER CRC
SECTION R309.1.
17 (E) FENCE TO REMAIN
19 (E) 3'-0" SETBACK
TO REMAIN
20 (N) 5'-0" SETBACK
21 (N) TRASH ENCLOSURE
TO MATCH (E)
22 (E) 1'-0" SECOND FLOOR
SETBACK
23 (E) 3'-0" GROUND FLOOR
SETBACK AT ALLEY
SITE SECTION DIAGRAM -1
3/16" = 1'-0"PROPERTY LINEPROPERTY LINESEE CIVIL PLANS FOR DETAILED GRADING & SITE INFORMATION
SEE SHEET A2.00 FOR DETAILED INFORMATION @ BAYVIEW DRIVE LOWER LEVEL
SEE SHEET A2.04 FOR BUILDING HT. INFORMATION
NOTE: (N) STAIR PROFILE IS LESS THAN 4 FEET FROM (E) GRADE
g e n e r a l n o t e s
1. ALL UTILITIES SHALL BE UNDER GROUND.
2.PROTECT THE PEDESTRIAN PER CRC R318.3
DURING CONSTRUCTION.
3.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.
4.ALL UTILITIES SHALL BE UNDERGROUND.
CONTACT SCE FOR THEIR REVIEW.
5.A SHORING PERMIT IS REQUIRED FOR THIS
PROJECT. SHORING PLANS &
CALCULATIONS PREPARED BY A CIVIL
ENGINEER.
6.PROTECT THE PEDESTRIAN PER CRC
SECTION R318.3 DURING CONSTRUCTION.
1
1
1
1
1
1
1
1
1
1 1
(E) WORKSHOP
9'6" x 13'9"
(E) GARAGE
18'0" x 20'2"
(E) STORAGE
12'6" x 18'0"
UP
1 2 3 4 5 6
1A 2A 3A3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
1
A4.04
1
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
2
4 5
6
8
1
10 10 10
18
12 11
12
10
9
12
7
13
EXISTING/DEMOLITION PLAN LOWER LEVEL
1/4" = 1'-0"
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p lice n s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WAL DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXISTING LOWER
LEVEL
A1.00
1
k e y n o t e s
(E) STRUCTURE TO BE DEMOLISHED
2 (E) GARAGE TO BE DEMOLISHED
3 (E) 4" CONCRETE SLAB TO REMAIN
4 (E) UNDER FLOOR STORAGE TO REMAIN
5 (E) UNDER FLOOR ACCESS TO REMAIN
6 (E) RECESSED GAS METER TO REMAIN
8 (E) 2x8 WALL TO REMAIN
7 (E) RECESSED ELECTRIC METER & PANEL
BOARD TO REMAIN
9 (E) 5'-0" OVERHANG TO REMAIN
10 (E) WINDOW TO REMAIN
11 (E) DOOR TO BE REMOVED
12 (E) WALL TO BE DEMOLISHED
13 (E) STAIRS TO REMAIN
14 (E) CONCRETE STAIRS TO BE DEMOLISHED
15 (E) DECK TO BE DEMOLISHED
16 (E) CONCRETE RETAINING WALL TO BE
DEMOLISHED
17 (E) WINDOW TO BE DEMOLISHED
18 (E) DOOR TO BE REMOVED AND RELOCATED
(E) MASTER
BEDROOM
12'6" x 16'6"
(E) MASTER
BATH
6'0" x 13'4"
(E) DECK
(E) SOLARIUM
10'6" x 14'9"
(E) WALK-IN
CLOSET
UPDN
UP
UP
(E)
BATH
DN
(E) HALLWAY
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
12
11
1111
17 17 17
12
17
17
15
14
11
EXISTING/DEMOLITION PLAN YARD LEVEL
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p lice n s e d arch
i
tect state
of ca l i f o r nia CLAY RO B E R T JAMES A
U
R
ELL RENE
WAL DATE | 0 4 .30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
EXISTING LEVEL
1
A1.01
1
k e y n o t e s
(E) STRUCTURE TO BE DEMOLISHED
2 (E) GARAGE TO BE DEMOLISHED
3 (E) 4" CONCRETE SLAB TO REMAIN
4 (E) UNDER FLOOR STORAGE TO REMAIN
5 (E) UNDER FLOOR ACCESS TO REMAIN
6 (E) RECESSED GAS METER TO REMAIN
8 (E) 2x8 WALL TO REMAIN
7 (E) RECESSED ELECTRIC METER & PANEL
BOARD TO REMAIN
9 (E) 5'-0" OVERHANG TO REMAIN
10 (E) WINDOW TO REMAIN
11 (E) DOOR TO BE REMOVED
12 (E) WALL TO BE DEMOLISHED
13 (E) STAIRS TO REMAIN
14 (E) CONCRETE STAIRS TO BE DEMOLISHED
15 (E) DECK TO BE DEMOLISHED
16 (E) CONCRETE RETAINING WALL TO BE
DEMOLISHED
17 (E) WINDOW TO BE DEMOLISHED
18 (E) DOOR TO BE REMOVED AND RELOCATED
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
(E) KITCHEN
(E) DINING ROOM
OPEN
TO BELOW
16
12
16
1217
17
17
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXISTING/DEMOLITION PLAN UPPER LEVEL
1/4" = 1'-0"
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
EXISTING LEVEL
2
A1.02
8 (E) 2x8 WALL TO REMAIN
7 (E) RECESSED ELECTRIC METER & PANEL
BOARD TO REMAIN
9 (E) 5'-0" OVERHANG TO REMAIN
10 (E) WINDOW TO REMAIN
11 (E) DOOR TO BE REMOVED
12 (E) WALL TO BE DEMOLISHED
1
k e y n o t e s
(E) STRUCTURE TO BE DEMOLISHED
2 (E) GARAGE TO BE DEMOLISHED
3 (E) 4" CONCRETE SLAB TO REMAIN
4 (E) UNDER FLOOR STORAGE TO REMAIN
5 (E) UNDER FLOOR ACCESS TO REMAIN
6 (E) RECESSED GAS METER TO REMAIN
13 (E) STAIRS TO REMAIN
14 (E) CONCRETE STAIRS TO BE DEMOLISHED
15 (E) DECK TO BE DEMOLISHED
16 (E) CONCRETE RETAINING WALL TO BE
DEMOLISHED
17 (E) WINDOW TO BE DEMOLISHED
18 (E) DOOR TO BE REMOVED AND RELOCATED
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
DN
(E) ATTIC SPACE
(E) MEZZANINE
OPEN
TO BELOW
OPEN TO
BELOW
12
12
EXISTING/DEMOLITION PLAN MEZZANINE LEVEL
1/4" = 1'-0"
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXISTING
MEZZANINE LEVEL
A1.03
1
k e y n o t e s
(E) STRUCTURE TO BE DEMOLISHED
2 (E) GARAGE TO BE DEMOLISHED
3 (E) 4" CONCRETE SLAB TO REMAIN
4 (E) UNDER FLOOR STORAGE TO REMAIN
5 (E) UNDER FLOOR ACCESS TO REMAIN
6 (E) RECESSED GAS METER TO REMAIN
8 (E) 2x8 WALL TO REMAIN
7 (E) RECESSED ELECTRIC METER & PANEL
BOARD TO REMAIN
9 (E) 5'-0" OVERHANG TO REMAIN
10 (E) WINDOW TO REMAIN
11 (E) DOOR TO BE REMOVED
12 (E) WALL TO BE DEMOLISHED
13 (E) STAIRS TO REMAIN
14 (E) CONCRETE STAIRS TO BE DEMOLISHED
15 (E) DECK TO BE DEMOLISHED
16 (E) CONCRETE RETAINING WALL TO BE
DEMOLISHED
17 (E) WINDOW TO BE DEMOLISHED
18 (E) DOOR TO BE REMOVED AND RELOCATED
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
A5.02
UNIT 1
UNIT 2
UNIT 1
UNIT 219'-0"(E) STORAGE
12'6" x 18'0"
(E) WORKSHOP
9'6" x 13'9"
(E) GARAGE
18'-0" x 20'-2"
UP
(N) BEDROOM
16'-10" x 15-'8"
(N) SPA AND WATER
FEATURE ABOVE
(N) STOR.
(N)
LAUNDRY
(N) BATH
7''-0" x 9'-9"
UP
(N)
ELEVATOR
(N) RAMP
+83.85
EL
+82.005
EL
PROPERTY LINE9'-6"17'-6"
(N) UNCOVERED PARKING
18'-0" x 8'-6"
CL.
