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Home My WebLink About2014-07-15 PC AGENDA1 AGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 July 15, 2014 7:00 P.M. Kent Allen, Chairman Michael Flaherty, Vice Chairman Sam Perrotti Ron Pizer Peter Hoffman Note: No Smoking Is Allowed in the City Hall Council Chambers THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City’s web site at www.hermosabch.org. Wireless access is available in the City Council Chambers for mobile devices: Network ID: City Council and Password: chb13 Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 a.m. - 6:00 p.m. and on the City’s website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. 2 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the June 17, 2014 regular meeting and June 23, 2014 special meeting action minutes 5. Resolution(s) for Consideration - None THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. Section II Public Hearing 6. PDP 14-7 -- Amendment to Precise Development Plan to reconfigure offices, decks, and stairways together with façade and elevation changes in a multi-tenant building at 1301 Manhattan Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) (continued from the May 20 and June 17, 2014 meetings). Staff Recommended Action: To continue to the August 19, 2014 meeting as requested by the applicant. 7. CON 14-9 / PDP 14-13 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72717 for a seven-unit condominium at 1818, 1830 & 1834 Pacific Coast Highway, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To continue to the August 19, 2014 meeting. 8. CON 14-8 / PDP 14-9 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72838 for a two-unit condominium at 438 Hermosa Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 2014 meeting). Staff Recommended Action: To continue to the August 19, 2014 meeting as requested by the applicant. 9. PDP 14-10 / CUP 14-2 / PARK 14-5 -- Precise Development Plan, Conditional Use Permit and Parking Plan to allow a mixed-use development consisting of an approximately 570 square foot commercial space and 2,800 square foot residential unit with less than required parking recognizing that adequate parking will be provided with tandem commercial and 3 reduced width parking spaces in the C-1 zone at 60 Hermosa Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 2014 meeting). Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit, Precise Development Plan and Parking Plan subject to conditions, including a determination that the project is categorically exempt from the California Environmental Quality Act. 10. CON 14-7 / PDP 14-8 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72883 for a two-unit condominium at 605-607 Longfellow Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 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, including a determination that the project is categorically exempt from the California Environmental Quality Act. 11. PARK 14-4 -- Residential Parking Plan to allow less than required guest parking, recognizing that adequate parking will otherwise be provided for guests with a sub-standard width guest parking space (7 feet, 9.75 inches, rather than 8 feet, 6 inches) and extra parking in the OS-O zoned portion of the property, in conjunction with an existing single- family dwelling at 340 The Strand, and determine the project is exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving a Parking Plan, allowing less than required guest parking, finding that a sub-standard with guest parking space will allow for parking of most vehicles and also that additional parking is available in the OS-O zoned portion of the property, and determine the project is exempt from the California Environmental Quality Act. 12. PDP 14-14 -- Precise development plan to allow a one-story 2,769 square foot commercial building at 1081, 1085 & 1087 Aviation Boulevard, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving a Precise Development Plan subject to conditions and determine the project to be categorically exempt from the California Environmental Quality Act. 13. PDP 14-12 -- Precise development plan to allow a two-story 5,250 square foot commercial building with three tenant spaces at 2101 Pacific Coast Highway, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To adopt the resolution approving the Precise Development Plan subject to conditions, including a determination that the project is categorically exempt from the California Environmental Quality Act. Section III Hearing 14. S-21#11 – Request to determine whether a convex slope condition exists for the purpose of measuring building height in connection with a proposed new single-family dwelling at 218 33rd Street. Staff Recommended Action: To direct staff as deemed appropriate by minute order, from the following alternatives for determining the grade for measuring building height: 1) Use 4 alternative survey points along the side property lines showing a convex contour that appears to represent unaltered natural grades. 2) Use the grade from the property corner elevations and a standard straight-line interpolation. Section IV 15. Staff Items a. Discussion/review of adopted process for review of on-sale alcoholic beverage Conditional Use Permits (continued from June 17, 2014 meeting). 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 May, 2014. 16. Commissioner Items 17. Adjournment 1 Planning Commission Action Minutes June 17, 2014 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON JUNE 17, 2014, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:00 P.M. by Chairman Allen. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Flaherty, Hoffman, Perrotti, Pizer, Chairman Allen Absent: None Also Present: Ken Robertson, Community Development Director Pamela Townsend, Senior Planner Lauren Langer, Assistant City Attorney Eva Choi, 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 May 20, 2014 action minutes ACTION: To approve the above minutes as presented. MOTION by Commissioner Perrotti, seconded by Commissioner Hoffman. The motion carried by a unanimous vote. 5. Resolution(s) for Consideration - None Section II Public Hearing 6. PDP 14-7 -- Amendment to Precise Development Plan to reconfigure offices, decks, and stairways together with façade and elevation changes in a multi-tenant building at 1301 Manhattan Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) (continued from the May 20, 2014 meeting). Staff Recommended Action: To continue to July 15, 2014 meeting. ACTION: To continue to the July 15, 2014 meeting for the applicant to verify compliance 2 Planning Commission Action Minutes June 17, 2014 with parking standards for the building. Motion by Commissioner Hoffman, seconded by Commissioner Pizer. The motion carried by a unanimous vote. 7. CON 14-8 / PDP 14-9 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72838 for a two-unit condominium at 438 Hermosa Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act. Staff Recommended Action: To continue to July 15, 2014 meeting. ACTION: To continue to the July 15, 2014 meeting as requested by the applicant. Motion by Commissioner Perrotti, seconded by Commissioner Flaherty. The motion carried by a unanimous vote. 8. PDP 14-10 / CUP 14-2 -- Precise Development Plan and Conditional Use Permit to allow a mixed-use development consisting of an approximately 324 square foot commercial space and 2,800 square foot residential unit in the C-1 zone at 60 Hermosa Avenue, 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 and Precise Development Plan subject to conditions, including a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). ACTION: To continue to the July 15, 2014 meeting for the applicant to work with staff to modify the design of the building frontage for the commercial unit. Motion by Commissioner Perrotti, seconded by Commissioner Pizer. The motion carried by the following vote: AYES: Comms. Flaherty, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSTAIN: None ABSENT: None 9. CON 14-7 / PDP 14-8 -- Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72883 for a two-unit condominium at 605-607 Longfellow Avenue, 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, including a determination that the project is categorically exempt from the California Environmental Quality Act (CEQA). ACTION: To continue to the July 15, 2014 meeting for the applicant to evaluate design options related to street tree issues. Motion by Commissioner Hoffman, seconded by Commissioner Pizer. The motion carried by a unanimous vote. 3 Planning Commission Action Minutes June 17, 2014 Section III 10. Staff Items a. Discussion/review of adopted process for review of on-sale alcoholic beverage Conditional Use Permits. ACTION: A subcommittee consisting of Commissioner Pizer and Chairman Allen was formed and would report back at the July 15, 2014 meeting with a draft letter for Commission review outlining recommendations to City Council regarding on-sale Conditional Use Permit enforcement and review process. 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 April, 2014. 11. Commissioner Items 12. Adjournment The meeting was adjourned at 8:31 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 June 17, 2014. Kent Allen, Chairman Ken Robertson, Secretary Date 1 Planning Commissions Special Meeting Minutes June 23, 2014 ACTION MINUTES OF THE PLANNING COMMISSION SPECIAL MEETING OF THE CITY OF HERMOSA BEACH HELD ON JUNE 23, 2014, 6:00 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 6:00 P.M. by Chairman Allen. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Flaherty, Hoffman, Perrotti, Pizer, Chairman Allen Absent: None Also Present: Ken Robertson, Community Development Director Pamela Townsend, Senior Planner Lauren Langer, Assistant City Attorney 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Public Hearing 4. DA 12-1 / TEXT 12-2 / GP 12-1 -- Certification of Final Environmental Impact Report (including relevant CEQA documents) and Language for Legislative Amendments (Coastal Land Use Plan Map and Coastal Energy (Oil and Gas Development) Policies, Zoning and Municipal Code amendments) and Development Agreement to allow the development of a 1.3-acre Project site at 555 6th Street, Hermosa Beach, currently used as the City Maintenance Yard, as an onshore oil drilling and production site using directional drilling to access oil and gas reserves in the tidelands and uplands within the Torrance Oil Field, with 30 production wells, 4 water injection wells, liquid and gas separating equipment, and gas processing unit, and development of pipelines and associated facilities. Staff Recommended Action: To adopt the resolutions recommending to the City Council (a) certification of the Final Environmental Impact Report evaluating the development of E&B’s Proposed Oil Drilling and Production Project including relocation of the City Maintenance Yard and confirm language in Mitigation Monitoring Program and Findings and Statement of Overriding Consideration to be presented to the voters, and (b) the language for the legislative amendments and Development Agreement to be presented to the voters in conjunction with the Proposed Oil Drilling and Production Project at 555 6th Street. ACTION: To adopt the resolutions recommending to the City Council (a) certification of the Final Environmental Impact Report evaluating the development of E&B’s Proposed Oil Drilling and Production Project including relocation of the City Maintenance Yard and 2 Planning Commissions Special Meeting Minutes June 23, 2014 confirm language in Mitigation Monitoring Program and Findings and Statement of Overriding Consideration to be presented to the voters, and (b) the language for the legislative amendments and Development Agreement to be presented to the voters in conjunction with the Proposed Oil Drilling and Production Project at 555 6th Street. Motion by Chairman Hoffman, seconded by Commissioner Perrotti. The motion carried by the following vote: AYES: Comms. Flaherty, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSTAIN: None ABSENT: None 5. Adjournment The meeting was adjourned at 8:05 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 special scheduled meeting of June 23, 2014. Kent Allen, Chairman Ken Robertson, Secretary Date JAN TROBAUGHCOPYRIGHT 2013THE WRITTEN PERMISSION OF JAN TROBAUGH.ANY OTHER PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WITHOUTSUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED BY OR DISCLOSED TOCALIFORNIA AND ARE THE PROPERTY OF JAN TROBAUGH. NONE OFDRAWING ARE PROTECTED BY THE COPYRIGHT LAWS OF THE STATE OFALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THISSHEET DESCRIPTIONPROJECT DESCRIPTIONSHEET JOB NO. SCALE DATE CHECKED DRAWN OF SHEETSCARCHITECTURE AND PLANNINGAND ASSOCIATESJAN TROBAUGH310-328-1210 FAX 310-328-64612420 CARSON STREET, SUITE 225TORRANCE, CALIFORNIA 90501REVISIONS BY JT 4-14 NOTED 14-108 12-UNIT CONDONMINIUM FORROGER HEINZ438 HERMOSA AVEHREMOSA BEACH, CA.SITE PLAN102.65 FS101. 6 3 F S 100 . 8 5 F S 0" C F100.3 5 F L 101.17 TC100.66 FLTOP "X"101.00 FS101 . 6 N G 101. 4 4 F S 101 . 9 4 F S 101 . 8 7 F S103.46 FS100.00 FS/ B M 99.43 F L 99.90 TC 101.84 F . F . 100 . 7 N G 100 . 5 N G 102.20 FS 103 . 5 N G 104.00 FS104 . 0 0 F S 103 . 5 N G 105 . 5 N G 105 . 4 2 F S 104 . 6 0 F . F .103.05 FS104.1 NG 105.0 NG 104. 3 NGPALM DRIVEHERMOSA AVENUEON PROPERTY LINE PROD. THRU FD TRACT MONUMENT (L&T RCE 13167) PER TR. NO. 46950L&T ELEV = 198.05 AT W'LY CORNER L&T ELEV = 199.98 N'LY LINE OF LOT 4 *SET L&T RCE 30826 ESTAB BY PRORATION 100' 1.00' W'LY OF CORNER 50'50' ON PROPERTY LINE PROD. SET N&T RCE 30826 SET N&T RCE 308261.00' E'LY OF CORNER 1.00' E'LY OF CORNER L&T ELEV = 198.01 20'10' ON PROPERTY LINE PROD. ON PROPERTY LINE PROD. 10'CONC. SIDEWALKL&T ELEV = 199.94 S'LY LNE OF TR NO. 46950 FD L&T RCE 13167 M.B. 1124-84-85 1.00' W'LY OF CORNER ESTAB PARALLEL TO 4TH STREET N 12°10'00"W540.25'N 12°09'33"W540.25'N 77°54'05"E 99.96'N 12°10'00"W40.02'N 77°54'05"E 99.95'N 12°09'33"W40.02'40.02'40.02'80.02200.00200.01200 . 0 5 200.1019 9 . 9 9 L & T L S 7 7 0 7199.93 L&T 11284197.84 199.90200 . 1 3 199.98 WM200.00199.98199.40199.14198.68 19 8 . 3 6 198.07197 . 9 0 T C 197.35 FL198.14198.3419 8 . 3 1 198.21 19 8 . 0 2PM197.92199.6019 8 . 8 7 198.82198.69198.45197.90 TC19 7 . 5 2 F L 198.90199.55200.11199.41198.9719 9 . 1 3 19 8 . 5 4 CG_SETTINGS WALK WAY TO REAR UNIT FLOOR ABOVE SPACEOPEN GUEST PARKING SITE PLAN 1/8" = 1'-0"NORTH197 . 4 3 F L198.05FSFS198.39198.39FS198.56FSGARAGE GARAGE UNIT #1FF 198.89 UNIT #2FF 199.25198.50FS199.57FS199.74FS199.74FS199.17FSUP 237 SQ.FT. 237 SQ.FT.100 SQ.FT. 337 SQ.FT. 302 SQ.FT. 302 SQ.FT. 300 UNIT #1/337 UNIT #2 300 UNIT #1/300 UNIT #2 2 PER UNIT-TOTAL 4 SPACES TOTAL STORAGE (PER UNIT)200 CU.FT. UNIT #2 YARD TOTAL 200 CU.FT DECK LOT AREA PER DWELLING UNIT ZONING INFORMATION YARDS: FRONT SIDEREAR TOTAL PARKING AND DRIVEWAYS: DRIVEWAY MAX. SLOPE OPEN SPACE: GUEST SPACESPARKING SETBACK TURNING AREA DRIVE WIDTH PRIVATE (PER UNIT) PARKING STALL DIMENSION NUMBER OF SPACES LOT COVERAGE NA 300 PER UNIT 300 PER UNIT 12.5% 300 SQ.FT. 16' 20'x18' UNIT 2 PER UNIT-TOTAL 4 SPACES2 SPACES17'/5' 3'/1' 5' 4' NA UNIT #1 DECK 5% 16' 5'/2' 2 SPACES 20'x18'17'/5' 5' 4' REQUIRED 1,320 SQ.FT4000x65% = 26002600 SQ.FT. 65% PROVIDED 2000 SQ.FT. W/ SPRINKLERS ROGER HEINZ 145 PASEO DE LA CONCHA, UNIT B LEGAL 310-261-9874 C/O: DAVID POWERS 4188-011-005 TYPE OF CONSTRUCTION: BLDG SUMMARY HERMOSA BEACH CALIFORNIA JOB ADDRESS PARKING - 2-ENCLOSED 438 HERMOSA AVE. AND ONE EXTRAPER UNIT + 2 GUEST FLOOD ZONE 'C' OCCUPANCY: R-3/U VB, THREE STORIES 1-59-60 5 REDONDO BEACH, CA. 90277 OWNER TO BE INSTALLED BY ASPRINKLERS: 13-D SYSTEM REQUIRED. DEFERRED SUBMITTAL FOR FIRE AUTOMATIC SPRINKLERS ARE C-16 LICENSED CONTRACTOR BUILDING SUMMARY DEVELOPMENT PROGRAM TYPE OF CONSTRUCTION VB DECKS/BALCONIES TOTAL DECKS/PATIOS NUMBER OF BATHS OCCUPANCY R-3/U NUMBER OF BEDROOMS FIRST LEVEL LIVING AREA SECOND LEVEL LIVING AREA THIRD LEVEL LIVING AREA TOTAL LIVING AREA GARAGE 490 SQ.FT. 954 SQ.FT. 604 SQ.FT. 337 SQ.FT. 284 SQ.FT. 2802 SQ.FT. 1243 SQ.FT. 300 SQ.FT. 42.5 2.54 480 SQ.FT. 302 SQ.FT. 626 SQ.FT. 1220 SQ.FT. 806 SQ.FT. 2656 SQ.FT. MBAPN # LOT UNIT #2UNIT #1 AFOC JAN E. TROBAUGH REN. 5-30-15NO. C-15577 STEATLIENCSED ROFIL INATEHIRACCTBLOCK38 GUEST PARKING OFF STREET SPACE 2% 5% LOT AREA2640 SQ.FT.4000 SQ.FT. UNIT #1 1314 SQ.FT.UNIT #2 1285 SQ.FT. FLR ABOVE ROOFPROJECTION FLR ABOVE FLR ABOVE (184 SQ.FT. OF ROOFDECK NOT COUNTEDTOWARDS OPEN SPACE) NEW CURB CUTSEE SHEET 1-A FOR STREET PARKING CONC PATIO PERVIOUS PAVERS CONC PAVERSPERVIOUS PAVERSPERVIOUS CONC LANDSCAPED PEA GRAVELAT SIDEYARD LANDSCAPED LANDSCAPED AT SIDEYARDPEA GRAVEL SEE SHEET 1-A FOR STREET PARKING PLAN LANDSCAPED 6' HIGH FENCE17'31'-6"9'-3"31'-6"36'-5"4'-0"BLOCK 38 HERMOSA BEACH 1ST ADDITION M.B. 1-59-60 * 42'-7"5'-0"11'-0"4'-6"5'-0" 2'-0" 21'-0"4'-6"30'-7" 6'-9 3/4" 17'-0"18'-1"4'-0"8'-4"4'-0"5'-0"P.C.P. C . P. C .P.C.19 9 . 8 2 199.84198.0919 8 . 0 4 EXISTING BUILDING CONCRETE BRICK WOOD DECK 106.76EXISTING ELEVATION BLOCK WALL LEGEND 100EXISTING CONTOUR FINISH FLOOR GARAGE FINISH FLOOR LEAD AND TAG TOP OF CURB FLOW LINE TOP OF WALLTOP OF DVWY APRON BEGINNING OF CURB RET SPIKE FOUND WESTERLY PROPERTY CORNER FF GFF L&T TC FL TWTX BCR SPK FD W'LY PC XEXISTING FENCE NORTHERLYN'LY SPIKE AND WASHERS&WPOWER POLEPP GUY WIREGW STKSTAKE PROPERTY LINEPL, P/L E'LYEASTERLY MHMANHOLE SOUTHERLYS'LY WATER METERWM BOUNDARY MONUMENTS ARE NOT NECESSARILYSET ON PROPERTY CORNERS. PLEASE REFER TOTHE NOTATION ON THE PLANS FOR OFFSETDISTANCES. IF THERE ARE ANY QUESTIONS,PLEASE DO NOT HESITATE TO CONTACT DENN ENGINEERS FOR CLARIFICATION AT :(310) 542-9433, M-F 8:00 AM TO 5:00 PM. NOTE: ALL SETBACK DIMENSIONSSHOWN ARE MEASURED TOEXTERIOR SURFACE OF BUILDINGSUNLESS OTHERWISE NOTED. JAN TROBAUGHCOPYRIGHT 2013THE WRITTEN PERMISSION OF JAN TROBAUGH.ANY OTHER PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WITHOUTSUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED BY OR DISCLOSED TOCALIFORNIA AND ARE THE PROPERTY OF JAN TROBAUGH. NONE OFDRAWING ARE PROTECTED BY THE COPYRIGHT LAWS OF THE STATE OFALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THISSHEET DESCRIPTIONPROJECT DESCRIPTIONSHEET JOB NO. SCALE DATE CHECKED DRAWN OF SHEETSCARCHITECTURE AND PLANNINGAND ASSOCIATESJAN TROBAUGH310-328-1210 FAX 310-328-64612420 CARSON STREET, SUITE 225TORRANCE, CALIFORNIA 90501REVISIONS BY JT 4-14 NOTED 14-108 6ELEVATIONSJT JAN E. TROBAUGH NO. C-15577REN. 5-30-15 E TA ETCESILSN RN LOFAC IOF ETIATCCADRIH FF 198.89 FF 208.39 FF 217.89 FF 199.25 FF 208.75 FF 218.25 FF 217.07 FF 225.08 HEIGHT LIMITANODIZED ALUM SOUTH ELEVATION SIDINGWOOD 1/4" = 1'-0" STUCCO GUARDRAIL WOODSIDING STUCCOSMOOTH STOREFRONTGLAZING EAVE STUCCO STUCCO 4" ARCHITECTURALPROJECTION STUCCO SIDINGWOOD WOODSIDING ANODIZED ALUM STUCCO STOREFRONTGLAZING STUCCO STUCCO EAVE PROJECTION4" ARCHITECTURAL ROOF DECKGUARDRAIL GLAZINGSTOREFRONT GLAZINGSTOREFRONT UNIT #1 UNIT #2 4" ARCHITECTURALPROJECTION STUCCO GUARDRAIL WOODSIDING SMOOTH STUCCOW/ REGLETS ANODIZED ALUMEAVE GLAZING WEST ELEVATION OPAQUE PANELGARAGE DOOR 1/4" = 1'-0" WOODSIDING GLAZINGSIDELITE, OBSCUREGLASS DOOR AND WINDOWCORNER ROOF AT DECKCANTILEVERED RAILINGMETAL STOREFRONT ANODIZED ALUMEAVE WOODSIDING FF 198.89 FF 208.39 FF 217.89 UNIT #1 1/4" = 1'-0" PROJECTION ANODIZED ALUM METALRAILING ANODIZED ALUM WEST ELEVATION DOOR TO REARYARD STUCCO SIDING EAVE ENTRY DOOR STUCCO EAVE WOOD GUARDRAILROOF DECK GLAZINGSTOREFRONT GLAZINGSTOREFRONT SIDINGWOOD UNIT #2 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE CRITICAL POINT #3 228.24 PROPOSED 228.08 CRITICAL POINT #1 228.23 PROPOSED 228.08 CRITICAL POINT #2 228.21 PROPOSED 228.08 PROPOSED 228.08 CRITICAL POINT #3 228.24 PROPOSED 228.08 CRITICAL POINT #2 228.21CRITICAL POINT #6 229.10 PROPOSED 229.0 PROPOSED 229.0 CRITICAL POINT #7 229.12 8'-6"8'-6"9'-9"4'-0"8'-1"3'-6"9'-9"8'-6"9'-9"3'-6"9'-9"8'-1"8'-6"8'-6"8'-6"4'-0"228.0419 8 . 