HomeMy WebLinkAboutPRE 2018-0033; BARRIO PROJECT - PANADERIA/RESIDENTIAL PLAN; Preliminary Reviewco
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GENERAL NOTES
• GROSS AREA: 204-092-02 = 4,379.68 SF I 0.1005 ACRES
• EXISTING LAN DUSE I GENERAL PLAN = V-B
• EXISTING ZONING = V-B
• LFMP ZONE: ZONE 1
• NOTE:
BOUNDARIES AND DIMENSIONS ARE FROM RECORD OF SURVEY
#22071
LEGAL DESCRIPTION -PARCEL 02 (SEE R OF S 22071)
THE EAST HALF OF THE NORTH HALF OF LOT 14 AND LOTS 15 & 16,
BLOCK 42, TOWN OF CARLSBAD PER MAP 535, RECORDED MAY 2,
1888, EXCEPTING THE SWLY 70 FEET OF SAID LOTS 15 & 16.
• UTILITIES PLOTTED IN ROOSEVELT STREET AND WALNUT AVENUE
FROM CITY DRAWINGS 122-10 & 145-8.
• CULTURAL RESOURCES STUDY AND PALEONTOLOGICAL
ASSESSMENT
BY BRIAN F. SMITH AND ASSOCIATES, INC. DATED MAY 4, 2018
858-679-8218 -BSMITH@BOFSA.COM
• CIVIL ENGINEER
JOHN P. STROHMINGER -CIVIL ENGINEER #55187 AND LAND
SURVEYOR# 8219
760-415-2584 -JOHNPSTROH@YAHOO.COM
• BUILDING DESIGN
CABRERA AND ASSOCIATES INC.
HUMBERT CABRERA
619-588-4307 -HUMBERT@CTMI.COM
• SOILS ENGINEER
GEOSOILS, INC
JOHN P. FRANKLIN, CEG 1340
760-438-3155 -JFRANKLIN@GEOSOILSINC.COM
REPORT #W.O.7442-A-SC -DATED 5-31-18
VILLAGE /BARRIO MASTER PLAN
• PINE TYLER MIXED USE DISTRICT
• RESTAURANT -LIMITED USE TAKE OUT SERVICE
• DENSITY RANGE -18 TO 23 UNITS PER ACRE -PROPOSED 2
APARTMENT UNITS (0.10 ACRES OR 20 UNIT PER ACRE)
• PARKING REQUIRED
1 BR UNIT -1 SPACE
1 -2 BR UNIT -1.5 SPACES
1390 SF RETAIL AT 11300SF = 4.6 SPACES
TOTAL REQUIRED= 7.1 -ROUNDED DOWN TO 7 SPACES
SPACES PROVIDED = 5 ON-SITE (1 COVERED) AND 2.5
OFFSITE DIAGONAL SPACES (CREDIT FOR 5 PROVIDED)
PROJECT DESCRIPTION
REMOVE EXISTING POOL HALL BUILDING PLACED ON THE SITE IN
1961 (MOVED FROM ACROSS THE STREET) REMOVE EXISTING
TEMPORARY BLOCK FOOTING -GRADE SITE FOR NEW
PANADERIA WITH 2 SECOND STORY RESIDENTIAL UNITS.
BUILDING TO INCLUDE STEPS AND ELEVATOR FOR RESIDENTIAL
UNITS. PARKING PROVIDED OFF EXISTING ALLEY AND NEW
DIAGONAL SPACES ON WALNUT.
