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Home My WebLink About1. PLN-18-00040 13426 EarnshawSTAFF REPORT PLANNING DIVISION DATE: July 18, 2018 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNER PREPARED BY: ALFONSO HERNANDEZ, ASSOCIATE PLANNER SUBJECT: PLN-18-00040 (VARIANCE) – A REQUEST TO ENCROACH INTO ONE- HALF (1/2) OF THE REAR YARD FOR A TWO-CAR 400-SQUARE-FOOT GARAGE AND A 3-FOOT SIDE YARD SETBACK FOR A 359 SQUARE- FOOT ADDITION, ON A 36-FOOT-WIDE LOT LOCATION: 13426 EARNSHAW AVENUE ZONING: R-1 5,000 (SINGLE-FAMILY RESIDENTIAL) REPORT SUMMARY This request is for a Variance to deviate from Downey Municipal Code Section 9534.22 (a) to allow the construction of a new detached two-car garage that occupies more than the allowable one-half (1/2) of the required rear yard setback and to deviate from Downey Municipal Code Section 9312.08 (a), to allow a 392 square foot addition to existing residence to encroach two- feet into the required five-foot north side setback on property located at 13426 Earnshaw Avenue, zoned R-1 5,000 (Single-Family Residential). The request is prompted because the width of the lot (36 feet) inhibits the applicant’s ability to construct a conforming garage, and meet all other development standards. Based on the analysis contained in this report, staff recommends that the Planning Commission adopt the following resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING VARIANCE (PLN-18-00040), THEREBY ALLOWING A 400-SQUARE-FOOT GARAGE TO ENCROACH PASS HALF (1/2) OF THE REAR YARD AND A 3-FOOT SIDE YARD SETBACK ON THE PROPERTY LOCATED AT 13426 EARNSHAW AVENUE, AND ZONED R-1 (SINGLE- FAMILY RESIDENTIAL) BACKGROUND The subject property is located at 13426 Earnshaw Avenue and is zoned R-1 5,000 (Single- Family Residential). The lot size is 3,395 square-feet, and roughly measures 36 feet wide by 94 feet deep. The standard lot requirement for the zone is a minimum of 5,000 square feet, with a PC Agenda Page 1 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 2 minimum lot width of 50 feet. The property is currently developed with a 713 square foot single- family home, and two storage units within the rear setback (to be removed). There is no garage on the site, which appears to be consistent with other developments in the neighborhood. Vehicular access occurs along Earnshaw Avenue and cars are parked along the south side property line on an existing 10 foot 3 inch driveway leading to the rear of the main dwelling. The main dwelling is built with the appropriate setbacks to the rear of the property, but only has a 13 foot 6 inch setback to the front property line and three foot setback to the north side property line. A 392 square feet addition is proposed, as part of this application, along the north side property line with a continued three foot setback. Lastly, the property was built in 1956 as a two bedroom/ one bath and no permits have been issued for major renovations since the original construction. On April 16, 2018, the applicant submitted the request for a Variance. The application was issued one incomplete letter, and after receiving all necessary documents the application was deemed complete on June 12, 2018. The notice of the pending public hearing was published in the Downey Patriot and mailed to all property owners within 500 feet of the subject site on July 5, 2018. DISCUSSION The application is a request to deviate from multiple sections of the municipal code. One of the elements of this application is regarding the construction of a 392 square foot addition. Upon the completion of the addition, the residence will be 1,105 square feet. The addition is proposed to the rear of the existing home with a three foot side yard setback along the north side property line (instead of the required five feet). Section 9312.08 (a), Single-family Development Standards, states that all new single-family developments are required to maintain a minimum of five feet separation from side property lines. The applicant is requesting a reduced setback of PC Agenda Page 2 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 3 three feet to continue and match the exiting three foot setback of the existing dwelling. Staff believes the request is reasonable given that the same scope of work, when not filed in conjunction with the proposed garage, is common for single family homes with an existing non- conforming side yard setback. The request is typical for new construction on lots where there is a narrow lot width and an already existing setback of three to five feet. Allowing the continuation of a three foot side yard setback would grant the applicants permission to align the addition with the existing home. In addition, through the use of digital measuring tools it appears as though all non-conforming lots in the neighborhood have setbacks of three feet or less. Allowing a reduced setback would be consistent with other homes within close proximity, and will not alter the overall character of the neighborhood. Development Standard Required Provided Note Lot area 5,000 s.f. 3,395 s.f. Legal nonconforming Lot width 50’ 36’ Legal nonconforming Lot depth Conform to adjoining Floor area ratio 0.60 0.32 Building height 28’ 13’ 3” Setbacks Front Rear North side South side 20’ 