0 4 22 9 . 8 4 199.84198.0919 8 . 0 4 P. C .P.C.22 8 . 0 4228.09 JAN TROBAUGHCOPYRIGHT 2013THE WRITTEN PERMISSION OF JAN TROBAUGH.ANY OTHER PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WITHOUTSUCH IDEAS, DESIGNS, OR PLANS SHALL BE USED BY OR DISCLOSED TOCALIFORNIA AND ARE THE PROPERTY OF JAN TROBAUGH. NONE OFDRAWING ARE PROTECTED BY THE COPYRIGHT LAWS OF THE STATE OFALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THISSHEET DESCRIPTIONPROJECT DESCRIPTIONSHEET JOB NO. SCALE DATE CHECKED DRAWN OF SHEETSCARCHITECTURE AND PLANNINGAND ASSOCIATESJAN TROBAUGH310-328-1210 FAX 310-328-64612420 CARSON STREET, SUITE 225TORRANCE, CALIFORNIA 90501REVISIONS BY JT 4-14 NOTED 14-108 7ELEVATIONSJT JAN E. TROBAUGH NO. C-15577REN. 5-30-15 E TA ETCESILSN RN LOFAC I OFETIATCCADRIH FF 208.39 NORTH ELEVATION 1/4" = 1'-0" FF 198.89 FF 208.75 FF 199.25 FF 217.89 HEIGHT LIMIT FF 218.25 EAVE GUEST PARKING STUCCO STUCCO STUCCO ANODIZED ALUM ROOF DECKSTAIRS TO METALRAILING WOODSIDING ANODIZED ALUM STUCCO SIDINGWOOD EAVEANODIZED ALUM OPEN SMOOTHSTUCCO WOODSIDING STUCCO STUCCO EAVE CORNERWINDOW METALRAILING EAVEANODIZED ALUM ANODIZED ALUMEAVE PROJECTION4" ARCHITECTURAL STUCCOW/ REGLETS ANODIZED ALUM WOOD STUCCO SIDING STUCCO EAVE STUCCO EAVEANODIZED ALUM EAST ELEVATION 1/4" = 1'-0" UNIT #1 EAST ELEVATION 1/4" = 1'-0" EAVE STUCCO GARAGE DOOROPAQUE PANEL STUCCO STUCCO ANODIZED ALUM FF 208.75 FF 218.25 FF 199.25 FF 198.89 FF 208.39 FF 217.89 UNIT #2 PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPOSED 228.08 CRITICAL POINT #1 228.23 CRITICAL POINT #4 229.13 PROPOSED 229.0 12" CHIMNEYPROJECTION PROJECTION12" CHIMNEY GUEST PARKING9'-9"8'-6"8'-6"9'-9"9'-9"9'-9"8'-1"8'-6"8'-1"8'-6"8'-6"8'-6"22 8 . 0 9229.82P.C.198.09P. C . 19 9 . 8 2 P. C . 19 9 . 8 2P.C.199.8422 9 . 8 2 22 9 . 8 4 TOPOGRAPHIC SURVEYPACIFIC LAND CONSULTANTS, INC.LEGAL DESCRIPTION:SURVEY CERTIFICATIONLEGEND5/12/2014 1:46:30 PM CSITE:LEGAL:OWNER:PROJECT CONTACTS:CONTINUED:Structural Engineer:Surveyor:Owner: HBL DEVELOPMENT, LLCPrimary Contact: HBL DEVELOPMENT, LLCV-B (FULLY SPRINKLERED)STORIES:OCCUPANCY:CONSTRUCTION:HERMOSA BEACH,CA605 LONGFELLOW AVE.at 605 LONGFELLOW, HERMOSA BEACH, CAA PROPOSED TWO UNIT CONDOMINIUM FORPROJECT DATA:COMPLYING CODES:R3/UAPN:LOT COVERAGE: 3 + ROOF DECKIsaac LauferTitle 24:Campbell ConsultingP: (310) 345-2761AREA BREAKDOWN:3,283 SQ. FT. 1,335 SQ. FT.391 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM500 SQ. FT. GARAGE840 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM40 SQ. FT. DECKS : 61.8% < 65% (MAX LOT COVERAGE) : COMPLIES2013 CRC, CBC, CMC, CPC, CEC, & 2013CA ENERGY EFFICIENCY CODE, 2013 CALIFORNIA GREENBUILDING STANDARD CODE, TITLE 24(U FACTOR .40 MAX)CalGreen Requirements:TROTTER BUILDING DESIGNS, INC.1011 Manhattan Beach Blvd., Suite AManhattan Beach, CA 90266P: (310) 545-2727 F: (310) 545-2722www.TrotterBuildingDesigns.comDesigner:SUSTAINABLE GREEN BUILDING PROGRAM AND ENERGY EFFICIENCY STANDARDSRequirements for LOW-RISE RESIDENTIAL BUILDING. A building that is of Occupancy Group Rand is six stories or less, or that is a one- or two-family dwelling or townhouse.1. The Following Requirements Apply to All SFD Project: (New Dwellings, Additions,and Remodels.)Water EfficiencyIndoor Water Use 4.301.1 The provisions shall establish the means of conserving water used indoors, outdoors, and inwastewater conveyance. Indoor Water Use Section 4.303 requirements shall apply to any new indoor water fixtures toobtain 20% savings compared to the baseline provided in Table 4.303.1Indoor water fixtures must incorporate the fixture flow rates of Table 4.303.2Fixture Type Flow RateLavatory faucets 1.5 gpmKitchen faucets 1.8 gpmWater Closets (toilets) 1.28 gpmShowerheads 2.0 gpmUrinals 0.5 gpmAlternatively, the applicant can provide a water budget calculation that can demonstrate the 20% savings as per CaliforniaEnergy Code Section 4.30.1.Outdoor Water Use 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided andinstalled at the time of final inspection shall comply with the following:1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants' needs as weather conditions change.2. Weather-based controllers without integral rain sensors or communication systems that account for local rainfallshall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soilmoisture-based controllers are not required to have rain sensor input.Material Conservation and Resource Efficiency4.406.1 Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodentsEnvironmental Quality4.501.1 The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous,irritating and/or harmful to the comfort and well--being of a building's installers, occupants and neighbors. Requirementsfor adhesives, sealants, caulks, and finishes shall apply to any construction.Pollution Control4.504 Pollution control must be provided as follows.1. All duct and related distribution component openings must be covered with tape or other approved meansto prevent dust accumulation.2. Adhesives, sealants, and caulks must be meet minimum VOC limits (see VOC Limits Handout).3. Paints and coatings must meet minimum VOC limits (see VOC Limits Handout).4. Aerosol Paints and coatings shall meet the Product-Weighted MIR Limits for ROC in Section 94522(a)(3) andother requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520.5. All carpet installed in the building interior shall meet the testing and product requirements of one of the following:a. Carpet and Rug Institute's Green Label Plus Program.b. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350).c. NSF/ANSI 140 at the Gold Level.d. Scientific Certifications Systems Indoor Advantage Gold.6. All carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute Green Label program.7. All carpet adhesive shall meet minimum VOC limits (see VOC Limits Handout).8. Where resilient flooring is installed, at least 50 percent of floor area receiving resilient flooring shall comply with the VOC emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emittingMaterials List or certified under the Resilient Floor Covering Institute (RCFI) Floor Score program.9. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interioror exterior of the building shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measurefor Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table4.504.5FORMALDEHYDE LIMITS IN PARTS PER MILLIONProduct Current Limit January 1, 2012 July 1, 2012Hardwood ply veneer core .05Hardwood ply composite core .08 .05Particleboard .09Medium Density Fiberboard .11Thin med. density fiberboard .21 .13Documentation for the items listed above must be made available to your inspector upon request.2. The Following Requirements Apply Only to New SFD. Material Conservation and ResourceEfficiencyA4.303.2 Reduction in cement use: Reduce cement in foundation mix design by 20%.Note: Products commonly used to replace cement in concrete mix designs include, but are not limited to: Fly Ash, Slag,Silica fume, and Rice hull ash.4.408.1 The Construction waste reduction requirements shall be required for the following projects:xAll demo permitsxAll re-roofing projects.xAll remodeling projects where valuation exceed $100,000.Construction Waste Reduction of at least 65% Recycle and/or salvage for reuse a minimum of 65 percent of thenonhazardous construction and demolition debris. See Municipal Code sections: 5.26.010. A construction wastemanagement plan shall be submitted to the Waste Management Plan compliance Official.Interior Moisture Control - CGBSC 4.505$FDSLOODU\EUHDNVKDOOEHLQVWDOOHGDQGVKDOOFRQVLVWRIWKHIROORZLQJDLQFKWKLFNEDVHRIòLQFKRUODUJHUFOHDQaggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design, which willaddress bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute ACI302.2R-06. An equivalent slab design by a design professional is acceptable.Moisture Content of Building Materials - CGBSC 4.505.3Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosedwhen the framing members exceed 19 percent moisture content. Moisture content shall be verified in compliance with thefollowing:1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.2. Moisture readings shall be taken at a point 2 feet to 4 feet from the grade stamped end of each piece to beverified.3. At least three random moisture readings shall be performed on wall and floor framing withdocumentation provided immediately prior to enclosure of the wall and floor framing, documentation to besubmitted to the Building Inspector at rough framing.Insulation products which are visibly wet or have high moisture content shall be replaced or allowed to dry prior to prior toenclosure in wall or floor cavities. Wet- applied insulation products shall follow the manufacturers' dryingrecommendations prior to enclosure.Indoor Air Quality and Exhaust - CGBSC 4.506For bathrooms containing a bathtub, shower, or tub/shower combination, a mechanical exhaust fan which exhaustsdirectly from the bathroom must be installed. Fans must be ENERGY STAR compliant and be ducted to terminate outsidethe building. Unless functioning as a component of a whole house ventilation system, fans must be controlled by ahumidistat which shall be readily accessible. Humidistat controls shall be capable of adjustment between a relativehumidity range of 50 to 80 percent.Environmental Comfort - CGBSC 4.507Whole house exhaust fans shall have insulated louvers or covers which close when the fan is off. Covers or louvers shallhave a minimum insulation value of R-4.2.Whole-Building Ventilation Requirements (From ASHRAE 62.2)At least one mechanical ventilation system in the building must be designated for use in compliance withthe Whole-Building Ventilation Requirement. Alternatively, the sum of the rated airflows from multiple fanscan be utilized to meet the required Whole-Building Ventilation airflow. The system(s) must deliver continuous ventilationairflow at a rate greater than or equal to the rate specified in equation 4.1a, and fan Sone ratings must not exceed 1.0 fordwelling occupant densities known to be greater than (N +1), the rate shall be increased by 7.5 CFM for each additionalperson.Heating and air-conditioning systems shall be sized, designed and have their equipment selected using the followingmethods:1. The heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or otherequivalent design software methods.2. Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent designsoftware or methods.3. Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods.Use of alternate design temperatures necessary to ensure the systems function are acceptable.(Eq. 4.1a) Q = 0.01A +7.5 (N +1)fanfloorbrWhere:A = conditioned floor area, ftN = number of bedrooms; not to be less than oneQ = ventilation air requirement = fan flow rate, (cfm)floorbrfanfloor2Eq. 4.1a Calculation:A = 3,275 sfN = 5Q = 70.25 CFMfloorbrfan70.25 CFM = 0.01(3,275)+7.5(4+1)Whole-House Ventilator = 70.25 CFMC. GENERAL NOTES/PROJECT DATA SURVEYA-1.1LANDSCAPE PLANA-1. SITE/ROOF PLANA-2. FIRST FLOOR PLANA-3. SECOND FLOOR PLANA-4. THIRD FLOOR PLANA-5. ROOF/ROOF DECK PLANA-6. ELEVATIONSA-7. ELEVATIONSA-8. SECTIONS4169-027-0253,096 SQ. FT. (BLDG. FOOTPRINT)5,009 SQ. FT. (LOT SIZE)= 61.8% PROPOSED1,108 SQ. FT.THIRD FLOOR :GENERAL BUILDING INFORMATION:PACIFIC LAND CONSULTANTS INC.P.O Box #3762Rancho Palos Verdes, CA 90274P: 310-544-8689375 SQ. FT. @ ROOFNAMVAR ASSOCIATES231 Vista Del Mar, Suite DManhattan Beach, CA 90277P: 310-540-7788 F: 310-540-7733LOTS 59 AND 60, SOUTHERN CALIFORNIA CONVENTION HALLAND MARINE VIEW PARK, AS PER MAP RECORDED IN BOOK18 PAGES 2 AND 3 OF MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF LOS ANGELES, STATE OF CALIFORNIA.THIRD FLOOR LIVING AREATOTAL DECKS/BALCONIESDECKS/BALCONIESNO. OF BATHROOMSNO. OF BEDROOMSTOTAL LIVING AREA832 SF43 1/21,108 SF391 SF3,283 SQ. FT.SECOND FLOOR LIVING AREAGARAGEDECK/BALCONIES500 SF 1,335 SF40 SFFIRST FLOOR LIVING AREA840 SFPROVIDEDFRONTSIDEREARLOT AREA ZONING INFORMATION:AREA:YARDS:LOT COVERAGE65% MAX.REQUIRED60%10'-0"3'-0"5'-0'10'-0"4'-1"5'-0'PARKING & DRIVEWAYS:NUMBER OF SPACESGUEST SPACESPARKING SETBACK4 (2 PER UNIT)2 (1 PER UNIT)PARKING STALL DIMENSIONTURNING AREADRIVEWAY WIDTH19'-0'X20'-0"16'-0"DRIVEWAY MAXIMUM SLOPE12.5%OPEN SPACE5,009 SQ. FT.3,008 SQ. FT.DECKS/BALCONIESN/ATOTAL OPEN SPACE428 sq. ft. REQUIREDON GRADE328 SF (COUNTABLE @ 2ND FLR) PROVIDED11%3 (2 @ 605, 1 @ 607)4 (2 PER UNIT)17'-0"19'-0"X20'-0"16'-0"UNIT A (605)UNIT B (607)UNIT AUNIT BN/A(300 SQ. FT. MIN. REQUIRED)17'-0"323 sq. ft. PRIVATE STORAGE464 cu. ft.C.F. PER UNIT: 200 cu. ft. min.UNIT AUNIT B464 cu. ft.FENCES/WALLSHEIGHT FROM FINISHED SURFACELINEAL FEET6'-0"170.00'ROOF DECKS401 SF100 SF (ROOF DECK)223 SF (COUNTABLE @ 2ND FLR) 100 SF (ROOF DECK)681 SF43 1/21,163 SF290 SF3,346 SQ. FT.511 SF 1,333 SF68 SF850 SF323 SF29-0'20'-0"UNIT A (605)3,346 SQ. FT. 1,333 SQ. FT.290 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM511 SQ. FT. GARAGE850 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM68 SQ. FT. DECKS : 1,163 SQ. FT.THIRD FLOOR :25 SQ. FT. @ STAIRS323 SQ. FT. @ ROOFUNIT B (607) A4.203.1 Energy efficiency. Using an Alternative Calculation Method (ACM) approved by the California Energy Commission, calculateHDFKEXLOGLQJ·VHQHUJ\DQG&2HPLVVLRQVDQGFRPSDUHLWWRWKHVWDQGDUGRU´EXGJHWµEXLOGLQJWRH[FHHGWKHCalifornia Energy Code based on the current energy standards requirements by 15 percent.7KHDPHQGPHQWWR6HFWLRQ$(QHUJ\HIILFLHQF\²SHUFHQWDERYH7LWOH3DUWLVDPHQGHGWRread as follows: $(QHUJ\HIILFLHQF\²SHUFHQWDERYH7LWOH3DUW Exceed California Energy Code requirements, based on the current Energy Efficiency Standards, by 15percent and meet the requirements of Division A45.6. Field verify and document the measures and calculations used to reach the desired level of efficiencyfollowing the requirements specified in the Title 24 Reference Appendices. A4.106.5 Cool roof. Roofing materials shall comply with this section. Exception: Install roof constructions that have a thermal mass over the roof membrane with a weight of atleast 25 lb per square feet. A4.106.5.1 Solar reflectance. Roofing materials shall have a minimum 3-year aged solar reflectance equal to or greater than the valuesspecified in Table A4.106.5(1). If CRRC testing for 3-year aged reflectance is not available for any roofing products, the 3-year aged valueshall be determined using the Cool Roof Rating Council (CRRC) certified initial value using the equation Raged >>"""LQLWLDO²@:KHUH"LQLWLDO WKHLQLWLDO6RODU5HIOHFWDQFH Solar reflectance may also be certified by other supervisory entities approved by the Commission pursuant toTitle 24, Part 1, Section 10-113. A4.106.5.2 Thermal emittance. Roofing materials shall have a CRRC initial or 3-year aged thermal emittance equal to or greater than thosespecified in Table A4.106.5(1). Thermal emittance may also be certified by other supervisory entities approved by the Commission pursuantto Title 24, Part 1, Section 10-113. A4.106.5.3 Solar reflectance index alternative. Solar Reflectance Index (SRI) equal to or greater than the values specified in Table A4.106.5(1) may be usedas an alternative to compliance with the 3-year aged solar reflectance values and thermal emittance. SRI values used to comply with this section shall be calculated using the Solar Reflective Index (SRI)Calculation Worksheet (SRI-WS) developed by the California Energy Commission or in compliance with ASTME1980-01 as specified in Title 24, Part 6, Section 118(i)3. Solar reflectance values used in the SRI-WS shall be basedon the 3-year aged reflectance value of the roofing product or the equation in Section A4.106.5.1 if the CRRCcertified aged solar reflectance are not available. Certified Thermal emittance used in the SRI-WS may beeither the initial value or the three year aged value listed by the CRRC. Solar reflectance and thermal emittance may also be certified by other supervisory entities approved by theCommission pursuant to Title 24, Part 1, Section 10-113.TABLE A4.106.5(1) ROOF ROOF CLIMATE Minimum 3-year Aged Solar Thermal SRISLOPE WEIGHT ZONE Reflectance Emittance > 2 : 12 < 5 lb/ft2 6 0.15 0.75 10A4.106.5.4 Verification. Inspection shall be conducted to ensure roofing materials meet cool roof aged solar reflectance and thermalemittance or SRI values.SECTION A4.203PERFORMANCE APPROACHA4.203.1 Energy performance. Using an Alternative Calculation Method (ACM) approved by the California Energy Commission, calculateHDFKEXLOGLQJ·VHQHUJ\DQG&2HPLVVLRQVDQGFRPSDUHLWWRWKHVWDQGDUGRU´EXGJHWµEXLOGLQJWRH[FHHGWKHCalifornia Energy Code based on the 2008 energy standards requirements by 15 percent.SECTION A4.207HVAC DESIGN, EQUIPMENT AND INSTALLATIONA4.207.6 Cooling equipment. When cooling equipment is installed, select cooling equipment with a Seasonal Energy Efficiency Ratio (SEER)higher than 13.0 and an Energy Efficiency Ratio (EER) of at least 11.5. The exterior components of coolingequipment (e.g. condensers) shall not exceed 45 decibels at any property line located adjacent to aresidential zone. Condensers located at least 10 feet from any property line or on the roof shall be exempt fromthis requirement.A4.207.10 Ceiling fans. If ceiling fans are installed, they shall be ENERGY STAR rated.SECTION A4.208WATER HEATING DESIGN, EQUIPMENT AND INSTALLATIONA4.208.1 Tank type water heater efficiency. If a gas fired storage water heater is installed, the Energy Factor (EF) shall be higher than 0.60.A4.208.2 Tankless water heater efficiency. If a gas-fired tankless water heater is installed, the Energy Factor (EF) shall be 0.80 or higher.A4.208.3 Distribution systems. Where the hot water source is more than 10 feet from a fixture, the potable water distribution system shallconvey hot water using one of the following methods:$FHQWUDOPDQLIROGSOXPELQJV\VWHPZLWKSDUDOOHOSLSLQJFRQILJXUDWLRQ´KRPHUXQV\VWHPµLVLQVWDOOHGXVLQJthe smallest diameter piping allowed by the California Plumbing Code or an approved alternate. 