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HomeMy WebLinkAbout1. PLN-15-00233 - 9303 Elm VistaSTAFF REPORT PLANNING DIVISION DATE: MARCH 2, 2016 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: DAVID BLUMENTHAL, PRINCIPAL PLANNER DAVID KIM, CONTRACT PLANNER SUBJECT: PLN-15-00233 (TENTATIVE TRACT MAP NO. 73941, SITE PLAN REVIEW, AND VARIANCE) – A REQUEST TO CONSTRUCT A SIX UNIT RESIDENTIAL DEVELOPMENT LOCATION: 9303 ELM VISTA DRIVE ZONING: R-3 (Multi-Family Residential) REPORT SUMMARY Habitat for Humanity (hereinafter “applicant’) is proposing to subdivide a 0.43 acre (18,584 sq. ft.) site for condominium purposes and to construct six, affordable, residential units. The dwelling units will be two story structures and will include an attached two-car garage. In addition, the applicant will provide three open guest parking spaces on the property. For this development proposal, the applicant has applied for three entitlements: (1) a tentative tract map application to allow the subdivision of the site to accommodate six (6) condominiums as an affordable residential unit development; (2) a site plan review application to review the proposed development, and (3) a variance application to reduce the garage back-up space from the required 30 feet (Downey Code Section 9710.04 (c)) to 25 feet and to also waive the minimum 200 square feet of common open space required per dwelling unit in the R-3 zoning (Code Section 9312.08 (b)(10)) for this particular project. Based on the analysis contained in this report, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING TENTATIVE TRACT MAP NO. 73941, SITE PLAN REVIEW, AND VARIANCE (PLN-15-00233), THEREBY ALLOWING THE CONSTRUCTION OF SIX AFFORDABLE, RESIDENTIAL UNITS ON PROPERTY LOCATED AT 9303 ELM VISTA DRIVE, ZONED R-3 (MULTIPLE- FAMILY RESIDENTIAL). Agenda Page 1 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 2 BACKGROUND The project site is located on the north side of Elm Vista Drive, east of Bellflower Blvd. The current zoning of the subject property is R-3 (Multiple-Family Residential) with a General Plan land use designation of Medium Density Residential (MDR). Currently, the project site is improved with three 792 square foot and one 924 square foot detached, one-story residential dwelling units built in the mid-1950s. The surrounding neighborhood mostly consists of multi- family residential uses, except for the adjacent property that abuts a portion of rear property line of 9303 Elm Vista Drive, which is currently improved with the Downey Public Works Water Yard. Staff believes that the proposed project would not cause any compatibility issues, since the project site is situated in an existing residential neighborhood. Project site as viewed from Elm Vista On November 24, 2015, the applicant submitted two entitlement applications (site plan review and tentative tract map) to the Planning Division for the proposed six unit condominium development. In accordance with state law, staff reviewed the applications for completeness within 30 days. On December 23, 2015, staff sent out an incomplete letter to the applicant regarding additional comments and corrections that needed to be addressed at this stage in order to deem the applications complete. On January 15, 2016, the applicant resubmitted plans for staff review and also submitted an additional application for a variance request for two development standards (common open space and garage back-up space). Staff reviewed the revised plans and deemed the applications complete on January 25, 2016. In accordance with California State Law, the notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500’ of the subject site on February 4, 2016. DISCUSSION The applicant for the proposed development is Habitat for Humanity (“Habitat”). Habitat seeks to eliminate poverty housing throughout the greater Los Angeles area and around the world by working with economically disadvantaged people to help them create a better human habitat in Agenda Page 2 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 3 which to live and work. Habitat’s primary goal is to provide decent and affordable housing to low- and moderate-income individuals and families. Habitat serves hardworking, very low- to moderate-income families earning between 30 to 80 percent of the Area Median Income. With support from partners, donors, and volunteers, Habitat constructs new or renovates existing homes alongside homebuyers. In order to participate, each homeowner invests “sweat equity” hours building their future home and the homes of other Habitat homebuyers. Each family must contribute a total of 500 sweat equity hours. Sweat equity is intended to contribute to three (3) fundamental goals in the Habitat program: partnership, pride in ownership, and the development of skills and knowledge. In addition, homes are sold to qualifying partner homeowners without profit and financed with affordable, zero interest loans. The homeowners’ monthly payments are used to build additional Habitat for Humanity homes. Due to the funding source for this project, Habitat is required to maintain the affordability status of the units for 45 years. Project Description The applicant is proposing to build six affordable, townhome-style condominium units on a 0.43 acre lot. All six dwelling units will be two stories high with three bedrooms, two bathrooms, and an attached two-car garage. The size of the dwelling units ranges from 1,258 square feet to 1,302 square feet with a majority of the floor area located on the second story. The layout of the floor plan is consistent throughout each of the six dwelling units. The first-story floor area will feature one bedroom and a bathroom, while the second-story floor area will serve as the main social area of the building with a family room, kitchen and dining area connected in an “open concept” configuration. Each unit will have a private “rear yard” that ranges from 290 square feet to 695 square feet, which includes a 93 square foot covered patio. The site will be accessed via a single driveway along the western property line thus, allowing buildings to be aligned along the eastern property line. The primary parking for each unit is within an enclosed two-car garage, with three guest spaces provided on the site. Two of these guest spaces are located on the northern side of the site and the third space is located on the between units 2 and 3. Staff has recommended a condition of approval requiring these guest spaces be marked as “Guest Parking Only” and be limited to 72 hour parking only. Finally, two trash enclosures are provided between Units 4 and 5 to accommodate waste from the site. A review of the project development standards is as follows: Standard Requirement Proposed Lot Coverage 50% 32.4% Building Height 35 ft. / 3 stories 21.25 ft. / 2 stories Minimum Unit Size (3 beds) 1,000 sq.ft. 1,258 – 1,302 sq.ft. Minimum Landscape Area N/A 1,248 sq.ft. Building Separation (minimum) 10 ft. 10 ft. Setbacks: Front Rear Side 15’ 15’ 5’ 15’ 15’ 5’ Parking 2 covered space per dwelling unit plus 0.5 guest parking per dwelling 15 (Including 12 enclosed & 3 open) Agenda Page 3 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 4 As noted above, the proposed project meets most of the development standards for the R-3 Zone; however, they are requesting to deviate from two development standards: 1. The back-up space from each garage is proposed at 25’ in lieu of the required 30’ (Municipal Code 9710.04 (c)), 2. The second deviation is addressing open space requirements for the site. Pursuant to Municipal Code Section 9312.08(b)(10), the applicant is required to provide 200 square feet of useable open space per unit, of which ½ is required to be common area. In this case, the applicant is proposing to provide all of the open space as private area. Architecture 9303 Elm Vista – Design The proposed design of the project closely resembles Ranch Style architecture. The simple design features windows with grids, gable roofs, and Hardie plank wood as the siding material. Small vertical and horizontal treatments of the front façade such as wood cornerboard, wood bandboard and wood window trims certainly add aesthetic value and integrity to the entire structure as well. The massing of the two-story dwelling units is also well designed as emphasis is put on the front façade recess of the dwelling unit from the attached two-car garage. The recess component allows the two-story homes to avoid the monumental design concept, thus improving the overall architecture of the buildings. Furthermore, the front façade recessing allows the applicant to add a front porch area (private space) to each dwelling unit. If applied properly, recessing is a design element that can provide both an architectural and functional service to a residential home. This simplistic design is critical for Habitat since they use a volunteer labor force with little or no technical building skills/experience. The appropriate scheme of colors can also add rich details to a building. The project’s color palette is both appealing and simple. The two shades of beige color used for the hardie plank siding is a good example of how different shades of the same color can be utilized to create a nice transition along a linear façade frontage. For this project, the light beige color is used on the recessed front entry façade of the building, while the dark beige is used on the garage Agenda Page 4 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 5 entrance façade. The use of white window trims, wood cornerboards, and wood bandboard further accentuate the beige sidings and makes it the focal color of the entire structure. Staff believes that the overall proposed architectural design of the project will complement the existing character of the surrounding residential neighborhood and benefit the City as a whole community. Landscape The proposed landscape plan includes 1,248 square feet of total landscaped areas. This includes the setbacks, planters, and portions of the private yard space. In accordance with the City’s landscape regulations, the proposed project will need to provide six trees on site. There is already an existing pine tree in the front yard of the property and the applicant intends to keep it as part of the development proposal. As a result, the applicant would only need to provide five trees. The applicant has decided to plant five Magnolia trees throughout the project site (one – 36” box, one – 24” box, and three – 15 gallon). Existing ivy vines cover a block wall along the west property line will also remain. The preservation of these landscape features is important because they ultimately help create an identity for the project site. Furthermore, the mature pine tree should be preserved because well-established trees are beneficial to the environment and the existing ivy adds an aesthetic texture to the block wall that would otherwise be barren without any landscaping. The City’s landscape regulation requires the use of drought tolerant landscape (minimum 75% of total non-turf material used must be drought tolerant). The majority of the planting palette proposed to be used for the project is considered water-wise plant material and includes the following: 1. 