20’ 5’ 5’ 10’ 20’ 3’ 10’ Legal nonconforming Variance requested Minimum dwelling size (habitable space only) 1,100 s.f. (3 bdrm) 1,105 s.f. Enclosed parking spaces 2 2 Enclosed parking dimension (width x depth) 20’ x 20’ 20’ x 20’ The other element of this application is a request to construct a 400 square foot garage to the rear of the main dwelling. It is important to note, the applicants are requesting to construct the garage because there is currently not one on site. The lack of a garage also creates a burden for the applicant in terms of accommodating appropriate parking on the property. In addition, this also creates a non-conformity for the lot in terms of parking. The proposed garage will have interior dimensions of 20 feet by 20 feet, a five foot separation from the main dwelling and will be 12 feet tall. These elements are all consistent with single-family development standards. A Variance is requested because, although the garage meets all applicable development standards, the narrow width of the lot (36 feet) does not allow the Applicant to comply with Code Section 9534.22 (a), which states, “A detached accessory building may not occupy not more than one-half (1/2) of the required rear setback, such that a contiguous one-half (1/2) of the rear yard remains as open space, and shall be completely to the rear of the main dwelling to which it is accessory.” A garage with interior dimensions of 20 feet by 20 feet cannot be built on a 36 foot wide lot and meet the above stated code section because the width of the proposed garage is greater than one-half the width of the lot. Staff believes the request is reasonable given that the narrow width of the lot prohibits the applicant from complying with required sections of the Downey Municipal Code. In addition, the width of the lot creates an undue burden upon the property owner and overly restricts the property owner from improving their property as other properties in the same zone. PC Agenda Page 3 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 4 DEVELOPMENT REVIEW COMMITTEE On May 3, 2018, the Development Review Committee (DRC) discussed and evaluated the project as it pertains to Planning, Police, Fire, Public Works, and Building and Safety matters. No department expressed major concerns or opposition over the project, and issued standard conditions. Recommended conditions of approval have been included in the attached Resolution. ENVIRONMENTAL ANALYSIS Staff has reviewed the proposed use for compliance with the California Environmental Quality Act (CEQA). Upon completion of this review, staff determined that this request is categorically exempt from CEQA, pursuant to Guideline Section No. 15304(e), Class 3 (New Construction or Conversion of Small Structures). Categorical Exemptions are projects, which have been determined not to have a significant effect on the environment and are exempt from the requirements of the CEQA. Class 3 exemptions consist of construction and location of limited numbers of new, small facilities or structures; such as, accessory (appurtenant) structures including garages, carports, patios, swimming pools, and fences. FINDINGS Pursuant with Section 9814.08 of the Municipal Code, before a Variance may be granted, the Planning Commission shall make findings from the evidence as submitted that all six (6) of the following conditions exist in reference to the property being considered. Based on the evidence submitted in the application, the request meets the following findings: 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 property is subject to exceptional or extraordinary circumstances not applicable to other properties in the same vicinity or zone. In terms of physical layout, the property has a substandard lot width of 36 feet. The substandard width of the lot prohibits certain construction that would be permitted by right on other similarly zoned properties. The minimum width on a standard shaped R-1 5,000 zone property is 50 feet. Therefore, the conditions specific to the property make it increasingly difficult for the site to accommodate new construction. 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 construction of a standard two-car garage cannot take place on the subject property by- right because doing so would conflict with other required standards (Section 9534.22(a)). This conflict is created due to the narrow width (36 feet) of the lot. The burden present upon this property is not one present upon a standard shaped lot with the required minimum lot width of 50 feet. This is because a 50 foot wide lot, most common in the R-1 5,000 zone, would have an ample amount of space to provide a two-car garage and not conflict with Code Section 9534.22(a). Therefore, given that the situation is specific to this lot, and similarly shaped lots, and not experienced by standard shaped lots it can be determined that the provisions of this article would deprive the property owner from enjoying their property as others in the same zone or vicinity. PC Agenda Page 4 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 5 3. The exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant. Multiple lots along Earnshaw Avenue, in close proximity to this property, were subdivided as a part of the original development. Changes to the lot size were also made when Earnshaw Avenue was improved from 30 wide to 50 feet wide. Since then the lot has remained the same as currently subdivided. No major renovation or configurations to the building footprint have been approved since the original building permit. These actions predate current development standards, as well as the current property owners. 