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Home My WebLink About2018-08-15; Planning Commission; ; CDP 2017-0068 (DEV2017-0226) - CIARMOLI RESIDENCEItem No. 1 Application complete date: May 11, 2018 P.C. AGENDA OF: August 15, 2018 Project Planner: Paul Dan Project Engineer: Kyrenne Chua SUBJECT: CDP 2017‐0068 (DEV2017‐0226) – CIARMOLI RESIDENCE ‐ Request for approval of a Coastal Development Permit to allow for the construction of 2,062 square feet of habitable space additions to an existing single‐family residence within the Mello II Segment of the city’s Local Coastal Program located at 4205 Skyline Road within 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 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 15303, additions to an existing single‐family residence, of the state CEQA Guidelines. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7305 APPROVING Coastal Development Permit CDP 2017‐0068 based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.47‐acre (20,473 square feet) project site is located at 4205 Skyline Road as shown on the attached location map. The topography of the site is a gradually declining slope from Skyline Road towards the rear of the property. The surrounding neighborhood is developed with a mixture of older one‐story, single‐family residences and newer two‐story, single‐family residences. The project would require no grading and no removal of native vegetation. No public beach access or coastal resources are identified onsite. 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 R‐4 R‐1‐15,000 Single‐family residence North R‐4 R‐1‐15,000 Single‐family residence South R‐4 R‐1‐15,000 Single‐family residence East R‐4 R‐1‐15,000 Single‐family residence West R‐4 R‐1‐15,000 Single‐family residence Proposed Residential Construction: The project consists of the addition of 2,062 square feet of new habitable space to an existing 2,687‐square‐foot one‐story single‐family residence. The additions include interior remodeling to the first floor, and a new second story that will house three bedrooms, three bathrooms, the kitchen, family room, and patio. The maximum height of the residence will be 29 feet 6 CDP 2017‐0068 (DEV2017‐0226) – CIARMOLI RESIDENCE August 15, 2018 Page 2 inches. Architecturally, the residence reflects a Spanish Mediterranean design that incorporates a large tower at the center of the residence, smooth stucco, stone veneer accents, varied window shapes and sizes, wrought iron railings, and exposed rafter tails. A proposed detached one‐story accessory dwelling unit will be processed administratively per Carlsbad Municipal Code (CMC) Section 21.201.080.C. Proposed Grading: Estimated grading quantities include 10 cubic yards (cy) of cut, 33 cy of fill with 62 cy of remedial work. A grading permit will not be required for this project. III.ANALYSIS The project is subject to the following regulations and requirements: A.R‐4 Residential General Plan Land Use Designation; B.One‐Family Residential Zone (R‐1, CMC Chapter 21.10); C.Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and Chapter 21.203 (Coastal Resource Protection Overlay Zone); D.Inclusionary Housing Ordinance (CMC Chapter 21.85); and E.Growth Management (CMC Chapter 21.90). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable city regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A.General Plan Land Use Designation The project site has a General Plan Land Use designation of R‐4, which allows the development of one‐ family dwellings at a density of 0‐4 dwelling units per acre with a Growth Management Control Point (GMCP) of 3.2 dwelling units per acre (du/acre). The project has a net acreage of 0.47, which would permit a minimum of one dwelling unit at the GMCP. The additions to the existing single‐family residence do not increase the number of units on the property (accessory dwelling units do not count toward density per CMC Section 21.10.030.E.) Therefore, no change in density is proposed or required to be analyzed. B.One‐Family Residential Zone (R‐1‐15,000) The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the One‐Family Residential (R‐1) Zone (CMC Chapter 21.10). Table “B” below shows how the project complies with the applicable requirements of the R‐1 zone. TABLE C – R‐1‐15,000 ZONE DEVELOPMENT STANDARDS STANDARD REQUIRED/ALLOWED PROPOSED Front Yard Setback 20 feet minimum 28 feet Side Yard Setback 10 feet maximum 10 feet Rear Yard Setback 20 feet maximum 20 feet Max Building Height 30 feet 29 feet, 6 inches Lot Coverage 40 percent 23 percent Parking Two‐car garage Three‐car garage CDP 2017‐0068 (DEV2017‐0226) – CIARMOLI RESIDENCE August 15, 2018 Page 3 C. Conformance with the Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Costal Resource Protection Overlay Zone (CMC Chapter 21.90). The project site is located within the Mello II Segment of the Local Coastal Program (LCP) and is not within the appeals jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The subject site has an LCP Land Use Plan designation of R‐4 Residential, which allows for a density of 0 to 4 dwelling units per acre (du/ac) and 3.2 du/ac at the Growth Management Control Point (GMCP). At the R‐4 GMCP, one dwelling unit would be permitted on this 0.47‐acre (net developable) property. The additions to the existing single‐family residence do not increase the number of units on the property. Therefore, no change in density is proposed or required to be analyzed. The project consists of 2,062 square feet of additions to an existing single‐family residence, and an attached accessory dwelling unit. The construction of the additions will not obstruct views of the coastline as seen from public lands or the public right‐of‐way, nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses currently exist on the previously developed site, nor are there any sensitive resources located on the site. The additions are not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially‐designated site is not suited for water‐oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run‐off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) or native vegetation. D. Inclusionary Housing Ordinance (CMC Chapter 21.85) Pursuant to CMC Section 21.85.030.D.1, a project may be exempt from the inclusionary housing requirement if an existing residence is altered, improved, restored, repaired, expanded, or extended, provided the number of units is not increased. Since there will not be an increase in the number of units on the property, the project is exempt from the inclusionary housing requirement. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. There will be no impact to public facilities because the project consists of a remodel and additions to an existing residence, and no new impacts will be generated. CDP 2017‐0068 (DEV2017‐0226) – CIARMOLI RESIDENCE August 15, 2018 Page 4 IV. ENVIRONMENTAL REVIEW This project is exempt from CEQA per the exemption listed below: (1) Section 15303 of CEQA exemptions (Class 3) exempts additions to an existing structure. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7305 2. Location Map 3. Disclosure Form 4. Reduced Exhibits 5. Exhibit(s) “A” – “L” dated August 15, 2018 ATTACHMENT 2 ATTACHMENT 3 T-11 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Plot Plan 4205 Skyline Road, Carlsbad, CA 92008 Ciarmoli Remodel & AdditionNORTH Owner InformationScope of ProjectSheet IndexDevelopment SummaryCode ReferencesVicinity MapPlan Prepared by: Ian Paje W W W W W W S S S S SWWWWWW Skyline RoadMac A r thu r Av e .NORTHS T-1.12 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By BMP Plot Plan 4205 Skyline Road, Carlsbad, CA 92008Plan Prepared by: Ian Paje Skyline RoadMa c A r thu r Ave .NORTHBMP LEGENDCiarmoli Remodel & Addition T-23 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Existing Plot Plan 4205 Skyline Road, Carlsbad, CA 92008Plan Prepared by: Ian Paje Skyline RoadMac A r thu r Av e .NORTHCiarmoli Remodel & Addition A-17 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Proposed Main Floor Plan 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje GENERAL NOTES:1. BASEMENT AND SLEEPING ROOMS TO HAVE EGRESS WINDOW OR EXTERIORDOOR FOR EMERGENCY ESCAPE MEETING THE FOLLOWING REQUIREMENTS:A) 5.7 SQ. FT. MINIMUM NET CLEAR OPENABLE AREAB) 24" MINIMUM NET CLEAR OPENABLE HEIGHTC) 20" MINIMUM NET CLEAR OPENABLE WIDTHD) BOTTOM OF THE CLEAR OPENING SHALL NOT EXCEED 44" ABOVE THE FLOOR.2. ALL NEW GLAZING (FENESTRATIONS) SHALL BE INSTALLED WITH A CERTIFYINGLABEL ATTATCHED, SHOWING THE "U" VALUE.3. ALL NEW GLAZING (FENESTRATIONS) SHALL HAVE A MIN. "U FACTOR" OF 0.32 & SHGC OF .254. ALL WINDOWS AND SLIDING GLASS DOORS TO BE DUAL GLAZED (U.N.O).5. PROVIDE 5/8" TYPE X GYPSUM BOARD FLOOR TO ROOF SHEATHING (OR TO ANDINCLUDING CEILING) @ COMMON WALLS BETWEEN GARAGE AND LIVING AREAAND UNDER STAIRS WHERE STORAGE OCCURS. PROVIDE 5/8 INCH TYPE 'X'6. ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER resistent BARRIERTO PROTECT THE INTERIOR WALL COVERING AND ALL EXTERIOR OPENINGS SHALLBE FLASHED IN SUCH A MANNER AS TO MAKE THEM WEATHERPROOF.7. EXTERIOR DOORS MAY NOT SWING OUTWARD WHEN THERE IS GREATER THAN A1/2" DROP.8.PAPER FACED INSULATION IS PROHIBITED IN ATTIC OR OTHER VENTILATED SPACES.GYPSUM BOARD ON GARAGE SIDE OF THE FLOOR/CEILING ASSEMBLY SUPPORTINGHABITABLE ROOMS ABOVE THE GARAGE. MINIMUM 1/2 INCH GYPSUM BOARD ISREQUIRED TO PROTECT THE STRUCTURAL ELEMENTS SUPPORTING THE FLOOR/CEILINGASSEMBLY.PLUMBING NOTES:1. NEW WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS PER FLUSH ANDSHALL MEET PERFORMANCE STANDARDS ESTABLISHED BY THE AMERICANNATIONAL STANDARDS INSTITUTE STANDARDS A112.19.2 H & S CODE SEC.17921.3(b) ALL EXISTING WATER CLOSETS TO COMPLY.2. IN SHOWERS AND TUB SHOWER COMBINATIONS, CONTROL VALVES MUST BEPRESSURE BALANCED OR THERMOSTATIC MIXING VALVES. PER CPC SECTIONS3. PERMANENT VACUUM BREAKERS SHALL BE INCLUDED WITH ALL NEW HOSE BIBBS.4. PROVIDE MAX. 1.5 GPM FLOW ON LAVATORY FAUCETS AND 1.7 AT KITCHEN FAUCETS.5. SHOWER HEADS TO HAVE A MAX. 2 GPM FLOW.6. STATE HEALTH & SAFETY CODE SEC. 17921.9 BANS THE USE OF CHLORINATEDPOLYVINYL CHLORIDE (CPVC) & CROSSLINKED POLYETHELYN (PEX) FOR INTERIORWATER-SUPPLY PIPING.ALL NEW PLUMBING FIXTURES MUST BE INSTALLED WITH A BACKWATER7.VALVE ASSEMBLY.FLOORS COVERED WITH "TYPE "X" GYP. BOARD" OR SIMILAR ASSEMBLIES THAT PROVIDEALL ABS AND PVC PIPING AND FITTINGS SHALL BE ENCLOSED WITHIN WALLS AND8.THE SAME LEVEL OF FIRE PROTECTION. PROTECTION OF MEMBRANE PENETRATIONSIS NOT REQUIRED.PLUMBING FIXTURES MUST MATCH THE CURRENT 2013 CPC SECTION 402WATER-CONSERVING FIXTURES AND FITTINGS.9.SHOWER COMPARTMENTS AND BATHTUBS WITH INSTALLED SHOWER HEADS SHALLBE FINISHED WITH A NONABSORBANT SURFACES THAT EXTENDS TO A HEIGHT NOTLESS THAN 6 FEET ABOVE THE FLOOR.10.A LICENSED PLUMBING ENGINEER SHALL DESIGN THE WATER CONSUMPTION UNLESS:IN LIEU OF THE CALCULATIONS, WATER USAGE SHALL BE DESIGNED PER TABLE 4.303.2PROVIDING FIXTURES THAT MEET A 20% REDUCTION IN WATER USE.11.FIXTURE TYPEMAX FLOW RATE AT 20%REDUCTIONSHOWERHEADSLAVATORY FAUCETS,RESIDENTIALKITCHEN FAUCETSGRAVITY TANK-TYPEwaterclosets2 GPM @ 80 PSI1.5 GPM @ 60 PSI21.8 GPM @ 60 PSI1.28 GALLONS/FLUSH11. INCLUDES SINGLE AND DUAL FLUSH WATER CLOSETS WITH AN EFFECTIVE FLUSH OF 1.28 GALLONS OR LESS.-SINGLE FLUSH TOILETS - THE EFFECTIVE FLUSH VOLUME SHALL NOT EXCEED 1.28 GALLONS (4.8 LITERS).THE EFFECTIVE FLUSH VOLUME IS THE AVERAGE FLUSH VOLUME WHEN TESTED IN ACCORDANCE-DUAL FLUSH TOILETS - THE EFFECTIVE FLUSH VOLUME SHALL NOT EXCEED 1.28 GALLONS (4.8 LITERS).THE EFFECTIVE FLUSH VOLUME IS THE AVERAGE FLUSH VOLUME WHEN TESTED IN ACCORDANCE2. LAVATORY FAUCETS SHALL NOT HAVE A FLOW RATE LESS THAN 0.8 GPM AT 20 PSI.FOR ALL NEW HOT WATER PIPING: 3/4" OR LARGER IS REQUIRED TO BEINSTALLED AS FOLLOWS; 1" PIPE SIZE OR LESS-1" THICK INSULATION; LARGER PIPE SIZES REQUIRE 1 1/2" THICK INSULATION.12.NOTE: IN ADDITION, THE 1/2" SIZE HOT WATER PIPE TO KITCHEN SINK ISREQUIRED TO BE INSULATED. (ES 150.0 (j)2.)13.BELOW GRADE HOT WATER PIPING IS REQUIRED TO BE INSTALLED IN A WATERPROOFAND NON-CRUSABLE SLEEVE OR CASING THAT ALLOWS FOR REPLACEMENT OF BOTHTHE PIPING AND INSULATION. ES 150.0 (j).14.TEMPERATURE LIMITING DEVICE SHALL BE PROVIDED AT THE SOAKING TUBS IN CONFORMANCEWITH THE 2013 CPC SECTION 414.5, 414.5 LIMITATION OF OT WATER IN BATHTUBS AND WHIRILPOOLBATHTUBS. THE MAXIMUM HOT WATER TEMPERATURE DISCHARGING FROM THE BATHTUB AND WHIRPOOLBATHTUB FILLER SHALL BE LIMITED TO 120 DEG. F. (49 DEG C.) B A DEVICE THAT CONFORMS TO ASSE1070, STANDARD FOR WATER TEMPERATURE LIMITING DEVICES, OR CSAB 125.3, STANDARD FOR PLUMBING FITTINGSTHE WATER HEATER THERMOSTAT SHALL NOT BE CONSIDERED A CONTROL FOR MEETING THIS PROVISION.16.PERMANENT VACCUM BREAKERS SHALL BE INCLUDED WITH ALL NEW HOSE BIBBS.408, 409 AND 410.WITH ASME A112.19.233.2WITH ASME A112.19.2 AND ASME A112.19.14.1. PROVIDE R-6 MIN. DUCTWORK TO HEAT AND COOL PROPOSED AREAS.2. PROVIDE MIN 22" SQ. ATTIC ACCESS AT EACH SEP. ROOF SECTION & 22" X 30"3. PROVIDE UNOBSTRUCTED PASSAGEWAY MIN. 24" WIDE, MAX. 20' LONG TO 30"PLATFORM @ FURNACE (WHEN IN ATTIC) CONSTRUCTED OF SOLID FLOORINGPROVIDE SWITCHED LIGHT.4. PROVIDE UPPER AND LOWER COMBUSTION AIR FOR F.A.U.5. COMBUSTION AIR AND RETURN AIR MUST BE SEPERATED BY MIN. 10'6. PROVIDE ACCESSIBLE GAS SHUT OFF VALVE WITHIN 3' OF ALL GAS APPLIANCES.7. THE DISCHARGE POINT FOR ALL BATHROOM EXHAUST AIR SHALL BE AT LEAST3' MIN. FROM ANY OPENING WHICH ALLOWS AIR ENTRY INTO OCCUPIED PORTIONSOF THE BUILDING8. DUCTLESS FANS MAY NOT BE USED IN BATHROOMS W/ A TUB AND OR SHOWER.9. GAS VENTS AND NON-COMBUSTIBLE PIPING IN WALLS, PASSING THROUGH THREEFLOORS OR LESS, SHALL BE EFFECTIVELY DRAFT STOPPED AT EACH FLOOR ORCEILING.10. FIVE AIR CHANGES PER HOUR ARE REQUIRED FOR BATHROOM & LAUNDRYATTIC ACCESS TO ATTIC HOUSING ANY F.A.U. COMPONENTS.VENTILATION.BATHROOMS ARE REQUIRED TO BE VENTIILATED WITH A MINIMUM 50 CUBIC FOOT PER.MINUTE INTERMITTENT AND 20 FOOT PER. MINUTE CONTINUOUS EXHAUST FANS INACCORDANCE WITH THE INTERNATIONAL MECHANICAL CODE.11.ATTIC/UNDERFLOOR INSULATION MUST COMPLY WITH SECTIONS 904, 908, AND 909OF THE CALIFORNIA MECHANICAL CODE (CMC).12.EXTEND DUCTWORK TO EXISTING AREAS.vvRESIDENTIAL VENTILATION REQUIREMENTS:KITCHENS: REQUIRE EXHAUST FANS (EITHER INTERMITTENT/100 CFM OR CONT./5 AIRCHANGES/HOUR), DUCTED TO THE EXTERIOR.BATHROOMS: REQUIRE EXHAUST FANS (MIN 50 CFM) TO BE DUCTED TO THE EXTERIOR.RESIDENTIAL BATHROOM EXHAUST FANS SHALL BE ENERGY STAR RATED AND SHALL BECONTROLLED BY A HUMIDISTAT CAPABLE OF AN ADJUSTMENT BETWEEN 50% AND 80%HUMIDITY. CALGREEN 4.506.1.EXCEPTION: CONTROL BY A HUMIDISTAT IS NOT REQUIRED IF THE BATHROOM EXHAUSTFAN IS ALSO THE DWELLING WHOLE HOUSE VENTILATION.13.MECHANICAL NOTES:INTERMITTENTLY OPERATED (KITCHEN, BATH, ETC.) LOCAL EXHAUST FANS SHALLBE RATED AT 3.0 SONES OR LESS14.KITCHEN, BATH AND OTHER EXHAUST FANS SHALL BE SIZED PER ASHRE 62.2,TABLE 7.1 OR TABLE 4-9 OF THE 2008 RESIDENTIAL COMPLIANCE MANUEL, A4" DUCT SHALL BE USED AS TYPICAL FOR THE PROPOSED ALTERATIONS WHERE50 CFM FAN EXHAUST MUST BE EXTENDED.15.DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGSSEPERATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OFMINIMUM NO. 26 GAUGE SHEET STEEL OR OTHER APPROVED MATERIAL ANDSHALL HAVE NO OPENINGS INTO THE GARAGE.16.17. A MECHANICAL EXHAUST VENTILATION SYSTEM, SUPPLY VENTILATIONSYSTEM, OR COMBINATION THEREOF SHALL BE INSTALLED FOR EACHDWELLING UNIT TO PROVIDE INDOOR AIR QUILITY (IAQ) VENTILATIONWITH OUTDOOR AIR IN COMPLIANCE WITH ASHRAE STANDARD 62.2AS ADOPTED BY THE CALIFORNIA ENERGY COMMISSION.18. AN INTERMITTENTLY OR CONTINUOSULY OPERATING LOCALMECHANICAL EXHAUST VENTILATION SYSTEM SHALL BE INSTALLEDIN EACH BATHROOM WITH A TUB, SHOWER, OR SIMULAR MOSITURE SOURCEAND IN EACH KITCHEN IN COMPLIANCE