HomeMy WebLinkAbout2014-09-16 PC AGENDA1
AGENDA
PLANNING COMMISSION MEETING
CITY OF HERMOSA BEACH
CITY HALL COUNCIL CHAMBERS
1315 VALLEY DRIVE
HERMOSA BEACH, CA 90254
September 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.
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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 August 19, 2014 action minutes
5. Resolution(s) for Consideration
a) Resolution P.C. 14-16 approving a Precise Development Plan amendment to reconfigure
offices, decks, and stairways together with façade and elevation changes and
incorporating an existing Conditional Use Permit for a restaurant with on-sale general
alcohol, live entertainment and outdoor dining, within a multi-tenant building at 1301
Manhattan Avenue.
THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS
ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT
ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION.
Section II
Public Hearing
6. CON 14-11 / PDP 14-16 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 72959 for a two unit residential condominium project at 4 Meyer
Court, and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
Staff Recommended Action: To adopt a Minute Order granting the continuance for a
Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map to the
October 21, 2014 Planning Commission meeting.
7. PDP 14-18 -- Precise Development Plan Amendment to add four roof decks to a six-unit
commercial condominium at 824 1st Street, and determination that the project is Categorically
Exempt from the California Environmental Quality Act.
Staff Recommended Action: To adopt the resolution approving the Precise Development Plan
Amendment subject to conditions, including a determination that the project is categorically
exempt from the California Environmental Quality Act.
8. CON 14-13 / PDP 14-20 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 73031 for a two-unit residential condominium project at 609-611
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
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a determination that the project is categorically exempt from the California Environmental
Quality Act.
9. CON 14-14 / PDP 14-21 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 73032 for a two-unit residential condominium project at 613-615
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.
10. CON 14-12 / PDP 14-19 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No.72886 for a two unit residential condominium project at 1638 – 1642
Hermosa Avenue and 1635 Palm Drive, including whether alternative points may be used for
the purpose of measuring building height, 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,
determining that alternative elevation points may be used for the purpose of measuring
building height and determine the project to be Categorically Exempt from the California
Environmental Quality Act.
Section III
Hearing
11. S-21#14 -- Request to determine whether alternative points adjacent to the top of the retaining
wall along Hermosa Avenue may be used for the purpose of measuring building height in
connection with a proposed single family residence at 2056 Hermosa Avenue.
Staff Recommended Action: By Minute Order determine the property to be a uniformly sloping
lot and use the average of the property corner elevations and the elevations adjacent to the
retaining wall.
Section IV
12. Staff Items
a. Discussion/review of adopted process for review of on-sale alcoholic beverage
Conditional Use Permits (continued from June 17, July 15 and August 19, 2014
meetings).
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 July, 2014.
13. Commissioner Items
14. Adjournment
1 Planning Commission Action Minutes
August 19, 2014
ACTION MINUTES OF THE PLANNING COMMISSION MEETING
OF THE CITY OF HERMOSA BEACH HELD ON
AUGUST 19, 2014, 7:00 P.M.,
AT THE CITY HALL COUNCIL CHAMBERS
All public testimony and the deliberations of the Planning Commission can be viewed
on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings
The meeting was called to order at 7:01 P.M. by Chairman 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
Lauren Langer, Assistant City Attorney
Eva Choi, Assistant Planner
Aaron Gudelj, Assistant Planner
3. Oral / Written Communications
Anyone wishing to address the Commission regarding a matter not related to a public
hearing on the agenda may do so at this time.
Section I
CONSENT CALENDAR
4. Approval of the July 15, 2014 action minutes
ACTION: To approve July 15, 2014 action minutes as presented.
MOTION by Commissioner Hoffman and seconded by Commissioner Perrotti. The motion
carried by a unanimous vote.
5. Resolution(s) for Consideration - None
Section II
Public Hearing
6. PDP 14-7 / PARK 14-8 -- Amendment to Precise Development Plan to reconfigure offices,
decks, and stairways together with façade and elevation changes and Parking Plan to allow
a reduction of 14 parking spaces 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, June 17 and July 15, 2014 meetings).
Staff Recommended Action: To adopt the resolution approving the subject Precise
Development Plan amendment and Parking Plan subject to conditions, incorporating the
existing Conditional Use Permit for a restaurant with on-sale general alcoholic beverages,
live entertainment and outdoor dining without modification, and determine the project to be
2 Planning Commission Action Minutes
August 19, 2014
Categorically Exempt from the California Environmental Quality Act.
ACTION: To direct staff to return with two resolutions of approval at the September 16, 2014
meeting for the Commission to adopt: 1) approval of Parking Plan to allow in-lieu payment for
14 spaces, or 2) deny Parking Plan and terminate easement and maintain 14 parking spaces
to bring building back into compliance with its orginal approval.
Motion by Chairman Allen, 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
7. CON 14-9 / PDP 14-13 / GP 14-4 -- Amendment to General Plan Land Use Map from
Commercial Corridor (CC) to Medium Density Residential (MDR) and amend text for
consistency, 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 (continued from July 15, 2014 meeting).
Staff Recommended Action: To adopt the resolution recommending approval of a General
Plan Amendment and approving the Conditional Use Permit, Precise Development Plan, and
Vesting Tentative Parcel Map for a seven-unit condominium contingent on approval of the
General Plan Amendment, and determine that the project is Categorically Exempt from the
California Environmental Quality Act.
ACTION: To adopt resolution recommending approval of subject General Plan Amendment
and approving the requests for a seven-unit condominium project with modification to add
condition #4h to add articulation to east and north elevations to the satisfaction of
Community Development Director, and determined that the project is Categorically Exempt
from the California Environmental Quality Act.
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
8. CON 14-8 / PDP 14-9 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 72838 for a two-unit attached residential condominium project at
438 Hermosa Avenue, and determination that the project is Categorically Exempt from the
California Environmental Quality Act (continued from the June 17 and July 15, 2014
meetings).
Staff Recommended Action: To adopt the resolution approving the Conditional Use Permit,
Precise Development Plan, and Vesting Tentative Parcel Map No. 72838 for a two unit
condominium subject to conditions and determine the project is categorically exempt from
the California Environmental Quality Act.
ACTION: To adopt resolution approving subject Conditional Use Permit, Precise
3 Planning Commission Action Minutes
August 19, 2014
Development Plan and Vesting Tentative Parcel Map as presented and determined that the
project is Categorically Exempt from the California Environmental Quality Act.
Motion by Chairman Allen, 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
9. GP 14-1 / ZON 14-1 -- 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 7,500+ square foot parcel
located at 1222-1230 Corona Street and adoption of an Environmental Negative Declaration.
Staff Recommended Action: To adopt the resolution recommending approval of the General
Plan Land Use Map and Zoning Map amendments and adoption of an Environmental
Negative Declaration.
ACTION: To adopt resolution recommending approval of the General Plan Land Use Map
and Zoning Map amendments and adoption of an Environmental Negative Declaration.
Motion by Commissioner Hoffman, seconded by Chairman Allen. The motion carried by the
following vote:
AYES: Comms. Flaherty, Hoffman, Perrotti, Pizer, Chmn. Allen
NOES: None
ABSTAIN: None
ABSENT: None
10. PARK 14-6 -- Parking Plan to classify a new food establishment (Scapegoat Coffee Co.) as a
‘snack shop’ for purposes of calculating parking requirements at 25 Pier Avenue (currently
Pier Surf), and determination that the project is Categorically Exempt from the California
Environmental Quality Act.
Staff Recommended Action: To adopt the resolution approving a Parking Plan finding that
the use is a snack shop and may be parked at the retail standard and determine the project
is Categorically Exempt from the California Environmental Quality Act.
ACTION: To adopt resolution approving subject Parking Plan with modification that the
applicant to re-stripe the appropriate parking lot and determined that the project is
Categorically Exempt from the California Environmental Quality Act.
Motion by Commissioner 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
11. CON 14-10 / PDP 14-15 -- Conditional Use Permit, Precise Development Plan and Vesting
Tentative Parcel Map No. 72919 for a two-unit detached residential condominium project at
4 Planning Commission Action Minutes
August 19, 2014
1720 Prospect 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, and
determination that the project is categorically exempt from the California Environmental
Quality Act.
ACTION: To adopt resolution approving subject Conditional Use Permit, Precise
Development Plan and Vesting Tentative Parcel Map as presented and determined that the
project is Categorically Exempt from the California Environmental Quality Act.
Motion by Chairman Allen, 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
Section III
Hearing
12. S-21#12 -- Request to determine whether alternative points adjacent to the top of the
retaining wall along Hermosa Avenue may be used for the purpose of measuring building
height in connection with a proposed single family residence at 2240 Hermosa Avenue.
Staff Recommended Action: By Minute Order determine the property to be a uniformly
sloping lot and determine that elevation points at the top of the retaining wall along Hermosa
Avenue reflect the natural, unaltered grade for purpose of building height calculation.
ACTION: To determine, by minute order, that the subject property to be a uniformly sloping
lot and determined that elevation points at the top of the retaining wall along Hermosa
Avenue reflect the natural, unaltered grade for building height calculation purpose.
Motion by Commissioner 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
13. S-21#13 -- Request to determine whether the property is a convex sloping lot and may use
alternate spot elevations along the east and west property lines rather than property corner
elevations for the purposes of determining building height in connection with a proposed
single family residence at 337 Longfellow Avenue.
Staff Recommended Action: By minute order:
1. Determine the property to be a convex sloping lot and interpolate points on the top of the
slope rather than property corner elevations for determining the grade for measuring
building height; or
2. Determine the property to be a uniformly sloping lot and interpolate the grade from the
corner points only.
5 Planning Commission Action Minutes
August 19, 2014
COMMISSIONER FLAHERTY RECUSED HIMSELF AS HE LIVES WITHIN 500 FOOT
RADIUS OF THE PROJECT.
ACTION: The Planning Commission consensus was to determine, by minute order, that the
subject lot is a convex sloping lot and interpolate points on the top of the slope rather than
property corner elevations for determining the grade for measuring building height.
Section IV
14. Staff Items
a. Discussion/review of adopted process for review of on-sale alcoholic beverage
Conditional Use Permits (continued from June 17 and July 15, 2014 meetings).
ACTION: The Planning Commission consensus was to continue subject matter to the
September 16, 2014 meeting to be heard together with the semi-annual review/report of
the Conditional Use Permits.
b. Review of Fiscal Year 2014-2015 Capital Improvement Program (CIP) for conformance
with the City’s General Plan.
ACTION: The Planning Commission consensus was to approve, by minute order,
Fiscal Year 2014-15 Capital Improvement Program (CIP) to be in conformance with the
City’s General Plan..
c. Report on City Council actions.
d. Report on comprehensive planning processes.
e. Tentative future Planning Commission agenda.
f. Community Development Department activity report of June, 2014.
15. Commissioner Items
16. Adjournment
The meeting was adjourned at 11:04 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 August 19,
2014.
Kent Allen, Chairman Ken Robertson, Secretary
Date
LAM. LAMINATEDLAV. LAVATORYL.H. LEFT HANDLKR. LOCKERL.L.H. LONG LEG HORIZONTALL.L.V. LONG LEG VERTICALLT. LIGHTLT. WT. LIGHT WEIGHTMAX. MAXIMUMM.C. MEDICINE CABINETMECH. MECHANICALMEM. MEMBERMEMB. MEMBRANEMFR. MANUFACTURERMH. MANHOLEMIN. MINIMUMMIR. MIRRORMISC. MISCELLANEOUSM.O. MASONRY OPENINGMTD. MOUNTEDMTL. METALMUL. MULLIONN. NORTHN.G. NATURAL GRADEN.I.C. NOT IN CONTRACTNO. NUMBERNOM. NOMINALN.T.S. NOT TO SCALEO OVENO.A. OVERALLOBS. OBSCUREO.C. ON CENTERO.D. OUTSIDE DIAMETEROFF. OFFICEO.H. OVER HEADOPNG. OPENINGOPP. OPPOSITEP.I. PANEL INDEXPL. PLATEP.L PROPERTY LINEP.LAM. PLASTIC LAMINATEPLYWD. PLYWOODPR. PAIRPRCST. PRE-CASTPROP. PROPERTYP.S.I. POUNDS / SQUARE INCHPT. POINTPTN. PARTITIONR. RISERAD. RADIUSR.D. ROOF DRAINREF. REFERENCEREFR. REFRIGERATORREINF. REINFORCEDREQD. REQUIREDRESIL. RESILIENTRFTR. RAFTERRGTR. REGISTERR.H. RIGHT HANDRM. ROOMR.O. ROUGHT OPENINGRWD. REDWOODS. SOUTHS.B. SILL BOLTS.C. SOLID CORESCH. SCHEDULESECT. SECTIONSEL. ST. SELECT STRUCTURALS.F. SUB FLOORSH. SHELFSHWR. SHOWERSHTG. SHEETINGSIM. SIMILARSPEC. SPECIFICATIONSQ. SQUARESST. STAINLESS STEELS.S.K. SERVICE SINKSTA. STATIONSTAG. STAGGEREDS.T.C. SOUND TRANSMITION CLASSSTG. STRONGSTL. STEELSTOR. STORAGESTRL. STRUCTURALSUSP. SUSPENDEDSYM. SYMETRICALT. TREADT.B. TOP OF BEAMT&B TOP AND BOTTOMT.C. TOP OF CURBTEL. TELEPHONETEMP. TEMPORARY/TEMPREDTER. TERRAZOT.F. TOP OF FRAMET&G TONGUE & GROVETHK. THICKTHRU. THROUGHT.P. TOP OF PAVMENTT.S. TOP OF SHEATHINGT.STL. TOP OF STEELT.V. TELEVISIONT.W. TOP OF WALLTYP. TYPICALUNF. UNFINISHEDU.N.O. UNLESS NOTED OTHERWISEVERT. VERTICALVEST. VESTIBULEW. WESTW/ WITHW.C. WATER CLOSETWD. WOODWDW. WINDOWW/O WITHOUTWP. WATERPROOFWSCI. WAINSCOTWT. WEIGHTW.W.M. WELDED WIRE MESHA.B ANCHOR BOLTABV. ABOVEA/C AIR CONDITIONERA.C. ASPHALTIC CONC.ACOUS. ACOUSTICALA.D. AREA DRAINADJ. ADJCENTAGGR. AGGREGATEAL. ALUMINUMEAPROX. APPROXIMATEASPH. ASPHALTARCH. ARCHITECTURALB.B. BOTTOM OF BEAMBD. BOARDBITUM. BITUMINOUSBLDG. BUILDINGBLK. BLOCKBLK'G BLOCKINGBM. BEAMB.N. BOUNDRY NAILINGBOT. BOTTOMBTWN. BETWEENCAB. CABINETC.B. CATCH BASINCER. CERAMICC.I. CAST IRONC.I.P. CAST IN PLACEC.J. CEILING JOISTCLG. CEILINGCLKG. CAULKINGCLO. CLOSETCLR. CLEARCOL. COLUMNCONC. CONCRETECONN. CONNECTIONCONST. CONSTRUCTIONCONT. CONTINUOUSCORR. CORRIDORCNTR. COUNTERCTR. CENTERCTSK. COUNTERSUNKDBL. DOUBLEDEPT. DEPARTMENTDET. DETAILD.F. DOUGLAS FIRDIA. DIAMETERDIAG. DIAGONALDIM. DIMENSIONDISP. DISPENSERDN. DOWND.O. DOOR OPENINGDO. DITTODR. DOORDS. DOUNSPOUTDWG. DRAWINGDWR. DRAWREE. EASTEA. EACHE.G. EXISTIN GRADEE.J. EXPANSION JOINTELEV. ELEVATIONELEC. ELECTRICALEMER. EMERGENCYE.N. EDGE NAILINGENCL. ENCLOSUREE.P. ELECTRICAL PANELEQ. EQUALEQUIP. EQUIPTMENTE.W. EACH WAYEXIST. EXISTINGEXPO. EXPOSEDEXP. EXPANSIONEXT. EXTERIORF.A. FIRE ALARMF.B. FLAT BARF.D. FLOOR DRAINFDN. FOUNDATIONF.E. FIRE EXTINGUISHERF.E.C. FIRE EXTINGUISHERF.F. FINISH SUB FLOORF.G. FINISH GRADEF.H.C. FIRE HOUSE CAB.FIN. FINISHF.J. FLOOR JOISTFLR. FLOORFLOUR. FLOURESENTFLASH. FLASHINGF.O.C. FACE OF CABINETF.O.F. FACE OF FINISHF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFPRF. FIREPROOFF.S. FULL SIZEFT. FOOT/FEETFTG. FOOTINGFURR. FURRINGFUT. FUTUREGA. GAUGEGALV. GALVANIZEDG.B. GRAB BARG.I. GALVANIZED IRONG.L.B. GLUE LAMINATED BM.GL. GLASSGND. GROUNDGYP. GYPSUMH.B. HOSE BIBH.C. HOLLOW COREHRD. HEADERHDWD. HARDWOODHDWE. HARDWAREHGT. HEIGHTH.M. HOLLOW METALHNGR. HANGERHORIZ. HORIZONTALHR. HOURHS. HIGH STRENGTHH.V.A.C. HEATING,VENTILATION, AIR CONDITIONINGI.D. INSIDE DIAMETERINSUL. INSULATIONINT. INTERIORINV. INVERT(ED)JAN. JANITORJST. JOISTJT. JOINTKIT. KITCHENLAB. LABORATORYLAG. LAG SCREWAND &ANGLEAT @CENTERLINEDIAMETER OR ROUND ØPERPENDICULARPOUND OR NUMBER #PENNY (WIGHT)All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254
¼All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254
All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, adeveloped for use on and in connection wthe specific project. None of suchideas,designs, and plans shall be rin part or in whole without the written permission of PEHA PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254KEY NOTES
All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254LEGENDKEY NOTES
All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254LEGENDKEY NOTES
All ideas, designs, arrangements, andplansindicated or represented by this drawingare owned by and the property of PEHA &ASSOCIATES and were created, evolved, anddeveloped for use on and in connection withthe specific project. None of suchideas,designs, and plans shall be reproducedin part or in whole without the express priorwritten permission of PEHA & ASSOCIATES.PEHA & ASSOCIATESARCHITECTURELarry Peha, A.I.A67 14TH STREETHERMOSA BEACH, CA. 90254PHONE: (310) 372 - 1755FAX: (310) 376 - 6837E-MAIL: pa@pehaarch.comWeb: www.pehaarch.com-DATE:DRAWN:JOB NO.DRAWING TITLEDRAWING NUMBER1316JH140110ROOF DECK ADDITION FOR:SRIDHAR824 1st St, HERMOSA BEACH CA 90254KEY NOTES
824 1st Street - Project Renderings
Submitted by project architect
East elevation view
Northeast view
North elevation view