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 building in the same vicinity and zone in which the property is located. The granting of this Variance does not allow the applicant any special privilege that is denied by this chapter. The applicant’s request for a reduced side yard setback of 3 feet is commonly approved when appropriate on all single-family developments through the ministerial approval of a Minor Modification application. Furthermore, a reduced side yard setback of less than five feet is found on all substandard lots along Earnshaw Avenue. In regards to the construction of a new two-car garage, approving the variance for deviation from Code Section 9534.22(a) would not create a privilege for the property, but rather enable the property owner’s ability to construct something that is by right on a standard shaped lot. 5. That the granting of such variance will be in harmony and not adversely affect the General Plan of the City. It is staff’s opinion that the project is in harmony and does not adversely affect the City’s General Plan. In addition, the Variance helps achieve and promote the following goals: Goal 2.5. – Minimize the impacts from lack of parking. There currently are no adequate parking facilities on site. Providing a two-car garage would help divert cars away from the public right-of-way. Goal 8.1. – Promote quality design for new, expanded, and remodeled construction. This goal is achieved by allowing new construction that is more consistent, compatible, and similar in character to standard shaped lots with a two-car garage. In addition, this is further promoted by the applicant’s attempt to design the new construction to match the existing home. 6. That the reasons set forth in the application justify the granting of the variance and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The reasons specified in the application do justify the granting of a variance. The main reason is that the property is unable to meet all applicable development standards due to its narrow lot width, which creates an exceptional circumstance not experienced by most PC Agenda Page 5 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 6 properties. Furthermore, the proposed addition to the main dwelling is of modest size and below the maximum density allowed for the zone. This includes the addition of one more bedroom to the existing one story home. Lastly, the dimensions required for a standard garage would make this request the minimum variance possible for achieving the reasonable use of the land, building, and structure. CORRESPONDENCE Staff had not received any correspondence as of the date this report was prepared. CONCLUSION Based on the analysis contained within this report, staff is concluding that the proposed Variance (PLN-18-00040) is justifiable due to the exceptional character of the lot and the burden it places upon the property owner. Furthermore, staff is concluding that all findings required for approval can be made in a positive manner. As such, staff is recommending that the Planning Commission approve the Variance (PLN-18-00040), thereby allowing the construction of a 400 square foot garage within the rear setback and a 392 square foot addition within the north side setback. EXHIBITS A. Maps – Location, Aerial Photograph, and Zoning Map B. Draft Resolution C. Project Plans PC Agenda Page 6 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 7 Location Aerial Photograph PC Agenda Page 7 13426 Earnshaw Ave. – PLN-18-00040 July 18, 2018 – Page 8 Zoning PC Agenda Page 8 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING VARIANCE (PLN-18-00040), THEREBY ALLOWING A 400-SQUARE-FOOT GARAGE TO ENCROACH PASS HALF (1/2) OF THE REAR YARD AND A 3- FOOT SIDE YARD SETBACK ON THE PROPERTY LOCATED AT 13426 EARNSHAW AVENUE, AND ZONED R-1 (SINGLE- 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. John Sanchez and Maria Tovar filed an application requesting approval of a Variance (PLN-18-00040) to allow the construction of a new 400 square foot detached two-car garage that occupies more than the allowable one-half (1/2) of the required rear yard setback and to allow a 392 square foot addition to existing residence to encroach two-feet into the required five-foot north side setback, located at 13426 Earnshaw Avenue, zoned R-1 5,000 (Single-Family Residential); and, B. On July 5, 2018, notice of the pending public hearing was sent to all Downey property owners within 500 feet of the subject site and the notice was published in the Downey Patriot; and, C. The Planning Commission held a duly noticed public hearing on July 18, 2018 and after fully considering all oral and written testimony, 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 development 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 No. 15301 (Class 3), New Construction or Conversion of Small