i----------80.0' ----------i
i-----40.0' -----i-----40.0' ---~
SECTION A-A (ROOSEVELT STREET)
(PER DWG-122-10-SHEET 4)
NO SCALE
i----------80.0' -----------i
20.0· T 20.0· .. ~.. 20.0· T 20.0·
~ =~-~2% I ~ 2% LtOUTH It:~~ ?';Pl;,-NORU
10.0· 10.0'
PROPOSED PROPOSED
VACATION VACATION
SECTION 8-8 (WALNUT STREET)
(PER DWG-145-8-SHEET 10)
NO SCALE
MINOR SITE DEVELOPMENT PLAN SDP 2018-
UPDAlED: 08-23-2018
ROBERT C. LADWIG NO. LS3189 DATE
VICINITY MAP
NO SCALE
OWNER/APPLICANT
204-092-02
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• THERESA ESCOBEDO CHALFANT, 1/2 INTEREST,
SUBJECT TO EXCEPTION 3 & 8 OF TITLE REPORT
BY FIRST AMERICAN TITLE COMPANY -ORDER
#DIV-4623085 (12) DATED APRIL 12, 2008
• OFELIA E ESCOBEDO, TRUSTEE -1/2 INTEREST
TITLE REPORT BY FIRST AMERICAN TITLE
COMPANY -ORDER #DIV-4623085 (12) DATED
APRIL 12, 2008
PREPARED BY
AERIAL TOPO PREPARED BY PHOTO GEODETIC CORP
FLOWN ON OCTOBER 7, 2015
AERIAL CONTROL BY BAKER LAND SURVEYORS, INC.
PUBLIC UTILITIES AND DISTRICTS
GAS AND ELECTRIC
TELEPHONE
WATER
SEWER
STORM DRAIN
FIRE
SDG&E
AT&T
CITY OF CARLSBAD
CITY OF CARLSBAD
CITY OF CARLSBAD
CITY OF CARLSBAD
CITY OF CARLSBAD POLICE
SCHOOLS CARLSBAD UNIFIED SCHOOL DISTRICT
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FEET
P.O. BOX 2258
CARLSBAD, CA 92018
PHONE (760) 438-3182 FAX (760) 438-0173
MAY 2018
BARRIO PROJECT
PANADERIA / RESIDENTIAL PLAN
MINOR SITE DEVELOPMENT PLAN SOP 2018-----
NOV 02 2018
L-1066
SHEET
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UPDATED: 08-23-2018
ROBERT C. LADWIG NO. l.53189 DATE
10 0 10
FEET
REVISION DATE BY Ladwig Design Group, Inc.
P.O. BOX 2258
CARlSBAD, CA 92018
PHONE (760) 438-3182 FAX (760) 438-0173
MAY 2018
BARRIO PROJECT
PANADERIA / RESIDENTIAL PLAN
MINOR SITE DEVELOPMENT PLAN SOP 2018-----
L-1066
SHEET
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DRAWN BY: CABRERA & A S S O C I A T E S I N C.
1380 ~L CAJON BL VD SUIT~ 208 (619)588-4307
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PROJECT LOCATION
10/31/2018 10:41:53 AM
TILE
A1-1
A1-1
A1-3
A2--1
A2--2
A1-3
A2--3
A2--4
A2--5
A.P.N. 204-092-02-00
3304 ROOSEYEL T ST,
CARLSBAD, GA 92008
SHEET LI ST
BASEMENT FLOOR PLAN
SJTE PLAN
PROPOSED WY'€R FLOOR Pl-AN
EXiERIOR EU:\1 AT JONS
E.><TI:RIOR ELEVATIONS
PROPOSED UPPER FLOOR PLAN
EXTERIOR ELEV AT IONS
EXTERIOR ELEVATIONS
PERSFEGTIYE YIEY'I
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SIT~ PLAN
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PARKING:
PARKING REQUIREMENTS:
ONE BEDROOM UNIT
1-TV'IO BEDROOM UNITS
VISIT OR PARKING
1 SPACE PER UNIT
1.S PARKING ( 1 COVERED)
0.30 SP/ICE PER UNIT
RESTAURANT, LIMITED TAKE OUT
ADA PARKING
1 SPACER PER 300 5QUARE FEET
1 SP/ICE FOR 1 TO 25 PARKING
TOTAL REQUIRED: 3.B PARKING SP/ICES
PARKING CALCULATION:
1-0NE BEDROOM UNIT
1-TV'IO BEDROOM UNITS
1 VISITOR FOR 2 UNITS
1 PARKING
1.S PARKING
0.60 PARKING
4.4PARKING 1 PROPOSED RESTAURANT
SUBTOTAL: 1.5 PARKING
1 ADA <2S PARKING 1 PARKING
TOT AL PROVIDED: B.5
BICYCLE PARKING: 5 SP/ICES PROVIDED
~ :, SI TE PL/\ /\I /\IO TES:
1. CONTRACTOR TO VERIFY ALL DIMENSIONS ON
DRAV'<ING AND JOB SITE PRIOR TO CONSTRUCTION.
