HomeMy WebLinkAbout2014-08-06; Planning Commission; ; SDP 14-03|CDP 14-04 – CP JUNIPER APARTMENTS
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: June 16, 2014
P.C. AGENDA OF: August 6, 2014 Project Planner: Van Lynch
Project Engineer: David Rick
SUBJECT: SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS – Request for approval of a Site
Development Plan and Coastal Development Permit to demolish an existing single-
family home, shed and detached garage to allow for the development of a four-unit
multiple-family residential apartment project on a 0.2 acre infill site located at 385
Juniper Avenue, within the Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 1. The project site is not within the appealable area of the
California Coastal Commission. The City Planner has determined that this project is
exempt from the requirements of the California Environmental Quality Act (CEQA)
pursuant to Section 15301, for the demolition of a single family residence and accessory
structures, and Section 15303, for the construction of no more than four dwelling units
in an urbanized area of the State CEQA Guidelines and will not have any adverse
significant impact on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7067 APPROVING Site
Development Plan SDP 14-03 and Coastal Development Permit CDP 14-04, based upon the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant proposes to demolish an existing single-family home, shed and detached garage to allow
for the development of a four-unit multiple-family residential apartment project on a 0.2 acre infill site
within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ).
More specifically, the site is located at 385 Juniper Avenue on the south side of the street, west and
adjacent to the railroad tracks. The development of the proposed apartment project requires the
processing and approval of a Site Development Plan and Coastal Development Permit.
Topographically, the site slopes from west to east with a drop in grade ranging in elevation from
approximately 45 feet above mean sea level (MSL) along the western property line to 43 feet (MSL)
along the eastern property line. The site is developed with an existing unoccupied single-family home,
shed and detached garage. The site is devoid of any sensitive vegetation. The one large Coast Live Oak
tree along the eastern property line is to remain.
The proposed apartment units (Units A-D) are attached in a U-shape configuration with a private 20 ft.
wide driveway located in the center of the lot providing access to the nine parking spaces in a tuck
under configuration. Three of the two-story units are located above the parking spaces on the east and
west side of the lot with a common deck spanning over the drive access way. The fourth unit in the back
of the lot is a two story unit over a basement with living space and an at grade two car garage. Each unit
is provided with two covered parking spaces. There are four separate floor plans (Plan Types A - D)
consisting of one-, two-, three- and four-bedroom units each ranging in size from 819 square feet to
2
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 2
2,762 square feet. All units are accessed from the common raised deck via a common stairway to a
sidewalk connecting to the public sidewalk along Juniper Avenue. Unit C, the rear unit, has a separate at
grade entry for an accessible (handicap) room on the ground level. The building will have two stories
over at-grade parking and two stories over a basement (Unit C) with an overall building height of 29′-11
1/4″. Unit C has a flat roof component that serves as a private patio space and an equipment enclosure
for heating, ventilating and air-conditioning units. Unit C also has use of the rear yard setback as a
private yard area. It is the intent of the project owner/developer to live in Unit C.
Primary building materials are two-toned colored stucco siding, asphalt composition shingles cover a
3:12 pitched roof over most of the units, metal Stainless steel railings for the common access deck, and
steel awnings cover the entries to the units. Architecturally the buildings are very simple and clean
looking. The project will include water sensitive landscape elements such as native plants and low water
use landscaping.
In December of 2013 a four unit condominium project was approved adjacent to the west of the project
site. The condominium units are attached in a four-plex configuration with a private 20 ft. wide
driveway located along the east side of the building and two guest parking spaces located to the rear.
Table “A” below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site
Residential High Density
(RH) 15-23 du/ac with a
Growth Management
Control Point (GMCP) of 19
du/ac.
Multiple-Family Residential
(R-3) Zone with Beach Area
Overlay Zone (BAOZ)
Single-family home
w/shed/detached garage
North RH R-3 with BAOZ Multiple-family Residential
South RH R-3 with BAOZ Multiple-family Residential
East Transportation Corridor
(TC)
TC Railroad tracks
West RH R-3 with BAOZ Multiple-family Residential
Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed
by the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects
number of dwelling units and density.
TABLE B
Gross Acres Net Acres DUs Allowed at
GMCP (19 du/ac) Density
DUs Proposed and
Project Density
0.2 acres 0.2 acres 3.8 units 4 units at 20 du/ac
Site work includes grading quantities of 110 cubic yards of cut, 10 cubic yards of fill, and 100 cubic yards
of export. The project will also be providing half street improvements which consist of providing curb,
sidewalk and gutter and a cul-de-sac bulb to terminate Juniper Avenue and drainage improvements
from the cul-de-sac into the drainage structure in the railroad property.
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 3
The project meets the City’s standards and as designed and conditioned, is in compliance with the
General Plan and relevant zoning regulations of the Carlsbad Municipal Code (C.M.C).
III. ANALYSIS
The project is subject to the following regulations:
A. Residential High Density (RH) General Plan Land Use designation;
B. Multiple-Family Residential (R-3) Zone and Beach Area Overlay Zone (BAOZ) (C.M.C.
Chapters 21.16 and 21.82);
C. Mello II Segment of the Local Coastal Program;
D. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities
Management Plan.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above
regulations is discussed in detail in the sections below.
A. General Plan Residential High Density (RH) Land Use Designation
The General Plan Land Use designation for the property is Residential-High (RH). The RH designation
allows residential development at a density range of 15-23 dwelling units per acre with a Growth
Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable
acreage of 0.2 acres. The project’s proposed density of 20 du/ac is within the RH density range of 15-23
du/ac, but is above the RH GMCP of 19 du/ac used for the purpose of calculating the City’s compliance
with Government Code Section 65863. At the GMCP, 3.8 dwelling units, or 4 when rounded up per
C.M.C. Section 21.53.230(e), would be permitted on this 0.2 net developable acre property. Although
the project exceeds the GMCP for the RH General Plan Land Use designation by the fractional unit
allocation of 0.2 dwelling units, the General Plan Land Use Element allows the City to approve residential
development at a density that exceeds the GMCP for the applicable density range provided the
proposed residential development complies with certain findings as discussed below.
To exceed the GMCP, the project must be consistent with the following required General Plan findings:
1) that the project will provide sufficient additional public facilities for the density in excess of the
control point to ensure that the adequacy of the City’s public facilities plans will not be adversely
impacted; 2) that there have been sufficient developments approved in the quadrant at densities below
the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all
necessary public facilities required by the City’s Growth Management Program will be constructed, or
are guaranteed to be constructed, concurrently with the need for them created by this development
and in compliance with the adopted City standards. The proposed project is consistent with the above
required findings in that there have been sufficient developments in the northwest quadrant that have
developed at densities below the GMCP such that the allocation of 0.2 dwelling units would not result in
exceeding the quadrant limit, the project is conditioned to pay the appropriate fees to comply with
City’s Growth Management Program, and the City’s public facilities plans will not be adversely impacted
as the allocation of 0.2 units has already been analyzed and anticipated within the northwest quadrant.
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 4
Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in
approving a request for an allocation of excess dwelling units, the following three findings must also be
made:
1) That the project location and density are compatible with existing adjacent residential
neighborhoods and/or nearby existing or planned uses;
2) That the project location and density are in accordance with the applicable provisions of the General
Plan and any other applicable planning document; and
3) That the project complies with the findings stated in the General Plan Land Use Element for projects
that exceed the GMCP for the applicable density range.
The proposed project is consistent with the above required findings for the allocation of excess dwelling
units in that: 1) the project is located within a Residential High (RH) General Plan Land Use designation
and Multiple-Family Residential (R-3) zone, which consists predominantly of attached multiple-family
residential condominiums and apartment buildings that are approved at a similar density (15-23 du/ac)
as the density of the proposed project (20 du/ac), 2) that the project’s location and density described
above are in accordance with the applicable provisions of the General Plan for the RH Land Use
designation, and 3) that the project complies with the findings stated in the General Plan Land Use
Element for projects that exceed the growth management control point (19 du/ac) for the RH Land Use
designation as discussed above.
Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below:
TABLE C – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE
Land Use Site is designated for
Residential High density, (RH;
15-23 du/ac) with a GMCP of
19 du/ac. 3.8 dwelling units
(4 when rounded up) could
be constructed on the site at
the GMCP (0.2 acres x 19
du/ac).
The residential project density at 20
dwelling units per acre (4 DUs) is
slightly above the RH GMCP of 19
du/ac used for the purpose of
calculating the City’s compliance with
Government Code Section 65863 but
is within the RH density range of 15-23
du/ac. Therefore, 0.2 dwelling units
will be withdrawn from the City’s
excess dwelling unit bank consistent
with City Council Policy No. 43.
Yes
Housing Provisions for affordable
housing.
The project is conditioned to pay an in
lieu fee on a per unit basis.
Yes
Public Safety Reduce fire hazards to an
acceptable level.
The project site is located within a five
minute response time of Fire Station
No. 1 and has been designed to
comply with the fire code, including
provisions for an automatic sprinkler
system within each dwelling unit.
Yes
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 5
TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE
Open Space &
Conservation
Minimize the environmental
impacts to sensitive
resources within the City.
Utilize Best Management
Practices for control of storm
water and to protect water
quality.
The project will not create any
environmental impacts to the
previously graded and developed site.
The project is conditioned to conform
to all NPDES requirements and has
been designed to include Low Impact
Design (LID) elements.
Yes
Noise Comply with the residential
interior noise standard of 45
dB(A) CNEL. Commuter rail
to freight trains produces
vibration in the range of
75~80 VdB at 50 feet.
Federal Transit
Administration identifies that
75 VdB is an impact threshold
to residences.
A Noise Study (February 10, 2014) was
prepared by Ldn Consulting, Inc, to
address any potential noise impacts
occurring as a result of the project
sites close proximity to the railroad
tracks located adjacent to the east. To
achieve the 45 dB(a) CNEL interior
noise standard, the noise study
includes construction design standards
(window closed conditioning and
window design) to be incorporated at
the building construction phase. The
project has been conditioned to
incorporate these design standards
into the building design prior to the
issuance of building permits. The
apartment project does not require
private outdoor recreation areas and
therefore no outdoor attenuation in
the form of a noise wall is required.
The project is located 100 feet from
the actual rail lines and the VdB is
estimated to be at or less than 75VdB.
Yes
Circulation Construct roadway
improvements needed to
serve proposed
development.
All public facilities including curb,
gutter and sidewalk are conditioned to
be built along the property frontage
(Juniper Avenue).
Yes
B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area
Overlay Zone (BAOZ)
The proposed project is required to comply with all applicable use and development standards of the
Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (C.M.C. Chapter
21.16) and the Beach Area Overlay Zone (BAOZ) (C.M.C. Chapter 21.82).
The four-unit multiple-family residential apartment project meets or exceeds the requirements of the R-
3 Zone and the BAOZ as outlined in Table “D” below.
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 6
Table D – R-3 AND BAOZ COMPLIANCE
R-3 Standards Required Proposed Comply
Setbacks Front yard: 20’
Interior side yard: 8’2”'
Rear: 16' 4”
Front yard: 20’
Interior side yards: 8' 2”
Rear: 16’4”'
Yes
Lot Coverage Maximum of 60% 46.3% Yes
Parking 1.5 spaces/unit (Studio/One
Bedroom) and 2 spaces/unit
two or more bedrooms, one
covered = 7.5
.3 spaces/unit guest = 1.2
Total spaces = 8.7 ~ 9 spaces
Nine parking spaces, all covered.
Project also provides one space as an
accessible parking space with requisite
loading area.
Yes
BAOZ Standards Required Proposed Comply
Building Height 30 feet with minimum 3:12
roof pitch is provided or 24
feet if less than a 3:12 roof
pitch is provided
Roof Peak = 29′-11 1/4″ w/ 3:12 roof
pitch
Roof Decks = <24 ft.