SETBACK LINE
+84.1
EL
+84.1
EL
101
102
107
103
106
108
+82.0
EL.25 " max.25 " max
+83.2 +/-
EL
LINE 2ND LEVEL ABOVE
16 RISERS @ 7"
15 TREADS @ 11"
UP14 RISERS @ 7.7"
13 TREADS @ 11"20'-0"20'-0"20'-0"5'-0"5'-0"SETBACK5'-0"(N) SETBACKSETBACK
(N)
SPA PUMP
MOTOR
SCREENED TRASH
LOCATION
BAYVIEW DRIVEMONTEREY BLVD3'-0"SETBACK LINESETBACK LINE(N) SETBACK LINE
(N) UNC. PARKING20'-0" x 8'-6"6'-10"7'-3"
101A
104
105
20'-1112"SCREENED TRASH
LOCATION
5% SLOPE
32'-0"
UNIT 2
UNIT 1
2'-5"
(E) SETBACK LINE(E) SETBACK3'-0"20'-0"
18'-0"
2'-7"
101B
UNIT 1 PARKING
GUEST PARKING
UNIT 2 PARKING
UNIT 2 PARKINGUNIT 1 PARKING
+/-
126
8
11
10
14
13
2
1
3
7
40
40
40
40 40
25
25
43
5
A9.03
2
A9.03
27
44
31
41
PROPOSED PLAN LOWER LEVEL
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED LOWER
LEVEL
A2.00
1 (E) RECESSED ELECTRIC METER & PANEL BOAR
TO REMAIN
2 (N) RECESSED GAS METER
3 LINE OF (E) STRUCTURE ABOVE
4 (E) 5'-0" OVERHANG
5 NOT USED
6 (E) UNDER FLOOR STORAGE TO REMAIN
7 LINE OF (N) STRUCTURE ABOVE
8 (E) 4" CONCRETE SLAB TO REMAIN
9 NOT USED
STACKABLE W/D10
(N) STEPS FOR LEVEL ABOVE11
(E) UNDER FLOOR ACCESS TO REMAIN12
(N) CONCRETE STEPS13
(N) CONCRETE RAMP14
(E) SKYLIGHT ABOVE15
(N) 42' HIGH GUARDRAIL W/ TOP & BOT. RAIL
AND VERTICAL SUPPORTS PER STRUCTURAL.
PROVIDE PICKETS EQUALLY SPACED. SPACING
SHALL NOT PERMIT PASSAGE OF 4" DIA.
SPHERE PER CRC SECTION R312.
16
(N) WATER FEATURE17
(N) WET BAR18
(N) LOW BUILT-IN CABINETS19
(N) FAU20
(N) UNDER COUNTER REFRIGERATOR21
(N) ISOKERN OUTDOOR FIREPLACE22
(N) BBQ GRILL23
(N) LAWN, SEE LANDSCAPE PLAN24
36" HIGH HANDRAIL25
(N) CONCRETE RETAINING WALL TO EXTEND 42"
ABOVE UPPER LEVEL
26
(N) CABLE DRUM ELEVATOR, SEE DETAIL 1/A9.0427
(N) GAS APPLIANCE FIREPLACE28
(N) ISOKERN FIREPLACE29
(N) PANTRY30
TEMPERED GLASS ENCLOSURE31
BLDG. LINE BELOW32
(N) BLDG. LINE BELOW33
(N) VAULTED CEILING34
(N) PREFAB METAL FLUE FROM OUTDOOR35
(N) ROOF36
(N) CLASS-A STANDING SEAM METAL ROOF37
(N) SCREEN WALL38
(N) GALV. GUTTER & DOWNSPOUTS39
PARKING ; 9' X 18'-0"40
(N) 42" HIGH WALL41
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
1
(N) WATER HEATER,
SEE DETAIL 8/A9.03 FOR STRAPPING
42
g e n e r a l n o t e s
1. COOKING EQUIPMENT MUST BE LISTED FOR
RESIDENTIAL USE.
(E) STAIR TO REMAIN43
(N) TRASH ENCLOSURE TO MATCH (E)44
(E) SUBTERRANEAN WALL45
(N) SUBTERRANEAN WALL46
1
1
29'-0"14'-0"43'-4"
25'-8"
17'-8"20'-0"(E) MASTER
BEDROOM
12'6" x 16'6"
(N) SPA
(E) MASTER
BATH
6'0" x 13'4"(E) SOLARIUM
10'6" x 14'9"
(E) WALK-IN
CLOSET
UPDN
17 RISERS @ 6.94"
16 TREADS @ 11"
(N) LIVING ROOM
24'-0"X15'-6''
15'-0"
FAU
WH
(N) BEDROOM #1
(N) BEDROOM #3
(E) BATH
13'-31
2"
(N) WALK-IN
CLOSET
14 RISERS @ 7.7"
13 TREADS @ 11"
(N) BEDROOM #2
(N)
OUTDOOR
DINING
OPEN ABOVE20'-1112"(N) BATH
(N) PR.
UPPER DECK
LEVEL ABOVE
(E) HALLWAY
TV
UP
.58"
EL +92.96
EL +92.96
EL +92.96
EL +91.63
EL +91.63
EL +91.005
EL +91.005
EL +91.0EL +91.0
13'-0"
EL +90.9
15'-0"
(N)
FAU CL.
213
201
201
202
203
204 205
204
205
206
203
211
210
214
208
212
32'-0"8'-0"7'-1112"12'-0"36'-51
2"
14'-81
2"
200
202
14'-9"6'-6"3'-912"2'-6"14 RISERS @ 7"13 TREADS @ 11"3'-8"11'-01
2"3'-6"6'-10"
5'-0"
2'-8"3'-9"EQ.EQ.EQ.EQ.EQ.EQ.slopeEL +91.0
slope
2'-6"
EL +82.0 EL +90.4
.25 " max..25 " max..25 " max.UP7 " EA.+/-16 RISERS @ 7"
15 TREADS @ 11"DN
UP 14 RISERS @ 7"
13 TREADS @ 11"
4 RISERS @ 5.9"
3 TREADS @ 11"
DN
5'-0"5'-0"SETBACK5'-0"(N) SETBACKSETBACK
6'-0"10'-0" ADDITION4'-1"3'-1"4'-5"(N)
ELEVATOR6'-512"3'-6"3'-6"3'-0"
3'-6
1 2"3'-0"BAYVIEW DRIVEMONTEREY BLVDUC
REF.
DW
209
215
216
217
10'-0"8'-0"UNIT 2
UNIT 1
UP
DN UP 3'-0"(E) SETBACK1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
A5.02
UNIT 1
UNIT 2
UNIT 1
UNIT 2
24
26
17
2322
21
20
16
1515
41
25
25
25
25
31
41 25
42
41
41
43 43
16
4116
25
16
13
13
13
2
A9.03
2
A9.03
2
A9.03
2
A9.03
1
A9.03
27
46
45
43
25
PROPOSED PLAN YARD LEVEL
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED LEVEL
1
A2.01
1 (E) RECESSED ELECTRIC METER & PANEL BOAR
TO REMAIN
2 (N) RECESSED GAS METER
3 LINE OF (E) STRUCTURE ABOVE
4 (E) 5'-0" OVERHANG
5 NOT USED
6 (E) UNDER FLOOR STORAGE TO REMAIN
7 LINE OF (N) STRUCTURE ABOVE
8 (E) 4" CONCRETE SLAB TO REMAIN
9 NOT USED
STACKABLE W/D10
(N) STEPS FOR LEVEL ABOVE11
(E) UNDER FLOOR ACCESS TO REMAIN12
(N) CONCRETE STEPS13
(N) CONCRETE RAMP14
(E) SKYLIGHT ABOVE15
(N) 42' HIGH GUARDRAIL W/ TOP & BOT. RAIL
AND VERTICAL SUPPORTS PER STRUCTURAL.
PROVIDE PICKETS EQUALLY SPACED. SPACING
SHALL NOT PERMIT PASSAGE OF 4" DIA.
SPHERE PER CRC SECTION R312.
16
(N) WATER FEATURE17
(N) WET BAR18
(N) LOW BUILT-IN CABINETS19
(N) FAU20
(N) UNDER COUNTER REFRIGERATOR21
(N) ISOKERN OUTDOOR FIREPLACE22
(N) BBQ GRILL23
(N) LAWN, SEE LANDSCAPE PLAN24
36" HIGH HANDRAIL25
(N) CONCRETE RETAINING WALL TO EXTEND 42"
ABOVE UPPER LEVEL
26
(N) CABLE DRUM ELEVATOR, SEE DETAIL 1/A9.0427
(N) GAS APPLIANCE FIREPLACE28
(N) ISOKERN FIREPLACE29
(N) PANTRY30
TEMPERED GLASS ENCLOSURE31
BLDG. LINE BELOW32
(N) BLDG. LINE BELOW33
(N) VAULTED CEILING34
(N) PREFAB METAL FLUE FROM OUTDOOR
FIREPLACE
35
(N) ROOF36
(N) CLASS-A STANDING SEAM METAL ROOF37
(N) SCREEN WALL38
(N) GALV. GUTTER & DOWNSPOUTS39
PARKING ; 9' X 18'-0"40
(N) 42" HIGH WALL41
(N) WATER HEATER,
SEE DETAIL 8/A9.03 FOR STRAPPING
42
g e n e r a l n o t e s
1. COOKING EQUIPMENT MUST BE LISTED FOR
RESIDENTIAL USE.