WITH ASHRAE STANDARD 62.2 AS ADOPTED BY THE CALIFORNIA ENERGY COMMISSION. INTERMITTENT LOCALEXHAUST VENTILATION AIRFLOW RATES SHALL BE 50 CFM IN BATHROOMS AND 100 CFM IN KITCHENS. CONTINUOUS LOCAL EXHAUST VENTILATION AIRFLOW RATES SHALL BE 20 CFM IN BATHROOMS AND 5 AIR CHANGESPER HOUR IN KTICHENS BASED ON KITCHEN VOLUME.DOORS BETWEEN GARAGE AND DWELLING SHALL BE GASKETED OR MADE19.SUBSTANTIALLY AIRTIGHT WITH WEATHER STRIPPING.CONNECTIONS OF METAL DUCTS AND INNER CORE FLEX DUCTS SHALL BE20.MECHANICAL.ALL FANS INSTALLED TO MEET ALL OF THE PROCEDING VENTILATIONREQUIRMENTS MUST BE SPECIFIED AT A NOISE LEVEL RATING OF AMAXIMUM 1 "SONE" (CONTINUOUS USE) OR 3 "SONE" (INTERMITTENT).Ciarmoli Remodel & Addition A-28 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Proposed Second Floor Plan 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje Ciarmoli Remodel & Addition A-3Sheet Title:Date:Scale:Sheet:Rev. Date By Proposed Lower Floor Plan Proposed Accessory Dwelling Unit 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje9 of 12Ciarmoli Remodel & Addition A-410 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Elevations 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje Ciarmoli Remodel & Addition A-511 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Elevations Perspectives 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje Ciarmoli Remodel & Addition A-612 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By Sections 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje Ciarmoli Remodel & Addition AB-16 of 12Sheet Title:Date:Scale:Sheet:Sheet:Rev. Date By As-Built and Demo Plans 4205 Skyline Road Carlsbad, CA 92008Plan Prepared by: Ian Paje Ciarmoli Remodel & Addition GN-14 of 12Sheet Title:Date:Scale:Sheet:Sheet:Plan Prepared By:Ian PajeRev. Date By General Notes 4205 Skyline Road, Carlsbad, CA 92008 Ciarmoli Residence and Accessory Unit RESERVING COMMON LAW COPYRIGHT: THESE PLANS AND DRAWINGS ARE NOT TO BE REPRODUCED, COPIED OR CHANGED IN ANYWAY WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT THE EXPRESSED WRITTEN CONSENT OF M.A.DESIGN & DRAFTING SERVICES.PDS 081 (REV. 01/01/2017)A. GeneralApplicable codes. All projects shall comply with the 2016 California Building Code(CBC) and/or California Residential Code (CRC), 2016 California Green BuildingStandards Code (CalGreen), 2013 California Electrical Code (CEC), 2016 CaliforniaMechanical Code (CMC), 2016 California Plumbing Code (CPC), 2016 California FireCode (CFC), 2016 California Building Energy Efficiency Standards (CBEES).A.Electrical, Plumbing, and Mechanical1. Exterior lighting. All projects shall comply with lighting ordinance.2. GFCI outlets. Ground Fault Circuit Interrupter (GFCI) outlets are required inbathrooms, at kitchen countertops, at laundry and wet bar sinks, in garages, incrawlspaces, in unfinished basements, and outdoors. (CEC 210.8)3. AFCI outlets. Electrical circuits in bedrooms, living rooms, dining rooms, dens,closets, hallways, or similar rooms must be protected by Arc Fault CircuitInterrupters (AFCI). (CEC 210.12)4. Luminaire requirements. Installed luminaires shall meet the efficacy andfixture requirements of CBEES 150.0(k).5. Smoke detectors in building remodels. Smoke detectors are required in eachexisting sleeping room, outside each separate sleeping area in the immediatevicinity of sleeping rooms, and on each story of a dwelling including basements.Battery-operated detectors are acceptable in existing areas with no constructiontaking place and in alterations not resulting in removal of interior wall or ceilingfinishes and without access via an attic, crawl space, or basement. (CRCR314.3)6. Carbon monoxide detectors in building remodels. Carbon monoxidedetectors are required outside each separate sleeping area in the immediatevicinity of sleeping rooms and on each story of a dwelling including basements.Battery-operated detectors are acceptable in existing areas with no constructiontaking place and in alterations not resulting in removal of interior wall or ceilingfinishes and without access via an attic, crawl space, or basement. (CRCR315.3)7. Water heater seismic strapping. Minimum two 3/4-inch-by-24-gauge strapsrequired around water heaters, with 1/4-inch-by-3-inch lag bolts attached directlyto framing. Straps shall be at points within upper third and lower third of waterheater vertical dimension. Lower connection shall occur minimum 4 inchesabove controls. (CPC 507.2)8. Gas appliances in garages. Water heaters and heating/cooling equipmentcapable of igniting flammable vapors shall be placed on minimum 18-inch-highplatform unless listing report number provided showing ignition-resistantappliance. (CPC 507.13 and CMC 305.1)9. Impact protection of appliances. Water heaters and heating/coolingequipment subject to vehicular impact shall be protected by bollards or anequivalent measure. (CPC 507.13.1 and CMC 305.11)10. Water closet clearance. Minimum 30-inch-wide by 24-inch-deep clearancerequired at front of water closets. (CPC 402.5)11. Shower size. Shower compartments shall have minimum area of 1024 squareinches and be able to encompass a 30-inch-diameter circle. Shower doors shallhave a minimum 22-inch unobstructed width. (CPC 408.5 and CPC 408.6)12. Fireplace appliances. Fireplaces with gas appliances are required to have theflue damper permanently fixed in the open position and fireplaces with LPGappliances are to have no 'pit' or 'sump' configurations. (CMC 303.7.1)13. Chimney clearance. Minimum 2-foot chimney clearance required abovebuilding within 10-foot horizontally of chimney. The chimney shall extendminimum 3 feet above highest point where chimney passes through roof. (CRCR1003.9)B. Mechanical Ventilation and Indoor Air Quality (ASHRAE 62.2-2010)14. Transfer air. Ventilation air shall be provided directly from the outdoors and notas transfer air from adjacent dwelling units or other spaces, such as garages,unconditioned crawlspaces, or unconditioned attics. (CBEES 150.0(o))15. Instructions and labeling. Ventilation system controls shall be labeled and thehome owner shall be provided with instructions on how to operate the system.(CBEES 150.0(o))16. Combustion and solid-fuel burning appliances. Combustion appliances shallbe properly vented and air systems shall be designed to prevent back drafting.(CBEES 150.0(o))17. Garages. The wall and openings between occupiable spaces and the garageshall be sealed. HVAC systems that include air handlers or return ducts locatedin garages shall have total air leakage of no more than 6% of total fan flow whenmeasured at 0.1 in. w.c. using California Title 24 or equivalents. (CBEES150.0(o))18. Minimum filtration. Mechanical systems supplying air to occupiable spacethrough ductwork shall be provided with a filter having a minimum efficiency ofMERV 6 or better. (CBEES 150.0(o))19. Air inlets. Air inlets (not exhaust) shall be located away from knowncontaminants. (CBEES 150.0(o))20. Air moving equipment. Air moving equipment used to meet either thewhole-building ventilation requirement or the local ventilation exhaustrequirement shall be rated in terms of airflow and sound. (CBEES 150.0(o))a. All continuously operating fans shall be rated at a maximum of 1.0 sone.b. Intermittently operated whole-building ventilation fans shall be rated at amaximum of 1.0 sone.c. Intermittently operated local exhaust fans shall be rated at maximum of 3.0sone.d. Remotely located air-moving equipment (mounted outside of habitablespaces) need not meet sound requirements if at least 4 feet of ductworkbetween fan and intake grill.C. Foundation and Underfloor21. Foundation reinforcement. Continuous footings and stem walls shall beprovided with a minimum two longitudinal No. 4 bars, one at the top and one atthe bottom of the footing. (CRC R403.1.3.3)22. Shear wall foundation support. Shear walls shall be supported by continuousfoundations. (CRC 403.1.2)3. Concrete slabs-on-grade. Slabs-on-grade shall be minimum 3-1/2-inches thick.