Yes
C. Local Coastal Program
The proposed site is located outside the appeals area of the City’s Coastal Zone and lies within the Mello
II Segment of the Local Coastal Program.
The project site has an LCP Land Use designation of RH and Zoning of R-3, which are consistent with the
City’s General Plan and Zoning. The projects consistency with the RH General Plan Land Use designation
is analyzed in Section ”A,” Table “C” above.
The proposed project is consistent with the Mello II Segment of the Local Coastal Program which
contains land use policies for development and conservation of coastal land and water areas within its
boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture
and scenic resources, protection of environmentally sensitive resources, provision of shoreline access
and prevention of geologic instability and erosion.
The project is consistent with the coastal act policies as follows: a) no agricultural lands exist on the
project site, therefore no impacts to such will occur; b) the site does not contain or impact
environmentally sensitive habitats, water or marine resources; c) the site is geologically stable and the
proposed grading for the site has been limited to the area necessary to develop the site; d) the project
has been designed to reduce the amount of off-site runoff and has been conditioned to implement the
NPDES standards to ensure the quality of the water leaving the site; e) the project meets the parking
requirements for apartments; f) the project does not preclude any recreational opportunities or
shoreline access as the property is located on the south side of Juniper Avenue between Garfield Street
and the railroad tracks; and, g) the development of four residential apartments will not obstruct views
of the coastline as seen from public lands or public right-of-way. Given the above, the project is
consistent with the Mello II segment land use policies.
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 7
D. Inclusionary Housing Ordinance
Typically a market rate rental project is not subject to the inclusionary housing requirements. Because
the project is receiving .2 dwelling units from the Excess dwelling Unit Bank, this has been determined to
be an “incentive” by City Council Policy Number 43 and is therefore subject to the inclusionary housing
ordinance. An allocation of excess Dwelling Units to a project is an “incentive,” as defined in CMC
(Carlsbad Municipal Code) Section 21.86.020(A)(12) and Government Code Section 65915(k), in that
regulatory concessions that modify the requirements of CMC Chapter 21.90 by permitting developments
with more dwelling units than otherwise permitted by the growth management control point (GMCP)
established in CMC 21.90.045. The allocation of excess Dwelling Units to a project will result in
identifiable, financially sufficient, and actual cost reductions to the project by permitting more Dwelling
Units on a site than would otherwise be allowed by the underlying General Plan land use designation
and so reducing land cost per dwelling unit. The project developed with three units would have a
density of 15 dwelling units per acre and would be at the low end of the General Plan land use
allowance (15 to 23 du/ac) for the site and would not require an allocation of units from the Excess
Dwelling Unit bank, but would then be depositing .8 dwelling units as the project would be below the
GMCP of 19 dwelling units per acre.
The inclusionary housing requirement will be satisfied through the payment of an inclusionary housing
in-lieu fee on a per unit basis as required by CMC Chapter 21.85 in consideration for the allocation of
excess Dwelling Units.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the City. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “E” below.
TABLE E – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 13.91 sq. ft. Yes
Library 7.42 sq. ft. Yes
Waste Water Treatment 4 EDU Yes
Parks 0.028 acre Yes
Drainage 0.9 CFS Yes
Circulation 24 ADT Yes
Fire Station No. 1 Yes
Open Space 0 acres N/A
Schools Carlsbad (E=.6832/M=.2264/HS = .2932) Yes
Sewer Collection System 4 EDU Yes
Water 1,000 GPD Yes
The project proposes 4 dwelling units whereas the maximum unit yield at the GMCP of the property is
3.8 (4 units when rounded up) dwelling units. The proposed 4-unit project is 0.2 units above the
Growth Management Control Point density for this RH designated property. Consistent with the
General Plan and Policy No. 43, 0.2 dwelling units will be withdrawn from the City’s excess dwelling unit
bank.
SDP 14-03/CDP 14-04 – CP JUNIPER APARTMENTS
October 6, 2014
Page 8
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant
to Section 15301 for the demolition of a single family residence and accessory structures and Section
15303 for the construction of no more than four dwelling units in an urbanized area Categorical
Exemptions of the State CEQA Guidelines. In making this determination, the City Planner has found that
the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A
Notice of Exemption will be filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7067
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A – S” dated August 6, 2014
H
I
B
I
S
C
U
S
C
R
T A M A R A C K A V
G
A
R
F
I
E
L
D
S
T
REDW
O
O
D
A
V
ACAC
I
A
A
V
HEML
O
C
K
A
V
JUNI
P
E
R
A
V
V
I
L
L
AGE C R
A N C H O R W Y
N
A
U
T
I
C
A
L
D
R
V
I
L
L
A
G
E
D
R
SDP 14-03 / CDP 14-04
CP Juniper Apartments
SITE MAP
EL
CAM
REAL
C A R L S B AD VILL AGE DR
C
A
R
L
S
B
A
D
B
L
L A COSTA AV
PALOM AR AIRP ORT R D
MELR
O
S
E
DR
A
V
IARA PY
RANCHO S ANTA
FE
RD
C
OLL
E
GE
BL
EL
CAMINO
REAL
SITE
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Ex
p
o
r
t
D
a
t
e
:
SDP 14-03 / CDP 14-04
7/
1
9
/
2
0
1
4
1
2
:
1
6
:
0
1
P
M
A-001
Cover Sheet, Index
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1 Axonometric - from NE 2 Axonometric - from NW
3 Axonometric - from SE 4 Axonometric - from SW
ARCHITECTURE / GRADING / LANDSCAPE
A-001 Cover Sheet, Index
A-002 General Notes, Code Requirements
A-003 Site - Existing Conditions
A-004 Site - Architectural / Grading Plan
A-005 Site Sections / Elevations
A-006 Site - Landscape Plan
A-101 Ground Level Plan
A-102 Deck Level Plan
A-103 Upper Level Plan
A-104 Upper Roof Plan
A-201 Perimeter Elevations
A-202 Perimeter Elevations
A-203 Courtyard Section/Elevations
A-204 Courtyard Section/Elevations
A-301 Building Sections
A-302 Building Sections
A-303 Building Sections
A-304 Building Sections
A-601 Window/Door Schdl, Glazing Details
OWNER/APPLICANT
CP Juniper, LLC
Tyler Van Stright, Manager
235 Pine Ave Apt Q
Carlsbad, CA 92008
tyler@jlcarchitecture.com
(760) 521-0866
No. Description Date
2,163 sf
Carport
(S-2)
436 sf
Private Garage
(U)
2,287 sf
Dwelling Unit C
(R-2)
1 HR separation at wall
btwn (S-2) and (R-2)
1/2 HR separation at wall
btwn (U) and (R-2)
per 406.3.4
extent of coverage ovhd
2,287 sf
Dwelling Unit C
(R-2)
2,930 sf
Dwelling Unit C
(R-2)
1 HR separation at wall
btwn dwelling units,
min 50 STC
1/2 HR separation at floor
btwn (U) and (R-2)
per 406.3.4
1 HR separation at floor
btwn dwelling units
2,930 sf
Habitable Deck
(R-2)
1 HR separation at floor
btwn (S-2) and R-2)
90' exit route
(longest condition)
2,287 sf
Dwelling Unit C
(R-2)
2,930 sf
Dwelling Unit C
(R-2)
1 HR separation at wall
btwn dwelling units,
min 50 STC
1 HR separation at floor
btwn dwelling units,
min 50 STC
1 HR separation at floor
btwn (S-2) and R-2)
90' exit route
(longest condition)
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Ex
p
o
r
t
D
a
t
e
:
SDP 14-03 / CDP 14-04
7/
1
9
/
2
0
1
4
1
2
:
1
6
:
0
3
P
M
A-002
General Notes, Code
Requirements
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
GENERAL NOTES
1.Receptacle outlet locations will comply with CEC Article 210.52 (A)
2.Bathroom circuiting shall be either: a.) 20 amp circuit dedicated to each bathroom,
or b.) At least one 20 amp circuit supplying only bathroom receptacle outlets
3.Bedroom branch circuits will be arc fault circuit protected per CEC Article 210.12
(B)
4.GCFI protected outlets for locations described in NEC 210.8: kitchens, garages,
bathrooms, crawl spaces, laundries, wet bar sinks, outdoors, within 6” of sink, etc.5.Per CEC Article 510.52 (C): in kitchens a receptacle outlet shall be installed at
each counter space 12" or wider; receptacles shall be installed so that no point
along the wall line is more than 24"; peninsular countertops 12" by 24" long (or
greater) shall have at least one receptacle. (Counter spaces separated by range
tops, refrigerators or sinks shall be considered as separate counter top spaces.)
6.Tamper resistant receptacles for all locations as described in CEC Article 210.52
(i.e. all receptacles).
7.Weather resistant type for receptacles installed in damp or wet locations (outside).
8.Arc-fault protection for all outlets (not just receptacles) located in rooms described
in NEC 210.12 (B): family, living, bedrooms, dining, halls, etc.
9.Bathroom circuiting shall be either a.) A 20 amp circuit dedicated to each
bathroom, or b.) At least one 20 amp circuit supplying only bathroom receptacle
outlets.
ELECTRICAL
1.Water conservation measure must meet a
20% reduction rate according to the table
4.303.2 (see table to right) per CGC,
effective 7.01.2011.
2.When a shower is provided with multiple
shower heads, the sum of flow to all the
heads shall not exceed the 20% reducedlimit, or the shower shall be designed so
that only one head is on at a time. CGC
4.303.2.
3.The control valves in bathtubs and shower
combinations must be pressure balanced
or have thermostatic mixing valves per
CPC Section 414.5 and 418.0
4.All hot water piping from the heat source to
the kitchen fixtures must be insulated (2" or
less pipe = 1" thick insulation; greater than
2" pipe size = 1.5" insulation).
5.State health and safety code Sec. 17921.1
bans the use of chlorinated polyvinyl
chloride (CPVC) for interior water supply
piping.
6.Permanent vacuum breakers shall be
included with all new hose bibbs.
7.All ABS and PVC piping and fittings shall
be enclosed within walls and floors
covered with "type X gypsum board" or
similar assemblies that provide the same
level of fire protection. Protection of
membrane penetrations is not required.
PLUMBING
Stairs
-width shall be a min of 36" clear, handrails shall not project more than 4.5" on either side of the stairway
-minimum headroom on all parts of the stairway shall be 6'-8" measured vertically from a sloped line
adjoining tread nosing
-max riser height = 7.75", minimum tread depth = 10"
-required landings shall have a minimum dimension of 36" measured in the direction of travel
Handrails
-handrails shall be provided on at least one side of each continuous run of treads or flight with four or
more risers
- handrail height, measured vertically from the sloped plane adjoining the tread nosing, or finished surface
of ramp slope, shall be min 34", max 38"
-handrails for stairways shall be continuous for the full length of the flight, from a point directly above thetop riser of the flight to a point directly above the lowest riser of the flight
-handrails shall provide code compliance with grip-size requirements (R311.7.7.3)
-handgrips adjacent to wall shall have a min of 1.5" between wall and handrail, extensions shall be
returned or shall have round terminations or bends
Guards
-shall have a height of 42", may be 34" along sides of stairs
-opening between guardrails shall be less than 4". The triangular openings formed by the riser, tread and
bottom element of a guardrail at a stair shall be less than 6"
-shall be detailed to show capability to resist a concentrated load of 200 pounds in any direction along
the top rail per R301.5. See structural for detailing/calculations.
STAIRS/HANDRAILS/GUARDRAILS
1.Site shall be planned and developed to keep surface water away from buildings. Plans shall be provided
and approved by the City Engineer that show site grading and provide for storm water retention and
drainage during construction. BMP’s that are currently enforced by the city engineer must be implemented
prior to initial inspection by the building department. CGC 4.106.3.
2.A min of 50% of construction waste is to be recycled. CGC 4.408.1.