(E) STAIR TO REMAIN43
(N) TRASH ENCLOSURE TO MATCH (E)44
(E) SUBTERRANEAN WALL45
(N) SUBTERRANEAN WALL46
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
1
1
1
1
23'-0"REF.
DWDN
UP
(E) KITCHEN
(E) DINING ROOM
(N) MEDIA ROOM
31'-2"
(E) ENTRY
DN 17 R@ 6.94" EA.11'-10"
OPEN
TO BELOW
(N) LOUNGE
(N) WORK
ROOM
OPEN TO BELOW
(N) BBQ DECK
EL +99.22
EL +100.84 FF
EL +100.80 FF
EL +100.84 FF
EL +100.80 FF
OPEN TO BELOW
OPEN TO BELOW
(N)
VIEW DECK 10'-0" +/-BUILT-INBUILT-IN
VAULTED CEILING
304
304
303
302
305
307
301
308
309
301
303
302
(N) WINE
STOR.12'-0"6'-0"slope
slopeslopeslopeBBQEL +90.90EL +90.40
310
1/2 " max 5.5 "5.5 "
5.5 "5.5 "
.25 " max
.25 " max.25 " max.25 " max(E) LIVING ROOM
DN16 RISERS @ 7"
15 TREADS @ 11"DN DN14 RISERS @ 7"
13 TREADS @ 11"14 RISERS @ 7"13 TREADS @ 11"5'-0" 5'-0"SETBACK5'-0"(N) SETBACKSETBACK6'-0"2'-0"(N)
ELEVATOR
slopeBAYVIEW DRIVEEL +91.00
UNIT 2
UNIT 13'-0"(E) SETBACK1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
A5.02
UNIT 1
UNIT 2
UNIT 1
UNIT 2
32
24
26
33
13
33
32
25
41
34
15
35
13
7
41
23
41
41
31
18
434325
16
25
25
25
13
41
5
A9.03
2
A9.03
2
A9.03
2
A9.03
1
A9.03
1
A9.03
1
A9.03
1
A9.03
27
15
15 15
15
PROPOSED PLAN UPPER LEVEL
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED LEVEL
2
A2.02
1 (E) RECESSED ELECTRIC METER & PANEL BOAR
TO REMAIN
2 (N) RECESSED GAS METER
3 LINE OF (E) STRUCTURE ABOVE
4 (E) 5'-0" OVERHANG
5 NOT USED
6 (E) UNDER FLOOR STORAGE TO REMAIN
7 LINE OF (N) STRUCTURE ABOVE
8 (E) 4" CONCRETE SLAB TO REMAIN
9 NOT USED
STACKABLE W/D10
(N) STEPS FOR LEVEL ABOVE11
(E) UNDER FLOOR ACCESS TO REMAIN12
(N) CONCRETE STEPS13
(N) CONCRETE RAMP14
(E) SKYLIGHT ABOVE15
(N) 42' HIGH GUARDRAIL W/ TOP & BOT. RAIL
AND VERTICAL SUPPORTS PER STRUCTURAL.
PROVIDE PICKETS EQUALLY SPACED. SPACING
SHALL NOT PERMIT PASSAGE OF 4" DIA.
SPHERE PER CRC SECTION R312.
16
(N) WATER FEATURE17
(N) WET BAR18
(N) LOW BUILT-IN CABINETS19
(N) FAU20
(N) UNDER COUNTER REFRIGERATOR21
(N) ISOKERN OUTDOOR FIREPLACE22
(N) BBQ GRILL23
(N) LAWN, SEE LANDSCAPE PLAN24
36" HIGH HANDRAIL25
(N) CONCRETE RETAINING WALL TO EXTEND 42"
ABOVE UPPER LEVEL
26
(N) CABLE DRUM ELEVATOR, SEE DETAIL 1/A9.0427
(N) GAS APPLIANCE FIREPLACE28
(N) ISOKERN FIREPLACE29
(N) PANTRY30
TEMPERED GLASS ENCLOSURE31
BLDG. LINE BELOW32
(N) BLDG. LINE BELOW33
(N) VAULTED CEILING34
(N) PREFAB METAL FLUE FROM OUTDOOR
FIREPLACE
35
(N) ROOF36
(N) CLASS-A STANDING SEAM METAL ROOF37
(N) SCREEN WALL38
(N) GALV. GUTTER & DOWNSPOUTS39
PARKING ; 9' X 18'-0"40
(N) 42" HIGH WALL41
(N) WATER HEATER,
SEE DETAIL 8/A9.03 FOR STRAPPING
42
g e n e r a l n o t e s
1. COOKING EQUIPMENT MUST BE LISTED FOR
RESIDENTIAL USE.
(E) STAIR TO REMAIN43
(N) TRASH ENCLOSURE TO MATCH (E)44
(E) SUBTERRANEAN WALL45
(N) SUBTERRANEAN WALL46
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
1
1
1
DN
(E) FLUE
31'-2"14'-6"
OPEN
TO BELOW
13'-7"+/-OPEN
TO BELOW
(N)
DECK BELOW
DECK BELOW
TOY ROOM
MEZZANINE
(N)
DECK BELOW
EL +109.5 FF +/-
402
401
401
slope.25 " max
(N)
P.R.5'-0"5'-0"5'-0"SETBACK(N) SETBACKSETBACK
17'-8"3'-9"22'-10"BAYVIEW DRIVEMONTEREY BLVDVIEWING
DECK3'-0"(E) SETBACKUNIT 2
UNIT 1
39
37
35
32
16
16
16
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
A5.02
UNIT 1
UNIT 2
UNIT 1
UNIT 2
4341
16
1
A9.03
1
A9.03
1
A9.03
15 15
1515
PROPOSED PLAN MEZZANINE LEVEL
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED
MEZZANINE LEVEL
A2.03
1 (E) RECESSED ELECTRIC METER & PANEL BOAR
TO REMAIN
2 (N) RECESSED GAS METER
3 LINE OF (E) STRUCTURE ABOVE
4 (E) 5'-0" OVERHANG
5 NOT USED
6 (E) UNDER FLOOR STORAGE TO REMAIN
7 LINE OF (N) STRUCTURE ABOVE
8 (E) 4" CONCRETE SLAB TO REMAIN
9 NOT USED
STACKABLE W/D10
(N) STEPS FOR LEVEL ABOVE11
(E) UNDER FLOOR ACCESS TO REMAIN12
(N) CONCRETE STEPS13
(N) CONCRETE RAMP14
(E) SKYLIGHT ABOVE15
(N) 42' HIGH GUARDRAIL W/ TOP & BOT. RAIL
AND VERTICAL SUPPORTS PER STRUCTURAL.
PROVIDE PICKETS EQUALLY SPACED. SPACING
SHALL NOT PERMIT PASSAGE OF 4" DIA.
SPHERE PER CRC SECTION R312.
16
(N) WATER FEATURE17
(N) WET BAR18
(N) LOW BUILT-IN CABINETS19
(N) FAU20
(N) UNDER COUNTER REFRIGERATOR21
(N) ISOKERN OUTDOOR FIREPLACE22
(N) BBQ GRILL23
(N) LAWN, SEE LANDSCAPE PLAN24
36" HIGH HANDRAIL25
(N) CONCRETE RETAINING WALL TO EXTEND 42"
ABOVE UPPER LEVEL
26
(N) CABLE DRUM ELEVATOR, SEE DETAIL 1/A9.0427
(N) GAS APPLIANCE FIREPLACE28
(N) ISOKERN FIREPLACE29
(N) PANTRY30
TEMPERED GLASS ENCLOSURE31
BLDG. LINE BELOW32
(N) BLDG. LINE BELOW33
(N) VAULTED CEILING34
(N) PREFAB METAL FLUE FROM OUTDOOR
FIREPLACE
35
(N) ROOF36
(N) CLASS-A STANDING SEAM METAL ROOF37
(N) SCREEN WALL38
(N) GALV. GUTTER & DOWNSPOUTS39
PARKING ; 9' X 18'-0"40
(N) 42" HIGH WALL41
(N) WATER HEATER,
SEE DETAIL 8/A9.03 FOR STRAPPING
42
g e n e r a l n o t e s
1. COOKING EQUIPMENT MUST BE LISTED FOR
RESIDENTIAL USE.
