PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

MARK DATE DESCRIPTION

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 1 OF 35

Los Angeles, CA 90731

COVER SHEET

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#CAD9/28/2016

A. GENERAL NOTES

1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR ANDUNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTIONFACILITY (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS,PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THELOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BEWITHIN TEN FEET OF ANY POWER LINES -WHETHER OR NOT THE LINESARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSECONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.” OBTAINAPPROVAL FROM REAL ESTATE BUSINESS UNIT OF DWP (213) 367-0562.

2. OBTAIN PERMITS FROM PUBLIC WORKS PRIOR TO CONSTRUCTION FOR:A. TEMPORARY PEDESTRIAN PROTECTION AS REQUIRED BY LABCSECTION 3306.B. FOR ANY CONSTRUCTION NEAR ANY STREET OR PUBLIC AREA.

3. OUTLETS ALONG WALL COUNTER SPACE, ISLAND AND PENINSULACOUNTER SPACE IN KITCHENS SHALL HAVE A MAXIMUM SPACING OF48". (210-52 NEC)

4. THE FIRST LIGHT IN THE NEW AND REMODELED BATHROOMS ANDKITCHEN SHALL BE AN ENERGY EFFICIENT LIGHT MEETING A MINIMUMOF 40 LUMENS PER WATT (E.G. FLUORESCENT LAMP). (T-24, SEC. 130(B)& 150(K))

5. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BEPROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZEDOPENINGS IN ACCORDANCE WITH SECTION R303.1 OR SHALL BEPROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE ANAVERAGE ILLUMINATION OF 6 FOOT-CANDLES OVER THE AREA OF THEROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)

6. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OFLISTING SHALL BE MADE AVAILABLE AT THE JOB SITE

7. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISIONPRIOR TO INSTALLATION.

8. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO ASANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM(R306.3)

9. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRYTUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITH HOTAND COLD WATER AND CONNECTED TO AN APPROVED WATERSUPPLY (R306.4)

10.AUTOMATIC GARAGE DOOR OPENERS, IF PROVIDED, SHALL BE LISTEDIN ACCORDANCE WITH UL 325. (R309.4)

11.LOS ANGELES CITY ELECTRICAL TEST LAB RESEARCH REPORT ISREQUIRED TO USE AN ELECTRO-MECHANICAL LIFT FOR PROVIDEDPARKING SPACES.

12.A MAINTENANCE OF VEHICLE LIFT SYSTEM (2-LEVELS OR MORE)AFFIDAVIT” SHALL BE APPROVED AND RECORDED PRIOR TO ISSUINGA BUILDING PERMIT.

13.A MINIMUM OF 50 PERCENT OF THE NONHAZARDOUS CONSTRUCTIONAND DEMOLITION WASTE SHALL BE RECYCLE AND/OR SALVAGE FORREUSE IN ACCORDANCE WITH CALIFORNIA GREEN BUILDINGSTANDARDS CODE, CHAPTER 4 DIVISION 4.4. (R324)

14.FINISH MATERIALS INCLUDING ADHESIVES, SEALANTS, CAULKS, PAINTSAND COATING, AEROSOL PAINTS AND SYSTEMS AND COMPOSITEWOOD PRODUCTS SHALL MEET THE VOLATILE ORGANIC COMPOUND(VOC) EMISSION LIMITS IN ACCORDANCE WITH THE CALIFORNIAGREEN BUILDING STANDARDS CODE, CHAPTER 4 DIVISION 4.5. (R330)

15.WHEN A VAPOR RETARDER IS REQUIRED, A CAPILLARY BREAK SHALLBE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA GREENBUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.5. (R506.2.3.1)

16.ANNULAR SPACE AROUND PIPES, ELECTRIC CABLES, CONDUITS OROTHER OPENINGS IN BOTTOM/SOLE PLATES AT EXTERIOR WALLS SHALLBE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSINGSUCH OPENINGS IN ACCORDANCE WITH THE CALIFORNIA GREENBUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. (R602.3.4.1)

A. BATHROOMS1. ALL SHOWER ENCLOSURES, REGARDLESS OF SHAPE, SHALL HAVE A

MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUAREINCHES (0.66 M2) AND SHALL BE CAPABLE OF ENCOMPASSING A30INCH DIAMETER (0.76 M) CIRCLE. THE MINIMUM AREA ANDDIMENSIONS SHALL BE MAINTAINED TO A POINT 70 INCHES (1.8 M)ABOVE THE SHOWER DRAIN OUTLET. (PLUMBING CODESECTION 410.4)

2. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH ASHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHEDWITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR(R307.2).

3. PROVIDE ULTRA LOW FLUSH WATER CLOSETS FOR ALL NEWCONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUST BEADAPTED FOR LOW WATER CONSUMPTION.

4. A MIN 12" SQ. ACCESS PANEL TO THE BATHTUB TRAP SLIP JOINTCONNECTION IS REQUIRED.(PLUMBING CODE SECTION 405.2)

B. LAUNDRY ROOM1. CLOTHES DRYER(S) LOCATED IN AN AREA THAT IS HABITABLE OR

CONTAINING FUEL BURNINGAPPLIANCES SHALL BE EXHAUSTED TO THEOUTSIDE OR TO AN AREA WHICH IS NOT HABITABLE AND DOES NOTCONTAIN OTHER FUEL BURNING APPLIANCES (BUT NOT BENEATH THEBUILDING OR IN THE ATTIC AREA). (M.C. 504.3.1)

2. A 4" CLOTHES DRYER MOISTURE EXHAUST DUCT IS LIMITED TO A 14 FEETLENGTH WITH TWO ELBOWS FROM THE CLOTHES DRYER TO THE POINT OFTERMINATION. REDUCE THIS LENGTH BY 2 FEET FOR EVERY ELBOW INEXCESS OF 2. (M.C. 504.3.2, M.C. 908)

