HomeMy WebLinkAbout2515 & 2517 N Cotter St - PlanMA
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
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GENERAL NOTES
G1.0
GENERAL NOTES
APPLICABLE CODES. ALL PROJECTS SHALL COMPLY WITH THE
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA FIRE CODE (CFC)
2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS (CBEES)
AND ALL APPLICABLE JURISDICTIONAL AMENDMENTS.
FOUNDATION AND UNDERFLOOR
1. FOUNDATION REINFORCEMENT. CONTINUOUS FOOTINGS AND STEM WALLS SHALL
BE PROVIDED WITH A MINIMUM TWO LONGITUDINAL NO. 4 BARS, ONE AT THE TOP
AND ONE AT THE BOTTOM OF THE FOOTING. (CRC R403.1.3.3)
2. SHEAR WALL FOUNDATION SUPPORT. SHEAR WALLS SHALL BE SUPPORTED BY
CONTINUOUS FOUNDATIONS. (CRC 403.1.2)
3. CONCRETE SLABS-ON-GRADE. SLABS-ON-GRADE SHALL BE MINIMUM
3-1/2-INCHES THICK. (CRC R506.1)
4. VAPOR RETARDER. A 6-MIL POLYETHYLENE OR APPROVED VAPOR RETARDER
WITH JOINTS LAPPED MINIMUM 6 INCHES SHALL BE PLACED BETWEEN A
CONCRETE SLAB-ON-GRADE AND THE BASE COURSE OR SUBGRADE. (CRC 506.2.3)
5. ANCHOR BOLTS AND SILLS. FOUNDATION PLATES OR SILLS SHALL BE BOLTED OR
ANCHORED TO THE FOUNDATION OR FOUNDATION WALL PER THE FOLLOWING
(CRC R403.1.6 AND CRC R602.11.1):
a.MINIMUM 1/2-INCH-DIAMETER STEEL BOLTS
b.BOLTS EMBEDDED AT LEAST 7 INCHES INTO CONCRETE OR MASONRY
c.BOLTS SPACED MAXIMUM 6 FEET ON CENTER
d.MINIMUM TWO BOLTS PER PLATE/SILL PIECE WITH ONE BOLT LOCATED MAXIMUM
12 INCHES AND MINIMUM 7 BOLT DIAMETERS FROM EACH END OF EACH SILL
PLATE/PIECE
e.MINIMUM 3-INCH BY 3-INCH BY 0.299-INCH STEEL PLATE WASHER BETWEEN SILL
AND NUT ON EACH BOLT
6. HOLD-DOWNS. ALL HOLD-DOWNS MUST BE TIED IN PLACE PRIOR TO FOUNDATION
INSPECTION.
7. PROTECTION OF WOOD AGAINST DECAY. NATURALLY DURABLE OR
PRESERVATIVE-TREATED WOOD SHALL BE PROVIDED IN THE FOLLOWING
LOCATIONS (CRC R317.1):
a.ALL WOOD IN CONTACT WITH GROUND, EMBEDDED IN CONCRETE IN DIRECT
CONTACT WITH GROUND, OR EMBEDDED IN CONCRETE EXPOSED TO WEATHER
b.WOOD JOISTS WITHIN 18 INCHES AND WOOD GIRDERS WITHIN 12 INCHES OF THE
EXPOSED GROUND IN CRAWL SPACES SHALL BE OF NATURALLY DURABLE OR
PRESERVATIVE-TREATED WOOD
c.WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR
FOUNDATION WALLS AND ARE LESS THAN 8 INCHES FROM EXPOSED EARTH
SHALL BE OF NATURALLY DURABLE OR PRESERVATIVE-TREATED WOOD
d.WOOD FRAMING, SHEATHING, AND SIDING ON THE EXTERIOR OF THE BUILDING
AND HAVING CLEARANCE LESS THAN 6 INCHES FROM THE EXPOSED GROUND OR
LESS THAN 2 INCHES VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO
SLABS, AND SIMILAR HORIZONTAL SURFACE EXPOSED TO WEATHER
e.SILLS AND SLEEPERS ON CONCRETE OR MASONRY SLAB IN DIRECT CONTACT
WITH GROUND UNLESS SEPARATED FROM SUCH SLAB BY IMPERVIOUS MOISTURE
BARRIER
FOUNDATION AND UNDERFLOOR (CONTINUED)
f.ENDS OF WOOD GIRDERS ENTERING MASONRY OR CONCRETE WALLS WITH
CLEARANCES LESS THAN 1/2 INCH ON TOPS, SIDES, AND ENDS
g.WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR
ROOFS EXPOSED TO WEATHER, SUCH AS CONCRETE OR MASONRY SLABS,
UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS
MOISTURE BARRIER
h.WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED
DIRECTLY TO INTERIOR OF EXTERIOR CONCRETE OR MASONRY WALLS BELOW
GRADE EXCEPT WHERE VAPOR RETARDER APPLIED BETWEEN WALL AND
FURRING STRIPS OR FRAMING MEMBERS
8. UNDERFLOOR VENTILATION. UNDERFLOOR AREAS SHALL HAVE VENTILATION
OPENINGS THROUGH FOUNDATION WALLS OR EXTERIOR WALLS, WITH MINIMUM
NET AREA OF VENTILATION OPENINGS OF 1 SQUARE FOOT FOR EACH 150 SQUARE
FEET OF UNDERFLOOR AREA. ON SUCH VENTILATING OPENING SHALL BE WITHIN 3
FEET OF EACH CORNER OF THE BUILDING. (CRC R408.1)
9. UNDERFLOOR ACCESS. UNDERFLOOR AREAS SHALL BE PROVIDED WITH A
MINIMUM 18-INCH BY 24-INCH ACCESS OPENING. (CRC R408.4)
WOOD FRAMING
1. FASTENER REQUIREMENTS. THE NUMBER, SIZE, AND SPACING OF FASTENERS
CONNECTING WOOD MEMBERS/ELEMENTS SHALL NOT BE LESS THAN THAT SET FORTH
IN CRC TABLE R602.3(1). (CRC R502.9, CRC R602.3, AND CRC R802.2)
2. STUD SIZE, HEIGHT, AND SPACING. THE SIZE, HEIGHT, AND SPACING OF STUDS SHALL BE
IN ACCORDANCE WITH CRC TABLE R602.3(5). (CRC R602.3.1)
3. SILL PLATE. STUDS SHALL HAVE FULL BEARING ON NOMINAL 2-INCH THICK OR LARGER
SILL PLATE WITH WIDTH AT LEAST EQUAL TO STUD WIDTH. (CRC R602.3.4)
4. BEARING STUDS. WHERE JOISTS, TRUSSES, OR RAFTERS ARE SPACED MORE THAN 16
INCHES ON CENTER AND THE BEARING STUDS BELOW ARE SPACED 24 INCHES ON
CENTER, SUCH MEMBERS SHALL BEAR WITHIN 5 INCHES OF THE STUDS BENEATH. (CRC
R602.3.3)
5. DRILLING AND NOTCHING OF STUDS. ANY STUD IN AN EXTERIOR WALL OR BEARING
PARTITION MAY BE CUT OR NOTCHED TO A DEPTH NOT EXCEEDING 25% OF ITS WIDTH.
STUDS IN NONBEARING PARTITIONS MAY BE NOTCHED TO A DEPTH NOT TO EXCEED 40%
OF A SINGLE STUD WIDTH. ANY STUD MAY BE BORED OR DRILLED, PROVIDED THE
DIAMETER OF THE RESULTING HOLE IS NO MORE THAN 60% OF THE STUD WIDTH, THE
EDGE OF THE HOLE IS NO MORE THAN 5/8 INCH TO THE EDGE OF THE STUD, AND THE
HOLE IS NOT LOCATED IN THE SAME SECTION AS A CUT OR NOTCH. STUDS LOCATED IN
EXTERIOR WALL OR BEARING PARTITIONS DRILLED OVER 40% AND UP TO 60% SHALL
ALSO BE DOUBLED WITH NO MORE THAN TWO SUCCESSIVE STUDS BORED. (CRC R602.6)
6. TOP PLATE. WOOD STUD WALLS SHALL BE CAPPED WITH A DOUBLE TOP PLATE
INSTALLED TO PROVIDE OVERLAPPING AT CORNERS AND AT INTERSECTIONS WITH
OTHER PARTITIONS. END JOINTS IN DOUBLE TOP PLATES SHALL BE OFFSET AT LEAST 24
INCHES. JOINTS IN PLATES NEED NOT OCCUR OVER STUDS. PLATES SHALL BE MINIMUM
NOMINAL 2 INCHES THICK AND HAVE WIDTH AT LEAST EQUAL TO WIDTH OF STUDS. (CRC
R602.3.2)
7. TOP PLATE SPLICES. TOP PLATE LAP SPLICES SHALL BE FACE-NAILED WITH MINIMUM 8
16D NAILS ON EACH SIDE OF SPLICE. (CRC R602.10.8.1)
8. DRILLING AND NOTCHING OF TOP PLATE. WHEN PIPING OR DUCTWORK IS PLACED IN OR
PARTLY IN AN EXTERIOR WALL OR INTERIOR LOAD-BEARING WALL, NECESSITATING
CUTTING, DRILLING, OR NOTCHING OF THE TOP PLATE BY MORE THAN 50% OF ITS
WIDTH, A GALVANIZED METAL TIE NOT LESS THAN 0.054-INCH THICK AND 1-1/2-INCHES
WIDE SHALL BE FASTENED ACROSS AND TO THE PLATE AT EACH SIDE OF THE OPENING
WITH NOT LESS THAN 8 10D NAILS HAVING A MINIMUM LENGTH OF 1-1/2 INCHES AT EACH
SIDE OR EQUIVALENT. THE METAL TIE MUST EXTEND MINIMUM 6 INCHES PAST THE
OPENING. (CRC R602.6.1)
9. CRIPPLE WALLS. FOUNDATION CRIPPLE WALLS SHALL BE FRAMED OF STUDS NOT LESS
IN SIZE THAN THE STUDDING ABOVE. CRIPPLE WALLS MORE THAN 4 FEET IN HEIGHT
SHALL HAVE STUDS SIZED AS REQUIRED FOR AN ADDITIONAL STORY. CRIPPLE WALLS
WITH STUD HEIGHT LESS THAN 14 INCHES SHALL BE SHEATHED ON AT LEAST ONE SIDE
WITH A WOOD STRUCTURAL PANEL FASTENED TO BOTH THE TOP AND BOTTOM PLATES
IN ACCORDANCE WITH TABLE R602.3(1), OR THE CRIPPLE WALLS SHALL BE
CONSTRUCTED OF SOLID BLOCKING. CRIPPLE WALLS SHALL BE SUPPORTED ON
CONTINUOUS FOUNDATIONS. (CRC R602.9)
10.WALL BRACING. BUILDINGS SHALL BE BRACED IN ACCORDANCE WITH THE METHODS
ALLOWED PER CRC R602.10.2, CRC R602.10.4, AND/OR CRC R602.10.5.
11.BRACED WALL LINE SPACING. SPACING BETWEEN BRACED WALL LINES SHALL NOT
EXCEED 20 FEET OR ALTERNATE PROVISIONS OF CRC R602.10.1.3.
12.SHEAR WALL CUMULATIVE LENGTH. THE CUMULATIVE LENGTH OF SHEAR WALLS WITHIN
EACH BRACED WALL LINE SHALL MEET THE PROVISIONS OF CRC TABLE R602.10.3(1) FOR
WIND LOADS AND CRC TABLE R602.10.3(2) FOR SEISMIC LOADS. (CRC R602.10.1.1)
13.SHEAR WALL SPACING. SHEAR WALLS SHALL BE LOCATED NOT MORE THAN 25 FEET ON
CENTER. (CRC R602.10.2.2)
14.SHEAR WALL OFFSET. SHEAR WALLS MAY BE OFFSET OUT-OF-PLAN NOT MORE THAN 4
FEET FROM THE DESIGNATED BRACED WALL LINE AND NOT MORE THAN 8 FEET FROM
ANY OTHER OFFSET WALL CONSIDERED PART OF THE SAME BRACED WALL LINE. (CRC
R602.10.1.2)
15.SHEAR WALL LOCATION. SHEAR WALLS SHALL BE LOCATED AT THE ENDS OF EACH
BRACED WALL LINE OR MEET THE ALTERNATE PROVISIONS OF CRC R602.10.2.2.
16.INDIVIDUAL SHEAR WALL LENGTH. SHEAR WALLS SHALL MEET MINIMUM LENGTH
REQUIREMENTS OF CRC R602.10.6.5.1.
17.CRIPPLE WALL BRACING. CRIPPLE WALLS SHALL BE BRACED PER CRC R602.10.11.
18.SHEAR WALL AND DIAPHRAGM NAILING. ALL SHEAR WALLS, ROOF DIAPHRAGMS, AND
FLOOR DIAPHRAGMS SHALL BE NAILED TO SUPPORTING CONSTRUCTION PER CRC
TABLE R602.3(1). (CRC R604.3)
19.SHEAR WALL JOINTS. ALL VERTICAL JOINTS IN SHEAR WALL SHEATHING SHALL OCCUR
OVER, AND BE FASTENED TO, COMMON STUDS. HORIZONTAL JOINTS IN SHEAR WALLS
SHALL OCCUR OVER, AND BE FASTENED TO, MINIMUM 1-1/2-INCH-THICK BLOCKING. (CRC
R602.10.10)
20.FRAMING OVER OPENINGS. HEADERS, DOUBLE JOISTS, OR TRUSSES OF ADEQUATE SIZE
TO TRANSFER LOADS TO VERTICAL MEMBERS SHALL BE PROVIDED OVER WINDOW AND
DOOR OPENINGS IN LOAD-BEARING WALLS AND PARTITIONS.
(CRC 2304.3.2)
21.JOISTS UNDER BEARING PARTITIONS. JOISTS UNDER PARALLEL BEARING PARTITIONS
SHALL BE OF ADEQUATE SIZE TO SUPPORT THE LOAD. DOUBLE JOISTS, SIZED TO
ADEQUATELY SUPPORT THE LOAD, THAT ARE SEPARATED TO PERMIT THE INSTALLATION
OF PIPING OR VENTS SHALL BE FULL-DEPTH SOLID-BLOCKED WITH MINIMUM 2-INCH
NOMINAL LUMBER SPACED AT MAXIMUM 4 FEET ON CENTER. BEARING PARTITIONS
PERPENDICULAR TO JOISTS SHALL NOT BE OFFSET FROM SUPPORTING GIRDERS,
WALLS, OR PARTITIONS MORE THAN THE JOIST DEPTH UNLESS SUCH JOISTS ARE OF
SUFFICIENT SIZE TO CARRY THE ADDITIONAL LOAD. (CRC R502.4)
22.JOISTS ABOVE OR BELOW SHEAR WALLS. WHERE JOISTS ARE PERPENDICULAR TO A
SHEAR WALL ABOVE OR BELOW, A RIM JOIST, BAND JOIST, OR BLOCKING SHALL BE
PROVIDED ALONG THE ENTIRE LENGTH OF THE SHEAR WALL. WHERE JOISTS ARE
PARALLEL TO A SHEAR WALL ABOVE OR BELOW, A RIM JOIST, END JOIST, OR OTHER
PARALLEL FRAMING SHALL BE PROVIDED DIRECTLY ABOVE AND/OR BELOW THE SHEAR
WALL. WHERE A PARALLEL FRAMING MEMBER CANNOT BE LOCATED DIRECTLY ABOVE
AND/OR BELOW THE SHEAR WALL, FULL-DEPTH BLOCKING AT 16-INCH SPACING SHALL
BE PROVIDED BETWEEN THE PARALLEL FRAMING MEMBERS TO EACH SIDE OF THE
SHEAR WALL. (CRC R602.10.8)
23.FLOOR MEMBER BEARING. THE ENDS OF EACH FLOOR JOIST, BEAM, OR GIRDER SHALL
HAVE MINIMUM 1-1/2 INCHES OF BEARING ON WOOD OR METAL AND MINIMUM 3 INCHES
OF BEARING ON MASONRY OR CONCRETE EXCEPT WHERE SUPPORTED ON A
1-INCH-BY-4-INCH RIBBON STRIP AND NAILED TO THE ADJOINING STUD OR BY THE USE
OF APPROVED JOIST HANGERS. (CRC R502.6)
24.FLOOR JOIST LAP. FLOOR JOISTS FRAMING OPPOSITE SIDES OVER A BEARING SUPPORT
SHALL LAP MINIMUM 3 INCHES AND SHALL BE NAILED TOGETHER WITHIN MINIMUM 3 10D
FACE NAILS. A WOOD OR METAL SPLICE WITH STRENGTH EQUAL TO OR GREATER THAN
THAT PROVIDED BY THE LAP IS PERMITTED. (CRC R502.6.1)
25.FLOOR JOIST-TO-GIRDER SUPPORT. FLOOR JOISTS FRAMING INTO THE SIDE OF A WOOD
GIRDER SHALL BE SUPPORTED BY APPROVED FRAMING ANCHORS OR ON LEDGER
STRIPS MINIMUM NOMINAL 2 INCHES BY 2 INCHES. (CRC R502.6.2)
26.FLOOR JOIST LATERAL RESTRAINT. FLOOR JOISTS SHALL BE SUPPORTED LATERALLY AT
ENDS AND EACH INTERMEDIATE SUPPORT BY MINIMUM 2-INCH FULL-DEPTH BLOCKING,
BY ATTACHMENT TO FULL-DEPTH HEADER, BAND JOIST, OR RIM JOIST, TO AN ADJOINING
STUD, OR SHALL BE OTHERWISE PROVIDED WITH LATERAL SUPPORT TO PREVENT
ROTATION. (CRC R502.7)
27.FLOOR JOIST BRIDGING. FLOOR JOISTS EXCEEDING NOMINAL 2 INCHES BY 12 INCHES
SHALL BE SUPPORTED LATERALLY BY SOLID BLOCKING, DIAGONAL BRIDGING (WOOD OR
METAL), OR A CONTINUOUS 1-INCH-BY-3-INCH STRIP NAILED ACROSS THE BOTTOM OF
JOISTS PERPENDICULAR TO JOISTS AT MAXIMUM 8-FOOT INTERVALS. (CRC R502.7.1)
28.FRAMING OF FLOOR OPENINGS. OPENINGS IN FLOOR FRAMING SHALL BE FRAMED WITH
A HEADER AND TRIMMER JOISTS. WHEN THE HEADER JOIST SPAN DOES NOT EXCEED 4
FEET, THE HEADER JOIST MAY BE A SINGLE MEMBER THE SAME SIZE AS THE FLOOR
JOIST. SINGLE TRIMMER JOISTS MAY BE USED TO CARRY A SINGLE HEADER JOIST
LOCATED WITHIN 3 FEET OF THE TRIMMER JOIST BEARING. WHEN THE HEADER JOIST
SPAN EXCEEDS 4 FEET, THE TRIMMER JOISTS AND HEADER JOIST SHALL BE DOUBLED
AND OF SUFFICIENT CROSS SECTION TO SUPPORT THE FLOOR JOISTS FRAMING INTO
THE HEADER. APPROVED HANGERS SHALL BE USED FOR THE
HEADER-JOIST-TO-TRIMMER-JOIST CONNECTIONS WHEN THE HEADER JOIST SPAN
EXCEEDS 6 FEET. TAIL JOISTS OVER 12 FEET LONG SHALL BE SUPPORTED AT THE
HEADER BY FRAMING ANCHORS OR ON LEDGER STRIPS MINIMUM 2 INCHES BY 2 INCHES.
(CRC R502.10)
A. WOOD FRAMING (CONTINUED)
29.GIRDERS. GIRDERS FOR SINGLE-STORY CONSTRUCTION OR GIRDERS SUPPORTING
LOADS FROM A SINGLE FLOOR SHALL NOT BE LESS THAN 4 INCHES BY 6 INCHES FOR
SPANS 6 FEET OR LESS, PROVIDED THAT GIRDERS ARE SPACED NOT MORE THAN 8 FEET
ON CENTER. OTHER GIRDERS SHALL BE DESIGNED TO SUPPORT THE LOADS SPECIFIED
IN THE CBC. GIRDER END JOINTS SHALL OCCUR OVER SUPPORTS. WHEN A GIRDER IS
SPLICED OVER A SUPPORT, AN ADEQUATE TIE SHALL BE PROVIDED. THE ENDS OF
BEAMS OR GIRDERS SUPPORTED ON MASONRY OR CONCRETE SHALL NOT HAVE LESS
THAN 3 INCHES OF BEARING. (CHAPTER 5 CRC)
30.RIDGES, HIPS, AND VALLEYS. RAFTERS SHALL BE FRAMED TO A RIDGE BOARD OR TO
EACH OTHER WITH A GUSSET PLATE AS A TIE. RIDGE BOARDS SHALL BE MINIMUM
1-INCH NOMINAL THICKNESS AND NOT LESS IN DEPTH THAN THE CUT END OF THE
RAFTER. AT ALL VALLEY AND HIPS, THERE SHALL BE A VALLEY OR HIP RAFTER NOT
LESS THAN 2-INCH NOMINAL THICKNESS AND NOT LESS IN DEPTH THAN THE CUT END OF
THE RAFTER. HIP AND VALLEY RAFTERS SHALL BE SUPPORTED AT THE RIDGE BY A
BRACE TO A BEARING PARTITION OR BE DESIGNED TO CARRY AND DISTRIBUTE THE
SPECIFIC LOAD AT THAT POINT. WHERE THE ROOF PITCH IS LESS THAN 3:12 SLOPE (25%
GRADIENT), STRUCTURAL MEMBERS THAT SUPPORT RAFTERS AND CEILINGS JOISTS,
SUCH AS RIDGES, HIPS, AND VALLEYS, SHALL BE DESIGNED AS BEAMS. (CRC R802.3)
31.CEILING JOIST AND RAFTER CONNECTIONS. CEILING JOISTS AND RAFTERS SHALL BE
NAILED TO EACH OTHER PER CRC TABLE R802.5.1(9), AND THE RAFTER SHALL BE NAILED
TO THE WALL TOP PLATE PER CRC TABLE R602.3(1). CEILING JOISTS SHALL BE
CONTINUOUS OR SECURELY JOINED PER CRC TABLE R802.5.1(9) WHERE THEY MEET
OVER INTERIOR PARTITIONS AND ARE NAILED TO ADJACENT RAFTERS TO PROVIDE A
CONTINUOUS TIE ACROSS THE BUILDING WHEN SUCH JOISTS ARE PARALLEL TO
RAFTERS. WHERE CEILING JOISTS ARE NOT CONNECTED TO THE RAFTERS AT THE
WALL TOP PLATE, JOISTS CONNECTED HIGHER IN THE ATTIC SHALL BE INSTALLED AS
RAFTER TIES, OR RAFTER TIES SHALL BE INSTALLED TO PROVIDE A CONTINUOUS TIE.
WHERE CEILING JOISTS ARE NOT PARALLEL TO RAFTERS, RAFTER TIES SHALL BE
INSTALLED. RAFTER TIES SHALL BE MINIMUM 2 INCHES BY 4 INCHES NOMINAL,
INSTALLED PER CRC TABLE R802.5.1(9), OR CONNECTIONS OF EQUIVALENT CAPACITIES
SHALL BE PROVIDED. WHERE CEILINGS JOISTS OR RAFTER TIES ARE NOT PROVIDED,
THE RIDGE FORMED BY THESE RAFTERS SHALL BE SUPPORTED BY A WALL OR
ENGINEER-DESIGNED GIRDER. (CRC R802.3.1)
32.CEILING JOISTS LAPPED. ENDS OF CEILING JOISTS SHALL BE LAPPED MINIMUM 3 INCHES
OR BUTTED OVER BEARING PARTITIONS OR BEAMS AND TOENAILED TO THE BEARING
ELEMENT. WHERE CEILING JOISTS PROVIDE RESISTANCE TO RAFTER THRUST, LAPPED
JOISTS SHALL BE NAILED TOGETHER PER CRC TABLE R602.3(1) AND BUTTED JOISTS
SHALL BE TIED TOGETHER IN A MANNER TO RESIST SUCH THRUST. (CRC R802.3.2)
33.COLLAR TIES. COLLAR TIES OR RIDGE STRAPS TO RESIST WIND UPLIFT SHALL BE
CONNECTED IN THE UPPER THIRD OF THE ATTIC SPACE. COLLAR TIES SHALL BE A
MINIMUM 1 INCH BY 4 INCHES NOMINAL AND SPACED AT MAXIMUM 4 FEET ON CENTER.
(CRC R802.3.1)
34.PURLINS. PURLINS INSTALLED TO REDUCE THE SPAN OF RAFTERS SHALL BE SIZED NOT
LESS THAN THE REQUIRED SIZE OF THE RAFTERS THEY SUPPORT. PURLINS SHALL BE
CONTINUOUS AND SHALL BE SUPPORTED BY 2-INCH-BY-4-INCH NOMINAL BRACES
INSTALLED TO BEARING WALLS AT A MINIMUM 45-DEGREE SLOPE FROM HORIZONTAL.
THE BRACES SHALL BE SPACED MAXIMUM 4 FEET ON CENTER WITH A MAXIMUM 8-FOOT
UNBRACED LENGTH. (CRC R802.5.1)
35.ROOF/CEILING MEMBER BEARING. THE ENDS OF EACH RAFTER OR CEILING JOIST SHALL
HAVE NOT LESS THAN 1-1/2 INCHES OF BEARING ON WOOD OR METAL AND NOT LESS
THAN 3 INCHES OF BEARING ON MASONRY OR CONCRETE. (CRC R802.6)
36.ROOF/CEILING MEMBER LATERAL SUPPORT. ROOF FRAMING MEMBERS AND CEILING
JOISTS WITH A NOMINAL DEPTH-TO-THICKNESS RATIO EXCEEDING 5:1 SHALL BE
PROVIDED WITH LATERAL SUPPORT AT POINTS OF BEARING TO PREVENT ROTATION.
(CRC R802.8)
37.ROOF/CEILING BRIDGING. RAFTERS AND CEILING JOISTS WITH A NOMINAL
DEPTH-TO-THICKNESS RATIO EXCEEDING 6:1 SHALL BE SUPPORTED LATERALLY BY
SOLID BLOCKING, DIAGONAL BRIDGING (WOOD OR METAL), OR A CONTINUOUS
1-INCH-BY-3-INCH WOOD STRIP NAILED ACROSS THE RAFTERS OR CEILING JOISTS AT
MAXIMUM 8-FOOT INTERVALS. (CRC R802.8.1)
38.FRAMING OF ROOF/CEILING OPENINGS. OPENINGS IN ROOF AND CEILING FRAMING
SHALL BE FRAMED WITH A HEADER AND TRIMMER JOISTS. WHEN THE HEADER JOIST
SPAN DOES NOT EXCEED 4 FEET, THE HEADER JOIST MAY BE A SINGLE MEMBER THE
SAME SIZE AS THE CEILING JOIST OR RAFTER. SINGLE TRIMMER JOISTS MAY BE USED
TO CARRY A SINGLE HEADER JOIST LOCATED WITHIN 3 FEET OF THE TRIMMER JOIST
BEARING. WHEN THE HEADER JOIST SPAN EXCEEDS 4 FEET, THE TRIMMER JOISTS AND
HEADER JOIST SHALL BE DOUBLED AND OF SUFFICIENT CROSS SECTION TO SUPPORT
THE CEILING JOISTS OR RAFTERS FRAMING INTO THE HEADER. APPROVED HANGERS
SHALL BE USED FOR THE HEADER-JOIST-TO-TRIMMER-JOIST CONNECTIONS WHEN THE
HEADER JOIST SPAN EXCEEDS 6 FEET. TAIL JOISTS OVER 12 FEET LONG SHALL BE
SUPPORTED AT THE HEADER BY FRAMING ANCHORS OR ON LEDGER STRIPS MINIMUM 2
INCHES BY 2 INCHES. (CRC R502.10)
39.ROOF FRAMING ABOVE SHEAR WALLS. RAFTERS OR ROOF TRUSSES SHALL BE
CONNECTED TO TOP PLATES OF SHEAR WALLS WITH BLOCKING BETWEEN THE RAFTERS
OR TRUSSES. (CRC R602.10.8)
40.ROOF DIAPHRAGM UNDER FILL FRAMING. ROOF PLYWOOD SHALL BE CONTINUOUS
UNDER CALIFORNIA FILL FRAMING.
41.ROOF DIAPHRAGM AT RIDGES. MINIMUM 2-INCH NOMINAL BLOCKING REQUIRED FOR
ROOF DIAPHRAGM NAILING AT RIDGES.
42.BLOCKING OF ROOF TRUSSES. MINIMUM 2-INCH NOMINAL BLOCKING REQUIRED
BETWEEN TRUSSES AT RIDGE LINES AND AT POINTS OF BEARING AT EXTERIOR WALLS.
43.TRUSS CLEARANCE. MINIMUM 1/2-INCH CLEARANCE REQUIRED BETWEEN TOP PLATES
OF INTERIOR NON-BEARING PARTITIONS AND BOTTOM CHORDS OF TRUSSES.
44.DRILLING, CUTTING, AND NOTCHING OF ROOF/FLOOR FRAMING. NOTCHES IN SOLID
LUMBER JOISTS, RAFTERS, BLOCKING, AND BEAMS SHALL NOT EXCEED ONE-SIXTH THE
MEMBER DEPTH, SHALL BE NOT LONGER THAN ONE-THIRD THE MEMBER DEPTH, AND
SHALL NOT BE LOCATED IN THE MIDDLE ONE-THIRD OF THE SPAN. NOTCHES AT
MEMBER ENDS SHALL NOT EXCEED ONE-FOURTH THE MEMBER DEPTH. THE TENSION
SIDE OF MEMBERS 4 INCHES OR GREATER IN NOMINAL THICKNESS SHALL NOT BE
NOTCHED EXCEPT AT MEMBER ENDS. THE DIAMETER OF HOLES BORED OR CUT INTO
MEMBERS SHALL NOT EXCEED ONE-THIRD THE MEMBER DEPTH. HOLES SHALL NOT BE
CLOSER THAN 2 INCHES TO THE TOP OR BOTTOM OF THE MEMBER OR TO ANY OTHER
HOLE LOCATED IN THE MEMBER. WHERE THE MEMBER IS ALSO NOTCHED, THE HOLE
SHALL NOT BE CLOSER THAN 2 INCHES TO THE NOTCH. (CRC R502.8.1)
45.EXTERIOR LANDINGS, DECKS, BALCONIES, AND STAIRS. SUCH ELEMENTS SHALL BE
POSITIVELY ANCHORED TO THE PRIMARY STRUCTURE TO RESIST BOTH VERTICAL AND
LATERAL FORCES OR SHALL BE DESIGNED TO BE SELF-SUPPORTING. ATTACHMENT
SHALL NOT BE ACCOMPLISHED BY USE OF TOENAILS OR NAILS SUBJECT TO
WITHDRAWAL. (CRC R311.3)
46.FIREBLOCKING. FIREBLOCKING SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS
(CRC R302.11 AND CRC R1003.19):
a.IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED
SPACES, AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:
i.VERTICALLY AT THE CEILING AND FLOOR LEVELS
ii.HORIZONTALLY AT INTERVALS NOT EXCEEDING 10 FEET
b.AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL
SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS, AND COVE CEILINGS
c.IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE
RUN
d.AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND
FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF
FLAME AND PRODUCTS OF COMBUSTION
e.AT CHIMNEYS AND FIREPLACES PER ITEM E.49
f.CORNICES OF A TWO-FAMILY DWELLING AT THE LINE OF DWELLING-UNIT SEPARATION
47.FIREBLOCKING MATERIALS. EXCEPT AS OTHERWISE SPECIFIED IN ITEMS E.48 AND E.49,
FIREBLOCKING SHALL CONSIST OF THE FOLLOWING MATERIALS WITH THE INTEGRITY
MAINTAINED (CRC R302.11.1):
a.TWO-INCH NOMINAL LUMBER
b.TWO THICKNESSES OF ONE-INCH NOMINAL LUMBER WITH BROKEN LAP JOINTS
c.ONE THICKNESS OF 23/32-INCH WOOD STRUCTURAL PANEL WITH JOINTS BACKED BY
23/32-INCH WOOD STRUCTURAL PANEL
d.ONE THICKNESS OF 3/4-INCH PARTICLEBOARD WITH JOINTS BACKED BY 3/4-INCH
PARTICLEBOARD
e.1/2-INCH GYPSUM BOARD
f.1/4-INCH CEMENT-BASED MILLBOARD
g.BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OF OTHER APPROVED MATERIALS
INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. BATTS OR
BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED NON-RIGID MATERIALS
SHALL BE PERMITTED FOR COMPLIANCE WITH THE 10-FOOT HORIZONTAL
FIREBLOCKING IN WALLS CONSTRUCTED USING PARALLEL ROWS OF STUDS OR
STAGGERED STUDS. UNFACED FIBERGLASS BATT INSULATION USED AS FIREBLOCKING
SHALL FILL THE ENTIRE CROSS-SECTION OF THE WALL CAVITY TO A MINIMUM HEIGHT
OF 16 INCHES MEASURED VERTICALLY. WHEN PIPING, CONDUIT, OR SIMILAR
OBSTRUCTIONS ARE ENCOUNTERED, THE INSULATION SHALL BE PACKED TIGHTLY
AROUND THE OBSTRUCTION. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED
AS A FIREBLOCK UNLESS SPECIFICALLY TESTED IN THE FORM AND MANNER INTENDED
FOR USE TO DEMONSTRATE ITS ABILITY TO REMAIN IN PLACE AND TO RETARD THE
SPREAD OF FIRE AND HOT GASES.
48.FIREBLOCKING AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES, AND WIRES AT
CEILING AND FLOOR LEVEL. SUCH OPENINGS SHALL BE FIREBLOCKED WITH AN
APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF
COMBUSTION. (CRC R302.11)
WOOD FRAMING (CONTINUED)
49.FIREBLOCKING OF CHIMNEYS AND FIREPLACES. ALL SPACES BETWEEN CHIMNEYS AND
FLOORS AND CEILINGS THROUGH WHICH CHIMNEYS PASS SHALL BE FIREBLOCKED WITH
NONCOMBUSTIBLE MATERIAL SECURELY FASTENED IN PLACE. THE FIREBLOCKING OF
SPACES BETWEEN CHIMNEYS AND WOOD JOISTS, BEAMS, OR HEADERS SHALL BE
SELF-SUPPORTING OR BE PLACED ON STRIPS OF METAL OR METAL LATH LAID ACROSS
THE SPACES BETWEEN COMBUSTIBLE MATERIAL AND THE CHIMNEY. (CRC R1003.19)
50.DRAFTSTOPPING. IN COMBUSTIBLE CONSTRUCTION WHERE THERE IS USABLE SPACE
BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A FLOOR/CEILING ASSEMBLY,
DRAFTSTOPS SHALL BE INSTALLED SO THAT THE AREA OF THE CONCEALED SPACE
DOES NOT EXCEED 1000 SQUARE FEET. DRAFTSTOPPING SHALL DIVIDE THE
CONCEALED SPACE INTO APPROXIMATELY EQUAL AREAS. WHERE THE ASSEMBLY IS
ENCLOSED BY A FLOOR MEMBRANE ABOVE AND A CEILING MEMBRANE BELOW,
DRAFTSTOPPING SHALL BE PROVIDED IN FLOOR/CEILING ASSEMBLIES UNDER THE
FOLLOWING CIRCUMSTANCES (CRC R302.12):
a.CEILING IS SUSPENDED UNDER THE FLOOR FRAMING
b.FLOOR FRAMING IS CONSTRUCTED OF TRUSS-TYPE OPEN-WEB OR PERFORATED
MEMBERS
51.DRAFTSTOPPING MATERIALS. DRAFTSTOPPING SHALL NOT BE LESS THAN 1/2-INCH
GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANELS, OR OTHER APPROVED
MATERIALS ADEQUATELY SUPPORTED. DRAFTSTOPPING SHALL BE INSTALLED
PARALLEL TO THE FLOOR FRAMING MEMBERS UNLESS OTHERWISE APPROVED BY THE
BUILDING OFFICIAL. THE INTEGRITY OF DRAFTSTOPS SHALL BE MAINTAINED. (CRC
R302.12.1)
52.COMBUSTIBLE INSULATION CLEARANCE. COMBUSTIBLE INSULATION SHALL BE
SEPARATED MINIMUM 3 INCHES FROM RECESSED LUMINAIRES, FAN MOTORS, AND
OTHER HEAT-PRODUCING DEVICES. (CRC R302.14)
GENERAL MATERIAL SPECIFICATIONS
LUMBER. ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2-INCHES TO 4-INCHES THICK
SHALL BE NO. 2 GRADE DOUGLAS FIR-LARCH OR BETTER. ALL POSTS AND BEAMS 5
INCHES AND THICKER SHALL BE NO. 1 GRADE DOUGLAS FIR-LARCH OR BETTER. STUDS
NOT MORE THAN 8 FEET LONG SHALL BE STUD-GRADE DOUGLAS FIR-LARCH OR
BETTER WHEN SUPPORTING NOT MORE THAN ONE FLOOR, ROOF, AND CEILING. STUDS
LONGER THAN 8 FEET SHALL BE NO. 2 GRADE DOUGLAS FIR-LARCH OR BETTER.