(E) STAIR TO REMAIN43
(N) TRASH ENCLOSURE TO MATCH (E)44
(E) SUBTERRANEAN WALL45
(N) SUBTERRANEAN WALL46
w a l l l e g e n d
(N) WALL
(E) WALL TO REMAIN
DEMO WALL
1
1
1
1 2 3 4 5 6
B
A
C
D
E
1A 2A 3A
F
G
J
H
3 4 5 6
B
A
C
D
E
F
G
J
H
1 2
2
A4.01
1
A4.05
2
A4.06
2
A4.05
1
A4.04
1
A5.02
2
A4.04
1
A5.01
2
A5.01
3
A4.01
1
A4.01
1
A4.03
1
A4.05
2
A4.03
1
A4.02
1
A4.06
2
A5.02
3
A5.02
UNIT 1
UNIT 2
UNIT 1
UNIT 2
1.75:12
(E)(E)
(E)(E)(E)(E)(E)2:122:12(E)(E)5'-0"5'-0"5'-0"SETBACKSETBACKSETBACK
ACT-113.23'
CP-1 113.48 MAX.
83.14 PC
99.21 PC
99.39 PC
83.19 PC
ACT-118.6'
CP-2 120.00' MAX.
91.06
83.36
44'-8"
1'-4"
(E) RIDGE
CP-3
90.85 11'-6"38'-5"58'-7"53'-5"84.54
7'-8"
UNIT 1
UNIT 2
7"
(E)
3'-7"
(E)4'-10"(N)1'-11"
(N)
3'-10"
(N)
1'-7"
(E)
4'-1"
(E)2'-6"(E)1
3 3
1
1
3 3
3
4
6
5
A9-02
3
A9-02
5
A9-01
10
A9-02
4
A9.02
6
A9-02
4
11
9
10
9
11
8
10
12
12
2
2
13
13
13
13
13
13
13
13
13
7
7
7
7
1
14
PROPOSED ROOF PLAN
1/4" = 1'-0"
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
tect state
of ca l i f o rnia CLAY RO B E R T JAMES A
U
RELL RENE
WAL DATE | 0 4 .30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
PROPOSED
ROOF PLAN
A2.04
(N) PREFAB. FLUE PIPE & TERMINATION8
DECK BELOW9
(N) BLDG. LINE BELOW10
(N) GUARDRAIL SYSTEM, SEE 1/A9.0311
(N) FUTURE PHOTO VOLTIAC SOLAR PANELS
PER SECTION 15.04.084
12
(N) GALV. METAL GUTTERS AND DOWNSPOUTS
PER GREEN BUILDING CODE SECTION 4.410.
13
(E) 1'-0" SECOND FLOOR SETBACK14
1
k e y n o t e s
(E) SHINGLE ROOF
2 (N) CLASS-A SINGLE-PLY ROOF MEMBRANE
3 (E) SKYLIGHT TO REMAIN
4 (E) SKYLIGHT RELOCATED
5
(N) CLASS-A GALV. STANDING SEAM METAL
ROOF OVER UNDERLAYMENT
6
PROPERTY LINE7
(N) SKYLIGHT
NOTE: SEE WORKSHEET FOR CRITICAL POINT (CP) CALCULATIONS
1
100.84'
UPPER LEVEL
109.5' +/-
MEZZANINE LEVEL
9'-1"12
9
8'-1"
1
2
3
4
100.84'
UPPER LEVEL
109.5' +/-
MEZZANINE LEVEL
9'-1"100.65'SOUTH SIDE CORNERPROPERTY LINE100.5'NORTH SIDE CORNERPROPERTY LINE8'-1"1
5
6
2
4
6
83.19'NORTH SIDE CORNERPROPERTY LINE109.5' +/-
MEZZANINE LEVEL
100.5'NORTH SIDE CORNERPROPERTY LINE12
8
12
4
100.84'
UPPER LEVEL
100.65'SOUTH SIDE CORNERPROPERTY LINEBAYVIEW
DRIVE
MONTEREY
BLVD.
5
6
7
7
2
4
101010
EXISTING EAST ELEVATION (MONTEREY BLVD)
1/4" = 1'-0"3
EXISTING WEST SECTION/ELEVATION
1/4" = 1'-0"2
EXISTING NORTH ELEVATION
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXTERIOR
ELEVATIONS
A4.01
1
k e y n o t e s
(E) FIRE RETARDANT WOOD SHAKE ROOFING
2 (E) GUTTER
3 (E) DOWN SPOUT
4 (E) WOOD SHAKE SIDING
5 (E) SKYLIGHTS
6 (E) WOOD GUARDRAIL
8 (E) METAL GUTTER
7 (E) GLASS BLOCKS
9 (E) 42" OPEN RAIL W/ 1'-4" x 3'-6" HIGH
CONCRETE PILASTERS @ 6'-0" O.C.
10 (E) 6x14 GARAGE VENT
91.005'
YARD LEVEL
100.84'
UPPER LEVEL
100.5'NORTH SIDE CORNERPROPERTY LINE100.65'SOUTH SIDE CORNERPROPERTY LINE83.85'
LOWER LEVEL
92.96'
MASTER BEDROOM
83.19'NORTH SIDE CORNERPROPERTY LINE83.14'SOUTH SIDE CORNER109.5' +/-
MEZZANINE LEVEL
7'-634"12
4
12
8
PROPERTY LINEBAYVIEW
DRIVE
MONTEREY
BLVD.
1
8
5
2
4
6
910
EXISTING SOUTH ELEVATION
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXTERIOR
ELEVATIONS
A4.02
1
k e y n o t e s
(E) FIRE RETARDANT WOOD SHAKE ROOFING
2 (E) GUTTER
3 (E) DOWN SPOUT
4 (E) WOOD SHAKE SIDING
5 (E) SKYLIGHTS
6 (E) WOOD GUARDRAIL
8 (E) METAL GUTTER
7 (E) GLASS BLOCKS
9 (E) 42" OPEN RAIL W/ 1'-4" x 3'-6" HIGH
CONCRETE PILASTERS @ 6'-0" O.C.
10 (E) 6x14 GARAGE VENT
PROPERTY LINE100.5'NORTH SIDE CORNER8
100.84'
UPPER LEVEL
83.19'NORTH SIDE CORNERPROPERTY LINE109.5' +/-
MEZZANINE LEVEL
PROPERTY LINE12
1.75 +/-
12
100.65'SOUTH SIDE CORNER8'-0" +/-30'-0"30'-0"1
A5.01
2
A5.02
(E)
(E)
(E)(E)
(E)
(E)
(E)
(E)
(E)
MAX. HEIGHT LINE
3'-6"PROPERTY LINEPROPERTY LINEMONTEREY
BLVD.
BAYVIEW
DRIVE
(E) RIDGE
CP-3
ACT-118.6'
CP-1 120.0 MAX.
2
2
24
9
4
7
25
12
20
10
5
1
A9.03
2
2
8
25
8
25
D
109.5'+/-
MEZZANINE LEVEL
100.84'
UPPER LEVEL
9
12
H F E C AB5'-0"42" MIN.305
2
A5.01
91.005 F.F.
YARD LEVEL
1727 MONTEREY BLVD(E) 1725 MONTEREY BLVD TO BE MERGED W/ 1727PROPERTY LINEPROPERTY LINESET BACKSET BACK
5'-0" MIN
OPT'L RAIL DESIGN OPT'L WALL DESIGN
12
2
2
2
16
2
9
8
25 UNIT 2UNIT 1UNIT 2UNIT 129
PROPOSED NORTH ELEVATION
1/4" = 1'-0"2
PROPOSED EAST ELEVATION (MONTEREY BLVD)
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXTERIOR
ELEVATIONS
A4.03
14 (N) ALUMINUM CLAD WINDOWS AND DOORS
15 (N) TRIM BOARD
16 (N) STONE VENEER
17 (E) OVERHEAD DOOR
19 (N) METAL HANDRAIL 36"; TYP.
18 (N) METAL CANOPY ROOF
20 (N) SINGLE PLY ROOFING-CLASS-A
22 (N) EXTERIOR LIGHTS PER OWNER
21 (N) OUTDOOR ISOKERN FIREPLACE
8 (N) FINISH GRADE
7 (N) 3" DIAMETER GALV. DOWNSPOUTS
9 (N) GUARDRAIL WITH TOP & BOTTOM RAIL &
PICKETS EQUALLY SPACED. (SHALL NOT
PERMIT PASSAGE OF 4" DIA. SPHERE)
10 (N) STEEL COLUMN
11 (N) STANDING SEAM METAL ROOF OVER
UNDERLAYMENT
13 WOOD RAKE TO MATCH (E)
12 KEEP (E) RAKE LINE
1 (E) WOOD SHAKE SIDING
2 (N) CEMENT BOARD & BATTEN SIDING
3 (N) PHOTOVOLTIAC SOLAR PANELS
4 (E) UNDER FLOOR VENTS
5 (E) STUCCO
6 (N) STUCCO TO MATCH (E)
23 (N) WATER FEATURE AND (N) SPA
24 (N) GALV. GUTTER
25 (E) GRADE
26 (E) FIRE RETARDANT WOOD SHAKE ROOFING
27
(N) RETAINING WALL28
(N) ROLL-UP METAL DOOR
(N) 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.
