HomeMy WebLinkAboutCDP 2019-0026; LEWISTON ADU; Planning Commission/
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.,____,._ REAR YARD
SETBACK
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PROPOSED
A.D.U.
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1 O'
REAR YAVD __ _
SET BACK
LINE
EXISTING
RESIDENCE
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SITE PLAN
NOTE:
NO PROPOSED IRRIGATED LANDSCAPING.
TOTAL BUILDING COVERAGE
CALCULATIONS:
EXISTING LIVING, AND GARAGE= 1,985 SQ. FT.
PROPOSED LIVING= 638 SQ. FT.= TOTAL 2,623 SQ. FT.
LOT COVERAGE: TOTAL: 2,623/13, 104 = 20.0%
EXISTING
CONCRETE
PATIO
EXISTING
CEREUS
CT.
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LEWSTON CDP 2019-0026
RESIDENCE
1730 CEREUS CT
CARLSBAD,CA
CITY OF CARLSBAD
Administrative Permit
CaseNo.Gbf :lo/Cf-00/16
"A" ~B" -JI/ 7 Exibit No. _ -Date 13(.}'1 , i
CODE SUMMARY & NOTES
THIS PROJECT SHALL COMPLY WITH THE, 2016 CA RESIDENTIAL CODE, THE 2016 CBC, THE 2016 CEC,
THE 2016 CRC, THE2016 CMG, THE 2016 CPC, THE 2016 CFC, THE 2016 CA ENERGY CODE.
AH chimneys attached to any appliance or fireplace that bums solid fuel shall be equipped with an approved spark arrester.
The net free area of the spark arrester shall be not less than four times the net free area of the outlet of the chimney. The spark arrester
screen shall have heat and corrosion resistance equivalent to 12 gauge wire. 19 gauge galvanized wire, or 24 gauge stainless steel. Openings
shall not permit the passage of spheres having a diameter of less than 3/8 inch.
Fire stops at the following locations per Section 720:
a. In concealed spaces of stud walls and partitions, including furred spaces, at ceiling and floor levels and at 10 foot intervals, both
vertical and horizontal index.
b. At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings and cove ceilings
c. In concealed spaces between stair stringers at the top and bottom of the run and between studs along and inline with run of stairs
if the walls under the stairs are unfinished.
d. In openings around vents, pipes, ducts, chimneys, fireplaces, and similar openings which afford a passage forfire at ceiling and
floor levels, with non-combustible materials.
Gas and non-combustible piping in walls, passing through three floors or less, shall be effectively draft stopped at each
floor or ceiling.
The discharge point for exhaust air shall be at least 3 feet from any opening into the building.
Nailing will be in compliance with Table2304.9.1.
Hald-down anchors must be tied in place prior ta foundation inspection.
All weather-exposed surfaces shall have a weather-resistive barrler to protect the interior wall covering. Exterior openings
shall be flashed in such a manner as to make them weatherproof."
If trusses are used, each truss shall be legibly branded, marked, or otherwise have permanenUy affixed thereto the following
information located within 2 ft. of the center of the span on the· bottom chord: (a} Identity of the co. manufacturing the truss,
(b) The design load, (c) The spacing of the trusses.
ROOF DIAPHRAGM:
15/32" plywood; Structural 11; CDX unblocked P.I. index 32/16; 8d at a~ o.c. edge & boundary nails; 8d at 12" o.c. field nails.
Use starter board or CCX plywood at eaves.
Attic ventilation openings shall be covered with corrosion-resistant metal mesh with mesh openings of 1/4-inch in dimension." Section 1503.5.