C. MEANS OF EGRESS

1. PROVIDE 32" WIDE DOORS TO ALL INTERIOR ACCESSIBLE ROOMSWITHIN A DWELLING UNIT.(LARC SECTION R311.2, LABC SECTION6304.1)

2. PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS. MIN.- 24"CLEAR HT, 20" CLEAR WIDTH, 5.7 SQ.FT. MIN. AREA. (LARC SECTIONR310, LABC SECTION 1029)

3. OCCUPIED ROOFS SHALL BE PROVIDED WITH EXITS AS REQUIRED FORSTORIES.

4. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED. R3125. PROVIDE 42" HIGH GUARDS NOT MORE THAN 4" CLEAR SPACE OPENING BETWEEN RAILS. R312

D. GRADING AND FOUNDATION

1. IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILSINVESTIGATION REPORT MAY BE REQUIRED. (LARC SECTION R401.4)

2. FOUNDATION AND FLOOR SLABS SHALL CONFORM TO THEFOLLOWING OR THE RECOMMENDATION OF APPROVED SOILSREPORT 8-20-2014 /3-5-2015:

A. DEPTH OF FOOTINGS BELOW THE NATURAL AND FINISHEDGRADES SHALL NOT BE LESS THAN 24 INCHES FOR EXTERIOR.

B. EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BESUPPORTED ON CONTINUOUS FOOTINGS.

C. FOOTINGS SHALL BE REINFORCED WITH A MINIMUM 4 - ½ -INCHDIAMETER DEFORMED REINFORCING BARS. TWO BARS SHALLBE PLACED WITHIN 4 INCHES OF THE BOTTOM OF THE FOOTINGAND TWO BARS WITHIN 4 INCHES OF THE TOP OF THEFOOTINGS.

3. CONCRETE SLABS ON EXPANSIVE SOIL, COMPACTED FILL OR SLOPESOVER 1:10 SHALL BE PLACED ON A 4-INCH FILL OF COARSEAGGREGATE OR ON A 2" SAND BED COVERED MOISTURE BARRIERMEMBRANE. THE SLABS SHALL BE AT LEAST 3-1/2 INCHES THICK ANDREINFORCED WITH #4 BARSSPACED AT INTERVALS NOT EXCEEDING 16INCHES ON CENTER EACH WAY(LABC SECTION 1808.6 , LARCSECTION R403.1.8, R506.1)

4. PROVIDE UNDER-FLOOR NET VENTILATION OPENING SIZE ANDLOCATIONS EQUAL TO 1 SQ. FT. FOR EACH 150 SQ. FT. OF UNDERFLOOR AREA AND AN ACCESS OPENING THROUGH THE FLOOR (18” X24” MIN) OR AN OPENING THROUGH A PERIMETER WALL NOT LESSTHAN (16” X 24” MIN). (LARC R408, LABC SECTION 2304.11.9, 1203.3)

5. OPENINGS SHALL BE AS CLOSE TO CORNERS AS PRACTICABLE ANDSHALL PROVIDE CROSS VENTILATION ALONG THE LENGTH OF AT LEASTTWO OPPOSITE SIDES. OPENING SHALL HAVE 1/4 INCHCORROSIONRESISTANT METAL MESH COVERING. (LABC SECTION1203.3, LARC R408.2)

6. PROVIDE CORROSION RESISTANT WEEP SCREED BELOW THE STUCCO AMINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREA. (LARCSECTION R703.6.2.1, LABC SECTION 2512.1.2)

7. PROVIDE RAIN GUTTERS AND CONVEY RAIN WATER TO THE STREET.(LARC R903.4, LABC 1503.4.1, 7013.9)

E. ZONING NOTES1. A/C UNITS AND WATER HEATERS ARE NOT ALLOWED IN THE

REQUIRED SIDE YARDS AND FRONT YARD UNLESSSPECIFICALLY ALLOWED BY EXCEPTION PER INFORMATIONBULLETIN P/ZC 2002-006.

G. SPECIAL HAZARDS

1. GLAZING IN HAZARDOUS LOCATIONS SHALL BE TEMPERED. (LARC R308, LABC SECTION 2406.4)

FIXED OR OPERABLE PANELS IN SWINGING, SLIDING AND BIFOLDDOORS AND FIXED OR OPERABLE PANELS ADJACENT TO DOORS;

FIXED OR OPERABLE WINDOW PANELS WITH PANES LARGER THAN 9SQUARE FEET AND ARE LESS THAN 18 INCHES ABOVE THE FLOOR, HAVEA TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR AND HAVEONE OR MORE WALKING SURFACES WITHIN 36 INCHES, MEASUREDHORIZONTALLY AND IN A STRAIGHT LINE, OF THE GLAZING.GLAZING IN GUARDS AND RAILINGS, ADJACENT TO WET SURFACES,ADJACENT TO STAIRS AND RAMPS, AND ADJACENT TO BOTTOM STAIRLANDINGS.

2. EACH LIGHT OF SAFETY GLAZING MATERIAL INSTALLED IN HAZARDOUSLOCATIONS SHALL BE IDENTIFIED BY A PERMANENT LABEL THATSPECIFIES THE LABELER, AND STATES THAT SAFETY GLAZING MATERIALHAS BEEN UTILIZED IN SUCH INSTALLATIONS.

3. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELINGAGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELING AGENCYNAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING(RESEARCH REPORT NOT REQUIRED). (R308.6.9)

4 . PRE-FAB FIREPLACES ARE REQUIRED TO HAVE MANUFACTURER, MODEL,AND UNDERWRITER LABORATORIES CERTIFICATION (OR ICC).

5. PROVIDE AN APPROVED SPARK ARRESTER FOR THE CHIMNEY OF A FIREPLACE, STOVE, OR BARBECUE WHICH USES FUEL BURNING MATERIAL.” (L.A.M.C. 57.20.25 )6 AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS

LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLYCONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THEFUEL GAS PIPING.”(PER ORDINANCE 171,874-FOR WORK OVER $10,000.)

