HomeMy WebLinkAbout513 S King St Unit #2 - PlanCOVERT
(E) GARAGE
TO (N) ADU
420 S.F.
POC
C.O.
(N) 3" DIA.
SEWER LINE
W/ 2% SLOPE
28
'
-
0
"
47'-6"
20
'
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"
22
'
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"
7'-0"5'-6"
9'
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"
21
'
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"
4'
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"
5'
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"
28
'
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"
50
'
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"
22
'
-
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"
513 N. KING ST.
(E)
HOUSE
1,278 S.F. 1
0
0
.
0
0
'
PL
1
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0
.
0
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'
PL
60.00'PL
60.00'PL
(E)
COVERED PORCH
157 S.F.
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LANDSCAPELANDSCAPE
CONC.
PATHWAY
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CONC.
PATHWAY
1'-0"
1'
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1'-0"
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1'
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"
(E
)
4:
1
2
(E)
4:12
(E)
4:12
(E)
4:12
(E)
4:12
(E
)
4:
1
2
(E)
4:12
PLANTER
2'-0"
(E) WATER
METER
(N)
WATER
LINE
(E
)
G
A
S
ME
T
E
R
5%5%
5%
5%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
2%
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5%
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5%5%
5%
5%
5%
5%
5%
5%
5%
2%
2%
2%
EXIST'G ELEC.
PANEL 100A WILL BE
UPGRADE TO 200A
(E) WATER
LINE
(E)
WATER
LINE
3'-0"
LANDING
(E) 4" DIA.
SEWER LINE
(N) CONDENSER W/ SCREEN
PAINTED TO MATCH (E)
STUCCO COLOR
(E)
BED #1
(E)
LIVING
(E)
KITCHEN
(E)
BED #2
(E)
BATH #2
(E)
HALLWAY
(E)
BATH #1
47'-6"
13'-6"
29
'
-
0
"
20
'
-
0
"
8'-0" 9'-0" 5'-0" 12'-0"
21
'
-
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"
9'
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"
50
'
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"
14
'
-
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"
2'
-
6
"
12
'
-
6
"
21
'
-
0
"
10'-0"
20'-0"
5'-6" 12'-0"
(E)
BED #3
(E)
DINING
(E)
GARAGE
(E
)
D
O
O
R
(E
)
D
O
O
R
(E) DOOR
(E) DOOR
(E
)
D
O
O
R
(E) 6'0"X3'0" SL.
(E) 6'0"X3'0" SL.
(E) 3'0"X2'0" SL.(E) 8'0"X3'0" SL.
(E) 6'0"X6'8" SL. DR.
(E
)
6
'
0
"
X
3
'
0
"
S
L
.
(E
)
6
'
0
"
X
3
'
0
"
S
L
.
(E)
FAU
(E)
W.H.
(E)
FAU
(E)
FAU
(E)
WASH
(E)
DRYER
7'-0"
(E) GARAGE DOOR
(E) DOOR
(E)
COVERED PORCH
BATTERY
SITE PLAN
SCALE: 1/8" = 1'-0"
A1
EXISTING FLOOR PLAN
SITE PLAN AND
PROJECT DATA,
GENERAL NOTES,
VICINITY MAP
OWNER: PHUONG NGO TEL: (714) 723-8488
513 S. KING ST., UNIT 2, SANTA ANA, CA 92706
LOT 44 TRACT: 3921 APN # 109-781-27
ZONING R-1
OCCUPANCY GROUP:R3/U
TYPE OF CONSTRUCTION:V-B
NUMBER OF STORIES:1
LOT SIZE:6,000 S.F.
EXISTING:
(E) HOUSE: 1,278 S.F.
(E) GARAGE: 420 S.F.
(E) COVERED PORCH: 157 S.F.
NEW CONVERTION EXISTING
GARAGE TO NEW ADU: 420 S.F.
LOT COVERAGE:
+ FOOTPRINT AREA: 1,278 + 420 = 1,698 S.F.
FIRE SPRINKLER: NO
FLOOD ZONE:"X"
PROJECT DATA
NORTH
12/24/20
AS NOTED
D.T.
NORTH
PROJECT
LOCATION
909 FOOT = 0.17 MILE
5,280 FOOT (1 MILE)
1. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS ON JOB SITE
PRIOR TO START THE WORK.
2. DISCREPANCIES ERRORS, OMISSIONS, CONFLICTS, AND THE LIKE APPEARING IN THE
DRAWINGS SHALL BE BROUGHT TO THE ARCHITECT'S ATTENTIONS BY THE
CONTRACTOR BEFORE COMMENCING THE WORK.
3. WORKING DIMENSIONS SHALL NOT BE SCALED FROM PLANS, SECTIONS, OR DETAILS
ON THE STRUCTURAL DRAWINGS. LARGE SCALE DETAIL DRAWINGS SHALL TAKE
PRECEDENCE OVER SMALLER SCALE DRAWINGS, AND NOTED DIMENSIONS SHALL
TAKE PRECEDENCE OVER SCALED DIMENSIONS.
4. ALL MATERIALS AND WORKMANSHIP SHALL COMPLY WITH THE STATE AND LOCAL
BUILDING CODES AND ALL OTHER GOVERNING CODES, ORDINANCES, REGULATIONS,
AND LAWS, BUILDING CODE 2019 (CBC).
5. ALL ASTM. DESIGNATIONS SHALL BE AMENDED TO DATE UNLESS OTHERWISE NOTED.
GENERAL NOTES
1. THE CODES IN EFFECT ARE: (2022) CALIFORNIA RESIDENTIAL CODE, (2022)
CALIFORNIA PLUMBING CODE, (2022) CALIFORNIA MECHANICAL CODE, (2022)
CALIFORNIA ELECTRICAL CODE, (2022) CALIFORNIA GREEN BUILDING CODE, (2022)
TITLE-24 ENERGY REGULATIONS AND CITY OF SANTA ANA LOCAL ORDINANCES
AND INCLUDED CITY OF SANTA ANA AMENDEMENTS.
2. PROVIDE SAFETY GLAZING (TEMPERED GLASS) FOR THE FOLLOWING GLAZING:
(NOTE: ALL TEMPERED GLASS IDENTIFICATION MUST BE ETCHED OR CERAMIC
FIXED ON THE GLASS AND BE VISIBLE).
a. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR (OR SLIDING
DOOR) NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN 24-INCH ARC OF
EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE
BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE
WALKING SURFACE.
b. GLAZING IN WALL ENCLOSING STAIRWAY LANDINGS OR WITHIN 5 FEET OF THE
BOTTOM AND TOP OF STAIRWAYS WHERE THE BOTTOM EDGE OF THE GLASS IS
LESS THAN 60 INCHES A WALKING SURFACE.
3. A CORROSION RESISTANT WEEP SCREED 2" BELOW PLATE 6" (2" FOR CONCRETE
WALKWAY) ABOVE GRADE WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THE
EXTERIOR OF THE BUILDING IS REQUIRED BELOW THE STUCCO AT THE
FOUNDATION PLATE LINE.
4. 7/8" MIN. THICK - COAT APPLICATION (SCRATCH - BROWN AND FINISH) OVER SELF.
FURRING GALVANIZED WIRE LATH OVER GRADE D BUILDING PAPER AND WIRE
BACKING.
5. EXTERIOR LATH: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASE
SHEATHING.
6. GREEN BOARD GYPSUM OR WATER-RESISTANT GYPSUM BOARD SHALL NOT BE
USED AS BACKING FOR CEILING FINISH INSIDE BATHROOM DUE TO CONDENSATION
OR VAPOR.
7. PROVIDE SEPARATE 1/2" DIA. REBAR, 20' LONG AT BOTTOM NEW FOOTING FOR
UFER.
8. ENCLOSED USABLE SPACE UNDER STAIRWAY REQUIRE 1-HR. CONSTRUCTION ON
ENCLOSED SIDE.
9. ENCLOSED ATTIC SHALL BE VENTED BY MEAN OF SCREENED EAVE VENT & END
WALL WITH MIN. NET AREA OF 1/150 OF VENTILATED AREA - TOTAL AREA OF VENTS.
BUILDING NOTES
BUS STOP
ID: 6265
BATHROOM NOTES
1. BATHROOMS, WATER CLOSET COMPARTMENTS AND SIMILAR ROOMS SHALL BE
PROVIDED WITH APPROVED MECHANICAL VENTILATION (R303.3) UNLESS
FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANS
MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE ACCESSIBLE.
2. HUMIDISTAT CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE
HUMIDITY RANGE OF 50 TO 80 PERCENT.
3. AT TUB & SHOWER: WALL COVERING TO BE MOISTURE RESISTANT FROM FLOOR
DRAIN TO 72" ABOVE - GLASS ENCLOSED DOOR & PANEL MUST BE 1/8" FULLY TEMP.
OR 1/4" LAM.
4. BATHROOM ELECTRICAL CIRCUITS CANNOT TIE TO ANY OTHER ROOMS. EXCEPT
OTHER BATHROOMS.
+ PROVIDE DEDICATE 20A FOR BATHROOM.
5. GLAZING WITHIN 60" HORIZONTALLY AND VERTICALLY OF SHOWER, SAUNAS AND
STEAM ROOM SHALL HAVE SAFETY GLAZING.
6. SHOWER SHALL BE MIN. 1" ABOVE DRAIN AND MIN. DEPTH 2" TO MAX. DEPTH 9"
(408.5) AND STEAM ROOM SHALL HAVE SAFETY GLAZING.
1. CONVERT (E) 420 S.F. GARAGE TO BE (N) ADU WITH ONE BED ROOM, ONE BATH
ROOM AND COMMON AREA.
SCOPE OF WORK
A1 NOTES, LEGEND, VICINITY MAP, PROJECT DATA, SCOPE OF WORK
VENTILATION, FORMS, SITE PLAN.
A2 NEW ADU FLOOR PLAN.
A3 EXISTING AND NEW ELEVATIONS.
GB-1&2 GREEN BUILDING SHEET
S-1 FOUNDATION PLAN NOTES
S-2 FRAMING PLAN NOTES
SD1 STRUCTURAL DETAILS
T-24 TITLE-24
SHEET INDEX
1. ALL DOORS & WINDOWS SHALL BE WEATHER TIED & PROVIDED WITH INSECT
SCREEN-METAL. DOORS & WINDOWS SHALL BE IN COMPLIANCE WITH ANSI. STD. A13
OR A1342.
2. GLAZING & INSULATION SHALL CONFORM TO THE STATE ENERGY INSULATION
STANDARD.
3. EXTERIOR DOOR SHALL BE SOLD CORE DOOR OR TEMPERED GLASS W/ DEAD BOLT
PER SECURITY ORDINANCE.
4. DOOR TO GARAGE SHALL BE SOLID WOOD DOOR W/ CLOSER AND WEATHER
STRIPPING 1" MAX. DROP PER SECTION.
5. ALL GLAZING IN HAZARDOUS LOCATIONS AS DEFINED IN CRC.
6. ALL NEW DOORS & WINDOWS MUST COMPLY WITH BUILDING DEPARTMENT
SECURITY STANDARD.
7. ALL NEW WINDOWS MATCHING EXISTING WINDOW STYLE.
DOOR & WINDOW NOTESPLUMBING NOTES
1. PROVIDE A MIN. OF 3" DIAMETER SEWER/ DRAIN LINE WITH 2% MIN. SLOPE.
2. CONTROL VALVES FOR SHOWER & TUB-SHOWER SHALL BE OF THE PRESSURE
BALANCE OF THERMOSTATIC MIXING VALVE TYPE.
3. MAX. FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMISSION.
4. ACCESS PANEL (12"x12") REQUIRED FOR TUB TRAP SLIP - JOINT OR USE NON-SLIP
(WELDED) JOINT.
5. INSTANTANEOUS GAS WATER HEATERS (TANKLESS) ARE NOT DIRECT
REPLACEMENTS FOR CONVENTIONAL TANK TYPE WATER HEATERS. PROVIDE AND
SHOW A DEDICATED GAS LINE SIZED PER THE APPLIANCE SPECIFICATIONS (PROVIDE
CUT SHEET) OR PROVIDE TOTAL DWELLING GAS LOAD CALCULATION TO JUSTIFY THE
ADDITIONAL GAS LOAD.
1. FOR EXTERIOR STUCCO, A WEEP SCREED AT OR BELOW THE FOUNDATION PLATE
LINE/ SCREED SHALL CONFORM TO THE FOLLOWING: 26 GA. MIN. CORROSION
RESISTAN MATERIAL. 3 1/2" MIN. VERTICAL ATTACHMENT FLANGE. 6" MIN. ABOVE
GRADE OR 2" ABOVE PAVED AREA.
2. STUCCO LATH & DRYWALL SHALL BE NAILED TO ALL STUDS & TOP, BOTTOM
PLATES.
3. PROVIDE GRADE D BUILDING PAPER & METAL LATH FOR EXTERIOR STUCCO.
4. USE TWO LAYERS GRADE D BUILDING PAPER WHEN STUCCO IS APPLIED OVER
PLYWOOD.
5. 7/8" THICK, 3 COAT STUCCO.
6. A MINIMUM OF ONE LAYER OF NO. 15 ASPHALT FELT, FREE FROM HOLES AND
BREAKS, COMPLYING WITH ASTM D 226 FOR TYPE 1 FELT SHALL BE APPLIED OVER
SUTDS OF ALL EXTERIOR WALLS. SPECIFY THAT TWO LAYERS OF GRADE D PAPER
SHALL BE APPLIED OVER ALL WOOD BASE SHEATHING (CRC R703.2).
STUCCO NOTES
1. MIN. SET CLEAR OPENING OF 5.7 SQUARE FEET.
2. MIN. 5 SQUARE FEET FOR GRADE-FLOOR OPENINGS ( SEE DEFINITION OF
"GRADE-FLOOR OPENING").
3. MIN. SET CLEAR HEIGHT OF 24 INCHES.
4. WINDOW CLEAR OPENING OF EMERGENCY EGRESS NO MORE THAN 44 INCHES
ABOVE THE FLOOR.
EMERGENCY EGRESS NOTE
REVISIONS BY
Job:
Sheet
Date:
Scale:
Drawn:
Of Sheets
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EXISTING FLOOR PLAN AND DEMOLITION PARTIAL GARAGE
SCALE: 3/16" = 1'-0"NORTH
DIG - ALERT:
1. CONTRACTOR SHALL CALL DIG-ALERT AT 811 OR 800-422-4133 PRIOR
TO DOING ANY UNDERGROUND CONSTRUCTION.
2. THE APPLICANT/ PROPERTY OWNER SHALL BE RESPONSIBLE FOR
CONFIRMING ALL EXISTING UTILITY EASEMENTS AND/ OR CEARANCE
ON-SITE THAT MAY AFFECT THE PROJECT.