31 of 5-gallon Pittosporum Variegated (Pittosporum tobira) 2. 7 of 1-gallon Texas Sage (Leucophyllum frutescens) 3. 21 of 1-gallon Mexican Feathergrass (Nasella tenuissima) 4. 220 square feet of Coyote Brush (Baccharis piluris) In addition to living plant materials, the project will also utilize artificial turf in the private back yard areas of each proposed dwelling unit. Overall, the proposed landscape will enhance the site layout of the project by adding a transitional element or buffer between the proposed concrete driveway and the residential units. Development Review Committee The City’s Development Review Committee reviewed the project on December 17, 2015. The initial concerns expressed by the committee was Fire Department access, trash container locations, not meeting front and rear yard setbacks, and insufficient guest parking spaces. In order to address these concerns, the applicant reduced the number of units from seven to six. This reduction gave the applicant additional space on the lot to address all of the concerns. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has determined that the proposed development is categorical exempt, pursuant to Section 15332 (In-fill Development) of the CEQA Guidelines. Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and have been exempted from the requirements of the California Environmental Quality Act. The project is categorically Agenda Page 5 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 6 exempted under this Section because the property is consistent with the General Plan land use designation and complies with the R-3 development standards, except for the two variances requested. The project is also developed on a parcel less than five acres and is surrounded by urban uses. The project site is also not a known habitat for endangered species or any other wildlife. In addition, the proposed project is not likely to result in causing any significant effect to the existing traffic, noise, air quality, or water quality. The proposed development would also be served by all required utilities and public services. FINDINGS Tentative Tract Map Tentative Tract Map No. 73941 allows the single lot to be subdivided into the six ownership parcels plus the common area. Each lot will consist of the airspace contained by the individual unit, with the remainder of the site being reserved for common area (driveways, parking, landscape). In order for the Planning Commission to approve the Tentative Tract Map, they must adopt the following five findings: A. That the proposed map is consistent with the General Plan. The tentative tract map proposes to construct six affordable, residential condo units on a 0.43 acre lot. Staff believes that the proposed project is consistent with the General Plan, specifically supporting the goals, policies, and programs of both the land use and housing chapters. The project is with consistent with Goal 1.4 of the land use chapter, and supported by policies, which promotes not only harmonious residential development within existing neighborhoods (Policy 1.4.2), but also home ownership opportunities (Policy 1.4.3). In addition, the housing project will help achieve Goal 2 and Policy 2.4 of the City’s housing element by constructing six affordable, residential condominium units, thus helping achieve the City’s contributions to the Regional Housing Need Allocation. The project site also has a General Plan land use designation of Medium Density Residential, which supports this type of residential development. B. That the site is physically suitable for the type and density of development. The project site is approximately 0.43 acre (18,584 sq.ft.), which meets the minimum lot size of 10,000 square feet for an R-3 zoned property. Using the R-3 zoning’s density standard, the subject property can develop ten dwelling units on site potentially. The applicant is proposing to construct only six units for this project. As proposed, staff believes this residential development is suitable for this site and will not only improve the value of the property itself, but will also enhance the surrounding residential neighborhood. C. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The six unit residential condominium project will be constructed on a residential zone, situated in an existing residential neighborhood. The project includes private open space areas, which will encourage residents to have outdoor activities in their own homes. Staff believes that the design of the residential development is not likely to cause a serious public health problem. Agenda Page 6 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 7 D. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As a result of staff research and also reference to the preliminary title report for this property, it was found that there are a few easements on site, but they pertain to vehicular and utility access easements only. The proposed subdivision has been designed to not conflict with these easements on the property. E. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The project site is in an urban setting surrounded by urban uses. There is also no known wildlife habitat in the City. The subject property is already improved with a residential use. The proposed subdivision would be developed on a lot, which was previously disturbed with development; therefore staff believes the project would not cause substantial environmental damage to the site or its surrounding community. Site Plan Review The Site Plan Review allows the Planning Commission to review the site layout, as well as the architectural style of the buildings. In order to approve the Site Plan Review, the Planning Commission must adopt the following seven findings: A. The site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The project site is zoned R-3 and has a General Plan land use designation of MDR, which encourages residential condominium development. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and provide opportunities for the general public to pursue home ownership in the City of Downey (Policy 1.4.3.). In addition, the project is for the construction of six affordable housing units, which is supported by Policy 2.4 of the City’s housing element. Overall, the proposed residential development would help add to the City’s existing housing inventory and contribute also the City’s Regional Housing Need Allocation. B. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. The project site is zoned R-3, which permits by right to build condominium subdivision. In accordance with Article IX of the City’s Municipal Code, the applicant has applied for three entitlements: (1) a tentative tract map application to allow for the condominium subdivision, (2) a site plan review application to make sure the project complied with the R-3 development standards, (3) and a variance application to request deviation of two required development standards necessary in order for the project to progress forward. The two variance requested include a 5 foot reduction to the vehicle back-up space and a waiver of the required 1,200 required common open space. Except for these requested deviations, the project complies with the development standards of the R-3 zoning. Overall, staff believes the findings for the variance can be made in a positive manner. Agenda Page 7 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 8 C. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. As discussed previously in this report, the proposed development of the six affordable residential condominiums will fit in harmoniously with the existing multi-family residential developments already improved on adjacent sites. The architecture of the dwelling unit is simplistic in design and resembles elements of a ranch-style home. The landscape palette consists of drought tolerant planting materials that are well placed throughout the site. Together, the architecture and landscaping designs create a pleasing aesthetic effect that will certainly benefit the surrounding community. D. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Staff has reviewed the site design of the proposed project and has found that the overall integration of the landscaping, building orientation, and driveway access on a narrow lot was well-envisioned by the applicant. The landscaping around the front façade of the dwelling units creates a nice transitional buffer between the driveway area and the residence. Exterior light lamps are carefully placed on the garage entrance and the front porch to ensure both vehicles and pedestrians are able to move around the site in a safe manner. This project also incorporates a pebble- colored walkway with the proposed driveway, thus preventing a long barren driveway with no visual appeal to the site. E. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. The project will certainly enhance the existing residential neighborhood. The dwelling units are designed to avoid monotony by using façade recessing to break up the massing of the structure. Small details to the windows such as the use of grids and window trims add texture to the overall design of the units. The simple color palette complements the architecture features and creates a calm atmosphere around the site. F. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed development includes the demolition of four existing dwelling units built in the 1950s. The new residential, condominium subdivision will upgrade the value of the property and have a positive effect on neighboring properties. This project further supports the City’s General Plan mission of achieving a safe and affordable community for all residents to enjoy. Agenda Page 8 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 9 G. The proposed development's site plan and its design features will include graffiti resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. Conditions of approval have been added to this project to comply with Section 4960 of Chapter 10 of Article IV of the Municipal Code. This includes (1) the use of graffiti resistant products in the construction of the building and (2) the removal of any graffiti within 48 hours of application, which will be the responsibility of the applicant to complete. VARIANCE The Variance allows the applicant to deviate from the requirements of the Municipal Code. In this case, the applicant is proposing to deviate from Municipal Code Sections 9710.04(c) to allow a 25’ back-up space from the garages and 9312.08(b)(10) to waive requirements for common open space. A. That exceptional or extraordinary conditions or circumstances exist which are peculiar to the land, structure, or building involved and which are not generally applicable to other lands, structures, or buildings in the same vicinity and zone; The project site is zoned R-3. The site exceeds the minimum lot size for the R-3 zoned property; however, the current lot width of 60 feet is 40 feet short of the minimum lot requirement. As a result, this is a legal nonconforming R-3 lot. The existing substandard width of the lot prevents the applicant from providing the required 30 feet garage back- up space and providing potential common open space area; thus not allowing the development of the six affordable residential units. It is important to note that the applicant is providing the required open space per unit; however, it will all be in private yards. The proposed development is restricted because the lot width is not conforming; therefore, staff believes this is a physical constraint of the existing lot that prevents the development of key site design features of a R-3 zoned lot such as common open space. This limited width is further exacerbated by the requirement that this project be 100% affordable units and is constructed by a volunteer labor force. The nature of the type of construction, in staff’s opinion, limits the site design and building methods. The combination of the reduced width and limits to site design create an extraordinary circumstance that is not applicable to other properties in the area and zone. B. That the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located; The surrounding adjacent properties are mostly developed with multi-family residential development on R-3 zoned lots. Not allowing these two variances would prevent the property owner of the subject property to not enjoy the same rights as the neighboring properties in improving the site with a new multi-family residential project. According to Section 9710.04(c), the minimum vehicle back-up space is 30 feet. The lot width of this property is approximately 60 feet, which is substandard for a R-3 zoned property; therefore, the project site currently has a narrow lot width already to develop on. Staff believes that reducing the garage back-up space from 30 feet to 25 feet will still provide ample back-up space for resident’s vehicle to maneuver out of the garage Agenda Page 9 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 10 safely. Allowing the 30 feet back-up space will also drastically affect the proposed design of the dwelling units. As currently proposed, the front façade of the dwelling units is recessed from the front façade of the attached two-car garage by eight feet. This recessed space allows the applicant to provide a front porch for each dwelling unit and, more significantly, break up the massing of each dwelling unit in order avoid the effects of monumental design. If the 30 feet was allowed, then the front façade of the dwelling unit would be recessed three feet from the garage façade. As a result, the design of the front façade would be considerably changed. The provision of common open space is an important component of a proposed project’s overall site design on a R-3 zoned property. A minimum of 200 square feet of open space must be provided per dwelling unit for a R-3 zoned project, half of which is meant to be common area. A six unit residential condominium development requires 1,200 square feet minimum of open space. The project meets the 1,200 square foot requirement; however, it is provided in private yards. As currently proposed, complying with the common open space would be counterproductive and detrimental the project’s overall objective of the development. These residential condos are proposed to be sold as affordable units. The narrow width constraint of the lot and requirement for a fire turn- around space makes it difficult already for the applicant to comply with the common open space requirement without the action of compromising additional units. Staff believes that compromising one affordable unit to comply with the R-3 common open space requirement is not consistent with the land use and housing goals of the City’s General Plan. Therefore, the applicant has applied for a second variance to waive the common open space requirement for this project. Staff believes that reducing the number of proposed affordable units is not an ideal alternative, since the City’s Housing Element stresses the need to encourage the construction of affordable housing and also promote opportunities for home ownership in Downey. C. That exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant; The project site is zoned R-3, but the existing lot width is substandard according to the R-3 development standards. This existing condition prevents the applicant from providing the required garage back-up space and possible common open space areas for the project. Overall, the lot width condition prevents the applicant from fully complying with the R-3 development standards; thus preventing the constructions of affordable housing units. Residential condominium projects are permitted use by right in the R-3 zoning, and these variances are necessary to have the project move forward. The project site is also situated in an existing residential neighborhood; therefore; staff believes that the project would be highly unlikely to cause any compatibility issues with the neighboring uses. D. That granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures, or buildings in the same vicinity and zone in which the property is located; In an analysis of the surrounding area, staff found other variances that have been approved to accommodate the development of parcels into multi-family dwellings. This includes similar variances for open space and lot dimensions. The project site is nonconforming due to its reduced width, which limits the potential development for multi- family dwelling units. In staff’s opinion granting the two variances is in accordance with Agenda Page 10 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 11 the goals and policies of the City’s General Plan. Since other variances have been approved and the proposed deviations will allow the development of the site, just as other sites have been developed, staff believes that granting of the variances does not confer special privilege to the applicant. E. That the granting of such variance will be in harmony and not adversely affect the General Plan of the City; The project site is zoned R-3 and has a General Plan land use designation of MDR, which encourages residential condominium development. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and provide opportunities for the general public to pursue home ownership in the City of Downey (Policy 1.4.3.). In addition, the project is for the construction of six affordable housing units, which is supported by Policy 2.4 of the City’s housing element. Overall, the proposed residential development would help add to the City’s existing housing inventory and contribute also the City’s Regional Housing Need Allocation. F. That the reasons set forth in the application justify the granting of the variance and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The two variances requested by the applicant would allow the development of six affordable, residential condos on a legal non-conforming R-3 lot. The construction of affordable living units is highly supported by the City’s General Plan. Staff believes that losing one affordable housing unit to comply with a zoning open space requirement is contradictory to the goals and objectives of the General Plan’s land use and housing elements. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence regarding this application. CONCLUSION Staff is concluding that the proposed project will benefit the area and community as a whole. The project contains proper site layout, avoids impacts to the neighbors, and includes an aesthetically pleasing architectural design. Staff is further concluding that this project will enhance the streetscape and neighborhood. Based on the analysis provided in this staff report, staff feels that all of the required findings can be made in a positive manner, therefore staff recommends that the Planning Commission approve Tentative Tract Map No. 73941, a Site Plan Review, and a Variance (PLN-15-00233), subject to the recommended conditions of approval. EXHIBITS A. Maps B. Draft P.C. Resolution C. Project Plans Agenda Page 11 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 12 Exhibit ‘A’ - Maps Aerial Photograph Subject Site Agenda Page 12 9303 Elm Vista Drive – PLN-15-00233 March 2, 2016 - Page 13 Zoning Map Subject Site Agenda Page 13 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING TENTATIVE TRACT MAP NO. 73941, SITE PLAN REVIEW, AND VARIANCE (PLN-15-00233), THEREBY ALLOWING THE CONSTRUCTION OF SIX AFFORDABLE, RESIDENTIAL UNITS ON PROPERTY LOCATED AT 9303 ELM VISTA DRIVE, ZONED R-3 (MULTIPLE- FAMILY RESIDENTIAL). THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On November 24, 2015, the applicant submitted a request for the Tentative Tract Map and Site Plan Review to allow the construction of six residential condominiums on the site. Due to missing information on the project plans, staff deemed the application incomplete; and, B. On January 15, 2016, the applicant submitted the remaining information, including a variance application, needed to complete the application. Accordingly, staff deemed the application complete on January 25, 2016; and, C. On February 18, 2016, notice of the pending application published in the Downey Patriot and mailed to all property owners within 500' of the subject site; and, D. The Planning Commission held a duly noticed public hearing on March 2, 2016, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearing adopted this resolution. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed project has been reviewed and has been found to be in compliance with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section 15332 (In-fill Development). SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Tentative Tract Map, the Planning Commission further finds, determines and declares that: 1. That the proposed map is consistent with the General Plan. The tentative tract map proposes to construct six affordable, residential condo units on a 0.43 acre lot. The project is with consistent with Goal 1.4 of the land use chapter, and supported by policies, which promotes not only harmonious residential development within existing neighborhoods (Policy 1.4.2), but also home ownership opportunities (Policy 1.4.3). In addition, the housing project will help achieve Goal 2 and Policy 2.4 of the City’s housing element by constructing six affordable, residential condominium units, thus helping achieve the City’s contributions to the Regional Housing Need Allocation. The project site also has a General Plan land use designation of Medium Density Residential, which supports this type of residential development. Agenda Page 14 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 2 2. That the site is physically suitable for the type and density of development. The project site is approximately 0.43 acre (18,584 sq.ft.), which meets the minimum lot size of 10,000 square feet for an R-3 zoned property. Using the R-3 zoning’s density standard, the subject property can develop ten dwelling units on site potentially. The applicant is proposing to construct only six units for this project. As proposed, this residential development is suitable for this site and will not only improve the value of the property itself, but will also enhance the surrounding residential neighborhood. 3. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The six unit residential condominium project will be constructed on a residential zone, situated in an existing residential neighborhood. The project includes private open space areas, which will encourage residents to have outdoor activities in their own homes. Due to this, the design of the residential development is not likely to cause a serious public health problem. 4. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. As a result of research conducted by the City, it was found that there are a few easements on site, but they pertain to vehicular and utility access easements only. The proposed subdivision has been designed to not conflict with these easements on the property. 5. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The project site is in an urban setting surrounded by urban uses. There is also no known wildlife habitat in the City. The subject property is already improved with a residential use. The proposed subdivision would be developed on a lot, which was previously disturbed with development; therefore the project would not cause substantial environmental damage to the site or its surrounding community. SECTION 4. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Site Plan Review, the Planning Commission further finds, determines and declares that: 1. The site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. The project site is zoned R- 3 and has a General Plan land use designation of MDR, which encourages residential condominium development. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and provide opportunities for the general public to pursue home ownership in the City of Downey (Policy 1.4.3.). In addition, the project is for the construction of six affordable housing units, which is supported by Policy 2.4 of the City’s housing element. Overall, the proposed residential development would help add to the City’s existing housing inventory and contribute to the City’s Regional Housing Need Allocation. 2. The proposed development is in accordance with the purposes and objectives of Article IX and the zone in which the site is located. The project site is zoned R-3, which permits by right to build condominium subdivision. In accordance with Article IX of the City’s Municipal Code, the applicant has applied for three entitlements: (1) a tentative tract map application to allow for the condominium subdivision, (2) a site plan review Agenda Page 15 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 3 application to make sure the project complied with the R-3 development standards, (3) and a variance application to request deviation of two required development standards necessary in order for the project to progress forward. The two variance requested include a 5 foot reduction to the vehicle back-up space and a waiver of the required 1,200 required common open space. Except for these requested deviations, the project complies with the development standards of the R-3 zoning. 3. The proposed development's site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The proposed development of the six affordable residential condominiums will fit in harmoniously with the existing multi-family residential developments already improved on adjacent sites. The architecture of the dwelling unit is simplistic in design and resembles elements of a ranch-style home. The landscape palette consists of drought tolerant planting materials that are well placed throughout the site. Together, the architecture and landscaping designs create a pleasing aesthetic effect that will certainly benefit the surrounding community. 4. The site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. The the overall integration of the landscaping, building orientation, and driveway access on a narrow lot was well-envisioned by the applicant. The landscaping around the front façade of the dwelling units creates a nice transitional buffer between the driveway area and the residence. Exterior light lamps are carefully placed on the garage entrance and the front porch to ensure both vehicles and pedestrians are able to move around the site in a safe manner. This project also incorporates a pebble- colored walkway with the proposed driveway, thus preventing a long barren driveway with no visual appeal to the site. 5. The proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. The project will certainly enhance the existing residential neighborhood. The dwelling units are designed to avoid monotony by using façade recessing to break up the massing of the structure. Small details to the windows such as the use of grids and window trims add texture to the overall design of the units. The simple color palette complements the architecture features and creates a calm atmosphere around the site. 6. The site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. The proposed development includes the demolition of four existing dwelling units built in the 1950s. The new residential, condominium subdivision will upgrade the value of the property and have a positive effect on neighboring properties. This project further supports the City’s General Plan mission of achieving a safe and affordable community for all residents to enjoy. 7. The proposed development's site plan and its design features will include graffiti resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. Conditions of approval have been added to this project to comply with Section 4960 of Chapter 10 of Article IV of the Municipal Code. Agenda Page 16 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 4 This includes (1) the use of graffiti resistant products in the construction of the building and (2) the removal of any graffiti within 48 hours of application, which will be the responsibility of the applicant to complete. SECTION 5. Having considered all of the oral and written evidence presented to it at said public hearings regarding the Variance, the Planning Commission further finds, determines and declares that: 1. That exceptional or extraordinary conditions or circumstances exist which are peculiar to the land, structure, or building involved and which are not generally applicable to other lands, structures, or buildings in the same vicinity and zone. The project site is zoned R- 3. The site exceeds the minimum lot size for the R-3 zoned property; however, the current lot width of 60 feet is 40 feet short of the minimum lot requirement. As a result, this is a legal nonconforming R-3 lot. The existing substandard width of the lot prevents the applicant from providing the required 30 feet garage back-up space and providing potential common open space area; thus not allowing the development of the six affordable residential units. It is important to note that the applicant is providing the required open space per unit; however, it will all be in private yards. The proposed development is restricted because the lot width is not conforming; which is a physical constraint of the existing lot that prevents the development of key site design features of a R-3 zoned lot such as common open space. This limited width is further exacerbated by the requirement that this project be 100% affordable units and is constructed by a volunteer labor force. The nature of the type of construction limits the site design and building methods. The combination of the reduced width and limits to site design create an extraordinary circumstance that is not applicable to other properties in the area and zone. 2. That the literal interpretation of the provisions of this article would deprive the applicant of rights under the terms of this article commonly enjoyed by other properties in the same vicinity and zone in which the property is located. The surrounding adjacent properties are mostly developed with multi-family residential development on R-3 zoned lots. Not allowing these two variances would prevent the property owner of the subject property to not enjoy the same rights as the neighboring properties in improving the site with a new multi-family residential project. According to Section 9710.04(c), the minimum vehicle back-up space is 30 feet. The lot width of this property is approximately 60 feet, which is substandard for a R-3 zoned property; therefore, the project site currently has a narrow lot width already to develop on. Reducing the garage back -up space from 30 feet to 25 feet will still provide ample back-up space for resident’s vehicle to maneuver out of the garage safely. Allowing the 30 feet back-up space will also drastically affect the proposed design of the dwelling units. As currently proposed, the front façade of the dwelling units is recessed from the front façade of the attached two- car garage by eight feet. This recessed space allows the applicant to provide a front porch for each