Structures. SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearing, the Planning Commission further finds, determines and declares that: 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. In terms of physical layout, the property has a substandard lot width of 36 feet. The substandard width of the lot prohibits certain construction that would be permitted by right on other similarly zoned properties. The minimum width on a standard shaped R-1 5,000 zone property is 50 feet. Therefore, the conditions specific to the property make it increasingly difficult for the site to accommodate new construction. PC Agenda Page 9 Resolution No. Downey Planning Commission PLN-18-00049 – 13426 Earnshaw Avenue July 18, 2018 - Page 2 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 construction of a standard two-car garage cannot take place on the subject property by-right because doing so would conflict with other required standards (Section 9534.22(a)). This conflict is created due to the narrow width (36 feet) of the lot. The burden present upon this property is not one present upon a standard shaped lot with the required minimum lot width of 50 feet. This is because a 50 foot wide lot, most common in the R-1 5,000 zone, would have an ample amount of space to provide a two-car garage and not conflict with Code Section 9534.22(a). Therefore, given that the situation is specific to this lot, and similarly shaped lots, and not experienced by standard shaped lots it can be determined that the provisions of this article would deprive the property owner from enjoying their property as others in the same zone or vicinity. C.The exceptional or extraordinary conditions or circumstances do not result from the actions of the applicant. Multiple lots along Earnshaw Avenue, in close proximity to this property, were subdivided as a part of the original development. Changes to the lot size were also made when Earnshaw Ave nue was improved from 30 wide to 50 feet wide. Since then the lot has remained the same as currently subdivided. No major renovation or configurations to the building footprint have been approved since the original building permit. These actions predate current development standards, as well as the current property owners. 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 building in the same vicinity and zone in which the property is located. The applicant’s request for a reduced side yard setback of 3 feet is commonly approved when appropriate on all single- family developments through the ministerial approval of a Minor Modification application. Furthermore, a reduced side yard setback of less than five feet is found on all substandard lots along Earnshaw Avenue. In regards to the construction of a new two-car garage, approving the variance for deviation from Code Section 9534.22(a) would not create a privilege for the property, but rather enable the property owner’s ability to construct something that is by right on a standard shaped lot. E.That the granting of such variance will be in harmony and not adversely affect the General Plan of the City. In addition, the Variance helps achieve and promote the following goals: Goal 2.5. – Minimize the impacts from lack of parking. There currently are no adequate parking facilities on site. Providing a two-car garage would help divert cars away from the public right-of-way. Goal 8.1. – Promote quality design for new, expanded, and remodeled construction. This goal is achieved by allowing new construction that is more consistent, compatible, and similar in character to standard shaped lots with a two-car garage. In addition, this is further promoted by the applicant’s attempt to design the new construction to match the existing home. PC Agenda Page 10 Resolution No. Downey Planning Commission PLN-18-00049 – 13426 Earnshaw Avenue July 18, 2018 - Page 3 F. That the reasons set forth in the application justify the granting of the variance and the variance is the minimum variance that will make possible the reasonable use of the land, building, or structure. The main reason is that the property is unable to meet all applicable development standards due to its narrow lot width, which creates an exceptional circumstance not experienced by most properties. Furthermore, the proposed addition to the main dwelling is of modest size and below the maximum density allowed for the zone. This includes the addition of one more bedroom to the existing one story home. Lastly, the dimensions required for a standard garage would make this request the minimum variance possible for achieving the reasonable use of the land, building, and structure. SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey hereby approves a Variance (PLN-18-00040), subject to the Conditions of Approval attached hereto as Exhibit A – Conditions, 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 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 18th day of July 2018. Patrick Owens, 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 18th day of July 2018, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: __________________________ Mary Cavanagh, Secretary City Planning Commission PC Agenda Page 11 Resolution No. Downey Planning Commission PLN-18-00049 – 13426 Earnshaw Avenue July 18, 2018 - Page 4 EXHIBIT A CONDITIONS OF APPROVAL PLN-18-00040 (VARIANCE) PLANNING 1) This approval of a Variance (PLN-18-00040) to allow the construction of a new 400 square foot detached two-car garage that occupies more than the allowable one-half (1/2) of the required rear yard setback and a 359 square foot addition to existing residence to encroach two-feet into the required five-foot north side setback. 