29
(N) 42" HIGH WALL30
1
1
1
123451A2A3A A B DC E HF J
STORAGE
123451A2A3A
EXISTING
F/P
AREA
BBQ
AREA
LOWER TERRACE
12
2
(N) UNCOVERED PARKING 8'-0"8'-0"18'-0" UNCOVERED PARKING SPACE
ENTRY DECK
(N) ADDITION
101
102
201
301
103
202
302
301
200
PROPERTY LINE2
A5.02
2
A5.02
1
A5.02
3
A5.02
(E)
5'-0" MIN
30'-0"PROPERTY LINE83.14'SOUTH SIDE CORNER99.21'SOUTH SIDE CORNER9'-0"83.14'SOUTH CORNER30'-0"MAX. HEIGHT LINE
30'-0"MAX. HEIGHT LINE
99.21'SOUTH CORNERPROPERTY LINE30'-0"1727 MONTEREY BLVD (E) 1725 MONTEREY BLVD TO BE MERGED W/ 1727
UPPER LEVEL
100.84 FF
YARD LEVEL
91.005 FF
82.005 FF
MASTER BEDROOM
EL 92.96 FF
LOWER LEVEL
83.85 FF
82.005 FF
UPPER LEVEL
100.84
UPPER LEVEL
100.84 FF
84.1 FF
82.005 FF
YARD LEVEL
91.055 FF
YARD LEVEL
91.005 FF3'-6"3'-6"G PROPERTY LINESET BACKPROPERTY LINESET BACK5'-0" MIN
30'-0"MAX. HEIGHT LINE
@ PROP. LINE
30'-0"BAYVIEW
DRIVE
BAYVIEW
DRIVE
ACT-113.23'
CP-1 113.48' MAX.
ACT-113.23'
CP-1 113.48' MAX.PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE83.14'SOUTH SIDE CORNER10-'0"101A 101B
2
A5.01
2
13
14
16
27
15
9
9
17
A9.03
1
A9.03
1
15
2
2
14
1616
8 25UNIT 1UNIT 229
1 2 3 4 51A2A3A
1 2 3 4 51A2A3A
(N) TOP OF ROOF RIDGE
EL 113.84
(N) BEDROOM LEVEL
82.005 FF
(N) YARD LEVEL
91.005 FF
(N) UPPER LEVEL
EL 100.84
SCORED
STUCCO FINISH
MATCH EXIST.
WOOD SHAKE SIDING
METAL/GLASS GUARDRAIL (TYP.)
METAL HANDRAIL (TYP.)
METAL CANOPY ROOF 10-'0"7'-0' +/-PLANTER
103
202
302
PROPERTY LINE2
A5.02
30'-0"PROPERTY LINE83.14'SOUTH SIDE CORNER99.21'SOUTH SIDE CORNER30'-0"MAX. HEIGHT LINE
82.005 FF
UPPER LEVEL
100.84
YARD LEVEL
91.005 FF 3'-6"BAYVIEW
DRIVE
ACT-113.23'
CP-1 113.48' MAX.PROPERTY LINEPROPERTY LINE10-'0"14
9
2
19
8
2
16
30
8
25 8
8
25
19
A9.03
2
PROPOSED WEST ELEVATION (BAYVIEW DRIVE)
1/4" = 1'-0"2
PROPOSED SOUTH ELEVATION
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXTERIOR
ELEVATIONS
A4.04
1 (E) WOOD SHAKE SIDING
2 (N) CEMENT BOARD & BATTEN SIDING
3 (N) PHOTOVOLTIAC SOLAR PANELS
4 (E) UNDER FLOOR VENTS
5 (E) STUCCO
6 (N) STUCCO TO MATCH (E)
8 (N) FINISH GRADE
7 (N) 3" DIAMETER GALV. DOWNSPOUTS
9 (N) GUARDRAIL WITH TOP & BOTTOM RAIL &
PICKETS EQUALLY SPACED. (SHALL NOT
PERMIT PASSAGE OF 4" DIA. SPHERE)
10 (N) STEEL COLUMN
11 (N) STANDING SEAM METAL ROOF OVER
UNDERLAYMENT
13 WOOD RAKE TO MATCH (E)
12 KEEP (E) RAKE LINE
14 (N) ALUMINUM CLAD WINDOWS AND DOORS
15 (N) TRIM BOARD
16 (N) STONE VENEER
17 (E) OVERHEAD DOOR
19 (N) METAL HANDRAIL 36"; TYP.
18 (N) METAL CANOPY ROOF
20 (N) SINGLE PLY ROOFING-CLASS-A
22 (N) EXTERIOR LIGHTS PER OWNER
21 (N) OUTDOOR ISOKERN FIREPLACE
23 (N) WATER FEATURE AND (N) SPA
24 (N) GALV. GUTTER
25 (E) GRADE
26 (E) FIRE RETARDANT WOOD SHAKE ROOFING
27
(N) RETAINING WALL28
(N) ROLL-UP METAL DOOR
(N) 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.
29
(N) 42" HIGH WALL30
1
1
1
STORAGE
123451A2A3A
F/P
AREA
BBQ
AREA
LOWER TERRACE 8'-0"18'-0" UNCOVERED PARKING SPACE
ENTRY DECK
301
2
A5.02
30'-0"MAX. HEIGHT LINE
99.21'SOUTH CORNERPROPERTY LINE30'-0" UPPER LEVEL
100.84 FF
84.1 FF
82.005 FF
YARD LEVEL
91.055 FF3'-6"BAYVIEW
DRIVEPROPERTY LINEPROPERTY LINE83.14'SOUTH SIDE CORNER2
9
16
916
11
916
3
A9.01
2
A9.03
1
A9.01
1
A9.03
1
A9.03
8
8
H FJ E D C B A8'-0"303
201
REF.
5'-0" MIN.PROPERTY LINEF/P
1
A5.02
8'-0"3
A5.02
9'-0"12
2
UPPER LEVEL
100.84 FF
YARD LEVEL
91.005 FF
82.005 FF SETBACKPROPERTY LINESET BACK2
13
14
9
9
16
2
8
8UNIT 2UNIT 11
A9.03
1
A9.03
PROPOSED EAST SECTION/ELEVATION
1/4" = 1'-0"1
PROPOSED NORTH ELEV/ SECTION
1/4" = 1'-0"2
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
EXTERIOR
ELEVATIONS
A4.05
1 (E) WOOD SHAKE SIDING
2 (N) CEMENT BOARD & BATTEN SIDING
3 (N) PHOTOVOLTIAC SOLAR PANELS
4 (E) UNDER FLOOR VENTS
5 (E) STUCCO
6 (N) STUCCO TO MATCH (E)
8 (N) FINISH GRADE
7 (N) 3" DIAMETER GALV. DOWNSPOUTS
9 (N) GUARDRAIL WITH TOP & BOTTOM RAIL &
PICKETS EQUALLY SPACED. (SHALL NOT
PERMIT PASSAGE OF 4" DIA. SPHERE)
10 (N) STEEL COLUMN
11 (N) STANDING SEAM METAL ROOF OVER
UNDERLAYMENT
13 WOOD RAKE TO MATCH (E)
12 KEEP (E) RAKE LINE
14 (N) ALUMINUM CLAD WINDOWS AND DOORS
15 (N) TRIM BOARD
16 (N) STONE VENEER
17 (E) OVERHEAD DOOR
19 (N) METAL HANDRAIL 36"; TYP.
18 (N) METAL CANOPY ROOF
20 (N) SINGLE PLY ROOFING-CLASS-A
22 (N) EXTERIOR LIGHTS PER OWNER
21 (N) OUTDOOR ISOKERN FIREPLACE
23 (N) WATER FEATURE AND (N) SPA
24 (N) GALV. GUTTER
25 (E) GRADE
26 (E) FIRE RETARDANT WOOD SHAKE ROOFING
27
(N) RETAINING WALL28
(N) ROLL-UP METAL DOOR
(N) 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.
29
(N) 42" HIGH WALL30
1
1
1
100.5'NORTH SIDE CORNERPROPERTY LINE83.19'NORTH SIDE CORNERPROPERTY LINE83.14'SOUTH SIDE CORNERPROPERTY LINESTORAGE
92.06'
MASTER BEDROOM
83.85'
LOWER LEVEL
91.005'
YARD LEVEL
109.5' +/-
MEZZANINE LEVEL
100.84'
UPPER LEVEL
121.75 +/-
UNCOVERED PARKING SPACE
ENTRY
DECK
304
205
302
204 203
202
1
A5.01
7'-0"(E)(E)
(E)(E)
(E)
MAX. HEIGHT LINE
8'-0' +/-PROPERTY LINESET BACK30'-0"30'-0"PROPERTY LINEBAYVIEW
DRIVE
ACT-118.6'
CP-2 120.00 MAX.