dwelling unit and, more significantly, break up the massing of each dwelling unit in order avoid the effects of monumental design. If the 30 feet was allowed, then the front façade of the dwelling unit would be recessed three feet from the garage façade. As a result, the design of the front façade would be considerably changed. The provision of common open space is an important component of a proposed project’s overall site design on a R-3 zoned property. A minimum of 200 square feet of open space must be provided per dwelling unit for an R-3 zoned project, half of which is meant to be common area. A six-unit residential condominium development requires 1,200 square feet minimum of open space. The applicant meets the 1,200 square foot Agenda Page 17 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 5 requirement; however, it is provided in private yards. As currently proposed, complying with the common open space would be counterproductive and detrimental the project’s overall objective of the development. These residential condos are proposed to be sold as affordable units. The narrow width constraint of the lot and requirement for a fire turn- around space makes it difficult already for the applicant to comply with the common open space requirement without the action of compromising additional units. Compromising one affordable unit to comply with the R-3 common open space requirement is not consistent with the land use and housing goals of the City’s General Plan. Therefore, the applicant has applied for a second variance to waive the common open space requirement for this project. 3. That exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant. The project site is zoned R-3, but the existing lot width is substandard according to the R-3 development standards. This existing condition prevents the applicant from providing the required garage back-up space and possible common open space areas for the project. Overall, the lot width condition prevents the applicant from fully complying with the R-3 development standards; thus preventing the constructions of affordable housing units. Residential condominium projects are permitted use by right in the R-3 zoning, and these variances are necessary to have the project move forward. The project site is also situated in an existing residential neighborhood; therefore; the project would be highly unlikely to cause any compatibility issues with the neighboring uses. 4. That granting the variance requested will not confer on the applicant any special privilege that is denied by this chapter to other lands, structures, or buildings in the same vicinity and zone in which the property is located. In an analysis of the area, it was found other variances that have been approved to accommodate the development of parcels into multi-family dwellings. This includes similar variances for open space and lot dimensions. The project site is nonconforming due to the reduced width, which limits the potential development for multi-family dwelling units. Granting the two variances is in accordance with the goals and policies of the City’s General Plan. Since other variances have been approved and the proposed deviations will allow the development of the site, just as other sites have been developed, granting of the variances does not confer special privilege to the applicant. 5. That the granting of such variance will be in harmony and not adversely affect the General Plan of the City. The project site is zoned R-3 and has a General Plan land use designation of MDR, which encourages residential condominium development. The project further supports the goals and policies of the General Plan by proposing a residential project that would enhance its surrounding neighborhood (Policy 1.4.2.) and provide opportunities for the general public to pursue home ownership in the City of Downey (Policy 1.4.3.). In addition, the project is for the construction of six affordable housing units, which is supported by Policy 2.4 of the City’s housing element. Overall, the proposed residential development would help add to the City’s existing housing inventory and contribute to the City’s Regional Housing Need Allocation. 6. That the reasons set forth in the application justify the granting of the variance and that the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The two variances requested by the applicant would allow the development of six affordable, residential condos on a legal non-conforming R-3 lot. The construction of affordable living units is highly supported by the City’s General Plan. Agenda Page 18 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 6 Staff believes that losing one affordable housing unit to comply with a zoning open space requirement is contradictory to the goals and objectives of the General Plan’s land use and housing elements. SECTION 6. Based upon the findings set forth in Sections 1 through 5 of this resolution, the Planning Commission of the City of Downey hereby approves Tentative Tract Map No. 73941, Site Plan Review, and Variance (PLN-15-00233) subject to conditions of approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. SECTION 7. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 2nd day of March, 2016. Matias Flores, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof, held on the 2nd day of March, 2016, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: Mary Cavanagh, Secretary City Planning Commission Agenda Page 19 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 7 TENTATIVE TRACT MAP NO. 73941, SITE PLAN REVIEW, AND VARIANCE (PLN-15-00233) EXHIBIT A - CONDITIONS PLANNING 1) The approval of this Site Plan Review, Variance and Tentative Tract Map No. 73941 (PLN-15-00233) allows for the construction of a of six-unit townhouse development, which also includes all parking areas, and accessary structures contained therein. This approval also allows a deviation to Municipal Code 9710.04(c) to allow a 25’ back-up space for the garages and from Municipal Code 9312.08(b)(10) to allow of the open space to be private open space. 2) Site Plan Review, Variance and Tentative Tract Map No. 73941 (PLN-15-00233) shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 4) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 5) Prior to the final of building permits, the Final Tract Map shall be approved by the City and recorded with the County of Los Angeles. 6) Construction hours shall be limited to 7:00 a.m. to 7:00 p.m., Monday through Friday and 8:00 a.m. to 5:00 p.m., Saturdays. There shall be no construction on the site outside of these hours. 7) All exterior lights on the property shall be LED and shall be directed, positioned, and/or shielded such that they do not illuminate surrounding properties and the public right-of- way. 8) Exterior lights shall be un-switched and photo-sensor controlled. Lights shall be on from dusk until dawn. Porch lights for the individual units shall be excluded from this condition. Agenda Page 20 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 8 9) The approved architectural style shall be as noted in the approved plans. Changes to the facades and/or colors shall be subject to the review and approval of the City Planner. 10) There shall be no roof mounted equipment including, but not limited to, HVAC equipment. All exterior HVAC equipment shall be ground mounted and screened from view. No HVAC equipment shall be located between the buildings and the public rights- of-way. There shall be no window or wall mounted HVAC equipment. This condition shall not be interpreted to restrict photovoltaic panels mounted to the roof. 11) All buildings and walls shall be finished with graffiti resistant materials. Prior to the issuance of building permits, the applicant shall demonstrate to the satisfaction of the City Planner, that the finished materials will comply with this requirement. 12) Any graffiti applied to the site shall be removed within 48 hours. 13) The applicant shall comply with the art in public places requirements set forth in Downey Municipal Code 8950 et seq. This shall include payment of all required fees prior to the issuance of building permits. Should the applicant exercise their right to install public art on site, the public art application (including payment of all deposits) shall be submitted prior to the issuance of building permits. 14) Drought tolerant landscaping shall be used in all landscape areas of the site. All landscape shall be installed and permanently maintained as approved by the Planning Commission. 15) All above grade back-flow preventers, check valves, and transformers shall be painted green and screened from view from the public right-of-way. 16) The maximum height of all accessory structures shall not exceed 12’. 17) All open parking spaces shall be limited to 72-hour parking only and be duly marked. Open parking spaces shall not be assigned. 18) Prior to the final of building permits, the applicant shall record CC&R’s on the property to govern the maintenance, repair, and improvement of all common areas. This shall include, but may not be limited to, the landscaping, all utilities, exterior of buildings, exterior lighting, internal streets and walkways. Additionally, the CC&R’s shall require the following: a) Require all garages be maintained in a manner to accommodate two vehicles at all times, b) Require all guest parking spaces be duly marked and not assigned to the residents, c) Shall prohibit parking anywhere on the site, except in the garages and marked guest parking spaces. CC&R’s shall run with the land and shall not expire. Prior to the recording of the CC&R’s, the applicant shall submit the CC&R’s to the City Attorney for review and approval. A copy of the recorded CC&R’s shall be provided to the City Planner to be included with the project file. Agenda Page 21 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 9 19) All project entries shall have an enhanced paving (pavers or stamped color concrete). The City Planner shall review and approval final enhanced paving prior to installation. 20) All attic venting shall be architecturally consistent with the buildings, as determined by the City Planner. Dormer vents and/or turbine vents shall not be permitted. 21) Prior to the recording of the Final Tract Map, the applicant shall pay all Park in-lieu fees, as required by Municipal Code Section 9931.8. BUILDING 22) All construction shall comply with the most recent version of the California Building Code, as adopted by the City of Downey. 