NOTE:
AN APPROVED SMOKE ALARM SHALL BE
INSTALLED FOR NEW CONSTRUCTION
AND ALTERATION, REPAIR OR
ADDITIONS REQUIRING PERMIT
EXCEEDING $1000. (CRC R314.8.2)
ELECTRICAL NOTES:
1. ALL WORK SHALL BE IN FULL ACCORDANCE WITH ALL
APPLICABLE AND REGULATIONS OF GOVERNING AGENCIES AND
SHALL COMPLY WITH THE REQUIREMENTS OF THE SERVING
POWER AND TELEPHONE COMPANIES.
2. RECEPTACLES IN BATHROOMS SHALL BE ON A GROUND FAULT
INTERRUPTOR CIRCUIT (GFI).
3. RECEPTACLES SHALL BE INSTALLED VERTICALLY AT 14" ABOVE
FLOOR UNLESS OTHERWISE NOTED.
4. WALL SWITCHES TO BE 42" ABOVE FLOOR.
5. PROVIDE OUTLETS 6" FROM CORNERS, 12" ON CENTER AND ANY
WALL 22 OR GREATER.
6. PROVIDE GFI / WEATHER-PROOF OUTLETS AT ALL EXTERIOR
LOCATIONS.
7. PROVIDE EXTERIOR LIGHTING AT OUTDOOR ENTRANCES AND
EXITS.
8. ALL 120-VOLT, SINGLE PHASE, 15 AND 20 AMPERE BRANCH
CIRCUIT IN FAMILY ROOMS, DINING ROOMS, LIVING ROOMS,
PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS,
RECREATION ROOMS, CLOSETS, HALLWAYS, OR SIMILAR ROOMS
OR AREAS SHALL BE PROTECT BY A LISTED ARC-FAULT CIRCUIT
INTERRUPTER COMBINATION -TYPE ( CEC210.12 ) LIGHTS,
OUTLETS, SD, CM.
9. ALL THE INSTALLED WATTAGE OF LUMINARIES IN KITCHEN SHALL
BE HIGH EFFICACY.
10. LIGHTING IN BATHS, GARAGES, LAUNDRY ROOMS, AND UTILITY
ROOMS, ALL LUMINARIES SHALL BE HIGH EFFICACY AND SHALL
BE CONTROLLED BY OCCUPANT SENSOR.
11. OTHER ROOMS, ALL LUMINARIES SHALL EITHER BE HIGH
EFFICACY OR SHALL BE CONTROLLED BY AN OCCUPANT
SENSOR OR DIMMER. CLOSET THAT ARE LESS THAN 70 SQUARE
FOOT ARE EXEMPT FROM THIS REQUIREMENT.
12. OUTDOOR LIGHTING ALL LUMINARIES MOUNTED TO THE
BUILDING OR TO OTHER BUILDING ON THE SAME LOT SHALL BE
HIGH EFFICACY LUMINARIES AND SHALL BE CONTROLLED BY A
PROTOCONTROL / MOTION SENSOR COMBINATION.
13. NON-HIGH EFFICACY LUMINARIES MUST BE SWITCHED ON A
SEPARATE CIRCUIT MAXIMUM TIMER FROM EFFICACY
LUMINARIES.
14. OCCUPANCY SENSORS MUST HAVE NO MANUAL OVERRIDE, 30
MINUTES AND BE MICROWAVE / ULTRASONIC OR PASSIVE
INFRA-RED TYPE.
15. SMOKE DETECTORS IN BED ROOMS, AND HALLWAYS OR
ADJACENT ROOMS LEADING BED ROOMS SMOKE DETECTORS
ARE REQUIRED, 120V WITH BATTERY BACK-UP IN EXIST. CONSTR.
SMOKE DETECTORS MAY BE BATTERY OPERATED, INSTALLED IN
LOCATION AS SPECIFIED ABOVE.
16. PROVIDE MIN. OF TWO 20A. SMALL APPLIANCE BRANCH CIRCUIT
AT KITCHEN.
17. ALL FIX APPLIANCES SHALL BE INSTALLED ON A DEDICATE
CIRCUIT.
18. AT LEAST ON LIGHTING SHALL BE INSTALLED IN THE ATTIC.
19. PROVIDE DEDICATE 20A CIRCUIT BREAKER FOR WASHER &
DRYER.
20. AT LEAST ON LIGHT OUTLET, CONTROLLED BY A WALL SWITCH,
SHALL BE INSTALLED IN EVERY HABITABLE ROOM, BATH ROOM,
HALLWAY, GARAGE AND AT EACH OUT DOOR ENTRANCE.
21. BATH ROOM EXHAUSTS, DRYER EXHAUST, AND KITCHEN
EXHAUST NEED TO TERMINATE AT A MINIMUM OF 3 FEET FROM
FRESH AIR INTAKE SUCH AS WINDOWS / DOOR / VENTILATION TO
HOUSE.
22. GFI AT ISLAND CANNOT HAVE MORE THAN 6 INCHES OVERHANG
WHERE INSTALLED.
23. EXTERIOR RECEPTACLES TO A WEATHER RESISTANT WITH IN
USE TYPE COVER.
24. INTERIOR RECEPTACLES NEED TO BE TAMPER RESISTANT.
25. PLUMBING VENT TERMINATIONS NEED TO BE AT LEAST 10 FEET
FROM FRESH AIR INTAKE OR VENTILATION.
26. B-VENTS NEED TO TERMINATE AT LEAST 4 FEET FROM FRESH
AIR INTAKE DORMERS, WINDOWS, DOORS.
27. PROVIDE SEPARATE 1 2" DIA. REBAR, 20 FOOT LONG AT BOTTOM
AT NEW FOOTING AND AT NEW 200A. ELECTRIC METER FOR
UFER.
28. THE MINIMUM SIZE GROUND WIRE SHALL BE # 8 CU OR # 6 AL.
29. ALL SERVICES SHALL BE GROUNDED WITH A CONCRETE
ENCASED ELECTRODE OR A GROUND ROD AND BONDED TO THE
COLD WATER PIPE ( INCLUDING GAS PIPING AT NEW ADDITION
AREA )
30. PROVIDE DEDICATED CIRCUIT AT WASHER AND DRYER, ALSO
PROVIDE SEPARATE DISCONNECT AT SAME LOCATION.
31. WHERE MORE THAN ONE SMOKE ALARM IS REQUIRED TO
INSTALLED, SMOKE ALARMS SHALL BE INTERCONNECTED IN
SUCH A MANNER THAT THE ACTIVATION OF ONE ALARM WILL
ACTIVATE ALL OF THE ALARMS.
ADU SF. / SFD SF. RATIO
420 : 1,278 x100% = 32.86%
NOTE: THE ADU sf / SFD sf RATIO IS FOR PARK & REC FEE PURPOSE ONLY.
THE APPLICANT IS RESPONSIBLE FOR THE GIVEN "SFR sf" OF THE
EXISTING PRIMARY RESIDENCE; BUILDING SAFETY STAFF ARE NOT
RESPONSIBLE FOR THE ACCURACY OF THE GIVEN "SFR sf" OF THE
EXISTING RESIDENCE.
Bldg #101121739
APPROVALS:
PLNG - C. Santana
BLDG - CSG
POLICE - B. Martin
PUBLIC WORKS - Y. Soto
513 S King St Unit
#23/19/2025
(E)
BED #1
(E)
LIVING
(N)
COMMON AREA
(E)
KITCHEN
(E)
BED #2
(E)
BATH #2
(E)
HALLWAY
(E)
BATH #1
47'-6"
13'-6"
29
'
-
0
"
20
'
-
0
"
8'-0"9'-0"5'-0"12'-0"
21
'
-
0
"
9'
-
0
"
50
'
-
0
"
14
'
-
0
"
2'
-
6
"
12
'
-
6
"
21
'
-
0
"
10'-0"
20'-0"
5'-6"12'-0"
(E)
BED #3
(E)
DINING
(E
)
D
O
O
R
(E
)
D
O
O
R
(E) DOOR
(E) DOOR
(E
)
D
O
O
R
(E) 6'0"X3'0" SL.
(E) 6'0"X3'0" SL.
(E) 3'0"X2'0" SL.(E) 8'0"X3'0" SL.
(E) 6'0"X6'8" SL. DR.
(E
)
6
'
0
"
X
3
'
0
"
S
L
.
(E
)
6
'
0
"
X
3
'
0
"
S
L
.
5'
-
6
"
15
'
-
6
"
8'-6"
3'-0"6'-6"
1'-3"1'-7"
2'
-
3
"
30"
1024 S.I.
(N) 5'0"X4'0" SL.
(N
)
5
'
0
"
X
3
'
0
"
S
L
.
(N) 3'0"X6'8"
ENTRY DOOR
(N) 2'6"X6'8"
DOOR
(N
)
2
'
6
"
X
6
'
8
"
DO
O
R
(N
)
3
'
0
"
X
3
'
0
"
S
L
.
(N
)
3
'
0
"
X
2
'
0
"
S
L
.
TE
M
P
.
O
B
S
C
U
R
E
(N) LAMINATE
SLIDE DOOR
7'-0"
(N)
BED ROOM(N)
BATH
(N
)
M
I
N
I
S
P
L
I
T
(N) AC CONDENSER W/
SCREEN PAINTED TO
MATCH (E) STUCCO COLOR
(E)
COVERED PORCH
12
'
-
6
"
2'
-
0
"
6'
-
6
"
11'-6"8'-6"
D
W
(N
)
M
I
N
I
S
P
L
I
T
SY
S
T
E
M
NEW TREE AFCI
(TYP.)
D
5/8" TYP "X" DRYWALL BOTH SIDE
W/ R-15 SOUND INSULATION, STC 50
SV SV
3D
3D
D
D280 CFM HOOD
4" DIA. DUCT 14'-0"
LENGTH MAX. W/
DAMPER UP TO
THE ROOF
4"
4"
3 A2
BATTERY
NEW 100A SUBPANEL
W/ 225 A BUSBAR
EXIST'G 100A ELEC. METER
WILL BE UPGRADE TO
200A METER
A A2
A A2
3'-0"
LANDING
2'-0"
(N)
W/H
(N)
2
'
0
"
X
6
'
8
"
10
0
S
.
I
.
F
O
R
CO
M
B
U
S
T
I
O
N
A
I
R
PLANTER
(N) 22x30
ATTIC
ACCESS
(E)
WASHER
(E)
DRYER
(E)
4:12
(E) RIDGE
(E)
4:12
(E)
4:12
(E)
4:12
(E
)
R
I
D
G
E
(E
)
4:
1
2
(E
)
4:
1
2
(E)
4:12
(E)
V
A
L
L
E
Y
(E)
V
A
L
L
E
Y
(N
)
D
O
R
M
E
R
,
TY
P
.
4
A2
(N) EAVE
VENT, TYP.
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
EXTEND (N) ROOFING TO
MATCH (E) CONDITION, TYP.
2'-0"
5
3" max.
1 2 DEPTH
DEPTH
3" max.
21
5
3
4
4 5
6
63
7
1. NOTCH IN PLATE
2.1 3 4 max.IF BORED HOLE
EXCEED 1 3 4"IN 2x4 TOP PLATE
OR 2.3 4"IN 2x6 TOP PLATE STRAP
E/S OF PLATE W/ITEM #3 BELOW
3.SIMPSON CS18x14 LONG MTL
STRAP,TYP.@ EACH PLATE CUT
W/(6) 16d EACH SIDE
4. PIPE WHERE OCCURS
5. TOP PLATE / SILL PLATE
6. ANCHOR BOLTS PER PLANS
7.LOCATE ANCHOR BOLTS 5"
min./9"max.AWAY FROM NOTCH
OR OF PLATE
NOTE :IF NOTCH OR HOLE EXCEED 50%OF
TOP PLATE WIDTH,STAGGERED @ E/S OF
PLATE USE SIMPSON NS NEEDED
2x-SILL PLATE
CONC. SLAB
GYP. BD
PLASTER O / HEAVY GAUGE
MTL LATH O/MOISTURE BARRIER
( O/ PLYWOOD WHERE OCCURS )
26 GA. GALVANIZE MTL WEEP
SCREED (CORROSION RESISTANT )
FINISH SLAB
FINISH GRADE
8"
6"
m
i
n
.
OR
2
"
A
B
O
V
E
PA
V
E
D
A
R
E
A
21'-0"
CONVERTED TO ADU
A2
1
(N) F.F.
+8" A.F.G.
FIN. GRADE
(N) STUCCO
R-15 WALL
INSULATION
8'
-
0
"
R-38
INSULATION,
TYP.
(N)
BED ROOM
5/8" TYP "X"
DRYWALL BOTH SIDE
WITH R-15 SOUND
INSULATION, STC 50
UP TO ROOF
SHEATHING
A2
3
(N) T.O.P.
+8'-1"
1'-6"
TYP.
(E)
BED #2
(N)
COMMON AREA
NEW 2X6
CEILING JOIST
6
2x- FASCIA
2x- STUD WALL
WATER PROTECTION
MEMBRANE ( ICE DAM.
PROTECTION WHERE
REQUIRED)
R-15 INSULATION
GYPSUM BOARD
W/ SEMI - VAPOR
PERMEABLE ( LATEX ) PAINT
R-38 INSULATION
2x- CEILING JOISTS
PER STRUCTURAL PLAN
ROOFING RAFTER PER
STRUCTURE PLAN
ROOFING MATERIAL
ROOFING SHEATHING
STUCCO
A2
FLOOR PLAN
NEW JADU
12/24/20
AS NOTED
D.T.
NORTH
NEW ADU FLOOR PLAN
SCALE: 1/4" = 1'-0"
(E) STUD WALL
(N) STUDS WALL 2x4 @ 16" O.C.
WALL LEGEND
(E) STUDS WALL TO BE REMOVED
1-HOUR RATED WALL
REVISIONS BY
Job:
Sheet
Date:
Scale:
Drawn:
Of Sheets
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)
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PH
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51
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2
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Du
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16
4
3
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V
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a
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l
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2
7
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8
Ph
o
n
e
:
7
1
4
-
7
1
3
-
3
5
9
7
TOTAL ROOF AREA:420 S.F.
VENTILATION REQUIRE:420 : 150 = 2.8 x144 = 404 S.I.
* 50% AT EAVE: 404 : 2 = 202 S.I.
PROVIDE:(4) OF 5"x14" EAVE VENT = 4 x 60 = 240 S.I.
* 50% AT 3'-0" ABOVE EAVE: 173 S.I.
PROVIDE: (3) OF 24" DIA. DOMER VENT = 3 x 99 = 297 S.I.
