|
9/24/2024
<br />11
<br />Mu
<br />l
<br />t
<br />i
<br />-
<br />F
<br />a
<br />m
<br />i
<br />l
<br />y
<br />
<br />D
<br />w
<br />e
<br />l
<br />l
<br />i
<br />n
<br />g
<br />
<br />AD
<br />U
<br />
<br />G
<br />a
<br />r
<br />a
<br />g
<br />e
<br />/
<br />P
<br />a
<br />r
<br />k
<br />i
<br />n
<br />g
<br />
<br />C
<br />o
<br />n
<br />v
<br />e
<br />r
<br />s
<br />i
<br />o
<br />n
<br />
<br />10
<br />0
<br />3
<br />
<br />W
<br />.
<br />
<br />R
<br />i
<br />c
<br />h
<br />l
<br />a
<br />n
<br />d
<br />
<br />A
<br />v
<br />e
<br />.
<br />
<br />Sa
<br />n
<br />t
<br />a
<br />
<br />A
<br />n
<br />a
<br />,
<br />
<br />C
<br />A
<br />
<br />9
<br />2
<br />7
<br />0
<br />3
<br />DR
<br />A
<br />F
<br />T
<br />I
<br />N
<br />G
<br />
<br />&
<br />
<br />D
<br />E
<br />S
<br />I
<br />G
<br />N
<br />
<br />S
<br />E
<br />R
<br />V
<br />I
<br />C
<br />E
<br />S
<br />,
<br />
<br />L
<br />L
<br />C
<br />Sheet: of 1
<br />KT
<br />A
<br />
<br />D
<br />R
<br />A
<br />F
<br />T
<br />I
<br />N
<br />G
<br />
<br />&
<br />
<br />D
<br />E
<br />S
<br />I
<br />G
<br />N
<br />
<br />S
<br />E
<br />R
<br />V
<br />I
<br />C
<br />E
<br />S
<br />,
<br />
<br />L
<br />L
<br />C
<br />22
<br />2
<br />
<br />W
<br />.
<br />
<br />6
<br />T
<br />H
<br />
<br />S
<br />T
<br />,
<br />
<br />S
<br />U
<br />I
<br />T
<br />E
<br />
<br />4
<br />0
<br />0
<br />
<br />| S
<br />A
<br />N
<br />
<br />P
<br />E
<br />D
<br />R
<br />O
<br />,
<br />
<br />C
<br />A
<br />
<br />9
<br />0
<br />7
<br />3
<br />1
<br />E:
<br /> i
<br />n
<br />f
<br />o
<br />@
<br />k
<br />t
<br />a
<br />d
<br />r
<br />a
<br />f
<br />t
<br />i
<br />n
<br />g
<br />.
<br />c
<br />o
<br />m
<br />
<br />|
<br />T
<br />:
<br />
<br />(3
<br />1
<br />0
<br />)
<br />-
<br />9
<br />4
<br />0
<br />-
<br />9
<br />0
<br />2
<br />2
<br />ww
<br />w
<br />.
<br />k
<br />t
<br />a
<br />d
<br />r
<br />a
<br />f
<br />t
<br />i
<br />n
<br />g
<br />.
<br />c
<br />o
<br />m
<br />Date:
<br />A-1
<br />Title Sheet,
<br />Scope of Work
<br />& Vicinity Map
<br />1003 W. RICHLAND AVE., SANTA ANA, CA 92703
<br />ADU GARAGE/PARKING CONVERSION
<br />VICINITY MAP
<br />SCALE: NONE
<br />ABBREVIATIONS
<br />(E)
<br />(N)
<br />A.B.
<br />B.N.
<br />C.J.
<br />CL
<br />Conc.
<br />E.N.
<br />Existing
<br />New
<br />Anchor Bolt
<br />Boundary Nail
<br />Ceiling Joist
<br />Centerline
<br />Concrete
<br />End Nail
<br />F.G.
<br />F.J.
<br />HDR
<br />Max.
<br />Min.
<br />NTS
<br />O.C.
<br />P.T.
<br />Finished Grade
<br />Floor Joist
<br />Header
<br />Maximum
<br />Minimum
<br />Not To Scale
<br />On Center
<br />Preservative Treated
<br />R.B.
<br />R.R.
<br />SF
<br />SQ.
<br />STR.
<br />T.O.
<br />TYP.
<br />W/
<br />Ridge Board
<br />Roof Rafter
<br />Square Feet
<br />Square
<br />Structural
<br />Top Of
<br />Typical
<br />With
<br />GENERAL NOTES:
<br />1. These requirements shall NOT supersede more restrictive specifications on the approved
<br />plans or as required by applicable codes and/or other regulations.