REPORT ANY DISCREPANCIES PRIOR TO START OF
CONSTRUCTION. DESIGNER IS NOT RESPONSIBLE
FOR CONSTRUCTION AND GODE COMPLIANCE.
2. CONTRACTOR TO GOMFL Y V'llTH ALL OSHA
REQUIREMENTS .
3. VERIFY ALL UTILITY LOCATIONS (EXISTING OR NB"l)
PRIOR TO START OF CONSTRUCTION.
4. BUILDING .ADDRESS NUMBERS AT THE STRUCTURE
AND AT THE DRIYEV'lAY ENTRANCE ARE TO BE
EASILY SEEN FROM THE STREET.
5. ALL FROFERTY LINES, EASEMENTS, AND BUILDINGS
BOTH EXISTING AND PROPOSED, ARE SHOV'lN ON
THIS SITE FLAN.
6. VERIFY ALL GRADES AND CONDITIONS ON FIELD.
NO SURVEY OR TOFO PROVIDED BY OV'lNER
1. VERIFY LOCATION OF SIDEJAIALK (TO MATCH
EXISTING) IN SPACE BETY'IEEN CURB AND FROFERTY
LINE.
B. FAYED DRIYEV'lAY IS REQUIRED IF SLOFE EXCEEDS
14%.
'1. ALL EAVES AND OVERHANGS TO BE MINIMUM 2'-6"
.AJl'!AY FROM THE PROPERTY LINE.
10. ALL EXTERIOR LIGHTING, V'lHETHER FOR PARKING,
SECURITY, OR DECORATION, IS TO BE FULLY
SHIELDED TO PREVENT LIGHT FROM "SPILLING" INTO
THE NIGHT SKY OR ACROSS ANY PROPERTY LINE AS
FER SAN DIEGO COUNTY ORDINANCE 1511.
11. EACH OUTDOOR LIGHT FIXTURE SHALL USE
INCANDESCENT LAMPS, NOT TO EXCEED 100 V'lATTS,
OR USE EQJIYALENT FLUORESCENT LIGHTS.
12. THE HOSE BIBS AND LJ.Y-IN SPRINKLER SYSTEMS
SHALL HAYE APPROVED BACKFLOV'l PREVENTION
DEVICES. UPC SECTION 1003.
13. V'lATER CLOSETS INSTALLED ON THIS PROJECT TO
BE STATE OF CALIFORNIA DEPARTMENT OF HOUSING
AND COMMUNITY DEVELOPMENT APPROVED LOV'l
V'lATER CONSUMPTION TYPE 1.28 GALLONS FER
FWSH AS FER SAN DIEGO COUNTY ORDINANCE 7870.
14. ALL FOTN3LE V'lATER FIFING CONNECTIONS V'llLL BE
MADE V'llTH LEAD FREE SOLDER.
15. ANY PORTION OF A FENCE OR OTHER STRUCTURE
V'llTHIN FIVE FEET OF BUILDING SHALL BE
CONSTRUCTED FER ONE OF THE FOLLOV'llNG: NON-
COMBUSTIBLE MATERIAL, APPROVED EXTERIOR
FIRE-RETARDANT TREATED V'lOOD, OR MATERIAL
MEETING SAME FIRE-RESISTIVE STANDARDS AS
EXTERIOR V'lALLS OF BUILDING.