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,CA609 LONGFELLOW AVE.at 609 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:52.7% < 65% (MAX LOT COVERAGE) : COMPLIES2013 CRC, CBC, CMC, CPC, CEC, & 2013CA ENERGY EFFICIENCY CODE, 2013 CALIFORNIA GREENBUILDING STANDARD CODE, TITLE 24(U FACTOR .40 MAX)CalGreen Requirements:TROTTER BUILDING DESIGNS, INC.1011 Manhattan Beach Blvd., Suite AManhattan Beach, CA 90266P: (310) 545-2727 F: (310) 545-2722www.TrotterBuildingDesigns.comDesigner:SUSTAINABLE GREEN BUILDING PROGRAM AND ENERGY EFFICIENCY STANDARDSRequirements for LOW-RISE RESIDENTIAL BUILDING. A building that is of Occupancy Group Rand is six stories or less, or that is a one- or two-family dwelling or townhouse.1. The Following Requirements Apply to All SFD Project: (New Dwellings, Additions,and Remodels.)Water EfficiencyIndoor Water Use 4.301.1 The provisions shall establish the means of conserving water used indoors, outdoors, and inwastewater conveyance. Indoor Water Use Section 4.303 requirements shall apply to any new indoor water fixtures toobtain 20% savings compared to the baseline provided in Table 4.303.1Indoor water fixtures must incorporate the fixture flow rates of Table 4.303.2Fixture Type Flow RateLavatory faucets 1.5 gpmKitchen faucets 1.8 gpmWater Closets (toilets) 1.28 gpmShowerheads 2.0 gpmUrinals 0.5 gpmAlternatively, the applicant can provide a water budget calculation that can demonstrate the 20% savings as per CaliforniaEnergy Code Section 4.30.1.Outdoor Water Use 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided andinstalled at the time of final inspection shall comply with the following:1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants' needs as weather conditions change.2. Weather-based controllers without integral rain sensors or communication systems that account for local rainfallshall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soilmoisture-based controllers are not required to have rain sensor input.Material Conservation and Resource Efficiency4.406.1 Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodentsEnvironmental Quality4.501.1 The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous,irritating and/or harmful to the comfort and well--being of a building's installers, occupants and neighbors. Requirementsfor adhesives, sealants, caulks, and finishes shall apply to any construction.Pollution Control4.504 Pollution control must be provided as follows.1. All duct and related distribution component openings must be covered with tape or other approved meansto prevent dust accumulation.2. Adhesives, sealants, and caulks must be meet minimum VOC limits (see VOC Limits Handout).3. Paints and coatings must meet minimum VOC limits (see VOC Limits Handout).4. Aerosol Paints and coatings shall meet the Product-Weighted MIR Limits for ROC in Section 94522(a)(3) andother requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520.5. All carpet installed in the building interior shall meet the testing and product requirements of one of the following:a. Carpet and Rug Institute's Green Label Plus Program.b. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350).c. NSF/ANSI 140 at the Gold Level.d. Scientific Certifications Systems Indoor Advantage Gold.6. All carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute Green Label program.7. All carpet adhesive shall meet minimum VOC limits (see VOC Limits Handout).8. Where resilient flooring is installed, at least 50 percent of floor area receiving resilient flooring shall comply with the VOC emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emittingMaterials List or certified under the Resilient Floor Covering Institute (RCFI) Floor Score program.9. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interioror exterior of the building shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measurefor Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table4.504.5FORMALDEHYDE LIMITS IN PARTS PER MILLIONProduct Current Limit January 1, 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\EUHDNVKDOOEHLQVWDOOHGDQGVKDOOFRQVLVWRIWKHIROORZLQJ DLQFKWKLFNEDVHRIòLQFKRUODUJHUFOHDQaggregate 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-1.1 LANDSCAPE 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. SECTIONS4169-027-0242,640 SQ. FT. (BLDG. FOOTPRINT)5,008 SQ. FT. (LOT SIZE)= 52.7% PROPOSEDGENERAL BUILDING INFORMATION:PACIFIC LAND CONSULTANTS, INC.P.O Box #3762Rancho Palos Verdes, CA 90274P: 310-544-8689NAMVAR ASSOCIATES231 Vista Del Mar, Suite DManhattan Beach, CA 90277P: 310-540-7788 F: 310-540-7733THIRD FLOOR LIVING AREATOTAL DECKS/BALCONIESDECKS/BALCONIESNO. OF BATHROOMSNO. OF BEDROOMSTOTAL LIVING AREA734 SF43 1/21,096 SF226 SF2,867 SQ. FT.SECOND FLOOR LIVING AREAGARAGEDECK/BALCONIES489 SF 1,175 SF43 SFFIRST FLOOR LIVING AREA596 SFPROVIDEDFRONTSIDEREARLOT AREA ZONING INFORMATION:AREA:YARDS:LOT COVERAGE65% MAX.REQUIRED52.7%10'-0"3'-0"5'-0'11'-4"6'-6"5'-0'PARKING & DRIVEWAYS:NUMBER OF SPACESGUEST SPACESPARKING SETBACK4 (2 PER UNIT)1PARKING STALL DIMENSIONTURNING AREADRIVEWAY WIDTH19'-0'X20'-0"10'-0"DRIVEWAY MAXIMUM SLOPE12.5%OPEN SPACE5,008 SQ. FT.2,640 SQ. FT.DECKS/BALCONIESN/ATOTAL OPEN SPACE349 sq. ft. REQUIREDON GRADE190 SF (COUNTABLE @ 2ND FLR) PROVIDED2%4 (2 PER UNIT)17'-0"19'-0"X20'-0"(5' EASEMENT PROPOSED @ EACH SIDE)UNIT A (609) UNIT B (611)UNIT AUNIT BN/A(300 SQ. FT. MIN. REQUIRED)17'-0"306 sq. ft. PRIVATE STORAGE228 cu. ft.C.F. PER UNIT: 200 cu. ft. min.UNIT AUNIT B228 cu. ft.FENCES/WALLSHEIGHT FROM FINISHED SURFACELINEAL FEET6'-0"200.00'ROOF DECKS465 SF100 SF (ROOF DECK)206 SF (COUNTABLE @ 2ND FLR) 100 SF (ROOF DECK)28-8'28'-0" 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\VWHPµ LVLQVWDOOHGXVLQJthe 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:2,867 SQ. FT. 1,175 SQ. FT.226 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM489 SQ. FT. GARAGE596 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM43 SQ. FT. DECKS : 1,096 SQ. FT.THIRD FLOOR :465 SQ. FT. @ ROOFUNIT A (609)UNIT B (611)2,867 SQ. FT. 1,175 SQ. FT.226 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM489 SQ. FT. GARAGE596 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM43 SQ. FT. DECKS : 1,096 SQ. FT.THIRD FLOOR :465 SQ. FT. @ ROOF734 SF43 1/21,096 SF226 SF2,867 SQ. FT.489 SF 1,175 SF43 SF596 SF465 SF110'-0" LOTS 57 AND 58, 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.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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-201459 SF @ REAR YARD9/8/2014 12:17:42 PM
LEGAL DESCRIPTION:LEGENDSURVEY CERTIFICATIONPACIFIC LAND CONSULTANTS, INC.LOT & TOPOGRAPHIC SURVEY9/3/2014 9:55:00 AM
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:SEE A-5 FOR ROOF NOTES 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:Roof PlanScale: 1/8"=1'-0"& MATERIAL SPECS.100.00' F.F.E.100.00' F.F.E.@ LIP OF GARAGE100.00' F.F.E.@ LIP OF GARAGE5'-0"100.00' F.F.E.(611)Proposed Unit "A" (609)6'-0"6'-7"5'-0"
SETBACK
5'-0"SETBACK
11'-4"9'-0"
14'-0"
5'-0"10'-0"Proposed Unit "B" 14'-0"GUEST PARKING200 AMP ELECTRICAL PANEL, EACH UNIT (PANEL SHALLBE OF ADEQUATE SIZE TO PROVIDE CAPACITY FORFUTURE ADDITION OF PHOTOVOLTAIC OR OTHERALTERNATE ENERGY PRODUCING DEVICE) CONTACTS.C. EDISON FOR APPROVAL OF SERVICE PANELLOCATION.NEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.&$7&+%$6,1:68033803:$%6PIPE TO CURB, SEE PLANNING NOTE #1(SUMP PUMP ON SEPARATE PERMIT)OUTLINE OF DECK ABOVEOUTLINE OFDECK ABOVEOUTLINE OFFLOOR ABOVECOMMON DRIVEWAY, 5'-0" EASEMENT@ ADJOINING PROPERTIES (10'-0" DRIVEWAY)(SHOWN HATCHED)TRASHAREACONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFCONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFSite PlanScale: 1/8"=1'-0"CONC.YARDUPUPDNRoof Deck465 sfFlat Roof1/4:12LONGFELLOW AVENUE
BOUNDARY PLACECP#1:130.63' MAX.129.54' ACTUALCP#2:130.59' MAX.130.56' ACTUALDNRoof Deck465 sfFlat Roof1/4:12CP#4:131.05' MAX.130.56' ACTUALCP#5:131.43' MAX.130.56' ACTUALCP#3:130.88' MAX.130.56' ACTUALPAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014NEW 6' HIGH WOOD GATE8'-6"7'-0"59 SF OF OPEN SPACE (UNIT A)(SHOWN HATCHED)9/8/2014 12:21:31 PM
A-1.18.56. 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]HZDWHUSHUPHDEOHVXUIDFHV HJSHUPHDEOHSDYLQJRUODQGVFDSLQJ RQQRWOHVVWKDQRIWKHH[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:5,008 sq. ft.Building Footprints:2,283 sq. ft.Landscape/Hardscape Area = Lot Sq. Ft. - Building Footprint 5,008 sq. ft. - 2,283 sq. ft. = 2,725 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% = 2,725 sq. ft. x 20% = 545 sq. ft.(provided) 0 sq. ft. < 545 sq. ft. max. OKLandscape/Hardscape Area = 2,725 sq. ft.Permeable/Landscape (702 sq. ft.+1,022 sq. ft.) / 2,725 sq. ft. = 63.2% OKSymbol:VegetationType:BotanicalName:CommonName:Regional Eval.Water Needs:Size:Diameter(planting/matured):Height(planting/matured):Quantity:(per unit)Permeable areas (702 sq. ft.)Hardscape areas (1,001 sq. ft.)Landscaped areas (1,022 sq. ft.)SHRUBSHRUBCEANOTHUS"CONCHA"CALIFORNIAWILD LILACVERY LOWGALVEZIA SPECIOSAFIRECRACKERISLAND SNAPDRAGONVERY LOWTREEACACIACULTRIFORMIS LOWKNIFELEAF ACACIA10'-0" TO 15'-0"424X24 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 = 5,008 sq. ft.Building Footprint (2,283 sq. ft.)MUHLENBERGIARIGENSDEER GRASSVERY LOW2.5 QT1'-0"-3'-0"1'-0" TO 3'-0" WIDE9BOUNDARY PLACE
LONGFELLOW AVENUEBuilding Footprint1,147 sq. ft.Building Footprint1,136 sq. ft.449 SF418 SF134 SF602 SFCONC.CONC.CONC.380 SF100 SF102 SF540 SFGRASSCRETEGRASSCRETEPAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20148/8/2014 2:37:54 PM
A-25443314268First Floor PlanScale: 1/4"=1'-0"Unit A (609)Unit B (611)UPW DBedroom000Bath000Clos.000Laundry000Elev.000Hall0002-Car Garage000228 cfStoragefau1.5"4'-0"6'-0"7'-4"7'-10"10'-0"10'-0"15'-2"25'-2"35'-2"5'-6"3'-11"3'-9"5'-7"5'-4"6'-0"11'-4"7'-7"24'-6"30'-0"5'-10"6'-2"6'-2"1'-10"16'-0"2'-2"20'-0"12'-4"18'-2"38'-2"5'-6"4'-0"3'-3"17'-3"12"
4'-6"4'-0"
22'-6"8'-6"
31'-0"ONE 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 406.1.31/4":12 MIN.SLOPE1/4":12 MIN.SLOPEENCLOSED USABLE SPACE UNDERSTAIRS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUMBOARD ON ALL WALLS AND CLGS.6'-6"5'-0"19'-0"PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATIONS.5443314268UPWDBedroom000Bath000Clos.000Laundry000Elev.000Hall0002-Car Garage000228 cfStoragefau1.5"4'-0"6'-0"7'-4"7'-10"10'-0"10'-0"15'-2"25'-2"35'-2"5'-6"
3'-11"3'-9"
5'-7"
5'-4"6'-0"
11'-4"7'-7"
24'-6"
30'-0"5'-10"6'-2"6'-2"1'-10"16'-0"2'-2"20'-0"12'-4"18'-2"38'-2"5'-6"4'-0"3'-3"17'-3"12"11'-4"5'-0"19'-0"ONE 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 406.1.31/4":12 MIN.SLOPE1/4":12 MIN.SLOPE4'-6"4'-0"
8'-6"22'-6"12'-0"82'-4"14'-0"6'-0"LONGFELLOW AVENUE
BOUNDARY PLACE
12345678910111213FACTORY-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:ALL GLAZING WITHIN DOORS AND PANELS IN SHOWER AND TUB ENCLOSURESAND WINDOWS LESS THAN 60" ABOVE A STANDING SURFACE OR DRAIN INLETSHALL DISPLAY A SAFETY OR TEMPERED LABEL. (CBC 2406.2 & 4.5)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:AA-8PAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-201459 SF OF OPEN SPACE7'-0"X8'-6" (SHOWN HATCHED)9/8/2014 12:22:08 PM
A-3Scale: 1/4"=1'-0"Second Floor Plan5122232332845384215286Unit A (609)Unit B (611)4'-2"1'-11"4'-5"2'-10"2'-10"6'-7"7'-1"9'-8"3'-0"2'-0"2'-0"
9'-5"2'-11"4'-0"4'-6"8'-6"4'-0"13'-0"2'-6"2'-3"2'-9"4'-10"7'-10"5'-4"13'-0"12'-8"14'-4"
12'-2"2'-6"13'-8"5'-8"8'-4"6'-4"24'-6"38'-2"7'-2"7'-2"18'-4"31'-0"8'-6"17'-0"15'-6"1.5"Bedroom000MasterBedroom000Bedroom000Bath000MasterW.i.c.000MasterBath000Entry000Elev.000Hall000DeckUPDN12'-4"8'-6"
3'-3"8'-11"36'-6"5'-0"36'-0"
LONGFELLOW AVENUE
BOUNDARY PLACEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360.75"51222323328453842152864'-2"1'-11"4'-5"2'-10"2'-10"6'-7"7'-1"9'-8"3'-0"
2'-0"2'-0"
2'-11"9'-5"4'-0"4'-6"8'-6"4'-0"13'-0"2'-6"2'-3"2'-9"4'-10"7'-10"5'-4"13'-0"
12'-8"
14'-4"13'-8"5'-8"8'-4"6'-4"24'-6"38'-2"7'-2"7'-2"
18'-4"
31'-0"8'-6"17'-0"15'-6"1.5"Bedroom000MasterBedroom000Bedroom000Bath000MasterW.i.c.000MasterBath000Entry000Elev.000Hall000DeckUPDN3'-3"8'-11"36'-6"5'-0"
36'-0"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360.75"12'-0"85'-0"7'-0"83'-4"10'-0"5'-2"9'-0"
9'-0"10'-8"6'-2"12345678FLOOR 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:28-29-30-31-32-33-34-9103'-0"6'-0"3'-0"AA-8PAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20142'-6"
9/8/2014 12:22:52 PM
A-451555488
Unit A (609)Unit B (611)Living Room000Study000Kitchen000162547'-11"4'-6"3'-0"4'-0"19'-3"LONGFELLOW AVENUEThird Floor PlanScale: 1/4"=1'-0"BOUNDARY PLACE
Dining Rm000Pantry000Bath000Elev.000Stor.000DeckUPDNDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPE1/4" MIN.SLOPE9'-0"3'-6"4'-10"5'-4"5'-8"8'-3"21'-4"40'-7"1'-6"4'-0"3'-2"10"26'-6"12"6'-7"5'-7"1'-0"5'-10"4'-0"4'-4"7'-2"8'-4"22'-4"12'-2"34'-6"
4'-6"4'-0"5'-7"17'-5"
5'-6"23'-0"8'-6"3'-0"4'-6"1'-9"6'-2"10'-11"18'-10"6'-2"38'-8"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 /CSA 2.22b-200951555488
5'-6"Living Room000Study000Kitchen000162547'-11"4'-6"3'-0"4'-0"18'-2"Dining Rm000Pantry000Bath000Elev.000Stor.000DeckUPDNDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPE1/4" MIN.SLOPE9'-0"3'-6"4'-10"5'-4"5'-8"7'-2"21'-4"39'-6"1'-6"4'-0"
3'-2"10"
26'-6"12"
6'-7"5'-7"
1'-0"5'-10"
4'-0"4'-4"
7'-2"8'-4"
22'-4"12'-2"
34'-6"
4'-6"4'-0"5'-7"17'-5"3'-0"4'-6"1'-9"6'-2"10'-11"18'-10"6'-2"38'-8"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 /CSA 2.22b-200937'-0"12'-0"6'-0"83'-4"92'-1"6'-6"7'-0"8'-0"6'-0"249 sf206 SF OF OPEN SPACE(SHOWN HATCHED)190 SF OF OPEN SPACE(SHOWN HATCHED)1'-3"249 sfAA-8PAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20145'-0"
5'-0"
9/8/2014 12:23:38 PM
A-5Unit A (609)Unit B (611)Roof PlanScale: 1/4"=1'-0"DNRoof Deck465 sfDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360Flat Roof1/4:1211111LONGFELLOW AVENUE
BOUNDARY PLACECP#1:130.63' MAX.129.54' ACTUALCP#2:130.59' MAX.130.56' ACTUALDNRoof Deck465 sfDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360Flat Roof1/4:12111115'-2"20'-6"41'-10"5'-0"20'-4"41'-8"ROOF PLAN KEYNOTES:12SCUPPERS W/OVERFLOWS3ROOF OVERHANGROOF 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:14:12ROOF DRAINS W/OVERFLOWAA-8CP#4:131.05' MAX.000' ACTUALCP#5:131.43' MAX.000' ACTUALCP#3:130.88' MAX.130.56' ACTUAL50'-8"53'-8"50'-10"53'-10"5'-0"9'-4"13'-6"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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20148/8/2014 2:42:31 PM
A-612PLASTER: PORTLAND CEMENTPLASTER (STUCCO) SAND COLOR34PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5TRESTLEWOOD ANTIQUE BARNWOOD-GRAY678RECESSED LIGHTING9ROLL UP SECTIONAL GARAGE DOORSTUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH WROUGHT IRON GUARDRAILW/BRUSHED METAL FINISH1011122" WINDOW/DOOR RECESS, TYP.12" FRY REGLETDOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEERPROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)Scale: 1/4"=1'-0"South Elevation (609)3"Scale: 1/4"=1'-0"East Elevation 444222222101010111111PLPLScale: 1/4"=1'-0"North Elevation (609)42210UNIT B (611)UNIT A (609)5'-0"8'-0"7'-0"12"CP5: 131.43' max.10'-1"8'-0"100.00' F.F.E.OF PARAPET8'-1"30'-9"
8'-0"
8'-0"6'-0"10'-1"8'-0"OF PARAPET8'-1"
30'-9"100.00' @ GARAGE DOOR100.00' @ GARAGE DOOR10'-1"8'-0"100.00' F.F.E.130.56' @ TOPOF PARAPET109.13' F.F.E.118.18' F.F.E.8'-1"30'-9"CP4: 131.05' max.130.56' ACTUAL103.03 P.C.100.00' F.F.E.Existing grade @ property lineProposed Grade @ building line30'-0"609135555712101.5 P.C.103.48 P.C.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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014127.06' F.F.E. @ ROOF DECK109.13' F.F.E.118.18' F.F.E.30'-0"130.56' @ TOP109.13' F.F.E.118.18' F.F.E.130.56' ACTUAL100.00' F.F.E.130.56' @ TOP109.13' F.F.E.118.18' F.F.E.9/8/2014 11:46:51 AM
A-7Scale: 1/4"=1'-0"East Elevation442210103"Scale: 1/4"=1'-0"North Elevation (611)4221011UNIT B (611)UNIT A (609)42210Scale: 1/4"=1'-0"South Elevation (611)6'-0"PLPL5'-0"8'-0"7'-0"12"CP1: 130.63' max.129.54' ACTUALCP2: 130.59' max.130.56' ACTUAL10'-1"8'-0"100.00' F.F.E.130.73' @ TOPOF PARAPET109.13' F.F.E.118.18' F.F.E.8'-1"
30'-9"
10'-1"8'-0"OF PARAPET8'-1"30'-9"
10'-1"8'-0"OF PARAPET8'-1"
30'-9"
8'-0"
8'-0"
3'-6"
3'-6"PL5'-0"Existing grade @ property lineExisting grade @ neighbor'sProposed Grade @ property line30'-0"1234PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5678RECESSED LIGHTING9STUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH WROUGHT IRON GUARDRAILW/BRUSHED METAL FINISH10112" WINDOW/DOOR RECESS, TYP.12" FRY REGLETDOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEERPROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)6151777103.03 P.C.99.88 E.G.100.42 E.G.101.93 E.G.101.5 F.G.127.06' FFE @ ROOF DECK109.13' F.F.E.118.18' F.F.E.8'-0"100.00' F.F.E.130.56' @ TOP109.13' F.F.E.118.18' F.F.E.100.00' F.F.E.130.56' @ TOP109.13' F.F.E.118.18' F.F.E.127.06' FFE @ ROOF DECKCP3: 130.88' max.130.56' ACTUAL127.06' FFE @ ROOF DECKPAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014PLASTER: PORTLAND CEMENTPLASTER (STUCCO) SAND COLORTRESTLEWOOD ANTIQUEBARNWOOD-GRAY9/8/2014 11:47:21 AM
A-810'-1"8'-0"OF PARAPET8'-1"
30'-9"Bedroom0002-Car Garage000Bath000Bedroom000MasterBedroom000Hall000Living Room000Dining Rm000Roof Deck10'-1"8'-0"100.00' F.F.E.130.56' @ TOPOF PARAPET119.13' F.F.E.118.18' F.F.E.8'-1"30'-9"Bedroom0002-Car Garage000Bath000Bedroom000MasterBedroom000Hall000Living Room000Dining Rm000Roof DeckUNIT A (609)UNIT B (611)6'-0"Scale: 1/4"=1'-0"Section APAGE: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) 540-773314-016HBL DEVELOPMENT, LLC.609 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014127.06' FFE @ ROOF DECK100.00' F.F.E.130.56' @ TOP119.13' F.F.E.118.18' F.F.E.127.06' FFE @ ROOF DECK8'-0"
8'-0"
8/8/2014 2:44:38 PM
103.30' F.F.E.103.30' F.F.E.@ LIP OF GARAGE103.30' F.F.E.@ LIP OF GARAGE6'-0"5'-0"SETBACK103.30' F.F.E.5'-0"SETBACK11'-5"6'-5"9'-0"14'-0"14'-0"GUEST PARKINGNEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.OUTLINE OFDECK ABOVETRASHAREACONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFCONC.YARDUPUP100.00' F.F.E.100.00' F.F.E.@ LIP OF GARAGE100.00' F.F.E.@ LIP OF GARAGE5'-0"100.00' F.F.E.6'-0"
6'-7"5'-0"SETBACK5'-0"SETBACK11'-4"9'-0"14'-0"5'-0"10'-0"14'-0"GUEST PARKINGOUTLINE OFDECK ABOVETRASHAREACONC.YARDUPUPLONGFELLOW AVENUE98.58' F.F.E.@ LIP OF GARAGEGRAVEL 17'-0"5'-0"NEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.2% MIN.SLOPE98.50' F.F.E.CONC. WALK8'-0" SETBACK6' HIGH WOOD GATETrashBOUNDARY PLACE98.00' F.F.E.@ LIP OF GARAGE98.00' F.F.E.CONC. WALKGRAVEL 5'-0"9'-0"4'-1"2'-3"5'-0"2% MIN.SLOPE23'-2"GRAVEL GRAVEL &$7&+%$6,1:68033803:$%6PIPE TO CURB (SEPARATE PERMIT)10'-0"CDTrash3'-
0
"6'-7"ABScale: 1/8"=1'-0"Site PlanPAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.605,609 & 613 LONGFELLOW AVE.HERMOSA BEACH, CA.9/9/2014 3:06:19 PM PREVIOUSLY APPROVED(605)PREVIOUSLY APPROVED(607)PROPOSED UNIT "B"(611)PROPOSED UNIT "A"(609)PROPOSED UNIT "A"(613)PROPOSED UNIT "B"(615)A.1
PL5'-0"8'-0"7'-0"12"609109.13' F.F.E.118.18' F.F.E.PLPL5'-0"8'-0"7'-0"12"112.43' F.F.E.121.48' F.F.E.613605Scale: 1/8"=1'-0"South ElevationPAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.605,609 & 613 LONGFELLOW AVE.HERMOSA BEACH, CA.PLPL5'-0"8'-0"7'-0"12"615PLPL5'-0"8'-0"7'-0"12"61598
.