(CRC R506.1)23. Vapor retarder. A 6-mil polyethylene or approved vapor retarder with jointslapped minimum 6 inches shall be placed between a concrete slab-on-gradeand the base course or subgrade. (CRC 506.2.3)24. Anchor bolts and sills. Foundation plates or sills shall be bolted or anchored tothe foundation or foundation wall per the following (CRC R403.1.6 and CRCR602.11.1):e. Minimum 1/2-inch-diameter steel boltsf. Bolts embedded at least 7 inches into concrete or masonryg. Bolts spaced maximum 6 feet on centerh. Minimum two bolts per plate/sill piece with one bolt located maximum 12inches and minimum 7 bolt diameters from each end of each sill plate/piecei. Minimum 3-inch by 3-inch by 0.299-inch steel plate washer between sill andnut on each bolt25. Hold-downs. All hold-downs must be tied in place prior to foundation inspection.26. Protection of wood against decay. Naturally durable or preservative-treatedwood shall be provided in the following locations (CRC R317.1):j. All wood in contact with ground, embedded in concrete in direct contact withground, or embedded in concrete exposed to weatherk. Wood joists within 18 inches and wood girders within 12 inches of theexposed ground in crawl spaces shall be of naturally durable orpreservative-treated woodl. Wood framing members that rest on concrete or masonry exterior foundationwalls and are less than 8 inches from exposed earth shall be of naturallydurable or preservative-treated woodm. Wood framing, sheathing, and siding on the exterior of the building and havingclearance less than 6 inches from the exposed ground or less than 2 inchesvertically from concrete steps, porch slabs, patio slabs, and similar horizontalsurface exposed to weathern. Sills and sleepers on concrete or masonry slab in direct contact with groundunless separated from such slab by impervious moisture barrierD. Foundation and Underfloor (Continued)f.Ends of wood girders entering masonry or concrete walls with clearances less than1/2 inch on tops, sides, and endsg.Wood structural members supporting moisture-permeable floors or roofs exposedto weather, such as concrete or masonry slabs, unless separated from such floorsor roofs by an impervious moisture barrierh.Wood furring strips or other wood framing members attached directly to interior ofexterior concrete or masonry walls below grade except where vapor retarderapplied between wall and furring strips or framing members8. Underfloor ventilation. Underfloor areas shall have ventilation openings throughfoundation walls or exterior walls, with minimum net area of ventilation openings of 1square foot for each 150 square feet of underfloor area. On such ventilating openingshall be within 3 feet of each corner of the building. (CRC R408.1)9. Underfloor access. Underfloor areas shall be provided with a minimum 18-inch by24-inch access opening. (CRC R408.4)E. Wood Framing1. Fastener requirements. The number, size, and spacing of fasteners connectingwood members/elements shall not be less than that set forth in CRC TableR602.3(1). (CRC R502.9, CRC R602.3, and CRC R802.2)2. Stud size, height, and spacing. The size, height, and spacing of studs shall be inaccordance with CRC Table R602.3(5). (CRC R602.3.1)3. Sill plate. Studs shall have full bearing on nominal 2-inch thick or larger sill plate withwidth at least equal to stud width. (CRC R602.3.4)4. Bearing studs. Where joists, trusses, or rafters are spaced more than 16 inches oncenter and the bearing studs below are spaced 24 inches on center, such membersshall bear within 5 inches of the studs beneath. (CRC R602.3.3)5. Drilling and notching of studs. Any stud in an exterior wall or bearing partitionmay be cut or notched to a depth not exceeding 25% of its width. Studs innonbearing partitions may be notched to a depth not to exceed 40% of a single studwidth. Any stud may be bored or drilled, provided the diameter of the resulting holeis no more than 60% of the stud width, the edge of the hole is no more than 5/8 inchto the edge of the stud, and the hole is not located in the same section as a cut ornotch. Studs located in exterior wall or bearing partitions drilled over 40% and up to60% shall also be doubled with no more than two successive studs bored. (CRCR602.6)6. Top plate. Wood stud walls shall be capped with a double top plate installed toprovide overlapping at corners and at intersections with other partitions. End joints indouble top plates shall be offset at least 24 inches. Joints in plates need not occurover studs. Plates shall be minimum nominal 2 inches thick and have width at leastequal to width of studs. (CRC R602.3.2)7. Top plate splices. Top plate lap splices shall be face-nailed with minimum 8 16dnails on each side of splice. (CRC R602.10.8.1)8. Drilling and notching of top plate. When piping or ductwork is placed in or partly inan exterior wall or interior load-bearing wall, necessitating cutting, drilling, or notchingof the top plate by more than 50% of its width, a galvanized metal tie not less than0.054-inch thick and 1-1/2-inches wide shall be fastened across and to the plate ateach side of the opening with not less than 8 10d nails having a minimum length of1-1/2 inches at each side or equivalent. The metal tie must extend minimum 6inches past the opening. (CRC R602.6.1)9. Cripple walls. Foundation cripple walls shall be framed of studs not less in size thanthe studding above. Cripple walls more than 4 feet in height shall have studs sizedas required for an additional story. Cripple walls with stud height less than 14 inchesshall be sheathed on at least one side with a wood structural panel fastened to boththe top and bottom plates in accordance with Table R602.3(1), or the cripple wallsshall be constructed of solid blocking. Cripple walls shall be supported oncontinuous foundations. (CRC R602.9)10. Wall bracing. Buildings shall be braced in accordance with the methods allowed perCRC R602.10.2, CRC R602.10.4, and/or CRC R602.10.5.11. Braced wall line spacing. Spacing between braced wall lines shall not exceed 20feet or alternate provisions of CRC R602.10.1.3.12. Shear wall cumulative length. The cumulative length of shear walls within eachbraced wall line shall meet the provisions of CRC Table R602.10.3(1) for wind loadsand CRC Table R602.10.3(2) for seismic loads. (CRC R602.10.1.1)13. Shear wall spacing. Shear walls shall be located not more than 25 feet on center.(CRC R602.10.2.2)14. Shear wall offset. Shear walls may be offset out-of-plan not more than 4 feet fromthe designated braced wall line and not more than 8 feet from any other offset wallconsidered part of the same braced wall line. (CRC R602.10.1.2)15. Shear wall location. Shear walls shall be located at the ends of each braced wallline or meet the alternate provisions of CRC R602.10.2.2.16. Individual shear wall length. Shear walls shall meet minimum length requirementsof CRC R602.10.6.5.1.17. Cripple wall bracing. Cripple walls shall be braced per CRC R602.10.11.18. Shear wall and diaphragm nailing. All shear walls, roof diaphragms, and floordiaphragms shall be nailed to supporting construction per CRC Table R602.3(1).