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' / ELEV
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5' -11/2"
21' -II'
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20' -41/2"
UP
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BASEMENT FLOOR PLAN
1/4" = 1'-0"
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fLOOR. PL/\~ ~OTEJ':
1. THESE PLANS AND ALL V'lORK SHALL COMPLY v'llTH THE
CALIFORNIA BUILDING STANDARDS GODE FOUND IN THE STATE OF
CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BY THE
COUNTY OF SAN DIEGO.
2. ALL ANGLES TO BE 45 DEGRESS U.N.O.
3. ALL PWMBING v'lALLS TO CONSIST OF 2x6 STUDS AT 16" 0/C,
U.N.0. ALL EXTERIOR RESIDENCE v'lALLS TO CONSIST OF 2X6
STUDS AT 16" 0/C U.N.O. ALL GARAGE EXTERIOR v'l.ALLS TO BE
2X4 STUDS. THE SHARED v'l.ALL BETV'EEN THE GARAGE AND
RESIDENCE TO BE 2X6 STUDS.
4. ALL v'lATER PIPING CONNECTIONS TO USE LEAD FREE SOLDER.
5. v'lATER CLOSETS TO HAVE MINIMUM 30" CLEAR v'llDTH AND 24"
CLEARANCE IN FRONT PER 2016 CPC, SECTION 402.5.
6. v'lALL v'lATER CLOSETS, URINAL AND ASSOCIATED
FWSHOMETER VALES, IF ANY, SHALL BE CERTIFIED USING NO
MORE THAN 120 GALLONS PER FLUSH AND SHALL MEET THE
PERFORMANCSE STANDARDS ESTABLISHED BY THE AMERICAN
NATIONAL STANDARDS INSTITUTE, STANDARD A112.1'l2.
1. ALL LAVATORY AND SINK FAUCETS SHALL BE FITTED v'llTH A
FLOY'l RESTRICTING AERATOR v'llTH A CERTIFIED MAX FLOY'l RATE
OF NO MORE THAN 1.50 GALLONS PER MINUTE@ 60 PSI.
8. ALL SHOY'lERHEADS SHALL BE CERTIFIED AS HAVING A
MAXIMUM FLOY'l RATE OF NO MORE THAN 2.0 GALLONS PER
MINUTE. IN SHOV'ERS OR TUB/SHOY'lER COMBINATIONS, CONTROL
VALVES MUST BE PRESSURE BALANCED OR THERMOSTATIC
MIXING VALVES.
'!. v'lATER HEATERS REQUIRE A MINIMUM OF TV'lO STRAPS TO
RESIST HORIZONTAL DISPLACEMENT. STRAPS TO BE A MINIMUM
OF ¾"x24" GUAGE v'llTH ¼"x3" LAG BOLTS ATTACHED DIRECTLY TO
THE FRAMING, UPC SECTION 510.5.
10. FUEL COMBUSTION v'lATER HEATERS SHALL NOT BE
INSTALLED IN BATHROOMS, BEDROOMS, OR IN CLOSETS OPENING
INTO A BATH OR BEDROOM.
11. FIREPLACES v'llTH GAS LOG LIGHTERS ARE REQUIRED TO HAVE
THE FWE DAMPER PERMANENTLY FIXED IN THE OPEN POSITION
AND FIREPLACES v'llTH L.P. LOG LIGHTERS ARE TO HAVE NO "PIT"
OF "SUMP" CONFIGURATIONS_
12. IN GARAGE, LAUNDARY ROOMS, v'lATER HEATER ROOMS, AND
STORAGE ROOMS, USE 5/B" TYPE "Y" GYPSUM BOARD ON ALL
v'l.ALLS, BEAMS, COLUMNS, AND COLUMNS SUPPORTING v'lALLS
ABOVE. ALSO APPLY 5/8" TYPE "X" GYPSUM BOARD TO CEILINGS
TO PROVIDE FULL 1-HOUR FIRE-RESISTIVE PROTECTION.