FLOOR DIAPHRAGM;
3/4" plywood, Structural 11 flue-nailed floor, unblocked P.l. index 48/24; 10d at 6D o.c. edge & boundary nails; 10" o.c. field nails
PLUMBING:
New water closets and associated flushometer valves, if any, shall use no more than 1.28 gallons per flush and shall meet performance
standards established by the American National Standards institute Standard A112.19.2; and urinals and associatedflushometer
valves, if any, shall use no mare than 1/2 gallon per flush and shall meet performance standards established by the.American National
Standards Institute Standard A112.19.2 H&S Code, Section 17921.3 (b}
Shower stalls shall accommodate a 30"circle and a minimum floor area of 1,024 sq. in. UPC sect. 410.4
In showers and tub-shower combinations, control valves shall be pressure-balanced or have a thermostatic mixing bowl. UPC 412.7
ELECTRICAL:
Electrical outlets shalf be installed in accordance with NEC. All 125v, single phase, 15 or 20 Amp convenience outlets in bathrooms,
kitchen counter top (s) within 2 feet of the kitchen sink, outdoors, and in garages and basements (other than for laundry and similar
equipment) and wet bar sinks shall be GFI protected. NEC. Receptacle outlet locations shall comply with NEC. Electrical system
grounding to be provided per NEC. GFI protection shall comply with the NEC.
Lighting outlets controlled by a wall switch shall be provided in accordance with the NEC.
All light fod:ures, including those installed in closets, shall comply with the NEC. Fluorescent fixtures must be of the ballasted type
than can only accept fluorescent tubes with a minimum efficiency of 40 I um ens per watt. In bathrooms, all fixtures must be of high
efficiency style AND controlled by a manually-on occupancy sensor, i.e. above the water closet, lavatory sinks, shower, tub, and in the
middle of the bathroom. All other rooms require installed fixtures to be high efficiency or be controlled by a manually-on occupancy
sensor or dimmer. Outdoor lighting fixtures are required to be high efficiency or controlled by a combination of photocontrol/motion serisor.
Smoke detectors shall be located (a) Inside each bedroom, (b) Centrally located in corridor or area giving access to sleeping rooms, (c) .
On each story, (d). in the basement if part of the dwelling unit, (e) When sleepirg rooms are upstairs at the upper level in close pro.ximitto the stair.;,
(f) In rooms adjacent to hallways serving bedrooms, when such rooms have a ceiling 24 in. or mare above the ceiling height in the hallway
ENERGY:
All new glazing (fenestration) wilf be installed with a certifying label attached, show the U-value. Manufactured windows shall have a Jabel(s)
attached, indicating certification by the NFRC and compliance with the energy calculations.
Cloth-backed ducttape is no longer permitted as the sole connection for mechanical ducting. Duct tape, as a min. shall meetthe
requirements of UL 181A or B, or additional duct attachment devices such as tie wraps or mastic shall be required for installing mechanical ducting
AU. INSTAU.ED LUMINAlRES SHALL BE HIGH-EFFICACYWITH WE TABLE 150.-A. llGHT SOURCES THAT ARE NOT MARKED "JAS-2016-E" SHALL NOT
BE INSTALLED JN ENCLOSED LUMlNAJRES. ES 150.0{K)
IN BATHROOMS, GARAG~ LAUNDRY ROOMS, AND UTILITY ROOMS AT LEAST ONE LUMINAlRE SHALL BE CONTROLED BY A VACANCY SENSOR.
DIMMERS OR VACANCY SENSORS SHALL CONTROL ALL LED STYLE LUMJNARES. TWO EXCEPTIONS: FIXTURE INSTALLED IN HALLWAYS OR (CLOSET UNDER 70 SQUARE FEET) RECESSED CAN LIGHT FIXTURES SHALL BE IC LISTEO, AJR-TIGHT LABELED, AND NOT BE EQUIPPED WITH A STANDARD MEDIUM BASE SCREW SHELL LAMP HOLDER. ES 105.0(K)
SF□ OUTDOOR LIGHTING FIXTURES THAT ARE ATTACHED TO A BUILDING ARE R':QUIRED TO BE HIGH EFFICACY, SE MANUALLY ON/OFF SWITCH CONTROLLED. AND HAVE BOTH MOTIION SENSOR AND PHOTOCELL CONTROL. SEE ES 150.0(K) 3 FOR ADDITIONAL CONTROL OPTIONS.
NOTE:
NO GRADING IS PROPOSED
FINISH GRADE SHALL FALL A MINIMUM OF 5% WITHIN
THE FIRST 10 FT. (2% FOR IMPERVIOUS SURFACES)
BATHROOM EXHAUST FANS WHICH EXHAUST DIRECTLY FROM BATHROOMS SHALL COMPLY WITH CGBS 4.506.
