HomeMy WebLinkAbout2016-07-06; Planning Commission; ; CDP 15-42 - CORBIN HOUSEThe City of Carlsbad Planning Division
A REPORT 1,0 THE PLANNING COMMISSION
Single Family Coastal Development Permit
ltemNo. 0
P.C. AGENDA OF: July 6, 2016
Application complete date: Aprilll, 2015
Project Planner: Greg Fisher
Project Engineer: Kyrenne Chua
SUBJECT: COP 15-42-CORBIN HOUSE-Request for approval of a Coastal Development Permit to
allow for the construction of a 2,532 square foot single family residence with attached
three-car garage within the Mello II Segment of the city's Coastal Zone located at 4398
Yuki Lane 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(a), construction of a single family residence, of the
state CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7173 APPROVING Coastal
Development Permit CDP 15-42, based upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: The 0.42 acre (19,083 square feet) project site is a previously subdivided and graded
infill parcel located along the east side of Yuki Lane, south of Hillside Drive as shown on the attached
location map. Existing frontage improvements include curb, gutter and sidewalk. The topography of the
site is generally level with a steep upslope along the northern property line. No agricultural activities,
sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite. Table
"A" below includes the General Plan Land Use designations, zoning and current land uses of the project
site and surrounding properties.
TABLE A
~~t~oi Ge~;:"}f~i~:~:~a~~~::~ _ . R-~~;~~::a~re~:~::d Use--~
i North I R-4 (Residential) __ _ R-1-10,00()_·-·1· Vacant --~outh__ R-4 (Residential) ___ t R-1-10,00.-0 Single Family
~=1 R-4 (Residential) _____ q_______ R-1-~2_0_9__ Single Family
~ _ __]___ R-4 (Resident}~-------------_ R-1-10,000 Vacant
Proposed Residential Construction: The project involves the construction of a new 2,532 square foot
single-family residence with attached three-car garage on a previously graded lot. The two-story single-
family residential structure is proposing a "Contemporary" style of architecture with a flat roof. Exterior
building materials consist primarily of stucco with a sand finish. The 4 bedroom, 3 bath single-family home
also includes a 744 square foot second floor deck.
CDP 15-42-CORBIN HOUSE
July 6, 2016
Page 2
Proposed Grading: Although the site has been previously graded, the project will require a minor grading
permit for drainage purposes and to capture the storm water facilities required on-site.
Ill. ANALYSIS
The project is subject to the following regulations and requirements:
A. R-4 Residential General Plan Land Use Designation;
B. One-Family Residential (R-1-10,000) Zone (CMC Chapter 21.10);
C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program
(CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203);
D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) -Airport Influence
Review Area 2;
E. lnclusionary Housing Ordinance (CMC Chapter 21.85); and
F. 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, Residential. The R-4 Land Use
designation allows for the development of single-family residences at a density range of 0 to 4
dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac.
The project's density was previously evaluated with the subdivision (MS 05-02/CDP 05-03/HDP
15-01) and is within the R-4 density range of 0-4 du/ac. This project consists of the subsequent
development of a single family home on one of the three lots created by MS 05-02 and is therefore
consistent with the General Plan Land Use Designation.
B. One-Family Residential Zone with minimum 10,000 square foot lot size (R-1-10,000)
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-1-10,000) zone. The
proposed project meets or exceeds all applicable requirements of the R-1-10,000 zone as shown
in Table "B" below.
TABLE B-R-1-10,000 ZONE DEVELOPMENT STANDARDS
STANDARD REQUIRED PROPOSED COMPLY
Front Yard Setback 20ft. minimum 55 ft. Yes
Side Yard Setback 9.3 ft. minimum 16ft. Yes
Rear Yard Setback 18.6 ft. minimum 33ft. Yes
Max Building Height 24 feet with flat roof 23ft. Yes
Lot Coverage 40% maximum 11% Yes
Parking Two-car garage (20' x 20') >20' x 20' Two car garage Yes
COP 15-42-CORBIN HOUSE
July 6, 2016
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 Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203).
The project site is located within the Mello II Segment of the Local Coastal Program 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 project is located in the Mello II Local Coastal Program Segment.
The subject site has an LCP Land Use Plan designation of Residential Low Medium (RLM),
which allows for a density of 0 to 4 du/acre and 3.2 du/acre at the Growth Management
Control Point (GMCP). The project density was previously evaluated with the subdivision
(MS 05-02/CDP 05-03/HDP 15-01) and is within the RLM density range of 0-4 du/ac as
discussed in Section "A" above. Therefore the project is consistent with the Mello II
Segment of the LCP.