2. The plumbing system design incorporates the use of a demand controlled circulation pump. 3. A gravity-based hot water recirculation system is used. 4. A timer-based hot water recirculation system is used. 5. Other methods approved by the City.SECTION A4.210APPLIANCESA4.210.1 Appliance rating. Each appliance provided by the builder meets ENERGY STAR if an ENERGY STAR designation is applicable forthat appliance.SECTION A4.303INDOOR WATER USEA4.303.1 Kitchen faucets and dishwashers. 1. The maximum flowrate at a kitchen sink faucet shall not be greater than 1.5 gallons per minute at 60 psi.Note: Rated flowrates for the default function of the faucet shall be used to demonstrate compliance with thissection. 2. Dishwashers shall be ENERGY STAR qualified and not use more than 5.8 gallons of water per cycle.SECTION A4.403FOUNDATION SYSTEMSA4.403.2 Reduction in cement use. Cement used in foundation mix design shall be reduced by not less than 20 percent. Products commonlyused to replace cement in concrete mix designs include, but are not limited to fly ash, slag, silica fume or ricehull ash.SECTION A4.408CONSTRUCTION WASTE DISPOSAL REDUCTION, DISPOSAL AND RECYCLINGA4.408.1 Enhanced construction waste reduction. At least 65 percent of all nonhazardous construction and demolition debris generated at the site is divertedto recycle or salvage.A4.408.1.1 Documentation. Documentation shall be provided to the City which demonstrates compliance with this section.INDEX:CITY NOTES:SECTION A4.106 SITE DEVELOPMENTA4.106.4 Water permeable surfaces. 1. Utilize water permeable surfaces (e.g., permeable paving or landscaping) on not less than 50% of the exteriorsurface areas (excluding building footprints) that are disturbed by the project. Subsurface infiltration alternatively may beused, designed to infiltrate the volume of runoff produced by a 0.75 inch storm event. A maintenance agreement forinfiltration or an annual fee for postconstruction treatment control measures in lieu of infiltration may be required in anamount established by resolution of the City Council. 2. Direct runoff from the remainder of all impermeable surfaces on the project site, including roof runoff anddownspouts from roofs, onto permeable areas or into a subsurface infiltration system designed to infiltrate the volume ofrunoff produced by a 0.75 inch storm event. A maintenance agreement for infiltration or an annual fee for postconstructiontreatment control measures in lieu of infiltration may be required in an amount established by resolution of the CityCouncil.Exception: Required accessible routes for persons with disabilities as required by California Code of Regulations, Title24, Part 2, Chapter 11A and/or Chapter 11B as applicable. 3. 1. A permit is required for installation or alteration of any irrigation system.The amendment to Section A5.106.4 Water permeable surfaces is amended to read as follows: A5.106.2.1 Storm water runoff rate and quantity. Implement a storm water management plan resulting in no net increase in rate and quantity of storm water runoff fromexisting to developed conditions. Exception: If the site is already greater than 50 percent impervious, implement a stormwater management plan resulting in a 25 percent decrease in runoff rate and quantity. This requirement may be met bydemonstrating a 25 percent decrease in site impermeability, or retention of 25 percent of the design storm as indicated inSection A5.106.2.2. A permit is required for installation or alteration of any irrigation system. The amendment to Section A4.203.1 Energy performance is amended to read as follows:PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-20147/9/2014 11:13:47 AM TOPOGRAPHIC SURVEYPACIFIC LAND CONSULTANTS, INC.LEGAL DESCRIPTION:SURVEY CERTIFICATIONLEGEND5/12/2014 1:46:30 PM A-11.ERODED SEDIMENTS AND OTHER POLLUTANTS MUST BE RETAINED ONSITE AND MAY NOT BE TRANSPORTED FROM THE SITE VIA SHEET FLOW,SWALES, AREA DRAINS, NATURAL DRAINAGE COURSE OR WIND.2.STOCKPILES OF EARTH AND OTHER CONSTRUCTION-RELATEDMATERIALS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THESITE BY WIND OR WATER.3.FUELS, OILS, SOLVENTS AND OTHER TOXIC MATERIALS MUST BE STOREDIN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATETHE SOIL NOR THE SURFACE WATERS. ALL APPROVED STORAGECONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUSTBE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPERMANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM.4.EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO PUBLIC WAYOR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TORETAIN CONCRETE WASTES ON-SITE UNTIL THEY CAN BE DISPOSED OFAS SOILED WASTE.5.TRASH AND CONSTRUCTION-RELATED SOLID WASTES MUST BEDEPOSITED INTO A COVERED RECEPTACLE TO PREVENTCONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.6.SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THESITE BY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYSMUST BE STABILIZED TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTOTHE PUBLIC WAYS. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UPIMMEDIATELY AND MAY NOT BE WASHED DOWN BY RAIN OR BY ANYOTHER MEANS.1.ALL SITE DRAINAGE SHALL BE TERMINATED AT PUBLIC WAY VIANON-EROSIVE DEVICE PER HBMC.2.PROVIDE ROOF GUTTERS AND DOWNSPOUTS PER GREEN BUILDINGCODE SECTION 4.410.3.PROVIDE PEDESTRIAN PROTECTION PER CBC SECTION 3303 DURINGCONSTRUCTION.4.ALL UTILITIES SHALL BE UNDER GROUNDED, CONTACT SOUTHERNCALIFORNIA EDISON FOR THEIR REVIEW AND APPROVAL.PLANNING NOTES:BEST MANAGEMENT PRACTICES:Roof PlanScale: 1/4"=1'-0"DNRoof DeckFlat RoofPLPLPLPLSEE A-5 FOR ROOF NOTES11.5%98.58' @APRONDRIVEWAY PROFILE (605)Scale: 1/4"=1'-0"A16'-1"GARAGE100.43'12"17'-1"100.53'FL15'-0"7'-0"(7'-0" MIN.)98.08' @8'-0"GARAGE98.00' @GRATE12"9'-0"98.78' 9.7%7'-5" (7'-0" MIN.)DRIVEWAY PROFILE (607)Scale: 1/4"=1'-0"C98.08' @8'-0"GARAGE98.00' @GRATE12"9'-0"98.38' 3.7%7'-10" (7'-0" MIN.)Scale: 1/4"=1'-0"DDRIVEWAY PROFILE (607) 1. PROVIDE 3" CLEARANCE ON ALL SIDES, BACK AND TOP AND 6" IN FRONT OFTHE FURNACE AND WATER HEATER. 2. PROVIDE (2) ANCHOR STRAPS FOR WATER HEATER. (CPC-510.5) 3. RECEPTACLE OUTLETS SHALL BE LOCATED WITHIN 12 TO 15 INCHES OFFTHE FLOOR. (CEC 210-50 (D)). 4. LIGHT SWITCHES WILL BE INSTALLED WITHIN 34 TO 48 INCHES OFF THEFLOOR. 5. THE USE OF ALUMINUM WIRE IS NOT PERMITTED. 6. GAS FIRED APPLIANCES EQUIPPED WITH INTERMITTENT IGNITION DEVICES. 7. "AN EXCAVATION/CONSTRUCTION" PERMIT SHALL BE OBTAINED PRIOR TOCONSTRUCTION OF ANY IMPROVEMENTS WITHIN PUBLIC RIGHT OF WAY. THISINCLUDES, BUT IS NOT LIMITED TO, STANDARD SIDEWALKS, CURBS, GUTTERS,DRIVEWAY APPROACHES, OR UNDERGROUNDING OF UTILITIES. 8. BUILDING, GRADING, AND DEMOLITION PERMITS TO COMPLY WITHHERMOSA BEACH ZONING CODE. 9. FACTORY FIREPLACES SHALL HAVE: A-TIGHT FITTING, CLOSEABLE METAL OR GLASS DOORS. B-OUTSIDE AIR INTAKE WITH DAMPER AND CONTROL. C-FLUE DAMPER AND CONTROL.10. NO CONTINUOUS BURNING GAS PILOTS ALLOWED.11. 4" DIAMETER SPHERE MAY NOT PASS THROUGH THE INTERMEDIATE RAILS.12. FENCE HEIGHTS, AS MEASURED FROM THE LOWEST FINISHED GRADEADJACENT TO EACH SECTION OF THESE STRUCTURES, MAY BE A MAXIMUM OF:42" IN THE FRONT YARD SETBACK, AND 6' AT OTHER LOCATIONS ON SITE (3' IFOBSTRUCTING DRIVEWAY VISIBILITY).13. PROVIDE LANDSCAPE IRRIGATION SYSTEM BACK FLOW PREVENTIONDEVICE. ONLY LOS ANGELES COUNTY HEALTH DEPARTMENT APPROVEDDEVICES MAY BE USED.14. ALL HOSE BIBS ARE TO PROTECTED BY A BACK FLOW PREVENTION DEVICE.15. PROVIDE SMOKE DETECTORS IN EVERY LEVEL PER CBC SECTION 310.9.SMOKE DETECTORS SHALL BE ON PERMANENT WIRING WITHOUT ANDDISCONNECTING SWITCH OTHER THAN THOSE FOR OVERCURRENTPROTECTION, INTERCONNECTED AND EQUIPPED WITH BATTERY BACK-UP.16. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH APOSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET, CRCSECTION 319.1.17. WATER CLOSETS SHALL BE EQUIPPED WITH "ULTRA LOW FLUSH" TYPEWITH 1.6 GALLONS MAXIMUM PER FLUSH, SHOWER HEADS (2.5 GPM) ANDFAUCETS (2.2 GPM).18. CONTROL VALVE FOR SHOWER SHALL BE OF THE PRESSURE BALANCE ORTHERMOSTATIC MIXING VALVE TYPE PER CPC SECTION 410.7.19. A TWO-STAGE THERMOSTAT, WHICH CONTROLS THE SUPPLEMENTARYHEAT ON ITS SECOND STAGE, SHALL BE PROVIDED FOR HEAT PUMPS.THERMOSTATS SHALL BE EQUIPPED WITH AN AUTOMATIC SETBACK, WHICHTHE BUILDING OCCUPANT CAN PROGRAM TO AUTOMATICALLY SET BACK THETHERMOSTAT TWICE IN 24 HOURS.20. ALL FAN OR BLOWER SYSTEMS THAT EXHAUST AIR FROM THECONDITIONED BUILDING ENVELOPE TO THE OUTSIDE SHALL BE PROVIDEDWITH BACKDRAFT DAMPERS.21. ELECTRICAL CONTRACTOR SHALL SUBMIT LOAD CALCULATIONS TOBUILDING DEPARTMENT TO JUSTIFY SIZE OF ELECTRICAL SERVICE PRIOR TOISSUANCE OF ELECTRICAL PERMIT.22. PROVIDE PEDESTRIAN PROTECTION DURING CONSTRUCTION IF THERE ISA PUBLIC SIDEWALK @ STREET SIDE.23. ALL WORK SHALL CONFORM TO THE STANDARDS SET FORTH IN THE 2010C.B.C., C.P.C., C.M.C., AND THE 2010 CEC AND 2008 T-24.24. THIS PROJECT COMPLIES WITH TITLE 24 REQUIREMENTS FOR ZONE 6USING THE COMPUTER PERFORMANCE METHOD. SEE COMPLIANCECHECKLIST AND FORM CF-IR.25. ALL CONTRACTORS SHALL VISIT THE SITE AND EXAMINE ALL DRAWINGSPRIOR TO COMMENCING WORK, AND REPORT ANY DISCREPANCIES TO THISOFFICE SO THAT THE MATTER MAY BE RESOLVED.26. ALL PROPERTY LINES, EASEMENTS AND PROPOSED STRUCTURES,OVERHEAD POWER LINES AND ABANDONED OIL WELLS ARE SHOWN ON THESITE PLAN.27. AQMD NOTIFICATION IS REQUIRED 10 DAYS PRIOR TO BEGINNING ANYPARTIAL OR COMPLETE DEMLITION WORK.28. RECEPTACLE OUTLETS SHALL BE SPACED @ 12" O.C. MAX. AND SHALL BELOCATED WITHIN 6' OF DOOR OPENINGS (E.G. CLOSET DOORS, ETC.). ALSO,EVERY 2' OR WIDER OF WALLS, OUTLETS ALSO REQUIRED FOR COUNTER TOPS@ 4' O.C. AND WITHIN OF 2' OF ENDS OR BREAKS OR COUNTERS, NEC.29. USE 2X6 MAXIMUM STUDS FOR PLUMBING WALLS.30. STUCCO LATH AND DRYWALL SHALL BE NAILED TO ALL STUDS ANDTOP-BOTTOM PLATES.31. USE 2-#15 FELT BACKING WHEN STUCCO IS APPLIED OVER PLYWOOD, CBCSECT.2501.4.32. FIRE BLOCK STUD WALLS (AT 10' INTERVALS {HORIZONTAL AND VERTICAL}.ENCLOSED AND CONCEALED SPACES, AND AT OPENINGS AROUND VENTS,PIPES, DUCTS,CHIMNEYS, BETWEEN ATTIC AND CHIMNEY CHASE, AT STAIRSTRINGERS, AND SIMILAR PLACES AT CEILING.33. CHECK CITY RECORD FOR THE EXISTENCE OF ABANDONEDCESSPOOL/SEPTIC TANKS. ANY EXISTING ABANDONED CESSPOOL OR SEPTICTANK SHALL BE LOCATED, CITY INSPECTION SHALL ALSO BE REQUIRED PRIORTO THE ISSUANCE OF DEMO OR BUILDING PERMIT.34. FIRE SPRINKLERS ARE REQUIRED PER CRC SECTION R313.2 & CITY CODESECTION 15.06.060. SUB-CONTRACTOR TO SUBMIT PLANS TO CITY PRIOR TOPULLING A FIRE SPRINKLER PERMIT.35. BUILDING ADDRESS SHALL BE PROVIDED ON THE BUILDING IN SUCH APOSITION AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET.ADDRESS NUMBERS SHALL OCNTRAST WITH THEIR BACKGROUND, 4" HIGHMINIMUM AND WITH A MINIMUM STROKE WIDTH OF 0.5"-CBC SECT. 501.236. DECORATIVE CHIMNEY CAPS SHALL BE A PART OF THE APPROVEDCHIMNEY ASSEMBLY.37. PROVIDED SCREENING OF UTILITY METERS (NEED NOT BE SCREENED IFLOCATED ON INTERIOR SIDE OF A SINGLE FAMILY DWELLING, AND DOES NOTENCROACH INTO REQUIRED YARDS).38. INSTALL ON THE COLD WATER SUPPLY PIPE AT THE TOP OF THE WATERHEATER A CAPPED "T" FITTING TO PLUMB FOR FUTURE SOLAR WATERHEATING.39. PLUMBING FIXTURES SHALL COMPLY WITH GBC TABLE 4.303.1,4.303.2 & 4.303.340. ANY INSTALLED GAS FIREPLACE SHALL BE A DIRECT-VENTSEALED-COMBUSTION TYPE PER GBC SECTION 4.503.1.41. PROVIDE DEVICES TO ABSORB HIGH PRESSURES RESULTING FROMTHE QUICK CLOSING OF THE QUICK-ACTING VALVES FROM THE WASHERAND DISHWASHER, ETC. PER UPC SECTION 609.1042. COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE..43. DRAINAGE FIXTURE LOCATED BELOW THE NEXT UPSTREAMMANHOLE OR BELOW THE MAIN SEWER LEVEL REQUIRESINVESTIGATION TO ASCERTAIN THE NECESSITY FOR SEWERBACKWATER DEVICE INSTALLATION. CPC SECTION 710.0.GENERAL NOTES:LONGFELLOW AVENUE 98.58' F.F.E.@ LIP OF GARAGEGRAVEL 5'-0"17'-0"5'-0"200 AMP ELECTRICAL PANEL (PANEL SHALL BE OFADEQUATE SIZE TO PROVIDE CAPACITY FOR FUTUREADDITION OF PHOTOVOLTAIC OR OTHER ALTERNATEENERGY PRODUCING DEVICE) CONTACT S.C. EDISONFOR APPROVAL OF SERVICE PANEL LOCATION.NEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.2% MIN. SLOPE 98.50' F.F.E.CONC. WALK8'-0" SETBACK6' HIGH WOOD GATETrashBOUNDARY PLACESite PlanScale: 1/4"=1'-0"98.08' F.F.E.@ LIP OF GARAGE98.00' F.F.E.CONC. WALKGRAVEL 5'-0"9'-0"4'-1"2'-3"5'-0"6' HIGH WOOD GATE200 AMP ELECTRICAL PANEL (PANEL SHALL BE OFADEQUATE SIZE TO PROVIDE CAPACITY FOR FUTUREADDITION OF PHOTOVOLTAIC OR OTHER ALTERNATEENERGY PRODUCING DEVICE) CONTACT S.C. EDISONFOR APPROVAL OF SERVICE PANEL LOCATION.OUTLINE OF DECK ABOVENEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.2% MIN.SLOPE23'-2" GRAVEL GRAVEL &$7&+%$6,1:68033803:$%6PIPE TO CURB (SEPARATE PERMIT)10'-0"CDTrash75(1&+'5$,1#*$5$*(/,3:ABS PIPE TO AREA DRAIN75(1&+'5$,1#*$5$*(/,3:ABS PIPE TO AREA DRAIN200 AMP ELECTRICAL PANEL (PANEL SHALL BE OFADEQUATE SIZE TO PROVIDE CAPACITY FOR FUTUREADDITION OF PHOTOVOLTAIC OR OTHER ALTERNATEENERGY PRODUCING DEVICE) CONTACT S.C. EDISONFOR APPROVAL OF SERVICE PANEL LOCATION.16'-0"3'-0"3'-0"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-20143'-0"6'- 7 "DN375 sq. ft.Roof DeckAB10.6%98.58' @APRONDRIVEWAY PROFILE (605)Scale: 1/4"=1'-0"B16'-1"GARAGE100.28'12"17'-1"100.23'FL15'-0"7'-2" (7'-0" MIN.) 7/9/2014 11:16:31 AM A-1.1BOUNDARY PLACE LONGFELLOW AVENUE PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-20148.56. 070 Water Conservation Requirements. The following water conservation requirements shall apply to all persons: A. Landscaping. 1. Watering hours and duration. No lawn or landscaped area shall be irrigated or watered by any meansbetween the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceedfifteen (15) minutes per irrigation station or area. This provision shall not apply to drip irrigation systems, use of ahand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoffvalve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water expended for limitedperiods of time necessary for irrigation system maintenance or leak repair. 2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the point where excess waterponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or stormdrains. 3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24hours after measurable rainfall. 4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use bysuch methods as aerating, thatching and mulching. 5. Landscape irrigation system maintenance: Landscape irrigation systems shall be regularly inspected,maintained and repaired to eliminate leaks, remove obstructions to water emission devices and eliminate overspraying. B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing poolsand spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and dailywhen use is concluded. C. Water fountains and decorative water features. No person shall operate a fountain or other decorative waterfeature that does not recycle or re-circulate the water utilized by the device. D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios, driveways, alleys, parkingor similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flowtechnology, or water recycling systems to clean these surfaces, is permitted. In no case shall such water run off theproperty or drain onto any walkways, sidewalks, streets, alleys or storm drains. E. Car washing. No person shall use water to wash or clean any motorized or un-motorized vehicle, including, butnot limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket orsimilar container or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle. Thissubsection shall not apply to any commercial car washing facility that uses a water recycling system to capture orreuse water. F. Waste and leaks. No person shall: 1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or plumbing fixture. 2. Cause, permit or allow water to flow from any source on private or public property onto walkways, sidewalks,streets, alleys or storm drains, except as a result of rainfall or pumping excessive groundwater infiltration, such as bymeans of a sump pump. 3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reducewaste and total water use.8.60. 060 Standards for New Landscape.´1HZODQGVFDSHDVGHILQHGLQ6HFWLRQVKDOOEHGHVLJQHGDQGPDQDJHGWRXVHWKHPLQLPXPDPRXQWof water required to maintain plant health. New landscape shall comply with all of the requirements in Sections492.6 through 492.15 of the Model Efficient Ordinance and the following, whichever is more restrictive, unless anexception is granted pursuant to Section 8.60.050(D). A. Plant material. 1. Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, andshall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicleemissions and dust, and urban runoff. Water conserving plant and turf species shall be used. 2. Plant species or specifications shall comply with any official list of species, guidelines or regulationsadopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter 3. `Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive PlantCouncil or similar source acceptable the Community Development Director are prohibited, except for knownnon-fruiting, non-invasive, sterile varieties or cultivars. Plants known to be susceptible to disease or pests in thisClimate Zone six (6) shall not be used. 4. The landscape area of projects proposing exclusively commercial or industrial uses shall be designed usingexclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutionaluse projects shall be designed with not more than twenty (20) percent of the total landscaped area in turf or highwater use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as abio-swale or bio-filter or for functional purposes such as active recreational areas as determined by theCommunity Development Director. Public agencies shall be exempt from this requirement. 5. Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope isadjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20)percent, meaning one (1) foot of vertical elevation change for every five (5) feet of horizontal length. Approvedturf areas may be watered at 1.0 of the reference evapotranspiration (ETo). 6 .Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areascovered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced applicationis indicated. Additional mulch material shall be added from time to time as necessary to maintain the requireddepth of mulch. 7. Species and landscape design shall complement and to the extent feasible in compliance with thisChapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade westand south exposures. Landscaping shall not interfere with safe sight distances for vehicular traffic, the visionclearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overheadutility lines or lighting. B. Water features, pools and spas. 1. Recirculating water systems shall be used for water features. Where available, recycled water shall beused as a source for decorative water features. 2. Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded. C. Grading and runoff. Landscape design shall minimize soil erosion and runoff. 1. Grading plans shall avoid disruption of natural drainage patterns to the extent feasible. 2. Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and notdrain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains. 3. Plans and construction shall protect against soil compaction within landscape areas. 4. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, andcontrol pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeablepavement, connected landscape areas, and other landscape features and practices that increase onsite rainwatercapture, storage and infiltration, emphasizing natural approaches over technology-based approaches that requireongoing maintenance, shall be considered during project design. Plans and practices shall comply with Chapter 8.44. D. Irrigation systems. 1. An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-offsensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. 2. An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining MaximumApplied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed thisefficiency. Landscapes using recycled water are considered Special Landscape Areas, where the ET Adjustment Factorshall not exceed 1.0. 3. The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditionswhere irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains,adjacent property, or similar untargeted areas. Runoff to other permeable or impermeable surfaces shall not beallowed. 4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall beirrigated with subsurface irrigation or low volume above-ground irrigation system. 5. Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or otherlow flow non-spray technology shall be used. 6. All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall bedesigned to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavementand impermeable surfaces. 7. All irrigation systems shall provide backflow prevention devices in accordancewith the current edition of the California Building/Plumbing Code and check valves at the low end of irrigation lines toprevent unwanted draining of irrigation lines. Pressure regulators may be required if the pressure at the sprinkler headH[FHHGVWKHPDQXIDFWXUHU·VUHFRPPHQGHGRSWLPDORSHUDWLQJSUHVVXUH 8. Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform tothe current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws. E. Irrigation system hydrozones. 1. The irrigation system shall conform to the hydrozones of the landscape design plan. 2. Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants ofmixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mixhigh and low water use plants. 3. Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Wherefeasible, trees shall be placed on separate valves from turf, shrubs and groundcovers. 4. No landscape plan or restriction of any type, including those applicable to common interestdevelopments such as condominiums, shall prohibit or include conditions that have the effect of prohibitingnative or water conserving plants. F. Landscape and irrigation maintenance. 1. All landscape and related elements shall be designed and properly maintained to insure long-termhealth and shall maintain conformance with the requirements of this Chapter. 2. Irrigation scheduling shall be regulated by automatic irrigation controllers. 3. Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56. 4. A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustmentand repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing,pruning, weeding and removing any obstruction to emission devices. 5. Repair of all irrigation equipment shall be promptly undertaken, using the originally installedcomponents, or equivalent or enhanced components compatible with the irrigation system. 6. Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plantmaterials shall be maintained in a healthy growing condition and diseased or dead plant materials shall bereplaced, in kind, pursuant to the approved plans within thirty (30) days. Alternatively, diseased or deadplant materials may be replaced with plant materials that have low water needs, as rated in the currentedition of the Water Use Classification of Landscape Species. 7. The use, storage and disposal of all landscape and lawn care products shall comply with allPDQXIDFWXUHU·VVSHFLILFDWLRQVDQGDSSOLFDEOHODZVDQGPLQLPL]HWKHGLVFKDUJHRISROOXWDQWVWRWKHenvironment. G. Notwithstanding the requirements of this Section, landscape design and maintenance shalladditionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicableprovisions of this code, and the requirements of a development permit, whichever is more restrictive.Water Permeable Surfaces:³A4.106.4 Water permeable surfaces.8WLOL]HZDWHUSHUPHDEOHVXUIDFHVHJSHUPHDEOHSDYLQJRUODQGVFDSLQJRQQRWOHVVWKDQRIWKHH[WHULRUsurface areas (excluding building footprints) that are disturbed by the project. Subsurface infiltration alternativelymay be used, designed to infiltrate the volume of runoff produced by a 0.75 inch storm event. A maintenanceagreement for infiltration or an annual fee for postconstruction treatment control measures in lieu of infiltration maybe required in an amount established by resolution of the City Council.'LUHFWUXQRIIIURPWKHUHPDLQGHURIDOOLPSHUPHDEOHVXUIDFHVRQWKHSURMHFWVLWHLQFOXGLQJURRIUXQRIIDQGdownspouts from roofs, onto permeable areas or into a subsurface infiltration system designed to infiltrate thevolume of runoff produced by a 0.75 inch storm event. A maintenance agreement for infiltration or an annual fee forpostconstruction treatment control measures in lieu of infiltration may be required in an amount established byresolution of the City Council.Exception: Required accessible routes for persons with disabilities as required by California Code of Regulations,7LWOH3DUW&KDSWHU$DQGRU&KDSWHU%DVDSSOLFDEOH´City of Hermosa Beach LandscapingRequirementsLot Square Footage:5,009 sq. ft.Building Footprints:2,710 sq. ft.Landscape/Hardscape Area = Lot Sq. Ft. - Building Footprint 5,009 sq. ft. - 2,710 sq. ft. = 2,299 sq. ft.A maximum 20% of landscape/hardscape area can have high water usageplants as defined by Water Use Classification of Landscape Species(WUCOLS) for Region 3.Max Area of High Water Use Plants = Landscape/Hardscape Area x 20% = 2,299 sq. ft. x 20% = 460 sq. ft.(provided) 0 sq. ft. < 460 sq. ft. max. OKLandscape/Hardscape Area = 2,299 sq. ft.Permeable/Landscape (1,428 sq. ft.+360 sq. ft.) / 2,299 sq. ft. = 77.7% OKSymbol:VegetationType:BotanicalName:CommonName:Regional Eval.Water Needs:Size:Diameter(planting/matured):Height(planting/matured):Quantity:(per unit)Permeable areas (1,428 sq. ft.)Hardscape areas (511 sq. ft.)Landscaped areas (360 sq. ft.)SHRUBSHRUBCEANOTHUS"CONCHA"CALIFORNIAWILD LILACVERY LOWGALVEZIA SPECIOSAFIRECRACKERISLAND SNAPDRAGONVERY LOWTREEACACIACULTRIFORMIS LOWKNIFELEAF ACACIA10'-0" TO 15'-0"224X24 BOX721'-0" TO 2'-0"1'-0" TO 2'-0" WIDE5 GALLONFLOWER2'-0" TO 3'-0"3'-0" WIDE5 GALLONSHRUBEURYOPS PECTINATUS LOWEURYOPS/SHRUB DAISY9"-12"5 GALLONMASS PLANTING(3-4 FT APART)7-10712NOTE: IRRIGATION SYSTEM AND SPECIFICATIONS TO BE PROVIDED BY LANDSCAPE CONTRACTORLandscape PlanScale: 1/8" = 1'-0"Lot Area = 5,009 sq. ft.Building Footprint (2,710 sq. ft.)Building Footprint1,360 sq. ft.Building Footprint1,350 sq. ft.80 SQ. FT.137 SQ. FT.198 SF89 SF912 SF73 SF130 SF164 SF209 SF307 SFGRAVELCONCRETECONCRETECONCRETECONCRETEGRASSCRETEGRASSCRETEMUHLENBERGIARIGENSDEER GRASSVERY LOW2.5 QT1'-0"-3'-0"1'-0" TO 3'-0" WIDE97/9/2014 11:16:02 AM PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-216'-0"X7'-0" WOOD SECTIONAL GARAGE DOORELEVATOR SHAFT WALLS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUM BOARD ON ALL WALLS.DRYER VENT TO OUTSIDEPROVIDE DRIP PAN/FLOOR DRAIN PER CPC SECTION 804.11TEMPERED SHOWER ENCLOSURE, GLASS TO BE PERMANENTLYLABELED AS SUCH.272" HIGH TILE SURROUND345UPPER CABINETRY WITH ADJUSTABLE SHELVES.678910AUTO GARAGE DOOR OPENERSHELF & POLE AS REQUIRED111213BUILT-INWALL-MOUNTED TANKLESS WATER HEATEROUTLINE OF FLOOR/DECK ABOVEFirst Floor PlanScale: 1/4"=1'-0"ENCLOSED USABLE SPACE UNDERSTAIRS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUMBOARD ON ALL WALLS AND CLGS.GUARDRAIL TO BE 42" HIGH, INTERMEDIATE RAILS SHALL BE63$&('68&+7+$7$63+(5(0$<1273$667+528*+PLPLPLPLFACTORY-BUILT FIREPLACE HEARTHS, MANTLE AND CLEARANCES SHALLCONFORM WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS ANDCONDITIONS OF LISTING.(LABC 2008, 3102.1, 3102.5.1 & 2)WINDOWS IN ALL BEDROOMS MUST PROVIDE: MINIMUM 5.7 SQUARE FEET OFOPENABLE AREA, MINIMUM CLEAR WIDTHOF 20" MINIMUM CLEAR HEIGHT OF24" AND HAVE A FINISHED SILL HEIGHTNOT MORE THAN 44" ABOVE THE FLOOR.GAS-FIRED WATER HEATERS REQUIRE TWO 100 SQUARE INCHES NET AIROPENINGS EACH WITHIN 12" OF FLOOR AND CEILING AND MINIMUM 2' WIDEDOOR.GUTTERS AND DOWNSPOUTS SHALL BE INSTALLED AS REQUIRED TO REDUCEADDITIONAL RUN OFF ONTO NEIGHBORING PROPERTIES AND REDUCE UNDERFLOOR INFILTRATION. (CBC 1506)RETURN AND SUPPLY DUCTS IN GARAGES THAT PENETRATE WALLS OR CEILINGBETWEEN GARAGE AND DWELLING SHALL BE 26 GA. STEEL MINIMUM OR SHALLHAVE LISTED FIRE AND SMOKE DAMPERSAND SHALL BE EITHER INTERNALLY OREXTERNALLY INSULATED WITH A MINIMUM OF R-4.2 INSULATION WITH NOOPENING INTO THE GARAGE PER SECTION R302.5.2 (LABC 2008, EXCEPTION 3)A FURNACE OR HOT WATER HEATER "B" VENT FLUE PASSING THROUGH WALLSOR CEILINGS SHALL NOT BE CLOSER THAN 1" TO COMBUSTIBLES INCLUDINGSHEETROCK AND SHALL BE INSTALLEDWITH A METAL COLLAR AROUND THE FLUE AT THEPOINT OF PASSAGE THROUGH WALL OR CLG. (CBC 710,2)SEAL ALL PENETRATIONS IN WALLS BETWEEN GARAGES AND DWELLING WITHNON-COMBUSTIBLE FIRE RATED MATERIAL. (CBC 709.6)3-4-5-6-7-8-9-10-2-1-FLOOR PLAN NOTES:Bedroom2 Car GarageOffice000BathStorElev.LndryDriveway334448532354410'-0"10'-0"9'-6" 4'-11"6'-1"8'-0"3'-4" 8'-2"11'-4"9'-8"23'-5"33'-1"7'-6"7'-6"19'-6"15'-0"40'-0"10"215 RISERS @ 7 1/4"12 TREADS @ 12"1DW3567PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATIONS.1/4":12SLOPEONE HOUR FIRE RESISTIVE MATERIALSARE TO BE USED ON ALL WALLS,CEILINGS, POSTS, AND BEAMSADJACENT TO OR SUPPORTING THEDWELLING, 58" TYPE "X" GYPSUMBOARD. (TYP.)GARAGE FLOOR SHALL BE APPROVEDNONCOMBUSTIBLE MATERIAL ANDSHALL SLOPE TO FACILITATE THEMOVEMENT OF LIQUIDS TO A DRAIN ORTOWARDS THE MAIN VEHICLE ENTRYDOORWAY PER CBC SECTION 406.1.3489910111111'-0"UP13'-2"6'-0"4'-6"3'-6"17'-2"StorStorage57.5 S.F. X 8.08' =464.6 CU. FT.4'-6"5'-0" 5'-6"1'-4"16'-0"2'-2"30" MIN.CLEAR 5'-0"4'-6"4'-0"3'-2"3'-10"11'-4"8'-2"4'-11"7'-7"2'-6"7'-10"3'-4"6'-2"5'-8"5'-6"4'-0"4'-0"20'-7"19'-0"1"3"27'-2"37'-2"9LONGFELLOW AVENUE BOUNDARY PLACEALL GLAZING WITHIN DOORS AND PANELS IN SHOWER AND TUB ENCLOSURESAND WINDOWS LESS THAN 60" ABOVE A STANDING SURFACE OR DRAIN INLETSHALL DISPLAY A SAFETY OR TEMPERED LABEL. (CBC 2406.2 & 4.5)STAIRWAY HANDRAIL HEIGHT SHALL BE 34" TO 38" MEASURED FROM THE STAIRNOSING: RAIL ENDS SHALL TERMINATE AT POSTS OF SAFETY TERMINALS. (CBC1003.3.3.6)GUARDRAILS 42" HIGH MIN. SHALL BE INSTALLED AT ANY DECK, PORCH, OROTHER ELEVATED AREA HIGHER THAN 30". PER LABC 2008CONTRACTOR SHALL POST THE INSTALLATION CERT. (CF-GR) FORM ANDINSULATION CERTIFICATE (IC-I) FORM IN A CONSPICUOUS LOCATIONI OR KEPTWITH THE PLANS & MADE AVAILABLE FOR THE INSPECTOR.CONTRACTOR SHALL PROVIDE COPIES OF THE CA GUIDE TO HOME COMFORT& ENERGY SAVINGS, CF-1R, MF-1R & CF-6R & IC-1 FORMS TO THE BUILDINGOWNER.COMPARTMENT DIMENSIONS 12" WIDER THAN UNIT, 3" MIN. CLR. ON SIDES ANDBACK, 6" MIN. CLR. FROM FRONT TO COMBUSTION AIRINTAKE. [315.1 CMC].W/H: AREA OF COMBUSTION AIR OPENINGS 1 SQ. INCH PER 5,000 BTU. 1 SQ.INCH PER 1,000 BTU (100 MIN.) IN CONFINED SPACES. HALF OF OPENING AREAWITHIN 12" OF CEILING AND HALF 12" FROM FLOOR. (LABC 2008)COMBUSTION AIR FROM ATTIC THROUGH 26-GA. GALVANIZED STEEL SLEEVE TO6" ABOVE CEILING JOISTS WITHOUT A SCREEN. PROVIDE ADEQUATEOPENINGS TO ATTIC [704 CMC].COMBUSTION AIR DIRECTLY FROM OUTSIDE WITH 14" SCREEN [707 UMC]. ONESQUARE INCH PER 4,000 BTU AND ONE SQUARE INCH PER 2,000 FORHORIZONTAL DUCTS, NOT ALLOWED IN ANY BEDROOM, BATHROOM, ORCLOSET THAT OPENS INTO ONE OF THESE.COOKING EQUIPMENT MUST BE LISTED FOR RESIDENTIAL USE.A FACTORY BUILT FIREPLACE SHALL HAVE THE FOLLOWING:A) CLOSEABLE METAL OR GLASS DOORS COVERING THE ENTIRE OPENING OFTHE FIREBOX;B)A COMBUSTION AIR INTAKE TO DRAW AIR FROM THE OUTSIDE OF THEBUILDING DIRECTLY INTO THE FIREBOX, WHICH IS AT LEAST SIX SQUARE INCHESIN AREA AND IS EQUIPPED WITH A READILY ACCESSIBLE, OPERABLE, ANDTIGHT-FITTING DAMPER OR COMBUSTION-AIR CONTROL DEVICE (EXCEPTION: AN OUTSIDE COMBUSTION-AIR INTAKE IS NOT REQUIRED IF THEFIREPLACE WILL BE INSTALLED OVER CONCRETE SLAB FLOORING AND THEFIREPLACE WILL NOT BE LOCATED ON AN EXTERIOR WALL.); ANDC)A FLUE DAMPER WITH A READILY ACCESSIBLE CONTROL. (TITLE 24, PART 6,CHAPTER 7, SECTION 150 (E))INSTALL ENERGY STAR RATED APPLIANCESPENETRATIONS IN FIRE-RESISTANCE-RATED WALLS SHALL COMPLY WITH CRCR302.4. PENETRATIONS SHALL BE FIRE-STOPPED BY A SYSTEM INSTALLED ASTESTED IN ACCORDANCE WITH ASTM E 814 OR UL 1479, AND SHALL HAVE AN FRATING OF NOT LESS THAN THE REQUIRED FIRE-RESISTANCE-RATING OF THEWALL PENETRATED. (CRC R302.4.1.2)JOINTS INSTALLED IN OR BETWEEN FIRE-RESISTANCE-RATED WALLS, FLOOR ORFLOORCEILING ASSEMBLIES AND ROOFS OR ROOF/CEILING ASSEMBLIES SHALLBE PROTECTED AN APPROVED FIRE-RESISTANT JOINT SYSTEM WITH AFIRE-RESISTASNCE RATING NOT LESS THAN THAT OF THE ASSEMBLY IN WHICH IT ISINSTALLED. (CBC 714.1)22-23-FIREBLOCKING SHALL BE INSTALLED IN COMBUSTIBLE CONCEALED LOCATIONSIN ACCORDANCDE WITH CRC R302.11 IN THE FOLLOWING LOCATIONS:A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDINGFURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, ASFOLLOWS:i. VERTICALLY AT THE CEIILNG AND FLOOR LEVELS.ii. HORIZONTALLY AT INTERVALS NOT EXCEEDING 10'B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL STUD WALLOR PARTITION SPACES AND CONCEALED HORIZONTAL SPACES CREATED BYAN ASSEMBLY OF FLOOR JOISTS, AND BETWEEN CONCEALED VERTICAL ANDHORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEIILNGS, COVECEILINGS AND SIMILAR LOCATIONS.C. WHERE ANNULAR SPACE PROTECTION IS PROVIDEDIN ACCORDANCE WITHCRC R302.4 FIRE BLOCKING SHALL BE INSTALLED AT OPENINGS AROUNDVENTS, PIPES, DUCTS, CHIMNEYS AND FIREPLACES WITH AN APPROVEDMATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND THE PRODUCTS OFCOMBUSTION. (CBC 717.2.5, R1003.19)WALL, AND CEILING SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONSIN CRC R302.9.GARAGE DOOR SPRINGS:A.SPRING SHALL BE FABRICATED FROM EITHER HARD-DRAWN SPRING WIRE(PER ASTM A227-21) OR OIL-TEMPERED WIRE (PER ASTM A229-71).B.MINIMUM DESIGN STANDARD SHALL BE 9,000 CYCLES.C.PHYSICAL CYCLING TESTS SHALL BE PERFORMED AND CERTIFIED BY ANAPPROVED TESTING AGENCY.D.EACH SPRING SHALL BE EQUIPPED WITH AN APPROVED DEVICE CAPABLEOF RESTRAINING THE SPRING OR ANY PART THEREOF IN THE EVENT ITBREAKS. CONTAINMENT DEVICE SHALL BE TESTED AND CERTIFIED BY ANAPPROVED TESTING AGENCY.24-FLOOR PLAN KEYNOTES:11-12-13-14-15-16-17-18-19-20-21-NOTES CONTINUED NEXT PAGE:Unit AUnit B4'-2"5'-0"5'-0"9'-0"11'-10"4'-1"Bedroom2 Car GarageOffice000BathStorElev.LndryDriveway33444853235449'-6" 4'-11"6'-1"3'-0"8'-4" 8'-2"11'-4" 7'-6"7'-6" 19'-0"15'-0" 39'-6"10"21DW35671/4":12SLOPEONE HOUR FIRE RESISTIVE MATERIALSARE TO BE USED ON ALL WALLS,CEILINGS, POSTS, AND BEAMSADJACENT TO OR SUPPORTING THEDWELLING, 58" TYPE "X" GYPSUMBOARD. (TYP.)GARAGE FLOOR SHALL BE APPROVEDNONCOMBUSTIBLE MATERIAL ANDSHALL SLOPE TO FACILITATE THEMOVEMENT OF LIQUIDS TO A DRAIN ORTOWARDS THE MAIN VEHICLE ENTRYDOORWAY PER CBC SECTION 406.1.3489910111111'-0"UPStorStorage57.5 S.F. X 8.08' =464.6 CU. FT.4'-6"5'-0" 5'-6" 1'-4"16'-0"1'-8" 30" MIN. CLEAR 5'-0"4'-6"4'-0"3'-2"3'-10"11'-4"7'-8"4'-11"7'-7"2'-6"7'-10"3'-4"6'-2"5'-8"5'-6"4'-0"4'-0" 18'-6"1"3"920'-7"11'-10"000000000000000000000Hall00011'-10"9'-8"21'-3"115 RISERS @ 7 1/4"12 TREADS @ 12"8'-6"3'-2"3'-2"6'-0"4'-6"16'-10"37'-2"8'-10"2'-2"11'-10"33'-1"8'-10"16'-11"5'-0"12'-2"5'-6"000000000000000000AA-87/9/2014 11:16:56 AM PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-3ELEVATOR SHAFT WALLS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUM BOARD ON ALL WALLS.1TEMPERED SHOWER ENCLOSURE, GLASS TO BE PERMANENTLYLABELED AS SUCH.272" HIGH TILE SURROUND345UPPER CABINETRY WITH ADJUSTABLE SHELVES.678SHELF & POLE AS REQUIREDBUILT-IN NICHEOUTLINE OF FLOOR/DECK ABOVEGUARDRAIL TO BE 42" HIGH, INTERMEDIATE RAILS SHALL BE63$&('68&+7+$7$63+(5(0$<1273$667+528*+FLOOR PLAN NOTES:26-27-25-STAIR TREADS AND RISERS SHALL BE DETAILED AS FOLLOWS:A) THE TOLERANCE BETWEEN THE LARGEST AND SMALLEST RISER HEIGHT ORTREAD DEPTH SHALL NOT EXCEED 0.375" IN ANY FLIGHT OF STAIR. (CRCR3.117.4.3)B) THE RADIUS OF CURVATURE AT THE LEADING EDGE OF THE TREAD ORBEVELING OF NOSING SHALL NOT EXCEED 0.5" (CRC R311.7.4.3)C) RISERS SHALL BE VERTICAL OR SLOPED A MAX. 30 DEGREES FROM THEVERTICAL. (CRC R311.7.4.3)D) LEADING EDGE OF TREAD SHALL NOT PROJECT MORE THAN 1.25" BEYONDTREAD BELOW. (CRC R311.7.4.3)E) OPENING BETWEEN TREADS SHALL NOT PERMIT THE PASSAGE OF A 4"DIAMEPHETER SPHERE. (CRC R311.7.4.3)THE WALKING SURFACE OF TREADS AND LANDINGS SHALL NOT BE SLOPEDSTEEPER THAN 2% (1:48) IN ANY DIRECTION.(CRC R311.7.6)CEMENT, FIBER-CEMENT OR GLASS MAT GYPSUM BACKERS IN COMPLIANCEWITH ASTM C1178, C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILEIN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWERAREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS ABASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED INACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUM WALLBOARDIS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREASWHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840.WATER-RESISTANT GYPSUM BOARD SHAL NOT BE USED IN THE FOLLOWINGLOCATIONS: (CRC R702.3.8)A- VAPOR RETARDERB- ON CEILINGS WHERE FRAME SPACING EXCEEDS 12" O.C. FOR 12" THICKAND MORE THAN 16" O.C. FOR 58" THICK.BATHING ROOM FLOORS SHALL HAVE A SMOOTH, HARD, NONABSORBENTSURFACE SUCH AS PORTLAND CEMENT, CERAMIC TIILE OR OTHER APPROVEDMATERIALS. (CRC R307.2)SHOWER COMPARTMENTS AND WALLS ABOVE BATHTUBS WITH INSTALLEDSHOWER HEADS SHALL BE FINISHED WITH A SMOOTH AND NONABSORBENTSURFACE TO A HEIGHT NOT LESS THAN 6' ABOVE THE FLOOR. USE OFWATER-RESISTANT GYPSUM BACKING BOARD SHALL BE PER CBC 2509.2BUILT-IN TUBS WITH SHOWERS SHALL HAVE WATERPROOF JOINTS BETWEEN THETUB AND ADJACENT WALL. (CBC 1210.4)ATTIC ACCESS, SERVICE SPACE (C.M.C 304, CRC R807) & VENTILATION:A) 30X22X30 INCH HIGH MINIMUM UNOBSTRUCTED ACCESS, BUT NOT LESSTHAN THE LARGEST EQUIPMENT SIZE.B) 30X30 INCH MINIMUM UNOBSTRUCTED PASSAGE TO REMOVE EQUIPMENT,BUT NOT LESS THAN THE LARGEST EQUIPMENT &MAXIMUM 20' DISTANCE FROM ACCESS TO UNIT.C) 30X30 INCH DEEP LEVEL SERVICE SPACE LOCATED AT THE EQUIPMENTSERVICE SIDE.D) PROVIDE ADDITIONAL COMBUSTION AIR IN ATTIC SPACE WHERE FAU ISLOCATED AS REQUIRED PER C.M.C. CHAPTER 7 OR NOTESPECIAL COMBUSTION AIR VENTING PER MANUFACTURES DESIGN (VERIFYAVAILABILITY FROM MANUFACTURE).E) FAU ACCESS FLOORING SHALL PROVIDE A MINIMUM 24 WIDE SOLIDSURFACE TO & A LEVEL 30"X30" SURFACE IN FRONT OF SERVICESIDE.F) MECHANICAL EQUIPMENT AREA SHALL HAVE REQUIRED SWITCHING &LIGHTING.ALL HEATING AND/OR COOLING SYSTEMS OTHER THAN WOOD STOVES SHALLHAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK MECHANISM OR OTHERSETBACK MECHANISM APPROVED BY THE EXECUTIVE DIRECTOR OF THECALIFORNIA ENERGY COMMISSION THAT SHUTS THE SYSTEM OFF DURING PEAKPERIODS OF NONUSE AND THAT ALLOWS THE BUILDING OCCUPANT TOAUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS FOR AT LEAST TWOPERIODS WITH 24 HOURS. [TITLE 24, PART 6 , CHAPTER7,SECTION 150(i)& 151(f))THE MIN. INSTALLED WEIGHT PER SQUARE FOOT OF ANY LOOSE-FILL INSULATIONSHALL CONFORM WITH THE INSULATION MANUFACTURER'S LABELED R-VALUE.