(CRC R604.3)19. Shear wall joints. All vertical joints in shear wall sheathing shall occur over, and befastened to, common studs. Horizontal joints in shear walls shall occur over, and befastened to, minimum 1-1/2-inch-thick blocking. (CRC R602.10.10)20. Framing over openings. Headers, double joists, or trusses of adequate size totransfer loads to vertical members shall be provided over window and door openingsin load-bearing walls and partitions. (CBC 2304.3.2)21. Joists under bearing partitions. Joists under parallel bearing partitions shall be ofadequate size to support the load. Double joists, sized to adequately support theload, that are separated to permit the installation of piping or vents shall be full-depthsolid-blocked with minimum 2-inch nominal lumber spaced at maximum 4 feet oncenter. Bearing partitions perpendicular to joists shall not be offset from supportinggirders, walls, or partitions more than the joist depth unless such joists are ofsufficient size to carry the additional load. (CRC R502.4)22. Joists above or below shear walls. Where joists are perpendicular to a shear wallabove or below, a rim joist, band joist, or blocking shall be provided along the entirelength of the shear wall. Where joists are parallel to a shear wall above or below, arim joist, end joist, or other parallel framing shall be provided directly above and/orbelow the shear wall. Where a parallel framing member cannot be located directlyabove and/or below the shear wall, full-depth blocking at 16-inch spacing shall beprovided between the parallel framing members to each side of the shear wall. (CRCR602.10.8)23. Floor member bearing. The ends of each floor joist, beam, or girder shall haveminimum 1-1/2 inches of bearing on wood or metal and minimum 3 inches of bearingon masonry or concrete except where supported on a 1-inch-by-4-inch ribbon stripand nailed to the adjoining stud or by the use of approved joist hangers. (CRCR502.6)24. Floor joist lap. Floor joists framing opposite sides over a bearing support shall lapminimum 3 inches and shall be nailed together within minimum 3 10d face nails. Awood or metal splice with strength equal to or greater than that provided by the lap ispermitted. (CRC R502.6.1)25. Floor joist-to-girder support. Floor joists framing into the side of a wood girdershall be supported by approved framing anchors or on ledger strips minimumnominal 2 inches by 2 inches. (CRC R502.6.2)26. Floor joist lateral restraint. Floor joists shall be supported laterally at ends andeach intermediate support by minimum 2-inch full-depth blocking, by attachment tofull-depth header, band joist, or rim joist, to an adjoining stud, or shall be otherwiseprovided with lateral support to prevent rotation. (CRC R502.7)27. Floor joist bridging. Floor joists exceeding nominal 2 inches by 12 inches shall besupported laterally by solid blocking, diagonal bridging (wood or metal), or acontinuous 1-inch-by-3-inch strip nailed across the bottom of joists perpendicular tojoists at maximum 8-foot intervals. (CRC R502.7.1)28. Framing of floor openings. Openings in floor framing shall be framed with a headerand trimmer joists. When the header joist span does not exceed 4 feet, the headerjoist may be a single member the same size as the floor joist. Single trimmer joistsmay be used to carry a single header joist located within 3 feet of the trimmer joistbearing. When the header joist span exceeds 4 feet, the trimmer joists and headerjoist shall be doubled and of sufficient cross section to support the floor joists framinginto the header. Approved hangers shall be used for the header-joist-to-trimmer-joistconnections when the header joist span exceeds 6 feet. Tail joists over 12 feet longshall be supported at the header by framing anchors or on ledger strips minimum 2inches by 2 inches. (CRC R502.10)E. Wood Framing (Continued)29. Girders. Girders for single-story construction or girders supporting loads from asingle floor shall not be less than 4 inches by 6 inches for spans 6 feet or less,provided that girders are spaced not more than 8 feet on center. Other girders shallbe designed to support the loads specified in the CBC. Girder end joints shall occurover supports. When a girder is spliced over a support, an adequate tie shall beprovided. The ends of beams or girders supported on masonry or concrete shall nothave less than 3 inches of bearing. (CBC 2308.7)30. Ridges, hips, and valleys. Rafters shall be framed to a ridge board or to each otherwith a gusset plate as a tie. Ridge boards shall be minimum 1-inch nominalthickness and not less in depth than the cut end of the rafter. At all valley and hips,there shall be a valley or hip rafter not less than 2-inch nominal thickness and notless in depth than the cut end of the rafter. Hip and valley rafters shall be supportedat the ridge by a brace to a bearing partition or be designed to carry and distributethe specific load at that point. Where the roof pitch is less than 3:12 slope (25%gradient), structural members that support rafters and ceilings joists, such as ridges,hips, and valleys, shall be designed as beams. (CRC R802.3)31. Ceiling joist and rafter connections. Ceiling joists and rafters shall be nailed toeach other per CRC Table R802.5.1(9), and the rafter shall be nailed to the wall topplate per CRC Table R602.3(1). Ceiling joists shall be continuous or securely joinedper CRC Table R802.5.1(9) where they meet over interior partitions and are nailedto adjacent rafters to provide a continuous tie across the building when such joistsare parallel to rafters. Where ceiling joists are not connected to the rafters at thewall top plate, joists connected higher in the attic shall be installed as rafter ties, orrafter ties shall be installed to provide a continuous tie. Where ceiling joists are notparallel to rafters, rafter ties shall be installed. Rafter ties shall be minimum 2 inchesby 4 inches nominal, installed per CRC Table R802.5.1(9), or connections ofequivalent capacities shall be provided. Where ceilings joists or rafter ties are notprovided, the ridge formed by these rafters shall be supported by a wall orengineer-designed girder. (CRC R802.3.1)32. Ceiling joists lapped. Ends of ceiling joists shall be lapped minimum 3 inches orbutted over bearing partitions or beams and toenailed to the bearing element.Where ceiling joists provide resistance to rafter thrust, lapped joists shall be nailedtogether per CRC Table R602.3(1) and butted joists shall be tied together in amanner to resist such thrust. (CRC R802.3.2)33. Collar ties. Collar ties or ridge straps to resist wind uplift shall be connected in theupper third of the attic space. Collar ties shall be a minimum 1 inch by 4 inchesnominal and spaced at maximum 4 feet on center. (CRC R802.3.1)34. Purlins. Purlins installed to reduce the span of rafters shall be sized not less thanthe required size of the rafters they support. Purlins shall be continuous and shallbe supported by 2-inch-by-4-inch nominal braces installed to bearing walls at aminimum 45-degree slope from horizontal. The braces shall be spaced maximum 4feet on center with a maximum 8-foot unbraced length. (CRC R802.5.1)35. Roof/ceiling member bearing. The ends of each rafter or ceiling joist shall havenot less than 1-1/2 inches of bearing on wood or metal and not less than 3 inches ofbearing on masonry or concrete. (CRC R802.6)36. Roof/ceiling member lateral support. Roof framing members and ceiling joistswith a nominal depth-to-thickness ratio exceeding 5:1 shall be provided with lateralsupport at points of bearing to prevent rotation. (CRC R802.8)37. Roof/ceiling bridging. Rafters and ceiling joists with a nominal depth-to-thicknessratio exceeding 6:1 shall be supported laterally by solid blocking, diagonal bridging(wood or metal), or a continuous 1-inch-by-3-inch wood strip nailed across therafters or ceiling joists at maximum 8-foot intervals. (CRC R802.8.1)38. Framing of roof/ceiling openings. Openings in roof and ceiling framing shall beframed with a header and trimmer joists. When the header joist span does notexceed 4 feet, the header joist may be a single member the same size as the ceilingjoist or rafter. Single trimmer joists may be used to carry a single header joistlocated within 3 feet of the trimmer joist bearing. When the header joist spanexceeds 4 feet, the trimmer joists and header joist shall be doubled and of sufficientcross section to support the ceiling joists or rafters framing into the header.Approved hangers shall be used