1. CONCRETE. CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF
3,000 PSI AT 28 DAYS AND SHALL CONSIST OF 1 PART CEMENT, 3 PARTS SAND, 4
PARTS 1-INCH MAXIMUM SIZE ROCK, AND NOT MORE THAN 7-1/2 GALLONS OF
WATER PER SACK OF CEMENT. (CRC R402.2)
2. MORTAR. MORTAR USED IN CONSTRUCTION OF MASONRY WALLS, FOUNDATION
WALLS, AND RETAINING WALLS SHALL CONFORM TO ASTM C 270 AND SHALL
CONSIST OF 1 PART PORTLAND CEMENT, 2-1/4 TO 3 PARTS SAND, AND 1/4 TO 1/2
PART HYDRATED LIME. (CRC CHAPTER 4)
3. GROUT. GROUT SHALL CONFORM TO ASTM C 476 AND SHALL CONSIST OF 1 PART
PORTLAND CEMENT, 1/10 PART HYDRATED LIME, 2-1/4 TO 3 PARTS SAND, AND 1 TO
2 PARTS GRAVEL. GROUT SHALL ATTAIN A MINIMUM COMPRESSIVE STRENGTH OF
2,000 PSI AT 28 DAYS. (CRC CHAPTER 4)
4. MASONRY. MASONRY UNITS SHALL COMPLY WITH ASTM C 90 FOR LOAD-BEARING
CONCRETE MASONRY UNITS. (CRC CHAPTER 4)
5. REINFORCING STEEL. REINFORCING STEEL USED IN CONSTRUCTION OF
REINFORCED MASONRY OR CONCRETE STRUCTURES SHALL BE DEFORMED AND
COMPLY WITH ASTM A 615. (CRC CHAPTER 4)
6. STRUCTURAL STEEL. STEEL USED AS STRUCTURAL SHAPES SUCH AS
WIDE-FLANGE SECTIONS, CHANNELS, PLATES, AND ANGLES SHALL COMPLY WITH
ASTM A36. PIPE COLUMNS SHALL COMPLY WITH ASTM A53. STRUCTURAL TUBES
SHALL COMPLY WITH ASTM A500, GRADE B.
7. FASTENERS FOR PRESERVATIVE-TREATED WOOD. FASTENERS FOR
PRESERVATIVE-TREATED AND FIRE-RETARDANT-TREATED WOOD - INCLUDING
NUTS AND WASHERS -- SHALL BE OF HOT DIPPED ZINC-COATED GALVANIZED
STEEL, STAINLESS STEEL, SILICON BRONZE, OR COPPER. (CRC R317.3.1)
EXCEPTION: 1/2-INCH DIAMETER OR GREATER STEEL BOLTS
EXCEPTION: FASTENERS OTHER THAN NAILS AND TIMBER RIVETS MAY BE OF
MECHANICALLY DEPOSITED ZINC-COATED STEEL WITH COATING WEIGHTS IN
ACCORDANCE WITH ASTM B 695, CLASS 55 MINIMUM
EXCEPTION: PLAIN CARBON STEEL FASTENERS ACCEPTABLE IN SBX/DOT AND ZINC
BORATE PRESERVATIVE-TREATED WOOD IN AN INTERIOR, DRY ENVIRONMENT
8. 9. FASTENERS FOR FIRE-RETARDANT-TREATED WOOD. FASTENERS FOR
FIRE-RETARDANT-TREATED WOOD USED IN EXTERIOR APPLICATIONS OR WET OR
DAMP LOCATIONS SHALL BE OF HOT DIPPED ZINC-COATED GALVANIZED STEEL,
STAINLESS STEEL, SILICON BRONZE, OR COPPER. (CRC R317.3.3)
9.
ROOFING AND WEATHERPROOFING
1. THE ENTIRE ROOF COVERING OF EVERY EXISTING STRUCTURE WHERE MORE
THAN 50 PERCENT OF THE TOTAL ROOF AREA IS REPLACED WITHIN ANY ONE-YEAR
PERIOD, THE ENTIRE ROOF COVERING OF EVERY NEW STRUCTURE, AND ANY
ROOF COVERING APPLIED IN THE ALTERATION, REPAIR OR REPLACEMENT OF THE
ROOF OF EVERY EXISTING STRUCTURE, SHALL BE A FIRE-RETARDANT ROOF
COVERING THAT IS AT LEAST CLASS C. (CRC R902.1.3)
2. ROOF FLASHING. FLASHING SHALL BE INSTALLED AT WALL AND ROOF
INTERSECTIONS, AT GUTTERS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE
OR DIRECTION, AND AROUND ROOF OPENINGS. WHERE FLASHING IS OF METAL,
THE METAL SHALL BE CORROSION-RESISTANT WITH A THICKNESS OF NOT LESS
THAN 0.019 INCH (NO. 26 GALVANIZED SHEET). (CRC R903.2.1)
3. CRICKETS AND SADDLES. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE
RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES WIDE AS
MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERING
SHALL BE SHEET METAL OR THE SAME MATERIAL AS THE ROOF COVERING. (CRC
R903.2.2)
4. WATER-RESISTIVE BARRIER. A MINIMUM OF ONE LAYER OF NO. 15 ASPHALT FELT
SHALL BE ATTACHED TO STUDS OR SHEATHING OF ALL EXTERIOR WALLS. SUCH
FELT OR MATERIAL SHALL BE APPLIED HORIZONTALLY, WITH THE UPPER LAYER
LAPPED OVER THE LOWER LAYER MINIMUM 2 INCHES. WHERE JOINTS OCCUR,
FELT SHALL BE LAPPED MINIMUM 6 INCHES. THE FELT SHALL BE CONTINUOUS TO
THE TOP OF WALLS AND TERMINATED AT PENETRATIONS AND BUILDING
APPENDAGES IN A MANNER TO MAINTAIN A WEATHER-RESISTANT EXTERIOR WALL
ENVELOPE. (CRC R703.2)
5. WALL FLASHING. APPROVED CORROSION-RESISTANT FLASHING SHALL BE APPLIED
SHINGLE FASHION AT THE FOLLOWING LOCATIONS TO PREVENT ENTRY OF WATER
INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDING
STRUCTURAL FRAMING COMPONENTS (CRC R703.8):
a.EXTERIOR DOOR AND WINDOW OPENINGS, EXTENDING TO THE SURFACE OF THE
EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER FOR
SUBSEQUENT DRAINAGE
b.AT THE INTERSECTION OF CHIMNEYS OR OTHER MASONRY CONSTRUCTION WITH
FRAME OR STUCCO WALLS, WITH PROJECTING LIPS ON BOTH SIDES UNDER
STUCCO COPINGS
c.UNDER AND AT THE ENDS OF MASONRY, WOOD, OR METAL COPINGS AND SILLS
d.CONTINUOUSLY ABOVE ALL PROJECTING WOOD TRIM
e.WHERE EXTERIOR PORCHES, DECKS, OR STAIRS ATTACH TO A WALL OR FLOOR
ASSEMBLY OF WOOD-FRAME CONSTRUCTION
f.AT WALL AND ROOF INTERSECTIONS
g.AT BUILT-IN GUTTERS
6. DAMPPROOFING. DAMPPROOFING MATERIALS FOR FOUNDATION WALLS
ENCLOSING USABLE SPACE BELOW GRADE SHALL BE INSTALLED ON THE
EXTERIOR SURFACE OF THE WALL, AND SHALL EXTEND FROM THE TOP OF THE
FOOTING TO FINISHED GRADE. (CRC R406.1)
7. WEEP SCREED. A MINIMUM 0.019-INCH (NO. 26 GALVANIZED SHEET GAGE),
CORROSION-RESISTANT WEEP SCREED OR PLASTIC WEEP SCREED WITH A
MINIMUM VERTICAL ATTACHMENT FLANGE OF 3-1/2 INCHES SHALL BE PROVIDED
AT OR BELOW THE FOUNDATION PLATE LINE ON EXTERIOR STUD WALLS IN
ACCORDANCE WITH ASTM C 92. THE WEEP SCREED SHALL BE PLACED A MINIMUM
4 INCHES ABOVE THE EARTH OR 2 INCHES ABOVE PAVED AREAS AND SHALL BE OF
A TYPE ALLOWING TRAPPED WATER TO DRAIN TO THE EXTERIOR OF THE
BUILDING. (CRC R703.7.2.1)
8.
PLUMBING FIXTURES
1. PLUMBING FIXTURES TO COMPLY W/ CONSERVATION FLOW RATES:\
SHOWERHEAD - 1.8 GPM @ 80 PSI
LAVATORY FAUCETS - 1.2 GPM @ 60 PSI
KITCHEN FAUCETS - 1.8 GPM @ 60 PSI
WATER CLOSET - 1.28 GPF
URINALS - .5 GPF
WALL MOUNTED URINALS - .125 GPF
MULTIPLE SHOWER HEAD - 2.0 GPM @ 80 PSI
FOR ALL COMBINED SHOWERHEAD, LAVATORY FAUCETS IN PUBLIC AREAS - .5
GPM @ 60 PSI METERING FAUCETS - .25 GALLONS PER CYCLE
2. GFIC OUTLET IF LESS THAN 6' AWAY FROM WATER, (SINK)
3. ALL SHOWER AND TUB-SHOWER SHALL HAVE A PRESSURE BALANCE
THERMOSTATIC MIXING VALVE OR A COMBINATION PRESSURE BALANCE
THERMOSTATIC MIXING TYPE VALVE
4. WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED EQUAL TO 72"
INCHES ABOVE DRAIN AT SHOWERS OR TUBS WITH SHOWER. MATERIALS OTHER
THAN STRUCTURAL ELEMENTS SHALL BE MOISTURE RESISTANT. GLASS
ENCLOSURE DOORS AND PANELS MUST BE LABELED CATEGORY II SWING DOOR
OUTWARD. NET AREA OF SHOWER RECEPTOR SHALL NOT BE LESS THAN 1,024 SQ
IN OF FLOOR AREA, AND ENCOMPASS 30" DIA CIRCLE
ELECTRICAL/ MECHANICAL
1. ELECTRICAL PLAN IS FOR SCHEMATIC LOCATION OF ELECTRICAL OUTLETS AND
LIGHT FIXTURES. VERIFY EXACT LOCATIONS W/ OWNER PRIOR TO INSTALLATION.
INSTALLATION MUST BE PER 2019 ELECTRICAL CODE
2. ALL BRANCH CIRCUIT AND RECEPTACLES OUTLETS IN BEDROOM SHALL BE
PROTECTED BY AND ARC-FAULT CIRCUIT-INTERRUPTER 2019 CEC
3. CONTRACTOR TO VERIFY LOCATIONS W/ HOME OWNER
4. GENERAL LIGHTING IN KITCHEN SHALL HAVE LAMPS W/ AN EFFICACY OF NOT LESS
THAN 40 LUMENS PER WATT. GENERAL LIGHTING MUST PROVIDE A SUFFICIENT
LIGHT LEVEL FOR BASIC KITCHEN TASKS AND PROVIDE A UNIFORM PATTERN OF
ILLUMINATION. THE HIGH-EFFICIENCY LUMINARIES SHALL BE SWITCHED AT AN
ENTRANCE TO THE KITCHEN
7. EACH ROOM CONTAINING A SHOWER OR BATHTUB SHALL HAVE AT LEAST ONE
LUMINARIES W/ LAMP(S) W/ AN EFFICACY OF 40 LUMENS PER WATT OR GREATER IF
THERE IS MORE THAN ONE LUMINARIES IN THE ROOM, THE HIGH-EFFICACY
LUMINARIES SHALL BE SWITCHED AT AN ENTRANCE OF THE ROOM.
8. G.F.C.I PROTECTION FOR RECEPTACLES SERVING WET BAR COUNTERTOP
SURFACES AND LOCATED WITHIN 6' OF THE OUTSIDE EDGE OF WET BAR SINK
9. BRANCH CIRCUITS THAT SUPPLY 125 - VOLT, SINGLE PHASE, 15-20 AMPERE
RECEPTACLES OUTLETS INSTALLED IN DWELLING UNIT BEDROOMS SHALL BE
PROTECTED BY AN ARC-FAULT CIRCUIT INTERRUPTER (CEC 210-12)
10.PROVIDE 20' UFER GROUND IN FOOTING
11.HIGH EFFICACY LUMINAIRES MUST BE PIN BASED
12.TRANSFER AIR. VENTILATION AIR SHALL BE PROVIDED DIRECTLY FROM THE
OUTDOORS AND NOT AS TRANSFER AIR FROM ADJACENT DWELLING UNITS OR
OTHER SPACES, SUCH AS GARAGES, UNCONDITIONED CRAWLSPACES, OR
UNCONDITIONED ATTICS. (CBEES 150.0(O))
13.INSTRUCTIONS AND LABELING. VENTILATION SYSTEM CONTROLS SHALL BE LABELED
AND THE HOME OWNER SHALL BE PROVIDED WITH INSTRUCTIONS ON HOW TO
OPERATE THE SYSTEM. (CBEES 150.0(O))
14.COMBUSTION AND SOLID-FUEL BURNING APPLIANCES. COMBUSTION APPLIANCES
SHALL BE PROPERLY VENTED AND AIR SYSTEMS SHALL BE DESIGNED TO PREVENT
BACK DRAFTING. (CBEES 150.0(O))
15.GARAGES. THE WALL AND OPENINGS BETWEEN OCCUPIABLE SPACES AND THE
GARAGE SHALL BE SEALED. HVAC SYSTEMS THAT INCLUDE AIR HANDLERS OR
RETURN DUCTS LOCATED IN GARAGES SHALL HAVE TOTAL AIR LEAKAGE OF NO
MORE THAN 6% OF TOTAL FAN FLOW WHEN MEASURED AT 0.1 IN. W.C. USING
CALIFORNIA TITLE 24 OR EQUIVALENTS. (CBEES 150.0(O))
16.MINIMUM FILTRATION. MECHANICAL SYSTEMS SUPPLYING AIR TO OCCUPIABLE
SPACE THROUGH DUCTWORK SHALL BE PROVIDED WITH A FILTER HAVING A
MINIMUM EFFICIENCY OF MERV 6 OR BETTER. (CBEES 150.0(O))
17.AIR INLETS. AIR INLETS (NOT EXHAUST) SHALL BE LOCATED AWAY FROM KNOWN
CONTAMINANTS. (CBEES 150.0(O))
18.AIR MOVING EQUIPMENT. AIR MOVING EQUIPMENT USED TO MEET EITHER THE
WHOLE-BUILDING VENTILATION REQUIREMENT OR THE LOCAL VENTILATION
EXHAUST REQUIREMENT SHALL BE RATED IN TERMS OF AIRFLOW AND SOUND.
(CBEES 150.0(O))
a.ALL CONTINUOUSLY OPERATING FANS SHALL BE RATED AT A MAXIMUM OF 1.0
SONE.
b.INTERMITTENTLY OPERATED WHOLE-BUILDING VENTILATION FANS SHALL BE
RATED AT A MAXIMUM OF 1.0 SONE.
c.INTERMITTENTLY OPERATED LOCAL EXHAUST FANS SHALL BE RATED AT MAXIMUM
OF 3.0 SONE.
d.REMOTELY LOCATED AIR-MOVING EQUIPMENT (MOUNTED OUTSIDE OF HABITABLE
SPACES) NEED NOT MEET SOUND REQUIREMENTS IF AT LEAST 4 FEET OF
DUCTWORK BETWEEN FAN AND INTAKE GRILL.
19.EXTERIOR LIGHTING. ALL PROJECTS SHALL COMPLY WITH LOCAL LIGHTING
ORDINANCE.
20.GFCI OUTLETS. GROUND FAULT CIRCUIT INTERRUPTER (GFCI) OUTLETS ARE
REQUIRED IN BATHROOMS, AT KITCHEN COUNTERTOPS, AT LAUNDRY AND WET BAR
SINKS, IN GARAGES, IN CRAWLSPACES, IN UNFINISHED BASEMENTS, AND
OUTDOORS. (CEC 210.8)
1. AFCI OUTLETS. ELECTRICAL CIRCUITS IN BEDROOMS, LIVING ROOMS, DINING
ROOMS, DENS, CLOSETS, HALLWAYS, OR SIMILAR ROOMS MUST BE PROTECTED BY
ARC FAULT CIRCUIT INTERRUPTERS (AFCI). (CEC 210.12)
2. LUMINAIRE REQUIREMENTS. INSTALLED LUMINAIRES SHALL MEET THE EFFICACY
AND FIXTURE REQUIREMENTS OF CBEES 150.0(K).
3. SMOKE DETECTORS IN BUILDING REMODELS. SMOKE DETECTORS ARE REQUIRED IN
EACH EXISTING SLEEPING ROOM, OUTSIDE EACH SEPARATE SLEEPING AREA IN THE
IMMEDIATE VICINITY OF SLEEPING ROOMS, AND ON EACH STORY OF A DWELLING
INCLUDING BASEMENTS. BATTERY-OPERATED DETECTORS ARE ACCEPTABLE IN
EXISTING AREAS WITH NO CONSTRUCTION TAKING PLACE AND IN ALTERATIONS NOT
RESULTING IN REMOVAL OF INTERIOR WALL OR CEILING FINISHES AND WITHOUT
ACCESS VIA AN ATTIC, CRAWL SPACE, OR BASEMENT. (CRC R314.3)
4. CARBON MONOXIDE DETECTORS IN BUILDING REMODELS. CARBON MONOXIDE
DETECTORS ARE REQUIRED OUTSIDE EACH SEPARATE SLEEPING AREA IN THE
IMMEDIATE VICINITY OF SLEEPING ROOMS AND ON EACH STORY OF A DWELLING
INCLUDING BASEMENTS. BATTERY-OPERATED DETECTORS ARE ACCEPTABLE IN
EXISTING AREAS WITH NO CONSTRUCTION TAKING PLACE AND IN ALTERATIONS NOT
RESULTING IN REMOVAL OF INTERIOR WALL OR CEILING FINISHES AND WITHOUT
ACCESS VIA AN ATTIC, CRAWL SPACE, OR BASEMENT. (CRC R315.3)
5. WATER HEATER SEISMIC STRAPPING. MINIMUM TWO 3/4-INCH-BY-24-GAUGE STRAPS
REQUIRED AROUND WATER HEATERS, WITH 1/4-INCH-BY-3-INCH LAG BOLTS
ATTACHED DIRECTLY TO FRAMING. STRAPS SHALL BE AT POINTS WITHIN UPPER
THIRD AND LOWER THIRD OF WATER HEATER VERTICAL DIMENSION. LOWER
CONNECTION SHALL OCCUR MINIMUM 4 INCHES ABOVE CONTROLS. (CPC 507.2)
6. GAS APPLIANCES IN GARAGES. WATER HEATERS AND HEATING/COOLING
EQUIPMENT CAPABLE OF IGNITING FLAMMABLE VAPORS SHALL BE PLACED ON
MINIMUM 18-INCH-HIGH PLATFORM UNLESS LISTING REPORT NUMBER PROVIDED
SHOWING IGNITION-RESISTANT APPLIANCE. (CPC 507.13 AND CMC 305.1)
7. IMPACT PROTECTION OF APPLIANCES. WATER HEATERS AND HEATING/COOLING
EQUIPMENT SUBJECT TO VEHICULAR IMPACT SHALL BE PROTECTED BY BOLLARDS
OR AN EQUIVALENT MEASURE. (CPC 507.13.1 AND CMC 305.11)
8. WATER CLOSET CLEARANCE. MINIMUM 30-INCH-WIDE BY 24-INCH-DEEP CLEARANCE
REQUIRED AT FRONT OF WATER CLOSETS. (CPC 402.5)
9. SHOWER SIZE. SHOWER COMPARTMENTS SHALL HAVE MINIMUM AREA OF 1024
SQUARE INCHES AND BE ABLE TO ENCOMPASS A 30-INCH-DIAMETER CIRCLE.
SHOWER DOORS SHALL HAVE A MINIMUM 22-INCH UNOBSTRUCTED WIDTH. (CPC
408.5 AND CPC 408.6)
10.FIREPLACE APPLIANCES. FIREPLACES WITH GAS APPLIANCES ARE REQUIRED TO
HAVE THE FLUE DAMPER PERMANENTLY FIXED IN THE OPEN POSITION AND
FIREPLACES WITH LPG APPLIANCES ARE TO HAVE NO 'PIT' OR 'SUMP'
CONFIGURATIONS. (CMC 303.7.1)
11.CHIMNEY CLEARANCE. MINIMUM 2-FOOT CHIMNEY CLEARANCE REQUIRED ABOVE
BUILDING WITHIN 10-FOOT HORIZONTALLY OF CHIMNEY. THE CHIMNEY SHALL
EXTEND MINIMUM 3 FEET ABOVE HIGHEST POINT WHERE CHIMNEY PASSES
THROUGH ROOF. (CRC R1003.9)
CALGREEN REQUIREMENTS
APPLICABILITY. CALGREEN RESIDENTIAL MANDATORY MEASURES SHALL APPLY TO
EVERY NEWLY CONSTRUCTED BUILDING OR STRUCTURE AND WITHIN ANY
ADDITION OR ALTERATION INCREASING A BUILDING'S CONDITIONED AREA, VOLUME,
OR SIZE. (CALGREEN 101.3, CALGREEN 301.1.1)
EXCEPTION: ALL RESIDENTIAL BUILDINGS UNDERGOING PERMITTED
ALTERATIONS,ADDITIONS, OR IMPROVEMENTS SHALL REPLACE
NONCOMPLIANT PLUMBING FIXTURES WITH WATER-CONSERVING PLUMBING
FIXTURES PER CALGREEN 301.1.1 AND CALGREEN 4.303.1
1.
WOOD FRAMING CONT.
2515 & 2517 N
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ARCHITECT OF RECORD:
BAO PHAM, RA
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Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
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ARCHITECTURAL
DRAWINGS LIST
STRUCTURALTITLE SHEETTS1.0
A1.0
A1.1
A2.0
A3.0
A3.1
G1.0
G2.0
G3.0
GENERAL NOTES
GREEN BUILDING NOTES
PROPOSED PLAN
ELEVATIONS
WALL TYPE
EXISTING OVERALL SITE PLANSP1.0
DIMENSION PLAN
GREEN BUILDING NOTES
ROOF AND WALL DETAILS
A3.2 DOOR AND WINDOW DETAILS
S100 GENERAL NOTES
S200 FRAMING PLANS
S300 DETAILS
A1.2 UTILITY PLAN
A2.1 SECTIONS
SP1.1
G4.0 RESIDENTIAL REFERENCES
S400 DETAILS
PROPOSED SITE PLAN AND ROOF PLANSP1.2
EXISTING "PARCEL 1" SITE PLAN
PROJECT DIRECTORY
JURISDICTION SANTA ANNA
STRUCT ENGINEER DUANE TRAN
10347 KURT STREET,
SYLMAR, CA 91342
f. 714.788.6222
ARCHITECTURE SYMBOL
TRUE NORTH INDICATOR
DETAIL
DETAIL IDENTIFICATION
SHEET WHERE DRAWN
WALL SECTION
BUILDING SECTIONEXTERIOR ELEVATION
DOOR MARK
DOOR NUMBER -
REFER TO SCHEDULE
WINDOW, RELITE OR
LOUVER MARK
EQUIPMENT MARK
ROOM MARK
ROOM NAME
ROOM NUMBER
COLUMN GRIDS
WORK, CONTROL
OR DATUM POINT
REVISION CLOUD
AND DELTAPROJECT NORTH INDICATOR
NORTH ARROW
CUT LINE - DEFINES THE
DETAILED ELEMENT
INTERIOR ELEVATION
WINDOW NUMBER -
REFER TO SCHEDULE
EQUIPMENT NUMBER -
REFER TO SCHEDULE
DETAIL IDENTIFICATION
SHEET WHERE DRAWN
CUT LINE - DEFINES THE
DETAILED ELEMENT
DETAIL IDENTIFICATION
SHEET WHERE DRAWN
DETAIL IDENTIFICATION
SHEET WHERE DRAWN
DETAIL IDENTIFICATION
SHEET WHERE DRAWN
20
A701
3
A701
1
G302
1
A301
A503
5
6
7
1
14
011
ROOM
100
2
B
50'-0" AFF
2
OWNER
POINT OF CONTACT BAO PHAM
1310 N. HARBOR BLVD.
SANTA ANA, CA 92703
f. 714.457.0436
2517 COTTER ST.
SANTA ANNA, CA 92706
DETACHED
ADU
MADELENE TRAN / HIEN LAI
2517 COTTER ST.
SANTA, CA 92706
f. 949.345.9175
PROJECT DATA PROJECT DESCRIPTION
PROJECT CONSISTS OF DETACHED ADU.
DEMOLITION OF EXISTING 350 SF SOUTHERN OPEN PATIO.
DEMOLITION OF EXISTING 1200 SF 3 CAR GARAGE AND STORAGE.
PARTIAL MODIFICATION TO EXISTING NON CONFORMING EAST OPEN
PATIO - 795 SF TO 685 SF.
NEW ADU: 1000 SF
3 BEDROOMS
2 BATHROOM
1 DINING ROOM AND KITCHEN
DEFFERED SUBMITTALCODE SUMMARY
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA RESIDENTIAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA BUILDING ENERGY EFFICIENCY STANDARDS
2022 CALIFORNIA GREEN BUILDING STANDARD CODE
2022 CALIFORNIA FIRE CODE
CITY OF SANTA ANNA CODE
AHJ NOTES
MECHANICAL, ELECTRICAL AND PLUMBING ARE NOT PART OF THIS
PLAN REVIEW AND APPROVAL. MEP ARE SUBJECT TO BUILDING FIELD
INSPECTION.
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.
FOR NEW BUILDINGS AND ADDITIONS, ALTERATIONS, AND REPAIRS
WITHIN ANY TWELVE-MONTH PERIOD EXCEED FIFTY (50%) PERCENT
OF THE VALUE OF ANY EXISTING BUILDING OR STRUCTURE, EACH
BUILDING OR STRUCTURE SHALL BE MADE TO CONFORM TO THE
REQUIREMENTS FOR NEW BUILDINGS OR STRUCTURES AND COMPLY
WITH THE BUILDING SECURITY REGULATIONS. SANTA ANA MUNICIPAL
CODE CHAPTER 8, DIVISION 3.
INAL DRAWINGS AND CALCULATIONS SHALL BE STAMPED AND SIGNED
BY THE RESPECTIVE REGISTERED DESIGN PROFESSIONAL AND SHALL
INCLUDE THE DATE OF SIGNING BELOW THE STAMP. DIGITAL STAMPS
AND SIGNATURES MUST BE NOTED AS SUCH ON THE PLAN. (BUSINESS
& PROFESSIONS CODE 5536.1, 5802, & 6735).
VICINITY MAP
TITLE
SHEET
TS1.0
DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE
DEPARTMENT OF BUILDING INSPECTION FOR APPROVAL. THIS
PROJECT INCLUDED THE FOLLOWING DEFERRED SUBMITTAL ITEMS
AND APPLICABLE DESIGN CRITERIA.
SOLAR PANELS - TO BE UNDER A SEPARATE PERMIT
BUS STOP
440 ft / 2MIN
WALK FROM
PROPERTY
AREA OF
WORK
APN:399-142-01
OCCUPANCY:SFR (R-3) ADU (R-3)
ZONE:R-1
TYPE OF CONSTRUCTION: VB
SPRINKLER:NO ( MAIN RESIDENCE NOT SPRINKLERED)
FLOOD ZONE:X
BUILDING HEIGHT:14''-6" (20' MAX)
LOT AREA:12,055 SF a
EXISTING SCOPE:
MAIN RESIDENCE:1,918 SF b
2 CAR GARAGE:550 SF c
FRONT PORCH 55 SF d
BACK OPEN PATIO 795 SF ( TO BE REDUCED)e
SIDE OPEN PATIO 350 SF ( TO BE DEMOED)f
NEW SCOPE:
DETACHED ADU:1000 SF g
BACK OPEN PATIO 685 SF ( REDUCED)h
PROPOSED FLOOR TO AREA:
( b + g ) / a .25
PROPOSED TOTAL LOT COVERAGE:
( b + c + d + g ) 3,523 SF i
(2) 10X20 OFFSITE PARKING 400 SF j
( i + j ) / a 33% < 35%
SETBACKS
REQUIRED PROVIDED
FRONT ( ALONG PUBLIC STREET)20'99'' ( ADU)
REAR 4'9' ( ADU)
SIDE 4'5' ( ADU)
SIDE 4'5.80' ( ADU)
ENERGY CONSULTANT ALEX CHANG
938 S CAPLAN ST.
ANAHEIM, CA 92802
f. 657.331.1935
CIVIL ENGINEER LAN PHAN
13139 HARBOR BLVD,
GARDEN GROVE, CA 92843
F. 714.414.9215
GEOTECH ENGINEER LAN PHAN
13139 HARBOR BLVD,
GARDEN GROVE, CA 92843
F. 714.414.9215
MAIN RESIDENCE:
2515 COTTER ST.
SANTA ANNA, CA 92706
DETACHED ADU:
S401 DETAILS
ENERGY CALCULATIONS
T24.1
T24.2
CIVIL
1 DRAINAGE PLAN
1
DEVELOPMENT FEE
ADU SF / SFD SF
1000 SF / 1918 SF = .52
1
Bldg #'s 101120876-78
APPROVALS:
PLNG - C. Santana
BLDG - CSG
POLICE - B. Martin
PUBLIC WORKS - Y. Soto
2515 & 2517 N
Cotter St5/1/2025
2'
-
8
"
32
"
M
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2'-8"
32" MIN
2'-8"
32" MIN
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
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DIGITAL STAMP/ SIGNATURE
2024.11.08 CYCLE 2 SUBMITTAL
2024.12.12 CYCLE 3 SUBMITTAL
2025.01.02 PW CYCLE 2 SUBMITTAL
4 2025.01.13 OWNER REQ FIELD REV
DEMOLITION AND
PROPOSED PLAN
A1.0
1. ALL GLAZING IN HAZARDOUS LOCATIONS MUST BE IDENTIFIED BY A LABEL
(PERMANENT IF TEMPERED) AS SAFETY GLAZING - GLAZING IN BATH AND
SHOWER ENCLOSURES ONLY (CRC CHAPTER 3 )
2. A 12" MIN ACCESS PANEL TO BATHTUB TRAP CONNECTION IS REQUIRED
UNLESS PLUMBING IS WITHOUT SLIP JOINTS (PC 405.2)
3. PROVIDE 1 - MAIN SWITCHED FLUORESCENT LIGHT IN EACH BATH ROOM AND
KITCHEN PER STATE ENERGY CODE
4. SAFETY GLASS (TEMP) ENCLOSURE W/ METAL FRAME
5. PROVIDE EXTERIOR STUCCO LATH NAILING W/ 11" GA 1 1/2" LONG, 7/16" HEAD,
1/4" THICK FUR NAIL/ TWO (2) LAYERS OF GRADE 'D' PAPER REQ'D FOR THE
STUCCO WORK
6. PROVIDE RADIANT SHALL BE TILE OR EQUALLY APPROVED MATERIAL 12"
ABOVE DRAIN INLET (BATHROOM ONLY)
7. ALL NEW WINDOWS MUST MATCH EXITING WINDOWS IN STYLE, TYP OF
TREATMENT AND TRIM ALL WINDOWS AS RECESSED W. MULLIONS
GENERAL NOTES
FLOOR PLAN NOTES
1. ALL EXTERIOR DOORS SHALL BE WEATHER STRIPPED
2. ALL RECEPTACLES IN KITCHEN, BATH, AND GARAGE SHALL BE GFI. OUT SIDE
RECEPTACLES SHALL BE WEATHER PROOF
3. LAMPS USED IN LUMINARIES FOR GENERAL LIGHTING IN KITCHEN AND BATHROOM
SHALL EFFICIENCY OF NOT LEGS AND 40 LUMENS PER WATT
4. ALL WINDOWS SHOULD BE DUAL PANEL
5. ALL BEDROOMS AND HALL AREAS THAT ACCESS BEDROOMS SHALL HAVE SMOKE
DETECTORS, HARD WIRE W/ BATTERY
6. PROVIDE 30"X22" ATTIC ACCESS SWITCH & LIGHT & RECEP
7. FANS SHALL HAVE 5 AIR CHANGES PER HOUR
8. CEMENT PLASTER OR EQUAL ON WALLS AROUND SHOWER TO 72" ABOVE DRAIN
INLET. ENCLOSURE TO BE SHATTERPROOF. SWINGING DOOR TO SWING OUT
9. GLAZING IN THE FOLLOWING LOCATIONS SHOULD BE OF SAFETY GLAZING MATERIAL
10. SMOKE DETECTOR ARE REQUIRED IN EACH EXISTING ROOM USED FOR SLEEPING,
CENTRALLY LOCATED IN THE WALL OR CEILING IN CORRIDORS PROVIDING ACCESS
TO EACH SEPARATE SLEEPING AREA, AT EACH FLOOR OR BASEMENT LEVEL AND IN
CLOSE PROXIMITY TO THE STAIRWAY
11. THE ELEVATION OF LANDING SHALL NOT EXCEED 7 1/2" DIFFERENCE THAN THE
THRESHOLD OF THE DOORWAY (IF DOOR DOES NOT SWING OVER THE LANDING
EXTERIOR WINDOW NOTES:
EXTERIOR WINDOWS, EXTERIOR GLAZED DOORS, GLAZED OPENINGS WITHIN EXTERIOR
DOORS, GLAZED OPENINGS WITHIN EXTERIOR GARAGE DOORS, AND EXTERIOR
STRUCTURAL GLASS VENEER SHALL COMPLY WITH ONE OF THE FOLLOWING: (SELECT
ONE)
A. MULTI-PANE GLAZING WITH A MINIMUM OF ONE TEMPERED PANE MEETING THE
REQUIREMENTS OF SECTION 2406 SAFETY GLAZING, AND WHERE ANY GLAZING
FRAMES MADE OF VINYL MATERIALS SHALL HAVE WELDED CORNERS, METAL
REINFORCEMENT IN INTERLOCK AREA, AND BE CERTIFIED TO AAMA/WDMA/CSA
101/I.S.2/A40
B. MINIMUM 20-MIN FIRE-RESISTANCE-RATED.
C. MEET PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-2
D. ALL NEW WINDOW GLAZING SHALL BE
MAX U = 0.3
MAX SHGC = 0.23
1. FOR CLIMATE ZONE 8
EXTERIOR DOOR NOTES:
EXTERIOR DOORS SHALL COMPLY WITH ONE OF THE FOLLOWING:
A. EXTERIOR SURFACE OR CLADDING OF NON-COMBUSTIBLE OR IGNITION-RESISTANT
MATERIAL
B. SOLID CORE WOOD COMPLYING WITH THE FOLLOWING:
- STILES AND RAILS MINIMUM 1-3/8 INCHES THICK
- RAISED PANELS MINIMUM 1-1/4 INCHES THICK
EXCEPTION: EXTERIOR PERIMETER OF RAISED PANEL MAY TAPER TO
A TONGUE MINIMUM 3/8 INCHES THICK
C. MINIMUM 20-MIN FIRE RATED WHEN TESTED PER NFPA 252
D. MEET PERFORMANCE REQUIREMENTS OF SFM STANDARD 12-7A-1
WALL LEGEND
EXTERIOR WALL
2X4 WALL STUDS @ 16" O.C | 7/8" LATH AND PLASTER EXTERIOR
1/2" GWB INTERIOR
INTERIOR WALL
2X4 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 8
A3.0
1,9
A3.0
1 HR RATED EXTERIOR WALL
W/ 5/8" TYPE X GWB ON INTERIOR SIDE. EXTERIOR FINISH PER
ELEVATION
4,12
A3.0
INTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR
PLUMBING WALL
2X6 MIN WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 4
A3.1
8
A3.0
WINDOW SCHEDULE
QUANTITY SIZE WxH DESCRIPTION REMARKS
1 2 24"X24"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23
TEMP | OWNER'S
CHOICE
2 1 36"X48"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
3 2 48"X60"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
4 4 60"X60
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
#
QUANTITY SIZE DESCRIPTION REMARKS
A 2 3'0"X7'8" EXT SOLID WOOD DOOR. 1 3/4" THICK. PAINT
GRADE IN-SWING OR EQUAL OWNER'S CHOICE
B 5 2'8"X6'8" INT HOLLOW CORE WOOD DOOR. 1 3/4" THICK.