The project consists of the construction of a new 2,532 square foot single-family residence
with an attached three-car garage in an area designated for single-family residential
development. The proposed two-story residence is compatible with the surrounding
development of one and two-story single-family residential structures. Additionally,
given the projects distance from the coastline, the two-story residence will not obstruct
views of the coastline as seen from public lands or public right-of-way nor otherwise
damage the visual beauty of the coastal zone. Furthermore, no agricultural uses exist on
the previously graded site, nor are there any sensitive resources located on the site. The
proposed single-family residence is not located in an area of known geologic instability or
flood hazard; and given that the site does not have any frontage along the coastline, no
public opportunities for coastal shoreline access or water-oriented recreational activities
are available.
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, Carlsbad BMP
Design Manual and Jurisdictional Urban Runoff Management Program (JURMP) to avoid
increased urban run-off, pollutants and soil emsion. No undevelopable steep slopes or
native vegetation is located on the subject property and the previously graded site is not
located in an area prone to landslides, or susceptible to accelerated erosion, floods, or
liquefaction.
CDP 15-42-CORBIN HOUSE
July 6, 2016
Page 4
D. McClellan-Palomar Airport land Use Compatibility Plan (ALUCP) -Airport Influence Review
Area 2
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP)-Airport Influence Review Area 2. The ALUCP was adopted on March
4, 2010 and all projects within its boundary are required to be reviewed for consistency with its
goals and policies. In accordance with the ALUCP, the proposed residential project has been
appropriately conditioned to record an overflight notification on the site as it is located within the
Airport Overflight Notification Area.
E. lnclusionary Housing Ordinance (CMC Chapter 21.85)
For any residential development of less than seven {7) units, the inclusionary housing
requirements may be satisfied through the payment of an inclusionary housing in-lieu fee. The
project's obligation to pay an inclusionary housing in-lieu fee was previously fulfilled with the
approval of the Final Map (PM 05-02). Therefore, the project, to construct one (1) single-family
residential dwelling unit, is consistent with the lnclusionary Housing Ordinance.
F. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the city. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in Table "C" below.
TABLE C-GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 3.48 sq. ft. Yes
Library 1".85 sq. ft. Yes
Waste Water Treatment 1 EDU Yes
Parks .0069 acre Yes
Drainage 0.9 CFS/Basin B Yes
Circulation 10ADT Yes
Fire Station No. 1 Yes
Open Space N/A N/A
Schools Carlsbad (E=.35/M=.1036/HS = .0959) Yes
Sewer Collection System 1 EDU Yes
Water 550 GPD Yes
IV. ENVIRONMENTAL REVIEW
This project is exempt from CEQA per the exemptions listed below:
(1) Section 15303(a) of CEQA exemptions (Class 3) exempts the construction of single family
residences in urbanized areas from environmental review.
A Notice of Exemption will be filed by the City Planner upon project approval.
CDP 15-42-CORBIN HOUSE
July 6, 2016
Page 5
ATIACHMENTS:
1. Planning Commission Resolution No. 7173
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits "A-F" dated July 6, 2016
SITE MAP
HILLSIDE DR
• N
NOT TO SCALE
CORBIN HOUSE
COP 15-42
(__City of
Carlsbad
DISCLOSURE STATEMENT
P-1{A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note: . . ··· •. . ··•····.. . . .· . · . . . .· .. , ...•... ·.· . ..··• .. .•.. . : ..
Person is definect as "Ahy individual,· firm; co~partnership, joint venture/ association; social club, fraterr'laJ
odganization~· corporation, estate, trust~, receiver, syndic~te, in this and any otper county, city and· countyi;
citY municipality; district or other political. subdivision or any other group or combination acting as a unit;~ •.
A~'!ltS, may sign this document; hQwever,. the legal name and ~ntity of the applicant and• propertY own~_f: must be provided below. . . . . . . .. . . . . .. ,-
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 1 0% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A} IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page-mayoeattacfiea if necessary.) ---- - - -
Person Corp/Part.__ __________ _
Title ___________ _ Title _____________ _
Address. _________ _ Address. ____________ _
2. OWNER (Not the owner's agent}
P-1 (A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.}. If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A} IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.}
Person /)ell@.-tl2fbt~ Corp/Part. _________ _
~e ~e ------------------
Address J=a-E)S Prfmr~lke· Address _________ _
vr~ m 1d-d6'8 · I
Page 1 of 2 Revised 07/10
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
. profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust. _________ _
Title ___________ _ Title _____________ _
Address ______ _;. __ _ Address ____________ _
4. Have you had more than $500 worth of· business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months? _/
D Yes ~No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I the above information is true and correct to the best of my knowledge .
