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2014-03-18 PC AGENDA
1 AGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 March 18, 2014 7:00 P.M. Peter Hoffman, Chairman Kent Allen, Vice Chairman Michael Flaherty Sam Perrotti Ron Pizer 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. a. Letter from Lucy Atkinson dated February 13, 2014. Section I Consent Calendar 4. Approval of the February 18, 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. CON 14-3 / PDP 14-3 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72604 for a two-unit residential condominium project at 1111 17th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the February 18, 2014 meeting). Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to conditions, and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA). Section III Hearing 7. CON 14-4 / PDP 14-4 / PARK 14-2 – Request to extend the expiration dates of a Precise Development Plan, Parking Plan and Conditional Use Permit for a 21-Unit commercial condominium project at 2101 Pacific Coast Highway. Staff Recommended Action: To adopt a Minute Order extending the expiration dates for a Precise Development Plan, Parking Plan, and Conditional Use Permit for a 21-unit commercial condominium by two years to March 14, 2016. 8. C-36 – Semi-annual review and report on Conditional Use Permit compliance for on-sale alcoholic beverage establishments City wide. Staff Recommended Action: To receive and file the report. 3 Section IV 9. Staff Items a. Purpose, Format and Procedures for April 2nd and 10th Meetings for Public Comment on the Draft Environmental Impact Report for E&B’s Proposed Oil Drilling and Production Project. b. Memorandum regarding rotation of the Planning Commission Chairmanship. c. Report on City Council actions. d. Report on comprehensive planning processes. e. Tentative future Planning Commission agenda. f. Community Development Department activity report of January, 2014. 10. Commissioner Items 11. Adjournment (to April 2, 2014) 1 Planning Commission Action Minutes February 18, 2014 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON FEBRUARY 18, 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 7:01 P.M. by Chairman Hoffman. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Flaherty, Perrotti, Pizer, Chairman Hoffman Absent: Commissioners Allen Also Present: Ken Robertson, Community Development Director Pamela Townsend, Senior Planner Lauren Langer, Assistant City Attorney Aaron Gudelj, Assistant Planner 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I CONSENT CALENDAR 4. Approval of the January 21, 2014 action minutes ACTION: To approve the above minutes as presented. MOTION by Commissioner Perrotti, seconded by Commissioner Pizer. The motion carried, noting the absence of Commissioner Allen. 5. Resolution(s) for Consideration - None Section II Public Hearing 6. CON 14-3 / PDP 14-3 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72604 for a two-unit residential condominium project at 1111 17th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To open the public hearing and continue the public hearing to March 18, 2014. 2 Planning Commission Action Minutes February 18, 2014 ACTION: To open the public hearing and continue the public hearing to March 18, 2014. Motion by Commissioner Perrotti, seconded by Commissioner Flaherty. The motion carried, noting the absence of Commissioner Allen. 7. TEXT 14-1 -- Text amendment to the Municipal Code Title 17 (Zoning) to allow small gym/fitness/health club uses not exceeding 6,000 square feet of floor area in the M-1 (Light Manufacturing) zone citywide and amendments for consistency, including parking standards for this use (applicable to all zones), and adoption of Environmental Negative Declaration. Staff Recommended Action: To adopt the resolution recommending the City Council adopt a text amendment to define Fitness Club, Limited and allow this use in the M-1 (Light Manufacturing) Zone and amendment to parking standards for this use (applicable to all zones), and adoption of an Environmental Negative Declaration. ACTION: To adopt the resolution recommending the City Council adopt a text amendment to define Fitness Club, Limited and allow this use in the M-1 (Light Manufacturing) Zone and amendment to parking standards for this use (applicable to all zones), with modification to limit the operating hours to read “Hours of operation shall be limited to 6:00 a.m. to 9:00 p.m. daily.”, and adoption of an Environmental Negative Declaration. Motion by Commissioner Flaherty, seconded by Commissioner Perrotti. The motion carried by the following vote: AYES: Comms. Flaherty, Perrotti, Pizer NOES: Chmn. Hoffman ABSTAIN: None ABSENT: Comm. Allen 8. CUP 14-1 / PARK 14-1 -- Conditional Use Permit Amendment and Parking Plan to allow a 349 square foot outdoor dining patio, reduce hours of operation from 6:00 a.m. to 2:00 a.m., to 12:00 noon to 12:00 midnight, Monday through Wednesday and 8:00 a.m. to 2:00 a.m. Thursday through Sunday, amend the floor plan and provide parking spaces in tandem in connection with a restaurant with on-sale general alcohol at 3-11 Pier Avenue (Mermaid), and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit amendment and Parking Plan subject to conditions, and determine the project is Categorically Exempt from the California Environmental Quality Act. ACTION: To adopt the resolution approving subject Conditional Use Permit amendment and Parking Plan, and adoption of an Environmental Negative Declaration, with following modifications to Section 7: 1. No. 2 to read “The permitted hours of operation for the interior dining areas shall not exceed 12:00 p.m.8:00 a.m. to 12:00 a.m. Monday through Wednesday…” 2. No. 3 to read “…The permitted hours of operation for the outdoor dining area shall not exceed 12:00 p.m.8:00 a.m. to 11:00 p.m. dailyMonday through Wednesday, and 8:00 a.m. to 11:00 p.m. Thursday through Sunday, after which the area…” 3. No. 14.a to read “…within the interior outdoor dining area.” 3 Planning Commission Action Minutes February 18, 2014 4. No. 18.c to read “Parking shall be free from employees and patrons of the business during work hours at all times, and parking for customers of the business shall be free for the first 90 minutes.” 5. Add No. 18.f to read “Applicant shall work with Staff to incorporate landscaping at the southwest corner of the parking lot to the satisfaction of the Community Development Director.” Motion by Commissioner Perrotti, seconded by Commissioner Pizer. The motion carried by the following vote: AYES: Comms. Flaherty, Perrotti, Pizer, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: Comm. Allen 9. CON 14-1 / PDP 14-1 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72618 for a two-unit residential condominium project at 657 5th Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map subject to conditions and determine the project is Categorically Exempt from the California Environmental Quality Act. ACTION: To adopt the resolution approving subject Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72618 for a two-unit residential condominium as presented, and determining the project is Categorically Exempt from the California Environmental Quality Act. Motion by Commissioner Flaherty, seconded by Commissioner Pizer. The motion carried by the following vote: AYES: Comms. Flaherty, Perrotti, Pizer, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: Comm. Allen 10. CON 14-2 / PDP 14-2 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Tract Map No. 72447 for conversion of an existing vacant, two-story 5,709 ± commercial office building to six commercial condominiums with ground level parking at 824 1st Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action To adopt the Resolution approving the Conditional Use Permit, Precise Development Plan, and Vesting Tentative Parcel Map, subject to conditions, and determine the project is categorically exempt from the California Environmental Quality Act. ACTION: To adopt the resolution approving subject Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72447 for conversion of an existing vacant, two-story commercial office building to six commercial condominiums with ground level parking with modification to architectural projection to Section 7, No. 7.a to 4 Planning Commission Action Minutes February 18, 2014 read “Applicant shall work with Staff to minimize the architectural projection into the public right-of-way on the second floor at the north east building corner with regard for the architectural effect.”, and determining the project is Categorically Exempt from the California Environmental Quality Act. Motion by Commissioner Perrotti, seconded by Commissioner Flaherty. The motion carried by the following vote: AYES: Comms. Flaherty, Perrotti, Pizer, Chmn. Hoffman NOES: None ABSTAIN: None ABSENT: Comm. Allen Section III 11. Staff Items a. I-4 #10 -- Interpretation of whether a sign at 425 Pier Avenue (Hook & Plow) is a wall sign or a roof sign. ACTION: By minute order, the Planning Commission consensus was to determine that the subject sign is not a roof sign. b. Report on City Council actions. c. Report on comprehensive planning processes. d. Tentative future Planning Commission agenda. e. Community Development Department activity report of December, 2013. 12. Commissioner Items 13. Adjournment The meeting was formally adjourned at 9:51 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 February 18, 2014. Peter Hoffman, Chairman Ken Robertson, Secretary Date /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal xx.xx' 1 A3.0 xxx.xx' F. FL. @ xxx FLOOR: xxx.xx' ROOM xxx FFX VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT BUILDING SECTION DESIGNATION BUILDING SECTION PAGE NUMBER VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION ROOM NAME ROOM NUMBER FINISH FLOOR MATERIAL CALLOUT PROJECT TEAM TITLE SHEET N.T.S. T1.0 CONTENTS T1.0 TITLE SHEET T1.1 GENERAL NOTES SURVEY A1.0 SITE PLAN A1.0A SITE DIAGRAMS A1.1 BASEMENT FLOOR PLAN A1.2 GROUND FLOOR PLAN A1.3 SECOND FLOOR PLAN A1.4 ROOF PLAN A2.0 EXTERIOR ELEVATIONS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A2.3 EXTERIOR ELEVATIONS A3.0 BUILDING SECTIONS A3.1 BUILDING SECTIONS A3.2 BUILDING SECTIONS A3.3 BUILDING SECTIONS A3.4 BUILDING SECTIONS A3.5 BUILDING SECTIONS A3.6 BUILDING SECTIONS A9.0 CONSTRUCTION DETAILS A9.1 CONSTRUCTION DETAILS A9.2 CONSTRUCTION DETAILS E1.0 BASEMENT ELECTRICAL PLAN E1.2 FIRST FLOOR ELECTRICAL PLAN E1.3 SECOND FLOOR ELECTRICAL PLAN L1.0 LANDSCAPE PLAN AREA MAP PROJECT LOCATION: 1111 17th Street. Hermosa Beach, CA. 90254 LEGAL OWNER: 1111 17th Street LLC / Robert Salim, Manager 1516 The Strand Manhattan Beach, CA. 90266 APN: 4185-023-002 LEGAL: Portion of Lot 6 of Angeles Heights Tract in the City of Hermosa Beach, County of Los Angeles, State of California as per map recorded in Book 9 of Maps in the office of the County Recorder of said County, Lying SW'LY of the following described line and it's SE'LY prolongation beginning at a point the SE'LY line of said Lot 6 distant of the NE'LY thereon 65.1' from the most S'LY corner of said Lot 6; thence NW'LY in a direct line to a point in the NW'LY line of said Lot 6, distant NE'LY thereon 77.6' from the most W'LY corner of said Lot 6 ZONING: R2-B OCCUPANCY: R-2 / U PROJECT DESCRIPTION: A new condominium development consisting of (2) units with four bedrooms and three and one half bathrooms each. Total overall floor area for the development is 6,176.00 sq. ft. DESIGN: Daryl Olesinski, Principal O+ L BUILDING PROJECTS, LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p. (310) 390 1650 f. (310) 390 1649 e. daryl@OplusL.com PROJECT AREA PERMITS SHALL BE ISSUED FOR THE FOLLOWING: 1. SHORING 2. ENCROACHMENT INTO THE PUBLIC RIGHT OF WAY 3. ELECTRICAL 4. PLUMBING 5. MECHANICAL 6. SPRINKLER SYSTEM 7. SEWER CAP 8. SOLAR PANELS STRUCTURAL ENGINEER: McCullum Engineering Services 880 Manhattan Beach Blvd. Manhattan Beach, CA. 90266 p. (310) 944 0898 f. (310) 545 5423 e. EMengineering@verizon.net Title 24 Calculations: Troy Lindquest AES 229 North Central Ave. # 500 Glendale CA. 91203 p. (818) 246 2844 f. (818) 246-4096 e. info@aes.com Real Estate Consultant: Bunny Crour Srour & Associates 1001 6th Street # 110 Manhattan Beach CA. 90266 p. (310) 372 8433 PROJECT DATAOWNER 1111 17th Street LLC - Robert Salim, Manager 1516 The Strand Manhattan Beach, CA. 90266 PERMITTING LOT AREA: 2,910.00 SQ. FT.TOTAL BUILDING AREA: 6,176.00 SQ. FT. 1111 17TH: BASEMENT LIVING AREA GARAGE GROUND LEVEL LIVING AREA ON GRADE OPEN SPACE SECOND LEVEL LIVING AREA DECKS AND BALCONIES TOTAL LIVING AREA # O/ BEDROOMS # O/ BATHROOMS 606.00 SQ. FT. 455.00 SQ. FT. 1,162.00 SQ. FT. 0.00 SQ. FT. 865.00 SQ. FT. 206.00 SQ. FT. 2,633.00 SQ. FT. (4) 3 1/2 1113 17TH 0.00 SQ. FT. 865.00 SQ. FT. 206.00 SQ. FT. (4) ZONING INFORMATION ROOF DECK 100.00 SQ. FT.100.00 SQ. FT. 3 1/2 AREA: REQUIRED PROVIDED LOT AREA / DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: # OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAX. SLOPE FENCES / WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (/ UNIT) PRIVATE STORAGE SPACE CU. FT. / UNIT 1,750 SQ. FT.X,XXX.XX SQ. FT. 2,618.85 SQ.FT (65%)2,430.00 SQ. FT. (60.0%) 17' FROM BACK OF SIDEWALK / 5' ABOVE 5'-0" MIN.5'-0" 5'-0" GND / 3'-0" AB.5'-0" GND / 3'-0" AB. 24'-9 1/4" FROM BACK OF SIDEWALK / 6' ABOVE (2) / UNIT (2) / UNIT (1) / UNIT (1) / UNIT 25'-3 1/2"23'-9 1/4" 9'-0" X 18'-0"9'-0" X 18'-0" 16'-0"16'-0" 6.0%6.0% 600.00 SQ. FT.761.05 SQ. FT. 300.00 SQ. FT.1111 17th: 306.00 SQ. FT. 1113 17th: 306.00 SQ. FT. 200.00 CU. FT.UNIT A: 201.75 CU. FT. UNIT B: 206.20 CU. FT. GENERAL BUILDING INFORMATION TOTAL DECKS / BALCONIES 306.00 SQ. FT.306.00 SQ. FT. CITY OF HERMOSA BEACH DEPARTMENT OF PUBLIC WORKS NOTES: BASEMENT QUALIFICATION CALCULATION 1ST LEVEL F.F. ELEVATION LINEAL FEET OR PERMITER 90.14' 204.09 L. FT. LINEAL FEET < 6' FROM GD TO F.FL AB. % OF PERMITTER < 6' TO F.FL AB. 146.20 L. FT. 71.6% 23'-0"23'-0" > 72" (WITHIN SETBACK)60" 142'-2" SYMBOL LEGEND GEOLOGICAL ENGINEER: Norcal Engineering 10641 Humbolt St. Los Alamitos, CA. 90720 p. (562) 799 9469 f. (562) 799 9459 Professional Code The Building Designer designated below assumes "responsible control" over the content of all design instruments of service during their preparation that is ordinarily exercised by Building Designers applying the required Professional Standard of care typical of similar Professionals. _____________________________________________ Daryl Olesinski, Responsible Building Designer: AIR QUALITY VENTILATION CALCULATION UNIT A: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 2,633.00 / 100 + 7.5(5) 26.33 + 37.5 cfm = 63.83 Ventilation provided by exhaust fan in room A204 - see E1.3 UNIT B: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 2,633.00 / 100 + 7.5(5) 26.33 + 37.5 cfm = 63.83 Ventilation provided by exhaust fan in room B204 - see E1.2 All calculations are based upon 2010 California Energy Code, Section 150(o), Equation 4-1 606.00 SQ. FT. 455.00 SQ. FT. 1,162.00 SQ. FT. 2,633.00 SQ. FT. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal NOTE: IF ANY DISCREPANCIES OCCUR BETWEEN THESE NOTES AND NOTES WITHIN THE PROJECT MANUAL, THE NOTES WITHIN THE PROJECT MANUAL SUPERCEDE DRAWINGS NOTES. 1. The word "Contractor" means the General Contractor, and where applicable by trade, Subcontractors. 2. Contractor shall be responsible for reviewing all notes prior to finalizing construction contract. 3. The specifications, general conditions and all issued addenda and change orders are part of the design drawings. 4. All construction and details shall be completed in full compliance with the California uniform building code and all other applicable codes and requirements. 5. The General Contractor shall maintain a full set of drawings and specifications and all required permits on the job site at all times. They shall be made available to the Designer and Owner at request. 6. Prior to finalizing contract prices, Contractor shall be responsible for reviewing and coordinating all notes and drawings to include any subcontract requirements or information which may not be indicated on subcontractor's sheets or notes, but which are indicated elsewhere in the construction documents. 7. The contractor (and his sub-contractors) shall study and compare the contract documents and shall at once report to the architect in writing all errors, inconsistencies or omissions discovered and verify all dimensions on site prior to commencing the work. If the contractor proceeds with any of the work so affected without written instructions of the Designer, the contractor shall make good at his own cost any resulting error, damage, defects, or time delays so caused. The contractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 8. Contractor shall provide a blanket one-year guarantee for the total job with the separate guarantee for specific trades/equipment items, with the names of local representatives to be contracted for service. Provide operating and maintenance brochures as required. 9. Contractor shall provide one marked up print drawing indicating all differences, changes, ect., actual locations of concealed work, before final inspection. 10. Where specified items are mentioned, the contractor may submit alternate materials for approval by the architect. Package to contain brochure, cut sheets, specifications, costs, availability, references, ect… contractor to reimburse Designer for time spent evaluating alternatives or substitutions. 11. Written dimensions on drawings shall take precedence over dimensions scaled from drawings. 12. The Designer will submit contract documents for "plan check" and make any necessary corrections. The owner will pay charges, fees and assessments levied by public authorities for connection to the public sewer. 13. Contractor shall consult with representatives of applicable utilities, including gas, water, power, sewer, telephone, and cable television and determine exact locations and availability of utilities and determine the condition of existing service prior to commencing work or connecting utilities. 14. Contractor shall provide all walls, terraces, walks, and drives as shown on plans and also provide any expansion joints, curbs, etc. that may be required for durable construction to be approved by the Design Professional. 15. Contractor to stake out all works as shown on plans, confirm existing conditions and property line locations, and verify compliance with setbacks and clearances required by code. 16. Improvements on the site, work in progress, stored materials, and public and private improvements on property adjacent to the site, shall be protected by the contractor from damage arising from the work. All damage so occurring shall be repaired or replaced by the contractor at no cost to the owner. 17. Submittal documents for deferred submittal items shall be submitted to the Design Professional or engineer of record who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the building official. 18. Structural observation by the engineer shall be preformed. A statement in writing shall be given to the building official, stating that site visits have been made and whether or not any observed deficiencies have been corrected to conform to the approved plans and specifications. 19. Contractor shall correlate work between design drawings and specifications and consultant drawings and specifications. 20. Contractor shall confirm any discrepancies between drawings or specs and job site conditions with Design Professional prior to starting portions of the work affected. 21. Written dimensions shall prevail over scaled dimensions on drawings. In no event is dimension to be scaled off the drawings without prior approval from the Design Professional. 22. Dimensions marked "clear" are not adjustable without the authorization of the architect. 23. Details are intended to show final affect of parts of construction. Minor modifications may be required to suit particular job site dimensions or conditions and shall be included within the scope of the work and Construction Contract. Any modifications required in details are to be first reviewed and confirmed with the Design Professional prior to construction. 24. Contractor shall review all items noted "verify or confirm with owner or Designer" which might affect costs prior to finalizing construction contract and subcontractors, and shall confirm final decisions regarding selection, materials, color, finish or other specifications not yet decided regarding these items. Contractor shall include the cost of these items within the original contract price. 25. Unless items are specifically itemized as not included in contract (NIC), they will be assumed to be included in the estimate or contract price. 26. The Design Professional, prior to the commencement of the work must approve all change orders in writing. Otherwise the contractor will take full responsibility for all the costs. Contractor shall immediately notify the Owner of any extra costs arising from the execution of his contract or subcontracts and shall receive Owner's written approval of it prior to doing the work. 27. Design work is the responsibility of the architect and any design changes made by the contractor shall be the full responsibility and liability of the contractor. 28. Contractor shall be responsible for supervising that all general and subcontract work is being accomplished according to the most current construction documents, including revisions. The contractor shall also be responsible for the coordination of work of subcontractors under separate contract with the owner. 29. Four sets of shop drawings shall be submitted to the Design Professional for approval. All shop drawings will require at least 10 working days for design review. 30. Contractor shall provide proper ventilation, clearances, and fire protection for all new fireplaces, ovens, hot water heaters, furnaces, vents and flues as required by the drawings, specifications and code. 31. Details marked "(typical)" shall apply in all cases, unless specifically noted otherwise. Where no detail is shown, construction shall be as shown for other similar work. 32. All unspecified materials shall be new first line products of a recognized manufacturer. No substitutions from specifications shall be used unless approved by the architect. If available, manufacturers guarantee shall be provided in writing. 33. A separate permit shall be secured for all electrical, plumbing and heating-ventilating work. 34. Licenses and permits necessary to the performance completion and approval of the work, and all inspection and other applicable fees (excluding building permit fees) shall be secured and paid for by the contractor. 35. Contractor shall have evidence of current workmen's compensation insurance coverage on file with the Department of Building and Safety in compliance with Section 3800 of the California Labor Code. 36. Contractor shall submit Haul Route Memo to Department of Building and Safety for approval. 37. The Contractor shall submit structural calculations, signed by a State Licensed Engineer, for skylight, and store front assemblies for review and approval. 38. Dimensions are to face of plywood, face of masonry, face of concrete, and to grid lines unless otherwise noted. 39. All insulation materials shall be certified by the manufacturer as complying with the California Quality Standards of Insulating Material. 40. No door except bathroom doors in the path of travel of a means of escape shall be less than 32 inches (71.12 cm) wide. 41. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an emergency. 42. Interior wall finishes shall have a minimum flame spread classification of III (T-42-b). 43. Overflow drains shall be connected to drain lines independent from the roof drains. 44. Mechanical ventilation system in lieu of operable windows in bathroom/toilet room/ laundry to furnish five air changes per hour direct to the outside is required. (1205-a) 45. Glazing and insulation shall conform to the State Energy Insulation Standards. 46. Provide a 1-hour fire resistive occupancy separation per Building Code Table 5B or Title 24, Table 5B. 47. Fire resistive assemblies for protection of openings to comply with Building Code #4306 or Title 24, #4306. 48. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Building Code #3304(c), Fire Code #12.104, or Title 24, #2-3303 (c). 49. Width and height of required exit doorways to comply with Building Code #3304(e) or Title 24, #2-3303(e). 50. Comply with Building Code #1210(a) regarding fire warning system smoke detectors. Hard wired. 51. Comply with Building Code #1204 regarding access. 52. Clearance of brush and vegetative growth will be maintained per Fire Code #11.502 and #11.503. 53. A permit from the Dept. of Public Works is required for a protection fence or canopy on or over any street or public space (91.4407). 54. No trenches or excavations 5 feet or more in depth into which a person is required to descend. 55. Contractor shall erect and maintain temporary barricades as needed for protection against accident, and shall continuously maintain adequate protection of his work and the owner's property from damage or loss arising in connection with construction. 56. G.C. shall clean glass, remove stains, spots, marks and dirt from all work, clean all hardware, remove paint spots from all surfaces, clean all fixtures and floors. 57. Temporary electric power and sanitary facilities are to be provided and paid for by the contractor. 58. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery or any other item. 59. Contractor shall protect all floor surfaces from damage and equip mobile equipment with pneumatic tires. 60. All metal flashing, gutter, and downspout joints shall be lapped, joined, and sealed so that they are water tight and provide for positive water flow. 61. Contractor shall arrange with the necessary utility companies to connect utilities underground. 62. When demolition is required on site all debris must be removed from the site at the expense of the contractor and a demolition permit must be obtained by a licensed wrecking contractor (class c-21), or by a licensed general contractor (class b-1) who is also the contractor for a new building to be erected on the same site. Contractor's license shall be verified prior to issuance of permit. FRAMING 63. In addition to any structural grade requirements, all exposed wood beams and posts shall be selected for best appearance grade, with a minimum of knots, cracks and checks. 64. Contractor shall provide access to all attic areas and plumbing as required by code and shall confirm access locations with Design Professional prior to framing. 65. Contractor shall coordinate framing with proposed locations of electrical, mechanical and plumbing work so as to avoid changes in framing which might conflict with proposed equipment, fixture of diffuser locations. 66. Provide framed openings for medicine cabinets during rough framing, confirming size, location and heights of openings with Design Professional prior to construction. 67. Provide blocking as required for cabinets, toilet paper holders, towel bars and other specialty items. 68. All exposed wood beams, decking or other members installed prior to enclosing the building envelope and completing roof membrane shall be protected during construction against moisture, staining and other damage by protecting with weatherproof plastic wrappers and additional protective measures as may be required. STRUCTURAL 69. All welding to be done by welders certified by the appropriate city building department. 70. Glued-laminated lumber shall be fabricated in accordance with uniform building code standard no. 25-10. Exposed structural glued-laminated lumber shall be moisture-resistant treated wood or wood of natural resistance to decay. 71. All posts, plates, sleepers, etc. bearing on or embedded in concrete or masonry shall be pressure treated lumber. ROOF, ROOF FLASHING AND DRAINAGE 72. Contractor and Roofing Contractor shall furnish an unconditional written guarantee to Owner covering all materials and installation of new roofing, flashings and membranes for a period of 10 years following final completion of construction. 73. Contractor shall employ a qualified independent inspection service for inspection of the roof installation, including any insulation and flashings, and shall confirm arrangements with Owner, Design Professional, manufacturer's representative and roofing contractor prior to construction. 74. All built up or single-ply membrane roof areas shall have minimum 1/4" per foot pitch to drains for spans up to 20'-0", 1/2" per foot for spans over 20'-0". Emergency overflow scuppers or drains shall be installed with outlets 2" above principal roof drains, and shall be independent of principal roof drains or gutters. 75. All roofs, parapets, chimney and other flashings shall be installed so that they are watertight. Notify Design Professional of any points where water or moisture may penetrate for additional water protective measures. 76. All scuppers, gutters, downspouts, leader boxes or other sheet metal work shall be properly flashed and shall have welded or sealed waterproof joints. All bends, seams, splices, or other connections shall be straight, smooth and continuous without dimples or dents. Unless specified, sheet metal gauge shall be sufficient to withstand denting or bending. 77. Provide galvanic or bituminous insulation as approved by Design Professional between dissimilar metals. 78. Unless otherwise noted, all concealed interior roof drain downspouts shall be PVC schedule 40, min. 4" diameter or larger as specified sufficient to handle roof areas. All connections shall be watertight.. DOORS, WINDOWS 79. Exit doors must open over a landing not more than 1/2" below the threshold. 80. Glazed openings within 40"of a door lock shall be tempered glass. 81. All glazing in shower areas shall be of approved shatter resistant material. 82. Shower areas shall be finished with a hard non-absorptive surface to a height of 70" above drain inlet. 83. See ENERGY section for additional information regarding weather-stripping, etc. 84. Glass doors, adjacent panels, and all glazed openings within 18" of the adjacent floor shall be of glass approved for impact hazard 91.1711(d) (hsc 25997 eff. 3/4/72). All glazing to be fully tempered glass with no bugs or tong marks and should be accompanied by written certificates indicating tempering. 85. Wood flush-type doors shall be 1 3/8" thick minimum with solid core construction. 91.6709.1 -Door stops of in-swinging doors shall be one-piece construction with the jamb or joined by rabbet ot the jamb. 91.6709.4 86. All pin-type door hinges accessible from the outside shall have non-removable hinge pins. Hinges shall have min. 1/4" dia. steel jamb stud with 1/4" min. protection. The strike plate for the latches and the holding devise for the projecting dead bolts in wood construction wall shall be secured to the jamb and the wall framing with screws no less than 2-1/2" long. 91.6709.5, 91.6709.7 87. Provide dead bolts with hardened inserts: deadlocking latch with key-operated locks on exterior. Locks must be openable from inside without key, special knowledge or special effort (latch not required in B, F, and S occupancies. 91.6709.2 88. Straight dead bolts shall have a min. throw of 1" and an embedment of not less than 5/8", and a hook-shaped or an expanding-lug dead bolt shall have a minimum throw of 3/4". 91.6709.2 89. The use of a locking system which consists of a deadlocking latch operated by a doorknob and a deadbolt operated by a non -removable thumb turn which is independant of the deadlocking latch and which must be seperatly operated, shall not be considered as a system which requires special knowledge or effort when used in dwelling units. The door knob and the thumb turn which operates the deadbolt shall not be seperated by more than 8 inches. 