<br />GENERAL CONSTRUCTION NOTES:
<br />1. Prior to the start of construction, the contractor shall visit the project site and conduct a
<br />field review and shall notify the architect/engineer or owner of any discrepancies and/or
<br />conditions in the contractor's opinion that should be modify in order to complete the project
<br />in a proper manner.
<br />2. Prior to the start of construction, owner and/or contractor shall verify any easements and
<br />obtain any required clearances, approvals and/or permits from the jurisdiction having
<br />authority. Designers shall be notified where any changes to the design is required before
<br />the start of work.
<br />3. Prior to the start of construction, owner and/or contractor shall obtain any required
<br />clearances, approvals and/or permits from the jurisdiction having authority and/or the
<br />appropriate power company as required with regard to construction work in the proximity
<br />of existing and/or new power poles. Designers shall be notified where any changes to the
<br />design is required before the start of work.
<br />4. Prior to the start of any landscape work and/or the removal/relocation of any existing trees,
<br />owner and/or contractor shall obtain any required clearances, approvals and/or permits
<br />from the jurisdiction having authority. Designers shall be notified where any changes to the
<br />design is required before the start of work.
<br />5. Contractor shall verify dimensions before the start of any construction and make any
<br />necessary adjustments and align with existing framing as indicated on the plan regardless
<br />of dimensions noted and report any discrepancies to the architect/engineer or owner prior
<br />to construction.
<br />6. Dimensions shown on plans are for general reference use only. Owner and/or contractor
<br />shall obtain the services of a licensed surveyor for situations where needed and required.
<br />7. Where indicated on the plan for wall removal, the contractor shall verify and confirm the
<br />joist bearing directions at the project site and shall notify the architect/engineer or owner of
<br />any discrepancies before any wall removal.
<br />8. Where indicated on the plan for wall removal, any electrical or plumbing in that wall shall
<br />be relocated as necessary (unless noted otherwise).
<br />9. Where indicated on the plan for wall removal, the floor and ceiling areas shall be repaired
<br />and finish smooth to match the existing areas.
<br />10. Prior to placing order of windows and doors, the contractor shall verify all windows and
<br />door sizes and shall notify the architect/engineer or owner of any discrepancies.
<br />11. Prior to placing order of windows, skylights and doors, the contractor shall verify the brand
<br />and type with the owner.
<br />12. If specific conditions are not detailed, then their construction shall follow standard
<br />construction practices.
<br />EMERGENCY ESCAPE AND RESCUE:
<br />1. Emergency escape and rescue openings shall comply with the requirements of Section
<br />1031. (CBC 1031.1)
<br />2. Basements and sleeping rooms below the fourth story above grade plane shall have not
<br />fewer than one emergency escape and rescue opening. Where basements contain one or
<br />more sleeping rooms, an emergency escape and rescue opening shall be required in each
<br />sleeping room, but shall not be required in adjoining areas of the basement. Such
<br />openings shall open directly into a public way or to a yard or court that opens to a public
<br />way. (CBC 1031.2)
<br />3. Emergency escape and rescue openings and any exit doors shall be maintained free of
<br />any obstructions other than those allowed by Section 1031 and shall be operational from
<br />inside the room without the use of keys or tools. Window-opening control devices
<br />complying with ASTM F2090 shall be permitted for use on windows serving as a required
<br />emergency escape and rescue opening. The release mechanism shall be maintained
<br />operable at all times. Such bars, grills, grates or any similar devices shall be equipped with
<br />an approved exterior release device for use by the fire department only when required by
<br />the authority having jurisdiction. Where security bars (burglar bars) are installed on
<br />emergency egress and rescue windows or doors, on or after July 1, 2000, such devices
<br />shall comply with California Building Standards Code, Part 12, Chapter 12-3 and other
<br />applicable provisions of Part 2. (CBC 1031.2.1)
<br />4. Emergency escape and rescue openings shall have a minimum net clear opening of 5.7
<br />square feet. (CBC 1031.3.1)
<br />EXCEPTION: The minimum net clear opening for grade floor emergency escape and
<br />rescue openings shall be 5 square feet.
<br />5. The minimum net clear opening height dimension shall be 24 inches. The minimum net
<br />clear opening width dimension shall be 20 inches. The net clear opening dimensions shall
<br />be the result of normal operation of the opening. (CBC 1031.3.2)
<br />6. Emergency escape and rescue openings shall have the bottom of the clear opening not
<br />greater than 44 inches measured from the floor. (CBC 1031.3.3)
<br />7. Where a door is provided as the required emergency escape and rescue opening, it shall
<br />be a swinging door or a sliding door. (CBC 1031.4)
<br />EXTERIOR PLASTER:
<br />1. Exterior plaster shall comply with Section 2512.