. ~ 1~/15
Signature of owner/date Signature of applicant/date
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P·1 (A.) Page2 of 2 Revised 07/10
NEW RESIDENCE
for-DALE & DEBBIE CORBIN
@ 432lB YUKI LN. -CARLSBAD
CC'P I~ -42.
PLAN INDEX l.ILLUSTRATJON
l.PLOTPLAN
3.EXISTG' GRADING PLAN .f.l.,.&l"" FLOORPLANS S.FOUNDATION PLAN 6.FWORFRAMING PLAN
7.FRAMJNG SECI'IONS S.FRAMJNG SECllONS & SHFAR TRANSFER DETAILS
9.SHEAR PLAN & HEADERS
IO.ROOF l'LAN & DECK PLAN li.S£AIRCASE&DETA1Ul ll.ELEVATIONS 13Jl!LEC'l1UCALPLAN
14.ENERGY DOCS
.z=:r~
illRAM S. ANDRADE & ASSOC. PLANNING & DESIGNS __ _
ph. (760) 746-Z558 ~~Ho·\'S'
D:.\l.lo-1-1"'-!f ~
~ORTH
_ ~ _ RE~ID~~ GRE_E_N BUII.DI~ _S)"ANDARDS -'SEc. S£>3,1.1
Retycllllg. -.
berecvcled. CGC4.408,1.
a minimum of 50% ~fcolllrlruclion waste i& to
Reeydlng. -_ 1~ eontrattor .shaii8Ubmlta Co1181nlction
WastaManagamentPII'IIItothajurlod!dlon.ogancythstragulatoowa&te
manogament, per CGC 4.408.2,
Operation and malnt.nancemanual . ....; .-the bunderla to provideanopei-aticnmanual(contalnlnglntormadonformalnttllningapptiance&, ate.) for lha owner at the lima of final inspection. CGC 4A 10.1.
Pollutantc:ontrol.-4hatduringCOilatsuction,end9ofduct openings !lffl!C ba sealed, and mechanical equipment Ia to be eovwad. CGC 4.504.1.
PoDutantc:ontrol . .;.... VOC's muetccmptywllh the lim!tat!OIIt!lllatedlr~Sec!lon4..504.3sndTableB4.S04.1,4.504.2,4.504.3and 4.504.5 for. Adheaives. Paint& end Goiatlrlg&, Cmpet and Compositlo:~n Wood
Products.CGC-4.504.2.
lntllrior moilltlml control --the moisture cc:Jntent cfwood ahaBnot~19%beforeittBenclostidfnt!j!IIIIIUCIIoll. Themo\!Jiureeontent ooedstobecertlfiedbyoosof3methodsspe!'Jftad!nseetlon4..5D5.3. Building matelfalewlthYislbleei1J11Uofwablrd!lma9E!sh!luldnotbeusadlnconstructlon. ThBrnolsturBconlllntmustbsdett!lrrrdn~dbythBC:Onltll!;llotb)'llneoflhe
mathodal!aled m CGC 4.505.3.
lndoaralrquellty.-·bathroomfansahallbeErle!ID'Star
rated,vanteddlrectlytolheoul$1dBandeontrolledbyahumidMat. CGC
4.506.1.
.f<loTE-. prlortoflnallnspeetiontllaicensedconlractor,archltect oranglneerinresponslblec:hargaoftheowralleonstrucllonmustprovldato'the bulldlngdapartmentolficlalwrtttonverlflc.tlonthataUappllcablaprovi$1ooo from th~ Green 8Uildlng Standards Coda have beelllmplemantad as part of the oonetruetlon. CGC102.3.
R-1 ZONE DESIGNATION
RLM GENERAL PLAN LAND USE DESIGNATION
MAX BUILDING HEIGHT 24 FEET (Proposed l3 Feet)
PARAPET Allowed to extend 4ft. above tbe 24ft.
CITY DISTRICTS
WATER DISTRICT-CARLSBAD
SEWER QISTRICT-CARLSBAD
SCHOOL DISTRICT-CARLSBAD
SET BACK TABLE-
FRONT-lOft.
SIDES. ~o-Pt.
REAR-lOft.