13. DOORS BETV'EEN GARAGES AND OCCUPIABLE SPACES
(ENCLOSED SPACES INCLUDING HABITABLE SPACES, BATHROOMS,
CLOSETS, HALLS, STORAGE AND UTILITY AREAS, ECT.) SHALL BE
GASKETED OR MADE SUBSTANTIALLY AIRTIGHT v'llTH v'lEA THER
STRIPPING.
14. SLEEPING ROOM SILLS NOT TO BE OVER 44" ABOVE THE
FINISHED FLOOR.
15. LEVEL LANDINGS SHALL COMPLY v'llTH THE FOLLOY'llNG ON
EACH SIDE OF EACH DOOR (COUNTY BUILDING GODE '!2.2.R.311.3):
-v'llDTH NOT LESS THAN DOOR v'llDTH.
-MINIMUM 36-INCH DEPTH (LANDING NOT REQUIRED AT OF
INTERIOR FLIGHT OF ST AIRS IF DOOR DOES NOT Sv'llNG OVER
STAIRS. LANDING DEPTH NOT REQUIRED AT EXTERIOR BALCONIES
LESS THAN 60 SQUARE FEET AND ONLY ACCESSIBLE FROM
DOOR.)
-MAXIMUM 1-1/2 INCHES LOV'ER THAN TOP OF DOOR THRESHOLD
(MAXIMUM 1-3/4 INCHES LOY'lER THAN TOP OF DOOR THRESHOLD
IS ALLOY'lED IF DOOR DOES NOT Sv'llNG OVER LANDING).
J'QUA R.E fOOT A GEJ':
523 SQUARE FEET IN BASEMENT
1,390 SQUARE FEET IN LOlf<ER FLOOR PLAN
1,929 SQUARE FEET IN UPPER FLOOR PLAN
16B SQUARE FEET IN ONE GARAGE PARKING
4,010 SQUARE FEET TOTAL
3B9 SQUARE FEET IN NON COVERED BALCONIES
WALL L tG E ~ D:
LEGE~D:
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NEY'l 2X STUD v'l.ALL. SEE NOTE 3
HATCHING INDICATES THERMAL MASS
AREAS ALSO SEE T-24 CALCS
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1/4" = 1'-0"
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FLOOP.. PLJ\J'l J'lOTES:
1. THESE PLANS AND ALL Jf'IORK SHALL GOMPL Y ~ITH THE
CALIFORNIA BUILDING STANDARDS CODE FOUND IN THE STATE OF
CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BY THE
COUNTY OF SAN DIEGO.
2. ALL ANGLES TO BE 45 DEGRESS U.N.O.
3. ALL PLUMBING~ TO CONSIST OF 2X6 STUDS AT 16" 0/C,
U.N.O. ALL EXTERIOR RESIDENCE ~LLS TO CONSIST OF 2X6
STUDS AT 16" 0/C U.N.O. ALL GARAGE EXTERIOR ~LLS TO BE
2X4 STUDS. THE SHARED ~L BET~EN THE GARAGE AND
RESIDENCE TO BE 2X6 STUDS.
4. ALL ~TER PIPING CONNECTIONS TO USE LEAD FREE SOLDER.
5. ~TER CLOSETS TO HAVE MINIMUM 30" CLEAR ~IDTH AND 24"
CLEARANCE IN FRONT PER 2016 CPC, SECTION 402.5.
6. ML ~TER CLOSETS, URINAL AND ASSOCIATED
FLUSHOMETER VALES, IF ANY, SHALL BE CERTIFIED USING NO
MORE THAN 120 GALLONS FER FLUSH AND SHALL MEET THE
PERFORMANCSE STANDARDS ESTABLISHED BY THE AMERICAN
NATIONAL STANDARDS INSTITUTE, STANDARD A112.1"12.
1. ALL LAVATORY AND SINK FAUCETS SHALL BE FITTED ~ITH A
FLO~ RESTRICTING AERATOR ~ITH A CERTIFIED MAX FLO~ RATE
OF NO HORE THAN 1.50 GALLONS PER MINUTE@ 60 PSI.