[TITLE 24, PART 6, CHAPTER 7, SECTION 150(b)]INSULATION SHALL BE PROVIDED FOR WATER HEATERS AS FOLLOWS: [TITLE 24,PART 6, CHAPTER 7, SECTION 150(j)]a.STORAGE GAS WATER HEATERS WITH AN ENERGY FACTOR< 0.58 SHALL BEEXTERNALLY WRAPPED WITH INSULATION HAVING AN INSULATED THERMALRESISTANCE OF R-12 OR GREATER.b.UNFIRED HOT WATER TANKS, SUCH AS STORAGE TANKS AND BACKUPSTORAGE TANKS FOR SOLAR WATER-HEATING SYSTEMS, SHALL BEEXTERNALLY WRAPPED WITH INSULATION HAVING AN INSTALLED THERMALRESISTANCE OF R-12 OR GREATER OR HAVE INTERNAL INSULATION OF ATLEAST R-16 AND A LABEL ON THE EXTERIOR OF THE TANK SHOWING THEINSULATION R-VALUE.c.PIPING, WHETHER BURIED OR UNBURIED, DOMESTIC HOT WATER SYSTEMS,PIPING FROM THE HEATING SOURCE TO THE STORAGE TANK FOR ANINDIRECT-FIRED DOMESTIC WATER-HEATING SYSTEM AND THE FIRST FIVEFEET OF HOT AND COLD WATER PIPES FROM THE STORAGE TANK FORNON-RECIRCULATING SYSTEMS AND COOLING SYSTEMS SHALL BETHERMALLY INSULATED AS SPECIFIED IN SUBSECTION A & B.d.SOLAR WATER-HEATING SYSTEMS AND/OR COLLECTORS SHALL BECERTIFIED BY THE SOLAR RATING AND CERTIFICATION CORPORATION.e.IN ADDITION TO INSULATION REQUIREMENTS, ALL DOMESTIC. HOT WATERPIPES THAT ARE BURIED BELOW GRADE MUST BE INSTALLED IN A WATERPROOF AND NONCRUSHABLE CASING OR SLEEVE THAT ALLOWS FORINSTALLATION, REMOVAL, AND REPLACEMENT OF THE ENCLOSED PIPEAND INSULATION.7,Section 150(i)& 151(f))FLOOR PLAN KEYNOTES:28-29-30-31-32-33-34-9DECK DRAIN10OUTLINE OF FLOOR ABOVESecond Floor PlanScale: 1/4"=1'-0"PLPLPLFoyerMaster BedroomMaster BathBedroomMaster Closet000BathDeckLINENPorchElev.Bedroom3225282281548435332217'-4"3'-10"2'-6"9'-6"2'-6"15'-6"39'-2"3'-10"9'-8"4'-0"11'-0"4'-6"4'-0"19'-6"2'-7"2'-5"6'-5"6'-1"2'-10"3'-0"16'-8"12'-6"5'-10"40'-0"5'-0" 9'-6" 8'-4"3'-4" 8'-4" 1'-6"6'-1" 11'-8"7'-8"37'-0"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360312333612991/4" MIN.SLOPE1/4" MIN.SLOPE883'-6"21'-10"6'-10"6'-0"4'-6"8'-1"8'-7"17'-6"5'-0"10"4'-6"6'-0"2'-8"4'-0"4'-0"2'-6"15'-6"4'-6"5'-0" 4'-2"6'-4"6'-2"5'-10"3'-8"4'-4"4'-6"5'-0"2'-2"12"3'-0"4'-8"10'-4"4'-6"10'-6"3'-6"UPDN15 RISERS @ 7 1/4"12 TREADS @ 12"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601'-7"1'-4" 2'-10"30" MIN.CLEAR30" MIN.CLEAR1/4" MIN.SLOPEDNLONGFELLOW AVENUE BOUNDARY PLACE Unit AUnit B41.5".75"810PLAA-812"24'-0"5'-0"3'-6"000FoyerPorch8UPDN1/4" MIN.SLOPEDN1.5"Elev000000Bedroom000Bedroom000000BathDeck7'-9"2'-8"8'-6"7'-1"3'-0"4'-0"10'-2"6'-10"18'-0" 5'-0"10'-0"3'-0" 5'-0"9'-1"3'-10"17'-4"9'-6"12'-4"5'-4" 6'-6"Master BedroomMaster1,335 sq. ft.223333315 RISERS @ 7 1/4"12 TREADS @ 12"7'-3"1'-10"1'-11"15'-0"9'-0"37'-0"6'-4"2'-6"2'-10"6'-0"6'-4"4'-6"5'-0" 12'-10"5'-0"8'-10"4'-6"6'-0"6'-10"24'-0"4'-9"4'-2"18'-0"10"000000Hall000884444444BathMasterCloset42'-7"2'-5"4445'-0"5'-0"4'-0" 3'-10" 2'-4"2'-8"4'-2" 6'-4"39'-2"11'-6"2'-10"3'-8"2'-2"2'-2"5'-7"6'-0"6'-1"4'-6"5'-4"2'-4"12"4'-10"3'-10"13'-2" 5'-0"4'-6"9'-0"3'-4"5'-4"4'-2"8'-8"30" MIN.CLEAR30" MIN. CLEAR .75"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 /CSA 2.22b-20091/4" MIN.SLOPEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23608'-10"7/9/2014 11:17:20 AM PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-4ELEVATOR SHAFT WALLS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUM BOARD ON ALL WALLS.12345UPPER CABINETRY WITH ADJUSTABLE SHELVES.678SHELF & POLE AS REQUIREDBUILT-IN NICHEOUTLINE OF ROOFLINE ABOVEGUARDRAIL TO BE 42" HIGH, INTERMEDIATE RAILS SHALL BE63$&('68&+7+$7$63+(5(0$<1273$667+528*+FLOOR PLAN KEYNOTES:DECK DRAINOUTLINE OF VAULTED CEILING9REF/FREEZER: PROVIDE PURIFIED COLD WATER SUPPLY LINETO ICEMAKER W/RECESSED SHUTOFF VALVE10SKYLIGHT11RANGE HOOD (100 CU. FT. PER MIN. MINIMUM)12TRASH COMPACTOR13DISHWASHER14BREAKFAST COUNTER15BUILT-IN PANTRY SHELVES & SPICE RACKSThird Floor PlanScale: 1/4"=1'-0"PLPLPLDiningPan.Pwdr.KitchenFamily RoomDeckElevStor.1113355224557'-0"4'-4"6'-0"6'-6"5'-6"12'-6"5'-11"5'-8"6'-8"6'-2"9'-6"4'-0"6'-4" 5'-3"9'-6"5'-5" 20'-2"11'-4"31'-0"5'-0"10'-0"12'-2"17'-4"22'-10"86DNUP1.5"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 / CSA 2.22b-200930" MIN. CLEARDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 236011111/4" MIN.SLOPE11'-8"5'-8"5'-6"3'-1"1'-9"7'-5"5'-0"5'-0"17'-2"40'-0"6"2'-6"20'-4"7'-8"4'-0"5'-6"5'-8"5'-8"19'-8"3'-6"5'-6"1'-0"1'-8"1'-2"5'-4"4'-6"11'-6"39'-2"2'-2"10"4'-6"4"5'-8"6'-8"4'-0"12'-6"5'-6"1'-2"6'-10"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601.5"115 RISERS @ 7 1/2"12 TREADS @ 12"2'-6"518"18"PLLONGFELLOW AVENUE BOUNDARY PLACE Unit AUnit B777222951011131214515Wine223 SF: OPEN SPACE(SHOWN HATCHED)12"000Pan.000Pwdr.000KitchenElevStor.0003522000DNUP30" MIN. CLEAR4'-6"6'-0"6'-8"4'-0".75"1595101312515000Family RoomDining000Deck9'-6"20'-2"6'-4"4'-0"6'-0"7'-6"5'-2"10'-2"6'-6"4'-6"7'-0"310"3.75"115513'-10"4'-6"25'-10"31'-10"8'-10"5'-5"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 / CSA 2.22b-20097'-0"7'-7"7'-1"4'-4"2'-0"2'-6"1'-2"11'-6"10'-0"14'-8"7'-4"6'-6"9'-6"1155'-3"9'-6"5'-5"4'-6"5'-0"36'-2"6'-2"8'-10"5'-4"4'-10"3'-6"3'-0" 40'-0"5'-0"5'-0"2'-4"2'-10"7'-0"6'-6"6"2'-0"12'-8"4'-4"6'-8"11'-4"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 236011/4" MIN.SLOPE11/4" MIN.SLOPE11/4" MIN.SLOPE11/4" MIN.SLOPE11/4" MIN.SLOPE16'-0"5'-4"2'-0"18'-6"00000000000000000000000015 RISERS @ 7 1/4 "13 TREADS @ 12"5'-2"AA-8328 SF: OPEN SPACE(SHOWN HATCHED)7/9/2014 11:17:44 AM PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-5ROOF PLAN KEYNOTES:1DECK DRAINS2SCUPPERS W/OVERFLOWS3ROOF OVERHANG4SKYLIGHTROOF VENTILATION CALCS/NOTES:AREA I (ROOF DECK): SPRAY FOAM INSULATION (AIR-IMPERMEABLE INSULATION)INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THESTRUCTURAL ROOF SHEATHING FOR CONDENSATION CONTROL (SPRAY INSULATIONTHICKNESS TO ACHIEVE MIN. R-19 PER T24) COMPLY WITH CRC SECTION R806.5 FORUNVENTED RAFTER ASSEMBLIES.AREA II (FLAT ROOF): SPRAY FOAM INSULATION (AIR-IMPERMEABLE INSULATION)INSULATION SHALL BE APPLIED IN DIRECT CONTACT WITH THE UNDERSIDE OF THESTRUCTURAL ROOF SHEATHING FOR CONDENSATION CONTROL (SPRAY INSULATIONTHICKNESS TO ACHIEVE MIN. R-19 PER T24) COMPLY WITH CRC SECTION R806.5 FORUNVENTED RAFTER ASSEMBLIES.A- THE NET FREE VENTILATING AREA SHALL NOT BE LESS THAN:i. 1150 OF THE ATTIC SPACE (APPROX. 10 SQ. IN. FOR EACH 10 SQ. FT. OF ATTICAREA)ORii. 1300 PROVIDED A VAPOR RETARDER IS INSTALLED WITH A TRANSMISSIONRATE NOT EXCEEDING 1 PERM MEETING ASTM E96.B- TO ACHIEVE A "BALANCED" ATTIC VENTILATION SYSTEM, 50% OF THE REQUIREDVENTILATION AREA MUST BE LOCATED AT LEAST 3' ABOVE EAVE OR CORNICEVENTS WITH THE BALANCE PROVIDED BY EAVE OR CORNICE VENTS. IN NO CASESHOULD THE AMOUNT OF EXHAUST VENTILATION EXCEED THE AMOUNT OF INTAKEVENTILATION. CONSULT ATTIC VENTILATION MANUFACTURER(s) TO ENSURE/VERIFYPROPER PLACEMENT/QUANTITIES/USE OF VENTS.C- OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESH OR OTHERAPPROVED MATERIAL WITH 18" MIN. AND 14" MAX. OPENING.D- VENT AND INSULATION CLEARANCE. WHERE EAVE OR CORNICE VENTS AREINSTALLED, INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. A MINIMUM OFA 1-INCH (25 MM) SPACE SHALL BE PROVIDED BETWEEN THE INSULATION AND THEROOF SHEATHING AND AT THE LOCATION OF THE VENT. (CRC SECT. R806.3)E- THE 2008 CALIFORNIA ENERGY CODE ALSO STATES THAT ATTIC SPACE SHALL BEPROVIDED WITH VENTILATORS EQUAL TO OR GREATER THAN 1 SQ. FT. FOR EVERY 150SQ. FT. OF ATTIC SPACE, WITH A MINIMUM 30% OF THE FREE VENTILATION AREAINSTALLED WITHIN 2' VERTICALLY OF THE RIDGE. (CF-1R-ALT FORM)F- RAFTERS MAY BE NOTCHED FOR CROSS VENTILATION PROVIDED THE NOTCHESAND ASSOCIATED SAW-BLADE OVER-CUTS DO NOT AFFECT THE STRUCTURALINTEGRITY OF THE RAFTERS. (SEE STRUCTURAL NOTES REGARDING NOTCHING &ALLOWABLE HOLES)ROOF MATERIAL @ FLAT:-(4) LAYERS OF 15# FELT LAID W/19" OVERLAP, PER SECT. R905.2.2. HOT MOPPEDTHROUGHOUT W/GAFGLAS ENERGYCAP BUR MINERAL SURFACED CAP SHEET(WHITE)-NAIL BASE SHEET PER CBC TABLE 15-E-(MINMUM CLASS "A" ROOF REQUIRED)-THE ROOF SHALL QUALIFY TO BE A COOL ROOF PER HBMCPITCH:14:125ROOF DRAINS W/OVERFLOWFlat RoofPLPLPLPL 50.00' 100.17' 100.17' 50.00'CP#1:128.39' MAX.127.69' ACTUALCP#2:129.43' MAX.128.91' ACTUALCP#3:129.26' MAX.128.91' ACTUAL9'-0"19'-10"30'-8"48'-0"50'-0"3'-0"19'-6"27'-10"Roof Deck323 S.F.OPEN SPACE11/4" MIN.SLOPE1112224333DN9'-4"16'-2"14'-6"10"4'-6"5'-0"11'-10"4'-8"12'-6"8'-4"12'-0"3'-0"10'-10"11'-4"8'-10"1/4:12Area IArea II55555555AA-8Roof/Roof Deck PlanScale: 1/4"=1'-0"Unit AUnit BDNRoof Deck20'-5"18'-0"CP#5:129.38' MAX.129.33' ACTUALCP#4:129.15' MAX.124.89' ACTUAL50'-10"5'-0"14'-7"111401 S.F.OPEN SPACE2210'-0"5'-0" 2'-0"25'-4"10'-0"13'-10"5'-2"7/9/2014 11:18:08 AM Scale: 1/4"=1'-0"South Elevation (605)Scale: 1/4"=1'-0"North Elevation (605)8'-0"8'-1"10'-1" 100.6 PC 8'-0"8'-0"10'-1"98.58' F.F.E. @GARAGE DOOR107.63' F.F.E. 116.68' F.F.E.98.08' F.F.E. @GARAGE DOOR107.13' F.F.E. 116.26' F.F.E.9 9 . 8 9 P C99.32FL98.58' F.F.E. @GARAGE DOOR8'-0"8'-0"107.63' F.F.E. 116.68' F.F.E.10'-1"98.50' F.F.E. 8'-1"8'-0"107.63' F.F.E. 116.68' F.F.E.10'-1"PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-6 UNIT B (607)12PLASTER: PORTLAND CEMENTPLASTER (STUCCO)34PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5WEATHEREDBLEND ANTIQUE ANDNATUREAGED BARNWOOD SIDING(MIXED GRAY/BROWN)678RECESSED LIGHTING9ROLL UP SECTIONAL GLASSGARAGE DOORCLADDED WINDOW/DOOR, TYP.STUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH GLASS GUARDRAILNEW WOOD FENCE AS MEASURED FROMLOWEST ADJACENT GRADE.101112132" WINDOW/DOOR RECESS, TYP.12" FRY REGLET3A-10DOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEER6422222228'-0"30'-0" 30'-0"cp2 129.43' max.128.91' ACTUAL60514PROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)7'-3"(7'-0" MIN.)4cp4 129.15' max.124.89' ACTUALcp5 129.38' max.129.33' ACTUAL1313137/9/2014 11:18:31 AM Scale: 1/4"=1'-0"West Elevation31'-3"98.08' F.F.E. @GARAGE DOOR8'-0"8'-1"107.13' F.F.E. 116.26' F.F.E.10'-1"cp2 129.43' max.128.91' ACTUALcp1 128.39' max.127.69' ACTUALcp3 129.26' max.128.91' ACTUAL98.50' F.F.E.8'-1"8'-0"107.63' F.F.E. 116.68' F.F.E.10'-1"cp4 129.15' max.124.89' ACTUALcp5 129.38' max.129.33' ACTUAL98.12 PC 98.7399.799.89 PC100.02 PC98.12 PCScale: 1/4"=1'-0"North Elevation (607)8'-0"8'-1"10'-1"98.08' F.F.E. @GARAGE DOOR107.13' F.F.E. 116.26' F.F.E.Scale: 1/4"=1'-0"South Elevation (607)8'-1"8'-1"10'-1"98.00' F.F.E. @107.13' F.F.E. 116.26' F.F.E.PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-712PLASTER: PORTLAND CEMENTPLASTER (STUCCO)34PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5WEATHEREDBLEND ANTIQUE ANDNATUREAGED BARNWOOD SIDING(MIXED GRAY/BROWN)678RECESSED LIGHTING9ROLL UP SECTIONAL GLASSGARAGE DOORCLADDED WINDOW/DOOR, TYP.STUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH GLASS GUARDRAILNEW WOOD FENCE AS MEASURED FROMLOWEST ADJACENT GRADE.101112132" WINDOW/DOOR RECESS, TYP.12" FRY REGLET3A-10DOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEER7522222422114101031066111113131330'-0" 30'-0"8'-0"14PROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)6072'-0"MAX.1113137/9/2014 11:18:59 AM PAGE:ENGINEER:REVISIONS:JOB NO:JOB SITE:CLIENT:12BUILDING DESIGNS, INC.TROTTER3 1 0 5 4 5 2 7 2 7 31011 MANHATTAN BEACH BLVD, "A"M A N H A T T A N B E A C HNAMVAR ASSOCIATES231 VISTA DEL MAR, SUITE DREDONDO BEACH, CA 90277P: (310) 540-7788F: (310) 540-773314-007HBL DEVELOPMENT, LLC.605 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 05-12-201406-09-2014PC#2: 07-09-2014A-8000Kitchen000Family Room000Master Bedroom000Master BathDeck0002 Car GarageDeckScale: 1/4"=1'-0"Section8'-0"SETBACKUnit A (605)Unit B (607)Guest ParkingStor000Hall000Bedroom000Elev000Master Bedroom000000FoyerDeckRoof Deck98.50' F.F.E.107.63' F.F.E. 116.68' F.F.E.98.08' F.F.E. @GARAGE DOOR107.13' F.F.E. 116.26' F.F.E.7/9/2014 11:20:12 AM From: Pappas, Nancy [mailto:Nancy.Pappas@xerox.com] Sent: Tuesday, July 15, 2014 3:52 PM To: Ken Robertson Subject: Longfellow project 609-611 and 613-615 Ken, I was made aware of proposed development planned for the Longfellow condo. We live at 926 Duncan Avenue very close to the development. Since 1989 we have seen the density increase tremendously. Several residents on Longfellow park on our street regularly because there is not enough parking on Longfellow. Boundary was never meant to be a high density street. There is not enough room for even two cars to pass each other. There is no parking on the north side of the street but it is still very narrow. It will absolutely adversely affect views, airspace, parking, noise and traffic. It is a hazard to put such a large development on Boundary and completely out of character for the street as it is. Thank you for taking this into consideration. Nancy Pappas 310 864 9114 From: Bath, Daniel [mailto:Daniel.Bath@lewisbrisbois.com] Sent: Tuesday, July 15, 2014 3:39 PM To: Ken Robertson; 'ron.pizer@verizon.net'; 'sperrotti1@verizon.net'; 'kentjallen@gmail.com' Cc: Lori Bath (nharmin@aol.com) Subject: Longfellow project 609-611 and 613-615 To whom it may concern: My wife and I have lived on or near the corner of Boundary and South Poinsettia since 1989. Our address from 1989 to 1999 was 319 South Poinsettia. Our current address is 312 South Poinsettia, Manhattan Beach. Both addresses are between 25 to 50 yards from the proposed development. The proposed development, while listed as a “Longfellow” project, impacts directly Boundary Place and South Poinsettia, which dead ends into Boundary Place just a few yards north of the proposed development. Boundary is a narrow alley. With the exception of two or three single-story duplexes close to Ardmore, Boundary is populated by single family homes on both the Manhattan and Hermosa sides, not multi- unit dwellings. All recent construction on Boundary has been single family homes. The trend is away from duplexes and multi-unit dwellings. This is something to be encouraged for property values and residential stability and safety. The proposed development of a three story multi-unit condominium complex is not consistent with the current use or development on Longfellow and Boundary. We are opposed to its construction. The development would increase the population density on the alley, add unsightly bulk without a sufficient setback from Boundary, create an aesthetic eye sore and view barrier by the bulk and height of the proposed development, and increase traffic on Boundary because of the increase in number and size of the units being built. Boundary is a single lane alley without sidewalks. By increasing traffic, the proposed development would increase the danger to pedestrians, animals, bicyclists, skateboarders, etc. that regularly walk down the middle of Boundary to access the green belt or when going to the beach. It would cause parking overflow onto Poinsettia, as vehicles are restricted from parking on the south side of Boundary due to its narrow width. There is no benefit to our neighborhood added by the proposed construction. The only beneficiary of such a massive project is the developer, who hopes to maximize the return on his or her investment by creating multiple large condo units to sell off individually. But this developer has no long-term stake in our neighborhood. Maximizing the developer’s profit is not a good reason to alter the fundamental look, feel and use of a neighborhood in which individuals like myself, my wife and my family have lived and enjoyed for 25 years. Daniel G. Bath, PC Partner Daniel.Bath@lewisbrisbois.com 221 N. Figueroa Street, Suite 1200 Los Angeles, CA 90012 T: 213.680.5176 F: 213.250.7900 Representing clients from coast to coast. View our nationwide locations. This e-mail may contain or attach privileged, confidential or protected information intended only for the use of the intended recipient. If you are not the intended recipient, any review or use of it is strictly prohibited. If you have received this e-mail in error, you are required to notify the sender, then delete this email and any attachment from your computer and any of your electronic devices where the message is stored. 7l1sl20t4 Planning Commission City of Hermosa Beach ATTN: 340 Parkins Plan Dear Mr. Gudelj: I am the owner of 18 3rd Street, Hermosa Beach. I am writing in support of the proposed parking plan for 340 The Strand, Hermosa Beach. I urge the Planning Commission to approve the proposed parking plan as submitted. Sincerely, r* (. !' -.i ..1* - i ,ii tV -Jeff Flynn l8 3rd Street Hermosa Beach. CA 90254 Title Sheet 05/19/2014T-1Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingCODE RESEARCH: ALLOWABLE AREA AND HEIGHT II - B V - B OCCUPANCY B 3 STORIES 2 STORIES 23,000 SF 9,000 SF S2 3 STORIES NOT 26,000 SF PERMITTED *NO AREA OR HEIGHT INCREASES FOR FRONTAGE OR SPRINKLER NECESSARY. THEREFORE, CONSTRUCTION MAY BE CLASSIFIED II-B @ OPEN PARKING GARAGE WITH TYPE V-B CONSTRUCTION ABOVE I-HOUR RATED NON-COMBUSTIBLE DECK OCCUPANT LOAD FACTORS OCCUPANCY LOAD FACTOR OFFICE 100 GROSS OPEN PARKING GARAGE 300 GROSS OCCUPANTS OFFICE (5,250.00 / 100 ) 53 OCCUPANTS OPEN PARKING GARAGE (6,892.36 / 300 ) 23 OCCUPANTS REQUIRED EXIT WIDTHS STAIRWAYS (0.3") OTHER COMPONENTS (0.2") SECOND FLOOR OFFICE *44" (15.9") 44" (10.6") FIRST FLOOR GARAGE 44" (6.9" ) 44" (4.6") * NOTE STAIRWAY WIDTHS COULD BE 36" PER 1007.3 EXCEPTION #2 AND 1009.1 EXCEPTION #1 HOWEVER THIS WIDTH DOES NOT MEET ACCESSIBILITY REQUIREMENTS OF CHAPTER 11. SITE ARCHITECT : Studio 9 One 2 Patrick J. Killen Architect 930 Manhattan Beach Blvd. Manhattan Beach, Ca. 90266 Ph: (310) 376-9171 SURVEY: DENN Engineers Gary J. Roehl 3914 Del Amo Bld, Suite 921 Torrance, Ca 90503 Ph: (310) 542-9433 STRUCTURAL: ELECTRICAL: DETAIL NUMBER SHEET NUMBER ROOM NAME SECTION DESIGNATION SHEET NUMBER WINDOW LETTER DOOR NUMBER KEY NOTE SYMBOLS ABBREVIATION SHEET SCHEDULE VICINITY MAPCONSULTANTS PROJECT DATA @ ATA.B. ANCHOR BOLTA.C. ASPHALTIC CONCRETEACOUS. ACOUSTICALACS. ACRESA.D. AREA DRAINALUM. ALUMINUMA.T. ASPHALT TILEADJ. ADJUSTABLEA.F.F. ABOVE FINISHED FLOORA.F.S. ABOVE FINISHED SURFACEDABV. ABOVE BD. BOARDBLK. BLOCKBLKG. BLOCKINGBM. BEAMBOT. BOTTOMBLDG. BUILDINGBTWN. BETWEEN C,J, CEILING JOISTC.L. CENTER LINEC.B. CATCH BASINCEM. CEMENTCER. CERAMICC.I.P CAST IRON PIPECLG. CEILINGCLO. CLOSETCLR. CLEARC.O. CLEAN OUTCOL.. COLUMNCOM. COMMONCONC. CONCRETECONT. CONTINUOUSC.W. COLD WATERC.T. CERAMIC TILECU.YD. CUBIC YARD DET. DETAILDBL. DOUBLED.F. DOUGLAS FIRD.J. DECK JOISTDR.FN. DRINKING FOUNTAINDIAM.