1
2
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C 6075'-0"PL5'-0"PL5'-0""605""609""613"Scale: 1/8"=1'-0"North Elevation"615""611""607"A.29/9/2014 3:18:27 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,CA613 LONGFELLOW AVE.at 613 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:52.7% < 65% (MAX LOT COVERAGE) : COMPLIES2013 CRC, CBC, CMC, CPC, CEC, & 2013CA ENERGY EFFICIENCY CODE, 2013 CALIFORNIA GREENBUILDING STANDARD CODE, TITLE 24(U FACTOR .40 MAX)CalGreen Requirements:TROTTER BUILDING DESIGNS, INC.1011 Manhattan Beach Blvd., Suite AManhattan Beach, CA 90266P: (310) 545-2727 F: (310) 545-2722www.TrotterBuildingDesigns.comDesigner:SUSTAINABLE GREEN BUILDING PROGRAM AND ENERGY EFFICIENCY STANDARDSRequirements for LOW-RISE RESIDENTIAL BUILDING. A building that is of Occupancy Group Rand is six stories or less, or that is a one- or two-family dwelling or townhouse.1. The Following Requirements Apply to All SFD Project: (New Dwellings, Additions,and Remodels.)Water EfficiencyIndoor Water Use 4.301.1 The provisions shall establish the means of conserving water used indoors, outdoors, and inwastewater conveyance. Indoor Water Use Section 4.303 requirements shall apply to any new indoor water fixtures toobtain 20% savings compared to the baseline provided in Table 4.303.1Indoor water fixtures must incorporate the fixture flow rates of Table 4.303.2Fixture Type Flow RateLavatory faucets 1.5 gpmKitchen faucets 1.8 gpmWater Closets (toilets) 1.28 gpmShowerheads 2.0 gpmUrinals 0.5 gpmAlternatively, the applicant can provide a water budget calculation that can demonstrate the 20% savings as per CaliforniaEnergy Code Section 4.30.1.Outdoor Water Use 4.304.1 Irrigation controllers. Automatic irrigation system controllers for landscaping provided andinstalled at the time of final inspection shall comply with the following:1. Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants' needs as weather conditions change.2. Weather-based controllers without integral rain sensors or communication systems that account for local rainfallshall have a separate wired or wireless rain sensor which connects or communicates with the controller(s). Soilmoisture-based controllers are not required to have rain sensor input.Material Conservation and Resource Efficiency4.406.1 Protect annular spaces around pipes, electric cables, conduits at exterior walls against the passage of rodentsEnvironmental Quality4.501.1 The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous,irritating and/or harmful to the comfort and well--being of a building's installers, occupants and neighbors. Requirementsfor adhesives, sealants, caulks, and finishes shall apply to any construction.Pollution Control4.504 Pollution control must be provided as follows.1. All duct and related distribution component openings must be covered with tape or other approved meansto prevent dust accumulation.2. Adhesives, sealants, and caulks must be meet minimum VOC limits (see VOC Limits Handout).3. Paints and coatings must meet minimum VOC limits (see VOC Limits Handout).4. Aerosol Paints and coatings shall meet the Product-Weighted MIR Limits for ROC in Section 94522(a)(3) andother requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520.5. All carpet installed in the building interior shall meet the testing and product requirements of one of the following:a. Carpet and Rug Institute's Green Label Plus Program.b. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350).c. NSF/ANSI 140 at the Gold Level.d. Scientific Certifications Systems Indoor Advantage Gold.6. All carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute Green Label program.7. All carpet adhesive shall meet minimum VOC limits (see VOC Limits Handout).8. Where resilient flooring is installed, at least 50 percent of floor area receiving resilient flooring shall comply with the VOC emission limits defined in Collaborative for High Performance Schools (CHPS) Low-emittingMaterials List or certified under the Resilient Floor Covering Institute (RCFI) Floor Score program.9. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interioror exterior of the building shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measurefor Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table4.504.5FORMALDEHYDE LIMITS IN PARTS PER MILLIONProduct Current Limit January 1, 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\EUHDNVKDOOEHLQVWDOOHGDQGVKDOOFRQVLVWRIWKHIROORZLQJ DLQFKWKLFNEDVHRIòLQFKRUODUJHUFOHDQaggregate 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-1.1 LANDSCAPE 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. SECTIONS4169-027-0232,640 SQ. FT. (BLDG. FOOTPRINT)5,008 SQ. FT. (LOT SIZE)= 52.7% PROPOSEDGENERAL BUILDING INFORMATION:PACIFIC LAND CONSULTANTS, INC.P.O Box #3762Rancho Palos Verdes, CA 90274P: 310-544-8689NAMVAR ASSOCIATES231 Vista Del Mar, Suite DManhattan Beach, CA 90277P: 310-540-7788 F: 310-540-7733LOTS 55 AND 56, 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 AREA734 SF43 1/21,096 SF226 SF2,867 SQ. FT.SECOND FLOOR LIVING AREAGARAGEDECK/BALCONIES489 SF 1,175 SF43 SFFIRST FLOOR LIVING AREA596 SFPROVIDEDFRONTSIDEREARLOT AREA ZONING INFORMATION:AREA:YARDS:LOT COVERAGE65% MAX.REQUIRED52.7%10'-0"3'-0"5'-0'11'-4"6'-6"5'-0'PARKING & DRIVEWAYS:NUMBER OF SPACESGUEST SPACESPARKING SETBACK4 (2 PER UNIT)1PARKING STALL DIMENSIONTURNING AREADRIVEWAY WIDTH19'-0'X20'-0"10'-0"DRIVEWAY MAXIMUM SLOPE12.5%OPEN SPACE5,008 SQ. FT.2,640 SQ. FT.DECKS/BALCONIESN/ATOTAL OPEN SPACE349 sq. ft. REQUIREDON GRADE190 SF (COUNTABLE @ 2ND FLR) PROVIDED2%4 (2 PER UNIT)17'-0"19'-0"X20'-0"(5' EASEMENT PROPOSED @ EACH SIDE)UNIT A (613) UNIT B (615)UNIT AUNIT BN/A(300 SQ. FT. MIN. REQUIRED)17'-0"306 sq. ft. PRIVATE STORAGE228 cu. ft.C.F. PER UNIT: 200 cu. ft. min.UNIT AUNIT B228 cu. ft.FENCES/WALLSHEIGHT FROM FINISHED SURFACELINEAL FEET6'-0"200.00'ROOF DECKS465 SF100 SF (ROOF DECK)206 SF (COUNTABLE @ 2ND FLR) 100 SF (ROOF DECK)28-8'28'-0" 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\VWHPµ LVLQVWDOOHGXVLQJthe 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:2,867 SQ. FT. 1,175 SQ. FT.226 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM489 SQ. FT. GARAGE596 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM43 SQ. FT. DECKS : 1,096 SQ. FT.THIRD FLOOR :465 SQ. FT. @ ROOFUNIT A (613)UNIT B (615)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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20142,867 SQ. FT. 1,175 SQ. FT.226 SQ. FT. TOTAL LIVING :SECOND FLOOR :@ FAMILY ROOM489 SQ. FT. GARAGE596 SQ. FT.FIRST FLOOR:@ MASTER BEDROOM43 SQ. FT. DECKS : 1,096 SQ. FT.THIRD FLOOR :465 SQ. FT. @ ROOF734 SF43 1/21,096 SF226 SF2,867 SQ. FT.489 SF 1,175 SF43 SF596 SF465 SF110'-0" 59 SF @ REAR YARD9/8/2014 12:36:24 PM
PACIFIC LAND CONSULTANTS, INC.SURVEY CERTIFICATIONLEGENDLEGAL DESCRIPTION:LOT & TOPOGRAPHIC SURVEY9/3/2014 9:56:23 AM
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:SEE A-5 FOR ROOF NOTES 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: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014Unit A (613)Unit B (615)Roof PlanScale: 1/8"=1'-0"DNRoof Deck465 sfFlat Roof1/4:12LONGFELLOW AVENUE
BOUNDARY PLACECP#1:133.54' MAX.132.61' ACTUALCP#2:134.05' MAX.134.03' ACTUALDNRoof Deck465 sfFlat Roof1/4:12CP#4:134.07' MAX.000' ACTUALCP#3:133.66' MAX.132.91' ACTUAL& MATERIAL SPECS.103.30' F.F.E.103.30' F.F.E.@ LIP OF GARAGE103.30' F.F.E.@ LIP OF GARAGE5'-0"(613)6'-0"5'-0"
SETBACK
5'-0"SETBACK
103.30' F.F.E.(615)11'-5"Proposed Unit "A" 6'-5"9'-0"
14'-0"
5'-0"10'-0"Proposed Unit "B" 14'-0"GUEST PARKING200 AMP ELECTRICAL PANEL, EACH UNIT (PANEL SHALLBE OF ADEQUATE SIZE TO PROVIDE CAPACITY FORFUTURE ADDITION OF PHOTOVOLTAIC OR OTHERALTERNATE ENERGY PRODUCING DEVICE) CONTACTS.C. EDISON FOR APPROVAL OF SERVICE PANELLOCATION.NEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.&$7&+%$6,1:68033803:$%6PIPE TO CURB, SEE PLANNING NOTE #1(SUMP PUMP ON SEPARATE PERMIT)OUTLINE OF DECK ABOVEOUTLINE OFDECK ABOVEOUTLINE OFFLOOR ABOVECOMMON DRIVEWAY, 5'-0" EASEMENT@ ADJOINING PROPERTIES (10'-0" DRIVEWAY)(SHOWN HATCHED)TRASHAREACONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFCONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFSite PlanScale: 1/8"=1'-0"CONC.YARDUPUPNEW 6' HIGH WOOD GATE59 SF OF OPEN SPACE (UNIT A)(SHOWN HATCHED)9/8/2014 12:36:53 PM
A-1.18.56. 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]HZDWHUSHUPHDEOHVXUIDFHV HJSHUPHDEOHSDYLQJRUODQGVFDSLQJ RQQRWOHVVWKDQRIWKHH[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:5,008 sq. ft.Building Footprints:2,255 sq. ft.Landscape/Hardscape Area = Lot Sq. Ft. - Building Footprint 5,008 sq. ft. - 2,255 sq. ft. = 2,753 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% = 2,753 sq. ft. x 20% = 551 sq. ft.(provided) 0 sq. ft. < 551 sq. ft. max. OKLandscape/Hardscape Area = 2,753 sq. ft.Permeable/Landscape (730 sq. ft.+1,022 sq. ft.) / 2,753 sq. ft. = 63.6% OKSymbol:VegetationType:BotanicalName:CommonName:Regional Eval.Water Needs:Size:Diameter(planting/matured):Height(planting/matured):Quantity:(per unit)Permeable areas (730 sq. ft.)Hardscape areas (1,001 sq. ft.)Landscaped areas (1,022 sq. ft.)SHRUBSHRUBCEANOTHUS"CONCHA"CALIFORNIAWILD LILACVERY LOWGALVEZIA SPECIOSAFIRECRACKERISLAND SNAPDRAGONVERY LOWTREEACACIACULTRIFORMIS LOWKNIFELEAF ACACIA10'-0" TO 15'-0"424X24 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 = 5,008 sq. ft.Building Footprint (2,255 sq. ft.)MUHLENBERGIARIGENSDEER GRASSVERY LOW2.5 QT1'-0"-3'-0"1'-0" TO 3'-0" WIDE9PAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014BOUNDARY PLACE
LONGFELLOW AVENUEBuilding Footprint1,130 sq. ft.Building Footprint1,125 sq. ft.449 SF418 SF134 SF630 SFCONC.CONC.CONC.380 SF100 SF102 SF540 SFGRASSCRETEGRASSCRETE8/8/2014 10:56:21 AM
A-25443314268First Floor PlanScale: 1/4"=1'-0"Unit A (613)Unit B (615)UPW DBedroom000Bath000Clos.000Laundry000Elev.000Hall0002-Car Garage000228 cfStoragefau1.5"4'-0"6'-0"7'-4"7'-10"10'-0"10'-0"15'-2"25'-2"35'-2"5'-6"3'-11"3'-9"5'-7"5'-4"6'-0"11'-4"7'-7"24'-6"30'-0"5'-10"6'-2"6'-2"1'-10"16'-0"2'-2"20'-0"12'-4"18'-2"38'-2"5'-6"4'-0"3'-3"17'-3"12"
4'-6"4'-0"
22'-6"8'-6"
31'-0"ONE 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 406.1.31/4":12 MIN.SLOPE
1/4":12 MIN.
SLOPE
ENCLOSED USABLE SPACE UNDERSTAIRS TO BE 1-HR FIRE RATED.PROVIDE 58" TYPE "X" GYPSUMBOARD ON ALL WALLS AND CLGS.6'-6"5'-0"19'-0"PROVIDE ELECTRICALCONDUITS FOR FUTURESOLAR INSTALLATIONS.5443314268UPWDBedroom000Bath000Clos.000Laundry000Elev.000Hall0002-Car Garage000228 cfStoragefau1.5"4'-0"6'-0"7'-4"7'-10"10'-0"10'-0"15'-2"25'-2"35'-2"5'-6"
3'-11"3'-9"
5'-7"
5'-4"6'-0"
11'-4"7'-7"
24'-6"
30'-0"5'-10"6'-2"6'-2"1'-10"16'-0"2'-2"20'-0"12'-4"18'-2"38'-2"5'-6"4'-0"3'-3"17'-3"
12"11'-4"5'-0"19'-0"ONE 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 406.1.31/4":12 MIN.
SLOPE
1/4":12 MIN.