for the header-joist-to-trimmer-joist connectionswhen the header joist span exceeds 6 feet. Tail joists over 12 feet long shall besupported at the header by framing anchors or on ledger strips minimum 2 inches by2 inches. (CRC R502.10)39. Roof framing above shear walls. Rafters or roof trusses shall be connected to topplates of shear walls with blocking between the rafters or trusses. (CRC R602.10.8)40. Roof diaphragm under fill framing. Roof plywood shall be continuous underCalifornia fill framing.41. Roof diaphragm at ridges. Minimum 2-inch nominal blocking required for roofdiaphragm nailing at ridges.42. Blocking of roof trusses. Minimum 2-inch nominal blocking required betweentrusses at ridge lines and at points of bearing at exterior walls.43. Truss clearance. Minimum 1/2-inch clearance required between top plates ofinterior non-bearing partitions and bottom chords of trusses.44. Drilling, cutting, and notching of roof/floor framing. Notches in solid lumberjoists, rafters, blocking, and beams shall not exceed one-sixth the member depth,shall be not longer than one-third the member depth, and shall not be located in themiddle one-third of the span. Notches at member ends shall not exceed one-fourththe member depth. The tension side of members 4 inches or greater in nominalthickness shall not be notched except at member ends. The diameter of holes boredor cut into members shall not exceed one-third the member depth. Holes shall notbe closer than 2 inches to the top or bottom of the member or to any other holelocated in the member. Where the member is also notched, the hole shall not becloser than 2 inches to the notch. (CRC R502.8.1)45. Exterior landings, decks, balconies, and stairs. Such elements shall be positivelyanchored to the primary structure to resist both vertical and lateral forces or shall bedesigned to be self-supporting. Attachment shall not be accomplished by use oftoenails or nails subject to withdrawal. (CRC R311.3)46. Fireblocking. Fireblocking shall be provided in the following locations (CRCR302.11 and CRC R1003.19):a.In concealed spaces of stud walls and partitions, including furred spaces, andparallel rows of studs or staggered studs, as follows:i.Vertically at the ceiling and floor levelsii.Horizontally at intervals not exceeding 10 feetb.At all interconnections between concealed vertical and horizontal spaces such asoccur at soffits, drop ceilings, and cove ceilingsc.In concealed spaces between stair stringers at the top and bottom of the rund.At openings around vents, pipes, ducts, cables and wires at ceiling and floor level,with an approved material to resist the free passage of flame and products ofcombustione.At chimneys and fireplaces per item E.49f.Cornices of a two-family dwelling at the line of dwelling-unit separation47. Fireblocking materials. Except as otherwise specified in items E.48 and E.49,fireblocking shall consist of the following materials with the integrity maintained(CRC R302.11.1):a.Two-inch nominal lumberb.Two thicknesses of one-inch nominal lumber with broken lap jointsc.One thickness of 23/32-inch wood structural panel with joints backed by23/32-inch wood structural paneld.One thickness of 3/4-inch particleboard with joints backed by 3/4-inchparticleboarde.1/2-inch gypsum boardf.1/4-inch cement-based millboardg.Batts or blankets of mineral or glass fiber of other approved materials installed insuch a manner as to be securely retained in place. Batts or blankets of mineral orglass fiber or other approved non-rigid materials shall be permitted for compliancewith the 10-foot horizontal fireblocking in walls constructed using parallel rows ofstuds or staggered studs. Unfaced fiberglass batt insulation used as fireblockingshall fill the entire cross-section of the wall cavity to a minimum height of 16 inchesmeasured vertically. When piping, conduit, or similar obstructions areencountered, the insulation shall be packed tightly around the obstruction.Loose-fill insulation material shall not be used as a fireblock unless specificallytested in the form and manner intended for use to demonstrate its ability to remainin place and to retard the spread of fire and hot gases.48. Fireblocking at openings around vents, pipes, ducts, cables, and wires atceiling and floor level. Such openings shall be fireblocked with an approvedmaterial to resist the free passage of flame and products of combustion. (CRCR302.11)I. (CALGreen) Requirements (Continued)2. Water conserving plumbing fixtures and fittings. Plumbing fixtures andfittings shall comply with the following per CalGreen 4.303.1:a.Water closets: Maximum 1.28 gallons per flushb.Urinals: Maximum 0.5 gallons per flushc.Single showerheads: Maximum flow rate of 2.0 gallons per minute at 80 psid.Multiple showerheads serving one shower: Maximum combined flow rate of 2.0gallons per minute at 80 psie.Lavatory faucets: Maximum flow rate of 1.2 gallons per minute at 60 psi,minimum flow rate of 0.8 gallons per minute at 20 psif.Kitchen faucets: Maximum flow rate of 1.8 gallons per minute at 60 psi Exception: Temporary increase allowed to maximum 2.2 gallons per minute at 60psi if faucet defaults back to maximum 1.8 gallons per minute at 60 psi3. Irrigation controllers. Automatic irrigation system controllers for landscapingshall comply with the following (CalGreen 4.304.1):a.Controllers shall be weather- or soil moisture-based controllers that automaticallyadjust irrigation in response to changes in plants' needs as weather conditionschange.b.Weather-based controllers without integral rain sensors or communicationsystems that account for local rainfall shall have a separate wired or wireless rainsensor which connects or communicates with the controller(s). Soil moisture-basedcontrollers are not required to have rain sensor input.4. Joints and openings. Openings in the building envelope separating conditionedspace from unconditioned space needed to accommodate utility and other penetrationsmust be sealed in compliance with the California Energy Code. (CALGreen 4.406.1) Exception: Annular spaces around pipes, electric cables, conduits or otheropenings in plates at exterior walls shall be protected against the passage ofrodents by closing such opening with cement mortar, concrete masonry or asimilar method acceptable to the enforcing agency.5. Construction waste reduction, disposal, and recycling. Reduce and/orsalvage for reuse a minimum of 65 percent of the nonhazardous construction anddemolition debris. (CALGreen 4.408.1) Exception: Excavated soil and land-clearing debris. Exception: Alternate waste reduction methods developed by working with localagencies if diversion or recycle facilities capable of compliance with this item donot exist or are not located reasonably close to the jobsite The County of San Diego, Department of Public Works, Construction &Demolition (C&D) Facilities Guide is online at:http://www.sdcounty.ca.gov/dpw/recycling/Files/Construction_Guide_SJ8_Pgs_1-27.pdf.6. Construction waste management plan. A construction waste management planshall be prepared and available on site during construction. Documentationdemonstrating compliance with the plan shall be accessible during construction for theenforcing agency. (CALGreen 4.408.2) The plan:a. Identify the construction and demolition waste materials to be diverted fromdisposal by recycling, reuse on the project or salvage for future use or saleb. Specify if construction and demolition waste materials will be sorted on-site(source-separated) or bulk mixed (single stream)c. Identify diversion facilities where the construction and demolition waste materialswill be takend. Identify construction methods employed to reduce the amount of construction anddemolition waste generatede. Specify that the amount of construction and demolition waste materials divertedshall be calculated by weight or volume, but not by both7. Operation