90. Wood panel type doors must have panels at least 9/16 in. thick with shaped portions not less than 1/4 in. thick and indvidual panels must be no more than 300 sq. in. in area. Mullions shall be considered part of adjacent panels except mullions not over 18 in. long may have an overall width not less than 3 inches in width. 91. Sliding doors shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 91.6710 92. Sliding glass doors shall be equipped with locking devises and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.1 93. Metal or wooden overhead or sliding doors shall be secured with a cylinder lock, padlock with a min. 9/32" diameter hardened steel shackle and bolted, hardened steel hasps, metal slide board, bolt or equivalent device unless secured electrically operated. 91.6711 94. Provide metal guides at top and bottom of metal accordian grate or grill-type doors and cylinder locks or padlocks. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 91.6712 95. Sliding windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open positiion. 91.6715.1 96. Sliding windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.2 MISCELLANEOUS 97. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 98. All grading shall be accomplished in accordance with the uniform building code. All excess excavated material resulting from grading shall be removed from the site by the contractor. 99. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of 1972 ansi a134.1, a134.2, a134.3, and a134.4. SECURITY NOTES All openings marked by the symbol * on the door/window schedule are security openings and the following requirments shall apply: 100. Sliding doors and windows shall be provided with a device in the upper channel or the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 101. Swinging doors. 102. Doorstops of in-swinging doors shall be of one-piece construction with the jamb or be provided with some device to prevent the door from being opened should the stop be removed. 103. Stops on out-swinging doors to be one-piece construction or fastened wih 3/4" screws 6" o.c. 104. All pin-type hinges that are accessible from outside the secured area when the door is closed shall have non-removable hinge pins. In addition, they shall have a minimum 1/4" diameter steel jamb stud with 1/4" minimum protection. 105. The strike plate (min. 16 us gauge, stud, bronze or brass) for latches and the holding device for projecting deadbolts shall be secured to the jamb and wall framing with 2" long screws. 106. All exterior doors shall be flush-type wood doors 1-3/4" thick with solid core construction, or fully tempered glass if glass, and shall be installed with dead locking latches. Deadbolts shall have a minimum 1" throw and a minimum 5/8" embedment (straight type) and shall contain hardened inserts. Locks shall be flush, key-operated cylinders on the exterior and shall be openable without key , special knowledge, or special effort on the interior. 107. Jambs shall be installed with solid backing for a 6" vertical distance on each side of the lock strike area. 108. Trimmers shall be full door length with solid backing against sole and header plates. 109. Horizontal blocking shall be placed between studs at lock strike height for 3 stud spaces. 110. All security doors shall be equipped with locks that incorporate the following features: deadbolt with minimum 1" projection and minimum 5/8" embedment in strike plate, cylinder guard and minimum 5 pin tumbler locks, and minimum 1/4" diameter connecting screws. 111. Double doors (inactive leafs) shall be secured with both head and base flush bolts with a minimum 5/8" embedment. 112. Window provisions 113. Sliding glass windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the test specified in 91.5731 and 91.6732, LA city building code. 114. Windows and openings within 12 feet of ground level with over a 96 sq.in. area are deemed "accessible." 115. Glazing and glazed assemblies for "accessible" openings shall be certified as meeting test provisions of ubc 41-2 116. Glazing in exterior doors or within 40" of any locking mechanism shall be tempered or burglary resistant. ENERGY NOTES 117. The requirements of title 24, part 2. chapter 2-53 have been reviewed and the design submitted conforms with these regulations signed by the Design Professional. 118. The contractor shall provide the original occupant a list of heating, cooling, water heating, lighting, and conservation of solar devises installed in the building and instructions on how to use them efficiently. 119. A maintenance label shall be affixed to all equipment requiring preventative maintenance, and a copy of the maintenance instructions shall be provided for the owners use. 120. Insulation shall be certified by the manufacturer to comply with the California quality standards for insulating material. 121. After installing insulation, the installer shall post in a conspicuous location a certificate signed by the installer stating that the installation is consistent with the plans and specifications for which the building permit was issued, and conforms with the requirements of chapter 2-53. The certificate shall also state the manufacturer's name and material identification, the installed "r value," and, if loose-fill insulation, the minimum installed weight per sq.ft. consistent with the manufacturer's labeled installed design density for the desired "r value." 122. Ceiling/.roof shall be insulated (as per 2-5352 [a]) between framing members with insulation having an installed thermal resistance of r-19 or greater. 123. Wood-framed walls shall be insulated between framing members with insulation having an installed thermal resistance r-11 or greater. Framed foundation walls of heated basements or heated crawl spaces shall be insulated above the adjacent outside ground line with insulation having an installed thermal resistance of r-7. 124. All doors and windows between conditioned and unconditioned space shall be fully weather-stripped. 125. All openings in the building envelope such as frame, framing and panel joints, electrical and plumbing line openings, and masonry/wood framing joints shall be caulked or otherwise sealed to limit infiltration. 126. Manufactured doors and windows shall be certified and labeled indicating that they meet the infiltrations standards listed in table 2-53v, t-24, section2. 127. Fan or other exhaust systems exhausting air from conditioned space to the outside shall be provided with backdraft dampers to prevent air leakage. 128. Thermostatically controlled heating or cooling systems shall have an automatic thermostat with a clock mechanism which the building occupant can manually program to automatically set back the thermostat points for at least two periods within 24 hours. 129. Specify water heater size, fuel type, and that it is state listed. 130. Storage type water heaters shall be externally wrapped with insulation having an installed thermal resistance of r-12 or greater. 131. All showerheads, lavatory faucets and sink faucets shall be certified by the manufacturer as complying with the applicable California appliance efficiency standards. 132. Lamps used in luminaries for general lighting in kitchens and bathrooms shall have an efficiency of not less than 25 lumens per watt (i.e. fluorescent). Luminaries which are the only lighting in a kitchen or bathroom will be considered general lighting. Lighting to be used only for specific visual tasks or decorative effect are exempt from this requirement. Such exempt lighting includes luminaries that are meant to light only a specific task area such as a kitchen counter or sink, a dinning table, or a bathroom mirror. FINISHES, CABINETRY, RAILINGS, ETC. 133. Contractor shall submit actual material samples for Design Professional's review of all finish materials, paint and stains prior to ordering materials. 134. All window door and other opening corners shall be reinforced with expanded metal lath nailed diagonally across corner. 135. Stucco surfaces shall be straight and plumb with no wobble, wave or irregularities over the course of the wall plane. 136. Confirm stucco finish and color with Design Professional prior to finalizing estimate. 137. Unless noted otherwise, all plaster and drywall materials and installation shall be according to current U.S. Gypsum Handbook specifications and applicable code requirements. Use waterproof drywall in all bathrooms, kitchens, janitor's closets, and wet areas. 138. Interior gypsum board shall be 5/8" thickness in all areas taped and finished smooth for wall paint. All gypsum board shall be installed using flathead drywall screws only. Countersink all screw heads. 139. The use of gypsum board for tiled walls or ceilings in showers and other wet areas is prohibited. 140. The use of Wonder Board or Durock will be acceptable for backing only with Architect's written approval, and only if a waterproof membrane is installed behind board over studs. Use full sheets wherever possible to eliminate joints. Where joints are unavoidable, hold boards apart 1/8" and use 2" fiberglass tape to reinforce joints. Apply min. 1/2" thick mortar bed plus 1/8" bonding over backing surfaces. 141. Contractor shall be responsible for ordering all ceramic tile and other finish materials with enough lead time so that ordered material can be confirmed as acceptable, and any unacceptable material replaced, without delaying construction. 142. Contractor shall include in construction contract installation of all finish hardware, including but not limited to cabinet pulls, knobs, door stops, towel bars, toilet paper holders and other miscellaneous items, regardless of whether those items are supplied by Owner or an allowance. See PAINTING section for painting notes. PAINTING 143. Contractor shall include within the scope of his work preparation, priming, and finish painting of exterior walls affected by additions and remodeling and interior walls and ceilings, including doors, sash and trim work. Confirm any exposed beams, decking, cabinets or wood to be stained and/or clear sealed prior to ordering. Confirm paint, stain and finish selections and specifications with Architect, submit color samples and apply sample colors on actual surfaces to be painted for Design Professional's review prior to ordering material. 144. Before beginning, inspect all work to be painted and report to Design professional any conditions which will prevent a quality finish from being accomplished. Commencing of work by the Contractor indicates his acceptance of the surfaces. UTILITIES, PLUMBING, DRAINAGE, ETC. 145. Contractor shall consult representatives of local utilities, including gas, water, power, sewer, telephone and TV where applicable, concerning locations and availability of utilities prior to commencing work or connecting utilities, and shall be responsible for any damage to existing utility lines. Locations and elevations of all exiting and new mains and meters shall be confirmed on the record drawings. 146. Plastic drain, waste or vent pipe, where permitted, shall be A.B.S. as approved per ASTM Standard D2261-73. Waste lines inside the structure shall be fully wrapped with insulation to reduce sound through walls and ceilings. 147. Flush out new and old water supply lines prior to connecting fixtures. 148. Contractor shall maintain adequate and constant water supply to all existing plumbing fixtures, hose bibs and sprinkler systems desired by Owner during construction. 149. General Contractor shall confirm arrangements for any temporary power and telephone service with Owner prior to finalizing contract. See Electrical Plans for electrical work. 150. All plumbing lines in ceiling & walls to be cast iron. 151. Showers are to be provided with pressure balancing valves. 152. Contractor shall verify that copper water supply lines are sized to provide acceptable pressure and volume. Contractor shall connect waste lines to sewer and provide clean-outs and ventilation as required by the uniform plumbing code. All copper used shall be type k. 153. Access panel (12"x12") or utility space to be provided for all plumbing fixtures having slip joint connections. 154. Seismic gas shut off valve to be installed on each fuel gas line for new buildings. For permit information contact the plumbing division at (213) 485-2311. 155. Gas piping shall not be installed in or on the ground under any building or structure. 156. Low consumption water closets shall be installed. 157. Contractor shall provide low flush toilets (1.6 gallons/flush) and low flow showerheads. 158. Water heater must be strapped to wall, with approved strapping per UPC 510.5, strap shall be ICBO approved. MECHANICAL, SHEET METAL NOTES 159. All sheet metal work shall be in accordance with SMANA Manual standards and applicable codes. 160. The Contractor shall provide the Owner a list of the heating, cooling, ventilating, water heater and lighting systems and conservation or solar devices installed in the building and instruction on how to use them efficiently. 161. Furnish complete maintenance information. Required routine maintenance actions shall be clearly stated and incorporated on a readily accessible label. Label shall be affixed to all equipment requiring preventive maintenance, and a copy of the maintenance instruction shall be provided for the Owner's use. Contractor to provide Owner complete maintenance instructions, i.e., belt replacement, oil and lubricating along with installer's name, address and telephone number. 162. Provide submittal shop drawings and manufacturer's specifications for Design Professional's review, if equipment deviates from that specified. 163. Contractors to thoroughly clean all portions of their work, remove all debris and leave installation in perfect condition, ready for use. 164. EER rating and heating combustion efficiency rating of each HVAC unit shall comply with state requirements. 165. All furnaces, condensers, fans or other noise-producing equipment to be installed inside or on the building structure shall be mounted and insulated so as to minimize sound transmission to usable areas. Use ribbed neoprene pads, sound isolators, spring hangers and/or equivalent vibration reducing devices to isolate equipment from structure. 166. Condenser refrigerant piping in the structure shall be installed so as not to touch structure, framing or wall surfaces. Install foam rubber cushions at penetrations to separate piping from structure. 167. Insulation lining must be approved by the building department and shall meet or exceed NFPA standards. 168. Controls shall be adjustable to provide a temperature range of up to 10 degrees between full heating and cooling. 169. All bathroom and exhaust fans, range vents and built-in ovens shall be vented to the outside. Confirm all vent locations with Design Professional prior to ducting. See ENERGY Section for additional information regarding thermostats, insulation, etc. ELECTRICAL NOTES 170. Unless noted otherwise, all conduits shall be concealed in structure, attic spaces or underground. Any exceptions are to be reviewed and confirmed in writing to the Design Professional. 171. Contractor shall confirm all electrical loads and requirements for existing and new appliances, heating and air conditioning systems and other electrical equipment and fixtures prior to finalizing contract. 172. Contractor to verify that any existing service, meter, main, panel, conduits and wiring to remain are adequate. Advise Owner prior to finalizing contract of any changes required. 173. Contractor to verify clearances for all recessed fixtures and advise Design Professional of any conflicts prior to ordering. 174. Confirm fixture trim selection, diffuser and finish options with Design Professional prior to ordering. 175. All recessed fixture trims shall be gasketed and tight fitting to prevent light leaks. 176. All wiring shall be copper, in flexible or rigid conduit as specified by code. No "Romex" or other non-conduited wiring permitted when permitted by code. 177. Confirm material and color of all switches, outlets and cover plates with Design Professional prior to ordering. 178. Contractor shall provide Title 24, Form 5, if required. 179. Light controls shall be 3'-10" to center above finished floor, unless noted otherwise. 180. All wall duplex receptacles, telephone, TV, and other outlets shall be mounted 15" to top of box above finished floor, except at counters and where otherwise noted. 181. Ground fault interrupter required for all exterior outlets, bathrooms, temporary panels and other wet areas required by code. 182. Every dwelling unit shall be provided with smoke detectors conforming to U.B.C. standard 43-6. Smoke detectors shall be located in every room used for sleeping purposed and in corridors or areas giving access to such rooms. Detectors shall be mounted on the ceiling or on a wall within twelve (12) inches of the ceiling when located in a room and in the ceiling or wall at a point centrally located in the corridor or area giving access to such rooms. In an efficiency dwelling unit, the detector shall be located on the ceiling of the main room. Where sleeping rooms are on upper level, a detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located in accordance with approved manufacturer's instructions. When actuated, the detector shall provide an alarm in the dwelling unit. Confirm type and locations of all devices with Owner prior to ordering and wiring. 183. Contractor to verify fire alarm system, computer system, security system, lighting control system, stereo wiring, intercom system, low voltage landscape lighting, and other special systems or electrical requirements with Design Professional and Owner prior to finalizing contract. 184. The indoor storage of combustible materials shall be regulated in relation to arrangement, location, size of areas, height, separations and housekeeping. 185. Provide a portable fire extinguisher with a rating of not less than 2-a or 2-b 10bc within 75 feet of travel distance to all portions of the building. 186. Location of fire extinguisher to be as required fire/building inspector. 187. In each dwelling unit & guest room provide a smoke detector mounted on the ceiling or wall of each sleeping room at a point centrally located on the wall or ceiling of the hallway or room giving access to the sleeping room at the top of the stairway with sleeping rooms at the upper level. 188. Smoke detectors hardwired & interconnected per UBC. 189. The construction shall not restrict a five-foot clear and unobstructed access to any water or power distribution facilities (Power poles, pull-boxes, transformers, vaults, pumps, valves, meters, appurtenances, etc.) or to the location of hook-up. The construction shall be not within ten feet of any power lines-whether or not the lines are located on the property. Failure to comply may cause construction delays and/or additional expenses. EXITING 190. Exit door shall be openable from the inside without use of a key, special knowledge, or effort. Flush or surface bolts are prohibited. 191. Exit doorways shall not be less than 36" in width nor less than 6'-8" in height. Projections including panic hardware if required shall not reduce the opening width to less than 32" clear. STORM WATER - BEST MANAGEMENT PRACTICES This project shall implement the Best Management Practices identified on attachment "A" entitled "Minimum Requirements for Construction Projects/Certification Statement". Note: A Wet Weather Erosion Control Plan utilizing sediment and erosion control BMP's, for projects that leave disturbed soil during the rainy season (October 1 to April 15) is required. The WWECP must be prepared, for projects that have already broken ground, not less than 30 days prior to the beginning of each rainy season during which soil will be disturbed, and implemented throughout the entire rainy season. A copy of the WWECP sall be kept on the project site at all times beginning 30 days prior to the start of the rainy season through the end of the rainy season. For projects that will begin construction during the rainy season, the WWECP must be available 30 days before construction commences. The WWECP must be submitted to the Bureau of Engineering, Public Works for review and approval. GEN. NOTES N.T.S. T1.1 GENERAL NOTES CITY OF HERMOSA BEACH PLAN CHECK NOTES 1. Plans shall comply with Title 24 energy efficiency requirements and all mandatory measures. (2010 California Energy Code "Title 24") 2. Factory built fireplaces and chimneys must be listed and labeled, installed per Manufactures's instructions R1004 & R1005. Fire place shall have glass door. 3. a) CO Alarms shall be listed for compliance with UL2034, UL2075, and/or NFPA 720. [CRC R315.3] b) CO Alarms shall be interconnected such that the activation of one alarm will activate all alarms in the individual dwelling unit. [CRC R315.1.2] 4. Shower compartments and wall above bathtubs with installed shower heads shall be finished with a smooth nonabsorbent surface to a height not less than 6'-0" above the floor [CRC R307.2] 5. All new fixtures shall be water conserving CPC 402.0. 6. Dryer vent shall be a max. of 14 feet in length with (2) 90 degree bends to the exterior (CMC504.3.2). Exhaust duct shall be equipped with a back draft damper. 7. All appliances are to be Energy Star rated HBMC 15.48.020 Subsection A4.210.1 - Appliance Rating. 8. All pluming fixtures are required to be "Low Flow" fixtures HBMC 15.48.020 Subsection A4.303 - Indoor Water Use. 9. A.I.T.C certificate to be given to inspector prior to installation of glued laminated wood members. CalGreen REQUIREMENTS / 2010 MANDATORY MEASURES 1. Automatic irrigation systems controllers installed at the time of final inspection shall be weather based (4.304.1) 2. Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents (4.406.1) 3. Cover duct openings and other related distribution component openings during construction (4.504.1) 4. Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits (4.504.2.1) 5. Paints, stains and other coatings shall be compliant with VOC limits (4.504.2.2) 6. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds (4.504.2.3) Verification of compliance shall be provided. 7. Carpet and carpet systems shall be compliant with VOC limits (4.504.3) 8. Minimum 50% of floor area receiving resilient flooring shall be comply with Section 4.504.4. 9. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 4.504.5 10. Install capillary break and vapor retarder at slab on grade foundations (4.505.2) 11. Check moisture content of building materials used in wall and floor framing before enclosure (4.505.3) 12. Provide insulated louvers/covers (min R-4.2) which close when the fan is off for the whole house exhaust fans (4.507.1) 13. Duct systems are sized, designed, and equipment is selected per CalGreen Section 4.507.2. HVAC system Installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. 14. Please provide a copy of the operation and maintenance manual to the building occupant or owner addressing items 1 through 10 in CalGreen Section 4.410.1 15. Cool roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. 16. Please submit construction waste management plan per CalGreen Section 4.408.2 (or in accordance with the local ordinance). Divert a minimum of 50% of the construction waste generated at the site to recycle or salvage per Section 4.408.1. Please provide the following information on the plan. a) Identify the materials to be diverted from disposal by recycling, reuse on the project of salvage for future use or sale. b) Specify if materials will be sorted on site or mixed for transportation to a diversion facility. c) Identify the diversion facility where the material collected will be taken. d) Identify construction methods employed to reduce the amount of waste generated. e) Specify that the amount of materials diverted shall be calculated by weight or volume. Note on plan to provide documentations showing compliance with above to the building department. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal MARKER ROOM NAME FRAMEDOORH FRAME DETAILS W TYPE T SIZE TYPE GLAZING DOOR HEAD HARDWARE:HINGE SYMBOL DESCRIPTION FINISH JAMB REMARKS MANUF /#SILL DOOR SCHEDULE GARAGE 192"90"1 3/8" 84" CUSTOM OMNIA #12 S.C. SLABBATHROOM PAINTPAINT.PAINTPAINT UTILITY BEDROOM CLOSET CLOSET 84" 4 PANEL SECTIONAL LUON HARDWARE:HANDLE / PULL MANUF /# ENTRY BEDROOM CLOSET 42" 108"60" 36" 132" 84" 75"1 3/8" SC SLAB PAINT.PAINTPAINT OMNIA #12 PAINT PAINTPAINT PAINT PAINTPAINT OMNIA #12 PAINT PAINTPAINT OMNIA #12 1 3/8"ALUM.ALUM.DUAL / TEMP. PAINTSC POCKET SLIDER PAINT.PAINT PAINT OMNIA #12 BATHROOM 1/A001 2/A001 1/A003 1/A004 1/A005 1/A006 1/A007 GARAGE BEDROOM NONE NONE 1 3/8 S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET30" 30" 30" 30" 30" 30" 84" 84" 84" 84" OMNIA #12PAINTPAINT.PAINTPAINT HAGAR HAGAR S.C. SLAB S.C. SLAB S.C. SLAB PAINTPAINT.PAINTPAINT OMNIA #12HAGAR PAINTPAINT.PAINTPAINT OMNIA #12HAGAR PAINTPAINT.PAINTPAINT OMNIA #12HAGAR CUSTOMNONE NONE HAGAR HAGARPAINTPAINTPAINT HAGAR OMNIA #12 PAINT PAINTPAINT OMNIA #12HAGAR PAINT PAINTPAINT OMNIA #12HAGAR NONE NONE 1/A100 1/A101 1/A102 2/A102 1/A103 1/A105 2/A105 1/A107 2/A107 TOILET 108"SINGLE LIGHT FRENCH CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"72"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"30" 1/A201 1/A203 1/A206 LIVING ROOM KITCHEN DEN ALUM.ALUM.CLR. ANNO.STANDARD ARCADIA ALUM.ALUM.SINGLE LIGHT FRENCH STANDARD ARCADIA MORTISE OMNIA #121 3/8" 84"30"1 3/8"1/A205 POWDER HAGARPAINT 30"PAINTPAINT.PAINT PAINT3/A107 84"SC SLAB HAGAR OMNIA #12 DUAL / TEMP. DUAL / TEMP. 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET S.C. SLAB1 3/8 1 3/8 1 3/8 1 3/8 1 3/8 GARAGE 192"90"1 3/8" S.C. SLABBATHROOM PAINT. UTILITY CLOSET CLOSET 84" 4 PANEL SECTIONAL LUON1/B001 2/B001 1/B004 1/B005 1/B006 1/B007 GARAGE 1 3/8 S.C. SLAB PAINT. 30" 30" 30" 30" 30" 84" 84" 84" 84" PAINT. S.C. SLAB S.C. SLAB S.C. SLAB PAINT. PAINT. PAINT. 84"30"BEDROOM1/B003 S.C. SLAB1 3/8 1 3/8 1 3/8 1 3/8 1 3/8 CLOSET1/A008 30"84"S.C. SLAB1 3/8 PAINT. PAINT PAINTPAINT HAGARCLOSET1/B008 30"84"S.C. SLAB1 3/8 PAINT. PAINT PAINTPAINT OMNIA #12HAGAR OMNIA #12 HAGAR OMNIA #12 NONE NONE 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 84" BEDROOM BI-PASS SLIDER SC SLAB BEDROOM1/A106 2/A106 SC SLAB84"30" 84"72" 1 3/8" 1 3/8"BEDROOM BI-PASS SLIDER BATHROOM BATHROOM BATHROOM SC SLAB HAGAR OMNIA #12 OMNIA #12HAGAR BEDROOM ENTRY BEDROOM CLOSET 42" 108"60" 1 3/8"ALUM.ALUM.DUAL / TEMP. PAINTSC POCKET SLIDER PAINT.PAINT PAINTBATHROOM 1/B100 1/B101 1/B102 2/B102 1/B103 1/B105 2/B105 1/B107 2/B107 TOILET 108"SINGLE LIGHT FRENCH CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"72"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"30" 30"PAINTPAINT.PAINT PAINT3/B107 84"SC SLAB HAGAR OMNIA #12 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 84" BEDROOM BI-PASS SLIDER SC SLAB BEDROOM1/B106 2/B106 SC SLAB84"30" 84"72" 1 3/8" 1 3/8"BEDROOM BI-PASS SLIDER BATHROOM BATHROOM BATHROOM SC SLAB HAGAR OMNIA #12 OMNIA #12HAGAR 1/A204 PANTRY 1/A206 DEN 24"84"1 3/8" 84"60" 114"48" 1 3/8" 1 3/8" SINGLE LIGHT FRENCH SC SLAB PAINT.PAINTPAINT HAGARPAINT CLR. ANNO. CLR. ANNO. CLR. ANNO. MORTISE OMNIA #12 DUAL / TEMP. SINGLE LIGHT POCKET SLIDER ALUM.ALUM.CLR. ANNO.CLR. ANNO. PAINTSC POCKET SLIDER PAINT.PAINT PAINT 36" 132" 84" 75"1 3/8" SC SLAB PAINT.PAINTPAINT OMNIA #12 1/B201 1/B203 1/B206 LIVING ROOM KITCHEN DEN ALUM.ALUM.CLR. ANNO.STANDARD ARCADIA ALUM.ALUM.SINGLE LIGHT FRENCH STANDARD ARCADIA MORTISE OMNIA #121 3/8" 84"30"1 3/8"1/B205 POWDER HAGARPAINT DUAL / TEMP. DUAL / TEMP. 1/B204 PANTRY 1/B206 DEN 24"84"1 3/8" 84"60" 114"48" 1 3/8" 1 3/8" SINGLE LIGHT FRENCH SC SLAB PAINT.PAINTPAINT HAGARPAINT CLR. ANNO. CLR. ANNO. CLR. ANNO. MORTISE OMNIA #12 DUAL / TEMP. SINGLE LIGHT POCKET SLIDER ALUM.ALUM.CLR. ANNO.CLR. ANNO. PAINTSC POCKET SLIDER PAINT.PAINT PAINT DUAL / TEMP. INT. MATERIAL EXT.DESCRIPTION MARKER ROOM NAME H TYPE DETAILS W T SIZE TYPE GLAZING HEAD HARDWAREFINISH JAMB REMARKS MANUF SILL WINDOW SCHEDULE DUAL / TEMP. DUAL / TEMP. DUAL / TEMP. MANUF. BATHROOM 66"18" A/A003 BEDROOM ARCADIA DUAL / TEMP. ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. BEDROOM CASEMENT ARCADIA ARCADIA ARCADIA ARCADIA 48"66" BEDROOM ARCADIA60"108" 30" FIXED FIXED CLR. ANNO.ALUM. ALUM. ALUM. ALUM. ALUM. ARCAIDA ARCAIDA ARCAIDA ARCAIDA ARCAIDA 108" 144"36" 36"108" BATHROOM BEDROOM ROTO HANDLEARCAIDAALUM.ARCAIDA DUAL / TEMP.36" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.88"FIXED AWNING 4" 4" 4" 4"FIXED / AWNING 4" 4" 4" 4" 4" 4" 4" 4" 4" N/A N/A N/A N/A 4" ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. 4" 4"114" 93"108" BEDROOM BEDROOM LIVING ROOM N/A ARCAIDA4"60" ARCAIDA4"ALUM.ARCAIDA DUAL / TEMP. ALUM.ARCAIDA DUAL / TEMP. N/A ARCAIDA 57" ALUM.84"CASEMENT4" ARCAIDA ALUM.4" ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ROTO HANDLE ROTO HANDLE ROTO HANDLE 66" A/A004 CASEMENT A/B003 DUAL / TEMP.BATHROOM AWNINGARCADIA ALUM.ARCAIDA4"A/B004 A/A101 B/A101 C/A101 D/A101 E/A101 A/A102 80"24" FIXED / CASEMENT ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE A/A105 B/A105 A/A106 B/A106 BEDROOM CASEMENT A/A201 B/A201 C/A201 D/A201 A/A202 A/A203 A/A206 B/A206 LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN DEN 32" 96" 60" 45" 24" 58" ARCAIDA4"FIXED CASEMENT FIXED FIXED ALUM. N/A N/A ARCAIDA EGRESS WINDOW - SEE ELEVATION: 48" X 66" = 22.00 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED 48"66"48"66" 66"18" CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 48" X 66" = 22.00 SQ. FT. PROVIDED BEDROOM BEDROOM BEDROOM BEDROOM B/A107 BATHROOM 63"18"4" 66" 66" 66" 36" 88" ARCAIDA AWNING FIXED CASEMENT AWNING FIXED MITER FIXED MITER CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE ROTO HANDLE N/A ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCADIA ARCADIA BEDROOM ARCADIA60"108" 30" ALUM. ALUM. ARCAIDA ARCAIDA 108" 144"36" 36"108" BATHROOM BEDROOM ROTO HANDLEARCAIDAALUM.ARCAIDA DUAL / TEMP.36" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.88"FIXED 4"FIXED / AWNING 4" 4" 4" 4" 4" 4" 4" 4" 4" N/A N/A N/A N/A 93"108" BEDROOM BEDROOM ROTO HANDLE 66" A/B101 B/B101 C/B101 D/B101 E/B101 A/B102 80"24" FIXED / CASEMENT FIXED ROTO HANDLE A/B105 B/B105 A/B106 B/B106 BEDROOM CASEMENT EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED BEDROOM BEDROOM BEDROOM BEDROOM B/B107 BATHROOM 63"18"4" 66" 66" 66" 36" 88" ARCAIDA AWNING FIXED CASEMENT AWNING FIXED MITER FIXED MITER CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE ROTO HANDLE N/A ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED 84" 84" 84" 84" 32"CASEMENT CASEMENT CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. ROTO HANDLE ROTO HANDLE DEN DINING ROOM 60" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.FIXED4" ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. 4" 4"114" LIVING ROOM N/A ARCAIDA4"60" ARCAIDA4"ALUM.ARCAIDA DUAL / TEMP. ALUM.ARCAIDA DUAL / TEMP. N/A ARCAIDA 57" ALUM.84"CASEMENT4" ARCAIDA ALUM.4" ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP.ROTO HANDLE ROTO HANDLE A/B201 B/B201 C/B201 D/B201 A/B202 A/B203 A/B206 B/B206 LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN DEN 32" 96" 60" 45" 24" 58" ARCAIDA4"FIXED CASEMENT FIXED FIXED ALUM. N/A N/A ARCAIDA84" 84" 84" 84" 32"CASEMENT CASEMENT CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. ROTO HANDLE ROTO HANDLE DEN DINING ROOM 60" SCHEDULES N.T.S. T1.2 /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal PERFORMANCE CERTIFICATE: Residential (Part 1 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration Project Address California Energy Climate Zone Total Cond. Floor Area Addition # of Stories FIELD INSPECTION ENERGY CHECKLIST ! Yes ! No HERS Measures -- If Yes, A CF-4R must be provided per Part 2 of 5 of this form. ! Yes ! No Special Features -- If Yes, see Part 2 of 5 of this form for details. INSULATION Area Special Construction Type Cavity (ft2) Features (see Part 2 of 5) Status FENESTRATION U- Exterior Orientation Area(ft2) Factor SHGC Overhang Sidefins Shades Status HVAC SYSTEMS Qty. Heating Min. Eff Cooling Min. Eff Thermostat Status HVAC DISTRIBUTION Duct Location Heating Cooling Duct Location R-Value Status WATER HEATING Qty. Type Gallons Min. Eff Distribution Status 0.60 Wood Framed Rafter 1/29/201417th Street Condominiums ! 