ATTIC VENTILATION
INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE
WITH MANUFACTURER'S SPECIFICATIONS
ROOF INSTALLATION NOTE EXISTING ROOF PLAN
SCALE: 3/16" = 1'-0"NORTH
3
2BORE HOLES 1PLASTER WEEP SCREED
NOTE:
WHERE VENTED RANGE HOOD IS PROVIDE, IT MUST MEET THE CAPTURE
EFFICIENCY (CE) OR THE AIR FLOW RATE AS REQUIRED IN THE TABLE
150.0.G (ENERGY CODE SECTION 150.0 (o) G)
Table 150.0-g Kitchen Range Hood Airflow Rates (cfm) and ASTM E3087
Capture Efficiency (CE) Ratings According to Dwelling Unit Floor Area and
Kitchen Range Fuel Type
Dwelling Unit Floor
Area (ft)
Hood Over Electric
Range
Hood Over Natural Gas
Range
> 1500 50% ce or 110 cfm 70% CE ir 180 cfm
> 1000 - 1500 50% ce or 110 cfm 80% CE ir 250 cfm
750 - 2000 55% ce or 130 cfm 85% CE ir 280 cfm
< 750 65% ce or 160 cfm 85% CE ir 280 cfm
SMOKE ALARM NOTE:
- UL 217 RATED SMOKE ALARMS.
- IN NEW BUILDINGS, SMOKE ALARMS SHALL BE
INTERCONNECTED AND HARDWIRED.
- UL 2023/2075 RATED CARBON MONOXIDE ALARMS.
- IN NEW BUILDING, CARBON MONOXIDE ALARMS
SHALL BE INTERCONNECTD.
D SWITCH W/ DIMMER
HIGH EFFICACY LIGHT
VS VACANCY SENSOR SWITCH
HIGH EFFICACY RECESSED LIGHT
FIXTURE FLUORESCENT W/ PIN BASE
WATER-PROOF GFI OUTLET W/
CONDUIT & WIRE DAMP RATE
PHOTO CONTROL AND AUTOMATIC
GFCI & AFIC COMBINATION
OUTLET TAMPERED
HIGH EFFICACY EXHAUST FAN ONLY
W/50 CFM AIR. FAN MUST BE ENERGY
STAR W/ HUMIDISTAT CONTROLLED AND
DUCTED TO BUILDING EXTERIOR
BATTERY SMOKE DETECTOR
ELECTRIC SMOKE DETECTOR W/ CARBON
MONOXIDE ALARM COMBINATION
BATTERY BACK-UP (U.N.O.)
ELECTRIC SMOKE DETECTOR W/
BATTERY BACK-UP (HARD WIRE)
REGISTER
BATTERY SMOKE DETECTOR W/ CARBON
MONOXIDE ALARM COMBINATION
SW
I
T
C
H
1.
2.
3.
4.
SWITCH
3D 3 WAY SWITCH W/ DIMMER
5.
6.
7.
8.
OU
T
L
E
T
AFCI W/ LISTED TAMPERED RESISTANT
240V. OUTLET
SM
O
K
E
9.
10.
11.
12.
OUT DOOR LIGHT
ALL LUMINARIES MOUNTED TO THE
BUILDING OR TO OTHER BUILDINGS ON
THE SAME LOT SHALL BE HIGH EFFICACY
LUMINARIES AND SHALL BE
CONTROLLED BY A PHOTO CONTROL/
MOTION SENSOR COMBINATION (WITH
OVERRIDE) SEE 150(k) 3 FOR
REQUIREMENTS ADU PORCH
CHANDELIER
13.
14.
CEILING FAN
4'x6' FLUORESCENT LIGHT
15.
16.
17.
18.
19.
20.
21.
HOSE BIBB.
ALL HOSE BIBS MUST BE HAVE
AN APPROVED ANTI-SIPHON
DEVICE (CPC 603.4.6)
FA
N
ELECTRICAL LEGEND
I.A.Q. FAN 65 CFM
15" H. FROM
THE BOTTOM
OF THE BOX
22.
23.
SECTION AA
SCALE: 1/4" = 1'-0"
41-HOUR EAVE
1-HOUR WALL
5HEAT PUMB WATER HEATER DETAIL
UP TO ROOF SHEATHING
ICC# ESR 1413
6STONE VENEER DETAIL
5/8" DRYWALL TYPE "X"
UP TO ROOF SHEATHING
513 S King St Unit
#23/19/2025
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
14
'
-
3
"
EX
I
S
T
I
N
G
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
12
'
-
9
"
EX
I
S
T
I
N
G
20'-0"
CONVERT TO (N) ADU
27'-6"
EXISTING HOUSE
(E)(E)(E)(N)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
(N) STUCCO TO MATCH
MAIN HOUSE, TYP.
(N) STONE VENEER TO
MATCH (E) STYLE AND
COLOR, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
2'-0"
(N) TREE
(N) AC CONDENSER W/
SCREEN PAINTED TO
MATCH (E) STUCCO COLOR
CONSOLE
A2
6
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
14
'
-
3
"
EX
I
S
T
I
N
G
12
'
-
9
"
EX
I
S
T
I
N
G
21'-0"
CONVERT TO (N) ADU
29'-0"
EXISTING HOUSE
(E)(E)(N)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
NEW DOMER,
TYP.
(N)(N) DOOR W/ 100 S.I. FOR
COMBUSTION AIR
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
14
'
-
3
"
EX
I
S
T
I
N
G
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
12
'
-
9
"
EX
I
S
T
I
N
G
20'-0"
EXISTING GARAGE
27'-6"
EXISTING HOUSE
(E)(E)(E)(E)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
14
'
-
3
"
EX
I
S
T
I
N
G
12
'
-
9
"
EX
I
S
T
I
N
G
21'-0"
EXISTING GARAGE
29'-0"
EXISTING HOUSE
(E)(E)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
14
'
-
3
"
EX
I
S
T
I
N
G
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
(E)(E)(E)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
21'-0"
EXISTING GARAGE
12
'
-
9
"
EX
I
S
T
I
N
G
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
29'-0"
EXISTING HOUSE
14
'
-
3
"
EX
I
S
T
I
N
G
(E)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
21'-0"
CONVERT TO (N) ADU
12
'
-
9
"
EX
I
S
T
I
N
G
8'
-
1
"
FIN.FLR.
+8" A.F.G.
T.O.P.
FINISH GRADE
4
12
29'-0"
EXISTING HOUSE
14
'
-
3
"
EX
I
S
T
I
N
G
(N)(N)(N)
EXISTING ASPHALT
SHINGLE TO REMAIN, TYP.
(N) AC CONDENSER W/
SCREEN PAINTED TO
MATCH (E) STUCCO COLOR
(E) STONE VENEER TO
REMAIN, TYP.
(E) STONE VENEER TO
REMAIN, TYP.
NEW DOMER,
TYP.
EXTEND ROOFING SYSTEM TO
MATCH (E) CONDITION, TYP.
(N) TREE
CONSOLE
A3
ELEVATIONS
PROPOSED JADU
ELEVATIONS AND
EXISTING HOUSE
12/24/20
AS NOTED
D.T.
NEW FRONT ELEVATION (WEST)
SCALE: 1/4" = 1'-0"
NEW RIGHT ELEVATION (SOUTH)
SCALE: 1/4" = 1'-0"
EXISTING FRONT ELEVATION (WEST)
SCALE: 1/4" = 1'-0"
EXISTING RIGHT ELEVATION (SOUTH)
SCALE: 1/4" = 1'-0"
ARCHITECTURAL COMPATIBILITY FOR ADUS:
ALL EXTERIOR FINISHES MATCH BETWEEN THE EXISTING PRIMARY DWELLING
AND NEW ADU, WHICH INCLUDES:
a/ THE DESIGN, PITCH, COLOR, MATERIAL, AND TEXTURE OF THE ROOF EAVE
DETAILS OF THE ADU SHALL BE SUBSTANTIALLY THE SAME AS THE PRIMARY UNIT.
b/ THE COLOR, MATERIAL, TEXTURE OF ALL BUILDING WALLS, WINDOWS, AND
DOORS OF AN ADU SHALL BE SIMILAR TO AND COMPLIABLE WITH THE PRIMARY
UNIT.
c/ THE ARCHITECTURAL STYLE AND SCALE OF AN ADU SHALL MATCH THE
PRIMARY UNIT.
REVISIONS BY
Job:
Sheet
Date:
Scale:
Drawn:
Of Sheets
CO
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4
3
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V
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Ph
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7
1
4
-
7
1
3
-
3
5
9
7
EXISTING REAR ELEVATION (EAST)
SCALE: 1/4" = 1'-0"
EXISTING LEFT ELEVATION (NORTH)
SCALE: 1/4" = 1'-0"
NEW LEFT ELEVATION (NORTH)
SCALE: 1/4" = 1'-0"
513 S King St Unit
#23/19/2025
PROPOSED FOUNDATION PLAN
SCALE: 1/4" = 1'-0"1
NEW FOOTING : 5/8" Ø X 12" LONG ANCHOR BOLTS
@ 32" (U.N.O)
ANCHOR BOLT SCHEDULES
NOTES:
IF MISSING ANCHOR BOLTS THEN DRILL 3/4" Ø X 6"
DEEP W/ 5/8" Ø (RFB#5X10) WITH SET-XP EPOXY
1
NEW CONTINUOUS FOOTING 12" WIDTH X 24" DEEP
W/ (2)#5 REBAR AT TOP AND (2)#5 REBAR AT BOTTOM2
NEW 4" MIN. CONCRETE SLAB WITH #3 REBAR @18"
O.C OVER 10MIL VISQUEEN OVER EXISTING
CONCRETE SLAB
(E) CONTINUOUS FOOTING TO REMAIN
3
4 NEW 24"x24"x24" DEEP PAD FOOTING W/ #4 REBAR
@6"O.C MAX EA. WAY AT BOTTOM
2
L=
4
'
-
0
"
1 2
A
B
2
L=
4
'
-
0
"
2
L=
4
'
-
0
"
L=8'-0"
2
L=4'-0"
2
1
1
1
2
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
4
3
3
1
SD-1
TYP.
(N)
4
x
4
HDU
2(N)
4
x
4
HDU
2
2
SD-1
3
SD-1
TYP.
3
SD-1
3
SD-1
TYP.
TYP.
4
SD-1
4
SD-1
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
(N)
4
x
4
HDU
2
5
8" A.B.
@32"O.C
5
8" A.B.
@32"O.C
5
8" A.B.
@32"O.C
5
8" A.B.
@32"O.C
5
SD-1
5
SD-1
5
SD-1
5
SD-1
6
SD-1
6
SD-1
6
SD-1
7
SD-1
7
SD-1
2
L=4'-0"
13
SD-1 TYP.
14
SD-1
TYP.
FOUNDATION NOTES:
1. FOUNDATION HAS BEEN DESIGNED ASSUMING MIN. ALLOWABLE SOIL BEARING PRESSURE. (SEC. 1802.6)
SHALL BE AS FOLLOW:
A) CONTINUOUS FOOTING: 1500 PSF
B) ISOLATED FOOTING: 1500 PSF
2. CONCRETE SHALL HAVE A MIN. COMPRESSIVE STRENGTH (f'c) OF 4,500 PSI, WATER CEMENT RATIO OF 0.45
AND TYPE V CEMENT .
3. ALL FOOTING SHALL BE POURED ON OR BELOW FIRM UNDISTURBED NATURAL SOIL OR APPROVED
COMPACTED FILL AND ADJACENT FINISH GRADE U.N.O.
4. ALL FOOTING SHALL BE CENTERED ON PILASTER AND OR WALL AND COLUMN U.N.O.
5. ALL EXISTING FILL SOIL AND DISTURBED NATURAL SOILS ARE TO BE EXCAVATED AND REPLACED WITH
PROPERLY COMPACTED FILL. ALL FILLING, BACKFILLING, RECOMPACTION, ETC. IS TO BE ACCOMPLISHED ONLY
UNDER THE SUPERVISION OF A SOIL ENGINEER. COMPACTED FILL SHALL BE 95% DENSITY.
6. PROVIDE MIN. 5/8" Ø X 12" ANCHOR BOLTS WITH 3"x3"x1/4" WASHERS, EMBEDDED 7" MIN. INTO CONCRETE OR
MASONRY AND SPACE MAX. 48" O.C. PROVIDE MIN. 2 BOLTS PER PLATE AND NOT MORE THAN 12" OR LESS
THAN 4" OF PLATE END AND CORNER. (SEC. 2308.6 & 2308.12.8)
7. FASTENERS FOR PRESERVATIVE-TREATED SHALL BE HOT DIPPED ZINC-COATED GALVANIZED STEEL,
STAINLESS STEEL, SILICON BRONZE OR COPPER IN ACCORDANCE WITH ASTM A153 (R317.3, 2304.9.5)
8. FOUNDATION SILL PLATE SHALL BE NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD. FIELD-CUT
ENDS, NOTCHES AND DRILLED HOLES OF PRESERVATIVE TREATED WOOD SHALL BE FIELD-TREATED PER AWPA
M4. (R317.1.1, 2304.11.2.4)
9. ALL REINFORCING STEEL SHALL COMFORM TO ASTM A615, GRADE 60.
10. ALL EXISTING UTILITIES THAT INTERFERE WITH THE STRUCTURAL FOUNDATIONS SHALL BE REMOVED AND
RELOCATED.
11. THE CONTRACTOR WILL BE SOLELY RESPONSIBLE FOR ALL EXCAVATION PROCEDURES INCLUDING
LAGGING, SHORING, AND PROTECTION OF ANY ACCORDANCE WITH ALL NATIONAL STATE AND LOCAL SAFETY
ORDINANCE.
12. READY MIX CONCRETE SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH ASTM C-94.
13. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURED IN POSITION
AND INSPECTED BY THE LOCAL BUILDING OFFICIAL PRIOR TO THE PLACING OF ANY CONCRETE.
14. MINIMUM SLAB REINFORCEMENT AND PAD REQUIREMENTS SHALL CONFORM TO THE SOILS ENGINEER'S
RECOMMENDATIONS UNLESS NOTED OTHERWISE.
15. PROVIDE A MIN. 26-GAGE WEEP SCREED FOR STUCCO AT THE FOUNDATION PLATE LINE A MINIMUM OF 6"
ABOVE EARTH OR 4" ABOVE PAVED AREA. (R703.6.2.1)
16. WOOD SILL PLATE SHALL BE MINIMUM 8" ABOVE ADJACENT GRADE. (R317.1)
LEGENDS
CODE REQUIREMENTS:
2022 CALIFORNIA BUILDING CODE (C.B.C.)
2022 CALIFORNIA PLUMBING CODE (C.P.C.)
2022 CALIFORNIA MECHANICAL CODE (C.M.C.)
2022 CALIFORNIA ELECTRICAL CODE (C.E.C.)
2022 CALIFORNIA RESIDENTIAL CODE (C.R.C)
OR LATEST CODE ADOPTED BY CITY OF SANTA ANA, STATE
AND FEDERAL LAW.