7. WATER HEATER MUST BE STRAPPED TO WALL. SECTION 508.2, LAPC. SEE INFORMATION BULLETIN P/PC 2011-003 “HOW TO BRACE YOUR WATER HEATER” FOR DETAILS.8. FOR EXISTING POOL ON SITE, PROVIDE AN ALARM FOR DOORS TO THE DWELLING

THAT FORM A PART OF THE POOL ENCLOSURE. THE ALARM SHALL SOUNDCONTINUOUSLY FOR A MIN. OF 30 SECONDS WHEN THE DOOR IS OPENED. IT SHALLAUTOMATICALLY RESET AND BE EQUIPPED WITH A MANUAL MEANS TO DEACTIVATE(FOR 15 SECONDS. MAX.) FOR A SINGLE OPENING. THE DEACTIVATION SWITCH SHALLBE AT LEAST 54" ABOVE THE FLOOR. (6109 OF LABC)

9. FOR EXISTING POOL ON SITE, PROVIDE ANTI-ENTRAPMENT COVER MEETING THECURRENT ASTM OR ASME FOR THE SUCTION OUTLETS OF THE SWIMMING POOL,TODDLER POOL AND SPA FOR SINGLE FAMILY DWELLINGS PER ASSEMBLY BILL (AB)NO. 2977. (3162B)

10. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FORHUMAN OCCUPANCY, UPON THE OWNER’S APPLICATION FOR A PERMIT FORALTERATIONS, REPAIRS, OR ADDITIONS, EXCEEDING ONE THOUSAND DOLLARS($1,000). (R314.6.2)

11. AN APPROVED SMOKE ALARM SHALL BE INSTALLED IN EACH SLEEPING ROOM &HALLWAY OR AREA GIVING ACCESS TO A SLEEPING ROOM, AND ON EACH STORYAND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMSSHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALLTHE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKEALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRINGAND SHALL BE EQUIPPED WITH BATTERY BACK UP AND LOW BATTERY SIGNAL. (R314)

12. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITSAND IN SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLEDAND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES. CARBON MONOXIDEALARM SHALL BE PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPINGAREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) AND ON EVERY LEVEL OF ADWELLING UNIT INCLUDING BASEMENTS. (R315)

13. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDINGONE THOUSAND DOLLARS ($1,000), EXISTING DWELLINGS OR SLEEPING UNITS THATHAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDEDWITH A CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.1.CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFIC DWELLINGUNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS OBTAINED. (R315.2.2)

14. 50 PERCENT OF NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE SHALL BE RECYCLED AND/OR SALVAGED FOR REUSE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING CODE, CHAPTER 4, DIVISION 4.4. (R324)

H. STRUCTURAL REQUIREMENTS

1. PROVIDE LEAD HOLE 40%-70% OF THREADED SHANK DIA. AND FULL DIA. FOR SMOOTHSHANK PORTION OF LAG ALL BOLT HOLES, OTHER THAN LAG BOLT HOLES, SHALL BEDRILLED 1/32 TO 1/16" OVERSIZED.

1. PROVIDE LATERAL SUPPORT FOR THE TOP OF INTERIOR NON-BEARING WALLS WHENMANUFACTURED TRUSSES ARE USED. (LABC 1607.13)

2. PROVIDE DOUBLE JOISTS UNDER PARALLEL BEARING PARTITIONS. (LARC SEC. R502.4,LABC SECTION 2308.8.4)

3. PROVIDE FULL LENGTH STUDS (BALLOON FRAME) ON EXTERIOR WALLS OF ROOMSWITH VAULTED CEILING. (LARC SECTION R602.3, LABC SECTION 2308.9,TABLE 2308.9.1).

4. ALL ROOF AND SHEAR WALL NAILING SHALL UTILIZE COMMON NAILS ORGALVANIZED BOX. NAIL GUNS USING “CLIPPED HEAD” OR SINKER NAILS ARE NOTACCEPTABLE. (LARC TABLE R602.3(1), LABC TABLE 2304.9.1)

5. ROOF NAILING TO BE INSPECTED BEFORE COVERING. FACE GRAIN OF PLYWOODSHALL BE PERPENDICULAR TO SUPPORTS. FLOOR SHALL HAVE TONGUE AND GROOVEOR BLOCKED PANEL EDGES. PLYWOOD SPANS SHALL CONFORM WITH TABLE 2304.7(3). (LABC SECTION 2304.7)

6. ALL HORIZONTAL JOINTS OCCURRING IN BRACED WALL PANELS SHALL OCCUR OVERBLOCKING EQUAL IN SIZE TO THE STUDDING. (LARC SECTION R602.10.8, LABC SECTION2308.9.3)

7. STUCCO SHEAR WALLS SHALL UTILIZE FURRING, GALVANIZED NAILS (HAVING AMINIMUM 11 GA., 1-1/2" LONG, 7/16" DIAMETER HEAD, AND FURRED OUT A MIN OF1/4") TO ATTACH THE LATH TO THE STUDS. STAPLES SHALL NOT BE USED.” (TABLE 2507.2).SELF FURRING LATH APPROVED BY A LOS ANGELES RESEARCH REPORT IS PERMITTED.

8. STRUCTURAL WOOD SHEAR WALLS SHALL BE COVERED WITH MINIMUM TWO LAYERS 15# FELT UNDERLAYPRIOR TO PLACING FINISH MATERIAL.

9. SHOP WELDS MUST BE PERFORMED IN A LA CITY BLDG. DEPT. LICENSED FABRICATOR’SSHOP.

10. PLATE WASHERS ARE REQUIRED FOR ALL HOLD DOWNS. (LABC TABLE 2306.4.1)11. FOUNDATION SILLS SHALL BE DOUGLAS-FIR (GROUP II LUMBER ) PRESSURE TREATED OR

FOUNDATION GRADE REDWOOD.(LABC SECTION .2304.11.2.4).12. HOLD-DOWN CONNECTOR BOLTS INTO WOOD FRAMING REQUIRE APPROVED PLATE

WASHERS; AND HOLD-DOWNS SHALL BE TIGHTENED JUST PRIOR TO COVERING THEWALL FRAMING.