1111 - 1113 17th Street Hermosa Beach CA Climate Zone 06 5,266 3 Opaque Door Wall Wall Door Slab Roof Floor Wood Framed Solid Unit Masonry Unheated Slab-on-Grade Wood Framed w/o Crawl Space 3,828 961 98 1,212 2,308 1,112 None R-19 None None R-30 R-19 New New New New New New Perim = 198' n/a ! ! Left (S) Rear (W) Front (E) Left (S) Left (S) Rear (W) Skylight Skylight Right (N) 8.0 265.6 324.4 71.2 105.7 35.0 137.6 8.0 433.9 0.650 1.300 0.650 0.650 0.650 0.650 0.650 1.300 0.650 0.36 0.36 0.36 0.36 0.36 0.36 0.60 0.36 18.0 none none none none 1.0 14.0 none none none none none none none none none none none Bug Screen None Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen None Bug Screen New New New New New New New New New 13.0 SEER1 1 Central Furnace Central Furnace Split Air Conditioner Split Air Conditioner 80% AFUE 80% AFUE New New13.0 SEER Setback Setback Attic, Ceiling Ins, ventedUnit 1111 - HVAC Unit 1113 - HVAC Ducted Ducted Ducted Ducted New NewAttic, Ceiling Ins, vented 4.2 4.2 Kitchen Pipe Ins2Instant Gas 0.820 New ID: 140560 Page 3 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 PERFORMANCE CERTIFICATE: Residential (Part 2 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration SPECIAL FEATURES INSPECTION CHECKLIST The enforcement agency should pay special attention to the items specified in this checklist. These items require special written justification and documentation, and special verification to be used with the performance approach. The enforcement agency determines the adequacy of the justification, and may reject a building or design that otherwise complies based on the adequacy of the special justification and documentation submitted. HERS REQUIRED VERIFICATION Items in this section require field testing and/or verification by a certified HERS Rater. The inspector must receive a completed CF-4R form for each of the measures listed below for final to be given. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 4 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums ! PERFORMANCE CERTIFICATE: Residential (Part 3 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration ANNUAL ENERGY USE SUMMARY (kBtu/ft2-yr) Space Heating Space Cooling Fans Domestic Hot Water Pumps Totals Percent Better Than Standard: Building Front Orientation: Ext. Walls/Roof Wall Area Fenestration Area Number of Dwelling Units: Fuel Available at Site: Raised Floor Area: Slab on Grade Area: Average Ceiling Height: Fenestration Average U-Factor: TOTAL: Average SHGC: Fenestration/CFA Ratio: REMARKS STATEMENT OF COMPLIANCE This certificate of compliance lists the building features and specifications needed to comply with Title 24, Parts 1 the Administrative Regulations and Part 6 the Efficiency Standards of the California Code of Regulations. The documentation author hereby certifies that the documentation is accurate and complete. Documentation Author Company Address Name City/State/Zip Phone Signed Date The individual with overall design responsibility hereby certifies that the proposed building design represented in this set of construction documents is consistent with the other compliance forms and worksheets, with the specifications, and with any other calculations submitted with this permit application, and recognizes that compliance using duct design, duct sealing, verification of refrigerant charge, insulation installation quality, and building envelope sealing require installer testing and certification and field verification by an approved HERS rater. Designer or Owner (per Business & Professions Code) Company Address Name City/State/Zip Phone Signed License # Date 1/29/201417th Street Condominiums ! 12.04 4.77 Standard 10.17 1.41 2.11 15.61 0.00 Proposed 4.35 2.49 0.00 -0.38 Margin 5.81 -3.36 3.58 0.00 26.4 % (E) 90 deg 2.00 Natural Gas 1,112 1,212 9.1 0.65 (E) (S) (W) (N) Roof 963 1,770 1,331 1,713 2,324 1,389 71 406 462 434 16 ID: 140560 Page 5 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 29.29 23.65 5.64 BUILDING COMPLIES - NO HERS VERIFICATION REQUIRED 0.36 (818) 569-0243 Alternative Energy Systems 915 E. Tujunga Avenue Burbank, CA 91501 Troy Lindquist (310) 390-1650 O + L Building Projects 4509 Grand View Blvd. Los Angeles, CA 90066 Daryl Olesinski 19.3 % TDV 1/29/2014 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt 0.76 0.035 New Wall Wall Wall Door Slab WallBG Wall Wall Door Wall Wall Roof Floor Wall Wall Wall 0.074 0.377 0.074 0.500 0.730 0.377 0.074 0.074 0.500 0.074 0.074 0.048 0.074 0.074 0.074 R-19 4.3.1-A5 None R-19 None None None R-19 R-19 None R-19 R-19 R-30 R-19 R-19 R-19 R-19 0 180 270 270 0 0 0 90 90 180 270 0 0 0 90 180 4.3.6-F5 4.3.1-A5 4.5.1-A4 4.4.7-A1 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.3.1-A5 4.3.1-A5 4.2.2-A17 4.4.2-A4 4.3.1-A5 4.3.1-A5 4.3.1-A5 90 90 90 90 180 90 90 90 90 90 90 0 180 90 90 90 Ground Floor Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 New New New New New New New New New New New New New New New 358 130 239 167 18 606 265 130 214 32 117 297 556 79 201 400 180 NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default NFRC NFRC NFRC 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.60 0.36 0.36 0.36 NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default NFRC NFRC NFRC 180 180 180 270 270 90 180 180 180 270 270 0 0 0 0 New New New New New New New New New New New New New New New New Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Skylight Double Metal Low-E Double Metal Low-E Double Metal Low-E Basement Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 Basement Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 6 1 2 3 4 5 7 8 9 10 11 12 13 14 15 16 Window Window Window Window Window Window Window Window Window Window Window Window Skylight Window Window Window 35.0 35.6 30.3 184.5 22.5 83.0 45.0 35.0 37.4 33.3 68.8 34.2 8.0 30.3 184.5 22.5 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 1.300 0.650 0.650 0.650 1 2 3 4 5 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 1.0 6 7 8 9 10 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 0.76 7.0 7.0 8.0 7.0 5.0 8.0 5.3 5.0 1.0 1.0 14.0 0.1 0.1 0.1 0.1 1.0 1.0 1.0 14.0 1.0 1.0 1.0 14.0 11 12 13 14 15 Bug Screen Bug Screen None Bug Screen Bug Screen 11.00.76 0.76 1.00 0.76 0.76 6.3 18.0 0.1 18.0 18.0 16 Bug Screen 0.76 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 6 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt 0.76 0.074 New Wall Roof Wall Wall Wall Door Slab WallBG Wall Wall Door Wall Wall Roof Floor Wall 0.074 0.035 0.377 0.074 0.074 0.500 0.730 0.377 0.074 0.074 0.500 0.074 0.035 0.048 0.074 R-19 4.3.1-A5 R-30 None R-19 R-19 None None None R-19 R-19 None R-19 R-19 R-30 R-19 R-19 270 0 0 180 270 270 0 0 0 90 90 180 270 0 0 0 4.2.2-A17 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.4.7-A1 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.3.1-A5 4.3.1-A5 4.2.2-A17 4.4.2-A4 4.3.1-A5 90 0 90 90 90 90 180 90 90 90 90 90 90 0 180 90 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 New New New New New New New New New New New New New New New 214 133 857 239 130 167 18 606 218 358 32 125 117 297 556 344 NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.60 NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default 270 270 0 90 180 270 270 0 New New New New New New New New Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Skylight Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 22 17 18 19 20 21 23 24 Window Window Window Window Window Window Window Skylight 68.8 83.0 45.0 196.6 35.6 28.3 34.2 8.0 0.650 0.650 0.650 0.650 0.650 0.650 0.650 1.300 17 18 19 20 21 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 22 23 24 Bug Screen Bug Screen None 11.00.76 0.76 1.00 6.3 18.0 0.1 18.0 18.0 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 7 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt Wall Wall Wall Roof 0.074 0.074 0.074 0.035 R-19 4.3.1-A5 R-19 R-19 R-30 90 180 270 0 4.3.1-A5 4.3.1-A5 4.2.2-A17 90 90 90 0 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 New New New New 201 112 133 857 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 8 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 5 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration BUILDING ZONE INFORMATION Floor Area (ft2) System Name Zone Name New Existing Altered Removed Volume Year Built Totals HVAC SYSTEMS System Name Qty. Heating Type Min. Eff. Cooling Type Min. Eff. Thermostat Type Status HVAC DISTRIBUTION Duct Ducts System Name Heating Cooling Duct Location R-Value Tested? Status ! ! ! ! ! WATER HEATING SYSTEMS System Name Qty. Type Distribution Rated Input (Btuh) Tank Cap. (gal) Energy Factor or RE Standby Loss or Pilot Ext. Tank Insul. R- Value Status MULTI-FAMILY WATER HEATING DETAILS HYDRONIC HEATING SYSTEM PIPING Control Hot Water Piping Length (ft) Add ½” Insulation System Name Pipe Length Pipe Diameter Insul. Thick. Qty. HP Plenum Outside Buried ! ! ! ! ! 1/29/201417th Street Condominiums ! 4,848 10,458 8,650 4,848 10,458 8,650 Basement Plan - Unit 1111 Ground Floor Plan - Unit 1111 2nd Floor Plan - Unit 1111 Basement Plan - Unit 1113 Ground Floor Plan - Unit 1113 2nd Floor Plan - Unit 1113 Unit 1111 - HVAC Unit 1113 - HVAC 606 1,162 865 606 1,162 865 0 0 05,266 80% AFUE Split Air Conditioner Split Air Conditioner 13.0 SEER 13.0 SEER Setback Setback New New Unit 1111 - HVAC Unit 1113 - HVAC 1 1 Central Furnace Central Furnace 80% AFUE Unit 1111 - HVAC Unit 1113 - HVAC Ducted Ducted Attic, Ceiling Ins, ventedDucted Ducted Attic, Ceiling Ins, vented 4.2 4.2 New New New Tankless 2 Kitchen Pipe InsInstant Gas 185,000 0 0.82 n/a n/a New RunCode: 2014-01-29T17:33:24 ID: 140560 Page 9 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 MANDATORY MEASURES SUMMARY: Residential (Page 1 of 3) MF-1R Project Name Date NOTE: Low-rise residential buildings subject to the Standards must comply with all applicable mandatory measures listed, regardless of the compliance approach used. More stringent energy measures listed on the Certificate of Compliance (CF-1R, CF-1R-ADD, or CF- 1R-ALT Form) shall supersede the items marked with an asterisk (*) below. This Mandatory Measures Summary shall be incorporated into the permit documents, and the applicable features shall be considered by all parties as minimum component performance specifications whether they are shown elsewhere in the documents or in this summary. Submit all applicable sections of the MF-1R Form with plans. Building Envelope Measures: §116(a)1: Doors and windows between conditioned and unconditioned spaces are manufactured to limit air leakage. §116(a)4: Fenestration products (except field-fabricated windows) have a label listing the certified U-Factor, certified Solar Heat Gain Coefficient (SHGC), and infiltration that meets the requirements of §10-111(a). §117: Exterior doors and windows are weather-stripped; all joints and penetrations are caulked and sealed. §118(a): Insulation specified or installed meets Standards for Insulating Material. Indicate type and include on CF-6R Form. §118(i): The thermal emittance and solar reflectance values of the cool roofing material meets the requirements of §118(i) when the installation of a Cool Roof is specified on the CF-1R Form. *§150(a): Minimum R-19 insulation in wood-frame ceiling or equivalent U-factor. §150(b): Loose fill insulation shall conform with manufacturer’s installed design labeled R-Value. *§150(c): Minimum R-13 insulation in wood-frame wall or equivalent U-factor. *§150(d): Minimum R-13 insulation in raised wood-frame floor or equivalent U-factor. §150(f): Air retarding wrap is tested, labeled, and installed according to ASTM E1677-95(2000) when specified on the CF-1R Form. §150(g): Mandatory Vapor barrier installed in Climate Zones 14 or 16. §150(l): Water absorption rate for slab edge insulation material alone without facings is no greater than 0.3%; water vapor permeance rate is no greater than 2.0 perm/inch and shall be protected from physical damage and UV light deterioration. Fireplaces, Decorative Gas Appliances and Gas Log Measures: §150(e)1A: Masonry or factory-built fireplaces have a closable metal or glass door covering the entire opening of the firebox. §150(e)1B: Masonry or factory-built fireplaces have a combustion outside air intake, which is at least six square inches in area and is equipped with a with a readily accessible, operable, and tight-fitting damper and or a combustion-air control device. §150(e)2: Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating and Plumbing System Measures: §110-§113: HVAC equipment, water heaters, showerheads, faucets and all other regulated appliances are certified by the Energy Commission. §113(c)5: Water heating recirculation loops serving multiple dwelling units and High-Rise residential occupancies meet the air release valve, backflow prevention, pump isolation valve, and recirculation loop connection requirements of §113(c)5. §115: Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces, household cooking appliances (appliances with an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt), and pool and spa heaters. §150(h): Heating and/or cooling loads are calculated in accordance with ASHRAE, SMACNA or ACCA. §150(i): Heating systems are equipped with thermostats that meet the setback requirements of Section 112(c). §150(j)1A: Storage gas water heaters rated with an Energy Factor no greater than the federal minimal standard are externally wrapped with insulation having an installed thermal resistance of R-12 or greater. §150(j)1B: Unfired storage tanks, such as storage tanks or backup tanks for solar water-heating system, or other indirect hot water tanks have R-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. §150(j)2: First 5 feet of hot and cold water pipes closest to water heater tank, non-recirculating systems, and entire length of recirculating sections of hot water pipes are insulated per Standards Table 150-B. §150(j)2: Cooling system piping (suction, chilled water, or brine lines),and piping insulated between heating source and indirect hot water tank shall be insulated to Table 150-B and Equation 150-A. §150(j)2: Pipe insulation for steam hydronic heating systems or hot water systems >15 psi, meets the requirements of Standards Table 123-A. §150(j)3A: Insulation is protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. §150(j)3A: Insulation for chilled water piping and refrigerant suction lines includes a vapor retardant or is enclosed entirely in conditioned space. §150(j)4: Solar water-heating systems and/or collectors are certified by the Solar Rating and Certification Corporation. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 10 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums MANDATORY MEASURES SUMMARY: Residential (Page 3 of 3) MF-1R Project Name Date §150(k)10: Permanently installed luminaires in bathrooms, attached and detached garages, laundry rooms, closets and utility rooms shall be high efficacy. EXCEPTION 1: Permanently installed low efficacy luminaires shall be allowed provided that they are controlled by a manual-on occupant sensor certified to comply with the applicable requirements of §119. EXCEPTION 2: Permanently installed low efficacy luminaires in closets less than 70 square feet are not required to be controlled by a manual-on occupancy sensor. §150(k)11: Permanently installed luminaires located in rooms or areas other than in kitchens, bathrooms, garages, laundry rooms, closets, and utility rooms shall be high efficacy luimnaires. EXCEPTION 1: Permanently installed low efficacy luminaires shall be allowed provided they are controlled by either a dimmer switch that complies with the applicable requirements of §119, or by a manual- on occupant sensor that complies with the applicable requirements of §119. EXCEPTION 2: Lighting in detached storage building less than 1000 square feet located on a residential site is not required to comply with §150(k)11. §150(k)12: Luminaires recessed into insulated ceilings shall be listed for zero clearance insulation contact (IC) by Underwriters Laboratories or other nationally recognized testing/rating laboratory; and have a label that certifies the lumiunaire is airtight with air leakage less then 2.0 CFM at 75 Pascals when tested in accordance with ASTM E283; and be sealed with a gasket or caulk between the luminaire housing and ceiling. §150(k)13: Luminaires providing outdoor lighting, including lighting for private patios in low-rise residential buildings with four or more dwelling units, entrances, balconies, and porches, which are permanently mounted to a residential building or to other buildings on the same lot shall be high efficacy. EXCEPTION 1: Permanently installed outdoor low efficacy luminaires shall be allowed provided that they are controlled by a manual on/off switch, a motion sensor not having an override or bypass switch that disables the motion sensor, and one of the following controls: a photocontrol not having an override or bypass switch that disables the photocontrol; OR an astronomical time clock not having an override or bypass switch that disables the astronomical time clock; OR an energy management control system (EMCS) not having an override or bypass switch that allows the luminaire to be always on EXCEPTION 2: Outdoor luminaires used to comply with Exception1 to §150(k)13 may be controlled by a temporary override switch which bypasses the motion sensing function provided that the motion sensor is automatically reactivated within six hours. EXCEPTION 3: Permanently installed luminaires in or around swimming pool, water features, or other location subject to Article 680 of the California Electric Code need not be high efficacy luminaires. §150(k)14: Internally illuminated address signs shall comply with Section 148; OR not contain a screw-base socket, and consume no more than five watts of power as determined according to §130(d). §150(k)15: Lighting for parking lots and carports with a total of for 8 or more vehicles per site shall comply with the applicable requirements in Sections 130, 132, 134, and 147. Lighting for parking garages for 8 or more vehicles shall comply with the applicable requirements of Sections 130, 131, 134, and 146. §150(k)16: Permanently installed lighting in the enclosed, non-dwelling spaces of low-rise residential buildings with four or more dwelling units shall be high efficacy luminaires. EXCEPTION: Permanently installed low efficacy luminaires shall be allowed provided that they are controlled by an occupant sensor(s) certified to comply with the applicable requirements of §119. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 12 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name System Name ENGINEERING CHECKS SYSTEM LOAD Number of Systems Heating System Output per System Total Output (Btuh) Output (Btuh/sqft) Cooling System Output per System Total Output (Btuh) Total Output (Tons) Total Output (Btuh/sqft) Total Output (sqft/Ton) Air System CFM per System HVAC EQUIPMENT SELECTION Airflow (cfm) Airflow (cfm/sqft) Airflow (cfm/Ton) Outside Air (%) Total Adjusted Outside Air (cfm/sqft) (Adjusted for Peak Design conditions) Note: values above given at ARI conditions HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY SYSTEM LOAD COIL COOLING PEAK CFM Sensible Latent Total Room Loads Return Vented Lighting Return Air Ducts Return Fan Ventilation Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD HVAC EQUIPMENT SELECTION Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) Date Floor Area COIL COOLING PEAK COIL HTG. PEAK Latent CFM Sensible 17th Street Condominiums 1/29/2014 Unit 1111 - HVAC 2,633 1 72,000 72,000 27.3 46,000 46,000 3.8 17.5 686.9 800 800 0.30 208.7 14.8 % 0.04 1,677 37,397 0 0 616 0 0 1,704 35,054 3,939 0 2,511118 1,704 118 1,677 3,11841,321 4,65441,367 41,321 72,000 3,118 72,000 Unit 1111 - HVAC Aug 3 PM Jan 1 AM 1,318 2,143 714 38 ºF Outside Air 118 cfm 66 ºF 117 ºF 117 ºF 115 ºF 69 ºF 70 ºF 84 / 69 ºF 80 / 61 ºF 51 / 49 ºF 52 / 49 ºF 78 / 60 ºF79 / 61 ºF 118 cfm Outside Air 800 cfm Supply Fan 35.2 % 800 cfm Supply FanHeating Coil 42,401 51 / 49 ºF Cooling Coil ID: 140560 Page 13 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name System Name ENGINEERING CHECKS SYSTEM LOAD Number of Systems Heating System Output per System Total Output (Btuh) Output (Btuh/sqft) Cooling System Output per System Total Output (Btuh) Total Output (Tons) Total Output (Btuh/sqft) Total Output (sqft/Ton) Air System CFM per System HVAC EQUIPMENT SELECTION Airflow (cfm) Airflow (cfm/sqft) Airflow (cfm/Ton) Outside Air (%) Total Adjusted Outside Air (cfm/sqft) (Adjusted for Peak Design conditions) Note: values above given at ARI conditions HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY SYSTEM LOAD COIL COOLING PEAK CFM Sensible Latent Total Room Loads Return Vented Lighting Return Air Ducts Return Fan Ventilation Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD HVAC EQUIPMENT SELECTION Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) Date Floor Area COIL COOLING PEAK COIL HTG. PEAK Latent CFM Sensible 17th Street Condominiums 1/29/2014 Unit 1113 - HVAC 2,633 1 72,000 72,000 27.3 40,500 40,500 3.4 15.4 780.1 800 800 0.30 237.0 14.8 % 0.04 1,568 34,956 0 0 626 0 0 1,778 36,569 3,932 0 1,418118 1,778 118 1,568 7,90532,832 3,56138,717 32,832 72,000 7,905 72,000 Unit 1113 - HVAC Aug 3 PM Jan 1 AM 1,583 2,143 746 38 ºF Outside Air 118 cfm 66 ºF 117 ºF 117 ºF 115 ºF 69 ºF 70 ºF 84 / 69 ºF 80 / 64 ºF 56 / 55 ºF 58 / 55 ºF 78 / 63 ºF79 / 64 ºF 118 cfm Outside Air 800 cfm Supply Fan 44.5 % 800 cfm Supply FanHeating Coil 44,056 56 / 55 ºF Cooling Coil ID: 140560 Page 14 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 FORMS N.T.S. T1.3 ENERGY COMPLIANCE FORMS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"53'-8 3/4"5'-0"5'-0"3'-0"23'-9 1/4" 25'-3 1/2"5'-0"77'-6 1/4" 5'-0"5'-0"5'-0"5'-0"10'-0"10'-0"76.37'WM N 71°15'05"E N 67°46'01"E SET L&T RCE 30826 12.25' W'LY OF CORNER ON PROP. LINE PROD. FD L&T LS 2700 14.02' W'LY & 0.23' N'LYOF PROP. CORNER TAG ELEV.=78.13 16.00'40.47'N 40 °42 '54 "W100.25 '86.28 '13.97 '4 0'20'20'8 0' 40'40' 65.10' 77.60'N 18°59'11"W53.77'77.43' 77.37' 77.89'77.73' FL 78.26' BCR 77.97'78.00' 77.29' FL 77.51' FL 78.00' TX 78.14' 78.04' 90.72' 90.21' 91.46' 91.37' 91.58' 91.56' 82.44' 78.50' 78.25' U 82.85'U84.15'U86.80'79.62' @ T.W. 79.62' @ T.W. 79.62' @ T.W. 79.62' @ T.W. 83.99' @ T.W. U 87.45' U 88.10' GUEST PARKING:9'-0" X 17'-0" GUEST PARKING:9'-0" X 17'-0" UNIT 2 F.FL @ BASEMENT: 80.53' UNIT 1 F.FL @ BASEMENT: 80.53'EXISTING SIDEWALKTRASH TRASH TRASH TRASH TRASH TRASH 91.00' @ T.W.91.00' @ T.W. DRIVEWAY 5% SLOPE DRIVEWAY 5% SLOPE 81.00' 89.25' 85.50'81.00' 79.75' 79.75' 87.57' 88.00' T.W.87.17' 88.00' T.W. 83.00' 83.00' 86.95' 88.00' T.W.86.16' 86.50' T.W.86.50' T.W. 81.00' 79.57' 79.62' T.W.85.60' T.W. U 88.75' U 89.40' 90.05' 90.05' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 90.05'90.05' 90.05' 90.05' CORNER VISION CLEARANCE AS PER HBMC 17.46.060 CORNER VISION CLEARANCE SIDE YARD SETBACK SIDE YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK @ GROUND FLOORREAR YARD SETBACK AB. GRD. FL.ALL ROOF AND SITE DRAINAGE WATER TO DRAIN VIA GRAVITY FLOW TO PLANTER AREA LINE OF SITE DRAINAGE TO PUBLIC RIGHT OFWAY THROUGH CURB FACE 82.00' ALL ROOF AND SITE DRAINAGE WATER TO DRAIN VIA GRAVITY FLOW TO PLANTER AREA LINE OF SITE DRAINAGE TO PUBLIC RIGHT OF WAY THROUGH CURB FACE PROPOSED LOCATION OF ELECTRICAL METER(S) / MAIN PANEL(S) 200 AMP SERVICE FOR EACH UNIT LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 96.00' @ T.W. 96.00' @ T.W. U 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL DRIVEWAY SETBACK DRIVEWAY SETBACK SIDE YARD SETBACKSIDE YARD SETBACKREAR YARD SETBACKFRONT YARD SETBACK PROSPECT AVENUE17TH STREET CRITICAL POINT #5:T.O/ PARAPET118.86' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #:1T.O/ PARAPET115.59' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #3:T.O/ PARAPET117.58' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #6:T.O/ PARAPET117.44' MAX. ALLOWABLE116.00' PROVIDEDCRITICAL POINT #:2T.O/ PARAPET116.08' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #4:T.O/ PARAPET116.80' MAX. ALLOWABLE116.00' PROVIDEDON STEEET PARKING TO BEREMOVED FOR NEW CURB CUTSON STEEET PARKING TO BEREMOVED FOR NEW CURB CUTSGUEST PARKING:REPLACE LOST ON-STREET PARKING GUEST PARKING:REPLACE LOST ON-STREET PARKING 84.02' PC91.32' PC8 5 . 1 6 ' PC 8 8 . 4 3 ' PC WORK WITHIN THE CITY RIGHT OF WAY REQUIRES AN ENCROACHMENT PERMIT AND APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS 82.20'80.26' NEW SIDEWALK NEW SIDEWALKPROPOSED CURB CUTNEW SIDEWALK79.62' 79.62' 79.62' 79.62' 79.62' 79.62'CORNER VISIONCLEARANCESITE PLAN 1/8" = 1' - 0" A1.0 NSITE PLAN 1/8" = 1' - 0" SITE PLAN DATA: LOT COVERAGE: 4,029.00 SQ. FT. TOTAL LOT AREA 4,029.00 (.65) = 2,618.00 SQ. FT. ALLOWED 2,430.00 SQ. FT. PROVIDED - 60% FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 LANDSCAPE PLAN - SEE SHT. L1.0 SITE PLAN NOTES 1. AS PER PLANS PROVIDED, ALL ROOF AND SITE HARDSCAPE DRAINAGE SHALL FLOWVIA GRAVITY TO PERMEABLE PLANTER AREAS!!!!!!! /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal12'-8 1/4"42'-1 3/4"42'-10"12'-4"12'-8 1/4"43'-2"42'-10"13'-4 1/4"5'-5"52'-2"50'-0"7'-11"8'-10 1/4" 14'-4 1/4" 37'-1 1/2" 54'-2" 59'-8" 42'-7 1/2" 5'-1/2" 27'-9 3/4" 33'-3 3/4" 44'-10" 50'-4" 8 5 . 1 6 P C 91.21' PC9 0 . 8 5 ' PC84.02 PC89.44' 85.85' 88.09' 86.29' 88.53' 89.87' 87.44'87.07'86.29'85.91'84.36'84.02' CRITICAL POINT #6:CROSS LOT: 87.87' - 87.44' = .43''.43' / 54'-10" = .007' .007' X 12.6875' = .009' .009+ 87.44' = 87.449'87.449' + 30'-0" = 117.449' CRITICAL POINT #5: CROSS LOT:89.44' - 87.07' = 2.37' 2.37' / 55'-10" = .042' .042' X 42.833' = 1.79'1.79' + 89.25' = 88.86' 88.86' + 30'-0" = 118.86'' CRITICAL POINT #4: CROSS LOT:88.53' - 86.29' = 2.24' 2.24' / 55'-10 1/4"" = .04'.04' X 12.6875' = .507' .507' + 87.48' = 86.80' 86.80' + 30'-0" = 116.80' CRITICAL POINT #3: CROSS LOT: 88.09' - 85.91' = 2.18'2.18' / 56'-2 1/4"" = .039' .039' X 42.833' = .1.67' .1.67' + 86.91' = 87.58'87.58' + 30'-0" = 117.58' CRITICAL POINT #2: CROSS LOT: 86.29' - 84.36' = 1.93'1.93' / 57'-7" = .033' .033' X 52.166' = 1.72' 1.72' + 84.36' = 86.089'86.08' + 30'-0" = 116.08' CRITICAL POINT #1:CROSS LOT: 85.85' - 84.02' = 1.83'1.83' / 57'-11" = .031' .031' X 50.0' = 1.57' 1.57' + 84.02' = 85.59'85.59' + 30'-0" = 115.59' ELEVATION POINTS (NORTH)91.32' - 85.16' = 6.16' 6.05' / 77.60" = .079' / 1.0' OF LENGTHC.P.#1: .079' X 8.854' = .699' .699'+85.16' = 85.85 C.P.#2: .079' X 14.35' = 1.13' 1.13' + 85.16' = 86.29' C.P.#3: .079' X 37.125' = 2.93' 2.93' + 85.16' = 88.09'C.P.#4: .079' X 42.625' = 3.37' 3.37' + 85.16' = 88.53' C.P.#5: .079 X 54.16' = 4.17' 4.28' + 85.16' = 89.44'C.P.#6: .079 X 59.66' = 4.71' 4.71' + 85.16' = 89.87' ELEVATION POINTS (SOUTH)88.43' - 84.02' = 4.41' 4.41' /65.16" = .068' / 1.0' OF LENGTH C.P.#1: .068' X 0.00' = .0.00' 0.00'+84.02' = 84.02C.P.#2: .068' X 5.04' = .343' .343' + 84.02' = 84.36' C.P.#3: .068' X 27.81' = 1.89' 1.89' + 84.02' = 85.91'C.P.#4: .068' X 33.31' = 2.27' 2.27' + 84.02' = 86.29' C.P.#5: .068' X 44.83' = 3.05' 3.05' + 84.02' = 87.07' C.P.#6: .068' X 50.33' = 3.42' 3.42' + 84.02' = 87.44'2'-9 1/4"49'-7"43'-5 1/4"2'-0" 5'-6" 2'-0" 36'-11" 49'-7"43'-5 1/4"5'-6" BASEMENT CALCULATION OVERALL BUILDING PERMITTER: 204'-1 1/8" LENGTH OF PERMITTER WALL WITHIN 6'-0" OF FIRST FLOOR: 146'-2 1/2" 146.20' / 204.09' = .716 (71.6%) SITE DIAGRAMS 1/8" = 1' - 0" A1.0A 1/8" = 1' - 0" CRITICAL POINT(S) DIAGRAM 1/8" = 1' - 0"BASEMENT CALCULATION DIAGRAM 1/8" = 1' - 0" SITE PERMEABALE DIAGRAM N.T.S. OVERALL SITE AREA: 4,029.00 SQ. FT. BUILDING FOOTPRINT: 2,430.00 SQ. FT. SITE AREA (MINUS BUILDING FOOTPRINT: 1,599.00 SQ. FT. AMOUNT OF PERMEABALE ARE REQUIRED: 1,599.00 / 2 = 799.00 SQ. FT. PERMEABLE AREA PROVIDED: 1,096.00 SQ. FT. TOTAL PERMEABLE AREA: 1,096.00 SQ. FT. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal WDWD49'-7" 77'-6 1/4" 13'-2 1/2" 2'-5"5'-11 3/4"11'-8 1/2"8'-9 3/4"43'-5 1/4"53'-8 3/4"6'-0"13'-10 1/4"3'-9"4'-7 1/4"3'-8 1/4"3'-9"13'-9 1/2"4'-11 1/2"12'-2 1/4"49'-7" 65'-2" 2'-0" 2'-0"5'-6" 5'-0" 2'-5"5'-11 3/4"11'-8 1/2"8'-9 3/4"58'-5 1/2"6'-0"21'-2"22'-3 1/4"20'-4 3/4" 20'-4 3/4"84.02 PC8 5 . 1 6 P C N 67°46'01"EPROSPECT AVENUE65.10'91.21' PC9 0 . 8 5 ' PC LAUNDRY A006 FF3 BATHROOM A004 FF3 GARAGE A001 FF1 STORAGE 79.62' PARKING: 98'-6" X 20'-0" TRASHTRASH TRASH UNDER STAIR AREA TO MEET 1-HOUR RATED CONSTRUCTION FAU12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.00 CU.FT. 79.62' 79.62' PARKING: 8'-6" X 20'-0" 6" 80.03' 6" U R: (19) @ 5.75" T: (18) @ 11"81.00'F. FL @ 80.53'80.41' T.O/ROUGH SLABHALL A002 FF2 BEDROOM A003 FF2 CLOSET A005 FF2 F. FL @ 80.53'80.41' T.O/ ROUGH SLAB A001 1 A008 1 A001 3 A005 1 A004AA0031A0061A004 1 A0071CLOSET A007 FF2 A008 FF1 1/4":1'-0" 1/4":1'-0" LAUNDRY B006 FF3 BATHROOM B004 FF3 WHGARAGE B001 FF1 STORAGE 79.62' PARKING: 8'-6" X 20'-0" TRASHTRASH TRASH UNDER STAIR AREA TO MEET 1-HOUR RATED CONSTRUCTION FAU12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.00 CU.FT. 79.62' 79.62' PARKING: 8'-6" X 20'-0" 6" 80.03' 6" U R: (19) @ 5.75" T: (18) @ 11"81.00'F. FL @ 80.53'80.41' T.O/ROUGH SLABHALL B002 FF2 BEDROOM B003 FF2 CLOSET B005 FF2 F. FL @ 80.53' 80.41' T.O/ ROUGH SLAB B001 1 B008 1 B001 3 B005 1 B0031B0061B004 1 B0071CLOSET B007 FF2 B008 FF1 1/4":1'-0" 1/4":1'-0"B004AB003AA003A17TH STREET6"6"6"6"WHCATEGORY III: HIGH EFFICIENCY TANKLESS WATER HEATER(S) ALL HOT WATER PIPING TO BE INSULATED LOW WALL FOR OPEN STAIRWAY CATEGORY III: HIGH EFFICIENCY TANKLESSWATER HEATER(S)ALL HOT WATER PIPING TO BE INSULATED CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LOW WALL FOR OPEN STAIRWAY A9.0 2A9.012A9.0 2 A9.0 1 A9.0 1A9.01A9.011A3.01 1 1 1 111 1 1 1A9.16A9.17A9.16A9.17A3.1A3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 LOCATION OF CONDUIT OUTLET FOR FUTURE SOLAR SYSTEM LOCATION OF CONDUIT OUTLET FOR FUTURE SOLAR SYSTEM CONTINUATION OF SECOND TREAD CONTINUATION OF SECOND TREAD WHUNIT 2 UNIT 1 NEW SIDEWALK NEW SIDEWALK FLOOR PLAN 1/4" = 1' - 0" A1.1 NBASEMENT FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 606.00 SQ. FT. 1111 17th STREET GARAGE FLOOR AREA: 455.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 606.00 SQ. FT. 1113 17th STREET GARAGE FLOOR AREA: 455.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 3'-0"8'-8"26'-6 1/4"1'-10" 10'-7 1/4"6'-3 1/2"9'-7 1/2"45'-2 1/4"14'-8 1/2"3'-9"4'-7 1/4"3'-8 1/4"3'-9"14'-8 1/2"11"55'-8 1/4" 3'-8"12'-0"3'-0"8'-8"26'-6 1/4"1'-10" 10'-7 1/4"6'-3 1/2"9'-7 1/2"14'-1 1/2"1'-1 1/2"45'-2 1/4"15'-3"6'-9 1/4"7'-11 1/4"15'-3"1'-1 1/2"14'-1 1/2"R: (18) @ 6.74" T: (17) @ 11" FF3 B107 BATHROOM FF2 B105 BEDROOM FF2 B106 BEDROOM U 90.17' F. FL @ 90.07' 90.00' T.O/ ROUGH PLYWD.DOPEN SHELF CABINETFF2 B100 ENTRY FF2 B104 HALL B1061B1051B1062B1052B1071 B107 2B1073 OPEN SHELF8 5 . 1 6 P C N 71°15'05"E N 67°46'01"E 65.10' 77.60'N 18°59'11"W53.77'91.32' PC8 8 . 4 3 ' PCPROSPECT AVENUE17TH STREET F/P FF2 B103 CLOSET FF3 B102 BATH ROOM FF2 B101 BEDROOM B105AB105BB106AB106BB101EB101CB101 B B101 A B101DABOVEB102 A B1031B1021B102 2 B1011 B107ACATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET WITHIN AREA DEFINED BY OUTLINE, SUB-FLOOR TO BE DEPRESSED BY 1 1/2" TO ALLOW FOR ALIGNMENT OF FINISH FLOORING CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B1001 A9.16R: (18) @ 6.74" T: (17) @ 11" FF3 A107 BATHROOM FF2 A105 BEDROOM FF2 A106 BEDROOM U 90.17' F. FL @ 90.07' 90.00' T.O/ ROUGH PLYWD.DOPEN SHELF CABINETFF2 A100 ENTRYFF2 A104 HALL A1061A1051A1062A1052A1071 A107 2 A1073OPEN SHELFF/P FF2 A103 CLOSET FF3 A102 BATH ROOM FF2 A101 BEDROOM A105AA105BA106AA106BA101EA101CA101 B A101 A A101DABOVEB102 A A1031A1021A102 2 A1011 A107ACATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET WITHIN AREA DEFINED BY OUTLINE,SUB-FLOOR TO BE DEPRESSED BY 1 1/2" TO ALLOW FOR ALIGNMENT OF FINISH FLOORING CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET A1001A9.161" 1"1A3.01 1 1 1 1A3.111 1 1 1 DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVEA3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 84.02' PCA9.012A9.0 13 A9.0 13 UNIT 2 UNIT 1 FLOOR PLAN 1/4" = 1' - 0" A1.2 GROUND FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 1,162.