X
X-X
DETAIL
SHEAR WALL NAMEX
L=X SHEAR WALL LENGTH
NEW WALL
NEW FOOTING
EXISTING FOOTING
STRUCTURAL DESIGN DATA:
VERTICAL LOADS: DEAD (DL) LIVE (LL)
ROOF LOAD: 11 PSF 20 PSF
CEILING LOAD: 6 PSF 10 PSF
FLOOR LOAD: 11 PSF 40 PSF
EXT. WALL LOAD: 17 PSF
INT. WALL LOAD: 7 PSF
WIND DESIGN DATA:
BASIC WIND SPEED: 110 MPH
WIND EXPOSURE: C
EARTHQUAKE DESIGN DATA:
IMPORTANCE FACTOR, I = 1.0
MAPPED Ss = 1.306 AND Si = 0.466
SITE CLASS: D
SEISMIC DESIGN CATEGORY: D
BASIC SEISMIC-FORCE-RESISTING SYSTEM: BWS
RESPONSE MODIFICATION FACTOR, R = 6.5
SEISMIC RESPONSE COEFFICIENT, Cs = 0.161
ANALYSIS PROCEDURE USED: EQUIVALENT
SOIL DATA
ALLOWABLE BEARING PRESSURE: 1,500 PSI
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S1
FOUNDATION
PLAN/NOTES
1 3
513 S King St Unit
#23/19/2025
PROPOSED FRAMING PLAN2
(E)4x HDR
(N)4x4 HDR
(N
)
4
x
6
H
D
R
(N
)
4
x
6
H
D
R
(N
)
4
x
6
H
D
R
(N
)
4
x
4
H
D
R
(N)4x4 HDR
(N
)
4
x
6
H
D
R
1 2
A
B
2
L=
4
'
-
0
"
2
L=
4
'
-
0
"
L=8'-0"
2
(E) 2x RR
@24"O.C
(E)4x HDR
(E
)
4
x
H
D
R
(E
)
4
x
H
D
R
(E
)
4
x
H
D
R
(E
)
4
x
H
D
R
(E)CALI
FRAMING
(E
)
2
x
R
I
D
G
E
(N
)
3
-
1
/
2
"
x
9
-
1
/
2
"
2
.
0
E
P
S
L
B
E
A
M
(
B
-
1
)
(E) 2x RR
@24"O.C
-(N) 2x6 C.J
@24"O.C (CJ-1)
-(N) 2x6 C.J
@24"O.C (CJ-1)
(
E
)
2
x
R
R
@2
4
"
O
.
C
-
(N
)
2
x
6
C
.
J
@2
4
"
O
.
C
(
C
J
-
1
)
8
SD-1 TYP.
2
L=4'-0"
8
SD-1
TYP.
8
SD-1
TYP.
9
SD-1
10
SD-1
11
SD-1 (N)
4
x
4
POS
T
11
SD-1 (N)
4
x
4
POS
T
(N)
4
x
4
POS
T
11
SD-1
12
SD-1 (N)
4
x
4
PO
S
T
(N)
S
I
M
P
HU4
1
0
12
SD-1
(N)
4
x
4
PO
S
T
13
SD-1 TYP.
14
SD-1
TYP.
(E)4x HDR
(E)4x HDR
(N)3-1/2"x9-1/2" 2.0E PSL BEAM (B-2)
FACE NAILS W/ 16D @ 16" O.C.
FACE NAILS W/ 3-16D @ 16" O.C.
3. SOLE PLATE TO JOIST OR BLK'G
SOLE PLATE TO JOIST OR BLK'G @ BRACED WALL PANELS
13. SHEATHING COVERED IN DOC PS-1 & PS-2
1/2" AND LESS FOR ROOF & WALL (24/0)
3/4" W/ T&G FOR SUBFLOOR (40/20)
12. BLOCKING BETWEEN JOISTS OR RAFTERS TO TOP PLATES
4. TOP PLATES TO STUD
5. STUD TO SOLE PLATE
6. DOUBLE STUDS
7. DOUBLE TOP PLATES
DOUBLE TOP PLATES, LAP SPLICE 48" MIN.
8. RIM JOIST TO TOP PLATES
9. CEILING JOIST TO TOP PLATES
CEILING JOIST LAP OVER WALL
CEILING JOIST TO PARALLEL RAFTER
10. CONTINUOUS HEADER TO STUD
E.N. W/ 8D @ 6" O.C., F.N. W/ 8D @ 12" O.C. U.N.O.
E.N. W/ 10D @ 6" O.C., F.N. W/ 10D @ 10" O.C. U.N.O.
END NAILS W/ 2-16D
TOENAILS W/ 4-8D OR END NAILS W/ 2-16D
FACE NAILS W/ 16D @ 24" O.C.
FACE NAILS W/ 16D @ 16" O.C.
FACE NAILS W/ 8-16D MIN. U.N.O.
TOENAILS W/ 8D @ 6" O.C.
TOENAILS W/ 3-8D
FACE NAILS W/ 3-16D
FACE NAILS W/ 5-16D
TOENAILS W/ 4-8D
NAILING SCHEDULE 2022
2. BRIDGING TO JOIST
1. JOIST TO SILL PLATE OR GIRDER
CONNECTION
TOENAILS EACH END W/ 2-8D
TOENAILS W/ 3-8D
FASTENING
FACE NAILS W/ 3-10D11. COLLAR TIE TO RAFTER
TOENAILS W/ 3-8D
FRAMING NOTES:
1. ROOF DIAPHRAGM NAILING TO BE INSPECTED BEFORE COVERING. FACE GRAIN OF PLYWOOD SHALL BE
PERPENDICULAR TO SUPPORTS.
2. ALL INTERIOR SHEARWALL SHALL EXTEND TO THE ROOF OR FLOOR DIAPHRAGM LEVEL.
3. DOUBLE JOISTS ARE REQUIRED UNDER PARALLEL BEARING PARTITIONS.
4. PROVIDE CONTINUOUS BLOCKING BETWEEN FLOOR JOISTS UNDER ALL BEARING WALLS.
5. TOP PLATE BREAKS ARE SHALL OCCUR OVER A STUD OR POST. DOUBLE TOP PLATES SPLICE WITH MIN. 48"
LAP AND PROVIDED WITH MIN. 8-16d NAILS PER TOP PLATE SPLICE.
6. WHERE BOTH TOP PLATES ARE BROKEN, SHALL BE STRAP BOTH SIDES WITH ST6224 U.N.O.
7. ALL POSTS SHALL HAVE CONNECTIONS AT TOP AND BOTTOM WHICH SHALL BE SIMPSON "CCQ", "CBSQ"
UNLESS SPECIFICALLY DETAILED OTHERWISE. FOR POSTS IN POCKETS AND IN FRAMED WALLS THE COLUMN
CAP AND BASE MAY BE ELIMINATED UNLESS DETAILED ON THE DRAWINGS. ALL FREE STANDING POSTS SHALL
USE SIMPSON "CCQ", "ECCQ", AND "CBSQ" CONNECTORS U.N.O. ON PLANS.
8. USE SIMPSON "HU"HANGERS ON ALL JOIST OR BEAM CONNECTIONS, UNLESS NOTED OTHERWISE ON PLANS.
9. ALL HANGING JOISTS SHALL BE HUNG WITH SIMPSON "LUS" HANGERS U.N.O., AND SIMPSON "ITT" HANGERS
FOR TJI'S U.N.O.
10. ALL NON-BEARING BALLOON FRAMED WALLS EXCEEDING 14'-0" IN HEIGHT AND NOT SUPPORTED BY CEILING
JOIST AT EITHER SIDE SHALL BE FRAMED WITH 2x6 STUDS @ 16" O.C. (NOT TO EXCEED 20'-0"). PER TABLE
2308.9.1
11. FASTENING OF MULTIPLE MEMBERS: DOUBLE & TRIPPLE JOISTS; 16d @ 12" O.C. STAGGERED (BOTH SIDES
FOR TRIPPLES). FOUR OR MORE JOISTS SHALL BE BOLTED TOGETHER WITH 1/2" BOLTS AT 18" O.C.
STAGGERED. RE-TIGHTEN BOLTS PRIOR TO APPLYING FINISH MATERIAL.
TYPICAL ROOF SHEATHING:
1/2" SHEATHING, OTHER GRADES COVERED IN
DOC PS-1 OR PS-2, MIN PANEL INDEX NO. (24/0)
B.N.: 8d @ 6" O.C.
E.N.: 8d @ 6" O.C.
F.N.: 8d @ 6" O.C. NO BLOCKING, U.N.O.
USE COMMON NAILS, U.N.O.
TYPICAL FLOOR SHEATHING:
3/4" T & G SHEATHING, OTHER GRADES COVERED IN
DOC PS-1 OR PS-2, MIN PANEL INDEX NO. (40/20)
B.N.: 10d @ 6" O.C.
E.N.: 10d @ 6" O.C.
F.N.: 10d @ 6" O.C. NO BLOCKING, U.N.O.
USE COMMON NAILS, U.N.O.
WOOD
1. ALL STRUCTURAL LUMBER SHALL BE DOUGLAS
FIR-LARCH, MAX. MOISTURE CONTENT SHALL NOT EXCEED
19%, OF THE FOLLOWING GRADES UNLESS NOTED
OTHERWISE:
REPETITIVE USE MEMBERS:
STUDS, JOISTS, AND RAFTERS
2x AND 4x NO. 2
SINGLE USE MEMBERS:
BEAMS
4x NO. 2
6x OR LARGER NO. 1
POSTS AND MULLIONS
4x AND SMALLER NO. 2
6x AND LARGER NO. 1
MISCELLANEOUS LUMBERS:
BLOCKING, FURRING, ETC. NO. 2
DECKING AND SHEATHING
2x, 3x, AND 4x COMM'L DEX.
2. ALL STRUCTURAL LUMBER SHALL BE GRADE IN
ACCORDANCE WITH GRADING AND DRESSING RULES #16
OF THE WEST COAST LUMBERMAN'S ASSOCIATION.
3. ALL STRUCT'S PLYWOOD SHALL BE IN ACCORDANCE
WITH P.S. 1-74.
MANUFACTURED PRODUCTS
1. GLUED-LAMINATED BEAMS DOUGLAS FIR-LARCH
INDUSTRIAL APPEARANCE WITHIN EXTERIOR GLUE U.N.O.
16F-V3 DF/DF (Fb=1600 psi, Fv=190 psi, E=1.5 E6 psi),
24F-V4 DF/DF (Fb=2400 psi, Fv=240 psi, E=1.8 E6 psi), ICC
ESR-1940
2. DESIGN VALUES FOR MANUFACTURED PARALLAM PSL
SHALL BE MIN. Fb=2900 psi, Fv=290 psi, E=2.0 E6 psi, ICC
ESR-1387
3. DESIGN VALUES FOR MANUFACTURED MICROLAM LVL
SHALL BE MIN. Fb=2600 psi, Fv=285 psi, E=1.9 E6 psi, ICC
ESR-1387
NOTES:
1. ALL NAILING SHALL BE COMMON NAILS.
2. MAXIMUM STUD SPACING SHALL BE 16" O.C.
3. ALL PANEL EDGES SHALL BE BLOCKED.
4. FRAMING MEMBER SHALL INCLUDE SILL PLATES AND ALL FRAMING MEMBERS RECIEVING EDGE
NAILING FROM ABUTTING PANELS.
5. EDGE NAILING ON 3x MEMBERS SHALL BE STAGGERED.
6. PLYWOOD FOR HORIZONTAL DIAPHRAGMS SHALL BE MADE WITH EXTERIOR GLUE (SEC. 2305.2.4)
7. USE 3"x3"x1/4" CUT PLATE WASHERS AT ALL ANCHOR BOLTS (SEC. 2308.12.8).
8. FASTENERS FOR PRESERVATIVE-TREATED SHALL BE HOT DIPPED ZINC-COATED GALVANIZED
STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER (SEC. 2304.9.5).
9. AT EXISTING FOOTINGS, USE RFB#5x12 HDG-R SIMPSON RETROFIT BOLTS WITH SETXP-EPOXY ICC
#ESR-2508. SPECIAL INSPECTION REQUIRED.
10. SECOND FIGURE INDICATES WHERE SHEAR WALL SHEATHING IS TO BE APPLIED TO BOTH SIDES
OF WALL.
11. AT EXISTING CONDITION, 2X SILL PLATE MAY BE USED WITH 3x SILL ADDED AND 5/8" Ø A.B. @ 16"
O.C. FOR SHEARWALL #2 ONLY.
SHEAR WALL SCHEDULE 2022
Edge
Nailing
8d @ 6"
No.Sheathing
15/32" OSB
Structural I
Sill Plate Nailing
To Wood Floor
16D @6"O.C
Capacity
(plf)
280
Field
Nailing
8d @ 6"
Connection
at Top Plate
A-35 @ 24"2x
Framing
Member
Foundation
Anchorage
5/8" Ø @ 32"1
2
Min.
Penetration
1-3/8"
10d @ 6"34010d @ 6"A-35 @ 16"2x 5/8" Ø @ 24"1-3/8"15/32" OSB
Structural I
16D @4"O.C
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S2
FRAMING
PLAN/NOTES
2 3
513 S King St Unit
#23/19/2025
SCALE:4SCALE:
NTS
SCALE:3
6
5
7
8 NTSNTSNTS
NTS
SCALE:
NTS
SCALE:
NTS
SCALE:
SCALE:
HOLDOWN @ (N)FOOTING
1
2
4
3
1
2
NEW FOOTING
3
4
SIMPSON SSTB (SEE SCHEDULE BELOW)
POST PER PLANS
HOLD-DOWN SIMPSON
SSTB SIZE
NOTE
HDU2
HDU5, HDU4
SHEAR WALL WHERE OCCURS
SSTB 16
SSTB 20
9NTS
SCALE:
10NTS
SCALE:
11NTS
NTS
SCALE:1NEW EXTERIOR FOOTING
NTS
SCALE:2
24
"
8"
MI
N
12"
FIN.
GRADE
3"
M
I
N
.
D
1
2
REBAR (SEE FOOTING SCHEDULE)
3 5/8" DIA. A.B @ 32" OC (U.N.O) EMBED MIN.