13. ALL BOLT HOLES SHALL BE DRILLED A MAXIMUM OF 1/16" OVERSIZED AND INSPECTORSHALL VERIFY AT JOB SITE.

14. CUTTING, NOTCHING, AND BORING OF WOOD FRAMING MEMBERS . (LARC R602.6, LABC SEC. 2089.10, 11)

LEGAL DESCRIPTION FOR 2345 S. GAFFEY ST, SAN PEDRO CA 90731

APN: 4248032040 TRACT: PM5200 BLOCK: NONE MAP REFERENCE: BK 164-19/20 MAP SHEET: 114B153 1179 LOT CUT REFERENCE: NONE LOT AREA: 9,698.2 ZONING: R1-1

SCOPE OF WORK:

NEW 4 STORY 8 UNIT MULTIFAMILY APARTMENT DWELLING R-2 OCCUPANCYAND 1 LEVEL OF SEMI-SUBTERRANEAN PARKING GARAGE -OCCUPANCY S-2.

FLOOR AREA ANALISYS:

R.F.A. ALLOWED: 3:1 (MINUS REQD YAR FOR 1 STORY BLDG) 3 X 9,223.9 SF =.................................27,671 SF

AREA TOTAL

1ST FLOOR2ND FLOOR3RD FLOOR4TH FLOOR:GARAGE

TOTAL PROPOSED R.F.A. : ...............................................................12,000 SFTOTAL ALLOWED R.F.A. : ............................................................... 27,671 SF

REQUIRED PARKING: 8 PARKING PROVIDED: 12 TYPE OF CONSTRUCTION: V-B

OCCUPANCY:

R2: FIRST FLOOR: .................................................................. SECOND FLOOR.............................................................. 3RD FLOOR....................................................................... 4TH FLOOR....................................................................... TOTAL R2........... SF

S-2: OPEN GARAGE..............

ZONING AREA ANALISYSFLOOR AREA.

ARCHITECTURAL DRAWING INDEXA-00 COVER SHEET & GENERAL NOTES & INDEXA-000 3D IMAGESA-0.1 SURVEYA-1.0 SITE PLANA-2.0 GROUND AND ROOF FLOOR PLANSA-2.1 SECONDFLOOR AND SECOND FLOOR ROOF PLANSA-2.1 BUILDING SECTIONSA-5.1 BUILDING SECTIONSA-3.0 REFLECTED CEILING PLAN/ELECTRICAL PLANA-4.0 EXTERIOR ELEVATIONSA-4.1 EXTERIOR ELEVATIONSA-5.0 BUILDING SECTIONSA-5.1 BUILDING SECTIONSA-5.2 BUILDING SECTIONSA-6.0 ENTRY / GARAGE WALL SECTIONSA-6.1 STAIR SECTIONS / PLAN /GARAGE-BASEMENT RET. WALLA-6.2 LIVING / 2ND FLOOR WALL SECTIONSA-6.3 TRELLIS / WALL SECTIONSA-6.4 SPIRAL STAIR STANDARD PLANA-8.0 DETAILSA-8.1 DETAILSA-9.0 WINDOW SCHEDULESA-9.1 DOOR SCHEDULESGRN-1 GREEN BUILDINGGRN-2 GREEN BUILDINGLDI-1 LOW IMPACT DEVELOPMENTT-1 TITLE-24T-2 TITLE-24

STRUCTURAL DRAWING INDEXS-1.0 GENERAL NOTESS-2.1 FIRST FLOOR FOUNDATION PLANS-2.2 SECOND FLOOR / LOW ROOF FRAMING PLANS-2.3 GARAGE AND SECOND STORY ROOF FRAMING PLANS-3.0 DETAILSS-3.1 DETAILSS-4.0 STANDARD QUALITY ASSURANCE DETAILS FOR STEEL MOMENT FRAMESS-4.1 DETAILSS-5.0 DETAILSS-5.1 DETAILSS-5.2 DETAILS

GRADING / RETAINING WALLSG-1 SOILS REPORT APPROVAL LETTER / GPI REPORTG-2 GRADING PLAN AND SITE SECTIONSG-3 RETAINING WALL DETAILS

ALL WORK SHALL CONFORM TO THE2014 L.A. AMENDMENT CALIFORNIA BUILDING CODE2014 L.A. AMENDMENT CALIFORNIA GREEN BUILDING CODE2014 L.A. AMENDMENT CALIFORNIA PLUMBING CODE,2014 L.A. AMENDMENT CALIFORNIA MECHANICAL CODE,2014 L.A. AMENDMENT CALIFORNIA ELECTRICAL CODE,2013 T-24 ENERGY STANDARDS2014 CALIFORNIA RESIDENTIAL CODE

CLIENT

GAFFEY PARTNERS, LLC.920 EUBANK AVEWILMINGTON CA 90744

ARCHITECT

JUAN CRUZ GARCIA-MARURI, AIALIC: C33080NETARQ DESIGN GROUP,INC

3149 S. BARRINGTON AVE # FLOS ANGELES, CALIFORNIA 90066TEL: (310) 866-6464FAX: (310) 734-1724EMAIL: juang@netarq.com

ENERGY CALCS

GENERAL NOTES

PROJECT DIRECTORY PROJECT DATA

SOUND REQUIREMENT NOTES

1. ALL PENETRATION INTO SOUND RATED PARTITIONS OR APPROVED PERMANENT RESILIENT SEALANT

2. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL.

3. AN APPROVED PERMANENT, AND RESILIENT ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALLS. FLOOR CEILING ASSEMBLIES SHALL BE SEALED, LINED OR INSULATED.......