B. ALL SHO~RHEADS SHALL BE CERTIFIED AS HAVING A
MAXIMUM FLO~ RA TE OF NO MORE THAN 2.0 GALLONS PER
MINUTE. IN SHO~RS OR TUB/SHO~R GOMBINATIONS, CONTROL
VALVES MUST BE PRESSURE BALANCED OR THERMOSTATIC
MIXING VALVES.
'1. ~TER HEATERS REQUIRE A MINIMUM OFT~ STRAPS TO
RESIST HORIZONTAL DISPLACEMENT. STRAPS TO BE A MINIMUM
OF ¾"x24" GUAGE ~ITH ¼"x3" LAG BOLTS ATTACHED DIRECTLY TO
THE FRAMING, UPC SECTION 510.5.
10. FUEL GOMBUSTION ~TER HEATERS SHALL NOT BE
INSTALLED IN BATHROOMS, BEDROOMS, OR IN CLOSETS OPENING
INTO A BATH OR BEDROOM.
11. FIREPLACES ~ITH GAS LOG LIGHTERS ARE REQUIRED TO HAVE
THE FLUE DAMPER PERMANENTLY FIXED IN THE OPEN POSITION
AND FIREPLACES ~ITH L.P. LOG LIGHTERS ARE TO HAVE NO "PIT"
OF "SUMP" CONFIGURATIONS.
12. IN GARAGE, LAUNDARY ROOMS, ~TER HEATER ROOMS, AND
STORAGE ROOMS, USE 5/B" TYPE "Y" GYPSUM BOARD ON ALL
MLS, BEAMS, COLUMNS, AND COLUMNS SUPPORTING ~S
ABOVE. ALSO APPLY 5/B" TYPE "X" GYPSUM BOARD TO CEILINGS
TO PROVIDE FULL 1-HOUR FIRE-RESISTIVE PROTECTION.
13. DOORS BET~EN GARAGES AND OCCUPIABLE SPACES
(ENCLOSED SPACES INCLUDING HABITABLE SPACES, BATHROOMS,
CLOSETS, HALLS, STORAGE AND UTILITY AREAS, ECT.) SHALL BE
GASKETED OR MADE SUBSTANTIALLY AIRTIGHT ~ITH ~THER
STRIPPING.
14. SLEEPING ROOM SILLS NOT TO BE OVER 44" ABOVE THE
FINISHED FLOOR.
15. LEVEL LANDINGS SHALL GOMPL Y ~ITH THE FOLLO~ING ON
EACH SIDE OF EACH DOOR. (COUNTY BUILDING CODE '12.2.R311.3):
-~IDTH NOT LESS THAN DOOR ~IDTH.
-MINIMUM 36-INCH DEPTH (LANDING NOT REQUIRED AT OF
INTERIOR FLIGHT OF ST AIRS IF DOOR DOES NOT S~ING OVER
STAIRS. LANDING DEPTH NOT REQUIRED AT EXTERIOR BALCONIES
LESS THAN 60 SQUARE FEET AND ONLY ACCESSIBLE FROM
DOOR.)
-MAXIMUM 1-1/2 INCHES LO~R THAN TOP OF DOOR THRESHOLD
(MAXIMUM 1-3/4 INCHES LO~ THAN TOP OF DOOR THRESHOLD
IS ALLO~ IF DOOR DOES NOT S~ING OVER LANDING).
SQU/1 P..E FOOTJ\ GES,
523 SQUARE FEET IN BASEMENT
1,S'IO SQUARE FEET IN l.O1',EI< Fl.OOR Pl.AN
1,929 SQUARE FEET IN UPPER Fl.OOR Pl.AN
16B SQUARE FEET N ONE GARAGE PARKING
4,010 SQUARE FEET TOTAl.