(E) RIDGE
CP-3
2
2
20
10
26
2
28
2
26
26
9
3
A9.01
1
A9.01
1
A9.0116
2
16
9
25
8
25
(E) BLDG
100.5'NORTH SIDE CORNERPROPERTY LINE100.65'SOUTH SIDE CORNERPROPERTY LINE100.84'
UPPER LEVEL
91.005'
YARD LEVEL
109.5'+/-
MEZZANINE LEVEL
304 303
401401
203
2
A5.01
7'-0" +/-7'-0" +/-(E)PROPERTY LINESET BACKPROPERTY LINESET BACK5'-0" MIN
2 16
26
20
10
9
2
23
3
A9.01
1
A9.03
10
2
9
19
9
3
8UNIT 1UNIT 2A4.06
PROPOSED WEST SECTION/ELEVATION
1/4" = 1'-0"1
PROPOSED SOUTH SECTION/ELEVATION
1/4" = 1'-0"2
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
11 (N) STANDING SEAM METAL ROOF OVER
UNDERLAYMENT
13 WOOD RAKE TO MATCH (E)
12 KEEP (E) RAKE LINE
14 (N) ALUMINUM CLAD WINDOWS AND DOORS
15 (N) TRIM BOARD
16 (N) STONE VENEER
17 (E) OVERHEAD DOOR
19 (N) METAL HANDRAIL 36"; TYP.
18 (N) METAL CANOPY ROOF
20 (N) SINGLE PLY ROOFING-CLASS-A
22 (N) EXTERIOR LIGHTS PER OWNER
21 (N) OUTDOOR ISOKERN FIREPLACE
23 (N) WATER FEATURE AND (N) SPA
24 (N) GALV. GUTTER
25 (E) GRADE
26 (E) FIRE RETARDANT WOOD SHAKE ROOFING
27
(N) RETAINING WALL28
(N) ROLL-UP METAL DOOR
(N) 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.
29
(N) 42" HIGH WALL30
1
1
1 (E) WOOD SHAKE SIDING
2 (N) CEMENT BOARD & BATTEN SIDING
3 (N) PHOTOVOLTIAC SOLAR PANELS
4 (E) UNDER FLOOR VENTS
5 (E) STUCCO
6 (N) STUCCO TO MATCH (E)
8 (N) FINISH GRADE
7 (N) 3" DIAMETER GALV. DOWNSPOUTS
9 (N) GUARDRAIL WITH TOP & BOTTOM RAIL &
PICKETS EQUALLY SPACED. (SHALL NOT
PERMIT PASSAGE OF 4" DIA. SPHERE)
10 (N) STEEL COLUMN
1
91.0'
YARD LEVEL
100.84'
UPPER LEVEL
100.5'NORTH SIDE CORNERPROPERTY LINE100.65'SOUTH SIDE CORNERPROPERTY LINE84.5'
LOWER LEVEL
83.85'
LOWER LEVEL
STORAGE
92.96'
MASTER BEDROOM
GARAGE
7'-0"EXISTING FOUNDATION7'-10"84.0'NORTH SIDE CORNERPROPERTY LINE84.0'SOUTH SIDE CORNER8'-0"MIN. CLR HT.MASTER BATHROOM WALK IN CLOSET SOLARIUM
HALL
109.5' +/-
MEZZANINE LEVEL
8'-0"MIN. CLR HT. 8'-0" +/-STO
LINE OF CEILING BEYOND
12
8
12
1.75
(E) 8'-0"12
8
7'-634"2'-2"7'-5"FIRE PLACE
(N) MEDIA RM.
(N) DECK
3'-6"ADDITION
BEDROOM
# 3TOILETSH.CL
3
A9.02 13
14
10
11
12
91.0 FF
YARD LEVEL
100.84'
UPPER LEVEL
83.85'
LOWER LEVEL
109.5' +/-
MEZZANINE LEVEL
BEDROOM #2
STO.
CRAWL SPACE
(N) FOOTING.8'-7" +/-8'-1"LIVING RM 8'-0"LOWER TERRACE
(E) FOOTING.
CRAWL SPACE
SLOPE ROOF EXTENSION 3'-6"ADDITION
3
A9.01
2
A9.01
1
A9.03
14
A5.01
UNIT 1 - SECTION
1/4" = 1'-0"2
UNIT 1 - SECTION
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
1
k e y n o t e s
ICYNENE INSULATION
2 R-13 BATT INSULATION
3 R-19 BATT INSULATION
4 WATERPROOFING AND FRENCH DRAIN SYSTEM
5 SEE STRUCTURAL DRAWINGS
6 36 " HIGH HANDRAIL
7 CEILING FINISH PER OWNER
8 TEMPERED GLASS
1
1
9 42" HIGH GUARDRAIL
10 (E) SHAKE ROOF FIX
11 (E) 5/8" TYPE X DRYWALL THROUGHOUT
12 4" CONCRETE SLAB
13 EXPOSED WOOD DECKING
14 WATERPROOF TRAFFIC SURFACE
1
JHFEDCBA
109.84'
TOP OF PLATE
100.84'
UPPER FLOOR
91.005'
YARD LEVEL
82.00'
BEDROOM
84.1
LOWER FLOOR F.L.9'-0"9'-10"9'-0"(N) BEDROOM
(N) LIVING SPACE
(N) LOUNGE AREA
(N) STORAGE
(N) ENTRY DECK
(E) GARAGE
(E) CLOSET (E) HALL
ADDITIONADDITION
12
2
VIEW
DECK
3'-6" 3'-6"PROPERTY LINESETBACK LINE 5'-0"
(N) EQUIP'T AREA
2 8
8
5
A9.02
1
A9.01
6
A9.02
6
9
9
1 2 3 41A2A3A
82.00'
BEDROOM LEVEL
91.00'
YARD LEVEL
100.84'
UPPER LEVEL
109.84'
TOP OF PLATE
9'-10"9'-0"9'-0"(N) BEDROOM
(N) LIVING SPACE
(N) LOUNGE AREA
SKYLIGHT
7'-10" +/-8'-8" +/- 3'-6"(N) BATH
(N) WORK RM
1 7
4
7
A9.03
1
A9.02
9
12341A2A3A
82.00'
BEDROOM LEVEL F.L.
91.005'
YARD LEVEL
100.84'
UPPER LEVEL
(N) BEDROOM
(N) LIVING SPACE
(N) LOUNGE AREA
(N) WORKROOM
7'-10" +/-7'-4" +/-WINE
8'-0" +/-(N) ELEV.8'-8" +/-BBQ
AREA
PR.
F/P
AREA MECH. SPACE8
7
9
9
6
6
8
1
A5.02
UNIT 2 - SECTION
1/4" = 1'-0"2
UNIT 2 - SECTION
1/4" = 1'-0"1
p r i n t / r e v i s i o n
p r o j e c t t e a m
P H | 8 0 5 . 9 6 3 . 2 1 0 0
F X | 8 0 5 . 9 6 3 . 2 3 0 0
4 2 0 EAST HALEY STREET
SANTA BARBARA|CALIFORNIA 93101
p r o j e c t i n f o
c o p y r i g h t: All ideas, designs, and drawings included within these documents are the sole ownership of AB DESIGN STUDIO,INC. and are solely instruments of service for the construction of this project. They are not to be traced,copied, scanned, reprinted, reproduced, or otherwise used without the expressed andwritten consent of AB DESIGN STUDIO, INC. All copies to be returned to AB DESIGN STUDIO, INC. unless specific arrangements have been made in writing between AB DESIGN STUDIO, INC. and its clients, consultants, etc. All rights reserved per California Law and Title 17, U.S. Code. AB design studio, inc.|PROJECT - 1336.00|
1727 MONTEREY BLVD.
|PROJECT ADDRESS|
1727 MONTEREY BLVD
HERMOSA BEACH, CA
|OWNER CONTACT|
CAROLINE & GLENN PAYNE
310 | 629-9313
|CONTRACTOR|
TO BE SELECTED
|ELECTRICAL ENGINEER|
|07.08.14|
BUILDING PERMIT SUBMITTAL
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
JASON GOTSIS
RAINVILLE DESIGN STUDIO
LANDSCAPE DESIGN + STUDIO
1632 AVIATON BOULEVARD
REDONDO BEACH CA
310-378-2650
MIRIAM RAINVILLE
JMPE ELECTRICAL ENGINEERS
156 W. ALAMAR AVE
SANTA BARBARA CA
805-569-9216
805-569-2405
JOHN MALONEY
|LANDSCAPE ARCHITECT|
|STRUCTURAL ENGINEER|
|CIVIL ENGINEER|
6 January 2015
A B d e s i g n s t u d i o ,i n c .