7" INTO SLAB W/ 3x3x0.229" PLATE
WASHER W/ 2x P.T. SILL U.N.O
2
1
3
4
5
6
4 SHEAR WALL WHERE OCCURS
5 WEEP SCREED
6 2x STUDS @16"O.C
2" CONCRETE/PAVE
4" SOIL
(2) 16D NAILS
TOP PLATE TO EA. C.J
CEILING JOIST
PER PLAN
2x4 STUDS
@16"O.C
(2) 16D NAILS
TOP PLATE TO EA. BLK'G
2x4 BLK'G@32"O.C
W/ (2) 16D EA. END TO
C.J
2x4 STUDS
@16"O.C
CEILING JOIST
PER PLAN
2X4
PLATE
2X4
PLATE
CONCRETE SLAB
3" RAMSET DRIVE PINS
WITH WASHER @32" O.C MAX.
(ESR-1799)
WALL PARALLEL TO C.J
2x4 STUDS
@16"O.C
CONCRETE SLAB
3" RAMSET DRIVE PINS
WITH WASHER @32" O.C MAX.
(ESR-1799)
WALL PERPENDICULAR TO C.J
INTERIOR NON BEARING WALL
24"
24"
#4@36"O.C
(N) SLAB TO (E) FOOTING/ (E) SLAB
24"MIN.
4"
1
2
1
DRILL 1
4" DIA. BIGGER THAN DOWEL'S DIA.
4" EMBEDMENT MIN. W/ SET-XP EPOXY
ICC -ESR-2508 (SPECIAL INSPECTION
REQUIRED)
3 #4 DOWELS @ 18" O.C
4
4 EXISTING CONCRETE FOOTING AND SLAB
2
5
5 EXISTING STUD WALL WHERE OCCURS
3
6
6 EXISTING 6" CONCRETE CURB
MIN. 4" THK. CONC. SLAB W/ #4 REBAR
@18" O.C OVER RED GUARD
WATERPROOFING MEMBRANE OVER
EXISTING CONCRETE SLAB
(N) FOOTING TO (E) FOOTING
EXISTINGNEW
6"MIN.24"MIN.
4
1
2
1 REBAR AT TOP AND BOTTOM (SEE
FOOTING SCHEDULE)
2 DRILL 1
4" DIA. BIGGER THAN DOWEL'S DIA.
6" EMBEDMENT MIN. W/ SET-XP EPOXY ICC
-ESR-2508 (SPECIAL INSPECTION REQUIRED)
3 DOWELS SAME SIZE FOOTING REBAR
4 EXISTING FOOTING
3
2
1
D
4
5
1
2
EXISTING FOOTING
3
4
RFB RETROFIT BOLT (SEE SCHEDULE BELOW)
HOLE DEPTH (SEE SCHEDULE BELOW)
SIMPSON HOLD-DOWN PER PLANS
5 POST PER PLANS
HOLD-DOWN RETROFIT
BOLT SIZE HOLE SIZE
SET-XP
EPOXY ICC
ESR2508
SPECIAL
INSPECTION
REQUIRED
NOTE
HDU2, HDU4 5/8"16"3/4"10"
HDU5 5/8"18"3/4"12"
HOLD-DOWN @ (E) FOOTING
2
1
D
4
5
1
2
EXISTING FOOTING
3
4
RFB RETROFIT BOLT (SEE SCHEDULE BELOW)
HOLE (SEE SCHEDULE BELOW)
5 2x STUDS
6 SHEAR WALL WHERE OCCURS
6 SHEAR WALL WHERE OCCURS 6
6
Ø DØL
1-3/4"
1-3/4"
ANCHOR
BOLT
RETROFIT
BOLT SIZE HOLE SIZE
Ø D
SET-XP
EPOXY ICC
ESR2508
(SPECIAL
INSPECTION
REQUIRED)
NOTE
Ø L
48" O.C
OR SEE
SHEAR WALL
SCHEDULE
FOR SPACING
5/8"12"3/4"7"
3
3
3x3x0.229" PLATE WASHER AND NUT
7 (E) 2x SILL PLATE
8 (N) 2x BLK'G ADDED WHERE SHEAR
CAPACITY >350 PLF
8
7
BEAM TO WALL TO POST SCALE:
12NTS
SCALE:
INTERIOR NON BEARING WALL ANCHOR BOLT @ (E) FOOTING
SHEAR TRANSFER @ (E) EXT. WALL
(E)TOP PLATE
(E) ROOF SHEATHING
(E)2x ROOF RAFTER
OR TRUSS
STUD WALL
(N) A35 @ 16" O.C
U.O.N
2x BLOCKING
E.N.
(N)CEILING JOIST
PER PLAN
SHEAR WALL
WHERE OCCURS
BEAM, C.J @ RIDGE
(E) R.R
PER PLANS
(N)
C.J PER PLANS
(N) LSTA24 @ 48" O.C
(N)2x4 KICKER
@ 4' O.C MAXFLUSH BEAM PER
PLANS
(N)SIMP.
HANGER
(N)SIMPSON
A35
(E) RIDGE
PER PLANS
(E)ROOF RAFTER
PER PLAN
(E)CALIFORNIA
FRAMING E.N
2x SILL w/ 16d NAILS @ 8" OC
E.N
SHEAR TRANSFER
(E) ROOF RAFTER
PER PLANS
(N)CEILING JOIST
PER PLAN
(E)STUD WALL
(N)SHEAR WALL
PER PLANS
E.N
16D NAILS @6'O.C
(N)2x BLK'G @32" O.C
(N)2x BLK'G @32" O.C
NEW 4" MIN. CONCRETE SLAB WITH #3
REBAR @18" O.C OVER 10MIL VISQUEEN
OVER EXISTING CONCRETE SLAB
(N) INTERIOR PAD FOOTING
PER FOOTING SCHEDULE
3"
C
L
R
PE
R
F
O
O
T
I
N
G
SC
H
E
D
U
L
E
FIN. SLAB
1
2
1
2
REBAR (SEE FOOTING SCHEDULE)
SIMPSON COL. BASE /
HOLD-DOWN AND POST PER PLAN
3 (N) CONCRETE (SEE STRUCTURAL
NOTES)
3
BEAM
PER PLANS
DOUBLE
TOP PLATE
DOUBLE
TOP PLATE
POST/KP
PER PLANS
SIMPSON
A35
SIMPSON
A35
SLOPE CUT
WHERE OCCURS
13NTS
SCALE:
14NTS
SCALE:
(N)CRIPPLE SHEAR WALL
W/ 8DNAILS @6"O.C
@EDGE AND FEILD
E.N
15NTS
SCALE:
16NTS
SCALE:
BEAM
PER PLANS SIMPSON
A35
4x POST
PER PLAN
DOUBLE
TOP PLATE
SIMP.
A35
BEAM
PER PLANS
BEAM TO WALL TO POST
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CHAPTER 4
RESIDENTIAL MANDATORY MEASURES
DIVISION 4.1 PLANNING AND DESIGN
DIVISION 4.3 WATER EFFICIENCY AND CONSERVATION
4.406 ENHANCED DURABILITY AND REDUCED MAINTENANCE
4.406.1 RODENT PROOFING. Annular spaces around pipes, electric cables, conduits or other openings in
sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such
openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing
agency.
4.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND RECYCLING
4.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65
percent of the non-hazardous construction and demolition waste in accordance with either Section
4.408.2, 4.408.3 or 4.408.4, or meet a more stringent local construction and demolition waste
management ordinance.
Exceptions:
1. Excavated soil and land-clearing debris.
2. Alternate waste reduction methods developed by working with local agencies if diversion or
recycle facilities capable of compliance with this item do not exist or are not located reasonably
close to the jobsite.
3. The enforcing agency may make exceptions to the requirements of this section when isolated
jobsites are located in areas beyond the haul boundaries of the diversion facility.
4.408.2 CONSTRUCTION WASTE MANAGEMENT PLAN. Submit a construction waste management plan
in conformance with Items 1 through 5. The construction waste management plan shall be updated as
necessary and shall be available during construction for examination by the enforcing agency.
1. Identify the construction and demolition waste materials to be diverted from disposal by recycling,
reuse on the project or salvage for future use or sale.
2. Specify if construction and demolition waste materials will be sorted on-site (source separated) or
bulk mixed (single stream).
3. Identify diversion facilities where the construction and demolition waste material collected will be
taken.
4. Identify construction methods employed to reduce the amount of construction and demolition waste
generated.
5. Specify that the amount of construction and demolition waste materials diverted shall be calculated
by weight or volume, but not by both.
4.408.3 WASTE MANAGEMENT COMPANY. Utilize a waste management company, approved by the
enforcing agency, which can provide verifiable documentation that the percentage of construction and
demolition waste material diverted from the landfill complies with Section 4.408.1.
Note: The owner or contractor may make the determination if the construction and demolition waste
materials will be diverted by a waste management company.
4.408.4 WASTE STREAM REDUCTION ALTERNATIVE [LR]. Projects that generate a total combined
weight of construction and demolition waste disposed of in landfills, which do not exceed 3.4
lbs./sq.ft. of the building area shall meet the minimum 65% construction waste reduction requirement in
Section 4.408.1
4.408.4.1 WASTE STREAM REDUCTION ALTERNATIVE. Projects that generate a total combined
weight of construction and demolition waste disposed of in landfills, which do not exceed 2 pounds
per square foot of the building area, shall meet the minimum 65% construction waste reduction
requirement in Section 4.408.1
4.408.5 DOCUMENTATION. Documentation shall be provided to the enforcing agency which demonstrates
compliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4..
Notes:
1. Sample forms found in "A Guide to the California Green Building Standards Code
(Residential)" located at www.hcd.ca.gov/CALGreen.html may be used to assist in
documenting compliance with this section.
2. Mixed construction and demolition debris (C & D) processors can be located at the California
Department of Resources Recycling and Recovery (CalRecycle).
4.410 BUILDING MAINTENANCE AND OPERATION
4.410.1 OPERATION AND MAINTENANCE MANUAL. At the time of final inspection, a manual, compact
disc, web-based reference or other media acceptable to the enforcing agency which includes all of the
following shall be placed in the building:
1. Directions to the owner or occupant that the manual shall remain with the building throughout the
life cycle of the structure.
2. Operation and maintenance instructions for the following:
a. Equipment and appliances, including water-saving devices and systems, HVAC systems,
photovoltaic systems, electric vehicle chargers, water-heating systems and other major
appliances and equipment.
b. Roof and yard drainage, including gutters and downspouts.
c. Space conditioning systems, including condensers and air filters.
d. Landscape irrigation systems.
e. Water reuse systems.
3. Information from local utility, water and waste recovery providers on methods to further reduce
resource consumption, including recycle programs and locations.
4. Public transportation and/or carpool options available in the area.
5. Educational material on the positive impacts of an interior relative humidity between 30-60 percent
and what methods an occupant may use to maintain the relative humidity level in that range.
6. Information about water-conserving landscape and irrigation design and controllers which conserve
water.
7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5
feet away from the foundation.
8. Information on required routine maintenance measures, including, but not limited to, caulking,
painting, grading around the building, etc.
9. Information about state solar energy and incentive programs available.
10. A copy of all special inspections verifications required by the enforcing agency or this code.
11. Information from the Department of Forestry and Fire Protection on maintenance of defensible
space around residential structures.
12. Information and/or drawings identifying the location of grab bar reinforcements.
4.410.2 RECYCLING BY OCCUPANTS. Where 5 or more multifamily dwelling units are constructed on a
building site, provide readily accessible area(s) that serves all buildings on the site and are identified for the
depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper,
corrugated cardboard, glass, plastics, organic waster, and metals, or meet a lawfully enacted local recycling
ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code Section
42649.82 (a)(2)(A) et seq. are note required to comply with the organic waste portion of
this section.
DIVISION 4.4 MATERIAL CONSERVATION AND RESOURCE
EFFICIENCY
DIVISION 4.5 ENVIRONMENTAL QUALITY
4.303 INDOOR WATER USE
4.303.1 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and
urinals) and fittings (faucets and showerheads) shall comply with the sections 4.303.1.1, 4.303.1.2, 4.303.1.3,
and 4.303.4.4.
Note: All noncompliant plumbing fixtures in any residential real property shall be replaced with water-conserving
plumbing fixtures. Plumbing fixture replacement is required prior to issuance of a certificate of final
completion, certificate of occupancy, or final permit approval by the local building department. See Civil
Code Section 1101.1, et seq., for the definition of a noncompliant plumbing fixture, types of residential
buildings affected and other important enactment dates.
4.303.1.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per
flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense
Specification for Tank-type Toilets.
Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume
of two reduced flushes and one full flush.
4.303.1.2 Urinals. The effective flush volume of wall mounted urinals shall not exceed 0.125 gallons per flush.
The effective flush volume of all other urinals shall not exceed 0.5 gallons per flush.
4.303.1.3 Showerheads.
4.303.1.3.1 Single Showerhead. Showerheads shall have a maximum flow rate of not more than 1.8
gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA
WaterSense Specification for Showerheads.
4.303.1.3.2 Multiple showerheads serving one shower. When a shower is served by more than one
showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by
a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to only
allow one shower outlet to be in operation at a time.
Note: A hand-held shower shall be considered a showerhead.
4.303.1.4 Faucets.
4.303.1.4.1 Residential Lavatory Faucets. The maximum flow rate of residential lavatory faucets shall
not exceed 1.2 gallons per minute at 60 psi. The minimum flow rate of residential lavatory faucets shall
not be less than 0.8 gallons per minute at 20 psi.
4.303.1.4.2 Lavatory Faucets in Common and Public Use Areas. The maximum flow rate of lavatory
faucets installed in common and public use areas (outside of dwellings or sleeping units) in residential
buildings shall not exceed 0.5 gallons per minute at 60 psi.
4.303.1.4.3 Metering Faucets. Metering faucets when installed in residential buildings shall not deliver
more than 0.2 gallons per cycle.
4.303.1.4.4 Kitchen Faucets. The maximum flow rate of kitchen faucets shall not exceed 1.8 gallons
per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not
to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per
minute at 60 psi.
Note: Where complying faucets are unavailable, aerators or other means may be used to achieve
reduction.
4.303.1.4.5 Pre-rinse spray valves.
When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance
Efficiency Regulations), Sections 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607
(d)(7) and shall be equipped with an integral automatic shutoff.
FOR REFERENCE ONLY: The following table and code section have been reprinted from the California
Code of Regulations, Title 20 (Appliance Efficiency Regulations),Section 1605.1 (h)(4) and Section
1605.3 (h)(4)(A).
Title 20 Section 1605.3 (h)(4)(A): Commercial prerinse spray values manufactured on or after January
1, 2006, shall have a minimum spray force of not less than 4.0 ounces-force (ozf)[113 grams-force(gf)]
4.303.2 Submeters for multifamily buildings and dwelling units in mixed-used residential/commercial
buildings.