SB9 SQUAAE FEET IN NON COVERED BAl.CONIES
WALL L EGEJ'l D:
LEGEl'lD:
N~ 2X STUD ML. SEE NOTE 3
HATCHING INDICATES THERMAL MASS
AREAS ALSO SEE T-24 CALCS
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STORAGE
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SHATTERPROOF
ENCLOSURE. USE
HARDIES ACKER
CEHENTBOARD
KITCH[~
REF
19' -61/2"
PROPOSED UPPER FLOOR PLAN
1/4" = 1'-0"
------------------------
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fLOOF-PL/I.fl flOTE.S:
1. THESE PLANS AND ALL V'J.ORK SHALL COMPLY V'llTH THE
CALIFORNIA BUILDING STANDARDS CODE FOUND IN THE STATE Of
CALIFORNIA TITLE 24 C,C,R AS AMENDED AND ADOPTED BY THE
COUNTY Of SAN DIEGO.
2. ALL ANGLES TO BE 45 DEGRESS U.N.O.
3. ALL PLUMBING MLS TO CONSIST Of 2X6 STUDS AT 16" O/C,,
U.N.O. ALL EXTERIOR RESIDENCE V'lALLS TO CONSIST Of 2X6
STUDS AT 16" O/C, U.N.O. ALL GARAGE EXTERIOR MLS TO BE
2X4 STUDS THE SHARED ML BETV'lEEN THE GARAGE AND
RESIDENCE TO BE 2X6 STUDS.
4. ALL V'lATER PIPING CONNECTIONS TO USE LEAD FREE SOLDER
5. V'lATER CLOSETS TO HAYE MINIMUM 30" CLEAR V'llDTH AND 24"
CLEARANCE IN FRONT PER 2016 C,PC,, SECTION 402.5.
6. ML V'lATER CLOSETS, URINAL AND ASSOC,IATED
FLUSHOMETER VALES, If ANY, SHALL BE CERTIFIED USING NO
MORE THAN 120 GALLONS PER FLUSH AND SHALL MEET THE
PERFORMANC,SE STANDARDS ESTABLISHED BY THE AMERICAN
NATIONAL STANDARDS INSTITUTE, STANDARD A112.1'12.
1. ALL LAVATORY AND SINK FAUCETS SHALL BE FITTED V'llTH A
FLOV'l RESTRICTING AERATOR V'llTH A CERTIFIED MAX FLOV'l RATE
Of NO MORE THAN 1.50 GALLONS PER MINUTE @ 60 PSI.
8. ALL SHOV'lERHEADS SHALL BE CERTIFIED AS HAYING A
MAXIMUM FLOV'l RATE OF NO MORE THAN 2.0 GALLONS PER
MINUTE. IN SHOV'lERS OR TUB/SHOV'lER COMBINATIONS, CONTROL
VALVES MUST BE PRESSURE BALANCED OR THERMOSTATIC
MIXING VALVES.
9. V'lATER HEATERS REQUIRE A MINIMUM OF TV'lO STRAPS TO
RESIST HORIZONTAL DISPLACEMENT. STRAPS TO BE A MINIMUM
Of ¾"x24" GUAGE V'llTH ¼"x3" LAG BOLTS ATTACHED DIRECTLY TO
THE FRAMING, UPC SECTION 510.5.
10. FUEL COMBUSTION V'lATER HEATERS SHALL NOT BE
INSTALLED IN BATHROOMS, BEDROOMS, OR IN CLOSETS OPENING
INTO A BATH OR BEDROOM.
11. FIREPLACES V'llTH GAS LOG LIGHTERS ARE REQUIRED TO HAYE
THE FLUE DAMPER PERMANENTLY flXED IN THE OPEN POSITION
AND FIREPLACES V'llTH L.P. LOG LIGHTERS ARE TO HAYE NO "PIT"
OF "SUMP" CONFIGURATIONS.