p l o t s t a m p licen s e d arch
i
t
ect state
of ca l i f o r nia CLAY RO B E R T JAMES AU
RELL RENE
WA
L DAT E | 0 4.30.15 C - 3 0 9 2 6
ASHLEY VANCE ENGINEERING INC
924 CHAPALA STREET, SUITE D
SANTA BARBARA CA
805-962-9662
805-545-0010
PAUL BELMONT
GROVER HOLLINGSWORTH AND
ASSOCIATES INC
31129 VIA COLINAS, SUITE 707
WESTLAKE VILLAGE CA
818-889-0844
818-889-4170
JARED M. LITTLE
|SOILS ENGINEER|
DENN ENGINEERS
3914 DEL AMO BLVD., SUITE 921
TORRANCE CA
310-542-9433
GEORGE SHWEIRI
|SURVEYOR|
|12.03.14|
PLANNING SUBMITTAL
|1.6.15|
PC. PERMIT RESUBMITTAL1
UNIT 2 - SECTION
1/4" = 1'-0"3
1
k e y n o t e s
ICYNENE INSULATION
2 R-13 BATT INSULATION
3 R-19 BATT INSULATION
4 WATERPROOFING AND FRENCH DRAIN SYSTEM
5 SEE STRUCTURAL DRAWINGS
6 36 " HIGH HANDRAIL
7 CEILING FINISH PER OWNER
8 TEMPERED GLASS
9 42" HIGH GUARDRAIL
10 (E) SHAKE ROOF FIX
11 (E) 5/8" TYPE X DRYWALL THROUGHOUT
12 4" CONCRETE SLAB
13 EXPOSED WOOD DECKING
14 WATERPROOF TRAFFIC SURFACE
1
1
1
1
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.29.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
A CINNAMOMUM CAMPHORA
CAMPHOR TREE B CITRUS 'MEYER', SEMI-DWARF
MEYER LEMON, SEMI-DWARF C STIPA TENUISSIMA
MEXICAN FEATHER GRASS E SESLERIA AUTUMNALIS
AUTUMN MOOR GRASS F CYPERUS PAPYRUS
PAPYRUS G MIXED SUCCULENTS, ALOES H ACER PALMATUM
JAPANESE MAPLE J LAVANDULA 'GOODWIN CREEK'
GOODWIN CREEK LAVENDER K BEGONIA FUCHSIOIDES
FUCHSIA BEGONIA
L BRUGMANISA 'CHARLES GRIMALDI'
ANGELS TRUMPET M PITTOSPORUM TENUIFOLIUM
KOHUHU N AGROSTIS PALLENS
BENT GRASS Q OLEA EUROPAEA 'SWAN HILL
SWAN HILL OLIVE R ANIGOZANTHOS FLAVIDUS
KANGAROO PAW S SALVIA 'ALLEN CHICKERING'
ALLEN CHICKERING SALVIA T WESTRINGIA FRUTICOSA 'MORNING LIGHT'
MORNING LIGHT COAST ROSEMARY U CISTUS X PULVERENTUS 'SUNSET'
MAGENTA ROCKROSE
V AGASTACHE "ORANGE NECTAR"
HUMMINGBIRD MINT W SALVIA LEUCANTHA
MEXICAN SAGE X SENECIO SERPENS
CHALKSTICKS Y DISTICTUS BUCCINATORIA
RED TRUMPET VINE Z DYMONDIA MARGARETAE
DYMONDIA
C L
3'-0"5'-0"3'-0"3'-0"MONTEREY BLVDBAYVIEW DRIVEVIEW DECK
BRIDGE SIDEWALKPA
OPEN TO BELOW
OPEN TO BELOW
ROOF
BENCH W/ BACK
14'-2"
STONE WALL
PROPOSED
TREE
ENTRY
DINING
KITCHEN
MEDIA
ROOM
LOUNGE WORK
ROOM
ELEV
DN
DN
UP
FP
BBQ
PLANTER
BBQ DECK
WALKWAY
PLANTERPLANTERPLANTERPLANTERPLANTERPLANTER
PLANTERPLANTERPLANTERPLANTER
PAPAPA
DN
EXISTING TREE
PA
L
BENCH SEAT
Q
EXISTING TREE
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
SINK
C L
3'-0"3'-0"5'-0"3'-0"14'-2"MONTEREY BLVDBAYVIEW DRIVEUP 4'-0"DN
SPA
PATIO
GRILL
UP
POT
MOSAIC
PAVINGOPEN TO BELOW
GREEN WALL
PA
WATER STRIP
PA
SPEC. TREE
WATER WALL
W/WEIR
DN UP
UPDN
MASTER
BEDROOM
BEDROOM
MASTER
BATH W.I.C.
SOLARIUM HALL
BATH W.I.C.
BEDROOM
BEDROOM
BATH
LIVING
ROOM
KITCHEN
ELEV
PWDR FAUWATER WALLPLANTERS
LAWN
PA LIVING WALL
GRAVEL
PAD
OUTDOOR
DINING
FP
RAISED BED RAISED BED
BRIDGE ABOVE
PA
PITTOSPORUM
TENUFOLIUM
BUILDING
OVERHANG
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
UP
C L
3'-0"3'-0"3'-0"BAYVIEW DRIVEGARAGE
UP
UP
UNDERFLOOR
STORAGE
STUDIO
SUITE
ELEV
LAUNDRY
BATH
ENTRY/
FOYER
WORKSHOP
CLO UP
PA
PA
DRIVEWAY
PA
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
COVERED
VIEWING DECK
MEZZANINEDN
TOY ROOM
PWDR
OPEN TO
BELOW
POT
L
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
C L
3'-0"5'-0"3'-0"MONTEREY BLVDVIEW DECK
BRIDGE
OPEN TO BELOW
OPEN TO BELOW
ROOF
14'-2"
ENTRY
DINING
KITCHEN
MEDIA
ROOM
LOUNGE WORK
ROOM
ELEV
DN
DN
UP
FP
BBQ DECK
GG G GG G GG G
GG G GG G GG G GG G
G
G
G
G
G
G
G
G
G
M M M M M M M M M M M M M M M
M
M
M
M
M
M
M
U
U
U
U
U
U
U
U
U
U
U
U
U
U
DN
W
V
W
V
W
V
U
X
U
X
U
X
U X U
W X U
U
X
U
X
U
X
U
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C C
C C
C
C
C
C
C
C
C
C
C
C
C
C C
C C C
C C C
C C C
C C
C
C
C
C
L
C
C
C
C
C
C
C
C
C
C
C
C
C
C
CC
C
C
C
X
U
S
J
X
S
J
X
U
X
J
S
U
X
J
S
U
X
X
X
W
V
W
V
W
V
W
J
C
C
C
C
J
J
J
J
J
J
J
J
J
E
E
E
E
E
E
E
C
C
C
C
C
C
C
C
C
C
X
Q
m i r i a m r a i n v i l l e
landscape design + planning
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
SINK
C L
3'-0"3'-0"5'-0"3'-0"14'-2"MONTEREY BLVDBAYVIEW DRIVEUP
DN
SPA
PATIO
GRILL
UP
MOSAIC
PAVINGOPEN TO BELOW
WATER STRIP
DN UP
UPDN
MASTER
BEDROOM
BEDROOM
MASTER
BATH W.I.C.
SOLARIUM HALL
BATH W.I.C.