PAINT GRADE OR EQUAL OWNER'S CHOICE
C 1 2'0"X6'8" EXT SOLID WOOD DOOR. 1 3/4" THICK. PAINT
GRADE IN-SWING OR EQUAL OWNER'S CHOICE
#
DOOR SCHEDULE
15
"
CL
R
15
"
CL
R
1
9
A2.0
8
A2.0
10
A2.0
7
A2.0
13
A2.1
11
A2.1
8
A2.1
3
9
A3.0
C
A
LAUNDRY2
75
6
ELECTRIC WH HEAT PUMP
SIDE BY SIDE ELECT METER PER SCE
1
2
OUTDOOR RATED CONDENSER UNIT PROVIDE 4" CONCRETE PAD OR
PREFAB PAD. INSTALL LEVELED. PROVIDE CLEARANCE PER
MANUFACTURE'S RECOMMENDATION.
3
4 LOUVERED PLANTATION BI FOLD DOORS. MIN 100 SQ. IN. PROVIDED BY
LOUVER SYSTEM
5
6 WASHER & DRYER
COOKTOP/RANGE. IF OVER 400 CFM, MAKE UP AIR REQUIRED.
KEY NOTES
7
8 ESS
DISHWASHER
9 GAS METER PER CITY STDS
10 DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT
EXCEED 48” ABOVE EXTERIOR FLOOR OR LANDING
ALEAST ONE BATHROOM AND ONE BEDROOM ON THE ENTRY LEVEL SHALL PROVIDE
A DOORWAY WITH A NET CLEAR OPENING OF NOT LESS THAN 32”, MEASURED WITH
THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION;
OR, IN THE CASE OF A 2- OR 3-STORY SINGLE FAMILY DWELLING, ON THE 2ND OR
3RD FLOOR OF THE DWELLING IF A BATHROOM OR BEDROOM IS NOT LOCATED ON
THE ENTRY LEVEL.
DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48”
ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE
DOORBELL BUTTON ASSEMBLY. WHERE DOORBELL BUTTONS INTEGRATED WITH
OTHER FEATURES ARE REQUIRED TO BE INSTALLED ABOVE 48” MEASURED FROM
THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL
SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48” ABOVE EXTERIOR
FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON OR
CONTROL.
9,12
A3.2
TYPICAL
AGE-IN-PLACE
GRAB BAR
REINFORCEMENT
TYPICAL
EXTERIOR
WALL
8
KITCHEN &
LIVING ROOM
BED ROOM
TEMP
1
B
BATHROOM
SCALE:18 PROPOSED PLAN
1/4" = 1'-0"
32"
CLR
BATHROOM
24"
CLR
15"
CLR
15"
CLR
24
"
CL
R
TEMP
1
BED ROOM
BED ROOM
6
1
A3.2
MAX + 1/2''
DOOR
THRESHOLD
A
12
A3.0
TYPICAL
1HR
EXTERIOR
WALL
9
4
B
B
B
B
233
4 4 4
4
EMERGENCY EGRESS WINDOW
- EMERGENCY ESCAPE TO PUBLIC WAY (YARD OR COURT)
- 5.7 SQ. FT. OPENING MINIMUM (R310.2.1)
- WINDOW OPENING 20 IN. MINIMUM WIDTH & 24 IN. MINIMUM HEIGHT (R310.4)
- HEIGHT AND WIDTH RATIO REQUIREMENTS (IN INCHES) TO TOTAL 5.7
- EXCEPTION: GRADE FLOOR OPENINGS OR BELOW-GRADE OPENINGS SHALL
HAVE A NET CLEAR OPENING AREA OF NOT LESS THAN 5 SQUARE FEET
(O.465M2) (SILL HEIGHT LESS 44” TO GRADE)
1
A3.2
MAX + 1/2''
DOOR
THRESHOLD
9
A3.0
TYPICAL
EXTERIOR
WALL
10
4
4
2515 & 2517 N
Cotter St5/1/2025
7'
-
6
"
5'
-
0
"
4'
-
6
"
1'-0"
3'
-
0
"
3'-4"8"3'-0"5'-0"15'-10"5'-0"16'-0"5'-0"4'-0"
17
'
-
0
"
58'-10"
3'-6"2'-0"7'-4"2'-4"2'-10"4'-0"3'-10"2'-0"5'-0"4'-0"5'-6"3'-0"6'-4"3'-4"3'-10"
17
'
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"
58'-10"
10
'
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0
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9'-0"
2'
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0
"5'-6"
6"6'-0"3'-0"2'-6"
2'
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"
10
'
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0
"
5'-0"2'-4"
2'
-
6
"
10
'
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0
"
9'-0"
3'-0"4"3'-0"6'-0"
10
'
-
8
"
8'-10"3'-0"
8"
5'
-
1
0
"
10
"
2'-4"
3'
-
0
"
2'
-
0
"
12'-0"
12
'
-
8
"
3'
-
4
"
5'
-
0
"
11
'
-
0
"
16
'
-
0
"
15'-6"3'-0"
18'-6"
5'
-
0
"
7'
-
0
"
3'
-
4
"
3'
-
0
"
3'
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5'-0"
5'-0"
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
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DIMENSION PLAN
A1.1
SCALE:18 DIMENSION PLAN
1/4" = 1'-0"
+ 9'-0"
CEILING HT.
+ 9'-0"
CEILING HT.
+ 9'-0"
CEILING HT.
+ 9'-0"
CEILING HT.
+ 9'-0"
CEILING HT.
WALL LEGEND
EXTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 7/8" LATH AND PLASTER EXTERIOR
1/2" GWB INTERIOR
INTERIOR WALL
2X4 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 8
A3.0
1,9
A3.0
1 HR RATED EXTERIOR WALL
W/ 5/8" TYPE X GWB ON INTERIOR SIDE. EXTERIOR FINISH PER
ELEVATION
4,12
A3.0
INTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR
PLUMBING WALL
2X6 MIN WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 4
A3.1
8
A3.0
2515 & 2517 N
Cotter St5/1/2025
HB
220V
DISCONNECT
BOX120 V
20 AMP GF-WR
HBGF-WR
HIGH E.
HIGH E.
SD
SD SD
CM SD
HIGH E.
120V
20 AMP
CM SD
HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.HIGH E.
HIGH E.
HIGH E.120 V
20 AMP
120 V
20 AMP
ACFI/GFIC
120 V
20 AMP
ACFI/GFIC
ACFI/
GFIC
ACFI/
GFIC
ACFI/
GFIC
DIMDIM
DIM
DIM
DIM
DIM
DIM DIM
OS
OS
ACFI
GFICGFIC
GFIC
GFIC
ACFI ACFI
ACFI
HIGH E.
HIGH E.
ACFI/
GFIC ACFI/
GFIC
(UNDER)
ACFI-TYP
ACFI-TYP
ACFI/
GFIC
ACFI/
GFIC
2'
-
8
"
32
"
M
I
N
2'-8"
32" MIN
2'-8"
32" MIN
WHOLE HOUSE VENTILATION (ASHRAE 62.2)
VENTILATION RATE (CFM) = CFA/100 + 7.5 X (#'S OF BEDROOM +1)
ADU CONVERSION: 32.5 = 1000/100 + 7.5 X ( 2 BEDROOMS + 1)
32.5 < 45 CFM (REQUIRED)
THE SWITCH MUST BE LABELED TO
INFORM THE OCCUPANT THAT THE
EXHAUST FAN IS THE WHOLE-BUILDING
VENTILATION EXHAUST FAN AND IS
INTENDED TO OPERATE CONTINUOUSLY.
LABEL:
“VENTILATION CONTROL”
“FAN IS TO BE LEFT ON TO ENSURE
INDOOR AIR QUALITY.”
BRAND: PANASONIC WHISPERGREEN OR
EQUAL
MODEL: FV-0511VK2 / 50 CFM ALUMINUM
26 GAUGE ZINC-ALUMINUM-MAGNESIUM
(ZAM) HOUSING DESIGN AND DUAL
ACCESS JUNCTION BOX | POWER
RATING OF 120 VOLTS & 60 HZ
BUILT-IN SPEED SELECTOR
ELECTRIC HEAT PUMP WATER HEATER
ELECT / MECH LEGEND
SD
CMD
SURFACE MOUNTED FIXTURE
DESIGNATED HIGH EFFICIENCY
110 V. OUTLET TYP.
DESIGNATES ARC FAULT
CIRCUIT INTERRUPTER
DESIGNATED GROUND
FAULT INTERRUPTER
DESIGNATES WATER RESISTANT
1/2 HOT
CABLE
CAT-5 (COMPUTER LINE)
TELEPHONE SWITCH
SWITCH
DESIGNATES DIMMER SWITCH
3 WAY SWITCH
OCCUPANT SENSOR SWITCH
SHALL BE SET TO MANUAL-ON
SMOKE DETECTOR INTERCONNECTED
( PHOTOELECTRIC) HARD
WIRED W/ BATTERY BACK-UP - UL 217
CARBON MONOXIDE DETECTOR
INTERCONNECTED HARD WIRED W/ BATTERY
BACK-UP - UL 2034/2075
BATHROOM LIGHT AND EXHAUST FAN SHALL BE
SWITCHED SEPARATELY EXHAUST FAN SHALL BE
MECHANICALLY VENTILATED FOR PURPOSE OF
HUMIDITY CONTROL. HUMIDITY CONTROLS SHALL
BE CAPABLE OF ADJUSTMENT BETWEEN A
RELATIVE HUMIDITY RANGE OF ≤ 50 PERCENT TO A
MAXIMUM OF 80 PERCENT. - MIN 50 CFM
ARC
GFIC
TWP
D
3
OS
EXHAUST FAN W/ 50 CFM
INTERMITTENT OR 20 CFM
CONTINUOUS
HOSE BIB
GAS OUTLET
JUNCTION BOX
SPEAKER PLACEMENTS
DORMER VENTS
ELECTRIC METER
& INVERTER
WHOLE HOUSE
VENTILATION
FAN
CEILING HUNG FIXTURE
1X4 LED CEILING
MOUNTED
CEILING FAN -
OWNER'S CHOICE
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
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DIGITAL STAMP/ SIGNATURE
2024.11.08 CYCLE 2 SUBMITTAL
2024.12.12 CYCLE 3 SUBMITTAL
2025.01.02 PW CYCLE 2 SUBMITTAL
4 2025.01.13 OWNER REQ FIELD REV
UTILITY PLAN
A1.2
2
50 CFM
5
1
4
8
8
9
4 1
MEP GENERAL NOTES
1. SHOWERS AND SHOWER-TUBS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE, THERMOSTATIC,
OR COMBINATION PRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THAT PROVIDE SCALD AND THERMAL SHOCK
PROTECTION. [§408.3 CPC]ÐROVIDE ARC-FAULT CIRCUIT INTERRUPTER PROTECTION FOR ALL OUTLETS - FOR THE ENTIRE DWELLING
UNIT. [§210.12 CEC]
1. ALL 125-VOLT, 15-AMP, AND 20-AMP RECEPTACLES IN ALL AREAS SPECIFIED IN 406.12 CEC SHALL BE LISTED AS TAMPER-RESISTANT
RECEPTACLES. [§406.12 CEC]
2. BATHROOMS, GARAGES, LAUNDRY ROOMS AND UTILITY ROOMS SHALL HAVE AT LEAST ONE LUMINAIRE CONTROLLED BY AN
OCCUPANT OR VACANCY SENSOR. IF OCCUPANT SENSOR IS INSTALLED, IT SHALL BE SET TO MANUAL-ON. [§150.0(K)(2)(J) CENC]
3. OUTDOOR LIGHTING ATTACHED TO BUILDINGS MUST BE CONTROLLED BY A MOTION SENSOR WITH PHOTO CONTROL. [§150.0(K)(3)
CENC]
4. RESTROOMS TO BE EXHAUST VIA NUTONE EXHAUST FANS
PROVIDE SEPARATE SWITCH FOR CEILING MOUNTED BATHROOM EXHAUST FAN, WEATHERCAP ON TERMINATION ABOVE ROOF.
MAINTAIN 10' FROM ANY FRESH AIR
INTAKE AND 3' AWAY FROM ANY OPERABLE WINDOW - SEE MECHANICAL SHEETS FOR ADDITIONAL INFORMATION \
5. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS, REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A
VALUATION IN EXCESS OF $1,000, OR WHEN ONE OR MORE SLEEPING ROOMS ARE ADDED OR CREATED, THE ENTIRE DWELLING SHALL
BE PROVIDED WITH SMOKE DETECTORS LOCATED AS REQUIRED FOR A NEW DWELLING.(CRC R314.3) SMOKE ALARMS SHALL BE
INSTALLED IN THE FOLLOWING LOCATIONS:
- IN EACH SLEEPING ROOM.
- OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.
- ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS BUT NOT INCLUDING CRAWL
SPACES AND UNINHABITABLE ATTICS. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN INTERVENING
DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT
LOWER LEVEL PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE UPPER LEVEL.
WHEN MORE THAN ONE SMOKE ALARM IS REQUIRED TO BE INSTALLED WITHIN AN INDIVIDUAL DWELLING UNIT THE ALARM DEVICES
SHALL BE INTERCONNECTED IN SUCH A MANNER THAT THE ACTUATION OF ONE ALARM WILL ACTIVATE ALL OF THE ALARMS IN THE
INDIVIDUAL UNIT.
7. ALL NEW CONSTRUCTION, INTERIOR OR EXTERIOR ALTERATIONS, REPAIRS, OR ADDITIONS REQUIRING A PERMIT AND HAVING A
VALUATION IN EXCESS OF $1,000,, AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN
SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES
SHALL BE PROVIDED WITH CARBON MONOXIDE ALARMS (CRC R315)
- CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICH THE PERMIT
WAS OBTAINED. CARBON MONOXIDE ALARMS REQUIRED BY SECTIONS R315.1 AND R315.2 SHALL BE INSTALLED IN THE FOLLOWING
LOCATIONS:
- OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S).
- ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS.
- WHERE MORE THAN ONE CARBON MONOXIDE ALARM IS REQUIRED TO BE INSTALLED WITHIN THE DWELLING UNIT OR WITHIN A
SLEEPING UNIT THE ALARM SHALL BE INTERCONNECTED IN A MANNER THAT ACTIVATION OF ONE ALARM SHALL ACTIVATE
ALL OF THE ALARMS IN THE INDIVIDUAL UNIT.
8. WHOLE HOUSE VENTILATION CFM TO BE VERIFIED BY HERS RATERS
9. VENTILATION HEATING AND AIR CONDITIONING SYSTEMS SHALL HAVE MERV 6 FILTERS OR BETTER.
10. A MINIMUM OF (1) 20-AMP CIRCUIT FOR BATHROOM(S) OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY
SERVE MORE THAN ONE BATHROOM.” (210-11(C)3)
11. PROVIDE A MINIMUM OF 1 – 20 AMP LAUNDRY BRANCH CIRCUIT. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS.” (210.11(C)(2))
12. PROVIDE A MINIMUM OF 2 – 20 AMP SMALL APPLIANCE CIRCUITS FOR THE KITCHEN COUNTER TOPS. SUCH CIRCUIT SHALL HAVE NO
OTHER OUTLETS. LOADS SHALL BE BALANCED.” (210-52(B)(2))
13. ALL 125-VOLT THROUGH 250-VOLT RECEPTACLES SHALL BE GFI PROTECTED AT REQUIRED LOCATIONS."
14. ALL SERVICES SUPPLYING DWELLING UNITS SHALL BE PROVIDED WITH A SURGE-PROTECTION DEVICE (SPD) AS AN INTEGRAL PART OF
THE SERVICE EQUIPMENT, OR IMMEDIATELY ADJACENT THERETO. SPECIFICALLY INCLUDES SERVICE EQUIPMENT REPLACEMENTS AND
UPGRADES. CEC 230.67
100A &200A SIDE BY SIDE ELECTRIC METERS PROVIDE
MINIMUM 20 FEET UFER GROUND FOR NEW METER.
MINIMUM 1/4" REBAR WITH #4 AWG WIRE.
PROVIDE SERVICE PANEL - MIN. BUSHBAR RATING 225 AMPS
RESERVED SUBPANEL TO BE SUPPLIED BY FUTURE ESS
SHALL BE INSTALLED
A DEDICATED RACEWAY FROM THE MAIN SERVICE TO
RESERVED SUBPANEL SHALL BE INSTALLED. THE TRADE SIZE
OF THE RACEWAY SHALL BE NOT LESS THAN 1"
A MIN. 4 BRANCH CIRCUITS SHALL BE IDENTIFIED AND HAVE
THEIR SOURCE OF SUPPLY COLLOCATED AT THE RESERVED
SUBPANEL AND THE MAIN ELECT PANEL. AT LEAST ONE
CIRCUIT EACH OF THE IDENTIFIED CIRCUITS SHALL SUPPLY:
THE REFRIGERATOR, LIGHTING NEAR PRIMARY EGRESS AND
A SLEEPING ROOM RECEPTACLE OUTLET
HOSE BIBS SHALL BE FITTED WITH A NON-REMOVABLE
BACK-FLOW DEVICE. 603.5.7 CPC - TYP
1 OUTDOOR CONDENSER SYSTEM UNIT PER T24. PROVIDE 4"
CONCRETE PAD OR PREFAB PAD. INSTALL LEVELED. PROVIDE
CLEARANCE PER MANUFACTURE'S RECOMMENDATION. LOCATE MIN
2' AWAY FROM OPENABLE WINDOWS. FULL SIZE REFRIGERANT PIPES
DN AND OFFSET IN GROUND LEVEL CEILING SPACE. RUN TIGHT TO
STRUCTURE AND ROUTE TO FAN COIL SIZE. REFRIGERANT PIPES
PER MANUFACTURE;S RECOMMENDATION.
LOUVERED PLANTATION BI FOLD DOORS. MIN 100 SQ. IN.
PROVIDED BY LOUVER SYSTEM
MECHANICAL
2
ELECTRICAL
1
UNDERCOUNTER DISPOSAL
PLUMBING
1
2
HIGH EFFICICANCY EXTERIOR LIGHT.
COMBINATION MOTION SENSOR/ PHOTO
SENSOR
2
3
4" CLOTHES DRYER MOISTURE EXHAUST DUCT. CLOTHES DRYER
EXHAUST DUCT SHALL NOT EXCEED A TOTAL COMBINED
HORIZONTAL AND VERTICAL LENGTH OF 14FT INCLUDING
90DEGREE ELBOWS. TWO FEET SHALL BE DEDUCTED FOR EACH
90 DEGREE ELBOW IN EXCESS OF TWO. CLOTHES DRYER
EXHAUST DUCTS SHALL BE OF METAL AND SHALL HAVE SMOOTH
INTERIOR SURFACES WITH NO SCREWS OR OTHER FASTENERS
THAT WILL OBSTRUCT FLOW. CMC 2022 SECTION 504.4.2.
4
OUTLET TO BE 5' A.F.F. MIN.3
220-VOLT DISCONNECT BOX FOR AC
COMPRESSOR UNIT4
5 240-VOLT, SINGLE-PHASE, 30 AMP RECEPTACLE OUTLET
SERVICING THE SPLIT SYSTEM UNIT. THE RECEPTACLE
OUTLET SHALL BE LOCATED WITHIN THE SAME LEVEL AND
WITHIN 25 FEET FROM THE UNIT. 210.63 CEC
HOOD VENT THROUGH ROOM - 130 CM MIN. FOR ELECTRIC STOVE &
280 CFM MIN FOR NATURAL GAS. INSTALL PER MANU. SPECS
7" Ø ALUM. KITCHEN EXHAUST DUCT INSTALL W/ 2" CLEARANCE
FROM ANY INSULATION. 8"X4" KITCHEN EA. LOUVER, COMPLETE W/
BACKDRAFT DAMPER AND 12" SCREEN ,ESH L. LOCATED MIN. 3'-0"
FROM ANY WINDOW
OVER RANGE EXHAUST SHALL COMPLY WITH ASHRAE 62.2(C) AND
CMC SECTION 504
5
30X30 MIN. ATTIC ACCESS7
IAQ FAN ( PER T24) /
VENTILATION W/ 24"X24" GRILLE8
OUTSIDE WEATHERPROOF, GFI 120 VOLT RECEPTACLE6
ELECTRIC CAPACITY FOR DRYER 240V / 30AMP W/ 3' OF
FIXTURE MAIN ELECT SERVICE PANEL SHALL HAVE A
RESERVED SPACE TO ALLOW FOR THE INSTALLATION OF A
DOUBLE POLE CIRCUIT BREAKER FOR A FUTURE ELECT DRYER
BLANK COVER TO BE ID AS "240V READY"
7
ELECTRIC CAPACITY FOR COOKTOP 240V / 50AMP W/ 3' OF
FIXTURE MAIN ELECT SERVICE PANEL SHALL HAVE A
RESERVED SPACE TO ALLOW FOR THE INSTALLATION OF A
DOUBLE POLE CIRCUIT BREAKER FOR A FUTURE ELECT
COOKTOP BLANK COVER TO BE ID AS "240V READY"
8
3
GAS HOOK UP FOR APPLIANCES
GAS FURNACE PER T24. INSTALL PER MFGR SPECS WITH
240V WITHIN 3' FOR FUTURE ELECTRIFICATION
9
FUTURE ESS SYST ISOLATION EQUIPMENT AREA
ESS MUST BE LISTED AND LABELED IN ACCORDANCE WITH UL
9540 AND INSTALLED PER THE MANUFACTURER’S
INSTRUCTIONS.A MAX SPACING OF 3 FT IS REQUIRED
BETWEEN MAIN PANEL. A MIN. SPACING OF 3 FT IS REQUIRED
BETWEEN ESS UNITS UNLESS 9540A TESTING ALLOWS FOR
CLOSER SPACING ESS INSTALLED OUTDOORS MAY NOT BE
WITHIN 3 FT OF DOORS AND WINDOWS THE MAX. ENERGY
RATING PER ESS UNIT IS 20 KWH
RACEWAYS SHALL BE INSTALLED BEWTEEN THE RESERVED
SUBPANEL AND THE DESIGNATED "FUTURE ESS SYST
ISOLATION EQUIPMENT
AREA" TO ALLOW THE CONNECTION FOR BACKUP POWER
SOURCE
9
ELECTRIC HEAT PUMP WH SHALL BE NATIONALLY LISTED, NEEA
RATED AND BE INSTALLED IN ACCORDANCE WITH THE
INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF
THEIR LISTING.”
“THE GAS PIPING SERVING THIS APPLIANCE MUST BE SIZED IN
COMPLIANCE WITH THE WATER HEATER’S LISTED INSTALLATION
INSTRUCTIONS AND THE 2022 CALIFORNIA PLUMBING CODE.”
[§R504.3.1 CRC]
A DEDICATED 125V, 20A (10 AWG COPPER BRANCH CIRCUIT)
ELECTRICAL RECEPTACLE THAT IS WITHIN 3 FEET FROM THE
WATER HEATER AND ACCESSIBLE TO THE WATER HEATER WITH
NO OBSTRUCTIONS. THERE SHALL BE A RESERVED SINGLE POLE
BREAKER SPACE IN THE ELECTRICAL PANEL LABELED "FUTURE
240V USE".
A CONDENSATE DRAIN THAT IS NO MORE THAN 2 INCHES HIGHER
THAN THE BASE OF THE INSTALLED WATER HEATER, AND ALLOWS
NATURAL DRAINING WITHOUT PUMP ASSISTANCE
30"X30"X7' CLEAR AREA FOR HP WATER HEATER
KEY NOTES
4
GAS METER PER CITY STD
STAIRWAYS WITHIN DWELLING UNITS AND EXTERIOR
STAIRWAYS SERVING A DWELLING UNIT SHALL HAVE AN
ILLUMINATION LEVEL OF NOT LESS THAN 1 FOOT-CANDLE
MEASURED AT THE CENTER OF THE TREADS AND LANDINGS.
(CRC R303.6)
10
ELECTRICAL
HIGH EFFICIENCY EXTERIOR LIGHT. COMBINATION MOTION
SENSOR/ PHOTO SENSOR CONTROLLED VIA TIME CLOCK11
WALL MOUNTED LIGHT FIXTURE, HIGH E. OWNER'S CHOICE
MOUNTED ABOVE VANITY MIRROR12
8
A3.2
WATER
HEATER
STRAPPIING
10
2 6
45
2
9
50 CFM
11
2 2 6
SCALE:18 PROPOSED PLAN
1/4" = 1'-0"
HERS FEATURE SUMMARY
BUILDING-LEVEL VERIFICATION
- QUALITY INSULATION INSTALLATION (QII)
- INDOOR AIR QUALITY VENTILATION
- WHOLE HOUSE FAN AIRFLOW AND FAN EFFICACY
COOL SYSTEM VERIFICATIONS:
- MIN. AIRFLOW
- VERIFIED EER
- VERIFIED SEER
- VERIFIED REFRIGERANT CHARGE
- FAN EFFICACY WATTS/CFM
HEATING SYSTEM VERIFICATIONS:
- VERIFIED HSPF
- VERIFIED HEAT PUMP RATED HEATING CAPACITYWATER PIPING MATERIALS WITHIN A BUILDING SHALL BE
IN ACCORDANCE WITH SEC. 604.1 OF THE CALIFORNIA
PLUMBING CODE. PEX, CPVC AND OTHER PLASTIC WATER
PIPING SYSTEMS SHALL BE INSTALLED IN ACCORDANCE
WITH THE REQUIREMENTS OF SEC. 604 OF THE CPC,
INSTALLATION STANDARDS OF APPENDIX I OF THE CPC
AND MANUFACTURERS RECOMMENDED INSTALLATION
STANDARDS. CPVC WATER PIPING REQUIRES A
CERTIFICATION OF COMPLIANCE AS SPECIFIED IN SEC
604.1.1(D) OF THE CPC PRIOR TO PERMIT ISSUANCE.
TYPE OF WATER PIPING MATERIAL: CPVC - INSTALLED IN
ACCORDANCE WITH THE REQUIREMENTS OF SEC. 604 OF
THE CPC
PLASTIC AND COPPER PIPING RUN THROUGH FRAMING
MEMBERS TO WITHIN ONE INCH OF THE EXPOSED
FRAMING SHALL BE PROTECTED BY STEEL NAIL PLATES
NOT LESS THAN 18 GAUGE.
WATER CLOSETS: SHALL BE AN ULTRA-LOW FLUSH TYPE
WITH 1.28 GALLONS’ MAXIMUM PER FLUSH.
SHOWER HEADS: SINGLE SHOWERHEAD: 1.8 GAL/MINUTE
AT 80 PSI.
MULTIPLE SHOWERHEADS: COMBINED FLOW RATE OF ALL
SHOWERHEADS AND OR OTHER SHOWER OUTLETS
CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 1.8
GAL/MINUTE AT 80 PSI OR THE SHOWER SHALL BE
DESIGNED TO ALLOW ONLY ONE SHOWER OUTLET TO BE
IN OPERATION AT A TIME.
NOTE: A HAND-HELD SHOWER SHALL BE CONSIDERED A
SHOWERHEAD.
RESIDENTIAL LAVATORY FAUCET: MAXIMUM FLOW RATE
OF 1.2 GAL/MINUTE AT 60 PSI, AND MINIMUM 0.8
GAL/MINUTE AT 20 PSI.
KITCHEN FAUCETS: MAXIMUM FLOW RATE OF 1.8
GAL/MINUTE AT 60 PSI
WATER PIPING: ALL HOT WATER PIPING SHALL HAVE 1”
PIPE INSULATION.
FOR NEW HOUSES OR/AND NEW DETACHED ADU, PROVIDE
RESIDENTIAL ELECTRIC READINESS PER ENERGY
STANDARD 2022.
•ELECTRIC-READY WATER HEATER: DESIGNATED SPACE
(2.5’X2.5’X7’TALL), CONDENSATE DRAIN, 240-VOLT BRANCH
CIRCUIT, WITHIN 3 FEET, …
•ELECTRIC-READY FURNACE: 240-VOLT BRANCH CIRCUIT,
WITHIN 3 FEET, …
•ELECTRIC-READY COOKTOP: 240-VOLT BRANCH CIRCUIT,
WITHIN 3 FEET, …
•ELECTRIC-READY CLOTHES DRYER: 240-VOLT BRANCH
CIRCUIT, WITHIN 3 FEET, …
•MAIN ELECTRIC PANEL IS 200 AMPS WITH 225 AMPS
BUSBAR RATING.
MECHANICAL SYSTEMS INCLUDING HEATING AND AIR
CONDITIONING SYSTEMS THAT SUPPLYAIR TO HABITABLE SPACES
SHALL HAVE MERV 13 FILTERS OR BETTER (NOMINAL 2” THICK
FILTER, OR EQUIVALENT 1” FILTER PER EQUATION 150.0-A).
DESIGNERS SHOULD CONSIDER HOW THIS MAY IMPACT SYSTEM
DESIGN AIRFLOW. (2022 CEC SECTION 150.0(M) 12 (C))
9
11 11
11
7
4
3
11
4
2515 & 2517 N
Cotter St5/1/2025
T.O SLAB
0'-0" AFF
B.O HEADER
8'-0" AFF
B.O CEILING
9'-0" AFF
T.O ROOF
14'-0" AFF
GRADE
T.O SLAB
0'-0" AFF
B.O HEADER
8'-0" AFF
B.O CEILING
9'-0" AFF
T.O ROOF
14'-0" AFF
GRADE
3'
-
0
"
MA
X
T.O SLAB
0'-0" AFF
B.O HEADER
8'-0" AFF
B.O CEILING
9'-0" AFF
T.O ROOF
14'-0" AFF
GRADE
T.O SLAB
0'-0" AFF
B.O HEADER
8'-0" AFF
B.O CEILING
9'-0" AFF
T.O ROOF
14'-0" AFF
GRADE
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
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ELEVATIONS
A2.0
7
A2.0
8
A2.1
8
A2.0
10
A2.0
9
A2.0
11
A2.1
13
A2.1
SCALE:8 PROPOSED EAST ELEVATION
1/4" = 1'-0"
SCALE:9 PROPOSED SOUTH ELEVATION
1/4" = 1'-0"
SCALE:10 PROPOSED WEST ELEVATION
1/4" = 1'-0"
SCALE:7 PROPOSED NORTH ELEVATION
1/4" = 1'-0"
2A
3
ROOF SPECIFICATION:
1. ROOF: CLASS 'A' FIRE RATING -
ROOF MATERIAL: SHINGLE CLASS "A" MIN
OWENS CORING ROOFING
ASPHALT - CRRC: 0890-0014
ESR 2664 W/ LAYERS OF
UNDERLAYMENT
UNDERLAYMENT: ASTM D 226,
TYPE I OR ASTM D 4869 TYPE I
PER 2022 CBC CHAPT. 15 OR
2022 CRC R902.1
KEY NOTES FOR ELEVATION
1
5
2
3
4
6
7
CARRIAGE LIGHT - OWNER'S CHOICE
8
WINDOW - GLASS PANEL
FRONT DOOR - NEW TO MATCH EXISTING
WINDOW TRIM - NEW TO MATCH EXISTING
2X PAINTED FASCIA TO MATCH EXISTING RESIDENCE
HORIZONTAL SIDING - HARDIE | MATCH EXISTING
OWENS CORNING ROOFING ASPHALT | MATCH EXISTING
UTILITY CLOSET DOOR - NEW TO MATCH EXISTING
8
WALL LEGEND
EXTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 7/8" LATH AND PLASTER EXTERIOR
1/2" GWB INTERIOR
INTERIOR WALL
2X4 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 8
A3.0
1,9
A3.0
1 HR RATED EXTERIOR WALL
W/ 5/8" TYPE X GWB ON INTERIOR SIDE. EXTERIOR FINISH PER
ELEVATION
4,12
A3.0
INTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR
PLUMBING WALL
2X6 MIN WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 4
A3.1
8
A3.0
1
7
6
5
NEW ADUS WILL BE ARCHITECTURALLY COMPATIBLE WITH THE PRIMARY DWELLINGS
AND STRUCTURES ON-SITE, INCLUDING THE USE OF COMPLIMENTARY COLOR
PALETTES, EXTERIOR FINISHES, ROOF PITCH, AND OTHER DESIGN ELEMENTS
EXTERIOR MATERIALS, COLOR, AND FINISHES ON THE PROPOSED ADU SHALL MATCH
OR COMPLEMENT EXTERIOR OF EXISTING DWELLING UNIT AND OTHER STRUCTURES
AS APPROPRIATE
1
1 1
1
1 1
1
4
55
6
5
6
5
6
5
5
6
6
5
6
5
44
3
3
3
4
7
2A FINE STUCCO TO MATCH EXISTING EXTERIOR COLOR
22
2
2
6
2515 & 2517 N
Cotter St5/1/2025
T.O SLAB
0'-0" AFF
B.O CEILING
9'-0" AFF
GRADE
T.O ROOF
14'-0" AFF
9'
-
0
"
5'
-
0
"
9'
-
0
"
CL
E
A
R
T.O SLAB
0'-0" AFF
B.O CEILING
9'-0" AFF
GRADE
T.O ROOF
14'-0" AFF
9'
-
0
"
5'
-
0
"
9'
-
0
"
CL
E
A
R
T.O SLAB
0'-0" AFF
B.O CEILING
9'-0" AFF
GRADE
T.O ROOF
14'-0" AFF
9'
-
0
"
5'
-
0
"
9'
-
0
"
CL
E
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F
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
13
1
0
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
A
C
H
E
D
A
D
U
:
25
1
5
C
O
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A
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A
,
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9
2
7
0
6
SECTIONS
A2.1
8
A3.0
SCALE:11 SECTION A-A
1/4" = 1'-0"
KEY NOTES FOR SECTION
TYP. ROOF:
CLASS 'A' FIRE RATING -
SHINGLE CLASS "A" MIN OWENS CORING ROOFING ASPHALT
CRRC: 0890-0014 | ESR 2664 W/ LAYERS OF UNDERLAYMENT
TYP. EXTERIOR WALL:
7/8" LATH AND PLASTER EXTERIOR (SEE ELEVATIONS) OVER PLYWOOD
SHEATHING PER STRUCT OVER WOOD STUDS PER STRUCT W/ 5/8" GWB
W/ R15 INSULATION T-24
TYP. INTERIOR WALL:
5/8" GWB OVER WOOD STUDS PER STRUCT
TYP. CEILING:
5/8" GWB AT UNDERSIDE OF FLOOR OR ROOF FRAMING PER STRUCT
R30 INSULATION PER T-24
CONVENTIONAL ROOF FRAMING PER STRUCT
ATTIC TO BE FINISHED NON HABITABLE
TYP. FLOOR LEVEL:
CONCRETE SLAB PER STRUCTURAL | FLOOR COVERING BY OWNER
1
2
3
4
5
6
7
7
6
3
5
1
12
A3.0
10
A3.0
12
A3.0
7
1
TYP. ROOF:
LIGHT ROOF PER STRUCT R13 INSULATION BOARD PER T-24
R13
2R15
2 R15
2R15
7
4
10
A3.0
12
A3.0
1
R30
2 R15
5R13
4 R30
2R15
4
1
R30
5R13
8
A3.0
3
4 R30
5 R13
SCALE:13 SECTION B-B
1/4" = 1'-0"SCALE:8 SECTION C-C
1/4" = 1'-0"
7
A2.0
8
A2.1
8
A2.0
10
A2.0
9
A2.0
11
A2.1
13
A2.1
ROOF SPECIFICATION:
1. ROOF: CLASS 'A' FIRE RATING -
ROOF MATERIAL: SHINGLE CLASS "A" MIN
OWENS CORING ROOFING
ASPHALT - CRRC: 0890-0014
ESR 2664 W/ LAYERS OF
UNDERLAYMENT
UNDERLAYMENT: ASTM D 226,
TYPE I OR ASTM D 4869 TYPE I
PER 2022 CBC CHAPT. 15 OR
2022 CRC R902.1
WALL LEGEND
EXTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 7/8" LATH AND PLASTER EXTERIOR
1/2" GWB INTERIOR
INTERIOR WALL
2X4 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 8
A3.0
1,9
A3.0
1 HR RATED EXTERIOR WALL
W/ 5/8" TYPE X GWB ON INTERIOR SIDE. EXTERIOR FINISH PER
ELEVATION
4,12
A3.0
INTERIOR WALL
2X6 WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR
PLUMBING WALL
2X6 MIN WALL STUDS @ 16" O.C | 1/2" GWB INTERIOR 4
A3.1
8
A3.0
ROOF EAVES OVERHANG SHALL BE ONE-HOUR FIRE-RESITIVE CONSTRUCTION PER
CRC TABLES R302.1(1) AND R302.1(2)
G.C COORDINATE WITH OWNER TO MATCH ALL NEW EXTERIOR WALL WITH EXISTING
FINISHES
BUILDING SECTION FOR REFERENCE ONLY - SEE STRUCTURAL
G.C TO VERIFY ALL EXISTING CONDITIONS BEFORE CONSTRUCTION
2515 & 2517 N
Cotter St5/1/2025
2X STUD WALL
STUCCO
18" MIN
U.N.O
2X FASCIA
5/8" TYPE "X" U.N.O
WHERE 1HR RATED
EAVE OCCURS
WATER PROTECTION
MEMBRANE ( ICE DAM
PROTECTION WHERE
REQ'D)
ROOF SHEATHING
ROOFING MATERIAL
ROOFING RAFTER PER
STRUCTURAL PLAN
2X DOUBLE TOP PLATE
SHEAR WALL WHERE
OCCURS ON PLAN
METAL DRIP EDGE
GYPSUM BOARD W/
SEMI-VAPOR PERMEABLE
(LATEX) PAINT
INSULATION AS
NOTED PER PLAN
ROOF TRUSS BY
OTHERS
INSULATION AS
NOTED PER PLAN
1. 1-HOUR WALL REQ'D
WHERE < 5'-0" TO ⅊
2. NO OPENINGS ALLOWED IF
< 3'-0" TO ⅊
3. BETWEEN 3'-0" AND 5'-0"
WALL AREA CAN HAVE 25%
MAXIMUM OPENING
STUCCO
5/8" TYPE "X" ON BOTH
SIDE OF WALL WHERE
1HR RATED WALL IS
REQUIRED
5/8" TYPE "X" ON BOTH
SIDE OF WALL WHERE
1HR RATED WALL IS
REQUIRED
RADIANT BARRIER PER T24
EMITTANCE OF 0.05 OR LESS
1"
min
PROVIDED BETWEEN ATTIC INSULATION
AND ROOF SHEATHING WHERE
EAVE OR CORNICE
VENTS ARE INSTALLED
BLOCKING BRIDGING & INSULATION
SHALL NOT BLOCK AIR FLOW
CONCRETE SLAB ON
GRADE PER STRUCTURAL
P.T. 2X PLATE
2X STUDS PER
STRUCTURAL
INSULATION PER T24
5/8" TYPE "X" GYP. BOARD
CEILING JOIST PER
STRUCTURAL
GYP. BOARD AT GARAGE
FINISH FLOOR WHERE
OCCURS
HILTI "DN" POWER DRIVEN
PINS @ 16" O/C (ICBO #2388)
OR APPROVED EQUAL
(2) 2X TOP PLATES W/
16D @16" O/C STAGGERED
2X NAILERS AS NEEDED
(1) LAYER 5/8" GYP. BOARD
W/ 1-1/2" SCREWS @ 8" MAX.