and maintenance manual. Prior to final inspection, a manual,compact disc, web-based reference, or other acceptable media which includes all of thefollowing shall be placed in the building (CALGreen 4.410.1):a.Directions to owner or occupant that manual shall remain with the buildingthroughout the life cycle of the structure.b.Operation and maintenance instructions for the following:i.Equipment and appliances, including water-saving devices and systems, HVACsystem, photovoltaic systems, water-heating systems and other major appliancesand equipment.ii.Roof and yard drainage, including gutters and downspouts.iii.Space conditioning systems, including condensers and air filters.iv.Landscape irrigation systems.v.Water reuse systems.c.Information from local utility, water, and waste recovery providers on methods tofurther reduce resource consumption, including recycle programs and locations.d.Public transportation and/or carpool options available in the area.e.Educational material on the positive impacts of an interior relative humiditybetween 30-60 percent and what methods an occupant may use to maintain therelative humidity level in that range.f.Information about water-conserving landscape and irrigation design andcontrollers which conserve water.g.Instructions for maintaining gutters and downspouts and the importance ofdiverting water at least 5 feet away from the foundation.h.Information on required routine maintenance measures, including, but not limitedto, caulking, painting, grading around the building, etc.i.Information about state solar energy and incentive programs available.j.A copy of all special inspection verifications required by the enforcing agency orcode.8. Covering of duct openings and protection of mechanical equipment duringconstruction. At the time of rough installation or during storage on the constructionsite and until final startup of the heating and cooling equipment, all duct and otherrelated air distribution component openings shall be covered with tape, plastic,sheetmetal or other methods acceptable to the enforcing agency to reduce the amountof dust or debris which may collect in the system. (CALGreen 4.504.1)9. Adhesives, sealants, caulks, paints, and coatings pollutant control.Adhesives (including carpet adhesives), sealants, caulks, paints, and coatings shallcomply with VOC limits per CALGreen 4.504.2. Verification of compliance shall beprovided at the request of the enforcing agency. (CALGreen 4.504.2.1)10. Carpet systems. All carpet installed in the building interior shall meet the testingand product requirements of one of the following (CALGreen 4.504.3):a.Carpet and Rug Institute's Green Label Plus Program (all carpet cushion mustmeet the requirements of this program).b.California Department of Public Health Standard Practice for the testing of VOCs(Specification 01350).c.NSF/ANSI 140 at the Gold level.d.Scientific Certifications Systems Indoor Advantage™ Gold.11. Resilient flooring systems. At least 80 percent of the floor area receivingresilient flooring shall comply with one of or more of the following (CALGreen 4.504.4):a. VOC emission limits defined in the Collaborative for High Performance Schools(CHPS) High Performance Products Databaseb. Products compliant with CHPS criteria certified under the Greenguard Children &Schools programc. Certification under the Resilient Floor Covering Institute (RFCI) FloorScoreprogramd. Meet the California Department of Public Health, “Standard Method for theTesting and Evaluation of Volatile Organic Chemical Emissions from Indoor SourcesUsing Environmental Chambers," Version 1.1, February 2010 (also known asSpecification 01350)12. Composite wood products. Hardwood plywood, particleboard and mediumdensity fiberboard composite wood products used on the interior or exterior of thebuilding shall meet the requirements for formaldehyde as specified in ARB's Air ToxicsControl Measure for Composite Wood (17 CCR 93120 et seq.) by or before the datesspecified in those sections, as shown in CalGreen Table 4.504.5. The following limitsare in parts per million (CALGreen 4.504.5):a. Hardwood plywood veneer core 0.05b. Hardwood plywood composite core 0.05c. Particle board 0.09d. Medium-density fiberboard (MDF) 0.11e. Thin MDF (5/16 inch or less) 0.13TABLE R602.3(1)FASTENER SCHEDULE FOR STRUCTURAL MEMBERSE. Wood Framing (Continued)49. Fireblocking of chimneys and fireplaces. All spaces between chimneys andfloors and ceilings through which chimneys pass shall be fireblocked withnoncombustible material securely fastened in place. The fireblocking of spacesbetween chimneys and wood joists, beams, or headers shall be self-supporting orbe placed on strips of metal or metal lath laid across the spaces betweencombustible material and the chimney. (CRC R1003.19)50. Draftstopping. In combustible construction where there is usable space bothabove and below the concealed space of a floor/ceiling assembly, draftstops shallbe installed so that the area of the concealed space does not exceed 1000 squarefeet. Draftstopping shall divide the concealed space into approximately equalareas. Where the assembly is enclosed by a floor membrane above and a ceilingmembrane below, draftstopping shall be provided in floor/ceiling assemblies underthe following circumstances (CRC R302.12):a.Ceiling is suspended under the floor framingb.Floor framing is constructed of truss-type open-web or perforated members51. Draftstopping materials. Draftstopping shall not be less than 1/2-inch gypsumboard, 3/8-inch wood structural panels, or other approved materials adequatelysupported. Draftstopping shall be installed parallel to the floor framing membersunless otherwise approved by the building official. The integrity of draftstops shallbe maintained. (CRC R302.12.1)52. Combustible insulation clearance. Combustible insulation shall be separatedminimum 3 inches from recessed luminaires, fan motors, and other heat-producingdevices. (CRC R302.14)F. General Material Specifications1. Lumber. All joists, rafters, beams, and posts 2-inches to 4-inches thick shall be No.2 grade Douglas Fir-Larch or better. All posts and beams 5 inches and thicker shallbe No. 1 grade Douglas Fir-Larch or better. Studs not more than 8 feet long shallbe stud-grade Douglas Fir-Larch or better when supporting not more than one floor,roof, and ceiling. Studs longer than 8 feet shall be No. 2 grade Douglas Fir-Larch orbetter.2. Concrete. Concrete shall have a minimum compressive strength of 2,500 psi at 28days and shall consist of 1 part cement, 3 parts sand, 4 parts 1-inch maximum sizerock, and not more than 7-1/2 gallons of water per sack of cement. (CRC R402.2)3. Mortar. Mortar used in construction of masonry walls, foundation walls, andretaining walls shall conform to ASTM C 270 and shall consist of 1 part portlandcement, 2-1/4 to 3 parts sand, and 1/4 to 1/2 part hydrated lime. (CBC 2103.2)4. Grout. Grout shall conform to ASTM C 476 and shall consist of 1 part portlandcement, 1/10 part hydrated lime, 2-1/4 to 3 parts sand, and 1 to 2 parts gravel.Grout shall attain a minimum compressive strength of 2,000 psi at 28 days. (CBC2103.3)5. Masonry. Masonry units shall comply with ASTM C 90 for load-bearing concretemasonry units. (CBC 2103.1)6. Reinforcing steel. Reinforcing steel used in construction of reinforced masonry orconcrete structures shall be deformed and comply with ASTM A 615. (CBC 2103.4)7. Structural steel. Steel used as structural shapes such as wide-flange sections,channels, plates, and angles shall comply with ASTM A36. Pipe columns shallcomply with ASTM A53. Structural tubes shall comply with ASTM A500, Grade B.8. Fasteners for preservative-treated wood. Fasteners for preservative-treated andfire-retardant-treated wood - including nuts and washers -- shall be of hot dippedzinc-coated galvanized steel, stainless steel, silicon bronze, or copper. (CRCR317.3.1)Exception: 