SLOPE
4'-6"4'-0"
8'-6"22'-6"12'-0"82'-4"14'-0"6'-0"LONGFELLOW AVENUE
BOUNDARY PLACE
12345678910111213FACTORY-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:ALL GLAZING WITHIN DOORS AND PANELS IN SHOWER AND TUB ENCLOSURESAND WINDOWS LESS THAN 60" ABOVE A STANDING SURFACE OR DRAIN INLETSHALL DISPLAY A SAFETY OR TEMPERED LABEL. (CBC 2406.2 & 4.5)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: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014AA-859 SF OF OPEN SPACE7'-0"X8'-6" (SHOWN HATCHED)9/8/2014 12:39:09 PM
A-3Scale: 1/4"=1'-0"Second Floor Plan5122232332845384215286Unit A (613)Unit B (615)4'-2"1'-11"4'-5"2'-10"2'-10"6'-7"7'-1"9'-8"3'-0"2'-0"2'-0"
9'-5"2'-11"4'-0"4'-6"8'-6"4'-0"13'-0"2'-6"2'-3"2'-9"4'-10"7'-10"5'-4"13'-0"12'-8"14'-4"
12'-2"2'-6"13'-8"5'-8"8'-4"6'-4"24'-6"38'-2"7'-2"7'-2"18'-4"31'-0"8'-6"17'-0"15'-6"1.5"Bedroom000MasterBedroom000Bedroom000Bath000MasterW.i.c.000MasterBath000Entry000Elev.000Hall000DeckUPDN12'-4"8'-6"
3'-3"8'-11"36'-6"5'-0"36'-0"
LONGFELLOW AVENUE
BOUNDARY PLACEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360.75"51222323328453842152864'-2"1'-11"4'-5"2'-10"2'-10"6'-7"7'-1"9'-8"3'-0"
2'-0"2'-0"
2'-11"9'-5"4'-0"4'-6"8'-6"4'-0"13'-0"2'-6"2'-3"2'-9"4'-10"7'-10"5'-4"13'-0"
12'-8"
14'-4"13'-8"5'-8"8'-4"6'-4"24'-6"38'-2"7'-2"7'-2"
18'-4"
31'-0"8'-6"17'-0"15'-6"1.5"Bedroom000MasterBedroom000Bedroom000Bath000MasterW.i.c.000MasterBath000Entry000Elev.000Hall000DeckUPDN3'-3"8'-11"36'-6"5'-0"
36'-0"DEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPEDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360.75"12'-0"85'-0"7'-0"83'-4"10'-0"5'-2"9'-0"
9'-0"11'-0"5'-10"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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-201412345678FLOOR 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:28-29-30-31-32-33-34-9103'-0"6'-0"3'-0"AA-88/8/2014 10:57:12 AM
A-451555488
Unit A (613)Unit B (615)Living Room000Study000Kitchen000162547'-11"4'-6"3'-0"4'-0"19'-3"LONGFELLOW AVENUEThird Floor PlanScale: 1/4"=1'-0"BOUNDARY PLACE
Dining Rm000Pantry000Bath000Elev.000Stor.000DeckUPDNDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPE1/4" MIN.SLOPE9'-0"3'-6"4'-10"5'-4"5'-8"8'-3"21'-4"40'-7"1'-6"4'-0"3'-2"10"26'-6"12"6'-7"5'-7"1'-0"5'-10"4'-0"4'-4"7'-2"8'-4"22'-4"12'-2"34'-6"
4'-6"4'-0"5'-7"17'-5"
5'-6"23'-0"8'-6"3'-0"4'-6"1'-9"6'-2"10'-11"18'-10"6'-2"38'-8"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 /CSA 2.22b-200951555488
5'-6"Living Room000Study000Kitchen000162547'-11"4'-6"3'-0"4'-0"18'-2"Dining Rm000Pantry000Bath000Elev.000Stor.000DeckUPDNDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 23601/4" MIN.SLOPE1/4" MIN.SLOPE9'-0"3'-6"4'-10"5'-4"5'-8"7'-2"21'-4"39'-6"1'-6"4'-0"
3'-2"10"
26'-6"
12"
6'-7"5'-7"
1'-0"
5'-10"
4'-0"4'-4"
7'-2"8'-4"
22'-4"12'-2"
34'-6"
4'-6"4'-0"5'-7"17'-5"3'-0"4'-6"1'-9"6'-2"10'-11"18'-10"6'-2"38'-8"ECHELON SERIES F.P.,MODEL#WDV500NTSCMANUF: MAJESTIC FIREPLACEANSI Z2.150b-2009 /CSA 2.22b-200937'-0"12'-0"6'-0"83'-4"92'-1"6'-6"7'-0"8'-0"6'-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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014249 sf206 SF OF OPEN SPACE(SHOWN HATCHED)190 SF OF OPEN SPACE(SHOWN HATCHED)1'-0"249 sfAA-89/8/2014 12:39:41 PM
A-5Unit A (613)Unit B (615)Roof PlanScale: 1/4"=1'-0"DNRoof Deck465 sfDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360Flat Roof1/4:1211111LONGFELLOW AVENUE
BOUNDARY PLACECP#1:133.54' MAX.132.61' ACTUALCP#2:134.05' MAX.134.03' ACTUALDNRoof Deck465 sfDEX-O-TEX WEATHERWEARWATERPROOF DECKINGICC, CLASS A, REPORT #ESR-1757LOS ANGELES RR# 2360Flat Roof1/4:1211111CP#4:134.07' MAX.134.03' ACTUALCP#3:133.66' MAX.132.91' ACTUAL7'-0"14'-2"4'-10"24'-8"49'-6"50'-6"5'-0"24'-10"49'-8"50'-8"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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014ROOF PLAN KEYNOTES:12SCUPPERS W/OVERFLOWS3ROOF OVERHANGROOF 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:14:12ROOF DRAINS W/OVERFLOWAA-88/8/2014 11:47:36 AM
A-612PLASTER: PORTLAND CEMENTPLASTER (STUCCO)34PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5WEATHEREDBLEND ANTIQUE ANDNATUREAGED BARNWOOD SIDING(MIXED GRAY/BROWN)678RECESSED LIGHTING9ROLL UP SECTIONAL GARAGE DOORSTUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH WROUGHT IRON GUARDRAILW/BRUSHED METAL FINISH1011122" WINDOW/DOOR RECESS, TYP.12" FRY REGLETDOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEERPROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)Scale: 1/4"=1'-0"South Elevation (613)3"Scale: 1/4"=1'-0"West Elevation (613)444222222101010111111PAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-2014PLPLScale: 1/4"=1'-0"North Elevation (613)42210UNIT A (613)UNIT B (615)5'-0"8'-0"7'-0"12"CP3: 133.66' max.132.91' ACTUAL10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"30'-9"
8'-0"
8'-0"6'-0"10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"
30'-9"103.30' @ GARAGE DOOR103.30' @ GARAGE DOOR10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"30'-9"CP4: 134.07' max.134.03' ACTUAL103.48 P.C.103.03 P.C.103.2 F.G.30'-0"112.43' F.F.E.121.48' F.F.E.103.30' F.F.E.Existing grade @ property lineExisting grade @ neighbor'sProposed Grade @ property line30'-0"6131355557128/8/2014 10:58:25 AM
A-7Scale: 1/4"=1'-0"East Elevation44221010PAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-20143"Scale: 1/4"=1'-0"South Elevation (615)4221011UNIT A (613)UNIT B (615)42210Scale: 1/4"=1'-0"North Elevation (615)6'-0"PLPL5'-0"8'-0"7'-0"12"CP1: 133.54' max.132.61' ACTUALCP2: 134.05' max.134.03' ACTUAL10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"30'-9"10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"30'-9"
10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"
30'-9"
8'-0"
8'-0"
3'-6"
3'-6"PL5'-0"105.9 F.G.107.4 E.P.Existing grade @ property lineExisting grade @ neighbor'sProposed Grade @ property line30'-0"12PLASTER: PORTLAND CEMENTPLASTER (STUCCO)34PROVIDE ICBO APPROVED SPARKARRESTORS AT TOPS OF ALL FIREPLACECHIMNEYS.5WEATHEREDBLEND ANTIQUE ANDNATUREAGED BARNWOOD SIDING(MIXED GRAY/BROWN)678RECESSED LIGHTING9STUCCO UNDERSIDEELEVATION KEYNOTES:42" HIGH WROUGHT IRON GUARDRAILW/BRUSHED METAL FINISH10112" WINDOW/DOOR RECESS, TYP.12" FRY REGLETDOWNSPOUTS (CONTRACTOR TO VERIFYW/INSTALLER BEST LOCATIONS FORINSTALLATION)STONE VENEERPROVIDE ILLUMINATED ADDRESS(SEE GENERAL NOTE #35, COVER)61517778/8/2014 10:58:49 AM
A-8PAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.613 LONGFELLOW AVE.HERMOSA BEACH, CA.PC#1: 08-08-201410'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"
30'-9"Bedroom0002-Car Garage000Bath000Bedroom000MasterBedroom000Hall000Living Room000Dining Rm000Roof Deck10'-1"8'-0"103.30' F.F.E.134.03' @ TOPOF PARAPET112.43' F.F.E.121.48' F.F.E.8'-1"30'-9"Bedroom0002-Car Garage000Bath000Bedroom000MasterBedroom000Hall000Living Room000Dining Rm000Roof DeckUNIT B (615)UNIT A (613)6'-0"Scale: 1/4"=1'-0"Section A8/8/2014 10:59:12 AM
103.30' F.F.E.103.30' F.F.E.@ LIP OF GARAGE103.30' F.F.E.@ LIP OF GARAGE6'-0"5'-0"SETBACK103.30' F.F.E.5'-0"SETBACK11'-5"6'-5"9'-0"14'-0"14'-0"GUEST PARKINGNEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.OUTLINE OFDECK ABOVETRASHAREACONCRETE PAVERS W/6" WIDEPERMEABLE XGRASS SYNTHETIC TURFCONC.YARDUPUP100.00' F.F.E.100.00' F.F.E.@ LIP OF GARAGE100.00' F.F.E.@ LIP OF GARAGE5'-0"100.00' F.F.E.6'-0"
6'-7"5'-0"SETBACK5'-0"SETBACK11'-4"9'-0"14'-0"5'-0"10'-0"14'-0"GUEST PARKINGOUTLINE OFDECK ABOVETRASHAREACONC.YARDUPUPLONGFELLOW AVENUE98.58' F.F.E.@ LIP OF GARAGEGRAVEL 17'-0"5'-0"NEW 6' HIGH WOOD FENCE ASMEASURED FROM LOWEST ADJ. GRADE.2% MIN.SLOPE98.50' F.F.E.CONC. WALK8'-0" SETBACK6' HIGH WOOD GATETrashBOUNDARY PLACE98.00' F.F.E.@ LIP OF GARAGE98.00' F.F.E.CONC. WALKGRAVEL 5'-0"9'-0"4'-1"2'-3"5'-0"2% MIN.SLOPE23'-2"GRAVEL GRAVEL &$7&+%$6,1:68033803:$%6PIPE TO CURB (SEPARATE PERMIT)10'-0"CDTrash3'-
0
"6'-7"ABScale: 1/8"=1'-0"Site PlanPAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.605,609 & 613 LONGFELLOW AVE.HERMOSA BEACH, CA.9/9/2014 3:06:19 PM PREVIOUSLY APPROVED(605)PREVIOUSLY APPROVED(607)PROPOSED UNIT "B"(611)PROPOSED UNIT "A"(609)PROPOSED UNIT "A"(613)PROPOSED UNIT "B"(615)A.1
PL5'-0"8'-0"7'-0"12"609109.13' F.F.E.118.18' F.F.E.PLPL5'-0"8'-0"7'-0"12"112.43' F.F.E.121.48' F.F.E.613605Scale: 1/8"=1'-0"South ElevationPAGE: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) 540-773314-017HBL DEVELOPMENT, LLC.605,609 & 613 LONGFELLOW AVE.HERMOSA BEACH, CA.PLPL5'-0"8'-0"7'-0"12"615PLPL5'-0"8'-0"7'-0"12"61598
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1
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C 6075'-0"PL5'-0"PL5'-0""605""609""613"Scale: 1/8"=1'-0"North Elevation"615""611""607"A.29/9/2014 3:18:27 PM
Landscape
Plan
9/10/14L-0Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium15'-0"15'-0"15'-0"18'-0"PL
PL
PL
DRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHER
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GRADE
STREET CORNER VISIBILITY TRIANGLE
PROVIDE 15'x15' TRIANGLE
NO WALL, FENCE, LANDSCAPING ETC.
SHALL BE PERMITTED HIGHER THAN
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K KIKIKIKIKIIIIIIIIIIIIIIIIIII
EXISTING MAGNOLIA TREETO BE REMOVEDA
A
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.com
DATE : 01.30.2013
SCALE : AS SHOWN
DRAWN BY : AQ
A
B
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LEGEND SIZE
RHUS LANCEA
GINGKO BILOBA 'PRINCETON SENTRY'
EQUISETUM HYEMALE
STIPA TENUISSIMA
PITTOSPORUM TENUIFOLIUM
PARTHENOCISSUS TRICUSPIDATA 'VEITCHII'
PHORMIUM MAORI DRAWF
COPROSMA 'RAINBOW SURPRISE'
CAREX TESTACEA
ALOE STRAITA
SEDUM DASYPHYLLUM (UNDER ALOE)
PLANT TYPEARRANGEMENTQTY
24"
36" BOX
1 GAL
QT. FLT
15 GAL
1 GAL
15 GAL
5 GAL
QT. FLT
5 GAL
1 GAL
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
COMMON NAME WUCOLS
AFRICAN SUMAC
GINGKO BILOBA
HORESTAIL
FEATHER GRASS
KOHUHU
BOSTON IVY
NEW ZEALAND FLAX
MIRROR PLANT
ORANGE SEDGE
CORAL ALOE
SILVER SEDUM
2
4
48
301
64
35
166
105
53
161
203
LOW
LOW
MED
LOW
MED
LOW
LOW
MED
LOW
LOW
LOW
PLANTING NOTES:
- SOIL TO BE SAMPLED BY WALLACE LABS (310.615.0116)
- CONTRACTOR TO AMEND PER WALLACE LAB RECOMMENDATION
- ADD CAL BLEND LEAF POST MULCH ON SURFACE OF ALL P.A, 2" MIN.
(800.425.3631)
- DURA EDGE AT ALL P.A. EDGES WWW.JDRUSSELCO.COM (800.888.7425)
- AUTOMATED IRRIGATION SHALL BE PROVIDED FOR ALL THE LANDSCAPED AREAS
15'-0"15'-0"15'-0"18'-0"PL
PL
PL
DRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHER
THAN 30" ABOVE DRIVEWAY
GRADE
STREET CORNER VISIBILITY TRIANGLE
PROVIDE 15'x15' TRIANGLE
NO WALL, FENCE, LANDSCAPING ETC.
SHALL BE PERMITTED HIGHER THAN
30" ABOVE STREET GRADE
PL
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D DDDDDDDDDDDDDD DDDDDDD D D D D D
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D DDDDDDDDDDDDDD DDDDDDD D D D D D
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CC CCCCCCCCCCCCCCCCCCCCCCDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIFI F F FGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJ GHJ GHJIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
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K KIKIKIKIKIIIIIIIIIIIIIIIIIII
EXISTING MAGNOLIA TREETO BE REMOVEDA
A
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.com
DATE : 01.30.2013
SCALE : AS SHOWN
DRAWN BY : AQ
A
B
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LEGEND SIZE
RHUS LANCEA
GINGKO BILOBA 'PRINCETON SENTRY'
EQUISETUM HYEMALE
STIPA TENUISSIMA
PITTOSPORUM TENUIFOLIUM
PARTHENOCISSUS TRICUSPIDATA 'VEITCHII'
PHORMIUM MAORI DRAWF
COPROSMA 'RAINBOW SURPRISE'
CAREX TESTACEA
ALOE STRAITA
SEDUM DASYPHYLLUM (UNDER ALOE)
PLANT TYPEARRANGEMENTQTY
24"
36" BOX
1 GAL
QT. FLT
15 GAL
1 GAL
15 GAL
5 GAL
QT. FLT
5 GAL
1 GAL
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
COMMON NAME WUCOLS
AFRICAN SUMAC
GINGKO BILOBA
HORESTAIL
FEATHER GRASS
KOHUHU
BOSTON IVY
NEW ZEALAND FLAX
MIRROR PLANT
ORANGE SEDGE
CORAL ALOE
SILVER SEDUM
2
4
48
301
64
35
166
105
53
161
203
LOW
LOW
MED
LOW
MED
LOW
LOW
MED
LOW
LOW
LOW
PLANTING NOTES:
- SOIL TO BE SAMPLED BY WALLACE LABS (310.615.0116)
- CONTRACTOR TO AMEND PER WALLACE LAB RECOMMENDATION
- ADD CAL BLEND LEAF POST MULCH ON SURFACE OF ALL P.A, 2" MIN.
(800.425.3631)
- DURA EDGE AT ALL P.A. EDGES WWW.JDRUSSELCO.COM (800.888.7425)
- AUTOMATED IRRIGATION SHALL BE PROVIDED FOR ALL THE LANDSCAPED AREAS
15'-0"15'-0"15'-0"18'-0"PL
PL
PL
DRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHERTHAN 30" ABOVE DRIVEWAYGRADEDRIVEWAY VISIBILITY TRIANGLEPROVIDE 10'x10' TRIANGLENO WALL, FENCE,LANDSCAPING, ETC.SHALL BE PERMITTED HIGHER
THAN 30" ABOVE DRIVEWAY
GRADE
STREET CORNER VISIBILITY TRIANGLE
PROVIDE 15'x15' TRIANGLE
NO WALL, FENCE, LANDSCAPING ETC.
SHALL BE PERMITTED HIGHER THAN
30" ABOVE STREET GRADE
PL
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D DDDDDDDDDDDDDD DDDDDDD D D D D D
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D DDDDDDDDDDDDDD DDDDDDD D D D D D
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CC CCCCCCCCCCCCCCCCCCCCCCDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIFI F F FGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJGHJ GHJ GHJIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKIKDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII
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K KIKIKIKIKIIIIIIIIIIIIIIIIIII
EXISTING MAGNOLIA TREETO BE REMOVEDA
A
m i r i a m r a i n v i l l e
landscape design + planning
1632 aviation blvd
redondo beach
california 90278
ph 310.378.2650
miriam@rainvilledesign.com
DATE : 01.30.2013
SCALE : AS SHOWN
DRAWN BY : AQ
A
B
C
D
E
F
G
H
I
J
K
LEGEND SIZE
RHUS LANCEA
GINGKO BILOBA 'PRINCETON SENTRY'
EQUISETUM HYEMALE
STIPA TENUISSIMA
PITTOSPORUM TENUIFOLIUM
PARTHENOCISSUS TRICUSPIDATA 'VEITCHII'
PHORMIUM MAORI DRAWF
COPROSMA 'RAINBOW SURPRISE'
CAREX TESTACEA
ALOE STRAITA
SEDUM DASYPHYLLUM (UNDER ALOE)
PLANT TYPEARRANGEMENTQTY
24"
36" BOX
1 GAL
QT. FLT
15 GAL
1 GAL
15 GAL
5 GAL
QT. FLT
5 GAL
1 GAL
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
PER PLAN
COMMON NAME WUCOLS
AFRICAN SUMAC
GINGKO BILOBA
HORESTAIL
FEATHER GRASS
KOHUHU
BOSTON IVY
NEW ZEALAND FLAX
MIRROR PLANT
ORANGE SEDGE
CORAL ALOE
SILVER SEDUM
2
4
48
301
64
35
166
105
53
161
203
LOW
LOW
MED
LOW
MED
LOW
LOW
MED
LOW
LOW
LOW
PLANTING NOTES:
- SOIL TO BE SAMPLED BY WALLACE LABS (310.615.0116)
- CONTRACTOR TO AMEND PER WALLACE LAB RECOMMENDATION
- ADD CAL BLEND LEAF POST MULCH ON SURFACE OF ALL P.A, 2" MIN.
(800.425.3631)
- DURA EDGE AT ALL P.A. EDGES WWW.JDRUSSELCO.COM (800.888.7425)
- AUTOMATED IRRIGATION SHALL BE PROVIDED FOR ALL THE LANDSCAPED AREAS
Landscape
Plan
A-2.1Date:1632 VOORHEES AVENUE, MANHATTAN BEACH, CA 90266Name of File:Revisions:VOORHEES RESIDENCE1/6/14FILE NAMEN12'-0"
20'-0"
3'-8"1'-6"8'-0" MAX. ABOVE LOCAL GRADE12"20" LAP3" CLR25'-2 7/8"20'-9"
101.81'
98.44'
99.87'
101.81'
384.60 sq ft
4.83 sq ft
296.31 sq ft
1,024.91 sq ft
89.76 sq ft 882.11 sq ft
76.89 sq ft
98.24'
101.31'
101.31'
101.31'
101.31'
101.31'101.31'
99.37'
99.37'
99.37'
97.43'
97.43'
99.37'
99.37'
100.81'
100.81'
98.44'
SETBACK
SETBACK
SETBACK
SETBACK
101.31'
110.30' TW
SETBACK
97.54'
REMOVED
REMOVED
SETBACK
SPRINKLER HEAD
(E) SITE WALL TO REMAIN
108.64 TW
(E) SITE WALL
TO REMAIN
111.78 TW
36"H PLANTER
97.84'
98.04'
98.44'
FRONT SETBACK AREA
LANDSCAPED AREA 1 (NO PLANTS ABOVE 36"H)
LANDSCAPED AREA 2
LANDSCAPED AREA 3
LANDSCAPED AREA 4
LANDSCAPED AREA 6
LANDSCAPED AREA 7
LANDSCAPED AREA 5
97.43'
IRRIGATION CONTROLLER
SPRINKLER HEAD
100.79' TW
100.79' TW
NEW 8'-0" HIGH CMU PROPERTY LINE WALL
PER DETAIL 1 / A-1.0
(WEST PROPERTY LINE ONLY)
SPRINKLER HEAD
DRAINAGE PIPE
105.14' TW
36"H PLANTER
99.37'105.14' TW
105.14' TWVOORHEES AVENUEWM
CONC SWALE
104.30 PC104.50 PC104.99106.19105.29104.59104.34102.99104.22104.34111.78 TW104.14104.71103.80102.78108.64 TW101.66103.55103.868"PINE
104.01104.37102.37103.99103.70103.8124"TREE104.3224"TREE 104.1097.