AT LIVING SPACE
INSULATION PER T24
GARAGE
LIVING SPACE
FINISH FLOOR WHERE
OCCURS
(2) 2X TOP PLATES
W/ 16D @ 16" O/C
STAGGERED
2X NAILERS AS NEEDED
2X PLATE W/ 16D @ 16"
O/C STAGGERED
2X STUDS
PER STRUCTURAL
5/8" GYP. BOARD BOTH
SIDES W/ 1-1/2" SCREWS @
8" MAX
CEILING ASSEMBLY AND
INSULATION PER PLAN
(2) 2X TOP PLATES W/
16D @ 16" O.C STAGGERED
EXTERIOR FINISH
PER PLAN
PLYWOOD SHEATHING PER
STRUCTURAL
5/8" GYP. BOARD W/ 1-1/2"
SCREWS @ 8" MAX.
CEILING INSULATION
PER T24
CEILING ASSEMBLY
PER STRUCTURAL
2X PLATE W/ 16D @ 16"
O.C STAGGERED
2X STUD PER STRUCTURAL
INSULATION PER T24
FINISH FLOOR WHERE
OCCURS
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 STUDS OF ALL EXTERIOR WALLS.
SPECIFY THAT TWO LAYERS OF GRADE
D OR 60 MINUTE GRADE D PAPER SHALL
BE APPLIED OVER ALL WOOD BASE
SHEATHING. (CRC R703.2)
4"
M
I
N
.
WHERE OCCURS A
MINIMUM 0.019”
(NO. 26 GALVANIZED
SHEET GAGE)
CORROSION-RESISTANT
OR PLASTIC WEEP
SCREED LOCATED
BELOW FOUNDATION
PLATE LINE AND
4 INCHES ABOVE GRADE
ON ALL EXTERIOR STUD
WALLS OR 2-INCHES
ABOVE PAVED
AREAS. (CRC R703.6.2.1)8"
M
I
N
P.T 2X SILL PLATE
ASSUMED PROPERTY LINE
1 HR CONSTRUCTION PER
GA FILE NO. FC 5407 AT FLOOR/
CEILING BETWEEN GARAGE AND
LIVING AREA
CONCRETE SLAB ON GRADE
AND FOOTING PER STRUCTURAL
2X STUD PER STRUCTURAL
INSULATION ON BOTH
BOTH SIDES PER T-24
5/8" TYPE "X" GYP. BOARD
BOTH SIDES OF EACH WALL
PLYWOOD SHEATHING PER
STRUCTURAL
(2) LAYERS 5/8" TYPE "X"
GYP. BOARD AT GARAGE
ONLY - SEE
INSULATION PER T-24
FRAMING PER STRUCTURAL
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
STUDS OF ALL EXTERIOR WALLS.
SPECIFY THAT TWO LAYERS OF
GRADE D OR 60 MINUTE GRADE D
PAPER SHALL BE APPLIED OVER
ALL WOOD BASE SHEATHING.
(CRC R703.2)
WHERE OCCURS A
MINIMUM 0.019”
(NO. 26 GALVANIZED
SHEET GAGE)
CORROSION-RESISTANT
OR PLASTIC WEEP
SCREED LOCATED
BELOW FOUNDATION
PLATE LINE AND
4 INCHES ABOVE GRADE
ON ALL EXTERIOR STUD
WALLS OR 2-INCHES
ABOVE PAVED
AREAS. (CRC R703.6.2.1)
4"
M
I
N
.
WALL ASSEMBLY: UL309
8"
M
I
N
5/8" TYPE "X" GYP. BOARD
ELECTRICAL OUTLET
5/8" TYPE "X" GYP. BOARD
UNINTERRUPTED 1 HR MEMBRANE
(2) SOLIDS 2XS VERTICAL
AT BROKEN MEMBRANE
ASSUMED PROPERTY LINE
5/8" TPYE "X" GYP. BOARD
SIDING PER ELEVATION
2X STUDS PER STRUCTURAL
PLYWOOD SHEATHING PER
STRUCTURAL
WALL ASSEMBLY: UL309
5/8" TYPE "X" GYP. BD.
FIBER GLASS BATT INSULATION
(NOT REQUIRE FOR FIRE OR
SOUND RATING)
5/8" TYPE "X" GYP. BD.
2X4 WOOD STUDS AT 16" O.C
NOTE: ONE LAYER 5/8" TYPE "X" GYP WALLBOARD OR GYP VENEER BASE APPLIED
PARALLEL OR AT RIGHT ANGLES TO EACH SIDE OF 2X4 WOOD STUDS 16" O.C WITH 1-1/4"
TYPE W/ DRYWALL SCREWS 12" O.C JOINTS STAGGERED 16" ON OPPOSITE SIDES
FIRE RATING: 1 HR
SOUND RATING: 35 TO 39 STC
ASSEMBLY: UL305
5/8" TYPE "X" GYP. BD.
5/8" TYPE "X" GYP. BD.
2X4 WOOD STUDS AT 16" O.C
5/8" TYPE "X" GYP. BD.
FIBER GLASS BATT INSULATION
(NOT REQUIRE FOR FIRE OR
SOUND RATING)
2X4 WOOD STUDS AT 16" O.C
PLYWOOD SHEATHING PER STRUCT
NOTE: ONE LAYER 5/8" TYPE "X" GYP WALLBOARD OR GYP VENEER BASE APPLIED
PARALLEL OR AT RIGHT ANGLES TO EACH SIDE OF 2X4 (MIN - PER STRUCTURAL) WOOD
STUDS 16" O.C WITH 1-1/4" TYPE W/ DRYWALL SCREWS 12" O.C JOINTS STAGGERED 16"
ON OPPOSITE SIDES.
LOAD BEARING.
FIRE RATING: 1 HR
SOUND RATING: 35 TO 39 STC
ASSEMBLY: UL309
7/8" STUCCO
5/8" GYP. BD.
THERMAL INSULATION
7/8" STUCCO
PLYWOOD SHEATHING
PER STRUCTURAL DRAWINGS
2X WOOD STUDS PER STRUCT
NOTE: SEE STRUCTURAL DRAWINGS FOR NAILING SCHEDULE PLYWOOD
INTERIOR
EXTERIOR
T.O CAP
HT. WILL VARY
SEE A SHEETS FOR FINAL HT.
1
1
/
2
"
3/4"
FINISH FLOOR WHERE OCCURS
5/8" GYPSUM BOARD. REFER TO
INTERIORS FOR ANY WOOD
PLANKING OR OTHER ITEMS
ADHERED TO SURFACE.
SEE FINISH PLAN
AND FINISH SCHEDULE.
2X WOOD STUD - TYP
REFER TO DIMENSION
PLAN AND STRUCT
1X WOOD TOP
OR SIMILAR, TYP.
MITER CORNERS
2X BOT. PLATE W (1) 3/4" DIAM. LAG
BOLTS @ 8" O.C, 4" MIN
EMBEDMENT
MA
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F
I
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
13
1
0
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4
5
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0
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3
6
DE
T
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H
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D
A
D
U
ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
A
C
H
E
D
A
D
U
:
25
1
5
C
O
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S
T
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S
A
N
T
A
A
N
N
A
,
C
A
9
2
7
0
6
WALL TYPE
A3.0SCALE:12
TYPICAL WALL SECTION
AT PROPERTY LINE WALL
1" = 1'-0"
SCALE:7 1 HR PARTITION & CEILING @ GARAGE
1" = 1'-0"
SCALE:8 TYPICAL NON-RATED INT. PARTITION
1" = 1'-0"
SCALE:9 TYPICAL NON-RATED EXT. WALL
1" = 1'-0"
7
A3.0
INSULATION : R15
PER T24
R15 PER T24
INSULATION : R30
R30
INSULATION: R15
INSULATION : R30
INSULATION : R15
SCALE:4 TYPICAL PROPERTY LINE WALL PLAN
1" = 1'-0"
SCALE:6 TYPICAL 1 HR INT. PARTITION
1-1/2" = 1'-0"
SCALE:3 TYPICAL NON-RATED INTERIOR PARTITION
1-1/2" = 1'-0"SCALE:5 TYPICAL 1 HR PROPERTY LINE WALL
1-1/2" = 1'-0"
SCALE:1 TYPICAL NON-RATED EXTERIOR WALL
1-1/2" = 1'-0"
12
A3.0
SCALE:10 EAVE FRAMING / FIRE RATED U.N.O
1" = 1'-0"
9
A3.0
R38 PER T24
NOTE:
WOOD SILL PLATE SHALL BE MIN. 8” ABOVE ADJACENT GRADE. (CBC 2304.12.1.2)
SCALE:3 TYPICAL PONY WALL
1-1/2" = 1'-0"
2515 & 2517 N
Cotter St5/1/2025
5/8" TYPE "X" GYP. BD.
(N) 5/8" TYPE "X" GYP. BD.
STUDS WALL PER PLAN
ELECTRICAL OUTLET OR
OTHER OPENING
DI
A
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E
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E
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C
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W
N
TO
B
E
D
I
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WA
L
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1
"
EA
C
H
S
I
D
E
5/8"
FIRE-RATED GYP.
BOARD/STUD WALL ASSEMBLY
PIPES, DUCTS, ETC. - PROVIDE
NOM. 1" ANNULAR SPACE ALL AROUND
OPTIONAL FORMING MATERIAL -
RECESSED 1/2" FROM THE SURFACE
FOR FS900 MATERIAL (MINERAL WOOL.
POLYSTYRENE, ETC.
ADDITIONAL MATERIAL ADDED TO
FORM 5/8" CROWN AROUND PENETRATION
AND LAPPING 1" BEYOND OPENING
1
4
2
1 4"min.1
4
OUT OFSPAN ONLY
BORED HOLE
STUDSIZE
EXTERIOR & BEARING WALLS
NON- BEARING WALLS
2x4 1 7 16 "2 1 8"
2x6 2 3 16 "3 5 16 "
2-2x4 2 1 8"2 1 8"
2-2x6 3 5 16 " 2 3 16 "
NOTCH DEPTH
2x4
2x6
7 8" 1 7 16 "
1 3 8" 2 3 16 "
1. NOTCH DEPTH &
BORE HOLE
SEE TABLE BELOW
2. STUD
3. SILL PLATE
4. HOLE EDGE
DISTANCE 5/8" MIN
GC NOTE
BORE HOLES NOT
PERMITTED IN MORE
THAN TWO
CONSECUTIVE
DOUBLE STUD
STUDSIZE
EXTERIOR & BEARING WALLS
NON- BEARING WALLS
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 2/4" IN
2X6 TOP PLATE STRAP E/S OR 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 PLAN
7. LOCATE ANCHOR BOLTS 5" MIN / 9"
MAX AWAY FROM NOTCH OR OF
PLATE
GC NOTE
IF NOTCH OR HOLE EXCEED 50% OF TOP
PLATE WIDTH, STAGGER @ E/S OF PLATE
USE SIMPSON IF NEEDED
5/8" G.W.B
1X4 VERT. GRAIN
DOUGLAS FIR, PAINTED
FLOORING PER
SCHEDULE
SIDING PER PLAN
CONCRETE CURB PER STRUCT
GRADE
8"
M
I
N
.
4"
PRESSURE
TREATED SILL
SHEATHING PER STRUCT
DRAIN SLOTS
VENT CAP TO MATCH
ROOF MATERIAL
RAFTERS
RIDGE VENT
AIR SLOTS
ROOFING
MATERIAL
RIDGE BOARD
24 GA ( CORROSION RESISTANT MTL) VALLEY
FLASHING 24" WIDTH CONT. ON # 30 ROOF
FELT ON SISAL KRAFT PAPER OR EQUAL
12"12"
4"
VENT CAP
LEAD FLASHING HAND
FROM TO SHAPE CRIMP
OVER PLUMBING VENT
GALV. PLUMBING VENT
ROOFING MATERIALS
PER PLAN
PLUMBING WATER
HEATER OR F.A.U VENT
LEAD COLLAR
SKIRT AND
STEEL BOOT
BY GC
ROOF STRUCTURE
ROOF SHEATHING
2X BLOCKING
2X LEDGER
PLYWOOD SHEAR
PANEL - WHERE APPLIES
ROOFING
COUNTER FLASHING
UNDER ROOM ON TOP
OF PAPER
1X6 CONT. WOOD NAILER
Z FLASHING PAINT
TO MATCH ADJ. FACE
HANGER
ROOF RAFTERS OR
ENGINEERED TRUSS -
PER PLAN
POWER VENT
PVC PER MECH.
FIRESTOP SEALANT ALL
AROUND SPECIFIED
TECHNOLOGIES
SPECSEAL 100 OR EQ.
5/8" "TYPE "X" 1-HR
GYP. BD.
1/4" ALL AROUND HOOD FILL GAP W/
PAINTABLE SEALANT
1 1/2" PER INSTALLATION REQ.
MILCOR PLASTER STOP CONT.
BETWEEN SIDE WALLS OF HOOD TACK
WELD TO HOOD COLLAR
4"
PVC VENT PIPE TERMINAL W/ WIRE
SCREEN FABRIC PER POWER VENT
SUPPLIER
(2) 2x BLOCKING T&B OF OPENING
METAL PLATE COLLAR
CONTINOUS AROUND
VENT PIPE SUPPLIED BY
POWER VENT SUPPLIER
SELF ADHERING FLASHING
3 1/2"
3" ALL AROUND
1" H ARCH FROM
SPRING POINT
HOOD WIDTH 4"
7"
7/8" THK. EXTERIOR PLASTER O/ GALV.
MTL. LATH O/ BLDG PAPER
SELF ADHERING FLASHING INSTALL ALL
AROUND OPENING
FIRESTOP SEALANT ALL AROUND
SPECIFIED TECHNOLOGIES SPECSEAL
100 OR EQUAL
'J' MOLD ALL 4 SIDES
5 1/2" ARCH SPRING POINT TO
BOTTOM OF HOOD
MILCOR PLASTER STOP BEYOND HOOD
HOOD COLLAR 22 GA. MTL. PRIME &
PAINT
1/
8
"
MA
X
.
2"
S
LIGHT
SWITCH
30"X30"
ACCESS
OPENING
20' MAX
30"
LIGHT
OVER
CONTROLS
WORKING SPACE
AT CONTROLS
PROVIDE POSITIVE
ELECTRICAL
DISCONNECT (SEC 509)
60
"
M
I
N
SEC
906B
NOTE:
COMBUSTION AIR USE ATTIC VENTILATION PLUS 1 S.I PER 40,000 BTU.
PASSAGEWAY TO THE MECHANICAL EQUPT IN THE ATTIC SHALL BE
UNOBSTRUCTED AND HAVE CONTINUOUS SOLID FLOORING NOT LESS THAN
24" WIDE NOT MORE AND 30" LENGTH THROUGH THE ATTIC
30
"
M
I
N
CL
E
A
R
A PERMANENT 120V
RECEPTACLE OUTLET SHALL
BE INSTALLED NEAR THE
APPLIANCE. (CMC 304.4.4)
3/4"PLYWOOD NAILED TO FRAMING W/
8D NAILS @ 6"/12" W/ A35'S OR EQUAL
AT EACH CORNER OF NEW UNIT
MA
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
13
1
0
N
H
A
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B
O
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B
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
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25
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6
SCALE:2 TYPICAL OPENING @ RATED WALL
1-1/2" = 1'-0"
SCALE:3 PENETRATION @ 1 HR CONSTRUCTION
NTS
SCALE:1 STUD NOTCHING / BORING LIMITS
NTSSCALE:4 BORE HOLES
NTS
SCALE:6 EXTERIOR WALL CURB
1-1/2" = 1'-0"
SCALE:5 TYPICAL INTERIOR WALL BASE
3" = 1'-0"
ROOF AND WALL
DETAILS
SCALE:7 ROOF RIDGE
1 1/2" = 1'-0"
SCALE:8 ROOF VALLEY
1 1/2" = 1'-0"
SCALE:9 VENT PIPE THRU ROOF
NTS
SCALE:10 ROOF WALL FLASHING
1 1/2" = 1'-0"
A3.1
SCALE:11 VENT AT EXTERIOR WALL
NTS
SCALE:12 ATTIC FAU
NTS
ANCHORAGE OF EQUIPMENT (CMC 303.4)
THE FURNACE SHALL BE PROPERLY ANCHORED AND SUPPORTED TO SUSTAIN VERTICAL AND
HORIZONTAL LOADS WITHIN THE STRESS
LIMITATIONS SPECIFIED IN THE CALIFORNIA BUILDING CODE.
IN ATTIC FURNACE INSTALLATIONS, WHERE THE UNIT IS NOT RIGIDLY ATTACHED TO THE
STRUCTURE, LATERAL BRACING MUST BE PROVIDED - TYPICALLY STRAPS RUNNING AT A 45
DEGREE ANGLE FROM EACH CORNER OF THE UNIT TO RIGID FRAMING MEMBERS AND TIGHT
ENOUGH TO PREVENT HORIZONTAL MOVEMENT. CONCERNS ABOUT VIBRATION
MUST BE ADDRESSED WITH ISOLATION DEVICES, NOT BY OMITTING REQUIRED SUPPORTS.
2515 & 2517 N
Cotter St5/1/2025
32
"6"
FUTURE GRAB BAR SHALL BE:
L-SHAPED, AND SHALL BE
(A) VERTICAL COMPONENT:
30" IN LENGTH, AND MOUNTED 6" FROM THE END OF
THE TOILET BOWL.
(B) HORIZONTAL COMPONENT
42" IN LENGTH, AND MOUNTED APPROX. 33"-36""
ABOVE THE FLOOR
NOTE: GRAB BAR REINFORCING ONLY REQUIRED BESIDE
WATER CLOSET IF WATER CLOSET IS LOCATED WITHIN 18"
OF THE ADJACENT WALL.
FUTURE GRAB BAR SHALL BE:
(A) MINIMUM 24" IN LENGTH, AND MOUNTED:
33"-36" ABOVE THE FLOOR ( TANKLESS)
6" ABOVE THE TANK
39
1
/
4
"
32
"
39
1
/
4
"
33
"
-
3
6
"
36" MIN42" MIN
2X8 BLOCKING MIN2X8 BLOCKING MIN
REQUIRED BLOCKING MATERIAL SHALL BE:
NOT BE LESS THAN 2 BY 8 INCH NOMINAL LUMBER (1-1/2” X 7-1/4” ACTUAL DIMENSION) OR OTHER
CONSTRUCTION MATERIAL PROVIDING EQUAL HEIGHT AND LOAD CAPACITY. REINFORCEMENT SHALL
BE LOCATED BETWEEN 32” AND 39-1/4” ABOVE THE FINISHED FLOOR, FLUSH WITH THE WALL FRAMING.
SIDING PER PLAN
GALV. SHT. MTL
FRIP FLASHING
H.M DOOR FRAME PER
SCHEDULE
DOOR PER SCHEDULE
CONC. PAVING SEE SITE PLAN
1/
4
"
M
A
X
.
1/
2
"
M
A
X
.
MAX.2 1
1/
4
"
M
A
X
.
ALUM. THRESHOLD SET
IN FULL BED OF MASTIC
DOOR BOTTOM SEAL
DOOR JAMB BEYOND
FRAM ANCHOR INSTALL
PER MFR. RECOMMENDATION
HEADER PER STRUCT.
WALL PER PLAN
2X4 DOOR
BLOCKING
5/8" GWB
1X4 VERT. GRAIN
DOUGLAS FIR,
PAINTED
INTERIOR JAMB
INTERIOR DOOR PER
DOOR SCHEDULE
1/
4
"
5/8" G.W.B
HEADER PER STRUCT
2X BLOCKING TO
ACHIEVE 2" WINDOW
RECESS
5/8" G.W.B
2X6 WALL
7/8" STUCCO ON TWO
LAYERS 30# FELT
SHEATHING PER
STRUCT.
MOISTURE STOP
EXPANDABLE METAL
LATHER
SLOPE TO DRAIN
GSM FLASHING
SEALANT
DBL GLAZED
WIINDOW
GSM FLASHING
SEALANT
EXPANDABLE METAL
LATHER
7/8" STUCCO ON TWO
LAYERS 30# FELT
SHEATHING PER
STRUCT.
4"
2"
4"
1/
2
"
"J" MOLD
WALL BEYOND
SEALANT & BACKER
ROD BOTH SIDES
EXPANSION JOINT
PER STRUCT.
SEALANT
ALUMN. BREAK METAL
TRACK SET IN MASTIC
BY STOREFRONT MFR
BREAK METAL END
DAM
ALUMN. STOREFRONT
HEAD
SEALANT AND BACKER
ROD, TYP.
SHEET METAL DRIP
EDGE FLASHING
WALL AND HEADER
PER STRUCT
7/8" STUCCO ON TWO
LAYERS 30# FELT
FUTURE BATHTUB GRAB BARS SHALL BE:
(A) HORIZONTAL COMPONENT:
MIN. 48" IN LENGTH, AND LOCATED ALONG THE FULL
LENGTH OF THE BATHTUB AND MOUNTED 33"-36"
ABOVE THE FLOOR AND LOWER GRAB BAR SUPPORT
MAX 6" ABOVE THE RIM OF THE BATHTUB
FUTURE BATHTUB GRAB BARS SHALL BE:
(A) HORIZONTAL COMPONENT:
MIN. 24" IN LENGTH, AND LOCATED AT EACH END
OF THE BATHTUB AND MOUNTED 33"-36" ABOVE
THE FLOOR
39
1
/
4
"
MA
X
48" MIN
6"
M
A
X
32
"
39
1
/
4
"
32
"
39
1
/
4
"
33
"
-
3
6
"
2X8 BLOCKING MIN2X8 BLOCKING MIN
ADJACENT TO BATHTUB
FUTURE SHOWER GRAB BARS SHALL BE:
(A) HORIZONTAL COMPONENT:
MIN. 24" IN LENGTH, AND LOCATED AT EACH END
OF THE BATHTUB AND MOUNTED 33"-36" ABOVE
THE FLOOR
39
1
/
4
"
MA
X
32
"
39
1
/
4
"
2X8 BLOCKING MIN
FUTURE BATHTUB GRAB BARS SHALL BE:
(A) HORIZONTAL COMPONENT:
MIN. 48" IN LENGTH, AND LOCATED ALONG THE FULL
LENGTH OF THE SHOWER AND MOUNTED 33"-36"
ABOVE THE FLOOR
32
"
39
1
/
4
"
33
"
-
3
6
"
2X8 BLOCKING MIN
ADJACENT TO WATER CLOSET
ADJACENT TO SHOWER
STEP 1:
TYPICAL WINDOW
OPENING
STEP 4:
REPEAT STEP 3 ON
RIGHT SIDE
STEP 2:
ATTACH FLASHING FLUSH ALONG THE
BOTTOM OF THE OPENING. THE
LENGTH OF THE FLASHING MUST BE
LONG ENOUGH TO FALL A MIN. OF 6"
BEYOND THE OPENING ON BOTH SIDES
SO THAT IT IS BEYOND THE TWO
VERTICAL PIECES THAT ARE
ATTACHED IN STEP 3 & 4
STEP 5:
POSITION WINDOW INTO THE OPENING
WITH THE FLANGE ON THE TOP OF THE
THREE FLASHING STRIPS. LEVEL THE
WINDOW AND SECURE IN PLACE
STEP 3:
ATTACH FLASHING ALONG THE LEFT
VERTICAL SIDE OF THE OPENING.
FLUSH WITH THE EDGE MAKING SURE
THAT IT IS OVER THE BOTTOM OF THE
HORIZONTAL STRIP. LENGTH OF THE
FLASHING MUST BE LONG ENOUGH TO
FALL A MIN. OF 6" BEYOND THE TOP
HORIZONTAL PIECE THAT IS ATTACHED
IN STEP 6 AFTER THE WINDOWS IS IN
PLACE
STEP 6:
ATTACH THE FOURTH STRIP OF
FLASHING ALONG THE HORIZONTAL
EDGE OF THE WINDOW, MAKING SURE
THAT THE FLASHING IS POSITIONED
OVER THE WINDOWS FLANGE AND
OVER BOTH VERTICAL PIECES. THIS
STRIP MUST FALL A MIN. OF 6"
BEYOND THE VERTICAL PIECES ON
MA
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
13
1
0
N
H
A
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B
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B
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
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25
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6
SCALE:9 TYPICAL GRAB BAR LOCATIOIN
NTSSCALE:12 STUD WALL REINFORCEMENT
FOR REFERENCE ONLY
DOOR AND
WINDOW DETAILS
SCALE:1 TYPICAL EXTERIOR DOOR
1-1/2" = 1'-0"
SCALE:2 INTERIOR DOOR JAMB
3" = 1'-0"
SCALE:4 TYPICAL WINDOW AT STUCCO SIDNG
3" = 1'-0"
SCALE:5 TYPICAL PATIO DOOR
3" = 1'-0"
1. VERIFY SIZE AND SPECIFICATIONS WITH MANUFACTURER PRIOR TO ORDERING
MATERIALS AND BEGINNING OF CONSTRUCTION
2. ALL WINDOWS SHALL BE DUAL GLAZED LOW E
3. HEAD HEIGHT ARE AT 7'-8" AFF UNLESS NOTED OTHERWISE OR ON FLOORPLANS
4. SEE ELEVATIONS FOR OPERATION DIRECTION
5. "TEMP" DENOTES SAFETY GLAZING. WINDOWS WITHIN A 24" ARCH OF EITHER
VERTICAL EDGE OF DOORS IN THE CLOSED POSITION AND WITHIN 18" OF FLOOR
SHALL BE SAFETY GLAZING. SEE ELEV FOR TEMPERED GLAZING LOCATIONS
- FOR TYPICAL WINDOW - FOR WINDOW FLASHING
1. VERIFY SIZE AND SPECIFICATIONS WITH MANUFACTURER PRIOR TO ORDERING
MATERIALS AND BEGINNING OF CONSTRUCTION
2. SEE UNIT ELEVATIONS FOR OPERATION DIRECTIONS
3. "TEMP" DENOTES SAFETY GLAZING. ALL GLASS IN DOORS SHALL BE TEMPERED
GLASS
4. FOR TYPICAL DOOR FRAMING DETAILS SEE
- FOR EXTERIOR DOORS - FOR INTERIOR DOORS1
A3.2
2
A3.2
4
A3.2
10
A3.2
A3.2
WINDOW SCHEDULE
QUANTITY SIZE WxH DESCRIPTION REMARKS
1 2 24"X24"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23
TEMP | OWNER'S
CHOICE
2 1 36"X48"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
3 2 48"X60"
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
4 4 60"X60
SLD VINYL-CLAD FRAME. DUAL GLAZING/ LOW E.
ARGON FILLED. U=0.3 : SHGC =0.23 OWNER'S CHOICE
#
QUANTITY SIZE DESCRIPTION REMARKS
A 2 3'0"X7'8" EXT SOLID WOOD DOOR. 1 3/4" THICK. PAINT
GRADE IN-SWING OR EQUAL OWNER'S CHOICE
B 5 2'6"X6'8" INT HOLLOW CORE WOOD DOOR. 1 3/4" THICK.
PAINT GRADE OR EQUAL OWNER'S CHOICE
C 1 2'0"X6'8" EXT SOLID WOOD DOOR. 1 3/4" THICK. PAINT
GRADE IN-SWING OR EQUAL OWNER'S CHOICE
#
DOOR SCHEDULE
SCALE:10 TYPICAL WINDOW FLASHING
NTS
SCALE:8 WATER HEATER STRAPPING
NTS
CALIFORNIA PLUMBING CODE SECTION 507.2 REQUIRES THAT ALL WATER HEATERS SHALL BE SUPPORTED AND STRAPPED
TO PREVENT MOVEMENT DURING AN EARTHQUAKE.
TWO METAL STRAPS, NOT LESS THAN 22 GAUGE, NOR LESS THAN 5/8-INCH WIDE SHALL BE USED. ONE STRAP SHALL BE
PLACED WITHIN THE UPPER 1/3 OF THE WATER HEATER’S VERTICAL DIMENSION AND THE OTHER SHALL BE PLACED WITHIN
THE BOTTOM 1/3 OF THE WATER HEATER’S VERTICAL DIMENSION. AT THE LOWER POINT, A MINIMUM DISTANCE OF 4 INCHES
SHALL BE MAINTAINED ABOVE THE CONTROLS WITH THE STRAPPING. THE MEANS OF CONNECTION TO THE STRUCTURE
SHALL BE MADE BY THE USE OF SCREWS NOT LESS THAN 1/4 INCH IN SIZE WITH A MINIMUM PENETRATION OF 1-1/2 INCH INTO
A FRAMING MEMBER OF THE WALL. A CUT WASHER SHALL BE USED BETWEEN THE HEAD OF THE SCREW AND THE STRAP TO
INSURE A POSITIVE SUPPORT.
BACKING FOR FUTURE
30 IN. X 1-1/4 IN. FLIP-UP SCREW GRAB BAR
R8960FD – FLIP UP GRAB BAR
STAINLESS STEEL PEENED FINISH
1 ¼” DIAMETER BAR OR EQUAL
ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING
CONTROLS FOR HEATING, VENTILATION AND AIR CONDITIONING) INTENDED TO BE
USED BY OCCUPANTS SHALL BE LOCATED NO MORE THAN 48” MEASURED FROM THE
TOP OF THE OUTLET BOX AND NOT LESS THAN 15” MEASURED FROM THE BOTTOM OF
THE OUTLET BOX ABOVE THE FINISH FLOOR.
2515 & 2517 N
Cotter St5/1/2025
25'-0"
PL TO CL OF STREET
18'-0"
CURB
& GUTTER to CL OF STREET
10'-0"
TO REMAIN
5'
-
0
"
TO
R
E
M
A
I
N
10
'
-
0
"
MI
N
.
ALIGN
25' OBSTRUCTION FREE
25
'
O
B
S
T
R
U
C
T
I
O
N
F
R
E
E
7'-0"
PL TO CURB
12
'
-
4
"
PL
T
O
C
U
R
B
20'-0"
FRONT YARD SETBACK
15
'-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'-
0
"
SI
D
E
YA
R
D
SE
T
B
A
C
K
20'-0"
REAR YARD SETBACK
27
'
-
1
0
"
5'-0"
8'
-
0
"
14'-2"
3'
-
0
"
14'-0"
11'-7"
27
'
-
7
"
4'-6"
18
'
-
6
"
44'-2"
10
'
-
0
"
5'-3"
20
'
-
4
"
27'-4"
20
'
-
0
"
19'-0"
20
'
-
0
"
21'-1"
40
'
-
1
"
39'-11 7/8"
8'-0 1/2"
39
'
-
8
3
/
4
"
28'-0 1/2"
16
'
-
2
"
13
'
-
1
"
45'-11"
119'-7"
3'
-
4
"
5'-3"
16
'
-
7
"
5'-3"
5'
-
0
"
16'-5"
1'
-
0
"
2'-0"
MA
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LICENSED ARCHITECT
STATEOF C ALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
1310
N H
AR
B
OR
B
LVD
.
SA
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457.0436
DE
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D
A
D
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1
ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
A
C
H
E
D
A
D
U
:
25
1
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AP
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9
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3
4
5
.
9
1
7
5
DIGITAL STAMP/ SIGNATURE
2024.11.08 CYCLE 2 SUBMITTAL
EXISTING OVERALL
SITE PLAN
SP1.0
SCALE:1 EXISTING OVERALL SITE PLAN
1/8" = 1'-0"
EXISTING DWELLING
119'
LOT SPLIT UNDER SEPERATE SCOPE
LOT CURRENTLY UNDERGOING TMP
REVIEW. LOT TO BE SPLIT UNDER DP
NO. 2023-25 & ER NO. 2023-86
EXISTING GARAGE
PIQ
APN: 399-142-01
GROSS AREA: 12,055 SF
⅊
CO
T
T
E
R
S
T
.
DOWNIE PL.
EXISTING OPEN
PATIO
EXISTING OPEN
PATIO
⅊
⅊
⅊
⅊⅊101'
101.89'
⅊
⅊
GARAGE AND
STORAGE TO BE
DEMOED
N89°15'05"E 174.00'
N89°15'05"E 192.00'
N0
°
4
4
'
5
5
"
W
1
0
1
.
8
9
'
N0
°
4
4
'
5
5
"
W
8
3
.
8
9
'
APN:399-142-01
OCCUPANCY:SFR (R-3) ADU (R-3)
ZONE:R-1
TYPE OF CONSTRUCTION:VB
SPRINKLER:NO ( MAIN RESIDENCE NOT SPRINKLERED)
FLOOD ZONE:X
BUILDING HEIGHT:14''-6" (20' MAX)
LOT AREA:12,055 SF a
EXISTING SCOPE:
MAIN RESIDENCE:1,918 SF b
2 CAR GARAGE:550 SF c
FRONT PORCH 55 SF d
BACK OPEN PATIO 795 SF ( TO BE REDUCED)e
SIDE OPEN PATIO 350 SF ( TO BE DEMOED)f
NEW SCOPE:
DETACHED ADU:1000 SF g
BACK OPEN PATIO 685 SF ( REDUCED)h
PROPOSED FLOOR TO AREA:
( b + g ) / a .25
PROPOSED TOTAL LOT COVERAGE:
( b + c + d + g )3,523 SF i
(2) 10X20 OFFSITE PARKING 400 SF j
( i + j ) / a 33% < 35%
1
2515 & 2517 N
Cotter St5/1/2025
25'-0"
PL TO CL OF STREET
18'-0"
CURB
& GUTTER to CL OF STREET
10'-0"
TO REMAIN
5'
-
0
"
TO
R
E
M
A
I
N
10
'
-
0
"
MI
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.