1/2-inch diameter or greater steel boltsException: Fasteners other than nails and timber rivets may be of mechanicallydeposited zinc-coated steel with coating weights in accordance with ASTM B 695,Class 55 minimumException: Plain carbon steel fasteners acceptable in SBX/DOT and zinc boratepreservative-treated wood in an interior, dry environment9. Fasteners for fire-retardant-treated wood. Fasteners for fire-retardant-treatedwood used in exterior applications or wet or damp locations shall be of hot dippedzinc-coated galvanized steel, stainless steel, silicon bronze, or copper. (CRCR317.3.3)G.Roofing and Weatherproofing1. Roof covering. All roof covering shall be installed per applicable requirements ofCBC 1507. Roof coverings shall be at least Class A rated in accordance withASTM E 108 or UL 790, which shall include coverings of slate, clay or concrete rooftile, exposed concrete roof deck, ferrous or copper shingles or sheets. (CountyBuilding Code 92.1.1505.1)2. Roof flashing. Flashing shall be installed at wall and roof intersections, at gutters,wherever there is a change in roof slope or direction, and around roof openings.Where flashing is of metal, the metal shall be corrosion-resistant with a thickness ofnot less than 0.019 inch (No. 26 galvanized sheet). (CRC R903.2.1)3. Crickets and saddles. A cricket or saddle shall be installed on the ridge side ofany chimney or penetration more than 30 inches wide as measured perpendicularto the slope. Cricket or saddle covering shall be sheet metal or the same materialas the roof covering. (CRC R903.2.2)4. Water-resistive barrier. A minimum of one layer of No. 15 asphalt felt shall beattached to studs or sheathing of all exterior walls. Such felt or material shall beapplied horizontally, with the upper layer lapped over the lower layer minimum 2inches. Where joints occur, felt shall be lapped minimum 6 inches. The felt shall becontinuous to the top of walls and terminated at penetrations and buildingappendages in a manner to maintain a weather-resistant exterior wall envelope.(CRC R703.2)5. Wall flashing. Approved corrosion-resistant flashing shall be applied shinglefashion at the following locations to prevent entry of water into the wall cavity orpenetration of water to the building structural framing components (CRC R703.8):a.Exterior door and window openings, extending to the surface of the exterior wallfinish or to the water-resistive barrier for subsequent drainageb.At the intersection of chimneys or other masonry construction with frame orstucco walls, with projecting lips on both sides under stucco copingsc.Under and at the ends of masonry, wood, or metal copings and sillsd.Continuously above all projecting wood trime.Where exterior porches, decks, or stairs attach to a wall or floor assembly ofwood-frame constructionf.At wall and roof intersectionsg.At built-in gutters6. Dampproofing. Dampproofing materials for foundation walls enclosing usablespace below grade shall be installed on the exterior surface of the wall, and shallextend from the top of the footing to finished grade. (CRC R406.1)7. Weep screed. A minimum 0.019-inch (No. 26 galvanized sheet gage),corrosion-resistant weep screed or plastic weep screed with a minimum verticalattachment flange of 3-1/2 inches shall be provided at or below the foundation plateline on exterior stud walls in accordance with ASTM C 92. The weep screed shallbe placed a minimum 4 inches above the earth or 2 inches above paved areas andshall be of a type allowing trapped water to drain to the exterior of the building.(CRC R703.7.2.1)H. Grading and soils1. Grading permit. Grading permit required if volume of earth moved exceeds 200cubic yards or if any cuts or fills exceed 8 feet in height/depth. (County GradingOrdinance 202)2. Compaction report. Compaction report required for fill material 12 inches or morein depth. (CBC 1803.5.8)I. Green Building Standards Code (CALGreen) Requirements1. Applicability. CalGreen residential mandatory measures shall apply to every newlyconstructed building or structure and within any addition or alteration increasing abuilding's conditioned area, volume, or size. (CalGreen 101.3, CalGreen 301.1.1)Exception: All residential buildings undergoing permitted alterations, additions, orimprovements shall replace noncompliant plumbing fixtures with water-conservingplumbing fixtures per CalGreen 301.1.1 and CalGreen 4.303.1I. (CALGreen) Requirements (Continued)13. Moisture content of building materials. Building materials withvisible signs of water damage shall not be installed. Wall and floorframing shall not be enclosed when the framing members exceed 19percent moisture content. Moisture content shall be verified incompliance with the following (CALGreen 4.505.3):a.Moisture content shall be determined with either a probe-type orcontact-type moisture meter.b.Moisture readings shall be taken at a point 2 feet to 4 feet from thegrade stamped end of each piece to be verified.c.At least three random moisture readings shall be performed on walland floor framing with documentation acceptable to the enforcingagency provided at the time of approval to enclose the wall and floorframing.Insulation products which are visibly wet or have high moisturecontent shall be replaced or allowed to dry prior to enclosure in wall orfloor cavities. Wet-applied insulation products shall follow themanufacturers' drying recommendations prior to enclosure.14. Bathrooms with a bathtub and/or shower shall be mechanicallyventilated per the following (CalGreen 4.506.1):a.Fans shall be ENERGY STAR compliant and ducted to terminateoutside buildingb.Unless functioning as a component of a whole-house ventilationsystem, fans shall have humidity controls capable of adjustment -manually or automatically -- between a relative humidity range of 50%to 80%.15. Heating and air-conditioning system design. Heating andair-conditioning systems shall be sized, designed, and have theirequipment selected using the following methods (CALGreen 4.507.2):a.The heat loss and heat gain is established according to ANSI/ACCA 2Manual J, ASHRAE handbooks, or other equivalent design softwareor methods.b.Duct systems are sized according to ANSI/ACCA 1 Manual D 2009,ASHRAE handbooks, or other equivalent design software or methods.c.Select heating and cooling equipment according to ACCA 36-SManual S or other equivalent design software or methods GN-25 of 12Sheet Title:Date:Sheet:Sheet:Plan Prepared By:Ian PajeRev. Date By Cal-Green Notes RESERVING COMMON LAW COPYRIGHT: THESE PLANS AND DRAWINGS ARE NOT TO BE REPRODUCED, COPIED OR CHANGED IN ANYWAY WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT THE EXPRESSED WRITTEN CONSENT OF M.A.DESIGN & DRAFTING SERVICES. Ciarmoli Residence and Accessory Unit 4205 Skyline Road, Carlsbad, CA 92008 Ciarmoli ResidenceCDP 2017‐0068 Location MapEASTPOINTEAVP A L I S A D E S DRHILLSIDEDRTAMARACKAVSUNNYHILLDRS K Y L I N E R D NEBLINA DRMACARTHURAVTELESCOPEAVH IG H R ID G EA VBEACH BLUFF RDCLEARVIEW DR P A LI SA D E S D R HILLSIDEDRCRESCENTPOINTRDKIRK PLAVILA AVEASTPOINTEAVTAMARACKAVNEBLINA DRSUNNYHILLDRMAC ARTHUR AVTELESCOPEAVBEACH BLUFF RDH IG H R IDG EAVS K Y L IN E R D CLEARVIEW DR0300600150FeetCDP 2017-0068Ciarmoli Residence Existing Residence Proposed ElevationsNorth West ElevationNorth East Elevation Proposed ElevationsSouth East ElevationSouth West Elevation Project Analysis•R‐4 Residential General Plan Land Use Designation;•One‐Family Residential Zone (R‐1, CMC Chapter 21.10);•Coastal Development Regulations for the Mello II Segment of the Local Coastal Program;•Inclusionary Housing Ordinance (CMC Chapter 21.85); and•Growth Management (CMC Chapter 21.90). RecommendationThat the Planning CommissionADOPTPlanningCommission Resolution No. 7305APPROVINGCoastal Development Permit CDP 2017‐0068 basedupon the findings and subject to the conditionscontained therein.