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 1,162.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal REF DWREF DW45'-2 1/4"14'-8 1/2"3'-9"4'-7 1/4"3'-8 1/4"3'-9"14'-8 1/2"45'-2 1/4"15'-3"6'-9 1/4"7'-11 1/4"15'-3"1'-1 1/2"6'-4"7'-9 1/2"7'-9 1/2"6'-4"1'-1 1/2"37'-1/4" 10'-2 1/4"2'-4 1/2"24'-11"10'-3 1/4"1'-10" 5'-2 1/4"5'-0" 2'-0" 5'-6" 1'-0"6'-1 1/4"1'-6 1/2"1'-0"6'-1 1/4"1'-5 3/4"2'-0" 37'-1/4" 24'-11"10'-3 1/4"1'-10"10'-2 1/4"2'-4 1/2" 5'-2 1/4"5'-0"KITCHENB203FF28 5 . 1 6 P C N 71°15'05"E N 67°46'01"E 65.10' 77.60'N 18°59'11"W53.77'91.32' PC8 8 . 4 3 ' PC1A3.01 1 1 1 111 1 1 1 R: (19) @ 7.25" T: (18) @ 10.5"UF. FL @ 100.18'100.11' T.O/PLYWD.DOPEN SHELFLIVINGB201FF2DININGB202FF2F/PCABINETPANTRY B205 FF2 POWDER B204 FF2 DEN B206 FF2 TERRACE 206.00 SQ. FT. 100.06' T. O/ PLYWOOD @ DECK PERM. DEX-O-TEX WEATHERWAREWATERPROFF MEMBRANE ESR 1757 / LARR 2360 99.95' T. O/ PLYWOOD @ DECK DRAIN B201AB201BB201CB201DB202AB203A B2061B2062 B206 A B206 B B201 1 B2041LINE OF ROOF ABOVE OPENING IN ROOF 103.50 SQ. FT. CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LINE OF ROOF ABOVE B2051B2031R: (19) @ 6.74" T: (18) @ 11"KITCHENA203FF2R: (19) @ 7.25" T: (18) @ 10.5"DOPEN SHELFF. FL @ 100.18'100.11' T.O/PLYWD.ULIVINGA201FF2DININGA202FF2F/PCABINETPANTRY A205 FF2 POWDER A204 FF2 DEN A206 FF2 TERRACE 206.00 SQ. FT. 100.06' T. O/ PLYWOOD @ DECK PERM. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 99.95' T. O/ PLYWOOD@ DECK DRAIN A201AA201BA201CA201DA202AA203AA206 1A2062 A206 A A206 B A201 1 A2041LINE OF ROOF ABOVE CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LINE OF ROOF ABOVEA2051A2031R: (19) @ 6.74" T: (18) @ 11" 11/2" 11/2"11/2"11/2"PROSPECT AVENUE17TH STREETB206C84.02 PCLINE OF SKYLIGHT ABOVE LINE OF SKYLIGHT ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE F. FL @ 100.78' F. FL @ 100.78'A3.1A3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 OPENING IN ROOF 103.50 SQ. FT.84.02' PC84.02' PCUNIT 2UNIT 1FLOOR PLAN 1/4" = 1' - 0" A1.3 SECOND FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 865.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 865.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal10'-0"10'-4 1/4" 10'-4 1/4"10'-0"1A3.01 1 1 1 1A3.11A3.21 A3.3 1 A3.4 1 A3.5 1 A3.6 8 5 . 1 6 P C N 71°15'05"E 77.60'91.32' PC8 8 . 4 3 ' PCPROSPECT AVENUE17TH STREET84.02 PCN 67°46'01"E 65.10'N 18°59'11"W53.77'D R: (19) @ 8" T: (18) @ 11" ROOF DECK 181.00 SQ. FT. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 112.25' T. O/ PLYWOOD @ DECK DRAIN T. O/ PARAPET: 112.88' SPARK ARRESTOR ICC # ESR 2316 112.38' T. O/ PLYWOOD @ DECK PERM.A9.0511 A9.0 11 A9.0 A9.13A9.0 9 A9.0 5A9.05A9.0 5 A9.0 5 SLOPE1/4": 1'-0"T. O/ PARAPET: 111.21' T. O/ PARAPET: 118.00' T. O/ PARAPET: 112.88' T. O/ PARAPET: 112.88'MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1BRISTOLITE SKYLIGHT ICC # ESR 2469A9.07LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"11 A9.0 A9.1 3 A9.1 3 CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1T. O/ PARAPET: 111.21'111.79' T.O/ ROOF SHEETINGDR: (19) @ 8" T: (18) @ 11" ROOF DECK 181.00 SQ. FT. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 112.25' T. O/ PLYWOOD @ DECK DRAIN T. O/ PARAPET: 112.88' SPARK ARRESTOR ICC # ESR 2316 112.38' T. O/ PLYWOOD @ DECK PERM.A9.0511 A9.0 11 A9.0 A9.13A9.0 9 A9.0 5 A9.05A9.0 5 A9.0 5A9.05SLOPE1/4": 1'-0"T. O/ PARAPET: 111.21' T. O/ PARAPET: 118.00' T. O/ PARAPET: 112.88' T. O/ PARAPET: 112.88'MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1BRISTOLITE SKYLIGHT ICC # ESR 2469 A9.07LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUITSLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"11 A9.0 11 A9.0 A9.1 3 A9.1 3 CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1112.17' T.O/ ROOF SHEETINGLINE OF DRAIN PIPE FROM DRAIN LINE OF DRAIN PIPE FROM DRAIN T. O/ PARAPET: 111.21' T. O/ PARAPET: 111.21' T. O/ PARAPET: 112.88' F. FL @ EXTERIOR DECK @ 112.50' F. FL @ EXTERIOR DECK @ 112.50'1A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 112.71' T.O/ ROOF SHEETING112.71' T.O/ ROOF SHEETING111.79' T.O/ ROOF SHEETING111.79' T.O/ ROOF SHEETINGOPENING IN ROOF 103.50 SQ. FT. OPENING IN ROOF 103.5 SQ. FT. 11 A9.0 A9.18A9.18UNIT 2 UNIT 1 ROOF PLAN 1/4" = 1' - 0" A1.5 ROOF PLAN 1/4" = 1' - 0" 1111 17th STREET ROOF DECK: 181.00 SQ. FT. 1113 17th STREET ROOF DECK: 181.00 SQ. FT. FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 2'-0"VARIES 30'-0"L EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EGRESS WINDOW: 3'-8" X 5'-0" = 18.33 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88 PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED P 84.02' @ P.C. LINE OF NATURAL GRADE LINE OF EXISTING PROPOSED GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIESA9.11A9.114A9.1 15 A9.1 18 A9.1 12 A9.1 12 A9.110A9.19SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES L 90.85' @ P.C. 1111 1113 DUE TO ANGLE OF PROP. LINE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' A9.1 11 PL A9.05A9.05A9.0 8 A9.0 8 SIM. P WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.A9.116A9.03ELEVATION 1/4" = 1' - 0" A2.0 SOUTH ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal VARIES 2'-0"30'-0"P 85.16' @ P.C. L PL 91.21' @ P.C. CRITICAL POINT #5:T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #3:T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED EGRESS WINDOW: 3'-8" X 5'-0" = 18.33 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION LINE OF EXISTING NATURAL GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF PROPOSED GRADE A9.1114A9.1 18 A9.1 12 A9.110A9.19SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL DUE TO ANGLE OF PROP. LINE LINE OF PROPOSED SITE WALL F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' LINE OF 30' HEIGHT LIMIT A9.05A9.05A9.0 8 A9.0 8 A9.1 12 SIM.A9.1A9.1WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.16A9.03ELEVATION 1/4" = 1' - 0" A2.1 NORTH ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"VARIES 2'-0"2'-0"30'-0"91.12' @ P.C.A9.09A9.03A9.010EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. LINE OF EXISTING NATURAL GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF PROPOSED GRADE LINE OF PROPOSED SITE WALL SIDE YARD SETBACK SIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION A9.03CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' LINE OF 30' HEIGHT LIMIT A9.05A9.05A9.05PL PL 90.85' @ P.C. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. ELEVATION 1/4" = 1' - 0" A2.1 EAST ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal VARIES 5'-0"2'-0"2'-0"PL CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 122.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.A9.12A9.0131415A9.1 15A9.05A9.1 11 A9.0 8 A9.01085.16' @ P.C. SIDE YARD SETBACKSIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' A9.1 11A9.05SIM.A9.1A9.1PL WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. 84.02' @ P.C.A9.03PL ELEVATION 1/4" = 1' - 0" A2.2 WEST ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"VARIES 2'-0"2'-0"PL A9.0 5 SIDE YARD SETBACKSIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE 1 A9.1 13 A9.0 4 A9.1 INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL BEDROOM F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 122.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL BUILDING SECTIONS 1/4" = 1' - 0" A3.0 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-6"11'-0"9'-0"5'-0"5'-0" 2'-0"GARAGE GARAGE MECHANICAL UNIT NICHE - SEE FLOOR PLANMECHANICAL UNIT NICHE - SEE FLOOR PLAN CLOSET TOILET RM.BATH BATH INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL BEDROOM T.O/ WALL VARIES - SEE SITE PLAN STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.0 CU.FT. CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. DENDINING / KITCHEN POWDER SIDE YARD SETBACK 1 A9.1 3 A9.0 3 A9.0 13 A9.0 STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.0 CU.FT. SIDE YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL PL BUILDING SECTIONS 1/4" = 1' - 0" A3.1 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal11'-0"11'-0"9'-0"8'-0"5'-0"5'-0" X A9.X DINING / KITCHEN BATHROOM BATHROOM BEDROOM HALL STORAGE 3 A9.1 8 A9.1 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL T.O/ WALL VARIES - SEE SITE PLAN STORAGE AREA: 12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE STORAGE HALL CLOSET BATH ROOM DINING / KITCHEN SIDE YARD SETBACKSIDE YARD SETBACK VARIES WITH ANGLE OF PROPERTY ROOF TERRACE ROOF TERRACE 1 A9.0 F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL HALL HALL BEDROOM PL BUILDING SECTIONS 1/4" = 1' - 0" A3.2 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 11'-0"9'-0"8'-0"VARIES12'-8 3/4" LP BATHROOM GARAGEBEDROOMUTILITY BEDROOM BEDROOM BEDROOM CLOSET BEDROOM KITCHEN DINING LIVING TERRACE INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 2 A9.1 13 A9.0 CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE112.88' PROVIDED 1 A9.0 FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE80.03' @ GARAGE REAR 5 A9.0 PL BUILDING SECTIONS 1/4" = 1' - 0" A3.3 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-6"9'-0"8'-0"VARIES VARIES GARAGE L BATHROOM TOILET BEDROOM HALL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP.HALL KITCHENDININGLIVINGDEN 3 A9.1 CRITICAL POINT #3:T.O/ PARAPET117.58' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED 1 A9.0 REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE 80.03' @ GARAGE REAR 5 A9.0 5 A9.0 P PL BUILDING SECTIONS 1/4" = 1' - 0" A3.4 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 11"6 3/4"11"6 3/4"10 1/2"7 1/4"VARIES VARIES LP GARAGE 79.69' @ GARAGE DOOR FACE80.03' @ GARAGE REAR STORAGECLOSET 12'-0" x 3'-0" x 9'-0" / 2 = 162.00 CU.FT. BATHROOM DEN F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY 1 A9.0 3 A9.1 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. STAIR STAIR STAIR PANTRY LANDING 5 A9.0 5 A9.0 PL BUILDING SECTIONS 1/4" = 1' - 0" A3.5 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-0"8'-0"11'-0"VARIESVARIES GARAGE BATHROOM UTILITYBEDROOM BEDROOMBATHROOMBEDROOM CLOSET BEDROOM KITCHENDININGLIVINGTERRACEX A9.X CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED 1 A9.0 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. X A9.X REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE 80.03' @ GARAGE REAR 5 A9.0 PL PL BUILDING SECTIONS 1/4" = 1' - 0" A3.6 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal4"ROOF FRAMING AS PER PLAN ROOFING MEMBRANE - TURN UP ONTO SKYLIGHT CURB SLOPE GLAZING SYSTEM AS PER PROJECT SPECIFICATION 2 X 8 CURB - TYPICAL 5/8" G.W.B. TURNED UP INTO SKYLIGHT DRYWALL "L" METAL TYPICAL @ TOP OF ALL SKYLIGHT OPENINGS 20 GA. BONDERIZED SHEET METAL CURB FLASHING 2"ROOF FRAMING AS PER STRUCTURAL DRAWINGS ROOFING MATERAIL: EXTEND ROOFING MEMBRANE INTODRAIN WELL - 3" MIN. ROOF SHEETING AS PER STRUCTURAL DRAWINGS ROOF DRAIN AS PER ROOF PLAN AND PROJECT SPECIFICATION ROOF DRAIN OVERFLOW: INSTALL AS PER MANUF. RECOM. OVERFLOW TO EXTEND 2" AB. ROOFING MEMBRANE DRAIN LINE AND OVERFLOW TO BE SAME SIZE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. EXTERIOR STUCCO AS PER ELEVATION 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING AS PER PROJECT SPECIFICATION4"-6"EXTERIOR WALL AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE CONCRETE SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE 8" 20 GA. BONDERIZED SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE 20 GA. BONDERIZED SHEET METAL GUTTERALL SEAMS ARE TO BE WELDED3" HEM EDAGE WITH COPING AND ROOF FLASHING 20 GA. BONDERIZED SHEET METAL ROOF FLASHINGEXTEND BACK LEG 12" ONTO ROOF MEMBRANEHEM EDGE WITH GUTTER ROOFING MEMBRANE -EXTEND ONTO DRIP EDGE OF GUTTER 7/8" EXTERIOR STUCCO @ OVERHANG BLOCKING AS REQUIRED FOR SLOPE @ GUTTER CONTINIOUS LAYER OF BITUTHANELAP ALL JOINTS 4" MIN. ROOF FRAMING AS PERSTRUCTURAL DRWINGS SEE ROOF PLAN ATTIC VENT: FRYREGLET PCS-75-V-200 OVERFLOW SCUPPERSET 2" AB. LOW POINT OF GUTTER ATTIC BAY VENTING: PROVIDE (2) 3" DIA. HOLES / JOIST BAYAT ALL BLOCKING LINES - TYP. NOTE: INSULATION SHALL BE HELD AWAY FROM BTM. O/SHEETING & VENTILATION HOLES BY 1" MIN. ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. ALUM. BREAK METAL COPING / FASCIA COLOR TO MATCH WINDOW SYSTEM ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING ASPER PROJECT SPECIFICATION CONTINIOUS BITUTHANE MEMBRANELAP ALL JOINTS 4" MIN. 3/4" RIGID INSULATION BACKING WINDOW SYSTEM AS PER PLAN CAULKING INTERIOR FINISH SIKAFLEX COLOR MTCHED CAULKING 1/4"WALL FRAMING AS PER PLAN STRUCTURAL WALL AS PER PLAN 1 3/4" X 1 3/4" HARDWOOD MILLED WITH NOTCH FOR CORNER TRIM CONT. TYPAR BUILDING WRAP (1) LAYER TYP. 'X' EACH SIDE OF 5/8" G.W.B. SCREWED TO STUDS 2 X 6" STUDS ALL FRAMING SHALL BE AS PER STRUCTURAL DRAWINGS 4"-6"EXTERIOR WALL AS PER PLAN EXTERIOR SIDING AS PER PROJ. SPECIFICATION EXTEND SIDING BOARD PAST SILL PLATE BY 2 1/2" MIN. FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE EXISTING SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB 1X WOOD SIDING AS PER PROJECT SPEC. MILLED AS PER PROFILE PROVIDED (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE FLOOR FRAMING AS PER STRUCTURAL DWG. WINDOW AS PER ELEVATION CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL WINDOW AS PER ELEVATION 20 GA. BONDERIZED SHEET METAL SILL PAN BACKER ROD AND CAULK - TYP. BACKER ROD AND CAULK - TYP. FINISH FLOOR: 347.04' (1) LAYER TYP. 'X' EACH SIDE OF 5/8" G.W.B. SCREWED TO STUDS 2 X STUDS ALL FRAMING SHALL BE AS PER STRUCTURAL DRAWINGS SOLID BLOCKING AS REQUIRED 4"EXTERIOR WALL AS PER PLAN FLOOR FRAMING AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED KERF TO ACCEPT FLASHING FOUNDATION WALL AS PER STRUCTURAL DWG. MIRI -DRI 860 WATERPROOFING SYSTEM LARR# 25094 DIMPLED DRAINAGE BOARD 3/4" CRUSHED GRAVEL 4" DIAMETER PERFERATED PIPE WRAP LANDSCAPE FABRIC AROUND PIPE PRIOR TO PLACEMENT CONCRETE SLAB AS PER STRUCTURAL DRAWINGS BENTONITE BLANKET TYP. 2" SAND 4" LSYER OF 3/4" CRUSHED GRAVEL SURETERM TERMINATION BAR NATURAL GRADE STAINLESS STEEL FLASHING OPTIONAL "J" BASE DRAIN SUBGRADE WATERPROOFING1 N.T.S. 610 CONSTRUCTION DETAILS VARIES A9.0 2 711 3 812 4 5913N.T.S. ONE HOUR RATED WALL STUCCO WEEP SCREED BTM. OF WOOD SIDING TOP OF PARAPET - STUCCO TOP OF PARAPET - WOOD SIDING SKYLIGHT CURB CORNER @ WOOD SIDING BREAK METAL @ ROOF PARAPET BREAK METAL @ FLOOR SYSTEM ROOF DRAIN UNIT SEPARATION WALL INTEGRAL GUTTER @ ROOF EDGE N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 34" - 36" AB. FIN. TREAD1 1/2" INTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" # 8 FLAT HEAD SQUARE DRIVE WOOD SCREWS COUNTERSINK TO FLUSH WITH MOUNTING PLATE 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDED TO MOUNTING PLATE AND BOLT TO WALL EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL FINISH CAULKING EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL MAT. TO MATCH WINDOW SYSTEM BREAK METAL FINISH CAULK WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 1X FURRING BACKER ROD AND CAULK WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK 16 GA BOND. SHT. MTL. SILL PAN FLASHING 3/8" UP LEG - EXTEND 3" MIN. DOWN LEG OVER BUILDING WRAP FINISH CAULKING 1X BACKING WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION WOOD TRIM @ WINDOW FRAME EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 1X FURRING BACKER ROD AND CAULK EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION WOOD TRIM @ WINDOW FRAME 1/8" WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK 16 GA BOND. SHT. MTL. SILL PAN FLASHING 3/8" UP LEG - EXTEND 3" MIN. DOWN LEG OVER BUILDING WRAP FINISH CAULKING 1X BACKING WOOD TRIM @ WINDOW FRAME INTERIOR FINISH AS PER R.C.P. ROOF / FLOOR FRAMING AS PER STRUC. DWG. SOLID BLOCK @ GLASS CHANNEL LOCATION DRYWALL 'L' METAL @ CHANNEL GLASS PARTITION AS PER PLAN GLASS PARTITION AS PER PLAN SET INTO 1/2" ALUM. CHANNEL HARDWOOD FLOORING AS PER PLAN FLOOR FRAMING AS PERSTRUCTURAL DRAWINGS SOLID BLOCK @ GLASSPARTITION LOCATION 3/4" PLYWOOD NAILING LAYER CEILING FLOOR 3 1/4"42"FLOOR FRAMING AS PER STRUCTURAL DWG. CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL DECK WATERPROOFONG AS PER PROJECT SPECIFICATION BLOCKING AS REQ.DECK WATERPROOFING MEMBRANE DECKING SLOPE AS PER PLAN GAURDRAIL GLASS AS PER PLAN RECESS ALUM. MOUNTING CHANNEL CONT. ALUM. BREAK METAL FLASHING - SET INTO GLASS CHANNEL FINISH DECKING AS PER PLAN AND SPECIFICATION SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL 34" - 36" AB. FIN. TREAD1 1/2" EXTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" STEEL TUBE W/ CAPPED ENDS GRIND ALL WELDS SMOOTH PAINT EXTERIOR STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" LAG BOLTS (4) EACH MOUNTING PLATE 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDEDTO MOUNTING PLATE AND BOLT TO WALL EXTERIOR SHEETING BITUTHANE @ MOUNTING LOCATIONS - EXTEND MIN. 8" E.W. 42" CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. STUCCO AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN STUCCO CORNER AID SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL 42"CONT. LAYER OF BITUTHANE LAP OVER DECK WATERPROOFING MEMBRANE EXT. WOOD SIDING AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN WOOD CAP TO MATCH SIDING SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL42"DRYWALL AS PER PLAN INSTALL "L" METAL @ TOP OF WALL TO WOOD CAP STUD WALL AS PER PLAN 2X HARDWOOD CAP W/ 1/8" KERF TO DRYWALL FLOOR FRAMING AS PER STRUCTURAL PLAN 42"DRYWALL AS PER PLAN INSTALL "L" METAL @ TOP OF WALL TO WOOD CAP STUD WALL AS PER PLAN 2X HARDWOOD CAP W/ 1/8" KERF TO DRYWALL STAIR FRAMING AS PER PLAN / STRUCTURAL DRAWINGS 42"CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. STUCCO AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANSTUCCO CORNER AID SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL BLOCKING AS REQ. FLOOR FRAMING AS PERSTRUCTURALDRAWINGS CONT. SHEET METAL PAN W/ 1 1/2" DOWN LEG AND 3/8" UP LEG FLOOR FRAMING AS PER PLAN CONT. LAYER OF BITUTHANE LAP ALL JOINTS 4" MIN. EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE BACKER ROD AND CAULK FINISH CAULKING 1/2" BACKING EXTERIOR STUCCO AS PER ELEVATION INTERIOR FLOOR FINISH AS PER PLAN EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE EXTERIOR SIDING AS PER ELEVATION (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE WALL FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE 3/4" THICK RIGID INSULATION BACKING (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE ALUM. BREAK METAL TO MATCH WINDOW SYSTEM GLUE TO RIGID INSULATION BACKING WALL FRAMING AS PERSTRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE 3/4" THICK RIGID INSULATION BACKING (2) LAYERS OF TYPAR BUILDING WRAPOVERLAP ALL SEAMS 4" MIN AND TAPE ALUM. BREAK METAL TO MATCH WINDOW SYSTEM GLUE TO RIGID INSULATION BACKING AS NOTED A9.1 1 N.T.S. FRAMELESS GLASS EXTERIOR GUARDRAIL2 STUCCO / GLASS EXTERIOR GUARDRAIL3 WOOD SIDING EXTERIOR GUARDRAIL4 INTERIOR HAND RAIL6 SOLID RAIL @ STAIR7 EXTERIOR HAND RAIL8 10 11 12 14 WINDOW HEAD @ STUCCO WALL 15 16 WINDOW HEAD @ WOOD SIDING17 18 5913 STUCCO EXTERIOR GUARDRAIL N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. FULL HGT. GLASS PARTITION @ STAIRTRANSITION OF WOOD TO STUCCO TRANSITION OF BREAK METAL TO STUCCO TYPICAL POST WRAP - CORNER TYPICAL POST WRAP - IN PLANE ELONGATED SILL PAN WINDOW JAMB @ STUCCO WALL WINDOW SILL @ STUCCO WALL WINDOW HEAD @ WOOD SIDING 19 20 WINDOW JAMB @ WOOD SIDINGWINDOW HEAD @ WOOD SIDING WINDOW SILL @ WOOD SIDINGWINDOW HEAD @ WOOD SIDING SOLID INTERIOR GUARD RAIL CONSTRUCTION DETAILS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 16 GA. BONDERIZED SHEET METAL Z-BAR FLASHING ROOFING MEMBRANE EXTEND UNDER Z-BAR FLASHING 7/8" EXT. STUCCO AS PER SPECIFICATION FLOOR FRAMING AS PER STRUCTURAL DWG. PARAPET WALL AS PER PLAN INTERIOR EXTERIOR INT. FINISH AS PER PLAN STRUCTURAL WALL AS PER PLAN 16 GA. BONDERIZED SHEET METAL POCKETBEND AND HEM TO KEY INTO INT. AND EXT FIN. FLAT STUD EXT. WALL @ POCKET SLIDER TRACK @ POCKET SLIDER EXTERIOR WATER PROOFING MEMBRANE - EXTEND INTO POCKET ON ALL SIDES ROOF FRAMING AS PERSTRUCTURAL DRAWINGS CONTINIOUS LAYER OF WATERPROOFING - ALL SEAMS TO LAP 4" MIN. EXTERIOR SOFFIT FINISH AS PER PLAN INTERIOR FINISH AS PER PLAN TRIPLE SLIDER HEAD TRACK TRIPLE TRACK SLIDER STEEL BEAM AS PER STRUCTURAL DRAWINGS CONT. SOLID BLOCKING FINISH CAULKING - COLOR TO MATCHWINDOW SYSTEM 3 1/2"1 1/2"TRIPLE TRACK SLIDER FINISH FLOOR FLOOR FRAMING AS PERSTRUCTURAL DRAWINGS TRIPLE SLIDER SILL TRACK PROVIDESILL EXTENSION TO FACE OF EXT. WALL SET SILL TRACK INTO A CONT. BEDOF SIKAFLEX CAULKING 20 GA. BONDERIZED S.S. SILL PANBACK EDGE TO EXTEND UP 3/8" CONTINIOUS LAYER OF BITUTHANE - ALL SEAMS TO LAP 4" MIN. EXTERIOR DECK FRAMING AS PER PLAN NOTE: TRACK VARIES BASEDUPON # OF SLIDER PANELS INT. FINISH AS PER PLAN STRUCTURAL WALL AS PER PLAN 16 GA. BONDERIZED SHEETMETAL POCKETBEND AND HEM TO KEY INTO INT. AND EXT FIN. FLAT STUD EXT. WALL @ POCKET SLIDER TRACK @ POCKET SLIDER EXTERIOR WATER PROOFINGMEMBRANE - EXTEND INTOPOCKET ON ALL SIDES DECK WATERPROOFINGAPPLY DIRECTLY TO SLOPED PLYWOODEXTEND ONTO INTERIOR SUBFLOOR BY 6" 3/4" PLYWOOD SLOPE AS PER FLOOR PLAN RIP STRIP AND FINISH DECKING AS PER PLAN T. O/ ROUGH PLY.T. O/ SLOPE PLY.SEE PLAN SEE PLAN AS NOTED A9.2 1 N.T.S. SLIDER DOOR HEAD @ EXTERIOR DECK2 Z-BAR @ WALL TO ROOFING3 JAMB @ POCKET SLIDING DOOR4 6 7 8 1014 15 16 17 18 5913 SLIDER DOOR SILL @ EXTERIOR DECK N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. 19 20 11 N.T.S. 12 N.T.S. 2 CONSTRUCTION DETAILS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal WDWD9 0 . 8 5 ' PC F1 GFCI42" F5 S C F1 AFCI AFCI S F1 F1 F1 SSS42"GFCI AFCI AFCI AFCI DT F2F2 F2F2 S F1 AFCI F1 F1 F1 SDRYER WASH 42"GFCI 42"GFCI F7F7 S S F1 F1 F1 S C F1 F1 F1 F1F1F1F1 F1 F1F1S3 3S3SS C F1SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE GARAGE DOORALL FIXTURES LOCATED WITHIN THE GARAGE ARE TO BEHIGH EFFICIENCY AND SHAL MEET OR EXCEEDCALGREEN CODE REQUIREMENTSGFCIGFCIGFCI 3S3SSGFCIGFCIS LOCATION OF SECURITY SYSTEM CONNECTION. PROVIDE POWER AND REQUIRED COMMUNICATIONS LOW VOLTAGE POWER SOURCE TO BE PROVIDED FOR EXTERIOR LANDSCAPE LIGHTING PROPOSED LOCATION OF ELECTRICAL METER(S) / MAIN PANEL(S)200 AMP SERVICE FOR EACH UNIT NOTE: LAUNDRY ROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OFAIR CHANGE/ MINUTE GFCIGFCI GFCI F1 AFCI F1 F5 42"GFCIS C AFCI S F1 F1 F1 SSS42"GFCI AFCI AFCI AFCI DT F2F2 F2F2 S F1 AFCI F1 F1 F1 SDRYER WASH 42"GFCI 42"GFCIF7F7 S S F1 F1 F1 S C F1 F1 F1 F1F1F1F1 F1 F1F1 3S3S3SS C F1 SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTEGARAGE DOORALL FIXTURES LOCATED WITHIN THE GARAGE ARE TO BEHIGH EFFICIENCY AND SHAL MEET OR EXCEEDCALGREEN CODE REQUIREMENTSGFCI GFCIGFCI3S3SSGFCIGFCIS NOTE: LAUNDRY ROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTEGFCIGFCI GFCI LOCATION OF SECURITY SYSTEM CONNECTION. PROVIDE POWER AND REQUIRED COMMUNICATIONS LOW VOLTAGE POWER SOURCE TO BE PROVIDED FOR EXTERIOR LANDSCAPE LIGHTING ELECTRICAL PLAN NOTES 1. CONTRACTOR TO VERIFY LOCATION OF MAIN POWER PANEL WITH LOCAL UTILITYPROVIDER. 2. CONTRACTOR TO VERIFY LOCATION OF LOW VOLTAGE COMMUNICATION,TELEPHONE, CABLE AND FOIS WITH LOCAL PROVIDERS.3. IF SUB PANEL IS REQUIRED, CONTRACTOR TO VERIFY LOCATION WITH OWNER. !!! 1/4" = 1'-0" E1.0 BASEMENT ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal S CF2 S S C DTF2F1 SS3S3F1 F1 F1 F1 F1 F1 F2F1 F1 GFCI42"F5 F5 GFCI42" GFCI NOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTE S S3S3S3S3F2S CDT F2F1 SS3S3F2F1 F1 F2 F2 F2 F1 F2 F2 F2F1F1 F2 F2 F2 F2 S3F2 F2 S F5S5S5 S5 S5S3S3S3SC F1F1 F1 F1 F1 F1 DT F2 F2 S F2 F2 F2 F2 F2 F2 S3S3 F2 F1 F1 F1 F5GFCI42"GFCI42"F2 F2 F2 F1 F1SSF1 SS SS S3S3SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STARCOMPLIANT AND BE DUCTED TO TERMINATE TO THEOUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIRCHANGE/ MINUTE F5F1 F1 AFCI AFCI AFCI AFCI AFCI AFCIAFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI GFCISC SC S C F2S S C DTF2F1S S3S3F1 F1 F1 F1 F1 F1F2F1 F1 GFCI42"F5 F5 GFCI42" GFCI NOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTE SS3 S3S3S3F2S C DTF2F1 SS3S3F2F1 F1 F2 F2 F2 F1 F2 F2 F2F1F1 F2 F2 F2 F2S3F2F2 S F5S5S5 S5S5S3S3S3SC F1F1 F1 F1 F1 F1 DT F2 F2 S F2 F2 F2 F2 F2 F2 S3S3 F2 F1 F1 F1F5GFCI42"GFCI42"F2 F2 F2 F1 F1 SSF1 SS SS S3S3SNOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STARCOMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIRCHANGE/ MINUTE F5F1 F1 AFCI AFCI AFCI AFCI AFCI AFCIAFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI GFCISC SC AFCI AFCI AFCI AFCI AFCI AFCI ELECTRICAL PLAN NOTES 1/4" = 1'-0" E1.1 FIRST FLOOR ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal REF DWREF DWN 18°59'11"W53.77'GFCI42"F5SC F1 F1 F1 F6F6F6SF1F1 F2 F2 F2 S3S3F4 F4 HOOD OVEN 42"GFCI 42"GFCI 42"GFCIREF DW DISP.32"GFCI32"GFCIF1 F1 F1 F1 F1 F1F1 SS F1 S DTAFCIF1F1 F1F1 F1 F1 SF6F6F6F6 SS3S3FLOOR F1F1 F1 FLOOR F1 F1 F1 F1 S3S3 S3S3S F7F7S3F4 F4 S SDT SC 42"GFCIF5F1 F1 F1 F6F6F6 SF1F1 F2 F2S3 F2 3SF4 F4 HOOD OVEN 42"GFCI 42"GFCI 42"GFCI REFDW DISP.32"GFCI32"GFCIF1 F1 F1 F1 F1 F1F1 SS F1 S DTAFCIF1F1 F1F1 F1 F1 SF6F6F6F6 SS3S3FLOOR F1F1 F1 FLOOR F1 F1 F1 F1 S3S3 S3S3S F7F7S3F4 F4 S S DTNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE NOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE WITHIN KITCHEN ALL RECESS CAN LIGHT FIXTURES SHALL BE MIN. 90% EFFICENCY - LED APPLIANCE GARAGE WITHIN KITCHEN ALL RECESS CAN LIGHT FIXTURES SHALL BE MIN. 90% EFFICENCY - LED APPLIANCE GARAGE ELECTRICAL PLAN NOTES 1/4" = 1'-0" E1.2 SECOND FLOOR ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal N 67°46'01"E 65.10' 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 40 PLANT TYPE: TREECOMMON NAME: OLIVE BOTANICAL NAME: OLEA EUROPAEASIZE: 36" BOX. QUANTITY: 2 PLANT TYPE: PERENNIALCOMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAXSIZE: 15 GA. QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 6 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA.QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 8 CONC.PAD CONC.PAD CONC. STEP(S)CONC. STEP(S)PLANT TYPE: TREECOMMON NAME: OLIVE BOTANICAL NAME: OLEA EUROPAEASIZE: 36" BOX. QUANTITY: 2 PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 9 CONC. DRIVEWAY CONC. DRIVEWAY CONC. PAD CONC.PAD CONC.PAD CONC.PAD CONC. PAD CONC. PAD PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA.QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 100 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 42 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 6 BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN PLANT TYPE: PERENNIALCOMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLESIZE: 5 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASSBOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 17 BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN BOARD FORM CONCRETE RETAININGWALL AS PER SITE PLAN BOARD FORM CONCRETE RETAININGWALL AS PER SITE PLAN PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 12 NEW SIDEWALK NEW SIDEWALK PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 15 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 40 NEW SIDEWALKLANDSCAPE PLAN 1/8" = 1' - 0" L1.0 N LANDSCAPE PLAN 1/8" = 1' - 0" LANDSCAPE PLAN NOTES 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEMAS PER HBMC 8.56 AND 8.60 2. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANICMULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR (24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED.ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. 3. LANDSCAPE AREAS TO FOLOW THE STANDARDS SET FORTH BELOW: 8.60. 070 Standards for Small Landscape Areas. "Small landscape areas" as defined in Section 8.60.040 are subject to the provisions in this Section and are otherwise exempt from this Chapter A. Procedures. Prior to issuance of a permit for construction, the applicant shall provide information substantiating compliance with this section to the satisfaction of the Community Development Director. The Planning Commission may impose additional measures orconditions on discretionary planning entitlements to further the purposes of this Chapter. No building or other equivalent construction permit shall be issued a permanent Certificate ofOccupancy until the Community Development Director determines the project complies with the standards in this section. In the case of any decision to deny a permit issuance or certificate of occupancy, the applicant may modify and resubmit the application, apply for an exceptionfrom standards, or appeal the decision in accordance with Subsections D or E of Section 8.60.050. B. Standards. Small landscape areas shall comply with the following standards. Provisionsthat are encouraged but not required are indicated with words such as 'should.' 1. Plant species and landscape design shall be adapted to the climate, soils,topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used. Where practical, such as in areasexceeding four hundred (400) square feet of contiguous landscape, plantings should be arranged by hydrozones. 2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter. 3. Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar recognized authority acceptable to the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterilevarieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) should not be planted. 4. The landscape area of projects proposing exclusively commercial, industrial or institutional uses shall be designed using exclusively water conserving plants. Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas asdetermined by the Community Development Director. Turf shall not be allowed on slopes greater than twenty (20) percent. Deciduous trees should be used to shade west and southexposures. 5. Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of atree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch. 6. Landscaping shall not interfere with safe sight distances for vehicular traffic, the visionclearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting. 7. Plans and construction shall protect against soil compaction within landscape areas. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens,cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches, should beconsidered during project design. No plan or practice shall conflict with Chapter 8.44. 8. No landscape plan or restriction of any type, including those applicable to commoninterest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants. 9. When irrigation systems are installed, an automatic irrigation system using eitherevapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. Watering hours and duration shall be compliant with the requirements of Chapter 8.56. 