ALIGN
25' OBSTRUCTION FREE
25
'
O
B
S
T
R
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C
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I
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N
F
R
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E
7'-0"
PL TO CURB
12
'
-
4
"
PL
T
O
C
U
R
B
20'-0"
FRONT YARD SETBACK
15
'-
0
"
SI
D
E
Y
A
R
D
S
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T
B
A
C
K
5'-
0
"
SI
D
E
YA
R
D
SE
T
B
A
C
K
20'-0"
REAR YARD SETBACK
27
'
-
1
0
"
5'-0"
8'
-
0
"
14'-2"
3'
-
0
"
14'-0"
11'-7"
27
'
-
7
"
4'-6"
18
'
-
6
"
44'-2"
10
'
-
0
"
5'-3"
20
'
-
4
"
27'-4"
20
'
-
0
"
19'-0"
20
'
-
0
"
39'-11 7/8"
8'-0 1/2"
39
'
-
8
3
/
4
"
28'-0 1/2"
16
'
-
2
"
13
'
-
1
"
45'-11"
119'-7"
3'
-
4
"
5'-3"
16
'
-
7
"
5'
-
0
"
16'-5"
1'
-
0
"
2'-0"
GRADE
T.O SIDWALK
T.O FENCE AND HEDGE
3'-0" ABOVE GRADE
GRADE
T.O SIDWALK
T.O FENCE
2'-0" ABOVE GRADE
4'-0"
TYP
GRADE
T.O SIDWALK
T.O BLOCK WALL AND HEDGE
3'-0" ABOVE GRADE
MA
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LICENSED ARCHITECT
STATEOF C ALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
1310
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DE
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1
ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
A
C
H
E
D
A
D
U
:
25
1
5
C
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C
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7
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AP
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/
94
9
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3
4
5
.
9
1
7
5
DIGITAL STAMP/ SIGNATURE
2024.11.08 CYCLE 2 SUBMITTAL
EXISTING PARCEL "1"
SITE PLAN
SP1.1
SCALE:1 EXISTING SITE PLAN
1/8" = 1'-0"
GENERAL NOTES
RESIIDENCE ADDRESSING SHALL BE EASILY VISIBLE FROM SANTA ANNA TO AID EMERGENCY RESPONDERS,
APPROVED BUILDING ADDRESS NUMBERS SHALL BE PROVIDED AND MAINTAINED SO AS TO BE PLAINLY VISIBLE AND LEDGIBLE FROM THE STREET FRONTING THE
PROPERTY. THE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUNDS, BE ILLUMINATED ARABIC NUMERALS , AND BE A MINIMUM OF 4 INCHES HIGH WITH A
MINIMUM STROKE WIDTH OF .5 INCHES. CFC CHAPTER 5, SECTION 505.1
LANDSCAPING MAINTAINED NOT TO INTERFERE WITH LIGHTING OR ADDRESSING
ASPHALT RESTORATION SHALL BE PER CITY OF FULLERTON STANDARD PLAN NO.’S 120, 121, AND 219.
ANY ALTERATION OR RELOCATION TO EXISTING UTILITIES METERS SUCH AS GAS, WATER AND ELECTRICAL MUST BE NOTIFIED TO BUILDING INSPECTOR FOR
APPROVAL PRIOR TO COMMENCE WORK
THERE SHALL BE NO TRENCHES OR EXCAVATION 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN PERMIT FROM
STATE OF CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY AND HEALTH (CAL/OSHA) THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED
PRIOR TO COMMENCEMENT OF ANY WORK. CONTACT CAL/OSHA AT: 714-558-4451 FOR ADDITIONAL INFORMATION
ADDITION THAT EXCEED 50% OF THE EXISTING LIVING FLOOR AREA REQUIRE UNDER GROUNDING OF ALL EXISTING ABOVE GROUND UTILITIES. PER BUILDING
POLICY, WHERE FEASIBLE, AND AS DETERMINED BY THE BUILDING INSPECTOR, ALL ABOVE GROUND UTILITIES SHALL BE RELOCATED UNDERGROUND.
THE GRADE SHALL FALL NOT FEWER THAN 6" WITHIN THE FIRST 10' FROM THE FOUNDATION WALL. WHERE LOT LINES, WALLS, SLOPES OR PHYSICAL BARRIERS
PROHIBIT 6" OF FALL WITHIN 10', DRAINS, OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES
WITHIN 10' OF THE BUILDING SHALL BE SLOPED NOT LESS THAN 2% AWAY FROM THE BUILDING
KEY NOTES
1 PROPERTY LINE
2
3
CURB LINE
4
1
5
6
2
4
3
5
HOUSE STREET NUMBER
(4) INCHES IN HEIGHT, OF A COLOR
CONTRASTING TO THE BACKGROUND
EXISTING NEW
6
PUBLIC RIGHT OF WAY
ELECTRICAL METER
4" SEWER MAIN LATERAL
PROTECT IN PLACE
5/8" WATER METER &
3/4" DOMESTIC WATER SERVICE
8
9
10
LANDSCAPE
CONCRETE PAVING
POWER POLE
1 HR FIRED RATED EAVE
7
GAS METER & GAS LINE
225A SERVICE PANEL
MIN. 4'' ABS SEWER LATERAL MIN 2% SLOPE PER CPC
OUTDOOR RATED HEAT AND COOL MINI SPLIT UNIT
PROVIDE 4'' CONCRETE PAD OR PREFAB PAD.
1" WATER LINE MIN. 18'' BURIAL DEPTH W/#12 TRACE
WIRE WATER SERVICE LINE SHALL NOT BE IN THE
SAME TRENCH W/ SEWER LINE AND SHALL MAINTAIN
MIN 18'' SEPARATION
11
12
MAIN RESIDENCE ADDRESS
13
7 200 AMP DUAL METER PANEL UPGRADE
PER CITY'S METER SPOT REPORT
8 1" GAS LINE & NEW METER PER CITY STDS
POWER LINE ABOVE
14
15
OPEN PATIO TO BE DEMOLISH
16
17
STEEL GATE
EASTMENTS
1 INDICATES EXISTING SOUTHERLY 5' EASTMENT FOR PUBLIC UTLILITIES
PER TRACT MAP NO. 2419, RECORDED SEPT. 19, 1955 IN BOOK 76,
PAGES 16 TO 19 O.R
2 INDICATES EXISTING SOUTHERLY 6' EASTMENT FOR EITHER OR BOTH
POLE LINE, CONDUITS THE SCE COMPANY RECORDED NOV 3, 1955 IN
BOOK 3277, PAGE 31 O.R
3 INDICATES EXISTING SOUTHERLY 5' EASTMENT FOR EITHER
OR BOTH POLE LINE, CONDUITS TO THE PACIFIC
TELEPHONE AND TELEGRAPH COMPANY ( OWNED BY AT&T)
RECORDED DEC 31, 1955 IN BOOK 3283, PAGE 55 O.R
4 INDICATES DEDICATION OF AN EASMENT TO THE CITY OF
SANTA ANA FOR PUBLIC STREET & PUBLIC UTLITIES
PURPOSES
5 INDICATES 5' DEDICATION OF AN EASMENT TO THE CITY OF
SANTA ANA FOR PUBLIC STREET & PUBLIC UTLITIES
PURPOSES
FENCE TYPE 1 - TO BE MODIFIED
FENCE TYPE 2 - TO BE MODIFIED
FENCE TYPE 3 - TO BE MODIFIED
FIRE HYDRANT
18
FENCE TO BE DEMO19
25' SITE TRIANGLE209ACURBCUT
9 6' HT. FLAT CMU BEIGE BLOCK WALL ALONG SHARED
PROPERTY LINE
SCALE:A FENCE TYPE 1 : WOOD FENCE + HEDGE
NTS
SCALE:B FENCE TYPE 2 : "X' WOOD FENCE
NTS
SCALE:C FENCE TYPE 3 : CMU WALL + HEDGE
NTS
EXISTING PATIO
⅊
EXISTING PATIO
EXISTING GARAGE
EXISTING DWELLING
119'⅊
DOWNIE PL.
83.89'
⅊
⅊
⅊
⅊⅊101'
101.89'
⅊
EXISTING 6' VINYL FENCE TO
BE MODIFIED TO 3' AB0VE
GRADE.
EXISTING HEDGE TO BE
TRIMED DOWN TO 3' ABOVE
GRADE
EXISTING 2' AB0VE GRADE. "X"
FRAME WOOD FENCE - 4'
PANELS - TO BE LEGALIZED AS
PART OF PERMIT
EXISTING 6' FLAT CMU BLOCK
WALL TO BE MODIFIED TO 3'
ABOVE GRADE.
EXISTING HEDGE TO BE
TRIMED DOWN TO 3' ABOVE
GRADE
REFER TO CIVIL DRAWINGS FOR CONTROL POINTS AND ADDITIONAL SITE INFORMATION
3 21
4
5
1
1
1
1
2
2 2
3
3
4
5
6
7
8
8
8
8
8
9
9
6 : 12
6 :
1
2
6 :
1
2
6 : 12 6 :
1
2
6 :
1
2
6 :
1
2
6 :
1
2
6 : 12
6 : 12
6 : 126 : 12
10
11
12 12
14
8
15
16
17
18 18
19
20
9A
UTILITY EASEMENTS
UT
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101'
101.89'
N89°15'05"E 174.00'
N89°15'05"E 192.00'
N0
°
4
4
'
5
5
"
W
1
0
1
.
8
9
'
1
1
2515 & 2517 N
Cotter St5/1/2025
10X20 10X20
20'-0"
FRONT YARD SETBACK
15
'
-
0
"
SI
D
E
Y
A
R
D
S
E
T
B
A
C
K
5'
-
0
"
SI
D
E
YA
R
D
SE
T
B
A
C
K
20'-0"
REAR YARD SETBACK
7'
-
9
"
17
'
-
0
"
15
'
-
0
"
MI
N
5'-3"
25'-0"
PL TO CL OF STREET
18'-0"
CURB
& GUTTER to CL OF STREET
10'-0"
TO REMAIN
5'
-
0
"
TO
R
E
M
A
I
N
10
'
-
9
"
MI
N
.
25' OBSTRUCTION FREE
25
'
O
B
S
T
R
U
C
T
I
O
N
F
R
E
E
7'-0"
PL TO CURB
12
'
-
4
"
PL
T
O
C
U
R
B
5'-0"
22'-6"
17
'
-
0
"
58'-10"
16'-5"
79'-0"25
'
-
0
"
18'-0"
8'-5"
TO REMAIN
1'
-
0
"
2'-0"
GABLE VENT
ROOF RIDGE
VENTILATION
CEILING JOIST
CEILING
INSULATION
EAVE VENTILATION
MECHANICAL
ROOF VENT MA
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S
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25
1
7
C
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B
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F
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
13
1
0
N
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B
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DE
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A
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U
1
2
3
ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
T
A
C
H
E
D
A
D
U
:
25
1
5
C
O
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T
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S
A
N
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7
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AP
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94
9
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3
4
5
.
9
1
7
5
DIGITAL STAMP/ SIGNATURE
2024.11.08 CYCLE 2 SUBMITTAL
2024.12.12 CYCLE 3 SUBMITTAL
2025.01.02 PW CYCLE 2 SUBMITTAL
4 2025.01.13 OWNER REQ FIELD REV
PROPOSED SITE PLAN
AND ROOF PLAN
1. ROOF OPENINGS SHALL HAVE CORROSION-RESISTANT WIRE MESH OR OTHER
APPROVED MATERIAL WITH 1/6 INCH MINIMUM AND 1/4 INCH MAXIMUM OPENING
2. A MINIMUM OF 1 INCH AIR SPACE SHALL BE PROVIDED BETWEEN INSULATION AND
ROOF SHEATHING
3. UNVENTED ATTIC ASSEMBLIES SHALL MEET ALL THE CONDITIONS IN SECTION
R806.4
4. TYPICAL ROOF OVERHANG 1'-6" - U.N.O
5. TYPICAL ROOF OVERHANG RAKE 1'-6" - U.N.O
6. BUILT UP MEMBRANE TYPICALLY W/ BITUTHENE MEMBRANE - U.N.O
7. FRAMER SHALL BE RESPONSIBLE FOR COORDINATING W/ TRUSS MANUFACTURER
TO ACCOMMODATE ALL ATTIC VENTS.
8. ALL VENTS SHALL BE INSTALLED SO AS TO MAKE THEM WATER PROOF AND WALL
MOUNTED LOUVERS SHALL BE SEALED AND FLASHED WITH "MOISTOP" IN THE
SAME MANNER PRESCRIBED FOR WINDOW INSTALLATION
9. PROVIDE APPROVED INSULATION DAMS ( BAFFLES) WHERE VENT BLOCKS ARE
USED BETWEEN ROOF FRAMING MEMBERS TO PREVENT HOLES
ADU ATTIC VENTILATION
ROOF NOTES
ROOF VENTILATIION DIAGRAM
ROOF SPECIFICATION:
1. ROOF: CLASS 'A' FIRE RATING -
ROOF MATERIAL: SHINGLE CLASS "A" MIN
OWENS CORING ROOFING
ASPHALT - CRRC: 0890-0014
ESR 2664 W/ LAYERS OF
UNDERLAYMENT
UNDERLAYMENT: ASTM D 226,
TYPE I OR ASTM D 4869 TYPE I
PER 2022 CBC CHAPT. 15 OR
2022 CRC R902.1
MFG: AIR VENT INC. OR EQUAL
PRODUCT INFO:
ALUMINUM GABLE VENT
FLUSH FLANGE
MFG: O'HAGIN OR EQUAL
PRODUCT INFO:
TAPERED LOW-PROFILE VENTS
CLASS A RATED
STAINLESS STEEL
MFG:
MAURICE FRANKLIN OR EQUAL
PRODUCT INFO:
2.5"
ALUMINUM
STAINLESS STEEL
EQ EQ EQ EQ
1/
2
"
1/
2
"
FOR REFERENCE ONLY
10
A3.0
OVERHANG
TYP.
EAVE OVERHANG
EAVE OVERHANG
SP1.2
UTILITY EASEMENTS
SOLAR PANEL SOLAR PANEL
6 : 126 : 12
6
:
1
2
6
:
1
2
6
:
1
2
6
:
1
2
10
A3.0
1HR RATED
OVERHANG
TYP.
EA
V
E
O
V
E
R
H
A
N
G
1H
R
R
A
T
E
D
E
A
V
E
O
V
E
R
H
A
N
G
1
GENERAL NOTES
RESIIDENCE ADDRESSING SHALL BE EASILY VISIBLE FROM SANTA ANNA TO AID EMERGENCY RESPONDERS,
APPROVED BUILDING ADDRESS NUMBERS SHALL BE PROVIDED AND MAINTAINED SO AS TO BE PLAINLY VISIBLE AND LEDGIBLE FROM THE STREET FRONTING THE PROPERTY.
THE NUMBERS SHALL CONTRAST WITH THEIR BACKGROUNDS, BE ILLUMINATED ARABIC NUMERALS , AND BE A MINIMUM OF 4 INCHES HIGH WITH A MINIMUM STROKE WIDTH OF .5
INCHES. CFC CHAPTER 5, SECTION 505.1
LANDSCAPING MAINTAINED NOT TO INTERFERE WITH LIGHTING OR ADDRESSING
ASPHALT RESTORATION SHALL BE PER CITY OF FULLERTON STANDARD PLAN NO.’S 120, 121, AND 219.
ANY ALTERATION OR RELOCATION TO EXISTING UTILITIES METERS SUCH AS GAS, WATER AND ELECTRICAL MUST BE NOTIFIED TO BUILDING INSPECTOR FOR APPROVAL PRIOR
TO COMMENCE WORK
THERE SHALL BE NO TRENCHES OR EXCAVATION 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND, OR OBTAIN PERMIT FROM STATE OF
CALIFORNIA, DIVISION OF OCCUPATIONAL SAFETY AND HEALTH (CAL/OSHA) THIS PERMIT AND ANY OTHER SAFETY PERMIT SHALL BE OBTAINED PRIOR TO COMMENCEMENT OF
ANY WORK. CONTACT CAL/OSHA AT: 714-558-4451 FOR ADDITIONAL INFORMATION
ADDITION THAT EXCEED 50% OF THE EXISTING LIVING FLOOR AREA REQUIRE UNDER GROUNDING OF ALL EXISTING ABOVE GROUND UTILITIES. PER BUILDING POLICY, WHERE
FEASIBLE, AND AS DETERMINED BY THE BUILDING INSPECTOR, ALL ABOVE GROUND UTILITIES SHALL BE RELOCATED UNDERGROUND.
THE GRADE SHALL FALL NOT FEWER THAN 6" WITHIN THE FIRST 10' FROM THE FOUNDATION WALL. WHERE LOT LINES, WALLS, SLOPES OR PHYSICAL BARRIERS PROHIBIT 6" OF
FALL WITHIN 10', DRAINS, OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10' OF THE BUILDING
SHALL BE SLOPED NOT LESS THAN 2% AWAY FROM THE BUILDING
KEY NOTES
1 PROPERTY LINE
2
3
CURB LINE
4
1
5
6
2
4
3
5
HOUSE STREET NUMBER
(4) INCHES IN HEIGHT, OF A COLOR CONTRASTING \
TO THE BACKGROUND
EXISTING NEW
6
PUBLIC RIGHT OF WAY
ELECTRICAL METER
4" SEWER MAIN LATERAL
PROTECT IN PLACE
5/8" WATER METER &
3/4" DOMESTIC WATER SERVICE
8
9
10
LANDSCAPE
CONCRETE PAVING
POWER POLE
1 HR FIRED RATED EAVE
7
GAS METER & GAS LINE
225A SERVICE PANEL
MIN. 4'' ABS SEWER LATERAL MIN 2% SLOPE PER CPC
OUTDOOR RATED CONDENSER UNIT PROVIDE 4''
CONCRETE PAD OR PREFAB PAD.
CONSTRUCT 1 IN. WATER SERVICE WITH 1" IN. METER PER STANDARD PLAN NO.
1401 FOR DOMESTIC USE. WATER METER TO BE INSTALLED BY CITY FORCES
AFTER SUBMISSION OF A WATER METER APPLICATION AND PAYMENT OF FEES.
CONTACT THE WATER RESOURCES DIVISION AT 714-647-3320 FOR ASSISTANCE.
PAVEMENT RESTORATION PER STANDARD PLAN NO. 1150. SIDEWALK
RESTORATION PER CITY STANDARD PLAN NO. 1104.
11
12
MAIN RESIDENCE ADDRESS
13
7 SFR 100A & ADU 200A SIDE BY SIDE METER
PER SCE AND CITY'S STD
8 1" GAS LINE & NEW METER PER CITY STDS
POWER LINE ABOVE
14
15
OPEN PATIO TO BE DEMOLISH
16
17
STEEL GATE
EASTMENTS
1 INDICATES EXISTING SOUTHERLY 5' EASTMENT FOR PUBLIC UTLILITIES
PER TRACT MAP NO. 2419, RECORDED SEPT. 19, 1955 IN BOOK 76,
PAGES 16 TO 19 O.R
2 INDICATES EXISTING SOUTHERLY 6' EASTMENT FOR EITHER OR BOTH
POLE LINE, CONDUITS THE SCE COMPANY RECORDED NOV 3, 1955 IN
BOOK 3277, PAGE 31 O.R
3 INDICATES EXISTING SOUTHERLY 5' EASTMENT FOR EITHER
OR BOTH POLE LINE, CONDUITS TO THE PACIFIC
TELEPHONE AND TELEGRAPH COMPANY ( OWNED BY AT&T)
RECORDED DEC 31, 1955 IN BOOK 3283, PAGE 55 O.R
4 INDICATES DEDICATION OF AN EASMENT TO THE CITY OF
SANTA ANA FOR PUBLIC STREET & PUBLIC UTLITIES
PURPOSES
5 INDICATES 5' DEDICATION OF AN EASMENT TO THE CITY OF
SANTA ANA FOR PUBLIC STREET & PUBLIC UTLITIES
PURPOSES
FENCE TYPE 1 - TO BE MODIFIED
FENCE TYPE 2 - TO BE MODIFIED
FENCE TYPE 3 - TO BE MODIFIED
FIRE HYDRANT
18
FENCE TO BE DEMO19
25' SITE TRIANGLE20
9A CURBCUT
9 6' HT. FLAT CMU BEIGE BLOCK WALL ALONG SHARED
PROPERTY LINE
6" A.C WATER MAIN21
8" V.C.P SEWER MAIN22
MAN HOLE (C06-028)23
10 INSTALL SEWER CLEANOUT (ONSITE) PER CITY STD
EXISTING PATIO
⅊
MODIFIED
PATIO
EXISTING GARAGE
EXISTING DWELLING
119'⅊
83.89'
⅊
⅊
⅊
⅊⅊101'
101.89'
⅊
REFER TO CIVIL DRAWINGS FOR CONTROL POINTS AND ADDITIONAL SITE INFORMATION
3 21
4
5
1
1
1
1
2
2 2
3
3
4
5
6
8
8
8
8
9
9
6 : 12
6
:
1
2
6
:
1
2
6 : 12 6
:
1
2
6
:
1
2
6
:
1
2
6
:
1
2
6 : 12
6 : 12
6 : 126 : 12
10
11
12 12
15
16
17
18 18
20
9A
UT
I
L
T
Y
E
A
S
E
M
E
N
T
S
A B C D E
PLAN ATTIC AREA REQ'D VENTING GABLE ROOF VENTS EAVE VENTS
VENTS
ATTIC AREA
( SQUARE
FEET)
GABLE VENTS:
AIR VENT INC. ALUMINUM
GABLE VENT 15.75"X26.5" OR EQUAL 92 SQ.IN 2 184 SQ.IN
EAVE VENTS:
2.5" ROUND SCREENED VENT
(GROUP OF THREE AT EACH VENT PLACE )
MAURICE FRANKLIN LOUVER OR EQUAL
2.5" / 2 = 1.25" RADIUS
1.25" X 1.25" X 3.1416 = 5.0 SQ.IN 5.0 SQ.IN 11 55 SQ.IN
RIDGE VENTS:
VENTURE RIGID ROLL RIDGE VENT 12.5 SI/ LF 58' 725 SQ.IN
ATTIC AREA
DIVIDE
150
MULTIPLY
144
___________
TOTAL REQ'D
NET FREE
VENTING IN
SQUARE INCH
TOTAL
SQUARE
INCH OF NET
FREE
VENTILATION
AREA
PROVIDED
AT
RIDGE
TOTAL
SQUARE
INCH OF
NET FREE
VENTILATION
AREA
PROVIDED
BY GABLE
VENTS
TOTAL
SQUARE
INCH OF
NET FREE
VENTILATION
AREA
PROVIDED
UNDER
EAVE VENT
BLOCKING
TOTALAIR FLOW QUANTITY
184 SI960 SI1000 SF 725 SI
TOTAL VENTING PROVIDED: 964 SQ.IN
55 SF
7
2
3
4 5
6
8
SCALE:1 PROPOSED SITE PLAN AND ROOF PLAN
1/8" = 1'-0"
CO
T
T
E
R
S
T
.
N89°15'05"E 174.00'
N89°15'05"E 192.00'
N0
°
4
4
'
5
5
"
W
1
0
1
.
8
9
'
1200 SF OPEN SPACE
EXISTING PATIO OVERHANG TO BE REDUCED 2' (EAST) 1' ( NORTH) TO COMPLY WITH MAX.
PATIO PROJECTION. EXISTING POST/BEAMS TO REMAIN. PATCH AND REPAIR AS NEEDED.
REPAIR PER SA PATIO STANDARDS.
WWW.SANTA-ANA.ORG/DOCUMENTS/ONE-AND-TWO-FAMILY-DWELLING-PATIO-COVERS/
21
21
2223
STA 0+00.00 DOWNIE PL.
STA 10+00.00 COTTER ST.
STA 8+99.40
10
DOWNIE PL.
7
STA 9+04.40
22 STA 1+39.03
4
4
2515 & 2517 N
Cotter St5/1/2025
ABBREVIATIONS ON DRAWINGS:
A.B.ANCHOR BOLT
BM BEAM
BOT.BOTTOM
B.O.BOTTOM OF
B/W BETWEEN
℄CENTER LINE
COL.COLUMN
CONT.CONTINUOUS
CLR CLEAR
CONC.CONCRETE
CONN.CONNECTION
COLL.COLLECTOR
Ø, OR d DIAMETER
D.F.DOUGLAS FIR
D.S.DRAG STRUT
DWG DRAWING
DIAG.DIAGONAL
DN DOWN
EA.EACH
EL.ELEVATION
EXT.EXTERIOR
E.N.EDGE NAILING
E.F.EACH FACE
E.S.EACH SIDE
E.W.EACH WAY
EQ EQUAL
(E)EXISTING
FLR.FLOOR
GENERAL NOTES
1.ALL WORK AND MATERIALS SHALL CONFORM TO THE REQUIREMENTS OF THE 2022 CRC
2.ALL DETAILS, SECTIONS AND NOTES SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL APPLY TO SIMILAR SITUATIONS
ELSEWHERE, UNLESS NOTED OTHERWISE. NOTES AND DETAILS ON THE DRAWINGS TAKE PRECEDENCE OVER THE GENERAL NOTES AND
TYPICAL DETAILS.
3.ALL OMISSIONS AND CONFLICTS BETWEEN VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND/OR ARCHITECTURAL SPECIFICATIONS
(WHERE APPLICABLE) SHALL BE BROUGHT TO THE ATTENTION OF THE STRUCTURAL ENGINEER BEFORE PROCEEDING WITH ANY OF THE
WORK INVOLVED.
4.AT ALL TIMES THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY RESPONSIBLE FOR THE CONDITIONS OF THE JOB SITE INCLUDING
SAFETY OF THE PERSONS AND PROPERTY, AND FOR ALL NECESSARY INDEPENDENT ENGINEERING REVIEWS OF THESE CONDITIONS. THE
ARCHITECT'S OR ENGINEER'S JOB SITE REVIEW IS NOT INTENDED TO INCLUDE REVIEW OF THE ADEQUACY OF THE CONTRACTOR'S SAFETY
MEASURES.
5.DURING AND AFTER CONSTRUCTION, BUILDER AND/OR OWNER SHALL KEEP LOADS ON STRUCTURE WITHIN THE LIMITS OF DESIGN LOADS.
6.IN NO CASE SHALL WORKING DIMENSIONS BE SCALED FROM PLANS, SECTIONS OR DETAILS ON THE STRUCTURAL DRAWINGS.
8.NO OPENINGS, CHASES, NOTCHES, ETC. SHALL BE PLACED IN COLUMNS, JOISTS, BEAMS, BEARING WALLS, AND SHEAR WALLS UNLESS
SPECIFICALLY NOTED ON THESE DRAWINGS. THE CONTRACTOR SHALL NOTIFY THE STRUCTURAL ENGINEER WHEN DRAWINGS BY OTHERS
SHOW SUCH OPENINGS.
9.CONTRACTOR SHALL COORDINATE ALL STRUCTURAL FRAMING WITH MECHANICAL, PLUMBING AND ELECTRICAL INFRASTRUCTURE,
INCLUDING, BUT NOT LIMITED TO, RECESSED AND SEMI-RECESSED LIGHTING, MECHANICAL DUCTS AND PIPING, FIRE SPRINKLER PIPE AND
HEADS AND PLUMBING DRAINS, WASTE AND SUPPLY LINES.
10.ALL ASTM DESIGNATIONS SHALL BE AS AMENDED TO DATE UNLESS NOTED OTHERWISE.
DESIGN CRITERIA
1.DEAD LOADS:
a.ROOF (SLOPED) = 10 PSF
b.CEILING LOAD = 6 PSF
c.SOLAR = 4 PSF
d.WALL (EXTERIOR) = 17 PSF
e.WALL (INTERIOR) = 10 PSF
f.FLOOR = 15 PSF
2.LIVE LOADS:
a.ROOF =20 PSF
b.ATTIC =10 PSF
c.FLOOR =40 PSF
3.SEISMIC DESIGN PARAMETERS:
a.IMPORTANCE FACTOR I = 1.0
b.RISK CATEGORY II
c.SITE CLASS D
d.SEISMIC DESIGN CATEGORY D
DESIGN BASE SHEAR: V = Cs*W AT STRENGTH LEVEL
(W = EFFECTIVE SEISMIC WEIGHT)
e.WOOD SHEAR WALLS Cs = 0.165
RESPONSE MODIFICATION FACTOR R = 6.5
4.WIND DESIGN PARAMETERS:
a.BASIC WIND SPEED 95mph
b.RISK CATEGORY II
c.EXPOSURE CATEGORY B
d.WIND PRESSURES (STRENGTH LEVEL):
·MAIN WIND FORCE RESISTING SYSTEM: 16.7 PSF
5.FOUNDATION DESIGN PARAMETERS:
a.SPREAD FOOTING PARAMETERS
·ALLOWABLE SOIL PRESSURE:
DEAD LOADS:1,500 PSF
DEAD PLUS LIVE LOADS:1,500 PSF
DEAD PLUS LIVE PLUS SEISMIC:2,000 PSF
·PASSIVE PRESSURE 250 PCF
·COEFFICIENT OF FRICTION 0.30
FOUNDATION
1.INSTALLATION OF THE FOUNDATION FOOTINGS OR PIERS WITH RESPECT TO THE DEPTH BELOW FINISHED OR NATURAL GRADE SHALL BE
AT A MINIMUM ACCORDING TO THE FOUNDATION DETAILS ON THESE PLANS. FIELD DISCOVERED CONDITIONS MAY NECESSITATE DEEPER
FOUNDATIONS.
2.EXCEPT WHERE OTHERWISE SHOWN, EXCAVATIONS SHALL BE MADE AS NEAR AS POSSIBLE TO THE NEAT LINES REQUIRED BY THE SIZE
AND SHAPE OF THE STRUCTURE.
3.ALL WATER, SOIL, AND OTHER DEBRIS SHALL BE REMOVED FROM FOUNDATION EXCAVATIONS PRIOR TO PLACING OF CONCRETE.
4.ALL BACKFILL WITH ENGINEERED FILLS SHALL BE COMPACTED TO 95% RELATIVE DENSITY, UNLESS OTHERWISE SPECIFIED IN THE
GEOTECHNICAL REPORT.
CONCRETE
1.ALL CONCRETE CONSTRUCTION SHALL BE IN ACCORDANCE WITH CRC CHAPTER 4 AND ACI 318-14, BUILDING CODE REQUIREMENTS FOR
STRUCTURAL CONCRETE.
2.ALL CONCRETE SHALL HAVE A MAXIMUM WATER-CEMENT RATIO OF 0.48 FOR FOUNDATIONS AND ALL STRUCTURAL ELEMENTS AND 0.45 FOR
SLABS, 4"±1" SLUMP, AND SHALL OBTAIN A 28 DAY MINIMUM COMPRESSIVE STRENGTH AS FOLLOWS:
a.FOOTINGS AND SLAB-ON-GRADE 2,500 PSI
b.MISCELLANEOUS, CURBS, HOUSEKEEPING PADS ETC.2,500 PSI
c.NON-STRUCTURAL CONCRETE TOPPING SLAB 2,000 PSI
3.ALL CONCRETE SHALL BE NORMAL WEIGHT CONCRETE, NOT WEIGHING LESS THAN 145 PCF, UNLESS OTHERWISE NOTED.
4.CEMENT SHALL CONFORM TO ASTM C150, TYPE II (OR ENGINEERED MAXIMUM DESIGN TO STRENGTH). REPLACE A MINIMUM OF 25% AND A
MAXIMUM OF 50% OF CEMENT CONTENT WITH FLYASH CONFORMING TO ASTM C618 CLASS C OR F, OR GROUND GRANULATED BLAST
FURNACE SLAG CONFORMING TO ASTM C989, CLASS 100 OR 120.
5.HARD ROCK AGGREGATES SHALL CONFORM TO ASTM C33. NOMINAL MAXIMUM SIZE OF AGGREGATE SHALL NOT EXCEED 1 1/2 INCHES FOR
FOUNDATION CONCRETE AND 1 INCH FOR STRUCTURAL CONCRETE ABOVE THE FOUNDATION. SEE ALSO THE REQUIREMENTS IN ACI
STANDARD SPECIFICATIONS. NOMINAL MAXIMUM SIZE SHALL ALSO BE SELECTED SUCH THAT WORKABILITY AND PLACEABILITY OF
CONCRETE ARE FACILITATED.
6.ALL ALTERNATE CONCRETE MIX DESIGN AND TEST STRENGTHS SHALL BE SUBMITTED TO THE STRUCTURAL ENGINEER FOR APPROVAL
PRIOR TO CONSTRUCTION.
7.CONCRETE COVER AT REINFORCING SHALL BE AS FOLLOWS:
a.CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3" CLEAR
b.EXPOSED TO EARTH OR WEATHER BUT CAST AGAINST FORMS 2" CLEAR
c.SLABS REBAR AT CENTER OF SLAB
d.BARS PARALLEL TO COLD JOINTS 2" CLEAR
e.NOT EXPOSED TO WEATHER OR EARTH SLABS, WALLS, JOISTS 3 4" CLEAR
f.NOT EXPOSED TO WEATHER OR EARTH BEAMS AND COLUMN 11 2" CLEAR
8.ALL REINFORCING STEEL, DOWELS, ANCHOR BOLTS, PIPE SLEEVES AND OTHER INSERTS SHALL BE SECURED IN POSITION PRIOR TO
PLACING OF CONCRETE. “WET SETTING” WILL NOT BE ALLOWED.
9.DO NOT PLACE CONCRETE WHILE RAIN IS FALLING UNLESS ADEQUATE PROTECTION IS PROVIDED. DO NOT ALLOW RAIN WATER TO
INCREASE WATER-CEMENT RATIO IN CONCRETE OR DAMAGE THE SURFACE OF THE CONCRETE.
10.MAXIMUM VERTICAL DROP OF CONCRETE SHALL BE NO MORE THAN 2'-0" FROM END OF PLACEMENT DEVICE TO PLACEMENT SURFACE.
11.THE SURFACE OF ALL CONSTRUCTION JOINTS SHALL BE CLEANED AND ROUGHENED BY REMOVING THE ENTIRE SURFACE AND EXPOSING
CLEAN AGGREGATE SOLIDLY EMBEDDED IN MORTAR MIX.
12.EPOXY ADHESIVE WILL BE USED AT ALL LOCATIONS WHERE EITHER THREADED STEEL ROD OR REBAR IS BEING EMBEDDED INTO EXISTING
HARDENED CONCRETE OR MASONRY, U.O.N..
FTG.FOOTING
GALV.GALVANIZE
GA.GAUGE
GLB GLULAM BEAM
HORIZ.HORIZONTAL
LVL MICROLAM
M.B.MACHINE BOLT
MAX.MAXIMUM
MIN.MINIMUM
MISC.MISCELLANEOUS
MECH.MECHANICAL
M.F.MOMENT FRAME
N.T.S.NOT TO SCALE
NO.NUMBER
(N)NEW
o.c.ON CENTER
O.H.OPPOSITE HAND
O.D.OUTSIDE DIAMETER
PL.PLATE
PLY.PLYWOOD
PSL PARALLAM
P.T.PRESSURE TREATED
REINF.REINFORCING
REQ'D REQUIRED
REV REVISION
S.A.D.SEE ARCHITECTURAL
DRAWINGS
SCHED.SCHEDULE
SIM.SIMILAR
SQ.SQUARE
SECT.SECTION
S.O.G.SLAB ON GRADE
SQ.SQUARE
STAGG.STAGGERED
STD.STANDARD
STL STEEL
STIFF.STIFFENER
STRUCT.STRUCTURAL
S.W.SHEAR WALL
T&B TOP AND BOTTOM
T&G TONGUE AND GROVE
T.O.C.TOP OF CONCRETE
TYP.TYPICAL
THK THICK
THRD. ROD THREADED ROD
T.O.TOP OF
U.O.N.UNLESS OTHERWISE
NOTED
VERT.VERTICAL
V.I.F.VERIFY IN FIELD
w/WITH
w/o WITHOUT
WT WEIGHT
W.W.F WELDED WIRE
FABRIC
WF WIDE FLANGE
STEEL SECTION
REINFORCING BAR
1.REINFORCING STEEL SHALL BE DEFORMED BARS PER ASTM A615 WITH BAR MARKS LEGIBLY ROLLED INTO THE SURFACE INDICATION SIZE,
TYPE OF STEEL, AND YIELD STRENGTH DESIGNATION:
a.#3 BARS AND SMALLER GRADE 40 OR GRADE 60
b.#4 BARS AND LARGER GRADE 60
c.ALL BARS TO BE WELDED GRADE A706
2.REINFORCING SHALL HAVE A MINIMUM LAP IN CONFORMANCE WITH DETAILS AND SPECIFICATIONS SHOWN ON THESE DRAWINGS. STAGGER
SPLICES WHENEVER POSSIBLE. VERTICAL WALL REINFORCING BARS SHALL EITHER EXTEND INTO FOOTINGS OR LAP SPLICED WITH
FOOTING DOWELS OF THE SAME SIZE BARS.