TIUSLOT WASPREVU)USLY GRADED
THE WT HAS ALL UTILITIES SUD TO THE SITE
IMPERVIOUS AREA
ROUSE & GARAGE
Fllotprlllt .. 212lluJ.ft. LEGAL-Lot 3-Pan:el Map 2ll44 be PI(IVided. The main s.irvieepaMI must bellizlld to acmmmoda!a20812!D
Volt,4Dampdediclltedb.anchclroult DRIVEWAY AREAS=.U~!08JI.ft. WALKWAY AREA"' 8%8q.ft,
TOTALIMPERVIOUSAREA-4453 ~q. ft.
i
~ \\'_
APN.Z07..360-55
' .~ (1,
Sto!"l'Water-Pr$Ciewhlchdlstulbleutllanoneacreofsollshall menogeBtormwaterdmloogaduringCOiltlnlt:tlonbyoneotlhefollowlng: A. Ra!entionbas!ns. 8. Whoreatonnwaterl$conveyedtoapubncdmln~~t~e syslem,waterahallbelillan!dbyuseofabllrrlarByatem,WBitleorother
approvod method. CGC 4.106.2.
I G~iag& Draiuage -. gred"111g ordl'llil'\age ey&tamwill manege a11 aurface
Wiitlll'floW8tokeepwaterfromenterlngbulldlnga(6Walee,walerC()IIeetlon,
Frenclidtalns,Bto.). CGC-4.106.3. ·
"'f 4l ! ------1 Gtun Bulk!!ng !!!Jn!lordt
z"'+ ~.;' -t,
t ===:1:~:*:r=:=:*7e:l~:e I* COiltrol'et(a).Sol!molsbn~seeclconlllliiiiUNnat~uiedtuh..vell!in cf: 101l1011
Bndgtt-:for~OOIIII!Uillk>nwh!NIIIndaCIIpe Jnlptlan-llplonnecla'MI!wblldglllshallbedewlopedlllalconlormstu locsi~OI'dlnlliiDI!orih8Cd!DmlollopwlmentofWalerRes~ Moxla!WIIIei"EfftaantlendecepiiOrdinent:o(MWELO),whlch ..... rllmON --~ ~ ~ ~j YAc,";·.!:<: L.,cn-
;.,; W ,Acc.E ~s t:..-'SE.Meui ~#it;~ l f (Z) 2..'-~1 CoNe. ~Tr<ape$ .-' '-'~-~'"''( "~· -,$-.l' 4-4~ I_~~-_ :\..., ..::::._;IJ. +-""'~~t;-:::,(.,.$.o';)1--=------II -1/-·-~1'1'"' _/ -r=r/~,-. .,..,./w ~ ~-~~ t{e.A"P/ / / / / / / w ,, ss' ~ 2\ ~~Ma.tl /~DRE~~;~~~~ J" ~ , ·r; -=-Jv£.-..J:_,( _( _L -.!"~:pi~~~~~/......;_ ?~<>P<' !;i""'MP €-1./ST"~ 'N"oDF6Nt6 (CMW1)~~,v.J.,}A)-4~oSEw€:~ 2C:.7.Z6 e<(.,;t",;J
B<,t,ol!""" 4-'-* "'" f-5'
LOCATION MAP
C><rel'"L(<'~><>TtN.:,) , ~\r-L z>' . ~ '5'~W~ .. ~. ::C;. ~'::ZJ~,._L-<-
. - -.. -__ --}z~ -~";._e;. \N~~-rLANDSCAPEIRRIGATIONWATERUSESBALL _ _J'~ i-' ----J< __ • L~VECI~~~~~=?ri: DRIVEWAY CRoss sE<-"TION
TRlS Ill NOT A SURVEY -THE JNFORMATIONl'RO\ID)};J) ON TillS PLAN AND OTBlK
A'ITACHEIJSHEETSARI!:DEEMEDRELLUILEBVTWNOTGUML\lfl'EI!D-CONTilAct'OB. I OWNER TQ VERIFY ALL ELEMENTS OF THIS PRO.IECI' WlTfl THE I!.XlliTIIfG SITE
INSTALLATIONOF-AB.YPASS TEE AND
I :~~~~;T~~~~~~;~
LINE BEFORE IT ENTERS THE BUILDING (W3S)
PLOT PLAN
SCALE-I.,=20'
LOT COVERAGE
LOT AREA"' 19,083 ~q. ft.
DOUSE & GARAGE
rootprinF2121sq.ft.
TOTAL COVERAGE~ 11.1%
CDP 15-42
SCOPE of WORK-
-Const. 2 Story SFD = 2532 sq.ft.