COMPLIANCE WITH THE DOCUMENTATION REQUIREMENTS OF THE 2016 ENERGY EFFICIENCY STANDARDS-IS
NECESSARY FOR THIS PROJECT_ REGISTERED, SIGNED, AND DATED COPIES OF THE CF1R, CF2R. AND CF3R
FORMS SHALL BE MADE AVAILABLE AT NECESSARY INTERVALS FOR BUILDING INSPECTOR REVIEW. FINAL
COMPLETED FORMS WILL BE AVAILABLE FOR THE BUILD\NG OWNER.
SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE REGISTERED DESIGN
PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING
OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED
AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDING.
THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS
HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.
ANY EX!STING SMOKE ALARMS THAT ARE MORE THAN 10 YEARS OLD·WILL BE REPLACED. SECTION R3-14.3.2.
RECEPTACLE OUTLET LOCATIONS WILL COMPLY WITH CEC ARTICLE 210.52.
TAMPER RESISTANT RECEPTACLES FOR ALL RECEPTACLES IN A DWELLING 210.52.
RECEPT AGLE OUTLET LOCATIONS WILL COMPLY WITH CEC ARTICLE 210.52.
WEATHER RESISTANT TYPE FOR ALL RECEPTACLES INSTALLED IN A DAMP OR WET LOCATION (OUTSIDE).
ARC-FAULT PROTECTION FOR ALL OUTLETS (NOT JUST RECEPTACLES) LOCATED IN ROOMS DESCRIBED IN
NEC 210.8(A): KITCHENS, LAUNDRY AREAS, FAMILY, LIVING, BEDROOMS, DINING, HALLS, ETC.
GFCJ PROTECTED OUTLETS FOR LOCATIONS DESCRIBED IN NEC 210.8: LAUNDRY AREAS, KITCHEN DISWAHERS,
KITCHENS, GARAGES, BATHROOMS, OUTDOORS, WITHIN 24' OF A SINK, ETC.
BATHROOM CIRCUITING SHALL BE EITHER" A 20AMPERE CIRCUITDEDICATED TO EACH BATHROOM, ORAT
LEAST ONE 20 AMPERE CURCUIT SUPPLYING ONLY BATHROOM RECEPTACLE OUTLETS.
THIS HOME WAS CONSTRUCTED BEFORE 1994, AS SUCH, EXISTING NON-COMPLIANT PLUMBING FIXTURES SHALL
BE REPLACED. CERTIFICATE OF COMPLIANCE SHALL BE GIVEN TO THE BUILDING INSPECTOR PRIOR TO FINAL
PERMIT APPROVAL. CALIFORNIA SB407.
THE CONTROL VALVES IN SHOWERS, BATHTUBS, AND BIDETS MUST BE PRESSURE BALANCED OR THERMOSTATIC
MIXING VALVES. CPC SECTIONS 408,409,410.
WATER CONSERVING FIXTURES: NEW WATER CLOSETS SHALL USE NO MORE THAN 1.28 GALLONS PER FLUSH, KITCHEN
FAUCETS MAY NOT EXCEED 1.8 GPM, LAVATORIES ARE LIMITED TO 1.5 GPM. AND SHOWERHEADS MAY NOT EXCEED
1.8 GPM OF FLOW. CPC SECTION 403 & 408.
ALL DOMESTIC HOT WATER PIPING IS REQ'D TO BE INSULATED AS FOLLOWS; 1/2'. PIPE, (1/2" INSULATION); 3/4" PIPE (1" INSULATION);
1" TO 1-1/2" PIPE (1-1/2" INSULATION). CPC 609.11 & ES 150.00.
a} IN ADDITION, THE 1/2" HOT WATER PIPE TO THE KITCHEN SINK, AND THE COLD WATER PIPE WITHIN 5' OF THE WATER HEATER BOTH
REQUIRED TO BE INSULATED W/ MIN 1" INSULATION. ES 150.0(J).