4
4
F
L
97.96 TXPP 100.65CTV98.3898.06CTV
97.7798.5097.36 TX96
.
8
7
F
L
96.24 FL97.05 FL97.57 TX96.90 FLWM 99.0199.3396.6597.70104.4099.14
DRIVEWAY
CONC SIDEWALK97.2997.44FRONT SET BACK
(E) SITE WALL TO BE REMOVED
98.0097.34A-1.0
18'-0" HIGH PROPERTY LINE WALL
#4 BAR VERT
@ 24" 0.C.
BEND INTO FTG(INCLUDING FINISH)#4 BAR VERT
@ 24" 0.C.
#4 BAR HORIZ
CONTINUOUS
FINISH ALL SIDES
EQUALLY (STUCCO U.N.O.)
(2) #4 BAR
CONTINUOUSNATURAL GRADE
OR COPMACT FILL
8" CMU
GARDEN WALL
SOLID GROUT
ALL CELLS
#4 BAR HORIZ
CONTINUOUS
@ 24" O.C.
#1-ABELIA CONFETTI
14
3
9
9
1
13
#10-ICEBERG ROSES
12
10
6
#11-MARATHON 2 SOD
7
3
8
#9-HYDRANGEA
16
#12-MOREA #13-PRINCESS FLOWER #14-ROCKROSE
16
5
4
6
12
2
13
LEGEND
11
2
STEPPING STONE
CONCRETE PAVING
FRONT SETBACK AREA: 1,000.74 SQFT X 20% = 200.14 SQ.FT REQUIRED
REQUIRED LANDSCAPING ADJOINING STREETS CALCULATION
PROVIDED: 76.65 SQ.FT + 4.83 SQ.FT + 384.60 SQ.FT + 296.31 SQ.FT = 762.39 SQ.FT
15
LANDSCAPED AREA
(LOW WATER USE)
AREA CALCULATION
LOT
BUILDING FOOTPRINT
DRIVEWAY FOOTPRINT
LANDSCAPE
HARDSCAPE
HIGH WATER USE PLANTS (20%MAX)
7491.50 SQ.FT X 20% = 1,498.3 SQ.FT
LANDSCAPED 1 = 76.65 SQ.FT
LANDSCAPED 2 = 4.83 SQ.FT
LANDSCAPED 3 = 384.60 SQ.FT
LANDSCAPED 4 = 1,024.91 SQ.FTTREE
GRASS (HIGH WATER USE)3,225.68 SQ.FT
2,966.85 SQ.FT
368.81 SQ.FT
7,491.50 SQ.FT
930.16 SQ.FT
1,490.99 SQ.FT
GENERAL INSTALLATION NOTES
1. INSTALL ALL MATERIALS TO COMPLY WITH APPLICABLE CODES
AND ORDINANCES AS CALLED FOR IN DETAIL DRAWINGS AND
SPECIFICATIONS.
2. ALL SCALED DIMENSIONS SHOWN ARE APPROXIMATE AND
DIAGRAMATIC. COMPONENTS SHOWN WITHIN PAVED AREA ARE
DRAWN FOR CLARITY ONLY AND SHALL BE INSTALLED WITHIN
PLANTED AREAS WHEREVER POSSIBLE.
3. VERIFY STATIC PRESSURE SHOWN ON DRAWINGS. PRIOR TO
CONSTRUCTION, NOTIFY LANDSCAPE ARCHITECT IF LESS THAN
THAT SHOWN
4. FINAL LOCATION OF BACKFLOW PREVENTERS AND CONTROLLERS
SHALL BE APPROVED BY LANDSCAPE ARCHITECT, PRIOR TO
CONSTRUCTION
5. THE IRRIGATION CONTRACTOR SHALL NOT INSTALL SPRINKLER
SYSTEM AS INDICATED ON DRAWINGS WHEN IT IS OBVIOUS IN
THE FIELD THAT THERE WERE UNKNOWN OBSTRUCTIONS, GRADE
DIFFERENCES, DISCREPANCIES IN AREA DIMENSIONS, ETC.,
UNTIL SUCH CONDITIONS ARE BROUGHT TO THE ATTENTION OF
THE LANDSCAPE ARCHITECT.
6. ALL PIPING UNDER PAVED AREAS SHALL BE INSTALLED PRIOR
TO PAVING. INSTALL CLASS 315 PVC FOR 2" AND LARGER,
AND SCH 40 PVC FOR 1.5" AND SMALLER. INSTALL SLEEVING
WHERE INDICATED ON DRAWINGS, AND SAND BACKFILL TRENCHE
OVER PAVED TRAFFIC AREAS
7. ALL PIPING BETWEEN WATER METER AND BACKFLOW PREVENTER
SHALL BE PER LOCAL CODE
LANDSCAPE P L A N
S C A L E : 1/8"=1'-0"
8. INSTALL MAIN LINES 18" BELOW GRADE IN PLANTED AREAS,
AND 24" BELOW GRADE, SLEEVED, UNDER PAVED TRAFFIC AREAS
9. UNLESS OTHERWISE INDICATED, LINE VOLTAGE WILL BE
PROVIDED TO CONTROLLER AND PUMP LOCATIONS BY OWNER OR
GENERAL CONTRACTOR. IRRIGATION CONTRACTOR SHALL MAKE
ALL FINAL CONNECTIONS, AND INSTALL REQ'D EQUIPMENT
10. INSTALL #14 UP DIRECT-BURIAL IRRIGATION WIRE UNTIL
OTHERWISE INDICATED. INSTALL WHITE COMMON AND BLACK
PILOT WIRES USE EPOXY-TYPE CONNECTORS, AND BURY
WIRE IN MAIN LINE TRENCH, TAPED TOGETHER EVERY 20
PORM SIX EACH 1" EXPANSION COILS AT ALL VALVES
ANY CHANCE OF DIRECTION AND EVERY 100 FT OF WIRE AT
INSTALL WIRES IN PVC SLEEVE UNDER ALL PAVING
11. ADJUST ALL SPRINKLERS AND VALVES TO PROVIDE REQUIRED
COVERAGE WITH MINIMAL OVERSPRAY. PERFORM COVERAGE
TEST UPON COMPLETION IN PRESENCE OF INSPECTOR
12. CONTRACTOR SHALL PROVIDE BLUE-LINE "AS BUILT"
DRAWINGS TO OWNER UPON COMPLETION. SHOW LOCATION
OF CONTROL VALVES, QUICK COUPLER VALVES AND MAIN
LINE, DIMENSIONED FROM NEAREST PERMANENT POINT OF
REFERENCE
13. CONTRACTOR SHALL DELIVER TO OWNER UPON COMPLETION
EXTRA MAINTENANCE EQUIPMENT AS NOTED ON DRAWINGS.
14. CONTRACTOR SHALL GUARANTEE THE ENTIRE SPRINKLER
SYSTEM FOR ONE (1) YEAR AGAINST DEFECTIVE MATERIAL
AND WORKMANSHIP. ANY REPAIRS REQUIRED DURING THIS
PERIOD. IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP
SHALL BE MADE BY CONTRACTOR AT NO COST TO OWNER.
DRIP IRRIGATION NOTES
1. PROVIDE DRIPLINE EMITTER TUBING SYSTEM FOR PLANTING AREAS AS SHOWN IN DRAWING
2. DRIPLINE TUBING IS SHOWN DIAGRAMMATICALLY FOR CLARITY. INSTALL PIPING IN LANDSCAPE AREAS
AND ADJACENT TO SELECTED PLANT MATERIAL AS SHOWN IN DETAILS
3. DO NOT INSTALL DRIPLINE TUBING UNDER PAVED SURFACES. CONNECT DRIPLINE TUBING TO
SCHEDULE 40 PVC LATERAL LINE PIPING FOR ROUTING UNDER PAVED SURFACES AND COPPER
PIPING ROUTING THROUGH PLANTER WALLS
4. DRIPLINE TUBING AS SHOWN ON PLANS CROSSES NON-PRESSURE LATERAL LINE PIPING OF OTHER
SYSTEMS WITHOUT CONNECTION
5. REFER TO PLANTING LEGEND FOR PLANT MATERIAL NAMES, ABBREVATIONS, SPECIFIC SIZES,
ON-CENTER SPACING, AND ADDITIONAL INFORMATION
6. CONNECT DRIPLINE PVC PIPING TO PRESSURE REGULATOR UNITS WITH SCHEDULE 40 PVC MALE
ADAPTER FITTINGS
7. PROVIDE COMPRESSIOIN SERIES FITTINGS FOR TUBING TO TUBING CONNECTIONS AND THREADED
CONNECTIONS TO PVC PIPING
8. PROVIDE TWO (2) EMISSION OUTLET EMITTERS TO EVERY VINE AND TREE LOCATE EMITTERS SPACES
EQUALLY AT EDGE OF ROOTBALL FOR VINES AND AT 18-INCHES CLEAR FROM TREE TRUNK.
CONNECT DRIP EMITTERS AND PVC DISTRIBUTION TUBING TO DRIPLINE TUBING AT LOCATIONS
9. CONNECT DRIPLINE TUBING TO PVC HARD PIPE WHEN CROSSING PAVEMENT
PLANTING NOTES:
ALL PLANTING AREAS TO BE PREPARED WITH NITROLIZED REDWOOD SHAVINGS & ORGANICE FERTILIZER AT THE RATE OF 4 CU.YDS. PER 1000 SQ.FT.
ALL PLANTS TO BE BACKFILLED WITH ORGANIC PLANTER MIX & NITROFORM PLANTING TABLETS INSTALLED IN EACH PLANT BEFORE BACKFILL
HIGH WATER USE LANDSCAPED AREA
8
HIGH WATER LINE
LOW WATER LINELOW WATER LINE
WITH ATTACHED 3- CAR GARAGE
HIGH WATER LINE
NEW 2-STORY SINGLE FAMILY RESIDENCE
#8-GROUND COVER DYMONIDA#2-ABUTILON #3-AGAPANTHUS #4-ASSORTED DAY LILYS #5-AZALEAS #6-CORAL BELLS #7-FERNS
#15-STATICE #16-WESTERN REDBUDHERMOSAAVENUEPALMDRIVEEXISTING RESIDENCEEXISTING RESIDENCE
EXISTING RESIDENCE
WM
WM
WM
PPL E G E N D:
FOOTPRINT OF NEW BUILDING
NEW CONC. SURFACES WITH AN
INITIAL SOLAR REFLECTANCE OF
AT LEAST 0.30
PEA GRAVEL
A. EQUISETUM HYEMALE
(HORSETAIL)B. PARTHENOCISSUS TRICUSPIDATA
'VEITCHII'
(BOSTON NY)
C. GINGKO BILOBA 'PRINCETON SENTRY'
(GINGKO BILOBA)
D. PHYLLOSTACHYS NIGRA 'BORY'
(TIGER BAMBOO)E. MARATHON 2 SOD
WUCOLS = MEDIUM WUCOLS = LOW WUCOLS = LOW WUCOLS = LOW WUCOLS = MEDIUM
LANDSCAPED AREAS
NOTES: ALL LANDSCAPED AREAS SHALL BE EQUIPPED WITH AUTOMATIC IRRIGATION SYSTEM
WHICH SHALL BE PROPERLY MAINTAINED
PERMEABLE STEPPING STONES
99.66'
99.73'
115.04'
113.32'116.10'
116.35'
BUILDING A
BUILDING B99.8599.941
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Landscape
Notes
9/10/14L-1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium8.56. 010 Title.
This Chapter shall be known as the “City of Hermosa Beach Water Conservation and Drought Management Plan Ordinance.”
8.56. 020 Findings
A. A reliable supply of potable water is essential to the public health, safety and welfare of the people and economy of the State, the southern California region and City of Hermosa Beach.
B. The State of California, southern California region and the City of Hermosa Beach suffer from periodic water shortages, and a growing population, climate change, environmental concerns, periodic energy shortages, and other factors make the region highly susceptible to
water supply reliability issues.
C. An active water conservation program with conservation measures applicable to all sources and uses of water is essential to ensure a reliable supply of water for drinking, sanitation and fire protection, and to protect the public health, safety and welfare.
D. A Water Conservation and Drought Management Plan is necessary to properly manage water supplies and mitigate the effects of water shortages within the City by reducing water consumption by residents, businesses and visitors, while minimizing the hardship caused to
the general public to the greatest extent possible.
E. Recycled water (including water reclaimed by the West Basin Municipal Water District, graywater to the extent allowed by law and capture of rainwater) is a valuable resource that can be used to offset imported and other water supplies and shall therefore be regulated under
this Chapter.
8.56. 030 Purpose and Intent
A. The purposes of this Chapter are to increase the conservation and efficient use of potable water, maximize the use of recycled water, and provide a drought management plan. The plan will reduce water consumption and extend available water supplies, minimize the effects
and hardship of water shortages on the City and the general public to the greatest extent possible, and maximize the socioeconomic and environmental benefits associated therewith.
B. This Ordinance is intended solely to further the conservation of water. It is not intended to implement or supersede any federal, state, or local statute, Ordinance or regulation relating to protection of water quality or control of drainage or runoff.
C. This Ordinance does not modify, terminate or otherwise affect the water services or water rates of any person.
8.56. 040 Definitions.
The terms in this Chapter relating to various uses of property shall be as defined in Title 17 (Zoning) and shall be broadly construed to achieve the purposes of this Chapter. In addition:
“Approval Authority” means the City Manager or his/her designee.
“Commercial" means commercial, industrial, or any other nonresidential business or use.
"Discretionary planning entitlement" means a land use permit or approval granted by the planning commission necessary to proceed with development.
“Existing” as used in this Chapter means, as applicable:
A. An existing building means a building that was constructed or had received all required approvals to commence construction on or prior to April 1, 2010.
B. An existing establishment means a business establishment that was in operation on or prior to April 1, 2010.
"Irrigation system" or "landscape irrigation system" means an irrigation system with pipes, hoses, spray heads, or sprinkling devices that is operated through an automated system.
“New” means as applicable:
A. "New building" means a building that is constructed, or receives all required approvals to commence construction, after April 1, 2010.
B. “New establishment,” “new business” or “new facility” mean a business establishment that initiates operation, or receives all required approvals to initiate operation, after April 1, 2010.
"Person” means any natural person or persons, corporation, public or private entity, governmental agency or institution, or any other user of water within the City.
"Positive action quick-release shutoff valve or nozzle" means a hand-held sprayer or similar device that quickly, automatically and absolutely stops the flow of water when the user stops exerting pressure. Water-efficient devices emit not more than three (3) gallons of water per
minute.
"Pre-rinse dishwashing spray nozzle" means a hand-held device that uses a spray of water to remove food and grease from dishware, utensils and pans before placing them in the dishwasher that emits not more than 1.6 gallons of water per minute.
"Pressure washer" means a water conserving cleaning device that emits not more than three (3) gallons of water per minute.
"Recycled water" or "recycling system" means the capture, reclamation and reuse of non-potable water for beneficial use.
"Single pass cooling system" means equipment where water is circulated only once to cool equipment before the water is disposed.
"Water broom" means a water conserving sweeping device with spray jets that emit not more than three (3) gallons of water per minute.
“Water-efficient” means a water conserving fixture, device or system that complies with the water conservation standards of the most current edition of the California Plumbing Code or, if no standard applies, is EPA WaterSense labeled or its equivalent. In no case shall the
fixture, device or system use more water than is indicated by the standard stated in this section.
"Water-efficient irrigation systems" means systems using water conserving devices, including but not limited to weather based controllers, drip/micro-irrigation systems with emitters that emit not more than two (2) gallons of water per hour, and stream rotor sprinklers that meet a
seventy (70) percent or greater efficiency standard.
"Water-efficient dishwashing machines or systems” mean devices that use not more than one (1) gallon of water per rack.
"Water-efficient laundry washing machines" means machines have a water factor of 6.0 or less, wherein water factor means the number of gallons of water used per cycle, divided by the tub volume.
"Water-efficient toilet" means toilets using not more than 1.6 gallons per flush or urinals using not more than one (1) gallon per flush.
"Water recycling system" means a system that reclaims and reuses non-potable water.
8.56. 050 Applicability.
This Chapter is applicable to every person, commercial business, or other water user in the use of any water within the City. The City Council may by Resolution exempt pilot programs or special programs of limited scope undertaken by the City or undertaken in conjunction with
the City's water providers.
8.56. 060 Water Conservation and Drought Management Plan.
This Chapter establishes a water conservation and drought management plan consisting of both permanent regulations designed to reduce water usage and increase the efficiency of water use on an ongoing basis, and three increasingly restrictive levels of drought response
actions to be implemented in times of drought conditions.
8.56. 070 Water Conservation Requirements.
The following water conservation requirements shall apply to all persons:
A. Landscaping.
1. Watering hours and duration. No lawn or landscaped area shall be irrigated or watered by any means between the hours of 9:00 a.m. and 6:00 p.m. on any day. Above-ground spray irrigation or watering shall not exceed fifteen (15) minutes per irrigation station or area. This
provision shall not apply to drip irrigation systems, use of a hand-held bucket or similar container, use of a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, irrigation necessary to establish newly planted low water usage plants, or water
expended for limited periods of time necessary for irrigation system maintenance or leak repair.
2. Over-watering: No lawn or landscaped area shall be irrigated or watered to the point where excess water ponds, sprays or runs off the lawn or landscaped area onto any walkways, sidewalks, driveways, streets, alleys or storm drains.
3. Irrigation during rainfall: No lawn or landscaped area shall be irrigated or watered during rainfall or within 24 hours after measurable rainfall.
4. Landscape maintenance: All lawns and landscaping shall be regularly maintained to reduce water use by such methods as aerating, thatching and mulching.
5. Landscape irrigation system maintenance: Landscape irrigation systems shall be regularly inspected, maintained and repaired to eliminate leaks, remove obstructions to water emission devices and eliminate over spraying.
B. Pools and spas. New pools and spas shall be equipped with a cover. Not later than July 1, 2012, all existing pools and spas shall be constructed, installed or equipped with a cover. Pools and spas shall be covered overnight and daily when use is concluded.
C. Water fountains and decorative water features. No person shall operate a fountain or other decorative water feature that does not recycle or re-circulate the water utilized by the device.
D. Cleaning. No person shall use water to wash or clean any sidewalks, walkways, patios, driveways, alleys, parking or similar areas, whether paved or unpaved; however, use of water brooms or pressure washers or similar low flow technology, or water recycling systems to
clean these surfaces, is permitted. In no case shall such water run off the property or drain onto any walkways, sidewalks, streets, alleys or storm drains.
E. Car washing. No person shall use water to wash or clean any motorized or un-motorized vehicle, including, but not limited to, an automobile, truck, boat, van, bus, motorcycle, trailer or similar vehicle, except by use of a bucket or similar container or a hand-held hose
equipped with a positive action quick-release shutoff valve or nozzle. This subsection shall not apply to any commercial car washing facility that uses a water recycling system to capture or reuse water.
F. Waste and leaks. No person shall:
1. Cause, permit or allow water to leak from any exterior or interior pipe, hose or plumbing fixture.
2. Cause, permit or allow water to flow from any source on private or public property onto walkways, sidewalks, streets, alleys or storm drains, except as a result of rainfall or pumping excessive groundwater infiltration, such as by means of a sump pump.
3. The use of water for cleaning, washing and other uses shall be performed in an efficient manner to reduce waste and total water use.
G. All commercial establishments
1. Single pass cooling systems. Single-pass cooling systems shall not be installed in new commercial buildings. When single pass cooling systems in existing businesses are replaced, single pass cooling system shall not be installed as a replacement.
2. Toilets. New commercial establishments shall install and use only water-efficient toilets. All existing commercial establishments shall install and use only water-efficient toilets by January 1, 2014.