3.BENDING OF REINFORCING SHALL BE IN CONFORMANCE WITH DETAILS AND SPECIFICATIONS SHOWN ON THESE DRAWINGS. FIELD BENDING
OF BARS THAT ARE IN PLACE IS NOT PERMITTED UNLESS APPROVED BY THE STRUCTURAL ENGINEER.
4.ALL BARS SHALL BE FREE OF LOOSE AND FLAKY RUST AND SCALE, GREASE, OR OTHER MATERIALS WHICH MIGHT AFFECT OR IMPAIR BOND.
5.WELDED WIRE MESH (WWF) SHALL CONFORM TO ASTM A1064, EXCEPT AT SLABS ON GRADE WHICH MAY BE GR40. USE 6x6 W10/10 AND LAP
12" MIN. U.O.N.
WOOD
1.ALL WOOD CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE 2022 CRC CHAPTER 1 - 9 AND 2018 NDS (NATIONAL DESIGN
SPECIFICATION).
2.ALL SOLID SAWN STRUCTURAL LUMBER SHALL CONFORM TO THE GRADING RULES OF THE WESTERN WOOD PRODUCTS ASSOCIATION.
LUMBER SHALL BE DOUGLAS FIR WITH GRADE AS FOLLOWS:
a.JOISTS:NO. 2, 2" TO 4" THICK
b.BEAMS & HEADERS:NO. 1
c.POSTS:NO. 1, POST & TIMBERS
d.STUDS:CONSTRUCTION
e.PRESSURE TREATED:NO. 2
3.TRUS JOISTS SHALL BE MANUFACTURED BY WEYERHAEUSER. ALL CUTTING, NOTCHING AND DRILLING OF TRUS JOISTS MAY BE DONE ONLY
IN ACCORDANCE WITH THE DETAILS PROVIDED BY THE MANUFACTURER.
4.ALL PARALLAM (PSL), MICROLAM (LVL), AND TIMBERSTRAND (LSL) MEMBER CALLOUTS REFER TO PRODUCTS OF WEYERHAEUSER. CUTTING,
NOTCHING OR DRILLING OF MEMBERS MAY BE DONE ONLY WITH THE APPROVAL OF THE STRUCTURAL ENGINEER. GRADE SHALL BE AS
FOLLOWS:
a.2.2E PARALLAM (PSL): Fb=2,900 PSI; Fv= 290 PSI; E= 2,200,000 PSI
b.2.0E MICROLAM (LVL):Fb=2,600 PSI; Fv= 285 PSI; E= 2,000,000 PSI
c.1.55E TIMBERSTRAND (LSL): Fb=2,325 PSI; Fv= 310 PSI; E= 1,550,000 PSI
5.ALL STRUCTURAL LUMBER SHALL HAVE THE FOLLOWING MAXIMUM MOISTURE CONTENT (MC): MC LESS THAN OR EQUAL TO 19% AT TIME OF
INSTALLATION.
6.ALL NAILS USED IN TIMBER-TO-TIMBER CONNECTIONS SHALL BE COMMON NAILS AND NAILING SHALL CONFORM TO THE APPLICABLE
BUILDING CODES. ALL NAILS CONNECTING PRE-MANUFACTURED METAL ITEMS (CONNECTORS, HANGERS, STRAPS, ETC) TO TIMBER SHALL
CONFORM TO THE MANUFACTURER'S CATALOGUE AND APPLICABLE ICC REPORTS.
7.ALL STUD WALLS SHALL HAVE FIRE BLOCKING AT 10'-0"o.c. MAXIMUM.
8.WHERE WOOD IS IN CONTACT WITH CONCRETE OR MASONRY, OR EXPOSED TO WEATHER, PRESSURE-TREATED ("P.T.") DOUGLAS FIR SHALL
BE USED UNLESS NOTED OTHERWISE. WEATHER RESISTANT SPECIES SUCH AS REDWOOD, CEDAR, OR WOLMANIZED WOOD MAY BE USED
WHERE SPECIFIED IN THE DRAWINGS OR APPROVED BY THE ENGINEER.
9.UNLESS NOTED OTHERWISE, ALL SILL PLATES IN CONTACT WITH CONCRETE OR MASONRY SHALL BE BOLTED WITH 5 8"Ø F1554 ANCHOR
BOLTS WITH 7" MINUMUM EMBEDMENT AND 3"x3"x.229" PLATE WASHERS AT 4'-0"o.c. PLATE WASHER SHALL EXTEND TO WITHIN 1 2" OF PLATE
ON SHEATHED SIDE. SEE SHEAR WALL SCHEDULE FOR ADDITIONAL ANCHOR BOLT SPACING AND PLATE WASHER REQUIREMENTS.
10.ALL BOLT HEADS AND NUTS WHICH BEAR AGAINST THE FACE OF WOOD MEMBERS SHALL BE PROVIDED WITH WASHERS. NO UPSET
THREADS ARE ALLOWED.
11.PROVIDE MULTIPLE STUDS FOR SOLID BEARING AT THE ENDS OF MISCELLANEOUS BEAMS OR GIRDER TRUSSES WHERE POSTS ARE NOT
SHOWN.
12.PROVIDE DOUBLE FLOOR JOISTS UNDER PARALLEL PARTITIONS.
13.PROVIDE SOLID BLOCK AT BEARING WALLS, UNDER PERPENDICULAR PARTITIONS AND ELSEWHERE AS REQUIRED PER NDS SECTION 4.4.1.
PROVIDE FULL DEPTH BLOCKING AT ENDS AND AT 8'-0"o.c. MAXIMUM SPACING.
14.FACE NAIL TWO PIECE BUILT-UP BEAMS WITH 16d AT 12"o.c. AT TOP AND BOTTOM TO ALTERNATE SIDES OF BEAM. PROVIDE ADDITIONAL
ROW OF NAILING AT ALL BEAMS GREATER THAN 12" DEEP.
15.PREDRILL ALL HOLES FOR 20d AND LARGER NAILS, SPIKES AND LAG BOLTS. LEAD HOLES FOR LAGS SHALL BE AS FOLLOWS:
a.SHANK PORTION:SAME DIAMETER AND LENGTH AS SHANK.
b.THREADED PORTION:60% TO 75% OF THE DIAMETER OF THE THREAD AND THE SAME
LENGTH AS THREAD.
17.PROVIDE FULL DEPTH SOLID BLOCKING AT A MAXIMUM OF 8'-0"o.c. FOR 2x10 MEMBERS AND LARGER (CONTACT METAL BRIDGING OR EQUAL
MAY BE USED) WHERE SHEATHING OR GYPSUM BOARD IS NOT APPLIED TO TOP AND BOTTOM OF JOISTS FOR ENTIRE LENGTH PER NDS
SECTION 4.4.1.
18.ALL PREMANUFACTURED METAL ITEMS (CONNECTORS, HANGERS, STRAPS, ETC.) SHALL BE BY SIMPSON STRONG TIE COMPANY, INC.
UNLESS NOTED OTHERWISE. SEE NOTE AND ABOVE CONCERNING NAILING.
19.RETIGHTEN ALL BOLTS BEFORE CLOSING IN.
20.FASTENERS & CONNECTORS EXPOSED TO WEATHER SHALL BE STAINLESS STEEL, HOT-DIPPED GALVANIZED PER ASTM A153 - CLASS C OR
ASTM A123, OR SIMPSON'S "ZMAX" OR DOUBLE-BARRIER/QUIK GUARD COATING.
21.FASTENERS & CONNECTORS IN CONTACT WITH WOOD TREATED WITH AMMONIA OR ACZA (CHEMONITE) OR OTHER CHEMICALS w/ CHEMICAL
RETENTION > AWPA UC4A SHALL BE STAINLESS STEEL. FASTENERS & CONNECTORS IN CONTACT WITH OTHER PRESSURE-PRESERVATIVE
TREATED WOOD SHALL BE STAINLESS STEEL, HOT-DIPPED GALVANIZED PER ASTM A153 - CLASS D OR ASTM A123, OR SIMPSON'S "ZMAX" OR
DOUBLE-BARRIER/QUIK GUARD COATING.
22.ALL STUDS SHALL BE ONE PIECE BETWEEN FLOORS AND FROM FLOOR TO ROOF, UNLESS NOTED OTHERWISE. ALIGN CENTERLINE OF
STUDS WITH CENTERLINE OF FLOOR JOISTS. ALIGN CENTERLINE OF STUDS FOR FULL HEIGHT OF STRUCTURAL TYPICAL.
23.ALL POSTS SHALL BE FULL HEIGHT FROM FOUNDATION TO ROOF, UNLESS NOTED OTHERWISE. WHERE POSTS ARE DISCONTINUOUS AT
JOIST SPACE AND OR FROM TOP OF BEAM OR HEADERS TO LOWER TOP PLATE, BLOCK THIS SPACE WITH STUD POST.
SHEATHING
1.ALL SHEATHING TO BE ORIENTED STRAND BOARD (OSB) OR PLYWOOD STAMPED BY THE AMERICAN PLYWOOD ASSOCIATION (APA) AND
SHALL CONFORM TO THE U.S. PRODUCT STANDARD (PS 1) WITH EXTERIOR GLUE. SEE PLANS FOR THICKNESS AND NAILING PATTERN AT
FLOOR AND ROOF SHEATHING. (MINIMUM SHEET SIZE 24"). SHEATHING SHALL BE DOUGLAS FIR AND AS FOLLOWS (U.O.N.):
·5 8" APA RATED 32/16, EXPOSURE 1*
·3 4" APA RATED 48/24, T&G, EXPOSURE 1**
·1 2" APA RATED 32/16, EXPOSURE 1
* PROVIDE PLY CLIPS BETWEEN JOISTS WHERE EDGES ARE NOT BLOCKED.
** CONTRACTOR MAY OMIT T&G WHERE EDGES ARE BLOCKED
2.ALL EXTERIOR WALLS NOT NOTED AS SHEAR WALLS SHALL BE SHEATHED WITH SHEATHING AND CONSTRUCTED AS A TYPE-6 SHEAR WALL,
INCLUDING ABOVE AND BELOW ALL WALL OPENINGS, AND GABLED WALLS.
3.GLUE FLOOR SHEATHING TO JOISTS WITH A CONTINUOUS BEAD OF CONSTRUCTION GRADE ADHESIVE (ASTM D3498) AND NAIL WITHIN 10
MINUTES OF GLUEING.
4.SHEATHING SHEETS AT FLOORS AND ROOFS SHALL BE LAID WITH FACE GRAIN PERPENDICULAR TO JOISTS AND RAFTERS AND EDGES
SHALL HAVE A STAGGERED LAYOUT.
5.SHEATHING SHEETS ON WALLS SHALL BE LAID WITH LONG DIMENSION VERTICAL. BLOCK ALL PANEL EDGES. PROVIDE 3x (OR 4x) MEMBERS
(OR DOUBLE 2x TOP PLATE) AT ALL SHEATHING EDGES FOR SHEAR WALL WHERE NAILING IS EQUAL OR LESS THAN 4”o.c.
6.SHEATHING SHALL ABUT ALONG THE CENTERLINE OF FRAMING MEMBERS WITH NAILING NOT LESS THAN 3/8" FROM EDGE OF SHEETS AND
FRAMING.
7.SHEAR WALLS SHALL RUN AND BE CONNECTED TO UNDERSIDE OF ROOF OR FLOOR SHEATHING WITH APPROVED BLOCKING AS REQUIRED
AND SHALL CONNECT WITH FLOOR OR FOUNDATION BELOW.
8.WHERE SHEAR WALL CONNECTIONS ARE NOT SPECIFICALLY DETAILED ON THESE DRAWINGS, CONSTRUCTION DETAILS SHALL BE PER
TYPICAL DETAILS AND SHEAR WALL SCHEDULE.
DEMOLITION AND SHORING WORKS
1.ALL DESIGN AND DETAILING FOR TEMPORARY SHORING CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE,
2022 EDITION. DRAWINGS AND CALCULATIONS SHALL BE STAMPED AND SIGNED BY A CIVIL OR STRUCTURAL ENGINEER LICENSED IN THE
STATE OF CALIFORNIA, AND SHALL BE SUBMITTED TO THE LOCAL DEPARTMENT OF BUILDING INSPECTION FOR APPROVAL UPON REQUEST.
A
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7
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2
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0
6
SHEET NUMBER
DESIGNED PLANS, DOCUMENTS, AND SPECIFICATIONS REPRESENTED
WITHIN THESE DRAWINGS ARE PROPERTIES OF TA STRUCTURAL AND
WERE DEVELOPED FOR USE IN CONNECTION WITH EACH INDIVIDUAL
PROJECT. NONE OF THESE PLANS AND IDEAS SHALL BE USED,
DUPLICATED, DISCLOSED, IN PART OR IN WHOLE, WITHOUT WRITTEN
CONSENT OF TA STRUCTURAL.
PR
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:
SHEET TITLE
DATEPROJECT STATUS
ENGINEER OF RECORD
JULY 2024PERMIT SUBMITTAL
L
RO
Exp. 06-30-26
S
IVISTTACEOF IFAL
IG
RE
C L
No. 91229
REET
D SPRFOE AOINS
IG
NAI
ER
EN
ENNARTENAUD
OCTOBER 2024PLAN CHECK
S100
GENERAL NOTES
2515 & 2517 N
Cotter St5/1/2025
LEGEND
"#" DENOTES SHEAR WALL TYPE & EDGE
NAIL SPACING AND "**.*"" DENOTES
MINIMUM SHEAR WALL LENGTH. SEE
SHEET 9/S300 FOR SHEAR WALL
SCHEDULE. SEE DETAIL 4/S400 FOR
SHEAR WALL FRAMING AND TYP.
PENETRATIONS IN SHEAR WALL
"####" DENOTES SHEAR WALL HOLDOWN
TYPE. SEE TYPICAL DETAIL 8/S300 FOR
INFO AND MIN. END POST SIZE
####
WALL ABOVE FRAMING PLAN
WALL BELOW FRAMING PLAN
# **.*'
DENOTES SIMPSON HANGER PER
SCHEDULE 7/S400, U.O.N.
DENOTES SIMPSON CONCEALED
FLANGE HANGER PER SCHEDULE 7/S400,
U.O.N.
SEE HEADER SCHEDULE ON 11/S400 FOR
HEADER SIZES, UNLESS NOTED ON
PLAN.
15" WIDE x 24" CONCRETE FOOTING,
U.O.N.
ROOF SHEATHING:1 2" APA RATED
SHEATHING NAILED w/10d @6"o.c. AT EDGE
AND 10d @12"o.c. AT FIELD (NO BLKG
REQ'D), SEE 4/S400.
SEE DETAIL 8/S300 FOR SHEAR WALL
POST SIZE
S.W
.
P
O
S
T
A
5
B
1
3
2
4
A
5
B
1
3
2
4
REINF. CONCRETE
SLAB-ON-GRADE
PER 10/S300
4x
8
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
6
H
D
R
4x
8
H
D
R
4x
8
H
D
R
4x
6
H
D
R
4x8 HDR
1 FIRST FLOOR FRAMING AND FOUNDATION PLAN
SCALE: 1/4"=1'-0"2 ROOF FRAMING PLAN
SCALE: 1/4"=1'-0"
CS16x48" STRAP
@48"o.c.
2x8 ROOF
JOIST @16"o.c.
2x8 ROOF
JOIST @16"o.c.
2x10 CEILING
JOIST @16"o.c.
NEW CALIFORNIA FRAMING PER DETAIL 5/S401
2x
1
0
R
I
D
G
E
B
O
A
R
D
2x ROOF JOIST ALIGN @
SHEAR WALL BELOW, TYP.
ROOF SHEATHING PER LEGEND
REINF. CONCRETE
SLAB-ON-GRADE
PER 10/S300
6 17.0'
6 17.0'
6 12.5'
6
1
5
.
7
5
'
6
1
4
.
7
5
'
6
1
2
.
7
5
'
6
1
6
.
0
'
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
HDU5HDU5
HDU5HDU5
HDU5HDU5
HDU5
HDU5
HDU5
HDU5
HDU5
HDU5
HDU5
CONCRETE FOOTING,
SEE LEGEND
CONCRETE FOOTING,
SEE LEGEND
CONCRETE FOOTING,
SEE LEGEND
2x6 ROOF
JOIST @16"o.c.
2x6 ROOF
JOIST @16"o.c.
2x RIDGE BOARD
6 12.75'S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
S.W
.
P
O
S
T
6 12.5'
HDU5 HDU5
HDU5 HDU5
11
S300
PROVIDE STRAPS
AROUND OPENING PER
DETAIL 6/S401, TYP.
11
S300
11
S300
11
S300
11
S300
11
S300
12
S300
12
S300
12
S300
1
S401
2
S401
2
S401
2
S401
2
S401
3
S401
3
S401
4
S401
4
S401
4
S401
1
S401
PROVIDE STRAPS
AROUND OPENING PER
DETAIL 6/S401, TYP.
1
2
SHEET NUMBER
A
D
U
25
1
7
C
O
T
T
E
R
S
T
.
SA
N
T
A
A
N
A
,
C
A
9
2
7
0
6
SHEET NUMBER
DESIGNED PLANS, DOCUMENTS, AND SPECIFICATIONS REPRESENTED
WITHIN THESE DRAWINGS ARE PROPERTIES OF TA STRUCTURAL AND
WERE DEVELOPED FOR USE IN CONNECTION WITH EACH INDIVIDUAL
PROJECT. NONE OF THESE PLANS AND IDEAS SHALL BE USED,
DUPLICATED, DISCLOSED, IN PART OR IN WHOLE, WITHOUT WRITTEN
CONSENT OF TA STRUCTURAL.
PR
O
J
E
C
T
:
SHEET TITLE
DATEPROJECT STATUS
ENGINEER OF RECORD
JULY 2024PERMIT SUBMITTAL
L
RO
Exp. 06-30-26
S
IVISTTACEOF IFAL
IG
RE
C L
No. 91229
REET
D SPRFOE AOINS
IG
NAI
ER
EN
ENNARTENAUD
OCTOBER 2024PLAN CHECK
JANUARY 2025OWNER REQUESTED FIELD REV 1 2
1
S200
FRAMING PLANS
Lan Pham, RGE 686, exp. 3-31-2027
4-02-2025
2515 & 2517 N
Cotter St5/1/2025
NOTES:
1. d = REBAR DIAMETER.
2. LAP SPLICE LENGTHS ARE BASED ON 60 KSI REBAR YIELD STRENGTH AND NORMAL CONCRETE WEIGHT.
3. TOP BAR IS A HORIZONTAL BAR (OTHER THAN IN WALLS) PLACED WITH MORE THAN 12" OF FRESH CONCRETE CAST
BELOW BARS.
4. LAP SPLICE LENGTHS ARE BASED ON MINIMUM CLEAR COVER GREATER THAN ONE BAR DIAMETER AND MINIMUM CLEAR
SPACING GREATER THAN TWO BAR DIAMETERS.
5. IF EITHER REQUIREMENT IN NOTE 4 IS NOT SATISFIED, INCREASE LAP SPLICE LENGTH BY 50%.
Ldh = 22 x d, TYP.
24 x d FOR
f'c < 2,500 PSI
12
d
Ld PER SCHED.
A: STANDARD HOOK
B: LAP SPLICE
D/
3
D/
3
D/
3
SEE MECH. DWGS FOR LOCATION
AND SIZE OF PIPE SLEEVESSL
A
B
D
MI
N
.
MI
N
.
MA
X
.
1"
TY
P
.
d
SL
A
B
lp TYP.
6"
MI
N
.
2d
1'-0" MIN.
1
1
CASE II
CASE I
NOTES:
PENETRATIONS THRU STRUCTURAL MEMBERS ARE PERMITTED ONLY WITH THE REVIEW OF THE STRUCTURAL ENGINEER.
4d OR 21 2" MIN.
180° HOOK90° HOOK
6d FOR #8 & SMALLER
8d FOR #9 & LARGER
CRITICAL SECTIONCRITICAL SECTION
6d FOR #8 & SMALLER
8d FOR #9 & LARGER
MAX. SLOPE IF
REQUIRED
1
6
ADD ONE STIRRUP SAME
SIZE AS ADJACENT STIRRUPS, 1"
CLR. EA.
SIDE OF PIPE SLEEVE
BEAM REINF.
℄ OF SCHEDULE 40 PIPE
SLEEVE
REINFORCED CONC. FOOTING OR STEM WALL
BENT BAR TO MATCH FOOTING
BOTTOM BAR SIZE & SPACING
ADD'L BAR TO MATCH FOOTING
BOTTOM BAR SIZE & SPACINGBEAM REINF. INTERRUPTED
℄ OF SCHEDULE 40 PIPE
SLEEVE
REINFORCED CONC. FOOTING OR STEM WALL
Ldh = 22 x d, TYP.
24 x d FOR
f'c < 2,500 PSI
STANDARD
90° HOOK,
TYP.
(1) TYPICAL WALL
VERTICAL BAR
(#5 BAR MIN.)
TYP. WALL
REINFORCING
CORNER
END
STANDARD
180° HOOK
(1) TYPICAL
WALL VERTICAL
BAR
(#5 BAR MIN.)
TYPICAL WALL
REINFORCING
HALF TYPICAL
SPACINGTO FIRST
VERTICAL BAR, TYP.
DEVELOPMENT LENGTH AND LAP SPLICE (Ld)
SCHEDULE (INCHES) CLASS B
SIZE LOCATION
CONCRETE COMPRESSIVE STRENGTH (PSI)
2,500 3,000 4,000 5,000 6,000
#4
HORIZ. TOP BAR 41 38 33 29 27
ALL OTHER BARS 32 29 25 23 21
#5
HORIZ. TOP BAR 51 47 41 36 33
ALL OTHER BARS 39 36 31 28 26
NOTES: (THIS SCHEDULE IS BASED ON AWC SDPWS-2018 TABLE 4.3A)
1. USE COMMON OR GALVANIZED BOX NAILS FOR ALL NAILING. 10d COMMON NAIL SHALL HAVE .148" DIAMETER AND 16d COMMON NAIL SHALL HAVE .162" DIAMETER. 10d GALVANIZED BOX NAIL SHALL HAVE .128" DIAMETER AND 16d
GALVANIZED BOX NAIL SHALL HAVE .135" DIAMETER. NAILS SHALL HAVE 11 2" MIN. PENETRATION INTO FRAMING MEMBER OR BLOCKING.
2. THIS SCHEDULE SHALL APPLY TO NAILING AT ALL STUDS, WALL SHEATHING JOINTS, TOP PLATES, SILL PLATES, SOLE PLATES, RIMS, AND BLOCKING.
3. NAILING AT INTERMEDIATE MEMBERS (FIELD NAILING) SHALL BE 10d NAIL @12"o.c.
4. WALL SHEATHING SHALL BE APPLIED OVER STUDS SPACED AT 16"o.c.
5. ALL SILL FASTENING TO CONCRETE SHALL HAVE AS A MINIMUM 5 8"Ø ANCHOR BOLTS w/SIMPSON H.D.G. BPS5 8-6 (BPS 5 8-3 AT 2x4 WALLS) BEARING PLATE WASHER OR EQUIVALENT. BEARING PLATE SHALL EXTEND TO WITHIN 1 2" OF
THE EDGE OF THE SILL PLATE ON THE SIDE(S) WITH SHEATHING. ANCHOR BOLTS SHALL BE EMBEDDED 7" MIN. IN CONCRETE WALL OR FOUNDATION.
6. NAILS PENETRATING PRESSURE TREATED WOOD SHALL BE HOT-DIPPED GALVANIZED PER ASTM A153, CLASS D.
7. DBL. 2x STUDS AT ABUTTING PANEL EDGES SHALL BE FASTENED TOGETHER w/ 16d NAILS AT EDGE NAIL SPACING.
8. NAILING SPACED AT 3"o.c. OR LESS SHALL BE STAGGERED 1 2" MIN. AND INSTALLED 3 8" MIN. FROM EDGE OF WALL SHEATHING AND STUD.
"D
1
"
M
I
N
.
2"
MIN.
"D2""D2"
4" MIN
9" MAX.
1
1
"D
2
"
PER PLAN
DEEPEN FOUNDATION AS REQ'D
TO ACHIEVE HOLDDOWN
EMBEDMENT
POST PER HOLDDOWN SCHEDULE OR
PLAN SHEAR WALL EDGE NAIL FULL
HEIGHT
TRIMMER OR CRIPPLE STUD WHERE
OCCURS
HOLDOWN PER PLAN
SIMPSON BOLT PER SCHEDULE
P.T. 3x SILL PLATE w/ 5 8"Ø
ANCHOR BOLTS AT SPACING PER
SHEAR WALL SCHEDULE
STEM/CURB WHERE OCCURS
REINFORCING NOT SHOWN FOR
CLARITY
BOTTOM OF
FOUNDATION
BEYOND
1. REFER TO THE PLANS FOR HOLDOWN SIZE AND HOLDOWN POST SIZES.
2. FOR HOLD DOWN ASSEMBLIES, USE SIMPSON HOLDOWNS OR APPROVED EQUAL
3. BOLTS THROUGH FLOOR AND EMBEDDED IN FOUNDATION SHALL BE F1154 STEEL, GRADE A36, ALL THREAD.
4. HOLDOWNS SHALL NOT BE SUBSTITUTED FOR SILL PLATE ANCHOR BOLTS
5. EMBEDMENT PER MANUFACTURER'S REQUIREMENTS
6. USE STANDARD STEEL FOR THE SIMPSON PRE-ASSEMBLED ANCHOR BOLTS AND OVERSIZE PENETRATION IN P.T. SILL PLATE 1 4"
7. MAXIMUM STEM/CURB HEIGHT EQUALS 111 4"
8. HOLDOWN ANCHOR BOLT NUT SHOULD BE FINGER TIGHT PLUS 1 3 T0 1 2 TURN WITH HAND WRENCH.
HOLDOWN SCHEDULE AT FOUNDATION
CONCRETE STRENGTH (f'c = 2,500 PSI MIN.)
HOLDOWN TYPE
MIN. END POST SIZE
SIMPSON ANCHOR BOLT STEM/CURB MIN. WIDTH
"W"
MIN. EMBEDMENT
"D1"
MIN. EMBEDMENT &
CLEARANCE "D2"
ALTERNATIVE ANCHOR
BOLT (SEE NOTE 5)
2x4 WALL 2x6 WALL
HDU2 4x4 4x6 SB5 8x24 6"1'-6"N/A SSTB24
HDU4 4x4 4x6 SB5 8x24 6"1'-6"N/A N/A
HDU5 4x4 4x6 SB5 8x24 6"1'-6"N/A N/A
HDU8 4x6 6x6 SB7 8x24 6" (SEE NOTE 7)1'-6"N/A N/A
HDU11 4x8 6x8 SB1x30 6" (SEE NOTE 7)2'-0"N/A N/A
HDU14 4x8 6x8 PAB8 (SEE NOTE 6)N/A N/A 1'-5"N/A
HD19 4x8 6x8 PAB9 (SEE NOTE 6)N/A N/A 1'-7"N/A
"W"
"D
2
"
M
I
N
.
"D
1
"
B: ELEVATIONA: SECTION
6"
MA
X
.
EDGE NAIL
TOP OF
CONCRETE
12" MIN.
STUDS PER SHEAR WALL
SCHEDULE
SHEAR WALL w/ E.N. PER PLAN
9 SHEAR WALL SCHEDULE
SCALE: 1"=1'-0"3 REBAR DEVELOPMENT LENGTHS
SCALE: 1"=1'-0"
2 PLAN VIEW OF CONCRETE FOOTINGS
SCALE: 1"=1'-0"
1
PIPE SLEEVE THOUGH
CONCRETE FOOTING OR STEM WALL
SCALE: 1"=1'-0"
8 HOLDOWN ANCHORAGE AT FOUNDATION
SCALE: 1"=1'-0"
TYPE PER
PLAN
"APA RATED" 1 2"
WALL SHEATHING
STRUCT 1
10d EDGE NAIL
SPACING
WALL STUDS &
BLOCKING AT
ABUTTING PANEL
EDGES
P.T. 2x SILL PLATE TO
CONCRETE
2x SOLE PLATE TO
RIM/BLOCKING SOLID SAWN OR
LSL RIM/BLOCKING
JOIST MIN.
WIDTH
DBL. 2x TOP PLATE CONNECTION TO
RIM/BLOCKING
5 8"Ø THREADED
RODS
STEEL BEAM TO
SOLE PLATE/TOP
PLATE
ALLOWABLE SHEAR
(PLF)
5 8"Ø ANCHOR BOLTS SDS1 4"x6" WOOD SCREWS
U.O.N.
"LTP4" OR "A35"
CLIPS U.O.N.
SDS1 4"x6" WOOD
SCREWS
6 ONE SIDE 6"o.c.2x 48"o.c.16d NAILS @6"o.c.11 2"16"o.c.8"o.c.16"o.c.340
4 ONE SIDE 4"o.c.2x 32"o.c.8"o.c.11 2"12"o.c.8"o.c.16"o.c.510
3 ONE SIDE 3"o.c.3x OR DBL. 2x 32"o.c.6"o.c.11 2"8"o.c.6"o.c.16"o.c.665
2 ONE SIDE 2"o.c.3x OR DBL. 2x 16"o.c.6"o.c.31 2"8"o.c.6o.c.16"o.c.870
4 - 4 DOUBLE SIDED 4"o.c.3x OR DBL. 2x 16"o.c.6"o.c.31 2"6"o.c.6"o.c.16"o.c.1020
3 - 3 DOUBLE SIDED 3"o.c 3x OR DBL. 2x 16"o.c.4"o.c.31 2"5"o.c.4"o.c.8"o.c.1330
2 - 2 DOUBLE SIDED 2"o.c.3x OR DBL. 2x 8"o.c.3"o.c.31 2"A34 clips @4"o.c.3"o.c.8"o.c.1740
SHEAR WALL SCHEDULE:
10 CONCRETE SLAB-ON-GRADE
1"=SCALE: 1'-0"
CONCRETE SLAB-ON-GRADE
#4 BARS @12"o.c. EA. WAY AT
MID-DEPTH
5"
2" SAND LAYER AND 4" MIN.
OPEN GRADED ROCK
CAPILLARY BREAK (1 2" OR
LAGER CLEAN AGGREGATE)
BELOW
10MIL MIN. VAPOR BARRIER (STEGO WRAP
OR EQUIVALENT) AT INTERIOR CONDITIONS,
S.A.D.
11 SILL PLATE AT CONTINUOUS FOOTING
SCALE: 1-1/2"=1'-0"
SHTG w/ E.N. PER PLAN
PER PLAN
24
"
3"
C
L
R
.
CONCRETE SLAB ON
GRADE PER DETAIL 10/S300
P.T. 2x SILL PLATE w/ 5 8"Ø ANCHOR
BOLT w/ 7" MIN. EMBED AT SPACING
PER SHEAR WALL SCHEDULE
#4 CONT. BAR TOP
AND BOTTOM
12 SHEAR WALL AT INTERIOR FOOTING
SCALE: NTS
1
CONCRETE SLAB ON GRADE PER
DETAIL 10/S300
P.T. 2x SILL PLATE w/ 5 8"Ø ANCHOR BOLT w/ 7" MIN.
EMBED AT SPACING PER SHEAR WALL SCHEDULE SHTG w/ E.N. PER PLAN
FINISH GRADE, S.A.D.
(2) #5 CONTINUOUS BAR TOP AND BOTTOM
24
"
M
I
N
.
3"
CL
R
.
3"
CL
R
.
TERMINATE REINFORCING INTO
FOOTING (MIN. 24" EMBEDMENT) WITH
90° STANDARD HOOK , TYP.
PER PLAN
2X4 STUD WALL
2
A
D
U
25
1
7
C
O
T
T
E
R
S
T
.
SA
N
T
A
A
N
A
,
C
A
9
2
7
0
6
SHEET NUMBER
DESIGNED PLANS, DOCUMENTS, AND SPECIFICATIONS REPRESENTED
WITHIN THESE DRAWINGS ARE PROPERTIES OF TA STRUCTURAL AND
WERE DEVELOPED FOR USE IN CONNECTION WITH EACH INDIVIDUAL
PROJECT. NONE OF THESE PLANS AND IDEAS SHALL BE USED,
DUPLICATED, DISCLOSED, IN PART OR IN WHOLE, WITHOUT WRITTEN
CONSENT OF TA STRUCTURAL.
PR
O
J
E
C
T
:
SHEET TITLE
DATEPROJECT STATUS
ENGINEER OF RECORD
JULY 2024PERMIT SUBMITTAL
L
RO
Exp. 06-30-26
S
IVISTTACEOF IFAL
IG
RE
C L
No. 91229
REET
D SPRFOE AOINS
IG
NAI
ER
EN
ENNARTENAUD
OCTOBER 2024PLAN CHECK
JANUARY 2025OWNER REQUESTED FIELD REV 1 2
1
S300
DETAILS
Lan Pham, RGE 686, Exp. 3-31-2027
4-02-2025
2515 & 2517 N
Cotter St5/1/2025
9"
M
A
X
.
6"
M
I
N
.
9"
M
A
X
.
6"
M
I
N
.
9" MAX.
6" MIN.
9" MAX.
6" MIN.
9" MAX.
6" MIN.
D
9" MAX.
6" MIN
D/
3
M
A
X
.
A
A
4'-0" MIN. LAP
NOTE:
APPLIES TO FULL LENGTH OF WALL U.O.N. AND ALL THE WAY ACROSS BLDG ALONG LINE OF WALL AND OVER OPENINGS SUCH AS
DOORS AND WINDOWS.
16-16d NAILS STAGGERED
13 HOLES & NOTCHES IN STUDS
SCALE: N.T.S.
4 TYPICAL HORIZONTAL DIAPHRAGMS
SCALE: N.T.S.
EDGE NAILING (E.N.)
BOUNDARY NAILING (B.N.) AT
PERIMETER, SAME AS EDGE
NAILING, U.O.N.
4'-0"x8'-0" SHEATHING WITH FACE GRAIN
PERPENDICULAR TO JOISTS, PLACE IN A STAGGERED
JOINT PATTERN, TYP. U.O.N.
FLOOR OR ROOF JOISTS BELOW
EDGE OF SHEET, TYP
FIELD NAILING (F.N.)
3x4 (FLAT) EDGE BLKG.
WHERE REQUIRED SEE PLAN
8 HOLES & NOTCHES IN SILL PLATES
SCALE: N.T.S.
14 SILL PLATE BOLTING
SCALE: N.T.S.
DRILL 1 2"Ø HOLES AT EACH
CORNER BEFORE NOTCHING
PIPE OR CONDUIT SILL PLATE
ADD'L A.B. EACH SIDE WHEN CONDUIT IS
MORE THAN D/3
SIMPSON (ST2215) MIN. OR AS NOTED ON
FRAMING PLANS
NOTCH
SILL PLATE
SPLICE
ANCHOR BOLT SIZE & SPACING
PER PLANS & DETAILS
WHERE SILL PLATE IS DRILLED OR NOTCHED MORE
THAN 1 3 PLATE WIDTH, INSTALL ANCHOR BOLT EACH
SIDE
1 TOP PLATE SPLICE
SCALE: N.T.S.
9
HOLES & NOTCHES IN
SAWN LUMBER JOISTS
SCALE: N.T.S.
STUDS PLATE JOINTS TO
BE ALIGNED OVER
STUDS (TYP.)
2-2X TOP PLATES
NOTCHES:
MAX. DEPTH
25% OF WIDTH
NOTE:
PORTION OF STUD REMAINING AT NOTCHES OR HOLES SHALL BE SOUND WOOD WITHOUT EXCESSIVE STRENGTH-REDUCING PROPERTIES
SUCH AS KNOTS, BREAKS, SPLITS, EXCESSIVE SLOPE OF GRAIN, ETC.
INTERIOR
NON-BEARING WALLS
EXTERIOR WALLS
AND BEARING WALLS
SP
A
C
E
H
O
L
E
S
ST
U
D
W
I
D
T
H
M
I
N
.
5 8" MIN.
EDGE
DISTANCE
5 8" MIN.
EDGE
DISTANCE
5 8" MIN.
EDGE
DISTANCE
SP
A
C
E
H
O
L
E
S
/
N
O
T
C
H
E
S
ST
U
D
W
I
D
T
H
M
I
N
.
5 8" MIN.