<br />2. General. Plastering with cement plaster shall be not less than three coats where applied
<br />over metal lath or wire fabric lath or gypsum board backing as specified in Section 2510.5
<br />and shall be not less than two coats where applied over masonry or concrete. If the plaster
<br />surface is to be completely covered by veneer or other facing material, or is completely
<br />concealed by another wall, plaster application need only be two coats, provided that the
<br />total thickness is as set forth in ASTM C926. (CBC 2512.1)
<br />3. On-grade floor slab. On wood frame or steel stud construction with an on-grade concrete
<br />floor slab system, exterior plaster shall be applied in such a manner as to cover, but not to
<br />extend below, the lath and paper. The application of lath, paper and flashing or drip
<br />screeds shall comply with ASTM C1063. (CBC 2512.1.1)
<br />4. Weep screeds. A minimum 0.019-inch (0.48 mm) (No. 26 galvanized sheet gage),
<br />corrosion-resistant weep screed with a minimum vertical attachment flange of 3-1/2 inches
<br />(89 mm) shall be provided at or below the foundation plate line on exterior stud walls in
<br />accordance with ASTM C926. The weep screed shall be placed not less than 4 inches
<br />(102 mm) above the earth or 2 inches (51 mm) above paved areas and be of a type that
<br />will allow trapped water to drain to the exterior of the building. The water-resistive barrier
<br />shall lap the attachment flange. The exterior lath shall cover and terminate on the
<br />attachment flange of the weep screed. (CBC 2512.1.2)
<br />MATERIALS
<br />1. Materials used for the construction of exterior walls shall comply with Section 1403.
<br />2. Water-resistive barrier. Not fewer than one layer of water-resistive barrier material shall be
<br />attached to the studs or sheathing, with flashing as described in Section 1404.4, in such a
<br />manner as to provide a continuous water-resistive barrier behind the exterior wall veneer.
<br />(CBC 1403.2)
<br />Water-resistive barriers shall comply with one of the following:
<br />1. No. 15 felt complying with ASTM D226, Type 1.
<br />2. ASTM E2556, Type I or II.
<br />3. ASTM E331 in accordance with Section 1402.2.
<br />4. Other approved materials installed in accordance with the manufacturer's
<br />installation instructions.
<br />MECHANICAL:
<br />1. All mechanical equipment shall be installed per the manufacturer’s installation instructions.
<br />(CMC 303.1)
<br />2. Environmental air duct exhaust shall terminate not less than 3 feet from a property line, 10
<br />feet from a forced air inlet, 10 feet above a public walkway, and 3 feet from openings into
<br />the building. The discharge of environmental exhaust ducts shall not be directed onto a
<br />public walkway. (CMC 502.2.1)
<br />3. Rooms containing bathtubs, showers, spas and similar bathing fixtures shall be
<br />mechanically ventilated in accordance with the California Mechanical Code. (CBC
<br />1202.5.2.1)
<br />PLUMBING:
<br />1. All Plumbing fixtures and fittings shall comply with the following maximum flowrates:
<br />(CGBSC 4.303.1)
<br />FIXTURE TYPE MAXIMUM FLOW RATE
<br />Water Closets 1.28 gallons/flush
<br />Showerheads – single 1.8 gpm @ 80 psi
<br />Showerheads – multiple 1.8 gpm @ 80 psi combined
<br />Lavatory faucets 1.2 gpm @ 60 psi
<br />Kitchen faucets 1.8 gpm @ 60 psi
<br />2. A minimum 24 by 30 inch clear area shall be provided in front of each water closet,
<br />lavatory or similar fixture. No water closet shall be set closer than 15 inches from its center
<br />to a side wall or obstruction. (CPC 402.5)
<br />3. Shower compartments, regardless of shape, shall have a minimum finished interior of
<br />1024 square inches and shall also be capable of encompassing a 30 inch circle. (CPC
<br />408.6)
<br />4. The shower compartment clear dimensions shall be maintained to a point of not less than
<br />70 inches above the shower drain outlet with no protrusions other than the fixture valve or
<br />valves, showerheads, soap dishes, shelves, and safety grab bars, or rails. (CPC 408.6)
<br />5. Shower compartments and walls above bathtubs with installed shower heads shall be
<br />finished with a smooth, nonabsorbent surface to a height not less than 72 inches above
<br />the drain inlet. (CBC 1210.2.3)
<br />6. When located in a garage, appliances and water heater shall be installed so that burners
<br />and burner-ignition devices are located not less than 18 inches above the garage floor.