10. All irrigation systems shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas,sidewalks, walkways, streets, alleys, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed. 11. All landscape and related elements shall be properly maintained to insure long-termhealth and shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17, any other applicable provisions of this code, and the requirements of a developmentpermit, whichever is more restrictive. The use, storage and disposal of all lawn and landscape care products shall comply with all manufacturer specifications and applicable laws, and minimize the discharge of pollutants to the environment. !!!!!!! LANDSCAPE PLAN NOTES: FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 DRIVEWAY PROFILE - SEE SHT. C1 AND C2 /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal xx.xx' 1 A3.0 xxx.xx' F. FL. @ xxx FLOOR: xxx.xx' ROOM xxx FFX VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT BUILDING SECTION DESIGNATION BUILDING SECTION PAGE NUMBER VERTICAL ELEVATION CALLOUT LOCATION VERTICAL ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION CALLOUT HEIGHT FINISH FLOOR ELEVATION ROOM NAME ROOM NUMBER FINISH FLOOR MATERIAL CALLOUT PROJECT TEAM TITLE SHEET N.T.S. T1.0 CONTENTS T1.0 TITLE SHEET T1.1 GENERAL NOTES SURVEY A1.0 SITE PLAN A1.0A SITE DIAGRAMS A1.1 BASEMENT FLOOR PLAN A1.2 GROUND FLOOR PLAN A1.3 SECOND FLOOR PLAN A1.4 ROOF PLAN A2.0 EXTERIOR ELEVATIONS A2.1 EXTERIOR ELEVATIONS A2.2 EXTERIOR ELEVATIONS A2.3 EXTERIOR ELEVATIONS A3.0 BUILDING SECTIONS A3.1 BUILDING SECTIONS A3.2 BUILDING SECTIONS A3.3 BUILDING SECTIONS A3.4 BUILDING SECTIONS A3.5 BUILDING SECTIONS A3.6 BUILDING SECTIONS A9.0 CONSTRUCTION DETAILS A9.1 CONSTRUCTION DETAILS A9.2 CONSTRUCTION DETAILS E1.0 BASEMENT ELECTRICAL PLAN E1.2 FIRST FLOOR ELECTRICAL PLAN E1.3 SECOND FLOOR ELECTRICAL PLAN L1.0 LANDSCAPE PLAN AREA MAP PROJECT LOCATION: 1111 17th Street. Hermosa Beach, CA. 90254 LEGAL OWNER: 1111 17th Street LLC / Robert Salim, Manager 1516 The Strand Manhattan Beach, CA. 90266 APN: 4185-023-002 LEGAL: Portion of Lot 6 of Angeles Heights Tract in the City of Hermosa Beach, County of Los Angeles, State of California as per map recorded in Book 9 of Maps in the office of the County Recorder of said County, Lying SW'LY of the following described line and it's SE'LY prolongation beginning at a point the SE'LY line of said Lot 6 distant of the NE'LY thereon 65.1' from the most S'LY corner of said Lot 6; thence NW'LY in a direct line to a point in the NW'LY line of said Lot 6, distant NE'LY thereon 77.6' from the most W'LY corner of said Lot 6 ZONING: R2-B OCCUPANCY: R-2 / U PROJECT DESCRIPTION: A new condominium development consisting of (2) units with four bedrooms and three and one half bathrooms each. Total overall floor area for the development is 6,176.00 sq. ft. DESIGN: Daryl Olesinski, Principal O+ L BUILDING PROJECTS, LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p. (310) 390 1650 f. (310) 390 1649 e. daryl@OplusL.com PROJECT AREA PERMITS SHALL BE ISSUED FOR THE FOLLOWING: 1. SHORING 2. ENCROACHMENT INTO THE PUBLIC RIGHT OF WAY 3. ELECTRICAL 4. PLUMBING 5. MECHANICAL 6. SPRINKLER SYSTEM 7. SEWER CAP 8. SOLAR PANELS STRUCTURAL ENGINEER: McCullum Engineering Services 880 Manhattan Beach Blvd. Manhattan Beach, CA. 90266 p. (310) 944 0898 f. (310) 545 5423 e. EMengineering@verizon.net Title 24 Calculations: Troy Lindquest AES 229 North Central Ave. # 500 Glendale CA. 91203 p. (818) 246 2844 f. (818) 246-4096 e. info@aes.com Real Estate Consultant: Bunny Crour Srour & Associates 1001 6th Street # 110 Manhattan Beach CA. 90266 p. (310) 372 8433 PROJECT DATAOWNER 1111 17th Street LLC - Robert Salim, Manager 1516 The Strand Manhattan Beach, CA. 90266 PERMITTING LOT AREA: 2,910.00 SQ. FT.TOTAL BUILDING AREA: 6,176.00 SQ. FT. 1111 17TH: BASEMENT LIVING AREA GARAGE GROUND LEVEL LIVING AREA ON GRADE OPEN SPACE SECOND LEVEL LIVING AREA DECKS AND BALCONIES TOTAL LIVING AREA # O/ BEDROOMS # O/ BATHROOMS 606.00 SQ. FT. 455.00 SQ. FT. 1,162.00 SQ. FT. 0.00 SQ. FT. 865.00 SQ. FT. 206.00 SQ. FT. 2,633.00 SQ. FT. (4) 3 1/2 1113 17TH 0.00 SQ. FT. 865.00 SQ. FT. 206.00 SQ. FT. (4) ZONING INFORMATION ROOF DECK 100.00 SQ. FT.100.00 SQ. FT. 3 1/2 AREA: REQUIRED PROVIDED LOT AREA / DWELLING UNIT LOT COVERAGE YARDS: FRONT SIDE REAR PARKING AND DRIVEWAYS: # OF SPACES GUEST SPACES PARKING SETBACK PARKING STALL DIMENSION TURNING AREA DRIVEWAY WIDTH DRIVEWAY MAX. SLOPE FENCES / WALLS: HEIGHT FROM FINISHED SURFACE LINEAL FEET OPEN SPACE: TOTAL PRIVATE (/ UNIT) PRIVATE STORAGE SPACE CU. FT. / UNIT 1,750 SQ. FT.X,XXX.XX SQ. FT. 2,618.85 SQ.FT (65%)2,430.00 SQ. FT. (60.0%) 17' FROM BACK OF SIDEWALK / 5' ABOVE 5'-0" MIN.5'-0" 5'-0" GND / 3'-0" AB.5'-0" GND / 3'-0" AB. 24'-9 1/4" FROM BACK OF SIDEWALK / 6' ABOVE (2) / UNIT (2) / UNIT (1) / UNIT (1) / UNIT 25'-3 1/2"23'-9 1/4" 9'-0" X 18'-0"9'-0" X 18'-0" 16'-0"16'-0" 6.0%6.0% 600.00 SQ. FT.761.05 SQ. FT. 300.00 SQ. FT.1111 17th: 306.00 SQ. FT. 1113 17th: 306.00 SQ. FT. 200.00 CU. FT.UNIT A: 201.75 CU. FT. UNIT B: 206.20 CU. FT. GENERAL BUILDING INFORMATION TOTAL DECKS / BALCONIES 306.00 SQ. FT.306.00 SQ. FT. CITY OF HERMOSA BEACH DEPARTMENT OF PUBLIC WORKS NOTES: BASEMENT QUALIFICATION CALCULATION 1ST LEVEL F.F. ELEVATION LINEAL FEET OR PERMITER 90.14' 204.09 L. FT. LINEAL FEET < 6' FROM GD TO F.FL AB. % OF PERMITTER < 6' TO F.FL AB. 146.20 L. FT. 71.6% 23'-0"23'-0" > 72" (WITHIN SETBACK)60" 142'-2" SYMBOL LEGEND GEOLOGICAL ENGINEER: Norcal Engineering 10641 Humbolt St. Los Alamitos, CA. 90720 p. (562) 799 9469 f. (562) 799 9459 Professional Code The Building Designer designated below assumes "responsible control" over the content of all design instruments of service during their preparation that is ordinarily exercised by Building Designers applying the required Professional Standard of care typical of similar Professionals. _____________________________________________ Daryl Olesinski, Responsible Building Designer: AIR QUALITY VENTILATION CALCULATION UNIT A: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 2,633.00 / 100 + 7.5(5) 26.33 + 37.5 cfm = 63.83 Ventilation provided by exhaust fan in room A204 - see E1.3 UNIT B: cfm = CFA / 100 + 7.5 (# of bedrooms +1) 2,633.00 / 100 + 7.5(5) 26.33 + 37.5 cfm = 63.83 Ventilation provided by exhaust fan in room B204 - see E1.2 All calculations are based upon 2010 California Energy Code, Section 150(o), Equation 4-1 606.00 SQ. FT. 455.00 SQ. FT. 1,162.00 SQ. FT. 2,633.00 SQ. FT. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal NOTE: IF ANY DISCREPANCIES OCCUR BETWEEN THESE NOTES AND NOTES WITHIN THE PROJECT MANUAL, THE NOTES WITHIN THE PROJECT MANUAL SUPERCEDE DRAWINGS NOTES. 1. The word "Contractor" means the General Contractor, and where applicable by trade, Subcontractors. 2. Contractor shall be responsible for reviewing all notes prior to finalizing construction contract. 3. The specifications, general conditions and all issued addenda and change orders are part of the design drawings. 4. All construction and details shall be completed in full compliance with the California uniform building code and all other applicable codes and requirements. 5. The General Contractor shall maintain a full set of drawings and specifications and all required permits on the job site at all times. They shall be made available to the Designer and Owner at request. 6. Prior to finalizing contract prices, Contractor shall be responsible for reviewing and coordinating all notes and drawings to include any subcontract requirements or information which may not be indicated on subcontractor's sheets or notes, but which are indicated elsewhere in the construction documents. 7. The contractor (and his sub-contractors) shall study and compare the contract documents and shall at once report to the architect in writing all errors, inconsistencies or omissions discovered and verify all dimensions on site prior to commencing the work. If the contractor proceeds with any of the work so affected without written instructions of the Designer, the contractor shall make good at his own cost any resulting error, damage, defects, or time delays so caused. The contractor shall perform no portion of the work without contract documents or, where required, approved shop drawings, product data or samples for such portion of the work. 8. Contractor shall provide a blanket one-year guarantee for the total job with the separate guarantee for specific trades/equipment items, with the names of local representatives to be contracted for service. Provide operating and maintenance brochures as required. 9. Contractor shall provide one marked up print drawing indicating all differences, changes, ect., actual locations of concealed work, before final inspection. 10. Where specified items are mentioned, the contractor may submit alternate materials for approval by the architect. Package to contain brochure, cut sheets, specifications, costs, availability, references, ect… contractor to reimburse Designer for time spent evaluating alternatives or substitutions. 11. Written dimensions on drawings shall take precedence over dimensions scaled from drawings. 12. The Designer will submit contract documents for "plan check" and make any necessary corrections. The owner will pay charges, fees and assessments levied by public authorities for connection to the public sewer. 13. Contractor shall consult with representatives of applicable utilities, including gas, water, power, sewer, telephone, and cable television and determine exact locations and availability of utilities and determine the condition of existing service prior to commencing work or connecting utilities. 14. Contractor shall provide all walls, terraces, walks, and drives as shown on plans and also provide any expansion joints, curbs, etc. that may be required for durable construction to be approved by the Design Professional. 15. Contractor to stake out all works as shown on plans, confirm existing conditions and property line locations, and verify compliance with setbacks and clearances required by code. 16. Improvements on the site, work in progress, stored materials, and public and private improvements on property adjacent to the site, shall be protected by the contractor from damage arising from the work. All damage so occurring shall be repaired or replaced by the contractor at no cost to the owner. 17. Submittal documents for deferred submittal items shall be submitted to the Design Professional or engineer of record who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the building official. 18. Structural observation by the engineer shall be preformed. A statement in writing shall be given to the building official, stating that site visits have been made and whether or not any observed deficiencies have been corrected to conform to the approved plans and specifications. 19. Contractor shall correlate work between design drawings and specifications and consultant drawings and specifications. 20. Contractor shall confirm any discrepancies between drawings or specs and job site conditions with Design Professional prior to starting portions of the work affected. 21. Written dimensions shall prevail over scaled dimensions on drawings. In no event is dimension to be scaled off the drawings without prior approval from the Design Professional. 22. Dimensions marked "clear" are not adjustable without the authorization of the architect. 23. Details are intended to show final affect of parts of construction. Minor modifications may be required to suit particular job site dimensions or conditions and shall be included within the scope of the work and Construction Contract. Any modifications required in details are to be first reviewed and confirmed with the Design Professional prior to construction. 24. Contractor shall review all items noted "verify or confirm with owner or Designer" which might affect costs prior to finalizing construction contract and subcontractors, and shall confirm final decisions regarding selection, materials, color, finish or other specifications not yet decided regarding these items. Contractor shall include the cost of these items within the original contract price. 25. Unless items are specifically itemized as not included in contract (NIC), they will be assumed to be included in the estimate or contract price. 26. The Design Professional, prior to the commencement of the work must approve all change orders in writing. Otherwise the contractor will take full responsibility for all the costs. Contractor shall immediately notify the Owner of any extra costs arising from the execution of his contract or subcontracts and shall receive Owner's written approval of it prior to doing the work. 27. Design work is the responsibility of the architect and any design changes made by the contractor shall be the full responsibility and liability of the contractor. 28. Contractor shall be responsible for supervising that all general and subcontract work is being accomplished according to the most current construction documents, including revisions. The contractor shall also be responsible for the coordination of work of subcontractors under separate contract with the owner. 29. Four sets of shop drawings shall be submitted to the Design Professional for approval. All shop drawings will require at least 10 working days for design review. 30. Contractor shall provide proper ventilation, clearances, and fire protection for all new fireplaces, ovens, hot water heaters, furnaces, vents and flues as required by the drawings, specifications and code. 31. Details marked "(typical)" shall apply in all cases, unless specifically noted otherwise. Where no detail is shown, construction shall be as shown for other similar work. 32. All unspecified materials shall be new first line products of a recognized manufacturer. No substitutions from specifications shall be used unless approved by the architect. If available, manufacturers guarantee shall be provided in writing. 33. A separate permit shall be secured for all electrical, plumbing and heating-ventilating work. 34. Licenses and permits necessary to the performance completion and approval of the work, and all inspection and other applicable fees (excluding building permit fees) shall be secured and paid for by the contractor. 35. Contractor shall have evidence of current workmen's compensation insurance coverage on file with the Department of Building and Safety in compliance with Section 3800 of the California Labor Code. 36. Contractor shall submit Haul Route Memo to Department of Building and Safety for approval. 37. The Contractor shall submit structural calculations, signed by a State Licensed Engineer, for skylight, and store front assemblies for review and approval. 38. Dimensions are to face of plywood, face of masonry, face of concrete, and to grid lines unless otherwise noted. 39. All insulation materials shall be certified by the manufacturer as complying with the California Quality Standards of Insulating Material. 40. No door except bathroom doors in the path of travel of a means of escape shall be less than 32 inches (71.12 cm) wide. 41. Every bathroom door lock shall be designed to permit the opening of the locked door from the outside in an emergency. 42. Interior wall finishes shall have a minimum flame spread classification of III (T-42-b). 43. Overflow drains shall be connected to drain lines independent from the roof drains. 44. Mechanical ventilation system in lieu of operable windows in bathroom/toilet room/ laundry to furnish five air changes per hour direct to the outside is required. (1205-a) 45. Glazing and insulation shall conform to the State Energy Insulation Standards. 46. Provide a 1-hour fire resistive occupancy separation per Building Code Table 5B or Title 24, Table 5B. 47. Fire resistive assemblies for protection of openings to comply with Building Code #4306 or Title 24, #4306. 48. Exit doors shall be operable from the inside without use of a key or any special knowledge or effort. Building Code #3304(c), Fire Code #12.104, or Title 24, #2-3303 (c). 49. Width and height of required exit doorways to comply with Building Code #3304(e) or Title 24, #2-3303(e). 50. Comply with Building Code #1210(a) regarding fire warning system smoke detectors. Hard wired. 51. Comply with Building Code #1204 regarding access. 52. Clearance of brush and vegetative growth will be maintained per Fire Code #11.502 and #11.503. 53. A permit from the Dept. of Public Works is required for a protection fence or canopy on or over any street or public space (91.4407). 54. No trenches or excavations 5 feet or more in depth into which a person is required to descend. 55. Contractor shall erect and maintain temporary barricades as needed for protection against accident, and shall continuously maintain adequate protection of his work and the owner's property from damage or loss arising in connection with construction. 56. G.C. shall clean glass, remove stains, spots, marks and dirt from all work, clean all hardware, remove paint spots from all surfaces, clean all fixtures and floors. 57. Temporary electric power and sanitary facilities are to be provided and paid for by the contractor. 58. No part of the structure shall be overloaded beyond its safe carrying capacity by the placing of materials, equipment, tools, machinery or any other item. 59. Contractor shall protect all floor surfaces from damage and equip mobile equipment with pneumatic tires. 60. All metal flashing, gutter, and downspout joints shall be lapped, joined, and sealed so that they are water tight and provide for positive water flow. 61. Contractor shall arrange with the necessary utility companies to connect utilities underground. 62. When demolition is required on site all debris must be removed from the site at the expense of the contractor and a demolition permit must be obtained by a licensed wrecking contractor (class c-21), or by a licensed general contractor (class b-1) who is also the contractor for a new building to be erected on the same site. Contractor's license shall be verified prior to issuance of permit. FRAMING 63. In addition to any structural grade requirements, all exposed wood beams and posts shall be selected for best appearance grade, with a minimum of knots, cracks and checks. 64. Contractor shall provide access to all attic areas and plumbing as required by code and shall confirm access locations with Design Professional prior to framing. 65. Contractor shall coordinate framing with proposed locations of electrical, mechanical and plumbing work so as to avoid changes in framing which might conflict with proposed equipment, fixture of diffuser locations. 66. Provide framed openings for medicine cabinets during rough framing, confirming size, location and heights of openings with Design Professional prior to construction. 67. Provide blocking as required for cabinets, toilet paper holders, towel bars and other specialty items. 68. All exposed wood beams, decking or other members installed prior to enclosing the building envelope and completing roof membrane shall be protected during construction against moisture, staining and other damage by protecting with weatherproof plastic wrappers and additional protective measures as may be required. STRUCTURAL 69. All welding to be done by welders certified by the appropriate city building department. 70. Glued-laminated lumber shall be fabricated in accordance with uniform building code standard no. 25-10. Exposed structural glued-laminated lumber shall be moisture-resistant treated wood or wood of natural resistance to decay. 71. All posts, plates, sleepers, etc. bearing on or embedded in concrete or masonry shall be pressure treated lumber. ROOF, ROOF FLASHING AND DRAINAGE 72. Contractor and Roofing Contractor shall furnish an unconditional written guarantee to Owner covering all materials and installation of new roofing, flashings and membranes for a period of 10 years following final completion of construction. 73. Contractor shall employ a qualified independent inspection service for inspection of the roof installation, including any insulation and flashings, and shall confirm arrangements with Owner, Design Professional, manufacturer's representative and roofing contractor prior to construction. 74. All built up or single-ply membrane roof areas shall have minimum 1/4" per foot pitch to drains for spans up to 20'-0", 1/2" per foot for spans over 20'-0". Emergency overflow scuppers or drains shall be installed with outlets 2" above principal roof drains, and shall be independent of principal roof drains or gutters. 75. All roofs, parapets, chimney and other flashings shall be installed so that they are watertight. Notify Design Professional of any points where water or moisture may penetrate for additional water protective measures. 76. All scuppers, gutters, downspouts, leader boxes or other sheet metal work shall be properly flashed and shall have welded or sealed waterproof joints. All bends, seams, splices, or other connections shall be straight, smooth and continuous without dimples or dents. Unless specified, sheet metal gauge shall be sufficient to withstand denting or bending. 77. Provide galvanic or bituminous insulation as approved by Design Professional between dissimilar metals. 78. Unless otherwise noted, all concealed interior roof drain downspouts shall be PVC schedule 40, min. 4" diameter or larger as specified sufficient to handle roof areas. All connections shall be watertight.. DOORS, WINDOWS 79. Exit doors must open over a landing not more than 1/2" below the threshold. 80. Glazed openings within 40"of a door lock shall be tempered glass. 81. All glazing in shower areas shall be of approved shatter resistant material. 82. Shower areas shall be finished with a hard non-absorptive surface to a height of 70" above drain inlet. 83. See ENERGY section for additional information regarding weather-stripping, etc. 84. Glass doors, adjacent panels, and all glazed openings within 18" of the adjacent floor shall be of glass approved for impact hazard 91.1711(d) (hsc 25997 eff. 3/4/72). All glazing to be fully tempered glass with no bugs or tong marks and should be accompanied by written certificates indicating tempering. 85. Wood flush-type doors shall be 1 3/8" thick minimum with solid core construction. 91.6709.1 -Door stops of in-swinging doors shall be one-piece construction with the jamb or joined by rabbet ot the jamb. 91.6709.4 86. All pin-type door hinges accessible from the outside shall have non-removable hinge pins. Hinges shall have min. 1/4" dia. steel jamb stud with 1/4" min. protection. The strike plate for the latches and the holding devise for the projecting dead bolts in wood construction wall shall be secured to the jamb and the wall framing with screws no less than 2-1/2" long. 91.6709.5, 91.6709.7 87. Provide dead bolts with hardened inserts: deadlocking latch with key-operated locks on exterior. Locks must be openable from inside without key, special knowledge or special effort (latch not required in B, F, and S occupancies. 91.6709.2 88. Straight dead bolts shall have a min. throw of 1" and an embedment of not less than 5/8", and a hook-shaped or an expanding-lug dead bolt shall have a minimum throw of 3/4". 91.6709.2 89. The use of a locking system which consists of a deadlocking latch operated by a doorknob and a deadbolt operated by a non -removable thumb turn which is independant of the deadlocking latch and which must be seperatly operated, shall not be considered as a system which requires special knowledge or effort when used in dwelling units. The door knob and the thumb turn which operates the deadbolt shall not be seperated by more than 8 inches. 90. Wood panel type doors must have panels at least 9/16 in. thick with shaped portions not less than 1/4 in. thick and indvidual panels must be no more than 300 sq. in. in area. Mullions shall be considered part of adjacent panels except mullions not over 18 in. long may have an overall width not less than 3 inches in width. 91. Sliding doors shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 91.6710 92. Sliding glass doors shall be equipped with locking devises and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.1 93. Metal or wooden overhead or sliding doors shall be secured with a cylinder lock, padlock with a min. 9/32" diameter hardened steel shackle and bolted, hardened steel hasps, metal slide board, bolt or equivalent device unless secured electrically operated. 91.6711 94. Provide metal guides at top and bottom of metal accordian grate or grill-type doors and cylinder locks or padlocks. Cylinder guards shall be installed on all cylinder locks whenever the cylinder projects beyond the face of the door or is otherwise accessible to gripping tools. 91.6712 95. Sliding windows shall be provided with a device in the upper channel of the moving panel to prohibit raising and removing of the moving panel in the closed or partially open positiion. 91.6715.1 96. Sliding windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the tests specified in 91.6717.2 MISCELLANEOUS 97. Contractor shall provide temporary toilet facilities at the job as necessary and required by code. 98. All grading shall be accomplished in accordance with the uniform building code. All excess excavated material resulting from grading shall be removed from the site by the contractor. 99. All glass doors and windows shall be certified and labeled to show compliance with air infiltration standards of 1972 ansi a134.1, a134.2, a134.3, and a134.4. SECURITY NOTES All openings marked by the symbol * on the door/window schedule are security openings and the following requirments shall apply: 100. Sliding doors and windows shall be provided with a device in the upper channel or the moving panel to prohibit raising and removing of the moving panel in the closed or partially open position. 101. Swinging doors. 102. Doorstops of in-swinging doors shall be of one-piece construction with the jamb or be provided with some device to prevent the door from being opened should the stop be removed. 103. Stops on out-swinging doors to be one-piece construction or fastened wih 3/4" screws 6" o.c. 104. All pin-type hinges that are accessible from outside the secured area when the door is closed shall have non-removable hinge pins. In addition, they shall have a minimum 1/4" diameter steel jamb stud with 1/4" minimum protection. 105. The strike plate (min. 16 us gauge, stud, bronze or brass) for latches and the holding device for projecting deadbolts shall be secured to the jamb and wall framing with 2" long screws. 106. All exterior doors shall be flush-type wood doors 1-3/4" thick with solid core construction, or fully tempered glass if glass, and shall be installed with dead locking latches. Deadbolts shall have a minimum 1" throw and a minimum 5/8" embedment (straight type) and shall contain hardened inserts. Locks shall be flush, key-operated cylinders on the exterior and shall be openable without key , special knowledge, or special effort on the interior. 107. Jambs shall be installed with solid backing for a 6" vertical distance on each side of the lock strike area. 108. Trimmers shall be full door length with solid backing against sole and header plates. 109. Horizontal blocking shall be placed between studs at lock strike height for 3 stud spaces. 110. All security doors shall be equipped with locks that incorporate the following features: deadbolt with minimum 1" projection and minimum 5/8" embedment in strike plate, cylinder guard and minimum 5 pin tumbler locks, and minimum 1/4" diameter connecting screws. 111. Double doors (inactive leafs) shall be secured with both head and base flush bolts with a minimum 5/8" embedment. 112. Window provisions 113. Sliding glass windows shall be equipped with locking devices and shall be so constructed and installed that they remain intact and engaged when subjected to the test specified in 91.5731 and 91.6732, LA city building code. 114. Windows and openings within 12 feet of ground level with over a 96 sq.in. area are deemed "accessible." 115. Glazing and glazed assemblies for "accessible" openings shall be certified as meeting test provisions of ubc 41-2 116. Glazing in exterior doors or within 40" of any locking mechanism shall be tempered or burglary resistant. ENERGY NOTES 117. The requirements of title 24, part 2. chapter 2-53 have been reviewed and the design submitted conforms with these regulations signed by the Design Professional. 118. The contractor shall provide the original occupant a list of heating, cooling, water heating, lighting, and conservation of solar devises installed in the building and instructions on how to use them efficiently. 119. A maintenance label shall be affixed to all equipment requiring preventative maintenance, and a copy of the maintenance instructions shall be provided for the owners use. 120. Insulation shall be certified by the manufacturer to comply with the California quality standards for insulating material. 121. After installing insulation, the installer shall post in a conspicuous location a certificate signed by the installer stating that the installation is consistent with the plans and specifications for which the building permit was issued, and conforms with the requirements of chapter 2-53. The certificate shall also state the manufacturer's name and material identification, the installed "r value," and, if loose-fill insulation, the minimum installed weight per sq.ft. consistent with the manufacturer's labeled installed design density for the desired "r value." 122. Ceiling/.roof shall be insulated (as per 2-5352 [a]) between framing members with insulation having an installed thermal resistance of r-19 or greater. 123. Wood-framed walls shall be insulated between framing members with insulation having an installed thermal resistance r-11 or greater. Framed foundation walls of heated basements or heated crawl spaces shall be insulated above the adjacent outside ground line with insulation having an installed thermal resistance of r-7. 124. All doors and windows between conditioned and unconditioned space shall be fully weather-stripped. 125. All openings in the building envelope such as frame, framing and panel joints, electrical and plumbing line openings, and masonry/wood framing joints shall be caulked or otherwise sealed to limit infiltration. 126. Manufactured doors and windows shall be certified and labeled indicating that they meet the infiltrations standards listed in table 2-53v, t-24, section2. 127. Fan or other exhaust systems exhausting air from conditioned space to the outside shall be provided with backdraft dampers to prevent air leakage. 128. Thermostatically controlled heating or cooling systems shall have an automatic thermostat with a clock mechanism which the building occupant can manually program to automatically set back the thermostat points for at least two periods within 24 hours. 129. Specify water heater size, fuel type, and that it is state listed. 130. Storage type water heaters shall be externally wrapped with insulation having an installed thermal resistance of r-12 or greater. 131. All showerheads, lavatory faucets and sink faucets shall be certified by the manufacturer as complying with the applicable California appliance efficiency standards. 132. Lamps used in luminaries for general lighting in kitchens and bathrooms shall have an efficiency of not less than 25 lumens per watt (i.e. fluorescent). Luminaries which are the only lighting in a kitchen or bathroom will be considered general lighting. Lighting to be used only for specific visual tasks or decorative effect are exempt from this requirement. Such exempt lighting includes luminaries that are meant to light only a specific task area such as a kitchen counter or sink, a dinning table, or a bathroom mirror. FINISHES, CABINETRY, RAILINGS, ETC. 133. Contractor shall submit actual material samples for Design Professional's review of all finish materials, paint and stains prior to ordering materials. 134. All window door and other opening corners shall be reinforced with expanded metal lath nailed diagonally across corner. 135. Stucco surfaces shall be straight and plumb with no wobble, wave or irregularities over the course of the wall plane. 136. Confirm stucco finish and color with Design Professional prior to finalizing estimate. 137. Unless noted otherwise, all plaster and drywall materials and installation shall be according to current U.S. Gypsum Handbook specifications and applicable code requirements. Use waterproof drywall in all bathrooms, kitchens, janitor's closets, and wet areas. 138. Interior gypsum board shall be 5/8" thickness in all areas taped and finished smooth for wall paint. All gypsum board shall be installed using flathead drywall screws only. Countersink all screw heads. 