2) Approval of this Variance 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 project must be in substantial compliance with the approved set of plans. 4) The new garage must maintain an interior dimension of 20 feet by 20 feet and remain unobstructed by any encroachments, including but not limited to structural features, shelves, cabinets, appliances, storage and equipment. 5) Prior to the submittal of plans into Building and Safety Plan Check or commencement of business, whichever occurs first, the applicant and the property owner shall sign an affidavit of Acceptance of Conditions, as provided by the City of Downey. 6) 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. 7) 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. 8) The property owner must conduct a setback certification, completed by a licensed land surveyor and inspected by City staff, before the commencement of any foundation related construction. PC Agenda Page 12 Resolution No. Downey Planning Commission PLN-18-00049 – 13426 Earnshaw Avenue July 18, 2018 - Page 5 BUILDING 9) All construction shall comply with the most recent adopted City and State building codes: a. 2016 California Building Code b. 2016 California Residential Code c. 2016 California Electrical Code d. 2016 California Mechanical Code e. 2016 California Plumbing Code f. 2016 California Fire Code g. 2016 California Green Code 10) Special Inspections – As indicated by California Building Code Section 1704, the owner shall employ one or more special inspectors who shall provide special inspections when required by CBC section 1704. Please contact the Building Division at time of plan submittal to obtain application for special inspections. 11) The Title Sheet of the plans shall include: a. Occupancy Group b. Occupant Load c. Description of use d. Type of Construction e. Height of Building f. Floor area of building(s) and/or occupancy group(s) 12) School impact fees shall be paid prior to permit issuance. 13) Dimensioned building setbacks and property lines, street centerlines and between buildings or other structures shall be designed on plot plan. 14) All property lines and easements must be shown on plot plan. A statement that such lines and easements are shown is required. 15) The project design will conform with energy conservation measures articulated in Title 24 of the California Code of Regulations and address measures to reduce energy consumption such as flow restrictors for toilets, low consumptions light fixtures, and insulation and shall use to the extent feasible draught landscaping. FIRE 16) All construction shall comply with applicable CA Building and Residential Codes. 13) Building construction that is altered, extended in height and area shall meet the Building Code requirements for fire-resistant rated construction and fire separation. 14) Existing residential occupancies which undergo major additions/alterations exceeding 50% of the value of said building; or exceed 5,000 sq. ft. shall be provided with an approved automatic fire extinguisher system throughout the residence [DMC 3319]. END OF CONDITIONS PC Agenda Page 13 13426 EARNSHAW AVE DOWNEY, CA 90242 GENERAL REQUIREMENTS PROPERTY INFORMATION SCOPE OF WORKS AREA CALCULATION ATTIC VENTILATION CALC FLOOR AREA RATIO PLAN INDEX THIS PROJECT SHALL COMPLY WITH THE CBC 2016 CALIFORNIA BUILDING CODE, CFC 2016 CALIFORNIA FIRE CODE, CMC 2016 CALIFORNIA MECHANICAL CODE, CEC 2016 CALIFORNIA ELECTRICAL CODE , CPC 2016 CALIFORNIA PLUMBING CODE, 2016 ENERGY CODE, 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE. ´ TRACT MAP VICINITY MAP VICINITY MAP SCALE: 1/4"=1' N ALL DIMENSIONS ON THE FIELD TO BE VERIFIED PRIOR TO CONSTRUCTION NOTE: FLOOR PLAN SCALE: 1/8"=1' (E)DRIVEWAY N 434 sf (N) 2 CAR GARAGE 710 sf (E) ONE STORY HOUSE 20 sf (E) PORCH (N)DRIVEWAY 36 ' - 3 " 93'-9" 1'-6"20'-10"27'-11"31'2'-6"10' 1' - 6 " 20 ' - 1 0 " 13 ' - 1 1 " 1'-6"20'-10"31'2'-6"10'6'-7" 19 ' - 5 " 10 ' 25' 3' 7' - 7 " 7' - 1 0 " 7' - 7 " 23 ' 10 ' - 3 " 13 ' - 6 " 16'-4" 31'-1" 10' 10' 10 ' ⅊ ⅊ ⅊ ⅊ E A R N S H A W A V E (E)WOOD FENCE HEIGHT=5'-5" (E)WOOD FENCE HEIGHT=5'-5" (E)WOOD FENCE HEIGHT=5'-5" (E)WROUGHT IRON FENCE HEIGHT=3'-0" (E)WROUGHT IRON FENCE HEIGHT=3'-0" (E)WROUGHT IRON GATE HEIGHT=3'-0" (E)WROUGHT IRON FENCE HEIGHT=3'-0" 2'-3" 5' - 5 " 5'-6" 16 ' - 1 " 22 ' - 2 " 392 sf (N) ADDITION 47 sf (N) PATIO COVER ROOF PLAN SCALE: 1/8"=1' N ⅊ ⅊ ⅊ ⅊ 5 AD1 5 AD1 5 AD1 5 AD1 2 AD3 9 AD2 5 AD1 (N) ADDITION (E) ONE STORY HOUSE (E) ONE STORY HOUSE(N) ADDITION (N) 2 CAR GARAGE (N) 2 CAR GARAGE 8 AD2 9'-8" 434 sf R5 ' RE V I S I O N : DA T E : DR A F T E R : CI T Y H A L L : JO B N U M B E R : PR O J E C T N A M E : H 21 G F E 43 65 D C B A 21 43 65 87 9 10 11 FILE ALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE THE PROPERTY OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS AND WERE CREATED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH IDEAS, DESIGNS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY OTHER PERSON, CORPORATION OR FIRM FOR ANY PURPOSE WITHOUT THE WRITTEN PERMISSION OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS. G F PROJECT: E OWNER: ADDRESS: 87 9 10 D C B PROJECT NAME AND ADDRESS11 A H (562) 991-9067 CEL (714) 841-7892 TEL 16801 Bardon Ln, unit A Huntington Beach, CA 92647 REVISIONS 1 2 3 4 6 5 MYRIAM MAHIQUES - LUIS MAKIANICH Consultants www.mmlm-consultants.com mbmahiques@gmail.com luismakianich@gmail.com SCALE:DATE: EAR_A PLANS_JUL6-18_2.dwg PA T H C: \ U s e r s \ P u b l i c \ 0 0 - M M L M - 2 0 1 7 \ 0 0 - R E S I D E N T I A L \ E A R n s h o w \ E A R _ A P L A N S _ J U L 6 - 1 8 _ 2 . d w g PLOT PLAN ROOF PLAN TRACT MAP VICINITY MAP AREA CALC'S GENERAL NOTES A1 1/8" = 1' EAR JUL-6-18 JOHN SANCHEZ & MARIA DEL PILAR TOVAR 13426 EARNSHAW AVE DOWNEY, CA 90242 LM M. M . OC T / 0 2 / 1 7 20 1 7 - 0 9 0 5 DO W N E Y , C A 13426 EARNSHAW AVE DOWNEY, CA 90242 MASTER BEDROOM AND BATHROOM ADDITION . LAUNDRY ROOM, NEW TWO CAR GARAGE AND DEMOLITION OF (E) PATIO COVER. 13 4 2 6 E A R N S H A W A V E PC Agenda Page 14 ALL LUMINARIES SHALL BE CONTROLLED BY DIMMER. CLOSETS THAT ARE LESS THAN 70 SQ FT ARE EXEMPT FROM THIS REQUIREMENT NEW WALL NEW WALL AND FT'GEXISTING WALL AND FT'G No "ALL RECESSED LUMINAIRES INSTALLED IN ANY CEILING MUST BE INSULATED CEILING RATED AND CERTIFIED AIRTIGHT PER ASTM E283" SIZEWINDOW SCHEDULE MATERIAL REMARKS ALL LUMINARIES SHALL BE CONTROLLED BY A PHOTOCONTROL/MOTION SENSOR COMBINATIONOUT DOOR OTHER ROOMS OR OTHER MEANS TO OBTAIN 40 LUMENS/WATT OR GREATER HIGH EFFICACY LUMINARIES. FLUORESCENT AND COMPACT FLUORESCENT WITH ELECTRONIC BALLASTS AND HIGH INTENSITY DISCHARGE LAMPS. KITCHEN HIGH EFFICACY LUMINARIES MUST BE PIN BASED BATHROOM-GARAGE- LAUNDRY-UTILITIES MANUAL SWITCH ON AND AUTOMATIC VACANCY-SENSOR OFF SIZENo MATERIALDOOR SCHEDULE REMARKS 2'-0"x 3'-0" ELECTRICAL LEGEND EXISTING WALL TO BE REMOVED 3'-0"x 3'-0" 2-0"x 3'-0" SOLID WOOD 2'-0"x 3'-0" LEGENDLIGHTING 1 2 3 2 3 4 5 6 7 3'-0"x 3'-0" 8 6'-0"x 5'-0" VINYL- DOUBLE GLASS 1 EXTERIOR-SINGLE PIVOT SLIDING WINDOW SLIDING WINDOW 4'-0"x 4'-0" 16'-0"x 7'-0" VINYL GARAGE DOOR ROLL UP DOOR SLIDING WINDOW SLIDING WINDOW SLIDING WINDOW EXISTING WALL TO REMAIN 3'-0"x 6'-8" VINYL- DOUBLE GLASS VINYL- DOUBLE GLASS 6'-0"x 6'-8" EXISTING VINYL- DOUBLE GLASS VINYL- DOUBLE GLASS ELECTRIC METER GENERAL LIGHTING FLUORESCENT TYPE PHOTOCONTROL MOTION SENSOR COMBINATION VACANCY SENSOR OFF DIMMER MECHANICAL VENTILATION CHIMES OPTIONAL SECURITY TELEPHONE OUTLET TV OUTLETTV FUEL GASG FIREPLACE KEY (LOOSE)KEY HOSE BIBB WITH NO REMOVABLE BACKFLOW PREVENTION DEVICEHB RECESSED STUB-OUT FOR ICE-MAKER RETURN AIR GRID CV RAG 12"X 48"2 TUBE FLUORESCENT FIXTURE WITH LENS GAS METER MS VS D EM GM EXHAUST FAN 5 AIR CHANGES PER HOUR WALL BRACKET 1/2 HOT OUTLET DUPLEX OUTLET 220 OUTLET GFCI OUTLET GFCI OUTLET- WATERPROOF JUNCTION BOX CEILING MOUNTED LIGHT PENDANT LIGHT WALL SCONCE WALL MOUNTED LIGHT FLUORESCENT WALL MOUNTED LIGHT 220v GFI GFI /WP F 4'-0" WALL MOUNTED LIGHT BAR KEYLESS CEILING MOUNTED LIGHTK RECESSED CAN LIGHT CMA COMB EXHAUST FAN AND FLUORESCENT LIGHT FIXTURE FLUORESCENT CEILING MOUNTED LIGHTF 4'-0" WALL MOUNTED LIGHT BAR KEYLESS CEILING MOUNTED LIGHTK RECESSED CAN LIGHT COMB EXHAUST FAN AND FLUORESCENT LIGHT FIXTURE FLUORESCENT CEILING MOUNTED LIGHTF FLUORESCENT CAN LIGHTF FLUORESCENT FIXTURE (UNDER CABINET) SINGLE SWITCH 3-WAY SWITCH3 DIMMER SWITCHD SMOKE DETECTOR TO SOUND ALARM AUDIBLE IN ALL SLEEPING AREAS AND SHALL BE HARDWIRED WITH BATTERY BACKUP THERMOSTATT PUSHBUTTONP ROOF FAN CARBON MONOXIDE ALARM ELECTRICAL PANEL EXHAUST FAN 5 AIR CHANGES PER HOUR VINYL / TEMPERED GLASS EXTERIOR SLIDING DOOR NEW 4 NEW NEW 9 5'-0"x 5'-0" PROVIDE A LANDING AT EACH EXTERIOR DOOR. THE LANDING SHALL NOT BE MORE THAN 1"LOWER THAN THE THRESHOLD OF THE DOOR WAY. LANDINGS SHALL BE LEVEL EXCEPT FOR EXTERIOR LANDINGS WHICH MAY HAVE A SLOPE NOT TO EXCEED 1/4 UNIT VERTICAL IN 12 UNITS HORIZONTAL (2% SLOPE) ALL PLUMBING WALLS ARE TO BE FRAMED WITH A MIN. OF 6" STUDS. DOUBLE WALLS USED AS PLUMBING WALLS ARE TO BE A MIN OF 8" WIDE AND NO "FLAT" STUDS PERMITTED. STAGGERED STUDS ARE ACCEPTABLE. NOTE: OTHER METHODS MAY BE USED PROVIDED A SATISFACTORY ENGINEERING AND/OR ARCHITECTURAL DESIGN IS SUBMITTED. OPENINGS IN THE BUILDING ENVELOPE SEPARATING CONDITIONED SPACE FROM UNCONDITIONED SPACE NEEDED TO ACCOMMODATE GAS, PLUMBING, ELECTRICAL LINES, AND OTHER PENETRATIONS MUST BE SEALED FOR BUILDINGS WITH FUEL-BURNING APPLIANCES AND/OR ATTACHED TO GARAGES, PROVIDE AN APPROVED CARBON MONOXIDE ALARM AT: A. OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS B. ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS C. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACKUP D. BATTERY CARBON MONOXIDE ALARM IS PERMITTED IN EXISTING DWELLING UNITS WHERE NO CONSTRUCTION IS TAKING PLACE. INTERCONNECTED HARD WIRED SMOKE ALARM WITH BATTERY BACK UP WILL BE LOCATED IN THE FOLLOWING: A. IN EACH SLEEPING ROOM B. OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS C. ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS, BUT NOT INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS. D. SMOKE ALARM SHALL BE INTERCONNECTED HARD-WIRED WITH BATTERY BACK UP E. BATTERY SMOKE ALARM PERMITTED IN EXISTING BUILDINGS WHERE NO CONSTRUCTION IS TAKING PLACE. EXHAUST FANS SHALL BE ENERGY STAR COMPLIANT CONTROLLED BY HUMIDSTAT 9.506.1 ALL NEW INSTALLED APPLIANCES SHALL BE ENERGY STAR COMPLIANT IF APPLICABLE FOR THAT APPLIANCE 9.210.1 EXHAUST FAN SHALL BE ENERGY STAR COMPLIANT DUCTED TO THE OUTSIDE 9.506.1 ALL NEWLY INSTALLED PLUMBING FIXTURES SHALL COMPLY WITH TABLE 9.303.2 GREEN BUILDING & GENERAL NOTES 1 2 3 4 ALL DIMENSIONS ON THE FIELD TO BE VERIFIED PRIOR TO CONSTRUCTION.NOTE: PROVIDE CLOTHES DRYER MOISTURE EXHAUST DUCT 4 INCH DIA. TO THE OUTSIDE AND EQUIPPED WITH A BACKDRAFT DAMPER. EXHAUST DUCT LENGTH IS LIMITED TO 14 FT WITH 2 ELBOWS. THE DUCT LENGTH SHALL BE REDUCED BY 2FT FOR EVERY ELBOW IN EXCESS OF TWO (MC 504.3.2.) A CLOTHES DRYER EXHAUST DUCT SHALL NOT BE CONNECTED INTO ANY VENT CONNECTOR, GAS VENT, CHIMNEY, CRAWL SPACE, ATTIC, OR OTHER SIMILAR CONCEALED SPACE 5 6 WINDOWS/DOOR REFERENCES INTERIOR-SINGLE PIVOTWOOD HOLLOW CORE2'-8"x 6'-8" INTERIOR-SINGLE PIVOTWOOD HOLLOW CORE2'-8"x 6'-8" 5 6 SLIDING WINDOW SLIDING WINDOW NEW EXISTING S NEW NEW "ALL KITCHEN LIGHTING TO BE HIGH EFFICACY" NOTES: 7 REMOVE PLUMBING FIXTURES AND REPLACE PER GREEN CAL MANDATORY MEASURES SEE G1 AND G2 (SB 407) RISERS. THE RISER HEIGHT SHALL BE NOT MORE THAN 7 34 INCHES. THE RISER SHALL BE MEASURED VERTICALLY BETWEEN LEADING EDGES OF THE ADJACENT TREADS. THE GREATEST RISER HEIGHT WITHIN ANY FLIGHT OF STAIRS SHALL NOT EXCEED THE SMALLEST BY MORE THAN 38" . TREADS. THE TREAD DEPTH SHALL BE NOT LESS THAN 10 INCHES. THE TREAD DEPTH SHALL BE MEASURED HORIZONTALLY BETWEEN THE VERTICAL PLANES OF THE FOREMOST PROJECTION OF ADJACENT TREADS AND AT A RIGHT ANGLE TO THE TREAD'S LEADING EDGE. 8 ALL DIMENSIONS ON THE FIELD TO BE VERIFIED PRIOR TO CONSTRUCTION SCALE: 1/4"=1' N EXISTING 2'-0"x 5'-0" VINYL- TEMPERED GLASS EXISTING EXISTING SLIDING WINDOW EXISTING SLIDING WINDOW EXISTINGVINYL- DOUBLE GLASS SOLID WOOD EXTERIOR-SINGLE PIVOT3'-0"x 6'-8"NEW FLOOR PLAN SCALE: 1/4"=1' (N) TWO CAR GARAGE (N) MASTER BEDROOM (N) W.I.C. (E) BEDROOM (E) BEDROOM (E) LIVING ROOM (E) KITCHEN (E) BATH. (N) HALL (E) PORCH (E) DRIVEWAY N (N) BATHROOM 2"x6" PLUMBING WALL 5 47 1 6 2 2 3 4 5 1 2 2 678 8 9 5 5 3 6 (N) DRIVEWAY 6 GFI /WP 3 3 D 3 D TV VS GFI GFI S S S S S CMA CMA 3 3 3 3 3 3 MS GFI /WP GFI GFI GFI GFI GFI T ⅊ ⅊ ⅊ ⅊ 4 2 1 24"x30" CLEAR AREA 47 1 2"x6" PLUMBING WALL GFIGFI 1 B B C C A A (N) THANKLESS (SEE TITLE 24) 2 VINYL- TEMPERED GLASS 7 SOLID WOOD-LAUNDRY DOOR EXTERIOR-FRENCH DOOR3'-0"x 6'-8"NEW VINYL- DOUBLE GLASS EXISTING 30"x30" ATTIC ACCESS (E) FURNACE IN ATTIC5 AD1 5 AD1 5 AD1 5 AD1 7 (N) LAUNDRY RE V I S I O N : DA T E : DR A F T E R : CI T Y H A L L : JO B N U M B E R : PR O J E C T N A M E : H 21 G F E 43 65 D C B A 21 43 65 87 9 10 11 FILE ALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE THE PROPERTY OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS AND WERE CREATED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH IDEAS, DESIGNS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY OTHER PERSON, CORPORATION OR FIRM FOR ANY PURPOSE WITHOUT THE WRITTEN PERMISSION OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS. G F PROJECT: E OWNER: ADDRESS: 87 9 10 D C B PROJECT NAME AND ADDRESS11 A H (562) 991-9067 CEL (714) 841-7892 TEL 16801 Bardon Ln, unit A Huntington Beach, CA 92647 REVISIONS 1 2 3 4 6 5 MYRIAM MAHIQUES - LUIS MAKIANICH Consultants www.mmlm-consultants.com mbmahiques@gmail.com luismakianich@gmail.com SCALE:DATE: EAR_A PLANS_JUL6-18_2.dwg PA T H C: \ U s e r s \ P u b l i c \ 0 0 - M M L M - 2 0 1 7 \ 0 0 - R E S I D E N T I A L \ E A R n s h o w \ E A R _ A P L A N S _ J U L 6 - 1 8 _ 2 . d w g FLOOR PLAN ELECTRICAL LAYOUT GENERAL NOTES A2 1/4" = 1' EAR JUL-6-18 JOHN SANCHEZ & MARIA DEL PILAR TOVAR 13426 EARNSHAW AVE DOWNEY, CA 90242 LM M. M . OC T / 0 2 / 1 7 20 1 7 - 0 9 0 5 DO W N E Y , C A 13426 EARNSHAW AVE DOWNEY, CA 90242 13 4 2 6 E A R N S H A W A V E MASTER BEDROOM AND BATHROOM ADDITION . LAUNDRY ROOM, NEW TWO CAR GARAGE AND DEMOLITION OF (E) PATIO COVER. PC Agenda Page 15 1.- (N) 7 8 STUCCO LEGEND 2.- ASPHALT SHINGLES CLASS "A" RATING OVER 15#. IF NEW, TO MATCH (E) 4.- GI VENTILATION 5.- 2x... FASCIA (E).- EXISTING. (IF NOT MARKED UP (E) IN ELEVATIONS IS NEW) 9.- VINYL SLIDING WINDOW 8.- STUCCO TRIM 6.- WROUGHT IRON GUARDRAIL 7.- SKYLIGHT 3.- DORMER: HARLEN,GALVANIZED STEEL, HALF ROUND LOUVER, No LR18-H 18" 10.- VINYL SLIDING DOOR SOUTH ELEVATION SCALE: 1 4"=1' WEST ELEVATION SCALE: 14"=1' NORTH ELEVATION SCALE: 1 4"=1' EAST ELEVATION SCALE: 1 4"=1' (E) 5 AD1 5 AD1 5 AD1 5 AD15 AD1 5 AD1 5 AD1 5 AD2 8'-11" RE V I S I O N : DA T E : DR A F T E R : CI T Y H A L L : JO B N U M B E R : PR O J E C T N A M E : H 21 G F E 43 65 D C B A 21 43 65 87 9 10 11 FILE ALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE THE PROPERTY OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS AND WERE CREATED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH IDEAS, DESIGNS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY OTHER PERSON, CORPORATION OR FIRM FOR ANY PURPOSE WITHOUT THE WRITTEN PERMISSION OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS. G F PROJECT: E OWNER: ADDRESS: 87 9 10 D C B PROJECT NAME AND ADDRESS11 A H (562) 991-9067 CEL (714) 841-7892 TEL 16801 Bardon Ln, unit A Huntington Beach, CA 92647 REVISIONS 1 2 3 4 6 5 MYRIAM MAHIQUES - LUIS MAKIANICH Consultants www.mmlm-consultants.com mbmahiques@gmail.com luismakianich@gmail.com SCALE:DATE: EAR_A PLANS_JUL6-18_2.dwg PA T H C: \ U s e r s \ P u b l i c \ 0 0 - M M L M - 2 0 1 7 \ 0 0 - R E S I D E N T I A L \ E A R n s h o w \ E A R _ A P L A N S _ J U L 6 - 1 8 _ 2 . d w g ELEVATIONS A4 1/4" = 1' EAR JUL-6-18 JOHN SANCHEZ & MARIA DEL PILAR TOVAR 13426 EARNSHAW AVE DOWNEY, CA 90242 LM M. M . OC T / 0 2 / 1 7 20 1 7 - 0 9 0 5 DO W N E Y , C A 13426 EARNSHAW AVE DOWNEY, CA 90242 13 4 2 6 E A R N S H A W A V E MASTER BEDROOM AND BATHROOM ADDITION . LAUNDRY ROOM, NEW TWO CAR GARAGE AND DEMOLITION OF (E) PATIO COVER. PC Agenda Page 16 1.