23) Prior to the commencement of construction, the applicant shall obtain all required permits. Additionally, the applicant shall obtain all necessary inspections and permit final prior to occupancy of the units. FIRE 24) All construction shall comply with the most recent version of the California Fire Code, as adopted by the City of Downey. 25) Installation of approved fire extinguishing system in accordance with DMC Section 3319. 2013 CFC, and applicable NFPA standards. A separate plans and permit shall be obtained for the residential fire sprinkler system. 26) Fire lanes shall be posted in accordance with the CFC and the California Vehicle Code (C.V.C.), Section 22500.1 which requires: A sign, citing C.V.C. 22500.1, posted immediately adjacent to, and visible form, the designated place clearly stating that the place is a fire lane; Outlining or painting the place in red and, in contrasting color, marking the place with the words “FIRE LANE” which are visible from the vehicle, OR by a red curb or red paint n the edge of the roadway which is clearly marked by the words “FIRE LANE”. The required width of a fire lane shall not be obstructed in any manner, including stopping or parking of vehicles. Entrances to fire lanes which have been close with gates or barriers, approved by the Fire Department shall not be obstructed. 27) Address numbers shall be visible from the street and a minimum of 6 inches in height. 28) Additional public hydrants may be required depending upon required fire flows, street width, center dividers or other physical barriers, existing or anticipated traffic volume. (DMC 3610) 29) A Knox accesses system shall be install if the property or fire lane is protected by an access gate. 30) Access roads greater than 150 feet in length shall have an approved means of turning around for fire apparatus in accordance with 2013 California Fire Code and DMC Section 3327. Agenda Page 22 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 10 PUBLIC WORKS 31) The owner/applicant hereby consents to the annexation of the property into the Downey City Lighting Maintenance District in accordance with Division 15 of the Streets and Highways Code, and to incorporation or annexation into a new or existing Benefit Assessment or Municipal Improvement District in accordance with Division 10 and Division 12 of the Streets and Highways Code and/or Division 2 of the Government Code of the State of California. 32) All public utilities servicing the site shall be installed underground. 33) The owner/applicant shall provide that each unit shall have its own water service line and meter box. Individual meters for high-demand uses shall be installed prior to those units being occupied. 34) Prior to the issuance of building permits, the applicant shall complete a Construction & Demolition (C&D) waste management plan per Article V, Chapter 8 of the Downey Municipal Code. This shall include paying any necessary deposits. 35) All public improvements for this project shall comply with the latest edition of Standard Plans and Specifications for Public Works Construction and City of Downey standards. 36) Prior to commencement of work within the public right-of-way, the applicant shall obtain permits form Public Works Department for all public improvements within the public right of way. 37) Prior to final of building permits, the applicant shall install one 24-inch box, with a minimum 2-inch diameter trunk, street tree (per City’ tree master plan) in the parkway in front of the property. 38) All damaged, uneven or sub-standard curb, gutter, sidewalk, driveway, disabled ramps, and pavement across the property frontage shall be removed and replaced prior to the final of building permits. All proposed work shall be done to the satisfaction of the Director of Public Works. Prior to commencing this work, the applicant shall contact Public Works Inspector at (562) 904-7110 to identify construction areas to be removed and replaced. 39) Submit an engineered grading plan for the site (prepared and sealed by a registered civil engineer in the State of California) for approval by the Engineering Division and Building and Safety Division. Lot(s) shall not have less than one (1%) percent gradient on any asphalt or non-paved surface, or less than one quarter (1/4%) percent gradient on any concrete surface. Provide the following information on plans: topographic site information, including elevations, dimensions/location of existing/proposed public improvements adjacent to project (i.e. street, sidewalk, parkway and driveway widths, catch basins, pedestrian ramps); the width and location of all existing and proposed easements, existing and proposed underground utility connections); the location, depth and dimensions of potable water, and sanitary sewer lines. 40) All unused driveways shall be removed and constructed with full-height curb gutter, and sidewalk. Agenda Page 23 Resolution No. ___________ Downey Planning Commission 9303 Elm Vista Drive– PLN-15-00233 March 2, 2016 - Page 11 41) All onsite pavement shall be constructed with a minimum section of 4” thick aggregate base, and a minimum 2-1/2” thick asphalt concrete pavement, or equivalent. 42) Prior to the issuance of building permits, the applicant shall comply with the National Pollutant Discharge Elimination System (NPDES); Section 5700 of the Downey Municipal Code (DMC); and the Low Impact Development (LID) Plan. Furthermore, the applicant shall be required to Certify and append Public Works standard to all construction and grading plans as required by the LACoDPW Stormwater Quality Management Plan (SQMP). 43) Prior to the final of the building permits, the applicant shall remove all construction graffiti created as part of this project within the public-right-of-way. 44) The owner/applicant shall install a sewer main and sewer lateral (to the front property line) for each lot in the subdivision, and shall provide that the design and improvements of sewers shall be to the standards of the City Engineering Division. Septic systems are not acceptable. 45) The owner/applicant shall provide that no easements of any type be granted over any portion of the subdivision to any agency, utility or organization (private or public), except to the City of Downey prior to recordation of the tract map. The owner/applicant shall grant easements in the name of the City shall include: (a) Vehicular easements (fire department access) (b) Utility easements (existing power pole and lines) Contact Southern California Edison (SCE). 46) The owner/applicant shall submit a recorded mylar copy of the final map, a digital AutoCAD format file (AutoCAD 2012 or later) and scanned, uncompressed TIFF images of final map on a portable media for city’s GIS system data updates and maintenance. Agenda Page 24 Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : UN I T 3 A N D U N I T 4 Surv e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 CO D E I N F O R M A T I O N - O C C U P A N C Y G R O U P : R - 3 / U - C O N S T R U C T I O N T Y P E : V - B - C O D E S : 2 0 1 3 C A L I F O R N I A R E S I D E N T I A L C O D E 2 0 1 3 C A L I F O R N I A P L U M B I N G C O D E 2 0 1 3 C A L I F O R N I A M E C H A N I C A L C O D E 2 0 1 3 C A L I F O R N I A F I R E C O D E 2 0 1 3 C A L I F O R N I A E L E C T R I C A L C O D E 2 0 1 3 C A L I F O R N I A G R E E N B U I L D I N G S T A N D A R D S C O D E - Z O N E : R- 3 - L O T S I Z E S : 18 , 5 8 4 S Q F T - B U I L D I N G F O O T P R I N T 1 / 2 : 2 , 1 2 0 S Q F T - B U I L D I N G F O O T P R I N T 3 / 4 : 1 , 9 7 5 S Q F T - B U I L D I N G F O O T P R I N T 5 / 6 : 1 , 9 3 3 S Q F T - B U I L D I N G F O O T P R I N T : 6 , 0 2 8 S Q F T - L O T C O V E R A G E : 32 . 4 % - B U I L D I N G H E I G H T : 21 . 2 5 f t / 2 2 . 5 0 F T - P A R K I N G S P A C E S : 15 A- 0 0 UNIT 1 A N D U N I T 2 93 0 3 E L M V I S T A D R I V E - D O W N E Y , C A 9 0 2 4 2 ZO N I N G I N F O R M A T I O N NE W C O N S T R U C T I O N A- 0 0 : C O V E R S H E E T A- 0 1 : SI T E P L A N A- 0 2 : RO O F P L A N U N I T 1 / U N I T 2 A- 0 3 : RO O F P L A N U N I T 3 / U N I T 4 A- 0 4 : RO O F P L A N U N I T 5 / U N I T 6 A- 0 5 : FL O O R P L A N U N I T 1 / U N I T 2 A- 0 6 : FL O O R P L A N U N I T 3 / U N I T 4 A- 0 7 : FL O O R P L A N U N I T 5 / U N I T 6 A- 0 8 / 0 9 : E L E V A T I O N U N I T 1 / U N I T 2 A- 1 0 / 1 1 : E L E V A T I O N U N I T 3 / U N I T 4 A- 1 2 / 1 3 : E L E V A T O N U N I T 5 / U N I T 6 L- 1 LA N D S C A P E P L A N 6 U N I T S U B D I V I S I O N - T R A C T M A P N O . 7 3 9 4 1 LEG AL D E S C R I P T I O N : Th e E a s t e r l y 6 0 f e e t o f t h e W e s t e r l y 1 2 8 . 2 f t o f t h e p o r t i o n o f t h e N o r t h 3 3 9 . 7 3 f t o f t h e S o u t h 1 0 1 9 . 2 1 f t of t h e S o u t h w e s t q u a r t e r o f t h e N o r t h e a s t q u a r t e r o f S e c t i o n 1 0 , T o w n s h i p 3 S o u t h , R a n g e 1 2 W e s t , in t h e R a n c h o S a n t a G e r t r u d e s , i n t h e C i t y o f D o w n e y , C o u n t y o f L o s A n g e l e s , S t a t e o f C a l i f o r n i a , a s p e r ma p r e c o r d e d i n B o o k 1 , P a g e 5 0 2 , o f M i s c e l l a n e o u s R e c o r d s , i n t h e O f f i c e o f t h e C o u n t y r e c o r d e r o f sa i d C o u n t y , L y i n g E a s t e r l y o f a s t r a i g h t l i n e c o n n e c t i n g t h e m i d p o i n t s o f t h e N o r t h a n d S o u t h l i n e s o f sa i d N o r t h 3 3 9 . 7 3 f e e t o f t h e S o u t h 1 0 1 9 . 