139. The use of gypsum board for tiled walls or ceilings in showers and other wet areas is prohibited. 140. The use of Wonder Board or Durock will be acceptable for backing only with Architect's written approval, and only if a waterproof membrane is installed behind board over studs. Use full sheets wherever possible to eliminate joints. Where joints are unavoidable, hold boards apart 1/8" and use 2" fiberglass tape to reinforce joints. Apply min. 1/2" thick mortar bed plus 1/8" bonding over backing surfaces. 141. Contractor shall be responsible for ordering all ceramic tile and other finish materials with enough lead time so that ordered material can be confirmed as acceptable, and any unacceptable material replaced, without delaying construction. 142. Contractor shall include in construction contract installation of all finish hardware, including but not limited to cabinet pulls, knobs, door stops, towel bars, toilet paper holders and other miscellaneous items, regardless of whether those items are supplied by Owner or an allowance. See PAINTING section for painting notes. PAINTING 143. Contractor shall include within the scope of his work preparation, priming, and finish painting of exterior walls affected by additions and remodeling and interior walls and ceilings, including doors, sash and trim work. Confirm any exposed beams, decking, cabinets or wood to be stained and/or clear sealed prior to ordering. Confirm paint, stain and finish selections and specifications with Architect, submit color samples and apply sample colors on actual surfaces to be painted for Design Professional's review prior to ordering material. 144. Before beginning, inspect all work to be painted and report to Design professional any conditions which will prevent a quality finish from being accomplished. Commencing of work by the Contractor indicates his acceptance of the surfaces. UTILITIES, PLUMBING, DRAINAGE, ETC. 145. Contractor shall consult representatives of local utilities, including gas, water, power, sewer, telephone and TV where applicable, concerning locations and availability of utilities prior to commencing work or connecting utilities, and shall be responsible for any damage to existing utility lines. Locations and elevations of all exiting and new mains and meters shall be confirmed on the record drawings. 146. Plastic drain, waste or vent pipe, where permitted, shall be A.B.S. as approved per ASTM Standard D2261-73. Waste lines inside the structure shall be fully wrapped with insulation to reduce sound through walls and ceilings. 147. Flush out new and old water supply lines prior to connecting fixtures. 148. Contractor shall maintain adequate and constant water supply to all existing plumbing fixtures, hose bibs and sprinkler systems desired by Owner during construction. 149. General Contractor shall confirm arrangements for any temporary power and telephone service with Owner prior to finalizing contract. See Electrical Plans for electrical work. 150. All plumbing lines in ceiling & walls to be cast iron. 151. Showers are to be provided with pressure balancing valves. 152. Contractor shall verify that copper water supply lines are sized to provide acceptable pressure and volume. Contractor shall connect waste lines to sewer and provide clean-outs and ventilation as required by the uniform plumbing code. All copper used shall be type k. 153. Access panel (12"x12") or utility space to be provided for all plumbing fixtures having slip joint connections. 154. Seismic gas shut off valve to be installed on each fuel gas line for new buildings. For permit information contact the plumbing division at (213) 485-2311. 155. Gas piping shall not be installed in or on the ground under any building or structure. 156. Low consumption water closets shall be installed. 157. Contractor shall provide low flush toilets (1.6 gallons/flush) and low flow showerheads. 158. Water heater must be strapped to wall, with approved strapping per UPC 510.5, strap shall be ICBO approved. MECHANICAL, SHEET METAL NOTES 159. All sheet metal work shall be in accordance with SMANA Manual standards and applicable codes. 160. The Contractor shall provide the Owner a list of the heating, cooling, ventilating, water heater and lighting systems and conservation or solar devices installed in the building and instruction on how to use them efficiently. 161. Furnish complete maintenance information. Required routine maintenance actions shall be clearly stated and incorporated on a readily accessible label. Label shall be affixed to all equipment requiring preventive maintenance, and a copy of the maintenance instruction shall be provided for the Owner's use. Contractor to provide Owner complete maintenance instructions, i.e., belt replacement, oil and lubricating along with installer's name, address and telephone number. 162. Provide submittal shop drawings and manufacturer's specifications for Design Professional's review, if equipment deviates from that specified. 163. Contractors to thoroughly clean all portions of their work, remove all debris and leave installation in perfect condition, ready for use. 164. EER rating and heating combustion efficiency rating of each HVAC unit shall comply with state requirements. 165. All furnaces, condensers, fans or other noise-producing equipment to be installed inside or on the building structure shall be mounted and insulated so as to minimize sound transmission to usable areas. Use ribbed neoprene pads, sound isolators, spring hangers and/or equivalent vibration reducing devices to isolate equipment from structure. 166. Condenser refrigerant piping in the structure shall be installed so as not to touch structure, framing or wall surfaces. Install foam rubber cushions at penetrations to separate piping from structure. 167. Insulation lining must be approved by the building department and shall meet or exceed NFPA standards. 168. Controls shall be adjustable to provide a temperature range of up to 10 degrees between full heating and cooling. 169. All bathroom and exhaust fans, range vents and built-in ovens shall be vented to the outside. Confirm all vent locations with Design Professional prior to ducting. See ENERGY Section for additional information regarding thermostats, insulation, etc. ELECTRICAL NOTES 170. Unless noted otherwise, all conduits shall be concealed in structure, attic spaces or underground. Any exceptions are to be reviewed and confirmed in writing to the Design Professional. 171. Contractor shall confirm all electrical loads and requirements for existing and new appliances, heating and air conditioning systems and other electrical equipment and fixtures prior to finalizing contract. 172. Contractor to verify that any existing service, meter, main, panel, conduits and wiring to remain are adequate. Advise Owner prior to finalizing contract of any changes required. 173. Contractor to verify clearances for all recessed fixtures and advise Design Professional of any conflicts prior to ordering. 174. Confirm fixture trim selection, diffuser and finish options with Design Professional prior to ordering. 175. All recessed fixture trims shall be gasketed and tight fitting to prevent light leaks. 176. All wiring shall be copper, in flexible or rigid conduit as specified by code. No "Romex" or other non-conduited wiring permitted when permitted by code. 177. Confirm material and color of all switches, outlets and cover plates with Design Professional prior to ordering. 178. Contractor shall provide Title 24, Form 5, if required. 179. Light controls shall be 3'-10" to center above finished floor, unless noted otherwise. 180. All wall duplex receptacles, telephone, TV, and other outlets shall be mounted 15" to top of box above finished floor, except at counters and where otherwise noted. 181. Ground fault interrupter required for all exterior outlets, bathrooms, temporary panels and other wet areas required by code. 182. Every dwelling unit shall be provided with smoke detectors conforming to U.B.C. standard 43-6. Smoke detectors shall be located in every room used for sleeping purposed and in corridors or areas giving access to such rooms. Detectors shall be mounted on the ceiling or on a wall within twelve (12) inches of the ceiling when located in a room and in the ceiling or wall at a point centrally located in the corridor or area giving access to such rooms. In an efficiency dwelling unit, the detector shall be located on the ceiling of the main room. Where sleeping rooms are on upper level, a detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located in accordance with approved manufacturer's instructions. When actuated, the detector shall provide an alarm in the dwelling unit. Confirm type and locations of all devices with Owner prior to ordering and wiring. 183. Contractor to verify fire alarm system, computer system, security system, lighting control system, stereo wiring, intercom system, low voltage landscape lighting, and other special systems or electrical requirements with Design Professional and Owner prior to finalizing contract. 184. The indoor storage of combustible materials shall be regulated in relation to arrangement, location, size of areas, height, separations and housekeeping. 185. Provide a portable fire extinguisher with a rating of not less than 2-a or 2-b 10bc within 75 feet of travel distance to all portions of the building. 186. Location of fire extinguisher to be as required fire/building inspector. 187. In each dwelling unit & guest room provide a smoke detector mounted on the ceiling or wall of each sleeping room at a point centrally located on the wall or ceiling of the hallway or room giving access to the sleeping room at the top of the stairway with sleeping rooms at the upper level. 188. Smoke detectors hardwired & interconnected per UBC. 189. The construction shall not restrict a five-foot clear and unobstructed access to any water or power distribution facilities (Power poles, pull-boxes, transformers, vaults, pumps, valves, meters, appurtenances, etc.) or to the location of hook-up. The construction shall be not within ten feet of any power lines-whether or not the lines are located on the property. Failure to comply may cause construction delays and/or additional expenses. EXITING 190. Exit door shall be openable from the inside without use of a key, special knowledge, or effort. Flush or surface bolts are prohibited. 191. Exit doorways shall not be less than 36" in width nor less than 6'-8" in height. Projections including panic hardware if required shall not reduce the opening width to less than 32" clear. STORM WATER - BEST MANAGEMENT PRACTICES This project shall implement the Best Management Practices identified on attachment "A" entitled "Minimum Requirements for Construction Projects/Certification Statement". Note: A Wet Weather Erosion Control Plan utilizing sediment and erosion control BMP's, for projects that leave disturbed soil during the rainy season (October 1 to April 15) is required. The WWECP must be prepared, for projects that have already broken ground, not less than 30 days prior to the beginning of each rainy season during which soil will be disturbed, and implemented throughout the entire rainy season. A copy of the WWECP sall be kept on the project site at all times beginning 30 days prior to the start of the rainy season through the end of the rainy season. For projects that will begin construction during the rainy season, the WWECP must be available 30 days before construction commences. The WWECP must be submitted to the Bureau of Engineering, Public Works for review and approval. GEN. NOTES N.T.S. T1.1 GENERAL NOTES CITY OF HERMOSA BEACH PLAN CHECK NOTES 1. Plans shall comply with Title 24 energy efficiency requirements and all mandatory measures. (2010 California Energy Code "Title 24") 2. Factory built fireplaces and chimneys must be listed and labeled, installed per Manufactures's instructions R1004 & R1005. Fire place shall have glass door. 3. a) CO Alarms shall be listed for compliance with UL2034, UL2075, and/or NFPA 720. [CRC R315.3] b) CO Alarms shall be interconnected such that the activation of one alarm will activate all alarms in the individual dwelling unit. [CRC R315.1.2] 4. Shower compartments and wall above bathtubs with installed shower heads shall be finished with a smooth nonabsorbent surface to a height not less than 6'-0" above the floor [CRC R307.2] 5. All new fixtures shall be water conserving CPC 402.0. 6. Dryer vent shall be a max. of 14 feet in length with (2) 90 degree bends to the exterior (CMC504.3.2). Exhaust duct shall be equipped with a back draft damper. 7. All appliances are to be Energy Star rated HBMC 15.48.020 Subsection A4.210.1 - Appliance Rating. 8. All pluming fixtures are required to be "Low Flow" fixtures HBMC 15.48.020 Subsection A4.303 - Indoor Water Use. 9. A.I.T.C certificate to be given to inspector prior to installation of glued laminated wood members. CalGreen REQUIREMENTS / 2010 MANDATORY MEASURES 1. Automatic irrigation systems controllers installed at the time of final inspection shall be weather based (4.304.1) 2. Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodents (4.406.1) 3. Cover duct openings and other related distribution component openings during construction (4.504.1) 4. Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits (4.504.2.1) 5. Paints, stains and other coatings shall be compliant with VOC limits (4.504.2.2) 6. Aerosol paints and coatings shall be compliant with product weighted MIR limits for ROC and other toxic compounds (4.504.2.3) Verification of compliance shall be provided. 7. Carpet and carpet systems shall be compliant with VOC limits (4.504.3) 8. Minimum 50% of floor area receiving resilient flooring shall be comply with Section 4.504.4. 9. Particleboard, medium density fiberboard (MDF) and hardwood plywood used in interior finish systems shall comply with low formaldehyde emission standards. 4.504.5 10. Install capillary break and vapor retarder at slab on grade foundations (4.505.2) 11. Check moisture content of building materials used in wall and floor framing before enclosure (4.505.3) 12. Provide insulated louvers/covers (min R-4.2) which close when the fan is off for the whole house exhaust fans (4.507.1) 13. Duct systems are sized, designed, and equipment is selected per CalGreen Section 4.507.2. HVAC system Installers must be trained and certified and special inspectors employed by the enforcing agency must be qualified. 14. Please provide a copy of the operation and maintenance manual to the building occupant or owner addressing items 1 through 10 in CalGreen Section 4.410.1 15. Cool roof: Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than those specified. 16. Please submit construction waste management plan per CalGreen Section 4.408.2 (or in accordance with the local ordinance). Divert a minimum of 50% of the construction waste generated at the site to recycle or salvage per Section 4.408.1. Please provide the following information on the plan. a) Identify the materials to be diverted from disposal by recycling, reuse on the project of salvage for future use or sale. b) Specify if materials will be sorted on site or mixed for transportation to a diversion facility. c) Identify the diversion facility where the material collected will be taken. d) Identify construction methods employed to reduce the amount of waste generated. e) Specify that the amount of materials diverted shall be calculated by weight or volume. Note on plan to provide documentations showing compliance with above to the building department. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal MARKER ROOM NAME FRAMEDOORH FRAME DETAILS W TYPE T SIZE TYPE GLAZING DOOR HEAD HARDWARE:HINGE SYMBOL DESCRIPTION FINISH JAMB REMARKS MANUF /#SILL DOOR SCHEDULE GARAGE 192"90"1 3/8" 84" CUSTOM OMNIA #12 S.C. SLABBATHROOM PAINTPAINT.PAINTPAINT UTILITY BEDROOM CLOSET CLOSET 84" 4 PANEL SECTIONAL LUON HARDWARE:HANDLE / PULL MANUF /# ENTRY BEDROOM CLOSET 42" 108"60" 36" 132" 84" 75"1 3/8" SC SLAB PAINT.PAINTPAINT OMNIA #12 PAINT PAINTPAINT PAINT PAINTPAINT OMNIA #12 PAINT PAINTPAINT OMNIA #12 1 3/8"ALUM.ALUM.DUAL / TEMP. PAINTSC POCKET SLIDER PAINT.PAINT PAINT OMNIA #12 BATHROOM 1/A001 2/A001 1/A003 1/A004 1/A005 1/A006 1/A007 GARAGE BEDROOM NONE NONE 1 3/8 S.C. SLAB PAINTPAINT.PAINTPAINT HAGAR 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET30" 30" 30" 30" 30" 30" 84" 84" 84" 84" OMNIA #12PAINTPAINT.PAINTPAINT HAGAR HAGAR S.C. SLAB S.C. SLAB S.C. SLAB PAINTPAINT.PAINTPAINT OMNIA #12HAGAR PAINTPAINT.PAINTPAINT OMNIA #12HAGAR PAINTPAINT.PAINTPAINT OMNIA #12HAGAR CUSTOMNONE NONE HAGAR HAGARPAINTPAINTPAINT HAGAR OMNIA #12 PAINT PAINTPAINT OMNIA #12HAGAR PAINT PAINTPAINT OMNIA #12HAGAR NONE NONE 1/A100 1/A101 1/A102 2/A102 1/A103 1/A105 2/A105 1/A107 2/A107 TOILET 108"SINGLE LIGHT FRENCH CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"72"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"30" 1/A201 1/A203 1/A206 LIVING ROOM KITCHEN DEN ALUM.ALUM.CLR. ANNO.STANDARD ARCADIA ALUM.ALUM.SINGLE LIGHT FRENCH STANDARD ARCADIA MORTISE OMNIA #121 3/8" 84"30"1 3/8"1/A205 POWDER HAGARPAINT 30"PAINTPAINT.PAINT PAINT3/A107 84"SC SLAB HAGAR OMNIA #12 DUAL / TEMP. DUAL / TEMP. 20 MINUTE RATED DOOR ASSEMBLY W/ SELF CLOSING HINGES AND Q-LON GASKET S.C. SLAB1 3/8 1 3/8 1 3/8 1 3/8 1 3/8 GARAGE 192"90"1 3/8" S.C. SLABBATHROOM PAINT. UTILITY CLOSET CLOSET 84" 4 PANEL SECTIONAL LUON1/B001 2/B001 1/B004 1/B005 1/B006 1/B007 GARAGE 1 3/8 S.C. SLAB PAINT. 30" 30" 30" 30" 30" 84" 84" 84" 84" PAINT. S.C. SLAB S.C. SLAB S.C. SLAB PAINT. PAINT. PAINT. 84"30"BEDROOM1/B003 S.C. SLAB1 3/8 1 3/8 1 3/8 1 3/8 1 3/8 CLOSET1/A008 30"84"S.C. SLAB1 3/8 PAINT. PAINT PAINTPAINT HAGARCLOSET1/B008 30"84"S.C. SLAB1 3/8 PAINT. PAINT PAINTPAINT OMNIA #12HAGAR OMNIA #12 HAGAR OMNIA #12 NONE NONE 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 84" BEDROOM BI-PASS SLIDER SC SLAB BEDROOM1/A106 2/A106 SC SLAB84"30" 84"72" 1 3/8" 1 3/8"BEDROOM BI-PASS SLIDER BATHROOM BATHROOM BATHROOM SC SLAB HAGAR OMNIA #12 OMNIA #12HAGAR BEDROOM ENTRY BEDROOM CLOSET 42" 108"60" 1 3/8"ALUM.ALUM.DUAL / TEMP. PAINTSC POCKET SLIDER PAINT.PAINT PAINTBATHROOM 1/B100 1/B101 1/B102 2/B102 1/B103 1/B105 2/B105 1/B107 2/B107 TOILET 108"SINGLE LIGHT FRENCH CLR. ANNO.CLR. ANNO.STANDARD ARCADIA MORTISE OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR 30"PAINTPAINT.PAINT PAINT SC SLAB PAINTPAINT PAINTPAINT84"30"OMNIA #12HAGAR SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"72"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 PAINTPAINT PAINTPAINT HAGAR OMNIA #12 SC SLAB PAINTPAINT PAINTPAINT84"30"HAGAR OMNIA #12 PAINTPAINT PAINTPAINT84"30" 30"PAINTPAINT.PAINT PAINT3/B107 84"SC SLAB HAGAR OMNIA #12 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 1 3/8" 84" BEDROOM BI-PASS SLIDER SC SLAB BEDROOM1/B106 2/B106 SC SLAB84"30" 84"72" 1 3/8" 1 3/8"BEDROOM BI-PASS SLIDER BATHROOM BATHROOM BATHROOM SC SLAB HAGAR OMNIA #12 OMNIA #12HAGAR 1/A204 PANTRY 1/A206 DEN 24"84"1 3/8" 84"60" 114"48" 1 3/8" 1 3/8" SINGLE LIGHT FRENCH SC SLAB PAINT.PAINTPAINT HAGARPAINT CLR. ANNO. CLR. ANNO. CLR. ANNO. MORTISE OMNIA #12 DUAL / TEMP. SINGLE LIGHT POCKET SLIDER ALUM.ALUM.CLR. ANNO.CLR. ANNO. PAINTSC POCKET SLIDER PAINT.PAINT PAINT 36" 132" 84" 75"1 3/8" SC SLAB PAINT.PAINTPAINT OMNIA #12 1/B201 1/B203 1/B206 LIVING ROOM KITCHEN DEN ALUM.ALUM.CLR. ANNO.STANDARD ARCADIA ALUM.ALUM.SINGLE LIGHT FRENCH STANDARD ARCADIA MORTISE OMNIA #121 3/8" 84"30"1 3/8"1/B205 POWDER HAGARPAINT DUAL / TEMP. DUAL / TEMP. 1/B204 PANTRY 1/B206 DEN 24"84"1 3/8" 84"60" 114"48" 1 3/8" 1 3/8" SINGLE LIGHT FRENCH SC SLAB PAINT.PAINTPAINT HAGARPAINT CLR. ANNO. CLR. ANNO. CLR. ANNO. MORTISE OMNIA #12 DUAL / TEMP. SINGLE LIGHT POCKET SLIDER ALUM.ALUM.CLR. ANNO.CLR. ANNO. PAINTSC POCKET SLIDER PAINT.PAINT PAINT DUAL / TEMP. INT. MATERIAL EXT.DESCRIPTION MARKER ROOM NAME H TYPE DETAILS W T SIZE TYPE GLAZING HEAD HARDWAREFINISH JAMB REMARKS MANUF SILL WINDOW SCHEDULE DUAL / TEMP. DUAL / TEMP. DUAL / TEMP. MANUF. BATHROOM 66"18" A/A003 BEDROOM ARCADIA DUAL / TEMP. ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. BEDROOM CASEMENT ARCADIA ARCADIA ARCADIA ARCADIA 48"66" BEDROOM ARCADIA60"108" 30" FIXED FIXED CLR. ANNO.ALUM. ALUM. ALUM. ALUM. ALUM. ARCAIDA ARCAIDA ARCAIDA ARCAIDA ARCAIDA 108" 144"36" 36"108" BATHROOM BEDROOM ROTO HANDLEARCAIDAALUM.ARCAIDA DUAL / TEMP.36" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.88"FIXED AWNING 4" 4" 4" 4"FIXED / AWNING 4" 4" 4" 4" 4" 4" 4" 4" 4" N/A N/A N/A N/A 4" ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. 4" 4"114" 93"108" BEDROOM BEDROOM LIVING ROOM N/A ARCAIDA4"60" ARCAIDA4"ALUM.ARCAIDA DUAL / TEMP. ALUM.ARCAIDA DUAL / TEMP. N/A ARCAIDA 57" ALUM.84"CASEMENT4" ARCAIDA ALUM.4" ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ROTO HANDLE ROTO HANDLE ROTO HANDLE 66" A/A004 CASEMENT A/B003 DUAL / TEMP.BATHROOM AWNINGARCADIA ALUM.ARCAIDA4"A/B004 A/A101 B/A101 C/A101 D/A101 E/A101 A/A102 80"24" FIXED / CASEMENT ROTO HANDLE ROTO HANDLE ROTO HANDLE ROTO HANDLE A/A105 B/A105 A/A106 B/A106 BEDROOM CASEMENT A/A201 B/A201 C/A201 D/A201 A/A202 A/A203 A/A206 B/A206 LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN DEN 32" 96" 60" 45" 24" 58" ARCAIDA4"FIXED CASEMENT FIXED FIXED ALUM. N/A N/A ARCAIDA EGRESS WINDOW - SEE ELEVATION: 48" X 66" = 22.00 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED 48"66"48"66" 66"18" CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 48" X 66" = 22.00 SQ. FT. PROVIDED BEDROOM BEDROOM BEDROOM BEDROOM B/A107 BATHROOM 63"18"4" 66" 66" 66" 36" 88" ARCAIDA AWNING FIXED CASEMENT AWNING FIXED MITER FIXED MITER CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE ROTO HANDLE N/A ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ARCAIDA ALUM. ALUM. ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCADIA ARCADIA BEDROOM ARCADIA60"108" 30" ALUM. ALUM. ARCAIDA ARCAIDA 108" 144"36" 36"108" BATHROOM BEDROOM ROTO HANDLEARCAIDAALUM.ARCAIDA DUAL / TEMP.36" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.88"FIXED 4"FIXED / AWNING 4" 4" 4" 4" 4" 4" 4" 4" 4" N/A N/A N/A N/A 93"108" BEDROOM BEDROOM ROTO HANDLE 66" A/B101 B/B101 C/B101 D/B101 E/B101 A/B102 80"24" FIXED / CASEMENT FIXED ROTO HANDLE A/B105 B/B105 A/B106 B/B106 BEDROOM CASEMENT EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED BEDROOM BEDROOM BEDROOM BEDROOM B/B107 BATHROOM 63"18"4" 66" 66" 66" 36" 88" ARCAIDA AWNING FIXED CASEMENT AWNING FIXED MITER FIXED MITER CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO.ALUM.ARCAIDA DUAL / TEMP. ROTO HANDLE ROTO HANDLE N/A ROTO HANDLE EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED EGRESS WINDOW - SEE ELEVATION: 3' - 0" X 5' - 6" = 16.50 SQ. FT. PROVIDED 84" 84" 84" 84" 32"CASEMENT CASEMENT CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. ROTO HANDLE ROTO HANDLE DEN DINING ROOM 60" ARCAIDA ALUM.ARCAIDA DUAL / TEMP.FIXED4" ARCAIDA ALUM.ARCAIDA DUAL / TEMP. ARCAIDA ALUM.ARCAIDA DUAL / TEMP. 4" 4"114" LIVING ROOM N/A ARCAIDA4"60" ARCAIDA4"ALUM.ARCAIDA DUAL / TEMP. ALUM.ARCAIDA DUAL / TEMP. N/A ARCAIDA 57" ALUM.84"CASEMENT4" ARCAIDA ALUM.4" ARCAIDA ARCAIDA DUAL / TEMP. DUAL / TEMP.ROTO HANDLE ROTO HANDLE A/B201 B/B201 C/B201 D/B201 A/B202 A/B203 A/B206 B/B206 LIVING ROOM LIVING ROOM LIVING ROOM KITCHEN DEN 32" 96" 60" 45" 24" 58" ARCAIDA4"FIXED CASEMENT FIXED FIXED ALUM. N/A N/A ARCAIDA84" 84" 84" 84" 32"CASEMENT CASEMENT CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. CLR. ANNO.CLR. ANNO. ROTO HANDLE ROTO HANDLE DEN DINING ROOM 60" SCHEDULES N.T.S. T1.2 /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal PERFORMANCE CERTIFICATE: Residential (Part 1 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration Project Address California Energy Climate Zone Total Cond. Floor Area Addition # of Stories FIELD INSPECTION ENERGY CHECKLIST ! Yes ! No HERS Measures -- If Yes, A CF-4R must be provided per Part 2 of 5 of this form. ! Yes ! No Special Features -- If Yes, see Part 2 of 5 of this form for details. INSULATION Area Special Construction Type Cavity (ft2) Features (see Part 2 of 5) Status FENESTRATION U- Exterior Orientation Area(ft2) Factor SHGC Overhang Sidefins Shades Status HVAC SYSTEMS Qty. Heating Min. Eff Cooling Min. Eff Thermostat Status HVAC DISTRIBUTION Duct Location Heating Cooling Duct Location R-Value Status WATER HEATING Qty. Type Gallons Min. Eff Distribution Status 0.60 Wood Framed Rafter 1/29/201417th Street Condominiums ! 1111 - 1113 17th Street Hermosa Beach CA Climate Zone 06 5,266 3 Opaque Door Wall Wall Door Slab Roof Floor Wood Framed Solid Unit Masonry Unheated Slab-on-Grade Wood Framed w/o Crawl Space 3,828 961 98 1,212 2,308 1,112 None R-19 None None R-30 R-19 New New New New New New Perim = 198' n/a ! ! Left (S) Rear (W) Front (E) Left (S) Left (S) Rear (W) Skylight Skylight Right (N) 8.0 265.6 324.4 71.2 105.7 35.0 137.6 8.0 433.9 0.650 1.300 0.650 0.650 0.650 0.650 0.650 1.300 0.650 0.36 0.36 0.36 0.36 0.36 0.36 0.60 0.36 18.0 none none none none 1.0 14.0 none none none none none none none none none none none Bug Screen None Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen None Bug Screen New New New New New New New New New 13.0 SEER1 1 Central Furnace Central Furnace Split Air Conditioner Split Air Conditioner 80% AFUE 80% AFUE New New13.0 SEER Setback Setback Attic, Ceiling Ins, ventedUnit 1111 - HVAC Unit 1113 - HVAC Ducted Ducted Ducted Ducted New NewAttic, Ceiling Ins, vented 4.2 4.2 Kitchen Pipe Ins2Instant Gas 0.820 New ID: 140560 Page 3 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 PERFORMANCE CERTIFICATE: Residential (Part 2 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration SPECIAL FEATURES INSPECTION CHECKLIST The enforcement agency should pay special attention to the items specified in this checklist. These items require special written justification and documentation, and special verification to be used with the performance approach. The enforcement agency determines the adequacy of the justification, and may reject a building or design that otherwise complies based on the adequacy of the special justification and documentation submitted. HERS REQUIRED VERIFICATION Items in this section require field testing and/or verification by a certified HERS Rater. The inspector must receive a completed CF-4R form for each of the measures listed below for final to be given. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 4 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums ! PERFORMANCE CERTIFICATE: Residential (Part 3 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration ANNUAL ENERGY USE SUMMARY (kBtu/ft2-yr) Space Heating Space Cooling Fans Domestic Hot Water Pumps Totals Percent Better Than Standard: Building Front Orientation: Ext. Walls/Roof Wall Area Fenestration Area Number of Dwelling Units: Fuel Available at Site: Raised Floor Area: Slab on Grade Area: Average Ceiling Height: Fenestration Average U-Factor: TOTAL: Average SHGC: Fenestration/CFA Ratio: REMARKS STATEMENT OF COMPLIANCE This certificate of compliance lists the building features and specifications needed to comply with Title 24, Parts 1 the Administrative Regulations and Part 6 the Efficiency Standards of the California Code of Regulations. The documentation author hereby certifies that the documentation is accurate and complete. Documentation Author Company Address Name City/State/Zip Phone Signed Date The individual with overall design responsibility hereby certifies that the proposed building design represented in this set of construction documents is consistent with the other compliance forms and worksheets, with the specifications, and with any other calculations submitted with this permit application, and recognizes that compliance using duct design, duct sealing, verification of refrigerant charge, insulation installation quality, and building envelope sealing require installer testing and certification and field verification by an approved HERS rater. Designer or Owner (per Business & Professions Code) Company Address Name City/State/Zip Phone Signed License # Date 1/29/201417th Street Condominiums ! 12.04 4.77 Standard 10.17 1.41 2.11 15.61 0.00 Proposed 4.35 2.49 0.00 -0.38 Margin 5.81 -3.36 3.58 0.00 26.4 % (E) 90 deg 2.00 Natural Gas 1,112 1,212 9.1 0.65 (E) (S) (W) (N) Roof 963 1,770 1,331 1,713 2,324 1,389 71 406 462 434 16 ID: 140560 Page 5 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 29.29 23.65 5.64 BUILDING COMPLIES - NO HERS VERIFICATION REQUIRED 0.36 (818) 569-0243 Alternative Energy Systems 915 E. Tujunga Avenue Burbank, CA 91501 Troy Lindquist (310) 390-1650 O + L Building Projects 4509 Grand View Blvd. Los Angeles, CA 90066 Daryl Olesinski 19.3 % TDV 1/29/2014 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt 0.76 0.035 New Wall Wall Wall Door Slab WallBG Wall Wall Door Wall Wall Roof Floor Wall Wall Wall 0.074 0.377 0.074 0.500 0.730 0.377 0.074 0.074 0.500 0.074 0.074 0.048 0.074 0.074 0.074 R-19 4.3.1-A5 None R-19 None None None R-19 R-19 None R-19 R-19 R-30 R-19 R-19 R-19 R-19 0 180 270 270 0 0 0 90 90 180 270 0 0 0 90 180 4.3.6-F5 4.3.1-A5 4.5.1-A4 4.4.7-A1 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.3.1-A5 4.3.1-A5 4.2.2-A17 4.4.2-A4 4.3.1-A5 4.3.1-A5 4.3.1-A5 90 90 90 90 180 90 90 90 90 90 90 0 180 90 90 90 Ground Floor Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Basement Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 New New New New New New New New New New New New New New New 358 130 239 167 18 606 265 130 214 32 117 297 556 79 201 400 180 NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default NFRC NFRC NFRC 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.60 0.36 0.36 0.36 NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default NFRC NFRC NFRC 180 180 180 270 270 90 180 180 180 270 270 0 0 0 0 New New New New New New New New New New New New New New New New Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Skylight Double Metal Low-E Double Metal Low-E Double Metal Low-E Basement Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 Ground Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 Basement Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 6 1 2 3 4 5 7 8 9 10 11 12 13 14 15 16 Window Window Window Window Window Window Window Window Window Window Window Window Skylight Window Window Window 35.0 35.6 30.3 184.5 22.5 83.0 45.0 35.0 37.4 33.3 68.8 34.2 8.0 30.3 184.5 22.5 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 0.650 1.300 0.650 0.650 0.650 1 2 3 4 5 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 1.0 6 7 8 9 10 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 0.76 7.0 7.0 8.0 7.0 5.0 8.0 5.3 5.0 1.0 1.0 14.0 0.1 0.1 0.1 0.1 1.0 1.0 1.0 14.0 1.0 1.0 1.0 14.0 11 12 13 14 15 Bug Screen Bug Screen None Bug Screen Bug Screen 11.00.76 0.76 1.00 0.76 0.76 6.3 18.0 0.1 18.0 18.0 16 Bug Screen 0.76 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 6 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt 0.76 0.074 New Wall Roof Wall Wall Wall Door Slab WallBG Wall Wall Door Wall Wall Roof Floor Wall 0.074 0.035 0.377 0.074 0.074 0.500 0.730 0.377 0.074 0.074 0.500 0.074 0.035 0.048 0.074 R-19 4.3.1-A5 R-30 None R-19 R-19 None None None R-19 R-19 None R-19 R-19 R-30 R-19 R-19 270 0 0 180 270 270 0 0 0 90 90 180 270 0 0 0 4.2.2-A17 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.4.7-A1 4.3.6-F5 4.3.1-A5 4.3.1-A5 4.5.1-A4 4.3.1-A5 4.3.1-A5 4.2.2-A17 4.4.2-A4 4.3.1-A5 90 0 90 90 90 90 180 90 90 90 90 90 90 0 180 90 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1111 2nd Floor Zone - Unit 1111 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Basement Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 New New New New New New New New New New New New New New New 214 133 857 239 130 167 18 606 218 358 32 125 117 297 556 344 NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default 0.36 0.36 0.36 0.36 0.36 0.36 0.36 0.60 NFRC NFRC NFRC NFRC NFRC NFRC NFRC Default 270 270 0 90 180 270 270 0 New New New New New New New New Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Double Metal Low-E Skylight Ground Floor Zone - Unit 1113 Ground Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 22 17 18 19 20 21 23 24 Window Window Window Window Window Window Window Skylight 68.8 83.0 45.0 196.6 35.6 28.3 34.2 8.0 0.650 0.650 0.650 0.650 0.650 0.650 0.650 1.300 17 18 19 20 21 Bug Screen Bug Screen Bug Screen Bug Screen Bug Screen 0.76 0.76 0.76 0.76 22 23 24 Bug Screen Bug Screen None 11.00.76 0.76 1.00 6.3 18.0 0.1 18.0 18.0 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 7 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 4 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration OPAQUE SURFACE DETAILS Surface U- Insulation Joint Appendix Type Area Factor Cavity Exterior Frame Interior Frame Azm Tilt Status 4 Location/Comments FENESTRATION SURFACE DETAILS ID Type Area U-Factor1 SHGC2 Azm Status Glazing Type Location/Comments (1) U-Factor Type: 116-A = Default Table from Standards, NFRC = Labeled Value (2) SHGC Type: 116-B = Default Table from Standards, NFRC = Labeled Value EXTERIOR SHADING DETAILS Window Overhang Left Fin Right Fin ID Exterior Shade Type SHGC Hgt Wd Len Hgt LExt RExt Dist Len Hgt Dist Len Hgt Wall Wall Wall Roof 0.074 0.074 0.074 0.035 R-19 4.3.1-A5 R-19 R-19 R-30 90 180 270 0 4.3.1-A5 4.3.1-A5 4.2.2-A17 90 90 90 0 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 2nd Floor Zone - Unit 1113 New New New New 201 112 133 857 1/29/201417th Street Condominiums ! RunCode: 2014-01-29T17:33:24 ID: 140560 Page 8 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 CERTIFICATE OF COMPLIANCE: Residential (Part 5 of 5) CF-1R Project Name Building Type ! Single Family ! Addition Alone Date ! Multi Family ! Existing+ Addition/Alteration BUILDING ZONE INFORMATION Floor Area (ft2) System Name Zone Name New Existing Altered Removed Volume Year Built Totals HVAC SYSTEMS System Name Qty. Heating Type Min. Eff. Cooling Type Min. Eff. Thermostat Type Status HVAC DISTRIBUTION Duct Ducts System Name Heating Cooling Duct Location R-Value Tested? Status ! ! ! ! ! WATER HEATING SYSTEMS System Name Qty. Type Distribution Rated Input (Btuh) Tank Cap. (gal) Energy Factor or RE Standby Loss or Pilot Ext. Tank Insul. R- Value Status MULTI-FAMILY WATER HEATING DETAILS HYDRONIC HEATING SYSTEM PIPING Control Hot Water Piping Length (ft) Add ½” Insulation System Name Pipe Length Pipe Diameter Insul. Thick. Qty. HP Plenum Outside Buried ! ! ! ! ! 