ANY PIPES BELOW GRADE HOT WATER PIPING IS REQUIRED TO BE INSTALLED IN A WATERPROOF AND NON-CRUSHABLE SLEEVE OR
CASING THAT ALLOWS FOR REPLACMENT OF BOTH THE PIPING AND INSULATION. ES 150.00)2
ALL NEW/REPLACEMENT WINDOWS ARE DUAL-PANE, WOOD OR VINYL FRAME, WITH
LOW-E GLASS, LI-VALUE= 0.34 OR LESS, AND SOLAR HEAT GAIN COEFFICIENT= 0.28 OR
LESS. NEW SKYLIGHTS MUST HAVE A LI-VALUE= 0.50 OR LESS, AND SHGC = 0.41 OR LESS.
NEW 2X4 EXTERIOR WALLS MUST BE INSULATED WITH R-13. NEW CEILING MUST BE
INSULATED WITH R-30. NEW 80 AFUE FURNACE IN ADDITION.
BUILDING-LEVEL HERS VERIFICATIONS: HIGH QUALITY INSULATION INSTALLATION (QII),
HVAC DISTRIBUTION SYSTEM VERIFICATIONS: DUCT SEALING, REQUIRED IF DUCT
SYSTEM COMPONENT, PLENUM, OR AIR HANDLING UNIT IS ALTERED.
SCOPE OF WORK:
CONSTRUCT NEW
ACCESSORY DWELLING UNIT:
638 SQ. FT.
EXIST.: 1,499 SQ. FT.
EXISTING GARAGE: 486 SQ. FT.
PROJECT DATA:
APN:
ZONE:
OCCUPANCY CLASSIFICATION:
DESCRIPTION OF USE:
CHANGE OF OCCUPANCY:
SPRINKLERS:
NUMBER OF STORIES:
BUILDING AREA:
TOTAL EXISTING 1ST FLOOR AREA:
TOT AL ADDED FLOOR AREA:
TOT AL DEMOLISHED FLOOR AREA:
TOT AL NEW FLOOR AREA:
215-502°20-00
R-1
V-N
R-4 RESIDENTIAL
NONE
NO
1.985 SQ. FT.
1,499 SQ. FT.
638SQ. FT.
0 SQ. FT.
2,13-7 SQ. FT.
LOT COVERAGE CALCULATIONS:
TOTAL SITE AREA: 13,104 SQ. FT.
EXISTING SITE COVERAGE: 1,985 SQ. FT. (15.1%)
2,876 SQ. FT. (20.0%) NEW SITE COVERAGE:
1
2
3
4
5
SHEET INDEX:
TITLE PAGE/SITE PLAN
PROPOSED FLOOR PLAN
CROSS SECTIONS
ELEVATIONS
FOUNDATION AND FRAMING LAYOUT
STRUCTURAL DETAILS
TITLE 24 INFO
TITLE 24 !NFO
GREEN BUILDING STANDARDS NOTES
WHEN A SHOWER IS PROVIDED WITH MUL TIPLESHOWER HEADS, THE SUM OF FLOW TO ALL THE HEADS SHALL NOT EXCEED 2.0 GPM AT 80 PSI, OR THE SHOWER SHALL BE DESIGNED SO THAT ONLY ONE HEAD ISONAT A TIME. CGCSECTION 4.303.1.3.2.
LAND IRRIGATION WATER LISE SHALL HAVE WEATHER.OR SOIL BASED CONTROLLERS. CGC SECTION 4.304.1.
A MINIMUM OF 65% OF CONSTRUCTION WASTE. IS TO BE RECYCLED. CGC SECTION 4.408.1.
CONTRACTOR SHALL SUBMIT A CONSTRUCTION WASTE MANAGEMENT PLAN, PER CGC S=CTION 4.408-.2.
BUILDER JS TO PROVIDE AN OPERATION MANUAL {CON"TAINING INFORMATION FOR MAINTAINING APPLIANCES, ETC.) FOR THE OWNER AT THE TIME OF FINAL INSPECTION-. CGC SECTION 4.410.1,
DURING CONSTRUCTION, ENDS OF OUCT OPENINGS ARE TO BE SEALED, ANO MECHANICAL EQUIPMENT IS TO BE COVERED.