12. IN GARAGE, LAUNDARY ROOMS, V'lATER HEATER ROOMS, AND
STORAGE ROOMS, USE 5/8" TYPE "Y" GYPSUM BOARD ON ALL
MLS, BEAMS, COLUMNS, AND COLUMNS SUPPORTING V'lALLS
ABOVE. ALSO AFPL Y 5/8" TYPE "X" GYPSUM BOARD TO CEILINGS
TO PROVIDE FULL 1-HOUR FIRE-RESISTIVE PROTECTION.
13. DOORS BETV'lEEN GARAGES AND OC,C,UPIABLE SPACES
(ENCLOSED SPACES INCLUDING HABITABLE SPACES, BATHROOMS,
CLOSETS, HALLS, STORAGE AND UTILITY AREAS, ECT.) SHALL BE
GASKETED OR MADE SUBSTANTIALLY AJRTIGHT V'llTH V'lEA THER
STRIPPING.
14. SLEEPING ROOM SILLS NOT TO BE OYER 44" ABOVE THE
FINISHED FLOOR
15. LEVEL LANDINGS SHALL COMPLY V'llTH THE fOLLOV'llNG ON
EACH SIDE OF EACH DOOR. (COUNTY BUILDING CODE '12.2.R311.3):
-V'llDTH NOT LESS THAN DOOR V'llDTH.
-MINIMUM 36-INCH DEPTH (LANDING NOT REQUIRED AT Of
INTERIOR FLIGHT Of STAIRS If DOOR DOES NOT SV'llNG OYER
STAIRS. LANDING DEPTH NOT REQUIRED AT EXTERIOR BALCONIES
LESS THAN 60 SQUARE FEET AND ONLY AC,C,ESSIBLE FROM
DOOR.)
-MAXIMUM 1-1/2 INCHES LOV'lER THAN TOP Of DOOR THRESHOLD
(MAXIMUM 1-3/4 INCHES LOV'lER THAN TOP OF DOOR THRESHOLD
IS ALLOV'lED If DOOR DOES NOT SV'llNG OYER LANDING).
SQU/1. F-E. FOOT/\ GE.S:
523 SQUARE FEET IN BASEMENT
1,390 SQUARE FEET IN LOl"<ER FLOOR FLA~
1,929 SQUARE FEET IN UPPER FLOOR PLAN
16B SQUARE FEET IN ONE GARAGE PARKING
4,010 SQUARE FEET TOTAL
3B9 SQUARE FEET IN NON COVERED BALCONIES
W/1.LL LE.GE.fl D:
L f. Gf. fl D:
NEV'l 2X STUD V'lALL. SEE NOTE 3
HATCHING INDICATES THERMAJL MASS
AREAS ALSO SEE T-24 CALGS
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SPANISH S ROOF TILE ICC-ES ESR 1~00 OR EQUAL ON 40# FELT
OVER 15/32" OSB V1ITH 8d AT 6" O/C E,N. AND 12" O/G F.N. ( Cl.ASS
"A" MIN) OR 1/2 RATED SHEATHING 32/16 OR 24/0, NAIL 8d COMMON
@6" 0/G E.N. AND BOUNDARY, 12" O/G F.N. "CURVED" STYLE TO BE
VERIFIED V1ITH CONTRACTOR PRIOR TO OR BIDDING CONSTUCTIrn----------n:-
8 IN X 10 IN SPANISH Tl
METAL STUGGO SCREED, MIN 4" A.F.G.
SPANISH S ROOF TILE IGG-ES ESR 1~00 OR EQUAL ON 40# Fa T
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VERIFIED V1ITH GONTRAGTOR PRIOR TO OR BIDDING CONSTUCTION:---------:7"'""
1/8" EXTI:RIOR STUGGO ON V'ilRE LATH OVER 40# BUILDING PAPER
TRASH ENCLOSURE----~
8 IN X 10 IN SPANISH ilL n' ' . '
MET AL STUGGO SCREED, MIN 4" A.F.G. i ~-,O,
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7'1NISh~~
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---T-.. --·---
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HETAl. STUGGO SCREED, HIN 4" A.F.G,------,
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