4. CARPETS OR SIMILAR SURFACE MATERIAL WHICH ARE PART OF THE FLOOR-CEILING ASSEMBLY MUST BE INSTALLED AND INSPECTED BEFORE THE CERTIFICATE OF OCCUPANCY IS ISSUED AND MAY BE REPLACED ONLY BY OTHER FLOOR COVERING THAT PROVIDES THE REQUIRED IMPACT SOUND ISOLATION.

5. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: DUCTS SERVING ONLY EXITWAYS, KITCHEN COOKING FACILITIES, AND BATHROOMS NEED NOT TO BE LINED).

6. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES WHENEVER A PLUMBING PIPING, OR DUCT PENETRATES A FLOOR- CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY FROM WITHIN A WALL. THE INSULATION SHALL BE INSTALLED TO A POINT 12" BEYOND THE PIPE OR DUCT. THIS REQUIREMENT IS NOT APPLICABLE TO FIRE SPRINKLER PIPE, GAS LINE OR ELECTRICAL CONDUIT.

7. ELECTRICAL OUTLET BOXES IN OPPOSITE FACES OF SEPARATION WALLS SHALL BE SEPARATED HORIZONTALLY BY 24" AND NOTE THAT BACK AND SIDES OF BOXES WILL BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED BY A MINIMUM OF 2" THICK MINERAL FIBER INSULATION. (TV, TELEPHONE AND INTERCOM OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY).

FINISH NOTES

1. ENSURE SURFACES TO RECEIVE FINISHES ARE CLEAN, TRUE, AND FREE OFIRREGULARITIES. DO NOT PROCEED WITH WORK UNTIL UNSATISFACTORY CONDITIONSHAVE BEEN CORRECTED. STARTING OF WORK INDICATES INSTALLER'S ACCEPTANCEOF SUBSTRATE.

2. UNLESS OTHERWISE NOTED, PROVIDE MINIMUM 3-COAT PAINT SYSTEMS FOR EACHSUBSTRATE.

3. SHOP FINISH TRANSPARENT FINISHED WOOD DOORS AND ARCHITECTURALWOODWORK.

SHOP DRAWINGS

SHOP DRAWINGS, CATALOG CUT SHEETS OR SAMPLES ARE TO BE SUBMITTED BY THEGENERAL CONTRACTOR TO THE ARCHITECT FOR APPROVAL INCLUDING THEFOLLOWING:

A. MILLWORK: SHOP DRAWINGS, INCLUDING CABINETS, APPLIED MOLDING ANDSHUTTERS.B. DOORS AND DOOR FRAMES.C. WINDOWS.D. DOOR HARDWARE: - CATALOG CUTSHEETS AND HARDWARE SCHEDULE.E. FINISHES: - PROVIDE SAMPLESF. DECORATIVE METALWORK: SHOP DRAWINGS & FINISH SAMPLE

GENERAL CONTRACTOR TO REVIEW SUBMITTALS FOR ACCURACY PRIOR TOSUBMITTAL TO ARCHITECT. SUBMITTALS TO BE STAMPED AND SIGNED BY THE G.C.

MISCELLANEOUSAN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWNSTREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING ORSTRUCTURE CONTAINING THE FUEL GAS PIPING.

VICINITY MAP

NOTE: DWELLING SHALL BE EQUIPED WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLERIN ACCORDANCE WITH SECTION R313.3 OR NFPA13D. (R313.12.21A17(D)).*SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBINGDIVISION PRIOR TO INTALLATION

(N) BUILDINGPERMIT # 15010-10000-01763

(N) SITE RETAINING WALLSPERMIT # 15020-10000-01280

SITE GRADING/SITE PREPARATION/BACKFILLSITE RETAINING WALL/BASEMENT WALL BACKFILL/PERMIT # 15030-10000-03324

STRUCTURAL

PROGRESSIVE CONSULTANTS,INCSTRUCTURAL ENGINEERING19626 VENTURA BLVD. SUITE 204TARZANA CA 91356(818) 996-2250

GEOLOGISTHAMILTON & ASSOCIATES,INC1641 BORDER AVETORRANCE CA 90501(310)618-2190

LANDSCAPE ARCHITECT

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SCALE: 1' = 1'-0"1 SURVEY

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1st Floor PLan

2345S.Gaffey St.

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#CAD9/28/2016

13'-11" 7'-2" 10'

8'HWY DEDICATION

2'-5" 19' 15'-3" 8'HIGHWAY DEDICATION

15'FRONT YARD

SETBACK

18'-3" 7'

4'-11"

17'-10"

2'-5" 19' 15'-3"

3'-6" 15'-4" 3'-2" 1'-10"

3'5'-5"

24'-2"13'-7" 4' 2'-11" 3'-8"

15'-5" 3'-2" 2'-5"

13'-5" 3'-2"

10'-9"

7'-5" 3'-2" 8" 3' 5'-11" 3'-3" 3"

23'-10"

3'-3" 3'-7" 16'-1" 1'

23'-11"

22'-11"

2A-5.0

1A-4.1

124 sq ft

106 sq ft

136 sq ft

114 sq ft

VISION TRIANGLE

Walk-inCloset

Planter

Master Bathroom101

Master Bedroom102

Master Bathroom103

Master Bedroom104

Master Bedroom107

Master Bathroom108

Hallway105

Hallway106

2A-5.1

1A-5.2

1A-5.0

1A-5.1

SCALE: 1/4" = 1'-0"1 FIRST FLOOR PLAN

MECH VENT EXHAUSTED DIRECTLY TOOUTSIDE PER LARC R315SEE ADDITIONAL NOTES 25,26 FORM 14IN PAGE GRN-1 & SPEC IN GRN-2

HARDWIRED CARBON MONOXIDEALARM PER LARC R315

HARDWIRED SMOKE DETECTORPER LARC R315

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 10 OF 35

2nd Floor PLan

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

81 sq ft W17

B C D F G H J L

2A-5.2

2A-5.0

2G-1 2

2A-4.0

1A-4.1

15 '-0"REAR YARD

10'-8"

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

8'HIGHWAY DEDICATION

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

122'-2"