CGC SECTION 4.504.1
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 WOOO PRODUCTS. CGC SECTION 4,504.2.
CONCRETE SLABS WILL BE PROVIDED WITH A CAPILLARY BREAK. CGC SECTION 4.505.2.1.
BUILDING MA.TERIALS WITH VISIBLE SIGNS OF WATER DAMAGE SHALL NOT BE INSTALLED. WALL AND FLOOR FRAMING SHALL NOT
BE ENCLOSED WHEN THE FRAMING MEMBERS EXCEED 19% MOISTURE CONTENT. SECTION 4.505.3 CGBSC.
MOISTURE CONTENT MUST BE VERIFIED IN COMPLIANCE WITH AU. OF THE FOLLOWING; 1) MOISTURE CONTENT MUST BE DETERMINED WITH EITHER A PROBE-TYPE OR CONTACT TYPE MOISTURE METER. 2) MOISTURE READINGS SHALL BE TAKEN A.TA POINT 2 TO 4 FEET FROM THE GRADE STAMPED END TO BE VERIFIED. 3) AT LEAST THREE RANDOM MOISTURE READINGS SHALL BE PERFORMED ON WALL AND FLOOR FRAMING WITH DOCUMENTATION TO ENCLOSE THE WALL AND FLOOR FRAMING. -suBJECT TO VERIFICATION DURING FIELD INSPECTION ...
PRIOR TO FINAL INSPECTION THE LICENSED CONTRACTOR, ARCHITECT, OR ENGINEER IN RESPONSIBLE CHARGE OF THE OVERALL CONSTRUCTION MUST PROVIDE TO THE BUILDING DEPARTMENT OFFICIAL WRITTEN VERIFICATION THAT ALL APPLICABLE PROVISIONS FROM THE GREEN BUILDING STANDARDS CODE HAVE BEEN IMPLEMENTED AS PART OF THE CONSTRUCTION. CGC SECTION 102.3
DEVELOP AN OPERATION AND MAINTENANCE MANUAL TO BE SUPPLIED TO THE OWNER AT FINAL INSPECTION SECTION 4.410.1 CGBSC.
GAS WATER HEATERS SHA!..L INCLUDE THE FOLLOWING COMPONENTS: A) AN ELECTRICAL RECEPTACLE WrTHIN 3 FEET OF THE WATER HEATER.
B)ACONOENSATE DRAIN THAT IS NO MORE THAN,! INCHES HIGHER THAN THE BASE OF THEWATERHEATERANOALLOWS NATURAL
DRAINING WITHOUT PUMP ASSISTANCE.
C) A GAS SUPPLY LINE WITH A CAPACITY OF AT LEAST 200,000 BTU/HOUR.
SHOWER THRESHOLDS SHALL BE SUFFICIENT WITH TO ACCOMMODATE A MINIMUM 22 INCH DOOR. SECTION 411.6 CPC.
VICINITY MAP
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OWNERS:
DAVE AND ANDREA
LEWSTON
ADDRESS:
1730 CEREUS CT
CARLSBAD, CA
SCOPE OF WORK:
ONSTRUCT NEW ADU
640 SQ. FT.
EXIST.: 1,499 SQ. FT.
APN NUMBER:
215-502-20-00
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RESIDENCE
EXl&TING AND
F\NISH GR.ADE
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COMPO ESR 1475
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FINJSI-! GRADE
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FINISH GRADE
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(NJ STUCCO ~--t,
EXISTING AND
FIN15\-t GRADE
(NJ STUCCO ~-t-,
EXISTING AND
FINJSI-I GRADE
NOTE,
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,,
I WEST ELEVATION I
ATTIC VENTING CALCULATIONS:
~~~~~-"' 4.25 SQ FT REQUIRECJ
(NJ STUCCO
EXISTING AND
F/N/Sl--1 GRADE
PROVIDE (4) 24" ~~ ROUND DORMER VENTS
(lXIJ X .3.14t'4J = 6.2.S SQ FT 2
·7 :i ' I;
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(NJ GAF TIMBERLINE
COMPO E5R 141&
I NORTH ELEVATION I
(NJ GAF TIMBERLINE
COMPO E6R 1415
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EXISTING AND
FJNl6l-t GRADE
,.--..-,f-(N) 2X l4ARDY SLOPED
/ ,._, .,.-SILL ON ALL WINDOWS
.EXISTING: AND
FINlSl--1 GRADE
EXTERIOR FINISHES TO BE COMPATl6LE WITH MAIN RE6[DENCE ON PROPERIT.