1/29/201417th Street Condominiums ! 4,848 10,458 8,650 4,848 10,458 8,650 Basement Plan - Unit 1111 Ground Floor Plan - Unit 1111 2nd Floor Plan - Unit 1111 Basement Plan - Unit 1113 Ground Floor Plan - Unit 1113 2nd Floor Plan - Unit 1113 Unit 1111 - HVAC Unit 1113 - HVAC 606 1,162 865 606 1,162 865 0 0 05,266 80% AFUE Split Air Conditioner Split Air Conditioner 13.0 SEER 13.0 SEER Setback Setback New New Unit 1111 - HVAC Unit 1113 - HVAC 1 1 Central Furnace Central Furnace 80% AFUE Unit 1111 - HVAC Unit 1113 - HVAC Ducted Ducted Attic, Ceiling Ins, ventedDucted Ducted Attic, Ceiling Ins, vented 4.2 4.2 New New New Tankless 2 Kitchen Pipe InsInstant Gas 185,000 0 0.82 n/a n/a New RunCode: 2014-01-29T17:33:24 ID: 140560 Page 9 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 MANDATORY MEASURES SUMMARY: Residential (Page 1 of 3) MF-1R Project Name Date NOTE: Low-rise residential buildings subject to the Standards must comply with all applicable mandatory measures listed, regardless of the compliance approach used. More stringent energy measures listed on the Certificate of Compliance (CF-1R, CF-1R-ADD, or CF- 1R-ALT Form) shall supersede the items marked with an asterisk (*) below. This Mandatory Measures Summary shall be incorporated into the permit documents, and the applicable features shall be considered by all parties as minimum component performance specifications whether they are shown elsewhere in the documents or in this summary. Submit all applicable sections of the MF-1R Form with plans. Building Envelope Measures: §116(a)1: Doors and windows between conditioned and unconditioned spaces are manufactured to limit air leakage. §116(a)4: Fenestration products (except field-fabricated windows) have a label listing the certified U-Factor, certified Solar Heat Gain Coefficient (SHGC), and infiltration that meets the requirements of §10-111(a). §117: Exterior doors and windows are weather-stripped; all joints and penetrations are caulked and sealed. §118(a): Insulation specified or installed meets Standards for Insulating Material. Indicate type and include on CF-6R Form. §118(i): The thermal emittance and solar reflectance values of the cool roofing material meets the requirements of §118(i) when the installation of a Cool Roof is specified on the CF-1R Form. *§150(a): Minimum R-19 insulation in wood-frame ceiling or equivalent U-factor. §150(b): Loose fill insulation shall conform with manufacturer’s installed design labeled R-Value. *§150(c): Minimum R-13 insulation in wood-frame wall or equivalent U-factor. *§150(d): Minimum R-13 insulation in raised wood-frame floor or equivalent U-factor. §150(f): Air retarding wrap is tested, labeled, and installed according to ASTM E1677-95(2000) when specified on the CF-1R Form. §150(g): Mandatory Vapor barrier installed in Climate Zones 14 or 16. §150(l): Water absorption rate for slab edge insulation material alone without facings is no greater than 0.3%; water vapor permeance rate is no greater than 2.0 perm/inch and shall be protected from physical damage and UV light deterioration. Fireplaces, Decorative Gas Appliances and Gas Log Measures: §150(e)1A: Masonry or factory-built fireplaces have a closable metal or glass door covering the entire opening of the firebox. §150(e)1B: Masonry or factory-built fireplaces have a combustion outside air intake, which is at least six square inches in area and is equipped with a with a readily accessible, operable, and tight-fitting damper and or a combustion-air control device. §150(e)2: Continuous burning pilot lights and the use of indoor air for cooling a firebox jacket, when that indoor air is vented to the outside of the building, are prohibited. Space Conditioning, Water Heating and Plumbing System Measures: §110-§113: HVAC equipment, water heaters, showerheads, faucets and all other regulated appliances are certified by the Energy Commission. §113(c)5: Water heating recirculation loops serving multiple dwelling units and High-Rise residential occupancies meet the air release valve, backflow prevention, pump isolation valve, and recirculation loop connection requirements of §113(c)5. §115: Continuously burning pilot lights are prohibited for natural gas: fan-type central furnaces, household cooking appliances (appliances with an electrical supply voltage connection with pilot lights that consume less than 150 Btu/hr are exempt), and pool and spa heaters. §150(h): Heating and/or cooling loads are calculated in accordance with ASHRAE, SMACNA or ACCA. §150(i): Heating systems are equipped with thermostats that meet the setback requirements of Section 112(c). §150(j)1A: Storage gas water heaters rated with an Energy Factor no greater than the federal minimal standard are externally wrapped with insulation having an installed thermal resistance of R-12 or greater. §150(j)1B: Unfired storage tanks, such as storage tanks or backup tanks for solar water-heating system, or other indirect hot water tanks have R-12 external insulation or R-16 internal insulation where the internal insulation R-value is indicated on the exterior of the tank. §150(j)2: First 5 feet of hot and cold water pipes closest to water heater tank, non-recirculating systems, and entire length of recirculating sections of hot water pipes are insulated per Standards Table 150-B. §150(j)2: Cooling system piping (suction, chilled water, or brine lines),and piping insulated between heating source and indirect hot water tank shall be insulated to Table 150-B and Equation 150-A. §150(j)2: Pipe insulation for steam hydronic heating systems or hot water systems >15 psi, meets the requirements of Standards Table 123-A. §150(j)3A: Insulation is protected from damage, including that due to sunlight, moisture, equipment maintenance, and wind. §150(j)3A: Insulation for chilled water piping and refrigerant suction lines includes a vapor retardant or is enclosed entirely in conditioned space. §150(j)4: Solar water-heating systems and/or collectors are certified by the Solar Rating and Certification Corporation. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 10 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums MANDATORY MEASURES SUMMARY: Residential (Page 3 of 3) MF-1R Project Name Date §150(k)10: Permanently installed luminaires in bathrooms, attached and detached garages, laundry rooms, closets and utility rooms shall be high efficacy. EXCEPTION 1: Permanently installed low efficacy luminaires shall be allowed provided that they are controlled by a manual-on occupant sensor certified to comply with the applicable requirements of §119. EXCEPTION 2: Permanently installed low efficacy luminaires in closets less than 70 square feet are not required to be controlled by a manual-on occupancy sensor. §150(k)11: Permanently installed luminaires located in rooms or areas other than in kitchens, bathrooms, garages, laundry rooms, closets, and utility rooms shall be high efficacy luimnaires. EXCEPTION 1: Permanently installed low efficacy luminaires shall be allowed provided they are controlled by either a dimmer switch that complies with the applicable requirements of §119, or by a manual- on occupant sensor that complies with the applicable requirements of §119. EXCEPTION 2: Lighting in detached storage building less than 1000 square feet located on a residential site is not required to comply with §150(k)11. §150(k)12: Luminaires recessed into insulated ceilings shall be listed for zero clearance insulation contact (IC) by Underwriters Laboratories or other nationally recognized testing/rating laboratory; and have a label that certifies the lumiunaire is airtight with air leakage less then 2.0 CFM at 75 Pascals when tested in accordance with ASTM E283; and be sealed with a gasket or caulk between the luminaire housing and ceiling. §150(k)13: Luminaires providing outdoor lighting, including lighting for private patios in low-rise residential buildings with four or more dwelling units, entrances, balconies, and porches, which are permanently mounted to a residential building or to other buildings on the same lot shall be high efficacy. EXCEPTION 1: Permanently installed outdoor low efficacy luminaires shall be allowed provided that they are controlled by a manual on/off switch, a motion sensor not having an override or bypass switch that disables the motion sensor, and one of the following controls: a photocontrol not having an override or bypass switch that disables the photocontrol; OR an astronomical time clock not having an override or bypass switch that disables the astronomical time clock; OR an energy management control system (EMCS) not having an override or bypass switch that allows the luminaire to be always on EXCEPTION 2: Outdoor luminaires used to comply with Exception1 to §150(k)13 may be controlled by a temporary override switch which bypasses the motion sensing function provided that the motion sensor is automatically reactivated within six hours. EXCEPTION 3: Permanently installed luminaires in or around swimming pool, water features, or other location subject to Article 680 of the California Electric Code need not be high efficacy luminaires. §150(k)14: Internally illuminated address signs shall comply with Section 148; OR not contain a screw-base socket, and consume no more than five watts of power as determined according to §130(d). §150(k)15: Lighting for parking lots and carports with a total of for 8 or more vehicles per site shall comply with the applicable requirements in Sections 130, 132, 134, and 147. Lighting for parking garages for 8 or more vehicles shall comply with the applicable requirements of Sections 130, 131, 134, and 146. §150(k)16: Permanently installed lighting in the enclosed, non-dwelling spaces of low-rise residential buildings with four or more dwelling units shall be high efficacy luminaires. EXCEPTION: Permanently installed low efficacy luminaires shall be allowed provided that they are controlled by an occupant sensor(s) certified to comply with the applicable requirements of §119. RunCode: 2014-01-29T17:33:24 ID: 140560 Page 12 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 1/29/201417th Street Condominiums HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name System Name ENGINEERING CHECKS SYSTEM LOAD Number of Systems Heating System Output per System Total Output (Btuh) Output (Btuh/sqft) Cooling System Output per System Total Output (Btuh) Total Output (Tons) Total Output (Btuh/sqft) Total Output (sqft/Ton) Air System CFM per System HVAC EQUIPMENT SELECTION Airflow (cfm) Airflow (cfm/sqft) Airflow (cfm/Ton) Outside Air (%) Total Adjusted Outside Air (cfm/sqft) (Adjusted for Peak Design conditions) Note: values above given at ARI conditions HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY SYSTEM LOAD COIL COOLING PEAK CFM Sensible Latent Total Room Loads Return Vented Lighting Return Air Ducts Return Fan Ventilation Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD HVAC EQUIPMENT SELECTION Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) Date Floor Area COIL COOLING PEAK COIL HTG. PEAK Latent CFM Sensible 17th Street Condominiums 1/29/2014 Unit 1111 - HVAC 2,633 1 72,000 72,000 27.3 46,000 46,000 3.8 17.5 686.9 800 800 0.30 208.7 14.8 % 0.04 1,677 37,397 0 0 616 0 0 1,704 35,054 3,939 0 2,511118 1,704 118 1,677 3,11841,321 4,65441,367 41,321 72,000 3,118 72,000 Unit 1111 - HVAC Aug 3 PM Jan 1 AM 1,318 2,143 714 38 ºF Outside Air 118 cfm 66 ºF 117 ºF 117 ºF 115 ºF 69 ºF 70 ºF 84 / 69 ºF 80 / 61 ºF 51 / 49 ºF 52 / 49 ºF 78 / 60 ºF79 / 61 ºF 118 cfm Outside Air 800 cfm Supply Fan 35.2 % 800 cfm Supply FanHeating Coil 42,401 51 / 49 ºF Cooling Coil ID: 140560 Page 13 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY Project Name System Name ENGINEERING CHECKS SYSTEM LOAD Number of Systems Heating System Output per System Total Output (Btuh) Output (Btuh/sqft) Cooling System Output per System Total Output (Btuh) Total Output (Tons) Total Output (Btuh/sqft) Total Output (sqft/Ton) Air System CFM per System HVAC EQUIPMENT SELECTION Airflow (cfm) Airflow (cfm/sqft) Airflow (cfm/Ton) Outside Air (%) Total Adjusted Outside Air (cfm/sqft) (Adjusted for Peak Design conditions) Note: values above given at ARI conditions HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) HVAC SYSTEM HEATING AND COOLING LOADS SUMMARY SYSTEM LOAD COIL COOLING PEAK CFM Sensible Latent Total Room Loads Return Vented Lighting Return Air Ducts Return Fan Ventilation Supply Fan Supply Air Ducts TOTAL SYSTEM LOAD HVAC EQUIPMENT SELECTION Total Adjusted System Output (Adjusted for Peak Design conditions) TIME OF SYSTEM PEAK HEATING SYSTEM PSYCHROMETRICS (Airstream Temperatures at Time of Heating Peak) COOLING SYSTEM PSYCHROMETICS (Airstream Temperatures at Time of Cooling Peak) Date Floor Area COIL COOLING PEAK COIL HTG. PEAK Latent CFM Sensible 17th Street Condominiums 1/29/2014 Unit 1113 - HVAC 2,633 1 72,000 72,000 27.3 40,500 40,500 3.4 15.4 780.1 800 800 0.30 237.0 14.8 % 0.04 1,568 34,956 0 0 626 0 0 1,778 36,569 3,932 0 1,418118 1,778 118 1,568 7,90532,832 3,56138,717 32,832 72,000 7,905 72,000 Unit 1113 - HVAC Aug 3 PM Jan 1 AM 1,583 2,143 746 38 ºF Outside Air 118 cfm 66 ºF 117 ºF 117 ºF 115 ºF 69 ºF 70 ºF 84 / 69 ºF 80 / 64 ºF 56 / 55 ºF 58 / 55 ºF 78 / 63 ºF79 / 64 ºF 118 cfm Outside Air 800 cfm Supply Fan 44.5 % 800 cfm Supply FanHeating Coil 44,056 56 / 55 ºF Cooling Coil ID: 140560 Page 14 of 14EnergyPro 5.1 by EnergySoft User Number: 2266 RunCode: 2014-01-29T17:33:24 FORMS N.T.S. T1.3 ENERGY COMPLIANCE FORMS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"53'-8 3/4"5'-0"5'-0"3'-0"23'-9 1/4" 25'-3 1/2"5'-0"77'-6 1/4" 5'-0"5'-0"5'-0"5'-0"10'-0"10'-0"76.37'WM N 71°15'05"E N 67°46'01"E SET L&T RCE 30826 12.25' W'LY OF CORNER ON PROP. LINE PROD. FD L&T LS 2700 14.02' W'LY & 0.23' N'LYOF PROP. CORNER TAG ELEV.=78.13 16.00'40.47'N 40 °42 '54 "W100.25 '86.28 '13.97 '4 0'20'20'8 0' 40'40' 65.10' 77.60'N 18°59'11"W53.77'77.43' 77.37' 77.89'77.73' FL 78.26' BCR 77.97'78.00' 77.29' FL 77.51' FL 78.00' TX 78.14' 78.04' 90.72' 90.21' 91.46' 91.37' 91.58' 91.56' 82.44' 78.50' 78.25' U 82.85'U84.15'U86.80'79.62' @ T.W. 79.62' @ T.W. 79.62' @ T.W. 79.62' @ T.W. 83.99' @ T.W. U 87.45' U 88.10' GUEST PARKING:9'-0" X 17'-0" GUEST PARKING:9'-0" X 17'-0" UNIT 2 F.FL @ BASEMENT: 80.53' UNIT 1 F.FL @ BASEMENT: 80.53'EXISTING SIDEWALKTRASH TRASH TRASH TRASH TRASH TRASH 91.00' @ T.W.91.00' @ T.W. DRIVEWAY 5% SLOPE DRIVEWAY 5% SLOPE 81.00' 89.25' 85.50'81.00' 79.75' 79.75' 87.57' 88.00' T.W.87.17' 88.00' T.W. 83.00' 83.00' 86.95' 88.00' T.W.86.16' 86.50' T.W.86.50' T.W. 81.00' 79.57' 79.62' T.W.85.60' T.W. U 88.75' U 89.40' 90.05' 90.05' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 89.25' 90.05'90.05' 90.05' 90.05' CORNER VISION CLEARANCE AS PER HBMC 17.46.060 CORNER VISION CLEARANCE SIDE YARD SETBACK SIDE YARD SETBACK SIDE YARD SETBACKSIDE YARD SETBACK @ GROUND FLOORREAR YARD SETBACK AB. GRD. FL.ALL ROOF AND SITE DRAINAGE WATER TO DRAIN VIA GRAVITY FLOW TO PLANTER AREA LINE OF SITE DRAINAGE TO PUBLIC RIGHT OFWAY THROUGH CURB FACE 82.00' ALL ROOF AND SITE DRAINAGE WATER TO DRAIN VIA GRAVITY FLOW TO PLANTER AREA LINE OF SITE DRAINAGE TO PUBLIC RIGHT OF WAY THROUGH CURB FACE PROPOSED LOCATION OF ELECTRICAL METER(S) / MAIN PANEL(S) 200 AMP SERVICE FOR EACH UNIT LINE OF BUILDING ABOVE LINE OF BUILDING ABOVE 96.00' @ T.W. 96.00' @ T.W. U 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL DRIVEWAY SETBACK DRIVEWAY SETBACK SIDE YARD SETBACKSIDE YARD SETBACKREAR YARD SETBACKFRONT YARD SETBACK PROSPECT AVENUE17TH STREET CRITICAL POINT #5:T.O/ PARAPET118.86' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #:1T.O/ PARAPET115.59' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #3:T.O/ PARAPET117.58' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #6:T.O/ PARAPET117.44' MAX. ALLOWABLE116.00' PROVIDEDCRITICAL POINT #:2T.O/ PARAPET116.08' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #4:T.O/ PARAPET116.80' MAX. ALLOWABLE116.00' PROVIDEDON STEEET PARKING TO BEREMOVED FOR NEW CURB CUTSON STEEET PARKING TO BEREMOVED FOR NEW CURB CUTSGUEST PARKING:REPLACE LOST ON-STREET PARKING GUEST PARKING:REPLACE LOST ON-STREET PARKING 84.02' PC91.32' PC8 5 . 1 6 ' PC 8 8 . 4 3 ' PC WORK WITHIN THE CITY RIGHT OF WAY REQUIRES AN ENCROACHMENT PERMIT AND APPROVAL BY THE DEPARTMENT OF PUBLIC WORKS 82.20'80.26' NEW SIDEWALK NEW SIDEWALKPROPOSED CURB CUTNEW SIDEWALK79.62' 79.62' 79.62' 79.62' 79.62' 79.62'CORNER VISIONCLEARANCESITE PLAN 1/8" = 1' - 0" A1.0 NSITE PLAN 1/8" = 1' - 0" SITE PLAN DATA: LOT COVERAGE: 4,029.00 SQ. FT. TOTAL LOT AREA 4,029.00 (.65) = 2,618.00 SQ. FT. ALLOWED 2,430.00 SQ. FT. PROVIDED - 60% FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 LANDSCAPE PLAN - SEE SHT. L1.0 SITE PLAN NOTES 1. AS PER PLANS PROVIDED, ALL ROOF AND SITE HARDSCAPE DRAINAGE SHALL FLOWVIA GRAVITY TO PERMEABLE PLANTER AREAS!!!!!!! /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal12'-8 1/4"42'-1 3/4"42'-10"12'-4"12'-8 1/4"43'-2"42'-10"13'-4 1/4"5'-5"52'-2"50'-0"7'-11"8'-10 1/4" 14'-4 1/4" 37'-1 1/2" 54'-2" 59'-8" 42'-7 1/2" 5'-1/2" 27'-9 3/4" 33'-3 3/4" 44'-10" 50'-4" 8 5 . 1 6 P C 91.21' PC9 0 . 8 5 ' PC84.02 PC89.44' 85.85' 88.09' 86.29' 88.53' 89.87' 87.44'87.07'86.29'85.91'84.36'84.02' CRITICAL POINT #6:CROSS LOT: 87.87' - 87.44' = .43''.43' / 54'-10" = .007' .007' X 12.6875' = .009' .009+ 87.44' = 87.449'87.449' + 30'-0" = 117.449' CRITICAL POINT #5: CROSS LOT:89.44' - 87.07' = 2.37' 2.37' / 55'-10" = .042' .042' X 42.833' = 1.79'1.79' + 89.25' = 88.86' 88.86' + 30'-0" = 118.86'' CRITICAL POINT #4: CROSS LOT:88.53' - 86.29' = 2.24' 2.24' / 55'-10 1/4"" = .04'.04' X 12.6875' = .507' .507' + 87.48' = 86.80' 86.80' + 30'-0" = 116.80' CRITICAL POINT #3: CROSS LOT: 88.09' - 85.91' = 2.18'2.18' / 56'-2 1/4"" = .039' .039' X 42.833' = .1.67' .1.67' + 86.91' = 87.58'87.58' + 30'-0" = 117.58' CRITICAL POINT #2: CROSS LOT: 86.29' - 84.36' = 1.93'1.93' / 57'-7" = .033' .033' X 52.166' = 1.72' 1.72' + 84.36' = 86.089'86.08' + 30'-0" = 116.08' CRITICAL POINT #1:CROSS LOT: 85.85' - 84.02' = 1.83'1.83' / 57'-11" = .031' .031' X 50.0' = 1.57' 1.57' + 84.02' = 85.59'85.59' + 30'-0" = 115.59' ELEVATION POINTS (NORTH)91.32' - 85.16' = 6.16' 6.05' / 77.60" = .079' / 1.0' OF LENGTHC.P.#1: .079' X 8.854' = .699' .699'+85.16' = 85.85 C.P.#2: .079' X 14.35' = 1.13' 1.13' + 85.16' = 86.29' C.P.#3: .079' X 37.125' = 2.93' 2.93' + 85.16' = 88.09'C.P.#4: .079' X 42.625' = 3.37' 3.37' + 85.16' = 88.53' C.P.#5: .079 X 54.16' = 4.17' 4.28' + 85.16' = 89.44'C.P.#6: .079 X 59.66' = 4.71' 4.71' + 85.16' = 89.87' ELEVATION POINTS (SOUTH)88.43' - 84.02' = 4.41' 4.41' /65.16" = .068' / 1.0' OF LENGTH C.P.#1: .068' X 0.00' = .0.00' 0.00'+84.02' = 84.02C.P.#2: .068' X 5.04' = .343' .343' + 84.02' = 84.36' C.P.#3: .068' X 27.81' = 1.89' 1.89' + 84.02' = 85.91'C.P.#4: .068' X 33.31' = 2.27' 2.27' + 84.02' = 86.29' C.P.#5: .068' X 44.83' = 3.05' 3.05' + 84.02' = 87.07' C.P.#6: .068' X 50.33' = 3.42' 3.42' + 84.02' = 87.44'2'-9 1/4"49'-7"43'-5 1/4"2'-0" 5'-6" 2'-0" 36'-11" 49'-7"43'-5 1/4"5'-6" BASEMENT CALCULATION OVERALL BUILDING PERMITTER: 204'-1 1/8" LENGTH OF PERMITTER WALL WITHIN 6'-0" OF FIRST FLOOR: 146'-2 1/2" 146.20' / 204.09' = .716 (71.6%) SITE DIAGRAMS 1/8" = 1' - 0" A1.0A 1/8" = 1' - 0" CRITICAL POINT(S) DIAGRAM 1/8" = 1' - 0"BASEMENT CALCULATION DIAGRAM 1/8" = 1' - 0" SITE PERMEABALE DIAGRAM N.T.S. OVERALL SITE AREA: 4,029.00 SQ. FT. BUILDING FOOTPRINT: 2,430.00 SQ. FT. SITE AREA (MINUS BUILDING FOOTPRINT: 1,599.00 SQ. FT. AMOUNT OF PERMEABALE ARE REQUIRED: 1,599.00 / 2 = 799.00 SQ. FT. PERMEABLE AREA PROVIDED: 1,096.00 SQ. FT. TOTAL PERMEABLE AREA: 1,096.00 SQ. FT. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal WDWD49'-7" 77'-6 1/4" 13'-2 1/2" 2'-5"5'-11 3/4"11'-8 1/2"8'-9 3/4"43'-5 1/4"53'-8 3/4"6'-0"13'-10 1/4"3'-9"4'-7 1/4"3'-8 1/4"3'-9"13'-9 1/2"4'-11 1/2"12'-2 1/4"49'-7" 65'-2" 2'-0" 2'-0"5'-6" 5'-0" 2'-5"5'-11 3/4"11'-8 1/2"8'-9 3/4"58'-5 1/2"6'-0"21'-2"22'-3 1/4"20'-4 3/4" 20'-4 3/4"84.02 PC8 5 . 1 6 P C N 67°46'01"EPROSPECT AVENUE65.10'91.21' PC9 0 . 8 5 ' PC LAUNDRY A006 FF3 BATHROOM A004 FF3 GARAGE A001 FF1 STORAGE 79.62' PARKING: 98'-6" X 20'-0" TRASHTRASH TRASH UNDER STAIR AREA TO MEET 1-HOUR RATED CONSTRUCTION FAU12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.00 CU.FT. 79.62' 79.62' PARKING: 8'-6" X 20'-0" 6" 80.03' 6" U R: (19) @ 5.75" T: (18) @ 11"81.00'F. FL @ 80.53'80.41' T.O/ROUGH SLABHALL A002 FF2 BEDROOM A003 FF2 CLOSET A005 FF2 F. FL @ 80.53'80.41' T.O/ ROUGH SLAB A001 1 A008 1 A001 3 A005 1 A004AA0031A0061A004 1 A0071CLOSET A007 FF2 A008 FF1 1/4":1'-0" 1/4":1'-0" LAUNDRY B006 FF3 BATHROOM B004 FF3 WHGARAGE B001 FF1 STORAGE 79.62' PARKING: 8'-6" X 20'-0" TRASHTRASH TRASH UNDER STAIR AREA TO MEET 1-HOUR RATED CONSTRUCTION FAU12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.00 CU.FT. 79.62' 79.62' PARKING: 8'-6" X 20'-0" 6" 80.03' 6" U R: (19) @ 5.75" T: (18) @ 11"81.00'F. FL @ 80.53'80.41' T.O/ROUGH SLABHALL B002 FF2 BEDROOM B003 FF2 CLOSET B005 FF2 F. FL @ 80.53' 80.41' T.O/ ROUGH SLAB B001 1 B008 1 B001 3 B005 1 B0031B0061B004 1 B0071CLOSET B007 FF2 B008 FF1 1/4":1'-0" 1/4":1'-0"B004AB003AA003A17TH STREET6"6"6"6"WHCATEGORY III: HIGH EFFICIENCY TANKLESS WATER HEATER(S) ALL HOT WATER PIPING TO BE INSULATED LOW WALL FOR OPEN STAIRWAY CATEGORY III: HIGH EFFICIENCY TANKLESSWATER HEATER(S)ALL HOT WATER PIPING TO BE INSULATED CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LOW WALL FOR OPEN STAIRWAY A9.0 2A9.012A9.0 2 A9.0 1 A9.0 1A9.01A9.011A3.01 1 1 1 111 1 1 1A9.16A9.17A9.16A9.17A3.1A3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 LOCATION OF CONDUIT OUTLET FOR FUTURE SOLAR SYSTEM LOCATION OF CONDUIT OUTLET FOR FUTURE SOLAR SYSTEM CONTINUATION OF SECOND TREAD CONTINUATION OF SECOND TREAD WHUNIT 2 UNIT 1 NEW SIDEWALK NEW SIDEWALK FLOOR PLAN 1/4" = 1' - 0" A1.1 NBASEMENT FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 606.00 SQ. FT. 1111 17th STREET GARAGE FLOOR AREA: 455.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 606.00 SQ. FT. 1113 17th STREET GARAGE FLOOR AREA: 455.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 3'-0"8'-8"26'-6 1/4"1'-10" 10'-7 1/4"6'-3 1/2"9'-7 1/2"45'-2 1/4"14'-8 1/2"3'-9"4'-7 1/4"3'-8 1/4"3'-9"14'-8 1/2"11"55'-8 1/4" 3'-8"12'-0"3'-0"8'-8"26'-6 1/4"1'-10" 10'-7 1/4"6'-3 1/2"9'-7 1/2"14'-1 1/2"1'-1 1/2"45'-2 1/4"15'-3"6'-9 1/4"7'-11 1/4"15'-3"1'-1 1/2"14'-1 1/2"R: (18) @ 6.74" T: (17) @ 11" FF3 B107 BATHROOM FF2 B105 BEDROOM FF2 B106 BEDROOM U 90.17' F. FL @ 90.07' 90.00' T.O/ ROUGH PLYWD.DOPEN SHELF CABINETFF2 B100 ENTRY FF2 B104 HALL B1061B1051B1062B1052B1071 B107 2B1073 OPEN SHELF8 5 . 1 6 P C N 71°15'05"E N 67°46'01"E 65.10' 77.60'N 18°59'11"W53.77'91.32' PC8 8 . 4 3 ' PCPROSPECT AVENUE17TH STREET F/P FF2 B103 CLOSET FF3 B102 BATH ROOM FF2 B101 BEDROOM B105AB105BB106AB106BB101EB101CB101 B B101 A B101DABOVEB102 A B1031B1021B102 2 B1011 B107ACATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET WITHIN AREA DEFINED BY OUTLINE, SUB-FLOOR TO BE DEPRESSED BY 1 1/2" TO ALLOW FOR ALIGNMENT OF FINISH FLOORING CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET B1001 A9.16R: (18) @ 6.74" T: (17) @ 11" FF3 A107 BATHROOM FF2 A105 BEDROOM FF2 A106 BEDROOM U 90.17' F. FL @ 90.07' 90.00' T.O/ ROUGH PLYWD.DOPEN SHELF CABINETFF2 A100 ENTRYFF2 A104 HALL A1061A1051A1062A1052A1071 A107 2 A1073OPEN SHELFF/P FF2 A103 CLOSET FF3 A102 BATH ROOM FF2 A101 BEDROOM A105AA105BA106AA106BA101EA101CA101 B A101 A A101DABOVEB102 A A1031A1021A102 2 A1011 A107ACATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET WITHIN AREA DEFINED BY OUTLINE,SUB-FLOOR TO BE DEPRESSED BY 1 1/2" TO ALLOW FOR ALIGNMENT OF FINISH FLOORING CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET A1001A9.161" 1"1A3.01 1 1 1 1A3.111 1 1 1 DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVEA3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 84.02' PCA9.012A9.0 13 A9.0 13 UNIT 2 UNIT 1 FLOOR PLAN 1/4" = 1' - 0" A1.2 GROUND FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 1,162.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 1,162.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal REF DWREF DW45'-2 1/4"14'-8 1/2"3'-9"4'-7 1/4"3'-8 1/4"3'-9"14'-8 1/2"45'-2 1/4"15'-3"6'-9 1/4"7'-11 1/4"15'-3"1'-1 1/2"6'-4"7'-9 1/2"7'-9 1/2"6'-4"1'-1 1/2"37'-1/4" 10'-2 1/4"2'-4 1/2"24'-11"10'-3 1/4"1'-10" 5'-2 1/4"5'-0" 2'-0" 5'-6" 1'-0"6'-1 1/4"1'-6 1/2"1'-0"6'-1 1/4"1'-5 3/4"2'-0" 37'-1/4" 24'-11"10'-3 1/4"1'-10"10'-2 1/4"2'-4 1/2" 5'-2 1/4"5'-0"KITCHENB203FF28 5 . 1 6 P C N 71°15'05"E N 67°46'01"E 65.10' 77.60'N 18°59'11"W53.77'91.32' PC8 8 . 4 3 ' PC1A3.01 1 1 1 111 1 1 1 R: (19) @ 7.25" T: (18) @ 10.5"UF. FL @ 100.18'100.11' T.O/PLYWD.DOPEN SHELFLIVINGB201FF2DININGB202FF2F/PCABINETPANTRY B205 FF2 POWDER B204 FF2 DEN B206 FF2 TERRACE 206.00 SQ. FT. 100.06' T. O/ PLYWOOD @ DECK PERM. DEX-O-TEX WEATHERWAREWATERPROFF MEMBRANE ESR 1757 / LARR 2360 99.95' T. O/ PLYWOOD @ DECK DRAIN B201AB201BB201CB201DB202AB203A B2061B2062 B206 A B206 B B201 1 B2041LINE OF ROOF ABOVE OPENING IN ROOF 103.50 SQ. FT. CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LINE OF ROOF ABOVE B2051B2031R: (19) @ 6.74" T: (18) @ 11"KITCHENA203FF2R: (19) @ 7.25" T: (18) @ 10.5"DOPEN SHELFF. FL @ 100.18'100.11' T.O/PLYWD.ULIVINGA201FF2DININGA202FF2F/PCABINETPANTRY A205 FF2 POWDER A204 FF2 DEN A206 FF2 TERRACE 206.00 SQ. FT. 100.06' T. O/ PLYWOOD @ DECK PERM. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 99.95' T. O/ PLYWOOD@ DECK DRAIN A201AA201BA201CA201DA202AA203AA206 1A2062 A206 A A206 B A201 1 A2041LINE OF ROOF ABOVE CATEGORY III: HIGH EFFICIENCY DUAL FLUSH TOILET LINE OF ROOF ABOVEA2051A2031R: (19) @ 6.74" T: (18) @ 11" 11/2" 11/2"11/2"11/2"PROSPECT AVENUE17TH STREETB206C84.02 PCLINE OF SKYLIGHT ABOVE LINE OF SKYLIGHT ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE DRAIN LINE FROM ABOVE F. FL @ 100.78' F. FL @ 100.78'A3.1A3.21A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 A3.3 A3.4 A3.5 A3.6 OPENING IN ROOF 103.50 SQ. FT.84.02' PC84.02' PCUNIT 2UNIT 1FLOOR PLAN 1/4" = 1' - 0" A1.3 SECOND FLOOR PLAN 1/4" = 1' - 0" 1111 17th STREET HABITABLE FLOOR AREA: 865.00 SQ. FT. 1113 17th STREET HABITABLE FLOOR AREA: 865.00 SQ. FT. CATEGORY I: IN ACCORDANCE WITH THE BUILDING DIVISION MANAGER, BUILDING INSULATION PROVIDED SHALL BE HIGHER THAN THE MINIMUM VALUES. CATEGORY II: ALL APPLIANCES SHALL BE ENERGY STAR RATED. GREEN BUILDING DESIGN DATA: FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal10'-0"10'-4 1/4" 10'-4 1/4"10'-0"1A3.01 1 1 1 1A3.11A3.21 A3.3 1 A3.4 1 A3.5 1 A3.6 8 5 . 1 6 P C N 71°15'05"E 77.60'91.32' PC8 8 . 4 3 ' PCPROSPECT AVENUE17TH STREET84.02 PCN 67°46'01"E 65.10'N 18°59'11"W53.77'D R: (19) @ 8" T: (18) @ 11" ROOF DECK 181.00 SQ. FT. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 112.25' T. O/ PLYWOOD @ DECK DRAIN T. O/ PARAPET: 112.88' SPARK ARRESTOR ICC # ESR 2316 112.38' T. O/ PLYWOOD @ DECK PERM.A9.0511 A9.0 11 A9.0 A9.13A9.0 9 A9.0 5A9.05A9.0 5 A9.0 5 SLOPE1/4": 1'-0"T. O/ PARAPET: 111.21' T. O/ PARAPET: 118.00' T. O/ PARAPET: 112.88' T. O/ PARAPET: 112.88'MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1BRISTOLITE SKYLIGHT ICC # ESR 2469A9.07LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUIT SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"11 A9.0 A9.1 3 A9.1 3 CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1T. O/ PARAPET: 111.21'111.79' T.O/ ROOF SHEETINGDR: (19) @ 8" T: (18) @ 11" ROOF DECK 181.00 SQ. FT. DEX-O-TEX WEATHERWARE WATERPROFF MEMBRANE ESR 1757 / LARR 2360 112.25' T. O/ PLYWOOD @ DECK DRAIN T. O/ PARAPET: 112.88' SPARK ARRESTOR ICC # ESR 2316 112.38' T. O/ PLYWOOD @ DECK PERM.A9.0511 A9.0 11 A9.0 A9.13A9.0 9 A9.0 5 A9.05A9.0 5 A9.0 5A9.05SLOPE1/4": 1'-0"T. O/ PARAPET: 111.21' T. O/ PARAPET: 118.00' T. O/ PARAPET: 112.88' T. O/ PARAPET: 112.88'MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1BRISTOLITE SKYLIGHT ICC # ESR 2469 A9.07LOCATION OF (3) 3/4" CONDUIT PROVIDED TO ROOF FOR FUTURE ALT. ENERGY EQUIP. 140 REQUIRED CONNECTING CONDUITSLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1SLOPE1/4": 1'-0"SLOPE1/4": 1'-0"11 A9.0 11 A9.0 A9.1 3 A9.1 3 CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED SLOPE1/4": 1'-0"MODIFIED BITUMEN CAP SHEET ROOFINGCLASS 'A'ROOFING MEMBRANE TO BE "COOL ROOF"AS PER HBMC 15.48.020 / A4.106.5.1112.17' T.O/ ROOF SHEETINGLINE OF DRAIN PIPE FROM DRAIN LINE OF DRAIN PIPE FROM DRAIN T. O/ PARAPET: 111.21' T. O/ PARAPET: 111.21' T. O/ PARAPET: 112.88' F. FL @ EXTERIOR DECK @ 112.50' F. FL @ EXTERIOR DECK @ 112.50'1A3.01A3.11A3.2A3.3 A3.4 A3.5 A3.6 112.71' T.O/ ROOF SHEETING112.71' T.O/ ROOF SHEETING111.79' T.O/ ROOF SHEETING111.79' T.O/ ROOF SHEETINGOPENING IN ROOF 103.50 SQ. FT. OPENING IN ROOF 103.5 SQ. FT. 11 A9.0 A9.18A9.18UNIT 2 UNIT 1 ROOF PLAN 1/4" = 1' - 0" A1.5 ROOF PLAN 1/4" = 1' - 0" 1111 17th STREET ROOF DECK: 181.00 SQ. FT. 1113 17th STREET ROOF DECK: 181.00 SQ. FT. FLOOR PLAN DATA: N /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 2'-0"VARIES 30'-0"L EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EGRESS WINDOW: 3'-8" X 5'-0" = 18.33 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88 PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED P 84.02' @ P.C. LINE OF NATURAL GRADE LINE OF EXISTING PROPOSED GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIESA9.11A9.114A9.1 15 A9.1 18 A9.1 12 A9.1 12 A9.110A9.19SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES L 90.85' @ P.C. 1111 1113 DUE TO ANGLE OF PROP. LINE BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' A9.1 11 PL A9.05A9.05A9.0 8 A9.0 8 SIM. P WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.A9.116A9.03ELEVATION 1/4" = 1' - 0" A2.0 SOUTH ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal VARIES 2'-0"30'-0"P 85.16' @ P.C. L PL 91.21' @ P.C. CRITICAL POINT #5:T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #3:T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED EGRESS WINDOW: 3'-8" X 5'-0" = 18.33 SQ. FT. PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED EGRESS WINDOW: 2'-8" X 5'-2" = 13.77 SQ. FT. PROVIDED BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION LINE OF EXISTING NATURAL GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF PROPOSED GRADE A9.1114A9.1 18 A9.1 12 A9.110A9.19SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL DUE TO ANGLE OF PROP. LINE LINE OF PROPOSED SITE WALL F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' LINE OF 30' HEIGHT LIMIT A9.05A9.05A9.0 8 A9.0 8 A9.1 12 SIM.A9.1A9.1WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.16A9.03ELEVATION 1/4" = 1' - 0" A2.1 NORTH ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"VARIES 2'-0"2'-0"30'-0"91.12' @ P.C.A9.09A9.03A9.010EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. LINE OF EXISTING NATURAL GRADE SEE LANDSCAPE PLAN (L1.0) FOR PLANTING TYPE AND QUANTITIES LINE OF PROPOSED GRADE LINE OF PROPOSED SITE WALL SIDE YARD SETBACK SIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION A9.03CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' LINE OF 30' HEIGHT LIMIT A9.05A9.05A9.05PL PL 90.85' @ P.C. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. ELEVATION 1/4" = 1' - 0" A2.1 EAST ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal VARIES 5'-0"2'-0"2'-0"PL CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 122.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL EXTERIOR FINISH: MATERIAL: IPE (IRONWOOD) SHIP LAP SIDING INSTALLATION: BLIND NAIL @ BOARD OVERLAP FINISH: NATURAL COLOR: NATURAL BREAK METAL WRAP: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO.A9.12A9.0131415A9.1 15A9.05A9.1 11 A9.0 8 A9.01085.16' @ P.C. SIDE YARD SETBACKSIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE EXTERIOR FINISH: MATERIAL: 7/8" EXTERIOR STUCCO INSTALL AS PER PROJECT SPECIFICATION MANUFACTURE: T.B.D. FINISH: STEEL TROWELED COLOR: AS PER PROJECT SPECIFICATION INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' A9.1 11A9.05SIM.A9.1A9.1PL WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. WINDOW SYSTEM: MATERIAL: ALUMINIUM MANUFACTURE: ARCADIA OR EQUAL FINISH: FACTORY COLOR: CLR. ANNO. 84.02' @ P.C.A9.03PL ELEVATION 1/4" = 1' - 0" A2.2 WEST ELEVATION 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 5'-0"VARIES 2'-0"2'-0"PL A9.0 5 SIDE YARD SETBACKSIDE YARD SETBACK DUE TO ANGLE OF PROP. LINE 1 A9.1 13 A9.0 4 A9.1 INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL BEDROOM F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 122.88' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL BUILDING SECTIONS 1/4" = 1' - 0" A3.0 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-6"11'-0"9'-0"5'-0"5'-0" 2'-0"GARAGE GARAGE MECHANICAL UNIT NICHE - SEE FLOOR PLANMECHANICAL UNIT NICHE - SEE FLOOR PLAN CLOSET TOILET RM.BATH BATH INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL BEDROOM T.O/ WALL VARIES - SEE SITE PLAN STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.0 CU.FT. CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. DENDINING / KITCHEN POWDER SIDE YARD SETBACK 1 A9.1 3 A9.0 3 A9.0 13 A9.0 STORAGE: 6'-0" x 2'-0" x 4'-0" = 48.0 CU.FT. SIDE YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL PL BUILDING SECTIONS 1/4" = 1' - 0" A3.1 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal11'-0"11'-0"9'-0"8'-0"5'-0"5'-0" X A9.X DINING / KITCHEN BATHROOM BATHROOM BEDROOM HALL STORAGE 3 A9.1 8 A9.1 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS: ROOF: R-30EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL T.O/ WALL VARIES - SEE SITE PLAN STORAGE AREA: 12'-0" x 3'-0" x 9'-0" / 2= 162.00 CU.FT. STORAGE STORAGE HALL CLOSET BATH ROOM DINING / KITCHEN SIDE YARD SETBACKSIDE YARD SETBACK VARIES WITH ANGLE OF PROPERTY ROOF TERRACE ROOF TERRACE 1 A9.0 F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 5 A9.0 CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED PL HALL HALL BEDROOM PL BUILDING SECTIONS 1/4" = 1' - 0" A3.2 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 11'-0"9'-0"8'-0"VARIES12'-8 3/4" LP BATHROOM GARAGEBEDROOMUTILITY BEDROOM BEDROOM BEDROOM CLOSET BEDROOM KITCHEN DINING LIVING TERRACE INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. 2 A9.1 13 A9.0 CRITICAL POINT #3: T.O/ PARAPET 117.58' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE112.88' PROVIDED 1 A9.0 FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE80.03' @ GARAGE REAR 5 A9.0 PL BUILDING SECTIONS 1/4" = 1' - 0" A3.3 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-6"9'-0"8'-0"VARIES VARIES GARAGE L BATHROOM TOILET BEDROOM HALL INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL INSULATION REQUIREMENTS:ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP.HALL KITCHENDININGLIVINGDEN 3 A9.1 CRITICAL POINT #3:T.O/ PARAPET117.58' MAX. ALLOWABLE 116.00' PROVIDED CRITICAL POINT #1: T.O/ PARAPET 115.59' MAX. ALLOWABLE 112.88' PROVIDED CRITICAL POINT #5: T.O/ PARAPET 118.86' MAX. ALLOWABLE 116.00' PROVIDED 1 A9.0 REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE 80.03' @ GARAGE REAR 5 A9.0 5 A9.0 P PL BUILDING SECTIONS 1/4" = 1' - 0" A3.4 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 11"6 3/4"11"6 3/4"10 1/2"7 1/4"VARIES VARIES LP GARAGE 79.69' @ GARAGE DOOR FACE80.03' @ GARAGE REAR STORAGECLOSET 12'-0" x 3'-0" x 9'-0" / 2 = 162.00 CU.FT. BATHROOM DEN F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY 1 A9.0 3 A9.1 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19 FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. STAIR STAIR STAIR PANTRY LANDING 5 A9.0 5 A9.0 PL BUILDING SECTIONS 1/4" = 1' - 0" A3.5 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 9'-0"8'-0"11'-0"VARIESVARIES GARAGE BATHROOM UTILITYBEDROOM BEDROOMBATHROOMBEDROOM CLOSET BEDROOM KITCHENDININGLIVINGTERRACEX A9.X CRITICAL POINT #4: T.O/ PARAPET 116.80' MAX. ALLOWABLE116.00' PROVIDED CRITICAL POINT #2: T.O/ PARAPET 116.08' MAX. ALLOWABLE112.88' PROVIDED CRITICAL POINT #6: T.O/ PARAPET 117.44' MAX. ALLOWABLE 116.00' PROVIDED 1 A9.0 INSULATION REQUIREMENTS: ROOF: R-30 EXTERIOR WALLS: R-19FLOORS: R-13 SEE GREEN BUILDING DESIGN CHECK LIST CAT. 1, NOTE 1 INSULATION TO FILL ENTIRE CAVITY - TYPICAL CEILING SURFACE OF GARAGE TO RECEIVE 5/8" TYPE X G.W.B - TYP. X A9.X REAR YARD SETBACK VARIES WITH ANGLE OF PROPERTY FRONT YARD SETBACK VARIES WITH ANGLE OF PROPERTY F. FL. @ BASEMENT.: 80.53' F.FL. @ ROOF TERRACE: 112.50' F. FL. @ GRND. FL.: 90.07' F. FL. @ SECOND FL.: 100.18' T.O/ PARAPET: 112.88' 79.69' @ GARAGE DOOR FACE 80.03' @ GARAGE REAR 5 A9.0 PL PL BUILDING SECTIONS 1/4" = 1' - 0" A3.6 BUILDING SECTION #1 1/4" = 1' - 0" /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal4"ROOF FRAMING AS PER PLAN ROOFING MEMBRANE - TURN UP ONTO SKYLIGHT CURB SLOPE GLAZING SYSTEM AS PER PROJECT SPECIFICATION 2 X 8 CURB - TYPICAL 5/8" G.W.B. TURNED UP INTO SKYLIGHT DRYWALL "L" METAL TYPICAL @ TOP OF ALL SKYLIGHT OPENINGS 20 GA. BONDERIZED SHEET METAL CURB FLASHING 2"ROOF FRAMING AS PER STRUCTURAL DRAWINGS ROOFING MATERAIL: EXTEND ROOFING MEMBRANE INTODRAIN WELL - 3" MIN. ROOF SHEETING AS PER STRUCTURAL DRAWINGS ROOF DRAIN AS PER ROOF PLAN AND PROJECT SPECIFICATION ROOF DRAIN OVERFLOW: INSTALL AS PER MANUF. RECOM. OVERFLOW TO EXTEND 2" AB. ROOFING MEMBRANE DRAIN LINE AND OVERFLOW TO BE SAME SIZE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. EXTERIOR STUCCO AS PER ELEVATION 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING AS PER PROJECT SPECIFICATION4"-6"EXTERIOR WALL AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE CONCRETE SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE 8" 20 GA. BONDERIZED SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE 20 GA. BONDERIZED SHEET METAL GUTTERALL SEAMS ARE TO BE WELDED3" HEM EDAGE WITH COPING AND ROOF FLASHING 20 GA. BONDERIZED SHEET METAL ROOF FLASHINGEXTEND BACK LEG 12" ONTO ROOF MEMBRANEHEM EDGE WITH GUTTER ROOFING MEMBRANE -EXTEND ONTO DRIP EDGE OF GUTTER 7/8" EXTERIOR STUCCO @ OVERHANG BLOCKING AS REQUIRED FOR SLOPE @ GUTTER CONTINIOUS LAYER OF BITUTHANELAP ALL JOINTS 4" MIN. ROOF FRAMING AS PERSTRUCTURAL DRWINGS SEE ROOF PLAN ATTIC VENT: FRYREGLET PCS-75-V-200 OVERFLOW SCUPPERSET 2" AB. LOW POINT OF GUTTER ATTIC BAY VENTING: PROVIDE (2) 3" DIA. HOLES / JOIST BAYAT ALL BLOCKING LINES - TYP. NOTE: INSULATION SHALL BE HELD AWAY FROM BTM. O/SHEETING & VENTILATION HOLES BY 1" MIN. ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. ALUM. BREAK METAL COPING / FASCIA COLOR TO MATCH WINDOW SYSTEM ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB BUILDING WATERPROOFING ASPER PROJECT SPECIFICATION CONTINIOUS BITUTHANE MEMBRANELAP ALL JOINTS 4" MIN. 3/4" RIGID INSULATION BACKING WINDOW SYSTEM AS PER PLAN CAULKING INTERIOR FINISH SIKAFLEX COLOR MTCHED CAULKING 1/4"WALL FRAMING AS PER PLAN STRUCTURAL WALL AS PER PLAN 1 3/4" X 1 3/4" HARDWOOD MILLED WITH NOTCH FOR CORNER TRIM CONT. TYPAR BUILDING WRAP (1) LAYER TYP. 'X' EACH SIDE OF 5/8" G.W.B. SCREWED TO STUDS 2 X 6" STUDS ALL FRAMING SHALL BE AS PER STRUCTURAL DRAWINGS 4"-6"EXTERIOR WALL AS PER PLAN EXTERIOR SIDING AS PER PROJ. SPECIFICATION EXTEND SIDING BOARD PAST SILL PLATE BY 2 1/2" MIN. FOUNDATION WALL AS PER STRUCTURAL DWG. NATURAL GRADE EXISTING SLAB AS PER PLAN S.S. BASE FLASHING - EXTEND 3" BELOW GRADE ROOF CRICKET AS PER PLAN ROOF FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL COPING EXTEND BACK LEG 3" MIN W/ HEMED EDGE ROOFING MEMBRANE - TURN UP ONTO PARAPET CURB 1X WOOD SIDING AS PER PROJECT SPEC. MILLED AS PER PROFILE PROVIDED (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE FLOOR FRAMING AS PER STRUCTURAL DWG. WINDOW AS PER ELEVATION CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL WINDOW AS PER ELEVATION 20 GA. BONDERIZED SHEET METAL SILL PAN BACKER ROD AND CAULK - TYP. BACKER ROD AND CAULK - TYP. FINISH FLOOR: 347.04' (1) LAYER TYP. 'X' EACH SIDE OF 5/8" G.W.B. SCREWED TO STUDS 2 X STUDS ALL FRAMING SHALL BE AS PER STRUCTURAL DRAWINGS SOLID BLOCKING AS REQUIRED 4"EXTERIOR WALL AS PER PLAN FLOOR FRAMING AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 16 GA. GALV. WEEP SCREED KERF TO ACCEPT FLASHING FOUNDATION WALL AS PER STRUCTURAL DWG. MIRI -DRI 860 WATERPROOFING SYSTEM LARR# 25094 DIMPLED DRAINAGE BOARD 3/4" CRUSHED GRAVEL 4" DIAMETER PERFERATED PIPE WRAP LANDSCAPE FABRIC AROUND PIPE PRIOR TO PLACEMENT CONCRETE SLAB AS PER STRUCTURAL DRAWINGS BENTONITE BLANKET TYP. 2" SAND 4" LSYER OF 3/4" CRUSHED GRAVEL SURETERM TERMINATION BAR NATURAL GRADE STAINLESS STEEL FLASHING OPTIONAL "J" BASE DRAIN SUBGRADE WATERPROOFING1 N.T.S. 610 CONSTRUCTION DETAILS VARIES A9.0 2 711 3 812 4 5913N.T.S. ONE HOUR RATED WALL STUCCO WEEP SCREED BTM. OF WOOD SIDING TOP OF PARAPET - STUCCO TOP OF PARAPET - WOOD SIDING SKYLIGHT CURB CORNER @ WOOD SIDING BREAK METAL @ ROOF PARAPET BREAK METAL @ FLOOR SYSTEM ROOF DRAIN UNIT SEPARATION WALL INTEGRAL GUTTER @ ROOF EDGE N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. N.T.S.N.T.S.N.T.S. /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 34" - 36" AB. FIN. TREAD1 1/2" INTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" # 8 FLAT HEAD SQUARE DRIVE WOOD SCREWS COUNTERSINK TO FLUSH WITH MOUNTING PLATE 1 1/4" X 1 3/4" WALNUT HANDRAIL WITH MIN. RADIUS EDGE OF 1/16" 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDED TO MOUNTING PLATE AND BOLT TO WALL EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL FINISH CAULKING EXTERIOR WINDOW AS PER PLAN POST AS PER PLAN BACKER ROD AND CAULK CONT. BITUTHANE OVER ENTIRE POST BREAK METAL MAT. TO MATCH WINDOW SYSTEM BREAK METAL FINISH CAULK WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION 1X FURRING BACKER ROD AND CAULK WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN 7/8" EXT. STUCCO AS PER PROJ. SPECIFICATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK 16 GA BOND. SHT. MTL. SILL PAN FLASHING 3/8" UP LEG - EXTEND 3" MIN. DOWN LEG OVER BUILDING WRAP FINISH CAULKING 1X BACKING WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK FINISH CAULKING 1X BACKING EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION WOOD TRIM @ WINDOW FRAME EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN FINISH CAULK CONT. BITUTHANE EXTEND 6" O/ WRAP 1X FURRING BACKER ROD AND CAULK EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION WOOD TRIM @ WINDOW FRAME 1/8" WALL FRAMING AS PER PLAN INT. FINISH AS PER PLAN EXTERIOR WOOD SIDING AS PER EXTERIOR ELEVATION EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE EXTEND 6" U./ WRAP BACKER ROD AND CAULK 16 GA BOND. SHT. MTL. SILL PAN FLASHING 3/8" UP LEG - EXTEND 3" MIN. DOWN LEG OVER BUILDING WRAP FINISH CAULKING 1X BACKING WOOD TRIM @ WINDOW FRAME INTERIOR FINISH AS PER R.C.P. ROOF / FLOOR FRAMING AS PER STRUC. DWG. SOLID BLOCK @ GLASS CHANNEL LOCATION DRYWALL 'L' METAL @ CHANNEL GLASS PARTITION AS PER PLAN GLASS PARTITION AS PER PLAN SET INTO 1/2" ALUM. CHANNEL HARDWOOD FLOORING AS PER PLAN FLOOR FRAMING AS PERSTRUCTURAL DRAWINGS SOLID BLOCK @ GLASSPARTITION LOCATION 3/4" PLYWOOD NAILING LAYER CEILING FLOOR 3 1/4"42"FLOOR FRAMING AS PER STRUCTURAL DWG. CONT. ALUM. BREK METAL FASCIA EXTEND MIN. 2" UNDER WINDOW FRAME EXTEND INTO GLASS CHANNEL CONT. BITUTHANE MEMBRANE WRAP UP AND OVER GLASS CHANNEL DECK WATERPROOFONG AS PER PROJECT SPECIFICATION BLOCKING AS REQ.DECK WATERPROOFING MEMBRANE DECKING SLOPE AS PER PLAN GAURDRAIL GLASS AS PER PLAN RECESS ALUM. MOUNTING CHANNEL CONT. ALUM. BREAK METAL FLASHING - SET INTO GLASS CHANNEL FINISH DECKING AS PER PLAN AND SPECIFICATION SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL 34" - 36" AB. FIN. TREAD1 1/2" EXTERIOR FINISH AS PER ELEVATION 1 1/4" X 1 3/4" STEEL TUBE W/ CAPPED ENDS GRIND ALL WELDS SMOOTH PAINT EXTERIOR STUD WALL AS PER PLAN 3X SOLID BLOCKING TYP. 3" LAG BOLTS (4) EACH MOUNTING PLATE 3X SOLID BLOCKING TYP. 1' X 1/8" PLATE STEEL BRACKET WELDEDTO MOUNTING PLATE AND BOLT TO WALL EXTERIOR SHEETING BITUTHANE @ MOUNTING LOCATIONS - EXTEND MIN. 8" E.W. 42" CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. STUCCO AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN STUCCO CORNER AID SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL 42"CONT. LAYER OF BITUTHANE LAP OVER DECK WATERPROOFING MEMBRANE EXT. WOOD SIDING AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANPARAPET WALL AS PER PLAN WOOD CAP TO MATCH SIDING SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL42"DRYWALL AS PER PLAN INSTALL "L" METAL @ TOP OF WALL TO WOOD CAP STUD WALL AS PER PLAN 2X HARDWOOD CAP W/ 1/8" KERF TO DRYWALL FLOOR FRAMING AS PER STRUCTURAL PLAN 42"DRYWALL AS PER PLAN INSTALL "L" METAL @ TOP OF WALL TO WOOD CAP STUD WALL AS PER PLAN 2X HARDWOOD CAP W/ 1/8" KERF TO DRYWALL STAIR FRAMING AS PER PLAN / STRUCTURAL DRAWINGS 42"CONT. LAYER OF BITUTHANE LAP OVER DECK WATER PROOFING MEMBRANE EXT. STUCCO AS PER ELEVATION FLOOR FRAMING AS PER STRUCTURAL DWG.AB. EXT. DECK AS PER PLANSTUCCO CORNER AID SEE STRUCTURAL DRAWINGS FOR STRUCTURAL CALCULATIONS FOR RAIL BLOCKING AS REQ. FLOOR FRAMING AS PERSTRUCTURALDRAWINGS CONT. SHEET METAL PAN W/ 1 1/2" DOWN LEG AND 3/8" UP LEG FLOOR FRAMING AS PER PLAN CONT. LAYER OF BITUTHANE LAP ALL JOINTS 4" MIN. EXTERIOR WINDOW AS PER PLAN CONT. BITUTHANE BACKER ROD AND CAULK FINISH CAULKING 1/2" BACKING EXTERIOR STUCCO AS PER ELEVATION INTERIOR FLOOR FINISH AS PER PLAN EXTERIOR WINDOW AS PER PLAN WALL FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE EXTERIOR SIDING AS PER ELEVATION (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE WALL FRAMING AS PER STRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE 3/4" THICK RIGID INSULATION BACKING (2) LAYERS OF TYPAR BUILDING WRAP OVERLAP ALL SEAMS 4" MIN AND TAPE ALUM. BREAK METAL TO MATCH WINDOW SYSTEM GLUE TO RIGID INSULATION BACKING WALL FRAMING AS PERSTRUCTURAL DWG. 20 GA. SHEET METAL FLASHING EXTEND UP LEG 2" MIN W/ HEMED EDGE EXTERIOR STUCCO AS PER ELEVATION SOLID BLK. @ MAT. TRANSITION CONT. LAYER OF BITUTHANE - LAP OVER ROOFING MEMBRANE 3/4" THICK RIGID INSULATION BACKING (2) LAYERS OF TYPAR BUILDING WRAPOVERLAP ALL SEAMS 4" MIN AND TAPE ALUM. BREAK METAL TO MATCH WINDOW SYSTEM GLUE TO RIGID INSULATION BACKING AS NOTED A9.1 1 N.T.S. FRAMELESS GLASS EXTERIOR GUARDRAIL2 STUCCO / GLASS EXTERIOR GUARDRAIL3 WOOD SIDING EXTERIOR GUARDRAIL4 INTERIOR HAND RAIL6 SOLID RAIL @ STAIR7 EXTERIOR HAND RAIL8 10 11 12 14 WINDOW HEAD @ STUCCO WALL 15 16 WINDOW HEAD @ WOOD SIDING17 18 5913 STUCCO EXTERIOR GUARDRAIL N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. FULL HGT. GLASS PARTITION @ STAIRTRANSITION OF WOOD TO STUCCO TRANSITION OF BREAK METAL TO STUCCO TYPICAL POST WRAP - CORNER TYPICAL POST WRAP - IN PLANE ELONGATED SILL PAN WINDOW JAMB @ STUCCO WALL WINDOW SILL @ STUCCO WALL WINDOW HEAD @ WOOD SIDING 19 20 WINDOW JAMB @ WOOD SIDINGWINDOW HEAD @ WOOD SIDING WINDOW SILL @ WOOD SIDINGWINDOW HEAD @ WOOD SIDING SOLID INTERIOR GUARD RAIL CONSTRUCTION DETAILS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal 16 GA. BONDERIZED SHEET METAL Z-BAR FLASHING ROOFING MEMBRANE EXTEND UNDER Z-BAR FLASHING 7/8" EXT. STUCCO AS PER SPECIFICATION FLOOR FRAMING AS PER STRUCTURAL DWG. PARAPET WALL AS PER PLAN INTERIOR EXTERIOR INT. FINISH AS PER PLAN STRUCTURAL WALL AS PER PLAN 16 GA. BONDERIZED SHEET METAL POCKETBEND AND HEM TO KEY INTO INT. AND EXT FIN. FLAT STUD EXT. WALL @ POCKET SLIDER TRACK @ POCKET SLIDER EXTERIOR WATER PROOFING MEMBRANE - EXTEND INTO POCKET ON ALL SIDES ROOF FRAMING AS PERSTRUCTURAL DRAWINGS CONTINIOUS LAYER OF WATERPROOFING - ALL SEAMS TO LAP 4" MIN. EXTERIOR SOFFIT FINISH AS PER PLAN INTERIOR FINISH AS PER PLAN TRIPLE SLIDER HEAD TRACK TRIPLE TRACK SLIDER STEEL BEAM AS PER STRUCTURAL DRAWINGS CONT. SOLID BLOCKING FINISH CAULKING - COLOR TO MATCHWINDOW SYSTEM 3 1/2"1 1/2"TRIPLE TRACK SLIDER FINISH FLOOR FLOOR FRAMING AS PERSTRUCTURAL DRAWINGS TRIPLE SLIDER SILL TRACK PROVIDESILL EXTENSION TO FACE OF EXT. WALL SET SILL TRACK INTO A CONT. BEDOF SIKAFLEX CAULKING 20 GA. BONDERIZED S.S. SILL PANBACK EDGE TO EXTEND UP 3/8" CONTINIOUS LAYER OF BITUTHANE - ALL SEAMS TO LAP 4" MIN. EXTERIOR DECK FRAMING AS PER PLAN NOTE: TRACK VARIES BASEDUPON # OF SLIDER PANELS INT. FINISH AS PER PLAN STRUCTURAL WALL AS PER PLAN 16 GA. BONDERIZED SHEETMETAL POCKETBEND AND HEM TO KEY INTO INT. AND EXT FIN. FLAT STUD EXT. WALL @ POCKET SLIDER TRACK @ POCKET SLIDER EXTERIOR WATER PROOFINGMEMBRANE - EXTEND INTOPOCKET ON ALL SIDES DECK WATERPROOFINGAPPLY DIRECTLY TO SLOPED PLYWOODEXTEND ONTO INTERIOR SUBFLOOR BY 6" 3/4" PLYWOOD SLOPE AS PER FLOOR PLAN RIP STRIP AND FINISH DECKING AS PER PLAN T. O/ ROUGH PLY.T. O/ SLOPE PLY.SEE PLAN SEE PLAN AS NOTED A9.2 1 N.T.S. SLIDER DOOR HEAD @ EXTERIOR DECK2 Z-BAR @ WALL TO ROOFING3 JAMB @ POCKET SLIDING DOOR4 6 7 8 1014 15 16 17 18 5913 SLIDER DOOR SILL @ EXTERIOR DECK N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. N.T.S. 19 20 11 N.T.S. 12 N.T.S. 2 CONSTRUCTION DETAILS /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal WDWD9 0 . 8 5 ' PC F1 GFCI42" F5 S C F1 AFCI AFCI S F1 F1 F1 SSS42"GFCI AFCI AFCI AFCI DT F2F2 F2F2 S F1 AFCI F1 F1 F1 SDRYER WASH 42"GFCI 42"GFCI F7F7 S S F1 F1 F1 S C F1 F1 F1 F1F1F1F1 F1 F1F1S3 3S3SS C F1SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE GARAGE DOORALL FIXTURES LOCATED WITHIN THE GARAGE ARE TO BEHIGH EFFICIENCY AND SHAL MEET OR EXCEEDCALGREEN CODE REQUIREMENTSGFCIGFCIGFCI 3S3SSGFCIGFCIS LOCATION OF SECURITY SYSTEM CONNECTION. PROVIDE POWER AND REQUIRED COMMUNICATIONS LOW VOLTAGE POWER SOURCE TO BE PROVIDED FOR EXTERIOR LANDSCAPE LIGHTING PROPOSED LOCATION OF ELECTRICAL METER(S) / MAIN PANEL(S)200 AMP SERVICE FOR EACH UNIT NOTE: LAUNDRY ROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OFAIR CHANGE/ MINUTE GFCIGFCI GFCI F1 AFCI F1 F5 42"GFCIS C AFCI S F1 F1 F1 SSS42"GFCI AFCI AFCI AFCI DT F2F2 F2F2 S F1 AFCI F1 F1 F1 SDRYER WASH 42"GFCI 42"GFCIF7F7 S S F1 F1 F1 S C F1 F1 F1 F1F1F1F1 F1 F1F1 3S3S3SS C F1 SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTEGARAGE DOORALL FIXTURES LOCATED WITHIN THE GARAGE ARE TO BEHIGH EFFICIENCY AND SHAL MEET OR EXCEEDCALGREEN CODE REQUIREMENTSGFCI GFCIGFCI3S3SSGFCIGFCIS NOTE: LAUNDRY ROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTEGFCIGFCI GFCI LOCATION OF SECURITY SYSTEM CONNECTION. PROVIDE POWER AND REQUIRED COMMUNICATIONS LOW VOLTAGE POWER SOURCE TO BE PROVIDED FOR EXTERIOR LANDSCAPE LIGHTING ELECTRICAL PLAN NOTES 1. CONTRACTOR TO VERIFY LOCATION OF MAIN POWER PANEL WITH LOCAL UTILITYPROVIDER. 2. CONTRACTOR TO VERIFY LOCATION OF LOW VOLTAGE COMMUNICATION,TELEPHONE, CABLE AND FOIS WITH LOCAL PROVIDERS.3. IF SUB PANEL IS REQUIRED, CONTRACTOR TO VERIFY LOCATION WITH OWNER. !!! 1/4" = 1'-0" E1.0 BASEMENT ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal S CF2 S S C DTF2F1 SS3S3F1 F1 F1 F1 F1 F1 F2F1 F1 GFCI42"F5 F5 GFCI42" GFCI NOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTE S S3S3S3S3F2S CDT F2F1 SS3S3F2F1 F1 F2 F2 F2 F1 F2 F2 F2F1F1 F2 F2 F2 F2 S3F2 F2 S F5S5S5 S5 S5S3S3S3SC F1F1 F1 F1 F1 F1 DT F2 F2 S F2 F2 F2 F2 F2 F2 S3S3 F2 F1 F1 F1 F5GFCI42"GFCI42"F2 F2 F2 F1 F1SSF1 SS SS S3S3SNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STARCOMPLIANT AND BE DUCTED TO TERMINATE TO THEOUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIRCHANGE/ MINUTE F5F1 F1 AFCI AFCI AFCI AFCI AFCI AFCIAFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI GFCISC SC S C F2S S C DTF2F1S S3S3F1 F1 F1 F1 F1 F1F2F1 F1 GFCI42"F5 F5 GFCI42" GFCI NOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT ANDBE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/MINUTE SS3 S3S3S3F2S C DTF2F1 SS3S3F2F1 F1 F2 F2 F2 F1 F2 F2 F2F1F1 F2 F2 F2 F2S3F2F2 S F5S5S5 S5S5S3S3S3SC F1F1 F1 F1 F1 F1 DT F2 F2 S F2 F2 F2 F2 F2 F2 S3S3 F2 F1 F1 F1F5GFCI42"GFCI42"F2 F2 F2 F1 F1 SSF1 SS SS S3S3SNOTE:BATHROOM EXHAUST FAN SHALL BE ENERGY STARCOMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIRCHANGE/ MINUTE F5F1 F1 AFCI AFCI AFCI AFCI AFCI AFCIAFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI AFCI GFCISC SC AFCI AFCI AFCI AFCI AFCI AFCI ELECTRICAL PLAN NOTES 1/4" = 1'-0" E1.1 FIRST FLOOR ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal REF DWREF DWN 18°59'11"W53.77'GFCI42"F5SC F1 F1 F1 F6F6F6SF1F1 F2 F2 F2 S3S3F4 F4 HOOD OVEN 42"GFCI 42"GFCI 42"GFCIREF DW DISP.32"GFCI32"GFCIF1 F1 F1 F1 F1 F1F1 SS F1 S DTAFCIF1F1 F1F1 F1 F1 SF6F6F6F6 SS3S3FLOOR F1F1 F1 FLOOR F1 F1 F1 F1 S3S3 S3S3S F7F7S3F4 F4 S SDT SC 42"GFCIF5F1 F1 F1 F6F6F6 SF1F1 F2 F2S3 F2 3SF4 F4 HOOD OVEN 42"GFCI 42"GFCI 42"GFCI REFDW DISP.32"GFCI32"GFCIF1 F1 F1 F1 F1 F1F1 SS F1 S DTAFCIF1F1 F1F1 F1 F1 SF6F6F6F6 SS3S3FLOOR F1F1 F1 FLOOR F1 F1 F1 F1 S3S3 S3S3S F7F7S3F4 F4 S S DTNOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE NOTE: BATHROOM EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT AND BE DUCTED TO TERMINATE TO THE OUTSIDE 9.506.1 VENTILATION APPLIANCE TO PROVIDE 50 CU. FT. OF AIR CHANGE/ MINUTE WITHIN KITCHEN ALL RECESS CAN LIGHT FIXTURES SHALL BE MIN. 90% EFFICENCY - LED APPLIANCE GARAGE WITHIN KITCHEN ALL RECESS CAN LIGHT FIXTURES SHALL BE MIN. 90% EFFICENCY - LED APPLIANCE GARAGE ELECTRICAL PLAN NOTES 1/4" = 1'-0" E1.2 SECOND FLOOR ELECTRICAL PLAN /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal N 67°46'01"E 65.10' 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL 3/8" DEL RIO GRAVEL PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 40 PLANT TYPE: TREECOMMON NAME: OLIVE BOTANICAL NAME: OLEA EUROPAEASIZE: 36" BOX. QUANTITY: 2 PLANT TYPE: PERENNIALCOMMON NAME: NEW ZEALAND FLAX BOTANICAL NAME: PHORMIUM TENAXSIZE: 15 GA. QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 6 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA.QUANTITY: 3 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 8 CONC.PAD CONC.PAD CONC. STEP(S)CONC. STEP(S)PLANT TYPE: TREECOMMON NAME: OLIVE BOTANICAL NAME: OLEA EUROPAEASIZE: 36" BOX. QUANTITY: 2 PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 9 CONC. DRIVEWAY CONC. DRIVEWAY CONC. PAD CONC.PAD CONC.PAD CONC.PAD CONC. PAD CONC. PAD PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA.QUANTITY: 2 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA. QUANTITY: 100 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRASIZE: 1 GA. QUANTITY: 42 PLANT TYPE: PERENNIAL COMMON NAME: NEW ZEALAND FLAXBOTANICAL NAME: PHORMIUM TENAX SIZE: 15 GA. QUANTITY: 6 BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN PLANT TYPE: PERENNIALCOMMON NAME: CHINESE FOUNTAIN GRASS BOTANICAL NAME: PENNISETUM ORIENTLESIZE: 5 GA. QUANTITY: 5 PLANT TYPE: PERENNIAL COMMON NAME: CHINESE FOUNTAIN GRASSBOTANICAL NAME: PENNISETUM ORIENTLE SIZE: 5 GA. QUANTITY: 17 BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN BOARD FORM CONCRETE RETAINING WALL AS PER SITE PLAN BOARD FORM CONCRETE RETAININGWALL AS PER SITE PLAN BOARD FORM CONCRETE RETAININGWALL AS PER SITE PLAN PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 12 NEW SIDEWALK NEW SIDEWALK PLANT TYPE: PERENNIALCOMMON NAME: FEATHER GRASS BOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 15 PLANT TYPE: PERENNIAL COMMON NAME: FEATHER GRASSBOTANICAL NAME: STIPA PULCHRA SIZE: 1 GA.QUANTITY: 40 NEW SIDEWALKLANDSCAPE PLAN 1/8" = 1' - 0" L1.0 N LANDSCAPE PLAN 1/8" = 1' - 0" LANDSCAPE PLAN NOTES 1. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY AN AUTOMATIC IRRIGATION SYSTEMAS PER HBMC 8.56 AND 8.60 2. PLANTED AREAS SHALL BE COVERED WITH A MINIMUM OF (2) INCHES OF ORGANICMULCH, EXCEPT IN AREAS COVERED BY GROUND COVERS OR WITHIN TWENTY FOUR (24) INCHES OF BASE OF A TREE, OR WHERE A REDUCED APPLICATION IS INDICATED.ADDITIONAL MULCH MATERIAL SHALL BE ADDED FROM TIME TO TIME AS NECESSARY TO MAINTAIN THE REQUIRED DEPTH OF MULCH. 3. LANDSCAPE AREAS TO FOLOW THE STANDARDS SET FORTH BELOW: 8.60. 070 Standards for Small Landscape Areas. "Small landscape areas" as defined in Section 8.60.040 are subject to the provisions in this Section and are otherwise exempt from this Chapter A. Procedures. Prior to issuance of a permit for construction, the applicant shall provide information substantiating compliance with this section to the satisfaction of the Community Development Director. The Planning Commission may impose additional measures orconditions on discretionary planning entitlements to further the purposes of this Chapter. No building or other equivalent construction permit shall be issued a permanent Certificate ofOccupancy until the Community Development Director determines the project complies with the standards in this section. In the case of any decision to deny a permit issuance or certificate of occupancy, the applicant may modify and resubmit the application, apply for an exceptionfrom standards, or appeal the decision in accordance with Subsections D or E of Section 8.60.050. B. Standards. Small landscape areas shall comply with the following standards. Provisionsthat are encouraged but not required are indicated with words such as 'should.' 1. Plant species and landscape design shall be adapted to the climate, soils,topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving plant and turf species shall be used. Where practical, such as in areasexceeding four hundred (400) square feet of contiguous landscape, plantings should be arranged by hydrozones. 2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter. 3. Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar recognized authority acceptable to the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterilevarieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) should not be planted. 4. The landscape area of projects proposing exclusively commercial, industrial or institutional uses shall be designed using exclusively water conserving plants. Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas asdetermined by the Community Development Director. Turf shall not be allowed on slopes greater than twenty (20) percent. Deciduous trees should be used to shade west and southexposures. 5. Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of atree, or where a reduced application is indicated. Additional mulch material shall be added from time to time as necessary to maintain the required depth of mulch. 6. Landscaping shall not interfere with safe sight distances for vehicular traffic, the visionclearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting. 7. Plans and construction shall protect against soil compaction within landscape areas. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens,cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches, should beconsidered during project design. No plan or practice shall conflict with Chapter 8.44. 8. No landscape plan or restriction of any type, including those applicable to commoninterest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants. 9. When irrigation systems are installed, an automatic irrigation system using eitherevapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. Watering hours and duration shall be compliant with the requirements of Chapter 8.56. 10. All irrigation systems shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas,sidewalks, walkways, streets, alleys, storm drains, adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed. 11. All landscape and related elements shall be properly maintained to insure long-termhealth and shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17, any other applicable provisions of this code, and the requirements of a developmentpermit, whichever is more restrictive. The use, storage and disposal of all lawn and landscape care products shall comply with all manufacturer specifications and applicable laws, and minimize the discharge of pollutants to the environment. !!!!!!! LANDSCAPE PLAN NOTES: FOR ALL DRAINAGE INFORMATION, SEE SHEETS C1 AND C2 DRIVEWAY PROFILE - SEE SHT. C1 AND C2 /Users/darylolesinski/Dropbox/1306 1111 17th Street/1306 Project Drawing Files/1306 CAD Files/17th Street Condominiums.plnPROJECT # 1306 February 20th, 2014PROJECT LOG:17th STREET CONDOMINIUMS # 1306 All the material contained within these documents are property to O+ L BUILDING PROJECTS LLC and Daryl Olesinski and are furnished in confidence for the purpose of evaluation, bidding and construction of the building described. All other uses are prohibited and any reuse or release required written permission by O+L BUILDING PROJECTS LLC and Daryl Olesinski. Any discrepancies found between the existing and described information provided shall be reported to O+ L BUILDING PROJECTS LLC. © O+ L BUILDING PROJECTS 2014 OL+ BUILDING PROJECTS LLC 4509 Grand View Blvd. Los Angeles, CA. 90066 p: (310) 390 1650 f: (310) 390 1649 11.26.13: Schematic Design Presentation 17th Street Condominiums 1111 17th Street, Hermosa Beach, CA. 9025401.01.14: Design Development Presentation 03.18.14: Planning Commission Hearing 03.20.14: Plan Check Submittal RENDERING N.T.S. T0.0 Tentative Future Agendas PLANNING COMMISSION City of Hermosa Beach Special Meetings APRIL 2 and APRIL 10, 2014 6:30 P.M. Project Title Public Notice Meeting Dates Date Rec’d Remarks Proposed E&B Oil Drilling and Production Project – Public comments on Draft Environmental Impact Report. 4/2 & 4/10 Regular Meeting APRIL 15, 2014 7:00 P.M. Project Title Public Notice Meeting Date Date Rec’d Remarks Report on City Council Actions (staff item) 4/3 4/15 Report on comprehensive planning process 4/15 Text Amendment for a sign code exception for auto dealerships. 4/3 4/15 2/26 Per 2/25/14 Council action 906-910 Hermosa Avenue— Request for a two-year extension for a Conditional Use Permit and Precise Development Plan for a 21-unit commercial condominium and Parking Plan to pay fees in-lieu of onsite parking. 4/15 3/10 323 Longfellow Avenue— Determine whether the property is a convex sloping lot. 4/15 3/10 f:b95\cd\wpc - future agenda 3/12/14 9e