Submeters shall be installed to measure water usage of individual rental dwelling units in accordance with the
California Plumbing Code.
4.303.3 Standards for plumbing fixtures and fittings. Plumbing fixtures and fittings shall be installed in
accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table
1701.1 of the California Plumbing Code.
TABLE - MAXIMUM FIXTURE WATER USE
FIXTURE TYPE FLOW RATE
SHOWER HEADS (RESIDENTIAL)1.8 GMP @ 80 PSI
LAVATORY FAUCETS (RESIDENTIAL)MAX. 1.2 GPM @ 60 PSI MIN. 0.8 GPM @ 20
PSI
LAVATORY FAUCETS IN COMMON & PUBLIC
USE AREAS 0.5 GPM @ 60 PSI
KITCHEN FAUCETS 1.8 GPM @ 60 PSI
METERING FAUCETS 0.2 GAL/CYCLE
WATER CLOSET 1.28 GAL/FLUSH
URINALS 0.125 GAL/FLUSH
4.304 OUTDOOR WATER USE
4.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Residential developments shall comply with
a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water
Efficient Landscape Ordinance (MWELO), whichever is more stringent.
NOTES:
1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code Regulations,
Title 23, Chapter 2.7, Division 2. MWELO and supporting documents, including water budget calculator, are
available at: https://www.water.ca.gov/
ABBREVIATION DEFINITIONS:
HCD Department of Housing and Community Development
BSC California Building Standards Commission
DSA-SS Division of the State Architect, Structural Safety
OSHPD Office of Statewide Health Planning and Development
LR Low Rise
HR High Rise
AA Additions and Alterations
N New
NOTE:
THIS TABLE COMPILES THE DATA IN SECTION 4.303.1, AND IS INCLUDED AS A
CONVENIENCE FOR THE USER.
SECTION 4.102 DEFINITIONS
4.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference)
FRENCH DRAIN. A trench, hole or other depressed area loosely filled with rock, gravel, fragments of brick or similar
pervious material used to collect or channel drainage or runoff water.
WATTLES. Wattles are used to reduce sediment in runoff. Wattles are often constructed of natural plant materials
such as hay, straw or similar material shaped in the form of tubes and placed on a downflow slope. Wattles are also
used for perimeter and inlet controls.
4.106 SITE DEVELOPMENT
4.106.1 GENERAL. Preservation and use of available natural resources shall be accomplished through evaluation
and careful planning to minimize negative effects on the site and adjacent areas. Preservation of slopes,
management of storm water drainage and erosion controls shall comply with this section.
4.106.2 STORM WATER DRAINAGE AND RETENTION DURING CONSTRUCTION. Projects which disturb less
than one acre of soil and are not part of a larger common plan of development which in total disturbs one acre
or more, shall manage storm water drainage during construction. In order to manage storm water drainage
during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent
property, prevent erosion and retain soil runoff on the site.
1. Retention basins of sufficient size shall be utilized to retain storm water on the site.
2. Where storm water is conveyed to a public drainage system, collection point, gutter or similar
disposal method, water shall be filtered by use of a barrier system, wattle or other method approved
by the enforcing agency.
3. Compliance with a lawfully enacted storm water management ordinance.
Note: Refer to the State Water Resources Control Board for projects which disturb one acre or more of soil, or
are part of a larger common plan of development which in total disturbs one acre or more of soil.
(Website: https://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.html)
4.106.3 GRADING AND PAVING. Construction plans shall indicate how the site grading or drainage system will
manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface
water include, but are not limited to, the following:
1. Swales
2. Water collection and disposal systems
3. French drains
4. Water retention gardens
5. Other water measures which keep surface water away from buildings and aid in groundwater
recharge.
Exception: Additions and alterations not altering the drainage path.
4.106.4 Electric vehicle (EV) charging for new construction. New construction shall comply with Sections
4.106.4.1 or 4.106.4.2 to facilitate future installation and use of EV chargers. Electric vehicle supply
equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625.
Exceptions:
1. On a case-by-case basis, where the local enforcing agency has determined EV charging and
infrastructure are not feasible based upon one or more of the following conditions:
1.1 Where there is no local utility power supply or the local utility is unable to supply adequate
power.
1.2 Where there is evidence suitable to the local enforcing agency substantiating that additional
local utility infrastructure design requirements, directly related to the implementation of Section
4.106.4, may adversely impact the construction cost of the project.
2. Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) without additional
parking facilities.
4.106.4.1 New one- and two-family dwellings and townhouses with attached private garages. For each
dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit. The raceway
shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall originate at the main
service or subpanel and shall terminate into a listed cabinet, box or other enclosure in close proximity to the
proposed location of an EV charger. Raceways are required to be continuous at enclosed, inaccessible or
concealed areas and spaces. The service panel and/or subpanel shall provide capacity to install a 40-ampere
208/240-volt minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit
overcurrent protective device.
Exemption: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the proposed location of an EV charger at the time of original construction in
accordance with the California Electrical Code.
4.106.4.1.1 Identification. The service panel or subpanel circuit directory shall identify the overcurrent
protective device space(s) reserved for future EV charging as "EV CAPABLE". The raceway termination
location shall be permanently and visibly marked as "EV CAPABLE".
CHAPTER 3
GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in
the application checklists contained in this code. Voluntary green building measures are also included in the
application checklists and may be included in the design and construction of structures covered by this code,
but are not required unless adopted by a city, county, or city and county as specified in Section 101.7.
301.1.1 Additions and alterations. [HCD] The mandatory provisions of Chapter 4 shall be applied to
additions or alterations of existing residential buildings where the addition or alteration increases the
building's conditioned area, volume, or size. The requirements shall apply only to and/or within the
specific area of the addition or alteration.
The mandatory provision of Section 4.106.4.2 may apply to additions or alterations of existing parking
facilities or the addition of new parking facilities serving existing multifamily buildings. See Section
4.106.4.3 for application.
Note: Repairs including, but not limited to, resurfacing, restriping and repairing or maintaining existing
lighting fixtures are not considered alterations for the purpose of this section.
Note: On and after January 1, 2014, residential buildings undergoing permitted alterations, additions, or
improvements shall replace noncompliant plumbing fixtures with water-conserving plumbing fixtures.
Plumbing fixture replacement is required prior to issuance of a certificate of final completion, certificate
of occupancy or final permit approval by the local building department. See Civil Code Section 1101.1,
et seq., for the definition of a noncompliant plumbing fixture, types of residential buildings affected and
other important enactment dates.
301.2 LOW-RISE AND HIGH-RISE RESIDENTIAL BUILDINGS. [HCD] The provisions of
individual sections of CALGreen may apply to either low-rise residential buildings high-rise residential
buildings, or both. Individual sections will be designated by banners to indicate where the section applies
specifically to low-rise only (LR) or high-rise only (HR). When the section applies to both low-rise and
high-rise buildings, no banner will be used.
SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building
shall comply with the specific green building measures applicable to each specific occupancy.
Exceptions:
1. [HCD] Accessory structures and accessory occupancies serving residential buildings shall
comply with Chapter 4 and Appendix A4, as applicable.
2. [HCD] For purposes of CALGreen, live/work units, complying with Section 419 of the California
Building Code, shall not be considered mixed occupancies. Live/Work units shall comply with
Chapter 4 and Appendix A4, as applicable.
4.106.4.2 New multifamily dwellings, hotels and motels and new residential parking facilities.
When parking is provided, parking spaces for new multifamily dwellings, hotels and motels shall meet the
requirements of Sections 4.106.4.2.1 and 4.106.4.2.2. Calculations for spaces shall be rounded up to the nearest
whole number. A parking space served by electric vehicle supply equipment or designed as a future EV charging
space shall count as at least one standard automobile parking space only for the purpose of complying with any
applicable minimum parking space requirements established by a local jurisdiction. See Vehicle Code Section 22511.2
for further details.
4.106.4.2.1Multifamily development projects with less than 20 dwelling units; and hotels and motels with less
than 20 sleeping units or guest rooms.
The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to
this section.
1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types
of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2
EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical
system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all
EVs at all required EV spaces at a minimum of 40 amperes.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved
for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
Exceptions:
1.When EV chargers (Level 2 EVSE) are installed in a number equal to or greater than the required number
of EV capable spaces.
2.When EV chargers (Level 2 EVSE) are installed in a number less than the required number of EV capable
spaces, the number of EV capable spaces required may be reduced by a number equal to the number of
EV chargers installed.
Notes:
a.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating
future EV charging.
b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or
EV chargers are installed for use.
2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power
Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per
dwelling unit when more than one parking space is provided for use by a single dwelling unit.
Exception: Areas of parking facilities served by parking lifts.
4.106.4.2.2 Multifamily development projects with 20 or more dwelling units, hotels and motels with 20 or more
sleeping units or guest rooms.
The number of dwelling units, sleeping units or guest rooms shall be based on all buildings on a project site subject to
this section.
1.EV Capable. Ten (10) percent of the total number of parking spaces on a building site, provided for all types
of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2
EVSE. Electrical load calculations shall demonstrate that the electrical panel service capacity and electrical
system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all
EVs at all required EV spaces at a minimum of 40 amperes.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved
for future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
Exception: When EV chargers (Level 2 EVSE) are installed in a number greater than five (5) percent of
parking spaces required by Section 4.106.4.2.2, Item 3, the number of EV capable spaces required may be
reduced by a number equal to the number of EV chargers installed over the five (5) percent required.
Notes:
a.Construction documents shall show locations of future EV spaces.
b.There is no requirement for EV spaces to be constructed or available until receptacles for EV charging or
EV chargers are installed for use.
2.EV Ready. Twenty-five (25) percent of the total number of parking spaces shall be equipped with low power
Level 2 EV charging receptacles. For multifamily parking facilities, no more than one receptacle is required per
dwelling unit when more than one parking space is provided for use by a single dwelling unit.
Exception: Areas of parking facilities served by parking lifts.
3.EV Chargers. Five (5) percent of the total number of parking spaces shall be equipped with Level 2 EVSE.
Where common use parking is provided, at least one EV charger shall be located in the common use parking
area and shall be available for use by all residents or guests.
When low power Level 2 EV charging receptacles or Level 2 EVSE are installed beyond the minimum required,
an automatic load management system (ALMS) may be used to reduce the maximum required electrical
capacity to each space served by the ALMS. The electrical system and any on-site distribution transformers
shall have sufficient capacity to deliver at least 3.3 kW simultaneously to each EV charging station (EVCS)
served by the ALMS. The branch circuit shall have a minimum capacity of 40 amperes, and installed EVSE shall
have a capacity of not less than 30 amperes. ALMS shall not be used to reduce the minimum required electrical
capacity to the required EV capable spaces.
4.106.4.2.2.1 Electric vehicle charging stations (EVCS).
Electric vehicle charging stations required by Section 4.106.4.2.2, Item 3, shall comply with Section 4.106.4.2.2.1.
Exception: Electric vehicle charging stations serving public accommodations, public housing, motels and hotels
shall not be required to comply with this section. See California Building Code, Chapter 11B, for applicable
requirements.
4.106.4.2.2.1.1 Location.
EVCS shall comply with at least one of the following options:
1.The charging space shall be located adjacent to an accessible parking space meeting the requirements of
the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
2.The charging space shall be located on an accessible route, as defined in the California Building Code,
Chapter 2, to the building.
Exception: Electric vehicle charging stations designed and constructed in compliance with the California
Building Code, Chapter 11B, are not required to comply with Section 4.106.4.2.2.1.1 and Section
4.106.4.2.2.1.2, Item 3.
4.106.4.2.2.1.2 Electric vehicle charging stations (EVCS) dimensions.
The charging spaces shall be designed to comply with the following:
1.The minimum length of each EV space shall be 18 feet (5486 mm).
2.The minimum width of each EV space shall be 9 feet (2743 mm).
3.One in every 25 charging spaces, but not less than one, shall also have an 8-foot (2438 mm) wide minimum
aisle. A 5-foot (1524 mm) wide minimum aisle shall be permitted provided the minimum width of the EV space is
12 feet (3658 mm).
a.Surface slope for this EV space and the aisle shall not exceed 1 unit vertical in 48 units horizontal (2.083
percent slope) in any direction.
4.106.4.2.2.1.3 Accessible EV spaces.
In addition to the requirements in Sections 4.106.4.2.2.1.1 and 4.106.4.2.2.1.2, all EVSE, when installed, shall
comply with the accessibility provisions for EV chargers in the California Building Code, Chapter 11B. EV ready
spaces and EVCS in multifamily developments shall comply with California Building Code, Chapter 11A, Section
1109A.
4.106.4.2.3 EV space requirements.
1.Single EV space required. Install a listed raceway capable of accommodating a 208/240-volt dedicated branch
circuit. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The raceway shall
originate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in close
proximity to the location or the proposed location of the EV space. Construction documents shall identify the
raceway termination point, receptacle or charger location, as applicable. The service panel and/ or subpanel shall
have a 40-ampere minimum dedicated branch circuit, including branch circuit overcurrent protective device
installed, or space(s) reserved to permit installation of a branch circuit overcurrent protective device.
Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the location or the proposed location of the EV space, at the time of original
construction in accordance with the California Electrical Code.
2.Multiple EV spaces required. Construction documents shall indicate the raceway termination point and the
location of installed or future EV spaces, receptacles or EV chargers. Construction documents shall also provide
information on amperage of installed or future receptacles or EVSE, raceway method(s), wiring schematics and
electrical load calculations. Plan design shall be based upon a 40-ampere minimum branch circuit. Required
raceways and related components that are planned to be installed underground, enclosed, inaccessible or in
concealed areas and spaces shall be installed at the time of original construction.
SECTION 4.501 GENERAL
4.501.1 Scope
The provisions of this chapter shall outline means of reducing the quality of air contaminants that are odorous,
irritating and/or harmful to the comfort and well being of a building's installers, occupants and neighbors.
SECTION 4.502 DEFINITIONS
5.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference)
AGRIFIBER PRODUCTS. Agrifiber products include wheatboard, strawboard, panel substrates and door
cores, not including furniture, fixtures and equipment (FF&E) not considered base building elements.
COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and
medium density fiberboard. "Composite wood products" does not include hardboard, structural plywood,
structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated
wood I-joists or finger-jointed lumber, all as specified in California Code of regulations (CCR), title 17, Section
93120.1.
DIRECT-VENT APPLIANCE. A fuel-burning appliance with a sealed combustion system that draws all air for
combustion from the outside atmosphere and discharges all flue gases to the outside atmosphere.