BEDROOM
BEDROOM
BATH
LIVING
ROOM
KITCHEN
ELEV
PWDR FAULAWN
PAD
OUTDOOR
DINING
FP
J J J J J J J J J J J J J J
J
J
J
J
J
J
BRIDGE ABOVE
K
K
K
K
K
K
K
K
K
KKKK
G G G G
B
F
F
F
F
F
H
MMMMMMMMMMMMMM
Z
Z
A
Z
Z
N
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
A
B
C
E
F
G
H
J
K
L
M
N
Q
S
U
V
W
X
Y
Z
LEGEND
CINNAMOMUM CAMPHORA
CITRUS 'MEYER', SEMI-DWARF
STIPA TENUISSIMA
SESLARIA AUTUMNALIS
CYPERUS PAPYRUS
MIXED SUCCULENTS, ALOES
ACER PALMATUM
LAVANDULA 'GOODWIN CREEK'
BEGONIA FUCHSIOIDES
BRUGMANSIA 'CHARLES GRIMALDI'
PITTOSPORUM TENUIFOLIUM
AGROSTIS PALLENS
OLEA EUROPAEA 'SWAN HILL', MULTI
SALVIA 'ALLEN CHICKERING'
CISTUS X PULVERENTUS 'SUNSET'
EUPHORBIA CHARACHIAS 'BRUCE'S DWARF'
BUDDLEIA DAVIDII
SENECIO SERPENS
DISTICTUS BUCCINATORIA
DYMONDIA MARGARETAE
PLANT TYPE
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
COMMON NAME WUCOLS
MED
MED
MED
MED
HIGH
LOW
MED
LOW
MED
MED
MED
LOW
LOW
VERY LOW
LOW
VERY LOW
MED
LOW
MED
LOW
ARRANGEMENTQTYSIZE
1
1
106
7
5
6
1
34
13
2
14
-
1
4
28
6
8
2
2
-
72" BOX
24" BOX
1 GAL
1 GAL
5 GAL
QT FLAT
15 GAL
5 GAL
5 GAL
24" BOX
15 GAL
DIRT FLAT
36" BOX
5 GAL
1 GAL
1 GAL
1 GAL
QT FLAT
15 GAL
DIRT FLAT
CAMPHOR TREE
MEYER LEMON
MEXICAN FEATHER GRASS
AUTUMN MOOR GRASS
PAPYRUS
MIXED SUCCULENTS, ALOES
JAPANESE MAPLE
GOODWIN CREEK LAVENDER
FUCHSIA BEGONIA
ANGEL'S TRUMPET
KOHUHU
BENT GRASS
SWAN HILL OLIVE, MULTI
ALLEN CHICKERING SALVIA
MAGENTA ROCKROSE
BRUCE'S DWARF SPURGE
BUTTERFLY BUSH
CHALKSTICKS
RED TRUMPET VINE (WITH TRELLIS)
DYMONIDA/NCN
UP
C L
3'-0"3'-0"3'-0"BAYVIEW DRIVEGARAGE
UP
UP
UNDERFLOOR
STORAGE
STUDIO
SUITE
ELEV
LAUNDRY
BATH
ENTRY/
FOYER
WORKSHOP
CLO UP
C C C C C C CCCCCC
C
C
C
C
C
C
DRIVEWAY
Y
Y
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
COVERED
VIEWING DECK
MEZZANINEDN
TOY ROOM
PWDR
OPEN TO
BELOW
L
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.comNOTE:ALL IDEAS, DESIGNS, ARRANGEMENTS, ANDPLANS REPRESENTED BY THIS DRAWING ARE THEPROPERTY OF RAINVILLE DESIGN STUDIOAND ARE NOT TO BE REPRODUCED, CHANGED,COPIED OR ASSIGNED TO ANY THIRD PARTYWHATSOEVER WITHOUT FIRST OBTAININGPERMISSION AND CONSENT IN WRITING FROMMIRIAM RAINVILLEDATE : 05.30.2014
SCALE : AS SHOWN
DRAWN BY : AQ
REVISION 05.19.2014
1516 PROSPECT AVE.FRONT
FRONT1516 PROSPECT AVE.
1516 PROSPECT AVE.FRONT
MANHATTAN BEACH
SUITE 6
920 MANHATTAN BEACH BLVD.
CALIFORNIA 90266
310 546 0044
office@watsonarchitect.com
310 546 9698
1
January 6, 2015
Honorable Chairman and Members of the Regular Meeting of
Hermosa Beach Planning Commission January 20, 2015
SUBJECT: SLOPE AND GRADE HEIGHT DETERMINATION S-21 #16
LOCATION: 1516 PROSPECT AVENUE
APPLICANT: DAVE WATSON DESIGN
643 CYPRESS AVENUE
HERMOSA BEACH, CA 90254
OWNER: JEFF AND JOYCE CHAPUT
1516 PROSPECT AVENUE
HERMOSA BEACH, CA 90254
REQUEST: TO DETERMINE WHETHER THE PROPERTY IS A CONVEX SLOPING LOT
AND MAY USE ALTERNATE SPOT ELEVATIONS RATHER THAN
PROPERTY CORNER ELEVATIONS ALONG THE NORTH AND SOUTH
PROPERTY LINES FOR THE PURPOSES OF DETERMINING BUILDING
HEIGHT
Recommendation:
To direct staff by minute order to allow use of alternative survey points by taking spot elevation points at
21-feet east of Prospect Avenue along the north and south property lines and subtracting the amount of fill
soils stated in the Geotechnical Engineering Investigation at boring sites B-1 and B-4.
Alternatively,
Use alternative survey points along the north and south property lines showing a convex contour that
appears to represent unaltered natural grades; or
Deny the request and use the grade from the property corner elevations and a standard straight-line
interpolation.
Background:
The applicant is requesting to use alternate points along the side property lines rather than a straight line
interpolation between the property corner points. The applicant believes the survey and topographic
profiles show a convex condition at the mid portion of the property. The applicant desires to add a
second story to the existing single-family residence and remodel the existing dwelling.
The subject lot is an interior lot between 15th Street and 16th Street, on the east side of Prospect Avenue.
The property is located within the R-1 zone with a maximum height limit of 25-feet. The subject property
is approximately 3,150 square feet, which is a typical lot size for the immediate neighborhood. As with
nearby properties on the east side of the block, the subject property fronts onto Prospect Avenue and
steeply slope upwards at the front of the lot and then, at the rear part of the lot, gradually slope upwards
Renderings
1/13/15R-1.1Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254Client RevName of File:Revisions:Pacific Office BuildingPREVIOUS DESIGN, VIEW FROM THE 21ST STREET LOOKING TOWARDS NORTHEAST
PREVIOUS DESIGN, VIEW FROM THE PCH LOOKING TOWARDS NORTHWEST
CURRENT DESIGN, VIEW FROM THE 21ST STREET LOOKING TOWARDS NORTHEAST
CURRENT DESIGN, VIEW FROM THE PCH LOOKING TOWARDS NORTHWEST
2101 Pacific Coast Highway – East & northeast views
Supplemental
Information
12a
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
FEBRUARY 17, 2015
7:00 P.M.
Project Title Public
Notice
Meeting
Date
Date
Rec’d Remarks
1906-1918 Pacific Coast Highway—6-Unit residential
Condominium project.
2/5 2/17 11/24
901 Aviation Blvd. -- Conditional Use Permit Amendment 2/5 2/17 12/17
615 7th Street— A 2-unit residential condominium project. 2/5 2/17 12/22
914 Aviation Blvd, Motion Bicycle Establishment—Mural
review
2/17 11/24
Provide semi-annual Conditional Use Permit review staff
report as an informational item (per 12/3/14 Planning
Commission action).
2/17
f:b95\cd\wpc - future agenda 1/13/15
12e
Easy Reader
Run Date: January 8, 2015 DISPLAY (at least 1/8 of Easy Reader newspaper size)
Acct: 7010-2110
City of Hermosa Beach
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public
hearing on Tuesday, January 20, 2015, to consider the following:
1. Precise Development Plan for the expansion and remodel of an existing nonconforming single-family
dwelling at 1727 Monterey Boulevard, including demolition of the existing duplex at 1723/1725 Monterey
Boulevard, resulting in an approximate 4,500 square foot attached duplex (an overall decrease of one
dwelling unit and net increase of approximately 100 square feet of floor area for the combined lots), and;
Variance to allow merging the two adjacent lots to accommodate the expansion and remodel while
maintaining a 3-foot north side yard rather than the 5-feet otherwise required by merging and increasing the
width of the lot at 1723, 1725 and 1727 Monterey Boulevard, and determination that the project is
Categorically Exempt from the California Environmental Quality Act.
2. Text amendment to the Municipal Code to consider adding provisions to allow and regulate retail
sales/display encroachments on Pier Plaza and related amendments for consistency and determination that
the project is exempt from the California Environmental Quality Act.
3. Amendment to the Outdoor Dining Design and Operational Standards for Pier Plaza per Municipal Code
Chapter 12.16 (Encroachments) and determination that the project is exempt from the California
Environmental Quality Act (continued from the November 17 and December 3, 2014 meetings).
4. Text amendment to the Municipal Code to modify provisions relating to the definition and standards for
restaurants, bars, places with live entertainment, and on-sale alcoholic beverage establishments including
the food to alcohol sales ratio and determination that the project is exempt from the California Environmental
Quality Act (continued from the November 17 and December 3, 2014 meetings).
SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the
City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254.
ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time
and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be
submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley
Drive, Hermosa Beach, CA 90254 prior to Thursday, January 15, 2015, at 12:00 noon. All written testimony by
any interested party will be accepted prior to or at the scheduled time on the agenda for the matter.
IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or
someone else raised at the public hearing described in this notice, or in written correspondence delivered to the
Community Development Department, Planning Division, at, or prior to, the public hearing.
FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310)
318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday.
Please contact a staff planner to discuss any project on the Planning Commission agenda. A copy of the staff
report(s) in the Planning Commission packet will be available for public review at the end of the business day on
Thursday, January 15, 2015, at the Hermosa Beach Police Department, Public Library, and on the City’s website at
www.hermosabch.org. Relevant Municipal Code sections are also available on the website.
Elaine Doerfling
City Clerk
f:95\cclerk\legads\display\2015\planning\pc01-20-15