<br />(CPC 507.13)
<br />7. Water heaters, gas appliances and any other appliances installed in garages, along
<br />driveways or other areas subject to mechanical or vehicle damage shall be guarded
<br />agianst such damage by being installed behind protective barriers or by being elevated or
<br />located out of the normal path of vehicles. (CPC 507.13.1)
<br />8. Water heaters shall be anchored or strapped to resist horizontal displacement due to
<br />earthquake motion. Strapping stall be at points within the upper one third and lower
<br />one-third of its vertical dimensions. At the lower point, a minimum distance of 4 inches
<br />shall be maintained above the controls with the strapping. (CPC 507.2)
<br />No part of this plan set may be changed, reproduced or distributed in any form or by any means, without the prior written permission of KTA DRAFTING & DESIGN SERVICES, LLC.
<br />ADOPTED CODES
<br />· 2022 CALIFORNIA BUILDING CODE
<br />· 2022 CALIFORNIA MECHANICAL CODE
<br />· 2022 CALIFORNIA ELECTRICAL CODE
<br />· 2022 CALIFORNIA PLUMBING CODE
<br />· 2022 CALIFORNIA ENERGY CODE
<br />· 2022 CALIFORNIA GREEN BUILDING
<br />STANDARDS CODE
<br />(WITH CITY OF SANTA ANA AMENDMENTS)
<br />SCOPE OF WORK
<br />CONVERSION OF EXISTING
<br />GARAGE/PARKING SPACES INTO FOUR
<br />ADU'S (ACCESSORY DWELLING UNITS) FOR
<br />EXISTING APARTMENT COMPLEX. TWO
<br />ADU'S AT 437 SF EACH CONSISTING OF 1
<br />BEDROOM/1 BATH EACH AND TWO ADU'S
<br />AT 467 SF EACH CONSISTING OF 1
<br />BEDROOM/1 BATH EACH.
<br />(SEE REVISION SUMMARY TABLE.)
<br />PROPERTY OWNER:
<br />JAMAL HASAN
<br />142 IMAGINATION TRAIL
<br />IRVINE, CA 92620
<br />debwanyapt@gmail.com
<br />714-204-8702
<br />CONTACT INFO.
<br />DESIGNER:
<br />KTA DRAFTING & DESIGN SERVICES, LLC
<br />ATTN: KEVIN TA
<br />222 W. 6TH ST, SUITE 400
<br />SAN PEDRO, CA 90731
<br />kevin.ta@ktadrafting.com
<br />310-940-9022
<br />ENGINEER:
<br />KR STRUCTURAL ENGINEERING, INC.
<br />ATTN: KYLE RHEE
<br />2753 WAVERLY DR. #403
<br />LOS ANGELES, CA 90039
<br />kylerheepe@gmail.com
<br />818-378-7173
<br />PROJECT
<br />LOCATION
<br />S
<br />F
<br />L
<br />O
<br />W
<br />E
<br />R
<br />
<br />S
<br />T
<br />.
<br />S
<br />S
<br />H
<br />E
<br />L
<br />T
<br />O
<br />N
<br />
<br />S
<br />T
<br />.
<br />S
<br />R
<br />O
<br />S
<br />E
<br />W
<br />O
<br />O
<br />D
<br />
<br />A
<br />V
<br />E
<br />.
<br />S
<br />B
<br />A
<br />K
<br />E
<br />R
<br />
<br />S
<br />T
<br />.
<br />S
<br />B
<br />R
<br />I
<br />S
<br />T
<br />O
<br />L
<br />
<br />S
<br />T
<br />.
<br />W MYRTLE ST.
<br />W CAMILE ST.
<br />W BISHOP ST.
<br />W RICHLAND AVE.
<br />N
<br />OWNER'S REPRESENTATIVE:
<br />CASITAS DEVELOPMENT SERVICES
<br />ATTN: GINA WIECZOREK
<br />251 S. LAKE AVE, SUITE 320
<br />PASADENA, CA 91101
<br />gina@casitasdevelopment.com
<br />805-712-3119
<br />BUILDING
<br />BUILDING AREA
<br />EXISTING UNITS.......................................17
<br />TOTAL EXISTING.........................11,130 SF
<br />NEW ADU (UNIT 18)..........................467 SF
<br />NEW ADU (UNIT 19)..........................467 SF
<br />NEW ADU (UNIT 20)..........................437 SF
<br />NEW ADU (UNIT 21)..........................437 SF
<br />TOTAL NEW.....................................1808 SF
<br />TOTAL UNITS............................................21
<br />· RESIDENTIAL..........................