Y N/AYN/AYN/AYN/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES Y = YES
N/A =NOT APPLICABLE
RESPON. PARTY =RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
4.201 GENERAL
4.201.1 SCOPE. For the purposes of mandatory energy efficiency standards in this code, the California Energy
Commission will continue to adopt mandatory standards.
DIVISION 4.2 ENERGY EFFICIENCY
TABLE H-2
STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY
VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019
PRODUCT CLASS
[spray force in ounce force (ozf)]MAXIMUM FLOW RATE (gpm)
Product Class 1 (≤1.00
Product Class 2 (> 5.0 ozf and ≤1.20
Product Class 3 (> 8.0 ozf)1.28
Exception: A raceway is not required if a minimum 40-ampere 208/240-volt dedicated EV branch circuit is
installed in close proximity to the location or the proposed location of the EV space at the time of original
construction in accordance with the California Electrical Code.
4.106.4.2.4 Identification.
The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for
future EV charging purposes as “EV CAPABLE” in accordance with the California Electrical Code.
4.106.4.2.5 Electric Vehicle Ready Space Signage.
Electric vehicle ready spaces shall be identified by signage or pavement markings, in compliance with Caltrans
Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its
successor(s).
4.106.4.3 Electric vehicle charging for additions and alterations of parking facilities serving existing
multifamily buildings.
When new parking facilities are added, or electrical systems or lighting of existing parking facilities are added or
altered and the work requires a building permit, ten (10) percent of the total number of parking spaces added or
altered shall be electric vehicle charging spaces (EV spaces) capable of supporting future Level 2 EVSE.
Notes:
1.Construction documents are intended to demonstrate the project’s capability and capacity for facilitating future
EV charging.
2.There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.
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513 S King St Unit
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MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a
compound to the "Base Reactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to
hundredths of a gram (g O³/g ROC).
Note: MIR values for individual compounds and hydrocarbon solvents are specified in CCR, Title 17, Sections 94700
and 94701.
MOISTURE CONTENT. The weight of the water in wood expressed in percentage of the weight of the oven-dry wood.
PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this
article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of
product (excluding container and packaging).
Note: PWMIR is calculated according to equations found in CCR, Title 17, Section 94521 (a).
REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to
ozone formation in the troposphere.
VOC. A volatile organic compound (VOC) broadly defined as a chemical compound based on carbon chains or rings
with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain
hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).
4.503 FIREPLACES
4.503.1 GENERAL. Any installed gas fireplace shall be a direct-vent sealed-combustion type. Any installed
woodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as
applicable, and shall have a permanent label indicating they are certified to meet the emission limits. Woodstoves,
pellet stoves and fireplaces shall also comply with applicable local ordinances.
4.504 POLLUTANT CONTROL
4.504.1 COVERING OF DUCT OPENINGS & PROTECTION OF MECHANICAL EQUIPMENT DURING
CONSTRUCTION. At the time of rough installation, during storage on the construction site and until final
startup of the heating, cooling and ventilating equipment, all duct and other related air distribution component
openings shall be covered with tape, plastic, sheet metal or other methods acceptable to the enforcing agency to
reduce the amount of water, dust or debris which may enter the system.
4.504.2 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with this section.
4.504.2.1 Adhesives, Sealants and Caulks. Adhesives, sealant and caulks used on the project shall meet the
requirements of the following standards unless more stringent local or regional air pollution or air quality
management district rules apply:
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks
shall comply with local or regional air pollution control or air quality management district rules where
applicable or SCAQMD Rule 1168 VOC limits, as shown in Table 4.504.1 or 4.504.2, as applicable.
Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic
compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and
tricloroethylene), except for aerosol products, as specified in Subsection 2 below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in
units of product, less packaging, which do not weigh more than 1 pound and do not consist of more
than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including
prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17,
commencing with section 94507.
4.504.2.2 Paints and Coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of
the ARB Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits
apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories
listed in Table 4.504.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss
coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37 of the 2007 California Air Resources
Board, Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in
Table 4.504.3 shall apply.
4.504.2.3 Aerosol Paints and Coatings. Aerosol paints and coatings shall meet the Product-weighted MIR
Limits for ROC in Section 94522(a)(2) and other requirements, including prohibitions on use of certain toxic
compounds and ozone depleting substances, in Sections 94522(e)(1) and (f)(1) of California Code of
Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air
Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation
8, Rule 49.
4.504.2.4 Verification. Verification of compliance with this section shall be provided at the request of the
enforcing agency. Documentation may include, but is not limited to, the following:
1. Manufacturer's product specification.
2. Field verification of on-site product containers.
CHAPTER 7
INSTALLER & SPECIAL INSPECTOR QUALIFICATIONS
702 QUALIFICATIONS
702.1 INSTALLER TRAINING. HVAC system installers shall be trained and certified in the proper
installation of HVAC systems including ducts and equipment by a nationally or regionally recognized training or
certification program. Uncertified persons may perform HVAC installations when under the direct supervision and
responsibility of a person trained and certified to install HVAC systems or contractor licensed to install HVAC systems.
Examples of acceptable HVAC training and certification programs include but are not limited to the following:
1. State certified apprenticeship programs.
2. Public utility training programs.
3. Training programs sponsored by trade, labor or statewide energy consulting or verification organizations.
4. Programs sponsored by manufacturing organizations.
5. Other programs acceptable to the enforcing agency.
702.2 SPECIAL INSPECTION [HCD]. When required by the enforcing agency, the owner or the
responsible entity acting as the owner's agent shall employ one or more special inspectors to provide inspection or
other duties necessary to substantiate compliance with this code. Special inspectors shall demonstrate competence
to the satisfaction of the enforcing agency for the particular type of inspection or task to be performed. In addition to
other certifications or qualifications acceptable to the enforcing agency, the following certifications or education may be
considered by the enforcing agency when evaluating the qualifications of a special inspector:
1. Certification by a national or regional green building program or standard publisher.
2. Certification by a statewide energy consulting or verification organization, such as HERS raters, building
performance contractors, and home energy auditors.
3. Successful completion of a third party apprentice training program in the appropriate trade.
4. Other programs acceptable to the enforcing agency.
Notes:
1. Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
2. HERS raters are special inspectors certified by the California Energy Commission (CEC) to rate
homes in California according to the Home Energy Rating System (HERS).
[BSC] When required by the enforcing agency, the owner or the responsible entity acting as the owner's agent shall
employ one or more special inspectors to provide inspection or other duties necessary to substantiate compliance with
this code. Special inspectors shall demonstrate competence to the satisfaction of the enforcing agency for the
particular type of inspection or task to be performed. In addition, the special inspector shall have a certification from a
recognized state, national or international association, as determined by the local agency. The area of certification
shall be closely related to the primary job function, as determined by the local agency.
Note: Special inspectors shall be independent entities with no financial interest in the materials or the
project they are inspecting for compliance with this code.
703 VERIFICATIONS
703.1 DOCUMENTATION. Documentation used to show compliance with this code shall include but is not
limited to, construction documents, plans, specifications, builder or installer certification, inspection reports, or other
methods acceptable to the enforcing agency which demonstrate substantial conformance. When specific
documentation or special inspection is necessary to verify compliance, that method of compliance will be specified in
the appropriate section or identified applicable checklist.
4.505 INTERIOR MOISTURE CONTROL
4.505.1 General. Buildings shall meet or exceed the provisions of the California Building Standards Code.
4.505.2 CONCRETE SLAB FOUNDATIONS. Concrete slab foundations required to have a vapor retarder by
California Building Code, Chapter 19, or concrete slab-on-ground floors required to have a vapor retarder by the
California Residential Code, Chapter 5, shall also comply with this section.
4.505.2.1 Capillary break. A capillary break shall be installed in compliance with at least one of the
following:
1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7mm) or larger clean aggregate shall be provided with
a vapor barrier in direct contact with concrete and a concrete mix design, which will address bleeding,
shrinkage, and curling, shall be used. For additional information, see American Concrete Institute,
ACI 302.2R-06.
2. Other equivalent methods approved by the enforcing agency.
3. A slab design specified by a licensed design professional.
4.505.3 MOISTURE CONTENT OF BUILDING MATERIALS. Building materials with visible signs of water damage
shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19 percent
moisture content. Moisture content shall be verified in compliance with the following:
1. Moisture content shall be determined with either a probe-type or contact-type moisture meter.Equivalent
moisture verification methods may be approved by the enforcing agency and shall satisfy requirements
found in Section 101.8 of this code.
2. Moisture readings shall be taken at a point 2 feet (610 mm) to 4 feet (1219 mm) from the grade stamped end
of each piece verified.
3. At least three random moisture readings shall be performed on wall and floor framing with documentation
acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing.
Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to
enclosure in wall or floor cavities. Wet-applied insulation products shall follow the manufacturers' drying
recommendations prior to enclosure.
4.506 INDOOR AIR QUALITY AND EXHAUST
4.506.1 Bathroom exhaust fans. Each bathroom shall be mechanically ventilated and shall comply with the
following:
1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.
2. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a
humidity control.
a. Humidity controls shall be capable of adjustment between a relative humidity range less than or
equal to 50% to a maximum of 80%. A humidity control may utilize manual or automatic means of
adjustment.
b. A humidity control may be a separate component to the exhaust fan and is not required to be
integral (i.e., built-in)
Notes:
1. For the purposes of this section, a bathroom is a room which contains a bathtub, shower or
tub/shower combination.
2. Lighting integral to bathroom exhaust fans shall comply with the California Energy Code.
4.507 ENVIRONMENTAL COMFORT
4.507.2 HEATING AND AIR-CONDITIONING SYSTEM DESIGN. Heating and air conditioning systems shall be
sized, designed and have their equipment selected using the following methods:
1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J - 2011 (Residential
Load Calculation), ASHRAE handbooks or other equivalent design software or methods.
2. Duct systems are sized according to ANSI/ACCA 1 Manual D - 2014 (Residential Duct Systems),
ASHRAE handbooks or other equivalent design software or methods.
3. Select heating and cooling equipment according to ANSI/ACCA 3 Manual S - 2014 (Residential
Equipment Selection), or other equivalent design software or methods.
Exception: Use of alternate design temperatures necessary to ensure the system functions are
acceptable.
TABLE 4.504.1 - ADHESIVE VOC LIMIT1,2
(Less Water and Less Exempt Compounds in Grams per Liter)
ARCHITECTURAL APPLICATIONS VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVE 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT LISTED 50
SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250
SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD)50
WOOD 30
FIBERGLASS 80
1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER,
THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.
2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE
THE VOC CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR
QUALITY MANAGEMENT DISTRICT RULE 1168.
TABLE 4.504.2 - SEALANT VOC LIMIT
(Less Water and Less Exempt Compounds in Grams per Liter)
SEALANTS VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420
SEALANT PRIMERS
ARCHITECTURAL
NON-POROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
TABLE 4.504.5 - FORMALDEHYDE LIMITS1
MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13
1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED
BY THE CALIF. AIR RESOURCES BOARD, AIR TOXICS CONTROL
MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE
WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIF.
CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH
93120.12.
2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM
THICKNESS OF 5/16" (8 MM).
TABLE 4.504.3 - VOC CONTENT LIMITS FOR
ARCHITECTURAL COATINGS2,3
GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT
COMPOUNDS
COATING CATEGORY VOC LIMIT
FLAT COATINGS 50
NON-FLAT COATINGS 100
NONFLAT-HIGH GLOSS COATINGS 150
SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS)500
HIGH TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250
SHELLACS
CLEAR 730
OPAQUE 550
SPECIALTY PRIMERS, SEALERS &
UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340
1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER &
EXEMPT COMPOUNDS
2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS
ARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE.
3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY
THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS
SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS
AVAILABLE FROM THE AIR RESOURCES BOARD.
DIVISION 4.5 ENVIRONMENTAL QUALITY (continued)
4.504.3 CARPET SYSTEMS. All carpet installed in the building interior shall meet the requirements of the California
Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions
from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for
California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.3.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the
California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic
Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017
(Emission testing method for California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.3.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 4.504.1.
4.504.4 RESILIENT FLOORING SYSTEMS. Where resilient flooring is installed , at least 80% of floor area receiving
resilient flooring shall meet the requirements of the California Department of Public Health, "Standard Method for the
Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,"
Version 1.2, January 2017 (Emission testing method for California Specification 01350)
See California Department of Public Health's website for certification programs and testing labs.
hhtps://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx.
4.504.5 COMPOSITE WOOD PRODUCTS. Hardwood plywood, particleboard and medium density fiberboard
composite wood products used on the interior or exterior of the buildings shall meet the requirements for
formaldehyde as specified in ARB's Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.),
by or before the dates specified in those sections, as shown in Table 4.504.5
4.504.5.1 Documentation. Verification of compliance with this section shall be provided as requested
by the enforcing agency. Documentation shall include at least one of the following:
1. Product certifications and specifications.
2. Chain of custody certifications.
3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see
CCR, Title 17, Section 93120, et seq.).
4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered
Wood Association, the Australian AS/NZS 2269, European 636 3S standards, and Canadian CSA
0121, CSA 0151, CSA 0153 and CSA 0325 standards.
5. Other methods acceptable to the enforcing agency.
Y N/AYN/AYN/AYN/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
RESIDENTIAL MANDATORY MEASURES Y = YES
N/A =NOT APPLICABLE
RESPON. PARTY =RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
REVISIONS BY
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#23/19/2025
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T24
TITLE 24
1 1
513 S King St Unit
#23/19/2025
SANTA ANA CITY COUNCIL
Mayor
vamezcua@santa-ana.org
Mayor Pro Tem, Ward 1
tphan@santa-ana.org
Ward 2
bvazquez@santa-ana.org
Ward 3
jessielopez@santa-ana.org
Ward 4
pbacerra@santa-ana.org
Ward 5
jryanhernandez@santa-ana.org
MAYOR
Valerie Amezcua
MAYOR PRO TEM
Thai Viet Phan
COUNCILMEMBERS
Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
David Penaloza
Benjamin Vazquez
CITY OF SANTA ANA
PLANNING AND BUILDING AGENCY
20 Civic Center Plaza ● P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org
ACTING CITY MANAGER
Alvaro Nuñez
CITY ATTORNEY
Sonia R. Carvalho
CITY CLERK
Jennifer L. Hall
July 16, 2024
Also sent via email to: ductrankt66@gmail.com
Phuong Ngo
513 S. King Street
Santa Ana, CA. 92704
Subject: Address Assignment for a new Accessory Dwelling Unit located at 513 South King
Street and (APN: 109-781-27) in Santa Ana, CA
Dear Phuong,
The City of Santa Ana Planning and Building Agency (PBA) is the responsible agency for legal
addressing within the City of Santa Ana’s jurisdiction. This letter confirms the address assignment
for a new Accessory Dwelling Unit located at 513 South King Street and (APN: 109-781-27).