3.The builder is to provide an operation manual (containing information for maintaining appliances, etc.) for
the owner at the time of final inspection. CGC 4.410.1.
4.During construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered.
CGC 4.504.1.
5.VOC’s must comply with the limitations listed in Section 4.504.3 and Tables 4.504.1, 4.504.2, 4.504.3 and
4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC 4.504.2.
6.Bathroom fans shall be Energy Star rated, vented directly to the outside and controlled by a humidistat.
CGC 4.506.1.
7.If provided, whole house exhaust fans shall have insulated covers or louvers which close when the fan is
off. The covers or louvers shall have minimum R4.2 insulation. CGC 5.507.1.
8.Heating and AC shall be sized and selected by ACCA Manual J or ASHRAE handbook or equivalent. The
duct sizing shall be sized in accordance with one of the ACCA methods listed in CGC Section 4.507.2.
9.Prior to final approval of the building the licensed contractor, architect or engineer in responsible charge of
the overall construction must complete and sign the Green Building Standards Certification form and given
to the building department official to be filed with the approved plans.
10.Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed woodstove or pellet
stove shall comply with US. EPA Phase II emission limits where applicable. Woodstoves, pellet stoves
and fireplaces shall also comply with applicable local ordinances. CGC 4.503.1
11.Mechanical exhaust fans which exhaust directly from bathrooms shall comply with the following: 1. Fans
shall be ENERGY STAR compliant and be ducted to terminate outside the building. 2. Unless functioning
as a component of a whole house ventilation system, fans must be controlled by a humidistat which shall
be readily accessible. Humidistat controls shall be capable of adjustment between a relative humidity
range of 50 to 80 percent." CGC 4.506.1
GREEN BUILDING STANDARDS
1.Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits.
2.Paints, stains and other coatings shall be compliant with VOC limits.
3.Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and other toxic
compounds.
4.Documentation shall be provided to verify that compliant VOC limit finish materials have been used. A
letter from the contractor and/or the building owner certifying what material has been used and its
compliance with the code must be submitted to the building inspector.5.Carpet and carpet systems shall be compliant with VOC limits. A letter from the contractor and/or the
building owner certifying what material has been used and its compliance with the code must be
submitted to the building inspector.
6.50% of the floor area receiving resilient flooring shall comply with VOC-emission limits defined in the
Collaborative for High Performance Schools (CHPS) Low-Emitting Materials List or be certified under the
Resilient Floor Covering Institute (RFCI) Floor Score Program.
7.Particleboard, medium density fiberboard (MDF), and hardboard plywood used in interior finish systems
shall comply iwth low-formaldehyde emissions standards. A letter from the contractor and/or the
building owner certifying what material has been used and its compliance with the code must be
submitted to the building inspector.
8.Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall
not be enclosed when framing members exceed 19% moisture content.
9.The moisture content of building materials used in wall and floor framing is checked before enclosure.
Moisture content shall be verified by either a probe type or contact tpe moisture meter. A certificate of
compliance indicating date of test, location and results issued by the framing subcontractor or general
contractor must be submitted to the building inspector.
CAL GREEN - GENERAL
MATERIAL NOTES
Method used for the selection of Heating and Air Conditioning equipment:
Energy Pro software per ASHRAE based heating and cooling calculations.
HVAC
FIRE NOTES
1.New and existing buildings shall have approved address numbers, building numbers or approved building
identification placed in a position that is plainly legible and visible from the street or road fronting the property.
These numbers shall contrast in color to background. Numbers shall be a minimum of 4” high with a minimum
stroke width of ½ inch (per CFC Section 505.1).
2.AUTOMATIC FIRE SPRINKLER SYSTEM - An Automatic Fire Sprinkler System shall be installed as perN.F.P.A. 13D, the most current edition shall be used and the Encinitas Fire Department policies. Detailed
sprinkler plans shall be submitted to the Fire Prevention Bureau and approved prior to installation. Plans and
installation must be by a C16 licensed sprinkler contractor. New garage will require fire sprinklers and new
cabana will require fire sprinklers. Existing fire sprinkler heads in existing residence may need to be
relocated or additional fire sprinkle heads may need to be added for proper coverage.
3.A Hydro inspection of the fire sprinkler system is required prior to frame inspection. Only the new piping shall
be tested.
DEFERRED SUBMITTALS
•Truss Calculations. If trusses are part of the structural design the General Contractor to provide
design-build for all trusses unless otherwise noted.
•Automatic Fire Sprinkler System. If fire sprinklers are required, General contractor to provide full
design-build services including but not limited to survey of existing conditions, design, constructiondocuments, permit, construction and testing. Sprinkler plans must be submitted for review prior to any
general building inspections.
Fire Sprinkler Notes:
The submittal of residential fire sprinkler plans required by California Residential Code Section R313 has
been deferred.
To avoid delays in construction, plans for fire sprinkler plans shall be submitted not less than 30 calender
days prior to installation or prior to requesting a foundation inspection when the submittal of fire sprinkler
plan is deferred. A framing/rough inspection shall not be requested prior to approval of the fire sprinkler
plans.
Residential systems designed to the requirements of NFPA 13D or NFPA 13R shall include the following: a.
Garage areas will be included in the area to be sprinklered. Protection of the heads will be required for all
heads installed in garage areas. b. All bathrooms, regardless of square footage, shall be protected. c. A
backflow protection device shall be required. d. A fire alarm signal shall be provided by a water flow switch
located on the sprinkler riser and the alarm bell shall be of sufficient intensity to be clearly audible in all
bedrooms. e. Domestic water supply shut off shall be installed so that the residential sprinkler system
cannot be shut off, except at the meter. f. Residential dwellings constructed more than 150 feet from a
roadway meeting public road standards shall be provided with a sprinkler system.
1.All notes listed below are applicable unless otherwise noted within the construction documents or
specifications.
2.All work to be done in accordance with local codes, laws, ordinances, CAL-OSHA, city, county, state, and
national standards and safety codes including but not limited to 2013 edition of the California Code of
Regulations (Title24), which adopts the following model codes: 2012 IRC, 2012 IBC, 2012 UPC, 2012 UMC,
2011 NEC
3.All Residential projects shall comply with the 2013 California Residential Code which adopts the following
model codes: 2012 IRC, 2012 UPC, 2012 UMC, 2011 NEC
4.Changes to the approved drawings and specifications shall be made only by owner approved addenda or
change order.
5.The contractor shall verify in the field all dimensions, elevations, flow lines and points of connection with
adjacent properties; any discrepancies shall be called to the architect's attention before proceeding with the
work.
6.The contractor shall determine the location of utility services in the area prior to excavation. The contractor
shall assume responsibility for the protection of existing utilities and pavement within the area of the work
whether indicated on the drawings or not, unless otherwise noted. All utilities to be underground per utility
company and local code requirements.
7.Should any condition arise where the intent of the drawings is in doubt where there is a discrepancy or
appears to be an error on the drawings between the drawings and the field conditions, the architect shall
be notified as soon as reasonably possible for procedure to be followed.
8.Where details are not shown for any part of the work, the construction shall be similar to other similar work,
or contact the architect for clarification.
9.Workmanship throughout shall be of the best quality of the trade involved.
10.Each subcontractor is considered a specialist in his respective field and shall, prior to the submission of bid
or performance of work, notify the general contractor or owner of any work called out on the drawings in
his trade that cannot be fully guaranteed. The contractor and/or subcontractors shall be responsible for the
appropriate "hook-up" to all utilities required to support the work.
11.Permits, fees, taxes, licenses, and deposits shall be paid for and obtained by each sub-contractor and the
general contractor as they relate to their work.
12.These drawings do not include necessary components for construction safety of all parties present on the
job site. This is the contractor's responsibility.
13.The contractor shall protect adjacent properties and site work at all times.
14.All dimensions are to face of studs, masonry or centerline unless noted otherwise. Do not scale drawings.
Dimensions prevail.
15.Do not make connection, brace, or suspend any construction or equipment from the roof deck or joists
unless indicated on the drawings.
16.Any periodic visits to the job site by the architect are for provisions of the contract documents, and are in
no way a guarantee or insurance that the finished project totally complies with the contract documents.
17.The architect does not assume any of the responsibility for methods or appliances used by the contractor,
nor safety of the job in compliance with the laws and regulations.
18.All construction and demolition debris shall be removed from around the buildings, the driveways, sidewalks
and landscaping at the end of each work day. The driveways and sidewalks shall be swept clean.
19.The contractor shall limit the site storage of material, supplies or temporary structures to those areas as
indicated on the drawings or as approved by the owner's representative.
20.The contractor shall repair or replace any items damaged during demolition or construction indicated to be
reused or to remain, at no cost to the owners.
21.Building insulation shall be certified by the manufacturer to meet the California quality standards for
insulating materials.
22.All new glazing will be installed w/ certifying label attached showing the "U" value.
23.The contractor shall provide a separation or barrier between all dissimilar metals.
24.All exterior metal, including but not limited to weld plates, flashing etc., shall be primed and painted per the
specification (copper shall be left unpainted, unless otherwise noted).
25.Interior finishes shall conform to the requirements of Chapter 8, Uniform Building Code.
Maximum 1 "Sone" rating for continuously running fans
Maximum 3 "Sone" rating for fans w/ intermittent use
VENTILATION
1.Provide permanently wired smoke detectors (SD) with battery backup power in each sleepingroom and in a central location to protect sleeping areas. Also provide permanently wired in
smoke detector with battery backup on each story and in basement.
2.Where more than one smoke alarm is required to to be installed within a unit, the smoke
alarms shall be interconnected in such a manner that the activiation of one alarm will activate
all of the alarms in the unit.
3.Smoke alarms in existing areas need not be interconnected and hard wired where the
alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing
the structure, unless there is an attic, crawl space or basement available which could privide
access for hard wiring and interconnected without the removal of interior finishes.
SMOKE DETECTORS
1.In dwelling units within which fuel-burning appliances are installed (and in dwelling units having
attached garages) provide permanently wired carbon monoxide detectors with battery backup
power outside each sleeping area in the immediate vicinity of the bedrooms. Also provide
permanently wired in carbon monoxide detector with battery backup on each story and in
basement.
2.Where more than one cabon monoxide alarm is required to to be installed within a unit, the
alarms shall be interconnected in such a manner that the activiation of one alarm will activate
all of the alarms in the unit.3.Carbon monoxide alarms in existing areas need not be interconnected and hard wired where
the alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing
the structure, unless there is an attic, crawl space or basement available which could privide
access for hard wiring and interconnected without the removal of interior finishes.
CARBON MONOXIDE DETECTORSCM
SD
1.Insulation at all roof locations to be minimum R-value per EN-101
2.Roof covering must be Class A minimum. No wood shakes or shingles allowed.
3.Attic ventilation openings shall be covered with corrosion resistant metal mesh with
1/8" min to 1/4" max openings.
4.New low-slope Roof - Mnf: John Mansvill, Product: APP Modified Bitumen Heat
Fused Systems (see specification below). Class A rated.
5.New slope Roof - Mnf: Owens Corning, Product: Supreme Shingles (Class A rated)
6.Deck Coating - Mnf: Westcoat, Product: ALX, see cut sheet
ROOF NOTES
(Class A Roof Required)
Manufacturer: Johns Manville
Product: APP Modified Bitumen Heat Fused Systems
Deck: C-15/32
Base Sheet: Two Plies Type G2, "Permaply 28", "Glasbase" or "Dibiglass Base",
Mechanically Fastened Or Hot Mopped.
Membrane: "Appex 4.5m Fr", "Dibiten Poly 4.5 Fr", (Modified Bitumen), Heat Welded.
UL Listing: R10167
1.All lighting must comply with all mandatory measures per EN-101.
2.In kitchen at least one-half of the wattage rating of the fixtures must be high efficacy with non-
high efficacy fixtures switched separately.