<br />· TYPE.........................................
<br />GROUP R-2
<br />V-B
<br />FLOOD ZONE.................................................X
<br />OCCUPANCY
<br />CONSTRUCTION TYPE
<br />PROJECT DATA
<br />"ADU sf" TO "EXISTING sf" RATIO
<br />1808 SF / 11,130 SF = 0.162
<br />LEGAL DESCRIPTION
<br />· MORSE VILLA TR LOT 17 W 1/2 N 191.7FT
<br />S 221.7FT & E 1/2 N 191.7FT S 221.7FT -EX
<br />N 232 LOT 17- TR 502
<br />ASSESSMENT NO.
<br />· 010-170-47
<br />· EXISTING MULTI-FAMILY DWELLING
<br />(FIRE SPRINKLERED)
<br />Note: The ADU sf / Existing sf ratio is for Park & Rec fee purpose only. The
<br />applicant is responsible for the given “SFR sf" of the existing residence;
<br />Building Safety staff are not responsible for the accuracy of the given “SFR sf”.
<br />Note: Mechanical, electrical and plumbing are not part of this plan review and
<br />approval. MEP are subject to building field inspection.
<br />CONSTRUCTION NOTES & DETAILS
<br />TITLE
<br />SHEET INDEX
<br />A-1 TITLE SHEET, SCOPE OF WORK & VICINITY MAP
<br />NO.
<br />1
<br />2 A-2
<br />PROPOSED ELECTRICAL LAYOUT
<br />A-3
<br />SOUTH ELEVATION & SECTION CUT
<br />3
<br />4
<br />5
<br />6
<br />7
<br />8
<br />9
<br />10 CG-1 CAL GREEN NOTES
<br />CG-2
<br />A-4
<br />CAL GREEN NOTES
<br />SITE PLAN
<br />11
<br />A-5
<br />A-6
<br />A-7
<br />A-8 WEST ELEVATION & EAST ELEVATION
<br />EXISTING FLOOR PLAN
<br />OVERALL PROPOSED FLOOR PLAN
<br />ENLARGED PROPOSED FLOOR PLAN
<br />1
<br />2
<br />3
<br />4
<br />S-1 GENERAL NOTES
<br />S-2
<br />S-3
<br />S-4
<br />FOUNDATION PLAN
<br />2ND FLOOR FRAMING PLAN
<br />FOUNDATION & FRAMING DETAILS
<br />A-9
<br />TITLE 24 ENERGY - MANDATORY REQUIREMENTS SUMMARY (3 SHEETS)T-24
<br />1
<br />2
<br />3
<br />4
<br />5
<br />T-24
<br />T-24
<br />T-24
<br />TITLE 24 ENERGY COMPLIANCE (UNIT 18 - 2 SHEETS)T-24
<br />TITLE 24 ENERGY COMPLIANCE (UNIT 19 - 2 SHEETS)
<br />TITLE 24 ENERGY COMPLIANCE (UNIT 20 - 2 SHEETS)
<br />TITLE 24 ENERGY COMPLIANCE (UNIT 21 - 2 SHEETS)
<br />Note: The new water heaters will be enclosed and enclosure to match the
<br />building materials.
<br />3REVISION
<br />9/24/2024
<br />REVISION SUMMARY TABLE3REVISION
<br />9/24/2024
<br />1REVISION
<br />8/20/2024
<br />·Revised width of new opening in parking area.
<br />·Window sizes have been revised.
<br />·New windows have been added.
<br />·Shower/tub combo revised to shower only.
<br />·Added note stating that the entry doors shall be at the same level as
<br />the floor of the living rooms.
<br />·Switch door and window locations for Unit 20.
<br />·Vent in parking area noted to be removed.
<br />·Fire sprinkler box noted to be relocated.
<br />·Note added stating that existing fire sprinkler heads to be lowered.
<br />·Summary of revisions added to cover sheet.
<br />·Screening is added for the backflow devices.
<br />·Additional walkway and sidewalk dimensions added.
<br />·Kitchen windows revised from single-hung windows to slider windows.
<br />2REVISION
<br />9/4/2024
<br />3REVISION
<br />9/24/2024
<br />Revision to 101117246, 55-57 (issued on 6/18/24)
<br />
<br />REV 1 #101122751
<br />
<br />APPROVALS:
<br />PLNG - C. Santana
<br />BLDG - J. Lo
<br />PUBLIC WORKS - Y. Soto
<br />1003 W Richland
<br />Ave5/8/2025
|