Notice is hereby given that the following assigned address(es) shall be posted onsite per the
approved address plan, attached hereto as Exhibit A.
Address(es) to be Activated/Posted
To subdivide commercial and/or residential units into multiple units, a building permit (and all other
associated permits), plans, and inspection approvals by the PBA are required. Address(es) will
be verified during inspections by the Building Safety Division.
Please update your records accordingly. Should you have any questions, feel free to contact me
by phone at (714) 667-2709 or by email at ASevilla@santa-ana.org.
Sincerely,
Alexis Sevilla
Planning Technician
Jerry Guevara, AICP, Senior Planner
513 S King St Unit
#23/19/2025
Address Letter for 513 S. King Street
Page 2 of 2
Exhibit A – Address Plan
c:
Vencent Quaglia, United States Post Office
Chris Tuiolosega, United States Post Office
Cipriano Corona, Marketing Manager, United States Post Office
Alex Alvarez, Postmaster Santa Ana, United States Post Office
Federal Express, Administration
Cathy Joseph, Garden Grove Unified School District
Christine Hy, Garden Grove Unified School District
Cathy Slader, Orange Unified School District
Orin Williams, Santa Ana Unified School District
Yvette Miranda, Santa Ana Unified School District
Cristina Bernal, Tustin Unified School District
Orange County Fire Authority
Neal Kelly, Registrar of Voters
Members, Board of Supervisors
Southern California Gas Company
Southern California Edison Company
Claude Parrish, County Assessor's Office
SAG, AT&T
UPS, Administration
City Manager’s Office
Beverly Martin, Police Community Services Specialist
Boris Duran, Police Systems Manager
Jennifer Mendoza, Police Communications Manager
Chris Hubbard, Police Systems Support Analyst
Alejandra Gutierrez, Treasury & Customer Services Manager
Hector Jimenez, Revenue Supervisor
Alfonso Chavez, Utilities Customer Services Supervisor
Judson Brown, Housing & Neighborhood Development Manager
Rudy Rosas, Principal Civil Engineer
Zdenek (Zed) Kekula, Principal Civil Engineer
Jason Kwak, Building Safety Manager
Evelyn LaRocca, Permit Supervisor
Kathy Hernandez, Permit Technician
Julie Amsden, Permit Technician
Ali Pezeshkpour, Planning Manager
Jerry Guevara, Senior Planner
Yvette Portugal, Code Enforcement Principal
Sergio Verino, Code Enforcement Principal
513 S King St Unit
#23/19/2025
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COVERED PORCH
EXHIBIT A-ADDRESS PLAN A1
EXISTING FLOOR PLAN
SITE PLAN AND
PROJECT DATA,
VICINITY MAPOWNER: PHUONG NGO TEL: (714) 723-8488513 S. KING ST., UNIT 2, SANTA ANA, CA 92706LOT 44 TRACT: 3921 APN # 109-781-27ZONINGR-1OCCUPANCY GROUP:R3/UTYPE OF CONSTRUCTION:V-BNUMBER OF STORIES:1LOT SIZE:6,000 S.F.EXISTING:(E) HOUSE:1,278 S.F.(E) GARAGE: 420 S.F.(E) COVERED PORCH: 157 S.F.NEW CONVERTION EXISTINGGARAGE TO NEW ADU: 420 S.F.LOT COVERAGE: + FOOTPRINT AREA: 1,278 + 420 = 1,698 S.F.FIRE SPRINKLER:NOFLOOD ZONE:"X"PROJECT DATA
NORTH
NORTHPROJECTLOCATION 909 FOOT = 0.17 MILE5,280 FOOT (1 MILE)1. GENERAL CONTRACTOR TO VERIFY ALL DIMENSIONS AND CONDITIONS ON JOB SITEPRIOR TO START THE WORK.2. DISCREPANCIES ERRORS, OMISSIONS, CONFLICTS, AND THE LIKE APPEARING IN THEDRAWINGS SHALL BE BROUGHT TO THE ARCHITECT'S ATTENTIONS BY THECONTRACTOR BEFORE COMMENCING THE WORK.3. WORKING DIMENSIONS SHALL NOT BE SCALED FROM PLANS, SECTIONS, OR DETAILSON THE STRUCTURAL DRAWINGS. LARGE SCALE DETAIL DRAWINGS SHALL TAKEPRECEDENCE OVER SMALLER SCALE DRAWINGS, AND NOTED DIMENSIONS SHALLTAKE PRECEDENCE OVER SCALED DIMENSIONS.4. ALL MATERIALS AND WORKMANSHIP SHALL COMPLY WITH THE STATE AND LOCALBUILDING CODES AND ALL OTHER GOVERNING CODES, ORDINANCES, REGULATIONS,AND LAWS, BUILDING CODE 2019 (CBC).5. ALL ASTM. DESIGNATIONS SHALL BE AMENDED TO DATE UNLESS OTHERWISE NOTED.GENERAL NOTES1. THE CODES IN EFFECT ARE: (2022) CALIFORNIA RESIDENTIAL CODE, (2022)CALIFORNIA PLUMBING CODE, (2022) CALIFORNIA MECHANICAL CODE, (2022)CALIFORNIA ELECTRICAL CODE, (2022) CALIFORNIA GREEN BUILDING CODE, (2022)TITLE-24 ENERGY REGULATIONS AND CITY OF SANTA ANA LOCAL ORDINANCESAND INCLUDED CITY OF SANTA ANA AMENDEMENTS.2. PROVIDE SAFETY GLAZING (TEMPERED GLASS) FOR THE FOLLOWING GLAZING:(NOTE: ALL TEMPERED GLASS IDENTIFICATION MUST BE ETCHED OR CERAMICFIXED ON THE GLASS AND BE VISIBLE).a. GLAZING IN FIXED OR OPERABLE PANELS ADJACENT TO A DOOR (OR SLIDINGDOOR) NEAREST EXPOSED EDGE OF THE GLAZING IS WITHIN 24-INCH ARC OFEITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THEBOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THEWALKING SURFACE.b. GLAZING IN WALL ENCLOSING STAIRWAY LANDINGS OR WITHIN 5 FEET OF THEBOTTOM AND TOP OF STAIRWAYS WHERE THE BOTTOM EDGE OF THE GLASS ISLESS THAN 60 INCHES A WALKING SURFACE.3. A CORROSION RESISTANT WEEP SCREED 2" BELOW PLATE 6" (2" FOR CONCRETEWALKWAY) ABOVE GRADE WHICH WILL ALLOW TRAPPED WATER TO DRAIN TO THEEXTERIOR OF THE BUILDING IS REQUIRED BELOW THE STUCCO AT THEFOUNDATION PLATE LINE.4. 7/8" MIN. THICK - COAT APPLICATION (SCRATCH - BROWN AND FINISH) OVER SELF.FURRING GALVANIZED WIRE LATH OVER GRADE D BUILDING PAPER AND WIREBACKING.5. EXTERIOR LATH: PROVIDE TWO LAYERS OF GRADE D PAPER OVER ALL WOOD BASESHEATHING.6. GREEN BOARD GYPSUM OR WATER-RESISTANT GYPSUM BOARD SHALL NOT BEUSED AS BACKING FOR CEILING FINISH INSIDE BATHROOM DUE TO CONDENSATIONOR VAPOR.7. PROVIDE SEPARATE 1/2" DIA. REBAR, 20' LONG AT BOTTOM NEW FOOTING FORUFER.8. ENCLOSED USABLE SPACE UNDER STAIRWAY REQUIRE 1-HR. CONSTRUCTION ONENCLOSED SIDE.9. ENCLOSED ATTIC SHALL BE VENTED BY MEAN OF SCREENED EAVE VENT & ENDWALL WITH MIN. NET AREA OF 1/150 OF VENTILATED AREA - TOTAL AREA OF VENTS.BUILDING NOTES BUS STOPID: 6265BATHROOM NOTES1. BATHROOMS, WATER CLOSET COMPARTMENTS AND SIMILAR ROOMS SHALL BEPROVIDED WITH APPROVED MECHANICAL VENTILATION (R303.3) UNLESSFUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION SYSTEM, FANSMUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE ACCESSIBLE.2. HUMIDISTAT CONTROLS SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVEHUMIDITY RANGE OF 50 TO 80 PERCENT.3. AT TUB & SHOWER: WALL COVERING TO BE MOISTURE RESISTANT FROM FLOORDRAIN TO 72" ABOVE - GLASS ENCLOSED DOOR & PANEL MUST BE 1/8" FULLY TEMP.OR 1/4" LAM.4. BATHROOM ELECTRICAL CIRCUITS CANNOT TIE TO ANY OTHER ROOMS. EXCEPTOTHER BATHROOMS.+ PROVIDE DEDICATE 20A FOR BATHROOM.5. GLAZING WITHIN 60" HORIZONTALLY AND VERTICALLY OF SHOWER, SAUNAS ANDSTEAM ROOM SHALL HAVE SAFETY GLAZING.6. SHOWER SHALL BE MIN. 1" ABOVE DRAIN AND MIN. DEPTH 2" TO MAX. DEPTH 9"(408.5) AND STEAM ROOM SHALL HAVE SAFETY GLAZING.1. CONVERT (E) 420 S.F. GARAGE TO BE (N) ADU WITH ONE BED ROOM, ONE BATHROOM AND COMMON AREA.SCOPE OF WORK A1 NOTES, LEGEND, VICINITY MAP, PROJECT DATA, SCOPE OF WORKVENTILATION, FORMS, SITE PLAN.A2 NEW ADU FLOOR PLAN.A3 EXISTING AND NEW ELEVATIONS.SHEET INDEX1. ALL DOORS & WINDOWS SHALL BE WEATHER TIED & PROVIDED WITH INSECTSCREEN-METAL. DOORS & WINDOWS SHALL BE IN COMPLIANCE WITH ANSI. STD. A13OR A1342.2. GLAZING & INSULATION SHALL CONFORM TO THE STATE ENERGY INSULATIONSTANDARD.3. EXTERIOR DOOR SHALL BE SOLD CORE DOOR OR TEMPERED GLASS W/ DEAD BOLTPER SECURITY ORDINANCE.4. DOOR TO GARAGE SHALL BE SOLID WOOD DOOR W/ CLOSER AND WEATHERSTRIPPING 1" MAX. DROP PER SECTION.5. ALL GLAZING IN HAZARDOUS LOCATIONS AS DEFINED IN CRC.6. ALL NEW DOORS & WINDOWS MUST COMPLY WITH BUILDING DEPARTMENTSECURITY STANDARD.7. ALL NEW WINDOWS MATCHING EXISTING WINDOW STYLE.DOOR & WINDOW NOTESPLUMBING NOTES1. PROVIDE A MIN. OF 3" DIAMETER SEWER/ DRAIN LINE WITH 2% MIN. SLOPE.2. CONTROL VALVES FOR SHOWER & TUB-SHOWER SHALL BE OF THE PRESSUREBALANCE OF THERMOSTATIC MIXING VALVE TYPE.3. MAX. FLOW RATE STANDARDS SET BY THE CALIFORNIA ENERGY COMISSION.4. ACCESS PANEL (12"x12") REQUIRED FOR TUB TRAP SLIP - JOINT OR USE NON-SLIP(WELDED) JOINT.5. INSTANTANEOUS GAS WATER HEATERS (TANKLESS) ARE NOT DIRECTREPLACEMENTS FOR CONVENTIONAL TANK TYPE WATER HEATERS. PROVIDE ANDSHOW A DEDICATED GAS LINE SIZED PER THE APPLIANCE SPECIFICATIONS (PROVIDECUT SHEET) OR PROVIDE TOTAL DWELLING GAS LOAD CALCULATION TO JUSTIFY THEADDITIONAL GAS LOAD.1. FOR EXTERIOR STUCCO, A WEEP SCREED AT OR BELOW THE FOUNDATION PLATELINE/ SCREED SHALL CONFORM TO THE FOLLOWING: 26 GA. MIN. CORROSIONRESISTAN MATERIAL. 3 1/2" MIN. VERTICAL ATTACHMENT FLANGE. 6" MIN. ABOVEGRADE OR 2" ABOVE PAVED AREA.2. STUCCO LATH & DRYWALL SHALL BE NAILED TO ALL STUDS & TOP, BOTTOMPLATES.3. PROVIDE GRADE D BUILDING PAPER & METAL LATH FOR EXTERIOR STUCCO.4. USE TWO LAYERS GRADE D BUILDING PAPER WHEN STUCCO IS APPLIED OVERPLYWOOD.5. 7/8" THICK, 3 COAT STUCCO.6. A MINIMUM OF ONE LAYER OF NO. 15 ASPHALT FELT, FREE FROM HOLES ANDBREAKS, COMPLYING WITH ASTM D 226 FOR TYPE 1 FELT SHALL BE APPLIED OVERSUTDS OF ALL EXTERIOR WALLS. SPECIFY THAT TWO LAYERS OF GRADE D PAPERSHALL BE APPLIED OVER ALL WOOD BASE SHEATHING (CRC R703.2).STUCCO NOTES1. MIN. SET CLEAR OPENING OF 5.7 SQUARE FEET.2. MIN. 5 SQUARE FEET FOR GRADE-FLOOR OPENINGS ( SEE DEFINITION OF"GRADE-FLOOR OPENING").3. MIN. SET CLEAR HEIGHT OF 24 INCHES.4. WINDOW CLEAR OPENING OF EMERGENCY EGRESS NO MORE THAN 44 INCHESABOVE THE FLOOR.EMERGENCY EGRESS NOTE REVISIONS BY
Of Sheets
EXISTING FLOOR PLAN AND DEMOLITION PARTIAL GARAGE
SCALE: 3/16" = 1'-0"NORTH
(E) 513 S KING STREET
(N) 513 S KING STREETUNIT 2
513 S King St Unit
#23/19/2025
513 S King St Unit
#23/19/2025
513 S King St Unit
#23/19/2025
8/15/2024
HDENGINEERING
CONSTRUCTION, INC.
Design & Construction
Commercial - Residential
HOANG PHAM, P.E.
1402 N Parsons Pl.
Santa Ana, CA 92703
(714) 495-0056
STRUCTURAL CALCULATIONS
TABLE CONTENTS Page
1. Specifications 1-2
2. Design Loads 3
3. Lateral Analysis L0-L5
4. Vertical Analysis Page1/4 to Page4/4
PROJECT: GARAGE -JADU CONVERSION
LOCATION: 513 S KING ST.
SANTA ANA, CA 92704
513 S King St Unit
#23/19/2025