15'FRONT YARD

SETBACK

32'END CONDITION BACK-UP

28' AISLE

15' 18'

2' 15' 18'

15' 18'

17' 18'

6'-10"

2'-4" 3'-2" 5'-4" 3' 4'-6"

8'-2" 2'-10" 2'-8" 3'-7" 5'-3"

2'-10"

38'-5" 9'-7"

5' 6'-6" 7' 9' 5'-6" 6' 4'-8" 8'-2" 3'-10" 24'-5"80'-1"

11'-6"

3'-10"

2'-2" 6' 6'-2" 4' 3'-7"

18' 4'

5'-11" 2' 11'

19'-8"

10'-1" 10'

3'-3" 6'-10" 6'-9" 3'-3"

3'-11" 6'-3" 2'-10" 5'-1" 3'-3"

3'-10"

6'-2" 10'-9"

5'-7" 10'-9"

11'-8"

0"5'-1"

4"10" 3'-4" 2'-11"

5'-8" 10'-8"

4'-10"

5' 6'-6"

4'-6" 6' 4'

1' 4'-4" 10"

1'-11"

1'-10"

9'-10" 9'-6" 5'

22'-1"6'-8"

16'-10"11" 7'-3" 11"

11"11"

40'-5" 9'-7" 10' 4'-5" 21'-5" 21'-3"

1'-5" 16'-5" 7"

3'-2"4"

9" 3'-4" 9"

2A-5.1

1A-5.2

59 sq ft

28 sq ft

93 sq ft

ELECTRICVEHICLECHARGINGSTATION

ARCHITECTURALPROJECTION

ExteriorStairway

Stairway

Elevator

PlanterPlanter

Planter

36X48CLEAR

COMPACT STANDARD

COMPACT

COMPACT STANDARD

COMPACT E.V. : STANDARD

DESIGNATEDVAN ACCESSIBLE

PARKING

NON DESIGNATEDVAN ACCESSIBLEPARKING

COMPACT

TRASHPERMANENTBICYCLE (6)

RECYCLINGROOM

(E)GRADE

DRIVEWAY:MAX 12.5% SLOPE

24TH ST

Bedroom201

Bathroom203

Bedroom202

Hallway203

Hallway204

Bedroom207

Bedroom205

Bathroom206

Hallway208

Bedroom209

Bathroom210

Bedroom211

Corridor212

Elev Room213

1A-5.0

1A-5.3

1A-5.4

2A-5.4

1A-4.0

2A-5.3

2A-4.1

1A-5.11

SCALE: 1/4" = 1'-0"1 2ND FLOOR / PARKING GARAGE

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 11 OF 35

3rd Floor PLan

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

W29W28

W32 W31 W30

W39W38

W42W41

B C D F G H J L

2A-5.2

2A-5.0

2G-1 2

2A-4.0

1A-4.1

2A-5.1

1A-5.2

1 7'SE

130'-2"

1'-8" 3'-4" 10'-9" 24'-7"

15'-1"

20'-4" 4' 4"

2'-10" 3'-2" 2'-8"

5'-5" 4'-6" 9'-5" 6'-2"

8" 3'-4" 9'-7"

6" 3' 1'-5" 8' 8"

13'-7"

11" 4' 1'-5"

30'-3"

4'-5"9'-3" 2' 5'-5" 6' 13'-6" 3"1'

8"6'-4"

25'-2"41'-8"

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

106'-11"

15'FRONT YARD SETBACK

5" 3'-9" 2' 13'-3" 3"19'-8"

4'-8" 9' 7'-5" 4' 8'-7"15'-6"7" 18'-2"

33'-8"

3" 14'-4" 5' 3'-5" 2'-6" 2'-9" 2'-6" 4'-3"35'-1"

0"20' BACK UP PER TABLE 6P/ZC 2002-001REF. (12.21A5)

4'-4" 12'-1" 1'-8"

3'-11"

7'-8" 3'-4" 5'-5"

5'-5"4'

3" 1'-3" 4' 9'-7" 4' 1'-2"20'-4"

10'-9"

10'-1"

8'-9"7'-7"

8" 4'-2" 4'-5" 6'-6"

10'-11"

11'-7" 3'-6"

4'-2" 3'-7"

19'-1" 8'-9"

15' 7" 13'-11"

15' 7" 12'-10"

3'-6"5'

11" 1'-1"

33'4'-7"

2' 10"

2'-1"3'-11"

9'-5" 7" 12'-2"

12'-2"

9'-10"

8" 5'-5"

8'-11"

11" 1'-1" 3'-6"

15' 7" 12'

23'-3"

12'-8"

17'-4" 7" 5' 3'-2" 10"

26'-11"

7" 10'-8" 10'

11" 1'-1"

3'-10"

1'-6"1'-6

11" 2'-10" 9'-3" 9' 7'-5" 4' 3'

18'-5"

4'-10"

18'-5"8'-9

36'-10"5" 3'-2" 14'-8" 3'-2" 15'-4"

5" 3'-2" 11'-1" 3'-4" 18'-9" 5'

20' 7"

1'-6" 1'-8"

2'-10"3'-6" 2'-2" 3"

4'-11" 3'-6" 8'-6" 3'

11'-6"

3'-8" 4'-7" 8'-10" 3'-0"

2'-10" 20'-8"

10'-10"

2'-4" 3'-8" 10'-10" 11" 2'-10" 2'-5"

3'-1" 10'-1"