2 1 f t . E x c e p t t h e S o u t h 3 0 f e e t o f s a i d l a n d . SH E E T I N D E X CO V E R NE W C O N S T R U C T I O N UN I T 5 A N D U N I T 6 3 B E D R O O M / 2 B A T H FIRS T F L O O R 4 0 7 S Q F T SE C O N D F L O O R 8 9 5 S Q F T TO T A L 1, 3 0 2 S Q F T 3 B E D R O O M / 2 B A T H FI R S T F L O O R 3 8 5 S Q F T SE C O N D F L O O R 8 7 3 S Q F T TO T A L 1, 2 5 8 S Q F T 3 B E D R O O M / 2 B A T H FI R S T F L O O R 3 8 5 S Q F T SE C O N D F L O O R 8 7 3 S Q F T TO T A L 1, 2 5 8 S Q F T NE W C O N S T R U C T I O N 3 B E D R O O M / 2 B A T H FI R S T F L O O R 3 8 5 S Q F T SE C O N D F L O O R 8 7 3 S Q F T TO T A L 1, 2 5 8 S Q F T 3 B E D R O O M / 2 B A T H FI R S T F L O O R 3 8 5 S Q F T SE C O N D F L O O R 8 9 5 S Q F T TO T A L 1, 2 8 0 S Q F T UN I T 2 3 B E D R O O M / 2 B A T H FI R S T F L O O R 3 8 5 S Q F T SE C O N D F L O O R 8 9 5 S Q F T TO T A L 1, 2 8 0 S Q F T NO T F O R C O N S T R U C T I O N UN I T 1 UN I T 3 UN I T 4 UN I T 5 UN I T 6 AI N : 6 2 8 4 - 0 2 0 - 9 0 0 12/31/16 PO R C H = 2 6 1 S Q F T GA R A G E = 4 4 1 S Q F T PO R C H = 1 8 0 S Q F T GA R A G E = 4 4 1 S Q F T PO R C H = 1 3 6 S Q F T GA R A G E = 4 4 1 S Q F T PO R C H = 1 3 6 S Q F T GA R A G E = 4 4 1 S Q F T PO R C H = 1 3 6 S Q F T GA R A G E = 4 4 1 S Q F T PO R C H = 1 8 1 S Q F T GA R A G E = 4 4 1 S Q F T Agenda Page 25 N DN DN 50 4 0 R S 30 4 0 S H 4040LS 2630RS 50 4 0 R S 50 4 0 R S 26 2 6 L S 26 2 6 R S 26 2 6 R S 5040RS 3068 2668 2668 2630RS 2630RS 50 4 0 R S 30 4 0 S H 4040LS 2630RS 26 2 6 R S 26682668 26 2 6 R S 26 2 6 R S 50 6 8 2668 50 6 8 49 6 8 26 2 6 R S 50 4 0 R S 50 4 0 R S 5030RS 26 2 6 R S 26 2 6 R S SB36 26 2 6 L S B24RB24L SB36 D/W Diswasher (basic) B24L B24L SB 3 0 2630RS 2630RS B24R 2630RS 2630RS B24L 2630RS 2630RS SB36 2630RS 2630RS D/W Diswasher (basic) B24L B24L 26682668 B1 8 R SB36 B24RB24L SB36 Diswasher (basic) B24L B24L SB 3 0 B24RB24L SB36 Diswasher (basic) B24L B24L B1 8 R REF. REF. W2436L W2919 W2436L W2436R W2436R W2436L W2919 W2436L 2630RS 2630RS W2436R 2630RS 2630RS W2436R 14 ' - 7 " x 1 0 ' - 0 " 12 ' - 9 " x 9 ' - 9 " 5' - 6 " x 9 ' - 9 " 12 ' - 0 " x 1 0 ' - 0 " 11 ' - 0 " x 9 ' - 1 1 " 9' - 0 " x 9 ' - 1 1 " 14 ' - 7 " x 9 ' - 1 1 " 12 ' - 6 " x 9 ' - 1 0 " 9' - 0 " x 1 0 ' - 0 " 17 6 8 s q f t 10 ' - 1 1 " x 1 0 ' - 0 " 12 ' - 0 " x 1 0 ' - 0 " 8' 9' 4'-6"4'-6" 30' 9'21' 4'-6"4'-6"6'9'6' 79 ' 5' - 9 " 6' - 3 1 / 2 " 7' - 5 1 / 2 " 10 ' - 8 " 10 ' - 0 1 / 2 " 4 1 / 2 " 10 ' - 2 " 7' - 3 " 10 ' - 8 " 10 ' - 4 " 5' - 4 " 4' - 1 0 " 3' - 9 " 3' - 6 " 5' - 4 " 5' - 4 " 5' - 2 " 5' - 2 " 3' - 1 1 1 / 2 " 3' - 6 " 5' - 4 " 5' - 4 " 5' - 2 " 4' - 1 0 1 / 2 " 2' 77 ' 21 ' 7' - 3 " 10 ' - 2 " 1" 21 ' 7' - 3 1 / 2 " 10 ' - 2 1 / 2 " 5' - 4 " 10 ' - 4 " 5' - 4 " 3' - 6 " 3' - 9 1 / 2 " 4' - 8 1 / 2 " 5' - 6 " 5' - 4 " 10 ' - 5 " 5' - 3 " 3' - 6 " 3' - 9 " 4' - 9 " 5' - 5 " 8' 4'4' 2'-6"6'-6" 8' 4'4' 22' 11'8'-4"2'-8" 5'-6"5'-6"5'-6"2'-10" KI T C H E N DI N I N G BE D R O O M BE D R O O M KI T C H E N FA M I L Y DI N I N G LI V I N G A R E A BA T H BE D R O O M BE D R O O M FA M I L Y 5040RS 16 0 7 0 50 4 0 R S 30 6 8 3068 3068 3068 3068 5068 40 6 8 16 0 7 0 50 4 0 R S 30 6 8 3068 30 6 8 46 6 8 5068 3068 3068 5040RS SB30 SB 3 0 SB30 SB 3 0 UP UP 20 ' - 4 " x 2 0 ' - 4 " 8' - 6 " x 5 ' - 9 " 12 ' - 9 " x 9 ' - 1 0 " 5' - 6 " x 9 ' - 9 " 12 ' - 5 " x 9 ' - 1 0 " 79 9 s q f t 20 ' - 4 " x 2 0 ' - 4 " 5' 5' 5' 2' 77 ' 21 ' 7' - 3 " 10 ' - 2 " 1" 21 ' 7' - 3 1 / 2 " 10 ' - 2 1 / 2 " 10 ' - 6 " 10 ' - 6 " 3' - 6 " 8' - 6 " 5' - 6 " 10 ' - 6 " 10 ' - 6 " 3' - 6 " 3' - 9 " 4' - 9 " 5' - 5 " 79 ' 5' - 9 " 6' - 3 1 / 2 " 3' - 9 1 / 2 " 3' - 1 1 1 / 2 " 20 ' - 9 1 / 2 " 2' - 6 7 / 1 6 " 7' - 7 9 / 1 6 " 3' - 7 1 / 2 " 3' - 1 1 " 20 ' - 8 1 / 2 " 9' 4'-6"4'-6" 8' 9' 4'-6"4'-6" 21' 8' 2'-6"6'-6" 8' 22' 11'8'-4"2'-8" 5'-6"5'-6"5'-6"2'-10" GA R A G E BE D R O O M GA R A G E LI V I N G A R E A BA T H CO V E R E D PO R C H CO V E R E D PO R C H YA R D YA R D PORCH PO R C H PO R C H 79 2 s q f t BE D R O O M BA T H Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : Su r v e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 UN I T 1 UN I T 2 UN I T 1 FI R S T F L O O R UN I T 2 SE C O N D F L O O R 4 A- 0 9 4 A- 0 9 4 A- 0 9 3 A- 0 9 3 A- 0 9 3 A- 0 9 1 A- 0 8 1 A- 0 8 1 A- 0 8 2 A- 0 8 2 A- 0 8 2 A- 0 8 3 A- 0 9 3 A- 0 9 3 A- 0 9 4 A- 0 9 4 A- 0 9 4 A- 0 9 1 A- 0 8 1 A- 0 8 1 A- 0 8 2 A- 0 8 2 A- 0 8 2 A- 0 8 HA L F W A L L A- 0 5 FL O O R P L A N UN I T 1 / U N I T 2 1/ 4 " = 1 ' NO T F O R C O N S T R U C T I O N HA L F W A L L 12/31/16 TA N K L E S S WA T E R H E A T E R TA N K L E S S WA T E R H E A T E R Agenda Page 30 N 16 0 7 0 30 6 8 50 4 0 R S 3068 46 6 8 30 6 8 3068 5068 16 0 7 0 30 6 8 50 4 0 R S 3068 46 6 8 30 6 8 5068 3068 3068 3068 3068 SB 3 0 3068 SB 3 0 SB 3 0 SB 3 0 UP UP 20 ' - 4 " x 2 0 ' - 4 " 779 sq ft 12 ' - 9 " x 9 ' - 1 0 " 5' - 6 " x 9 ' - 1 0 " 5' - 6 " x 9 ' - 9 " 12 ' - 1 0 " x 9 ' - 1 0 " 20 ' - 4 " x 2 0 ' - 4 " 5' 5' 77 ' 10 ' - 6 " 7' 21 ' 4 1 / 2 " 10 ' - 2 " 6' - 1 1 1 / 2 " 21 ' 5' - 1 1 / 2 " 5' - 0 1 / 2 " 3' - 5 1 / 2 " 3' - 6 " 10 ' - 6 " 10 ' - 6 " 5' - 6 " 5' 3' - 6 " 3' - 6 " 10 ' - 6 " 10 ' - 6 " 8' 6'-6"2'-6" 8' 30' 6'-6"2'-3 1/2"13'-2 1/2" 77 ' 20 ' - 8 1 / 2 " 3' - 7 1 / 2 " 3' - 7 1 / 2 " 7' - 7 1 / 2 " 2' - 1 0 " 1" 20 ' - 8 1 / 2 " 3' - 8 " 3' - 7 1 / 2 " 10 ' - 6 " 9' 4'-6"4'-6" 8' 9' 4'-6"4'-6" 30' 21' GA R A G E BE D R O O M BA T H BE D R O O M GA R A G E CO V E R E D PO R C H CO V E R E D PO R C H YA R D YA R D PO R C H PO R C H 77 0 s q f t LIVING AREA BA T H DN DN 30 4 0 S H 50 4 0 R S 4040LS 2630RS 50 4 0 R S 50 4 0 R S 26 2 6 L S 26 2 6 R S 60 6 8 3068 2668 2668 2630RS2630RS 30 4 0 S H 50 4 0 R S 4040LS 2630RS 26 2 6 R S 2668 2668 26 2 6 R S 26 2 6 R S 60 6 8 2668 50 6 8 26 2 6 R S 26 2 6 R S 26 2 6 R S 50 4 0 R S 50 4 0 R S 2630RS 2668 SB 3 6 26 2 6 L S B24LB24R SB36 D/W Diswasher (basic) B24R B24R SB 3 0 26 2 6 R S 2630RS2630RS B24L 2630RS2630RS B24R 2630RS2630RS SB36 2630RS2630RS D/W Diswasher (basic) B24R B24R 2668 2668 B1 8 L SB 3 6 B24LB24R SB36 Diswasher (basic) B24R B24R SB 3 0 B24LB24R SB36 Diswasher (basic) B24R B24R B1 8 L REF. REF. W2436R W2919 W2436R W2436L W2436L W2436R W2919 W2436R 2630RS2630RS W2436L 2630RS2630RS W2436L 14 ' - 7 " x 1 0 ' - 0 " 12 ' - 9 " x 9 ' - 9 " 5' - 6 " x 9 ' - 9 " 12 ' - 0 " x 1 0 ' - 0 " 11 ' - 0 " x 9 ' - 1 1 " 10 ' - 1 1 " x 1 0 ' - 0 " 9' - 0 " x 9 ' - 1 1 " 14 ' - 7 " x 9 ' - 1 1 " 5' - 6 " x 9 ' - 1 0 " 12 ' - 9 " x 9 ' - 1 0 " 17 4 6 s q f t 9' - 0 " x 1 0 ' - 0 " 12 ' - 0 " x 1 0 ' - 0 " 77 ' 10 ' - 4 " 10 ' - 4 1 / 2 " 7' - 3 " 10 ' - 5 1 / 2 " 10 ' - 5 " 10 ' - 4 1 / 2 " 7' - 3 1 / 2 " 10 ' - 6 " 5' - 2 " 5' - 2 " 5' - 4 " 5' - 0 1 / 2 " 3' - 9 " 3' - 6 " 5' - 1 1 / 2 " 5' - 4 " 5' - 2 " 5' - 3 " 5' - 4 " 5' - 0 1 / 2 " 3' - 9 1 / 2 " 3' - 6 " 5' - 2 " 5' - 4 " 77 ' 10 ' - 6 " 7' 21 ' 4 1 / 2 " 10 ' - 2 " 6' - 1 1 1 / 2 " 21 ' 5' - 1 1 / 2 " 5' - 0 1 / 2 " 3' - 5 1 / 2 " 3' - 6 " 5' - 4 " 10 ' - 4 " 5' - 4 " 5' - 6 " 5' 3' - 6 " 3' - 6 " 5' - 4 " 10 ' - 4 " 5' - 4 " 8' 4'4' 6'-6"2'-6" 8' 4'4' 22' 6'-6"2'-4 1/2"13'-1 1/2" 2'-1 1/2"11' 9' 4'-6"4'-6" 8' 30' 21'9' 6'9'6'4'-6"4'-6" KI T C H E N DI N I N G BE D R O O M BE D R O O M KI T C H E N FA M I L Y BE D R O O M LI V I N G A R E A DI N I N G BA T H BA T H BE D R O O M FA M I L Y Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : Su r v e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 UN I T 4 UN I T 3 UN I T 4 FI R S T F L O O R UN I T 3 SE C O N D F L O O R 4 A- 1 1 4 A- 1 1 4 A- 1 1 3 A- 1 1 3 A- 1 1 3 A- 1 1 FL O O R P L A N UN I T 3 / U N I T 4 1/ 4 " = 1 ' 1 A- 1 0 1 A- 1 0 1 A- 1 0 2 A- 1 0 2 A- 1 0 2 A- 1 0 3 A- 1 1 3 A- 1 1 3 A- 1 1 4 A- 1 1 4 A- 1 1 4 A- 1 1 1 A- 1 0 1 A- 1 0 1 A- 1 0 2 A- 1 0 2 A- 1 0 2 A- 1 0 NO T F O R C O N S T R U C T I O N A- 0 6 12/31/16 8. 5 ' TA N K L E S S WA T E R H E A T E R TA N K L E S S WA T E R H E A T E R Agenda Page 31 16 0 7 0 30 6 8 50 4 0 R S 3068 46 6 8 30 6 8 3068 5068 16 0 7 0 50 4 0 R S 30 6 8 3068 30 6 8 46 6 8 5068 3068 3068 3068 3068 SB 3 0 3068 SB 3 0 SB 3 0 SB 3 0 UP UP 20 ' - 4 " x 2 0 ' - 4 " 78 8 s q f t 5' - 6 " x 9 ' - 1 0 " 5' - 6 " x 9 ' - 1 0 " 12 ' - 9 " x 9 ' - 1 0 " 12 ' - 9 " x 9 ' - 1 0 " 20 ' - 4 " x 2 0 ' - 4 " 5' 5' 77 ' - 1 " 10 ' - 6 " 7' 21 ' 4 1 / 2 " 20 ' - 8 1 / 2 " 7' - 3 1 / 2 " 10 ' - 2 1 / 2 " 10 ' - 2 1 / 2 " 10 ' - 6 " 3' - 6 " 3' - 9 1 / 2 " 4' - 8 1 / 2 " 5' - 6 " 5' - 6 " 5' 3' - 6 " 3' - 6 " 10 ' - 6 " 10 ' - 6 " 9' 4'-6"4'-6" 8' 30' 6'-6"2'-4 1/2"13'-1 1/2" 77 ' - 1 " 10 ' - 2 1 / 2 " 3' - 7 1 / 2 " 3' - 1 1 1 / 2 " 20 ' - 5 " 4 1 / 2 " 20 ' - 8 1 / 2 " 3' - 8 " 3' - 7 1 / 2 " 7' - 9 1 / 1 6 " 2' - 8 1 5 / 1 6 " 9' 4'-6"4'-6" 8' 30' 13'-1 1/2"2'-4 1/2"6'-6" GA R A G E BE D R O O M CO V E R E D PO R C H BA T H LI V I N G A R E A BE D R O O M YA R D GA R A G E YA R D CO V E R E D PO R C H PO R C H PO R C H BA T H DN 30 4 0 S H 50 4 0 R S 4040LS 2630RS 50 4 0 R S 26 2 6 R S 60 6 8 26 2 6 R S 26 2 6 R S 2668 2668 2668 50 4 0 R S 50 4 0 R S 30 4 0 S H 4040LS 2630RS 26 2 6 L S 26 2 6 R S 26682668 26 2 6 R S 26 2 6 R S 50 4 0 R S 60 6 8 2668 50 6 8 2630RS 26 2 6 R S 50 4 0 R S 2630RS 2668 2668 SB 3 6 26 2 6 L S 26 2 6 R S B24LB24R SB36 D/W Diswasher (basic) B24R B24R SB 3 0 26 2 6 L S 26 2 6 R S B24RB24L SB36 D/W Diswasher (basic) B24L B24L 26682668 B1 8 R SB 3 6 B24LB24R SB36 Diswasher (basic) B24R B24R SB 3 0 B24RB24L SB36 Diswasher (basic) B24L B24L B1 8 R REF. REF. W2436R W2919 W2436R W2436L W2436L W2436L W2919 W2436L W2436R W2436R 14 ' - 7 " x 1 0 ' - 0 " 5' - 6 " x 9 ' - 1 0 " 12 ' - 0 " x 9 ' - 1 1 " 12 ' - 1 1 " x 1 0 ' - 0 " 12 ' - 1 1 " x 1 0 ' - 0 " 14 ' - 7 " x 9 ' - 1 1 " 5' - 6 " x 9 ' - 1 0 " 12 ' - 9 " x 9 ' - 1 0 " 12 ' - 9 " x 9 ' - 1 0 " 9' - 0 " x 1 0 ' - 0 " 9' - 0 " x 1 0 ' - 0 " 17 9 0 s q f t 12 ' - 0 " x 1 0 ' - 0 " 77 ' - 1 " 10 ' - 2 1 / 2 " 7' - 3 1 / 2 " 10 ' - 7 1 / 2 " 10 ' - 1 " 4 1 / 2 " 10 ' - 4 " 10 ' - 4 1 / 2 " 7' - 3 1 / 2 " 10 ' - 6 " 5' - 2 " 5' - 2 " 5' - 4 " 5' - 0 1 / 2 " 3' - 9 1 / 2 " 3' - 6 " 5' - 2 " 5' - 4 " 5' - 4 " 4' - 1 0 1 / 2 " 3' - 9 1 / 2 " 3' - 6 " 5' - 3 1 / 2 " 5' - 4 " 5' - 2 " 77 ' - 1 " 10 ' - 6 " 7' 10 ' - 4 1 / 2 " 10 ' - 7 1 / 2 " 4 1 / 2 " 10 ' - 4 " 10 ' - 4 1 / 2 " 17 ' - 6 " 5' - 2 " 5' - 2 " 5' - 2 1 / 2 " 5' - 2 " 3' - 6 " 3' - 6 " 5' 5' - 6 " 5' - 6 " 5' 3' - 6 " 3' - 6 " 5' - 2 " 5' - 2 1 / 2 " 5' - 4 1 / 2 " 5' - 3 " 9' 4'-6"4'-6" 8'2' 4'4' 32' 6'-6"2'-4 1/2"2'-1 1/2"11' 9' 4'-6"4'-6" 2'8' 4'4' 32' 11'2'-1 1/2"2'-4 1/2"6'-6" KI T C H E N DI N I N G BE D R O O M BE D R O O M KI T C H E N FA M I L Y BE D R O O M DI N I N G LI V I N G A R E A BA T H BA T H BE D R O O M FA M I L Y N Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : Su r v e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 NO T F O R C O N S T R U C T I O N UN I T 6 UN I T 5 UN I T 6 FI R S T F L O O R UN I T 5 SE C O N D F L O O R 3 A- 1 3 3 A- 1 3 3 A- 1 3 1 A- 1 2 1 A- 1 2 1 A- 1 2 2 A- 1 2 2 A- 1 2 2 A- 1 2 1 A- 1 2 1 A- 1 2 1 A- 1 2 2 A- 1 2 2 A- 1 2 2 A- 1 2 4 A- 1 3 4 A- 1 3 4 A- 1 3 3 A- 1 3 3 A- 1 3 3 A- 1 3 4 A- 1 3 4 A- 1 3 4 A- 1 3 A- 0 7 FL O O R P L A N UN I T 5 / U N I T 6 1/ 4 " = 1 ' 12/31/16 77 0 s q f t 8. 5 ' 8. 5 ' TA N K L E S S WA T E R H E A T E R TA N K L E S S WA T E R H E A T E R Agenda Page 32 Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : Su r v e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 1/ 4 " = 1 ' 9' + / - SE C O N D F L O O R 17 ' T. O . T O P P L A T E 4: 1 2 R O O F 9' + / - SE C O N D F L O O R 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E A- 0 8 EL E V A T I O N UN I T 1 / U N I T 2 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R SO U T H F A C E - 1 NO R T H F A C E - 2 21 . 2 5 ' TO P O F R O O F 21.25' WO O D F A S C I A ( W H I T E ) 0 FI N I S H E D F L O O R UN I T 1 UN I T 2 4: 1 2 R O O F 21 . 