( ) DIAMETERDRWG DRAWINGD.S. DOWNSPOUTD.W DISHWASHERDR. DOOR EA. EACHEL. ELEVATIONELECT. ELECTRICALELEV. ELEVATIONENCL. ENCLOSUREEXH. EXHAUSTEXIST. EXISTINGEXP. EXPANSIONEXT. EXTERIORE.J. EXPANSION JOINT F.D. FLOOR DRAINF.G. FUEL GASF.J. FLOOR JOISTFIN. FINISHFLR. FLOORFLRG. FLOORINGFT. FOOTFTG. FOOTINGF.GL. FIXED GLASSF.S. FLOOR SINKFLUOR. FLUORESCENTF.O.C. FACE OF CONCRETEF.O.S. FACE OF STUDF.F. FINISHED FLOOR GA. GAUGEGALV. GALVANIZEDG.I. GALVANIZED IRONGL. GLASSGR. GRADEGYP. GYPSUMG.W.B. GYPSUM WALLL BOARDGAR. GARAGEGAR.DISP. GARBAGE DISPOSAL H.B. HOSE BIBBHD. HARD WOODHGT. HEIGHTH.PT. HIGH POINTHDR. HEADERHTR. HEATERH.W. HOT WATERHORIZ. HORIZONTALH.C. HOLLOW CORE I.D. INSIDE DIAMETERIN. INCHINT. INTERIORINSUL. INSULATIONINV. INVERT JAN. JANITORJST. JOIST K.C. KEENE'S CEMENTK,P, KING POSTKIT. KITCHEN LAM. LAMINATEDLAV. LAVATORYLB. POUNDLGTH. LENGTHLKR. LOCKER MAS. MASONRYMAX. MAXIMUMMECH. MECHANICALMEMB. MEMBRANEMET. METALMIN. MINIMUMMISC. MISCELLANEOUSM.O MASONRY OPENINGM.R. MOISTURE RESISTANTMANUF. MANUFACTURER N.I.C. NOT IN CONTRACTNO.(#) NUMBERNOM. NOMINALN.T.S. NOT TO SCALE OBSC. OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROFF OFFICEOPG. OPENINGOV. OVENOVFL. OVERFLOWOPP. OPPOSITE P. POSTPL. PROPERTY LINE, PLATEPART'N. PARTITIONPLAS. PLASTERPLY., PLYWD. PLYWOODPR. PAIRP.L. PLASTIC LAMINATE R. RISERRAD.,R. RADIUSRAFT.,R.R. RAFTERREINF. REINFORCEMENTRESIL. RESILENTR.D. ROOF DRAINRG. RANGERM. ROOMR.O. ROUGH OPENING REF. REFRIGARATOR S.C. SOLID CORES. SINKSEL.STR. SELECT STRUCTURALSHT. SHEETSHWR. SHOWERSIM. SIMILARSHTG. SHEATINGSQ. SQUARESTD. STANDARDSTL. STEELSTRUCT. STRUCTURALS.STL. STAINLESS STEELSUSP. SUSPENDEDSPECS. SPECIFICATIONSSERV. SERVICESV.SK SERVICE SINKS.S. SELECT STRUCTURALSTOR. STORAGES.T.C. SOUND TRANSMISSION CLASSSQ.FT. SQUARE FOOT(FEET)TEL. TELEPHONETERR. TERRAZZOT.& G. TOUNGE AND GROOVET.O.C. TOP OF CONCRETET.O.W. TOP OF WALLTYP. TYPICALTHRU THROUGHTEMP. TEMPEREDT.O.P TOP OF PARAPETT. TREAD U. URINAL VERT. VERTICALVEST. VESTIBULEV.G.D.F. VERTICAL GRAIN DOUGLAS FIR W/ WITHW.C. WATER CLOSETW.D. WINDOW DIMENSIONWD. WOODW.H. WATER HEATERWP. WATERPROOF MECHANICAL: PLUMBING: SOIL/GEO: CONTRACTOR: PARKING INFORMATION: REQUIRED PARKING (@ 1 / 250 SQ.FT): 5,374.00 / 250 = 21 STALLS PROVIDED PARKING STALLS: 21 PARKING STALLS INCLUDING 14 STANDARD, 6 COMPACT AND 1 ADA VAN ACCESIBLE PARKING STALLS. THIS PROJECT SHALL COMPLY WITH: 2013 C.B.C., 2013 C.M.C., 2013 C.P.C., 2013 C.E.C., 2013 CA. ENERGY CODE, 2013 CA. FIRE CODE, 2013 CA. GREEN BUILDING STANDARDS CODE AND WITH CITY OF HERMOSA BEACH AMENDMENTS SEPARATE SUBMITTAL AND PERMITS SHALL BE OBTAINED FOR: RETAINING WALLS OR BLOCK FENCE WALLS ELECTRICAL MECHANICAL PLUMBING DEMOLITION, SIGNAGE GRADING FIRE SPRINKLERS - ENTIRE BUILDING SHALL BE PROVIDED WITH NFPA 13 SPRINKLER SYSTEM PER CBC 903.3.1.1 SEPARATE SPRINKLER PLANS SHALL BE APPROVED AND PERMITTED PRIOR TO INSTALLATION UNDERGROUND FIRE SERVICE, FIRE ALARM AND ALL OTHER EXTINGUISHING SYSTEMS OWNER: KKC DEVELOPMENT PROJECT ADDRESS: 2101 PACIFIC COAST HIGHWAY (NW'LY CORNER OF 21 ST & PCH) HERMOSA BEACH, CA 90254 LEGAL DESCRIPTION: PORTION OF LOTS 18-19 HERMOSA VIEW TRACT NO.1 M.B. 10-39 APN: 4184-021-013, 4184-021-014 OCCUPANCY: B / S2 - OPEN PARKING GARAGE OCCUPANCY SEPARATION: PROVIDE 1-HOUR HORIZONTAL SEPARATION BETWEEN OFFICE AND OPEN PARKING GARAGE FIRE SPRINKLERS: ENTIRE BUILDING SHALL BE FULLY SPRINKLERED (SEE FIRE PROTECTION NOTES @ A-2.0) CONSTRUCTION: TYPE V-B @ OFFICE & TYPE II-B @ PARKING GARAGE ZONING: SPA-8 NO. OF STORIES: TWO SCOPE OF WORK: CONSTRUCTION OF NEW 1 STORY OFFICE BUILDING OVER A 1 STORY OPEN PARKING GARAGE GENERAL BUILDING INFORMATION AREA TABULATION: LOT AREA: 8,185.75 SQ.FT. ALLOWABLE F.A.R.: (1) 8,185.75 SQ.FT. OFFICE UNIT A: 1,977.57 SQ.FT. OFFICE UNIT B: 1,655.88 SQ.FT. OFFICE UNIT C: 1,264.57 SQ.FT. RESTROOM AREA: 351.97 SQ.FT. STORAGE AREA: 124.00 SQ.FT. TOTAL: 5,374.00 SQ.FT. ELECTRICAL EQUIPMENT + ELEV: 158.83 SQ.FT. TELEPHONE ROOM + JAN CLOSET: 48.27 SQ.FT. ELEVATOR EQUIPMENT ROOM: 53.87 SQ.FT. TOTAL NON-COUNTED AREAS: 260.97 SQ.FT. OPEN PARKING GARAGE AREA: 6,892.36 SQ.FT. (PARKING AREA COVERED BY FLOOR ABOVE) BUILDING SETBACKS: REQUIRED PROPOSED FRONT SETBACK (PCH): 0' 0' STREET SIDE SETBACK (21ST ST): 0' 0' SIDE SETBACK AMONG INT. LOT LINES: 0' 0" REAR SETBACK: 10'-0" 12'-0" BUILDING HEIGHT: MAX ALLOWABLE BLDG HEIGHT: 35'-0" PROPOSED BUILDING HEIGHT: SEE ROOF PLAN FOR CRITICAL POINTS MAX # OF STORIES: 2 STORIES PROPOSED # OF STORIES: 2 STORIES T - 1 TITLE SHEET T - 2 GENERAL NOTES T - 3 WINDOW SCHEDULE T - 4 DOOR SCHEDULE C - 1 SITE SURVEY A-1.0 SITE PLAN A-1.1 LANDSCAPE AND IRRIGATION PLAN A-1.1 LANDSCAPE AND IRRIGATION DETAILS A-2.0 PARKING LEVEL PLAN A-2.1 STREET LEVEL AT PCH PLAN A-2.3 OFFICE LEVEL A-3.0 ROOF PLAN A-4.0 BUILDING SECTIONS A-4.1 BUILDING SECTIONS A-5.0 STAIR PLAN A-5.1 STAIR PLAN A-5.2 OFFICE LEVEL REFLECTED CEILING PLAN A-6.0 EXTERIOR ELEVATIONS A-6.1 EXTERIOR ELEVATIONS A-7.0 ARCHITECTURAL DETAILS A-7.1 ARCHITECTURAL DETAILS A-7.2 ARCHITECTURAL DETAILS A-7.3 ARCHITECTURAL DETAILS A-7.4 ARCHITECTURAL DETAILS A-8.0 ADA NOTES A-8.1 ADA NOTES A-8.2 ADA NOTES A-8.3 ADA DETAILS A-8.4 ACCESSIBLE RESTROOM PLAN S-1.1 STRUCTURAL GENERAL NOTES S-1.2 STRUCTURAL GENERAL NOTES S-1.3 STRUCTURAL GENERAL NOTES S-2.1 FOUNDATION PLAN S-2.2 SECOND FLOOR FRAMING PLAN & SHEAR WALL PLAN S-2.3 ROOF FRAMING & SHEAR WALL PLAN S-3.1 FOUNDATION DETAILS S-4.1 FRAMING DETAILS S-4.2 FRAMING DETAILS S-4.3 FRAMING DETAILS E-1.0 ELECTRICAL SITE PLAN & FIXTURE SCHEDULE E-2.0 SINGLE LINE DIAGRAM, GENERAL NOTES E-3.0 GROUND FLOOR LIGHTING & POWER PLAN E-4.0 SECOND FLOOR LIGHTING PLAN E-5.0 SECOND FLOOR POWER & PARTIAL ROOF PLAN E-6.0 ELECTRICAL TITLE 24 E-7.0 ELECTRICAL SPECIFICATION P-1.0 PLUMBING TITLE SHEET P-2.0 SITE PLUMBING PLAN P-3.0 GROUND FLOOR PLUMBING PLAN P-4.0 SECOND FLOOR PLUMBING PLAN P-5.0 ROOF PLUMBING PLAN P-6.0 COLD WATER AND WASTE LINE DIAGRAM P-7.0 PLUMBING DETAILS L-1 LANDSCAPE PLANTING PLAN L-2 LANDSCAPE IRRIGATION PLAN L-3 WATER CONSERVATION AND DROUGHT MANAGEMENT NOTES L-3.1 WATER CONSERVATION AND DROUGHT MANAGEMENT NOTES Site Plan 05/19/2014A-1.0Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingUP 1'-8 3/4"9'-0"8'-6"8'-6"8'-6"8'-6"1'-0"8'-6"8'-6"8'-6"9'-0"8'-0"16'-0" 5'-3 1/4"15'-0"21'-0"8"4'-0"8'-6"8'-6"8'-6"1'-8"8'-6"8'-6"8'-6"6"8"14'-2"1'-0"3'-8 3/4"7'-6"7'-6"7'-6"1'-0"25'-0"18'-0"15'-0"8"19'-3"7'-6"7'-6"7'-6"1'-3"23'-2"6"3'-10 3/4"8"18'-0"25'-0"18'-0"5'-2"50.00' 10'-0" 12'-0" 7'-5" 9'-3" 9'-3" 10'-0" 94.29' 94.49'93.64' 3'-6" HIGH WALL WALKWAY 4'-0" HIGH CMU RETAINING WALL STEEL CLOUIMN PER STRUCT. PLAN STEEL CLOUIMNPER STRUCT. PLAN WALKWAYWALKWAY EXISTING CURB CUT TO BE REMOVED EXISTING CURB CUT TO BE REMOVED PROVIDE NEW BUS STOP BENCHPER P.W. REQ. 93.24'95.44' 93.97'94.16' 95.00' 94.00' 94.00'95.00' 95.00' 95.00' 95.00' 95.00' 97.00' 97.00'97.50' 97.00' NEW CURB CUTNEW CURB CUT LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE NEW CONC. DRIVEWAY NEW CONC. DRIVEWAY PROVIDE 6" CONCRETE CURB @ ALL LANDSCAPE AREAS PROVIDE 6" CONCRETE CURB @ ALL LANDSCAPE AREAS PROVIDE 6" CONCRETE CURB @ ALL LANDSCAPE AREAS 97.17' 97.00' 97.17'97.00' EXISTING CURB CUTTO BE REMOVED WIDEN EXISTING CONC. SIDEWALK TO PROPERTY LINE EXISTING CURB CUT FOR ADJACENTRESIDENTIAL PROPERTY CRITICAL POINT #1: +92.83'MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 127.83' PROPOSED BUILDING HEIGHT = 127.83' CRITICAL POINT #2: +100.64' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 135.64' PROPOSED BUILDING HEIGHT = 130.67' CRITICAL POINT #3: +101.94' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 136.94' PROPOSED BUILDING HEIGHT = 131.84' CRITICAL POINT #4: +107.73' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 142.73' PROPOSED BUILDING HEIGHT = 134.57' LINE OF FLOOR ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE TRASH ENCLOSURE PARKING AREA NO PARKING 1. 2. 5.6.7. 9.10.11.12. 21.20.19.17.16. ELECTRICAL TRANSFORMER (EXISTING) 3. 4.8. 15. 14. 13. 18. C C C C C CXXXXXXXXX DVWYCONC. DRIVEWAY 21ST STREET PACIFIC COAST HIGHWAYCONC. SIDEWALKN 13°26'29"W71.23'N 76°35'31"E 114.94'N 13°26'08"W71.23'N 76°35'31"E 114.90'101.23'164.96' P. C .107.93107.77 TX10 7 . 1 5 F L 10 8 . 0 1 107.16105.09102.90100.51100.42100.1910 0 . 5 0 10 0 . 0 7100.06 TW97.7297.0695.1691. 0 792.8394.9096.6791.9090.1191.2091. 5 0 T X 89. 9 2 T X89.45 FL95.93 TX97.76 TX99. 6 9 T X 10 1 . 3 5 T X 101.90 TX 10 2 . 3 0 B C R 100.65 BCR10 0 . 1 1 F L 97. 2 6 F L 92. 8 3 F L93.4793. 7 8 96.1396.0397.8497. 9 6 99. 9 3 99. 8 7 101.2710 2 . 3 8102.95105.26104.74104.13104.98 TC10 4 . 3 4 F L 10 2 . 8 2 F L 102.25 FL 101.80 FL102.04 EG103.12 EGSIG BOXSIG BOXSIG BOX PP TE L M HSIGNAL SIGNAL GV WVWVWV98.3510 2 . 3 0 P . C . 10 0 . 0 0 P . C .92.00 P.C.EXISTING APARTMENT BUILDING NEW DRIVEWAY APPROACHES PROVIDE NEW DRIVEWAY APPROACHES WHERE SHOWN. NEW APPROACHES SHALL CONFORM TO CITY STD PLAN STD-2 TYPE D-1 COMMERCIAL APPROACH 10 TYP.1.0%(2.0% MAX)TYP. CLEAN AIR / VANPOOL / EV 13 TYP. TYP. TYP. 1 1 1 113 13 13 LANDSCAPING LANDSCAPINGLANDSCAPING LANDSCAPING LANDSCAPING LANDSCAPING BIKE RACKS (6,892.36 sq ft COVERED) 10' REQ'D SETBACK LANDSCAPING (122.5 sq ft)(89.5 sq ft) (251.1 sq ft) (40.4 sq ft) (43.7 sq ft) (135.3 sq ft) (127.3 sq ft) SITE LANDSCAPING LOT AREA 8,185.75 SF REQUIRED LANDSCAPE AREA 2 % OF LOT TOTAL REQUIRED LANDSCAPING 167.70 SF TOTAL PROVIDED LANDSCAPE AREA 809.80 SF (9.9 %) LANDSCAPING IN PUBLIC RIGHT-OF-WAY (ENCROACHMENT PERMIT FROM P.W. REQUIRED) 7 9 6 8 4 20 4 4 5 5 5 5 5 5 4 2 2 2 19 N SCALE: 1/8" = 1'-0" Site Plan 326.00' 328.30' 328.30' 328.30' LEGEND TRAFFIC FLOW SITE DRAINAGE PATTERN SEE C-1 SHEET FOR DETAILS EXISTING SITE CONTUR LINES EXISTING FINISHED GRADES TO REMAIN EXISTING FINISHED GRADES TO BE MODIFIED PROPOSED FINISHED FLOOR NEW FINISHED GRADE ACCESSIBLE PATH OF TRAVEL SEE ADA NOTES AT SHEET A-8.0 SECTION (A) SITE DEVELOPMENT, ACCESSIBLE ROUTE OF TRAVEL ADDRESS: 1636 AVIATION BLVD REDONDO BEACH, CA LEGAL DESCRIPTION: LOTS 1 THRU 4, BLOCK 158 REDONDO VILLA TRACT M.B. 10-86-87 APN: 4162-002-001 FLOOD ZONE: X SITE PLAN NOTES: 1. PROPERTY LINE 2. CMU RETAINING WALL AROUND PARKING AREA PROVIDE 3'-6" MAX. HIGH ABOVE FIN. GRADE CMU WALL @ PROP LINE AS SHOWN FINISH: 20/30 SAND FINISH STUCCO - SEE PLAN (UNDER SEPARATE PERMIT) 3. STAIRWAY SEE STAIR SECTIONS @ SHEET A-5.0 - A-5.2 FOR REQUIRED RISE, RUN AND CLEARANCES PER SECT. 1003.3.3, C.B.C. 4. STANDARD PARKING STALL 8'-6" WIDE 19'-0" DEEP STALLS WITH 25'-0" WIDE AISLE. 7’-4” MIN. HEADROOM CLEARANCE PROVIDE PARKING STALL STRIPING IN 4” WHITE PAINT WITH PARTICULATE MATTER IN PAINT FOR NON-SLIP FINISH 5. COMPACT PARKING STALL 8'-0" WIDE 15'-0" DEEP STALLS. 7’-4” MIN. HEADROOM CLEARANCE PROVIDE PARKING STALL STRIPING IN 4” WHITE PAINT WITH PARTICULATE MATTER IN PAINT FOR NON-SLIP FINISH 6. VAN ACCESSIBLE H. C. PARKING STALL 9'-0" WIDE 18'-0" MIN. PARKING STALL. 8’-2” MIN. HEADROOM CLEARANCE PROVIDE PARKING STALL STRIPING IN 4” BLUE PAINT WITH PARTICULATE MATTER IN PAINT FOR NON-SLIP FINISH SEE ACCESSIBILITY NOTES SHEET A-8.0 SEC B(1 THRU 14) FOR SIZE, STRIPING AND SIGNAGE REQMNT’S. 7. UNLOADING AREA FOR VAN ACCESSIBLE PARKING STRIPES AT 36" MAX. ON CENTER PAINTED A COLOR CONTRASTING WITH THE PARKING SURFACE, PREFERABLY BLUE OR WHITE. SEE ACCESSIBILITY NOTES @ SHEET A-8.0 SECTION B. 8. INTERNATIONAL ACCESSIBILITY SYMBOL ON PAVEMENT SEE ACCESSIBILITY NOTES A-8.0 SEC. B(20) 36"x36" SEE 5/ A-8.3 FOR DETAILS (FIG. 11B-6) 9. ACCESSIBILITY PARKING SIGN 70 SQ. INCH ACCESSIBILITY SIGN PER SEC. 1129B.4 SEE: A-8.0 SEC. B (15 THRU 19), ALSO SEE: DETAIL 8 / A-8.3 10. WHEEL STOP IN EACH PARKING AREA, A BUMBER OR CURB SHALL BE PROVIDED AND LOCATED TO PREVENT ENCROACHMENT OF CARS OVER THE REQUIRED WIDTH OF WALKWAYS. (1129B.3.3, FIG 11B-18A, 18B, & 18C) SEE: 15 / A-7.2 11. CONCRETE SWALE SLOPE TO CATCH BASIN @ 1% MIN. 12. OPTIONAL SLIDING SECURITY GATE GATE TO REMAIN OPEN DURING BUSINESS HOURS. 13. NEW CURB CONSTRUCT NEW 6" HIGH CONCRETE CURB BETWEEN ALL LANDSCAPED AREAS AND PARKING SURFACE 14. DISCHARGE THROUGH CURBFACE ALL DRAIN LINES IN PUBLIC RIGHT-OF-WAY SHALL BE CONSTRUCTED OF 3" Ø CAST IRON PIPE AND SHALL DISCHARGE THROUGH CURBFACE PER APWA STANDARD PLAN 150-2 15. DRAINAGE PIPES AND SUMP PUMP (DEFERRED) PROVIDE 3" PVC DRAIN PIPES DIRECTED TO STREET AT 1% MIN SLOPE. PROVIDE SUMP AS NECESSARY. HYDROLOGY AND HYDRAULICS STUDY BY A REGISTERED CIVIL ENGINEER SHALL BE SUBMITTED TO AND APPROVED BY THE CITY OF REDONDO BEACH PRIOR TO SITE DRAINAGE INSTALLATION. NO CERTIFICATE OF OCCUPANCY SHALL BE GRANTED WITHOUT AFOREMENTIONED APPROVAL. SUMP TO BE SIZED BY A REGISTERED CIVIL ENGINEER. 16. CATCH BASIN (DEFERRED) 24" SQ. CONC. CATCH BASIN W/ TRAFFIC RATED GRATE DIRECT AN OUTLET PIPE TOWARDS THE PROPERTY LINE AS SHOWN. 17. SANITARY SEWER CLEAN-OUT PROVIDE 6-INCH CLEAN-OUT IMMEDIATELY BEHIND SIDEWALK FOR THE EXISTING SEWER LATERAL TO BE RECONNECTED. ENCLOSE CLEAN-OUT IN CONCRETE BOX MARKED "S" OR "SEWER". DESIGN SHALL BE PERFORMED BY A REGISTERED CIVIL ENGINEER 18. ALL UTILITIES SHALL ACCESS PROPERTY PERP TO PROP. LINE 19. BICYCLE PARKING PROVIDE PERMANENTLY ANCHORED BICYCLE RACK WITH A MINIMUM CAPACITY OF (2) BICYCLES. 20. GREEN VEHICLE DESIGNATED PARKING SPACE PAINT, IN THE PAINT USED FOR STALL STRIPING THE CHARACTERS: CLEAN AIR / VANPOOL / EV ALIGN THE LOWER EDGE OF THE LAST WORD WITH THE END OF THE STALL STRIPING, SO IT IS VISIBLE BENEATH A PARKED VEHICLE. 21. NEW FIRE SERVICE LOCATION 22. FIRE DEPARTMENT CONNECTION Parking Level 05/19/2014A-2.0Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingDN 16 x 7" = 9'-4"123456789101112131415CA-4.1 CA-4.1 8"1'-8 3/4"9'-0"8'-6"8'-6"8'-6"8'-6"1'-0"34'-6"8'-0"9'-4"5'-8"1'-0" 41'-3 1/4"8"57'-2"8"14'-2"1'-0"26'-2 3/4"1'-0"5'-4"13'-8"23'-11 3/4"1'-1/4"8'-0"11'-8"3'-4"1'-0"17'-2"26'-6"6'-4"8'-0"3'-8"4'-2"1'-0"4'-4 3/4"65'-10"1'-0"1'-1/4"4'-4 3/4"17'-2"26'-6"1'-0"21'-2"1'-0"19'-8 1/8"1'-0"20'-7" 10'-0"104'-10 3/4"4'-4 3/4"66'-10"7'-8 1/4"4'-2 3/4" 1'-8" 1'-4 3/4" 97.00' 97.00' 97.00' 97.17' 97.17' 97.17' 97.00' AA-4.0 BA-4.1 4'-0" HIGH CMU RETAINING WALL STEEL CLOUIMNPER STRUCT. PLAN LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE STAIR # 2 SEE STAIR PLAN @ A-5.0 FOR DETAILS STAIR # 1 SEE STAIR PLAN@ A-5.1 FOR DETAILS LINE OF FLOOR ABOVE LINE OF ROOF ABOVE 4'-0" WIDE PLANTING STRIP AT SIDEWALK LEVEL ABOVE STEEL CLOUIMNPER STRUCT. PLAN STEEL CLOUIMN PER STRUCT. PLAN STEEL CLOUIMN PER STRUCT. PLAN STEEL CLOUIMN PER STRUCT. PLAN STAIRCASE LOBBY TRASH ENCLOSURE PARKING AREA ELECTRICAL TRANSFORMER (EXISTING) ELECTRICAL ROOM 5. 23 4. 5. 1. 2. 5.6.7. 9.10.11.12. 21.20.19.17.16. 3. 4.8. 15. 14. 13. 18. C C C C C C ELEVATOR 16 16 SCALE: 1/4" = 1'-0"0 Parking Level WALL LEGEND: NEW NON-COMB EXTERIOR WALL, NON RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - METAL STUDS @ 16" O.C. - EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) EGRESS NOTES: 1. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. 2. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY NOT LESS THAN 5 FOOT CANDLES 54 LUX). 3. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTRUCTION. 4. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. 5. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS. 6. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFORT. 7. DOOR HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT MIN. 34" AND MAX 48" ABOVE THE FINISHED FLOORS. 8. ALL EGRESS DOORS MUST REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED. 9. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SEC. 1008.1.8-1008.1.8.6 10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 11. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT CANDLE AT THE WALKING SURFACE. 12. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: A, AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS. B, CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. C, EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. D, INTERIOR EXIT DISCHARGE ELEMENTS AS PERMITTED IN SEC 1024.1, IN BUILDINGS REQUIRED TO HAVE HAVE TWO OR MORE EXIST. E, EXTERIOR LANDINGS, AS REQUIRED BY SEC. 1008.1.5, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. 13. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SEC. 2702. FIRE DEPARTMENT NOTES: 1. INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN SEC. 802. 2. ANY DECORATIONS SHALL BE NONCOMBUSTIBLE OR FLAME RETARDANT TREATED IN AN APPROVED MANNER. (CURTAINS, DRAPES, SHADES, HANGINGS, ETC.) 3. PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A OR 2-A10BC WITHIN 75 FEET TRAVEL DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION. 4 PROVIDE FIRE EXTINGUISHER AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR. 5. FIRE DEPARTMENT CONNECTIONS SHALL BE LOCATED ON ADDRESS SIDE OF BUILDING. 6. MEANS OF EGGRESS ILLUMINATION SHALL BE PROVIDED IN ACCORDANCE WITH SEC. 1006, IN ADDITION TO OTHER CODE REQUIREMENTS. 7. AN APPROVED FIRE ALARM SYSTEM SHALL BE PROVIDED THROUGHOUT THE ENTIRE BUILDING. NEW NON-COMB EXTERIOR WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - METAL STUDS @ 16" O.C.- EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) NEW MASONRY WALL CONCRETE MASONRY UNIT WALL(SEE: STRUCTURAL PLANS, AND 14 / A-7.1) FIRE PROTECTION: 1. ENTIRE BULDING SHALL BE FULLY SPRINKLERED WITH NFPA SPRINKLER SYSTEM. SYSTEM SHALL COMPLY WITH CBC 903.3.1.1 AND CFC 2. THIS BULDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH NFPA-13 ; THE SPRINKLER SYSTEM SHALL BE APPROVED BY FIRE DEPARTMENT PRIOR TO INSTALLATION. (903.2.10) 14. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE OF 1 FOOT CANDLE (1 LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT CANDLE (1 LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT CANDLE (6 LUX) AVERAGE AND A MINIMUM AT ANY POINT OF 0.06 FOOT CANDLE (0.6 LUX) AT THE END OF THE EMERGENCY LIGHTING TIME DURATION. A MAXIMUM TO MINIMUM ILLUMINATION UNIFORMITY RATIO OF 40 TO 1 SHALL NOT BE EXCEEDED. 15. THE EXIT SIGNS SHALL ALSO BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM PROVIDED FROM STORAGE BATTERIES UNIT EQUIPMENT OR AN ON-SITE GENERATOR SET, AND THE SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH THE ELECTRICAL CODE. FOR HIGH RISE BUILDINGS, SEE SEC. 403, 1003.2.8.5 OPEN PARKING GARAGE QUALIFICATION WALL AREA OPENING AREA LIN FT OF WALL LIN FT OF OPENING NORTH 1,634.1 SF 0.0 SF 103'-10" 0'-0" EAST 937.3 SF 122.4 SF 65'-2" 17'-6" SOUTH 1,634.1 SF 750.7 SF 103'-10" 49'-4" WEST 1,344.8 SF 1,175.6 SF 70'-2" 70'-2" TOTAL 5,550.3 SF 2,048.7 SF 343'-0" 137'-0" ( 37% ) ( 40% ) FLOOR PLAN NOTES 1. FIRE - RESISTIVE CONSTRUCTION A. 1-HOUR FIRE RESISTIVE CONSTRUCTION IN LIEU OF TRUE 1-HOUR FIRE RESISTIVE CONSTRUCTION, BUILDING SHALL BE FULLY SPRINKLERED PER SECTION 508, C.B.C. B. ALL SEPARATION WALLS WHICH SEPARATE DIFFERENT OCCUPANCIES SHALL HAVE A FIRE RESISTIVE RATING OF NOT LESS THAN 1-HOUR. 1-HOUR ASSEMBLY SHALL EXTEND FROM FOUNDATION TO UNDERSIDE OF ROOF SHEATHING. PER SECT. 302.4, C.B.C. C. FLOOR CEILING ASSEMBLIES WHICH SEPARATE OCCUPANCIES FROM EACH OTHER SHALL HAVE A FIRE RESISTIVE RATING OF NOT LESS THAN 1-HOUR. PER SECT. 302.4, C.B.C. 2. FIRE BLOCKING PROVIDE DRAFT STOPS AND OR FIRE BLOCKING IN ALL SEPARATION WALLS, FLOOR/CEILING ASSEMBLIES AND COMMON ATTIC SPACE ( IF APPLICABLE) SO THAT NO ENCLOSED SPACE SHALL MEASURE MORE THAN 10'-0" IN ANY DIRECTION PER SECT 708, C.B.C. 3. GROUND FAULT INTERRUPTER (GFI) OUTLETS SHALL BE PROVIDED IN BATHROOMS, GARAGES EXTERIOR, AND WITHIN 6' OF SINKS REFER TO ELECTRICAL SHEETS PER SECT 210 -8a, CEC 4. ELEVATOR - DEFERRED ITEM MANUF: THYSSEN-KRUP MODEL: SEVILLE 35 (SIZED TO ALLOW FOR GURNEY) INSTALLATION / CLEARANCES SHALL COMPLY WITH C.B.C. CHAPTER 30 AND 1116B HIGH RISE 1-HOUR FIRE RATED SHAFT SEE DETAILS 3 / A-8.3 & 13 / A-8.3 AND NOTES SEC. A @ A-8.2 1-HOUR FIRE RATED AND LABELED DOOR AND JAMB AT ALL OPENINGS INTO SHAFT 5. STAIRWAY SEE STAIR SECTIONS @ SHEET A-5.0 & A-5.2 FOR REQUIRED RISE, RUN AND CLEARANCES PER SECT. 1003.3.3, C.B.C. 6. ACCESSIBILITY SIGNAGE THISS BUILDING SHALL BE FULLY ACCESSIBLE TO PERSONS WITH DISABILITIES. SEE ACCESSIBILTY NOTES @ SHEET A-8.0 SECTION R - SIGNAGE, FOR ACCESSIBILITY SIGNAGE REQUIREMENTS AND LOCATIONS 7. EMPLOYEE WORK STATION SEE ACCESSIBILITY NOTES @ SHEET A-8.0 SECTION P FOR ACCESS REQUIREMENTS. 