1A-5.0

1A-5.3

1A-5.4

2A-5.4

50 sq ft

73 sq ft

122 sq ft

43 sq ftEAVEPROJECTIONABOVE

EAVEPROJECTIONABOVE

ARCHITECTURALPROJECTION

STEEL ADDRESSNUMBER

Balcony

Elevator

WaterPond

Walkway

Walkway<5% Slope

Walkway< 5%Slope

Stairway

OutdoorStairway

GarageStairway

SkylightAboveSkylight

Planter

COMMON AREA

BBQ AREA

36X48CLEAR

ELECT. SUBPANELS/METERS

24TH ST

Planter

COMPACT

36X48CLEAR

Entry Lobby301

Living / Kitchen302

Powder303

Living / Kitchen305

Powder306

Living / Kitchen307

Powder308

Living / Kitchen309

Powder310

Kitchen / Living311

Kitchen / Living313

Powder314

Powder316

kitchen / Living315

Kitchen / Living317

Powder318

Patio319

Corridor304

Powder312

1A-4.0

2A-5.3

2A-4.1

1A-5.11

320Open Area1,172 sq ft

SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 12 OF 35

4rth floor plan

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

W59 W60 W61

W45W44

W48W4974

W51 W50

B C D F G H J L

2A-5.2

2A-5.0

2G-1 2

2A-4.0

1A-4.1

2A-5.1

1A-5.2

1A-5.0

1A-5.3

1A-5.4

2A-5.4

CORNICECORNICE

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

15'FRONT YARD SETBACK

1 7'SE

CK1'-6

107'-2"

65'-4"

5' 10'-9"

2'-3" 3'-1" 9'-1" 9'-3" 4' 1'-8" 1'-6" 5'-10"

20'-1"

3' 8' 12'-4" 6' 2'-11"

13'-8"2'

11'-8"

8'-11"

7'-3" 6'-5" 2'-10" 6'-11" 6' 3' 5'-7"5" 3'-7" 14'-10"

21'-4"

9'-2" 14'-10" 7"

14'-7"2'-3

4'-1" 6' 9'-11" 4' 5'-7" 2'-6" 4'-6"36'-9"

10'-9"

14'-1"

21'-11" 3'-2" 3"

14'-1" 4'-7" 3'-3" 3'-2"

7" 10'-5"

7" 6'-10" 3'-5"

20'-11"

12'-10" 1'-9" 5'-4" 11"

8'-3"3'-11"

1'-1" 2'-8" 9" 3'-7"

3'-7" 3'-6"

12'-10"

20'-5" 7" 10" 3'-2" 1' 3'-7"

1'-4" 5'-4" 10"7"

1'-7" 1'-5"1'-3"

4' 3'-1"

2'-11"

12'-4" 3'-2" 4'-7"5'-3"

21'-9" 3'-2" 5"

1" 1'-8"

5'-1" 3'-10"7'

"8'-1"

12'-10"

"2'-1" 5'-4" 2'-1" 3'-4"

6'-2" 3'-10"

3" 3'-2" 2'-9"

3'-10" 3'-6"7'-4"

13'-8" 3'-2" 2"

3'-11"

13'-1"

1"5'-5" 3'-11"9'-4"

2'-11" 3'-2" 2'-8" 3'-6"

3'-10"

12'-3"4'-9"

4" 3'-2" 1'-8" 3'-7"

4'-6" 6' 2'-5"13'

4'-3" 2'-8" 2'-6"

5'3'-3"

14'-4"

1'-1"3'-4"

13'-3"

1' 4'-2" 1' 3'-8"

5'-6" 3'-2" 11"

1'-11"

13'-3"

4'-7" 10'-11"

15'-6"

10'-4"

3'-10"

1A-4.0

CORNICECORNICE

EAVEBELOW

CANOPY ABOVE

EAVEBELOW

EAVE BELOW

SkylightShaft

Walk-inCloset

Closet

Walk-inCloset

SkylightShaft

Closet

StairwayStairway

Stairway

Balcony

Roof Deck

Balcony

Stairway

24TH ST

Elv. Roof

LobbyRoof

HighCeilingArea

Bedroom403

Bathroom402

Hallway401

Master Bedroom404

Master Bath405

Hallway406

Master Bedroom407Master Bath

Bedroom409

Bathroom410

Hallway411

Master Bedroom412 Master Bath

Bedroom414

Bathroom415

Hallway416

Master Bedroom417 Master Bath

Bedroom419

Bathroom420

Hallway421

Bedroom422 Bathroom

Master Bedroom424

Master Bath425

2A-5.3

CANOPY ABOVE

2A-4.1

1A-5.11

SCALE: 1/4" = 1'-0"1 4RTH FLOOR PLAN

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 13 OF 35

Roof plan

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

B C D F G H J L

2A-5.2

2A-5.0

2G-1 2

2A-4.0

1A-4.1

2A-5.1

1A-5.2

1A-5.0

1A-5.3

1A-5.4

2A-5.4

1A-4.0

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19' 15'-3"

122'-2"

15 '-0"REAR YARD

1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19'1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19'1' 4'-4 1/2" 8'-10 1/2"

106'-11"

11'-1" 17'-9" 1'-1 1/2" 2'-6 1/2" 1'-4"

3'-6 1/2"

17'-4 1/2"

22'-4"

7'-1 1/2"

3'-6"12'-8"

3 1/2" 3'-1/2" 2"

13'-1 1/2"

3'-6 1/2"

"1'-6"

2A-5.3

CANOPY BELOW

Stairway

RoofDeck

24TH ST

Roof Access426

Roof Access427

Roof Access428

Roof429

2A-4.1

1A-5.11

SCALE: 1/4" = 1'-0"1 ROOF PLAN

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 18 OF 35

ELEVATIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

B C D E F G H J K LA

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY 8'-0" HWY

DEDICATION15'-0"

FRONT YARD

PROPERTYLINE AFTERHWYDEDICATION

PROPERTYLINE

PROPERTY LINE

HIGHEST (N) GRADE5FT AWAY FROM

BUILDING@ 187.55

CANOPY

(E) RET.WALL

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GAFFEY ST

GARAGE

LOWEST GRADE5FT FROM BLDG@ 164.96

L K J H G F E D C B A

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY8'-0" HWY

DEDICATION15'-0"

FRONT YARD

PROPERTYLINE AFTER

HWYDEDICATION

PROPERTYLINE

PROPERTY LINE

(E) RET.WALL

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.

NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

GAFFEY ST

GARAGE

LOWEST GRADE5FT FROMSTEPPED BLDG@ 164.96

TOP OF PARAPET @ 194.9630 FT MAX HEIGHTPER 12.21.1(B)

SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION

SCALE: 1/4" = 1'-0"2 NORTH ELEVATION

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 19 OF 35

ELEVATIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

1 2 3 5 64 7 810 11 1312 149

+19'-6 23/64"3 3rd Floor @ 184.08

+29'-2 13/32"4 4rth Floor @ 193.75

+38'-8 13/32"5 Roof Level @203.25

+42'-2 13/32"6 2nd Roof @ 206.96

+48'-8 13/32"7 Roof Access Roof @ 213.16

PROPERTYLINE

HIGHEST (N) GRADE5FT AWAY FROMBUILDING@ 187.55PLANTERS PLANTERS PLANTERS

14 1213 11 10 8 7 46 5 3 2 19

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

PROPERTYLINE

(E) NAT.GRADE

TOP OF PARAPET @ 194.9630 FT MAX HEIGHTPER 12.21.1(B)

SCALE: 1/4" = 1'-0"2 WEST ELEVATION

SCALE: 1/4" = 1'-0"1 EAST ELEVATION

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 20 OF 35

SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

1A-6.0

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY

8'-0" HWY DEDICATION

15'-0"FRONT YARD

5' 42'-0

PROPERTYLINE

PROPERTY LINE

FOOTING PERSTRUCTURAL

PLANTER

NEW FRONT YARDWALL MAX 3'-6"FROM (N)GRADE

(E)RETAININGWALL

CANOPY

(E) NAT.GRADE

HOIST BEAM

GAFFEY ST

GARAGE

WALKWAY

ELEVATOR

STAIRWAY

1A-6.0

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY 8'-0" HWY

DEDICATION15'-0"

FRONT YARD

PROPERTYLINE

PROPERTY LINE

PLANTER

NEW FRONT YARDWALLMAX 3'-6"

FROM (N)GRADE

(E)RETAININGWALL

PLANTER

(E) NAT.GRADE

GAFFEY ST

GARAGE

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 21 OF 35

SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0"FRONT YARD

15'-0" REAR YARD(INCLUDES HALF ALLEY

"11'-7

PROPERTYLINE

PROPERTY LINE

PLANTER

NEW FRONTYARDWALLMAX 3'-6"FROM (N)GRADE

(E)RETAININGWALL

PLANTER

(E) NAT.GRADE

LOWEST GRADE5FT FROM BLDG @ 164.96

GARAGE

SKYLIGHTSKYLIGHT

GAFFEY ST

CORRIDOR

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

PROPERTYLINE

(E) NAT.GRADE

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 22 OF 35

SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

14 1213 11 10 8 7 46 5 3 2 19

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

13'-3" SETBACK FOR RAISED GRADE

PER 12.21.1

7'-0" SETBACK

13'-3"

PROPERTYLINE

PER 12.21.1NON HILLSIDE ORDINANCE

GRADE RAISEDTO MEASUREHEIGHT OF STEPPED PART OF

BUILDING: NO RETAININGWALLS / 2:1 GRADED

(E) NAT.GRADE

LOWEST GRADE 5FT FROMSTEPPED BLDG @ 164.96

STAIRWAYSTAIRWAY

GARAGE

2:1 slope

SIDEWALK

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

7'-0" SETBACK13'-3" SETBACK FOR

RAISED GRADEPER 12.21.1

6'-0 AND 3'-6"OPEN RAILING

PER 12,22.C20(e)

PROPERTYLINE

(E) NAT.GRADE

(E) NAT. GRADE

LOWEST GRADE 5FT FROMSTEPPED BLDG @ 164.96

STAIRWAY

GARAGE

PATIOWaterPond

SIDEWALK

RAMP:10.5% SLOPE(MAX 12.5%)

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 23 OF 35

SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

7'-0" SETBACK7'-0" SETBACK

5'-1"PER 12.22c20(e)

RAISED pLATFORMMAX. 6FT

8'8'-7

" 7'-6

" PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

STAIRWAYSTAIRWAY STAIRWAY

SKYLIGHT

CORRIDOR

GARAGE

WALKWAY

SIDEWALK

1 2 3 5 64 7 810 11 1312 149

3A-6.0

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

5'-10"PER 12.22c20(e)

RAISED pLATFORMMAX. 6FT

PROPERTYLINE

(E) NAT.GRADE

GARAGESIDEWALK

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 24 OF 35

SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

PROPERTYLINE

OUTDOORSTAIRWAY

(E) NAT.GRADE(E) NAT.GRADE

(E) NAT.GRADE

GARAGEGARAGE

WALKWAY

+10'2 2nd Floor @ 174.55

+19'-6 23/64"3 3rd Floor @ 184.08

+29'-2 13/32"4 4rth Floor @ 193.75

1'-6" MAX PROJECTION FROM NAT. GRADE.

PROPERTYLINE

PLANTER PLANTER PLANTER

WAL BEYONDMAX 6'-0" HIGH

CANOPY

HIGHEST NAT. GRADE5' AWAY FROM BLDG

@ 187.55

GARAGE

OPEN COMMONAREA

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 25 OF 35

SITE SECTIONS

2345S.Gaffey St.

Califonia 90066

#CAD9/28/2016

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

PROPERTYLINE AFTERHWY DEDICATION

PROPERTYLINE

PROPERTY LINE

(E) NAT. GRADE

24TH ST

24TH STFILLALLEY

GAFFEY ST

BLDG BEYOND

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

PROPERTYLINE AFTERHWY DEDICATION

PROPERTYLINE

PROPERTY LINE

(E) NAT. GRADE

GAFFEY ST

BLDG BEYONDFILL

(E) RET WALL

SCALE: 1/4" = 1'-0"1 SOUTH SIDEYARD SITE SECTION

SCALE: 1/4" = 1'-0"2 NORTH SIDEYARD SITE SECTION

PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

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