- (N) 7 8 STUCCO LEGEND 2.- ASPHALT SHINGLES CLASS "A" RATING OVER 15#. IF NEW, TO MATCH (E) 4.- VINYL ROLL UP DOOR 5.- 2x... FASCIA (E).- EXISTING. (IF NOT MARKED UP (E) IN ELEVATIONS IS NEW) 3.- DORMER: HARLEN,GALVANIZED STEEL, HALF ROUND LOUVER, No LR18-H 18" SOUTH ELEVATION SCALE: 1 4"=1' WEST ELEVATION SCALE: 14"=1' NORTH ELEVATION SCALE: 14"=1' EAST ELEVATION SCALE: 14"=1' 5 AD1 5 AD1 5 AD1 5 AD1 5 AD1 5 AD1 6.- SOLID WOOD DOOR 7.- (E) WOOD FENCE 8.- LIGHTING LAMP RE V I S I O N : DA T E : DR A F T E R : CI T Y H A L L : JO B N U M B E R : PR O J E C T N A M E : H 21 G F E 43 65 D C B A 21 43 65 87 9 10 11 FILE ALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE THE PROPERTY OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS AND WERE CREATED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH IDEAS, DESIGNS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY OTHER PERSON, CORPORATION OR FIRM FOR ANY PURPOSE WITHOUT THE WRITTEN PERMISSION OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS. G F PROJECT: E OWNER: ADDRESS: 87 9 10 D C B PROJECT NAME AND ADDRESS11 A H (562) 991-9067 CEL (714) 841-7892 TEL 16801 Bardon Ln, unit A Huntington Beach, CA 92647 REVISIONS 1 2 3 4 6 5 MYRIAM MAHIQUES - LUIS MAKIANICH Consultants www.mmlm-consultants.com mbmahiques@gmail.com luismakianich@gmail.com SCALE:DATE: EAR_A PLANS_MAY21-18_1.dwg PA T H C: \ U s e r s \ P u b l i c \ 0 0 - M M L M - 2 0 1 7 \ 0 0 - R E S I D E N T I A L \ E A R n s h o w \ E A R _ A P L A N S _ M A Y 2 1 - 1 8 _ 1 . d w g GARAGE ELEVATIONS A4G 1/4" = 1'MAY-21-18 EAR JOHN SANCHEZ & MARIA DEL PILAR TOVAR 13426 EARNSHAW AVE DOWNEY, CA 90242 LM M. M . OC T / 0 2 / 1 7 20 1 7 - 0 9 0 5 DO W N E Y , C A 13426 EARNSHAW AVE DOWNEY, CA 90242 13 4 2 6 E A R N S H A W A V E MASTER BEDROOM AND BATHROOM ADDITION . LAUNDRY ROOM, NEW TWO CAR GARAGE AND DEMOLITION OF (E) PATIO COVER. PC Agenda Page 17 SCALE: 1 4"=1' CROSS SECTION CC 17.- BEAM (SEE ENG. PLANS) 18.- LEDGER 19.- (N) 2"x...CEILING JOIST (SEE ENG.PLANS)20.- 2'X ...FLOOR JOIST (SEE ENG. PLANS)21.- STUCCO CEILING22.- ASPHALT SHINGLES CLASS "A" RATING OVER 15#. TO MATCH (E) 23.- CDX PLYWD SHT'G w/ APPLIED RADIANT BARRIER 24.- LEGEND 6"X... POST, (SEE ENG PLANS) 25.- SLAB CONCRETE (SEE ENG. PLANS) 26.- FOUNDATION (SEE ENG. PLANS) 27.- DORMERS 29.- 2"x.. ROOF RAFTERS (SEE ENG. PLANS) 2.- R-13 INSULATION AT EXT. WALLS TYP. 1.- 2"x4" SILL PLATE w/ 16d @16" O.C. 3.- FIRE BLOCK 4.- 2"x4" STUDS @ 16"0.C. 6.- 2-2"x4" TOP PLATE 5.- FASCIA 7.- R-30 INSULATION 8.- 7 8" STUCCO. IF NEW TO MATCH (E) 9.- 2"x... ROOF RAFTERS (SEE ENG. PLANS) 10.- R-19 INSULATION11.- FOUNDATION 12.- VENTILATION 13.- RIDGE BOARD (SEE ENG. PLANS)14.- FURNACE LOCATION 15.- MOLDING 16.- BLOCKING 28.- FURNACE VENTILATION 30.- KING POST (SEE ENG. PLANS) (E) EXISTING 31.- BRACES (SEE ENG. PLANS) 32.- CEILING BELLOW (N) ATTIC (SEE ENG. PLANS) 33.- SKYLIGHT 5 AD1 9 AD1 6 AD2 (E)(E) (E) (E) (E) (E) (E) 6 AD2 5 AD1 5 AD1 9 AD1 CROSS SECTION AA SCALE: 14"=1' SCALE: 1 4"=1' CROSS SECTION BB 6 AD2 6 AD2 9 AD1 5 AD15 AD1 5 AD1 6 AD2 (E) (E)(E) RE V I S I O N : DA T E : DR A F T E R : CI T Y H A L L : JO B N U M B E R : PR O J E C T N A M E : H 21 G F E 43 65 D C B A 21 43 65 87 9 10 11 FILE ALL IDEAS, DESIGNS AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE THE PROPERTY OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS AND WERE CREATED AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THIS SPECIFIC PROJECT. NONE OF SUCH IDEAS, DESIGNS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY OTHER PERSON, CORPORATION OR FIRM FOR ANY PURPOSE WITHOUT THE WRITTEN PERMISSION OF MYRIAM MAHIQUES - LUIS MAKIANICH, CONSULTANTS. G F PROJECT: E OWNER: ADDRESS: 87 9 10 D C B PROJECT NAME AND ADDRESS11 A H (562) 991-9067 CEL (714) 841-7892 TEL 16801 Bardon Ln, unit A Huntington Beach, CA 92647 REVISIONS 1 2 3 4 6 5 MYRIAM MAHIQUES - LUIS MAKIANICH Consultants www.mmlm-consultants.com mbmahiques@gmail.com luismakianich@gmail.com SCALE:DATE: EAR_A PLANS_JUL6-18_2.dwg PA T H C: \ U s e r s \ P u b l i c \ 0 0 - M M L M - 2 0 1 7 \ 0 0 - R E S I D E N T I A L \ E A R n s h o w \ E A R _ A P L A N S _ J U L 6 - 1 8 _ 2 . d w g CROSS SECTIONS A5 1/4" = 1'JUL-06-18 EAR JOHN SANCHEZ & MARIA DEL PILAR TOVAR 13426 EARNSHAW AVE DOWNEY, CA 90242 LM M. M . OC T / 0 2 / 1 7 20 1 7 - 0 9 0 5 DO W N E Y , C A 13426 EARNSHAW AVE DOWNEY, CA 90242 13 4 2 6 E A R N S H A W A V E MASTER BEDROOM AND BATHROOM ADDITION . LAUNDRY ROOM, NEW TWO CAR GARAGE AND DEMOLITION OF (E) PATIO COVER. PC Agenda Page 18