H. Eating and drinking establishments. The following provisions shall also apply to all restaurants, cafes, snack shops, bars, other eating and drinking establishments, and food catering businesses:
1. All establishments shall only provide drinking water to customers upon request.
2. All establishments shall install and use low-flow pre-rinse dishwashing spray nozzles by July 1, 2011.
3. All establishments shall use low-flow technologies for washing and cleaning floors and surfaces, such as using a hand-held bucket or similar container and mop, water brooms or pressure washers.
4. New establishments shall install and use water-efficient dishwashing machines or systems. When dishwashing machines in existing businesses are replaced, water-efficient dishwashing machines or systems shall be installed. All existing establishments shall install and use
only water-efficient dishwashing machines or systems by January 1, 2014.
I. Hotels and motels. The following provisions shall apply to all hotels, motels, hostels, bed and breakfast and similar temporary accommodation establishments:
1. All establishments shall provide customers the option of choosing not to have towels and linens laundered daily and shall prominently display notice of this option in each bathroom and sleeping room using clear and easily understood language.
2. All establishments that provide on-premises facilities for laundering towels or linens shall comply with Subsection J of this Section.
3. All establishments that provide food services shall comply with Subsection H of this Section.
J. Laundry businesses. New commercial laundry businesses shall install and use water recycling systems. When washing machines in existing businesses are replaced, water-efficient laundry washing or water recycling systems shall be installed. All existing laundry businesses
shall install and use only water-efficient laundry washing machines or water recycling systems by January 1, 2014.
K. Commercial car wash facilities. New commercial conveyor-type car wash facilities shall install water recycling systems. All existing conveyor car wash systems shall install and operate only water recycling systems by January 1, 2012. All existing commercial car wash
operations, including those accessory to another use, shall use high pressure, low volume wash systems, bucket or similar container, and/or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle, or similar low-flow device by January 1, 2012.
L. Exceptions. The provisions of this Section are not applicable to uses of water that are necessary to protect public health and safety or for essential governmental services when such uses of water cannot be reduced, such as for fire-fighting and other similar emergency
services.
8.56. 080 Drought Response Level 1 – Drought Alert Condition.
A. The City Council may by Resolution declare a Drought Alert condition and implement the Level 1 conservation measures set forth in this Section on the grounds that, due to water supply cutbacks caused by drought or reduction in supplies for other reasons, an overall
consumer demand reduction of up to ten (10) percent is required in order to have sufficient water supplies available to meet anticipated demands.
B. Except as otherwise stated in this Chapter, during a Level 1 Drought Alert condition all persons using water shall comply with the following additional conservation measures:
1. Watering days and duration. Limit lawn and landscape watering or irrigation to no more than three (3) days per week. Above-ground spray irrigation shall be limited to no more than fifteen (15) minutes per watering station or area; this limitation shall not apply to the use of
recycled water to maintain public parks and facilities. The City Council may by Resolution establish a schedule of permissible watering days. This provision shall not apply to commercial nurseries, drip irrigation systems, use of a hand-held bucket or similar container and/or a hand-
held hose equipped with a positive action quick-release shutoff valve or nozzle.
8.56. 090 Drought Response Level 2 – Drought Critical Condition
A. The City Council may by Resolution declare a Drought Critical condition and implement the Level 2 conservation measures set forth in this Section on the grounds that, due to water supply cutbacks caused by drought or reduction in supplies for other reasons, an overall
consumer demand reduction of ten (10) to twenty (20) percent is required in order to have sufficient water supplies available to meet anticipated demands.
B. During a Drought Critical condition all persons using water shall comply the following additional conservation measures:
1. Watering days and duration. Limit lawn and landscape watering or irrigation to no more than two (2) days per week, provided that the City Council may by Resolution limit lawn and landscape watering or irrigation to no more than one (1) day per week to achieve a reduction
of up to twenty (20) percent. Above-ground spray irrigation shall be limited to no more than fifteen (15) minutes per watering station or area; this limitation shall not apply to the use of recycled water to maintain public parks and facilities. The City Council may by Resolution establish
a schedule of permissible watering days. This provision shall not apply to commercial nurseries, drip irrigation systems, use of a hand-held bucket or similar container and/or a hand-held hose equipped with a positive action quick-release shutoff valve or nozzle.
8.56. 100 Drought Response Level 3 – Drought Emergency Condition
A. The City Council may by Resolution declare a Drought Emergency condition and implement the Level 3 conservation measures set forth in this section on the grounds that overall consumer demand reduction of more than twenty (20) percent is required because the ordinary
demands and requirements of water consumers cannot be satisfied without depleting water supplies to the extent that there would be insufficient water for human consumption, sanitation, and fire protection.
B. During a Drought Emergency condition all persons using water shall comply with Sections 8.56.070 (Water Conservation Requirements) and the following additional mandatory conservation measures:
1. Irrigation and watering prohibition. No lawn or landscaping watering or irrigation shall be allowed. This subsection shall not apply to the following, provided that watering days and watering duration shall comply with Subsection B of Section 8.56.090:
a. Irrigation or watering using recycled water.
b. Irrigation necessary to establish new plantings of low water usage plants or commercial nurseries.
c. Water efficient landscape irrigation systems using water efficient devices, including but not limited to weather based controllers, drip/micro-irrigation systems with emitters that emit no more than two (2) gallons per hour and stream rotor sprinklers that meet a seventy (70)
percent or greater efficiency standard.
d. Maintenance of trees and shrubs that are watered by using a bucket or other watering container, hand-held hose equipped with positive action quick-release shutoff valve or nozzle, or similar low-volume non-spray irrigation.
e. Maintenance of existing landscaping necessary for fire protection as specified by the Fire Chief.
f. Maintenance of existing landscaping on slopes exceeding ten (10) percent for erosion control.
g. Maintenance of landscaping within active public parks and playing fields, day care center play areas, and school grounds.
h. Public works projects.
i. Maintenance of plant materials identified to be rare, threatened or endangered or essential to the health of documented rare, threatened or endangered animals.
2. Cleaning surfaces. Water shall not be used to wash, clean or clear any sidewalks, walkways, patios, driveways, alleys, parking or similar areas, whether paved or unpaved; except commercial or industrial establishments may use water broom, pressure washer or similar
low flow technology or water recycling systems when necessary to comply with health, safety, water quality or other regulations verified by the approval authority. Pressure washers may be used to clean surfaces in preparation for painting, construction, or occasional seasonal
maintenance when other methods are not practical.
3. Car Washing. Vehicles shall not be washed, except at commercial car wash facilities that recycle water or use high pressure, low volume wash systems. Subject to Subsection E of Section 8.56.070, this provision shall not apply to car washes held as fund raising activities
for bona fide community organizations, washing of garbage trucks, or washing of vehicles used to transport food and perishables, and washing of other mobile equipment for which frequent cleaning is essential for the protection of the public health, safety and welfare.
4. Ornamental Ponds and Lakes. Ornamental ponds or lakes if empty shall not be filled, and if filled shall not be refilled or replenished.
5. Hotels and Motels: Mandatory Laundry Opt-Out. Hotels, motels, hostels, bed and breakfasts and similar establishments shall not provide daily towel and linen laundering service to customers, except upon a specific request.
8.56. 110 Procedures for Declaration and Notification of Drought Response Level and Additional Water
Conservation Measures.
A. The City Council shall declare a Drought Response Level 1, 2 or 3 by Resolution in the manner required by law and City procedures.
B. The City Council shall declare the end to any Drought Response Level by the adoption of a Resolution in the manner required by law and City procedures.
8.56. 120 Exception
A. An exception to any water conservation requirement of this Chapter may be granted or conditionally granted in accordance with the following requirements.
1. Application. Any water user may file an application with the Community Development Department for an exception from one or more water conservation measures on a form provided by the City, including supporting documents and information demonstrating the grounds
for the requested exception, accompanied by a fee set by Resolution of the City Council.
2. Findings. The approving authority may approve, conditionally approve or deny an application for an exception from water conservation measures. An application for an exception shall be denied unless the approval authority finds, based on the information provided in the
application, supporting documents or such additional information as may be requested, all of the following:
a. That, due to special circumstances applicable to the property or its use, the strict application of this Ordinance would disproportionately impact the property or use when compared to similar types of uses or properties; and
b. That other water conserving measures to substantially off-set the proposed water use have been or will be employed as a condition of the approval, or the lack of such measures will not materially affect the ability of the City to achieve the purposes of this Chapter; and
c. That the exception does not constitute a grant of special privilege inconsistent with the limitations upon other residents and businesses.
3. Approval authority. The approval authority shall act upon any application no later than ten (10) days after receipt of a complete application, and may approve, conditionally approve, or deny the exception. The applicant requesting the exception shall be promptly notified in
writing of any action taken. Unless otherwise specified at the time an exception is approved, the exception shall only apply during the period of the specific circumstances from which an exception is requested.
4. Appeals. An applicant may appeal the approval authority's decision, or any conditions placed on the approval, to the City Council within ten (10) days of the date of decision. A written request shall be submitted to the City Clerk stating the grounds for the appeal
accompanied by a fee adopted by Resolution of the City Council. The City Council shall review the appeal at the next available meeting that the item may be heard.
8.56. 130 Penalties and Remedies
Violations of the provisions of this Chapter are subject to the administrative penalty provisions of Chapter 1.10.
8.60. 060 Standards for New Landscape.
“New landscape" as defined in Section 8.60.040 shall be designed and managed to use the minimum amount of water required to maintain plant health. New landscape shall comply with all of the requirements in Sections 492.6 through 492.15 of the Model Efficient Ordinance
and the following, whichever is more restrictive, unless an exception is granted pursuant to Section 8.60.050(D).
A. Plant material.
1. Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water conserving
plant and turf species shall be used.
2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter
3. `Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar source acceptable the Community Development Director are prohibited, except for known non-fruiting, non-invasive, sterile varieties or cultivars.
Plants known to be susceptible to disease or pests in this Climate Zone six (6) shall not be used.
4. The landscape area of projects proposing exclusively commercial or industrial uses shall be designed using exclusively water conserving plants. Single family residential, multi-family residential, mixed use and institutional use projects shall be designed with not more than
twenty (20) percent of the total landscaped area in turf or high water use plants in the Water Use Classification for Landscape Species (WUCOLS). Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational areas as determined by the
Community Development Director. Public agencies shall be exempt from this requirement.
5. Turf shall not be allowed on slopes greater than twenty (20) percent. Where the toe of the slope is adjacent to an impermeable surface, alternatives to turf should be considered on slopes exceeding twenty (20) percent, meaning one (1) foot of vertical elevation change for
every five (5) feet of horizontal length. Approved turf areas may be watered at 1.0 of the reference evapotranspiration (ETo).
6 .Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be added from
time to time as necessary to maintain the required depth of mulch.
7. Species and landscape design shall complement and to the extent feasible in compliance with this Chapter be proportional to the surroundings and streetscape and incorporate deciduous trees to shade west and south exposures. Landscaping shall not interfere with safe
sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting.
B. Water features, pools and spas.
1. Recirculating water systems shall be used for water features. Where available, recycled water shall be used as a source for decorative water features.
2. Pools and spas shall be equipped with a cover and covered overnight and daily when use is concluded.
C. Grading and runoff. Landscape design shall minimize soil erosion and runoff.
1. Grading plans shall avoid disruption of natural drainage patterns to the extent feasible.
2. Grading plans shall demonstrate that normal rainfall and irrigation will remain within the property lines and not drain onto impermeable surfaces, walkways, sidewalks, streets, alleys, gutters, or storm drains.
3. Plans and construction shall protect against soil compaction within landscape areas.
4. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and
other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based approaches that require ongoing maintenance, shall be considered during project design. Plans and practices shall
comply with Chapter 8.44.
D. Irrigation systems.
1. An automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour.
2. An average landscape irrigation efficiency of 0.71 shall be used for the purpose of determining Maximum Applied Water Allowance. Irrigation systems shall be designed, maintained, and managed to meet or exceed this efficiency. Landscapes using recycled water are
considered Special Landscape Areas, where the ET Adjustment Factor shall not exceed 1.0.
3. The irrigation system shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, walkways, sidewalks, streets, alleys, gutters, storm drains, adjacent property, or similar
untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed.
4. Narrow or irregularly shaped areas, including turf less than eight (8) feet in width in any direction, shall be irrigated with subsurface irrigation or low volume above-ground irrigation system.
5. Overhead irrigation shall not be permitted within two (2) feet of any impermeable surface. Drip, drip line, or other low flow non-spray technology shall be used.
6. All sprinklers shall have matched precipitation rates within each valve and circuit. All irrigation systems shall be designed to include optimum distribution uniformity, head to head spacing, and setbacks from sidewalks, pavement and impermeable surfaces.
7. All irrigation systems shall provide backflow prevention devices in accordance with the current edition of the California Building/Plumbing Code and check valves at the low end of irrigation lines to prevent unwanted draining of irrigation lines. Pressure regulators may be
required if the pressure at the sprinkler head exceeds the manufacturer’s recommended optimal operating pressure.
8. Reclaimed water and graywater irrigation systems shall be used when reasonably feasible and shall conform to the current edition of the California Building/Plumbing Code, and all other applicable local, state and federal laws.
E. Irrigation system hydrozones.
1. The irrigation system shall conform to the hydrozones of the landscape design plan.
2. Each hydrozone shall have plant materials with similar water use, with the exception of hydrozones with plants of mixed water use where the plant factor of the higher water using plant is used for calculations. No hydrozone shall mix high and low water use plants.
3. Sprinkler heads and other emission devices shall be appropriate for the plant type within that hydrozone. Where feasible, trees shall be placed on separate valves from turf, shrubs and groundcovers.
4. No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants.
F. Landscape and irrigation maintenance.
1. All landscape and related elements shall be designed and properly maintained to insure long-term health and shall maintain conformance with the requirements of this Chapter.
2. Irrigation scheduling shall be regulated by automatic irrigation controllers.
3. Watering hours and duration shall be scheduled compliant with the requirements of Chapter 8.56.
4. A regular maintenance schedule shall include, but not be limited to, routine inspection, adjustment and repair of the irrigation system, aerating and dethatching turf areas, replenishing mulch, fertilizing, pruning, weeding and removing any obstruction to emission devices.
5. Repair of all irrigation equipment shall be promptly undertaken, using the originally installed components, or equivalent or enhanced components compatible with the irrigation system.
6. Landscape areas shall be permanently maintained and kept free of weeds, debris and litter; plant materials shall be maintained in a healthy growing condition and diseased or dead plant materials shall be replaced, in kind, pursuant to the approved plans within thirty (30)
days. Alternatively, diseased or dead plant materials may be replaced with plant materials that have low water needs, as rated in the current edition of the Water Use Classification of Landscape Species.
7. The use, storage and disposal of all landscape and lawn care products shall comply with all manufacturer’s specifications and applicable laws, and minimize the discharge of pollutants to the environment.
G. Notwithstanding the requirements of this Section, landscape design and maintenance shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17 (Zoning), any other applicable provisions of this code, and the requirements of a development permit,
whichever is more restrictive.
8.60. 070 Standards for Small Landscape Areas.
"Small landscape areas" as defined in Section 8.60.040 are subject to the provisions in this Section and are otherwise exempt from this Chapter
A. Procedures. Prior to issuance of a permit for construction, the applicant shall provide information substantiating compliance with this section to the satisfaction of the Community Development Director. The Planning Commission may impose additional measures
or conditions on discretionary planning entitlements to further the purposes of this Chapter. No building or other equivalent construction permit shall be issued a permanent Certificate of Occupancy until the Community Development Director determines the project
complies with the standards in this section. In the case of any decision to deny a permit issuance or certificate of occupancy, the applicant may modify and resubmit the application, apply for an exception from standards, or appeal the decision in accordance with
Subsections D or E of Section 8.60.050.
B. Standards. Small landscape areas shall comply with the following standards. Provisions that are encouraged but not required are indicated with words such as 'should.'
1. Plant species and landscape design shall be adapted to the climate, soils, topographical conditions, and shall be able to withstand exposure to localized urban conditions such as pavement heat radiation, vehicle emissions and dust, and urban runoff. Water
conserving plant and turf species shall be used. Where practical, such as in areas exceeding four hundred (400) square feet of contiguous landscape, plantings should be arranged by hydrozones.
2. Plant species or specifications shall comply with any official list of species, guidelines or regulations adopted by the City to the extent that such lists, guidelines or regulations do not conflict with this Chapter.
3. Plants listed in the current Invasive Plant Inventory for the southwest region by the California Invasive Plant Council or similar recognized authority acceptable to the Community Development Director are prohibited, except for known non-fruiting, non-invasive,
sterile varieties or cultivars. Plants known to be susceptible to disease or pests in this Climate Zone six (6) should not be planted.
4. The landscape area of projects proposing exclusively commercial, industrial or institutional uses shall be designed using exclusively water conserving plants. Turf may be used as a bio-swale or bio-filter or for functional purposes such as active recreational
areas as determined by the Community Development Director. Turf shall not be allowed on slopes greater than twenty (20) percent. Deciduous trees should be used to shade west and south exposures.
5. Planted areas shall be covered with a minimum of two (2) inches of organic mulch, except in areas covered by groundcovers or within twenty-four (24) inches of the base of a tree, or where a reduced application is indicated. Additional mulch material shall be
added from time to time as necessary to maintain the required depth of mulch.
6. Landscaping shall not interfere with safe sight distances for vehicular traffic, the vision clearance in Section 17.46.060, height restrictions for hedges in 17.46.130, pedestrian or bicycle ways, or overhead utility lines or lighting.
7. Plans and construction shall protect against soil compaction within landscape areas. Stormwater best management practices to minimize runoff, to increase on-site retention and infiltration, and control pollutants shall be incorporated into project plans. Rain
gardens, cisterns, swales, structural soil, permeable pavement, connected landscape areas, and other landscape features and practices that increase onsite rainwater capture, storage and infiltration, emphasizing natural approaches over technology-based
approaches, should be considered during project design. No plan or practice shall conflict with Chapter 8.44.
8. No landscape plan or restriction of any type, including those applicable to common interest developments such as condominiums, shall prohibit or include conditions that have the effect of prohibiting native or water conserving plants.
9. When irrigation systems are installed, an automatic irrigation system using either evapotranspiration or soil moisture sensor data, with a rain shut-off sensor, shall be installed. Drip irrigation emitters shall emit no more than two (2) gallons per hour. Watering
hours and duration shall be compliant with the requirements of Chapter 8.56.
10. All irrigation systems shall be designed to prevent water waste resulting in runoff, overspray, or similar conditions where irrigation water ponds or flows onto non-irrigated areas, sidewalks, walkways, streets, alleys, storm drains, adjacent property, or similar
untargeted areas. Runoff to other permeable or impermeable surfaces shall not be allowed.
11. All landscape and related elements shall be properly maintained to insure long-term health and shall additionally comply with the requirements of Chapters 8.44 and 8.56, Title 17, any other applicable provisions of this code, and the requirements of a
development permit, whichever is more restrictive. The use, storage and disposal of all lawn and landscape care products shall comply with all manufacturer specifications and applicable laws, and minimize the discharge of pollutants to the environment.
Permeable
Calculation
9/10/14L-2Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium127.14 sq ft
47.18 sq ft
74.74 sq ft
67.23 sq ft
30.12 sq ft
35.24 sq ft
115.85 sq ft
333.60 sq ft
202.75 sq ft
L E G E N D:
FOOTPRINT OF NEW BUILDING
HARDSCAPE
PERMEABLE PEA GRAVEL
LANDSCAPED AREAS
PERMEABLE STEPPING STONES
: 2,191.52 sq ft
: 812.83 sq ft
: 532.91 sq ft
: 485.63 sq ft
TOTAL PERMEABLE AREA :1,018.54 sq ft
LOT AREA :4,132.99 sq ft
NOTES: ALL LANDSCAPED AREAS SHALL BE EQUIPPED WITH AUTOMATIC IRRIGATION SYSTEM
WHICH SHALL BE PROPERLY MAINTAINED
61.85 sq ft
75.19 sq ft 32.57 sq ft
99.80 sq ft
16.33 sq ft
35.41 sq ft
27.96 sq ft
22.83 sq ft
29.12 sq ft
119.98 sq ft
979.56 sq ft
1,211.96 sq ft
161.46 sq ft
115.02 sq ft
BUILDING A
BUILDING B
Title Sheet
9/10/14T-1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit CondominiumCONSULTANTS SYMBOLS
ABBREVIATION SHEET SCHEDULE
WINDOW LETTER
DOOR NUMBER
KEY NOTE
DETAIL NUMBER
SHEET NUMBER
ROOM NAME
SECTION DESIGNATION
SHEET NUMBER
VICINITY MAP
SITE
PROJECT DATA
OWNER:!! ! !JIM HAYNES!