3.In bathrooms, garages, laundry rooms, and utility rooms all fixtures must be high efficacy style
or controlled by a vacancy sensor.
4.All other rooms require any installed fixtures to be high efficacy or be controlled by a vacancy
sensor or dimmer. (Closets under 70 SF are exempt.)
5.Outdoor lighting fixtures that are attached to the building are required to be high efficacy or be
controlled by a combination photo-control/motion sensor.
LIGHTING EFFICIENCY
3/32" = 1'-0"
1 Code - 1 - Ground/Lower Level
3/32" = 1'-0"
2 Code - 2 - Deck/Split Level
3/32" = 1'-0"
3 Code - 3 - Upper Level
No. Description Date
43'-0"
44
'
-0"
4
5'-0
"
46'-0"
4
3'-0"
44'-0"
45'-0"
43
'
-0"
43'-0"
4
4
'
-
0
"
43'-0"
43'-0"
43'-0"
43'-
0
"
43'-0"
4
3'-
0"
(e) house to be demolished
(e) shed to be demolished
(e) garage and carport to be demolished
wood fence to
be removed
railroad sign
guard rail
pending retaining
wall and fence
(e) trees to
be removed
pending sidewalk
dirt driveway
wood fence to be removed
wood fence to be removed
extent of asphalt
30
'
-
0
"
(e) 6" water
water valve tele pedistal
bollard
sewer manhole
12
'
+
/
-
10
'
+
/
-
7'
+
/
-
(e) 6" sewer
(e) 1" H.P. gas
fire hydrant (30' +/-)
(e
)
1
0
"
s
e
w
e
r
(e
)
8
"
w
a
t
e
r
(e) water meter
(e) electrical mater and panel
(e) gas meter
(e
)
s
e
w
e
r
l
a
t
e
r
a
l
t
o
be
a
b
a
n
d
o
n
e
d
(e
)
g
a
s
l
a
t
e
r
a
l
t
o
be
a
b
a
n
d
o
n
e
d
Note: improvements at 369
Juniper shown as pending
pending
driveway
(e) olive tree to remain
34
°
3
3
'
0
7
"
11
5
.
0
0
'
S
E
55° 26' 53"
76.50'
S W
extent of railroadright of way
N
3
4
°
3
3
'
0
7
"
W
11
5
.
0
0
'
N 55° 26' 53" E
76.50'
Juniper Avenue (CL)
(e) oak tree to remain
(21" diameter as shown),
trim canopy as required
12" dia
Chinese Elm
18" dia Chinese Elm
15" dia
Chinese Elm
19" dia
Chinese Elm
22" dia
Chinese Elm
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Ex
p
o
r
t
D
a
t
e
:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/
1
9
/
2
0
1
4
1
2
:
1
6
:
0
4
P
M
A-003
Site - Existing
Conditions
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/8" = 1'-0"
1 Site - Existing Conditions
No. Description Date
UP
DN
UP
UP
UP
43'-0"
43'-0"
43'-0"
4 3'-0 "
44'-0" 45'-0"
46'-0"
4 4 '-0 "
4
3
'
-
0
"
44'-0"
44'-0"
52'-0"
van
accessible
standard
standard
side setback
81'-7 1/2" x 0.10 = 8'-2"1" clr
59'-0"
1'-0"1" clr side setback
81'-7 1/2" x 0.10 = 8'-2"
(n) sidewalk
standard
(covered)
standard
(covered)
2
0
' fr
o
n
t
s
e
t
b
a
c
k
20'-0" clr
20
'
-
0
"
c
l
r
standard
(covered)
(n) 5' tall masonrytrash/recycling/yard
waste enclosure
(2 containers per type)
403 SF
C-Garage1
f
i
r
e
: 150'
hos
e
pu
l
l
39'-11" (FF)
44'-4 1/2"
re
a
r
s
e
t
b
a
c
k
81
'
-
7
1
/
2
"
x
0
.
2
0
=
1
6
'
-
4
"
8
7
6
1
2
3
45
(e) 6' masonry wall to remain
(n) masonry wall and fence
along east PL, see elevation
(arc length at front setback)
8 1 '-7 1/2 "
standard
(covered)
standard
(covered)
3'
-
4
"
3'
-
6
"
44'-0" (FF)
46'-3"
46'-3"
44'-0"
mi
n
1
%
min 1%
20'-0"24'-0" (24' min drive aisle)
8'
-
6
"
8'
-
6
"
20'-0"
8'
-
0
"
9'
-
0
"
8'
-
6
"
8'
-
6
1
/
2
"
8
'
-
6
3
/
4
"
8
'
-
6
1
/
2
"
20'-0"
18'-0"
4.7%
20'-0 " w i d e driv e w ay
44'-0"
42'-11"
43'-10"
43'-10"
43'-11"
(e) wall steps to 11' tall
(e) 6' wood fence to remain
13
'
-
4
"
3'-
1
"
2
A-005
2
A-005
45'-9"
45'-3"
44'-9"top of deck = max 30" above
grade (no railing required)
2%
76'-6"
43'-5"
min 1%
TC 43'-8"
TC 44'-2"
TC 44'-1"
TC 44'-7"
TC 45'-0"
45'-0 1/2"
47'-0"
4
2'-0"
43'-9"
43'-7"
43'-0"
43'-1"
43'-1"
43'-1"
44'-7"
TC 43'-6"DRAINAGE
(n ) sid e w alk
future sidewalk (not a part)
(e) crown
cul de sac dimensions per
city standard GS-3
pending sidewalk
extent of asphalt
DRAINAGE DRAINAGE DRAINAGE
Juniper Avenue (CL)
(e) railroad sign
(e) guard rail
Note: improvements at 369
Juniper shown as pending
pending retaining
wall and fence on
adjacent property
pending driveway
(e) oak tree to remain
(21" diameter as shown),
trim canopy as required
30
'
-
0
"
(e) 6" water
(e) water valve
(e) tele pedistal
(e) bollard
(e) sewer manhole
FL. EL 36.00' per improvement plan
project No. 8-19, drawing No. 117-2
12
'
+
/
-
10
'
+
/
-
7'
+
/
-
(e) 6" VC sewer (slope = 2.63% per improvement
plan project No. 8-19, drawing No. 117-2)
(e) 1" H.P. gas
(e) fire hydrant (30' +/-)
(e
)
1
0
"
V
C
s
e
w
e
r
m
a
i
n
(s
l
o
p
e
=
0
.
2
8
%
)
(e
)
8
"
w
a
t
e
r
(e) 5/8" water meter, upgrade as required
(n
)
g
a
s
l
a
t
e
r
a
l
43'-0"
43'-3"
2.2%
43'-2"
44'-3"44'-3"
34° 33' 07"
99.84'
N
W
55° 26' 53"
76.50'
S W
73° 11' 46"14.33'
N
E
55° 26' 53"
4.53'
N E
R =
L =6 1.5 1'5 2.0 0'
accessible P.O.T.
accessible P.O.T.
accessible living space
and bath at Unit C
30'-0" (60' ROW)
line of
deck ovhd
line of bldg ovhd
downspout (typ)
downspout (typ)
railroad right of way
vehicular site lines,
see landscape plan
line of deck ovhd
1" clr from setback at face of
finish (typ at all bldg walls)
extent of (e) asphalt
street pavement and
base, sidewalk and
driveway apron per citystandard
rear setback
81'-7 1/2" x 0.20 = 16'-4"
1" clr
22'-9 1/4"
6'-9 1/2"
26'-11 3/4"
26'-10 3/4"
(n) sewer lateral
(see site section)
standard9
(5' min)
5'-0 1/2"
A-0053
1
A-005
1
A-005
fence
detail
flow direction
wide hatch = proposed public
street dedication ROW
(e) electrical service connection from
(e) transformer (part of scope of
work for project at 369 Juniper)
pad@39'-3"
pad@43'-3"
pad@43'-4"
I.E. approx 33.0'
see site section
raised planter
44'-8"43'-8"43'-0"
surface flow at
adjacent property
raised planter
(e) 4 4.0
(e) 43.
0
(e) 43.0
(e) 45.0
(e) 43.0
mailbox
(e) 44.0
44'-9 1/2"
43'-11" (FF)
pad@43'-4"
44'-0" (FF)
2 %
3 %
2.5%
0.7%
1%
1%
1%
2 %
2.1%
44'-2"
0.6%
TC 44'-0"
(e) 43.0
HP 44'-7 1/2"
HP 44'-3"
0.8%
8
.
0
%
8
.
5
%
1.8%
2.1%
1.5 %
1.5%
min 1%min 2%
2%
2%
12" min gap btwn (n) and (e)
masonry walls to allow drainage
off property, infill w wood fence,
allow drainage at base
2.5%
drainage off property at woodfence, provide sufficient gap
along entire base
2%
43'-10"
2%
min 2%
43'-0"
removed AC berm
and barricade
per MS 13-05
saw cut line
tight hatch = (n) street
pavement and base,
1.5" cold mill and AC
overlay north of saw cut
min 1%
min 2%
43'-5"43'-4"
43'-7"
8% sloped curb at
face of garage
accessible P.O.T.
swale line
0.6%
swale at bottom of slope,
direct surface flow to
landscape area
fl o w
flow
34° 33' 07"
115.00'
S
E
6' tall wood fence and gate
(must meet POT requirements)
1" clr7'-2 1/4"
10'-7 3/4"
3'-0 3/4"
1'-10 1/2"
36'-6 1/4"
1'-8"
13'-2"
6' tall wood fence and gate
0.8%
2'-0" overhang into landscape area
2'-0 3/4" overhang into landscape area
1%
43'-8 1/2"
43'-5"
43'-8"
1.6%
extend sidewalk to
pending improvements
44'-3"
extent of (e) asphalt
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:11 PM
A-004
Site - Architectural /
Grading Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
NOTE: All building
dimensions shown on this
plan are measured to the
exterior wall surface.
1/8" = 1'-0"
1 Site - Architectural / Grading Plan
PROJECT DATA
Project Name
CP Juniper
Permit Applications
Coastal Development Permit
Site Development Permit
Street Address
385 Juniper Avenue, Carlsbad, CA 92008
Assessor's Parcel No.
204-240-35-00
Legal Description
The Northeasterly half of the Northwesterly half of Lot 4 in block 'R' of Palisades
No. 2, according to the map thereof No. 1803 filed in the office of the county
recorder of said San Diego County, August 25, 1924.
Site/Building Summary
Existing Lot 8,798 SF (.20 acres)
Required Dedication 1,228 SF
Post-Dedication Lot 7,570 SF
Lot Coverage 3,776 SF / 7,570 SF = 49.9%
Building Size 5,652 SF (see table)
Landscape % 2,488 SF / 7,570 SF = 32.9%
Zoning Summary
Zoning Designation R-3
General Plan Designation RH
Overlay Zones Beach Area, Coastal Zone
Existing Land Use Residential - Single Family
Proposed Land Use Residential - Apartments
Density Summary
Land Use Density Range 15-23 du/acre
GMCP Density 19
GMCP Density Calculation 0.20 acres x 19 du/acre = 3.8 units
Proposed Density Calculation 0.20 acres x 20 du/acre = 4.0 units
Proposed Number of Units 4
Project proposes the withdrawal of 0.2 units from the "excess dwelling unit
bank" in accordance with the requirement of City Council Policy No. 43.