ALL ROOF MOUNTED EQUfPMENT SHALL BE INST A~ IN ACCORDANCE WITH BUILDING DEPARTMBff POLICY 80-6.
C)
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(NJ TRUSSES
PER PLAN
(N) 112" CDX OR
OSB 32/16 F .I.
RADIANT BARRIER
CNJ G:AF TIMBERLINE
COMPO ESR !415
MATCH EXIST!NG
(NJ S/611
DRYWALL (NJ R-30
F
(NJ R-15
A
A
3
6ATH
ED
(NJ 112" CDX OR
OSB 32/16 F .I.
RADIANT BARRIER
E
6ED 3
GAS ISOMETRIC LEGEND:
GA-1: GA-3:
1 1/2" IN DIAMETER GAS LJNE -
82'-9" LENGTI-I TO 199K. BTU
TANKLESS WATER HEATER
GA-2:
3/4" IN DIAMETER GAS LINE -
23':..i&" LENGTH TO i&SK BTU
RANGE FROM 1 l/2'' LINE
3/4" IN DIAMETER GAS LINE -
131-O" LENGTI-I TO 22K STU
DRYER FROM 1 1/2" LINE
GA-4:
3/4 1' IN DIAMETER GAS LINE -
34'-6" LENGTH TO 3SK BTU
WALL HEAT FROM 1 l/2'' LINE
12'-811
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6ED
SLAB AND FOOTINGS
PER PLAN
CR066 6ECTION
CR066 6ECTION
!NJ GAF TIMBEl<LINE
COMPO ESR 1475
MATCH EXISTING
PER PLAN
LIVING
DSL 2X TOP PLAT!=.
48" MIN. SPLICE
---STUCCO
,-----FOOTING
DBL 2X TOP PLATE
46" MIN. 5PLICE
---STUCCO
~--FOOT!NG
!N5TANTANJOU5 WATER HEATER.5 51-!ALL HAVE ISOLATION-VALVES
ON BOTl-t THE COLD AND 1-lOi WATER PIPING LEAVING THE WATER HEATEJ-i2.
COMPLETE WITI-I I-I05E 6165 OR OTI-I~ FITTING& ON EAo.1 V A!-VE FOR
FLU5l41N.G THE WATER I-IEATER WHEN THE VALVES ARE CLOSED. ES IW.O(JJ2
NOTE:
A CONDENSATE DRAIN INSTALLED NO HIGHER Tl-fAN-:21' ABOVE Tl-IE
BASE OF T!4E HEATER THAT ALSO ALLOWS roR GRAVITY DRA!NAGE.
XO TEMP
5'-0" X 4'-0"
l<&'--4"
3'-o" DEEP
STOOP
SGD TEMP
6'-0" X l&'--811
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GA-4 1 I
IU..IAMS 0.165 AFUE r --¢-, l.EDIFAN
35K 6TU GA& I I
WALL HEATER
FG , LIVING , ' I CAN I LITE
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DOOR
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CAN
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8'-1" WALL I-IT.
VAULTED CEILING /
STACK
W/D
27"X32"
199K STU
GA-I TANK LE55
96 EF.
H20 HEATER
CESS f--lARO/SATT ~ _,b -------
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(NJ 4"
DRYER
VENT
2020
SKY-
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KITCHEN /
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3'-6" X 4'-0"
XO
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31-0" DEEP
41-rE;,11 STOOP
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COVERED
PORC!-1
lOOAMP
SUB-PANEL
WALL LEGEND;
FLOOR FLAN EXISTING WALLS:
REMOVED WALLS:
NEW WALLS:
HALF WALLS: X X X X
(IF INCLUDED ON PLANS}
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