EDGE
DISTANCE
BORED HOLES:
MAX. DIAMETER
60% OF WIDTH
WIDTH WIDTH
BORED HOLES:
MAX. DIAMETER
40% OF WIDTH
12 HOLES & NOTCHES IN LSL/LVL/PSL
SCALE: 1"=1'-0"
"D
"
DE
P
T
H
NO HOLES WITHIN END
1 3 OF CLEAR SPAN
NOTE:
1.ROUND HOLES ONLY.
2.NOTCHES NOT PERMITTED IN THE TOP OR BOTTOM EDGE.
3.HOLES AND NOTCHES NOT PERMITTED IN CANTILEVERS.
4.HOLES AND NOTCHES NOT PERMITTED WHERE DEPTH IS 5" OR LESS.
5.ALLOWABLE HOLE ZONE SHOWN IS SUITABLE FOR BEAMS WITH UNIFORM LOADS ONLY, CONTACT THE STRUCTURAL
ENGINEER FOR BEAMS SUPPORTING POSTS AND BEAMS.
MIDDLE 1 3 OF CLEAR SPAN
D/
3
D/
3
D/
3
ALLOWABLE HOLE
ZONE
MAX. HOLE DIAMETER:
13 4"Ø AT D < 71 2"
2"Ø AT D = 71 2" OR GREATER
MIN. HOLE
CLEARANCE
TWICE THE LARGEST HOLE
DIAMETER
"D
"
DE
P
T
H
NOTCHES WITHIN END
1 3 OF CLEAR SPAN
NOTE:
1.HOLES AND NOTCHES NOT PERMITTED IN THE BOTTOM EDGE.
2.HOLES AND NOTCHES NOT PERMITTED WHERE DEPTH IS 5" OR LESS.
3.APPLY PRESERVATIVE TO HOLES IN PRESSURE TREATED WOOD.
D
MIN. HOLE
SPACING
MAX. HOLE DIAMETER:
D/3 AT 2x JOISTS
D/4 (21 2" MAX.) AT 4x OR GREATER JOISTS
45°
D/
4
MA
X
.
D/
6
MA
X
.
NO NOTCHES WITHIN MIDDLE 1 3 OF
CLEAR SPAN
D
MIN. HOLE
SPACING
D/
3
D/
3
D/
3
2"
M
I
N
.
2"
M
I
N
.
ALLOWABLE HOLE
ZONE
3 8"
1 2"
3 8"3 8"
1 2"
3 8"
NA
I
L
SP
A
C
I
N
G
P
E
R
SH
E
A
R
W
A
L
L
SC
H
E
D
EDGE NAILING
PANEL JOINT SPACING 1 8" MIN.
NOTE:
USE 3x STUD & BLKG AT ALL PANEL EDGES AND STAGGER EDGE NAILING WHEN EDGE NAILING IS SPACED AT 2"o.c. OR LESS
21 2" MIN.
STUD OR BLKG
10 STAGGERED PANEL EDGE NAILING
SCALE: 1"=1'-0"
NOTES:
CONNECTIONS,
HEADER AND SILL
PLATE SIZES ON THIS
DETAIL APPLY TO ALL
OPENINGS UNLESS
NOTED OTHERWISE.
11 TYPICAL OPENING IN STUD WALL
SCALE: N.T.S.
MAX. WIDTH
OF OPENING
MIN. HEADER SIZE MIN. WINDOW SILL PLATE SIZE
2x4 STUD WALL 2x6 STUD WALL 2x4 STUD WALL 2x6 STUD WALL
3'-6"4x6 6x6 2x4 2x6
6'-0"4x8 6x6 2-2x4 2-2x6
8'-0"4x10 6x8 3-2x4 2-2x6
OVER 8'PER PLAN PER PLAN PER PLAN PER PLAN
S.A.D. FOR OPENING
SIZE
"WIDTH" OF OPENING
WINDOW SILL PLATE, PER SCHEDULE w/
"A34" CLIP EACH END AT 2x4 WALL AND "A35"
CLIP EACH END AT 2x6 WALL
CRIPPLE STUD TYP. DOUBLE CRIPPLE AT
WIDTH>4'-0" AT EXTERIOR WALL AND AT
WIDTH>6'-0" AT INTERIOR WALL
HEADER ABOVE OPENING PER SCHEDULE w/ "A34"
CLIP EACH SIDE AT 2x4 WALL AND "A35" CLIP EACH
SIDE AT 2x6 WALL, UNLESS OTHERWISE NOTED ON
PLAN.
DOUBLE TOP PLATE
(3) 20d NAILS AT EACH END AT EXTERIOR WALL
AND (2) 16d NAILS AT INTERIOR WALL
SILL OR SOLE PLATE
FRAMING AT
WINDOW
STUD TYP.
PAIR OF SIMPSON "A34" CLIPS TOP AND
BOTTOM TYP. AT EXTERIOR WALL
KING STUD TYP. DOUBLE KING
AT WIDTH>6'-0" AT EXTERIOR WALL AND AT
WIDTH>8'-0" AT INTERIOR WALL10
'
-
0
"
M
A
X
.
7
TYPICAL JOIST & BEAM
HANGER SCHEDULE
SCALE: N.T.S.
NOTE:
1.USE JOIST AND BEAM HANGERS PER SCHEDULE, U.O.N. ON PLANS OR DETAILS
2.FOR BUILT-UP MEMBERS, USE HANGERS PER BEAM OF EQUIVALENT WIDTH
3.USE FACE MOUNTED HANGER WHENEVER POSSIBLE, SUBSTITUTE WITH TOP FLANGE HANGER AS NECESSARY AT CONTRACTOR'S
OPTION, U.O.N.
4.USE CONCEALED FLANGE HANGERS ONLY WHERE INDICATED ON PLANS
5.HANGERS PRODUCED BY SIMPSON STRONG-TIE, U.O.N., OR EQUIVALENT APPROVED BY STRUCTURAL ENGINEER OF RECORD.
6.FOLLOW MANUFACTURER'S INSTALLATION INSTRUCTIONS
7.PROVIDE MAXIMUM FASTENERS LISTED BY MANUFACTURER
8.CONTACT STRUCTURAL ENGINEER OF RECORD FOR BEAM SIZES NOT SHOWN
JOIST AND BEAM HANGER SCHEDULE
JOIST / BEAM FACE MOUNT HANGER TOP FLANGE HANGER CONCEALED FLANGE
HANGER
2x12 HU212 HU212TF LUC210Z
(2) 2x12 LUS210-2 --
3x6 HU36 HU36TF HUC36
4x6 HU46 HU46TF HUC46
4x8 HU48 HUS48TF HUC48
4x10 HUS410 HUS410TF HUCQ410-SDS
4x12 HU412 HUS412TF HUCQ412-SDS
31 2"x91 2" LSL/PSL HHUS410 BA3.56/9.5 HUCQ410-SDS
31 2"x117 8" LSL/PSL HHUS410 BA3.56/11.88 HUCQ412-SDS
6x10 OR 51 4"x91 2" PSL HGUS5.50/10 GLTV5.59 HUCQ610-SDS
6x12 OR 51 4"x117 8" PSL HGUS5.50/12 GLTV5.511 HUCQ612-SDS
7"x91 2" PSL HHUS7.25/10 GLTV49.5-2 HUC410-2
7"x117 8" PSL HHUS7.25/10 GLTV411.88-2 HUC412-2
2'
-
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"
M
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.
NOTES:
1.ALL NAILS SHALL HAVE A MINIMUM EDGE DISTANCE OF 3 8" FOR STUD AND SHEARWAL SHEATHING.
2.PROVIDE STUD OR BLOCKING AT ALL JOINTS UNLESS NOTED OTHERWISE. SEE SHEARWALL SCHEDULE FOR ADDITIONAL REQUIREMENTS.
3.PROVIDE EDGE NAILING AT ALL POSTS, ENDS OF WALLS AND EDGES OF ALL OPENINGS FULL HEIGHT.
4.LONG LENGTH OF ALL SHEATHING PANELS SHALL RUN PARALLEL TO STUDS, UNLESS OTHERWISE APPROVED BY THE ENGINEER.
5.SEE SHEARWALL SCHEDULE FOR NAILING REQUIREMENTS AT PANEL EDGES.
6.VERTICAL JOINTS OF SHEATHING PANELS SHALL BE STAGGERED.
7.NO OPENINGS IN SHEAR WALL PANELS ARE ALLOWED UNLESS SPECIFICALLY SHOWN ON THE STRUCTURAL PLANS.
8.NOTIFY ENGINEER OF RECORD IF B/D MORE THAN 2.
6 TYPICAL SHEARWALL FRAMING
SCALE: 1/2"=1'-0"
EXTEND SHEARWALL SHEATHING
PER SECTIONS & DETAILS. STAGGER
ALL JOINTS
PROVIDE BLOCKING AT UNSUPPORTED
EDGES PER SHEARWALL SCHEDULE
SILL PLATE WITH ANCHOR BOLT PER
SHEAR WALL SCHEDULE
EDGE NAILING (E.N.)
FEILD NAILING (F.N.)
12"x12" MAX. OPENING (PROVIDE
BLOCKING AT ALL EDGES AND E.N. ALL
AROUND) BLOCKING MEMBER TO MATCH
STUD SIZE TYPICAL (SEE DETAIL "C" FOR
OPENING 6"x6" & SMALLER)
EDGE NAILING (E.N.)
ALONG ALL SIDE OF
OPENING
E.N. AT SILL PLATE
TYPICAL
SHEARWALL LENGTH
EDGE NAILING (E.N.) TO
DOUBLE TOP PLATE
HEADER PER PLAN OR HEADER
SCHEDULE, TYP.
SH
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"A
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"B
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B: TYPICAL SHEARWALLA: TYPICAL PERFORATED SHEARWALL
SHEARWALL LENGTH
D" SHORT SIDE
24" MIN.OPENING
"D" LONG SIDE
24" MIN.
EDGE OF SHEARWALL
SHEATHING AT EXTERIOR
CONDITION
"CS16" STRAP (LENGTH =WIDTH OF
OPENING+24" EACH SIDE) ON 3x
BLOCKING TOP AND BOTTOM OF
OPENING CENTER ON OPENING, U.O.N.
PROVIDE DOUBLE KING
STUDS EACH SIDE & E.N.
FULL HEIGHT
1'-4"
MIN.
HOLDOWN PER
PLAN TYPICAL
CRIPPLE STUD PER
TYPICAL DETAIL
HOLDOWN POST
PER PLAN OR
SCHEDULE, TYP.
24" MIN.24" MIN.
1'
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6"x6" OPENING OR LESS IN
SHEAR WALL SHEATHING
C: DETAIL
STUDS EACH SIDE
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SHEET NUMBER
DESIGNED PLANS, DOCUMENTS, AND SPECIFICATIONS REPRESENTED
WITHIN THESE DRAWINGS ARE PROPERTIES OF TA STRUCTURAL AND
WERE DEVELOPED FOR USE IN CONNECTION WITH EACH INDIVIDUAL
PROJECT. NONE OF THESE PLANS AND IDEAS SHALL BE USED,
DUPLICATED, DISCLOSED, IN PART OR IN WHOLE, WITHOUT WRITTEN
CONSENT OF TA STRUCTURAL.
PR
O
J
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C
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:
SHEET TITLE
DATEPROJECT STATUS
ENGINEER OF RECORD
JULY 2024PERMIT SUBMITTAL
L
RO
Exp. 06-30-26
S
IVISTTACEOF IFAL
IG
RE
C L
No. 91229
REET
D SPRFOE AOINS
IG
NAI
ER
EN
ENNARTENAUD
OCTOBER 2024PLAN CHECK
S400
DETAILS
2515 & 2517 N
Cotter St5/1/2025
18
"
M
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.
18
"
M
I
N
.
6 FRAMING AT SHEAR WALL OPENING
SCALE: 1"=1'-0"
CMSTC16 STRAP EA. SIDE
OF OPENING
CMSTC16 TOP & BOT. OF
OPENING
SHEAR WALL w/
E.N. PER PLAN
HEADER PER
PLAN
OPENING, S.A.D.
PLYWOOD
SHEATHING
BEYOND, SHOWN
DASHED.
18" MAX.
S.A.D.2x FASCIA w/ (2) 16d NAILS
AT EACH RAFTER
ROOF SHTG w/ E.N. PER
PLAN E.N.
2x BLKG SNUG TIGHT
BETWEEN RAFTERS
CEILING JOIST PER PLAN w/ (7)
16d NAILS TO ROOF RAFTER
"A35" CLIP AT SPACING PER
SHEAR WALL SCHEDULE
PLATELINE
H2.5A AT EA.
ROOF JOIST
2 FRAMING AT ROOF RAFTERS
SCALE: 1"=1'-0"
ROOF SHTG w/ E.N. PER
PLAN
B.N.
FLAT NAILER W/ (4) 8d TO EACH
RAFTER
TRIM NAILER, AS REQ'D
CALIFORNIA FRAMING RAFTERS
W/ (3) 8d TOENAIL (TYP.)
5 CALIFORNIA FRAMING
SCALE: 1"=1'-0"
7 FRAMING AT SHEAR WALL INTERSECTION
SCALE: 1"=1'-0"
SHEAR WALL PER
PLAN
E.N.
2x STUD w/ 1 4"x41 2" SDS
WOOD SCREW AT SPACING
PER SHEAR WALL SCHEDULE
HOLDOWN POST PER
SCHEDULEHOLDOWN PER PLAN CEILING JOIST PER
PLAN
SDS1 4"x41 2" WOOD
SCREWS @6"o.c.
"A35" CLIP AT SPACING PER
SHEAR WALL SCHEDULE
ROOF RAFTERS PER
PLAN
ROOF SHEATHING w/ E.N.
PER PLAN
SHEATHING w/ E.N. PER
PLAN
SHEATHING w/ E.N. PER
PLAN
"A35" CLIP AT SPACING PER
SHEAR WALL SCHEDULE
4 ROOF FRAMING AT SHEAR WALL
SCALE: 1"=1'-0"
2x BLKG @48"o.c. EACH
SIDE AT CEILING AND AT
ROOF
CMSTC16 STRAP AT
HOLDOWN POST AT
ATTIC
3 ROOF FRAMING AT EXTERIOR WALL
SCALE: 1"=1'-0"
2x FASCIA
SHEAR WALL PER
PLAN
2x4 OUTRIGGER w/ (3) 16d
TOENAIL TO ROOF JOIST
@16"o.c.
"A35" CLIP AT SPACING PER
SHEAR WALL SCHEDULEE.N.
BALLOON FRAME AT
CONTRACTOR OPTION.
"A35" CLIP AT SPACING PER
SHEAR WALL SCHEDULE
CMSTC16 STRAP AT
HOLDOWN POST AT
ATTIC
ROOF RAFTER PER PLAN w/
(4) 10d TOENAIL TO LEDGER
RIDGE BOARD PER PLAN
E.N.
STRAP PER PLAN
1 ROOF FRAMING AT RIDGE BOARD
SCALE: 1"=1'-0"
CEILING JOIST PER
PLAN
2x BLKG @48"o.c.
A
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SHEET NUMBER
DESIGNED PLANS, DOCUMENTS, AND SPECIFICATIONS REPRESENTED
WITHIN THESE DRAWINGS ARE PROPERTIES OF TA STRUCTURAL AND
WERE DEVELOPED FOR USE IN CONNECTION WITH EACH INDIVIDUAL
PROJECT. NONE OF THESE PLANS AND IDEAS SHALL BE USED,
DUPLICATED, DISCLOSED, IN PART OR IN WHOLE, WITHOUT WRITTEN
CONSENT OF TA STRUCTURAL.
PR
O
J
E
C
T
:
SHEET TITLE
DATEPROJECT STATUS
ENGINEER OF RECORD
JULY 2024PERMIT SUBMITTAL
L
RO
Exp. 06-30-26
S
IVISTTACEOF IFAL
IG
RE
C L
No. 91229
REET
D SPRFOE AOINS
IG
NAI
ER
EN
ENNARTENAUD
OCTOBER 2024PLAN CHECK
S401
DETAILS
2515 & 2517 N
Cotter St5/1/2025
MA
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S
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25
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LICENSED ARCHITECT
STATEOF CALIFORNIA
C-39025
REN. 08/31/25
BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
DE
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GREEN BUILDING
NOTES
G2.0
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 DEVELOPMENT4.106.1 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/AY N/AY N/AY N/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESIDENTIAL MANDATORY MEASURES, SHEET 1 (January 2023)Y = YESN/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.
2515 & 2517 N
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
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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 FIREPLACES4.503.1 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 CONTROL4.504.1 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 CONTROL4.505.1 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 EXHAUST4.506.1 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 COMFORT4.507.2 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/AY N/AY N/AY N/A RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESPON.
PARTY
RESIDENTIAL MANDATORY MEASURES, SHEET 2 (January 2023)Y = YESN/A = NOT APPLICABLE
RESPON. PARTY = RESPONSIBLE PARTY (ie: ARCHITECT, ENGINEER,
OWNER, CONTRACTOR, INSPECTOR ETC.)
GREEN BUILDING
NOTES
G3.0
2515 & 2517 N
Cotter St5/1/2025
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BAO PHAM
ARCHITECT OF RECORD:
BAO PHAM, RA
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ISSUANCE
Designed plans and specifications
represented by these drawings are
properties of BPDO and were
developed for use in connection with
each particular project. None of these
plans and ideas shall be used,
duplicated, disclosed, in part or in
whole, without written permission of
BPDO.
2024.06.28 PLANNING SUBMTTAL
2024.08.05 CYCLE 1 SUBMITTAL
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REFERENCES
G4.0
2515 & 2517 N
Cotter St5/1/2025
2515 & 2517 N
Cotter St5/1/2025
2515 & 2517 N
Cotter St5/1/2025
Issue:
Title:
Address:
Permit
ADU
2515 Cotter St.
Santa Ana, CA
2515 & 2517 N
Cotter St5/1/2025
Design Loads
2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024
Job No:Engineer:
DESIGN LOAD CRITERIA:
Roof
Typ. Roof
Weight Material
Roofing:5.00 psf ¼" Asphalt Shingles
Sheathing:1.50 psf ½"
Framing 1.90 psf 2x8@16"o.c.
Insulation:1.00 psf Batt
Ceiling:6.00 psf ⅝" Gyp. + 2x8 @16"o.c.
Solar Panel 4.00 psf
Misc:1.00 psf
Slope Factor:1.12 6:12
With Slope Factor→Seismic DL =23 psf
Without Slope Factor→Dead Load =21 psf
Live Load =20 psf (Roof)
Floor
Flooring:
Sheathing:
Framing
Insulation:
Ceiling:
Misc:
Walls
Ext. Wall
Weight Material
Siding:10.00 psf ⅞" Stucco
Sheathing:1.50 psf ½"
Framing 1.00 psf 2x4@16"o.c.
Insulation:1.00 psf Batt
Gyp:2.50 psf 5/8" Gyp.
Misc:1.00 psf
Dead Load =17 psf
2515 & 2517 N
Cotter St5/1/2025
Lateral Design
2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024
Job No:Engineer:
WIND DESIGN LOADS
MWFRS - Directional Procedure:
Risk Category:II ASCE 7-16 Table 1.5-1
Basic Wind Speed, V:95 mph ASCE 7-16 Fig 26.5-1
Exposure Category:C ASCE 7-16 Sec 26.7.3
Height to highest point, z :14.0 ft
Wind Directionality Factor, Kd : 0.85 ASCE 7-16 Table 26.6-1
Topographic Factor, Kzt : 1.00 ASCE 7-16 Sec 26.8
Velocity Pressure Exposure Coefficient at z, Kz : 0.85 ASCE 7-16 Table 27.3-1
Velocity Pressure Exposure Coefficient at 20 ft, K20 : ASCE 7-16 Table 27.3-1
Velocity Pressure Exposure Coefficient at 15 ft, K15 : ASCE 7-16 Table 27.3-1
Velocity Pressure at z, qZ : 16.7 psf ASCE 7-16 Eq 27.3-1
Direction 1 plan view
Dimension of building parallel to wind direction, L:59.0 ft ASCE 7-16 Fig 27.4-1(7)
Dimension of building normal to wind direction, B:17.0 ft ASCE 7-16 Fig 27.4-1(7)
Gust Factor, G:0.85 ASCE 7-16 Sec 26.11.1 ↑L
External Pressure Coefficient, Cp (windward): 0.80 ASCE 7-16 Fig 27.3-1
External Pressure Coefficient, Cp (leeward):-0.23 ASCE 7-16 Fig 27.3-1
Internal Pressure Coefficient, GCpi (enclosed): 0.18 ASCE 7-16 Table 26.13-1 B
P1 (windward, +GCpi): 8.3 psf
P2 (leeward, +GCpi): -6.2 psf
Design Wind Load, p:14.6 psf ASCE 7-16 Eq 27.3-1
Direction 1 Surface Area:85 ft²
Direction 2 plan view
Dimension of building parallel to wind direction, L:17.0 ft ASCE 7-16 Fig 27.4-1(7)
Dimension of building normal to wind direction, B:59.0 ft ASCE 7-16 Fig 27.4-1(7)
Gust Factor, G:0.85 ASCE 7-16 Sec 26.11.1 →B
External Pressure Coefficient, Cp (windward): 0.80 ASCE 7-16 Fig 27.3-1
External Pressure Coefficient, Cp (leeward):-0.50 ASCE 7-16 Fig 27.3-1
Internal Pressure Coefficient, GCpi (enclosed): 0.18 ASCE 7-16 Table 26.13-1 L
P1 (windward, +GCpi): 8.3 psf
P2 (leeward, +GCpi): -10.1 psf
Design Wind Load, pMAX: 18.4 psf ASCE 7-16 Eq 27.3-1
Direction 2 Surface Area, AZ:295 ft²
Direction 1 Wind Base Shear:1,238 lbs
Direction 2 Wind Base Shear:5,441 lbs
Equations:0.00256
2515 & 2517 N
Cotter St5/1/2025
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Cotter St5/1/2025
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2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024
Job No:Engineer:
SEISMIC DESIGN LOADS
ELFP - Design Coefficients and Factors:
Risk Category: II ASCE 7-16 Table 1.5-1
Importance Factor, Ie: 1.00 ASCE 7-16 Table 1.5-2
Site Class:D Per Soils Report or Default Value
Governing Seismic Design Category:D ASCE 7-16 Sec 11.6
Short Period,Ss: 1.34 Per Soils Report or USGS
Site Coefficient, Fa: 1.20 Per Soils Report or USGS
Maximum Considered Earthquake, SMS: 1.61 ASCE 7-16 Eq 11.4-1
Design Short Period Acceleration, SDS: 1.07 ASCE 7-16 Eq 11.4-3
Seismic Design Category based on SDS: D ASCE 7-16 Sec 11.6
One Second Period, S1: 0.48 Per Soils Report or USGS
Site Coefficient, Fv: 1.52 Per Soils Report or USGS
Maximum Considered Earthquake, SM1: 0.73 ASCE 7-16 Eq 11.4-2
Design One Second Period Acceleration, SD1: 0.48 ASCE 7-16 Eq 11.4-4
Seismic Design Category based on SD1: D ASCE 7-16 Sec 11.6
hn (ft): 14 Max Height Above Grade
TL: 8 Per USGS or ASCE 7-16 Fig 22-14 through 22-17
Allowable Drift Ratio, Da 0.025 ASCE 7-16 Table 12.12-1
ρ:1.3 ASCE 7-16 Sec 12.3.4
R Ω Cd Ta Cs Min Cs Max Cs Governing Cs
6.5 3 4 0.14 0.165 0.047 0.515 0.165
References: R, Ω, and Cd per ASCE 7-16 Table 12.2-1; Ta ASCE 7-10 Eq 12.8-7
Lateral System
Wood SW
2515 & 2517 N
Cotter St5/1/2025
A
5
B
1
3
2
4
1237 SQ. FT.
PERIMETER =
151'-8"
Project:
Sheet:
Job No.:
2517 Cotter
BP20
SEISMIC AREA - ROOF
2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024
Job No:Engineer:
SEISMIC DESIGN LOADS
ELFP - Base Shear Calculation:
Typ. Roof Ext. Wall Int. Wall*
23 psf 17 psf 10 psf
T.A. (ft2)1,237 683 1,237
Weight (lbs)28,451 11,609 6,185
*Interior partition wall weight projected over diaphragm area
Total Seismic Base Shear, V (lbs):7,638 lbs
*Seismic Base Shear calculated using Wood Shear Wall Design Coefficients and Factors
SEISMIC DESIGN LOADS
ELFP - Vertical Distribution of Seismic Force:
Level
wx
(lbs)
hx
(ft)
wx*hx
k Cvx Fx
(lbs)
Ex
(psf)
ROOF 46,245 9.0 416,204 1.00 7,638 6.17
Total:46,245 7,638
(Building Wt)(Base Shear)
Diaphragm Force
Fpx
(lbs)
Min Fpx
(lbs)Max Fpx (lbs)
Epx
(psf)
7,638 9,930 19,859 8.03
Diaphragm Force
Story Force
WallsFloor
Tributary Weights
ROOF
Roof
2515 & 2517 N
Cotter St5/1/2025
A
5
B
1
3
2
4
618 SQ. FT.618 SQ. FT.
Project:
Sheet:
Job No.:
2517 Cotter
BP20
North / South Lateral Areas - Roof
2515 & 2517 N
Cotter St5/1/2025
A
5
B
1
3
2
4
220 SQ. FT.
343 SQ. FT.
247 SQ. FT.
245 SQ. FT.
182 SQ. FT.
Project:
Sheet:
Job No.:
2517 Cotter
BP20
East / West Lateral Areas - Roof
2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024
Job No:Engineer:
SEISMIC DESIGN @ ROOF
Horizontal Distribution of Seismic Force:
ROOF
Line of
Resistance
Lat Force, QE
Fx x TA
Height
(ft)
A 618 3,816 lbs 16.00 15.75 9
B 618 3,816 lbs 12.75 14.75 9
Line of
Resistance
Lat Force, QE
Fx x TA
Height
(ft)
1 182 1,124 lbs 17.00 9
2 245 1,513 lbs 12.75 9
3 247 1,525 lbs 12.50 9
4 343 2,118 lbs 12.50 9
5 220 1,358 lbs 17.00 9
Panel Lengths, L
(ft)
Seismic Tributary
Areas, TA (ft2)
Seismic Tributary
Areas, TA (ft2)
Panel Lengths, L
(ft)
2515 & 2517 N
Cotter St5/1/2025
Project:2517 Cotter Date:7/4/2024 Date:7/4/2024
Job No:Engineer:Engineer:
SEISMIC DESIGN @ ROOF
Shearwall Design:Design Method:ASD
Sheathing Type:Struct. 1
Line of
Resistance
Unit Shear, νASD
(QE x 0.7r)/SL Type Uplift
(lbs)Holdown Net Uplift
(lbs)Holdown Holdown
DCR
Shared with
lines…
Combined
Uplifts (lbs)Holdown
A 109 plf TYPE 6 1,054 HDU2
B 126 plf TYPE 6 1,238 HDU2
Line of
Resistance
Unit Shear, νASD
(QE x 0.7r)/SL Type Uplift
(lbs)Holdown Net Uplift
(lbs)Holdown Holdown
DCR
Shared with
lines…
Combined
Uplifts (lbs)Holdown
1 60 plf TYPE 6 577 HDU2
2 108 plf TYPE 6 1,058 HDU2
3 111 plf TYPE 6 1,090 HDU2
4 154 plf TYPE 6 1,514 HDU2
5 73 plf TYPE 6 697 HDU2
2515 & 2517 N
Cotter St5/1/2025
Gravity Design
2515 & 2517 N
Cotter St5/1/2025
A
5
B
1
3
2
4
ROOF JOIST
(RJ1)
CEILING JOIST
(CJ1)
HD
R
1
HD
R
1
HD
R
1
HD
R
2
HD
R
2
Project:
Sheet:
Job No.:
2517 Cotter
BP20
Gravity Key - Roof
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Roof Joist (RJ1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
CODE REFERENCES
Calculations per NDS 2018, IBC 2021, ASCE 7-16
Load Combination Set : ASCE 7-16
Material Properties
Beam Bracing :Beam is Fully Braced against lateral-torsional buckling Repetitive Member Stress Increase
Allowable Stress Design
Douglas Fir-Larch
No.2
900.0
900.0
1,350.0
625.0
1,600.0
580.0
180.0
575.0 31.210
Analysis Method :
Eminbend - xx ksi
Wood Species :
Wood Grade :
Fb +
psi
psi
Fv psi
Fb -
Ft psi
Fc - Prll psi
psiFc - Perp
E : Modulus of Elasticity
Ebend- xx ksi
Density pcf
Load Combination :ASCE 7-16
.Applied Loads Service loads entered. Load Factors will be applied for calculations.
Beam self weight calculated and added to loading
Uniform Load : D = 0.0160, Lr = 0.020 ksf, Tributary Width = 1.330 ft, (ROOF LOAD)
.DESIGN SUMMARY Design OK
Maximum Bending Stress Ratio 0.267: 1
Load Combination +D+Lr
Span # where maximum occurs Span # 1
Location of maximum on span 4.250ft
25.37 psi=
=
1,552.50psi
2x8Section used for this span
Span # where maximum occurs
Location of maximum on span
Span # 1=
Load Combination +D+Lr
=
=
=
225.00 psi==
Section used for this span 2x8
Maximum Shear Stress Ratio 0.113 : 1
0.000 ft=
=
414.32psi
Maximum Deflection
0 <360
1309
Ratio =0 <240
Max Downward Transient Deflection 0.041 in 2473Ratio = >=360
Max Upward Transient Deflection 0 in Ratio =
Max Downward Total Deflection 0.078 in Ratio = >=240
Max Upward Total Deflection 0 in
fb: Actual
F'b
fv: Actual
F'v
Span: 1 : Lr Only
n/a
Span: 1 : +D+Lr
n/a
.Maximum Forces & Stresses for Load Combinations
Span #
Moment ValuesLoad Combination
C iCLx CCCMCF rt
Shear ValuesMax Stress Ratios
M CDV fbM fvF'b V F'vSegment Length Cfu
D Only 0.0 0.00 0.00.0
1.00Length = 8.50 ft 1 0.174 0.074 0.90 1.200 1.151.00 1.00 0.21 194.9 1,117.8 0.09 162.01.00 11.91.00
1.00+D+Lr 1.200 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 8.50 ft 1 0.267 0.113 1.25 1.200 1.151.00 1.00 0.45 414.3 1,552.5 0.18 225.01.00 25.41.00
1.00+D+0.750Lr 1.200 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 8.50 ft 1 0.232 0.098 1.25 1.200 1.151.00 1.00 0.39 359.5 1,552.5 0.16 225.01.00 22.01.00
1.00+0.60D 1.200 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 8.50 ft 1 0.059 0.025 1.60 1.200 1.151.00 1.00 0.13 117.0 1,987.2 0.05 288.01.00 7.21.00
.
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Roof Joist (RJ1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
Location in SpanLoad CombinationMax. "-" Defl Location in SpanLoad Combination Span Max. "+" Defl
Overall Maximum Deflections
+D+Lr 1 0.0779 4.281 0.0000 0.000
.
Load Combination Support 1 Support 2
Vertical Reactions Support notation : Far left is #1 Values in KIPS
Max Upward from all Load Conditions 0.214 0.214
Max Upward from Load Combinations 0.214 0.214
Max Upward from Load Cases 0.113 0.113
D Only 0.100 0.100
+D+Lr 0.214 0.214
+D+0.750Lr 0.185 0.185
+0.60D 0.060 0.060
Lr Only 0.113 0.113
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Ceiling Joist (CJ1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
CODE REFERENCES
Calculations per NDS 2018, IBC 2021, ASCE 7-16
Load Combination Set : ASCE 7-16
Material Properties
Beam Bracing :Beam is Fully Braced against lateral-torsional buckling Repetitive Member Stress Increase
Allowable Stress Design
Douglas Fir-Larch
No.2
900.0
900.0
1,350.0
625.0
1,600.0
580.0
180.0
575.0 31.210
Analysis Method :
Eminbend - xx ksi
Wood Species :
Wood Grade :
Fb +
psi
psi
Fv psi
Fb -
Ft psi
Fc - Prll psi
psiFc - Perp
E : Modulus of Elasticity
Ebend- xx ksi
Density pcf
Load Combination :ASCE 7-16
.Applied Loads Service loads entered. Load Factors will be applied for calculations.
Beam self weight calculated and added to loading
Uniform Load : D = 0.0060, L = 0.010 ksf, Tributary Width = 1.330 ft, (CEILING LOAD)
.DESIGN SUMMARY Design OK
Maximum Bending Stress Ratio 0.432: 1
Load Combination +D+L
Span # where maximum occurs Span # 1
Location of maximum on span 8.500ft
20.36 psi=
=
1,138.50psi
2x10Section used for this span
Span # where maximum occurs
Location of maximum on span
Span # 1=
Load Combination +D+L
=
=
=
180.00 psi==
Section used for this span 2x10
Maximum Shear Stress Ratio 0.113 : 1
0.000 ft=
=
492.20psi
Maximum Deflection
0 <360
703
Ratio =0 <240
Max Downward Transient Deflection 0.159 in 1284Ratio = >=360
Max Upward Transient Deflection 0 in Ratio =
Max Downward Total Deflection 0.290 in Ratio = >=240
Max Upward Total Deflection 0 in
fb: Actual
F'b
fv: Actual
F'v
Span: 1 : L Only
n/a
Span: 1 : +D+L
n/a
.Maximum Forces & Stresses for Load Combinations
Span #
Moment ValuesLoad Combination
C iCLx CCCMCF rt
Shear ValuesMax Stress Ratios
M CDV fbM fvF'b V F'vSegment Length Cfu
D Only 0.0 0.00 0.00.0
1.00Length = 17.0 ft 1 0.217 0.057 0.90 1.100 1.151.00 1.00 0.40 222.7 1,024.7 0.09 162.01.00 9.21.00
1.00+D+L 1.100 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 17.0 ft 1 0.432 0.113 1.00 1.100 1.151.00 1.00 0.88 492.2 1,138.5 0.19 180.01.00 20.41.00
1.00+D+0.750L 1.100 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 17.0 ft 1 0.299 0.078 1.25 1.100 1.151.00 1.00 0.76 424.8 1,423.1 0.16 225.01.00 17.61.00
1.00+0.60D 1.100 1.151.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 17.0 ft 1 0.073 0.019 1.60 1.100 1.151.00 1.00 0.24 133.6 1,821.6 0.05 288.01.00 5.51.00
.
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Ceiling Joist (CJ1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
Location in SpanLoad CombinationMax. "-" Defl Location in SpanLoad Combination Span Max. "+" Defl
Overall Maximum Deflections
+D+L 1 0.2900 8.562 0.0000 0.000
.
Load Combination Support 1 Support 2
Vertical Reactions Support notation : Far left is #1 Values in KIPS
Max Upward from all Load Conditions 0.206 0.206
Max Upward from Load Combinations 0.206 0.206
Max Upward from Load Cases 0.113 0.113
D Only 0.093 0.093
+D+L 0.206 0.206
+D+0.750L 0.178 0.178
+0.60D 0.056 0.056
L Only 0.113 0.113
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Header (HDR1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
CODE REFERENCES
Calculations per NDS 2018, IBC 2021, ASCE 7-16
Load Combination Set : ASCE 7-16
Material Properties
Beam Bracing :Beam is Fully Braced against lateral-torsional buckling
Allowable Stress Design
Douglas Fir-Larch
No.1
1,350.0
1,350.0
925.0
625.0
1,600.0
580.0
170.0
675.0 31.210
Analysis Method :
Eminbend - xx ksi
Wood Species :
Wood Grade :
Fb +
psi
psi
Fv psi
Fb -
Ft psi
Fc - Prll psi
psiFc - Perp
E : Modulus of Elasticity
Ebend- xx ksi
Density pcf
Load Combination :ASCE 7-16
.Applied Loads Service loads entered. Load Factors will be applied for calculations.