Parking Summary
2.0 spots per 2 bedroom unit 2.0 spaces x 3 units =6.0
1.5 spots per 1 bedroom unit 1.5 spaces x 1 units =1.5
0.3 spots per unit for visitors 0.3 spaces x 4 units =1.2
Total spaces =8.7
-9 total spaces required / 9 provided
-1 van accessible parking space required / 1 provided
Building Height Summary
Max # of Stories 3
Proposed # of Stories 3
Max Structure Height 24' (<3:12 roof slope)
30' (>3:12 roof slope)
Proposed Building Height 20'-3" (<3:12 roof slope)
29'-11 1/4" (>3:12 roof slope)
Building Setback Summary
Front Setback Required (Provided) 20' (20'-1")
Side Setback Required (Provided) 81.62' (.10) = 8'-2"(8'-3")
Side Setback Required (Provided) x2 side = 16'-4" (16'-5")
Utilities/Public Services Summary
Water District Carlsbad Municipal Water District
Proposed Water Demand 250 gal / day / unit
Sewer District City of Carlsbad
Proposed Sewer Demand 1 EDU / unit
Master Drainage Basin B
School District Carlsbad Unified School District
Noise Study
Noise study "CP Juniper Residential Development Interior Noise Report" has
been completed by LDN Consulting, Inc. and included with submittal.
Recommendations from report will be followed in order to comply with interior
noise level limits per the City of Carlsbad. Exterior noise level limits are not
applicable to this project.
Earthworks Summary
Remedial grading per recommendation of Geotechnical Report prepared by CW
LaMonte.
Proposed Disturbance 90%
Remedial 50 CY (in-place at pavement areas)
Proposed Cut 140 CY (incl. excavation for lower level)
Proposed Fill 10 CY
Net Export 130 CY (10% shrinkage factor) = 117 CY
Stormwater Calculations
proposed roof 3,776 sf
proposed hardscape 1,827 sf
proposed street 2,538 sf
Total Proposed 8,141 sf
total existing (3,945)
Net New Proposed 4,196 sf (<5000 sf)
See stormwater checklist and attached exhibits for additional documentation
on area calculations.
Traffic Volume Calculations
6 ADT x 4 units = 24 ADT
OWNER
CP Juniper, LLC
Tyler Van Stright, Manager
235 Pine Ave Apt Q
Carlsbad, CA 92008
tyler@jlcarchitecture.com
(760) 521-0866
ARCHITECT
JLC Architecture
contact: Tyler Van Stright
250 N Cedros Avenue
Solana Beach, CA 92075
tyler@jlcarchitecture.com
(858) 436-7777 x2#
SURVEY
Sampo Engineering
contact: Vince Sampo
1034 Second Street
Encinitas, CA 92024
vince@sampoengineering.com
(760) 436-0660
GEOTECHNICAL ENGINEER
C.W. LaMonte Company, Inc.
contact: Jerry Redolfi
4350 Palm Avenue #25
La Mesa, Ca, 91941
redof@flash.net
(619) 997-9861
DIRECTORY
VICINITY MAP
PROJECT SITE
GROSS BUILDING AREA
Area Name Area Comments
Unit A 419 SF 2- deck level
Unit A 283 SF 3 - upper level
Unit A 702 SF
Unit B 556 SF 2 - deck level
Unit B 465 SF 3 - upper level
Unit B 1021 SF
Unit C 436 SF 1 - ground level (garage)
Unit C 920 SF 2 - deck level
Unit C 366 SF 3 - upper level
Unit C 523 SF 0 - lower level
Unit C 287 SF 1 - ground level (guest suite)
Unit C 193 SF 2 - deck level (office)
Unit C 2724 SF
Unit D 665 SF 2 - deck level
Unit D 540 SF 3 - upper level
Unit D 1205 SF
Grand total 5652 SF
ACOUSTICAL ENGINEER
LDN Consulting
contact: Jeremy Louden
446 Crestcourt Lane
Fallbrook, CA 92028
jlouden@ldnconsulting.net
(760) 473-1253
STRUCTURAL ENGINEER
Lovelace Engineering
contact: Brent Katsuyama
5930 Corner Stone Court
Suite 100
San Diego, CA 92121
MIsrael@lovelaceeng.com
(858) 535-9111 x301
ENERGY / T-24
Gallant Energy Consulting
contact: Mark Gallant
508 W Mission Ave Ste 201
Escondido, CA 92025
mark@title-24.com
(760) 743-5408
Type of Construction V-B (sprinklered)
Occupancy Dwelling Units R-2
Garage U
Carports S-2
Maximum Stories 3 (2 + 1 bonus story per 504.2)
Maximum SF R-2 7,000 SF per story
U 5,500 SF
Occupancy Load Units A/B/D 2,930 sf x (200) = 15
Unit C 2,287 sf x (200) = 11
(Unit C calculated separately due to separate exit provided, see plans this page)
Exits Required 1 per Table 1021.2(1)
4 units, <125' max travel distance (see plans)
Fire Separation 1 hour between (S-2) and (R-2)
1 hour between dwelling units
1/2 hour between private garage (U) and (R-2)
Sound Transmission Min 50 STC betweend dwelling units
BUILDING CODE SUMMARY
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
pr
e
-
d
e
d
i
c
a
t
i
o
n
p
r
o
p
e
r
t
y
l
i
n
e
Ju
n
i
p
e
r
A
v
e
n
u
e
30'-0"
(e) masonry wall onadjacent property
1
A-005
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
(e) carport at
adjacent property
(e) masonry wall on
adjacent property
sandblasted 8x16 masonry units, stack
bond configuration as shown w/ 2" cap
(typical for all freestanding site walls)
rought sawn cedar
fence w/ black stain
42" max height
within front setback
32'-5"47'-5"9'-4"2'-0 1/2"5'-4"2'-0"5'-4"2'-0"5'-4"
72" max height
1
A-005
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
2
A-005
32'-11 1/2"(e) 10" VC sewer, slope = 0.28% per "Plans for Carlsbad Sanitary
District Grand Avenue, et all", DWG118-9, sheet 14 of 28
See also improvement plan project No. 8-19, drawing No. 117-2
(n) 6" sewer lateral
2.0%
39'-11"
railroad right of way
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:16:20 PM
A-005
Site Sections /
Elevations
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/8" = 1'-0"
2 Site Section 2
1/8" = 1'-0"
3 Site Elevation - East Fence Detail
1/8" = 1'-0"
1 Site Section 1
No. Description Date
DN
UP
UP
UP
A
(n) masonry wall / fence
along east PL, see elevation
mailbox
1 concrete, natural gray, broom finish
2 pea gravel
3 open wood/composite decking
A
KK
1
1
1
1
2
3
B
KK
KK
KK
LL
P
ON
E
D R
K
ON
QZJ
H
I
B
B
W (train on fence)
E
W (train on fence)
F
W (train on fence)
W (train on fence)
JJ
2
HH
HX
C (along ground)
GG FF V AA CC FF Y
2(below trees)
W(train on fence)
W (at deck level planter)
L(at deck level planter)
HARDSCAPE LEGEND
maintain vehicular site lines per Cal Transstandards at driveway apron. 150' LOS
extends to CL of eastbound lane. Landscape
to be maintained at 30" or less in height.
(n) 5' tall masonry
trash/recycling/yard
waste enclosure
(2 containers per type)
Juniper Avenue (CL)
1
A
(existing)
MM MM
JJ
D RF
(below tree)
E F
QZJ
2
2
B (below tree)
2
2
W (train above top of fence at deck area to
provide screening between properties)
2
L (train on up wall)
landscape area = 2,493 sf
(potable water)
hardscape area
(material varies, see main plan)
building footprint
size per plan
size per plan
extents per plan
extents per plan
extents per plan
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:30 PM
A-006
Site - Landscape Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/8" = 1'-0"
1 Site - Landscape Plan
Statement of Expertise
I am familiar with the requirements for landscape and irrigation plans contained
in the city of Carlsbad’s landscape manual and water efficient landscape
regulations. I have prepared this plan in compliance with those regulations and
the landscape manual and agree to comply with all requirements when
submitting construction documents. I certify that the plan implements those
regulations to provide efficient use of water.
_______________________________________________
Jean-Louis Coquereau, Architect
Water Conservation StatementCarlsbad is a semi-arid “Mediterranean climate with an increasingly precious
and limited water supply. The landscape for this project is therefore designed
to exist, in large part, without artificial irrigation once plants have been
established. Not surprisingly, California natives are well equipped to this task.
Priority has been given to their use throughout the site. The notable exceptions
are areas for fruit trees and a private garden. Where irrigation is provided is
will be high efficiency as appropriate to the specific planting area. All plants
have been located with north, south east and west exposure in mind such that
the plants are well suited to their specific locations, sun exposure and relative
soil moisture.
Water Use Calculation
Total landscape area is less than 2,500 SF. See water use map below.
WELO calculations are not required.
Fire Protection Plan
Project is located outside of high severity fire zone. Project will comply with all
applicable regulations resulting from project review.
Maintenance Responsibility
All landscaping on site will be privately maintained by the owner. Maintenance
will be done in such a way as to provide a healthy growing environment for the
various plants. Trash and other debris will be removed as required.
Misc Requirements
Landscape construction drawings will be required to show and label all utilities
and provide appropriate screening.
The plan shall provide that only low volume or subsurface irrigation shall be
used to irrigate any vegetation within twenty-four inches of an impermeable
surface unless the adjacent impermeable surfaces are designed and
constructed to cause water to drain entirely into a landscaped area.
1/16" = 1'-0"
2 Water Use Map
LANDSCAPE NOTES
0'4'8'16'
No. Description Date
UP
UP
UP
UP
UP
UP
1
A-301
1
A-301
1
A-303
1
A-303
1
A-302
1
A-302
39'-11"
2
A-301
2
A-301
A-202 1
A-201
2
A-2011
A-202
2
line of deck ovhd
line of bldg ovhd line of bldg ovhd
see site plan for
parking layout
44'-4 1/2"
403 SF
C-Garage1
100 SF
C-Bdrm142
100 SF
C-Brdm243
176 SF
C-Playroom40
252 SF
C-Flex Room38
A-2031
bunk beds
wardrobe
wardrobe
hooks / shelf
towel bars
curtain rod
linencloset
2
A-303
2
A-303
1
A-304
1
A-304
wardrobe
accessible
threshold rqrd 44'-0"
101104
103
102
04
03
01
A-204
1
A-203 2
A-204
2
plumbing location at deck level ovhd (typ)
2
A-302
2
A-302
81 SF
C-Kid's Bath41
(2' max)
1'-11"
(2' max)
1'-11"
(2' max)
1'-5"
2
A-101
43'-9"44'-3"
58'-9 1/2"
(36" min)
3'-1"
1'-10 1/2"
3'-0 3/4"
3'-7 3/4"
6'-7"
3'-0" clr
10'-3"8'-8 1/2"4'-1"20'-6 3/4"15'-2 1/4"
2'-1 1/2"4'-0"2'-7"EQ EQ
max 1.5" drop
at threshold
line of
deck ovhd
4'-0"3'-0"3'-0"
max 1.5" drop
at threshold
3'-4"
3'-4"
3'-0"
3'-8"
46'-3"
44'-0"
9'-4 3/4" clr
10'-7" clr
(30" min)
2'-8" clr
(24" min)
2'-8" clr
4'-8 1/2"
2'-6"
3'-11 1/4"
4'-8"
2'-6"
Lightwells required for egress
23'-0 1/2"20'-6 3/4"16'-2 1/4"
40'-5 1/2"
4'-8"
3'-0 3/4"
EQ
EQ
6'-8 3/4"2'-7 3/4"3'-2 1/2"
4'-4"6'-1 3/4"
9'-0 1/4"9'-0"
43'-11"
3'-6 1/2"
3'-3"
10'-5 1/4"
7'-2 1/4"
4'-11 1/4"
17'-7 1/2"30x42 clr
30x42 clr
6'-0 1/4"
3'-1 1/4"
10'-8 3/4"9'-4 1/2"
align w
door at
deck level
7'-7 1/2"7'-6 3/4"
wardrobe
02
2
A-304
2
A-304
202
205
204
206
207
203
113
114
201
SD CM
see stair/ handrail/
guardrail notes on A-002
5/8" type "x" gyp board
btwn garage and dwelling
1/2" gyp bd at underside
of stairs where accessible
SD CM
SD
SD
see stair/ handrail/guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
R @ 6 1/2"17
R @ 6 1/2"7
R @ 7"8
R @ 7 1/2"15
EF
EF
EF
Ground Level FF
44'-0"
Lower Level FF
39'-11"
Split Level FF
49'-0"
(3' min clr)
3'-0"
(44" max for egress)
34"
6" min clr
waterproofing and
french drain system
per specifications
22.85' qualifies as "basement"
23.21' qualifies as "basement"
20.98' qualifies as "basement"
1.88' does NOT qualify as "basement"
7.50' qualifies as "basement"15.76' does NOT qualify as "basement"
total perimeter 92.08'
"basement" perimeter 74.53'
74.53' / 92.08' = 80.94% (>75%)
"Lower Level " qualifies as "basement" as
defined by City of Carlsbad for all height
limit calculations Per 21.04.065. See bldg
sections for additional documentation.