2 5 ' TO P O F R O O F 21.25' HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) WO O D C O R N E R B O A R D (W H I T E ) WO O D O U T R I G G E R S ( W H I T E ) NO T F O R C O N S T R U C T I O N AS P H A L T S H I N G L E GR E Y VI N Y L W I N D O W S WO O D T R I M (W H I T E ) AS P H A L T S H I N G L E GR E Y WO O D P O R C H R A I L I N G AN D C O L U M N S ( W H I T E ) WO O D F A S C I A ( W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D C O R N E R B O A R D (W H I T E ) VI N Y L W I N D O W S WO O D T R I M (W H I T E ) 12/31/16 HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D P O R C H CO L U M N ( W H I T E ) WO O D B A N D B O A R D ( W H I T E ) GL A S S P A N E L D O O R A N D WO O D T R I M ( W H I T E ) Agenda Page 33 Re v i s i o n s : 87 3 9 A r t e s i a B l v d Be l l f l o w e r , C A 9 0 7 0 6 Ph o n e : ( 3 1 0 ) 8 2 1 - 7 6 3 1 ww w . h a b i t a t l a . o r g Ro b e r t D w e l l e , P E rd w e l l e @ h a b i t a t l a . o r g Sh e e t N o . : Sh e e t T i t l e : Da t e : Sc a l e : N o D e s c r i p t i o n D a t e Jo b : HA B I T A T F O R H U M A N I T Y 6 U N I T - A F F O R D A B L E HO U S I N G 93 0 3 E L M V I S T A D R I V E DO W N E Y , C A 9 0 2 4 2 De s i g n / B u i l d b y : JA N U A R Y 6 , 2 0 1 6 Co n s u l t a n t s : Su r v e y / M a p p i n g : RD E n g i n e e r i n g Co n t a c t : R a l p h D a r t t 36 3 5 S h a d o w G r o v e R d Pa s a d e n a , C A 9 1 1 0 7 (6 2 6 ) 2 8 8 - 7 9 1 1 St r u c t u r a l : Ti b b a E n g i n e e r i n g Co n t a c t : M a r k I b r a h i m 34 3 6 E L o n g r i d g e D r Or a n g e , C A 9 2 8 6 7 (7 1 4 ) 5 5 3 - 2 5 9 5 ME P : G M E P Co n t a c t : B r u c e E n t e z a m 3 M a c A r t h u r P l a c e 8 t h f l o o r Sa n t a A n a , C A 9 2 7 0 7 (9 4 9 ) - 2 3 2 - 1 9 1 9 So i l s : Ge o m a x E n g i n e e r i n g Co n t a c t : H e c t o r M e d i n a 73 4 0 F l o r a n c e A v e - S u i t e 2 2 9 Do w n e y , C A 9 0 2 4 0 (5 6 2 ) 8 0 6 - 2 1 7 3 A- 0 9 EL E V A T I O N UN I T 1 / U N I T 2 1/ 4 " = 1 ' 4: 1 2 R O O F 4: 1 2 R O O F 9' + / - SE C O N D F L O O R EA S T F A C E - 4 WE S T F A C E - 3 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' NO T F O R C O N S T R U C T I O N 9' + / - SE C O N D F L O O R WO O D F A S C I A ( W H I T E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' WO O D C O R N E R B O A R D ( W H I T E ) WO O D O U T R I G G E R S (W H I T E ) VI N Y L W I N D O W S WO O D T R I M (W H I T E ) WO O D P O R C H R A I L I N G ( W H I T E ) AS P H A L T S H I N G L E (G R E Y ) AS P H A L T S H I N G L E WO O D B E A M ( W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D C O R N E R B O A R D (W H I T E ) VI N Y L W I N D O W S WO O D T R I M (W H I T E ) WO O D P O R C H C O L U M N ( W H I T E ) UN I T 1 UN I T 2 UN I T 2 UN I T 1 WO O D P O R C H C O L U M N ( W H I T E ) 12/31/16 HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D B A N D B O A R D ( W H I T E ) ME T A L R O L L - UP GA R A G E D O O R ( W H I T E ) CR A F T S M A N S T Y L E D O O R (D A R K R E D ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) Agenda Page 34 Re v i s i o n s : 8739 Artesia Blvd Bellflower, CA 90706 Phone: (310) 821-7631 www.habitatla.org Robert Dwelle, PE rdwelle@habitatla.org Sheet No.:Sheet Title:Date:Scale: N o D e s c r i p t i o n D a t e Job:HABITAT FOR HUMANITY 6 UNIT - AFFORDABLE HOUSING 9303 ELM VISTA DRIVE DOWNEY, CA 90242Design/Build by:JANUARY 6, 2016Consultants:Survey/Mapping:RD Engineering Contact: Ralph Dartt 3635 Shadow Grove Rd Pasadena, CA 91107 (626) 288-7911 Structural:Tibba Engineering Contact: Mark Ibrahim 3436 E Longridge Dr Orange, CA 92867 (714) 553-2595 MEP:G MEP Contact: Bruce Entezam 3 MacArthur Place 8th floor Santa Ana, CA 92707 (949)-232-1919 Soils:Geomax Engineering Contact: Hector Medina 7340 Florance Ave - Suite 229 Downey, CA 90240 (562) 806-2173 ELEVATION UNIT 3/UNIT 41/4" = 1'A-10 SO U T H F A C E - 1 NO R T H F A C E - 2 UN I T 4 UN I T 3 NOT FOR CONSTRUCTION 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 9' + / - SE C O N D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 9' + / - SE C O N D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' WO O D C O R N E R B O A R D ( W H I T E ) WO O D B E A M ( W H I T E ) VI N Y L W I N D O W S WO O D T R I M ( W H I T E ) AS P H A L T S H I N G L E (G R E Y ) WO O D F A S C I A ( W H I T E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) WO O D P O R C H C O L U M N ( W H I T E ) 4: 1 2 R O O F 4: 1 2 R O O F AS P H A L T S H I N G L E (G R E Y ) WO O D C O R N E R B O A R D ( W H I T E ) VI N Y L W I N D O W S WO O D T R I M ( W H I T E ) WO O D F A S C I A ( W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D P O R C H C O L U M N (W H I T E ) 12/31/16 HA R D I E P L A N K S I D I N G (D A R K B E I G E ) GL A S S P A N E L D O O R A N D WO O D T R I M ( W H I T E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) Agenda Page 35 Re v i s i o n s : 8739 Artesia Blvd Bellflower, CA 90706 Phone: (310) 821-7631 www.habitatla.org Robert Dwelle, PE rdwelle@habitatla.org Sheet No.:Sheet Title:Date:Scale: N o D e s c r i p t i o n D a t e Job:HABITAT FOR HUMANITY 6 UNIT - AFFORDABLE HOUSING 9303 ELM VISTA DRIVE DOWNEY, CA 90242Design/Build by:JANUARY 6, 2016Consultants:Survey/Mapping:RD Engineering Contact: Ralph Dartt 3635 Shadow Grove Rd Pasadena, CA 91107 (626) 288-7911 Structural:Tibba Engineering Contact: Mark Ibrahim 3436 E Longridge Dr Orange, CA 92867 (714) 553-2595 MEP:G MEP Contact: Bruce Entezam 3 MacArthur Place 8th floor Santa Ana, CA 92707 (949)-232-1919 Soils:Geomax Engineering Contact: Hector Medina 7340 Florance Ave - Suite 229 Downey, CA 90240 (562) 806-2173 UN I T 3 UN I T 4 UN I T 4 UN I T 3 WE S T F A C E - 3 EA S T F A C E - 4 ELEVATIONS UNIT 3/UNIT 41/4" = 1'A-11NOT FOR CONSTRUCTION 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 9' + / - SE C O N D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' 17 ' T. O . T O P P L A T E 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 9' + / - SE C O N D F L O O R 21 . 2 5 ' TO P O F R O O F 21.25' WOOD CORNERBOARD (WHITE)WOOD BANDBOARD (WHITE)VINYL WINDOWS WOOD TRIM (WHITE)WOOD FASCIA (WHITE)HARDIE PLANK SIDING (DARK BEIGE) WO O D P O R C H C O L U M N ( W H I T E ) 4: 1 2 R O O F AS P H A L T S H I N G L E (G R E Y ) WO O D R A I L I N G ( W H I T E ) 12/31/16 AS P H A L T S H I N G L E (G R E Y ) 4: 1 2 R O O F WOOD CORNERBOARD (WHITE)VINYL WINDOWS WOOD TRIM (WHITE)WOOD FASCIA (WHITE)HARDIE PLANK SIDING (LIGHT BEIGE) WO O D P O R C H C O L U M N ( W H I T E ) WOOD OUTRIGGERS (WHITE) WO O D B A N D B O A R D ( W H I T E ) ME T A L R O L L - UP GA R A G E D O O R ( W H I T E ) CR A F T S M A N S T Y L E D O O R (D A R K R E D ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D B E A M (W H I T E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) Agenda Page 36 Re v i s i o n s : 8739 Artesia Blvd Bellflower, CA 90706 Phone: (310) 821-7631 www.habitatla.org Robert Dwelle, PE rdwelle@habitatla.org Sheet No.:Sheet Title:Date:Scale: N o D e s c r i p t i o n D a t e Job:HABITAT FOR HUMANITY 6 UNIT - AFFORDABLE HOUSING 9303 ELM VISTA DRIVE DOWNEY, CA 90242Design/Build by:JANUARY 6, 2016Consultants:Survey/Mapping:RD Engineering Contact: Ralph Dartt 3635 Shadow Grove Rd Pasadena, CA 91107 (626) 288-7911 Structural:Tibba Engineering Contact: Mark Ibrahim 3436 E Longridge Dr Orange, CA 92867 (714) 553-2595 MEP:G MEP Contact: Bruce Entezam 3 MacArthur Place 8th floor Santa Ana, CA 92707 (949)-232-1919 Soils:Geomax Engineering Contact: Hector Medina 7340 Florance Ave - Suite 229 Downey, CA 90240 (562) 806-2173 ELEVATIONS UNIT 5/UNIT 6 A-121/4" = 1' UN I T 5 SO U T H F A C E - 1 NO R T H F A C E - 2 UN I T 6 NOT FOR CONSTRUCTION 17 ' T. O . T O P P L A T E 9' + / - SE C O N D F L O O R 22 . 5 TO P O F R O O F 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 22.50' 17 ' T. O . T O P P L A T E 9' + / - SE C O N D F L O O R 22 . 5 TO P O F R O O F 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 22.50' 12/31/16 WO O D P O R C H C O L U M N (W H I T E ) V I N Y L W I N D O W S WO O D T R I M (W H I T E ) W O O D C O R N E R B O A R D ( W H I T E ) W O O D F A S C I A ( W H I T E ) H A R D I E P L A N K S I D I N G (L I G H T B E I G E ) AS P H A L T S H I N G L E (G R E Y ) 4: 1 2 R O O F V I N Y L W I N D O W S WO O D T R I M (W H I T E ) WO O D C O R N E R B O A R D WO O D F A S C I A ( W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) WO O D P O R C H C O L U M N (W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) AS P H A L T S H I N G L E (G R E Y ) Agenda Page 37 Re v i s i o n s : 8739 Artesia Blvd Bellflower, CA 90706 Phone: (310) 821-7631 www.habitatla.org Robert Dwelle, PE rdwelle@habitatla.org Sheet No.:Sheet Title:Date:Scale: N o D e s c r i p t i o n D a t e Job:HABITAT FOR HUMANITY 6 UNIT - AFFORDABLE HOUSING 9303 ELM VISTA DRIVE DOWNEY, CA 90242Design/Build by:JANUARY 6, 2016Consultants:Survey/Mapping:RD Engineering Contact: Ralph Dartt 3635 Shadow Grove Rd Pasadena, CA 91107 (626) 288-7911 Structural:Tibba Engineering Contact: Mark Ibrahim 3436 E Longridge Dr Orange, CA 92867 (714) 553-2595 MEP:G MEP Contact: Bruce Entezam 3 MacArthur Place 8th floor Santa Ana, CA 92707 (949)-232-1919 Soils:Geomax Engineering Contact: Hector Medina 7340 Florance Ave - Suite 229 Downey, CA 90240 (562) 806-2173 1/4" = 1'ELEVATIONS UNIT 5/UNIT 6 A-13 EA S T F A C E - 4 UN I T 6 WE S T F A C E - 3 UN I T 6 UN I T 5 UN I T 5 NOT FOR CONSTRUCTION 17 ' T. O . T O P P L A T E 9' + / - SE C O N D F L O O R 22 . 5 TO P O F R O O F 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 22.50' 17 ' T. O . T O P P L A T E 9' + / - SE C O N D F L O O R 22 . 5 TO P O F R O O F 8' T. O . T O P P L A T E 0 FI N I S H E D F L O O R 22.50' 12/31/16VINYL WINDOWS WOOD TRIM (WHITE)WOOD CORNERBOARD (WHITE)WOOD FASCIA (WHITE)HARDIE PLANK SIDING (LIGHT BEIGE)WOOD PORCH COLUMN (WHITE) WO O D O U T R I G G E R ( W H I T E ) AS P H A L T S H I N G L E (G R E Y ) 4: 1 2 R O O F AS P H A L T S H I N G L E (G R E Y ) 4: 1 2 R O O F HARDIE PLANK SIDING (LIGHT BEIGE)WOOD CORNERBOARD (WHITE) WO O D P O R C H C O L U M N (W H I T E ) WOOD FASCIA (WHITE)VINYL WINDOWS WOOD TRIM (WHITE) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) WO O D B A N D B O A R D ( W H I T E ) CR A F T S M A N S T Y L E D O O R (D A R K R E D ) ME T A L R O L L - UP GA R A G E D O O R ( W H I T E ) WO O D B E A M ( W H I T E ) HA R D I E P L A N K S I D I N G (D A R K B E I G E ) HA R D I E P L A N K S I D I N G (L I G H T B E I G E ) Agenda Page 38