PROJECT ADDRESS:!! !1638, 1640, 1642 HERMOSA AVE & 1642 PALM DRIVE
!!!!!HERMOSA BEACH, CA 90254
LEGAL DESCRIPTION:!! !PORTION OF LOTS 3 & 4, BLOCK 32, 1ST ADDITION TO HERMOSA BEACH,
!M.B. 1-59-60
A.P.N.:!! ! ! !4183-010-007-8009!
OCCUPANCY:!! ! !R3
FIRE SPRINKLERS:!! !ENTIRE BUILDING TO BE FULLY SPRINKLERED!
CONSTRUCTION:!!!VB!
ZONING:!! ! !R-3!
FIRE ZONE:!! ! !
NO. OF STORIES:! !!TWO STORIES + BASEMENT!
SCOPE OF WORK:!! !2 NEW 1 UNIT CONDOMINIUM BUILDINGS WITH ATTACHED 2- CAR GARAGES!
GENERAL BUILDING INFORMATION
AREA TABULATION:
!LOT AREA:!! !4,132.99 SQ. FT.!! !
!ALLOWABLE DENSITY:!!1 UNIT / 2,490 SF LOT AREA
!!!!!10,010 / 2490 = 4.02 UNITS, 4 UNITS MAXIMUM!!
!UNIT FLOOR AREAS:! UNIT A! UNIT B!
!BASEMENT (SF):! 587.49! 818.21!
!GROUND FLOOR (SF):!1,313.69!1,281.22!!
!SECOND FLOOR (SF):!1,104.26!1.119.75!
!TOTAL (SF):!3,005.44!3,219.18!!
!GARAGE & STORAGE:
!GARAGE AREA (SF):! 386.22! 392.70
!ROOF TOP! 357.69 ! 200.04
!REQUIRED STORAGE:!200 CU FT PER UNIT
!PROVIDED STORAGE:!UNIT A! UNIT B
! ! 212! 200
!OPEN AREA CALCULATION:
!REQUIRED OPEN AREA:!300 SQ FT PER UNIT
!!UNIT A! !UNIT B
!PROVIDED DECK AREA:! 128.43! !132.98!
!ROOF DECK! 100 (324.55)!100 (180.87)
!OUTDOOR AREA! 92.68! !196.87!
!PROVIDED OPEN AREA (SF):! 321.11! !429.85! !! !!
BUILDING SETBACKS:
!FRONT SETBACK AREA (AT HERMOSA AVE)
!!REQUIRED:!!5'-0"
!!PROVIDED:!!5'-0"
!FRONT SETBACK AREA (AT PALM DRIVE)
!!REQUIRED:!!3'-0"
!!PROVIDED:!!3'-0"
!SIDE SETBACKS (UNIT A)
!!REQUIRED:!!3'-0" / 3'-0"
!!PROVIDED:!!3'-1/2" / 3'-1/2"
!SIDE SETBACKS (UNIT B)
!!REQUIRED:!!3'-0" / 3'-0"
!!PROVIDED:!!3'-1/2" / 3'-7 3/4"
!REAR SETBACK AREA:
!!REQUIRED:!! 5'-0"
!!PROVIDED:!! 5'-0"
BUILDING HEIGHT
!ALLOWABLE HEIGHT!!30'-0" ABOVE EXISTING GRADE AT CENTERLINE OF LOT
!MAX PROPOSED HEIGHT!30-0" (SEE SECTION AT SHEET A-4.0)
OFFSTREET PARKING
!REQUIRED PARKING!!2 ENCLOSED SPACES PER UNIT + 1 GUEST SPACE (EACH UNIT) = 2 GUEST SPACES
!PROVIDED PARKING!!2 ENCLOSED SPACES PER UNIT + 3 GUEST SPACES
THIS PROJECT SHALL COMPLY WITH:
SEPARATE PERMITS SHALL BE OBTAINED FOR:
ARCHITECT :!! !Studio 9 One 2
!!!!!Patrick J. Killen Architect
!!!!!930 Manhattan Beach Blvd.
!!!!!Manhattan Beach, Ca. 90266
!!!!!Ph: (310) 376-9171
CONTRACTOR:!!
SURVEY:!! ! !DENN Engineers
!!!!!Gary Roehl
!!!!!3914 Del Amo Blvd, Suite 921
!!!!!Torrance, Ca. 90503
!!!!!Ph: (310) 542-9433
STRUCTURAL:!!James C. Orland
!!!!!Civil Engineer
!!!!!952 Manhattan Beach Blvd, #230
!!!!!Manhattan Beach, Ca. 90266
!!!!!Ph: (310) 545-8808
CIVIL:!! ! !Piai Engineering, Inc.
!!!!!Vic Piai, Civil Engineer
!!!!!340 24th Street
!!!!!Hermosa Beach, Ca. 90254
!!!!!Ph: (310) 379-4941
TITLE-24!! ! !Howard Crabtree
!!!!!Energy Consultation
!!!!!P.O. Box 995
!!!!!Manhattan Beach, Ca. 90267
!!!!!Ph: (310) 376-9171
@!ATA.B.!ANCHOR BOLT
A.C.!ASPHALTIC CONCRETE
ACOUS.!ACOUSTICALACS.!ACRES
A.D.!AREA DRAIN
ALUM.!ALUMINUM
A.T.!ASPHALT TILEADJ.!ADJUSTABLE
A.F.F.!ABOVE FINISHED FLOOR
A.F.S.!ABOVE FINISHED SURFACED
ABV.!ABOVE
BD.!BOARD
BLK.!BLOCKBLKG.!BLOCKING
BM.!BEAM
BOT.!BOTTOM
BLDG.!BUILDINGBTWN.!BETWEEN
C,J,!CEILING JOISTC.L.!CENTER LINE
C.B.!CATCH BASIN
CEM.!CEMENT
CER.!CERAMICC.I.P!CAST IRON PIPE
CLG.!CEILING
CLO.!CLOSET
CLR.!CLEAR
C.O.!CLEAN OUT
COL..!COLUMN
COM.!COMMONCONC.!CONCRETE
CONT.!CONTINUOUS
C.W.!COLD WATER
C.T.!CERAMIC TILE
CU.YD.!CUBIC YARD
DET.!DETAIL
DBL.!DOUBLE
D.F.!DOUGLAS FIR
D.J.!DECK JOISTDR.FN.!DRINKING FOUNTAIN
DIAM.( )!DIAMETER
DRWG!DRAWINGD.S.!DOWNSPOUT
D.W!DISHWASHER
DR.!DOOR
EA.!EACH
EL.!ELEVATION
ELECT.!ELECTRICAL
ELEV.!ELEVATION
ENCL.!ENCLOSURE
EXH.!EXHAUST
EXIST.!EXISTINGEXP.!EXPANSION
EXT.!EXTERIOR
E.J.!EXPANSION JOINT
F.D.!FLOOR DRAIN
F.G.!FUEL GAS
F.J.!FLOOR JOISTFIN.!FINISH
FLR.!FLOOR
FLRG.!FLOORING
FT.!FOOTFTG.!FOOTING
F.GL.!FIXED GLASS
F.S.!FLOOR SINKFLUOR.!FLUORESCENT
F.O.C.!FACE OF CONCRETE
F.O.S.!FACE OF STUD
F.F.!FINISHED FLOOR
GA.!GAUGE
GALV.!GALVANIZED
G.I.!GALVANIZED IRON
GL.!GLASS
GR.!GRADE
GYP.!GYPSUMG.W.B.!GYPSUM WALL BOARD
GAR.!GARAGE
GAR.DISP.!GARBAGE DISPOSAL
H.B.!HOSE BIBB
HD.!HARD WOOD
HGT.!HEIGHTH.PT.!HIGH POINT
HDR.!HEADER
HTR.!HEATER
H.W.!HOT WATERHORIZ.!HORIZONTAL
H.C.!HOLLOW CORE
I.D.!INSIDE DIAMETER
IN.!INCH
INT.!INTERIOR
INSUL.!INSULATIONINV.!INVERT
!!!
JAN.!JANITORJST.!JOIST
K.C.!KEENE'S CEMENTK,P,!KING POST
KIT.!KITCHEN
LAM.!LAMINATEDLAV.!LAVATORY
LB.!POUND
LGTH.!LENGTH
LKR.!LOCKER
MAS.!MASONRY
MAX.!MAXIMUMMECH.!MECHANICAL
MEMB.!MEMBRANE
MET.!METAL
MIN.!MINIMUMMISC.!MISCELLANEOUS
M.O!MASONRY OPENING
M.R.!MOISTURE RESISTANTMANUF.!MANUFACTURER
N.I.C.!NOT IN CONTRACT
NO.(#)!NUMBERNOM.!NOMINAL
N.T.S.!NOT TO SCALE
OBSC.!OBSCURE
O.C.!ON CENTER
O.D.!OUTSIDE DIAMETER
OFF!OFFICEOPG.!OPENING
OV.!OVEN
OVFL.!OVERFLOW
OPP.!OPPOSITE
P.!POST
PL.!PROPERTY LINE, PLATEPART'N.!PARTITION
PLAS.!PLASTER
PLY., PLYWD.!PLYWOOD
PR.!PAIRP.L.!PLASTIC LAMINATE
R.!RISERRAD.,R.!RADIUS
RAFT.,R.R.!RAFTER
REINF.!REINFORCEMENT
RESIL.!RESILENTR.D.!ROOF DRAIN
RG.!RANGE
RM.!ROOM
R.O.!ROUGH OPENING!
REF. !REFRIGARATOR
S.C.!SOLID CORES.!SINK
SEL.STR.!SELECT STRUCTURAL
SHT.!SHEET
SHWR.!SHOWERSIM.!SIMILAR
SHTG.!SHEATING
SQ.!SQUARESTD.!STANDARD
STL.!STEEL
STRUCT.!STRUCTURAL
S.STL.!STAINLESS STEELSUSP.!SUSPENDED
SPECS.!SPECIFICATIONS
SERV.!SERVICESV.SK!SERVICE SINK
S.S.!SELECT STRUCTURAL
STOR.!STORAGE
S.T.C.!SOUND TRANSMISSION CLASSSQ.FT.!SQUARE FOOT(FEET)
TEL.!TELEPHONE
TERR.!TERRAZZO
T.& G.!TOUNGE AND GROOVE
T.O.C.!TOP OF CONCRETE
T.O.W.!TOP OF WALL
TYP.!TYPICALTHRU!THROUGH
TEMP.!TEMPERED
T.O.P!TOP OF PARAPET
T.!TREAD
U.!URINAL
VERT.!VERTICAL
VEST.!VESTIBULE
V.G.D.F.!VERTICAL GRAIN DOUGLAS FIR
W/!WITH
W.C.!WATER CLOSET
W.D.!WINDOW DIMENSION
WD.!WOOD
W.H.!WATER HEATER
WP.!WATERPROOF
T - 1!!TITLE SHEET
T - 2!!GENERAL NOTES
T - 3!!WINDOW SCHEDULE
T - 4!!DOOR SCHEDULE
T - 5!!TITLE-24 CF-1R FORMS
C - 1!!SITE SURVEY
A-1.0!SITE PLAN
A-2.0!PROPOSED BASEMENT FLOOR PLAN
A-2.1!PROPOSED FIRST FLOOR PLAN
A-2.2!PROPOSED SECOND FLOOR PLAN
A-3.0!ROOF PLAN
A-4.0!BUILDING SECTIONS
A-4.1!BUILDING SECTIONS
A-4.2!BUILDING SECTIONS
A-4.3!BUILDING SECTIONS
A-5.0!STAIR SECTIONS
A-6.0!EXTERIOR ELEVATIONS
A-6.1!EXTERIOR ELEVATIONS
A-6.2!EXTERIOR ELEVATIONS
A-7.0!ARCHITECTURAL DETAILS
A-7.1!ARCHITECTURAL DETAILS
A-7.2!ARCHITECTURAL DETAILS
L-0!!LANDSCAPE PLAN
L-1!!LANDSCAPE NOTES
L-2!!LANDSCAPE DETAILS
SN-1!STRUCTURAL NOTES
S-1.0!FOUNDATION PLAN
S-1.1!FIRST FLOOR FRAMING PLAN
S-1.2!SECOND FLOOR FRAMING PLAN
S-1.3!ROOF FRAMING PLAN
S-2.0!STRUCTURAL NOTES
S-2.1!STRUCTURAL NOTES
S-2.2!STRUCTURAL NOTES
S-2.3!STRUCTURAL NOTES
E-1.0!GROUND FLOOR ELECTRICAL PLAN
E-1.1!SECOND FLOOR ELECTRICAL PLAN
E-1.2!THIRD FLOOR ELECTRICAL PLAN
LOT COVERAGE:
SITE: !! !4,132.99
BUILDING A : !!1,307
BUILDING B : !!1,360.25
TOTAL BUILDING: !2,667.25
!! != 64.53%
Site Survey
9/10/14C-1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium
Proposed
Basement
Plan
9/10/14A-2.0Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium11'-4 1/8"
200 cf
WCD
20'-9"8'-1"13'-10"2'-0"9'-4 1/8"12'-1 3/4"6'-0"6'-7 5/8"19'-2"4'-9"44'-8"9'-4 1/8"24'-9 3/8"23'-11"12'-3"22'-5"14'-0"5'-11"
12'-3"42'-4"
54'-7"9'-4"6'-5"8'-2"23'-11"16'-0"3'-5"5'-3"2'-11"8'-7"2'-5"13'-5"16'-0"11'-7"24'-5"52'-0"2'-2"
1'-9"19'-0"5'-7"1'-1/2"5'-10"7'-6"11'-6"2'-3"5'-11"19'-0"33'-0"52'-0"12'-0"6'-4"2'-5"5'-3"4'-6"3'-10"8'-2 3/4"3'-11"2'-5"8'-2"4'-9"3'-5"10'-4"5'-6"5'-1"3'-5"9'-10 1/8"3'-9 1/8"5'-6"18'-4"20'-1"
114.70'
114.70'
114.70'
98.19
98.19
98.19
114.20
104.53101.19
112.73
98.19
98.19
114.70'
A A
C C
B B
D
D
116.10'
116.18'
114.70'
114.70'
FLOOR
ABOVE
FLOOR
ABOVE
FLOOR
ABOVE
FLOOR
ABOVE
FLOOR
ABOVE
FLOOR
ABOVE
FLOOR
ABOVE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
107.23'107.23'114'107.23'113.36'113.69'
116.04'
115.87'
FLOOR
ABOVE
TRASH CAN
TRASH CAN F.A.ULAUNDRY
F.A.UGARAGE
GARAGE
PLAY ROOM
BEDROOM
BEDROOM
BEDROOM
PLAY YARD
GUEST
GUEST
ENTRY
OPEN
TOABOVE
OPEN
TOABOVE
STORAGE ELEVATOR
CLOSET
ENTRYSTORAGE212 cf2'-5" X 12'-0" X 8'-10"SCALE: 1/4" = 1'-0"1 Proposed Basement Plan
Proposed
First Floor
Plan
9/10/14A-2.1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit CondominiumWCD
10 3/4"10'-10 5/8"5'-0"3'-11"13'-6"7'-11"13'-10"2'-0"25'-5 1/8"9'-1 3/8"
57'-11 3/8"7'-11 3/4"26'-6 3/4"8'-6"8'-4"7'-1"23'-11"1'-1 5/8"
8"18'-8"13'-1"2'-5"5'-5"14'-4"2'-0"
56'-7"13'-4"2'-5"8'-2"23'-11"16'-5"3'-3"3'-5"12'-11"3'-1"6'-1"6'-10"5'-10"4'-4"3'-4"2'-5"7'-9"7'-10"5'-1"3'-1"8'-3"16'-0"3'-5"13'-7"52'-0"6"1'-1 3/8"12'-6"13'-3"
26'-10 3/8"1'-3 1/4"7'-10"7'-8"3'-6"5'-10"15'-7"11'-7"20'-3 1/4"5'-10"27'-2"53'-3 1/4"2'-2"
4'-11 3/4"1'-6 3/4"
1'-1/2"15'-11 1/2"3'-11 1/2"
1'-9 1/2"11'-3"1'-4 1/2"
6'-4"3'-5"5'-11"3'-6"8'-7"4'-9"8"7'-0"3'-8 1/8"7'-6"124.14'
124.14'
124.14'
108.03'
108.03'
108.03'
108.03'
123.49'
123.49'
123.49'
124.14'
112.73
115.69
122.27
123.76
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
ROOF ABOVE
ELEVATOR
DN
OPEN
TO ABOVE
A A
C C
B B
D
D
1'-9"12'-6"5'-5"7'-5"
OPEN
TOBELOW
OPEN
TO
BELOW
BEDROOM
MASTER BEDROOM
BEDROOM
MASTER BATH
BATH
BATH
BEDROOM
MASTER BEDROOM
MASTER BATH
WALK-IN-CLOSET
STUDY
WALK-IN-CLOSET
WALK-IN
CLOSET
LAUNDRY
LIN
ROOF
ROOF
BELOW
SCALE: 1/4" = 1'-0"1 Proposed First Floor Plan
Proposed
Second
Floor Plan
9/10/14A-2.2Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium 13 x 7 3/4" = 8'-4 1/4"123456789101112F
1'-4 3/8"20'-3"15'-11 1/4"5'-11 1/2"12'-5 1/8"2'-0"7'-11 7/8"1'-4 3/8"16'-9 1/4"8'-5"
57'-11 3/8"7'-11 7/8"26'-6 5/8"8'-6"15'-5"23'-11"8 7/8"5 5/8"10'-1 5/8"8"
1'-2 3/8"17'-8 1/8"30'-7"6'-4"2'-0"
57'-9 1/2"
18'-1"8'-1"5"3'-11"4'-3"7'-6"7'-9"2'-5"
3'-6"8'-0"7'-9"8'-2"23'-11"2'-0"11'-7 1/2"16'-1/4"11'-1 3/4"5'-10"19'-0"16'-1/4"16'-11 3/4"19'-0"52'-0"1'-8 3/4"
1'-1 3/8"18'-6"7'-3"
26'-10 3/8"1'-3 1/4"5'-8 1/4"10'-3 3/4"3'-0"5'-5"8'-4"19'-3"11'-3"7 7/8"
1'-6 3/4"7'-6"133.65'
133.65'
133.65'
132.36'
118.03'
118.03'
118.03'
118.03'
132.36'
133.00'
112.73
118.03'
131.76'
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
ROOF ABOVE
ROOF
ABOVE
ROOF
ABOVE
ROOF
ABOVE
ROOF
ABOVE
ROOF
ABOVE
ELEVATOR
OPEN
TO BELOW
DN
PLANTER
DN
UP
A A
C C
B B
D
D FDW7'-7"3'-0"4'-4"1'-4 1/2"
128.43 sq ft
132.98 sq ft
DINING ROOM
MEDIA ROOM
DW
DINING ROOM
LIVING ROOM
MEDIA ROOM
LIVING ROOM
KITCHENKITCHEN
FIRE
PIT
FIRE
PIT
POWDER
POWDER
ROOFGLASS
LANDING
SCALE: 1/4" = 1'-0"1 Proposed Second Floor Plan
Roof Plan
9/10/14A-3.0Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium 13 x 64' = 8.35'12345678910111217.67'8.08'1.51'10.88'25.71'9.00'5.87'3.13'8.22'3.14'6.45'18.74'
38.09'18.00'8.22'28.33'9.00'15.92'24.92'1.51'15.67'2.00'18.91'6.92'11.08'2.00'6.22'
38.09'20.00'58.09'15.67'8.25'0.42'16.00'16.17'19.42'0.50'16.42'36.08'1.59'7.28'5.82'13.76'
14.70'13.76'28.46'1.35'5.92'13.00'5.83'27.17'53.27'63.41'37.11'30.03'
6.56'
17.44'
22.23'
4.85'
15.73'
20.52'
61.14'
59.44'30.00'30.00'30.00'30.00'3.04'18.46'3.04'26.96'3.00'26.96'60.12'4.80'17.90'
26.18'31.66'
7.54'20.65'
28.93'
34.41'60.04'60.00'59.96'59.97'55.04'55.04'56.31'36.04'141.23'
127.03'
143.77'
141.31'
180.87 sq ft
324.55 sq ft
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
SETBACK
LINE
OPEN BELOW
OPEN BELOW
B2
C C2
D2
BA
D
A2
A A
C C
B B
D
D
99.66'
99.73'
115.04'
113.32'116.10'
116.35'
114.98'
1 = 128.53 (MAX:131.26)
2 = 128.53 (MAX: 131.02)
3 = 130.53 (MAX:133.88)
4 = 130.53 (MAX:134.7)
5 = 133.86 (MAX: 144.4)
6 = 133.86 (MAX: 144.18)
7 = 143.77 (MAX:143.81)
10 = 144.73 (MAX:145.58)
9 = 144.73 (MAX:145.71)
DEX-O-TEX
DECK COOLING
DEX-O-TEX
DECK COOLING
DEX-O-TEX
DECK COOLING
DEX-O-TEX
DECK COOLING
ROOF DECK
ROOF DECK
SCALE: 1/4" = 1'-0"1 Roof
Section A
9/10/14A-4.0Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium114.70'
123.14'
124.14'
132.65'
133.65'
142.77'
143.77'
106.28'
108.03'
117.03'
118.03'
127.53'
128.53'
130.53'
98.19'
107.03'
108.03'
126.03'
127.03'
133.86'8'-5 1/4"1'-0"8'-6 1/8"1'-0"9'-1 1/2"1'-0"8'-10"1'-0"9'-0"1'-0"8'-0"1'-0"3'-6"1'-0"9'-0"1'-0"9'-6"1'-0"98.19'
108.03'
118.03'
114.70'
124.14'
133.65'
114.07'
122.53'122.53'
112.73'
103.11'
141.31'5'-11 7/8"3'-6"5'-6 1/8"4'-0"7'-1 1/2"1'-6"MAX. ALLOWABLE BUILDING HEIGHT
GLASS LANDING
P
P
BEDROOMBEDROOM
PLAY YARD
GARAGE LAUNDRY
WALK-IN-CLOSETMASTER BEDROOM
MASTER BEDROOM
LIVING ROOM KITCHEN
LIVING ROOM KITCHEN
L
L
SCALE: 1/4" = 1'-0"1 Section A
Section B
9/10/14A-4.1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium123.80'
131.80'
97.86'
106.28'
108.03'108.03'
115.55'
125.69'
128.53'
130.53'
98.19'
107.03'
108.03'
117.03'
118.03'
126.03'
133.86'
114.70'
123.14'
124.14'
132.65'
133.65'
143.08'
143.77'
144.73'
114.17'7'-2 1/2"11'-7"8'-10"1'-0"9'-0"1'-0"8'-0"1'-0"3'-6"8'-0"1'-6"6'-10"8'-5 1/4"1'-0"8'-6 1/8"1'-0"9'-1 1/2"1'-0"5'-11"3'-10 1/4"5'-9 5/8"
121.65'
122.31'
124.14'
132.65'
133.65'
140.65'
141.31'
143.77'8'-10"GARAGE
BEDROOOM
BATH
BATH BEDROOOM
BEDROOOMBEDROOOM
KITCHEN
LIVING ROOM POWDER
DECK
ROOF DECK
DECK
DINING
PLAY YARD ENTRY
STUDY
MASTER BATH TOILET
STORAGE
SCALE: 1/4" = 1'-0"1 Section B
Section C
9/10/14A-4.2Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium114.95'
122.62'
123.49'
131.49'
132.36'
141.23'
144.73'10 1/2"8'-0"10 1/2"10'-5"1'-0"141.31'
142.77'
143.77'8'-0"10 1/2"3'-6"108.03'
115.55'7'-1" CLEAR5'-3/4"2'-5"114.70'7'-8"MAX. ALLOWABLE BUILDING HEIGHT
3/4"ply.