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:32 PM
A-101
Ground Level Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Ground/Lower Level
1/2" = 1'-0"
2 Lightwell Detail
GROSS BUILDING AREA
Area Name Area Comments
Unit A 419 SF 2- deck level
Unit A 283 SF 3 - upper level
Unit A 702 SF
Unit B 556 SF 2 - deck level
Unit B 465 SF 3 - upper level
Unit B 1021 SF
Unit C 436 SF 1 - ground level (garage)
Unit C 920 SF 2 - deck level
Unit C 366 SF 3 - upper level
Unit C 523 SF 0 - lower level
Unit C 287 SF 1 - ground level (guest suite)
Unit C 193 SF 2 - deck level (office)
Unit C 2724 SF
Unit D 665 SF 2 - deck level
Unit D 540 SF 3 - upper level
Unit D 1205 SF
Grand total 5652 SF
1/8" = 1'-0"
3"Basement" Diagram
No. Description Date
UP
DN
DN
DN
DN
DN
UP
UP
DN
UP
Washer
Dryer
1
A-301
1
A-301
1
A-303
1
A-303
1
A-302
1
A-302
53'-4"
53'-4"
53'-4"
2
A-301
2
A-301
A-202 1 A-2011
A-202
2
3'-1"
5'-3"
3'-1"
46'-3"
30 SF
C-Laundry2
146 SF
C-Bdrm3/Office3
88 SF
C-Entry4
315 SF
C-Kitchen5
402 SF
C-Living7
A-2031 storage
below stairs
2
A-303
2
A-303
1
A-304
1
A-304
storage
below
stairs
storage
below stairs
53'-1 1/2"
105
106
107
109
110
111
06
10
11
09
12
13
08
14
15
18
07A-204
1
A-203 2
A-204
2
face of wall ovhd
19
05
2
A-302
2
A-302
390 SF
B-Great Room
8
348 SF
A-Great Room9453 SF
D-Great Room10
19 SF
C-Powder
11
20 SF
B-Powder12
22 SF
D-Powder13
20 SF
A-Powder14
(2' max)
1'-11"
(2' max)
1'-5"
(2' max)
1'-11"
16
17
skylightovhd
12'-1"
47'-0"
1'-8"
20'-9"
26'-2 3/4"
3'-11 1/4"
4'-9 1/2"
1'-7"2'-0"
8'-9 1/2"
6'-4"
7'-6 1/2"
4 1/4"
2'-0"
3'-5"
8'-0"
7'-8 1/4"
7'-8 1/2"
2'-3 3/4"
19'-9 1/2"21'-2 1/2"18'-9 1/2"
59'-9 1/2"
5'-5 1/4"11'-0 1/4"2'-4"
1'-4 3/4"8'-3"1'-4 3/4"
15'-10 1/4"3'-11 1/4"
5'-4"6'-0"
W
L
(see planting legend)
(see planting legend)
108
22'-0 1/2"4'-10"14'-1 1/2"2'-7"3'-1 3/4"
26'-9 1/4"
7'-0"
15'-5 1/4"
7'-1 1/2"
56'-4"
2'-6"
9 3/4"
3'-7 3/4"
3'-4 1/4"
3'-5 1/4"
8'-10 3/4"
line of roof ovhd
line of roof ovhd
line of roof ovhd
2'-0"
3'-11 1/4"
9'-9 1/2"49'-0"
58'-9 1/2"
4'-0"3'-0"8'-10 3/4"2'-7"4'-0"17'-4 3/4"9'-10"4'-5 3/4"6'-4"4'-4 3/4"3'-1 1/4"
3'-8"
4'-6 1/4"
4'-10"
4'-10"
2'-4 1/2"
3'-1" clr
3'-1" clr
3'-6" clr
3'-6" clr
1'-10"
4'-7"
10'-5 1/4"
4'-10"
5'-11 1/2"
7'-8"
4'-10"
2'-9 1/2"
6'-1 1/2"
3'-2 1/4"
3'-5 3/4"
3'-11 1/4"
3'-1" clr
3'-1" clr
3'-0"
3'-0"9'-9 3/4"
6 1/2"
(24" min)
2'-0"
55'-0"
2
A-304
2
A-304
209
210
208
216
215
211
214
212
213
SD CM
SD
SD CM
SD CM
SD CM
see stair/ handrail/
guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
49'-0"
see stair/ handrail/
guardrail notes on A-002
6'-0 1/2"4'-2 3/4"8'-8 1/2"8'-7 3/4"9'-5 3/4"6'-0 1/2"
9'-2 1/4"
9'-9 1/4"
7'-11"
covered entry (typ)
see stair/ handrail/
guardrail notes on A-002
R @ 6 1/2"17
R @ 7 1/2"7
R @ 7"8
R @ 5 1/2"5
R @ 5 3/4"5
R @ 7 1/4"15
R @ 7 1/2"15
R @ 7 1/4"15
R @ 7 1/4"15
R @ 7 1/4"15
EF
EF
EF
EF
EF
1/4" / 12"
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:34 PM
A-102
Deck Level Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Deck/Split Level
GROSS BUILDING AREA
Area Name Area Comments
Unit A 419 SF 2- deck level
Unit A 283 SF 3 - upper level
Unit A 702 SF
Unit B 556 SF 2 - deck level
Unit B 465 SF 3 - upper level
Unit B 1021 SF
Unit C 436 SF 1 - ground level (garage)
Unit C 920 SF 2 - deck level
Unit C 366 SF 3 - upper level
Unit C 523 SF 0 - lower level
Unit C 287 SF 1 - ground level (guest suite)
Unit C 193 SF 2 - deck level (office)
Unit C 2724 SF
Unit D 665 SF 2 - deck level
Unit D 540 SF 3 - upper level
Unit D 1205 SF
Grand total 5652 SF
No. Description Date
DN
DN
DN
DN
1
A-301
1
A-301
1
A-303
1
A-303
1
A-302
1
A-302
62'-6"
62'-6"2
A-301
2
A-301
A-202 1
A-201
2
A-2011
A-202
2
316 SF
C-Master Suite44
7 7/8" / 12"
storage over
stairs
stackedlaundry
stacked
laundry
A-2031
open to below
2
A-303
2
A-303
1
A-304
1
A-304
storage/closet +
stacked laundry over
stairs (floor at 2-3')
storage/closet
over stairs
(floor at 2-3')62'-6"
62'-6"
112
21
22
32
25
24
10
26
28
23
27
30
A-203 2
A-204
2
33
34
20
skylight ovhd
63'-6" top of parapet
face of wall below
enclosed deck
(screening walls
approx 5' tall)
66'-10" top of parapet
2
A-302
2
A-302
(2' max)
1'-11"
(2' max)
1'-11"
(2' max)
1'-11"
(2' max)
1'-11"
123 SF
A-Bdrm
15 46 SF
A-Bath16
129 SF
B-Bdrm117
128 SF
B-Bdrm218
47 SF
B-Bath19
114 SF
D-Bdrm320
90 SF
D-Bdrm221
123 SF
D-Bdrm122
43 SF
C-Bath123
45 SF
D-Bath2
24
face of wall below
2'-8 1/4"
2'-0"
5'-5 1/4"11'-0 1/4"2'-4"
19'-9 1/2"21'-2 1/2"18'-9 1/2"
10'-1 1/4"6'-10"
6'-0"
1'-7 3/4"
52'-1 1/2"
6'-2 1/2"
26'-9 1/4"
7'-0"
18'-4 1/4"
2'-9"
10 1/2"
2'-4 3/4"
3'-10 3/4"
4 3/4"
2'-6"
3'-5 1/4"
8'-10 3/4"
3'-1"
11'-4 1/4"
2'-6 3/4"
skylight
ovhd
skylight ovhd
3'-3 1/2"
5'-7 1/4"
2'-10 3/4"
3'-2 1/4"
3'-4"
3'-4 3/4"
2'-0"59'-9 1/2"2'-0"
19'-9 1/2"21'-2 1/2"18'-9 1/2"
2'-10"6'-0"2'-1"6'-7 3/4"
26'-9 1/4"
7'-0"
18'-4 1/4"
8'-8"
5'-9 1/4"
2'-8 1/2"
2'-6"
1'-11 1/4"
3'-4 3/4"
2'-4 1/2"
4'-10"
9'-6"
04
3'-7 1/4"4'-10"
11'-5 1/2"7'-4"
51'-9 1/2"
10'-11 1/2"
1'-8"
5'-10 1/4"
15'-4 1/4"
28'-11"
(24" min)
2'-0"
8'-2 3/4"
7'-1 1/2"
6'-9"
7'-0 1/4"
3'-2 1/2"
3'-6 3/4"
8'-4 1/2"
7'-11 1/2"
4'-0"
2'-8 1/2"
6'-4"
7'-1"
9 3/4"
2'-0"
4'-0"
3'-5 1/4"
face of gutter ovhd
trellis for climbing plants
face of wall below
HVAC equipment
for all units
downspout (typ)
line of roof ovhd
face of gutter ovhd
5'-10 1/4"
11'-5"
3'-11 1/4"
3'-2 1/4"
11'-4 3/4"
2'-4 3/4"
11'-11 1/4"
2'-1"
4'-10"
4'-6 3/4"
4'-10"
2'-0 1/4"
1'-4 3/4"8'-3"1'-4 3/4"
59'-9 1/2"
63'-9 1/2"
2
A-304
2
A-304
217 238
229
226
225
223
222
218
219
220
232
231
230
221
235
240
227
228
224
237
236
234
233
239
SD CM
SD CM
SD CM
SD CM
SD
SD
SD
SD
SD
SD
SD
see stair/ handrail/
guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
see stair/ handrail/
guardrail notes on A-002
29
31
EF
EF
EF
EF
EF
1/4" / 1'-0"
1/4" / 1'-0"
1/4" / 1'-0"
string lights
omitted for clarity
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:36 PM
A-103
Upper Level Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Upper Level
GROSS BUILDING AREA
Area Name Area Comments
Unit A 419 SF 2- deck level
Unit A 283 SF 3 - upper level
Unit A 702 SF
Unit B 556 SF 2 - deck level
Unit B 465 SF 3 - upper level
Unit B 1021 SF
Unit C 436 SF 1 - ground level (garage)
Unit C 920 SF 2 - deck level
Unit C 366 SF 3 - upper level
Unit C 523 SF 0 - lower level
Unit C 287 SF 1 - ground level (guest suite)
Unit C 193 SF 2 - deck level (office)
Unit C 2724 SF
Unit D 665 SF 2 - deck level
Unit D 540 SF 3 - upper level
Unit D 1205 SF
Grand total 5652 SF
No. Description Date
1
A-301
1
A-301
1
A-303
1
A-303
1
A-302
1
A-302
2
A-301
2
A-301
A-202 1
A-201
2
A-2011
A-202
2
A-2031
3" / 12"
3" / 12"
2
A-303
2
A-303
1
A-304
1
A-304
A-203 2
A-204
2
03
02
01
3" / 12"
3" / 12"
face of wall below
roof below
roof below
face of wall below
wall below
73'-1"
72'-11 1/2"
2
A-302
2
A-302
(2' max)
1'-2 3/4"
(2' max)
1'-2 3/4"
(2' max)
10"
(2' max)
1'-2"
roof below
11 3/4"6"
9" (2' max)
Roofing - Asphalt Shingle
Roofing - Asphalt Shingle
2
A-304
2
A-304
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:16:37 PM
A-104
Upper Roof Plan
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Upper Roof Level
GROSS BUILDING AREA
Area Name Area Comments
Unit A 419 SF 2- deck level
Unit A 283 SF 3 - upper level
Unit A 702 SF
Unit B 556 SF 2 - deck level
Unit B 465 SF 3 - upper level
Unit B 1021 SF
Unit C 436 SF 1 - ground level (garage)
Unit C 920 SF 2 - deck level
Unit C 366 SF 3 - upper level
Unit C 523 SF 0 - lower level
Unit C 287 SF 1 - ground level (guest suite)
Unit C 193 SF 2 - deck level (office)
Unit C 2724 SF
Unit D 665 SF 2 - deck level
Unit D 540 SF 3 - upper level
Unit D 1205 SF
Grand total 5652 SF
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
109
28 2627
14
13
01
12
11
72'-11 1/2"
43'-0 1/2" (below ridge line)
29'-11"
2'-0" intrusion per 21.46.120
30" offset from (e) grade
(max height within setback
beyond 2'-0" intrusion)
Stucco 02
Stucco 01
Stucco 02
Stucco 01
steel - painted 03
Galvanized Steel
Roofing - Asphalt Shingle
Stucco 01