-4 Bednns, 3 Baths, 2 %Baths
-3 Car Garage= 795 sq. ft.
-Deck on znd Floor= 744 sq.ft
-Covered Entry Porch = 63 sq. ft.
TIIESE PLANS SHALL COMPLY WITH THE 2013 'I'RIENNlAL ED. 011'
THECALIF. CODE CDC, THE2013 CALIF. ELECTRICAL CODE CEC, 2013
CALIF. MECQ CODE, CMC,l013 CALIF PLUMBING CODE CPC, 2013 CALIF.
ENERGY COD£,2013 CALIF. FIRE CODE CFC & ALL APPLICABLE CITY
CODES and ORDINANCES
BUILDING CODE DATA-
CONSTRUCTION TYPE-VB
OCCUPANCY -R-3
STORIES-2
SPRINKLES-YES
THE CONTRACTORRESPONSmLE FOR THE
CONSTRUCfiONOFTHE SEISMic-FORCE
RESISTING SYSTEM SHALL SUBMIT A WlUTTEN STATEMENT OFRF8PON8ffiiLITY
TO!!f-E Bl!JLDIN~ OFFICIAL PRIOR TQ WQRK
OWNER-
Dale & Debbie CORBIN
4398 Yuki Ln.
Carlsbad, CA 9200&
ph. 760 214 3032
~PREI'AREDBY ~~_J.~
HIRAM S. ANDRADE & ASSOC.
PLANNING & DESIGNS
ph. (760) 746-2558
®I
~9~&
~ -~ q 't!~ t ~~ ~ t.o.Q"' ~~ ~
n!..o"
1
PLUMBING NOTES
a PERMANENTVACUUMBREAKERS SHALL BE INSTALLED WITH ALL HOSE BIBS -SHOWERHEADS'IOHAVEMAX.l.oGPM FLOW
L
-WA:l'ER CLOSETS TO BE IN A T~4.303.i11IK'l'U;RBI!'LOWRATES
-PROVIDE UL1RA LOWFLUSHTOILET,l;a&
GPF (MAX}& MUt.:SGPMFOWON FAUCETS@KIT,LAV.&BARSINKS
.-SHOWER WATER VALVES TO BE PRESSURE
BALANCED OR THERMOSTATIC MIXING VALVES
-~~~:i:~~-~~~~G -~4ri~:?=~:~:!f~~: ~~~~g~071IN.w/SHATIER ;~:;:r:~:g::t~& MUIMUMPWWRA'l'BAT<!lO%
WHICH ALLOWS AIR ENTRY INTOTHEBUILDG. PROOF ENCLOSURE & DOOR -RBDUCTION' I
-PLATES CUT FOR PIPES SHALLPROVIDEA
METAL TIE MIN .(1!8 THICK::. I.!! IN. & SHALL
BE FASTENED ACROSS THE OPENINGw/
-EXIIAUSTJ!ANTOBEVENTEDTHROUGH I . -Hot~•U.rpiplagolzed'!."o~la'll"""' 2 80
OOFTOEXTERIOR -SROWERPANTOBEHOTMOP&15LB.FELT re<!airedtobeinoalatedw/I lrullllal:loB• •
-~p[."fuwJ HOUSEFORFUTIIRESOLAit WATER.-ON WALLS w/TILE TOn IN. =2o.\D'f'l.-~ ~:;e~"::' .::te~~~~~~~·~::~· U &Jilll@ 60 Jill l (6) .(HI NAILS MIN.EACHSIDE 42_-tJI l t---/5'-0' -z-1!..0 11 '!'. t
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MASTER ~EDROOM. 1-'\"i<\~(.
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5'5'-d'
2_nd FLOOR PLAN =!377.,.;.:n FURNACE• 1 IJFa
'NEW WINDOWS TO BE VINYL FRAMED D~UBLE GLAZED ~SLIDING 9RASNOTED THEMAN'IJF*CI'URED wif.iiiQWS"&iiALL HAVE A
VINYLFRAMEDWINOOWSSBALLHAVE •. LABELATIACHED CERTIFIED BY THE NATIONAL
WELDEDCORNERS&METAL FENESTRATIONRATINGCOUNClL(NFRC)AND ~ ~R~~~~~ ~OWINGCOMPLIANCEWITH~ENERGYCALCULATIONS
SCALE-l!4'1 '"'1'~ O'ii.,
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· AN-APPaovmi oursmE TANKLEss WATER
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