Beam self weight calculated and added to loading
Uniform Load : D = 0.0210, Lr = 0.020 ksf, Tributary Width = 8.50 ft, (Roof Load)
Uniform Load : D = 0.0170 ksf, Tributary Width = 1.50 ft, (Ext Wall)
.DESIGN SUMMARY Design OK
Maximum Bending Stress Ratio 0.212: 1
Load Combination +D+Lr
Span # where maximum occurs Span # 1
Location of maximum on span 2.500ft
42.57 psi=
=
2,193.75psi
4x8Section used for this span
Span # where maximum occurs
Location of maximum on span
Span # 1=
Load Combination +D+Lr
=
=
=
212.50 psi==
Section used for this span 4x8
Maximum Shear Stress Ratio 0.200 : 1
0.000 ft=
=
464.14psi
Maximum Deflection
0 <360
1987
Ratio =0 <240
Max Downward Transient Deflection 0.014 in 4437Ratio = >=360
Max Upward Transient Deflection 0 in Ratio =
Max Downward Total Deflection 0.030 in Ratio = >=240
Max Upward Total Deflection 0 in
fb: Actual
F'b
fv: Actual
F'v
Span: 1 : Lr Only
n/a
Span: 1 : +D+Lr
n/a
.Maximum Forces & Stresses for Load Combinations
Span #
Moment ValuesLoad Combination
C iCLx CCCMCF rt
Shear ValuesMax Stress Ratios
M CDV fbM fvF'b V F'vSegment Length Cfu
D Only 0.0 0.00 0.00.0
1.00Length = 5.0 ft 1 0.162 0.154 0.90 1.300 1.001.00 1.00 0.65 256.2 1,579.5 0.40 153.01.00 23.51.00
1.00+D+Lr 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 5.0 ft 1 0.212 0.200 1.25 1.300 1.001.00 1.00 1.19 464.1 2,193.8 0.72 212.51.00 42.61.00
1.00+D+0.750Lr 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 5.0 ft 1 0.188 0.178 1.25 1.300 1.001.00 1.00 1.05 412.2 2,193.8 0.64 212.51.00 37.81.00
1.00+0.60D 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 5.0 ft 1 0.055 0.052 1.60 1.300 1.001.00 1.00 0.39 153.7 2,808.0 0.24 272.01.00 14.11.00
.
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Header (HDR1)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
Location in SpanLoad CombinationMax. "-" Defl Location in SpanLoad Combination Span Max. "+" Defl
Overall Maximum Deflections
+D+Lr 1 0.0302 2.518 0.0000 0.000
.
Load Combination Support 1 Support 2
Vertical Reactions Support notation : Far left is #1 Values in KIPS
Max Upward from all Load Conditions 0.949 0.949
Max Upward from Load Combinations 0.949 0.949
Max Upward from Load Cases 0.524 0.524
D Only 0.524 0.524
+D+Lr 0.949 0.949
+D+0.750Lr 0.842 0.842
+0.60D 0.314 0.314
Lr Only 0.425 0.425
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Header (HDR2)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
CODE REFERENCES
Calculations per NDS 2018, IBC 2021, ASCE 7-16
Load Combination Set : ASCE 7-16
Material Properties
Beam Bracing :Beam is Fully Braced against lateral-torsional buckling
Allowable Stress Design
Douglas Fir-Larch
No.1
1,350.0
1,350.0
925.0
625.0
1,600.0
580.0
170.0
675.0 31.210
Analysis Method :
Eminbend - xx ksi
Wood Species :
Wood Grade :
Fb +
psi
psi
Fv psi
Fb -
Ft psi
Fc - Prll psi
psiFc - Perp
E : Modulus of Elasticity
Ebend- xx ksi
Density pcf
Load Combination :ASCE 7-16
.Applied Loads Service loads entered. Load Factors will be applied for calculations.
Beam self weight calculated and added to loading
Uniform Load : D = 0.0210, Lr = 0.020 ksf, Tributary Width = 8.50 ft, (Roof Load)
Uniform Load : D = 0.0170 ksf, Tributary Width = 1.50 ft, (Ext Wall)
.DESIGN SUMMARY Design OK
Maximum Bending Stress Ratio 0.234: 1
Load Combination +D+Lr
Span # where maximum occurs Span # 1
Location of maximum on span 2.000ft
45.60 psi=
=
2,193.75psi
4x6Section used for this span
Span # where maximum occurs
Location of maximum on span
Span # 1=
Load Combination +D+Lr
=
=
=
212.50 psi==
Section used for this span 4x6
Maximum Shear Stress Ratio 0.215 : 1
3.547 ft=
=
514.35psi
Maximum Deflection
0 <360
1700
Ratio =0 <240
Max Downward Transient Deflection 0.013 in 3783Ratio = >=360
Max Upward Transient Deflection 0 in Ratio =
Max Downward Total Deflection 0.028 in Ratio = >=240
Max Upward Total Deflection 0 in
fb: Actual
F'b
fv: Actual
F'v
Span: 1 : Lr Only
n/a
Span: 1 : +D+Lr
n/a
.Maximum Forces & Stresses for Load Combinations
Span #
Moment ValuesLoad Combination
C iCLx CCCMCF rt
Shear ValuesMax Stress Ratios
M CDV fbM fvF'b V F'vSegment Length Cfu
D Only 0.0 0.00 0.00.0
1.00Length = 4.0 ft 1 0.179 0.164 0.90 1.300 1.001.00 1.00 0.42 283.1 1,579.5 0.32 153.01.00 25.11.00
1.00+D+Lr 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 4.0 ft 1 0.234 0.215 1.25 1.300 1.001.00 1.00 0.76 514.3 2,193.8 0.59 212.51.00 45.61.00
1.00+D+0.750Lr 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 4.0 ft 1 0.208 0.190 1.25 1.300 1.001.00 1.00 0.67 456.5 2,193.8 0.52 212.51.00 40.51.00
1.00+0.60D 1.300 1.001.00 1.00 0.0 0.00 0.01.00 0.01.00
1.00Length = 4.0 ft 1 0.060 0.055 1.60 1.300 1.001.00 1.00 0.25 169.9 2,808.0 0.19 272.01.00 15.11.00
.
2515 & 2517 N
Cotter St5/1/2025
Wood Beam
LIC# : KW-06015195, Build:20.24.02.03 TA Structural (c) ENERCALC INC 1983-2023
DESCRIPTION:Header (HDR2)
Project File: 2517 Cotter - Gravity Design.ec6
Project Title:
Engineer:
Project ID:
Project Descr:
Location in SpanLoad CombinationMax. "-" Defl Location in SpanLoad Combination Span Max. "+" Defl
Overall Maximum Deflections
+D+Lr 1 0.0282 2.015 0.0000 0.000
.
Load Combination Support 1 Support 2
Vertical Reactions Support notation : Far left is #1 Values in KIPS
Max Upward from all Load Conditions 0.756 0.756
Max Upward from Load Combinations 0.756 0.756
Max Upward from Load Cases 0.416 0.416
D Only 0.416 0.416
+D+Lr 0.756 0.756
+D+0.750Lr 0.671 0.671
+0.60D 0.250 0.250
Lr Only 0.340 0.340
2515 & 2517 N
Cotter St5/1/2025
GEOTECHNICAL INTERNATIONAL
LAN & ASSOCIATES
Land Survey & Civil, Structural & Geotechnical Engineering
13139 Harbor Boulevard, Garden Grove, CA 92843
Tel: (714) 414-9215, Fax: (714) 537 – 7974, Email: Lanpham9@hotmail.com
Project No. SA-01-08-24
August 14, 2024
Madelene Tran
949-345-9175
madelenet_2004@yahoo.com
c/o Bao Pham
714-457-0436
bao@bpdo-architects.com
SUBJECT: Soil Report for Proposed New Residential Units, Proposed SB9
Subdivision Project, 2517 Cotter Street, Santa Ana, CA 92706.
Dear Ms. Tran/Mr. Pham:
In accordance with the requirements of the City and per your request and authorization,
this soil report has been prepared for the proposed project.
It is noted that Geotechnical International was the project geotechnical consultant of
many similar projects in the City of Santa Ana. Therefore, we are familiar with the
geotechnical conditions of the site.
Follow is a summary of our findings and conclusions and recommendations for this
project.
Site Description and Proposed Development
The subject property is located at the south-easterly corner of Cotter Street and Downie
Place, south of south of Garden Grove Blvd., north of Trask Avenue, east of Fairview
Street, west of Laird Street, and south-east of Garden Grove Freeway, within a developed
residential area.
A one-story house with 2 detached garages exists at the site.
Based on the Site Plan prepared by the designer, we understand that the proposed new
main house with 2-car garage and detached ADU will be located in a new parcel to
replace the existing garage which will be demolished. Another detached ADU will be
added onto the other new parcel where existing house with detached garage exists.
2515 & 2517 N
Cotter St5/1/2025
Page 2
Note to the geotechnical report reviewer: Please see the actual full-scale plans prepared
by the architect/designer/civil engineer which are separately submitted to the City for
review, for clarification/details of the proposed development, as needed.
The site is relatively flat; and we understand that additional raw cut/raw fill is not
proposed for the site.
Geotechnical Conditions
Based on the published geologic map prepared by the California Division of Mines and
Geology (CDMG), the site is located within a broad flat alluvium and colluvium area.
Based on the State of California SEISMIC HAZARD ZONES Map, Anaheim
Quadrangle, the subject site is located within a potential liquefaction zone. For
conservative purposes, we assume that the site will be subjected to the liquefaction; and
to mitigate the potential adverse effects due to potential liquefaction, as for other recent
near-by projects, a strengthened foundation system is recommended to be used for the
proposed new structure.
To verify the near ground surface soils, a 5 ft. deep test hole has been drilled using a
hand-held drilling tool and soil samples were collected for laboratory testing. The
approximate location of the test hole is depicted on the Site Plan / Geotechnical Map. The
geotechnical boring log and summary of results of the laboratory testing are included in
Appendix B.
Based on the data of our test hole, the near ground surface earth materials generally
consisted of silty fine sand with very minor clay and some gravel, damp to moist,
medium dense and have a very low expansion potential.
Groundwater
Free standing groundwater was not encountered in our test hole.
Free standing ground water was not reported to be an issue at the site and in the vicinity.
Deep footings/excavations are not proposed for the site; therefore adverse effects due to
groundwater are not anticipated for the proposed development.
Note: it is not anticipated; however, if wet soils are encountered, removal of the wet soils
and replacement with drier soils/cement slurry can be performed. In addition, if needed,
crushed rock and or geogrids for bridging, etc. can also be used. This will be determined
by the geotechnical consultant based on the exposed conditions during the excavations at
the site.
Seismicity
2515 & 2517 N
Cotter St5/1/2025
Page 3
The subject site is located in Southern California, which is a major earthquake-prone
zone. Therefore, the owner(s) of this property should be aware of the seismic risks
associated with being located in this zone.
The Soil Site Class D Default can be used for the soils underlying the subject site.
The Seismic Design Category D can be used for the site.
The following seismic parameters obtained from the computer program https://
seismicmaps.org prepared by SEAOC [Structural Engineers Association Of
California] in conjunction with California’s Office of Statewide Health Planning and
Development [OSHPD] ) in accordance with ASCE7-16 can be used for the site.
• Fa = 1.2
• Fv = null*
• Mapped Spectral Accelerations Values:
Ss = 1.342 (for the short period of 0.2 second)
S1 = 0.477 (for the 1-second period)
• Maximum Considered Earthquake Spectral Response Accelerations:
SMs = FaSs = 1.61 (for the short period of 0.2 second)
SM1 = FvS1 = null* (for the 1-second period)
• Design Spectral Response Accelerations:
SDs = 2/3 SMs = 1.073 (for the short period of 0.2 second)
SD1 = 2/3 SM1 = null* (for the 1-second period)
• PGA = 0.569
Please see ASCE 7-16, Section 11.4.8.
Please see APPENDIX C for additional seismic parameters, as needed.
Note: In general, the structural consultant of record for this project should review the
seismic parameters provided in this report and the 2022 CBC to evaluate the seismic
design. Final selection of design coefficients should be made by the structural consultant
based on the local laws and ordinances, expected structure response, and the desired level
of conservatism.
The civil/structural design engineer should consult with the project geotechnical
consultant, if additional geotechnical information is needed for structural seismic design.
2515 & 2517 N
Cotter St5/1/2025
Page 4
Faults
No active faults are known to exist within or near the site. The probability of primary
surface rupture or deformation at the site is, therefore, considered very low.
The site is not designated to be located within the Special Studies/Earthquake Zone under
the Alquist-Priolo Special Studies Act.
Liquefaction Potential
As previously mentioned, for conservative purposes, the subject site is assumed to be
subject to the liquefaction. Therefore, the owner(s) of this property should be aware of
the risks associated with the potential liquefaction such as structural distress due to the
potential differential settlement caused by the potential liquefaction.
As previously mentioned, for conservative purposes, a strengthened / stiffened
foundation system (having thicker slabs with more reinforcements and deeper and
wider footings with more reinforcement as recommended in this report) should be
used for support of the proposed structure.
Potential Consequences of Liquefaction or Secondary Liquefaction Included Hazards
Potential consequences of liquefaction or secondary liquefaction included hazards
generally consist of differential settlement (vertical deformations), lateral
movement/lateral spreading (horizontal deformations), oscillation, and reduction in
foundation soil-bearing capacity (bearing failure).
A sloping condition or drainage or stream channel does not exist at the site; therefore,
lateral movement/lateral spreading, oscillation, etc. due to potential liquefaction are not
anticipated to be credible hazards for the proposed new structure.
We believe if the area would be “liquefied” in the future due to a very strong earthquake,
the potential damage to the proposed new structures which will be properly structurally
designed in accordance with the new up-to-date codes would be much less severe than
the existing on-site structures and surrounding existing houses which have been
previously structurally designed based on old codes (which are much less stringent than
the current new codes). However, the owner(s) of this property should be aware of the
potential damage to the new structures due to liquefaction.
In summary, it should be recognized that structural mitigation may not reduce the
potential of the soils to liquefy during an earthquake; and there will remain some risk that
the new structures could still suffer damage if liquefaction occurs, during a very strong
earthquake.
For conservative purposes, a strengthened / stiffened foundation system as
recommended in this report should be used for support of the proposed structure.
2515 & 2517 N
Cotter St5/1/2025
Page 5
Slope Stability
The site is a flat area; therefore, slope instability is not a concern for the proposed
development.
CONCLUSIONS AND RECOMMENDATIONS
General Conclusions
Construction of the proposed structure at the subject site is considered geotechnically
feasible, provided the recommendations outlined in this report are implemented.
Note: The conclusions and recommendations of this report are based on information as
interpreted from our limited subsurface investigation. It is not anticipated but they should
be revised accordingly if geotechnical conditions to be exposed during site preparation/
grading and construction significantly differ from our findings and interpretations.
In general, a conventional shallow foundation can be used for support of the proposed
structure.
The following recommendations are considered minimum and may be superseded by
more restrictive requirements of the architect, civil/structural engineer, building codes, or
governing agencies.
Geotechnical Impact on Neighboring Properties
Adverse geotechnical impact of the proposed development on the neighboring properties
is not anticipated, provided the recommendations outlined in this report are properly
implemented.
Site Preparation/Grading
To create a relatively uniform new engineered compacted fill layer for a proposed new
structural slab-on-grade area, over-excavation and recompaction of about 3 ft. deep
(measured from the existing ground surface) of the existing on-site soils should be
performed. The lateral limits of the over-excavation should be minimum equal to depth of
removal (3 ft. in this case) beyond the outside perimeter of the proposed new structure.
For the proposed new exterior concrete slabs including new driveway, if any, the
overexcavation and recompaction should be minimum 1 ft deep and 1 ft. outside of the
new slab areas.
Deeper remedial removal is not anticipated; however, this will be determined in the field
by the project geotechnical engineer, based on the actual conditions to be exposed at the
time of the site grading/preparation.
2515 & 2517 N
Cotter St5/1/2025
Page 6
The fill/backfill materials, if any, should be free of organic matter and oversized
materials, 4 inches or greater in diameter, placed in near-horizontal loose lifts not to
exceed eight inches in thickness, and moisture conditioned to slightly over optimum
moisture content prior to compaction.
Imported soils, if any, should have a very low expansion potential and should be
geotechnically observed/tested and accepted by the geotechnical consultant prior to using
at the site.
In general, grading at the site, if any, should be performed in accordance with the
requirements of the City and under the geotechnical observation and testing of the project
geotechnical consultant. The compaction criterion for fill and backfill materials is a
minimum of 90% of the maximum density determined in accordance with ASTM Test
Method D1557.
Temporary Excavations
In general, temporary excavations should be performed in accordance with OSHA
requirements. In general, care should be taken during excavation near an existing
structural object, if any to ensure no damage is done to the existing object.
For this project, all new (detached) buildings will be located far away from the existing
building. Therefore, impact of the proposed temporary excavation to the existing building
is not anticipated.
BUILDING FOUNDATION DESIGN GUIDELINES
Geotechnical Parameters For Structural Design
For conservative purposes, the following “lowest” code values should be used for
structural design, as needed.
a. Allowable vertical bearing earth pressure: 1,500 psf.
An increase of one-third is permitted when using the alternative load
combinations that include wind or earthquake loads.
b. Lateral bearing passive earth pressure: 100 psf. per foot into competent materials
below the finished ground surface.
An increase of one third is permitted when using the alternative load
combinations that include wind or earthquake loads.
c. Lateral Sliding Resistance: cohesion = 130 psf.
2515 & 2517 N
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Page 7
The cohesion value is to be multiplied by the contact area.
In no case shall the lateral sliding resistance exceed one-half the dead load.
d. Soil unit weight: 120 pcf.
New Building Footings
In general, the foundation system for the proposed structure must be properly designed by
the civil/structural design engineer of record for this project and reviewed and approved
by the city prior to construction.
New building footings should be embedded minimum 24-inches below the adjacent
lowest finished grade. Minimum widths for isolated columns/pad footings, if any, should
be 24-inches, and for continuous wall footings should be 15-inches for one-story and 18-
inches for two story portions, if any.
Minimum reinforcement for new continuous footings should be two #5 re-bars at top and
two #5 re-bars at bottom.
Settlement
Distress to the existing house due to settlement of the underlying soils was not
observed/reported. Therefore, deep-seated settlement of the soils underlying the site is
not considered to be a concern for the proposed development.
In general, based on our experience, the conventional total settlement of ½ inch and a
differential settlement of ¼ inch over a horizontal distance of 30 feet are anticipated for
the proposed new structure and would occur during the construction stage.
New (Interior) Building Slabs-on-Grade
New (interior) building slabs-on-grade should be minimum 5 inches thick, reinforced
with #4 re-bars at 12 inches on centers, or equivalent, placed at mid-height of the slab.
New slabs should be underlain by a 2-inch thick layer of clean sand. For moisture
sensitive floor areas, the new slabs should be underlain by a 10-mil polyethylene
moisture barrier membrane (such as Visqueen). The moisture barrier membrane should
be properly lapped and sealed at joints and around any breaks such as openings for utility
conduits.
Note: CAL Green Code, and/or other applicable codes/City’s requirements should govern
and be followed. The entire slab-on-grade system including the capillary break /
vapor/moisture retarder should be properly designed by the project civil /structural design
engineer of record (but not by the geotechnical engineer) and reviewed and approved by
the City prior to construction.
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Page 8
New Exterior Slabs-on-Grade
To reduce the potential for excessive cracking, new exterior concrete slabs-on-grade, if
any, should be minimum 4 inches thick, provided with construction or weakened plane
joints at frequent intervals (e. g., every 6 feet or less). Provision of a 2-inch thick layer of
crushed rock, gravel, or clean sand to be placed beneath the slabs and/or reinforcement,
such as #3 re-bars at 24 inches on-centers, or equivalent, placed at the mid-height of the
slab should be considered. The subgrade soils for the exterior slabs should be properly re-
compacted.
Slab Subgrade Pre-Saturation
The conventional pre-saturation of subgrade soils to minimum 140% of the optimum
moisture content to minimum 24 inches deep is not considered necessary for this project.
However, spraying with water should be performed prior to concrete pour.
Other Recommendations for Reducing Slab Cracking
While not a geotechnical issue, the potential for slab cracking may also be reduced by
careful control of water/cement ratio and slump of concrete. The contractor should take
appropriate curing precautions during the pouring of concrete in hot weather to reduce
cracking of slabs.
A slip sheet (or equivalent) can be utilized if grouted tile, marble tile, or other crack-
sensitive floor covering is planned directly on concrete slabs.
New Driveway
The minimum section required by the City can be used for a new driveway, if any. If
there is no minimum requirements by the City, a 5-inch thick concrete slab (PCC),
reinforced with #4 rebar (placed at mid-height of slabs) at 18 inches on-centers both
ways, or 5-in. thick asphalt concrete (AC), or equivalent, over a 6-inch thick layer of
aggregate base (AB) can be used. The aggregate base and subgrade should be properly
compacted to a minimum of 95% and 90%, respectively, of the maximum density
determined in accordance with ASTM D1557 prior to placement of the concrete slab.
Spraying the compacted subgrade soils with water should be performed prior to concrete
pour.
If pavers are to be used, they must be properly designed by the civil engineer of record
for this project and approved by the city prior to construction. Additional geotechnical
data can be provided for design, if requested.
Site Drainage
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Page 9
In general, proper surface drainage should be checked, improved as needed, and
maintained to ensure surface water flows away from all structures. Requirements by the
city and applicable CBC (2022 CBC) should also be followed.
Roof gutters should be properly provided. Roof drains, gutters and downspouts should be
maintained to function as intended. Outlet drains should be kept open.
Irrigation at the site, if any, should be kept to a minimum required to support plant life.
In the future, sources of uncontrolled water, such as leaky sewer, water (domestic,
irrigation) or drainpipe, should be repaired if identified.
Seismic Design
We recommend the proposed new structure be structurally designed to meet the
applicable building codes and requirements of the controlling governmental agencies.
The seismic parameters provided in the “Seismicity” section of this report can be used.
The civil/structural design engineer should consult with the project geotechnical
consultant, if additional geotechnical information is needed for the seismic design.
Cement Type For Concrete in Contact with On-Site Earth Materials
Our previous tests performed on the soils of many lots in the City of Santa Ana which are
similar to the on-site soils show negligible water-soluble sulfate contents. Sulfate attack
on concrete was not observed for the existing on-site house and other houses in the
surrounding areas. It appears sulfate attack on concrete is not considered to be a problem
for this project. However, for conservative purpose, Type V cement with a maximum
water/cement ratio of 0.45 and a minimum concrete strength, f'c of 4,500 psi is
recommended to be used for concrete in contact with the on-site soils. Additional water-
soluble sulfate content testing can be performed for the soils at the site, as needed. The
test can be conducted during and/or after completion of site preparation/grading.
The applicable California Building Code (2022 CBC) and other requirements by
controlling governmental agencies should be followed.
Corrosion To Ferrous Metals and Copper
For conservative purposes, the on-site soils can be considered severely corrosive to
ferrous metals and copper. Underground/buried ferrous metals or copper are not planned
to be used for this project. However, if underground/buried ferrous metals or copper are
planned to be used at the site, they should be properly protected. A corrosion specialist
can be consulted. Testing can be performed for verification of the potential corrosion of
the soils at the site to ferrous metals and copper, if needed. The test can be performed
during and/or after completion of grading.
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Page 10
Geotechnical Review of Grading and Foundation Plans
Based on the City’s requirements, the project geotechnical consultant should review,
“approve” and sign the project grading and foundation plans with details/specifications, if
any, indicating conformation to applicable geotechnical recommendations.
We will corporate with the civil/structural design engineers who prepare the plans to
ensure our geotechnical recommendations are properly incorporated into the plans.
Geotechnical Observation and Testing During Construction
We recommend that a qualified geotechnical consultant be retained to provide
geotechnical engineering services, including geotechnical observation/testing, during the
construction phase of the project. This is to verify the compliance with the design,
specifications and/or recommendations, and to allow design changes in the event that
subsurface conditions differ from those anticipated.
Geotechnical observation/testing can be performed at the following stages:
During ANY grading operations, including excavation, removal, filling and
backfilling, etc.
During and after excavation for footings to verify the adequacy of underlying
materials.
After pre-saturation of slab subgrade earth materials, if any, prior to pouring
concrete.
After compaction of subgrade soils and/or aggregate base for exterior slabs and or
driveway, if any.
During backfill of drainage and utility line trenches, if any, to verify proper
compaction.
When/If any unusual geotechnical conditions are encountered.
Note: If Geotechnical International is not provided the opportunity to perform the
geotechnical observation/testing during the construction phase, Geotechnical
International will take no responsibility for the conclusions and recommendations
contained in our report in the event that subsurface conditions differ from those
interpreted and anticipated during our preliminary investigation phase prior to the start of
construction.
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Page 11
CLOSURE
The conclusion and recommendations contained in this report are presented based on
geotechnical data as described herein which are believed representative of the total
project area. However, earth materials can vary in characteristics, both laterally and
vertically, and those variations could affect the conclusions and recommendations
contained herein. As such, observation and testing by a qualified geotechnical consultant
during the construction phase of the project are essential to confirming the basis of this
report.
This report has been prepared consistent with that level of care being provided by other
professionals providing similar services at the locale and time period. The contents of this
report are professional opinions and as such, are not to be considered a guaranty or
warranty.
This report should be reviewed and updated after a period of one year or if the lot
ownership or site conditions / proposed development change from that described herein.
The following are attached and complete our report:
Appendix A – References
Appendix B – Geotechnical Log of Test Hole and Laboratory Test Results
Appendix C – Seismic Data
Figure 1 – Vicinity Map
Figure 2 – Site Plan/Geotechnical Map
If you have any questions or require clarification, please contact this office. This
opportunity to be of service is sincerely appreciated.
Very truly yours,
Lan N. Pham, P.E.
Chief Geotechnical Engineer
RGE686, Exp. 3/31/25
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Page 12
2515 & 2517 N
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Page 13
APPENDIX A
REFERENCES
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Page 14
REFERENCES
1. California Division of Mines and Geology (CDMG), the Resources Agency,
Dept. of Conservation, 1981, “Geology Map of Orange County Showing
Mines and Mineral Deposits”, scale 1:48,000, 1” = 4000’, or 1” = 0.76 miles,
prepared in corporation with County of Orange EMA, compiled by P.K.
Morton and R.V. Miller, dated 1981.
2. California Division of Mines and Geology (CDMG), Department of
Conservation, 1998, “Seismic Hazard Zones, Anaheim Quadrangle”, Scale
1:24,000 (1” = 2,000 ft or 1” = 0.38 miles), Released April 15, 1998.
3. California Division of Mines and Geology, 1997, “Seismic Hazard Zone
Report for The Anaheim and Newport Beach 7.5-minute Quadrangle, Orange
County, California, Seismic Hazard Zone Report 03”, revised 2006.
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Page 15
APPENDIX B
GEOTECHNICAL LOG OF TEST HOLE
AND
LABORATORY TEST RESULTS
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Page 16
GEOTECHNICAL LOG OF TEST HOLE
Date: August 07, 2024 TEST HOLE No. 1
Project No. Madelene Tran Job No.: SA-04-02-24
Hole Diameter: 4 + inches Equipment: Hand-Auger
DEPTH DESCRIPTION
0’ - 2.5’+ (Grass). Medium grey silty fine sand with very minor clay, damp
to moist, medium dense.
2.5’- end Medium gray silty sand with fine gravel, moist, medium dense.
Total Depth: 5 ft. +
No Caving
No Free-Standing Groundwater
Hole backfilled with onsite soils
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Page 17
EXPANSION INDEX TEST RESULTS
Sample Compacted Moisture Content Expansion Expansion
Location Dry Compacted Final Index Potential
Density (pcf) (%) (%) Classification
TH-1 @ 0’ – 3’ 107.5 10.5 19.9 zero very low
Test Method: ASTM D4829
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Page 18
ATTERBERG LIMITS TEST RESULTS
Sample Location Liquid Limit Plastic Limit Plasticity Index
TH-1 @ 0’ - 3’ sandy: could not perform the tests.
Test Method: ASTM D4318
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Page 19
APPENDIX C
SEISMIC DATA
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USGS web services were down for some period of time and as a result this tool wasn't operational, resulting in timeout error.
USGS web services are now operational so this tool should work as expected.
2517 Cotter St, Santa Ana, CA 92706, USA
Latitude, Longitude: 33.7705792, -117.9017667
Date 8/8/2024, 6:45:37 PM
Design Code Reference Document ASCE7-16
Risk Category II
Site Class D - Default (See Section 11.4.3)
Type Value Description
SS 1.342 MCER ground motion. (for 0.2 second period)
S1 0.477 MCER ground motion. (for 1.0s period)
SMS 1.61 Site-modified spectral acceleration value
SM1 null -See Section 11.4.8 Site-modified spectral acceleration value
SDS 1.073 Numeric seismic design value at 0.2 second SA
SD1 null -See Section 11.4.8 Numeric seismic design value at 1.0 second SA
Type Value Description
SDC null -See Section 11.4.8 Seismic design category
Fa 1.2 Site amplification factor at 0.2 second
Fv null -See Section 11.4.8 Site amplification factor at 1.0 second
PGA 0.569 MCEG peak ground acceleration
FPGA 1.2 Site amplification factor at PGA
PGAM 0.683 Site modified peak ground acceleration
TL 8 Long-period transition period in seconds
SsRT 1.342 Probabilistic risk-targeted ground motion. (0.2 second)
SsUH 1.452 Factored uniform-hazard (2% probability of exceedance in 50 years) spectral acceleration
SsD 1.827 Factored deterministic acceleration value. (0.2 second)
S1RT 0.477 Probabilistic risk-targeted ground motion. (1.0 second)
S1UH 0.517 Factored uniform-hazard (2% probability of exceedance in 50 years) spectral acceleration.
S1D 0.628 Factored deterministic acceleration value. (1.0 second)
PGAd 0.75 Factored deterministic acceleration value. (Peak Ground Acceleration)
PGAUH 0.569 Uniform-hazard (2% probability of exceedance in 50 years) Peak Ground Acceleration
CRS 0.924 Mapped value of the risk coefficient at short periods
CR1 0.922 Mapped value of the risk coefficient at a period of 1 s
CV 1.368 Vertical coefficient
8/8/24, 6:45 PM U.S. Seismic Design Maps
https://www.seismicmaps.org 1/2
2515 & 2517 N
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DISCLAIMER
While the information presented on this website is believed to be correct, SEAOC /OSHPD and its sponsors and contributors assume no responsibility or
liability for its accuracy. The material presented in this web application should not be used or relied upon for any specific application without competent
examination and verification of its accuracy, suitability and applicability by engineers or other licensed professionals. SEAOC / OSHPD do not intend that the
use of this information replace the sound judgment of such competent professionals, having experience and knowledge in the field of practice, nor to substitute
for the standard of care required of such professionals in interpreting and applying the results of the seismic data provided by this website. Users of the
information from this website assume all liability arising from such use. Use of the output of this website does not imply approval by the governing building
code bodies responsible for building code approval and interpretation for the building site described by latitude/longitude location in the search results of this
website.
8/8/24, 6:45 PM U.S. Seismic Design Maps
https://www.seismicmaps.org 2/2
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VICINITY MAP
FIGURE 1
2517 COTTER STREET
SANTA ANA, CA 92706
SITE
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-1
2515 & 2517 N
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2515 & 2517 N
Cotter St5/1/2025
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
Ward 6
dpenaloza@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 30, 2024
Also sent via email to bao@bpdo-architects.com
Bao Pham
1310 North Harbor Boulevard, Unit B
Santa Ana, CA 92703
SUBJECT: ADDRESS ASSIGNMENT FOR 2517 NORTH COTTER STREET (APN: 399-142-01),
SANTA ANA, CA 92706
Dear Mr. Pham,
The City of Santa Ana Planning and Building Agency is the responsible agency for legal addressing within
the City of Santa Ana’s jurisdiction. This letter confirms the addresses for the buildings and units located
at 2517 North Cotter Street (APN: 399-142-01), Santa Ana, CA 92706. The existing primary residence is
to remain 2517 North Cotter Street and the detached Accessory Dwelling Unit (ADU) will be addressed
2515 North Cotter Street in Santa Ana. Notice is hereby given that the following assigned building and
unit addresses shall be changed to reflect the new approved address plan, attached hereto as Exhibit
A:
Addresses to be Activated/Posted
2517 N. Cotter
To subdivide tenant spaces into multiple spaces, a building permit (and all other associated permits),
plans, and inspection approvals by the Planning and Building Agency are required. The unit addresses
will be verified during inspections by the Building Division.
Please update your records accordingly. You may contact me by phone at (714) 667-2708 or by email at
MKilroy@santa-ana.org if you have any questions.
2515 & 2517 N
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Page 2 of 4
Sincerely,
Matthew Kilroy
Assistant Planner I
Reviewed by: Jerry Guevara, Senior Planner
Exhibit A – Address Plan
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Page 3 of 4
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
Mishele Richards, Orange County Fire Authority, GEO Files Coordinator
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
Will Holt, Treasury & Customer Services Manager
Hector Jimenez, Revenue Supervisor
Mirella Vargas, Customer Service Representative
Judson Brown, Housing & Neighborhood Development Manager
Taig Higgins, 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
Alvaro Nunez, Planning and Building Agency Assistant Director
and Code Enforcement Manager
2515 & 2517 N
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Page 4 of 4
2517 N
(Existing Primary SFR)
(New Detached ADU)
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South Coast Air Quality Management District
21865 Copley Drive, Diamond Bar, CA 917654182
Phone: (909) 3962336
www.aqmd.gov
Facility ID
206753
Notification Number
831162
Rule 1403 Notification of Routine Demolition
Please maintain a copy of this Notification at the job site, either electronic or paper.
Project Type
Project Type Demolition Project Urgency Routine
Origin Date 3/12/2025 2:07:40 PM
Completed By Phuong Vu Phone Number (714) 4688903
User Email vea92841@gmail.com
Contractor Information
Company Name VEA CONSTRUCTION AND DESIGN LLC Address 12434 LAMBERT CIR
City GARDEN GROVE State CA
Zip 92841
CSLB License #856064 OSHA REG #
Supervisor #1 Ken Vu Phone (714) 4749179
Site Information
Site Name Hien 2515 Cotter Project #1
Site Street #2515 Street Name COTTER ST
Cross Street FAIRVIEW & TRASH Site County ORANGE
City SANTA ANA State CA
Zip 92706
Contact Name Ken Vu Contact Phone (714)4749179
Site Owner Hien Lai Owner Address 3121 SOUTH PACIFIC AVE
City SANTA ANA State CA
Zip 92704
Project Start Date 3/26/2025 Project End Date 4/2/2025
Project Work Shift(s)Day Building Size in Sq.ft 1200
Number of Floors 1 Building Age (years)20
Number of Building/Dwelling Units 1 Building Prior Use House
Asbestos Survey Yes Asbestos Found No
Asbestos Removed NA Building to be Demolished Yes
Describe Work Demolish a 1,200 sq. ft. car garage.Describe Work Location SANTA ANA
Project Information
Demolition Information
All Asbestos containing materials must be removed prior to any demolition activity
Survey Information
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Certified Asbestos Inspector Name THI ANH DOAN Certification Expiration Date7/31/2025 12:00:00 AM
Survey Plan Date 2/25/2025 12:00:00 AM Phone Number (714)8935166
EMail THI@EMGCO.COM
Size of Demolition Project in sq. ft 1200 Work Practices at Demolition Site Spray Water , Tarp Trucks/Bins , Fence
Screens , Soil Stabilizers
Contingency Demolition plan Stop Work , Isolate Work Area , Notify
Owner , Stabilize , Secure , Characterize
Waste , Survey
Waste Information
Waste Transporter CR&R INCORPORATED
Address 11292 WESTERN AVENUE City STANTON
State CA Zip 90680
Landfill CR&R WASTE MANAGEMENT ORANGE COUNTY
Address 11296 BEACH BLVD,City STANTON
State CA Zip 90680
Fee Payment
Size of Demolition Project in sq. ft 1200
Tracking Number 4505697
Project Size Fee 242.32
Additional Fee 0
Total Fee $ 242.32
Payment Made $ 242.32
Balance Due $ 0
By clicking the Sign & Submit button, I certify that an individual trained in the provisions of SCAQMD Rule 1403 and the Asbestos NESHAP (CFR Title
40, Part 61, Subpart M) will be onsite during the demolition or renovation and evidence that the required training has been accomplished by this
person will be available for inspection during normal business hours. In addition, I certify that all of the information contained herein and information
submitted with this Notification is true and correct.
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Page 1 of 1
EXISTING ONE & TWO FAMILY DWELLINGS
ELECTRICAL SERVICES UNDERGROUND
EXCEPTION
CEC 2022 ELC-04
All new utility connections are required to be installed below grade by Santa Ana Municipal Code 41-
626(b). There is a standing exception for one and two family dwellings. This exception
applies only when the new electrical service is designed to be fed from below grade as well as
overhead.
This diagram is a typical unit. The utility is able to feed this cabinet from the top or the bottom without
interfering with the distribution wiring. All the circuit breakers and branch circuits are contained in the
circuit breaker side of this cabinet.
Only listed combination overhead and underground feed service boxes may be used to connect to
an overhead utility drop. This exception to an underground fed service applies only to existing single
family and two family residences.
Planning & Building Agency
Permits & Plan Check Section
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
Rigid
Conduit
Service
Entrance
Conductor
Riser
Underground
Service
Lateral
METER
Rev. 1/21/2020
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