Galvanized Steel
Aluminum - Dark Bronze Anodized
Metal - Stainless Steel
Aluminum - Dark Bronze Anodized
2
A-302
29
7 1/2" typ
11" typ
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
104 101
110
102
111
30
15
(e) grade
(e) grade = (n) grade
(n) grade
20'-6"
outline of basement
below grade
30" offset from (e) grade
(max height within setback
beyond 2'-0" intrusion)
3"
12"
3"
12"
23
Stucco 01
Stucco 02
Stucco 01
Stucco 02
Stucco 01
wood - painted 01
Stucco 01
Glass - Dual, Low-E
Aluminum - Dark Bronze Anodized espalier tree
(see landsape plan)
espalier tree(see landsape plan)
2
A-304
16
02
Stainless Steel
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:16:47 PM
A-201
Perimeter Elevations
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 East Elevation
1/4" = 1'-0"
2 South Elevation
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
19
34 33
32
18
04 03
01
outline of basement
below grade
43'-7 1/4" (below ridge line)
29'-5 3/4"
73'-1"
30" offset from (e) grade
(max height within setback
beyond 2'-0" intrusion)
2'-0" intrusion per 21.46.120
Stucco 02
Roofing - Asphalt Shingle
Galvanized Steel
Stucco 01
Stucco 02
Stucco 01
wood - painted 01
Stucco 01
Aluminum - Dark Bronze Anodized
2
A-302
2
A-101
Galvanized Steel
(e) fence/wall on
adjacent property
31
17
11" typ
5 1/2" typ
5 3/4" typ
Stainless Steel
for climbing vines
(see landsape plan)
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
10
20
05
43'-0 1/4" (at bldg face)
29'-11 1/4"
72'-11 1/2"
(n) grade at bldg face43'-5 1/2" (at parking surface beyond)
29'-7 1/2"
73'-1"
3"
12"
3"
12"
Galvanized Steel
Stucco 01
Stucco 02
wood - painted 01
Blackened Cedar
Metal - Stainless Steel
steel - painted 01
66'-10" top of parapet at end of deck
(e) grade at
building face
Stucco 02
Aluminum - Dark Bronze Anodized
Aluminum - Dark Bronze Anodized
Galvanized Steel
wood - painted 01
pending retaining wall and
fence at neighboring property
trash enclosure
wood - painted 01
Roofing - Asphalt Shingle
2
A-304
CMU, 8x16 Stack Bond
steel - painted 03
Galvanized Steel
Blackened Cedar
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:16:57 PM
A-202
Perimeter Elevations
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 West Elevation
1/4" = 1'-0"
2 North Elevation
mailbox
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
112
105
22
21
06
0302
Stucco 01
Roofing - Asphalt Shingle
Galvanized Steel
Galvanized Steel
Stucco 02
steel - painted 01
Aluminum - Dark Bronze Anodized
Stucco 01
2
A-302
1/2" gyp bd at underside
of stairs where accessible
17
7" typ
10 1/2" typ
7 1/2" typ
10 1/2" typ
6'-8" min clr
cables for climbing plants
(see planting plan)
Stainless Steel
Galvanized Steel
C-Living7
C-Playroom40
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
25 24
08
107106
09
Roofing - Asphalt Shingle
Galvanized Steel
Stucco 02
Stucco 01
Galvanized Steel
steel - painted 01
Stucco 01
steel - painted 03
HVAC equipment
2
A-302
cables for climbing plants
(see planting plan)
Stainless Steel
Galvanized Steel
C-Garage1
C-Kitchen5C-Entry
4
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:05 PM
A-203
Courtyard
Section/Elevations
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Courtyard - East Section/Elevation
1/4" = 1'-0"
2 Courtyard - West Section/Elevation
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
Stucco 02
steel - painted 01
Galvanized Steel
Roofing - Asphalt Shingle
2
A-304
6 1/2" typ
1'-0" typ
D-Bdrm122 C-Bath123 B-Bdrm117
B-Great Room8
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
07
103
Stucco 01
Stucco 01
Stucco 01
Stucco 02
Stucco 02
Stucco 02
2
A-304
108
43'-4 1/4"
B-Bdrm117 C-Bath123
B-Great Room
8
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:13 PM
A-204
Courtyard
Section/Elevations
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 Courtyard - South Section/Elevation
1/4" = 1'-0"
2 Courtyard - North Section/Elevation
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
1
A-303
2
A-303
1
A-304
49'-1"
43'-1"
73'-1"
63'-6"63'-6"
(<50%)
3'-10 1/4"
(>50%)
4'-1"
(e) grade = (n) grade
pending retaining wall and
fence at neighboring property
C-Living7
C-Kitchen5 C-Bdrm3/Office3
C-Flex Room38C-Garage1
C-Playroom40C-Brdm243
(e) grade
(e) grade
2
A-304
10 1/2" typ
6 1/2" typ
6'-8" min clr
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-303
6'-8" min clr
2
A-303
1
A-304
(e) grade
(n) grade
73'-1"72'-11 1/2"
44'-0"
29'-1"
43'-1"
29'-10 1/2"
HVAC equipment
49'-1"
43'-1"
pending retaining wall and
fence at neighboring property
C-Master Suite44
C-Entry4 C-Laundry2
B-Great Room8
C-Garage1
C-Living
7
C-Bdrm142 C-Kid's Bath41
B-Bdrm218
(<50%)
3' - 10"
(>50%)
4' - 1"
(<50%)
3' - 11"
(>50%)
4' - 0"(e) grade
2
A-304
7 1/4" typ
11" typ
8'-0"
8'-2" min clr
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:14 PM
A-301
Building Sections
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 East-West Section 1
1/4" = 1'-0"
2 East-West Section 2
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
(e) grade
(n) grade
73'-1"
72'-11 1/2"
43'-7 1/4"
29'-5 3/4"
43'-2 1/2" (existing)
29'-9"
49'-1"
43'-1"
44'-1 1/4"
48'-5"
pending retaining wall and
fence at neighboring property
D-Bdrm221
D-Great Room10
A-Great Room9
A-Powder14
6'-8" min clr
2
A-304
7 1/4" typ
10" typ
9'-2"
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-303
2
A-303
1
A-304
(e) grade
(n) grade
73'-1"
72'-11 1/2"
43'-6"
29'-7"
43'-0 1/2"
29'-11"
49'-1"
43'-1"
pending retaining wall and
fence at neighboring property
D-Bdrm320 D-Bath224
D-Great Room10 A-Great Room9
A-Bdrm15 A-Bath16
2
A-304
8'-0"
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:15 PM
A-302
Building Sections
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 East-West Section 3
1/4" = 1'-0"
2 East-West Section 4
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
(e) grade
44'-0"
19'-6"
(e) fence on
adjacent property
(n) grade
30" offset from (e) grade
(max height within setback
beyond 2'-0" intrusion)
2
A-302
63'-6"
C-Master Suite44 D-Bdrm122 D-Bdrm221 D-Bdrm320
D-Great Room10
C-Living7
C-Brdm2
43
C-Bdrm1
42
(>50%)
4' - 1"
(<50%)
3' - 10"
(<50%)
3' - 10"
(>50%)
4' - 1"(e) grade
44'-0"
39'-11"
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Lower Level FF
39'-11"
Upper Level FF
62'-6"
Split Level FF
49'-0"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
(e) grade(e) grade = (n) grade
43'-10"
19'-5"
(n) grade
2
A-302
63'-6"
(<50%)
3'-10"
(>50%)
4'-1"
(e) masonry wall on
adjacent property
C-Master Suite44
C-Living7
C-Playroom40
D-Great Room10
D-Bath224C-Bath123
D-Powder13
(e) grade
6'-8" min clr
7 1/4" typ
10 1/2" typ
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:16 PM
A-303
Building Sections
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 North-South Section 1
1/4" = 1'-0"
2 North-South Section 2
No. Description Date
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
(e) grade(e) grade = (n) grade
43'-8 3/4"
19'-9 1/4"
outline of bldg beyond
HVAC equipment
2
A-302
63'-6"
51'-4 1/4"
(8'-2" min)
8'-3 1/2"
43'-0 3/4"
(e) masonry wall on
adjacent property
C-Kitchen5 C-Entry4
C-Garage1
(n) grade
1/4" / 12" at drainage plan below decking
flat decking over sleepers (ripped)
Ground Level FF
44'-0"
Deck Level FF
53'-4"
Upper Level FF
62'-6"
Upper Roof Plate
70'-3"
1
A-301
1
A-302
2
A-301
2
A-302
(e) grade
(e) grade = (n) grade
43'-8 3/4"
19'-9 1/4"
63'-6"
43'-0 3/4"
(e) masonry wall on
adjacent property
(n) grade
B-Bdrm218 B-Bdrm117 A-Bdrm15
A-Great Room9B-Great Room8C-Bdrm3/Office3
C-Flex Room38 8'-2"
8'-0"
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
SDP 14-03 / CDP 14-04
7/19/2014 12:17:17 PM
A-304
Building Sections
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
1/4" = 1'-0"
1 North-South Section 3
1/4" = 1'-0"
2 North-South Section 4
No. Description Date
N
Project number
Purpose
Drawn by
Checked by
These drawings and specifications are the
property and copyright of the architect and
shall not be used on any other work except
by agreement with the architect.