114.95'
116.16'12.5%
P
P
GARAGE
BEDROOM WALK-IN
CLOSET
LAUNDRY
MEDIA ROOM
ROOF DECK
L
L
SCALE: 1/4" = 1'-0"1 Section C
Section D
9/10/14A-4.3Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium114.70'
123.14'
124.14'
132.65'
133.65'
142.77'
143.77'
114.95
122.62'
123.49'
131.49'
132.36'
140.36'
141.23'
144.73'7'-11"101/2"8'-0"101/2"8'-0"101/2"3'-6"8'-51/4"1'-0"8'-61/8"1'-0"9'-3"1'-0"1'-61/4"7'-41/4"2'-5"73/4"73/4"1'-11"73/4"133.00'
MAX. ALLOWABLE BUILDING HEIGHT
GARAGEENTRYBEDROOMBATH
STUDY
KITCHEN
WALK IN CLOSET BATHWALK IN CLOSET
MEDIA ROOM
ROOF DECK
10.4543'
114.95'
116.11'
11.1%
10.0802'
114.95'
116.14'
11.8%
9.6485'
114.95'
116.16'
12.5%
10.5%
SLOPE DN
97.86'
10.5%
SLOPE DN
97.86'
10%
SLOPE DN
97.90'
A1 A1
A2 A2
A3 A3
B2 B2
B3 B3
B1 B1
116.10'
115.87'
SCALE: 1/4" = 1'-0"1 Section D
SCALE: 1/4" = 1'-0"
Driveway Profile B3
SCALE: 1/4" = 1'-0"
Driveway Profile B2
SCALE: 1/4" = 1'-0"
Driveway Profile B1
SCALE: 1/4" = 1'-0"
Driveway Profile A3
SCALE: 1/4" = 1'-0"
Driveway Profile A2
SCALE: 1/4" = 1'-0"
Driveway Profile A1
SCALE: 1/4" = 1'-0"
Driveway Profile A
SCALE: 1/4" = 1'-0"
Driveway Profile B
Exterior
Elevations
9/10/14A-6.0Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium97.86'
107.03'
108.03'
117.03'
118.03'
127.53'
128.53'
133.86'
WHITE STEEL TROWEL STUCCO
316 STEEL RAILING
SANDBLASTED C.M.U
WITH DEEP STRUCK JOISTS
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL SHEET FASCIA
ARCHITECTURAL
SHEET FASCIA
ARCHITECTURAL
SHEET FASCIA
ARCHITECTURALSHEET FASCIA
ARCADIA STOREFRONT
W/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
MANGARIS SIDING
MANGARIS SIDING
1/8" THICK LASER CUT ALUMINUM PANEL
CP#1
PROPOSED HEIGHT +128.53'MAX.HEIGHT +131.02'
CP#2
PROPOSED HEIGHT +130.53'
MAX.HEIGHT +134.70'
99.67'
107.03'
108.03'
117.03'
118.03'
127.53'
128.53'
98.19'
107.03'
108.03'
117.03'
118.03'
126.03'
127.03'
WHITE STEEL TROWEL STUCCO
ARCHITECTURAL SHEET FASCIA
316 STEEL RAILING
SANDBLASTED C.M.U
WITH DEEP STRUCK JOISTS
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL SHEET FASCIA
ARCADIA STOREFRONT
W/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
CP#1
PROPOSED HEIGHT +128.53'
MAX.HEIGHT +131.02'
CP#2
PROPOSED HEIGHT +130.53'
MAX.HEIGHT +134.70'
CP#3
PROPOSED HEIGHT +133.86'
MAX.HEIGHT +144.18'
SCALE: 1/4" = 1'-0"1 WEST ELEVATION-A
SCALE: 1/4" = 1'-0"2 SOUTH ELEVATION-A
Exterior
Elevations
9/10/14A-6.1Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium98.19'
107.03'
108.03'
117.03'
118.03'
126.03'
127.03'
133.86'
114.00'
121.86'
122.53'
SANDBLASTED C.M.U
WITH DEEP STRUCK JOISTS
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL
SHEET FASCIA
ARCADIA STOREFRONTW/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)1/8" THICK LASER CUT ALUMINUM PANEL
CP#1
PROPOSED HEIGHT +133.86'
MAX.HEIGHT +144.18'
CP#1
PROPOSED HEIGHT +133.86'
MAX.HEIGHT +144.4'
98.19'
107.01'
108.03'
117.03'
118.03'
127.53'
128.53'
98.19'
107.01'
108.03'
117.03'
118.03'
125.83'
126.83'
ARCHITECTURAL SHEET FASCIA
WHITE STEEL TROWEL STUCCO
ARCHITECTURAL SHEET FASCIA
1/8" THICK LASER CUT ALUMINUM PANEL 1/8" THICK LASER CUT ALUMINUM PANEL
316 STEEL RAILING
SANDBLASTED C.M.U
WITH DEEP STRUCK JOISTS
X-56 STEEL TROWEL
GREY STUCCO
ARCADIA STOREFRONTW/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
CP#1
PROPOSED HEIGHT +128.53'
MAX.HEIGHT +131.26'
CP#2
PROPOSED HEIGHT +130.53'
MAX.HEIGHT +133.88'
CP#3
PROPOSED HEIGHT +133.86'
MAX.HEIGHT +144.4'
SCALE: 1/4" = 1'-0"1 EAST ELEVATION-A
SCALE: 1/4" = 1'-0"2 NORTH ELEVATION-A
Exterior
Elevations
9/10/14A-6.2Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium114.70'
123.14'
124.14'
132.65'
133.65'
142.77'
143.77'
144.73'
121.65'
131.14'
140.65'
141.31'
147.28'
WHITE STEEL TROWEL STUCCO
316 STEEL RAILING
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL
SHEET FASCIA
ARCADIA STOREFRONT
W/ METAL WINDOW CORPWINDOWS & DOORS (TYP.)
1/8" THICK LASER CUT
ALUMINUM PANEL
ARCHITECTURALSHEET FASCIA
CP#1
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.58'
114.70'
122.62'
123.49'
131.49'
132.36'
140.36'
141.23'
144.73'
147.28'
114.70'
123.14'
124.14'
132.65'
133.65'
142.77'
143.77'
144.73'
WHITE STEEL TROWEL STUCCO
316 STEEL RAILING
SANDBLASTED C.M.UWITH DEEP STRUCK JOISTS
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURALSHEET FASCIA
ARCADIA STOREFRONT
W/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
MANGARIS SIDING
1/8" THICK LASER CUT
ALUMINUM PANEL
1/8" THICK LASER CUT ALUMINUM PANEL
CP#1
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.71'
CP#2
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.58'
114.70'
123.14'
123.93'
132.65'
133.65'
142.77'
143.77'
114.70'
122.62'
123.49'
131.49'
132.36'
142.77'
143.77'
147.28'
144.73'
WHITE STEEL TROWEL STUCCO
316 STEEL RAILING
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL
SHEET FASCIA
ARCADIA STOREFRONT
W/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
MANGARIS SIDING
1/8" THICK LASER CUT
ALUMINUM PANEL
ARCHITECTURAL
SHEET FASCIA
316 STEEL RAILING ARCADIA STOREFRONT
W/ METAL WINDOW CORP
WINDOWS & DOORS (TYP.)
CP#1
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.58'
CP#2
PROPOSED HEIGHT +143.77'
MAX.HEIGHT +143.81'
CP#3
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.71'
114.70'
122.62'
123.49'
131.49'
132.36'
142.77'
143.77'
147.28'
122.62'
123.49'
131.23'
132.36'
140.36'
141.23'
144.73'144.73'
WHITE STEEL TROWEL STUCCO
316 STEEL RAILING
X-56 STEEL TROWEL
GREY STUCCO
ARCHITECTURAL
SHEET FASCIA ARCADIA STOREFRONT
W/ METAL WINDOW CORPWINDOWS & DOORS (TYP.)
CP#1
PROPOSED HEIGHT +143.77'
MAX.HEIGHT +143.81'
CP#2
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +144.74'
CP#3
PROPOSED HEIGHT +144.73'
MAX.HEIGHT +145.71'
SCALE: 1/4" = 1'-0"3 NORTH ELEVATION-B
SCALE: 1/4" = 1'-0"1 EAST ELEVATION-B
SCALE: 1/4" = 1'-0"2 WEST ELEVATION-B
SCALE: 1/4" = 1'-0"4 SOUTH ELEVATION-B
SITE
PROFILE
9/10/141Date:1638 Hermosa Ave, Hermosa Beach, 90254#CAD TechnicianName of File:Revisions:2 Unit Condominium99.73'99.94'100.00'100.10'100.10'100.15'
107.21'107.20'107.30'107.40'107.50'107.50'107.56'
106.28'107.60'107.70'107.70'107.80'107.80'107.90'107.91'
114.86'115.00'115.20'115.30'115.43'115.50'115.50'115.60'115.60'115.70'115.70'115.80'115.80'115.90'115.90'116.00'116.00'116.35'
HERMOSA
AVE
PALM
DRIVE
116.18'116.40'115.94'
115.12'115.00'114.89'
113.75'
108.46'108.00'107.90'107.70'107.60'107.60'107.40'107.25'106.80'106.40'105.90'105.40'105.00'104.50'104.10'103.70'103.22'102.80'102.30'101.80'101.30'100.80'100.30'99.83'99.66'
HERMOSA
AVE
PALM
DRIVE
SCALE: 1/4" = 1'-0"1 NORTH PROFILE
SCALE: 1/4" = 1'-0"2 SOUTH PROFILE
Tentative Future Agenda
PLANNING COMMISSION
City of Hermosa Beach
OCTOBER 21, 2014
7:00 P.M.
Project Title Public
Notice
Meeting
Date
Date
Rec’d Remarks
18 19th Street—Precise Development Plan 10/9 10/21 9/11
651 10th Street— Conditional Use Permit, Precise
Development Plan & Vesting Tentative Parcel Map for a 2-
unit condominium.
10/9 10/21 9/11
6 month Conditional Use Permit review 9/4 9/16 9/11
f:b95\cd\wpc - future agenda 9/11/14
12d
Easy Reader
Run Date: September 4, 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, September 16, 2014, to consider the following:
1. Conditional Use Permit, Precise development Plan and Vesting Tentative Parcel Map No. 72959 for a two unit
residential condominium project at 4 Meyer Court, and determination that the project is Categorically Exempt
from the California Environmental Quality Act.
2. Precise Development Plan Amendment to add four roof decks to a six-unit commercial condominium at 824 1st
Street, and determination that the project is Categorically Exempt from the California Environmental Quality Act.
3. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No.72886 for a two unit
residential condominium project at 1638 Hermosa Avenue and 1635 Palm Drive, including whether alternative
points may be used for the purpose of calculating building height, and determination that the project is
Categorically Exempt from the California Environmental Quality Act.
4. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73031 for a two-unit
residential condominium project at 609-611 Longfellow Avenue, and determination that the project is
Categorically Exempt from the California Environmental Quality Act.
5. Conditional Use Permit, Precise Development Plan and Vesting Tentative Parcel Map No. 73032 for a two-unit
residential condominium project at 613-615 Longfellow Avenue, 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, September 11, 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.
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, September 11, 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\pc09-11-14
609-611 Longfellow Ave
Zone: R-2B
613-615 Longfellow Ave
Zone: R-2B
824 1st St
Zone: SPA-7
1301 Manhattan Ave
Zone: C-2
1638 Hermosa Ave
Zone: R-2
2056 Hermosa Ave
Zone: R-2
Palm DrValley DrThe StrandManhattan AveArdmore AveBayview DrProspect AvePacific Coast HwyMonterey BlvdBeach Dr7th St
8th Pl
5th St
2 5 th S t10th St
6th St
Pier Ave
2nd StHermosa Ave14th St Har
per Ave30th St
31st S t
G
ould Ave
Sunset DrOcean Dr16th St
29th S t
3 1st Pl
28th St
30t h Pl
3 2nd P l
3 3r d St
17th St
Alley
33r d Pl
29th Ct
2 8th Ct
1st St
3rd StLoma DrA v ia tio n B lv d
7th Pl
8th St
24th Pl
27th St
9th St
Herondo St
4th St
1st PlOzone CtLongfellow Ave
Artesia Blvd
24th St
21st St
13th St
2 6th S t
15th St
Bonnie Brae StOwosso Ave19th St
34th St
Hillcrest DrHollowell AveRhodes StI
ngl
esi
de Dr11th St
2 0th S tMyrtle AveGentry StBard StReynolds LnOak St
Gould Ter
20 t h P lPower St27th C t
Park Ave1st Ct
2 2 n d S t3 4th P l
Hill St
17th Ct
18th Ct
Porter Ln
18th St
16th Ct Ava Ave15th Pl
11th Pl
19th Ct
Circle Dr
14th Ct
Cypress AveLyndon St
13th Ct Valley Park AveCorona St9th Ct
11th Ct
15th Ct
12th Ct
20th Ct
8th Ct
Hopkins StPier Plaza
10th Ct Go
l
d
en
Av
e
7th Ct Sil
ver St
35th S t
Culper Ct6th Ct Sil
verst
rand AveEl Oeste DrPine StMeyer Ct21st Ct
Springfield Ave5th Ct
Massey AveNeptune
4th CtCrest DrCampana St23rd St
Ocean View Ave3rd Ct
Barney Ct35th Pl
Mo
r
nin
g
sid
e Dr
Aubrey Park CtGreenwich VillageAmby PlMarlita PlBraeholm PlBorden AveMira StVi
sta DrL o m a W a lk
13th St
24th S t
20th St
Loma Dr13th St
16th St
1st St
21st St21st St
24th St
4th St
5th St
17th St
7th St
35th St
4th St
Oak St
4th St
3rd St
19th St
4th St
10th St
15th St
1st St
24 t h S t
19th St
3rd St
25th St
11th St
Ardmore AveBard St6th St
24th Pl
20th St
1 5th S t
19th St
20th St
11th Pl
1st PlBeach Dr30th Pl
Power St9th St
Cypress Ave18th St Alley2nd St
18th St
Loma Dr7th St
1st StHermosa Ave10th St
11th St
7th St
4th St
14th St
30th St
1st St
8th St
24th St
Lo ngfellow A ve
11th StAlley
Alley
2 1 s t S t
3rd St
9th St
6th St
11th St
11th Pl
±
Projects Zoning MapPlanning Commission Meeting September 16, 2014
ZONING DESIGNATIONS
R-1 ONE FAMILY RESIDENTIAL
R-1A LIMITED ONE-FAMILY RESIDENTIAL
R-2 TWO-FAMILY RESIDENTIAL
R-2B LIMITED MULTIPLE FAMILY RESIDENTIAL
R-3 MULTIPLE FAMILY RESIDENTIAL
R-P RESIDENTIAL-PROFESSIONAL
RPD RESIDENTIAL PLANNED DEVELOPMENT
R-3PD MULTIPLE FAMILY PLANNED DEVELOPMENT
C-1 NEIGHBORHOOD COMMERCIAL
C-2 RESTRICTED COMMERCIAL
C-3 GENERAL COMMERCIAL
C-3/AH-O GENERAL COMMERCIAL AFFORDABLE HOUSING OVERLAY
M-1 LIGHT MANUFACTURING
OS OPEN SPACE
OS-1 RESTRICTED OPEN SPACE
OS-2 RESTRICTED OPEN SPACE
OS-O OPEN SPACE OVERLAY
MHP MOBILE HOME PARK
SPA SPECIFIC PLAN AREA (RESIDENTIAL USES)
SPA SPECIFIC PLAN AREA (COMMERCIAL USES)