8. ENTRY DOORS (MAIN EXIT ONLY) IN LIEU OF PANIC HARDWARE, PROVIDE A READILY VISIBLE DURABLE SIGN STATING: “THIS DOOR MUST REMAIN UNLOCKED DURING BUSINESS HOURS”. THE SIGN SHALL BE IN LETTERS OF NOT LESS THAN 1” HIGH ON A CONTRASTING BACKGROUND. WHEN UNLOCKED, DOORS MUST BE FREE TO SWING WITHOUT OPERATION OF ANY LATCHING DEVICE. 9. CORRIDOR AND HALLWAY WIDTH EVERY CORRIDOR AN HALLWAY SERVING AN OCCUPANT LOAD OF 10 OR MORE SHALL NOT BE LESS THAN 44" (1118 MM) IN WIDTH. CORRIDORS SERVING AN OCCUPANT LOAD LESS THAN 10 SHALL NOT BE LESS THAN 36" (914 MM) IN WIDTH. (PER 1133B.3.1, C.B.C.) 10. ACCESSIBLE TOILET ROOM PROVIDE NEW TOILET ROOMS AS SHOWN ROOMS TO BE FULLY HANDICAPPED ACCESSIBLE. SEE TOILET ROOM PLANS @ SHEET A-8.3 SEE ACCESSIBILITY DETAILS @ SHEET A-8.4 AND NOTES @ A-8.0 - 8.2 REQUIRED PLUMBING FIXTURES (MEDICAL OFFICE #1) NUMBER OF OCCUPANTS = 8 (PER CPC TABLE A) MINIMUM NUMBER OF FIXTURES REQUIRED (CPC TABLE 4-1) TYPE OF BUILDING = OFFICE MEN (4) TOILETS 1 URINALS 0 LAVATORIES 1 WOMEN (4) TOILETS 1 LAVATORIES 1 NUMBER OF FIXTURES PROVIDED MEN TOILETS 1 LAVATORIES 1 WOMEN TOILETS 1 LAVATORIES 1 11. WATER CLOSETS PROVIDE ULTRA FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUST BE ADAPTED FOR WATER CONSUMPTION. 1.2 GALLON FLUSH, MAX. PER H & S CODE, SECT. 17921.3b 12. ACCESS TO TOILETS 30" CLEAR WIDTH 24" CLEARANCE IN FRONT PER SECT. 2902.3 & 2904 , C.B.C. 13. ROOF ACCESS LADDER ROOF ACCESS LADDER TO BE: 501 HEAVY DUTY TUBULAR RAIL FIXED & SHALL BE INSTALLED WITH A LADDER-UP SAFETY POST. (O'KEEFE'S INC. 415 / 822.4222) ROOF HATCH TO BE: ACCUDOR (702 / 644.8710) FIRE RATED SHALL BE IN COMPLIANCE WITH CCR TITLE8, SECTION 3277 (SEE DETAIL 6 / A-7.3) 14. CELING MOUNTED EXIT SIGN SHALL BE MOUNTED OR SUSPENDED AT DOOR HEIGHT PROVIDE NEW EXIT SIGN AT LOCATIONS INDICATE ALL EXIT SIGNS SHALL COMPLY WITH U.B.C. SECT. 1003.2.8 15. FLOOR LEVEL EXIT SIGN INTERNALLY OR EXTERANLLY ILLUMINATED PHOTOLUMINESCENT OR SELF-LUMINOUS FLOOR LEVEL EXIT SIGNS SHALL BE PROVIDED IN ALL INTERIOR CORRIDORS. THE BOTTOM OF THE SIGN SHALL BE NOT LESS THAN 6" OR MORE THAN 8" ABOVE THE FLOOR LEVEL AND SHALL INDICATE THE PATH OF EXIT TRAVEL. FOR EXIT AND EXIT ACCESS DOORS THE SIGN SHALL BE ON THE DOOR OR ADJACENT TO THE DOOR WITH THE CLOSEST EDGE OF THE SIGN OR MARKER WITHIN 4" OF THE DOOR FRAME. (C.B.C. 1011.6) 16. HANDRAIL THE TOP OF RAIL GRIPPING SURFACE SHALL BE MOUNTED 34" TO 38" ABOVE THE NOSING OF THE TREADS. THE HANDGRIP PORTION OF HANDRAILS SHALL BE NOT LESS THAN 1-1/2" IN CROSS SECTIONAL NOMINAL DIMENSION OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE. THE HANDRGIP PORTION OF HANDRAILS SHALL HAVE A SMOOTH SURFACE WITH NO SHARP CORNERS. GRIPPING SURFACES (TOP OR SIDES) SHALL BE UNINTERRUPTED BY NEWEL POSTS, OTHER CONSTRUCTION ELEMENTS, OR OBSTRUCTIONS. ANY WALL OR OTHER SURFACE ADJACENT TO THE HANDRAIL SHALL BE FREE OF SHARP OR ABBRASIVE ELEMENTS. EDGES SHALL HAVE A MINIMUM RADIUS OF 1/8". (PER LABC 1133B.4.2.1, FIG 11B-35, 1133B.4.2.6, FIG 11B-36) SEE: 1 / A-8.3, 12 / A-7.0, 13 / A-7.0 14 / A-7.0, 15 / A-7.0 SEE DETAIL 9 / A-7.2, 10 / A-7.2 NOTES CONTINUED AT SHEET A-2.1 PCH Street Level 05/19/2014A-2.1Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingDN 16 x 7" = 9'-4"123456789101112131415UP CA-4.1 CA-4.1 AA-4.0 BA-4.1 10'-0"72'-6"10'-8"21'-8 3/4"23'-2"48'-3/4"6'-4"8'-0"8'-10"55'-5"1'-0"26'-1 1/4"4'-2"6'-0"6'-2 3/4"9'-4"6'-8" 19'-8 1/8"1'-0"20'-7"8"29'-10"1'-0"26'-4"8"10'-6"8"4'-0"4'-4 3/4"8"16'-6"26'-6"1'-0"21'-2"1'-0"106.50' 106.50' 106.50' STAIR # 1 SEE STAIR PLAN @ A-5.1 FOR DETAILS STAIR # 2 SEE STAIR PLAN@ A-5.0 FOR DETAILS STAIR # 3 SEE STAIR PLAN @ A-5.0 FOR DETAILS MOP SINK ELEVATOR EQUIPMENT STORAGE (124 SF MAXIMUM) JANITOR'S CLOSET 5. 23 4. 5. 5. ELEVATOR TELEPHONE/ ELECTRICAL OPEN TO PARKING AREA BELOW PLANTING STRIP16 16 SCALE: 1/4" = 1'-0"1 PCH Street Level WALL LEGEND: NEW NON-COMB EXTERIOR WALL, NON RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - METAL STUDS @ 16" O.C. - EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) EGRESS NOTES: 1. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. 2. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY NOT LESS THAN 5 FOOT CANDLES 54 LUX). 3. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTRUCTION. 4. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. 5. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS. 6. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFORT. 7. DOOR HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT MIN. 34" AND MAX 48" ABOVE THE FINISHED FLOORS. 8. ALL EGRESS DOORS MUST REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED. 9. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SEC. 1008.1.8-1008.1.8.6 10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 11. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT CANDLE AT THE WALKING SURFACE. 12. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: A, AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS. B, CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. C, EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. D, INTERIOR EXIT DISCHARGE ELEMENTS AS PERMITTED IN SEC 1024.1, IN BUILDINGS REQUIRED TO HAVE HAVE TWO OR MORE EXIST. E, EXTERIOR LANDINGS, AS REQUIRED BY SEC. 1008.1.5, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. 13. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SEC. 2702. FIRE DEPARTMENT NOTES: 1. INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN SEC. 802. 2. ANY DECORATIONS SHALL BE NONCOMBUSTIBLE OR FLAME RETARDANT TREATED IN AN APPROVED MANNER. (CURTAINS, DRAPES, SHADES, HANGINGS, ETC.) 3. PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A OR 2-A10BC WITHIN 75 FEET TRAVEL DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION. 4 PROVIDE FIRE EXTINGUISHER AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR. 5. FIRE DEPARTMENT CONNECTIONS SHALL BE LOCATED ON ADDRESS SIDE OF BUILDING. 6. MEANS OF EGGRESS ILLUMINATION SHALL BE PROVIDED IN ACCORDANCE WITH SEC. 1006, IN ADDITION TO OTHER CODE REQUIREMENTS. 7. AN APPROVED FIRE ALARM SYSTEM SHALL BE PROVIDED THROUGHOUT THE ENTIRE BUILDING. NEW NON-COMB EXTERIOR WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - METAL STUDS @ 16" O.C.- EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) NEW MASONRY WALL CONCRETE MASONRY UNIT WALL(SEE: STRUCTURAL PLANS, AND 14 / A-7.1) FIRE PROTECTION: 1. ENTIRE BULDING SHALL BE FULLY SPRINKLERED WITH NFPA SPRINKLER SYSTEM. SYSTEM SHALL COMPLY WITH CBC 903.3.1.1 AND CFC 2. THIS BULDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH NFPA-13 ; THE SPRINKLER SYSTEM SHALL BE APPROVED BY FIRE DEPARTMENT PRIOR TO INSTALLATION. (903.2.10) 14. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE OF 1 FOOT CANDLE (1 LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT CANDLE (1 LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT CANDLE (6 LUX) AVERAGE AND A MINIMUM AT ANY POINT OF 0.06 FOOT CANDLE (0.6 LUX) AT THE END OF THE EMERGENCY LIGHTING TIME DURATION. A MAXIMUM TO MINIMUM ILLUMINATION UNIFORMITY RATIO OF 40 TO 1 SHALL NOT BE EXCEEDED. 15. THE EXIT SIGNS SHALL ALSO BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM PROVIDED FROM STORAGE BATTERIES UNIT EQUIPMENT OR AN ON-SITE GENERATOR SET, AND THE SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH THE ELECTRICAL CODE. FOR HIGH RISE BUILDINGS, SEE SEC. 403, 1003.2.8.5 FLOOR PLAN NOTES 17. GUARDRAIL (42" HIGH U.N.O.) PROVIDE 42" HIGH GUARDS (1013) AT DECKS, LANDINGS, BALCONIES AND WALKWAYS WHERE THERE A VERTICAL DROP OF >30". TOP RAIL SHALL SUPPORT 50 LBS. PER LIN. FT. OPEN RAIL SHALL HAVE INTERMEDIATE RAILS, SO THAT A 4" DIA. SPHERE CANNOT PASS THRU. PER SECT. 509.1, C.B.C, 1013 C.B.C. 18. AUTOMATIC FIRE SPRINKLER SYSTEM ENTIRE BULDING SHALL BE FULLY SPRINKLERED. (PER 2010 CBC 903.3.1.1) THE SPRINKLER SYSTEM SHALL BE APPROVED BY CITY OF REDONDO BEACH FIRE DEPT PRIOR TO INSTALLATION. (12.21A17(d), 902.3.7) 19. FIRE ALARM SYSTEM - DEFERRED ITEM A FIRE ALARM SYSTEM SHALL BE INSTALLED THROUGHOUT THE BUILDING. SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH CBC CHAPTER 4 AND REDONDO BEACH FIRE DEPARTMENT REQUIREMENTS. PER SECT. 403.5, C.B.C. 22. PENETRATION FIRESTOP SYSTEM (C.B.C. 710.2.3) PENETRATION SHALL BE PROTECTED BY AN APPROVED PENETRATION FIRESTOP SYSTEM INSTALLED AS TESTED IN ACCORDANCE WITH UBC STANDARD 7-5. THE SYSTEM SHALL HAVE AN 'F ' RATING AND A 'T' RATING OF NOT LESS THAN ONE HOUR BUT NOT LESS THAN THE REQUIRED RATING OF THE FLOOR PENETRATED. THROUGH-PENETRATION FIRE STOPS (C.B.C. 714) THROUGH- PENETRATION FIRE STOPS REQUIRED BY THIS CODE SHALL HAVE AN 'F' OR 'T' RATING AS DETERMINED BY TESTS CONDUCTED IN ACCORDANCE WITH UBC STANDARD7-5. THROUGH-PENETRATION FIRE STOPS MAY BE USED FOR MEMBRANE PENETRATIONS. THE 'F' RATING SHALL APPLY TO ALL THROUGH-PENETRATIONS AND SHALL NOT BE LESS THAN THE REQUIRED FIRE-RESISTANCE RATING OF THE ASSEMBLY PENETRATED. THE 'T' RATING SHALL APPLY TO THOSE THROUGH-PENETRATION LOCATIONS REQUIRED TO HAVE 'T' RATINGS AS SPECIFIED IN SECTION 710.2.3 AND SHALL NOT BE LESS THAN THE REQUIRED FIRE-RESISTANCE RATING OF THE ASSEMBLY PENETRATED. WHERE SLEEVES ARE USED, THE SLEEVES SHALL BE SECURELY FASTENED TO THE ASSEMBLY PENETRATED. ALL SPACE BETWEEN THE ITEM CONTAINED IN THE SLEEVE AND THE SLEEVE ITSELF AND ANY SPACE BETWEEN THE SLEEVE AND THE ASSEMBLY PENETRATED SHALL BE PROTECTED. INSULATION AND COVERINGS ON THE PENETRATING ITEM SHALL NOT PENETRATE THE ASSEMBLY UNLESS THE SPECIFIC MATERIALS USED HAVE BEEN TESTED AS PART OF THE ASSEMBLY. SEE MECHANICAL PLANS FOR MECHANICAL SEE PLUMBING PLANS FOR PLUMBING 23. PORTABLE FIRE EXTINGUISHERS PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A10BC WITHIN 75 FEET TRAVEL DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION. CMC 57.140 PROVIDE 1 EXTINGUISHER PER 3000 SF EACH STORY. HOWEVER THIS BULDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH (NFPA-13); THE SPRINKLER SYSTEM SHALL BE APPROVED BY FIRE DEPARTMENT PRIOR TO INSTALLATION. (903.2.10) 24. ROOF LADDER AND HATCH ROOF ACCESS LADDER TO BE: 501 HEAVY DUTY TUBULAR RAIL FIXED & SHALL BE INSTALLED WITH A LADDER-UP SAFETY POST. (O'KEEFE'S INC. 415 / 822.4222) ROOF HATCH TO BE: ACCUDOR (702 / 644.8710) FIRE RATED 25. PROVIDE 18" MIN. CLR. @ STRIKE SIDE OF ALL INTERIOR DOORS. PROVIDE 24" MIN. CLR. @ STRIKE SIDE OF ALL EXTERIOR DOORS. 26. SMOKE DETECTORS SMOKE DETECTORS SHALL BE INSTALLED IN ACCORDANCE WITH CBC AND SHALL BE LOCATED AS FOLLOWS: A. IN EVERY MECHANICAL EQUIPMENT, ELECTRICAL, TRANSFORMER, TELEPHONE EQUIPMENT, ELEVATOR MACHINE OR SIMILAR ROOM AND IN ELEVATOR LOBBIES. B. IN THE MAIN RETURN-AIR AND EXHAUST-AIR PLENUM OF EACH AIR CONDITIONING SYSTEM. SUCH DETECTOR SHALL BE LOCATED IN A SERVICEABLE AREA DOWNSTREAM OF THE LAST DUCT INLET. C. AT EACH CONNECTION TO A VERTICAL DUCT OR RISER SERVING TWO OR MORE STORIES FROM A RETURN-AIR DUCT OR PLENUM OF AN AIR-CONDITIONING SYSTEM. 27. DECK FINISH TILE O/ WATERPROOF DECKING MANUF: GACO WESTERN MODEL: GACOFLEX POLYURETHANE WATERPROOF DECKING COLOR: GRAY LARR#: RR 25492 SLOPE: 1/4"/FT. MIN. INSTALL PER MANUF. SPECS. OR APPROV. EQUAL PER SECT. 1402, C.B.C. 28. DECK DRAINS PROVIDE ROOF DRAINS AS SHOWN. SEE DETAIL 4 / A-7.2 FOR DRAIN SIZES, DRAIN SPECIFICATIONS AND FOR DRAIN OUTLET. INSTALL PER MANUFACTURERS SPECIFICATION. 29. NEW FIRE DEPARTMENT CONNECTION SEE FIRE HYDRANT ON SITE PLAN 30. NEW KNOX BOX FOR FIRE DEPARTMENT ACCESS Office Level 05/19/2014A-2.2Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingDN DN 123456789 1011121314151617CA-4.1 C A-4.1 AA-4.0AA-4.0 BA-4.1BA-4.1 10'-0"69'-9 1/4"9'-5 3/4"10'-1 3/4"11'-2"4'-4"4'-6 3/4"26'-7 1/4"8"10'-3/4"8"10'-5 7/8"17'-6"8"4'-6 3/4"31'-9 1/8"18'-6 7/8"7'-6"7'-10"1'-0"9'-5 3/4"10'-1 3/4"8'-10"6'-8" 67'-1 1/4"31'-3 1/2"3'-10" 7'-5 1/2"43'-6 1/4"8"42'-7"4'-0"8"4'-0"8 3/4"3'-8"5'-4"8"31'-6 1/8"8"27'-11 7/8"8"6'-9 5/8"12'-10"4'-5 1/2"2'-6 1/4"30'-7"5'-8 7/8"33'-10 7/8"1'-0"71'-2 3/4"114'-10 3/4"5'-7 7/8"36'-3"28'-7 7/8"8"12'-8 1/2"4'-5 1/4"19'-5"69'-8 3/8"4'-8"4'-0" 12'-8 1/2"98'-2 3/4"4'-0"5'-6" CLEAR4'-0" CLEAR5'-4" CLEAR8'-1" CLEAR 4'-0" CLEAR 8'-4" CLEAR 116.50' 116.50' 116.50' 116.50' 116.50'116.50'116.50' 116.50' 116.50' 116.50' 116.50' STAIR # 1 SEE STAIR PLAN @ A-5.1 FOR DETAILS STAIR # 3 SEE STAIR PLAN @ A-5.0 FOR DETAILS ACCESSIBLE RESTROOMSSEE RESTROOM PLAN @ A-8.4 FOR DETAILS LANDINGS AT DOORS (TYP) PROVIDE LEVEL LANDING OF SAME ELEVATION ATEACH SIDE OF ALL DOORS. EXTERIOR LANDING MAY HAVE MAX. 2% SLOPE LANDIND TO BE 44" MIN. IN WIDTH AND DEPTH LANDINGS AT DOORS (TYP) PROVIDE LEVEL LANDING OF SAME ELEVATION AT EACH SIDE OF ALL DOORS. EXTERIOR LANDING MAY HAVE MAX. 2% SLOPELANDIND TO BE 44" MIN. IN WIDTH AND DEPTH LANDINGS AT DOORS (TYP) PROVIDE LEVEL LANDING OF SAME ELEVATION AT EACH SIDE OF ALL DOORS. EXTERIOR LANDING MAY HAVE MAX. 2% SLOPELANDIND TO BE 44" MIN. IN WIDTH AND DEPTH LANDINGS AT DOORS (TYP) PROVIDE LEVEL LANDING OF SAME ELEVATION AT EACH SIDE OF ALL DOORS. EXTERIOR LANDING MAY HAVE MAX. 2% SLOPE LANDIND TO BE 44" MIN.IN WIDTH AND DEPTH LANDINGS AT DOORS (TYP) PROVIDE LEVEL LANDINGOF SAME ELEVATION AT EACH SIDE OF ALL DOORS. EXTERIOR LANDING MAYHAVE MAX. 2% SLOPE LANDIND TO BE 44" MIN. IN WIDTH AND DEPTH LANDINGS AT DOORS (TYP)PROVIDE LEVEL LANDING OF SAME ELEVATION AT EACH SIDE OF ALL DOORS.EXTERIOR LANDING MAY HAVE MAX. 2% SLOPE LANDIND TO BE 44" MIN. IN WIDTH AND DEPTH LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE SHADING DEVICE ABOVE LINE OF ROOF ABOVE ALTERNATIVE LOCATION OF EXTERIOR WALLFOR POSSIBLE MEDICAL OFFICE USE. SUBJECT TO FUTUTE PERMIT APPLICATION. SEE NOTES BELOW ALTERNATIVE LOCATION OF EXTERIOR WALLFOR POSSIBLE MEDICAL OFFICE USE. SUBJECT TO FUTUTE PERMIT APPLICATION. SEE NOTES BELOW ALTERNATIVE LOCATION OF EXTERIOR WALL FOR POSSIBLE MEDICAL OFFICE USE. SUBJECT TO FUTUTE PERMIT APPLICATION.SEE NOTES BELOW MEN'S RESTROOM AREA WOMEN'S RESTROOM AREAOFFICE UNIT A OFFICE UNIT B OFFICE UNIT C 5. 23 4. 9.27. 9.27. 9.27. 9.27. DECKDECK DECK DECK 17 17 1717 17 5. EXIT ENTRY 8 14ENTRYENTRY EXIT 14 EXIT 14 EXIT 14 EXIT 14 EXIT 14 8 8 8 8 8 23 23 SLOPE1/4" / FTSLOPE1/4" / FT28 SLOPE 1/4" / FT A-7.2 2 & 4 SLOPE 1/4" / FT SLOPE1/4" / FTSLOPE1/4" / FT28 SLOPE 1/4" / FT A-7.2 2 & 4 SLOPE 1/4" / FT SLOPE1/4" / FTSLOPE1/4" / FT28 SLOPE 1/4" / FT A-7.22 & 4 SLOPE 1/4" / FT SLOPE 1/4" / FT SLOPE 1/4" / FT 28 SLOPE1/4" / FTA-7.2 2 & 4 SLOPE1/4" / FTSLOPE1/4" / FTSLOPE1/4" / FT28 SLOPE 1/4" / FT A-7.2 2 & 4 SLOPE 1/4" / FT SLOPE 1/4" / FT SLOPE 1/4" / FT 28 SLOPE1/4" / FTA-7.22 & 4 SLOPE1/4" / FTSLOPE1/4" / FTSLOPE1/4" / FT28 SLOPE 1/4" / FT A-7.2 2 & 4 SLOPE 1/4" / FT 13 INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. 3.10. 12 11 3.10. 1211 (44" MIN)(44" MIN) (44" MIN) (44" MIN)(44" MIN)(44" MIN)DN ELEVATOR 16 16 SCALE: 1/4" = 1'-0"1 Office Level WALL LEGEND: NEW NON-COMB EXTERIOR WALL, NON RATED CONSTRUCTION- 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - METAL STUDS @ 16" O.C. - EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) EGRESS NOTES: 1. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED. 2. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY NOT LESS THAN 5 FOOT CANDLES 54 LUX). 3. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURERS INSTRUCTION. 4. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. 5. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS. 6. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFORT. 7. DOOR HANDLES, LOCK AND OTHER OPERATING DEVICES SHALL BE INSTALLED AT MIN. 34" AND MAX 48" ABOVE THE FINISHED FLOORS. 8. ALL EGRESS DOORS MUST REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED. 9. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SEC. 1008.1.8-1008.1.8.6 10. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. 11. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT CANDLE AT THE WALKING SURFACE. 12. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: A, AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS. B, CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. C, EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE UNTIL EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. D, INTERIOR EXIT DISCHARGE ELEMENTS AS PERMITTED IN SEC 1024.1, IN BUILDINGS REQUIRED TO HAVE HAVE TWO OR MORE EXIST. E, EXTERIOR LANDINGS, AS REQUIRED BY SEC. 1008.1.5, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. 13. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MIN. AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SEC. 2702. FIRE DEPARTMENT NOTES: 1. INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN SEC. 802. 2. ANY DECORATIONS SHALL BE NONCOMBUSTIBLE OR FLAME RETARDANT TREATED IN AN APPROVED MANNER. (CURTAINS, DRAPES, SHADES, HANGINGS, ETC.) 3. PROVIDE PORTABLE FIRE EXTINGUISHER WITH A RATING OF NOT LESS THAN 2-A OR 2-A10BC WITHIN 75 FEET TRAVEL DISTANCE TO ALL PORTIONS OF THE BUILDING ON EACH FLOOR; ALSO DURING CONSTRUCTION. 4 PROVIDE FIRE EXTINGUISHER AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR. 5. FIRE DEPARTMENT CONNECTIONS SHALL BE LOCATED ON ADDRESS SIDE OF BUILDING. 6. MEANS OF EGGRESS ILLUMINATION SHALL BE PROVIDED IN ACCORDANCE WITH SEC. 1006, IN ADDITION TO OTHER CODE REQUIREMENTS. 7. AN APPROVED FIRE ALARM SYSTEM SHALL BE PROVIDED THROUGHOUT THE ENTIRE BUILDING. NEW NON-COMB EXTERIOR WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR)- METAL STUDS @ 16" O.C. - EXTERIOR CEMENT PLASTER (EXT) (SEE: DETAIL 6 / A-7.1) NEW MASONRY WALLCONCRETE MASONRY UNIT WALL (SEE: STRUCTURAL PLANS, AND 14 / A-7.1) FIRE PROTECTION: 1. ENTIRE BULDING SHALL BE FULLY SPRINKLERED WITH NFPA SPRINKLER SYSTEM. SYSTEM SHALL COMPLY WITH CBC 903.3.1.1 AND CFC 2. THIS BULDING MUST BE EQUIPPED WITH AN AUTOMATIC FIRE EXTINGUISHING SYSTEM, COMPLYING WITH NFPA-13 ; THE SPRINKLER SYSTEM SHALL BE APPROVED BY FIRE DEPARTMENT PRIOR TO INSTALLATION. (903.2.10) 14. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE OF 1 FOOT CANDLE (1 LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT CANDLE (1 LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT CANDLE (6 LUX) AVERAGE AND A MINIMUM AT ANY POINT OF 0.06 FOOT CANDLE (0.6 LUX) AT THE END OF THE EMERGENCY LIGHTING TIME DURATION. A MAXIMUM TO MINIMUM ILLUMINATION UNIFORMITY RATIO OF 40 TO 1 SHALL NOT BE EXCEEDED. 15. THE EXIT SIGNS SHALL ALSO BE CONNECTED TO AN EMERGENCY ELECTRICAL SYSTEM PROVIDED FROM STORAGE BATTERIES UNIT EQUIPMENT OR AN ON-SITE GENERATOR SET, AND THE SYSTEM SHALL BE INSTALLED IN ACCORDANCE WITH THE ELECTRICAL CODE. FOR HIGH RISE BUILDINGS, SEE SEC. 403, 1003.2.8.5 NOTES FOR POSSIBLE FUTURE MEDICAL OFFICE USE: 1. THE DOTTED LINES REPRESENTS THE RECOMMENDED FUTURE LOCATION OF EXTERIOR WALLS. 2. WITH THIS RECOMMENDED WALL LOCATIONS THE FLOOR AREAS WILL BE MODIFIED RESPECTIVELY: UNIT A: 1,365.74 SF UNIT B: 1,217.72 SF UNIT C: 1,264.57 SF (NO CHANGE) RESTROOMS: 351.97 SF (NO CHANGE) TOTAL: 4,200 SF REQUIRED PARKING SPACES: 4,200 / 200 = 21 SPACES (1 STALL / 200 SF) PROVIDED PARKING SPACES: 21 SPACES INCLUDING 6 COMPACT AND 1 VAN ACCESSIBLE PARKING STALLS. (NO CHANGE IN PARKING LAYOUT) 3. THE PURPOSE OF PLANNING FOR FUTURE MODIFIED USE IS TO BE ABLE TO PROVIDE ADEQUATE STRUCTURAL SUPPORT FOR THE PROPOSED WALLS, AND VERIFY THECOMPLIANCE OF ZONING REQUIREMENTS AHEAD FOR THE POSSIBLE NEW FUTURE USE. MEDICAL OFFICE USE IS NOT PART OF THIS CURRENT APPLICATION. IT IS SUBJECT TO FUTURE PERMIT APPLICATION. Roof Plan 05/19/2014A-3.0Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office BuildingC A-4.1 AA-4.0 BA-4.1 9'-3" 9'-3"4'-0" 4'-0" 116.50' 116.50' CRITICAL POINT #1: +92.83' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 127.83' PROPOSED BUILDING HEIGHT = 127.83' CRITICAL POINT #2: +100.64' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 135.64' PROPOSED BUILDING HEIGHT = 130.67' CRITICAL POINT #3: +101.94' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 136.94' PROPOSED BUILDING HEIGHT = 131.84' CRITICAL POINT #4: +107.73' MAX. ALLOWABLE BUILD. HEIGHT @ 35' = 142.73' PROPOSED BUILDING HEIGHT = 134.57' NEW CLASS "A" ROOF NEW CLASS "A" ROOF CORRIDOR BELOWCORRIDOR BELOW CORRIDOR BELOWCORRIDOR BELOW METAL SHADING DEVICE BELOW 133.04' 132.07' 131.88'130.90' NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF 128..00' 128..00' 128..00' 128..00' 128..00' 128..00' 128..00' 128..00' NEW CLASS "A" ROOF NEW CLASS "A" ROOF NEW CLASS "A"ROOFNEW CLASS "A"ROOF NEW CLASS "A" ROOF NEW CLASS "A" ROOF PC EL = 100.00' PC EL = 92.00' PC EL = 102.30' PC EL = 108.01' 8 2 A-7.2 1 1 3 SLOPESLOPE 1/4 IN 12 SLOPE1/4 IN 12SLOPE1/4 IN 121/4 IN 12 4 SEE A-2.2 FORDRAINING PATTERN SEE A-2.2 FOR DRAINING PATTERN 1 1 SLOPE3/4 IN 127 2 A-7.2 1 3 7 2 A-7.21 3 7 2 A-7.21 3 SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 12SLOPE3/4 IN 127 2 A-7.2 1 3 1 1 1 1 1 1 5 5 5 5 55 5 5 5 5 5 5 5 5 5 5 5 1 1/2 IN 12SLOPE1 1/2 IN 12SLOPE1 1/2 IN 12 SLOPE 1 1/2 IN 12SLOPE1 1/2 IN 12SLOPE1 1 1 4 4 N 13°26'29"W71.23'N 76°35'31"E 114.94'N 13°26'08"W71.23'N 76°35'31"E 114.90' SCALE: 1/4" = 1'-0"1 Roof Plan NOTE: SEE PLUMBING PLAN (P-0.1 TO P-8.1) FOR DRAIN SIZES, SPECIFICATIONS AND DRAIN OUTLET. Building Sections 05/19/2014A-4.0Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office Building97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 134.57' 97.00' 106.50' 114.50' 116.50' 126.58' 127.83' 130.67' DRYWALL CEILING T-BAR REFLECTED CEILING SEE A-5.2 FOR PLANS ANDSEE DETAILS: 1, 2, 3, 4, 5, 6 / A-7.4 DRYWALL CEILING SHADING DEVICE RESTROOM PARKING UNDER BUILDING RESTROOMOFFICE UNIT A DECK STAIRCASE SLOPE STORAGE INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION.(MAX CLG HGT)8'-4"1'-2"7'-6"6"2'-0"10'-1"1'-5"P P L L NOTE: NON-COMBUSTIBLE CONSTRUCTION ENTIRE FIRST FLOOR AND SECOND FLOOR DECK SHALL BE OF NON-COMBUSTIBLE CONSTRUCTION FROM FOUNDATION TO TOP OF ONE-HOUR DECK. SEE SHEET A-4.1 FOR NOTES. SCALE: 1/4" = 1'-0"1 Section A WALL LEGEND: NEW DEMISING WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - 2X4 @ 16" O.C. STUDS W/ R-13 INSULATION-1/2" HAT CHANNEL - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) (SEE: DETAIL 8 / A-7.1 AND 9 / A-7.1) NEW 2X6 EXTERIOR WALL, NON RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (INTERIOR) - 2X6 @ 16" O.C. STUDS- 5/8" PLYWOOD AND PLASTER (EXT) (SEE: DETAIL 3 / A-7.1, 12 / A-7.1) NEW 2X6 EXTERIOR WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - 2X6 @ 16" O.C. STUDS - 5/8" PLYWOOD AND PLASTER (EXT) (SEE: DETAIL 4 / A-7.1, 13 / A-7.1) NEW MASONRY WALL 10" CONCRETE MASONRY UNIT WALL (SEE: STRUCTURAL PLANS, AND 15 / A-7.1) NEW 2X INTERIOR WALL, NON RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL - 2X STUDS PER STRUCT PLAN - 5/8" TYPE "X" DRYWALL(SEE: DETAIL 1 / A-7.1) Building Sections 05/19/2014A-4.1Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office Building97.00' 105.33' 106.50' 114.50' 116.50' 126.56' 127.83' 134.57' 94.40' 97.00' 106.50' 116.50' 127.83' 97.00' 106.50' 114.50' 116.50' 126.58' 130.67'8'-4"1'-2"8'-0"2'-0"10'-1"1'-5"T-BAR REFLECTED CEILINGSEE A-5.2 FOR PLANS AND SEE DETAILS: 1, 2, 3, 4, 5, 6 / A-7.4 DRYWALL CEILING DRYWALL CEILING T-BAR REFLECTED CEILINGSEE A-5.2 FOR PLANS AND SEE DETAILS: 1, 2, 3, 4, 5, 6 / A-7.4 PARKING UNDER BUILDING SLOPE 1/4 IN 12 SLOPE 1/4 IN 12 1A-7.2 MECHANICAL EQUIPMENT DECK OFFICE UNIT B OFFICE UNIT C SLOPE INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. P P NOTE: NON-COMBUSTIBLE CONSTRUCTION ENTIRE FIRST FLOOR AND SECOND FLOOR DECK SHALL BE OF NON-COMBUSTIBLE CONSTRUCTION FROM FOUNDATION TO TOP OF ONE-HOUR DECK. SEE SHEET A-4.1 FOR NOTES. L L 19'-6"10'-1"1'-5"97.00' 106.50' 114.50' 116.50' 126.58' 127.83' 97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' DRYWALL CEILING T-BAR REFLECTED CEILING SEE A-5.2 FOR PLANS AND SEE DETAILS: 1, 2, 3, 4, 5, 6 / A-7.4 PARKING UNDER BUILDING SLOPE 1/4 IN 12 SLOPE 1/4 IN 12 1 A-7.2 MECHANICAL EQUIPMENT OFFICE UNIT C SLOPE INTERIOR SPACES OF THIS UNIT ARE SUBJECT OF SEPARATE TENANT IMPROVEMENT APPLICATION. DECK STORAGEDECK SLOPE RESTROOMDECK 8'-4"1'-2"7'-6"6"2'-0"10'-1"1'-5"P P NOTE: NON-COMBUSTIBLE CONSTRUCTION ENTIRE FIRST FLOOR AND SECOND FLOOR DECK SHALL BE OF NON-COMBUSTIBLE CONSTRUCTION FROM FOUNDATION TO TOP OF ONE-HOUR DECK. SEE SHEET A-4.1 FOR NOTES. L L SCALE: 1/4" = 1'-0"1 Section B SCALE: 1/4" = 1'-0"2 Section C WALL LEGEND: NEW DEMISING WALL, 1 HOUR RATED CONSTRUCTION- 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - 2X4 @ 16" O.C. STUDS W/ R-13 INSULATION -1/2" HAT CHANNEL - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) (SEE: DETAIL 8 / A-7.1 AND 9 / A-7.1) NEW 2X6 EXTERIOR WALL, NON RATED CONSTRUCTION- 5/8" TYPE "X" DRYWALL (INTERIOR) - 2X6 @ 16" O.C. STUDS - 5/8" PLYWOOD AND PLASTER (EXT) (SEE: DETAIL 3 / A-7.1, 12 / A-7.1) NEW 2X6 EXTERIOR WALL, 1 HOUR RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL (1 HOUR) (INTERIOR) - 2X6 @ 16" O.C. STUDS - 5/8" PLYWOOD AND PLASTER (EXT) (SEE: DETAIL 4 / A-7.1, 13 / A-7.1) NEW MASONRY WALL10" CONCRETE MASONRY UNIT WALL (SEE: STRUCTURAL PLANS, AND 15 / A-7.1) NEW 2X INTERIOR WALL, NON RATED CONSTRUCTION - 5/8" TYPE "X" DRYWALL- 2X STUDS PER STRUCT PLAN - 5/8" TYPE "X" DRYWALL (SEE: DETAIL 1 / A-7.1) Exterior Elevations 05/19/2014A-6.0Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office Building97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 130.67' 97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 131.84' 134.57' CRITICAL POINT #1: +92.83' MAX. ALLOWED HEIGHT @ 35' = 127.83' PROPOSED BUILDING HEIGHT = 127.83' CRITICAL POINT #2: +100.64'MAX. ALLOWED HEIGHT @ 35' = 135.64' PROPOSED BUILDING HEIGHT = 130.67' CRITICAL POINT #3: +101.94' MAX. ALLOWED HEIGHT @ 35' = 136.94' PROPOSED BUILDING HEIGHT = 131.84' CRITICAL POINT #4: +107.73'MAX. ALLOWED HEIGHT @ 35' = 142.73' PROPOSED BUILDING HEIGHT = 134.57'3.6.2.5.9.4.1.1.5.8.3.1.3.6.2.7. L L P P 106.50' 114.50' 116.50' 126.58' 127.83' 134.57' 106.50' 114.50' 116.50' 126.58' 127.83' 131.84' CRITICAL POINT #3: +101.94' MAX. ALLOWED HEIGHT @ 35' = 136.94'PROPOSED BUILDING HEIGHT = 131.84' CRITICAL POINT #4: +107.73' MAX. ALLOWED HEIGHT @ 35' = 142.73'PROPOSED BUILDING HEIGHT = 134.57' 1.3.8.7.5.1.5.3.10.7.3.3.2. L L P P SCALE: 1/4" = 1'-0"1 South Elevation SCALE: 1/4" = 1'-0"2 East Elevation L E G E N D : FLOOR LINE PROPOSED ON-SITE GRADE @ PROPERTY LINE MECHANICAL EQUIPMENT SCREENING NOTE: PROVIDE VISUAL SCREENING FOR ROOF-TOP MECHANICAL EQUIPMENT IF THE PROPOSED EQUIPMENT IS VISIBLE FROM THE NEAREST PUBLIC RIGHT-OF-WAY AS DETERMINED IN FIELD BY PLANNING STAFF. CONSULT WITH ARCHITECT PRIOR TO INSTALLATION; USE SQUARE-EDGED SHEET METAL SCREEN. M A T E R I A L L E G E N D : 1. FIBERCEMENT SIDING PAINTED W/ OXIDIZING PAINT, FRY REGLETS 2. GREY STEEL TROWEL STUCCO 3. WHITE STUCCO 4. MANGARIS WOOD SIDING 5. ALUMINUM WINDOW WALL SYSTEM / OPENINGS 6. 3'-6" HIGH PERFORATED METAL GUARDRAIL 7. 3'-6" STEEL CABLE WIRE GUARDRAIL 8. STEEL CHANEL LETTERS 9. DEX-O-TEX ROOFING Exterior Elevations 05/19/2014A-6.1Date:2101 Pacfic Coast Hwy, Hermosa Beach, 90254PDP SubmittalName of File:Revisions:Pacific Office Building106.50' 114.50' 116.50' 126.58' 127.83' 130.67' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 134.57' CRITICAL POINT #2: +100.64' MAX. ALLOWED HEIGHT @ 35' = 135.64' PROPOSED BUILDING HEIGHT = 130.67' CRITICAL POINT #4: +107.73'MAX. ALLOWED HEIGHT @ 35' = 142.73' PROPOSED BUILDING HEIGHT = 134.57'2.1.2.3. L L PP 97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 131.84' 97.00' 105.33' 106.50' 114.50' 116.50' 126.58' 127.83' 130.67' 134.57'CRITICAL POINT #1: +92.83' MAX. ALLOWED HEIGHT @ 35' = 127.83' PROPOSED BUILDING HEIGHT = 127.83'CRITICAL POINT #2: +100.64'MAX. ALLOWED HEIGHT @ 35' = 135.64' PROPOSED BUILDING HEIGHT = 130.67' CRITICAL POINT #3: +101.94' MAX. ALLOWED HEIGHT @ 35' = 136.94' PROPOSED BUILDING HEIGHT = 131.84' CRITICAL POINT #4: +107.73' MAX. ALLOWED HEIGHT @ 35' = 142.73' PROPOSED BUILDING HEIGHT = 134.57' 1.1.2.3.3.9.5.3.5.5.6.3.4. L L P P SCALE: 1/4" = 1'-0"1 North Elevation SCALE: 1/4" = 1'-0"2 West Elevation L E G E N D : FLOOR LINE PROPOSED ON-SITE GRADE @ PROPERTY LINE MECHANICAL EQUIPMENT SCREENING NOTE: PROVIDE VISUAL SCREENING FOR ROOF-TOP MECHANICAL EQUIPMENT IF THE PROPOSED EQUIPMENT IS VISIBLE FROM THE NEAREST PUBLIC RIGHT-OF-WAY AS DETERMINED IN FIELD BY PLANNING STAFF. CONSULT WITH ARCHITECT PRIOR TO INSTALLATION; USE SQUARE-EDGED SHEET METAL SCREEN. M A T E R I A L L E G E N D : 1. FIBERCEMENT SIDING PAINTED W/ OXIDIZING PAINT, FRY REGLETS 2. GREY STEEL TROWEL STUCCO 3. WHITE STUCCO 4. MANGARIS WOOD SIDING 5. ALUMINUM WINDOW WALL SYSTEM / OPENINGS 6. 3'-6" HIGH PERFORATED METAL GUARDRAIL 7. 3'-6" STEEL CABLE WIRE GUARDRAIL 8. STEEL CHANEL LETTERS 9. DEX-O-TEX ROOFING 2101 Pacific Coast Hwy New Commercial Office Building Project Rendering SITE PLAN PROFILE DATE SCALE PROJECT NUMBER SHEET NUMBER DEWEY RESIDENCE SHEET NAME PROJECT ADDRESS PROJECT NAME SUBMITTALS 218 33RD STREET HERMOSA BEACH, CA 2014.03 1/4" = 1'-0"643 Cypress Avenue / Hermosa Beach, CA / 310-376-69976/25/14 This document contains information proprietary to Starr Design Group, Inc. and is furnished in conﬁdence for the limited purpose of evaluation, bidding or review. This document or its contents may not be used for any other purpose and may not be reproduced or disclosed to others without the prior written consent of Starr Design Group, Inc. All rights reserved. ©Copyright 2012 REVISIONS 05/28/14 A0.7 12 4 . 4 5 12 4 . 8 7 12 5 . 6 0 12 5 . 6 4 12 6 . 6 5 PP12 8 . 4 2 128.42 PC12 8 . 6 3 131.73131.03130.8613 1 . 8 3 129.4312 9 . 5 5 13 0 . 0 3 13 3 . 2 4 P A R P A E T 130.22132.05 PCCATV13 1 . 8 9 WM13 1 . 9 4 T C131.47 FL132.79130.07127.17126.7612 7 . 1 7 T C126.59 FL131.8513 6 . 4 6 13 4 . 4 5134.81134.84133.3113 2 . 8 6 132.88132.27124.95 PC12 7 . 2 9 P C 13 6 . 4 6TP=XL&T RCE7191ECHSBLDHSELECBWFCBLD LNHSHSTSPKSET L&TELBSWECTCFLHSNECWNWCWBLDTCFLHSHSHSFCHSL&T RCE 7191119 2 11 9 8 12 4 . 9 9 12 0 0 12 0 1 12 0 2 120 3 12 0 4 12 7 . 2 6 12 0 5 12 8 . 3 6 12 0 6 12 0 7 12 0 8 12 0 9 12 1 0 12 1 1 121 2 12 1 3 12 1 4 121 5 12 1 6 12 1 7 121 8 122 2 127 . 3 2 122 3 122 4 13 2 . 0 4 122 5 122 6 13 2 . 0 3 122 7 122 8 131 . 5 4 12 2 9 12 3 0 12 3 1 12 3 2 123 3 123 4 12 7 . 2 6 12 3 5 12 7 . 3 7 123 6 12 3 7 123 8 124 0 124 1 124 2 124 3 12 4 4 124 5 12 4 6 124 7 12 4 8 125 1 125 2 125 3 12 5 4 12 5 5 105 9 106 0 10 6 2 10 6 3 125 6 1257 1258 130.73129.00128.13128.57127.70127.27126.84126.41125.98125.62134.81134.82134.82134.82134.83134.83134.84134.68134.56134.44128.54128.65130.05130.74130.75130.72130.71130.70130.69130.68130.67130.66130.65130.22130.22130.22129.48129.53129.57129.62129.67129.72129.77129.82129.87129.92129.96130.01131.86131.87134.35133.89133.43132.97132.51133.25133.19133.13133.07133.02132.95132.81132.66132.59132.52132.45132.37132.30132.01131.75131.50131.27N 24Ā50'51"W N 65Ā06'37"E30.00'N 24Ā51'16"W 82.56'N 65Ā06'37"E325.11'N 65Ā07'12"E325.10'29.99'30.00'L1L2 N 65Ā07'20"E33.49'70.57'33RD STREET!33RD PLACE130.69129.96127.60'127.60'129.96124.95' PC 132.05' PC 126.85' 128.42' PC 124.95' PC 127.29' PC 130.22130.22130.22130.75130.74130.73130.72130.71130.70130.69130.68130.67130.66130.65130.05130.01129.92129.87129.82129.77129.72129.67129.62129.57129.53129.48129.43129.00128.57128.13127.70127.27126.84126.41125.98125.62124.45127.17 126.59132.51132.97133.43133.89134.35134.81134.81134.82134.82134.82134.83134.83134.84134.84134.68134.56134.44133.31133.25133.19133.13133.07133.02132.95132.88132.81132.66132.59132.52132.45132.37132.30132.27132.01131.75131.50131.27130.86128.65128.54128.26'128.93'129.58'129.58'128.93'128.26'SITE PROFILE LINE AT WEST P.L. SITE PROFILE LINE AT EAST PROPERTY LINE NORTH ARROW EXISTING COMMERCIAL BUILDING EXISTING RESIDENTIAL PROFILE A INSET WESTERLY 3.5’ AT 90 DEGREES FROM WESTERLY PROPERTY LINE130.22130.22130.22130.75130.74130.73130.72130.71130.70130.69130.68130.67130.66130.65130.05130.01129.92129.87129.82129.77129.72129.67129.62129.57129.53129.48129.43129.00128.57128.13127.70127.27126.84126.41125.98125.62ARTIFICIAL LANDING AREA PROFILE B 131.87131.86131.85 8 Attachment 4: Photos Northwest property corner staircase Looking east from 33rd Street. 9 Northeast property corner Looking west from 33rd Street 10 Southeast property corner Southwest property corner Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach AUGUST 19, 2014 7:00 P.M. Project Title Public Notice Meeting Date Date Rec’d Remarks  1222-1230 Corona St. – Amendment to General Plan Land Use Map from General Commercial (GC) to Low Density Residential (LD) and amendment to Zoning Map from General Commercial (C-3) to One-Family Residential (R-1) on a 7500+ square foot parcel & Negative Declaration. 8/7 8/19  2240 Hermosa Avenue—Slope Determination 8/19 7/8  25 Pier Avenue—Parking Plan to classify a new food establishment (Scapegoat Coffee, Co.) as a ‘snack shop’ for purposes of calculating parking requirements (currently Pier Surf). 8/7 8/19 7/14  1720 Prospect Avenue—Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #72919 for a 2-unit condominium. 8/7 8/19 7/14  4 Meyer Court— Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map #72959 for a 2-unit condominium. 8/7 8/19 7/14  337 Longfellow Avenue—Slope Determination 8/19 7/14  Capital Improvement Program (CIP) consistency with General Plan 8/19 f:b95\cd\wpc - future agenda 7/15/14 15d REVISED Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach AUGUST 19, 2014 7:00 P.M. Project Title Public Notice Meeting Date Date Rec’d Remarks  1222-1230 Corona St. – Amendment to General Plan Land Use Map from General Commercial (GC) to Low Density Residential (LD) and amendment to Zoning Map from General Commercial (C-3) to One-Family Residential (R-1) on a 7500+ square foot parcel & Negative Declaration. 8/7 8/19  2240 Hermosa Avenue—Slope Determination 8/19 7/8  Capital Improvement Program (CIP) consistency with General Plan 8/19 f:b95\cd\wpc - future agenda 7/10/14 15d Easy Reader Run Date: July 3, 2014 DISPLAY Acct: 7010-2110 City of Hermosa Beach PUBLIC NOTICE NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, July 15, 2014, to consider the following: 1. Amendment to Precise Development Plan to reconfigure offices, decks, and stairways together with façade and elevation changes in a multi-tenant building at 1301 Manhattan Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the May 20, and June 17, 2014 meetings). 2. Precise Development Plan, Conditional Use Permit and Parking Plan to allow a mixed-use development consisting of an approximately 570 square foot commercial space and 2,800 square foot residential unit with tandem commercial and reduced width parking spaces in the C-1 zone at 60 Hermosa Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 2014 meeting). 3. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72838 for a two- unit condominium at 438 Hermosa Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 2014 meeting). 4. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72883 for a two- unit condominium at 605-607 Longfellow Avenue, and determination that the project is Categorically Exempt from the California Environmental Quality Act (continued from the June 17, 2014 meeting). 5. Residential Parking Plan to reduce the required width of the guest parking space from 8 feet, 6 inches to approximately 7 feet, 10 inches, and recognizing that parking is also available in the OS-O zoned portion of the property, in conjunction with an existing single-family dwelling at 340 The Strand, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 6. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 72717 for a seven- unit condominium at 1818, 1830 & 1834 Pacific Coast Highway, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 7. Precise development plan to allow a two-story 5,250 square foot commercial building with three tenant spaces at 2101 Pacific Coast Highway, and determination that the project is Categorically Exempt from the California Environmental Quality Act. 8. Precise development plan to allow a one-story 2,769 square foot commercial building at 1081, 1085 & 1087 Aviation Boulevard, and determination that the project is Categorically Exempt from the California Environmental Quality Act. SAID PUBLIC HEARINGS shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard, in the City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254. ANY AND ALL PERSONS interested are invited to participate and speak at these hearings at the above time and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 prior to Thursday, July 10, 2014, at 12:00 noon. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. 2 IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss any project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, July 10, 2014, at the Hermosa Beach Police Department, Public Library, and on the City’s website at www.hermosabch.org. Relevant Municipal Code sections are also available on the website. Elaine Doerfling City Clerk f:95\cclerk\legads\display\2014\planning\pc07-15-14