Export Date:
pr
o
j
e
c
t
n
o
r
t
h
SDP 14-03 / CDP 14-04
7/19/2014 12:17:19 PM
A-601
Window/Door Schdl,
Glazing Details
13018
city submittal - CDP / SDP
TVS
JLC
CP
J
u
n
i
p
e
r
A
p
a
r
t
m
e
n
t
s
38
5
J
u
n
i
p
e
r
A
v
e
n
u
e
,
C
a
r
l
s
b
a
d
,
C
A
9
2
0
0
8
Glazing in the following locations should be of safety glazing material
in accordance with Section R308.4 (see exceptions):
a) Fixed and sliding panels of sliding door assemblies and panels in
swinging doors other than wardrobe doors.
b) Doors and enclosures for hot tubs, whirlpools, saunas, steam
rooms, bathtubs and showers and in any portion of a building wall
enclosing these compartments where the bottom exposed edge of the
glazing is less than 60 inches above a standing surface.
c) Fixed or operable panels adjacent to a door where the nearest
exposed edge of the glazing is within a 24-inch arc of either vertical
edge of the door in a closed position and where the bottom exposed
edge of the glazing is less than 60 inches above the walking surface.
d) Individual fixed or operable panels, other than those locations
described above, that meet all of the following conditions:
i) Exposed area of an individual pane is greater than 9 square feet,
and:
ii) Exposed bottom edge is less than 18 inches above the floor, and:
iii) Exposed top edge is greater than 36 inches above the floor, and:
iv) One or more walking surfaces are within 36 inches horizontally of
the plane of the glazing.
e) Glass railings, regardless of height, above a walking surface
(including structural baluster panels and nonstructural in-fill panels).
f) Walls and fences used as the barrier for indoor and outdoor
swimming pools and spas when all of the following conditions are
present:
i) The bottom edge of the glazing is less than 60 inches above the
pool side of the glazing, and:
ii) The glazing is within 5 feet of a swimming pool or spa deck area.
g) Walls enclosing stairway landings or within 5 feet of the bottom and
top of stairways where the bottom edge of the glass is less than 60
inches above a walking surface.
SAFETY GLAZING NOTES
DOOR SCHEDULE - EXTERIOR
# Function Type Level Sill Height Width Height Material: Frame Material: Panel Material: Glass Manufacturer Model Comments
101 Exterior DOUBLE-GLASS Ground Level FF 0"6'-0" 7'-2" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E
102 Exterior GARAGE - OVERHEAD, GLASS 2wx4h Ground Level FF 0" 12'-4" 7'-4"Aluminum - Dark Bronze Anodized Glass
103 Exterior GARAGE - OVERHEAD Ground Level FF -1" 16'-0" 7'-0"Aluminum
104 Exterior SINGLE-GLASS Ground Level FF 6"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E
105 Exterior SINGLE-GLASS Deck Level FF 0"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Frosted
106 Exterior SINGLE-GLASS Deck Level FF 0"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Frosted
107 Exterior SINGLE-GLASS Deck Level FF 0"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Frosted
108 Exterior SINGLE-GLASS Deck Level FF 0"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Frosted
109 Exterior SINGLE-GLASS Deck Level FF 0"3'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E
110 Exterior SLIDER-GLASS_OXXO Deck Level FF 0" 12'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E
111 Exterior SLIDER-GLASS_OX Split Level FF 0"6'-0" 8'-0" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E
112 Exterior SLIDER-GLASS_OX Upper Level FF 6"5'-0" 6'-8" Aluminum - Dark Bronze Anodized Aluminum - Dark Bronze Anodized Glass - Dual, Low-E note sill height
113 Exterior SINGLE FRAMELESS Ground Level FF -11" 3'-0" 6'-0"fence - vertical wood planks exterior gate
114 Exterior SINGLE FRAMELESS Ground Level FF 0"3'-0" 6'-0"fence - vertical wood planks exterior gate
DOOR SCHEDULE - INTERIOR
# Function Type Width Height Material: Frame Material: Panel Material: Glass Manufacturer Model Comments
201 Interior SINGLE 2'-8" 6'-8"wood - painted 01 wood - painted 01
202 Interior SINGLE 3'-0" 6'-8"wood - painted 01 wood - painted 01 min 20 min rated, slef-closing / self latching
203 Interior SINGLE 3'-0" 6'-8"wood - painted 01 wood - painted 01 min 20 min rated, slef-closing / self latching
204 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
205 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
206 Interior SINGLE 2'-2" 6'-8"wood - painted 01 wood - painted 01
207 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
208 Interior SINGLE 2'-0" 6'-8"wood - painted 01 wood - painted 01
209 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
210 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
211 Interior CARRIAGE DOOR - SINGLE - top offset 3'-0" 6'-8"wood - painted 01
212 Interior SINGLE 2'-2" 6'-8"wood - painted 01 wood - painted 01
213 Interior SINGLE 2'-2" 6'-8"wood - painted 01 wood - painted 01
214 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
215 Interior SINGLE 2'-2" 6'-8"wood - painted 01 wood - painted 01
216 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
217 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
218 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
219 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
220 Interior SINGLE FRAMELESS 2'-0" 6'-10"Glass
221 Interior SLIDER-INTERIOR-FRAMELESS_3-Panel 9'-0" 6'-8"wood - painted 01
222 Interior SINGLE 2'-4" 6'-8"wood - painted 01 wood - painted 01
223 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
224 Interior SINGLE 2'-0" 6'-8"wood - painted 01 wood - painted 01
225 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
226 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
227 Interior SLIDER-INTERIOR-FRAMELESS_3-Panel 9'-0" 6'-8"wood - painted 01
228 Interior POCKET 2'-6" 6'-8"wood - painted 01 wood - painted 01
229 Interior SINGLE FRAMELESS 2'-0" 6'-10"Glass
230 Interior SINGLE FRAMELESS 2'-0" 6'-10"Glass
231 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
232 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
233 Interior SLIDER-INTERIOR-FRAMELESS 5'-0" 4'-8"wood - painted 01
234 Interior SLIDER-INTERIOR-FRAMELESS 5'-0" 4'-8"wood - painted 01
235 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
236 Interior SLIDER-INTERIOR-FRAMELESS 5'-0" 6'-8"wood - painted 01
237 Interior SLIDER-INTERIOR-FRAMELESS_3-Panel 9'-0" 6'-8"wood - painted 01
238 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
239 Interior SINGLE 2'-6" 6'-8"wood - painted 01 wood - painted 01
240 Interior SINGLE FRAMELESS 2'-0" 6'-10"Glass
1.See plans and elevations for multi-unit configuration
dimensions and operation type.
2.Egress Windows must have an net clear opening area of at
least 5.7 square feet (5.0 square feet for grade-floor
openings), with the minimum net clear opening width of
20" and the minimum net clear opening height of 24".
3.For Egress Windows, the sill height shall not exceed 44"
above the floor.
4.Natural ventilation shall be provided for all habitable rooms,
with the minimum openable area to the outdoors of 4% of
the floor area being ventilated per Section R303.1.
5.Contractor to verify in field net clear opening dimensions for
all existing and new windows before ordering.
WINDOW NOTES
*see elevations for multi-unit mulling configuration / sloped & radius shapes / operation type*
WINDOW SCHEDULE
# Level Sill Width Height Area Material: Frame Material: Glass Tempered Glass Manufacturer Model Comments
01 Ground Level FF 3'-0"6'-0"3'-10"23 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
02 Ground Level FF 6"4'-0"6'-10"27 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
03 Lower Level FF 2'-8"2'-6"4'-4"11 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
04 Lower Level FF 2'-8"2'-6"4'-4"11 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
05 Deck Level FF 0"6'-0"8'-0"48 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
06 Deck Level FF 0"1'-6"6'-10"10 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
07 Deck Level FF 0"1'-6"6'-10"10 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
08 Deck Level FF 0"1'-6"6'-10"10 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
09 Deck Level FF 0"1'-6"6'-10"10 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
10 Deck Level FF 2'-6"8'-3"10'-2"84 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
11 Deck Level FF 3'-6"8'-0"2'-0"16 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
12 Deck Level FF 3'-6"2'-0"3'-4"7 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
13 Deck Level FF 0"6'-4"8'-0"51 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
14 Deck Level FF 3'-6"2'-0"3'-4"7 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
15 Deck Level FF 0"6'-4"6'-10"43 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
16 Deck Level FF 0"4'-0"6'-10"27 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
17 Deck Level FF 0"2'-0"3'-10"8 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
18 Split Level FF 2'-6"2'-6"8'-8"22 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
19 Deck Level FF 0"8'-10 3/4" 8'-0"71 SF Aluminum 01 Glass - Dual, Low-E tbd tbd see elevation for clarification on width alignment to adjacent windows
20 Upper Level FF 0"6'-0"6'-10"41 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
21 Upper Level FF 5'-0"4'-10"1'-10"9 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
22 Upper Level FF 3'-6"2'-6"3'-4"8 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
23 Upper Level FF 3'-0"4'-10"3'-10"19 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
24 Upper Level FF 3'-0"4'-10"3'-10"19 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
25 Upper Level FF 3'-0"4'-10"3'-10"19 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
26 Upper Level FF 4'-6"4'-0"2'-4"9 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
27 Upper Level FF 3'-6"2'-0"3'-4"7 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
28 Upper Level FF 4'-6"6'-4"2'-4"15 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
29 Upper Level FF 4'-6"4'-0"2'-4"9 SF Aluminum 01 Glass - Dual, Low-E tbd tbd
30 Upper Level FF 3'-0"6'-0"3'-10"23 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
31 Upper Level FF 3'-0"2'-6"3'-10"10 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
32 Upper Level FF 3'-0"2'-9"3'-10"11 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
33 Upper Level FF 0"2'-6"6'-10"17 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
34 Upper Level FF 0"6'-0"6'-10"41 SF Aluminum 01 Glass - Dual, Low-E tbd tbd must meet egress requirements, confirm compliance w manufacturer
SKYLIGHT SCHEDULE - EXISTING AND NEW
#
inside
curb width
outside
curb width
inside
curb length
outside
curb length Material: Frame Material: Glass tempered? operable?
interior
blinds?Manufacturer Model Type Comments Comments
01 1'-2 1/2" 1'-5 1/2" 3'-10 1/2" 4'-1 1/2"Aluminum 01 Glass - Dual, Low-E Yes No No Velux FCM 1446 ICC Report NER-216, Hallmark Test #B3620.01-109-44-r1/r2
02 1'-10 1/2" 2'-1 1/2" 1'-10 1/2" 2'-1 1/2"Aluminum 01 Glass - Dual, Low-E Yes Yes No Velux VCE/VCM 2222 ICC Report NER-216, Hallmark Test #B3620.01-109-44-r1/r2
03 1'-10 1/2" 2'-1 1/2" 2'-10 1/2" 3'-1 1/2"Aluminum 01 Glass - Dual, Low-E Yes Yes No Velux VCE/VCM 2234 ICC Report NER-216, Hallmark Test #B3620.01-109-44-r1/r2
04 1'-10 1/2" 2'-1 1/2" 1'-10 1/2" 2'-1 1/2"Aluminum 01 Glass - Dual, Low-E Yes Yes No Velux VCE/VCM 2222 ICC Report NER-216, Hallmark Test #B3620.01-109-44-r1/r2
No. Description Date
MATERIAL PALETTE
Wall Finish: Stucco 01 (White)
Wall Finish: Stucco 02 (Dark Gray)
Exposed Wood Framing: Wood - Painted 01 (White)
Windows and Doors: Aluminum - Dark Bronze Anodized
Masonry Walls: 8x16 Stack Bond, Sandblasted Gray w/ 2” Wall Cap
Fencing, Slatted Screens: Rough Sawn Cedar w/ Black Stain
Gutters, Flashing, Downspouts: Galvanized Steel
Guardrails: Galvanized Steel w/ Stainless Steel Cables
Exposed Structural Steel Posts: Steel Painted 03 (Rust Red)
Roofing: Asphalt Shingles (Light Gray)
JLC Architecture
CP Juniper Apartments | daytime view from northeast (end of cul-de-sac)
JLC Architecture
CP Juniper Apartments | nighttime view from northeast (end of cul-de-sac)
JLC Architecture
CP Juniper Apartments | daytime view from northwest
JLC Architecture
CP Juniper Apartments | nighttime view from northwest
JLC Architecture
CP Juniper Apartments | daytime view from southwest (backyard)
JLC Architecture
CP Juniper Apartments | nighttime view from southwest (backyard)