HomeMy WebLinkAbout1333 S Lowell St & #2 - PlanWL
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52.00'
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S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
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4' - 0"
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(E) ELECTRIC PANEL
(E) STRUCTURE
TO BE DEMOLISHED
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(E) GARAGE
TO BE CONVERTED
TO ADU
(E) PATIO
27' - 6" 4' - 0"
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PUBLIC UTILITY EASEMENT
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9' - 10"
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S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
4' - 0"22' - 0"26' - 0"
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(E) PATIO
OVERHEAD
ELECTRICAL EASEMENT
6
A5
1333 S. LOWELL ST.,
UNIT #2, SANTA ANA, CA
PORCH
ACU
ADU/ EXISTING MAIN
HOUSE FAR
760/1291 = 0.59 OR 59%
3
A3
5
A5
FIRE RATED
WALL DETAIL
FIRE RATED WALL
ASSEMBLY DETAIL
G
WM
MAIN PANEL LOCATION
GAS METER
WATER METER
WATER LINE
SEWER LINE
SITE LEGEND
PROPERTY LINE
BUILDING LINE
(E) GRASS
CONCRETE
ROOF HATCH
GAS LINE
ELECTRICAL LINE
FIRE SEPARATION
DISTANCE LINE
EXISTING TREE
SHEET NO.:
SHEET
TITLE:
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PROJECT
DATA & SITE
PLAN
08/15/24
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1333 S. LOWELL ST., UNIT #2, SANTA ANA, CA 92707
SCOPE OF WORK:
1. CONVERT (E) GARAGE TO ADU AND ADDITION OF 400SF - 2 BEDS 2 BATHS
2. DEMOLISH (E) SHED
DATA:
OWNER/S : VERONICA CHAVARRIA
PARCEL NUMBER : 013-084-19
LOT SIZE : 6,344 SF
ZONE : R1
CONTACT NUMBER : 714-200-4289
EMAIL ADDRESS : vero527.vl@gmail.com
TYPE OF CONSTRUCTION ; V-B
OCCUPANCY : R-3
VHFHSZ : NO
FLOOD ZONE : X
ADU/ EXISTING MAIN HOUSE FAR :760/1291 = 0.59 OR 59%
THIS PROJECT SHALL COMPLY WITH THE:
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
(CGBSC)
2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CEES)
2022 CALIFORNIA BUILDING CODE (CBC)
CODE REQUIREMENTS:
THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5
FEET OR MORE INDEPTH INTO WHICH A PERSON IS
REQUIRED TO DESCEND OR OBTAINPERMIT FROM
STATE OF CALIFORNIA, DIVISION OF
OCCUPATIONALSAFETY AND HEALTH (CAL/OSHA).
THIS PERMIT AND ANY OTHER SAFETYPERMIT SHALL
BE OBTAINED PRIOR TO COMMENCE OF ANY WORK.
CAL/OSHA NOTE:
1.
2.
3.
a.
b.
c.
65% OF NONHAZARDOUS CONSTRUCTION AND
DEMOLITIONDEBRIS SHALL BE SALVAGED, RECYCLED,
AND/OR RESUSED.
BUILDING MATERIALS WITH VISIBLE SIGNS OF
WATERDAMAGAE SHALL NOTE BE INSTALLED.WALL AND
FLOOR FRAMING SHALL NOT BE ENCLOSED WHENTHE
FRAMING MEMEBERS EXCEED19% MOISTURE CONTENT.
INSULATION PRODUCTS WHICH AREVISIBLY WET OR HAVE
HIGH MOISTURE CONTENT SHALL BEREPLACED OR
ALLOWED TO DRY PRIOR TO ENCLOSURE INWALLOR
FLOOR CAVITIES (CGBSC 4.505.3)
PROJECTS, WHICH DISTURB LESS THAN 1-ACRE OR SOILD
ANDARE NOT PART OF LARGER DEVELOPMENTS THAT
DISTURBMORE THAN 1-ACRE, SHALL MANAGE STORM
WATER DRAINAGEDURING CONSTRUCTION. THE
FOLLOWING MEASURES MAY BEIMPLEMENTED TO
PREVENT FLOODING OF ADJACENTPROPERTIES,
PREVENT EROSION, AND RETAIN SOIL RUNOFF ONTHE
SITE:
WHERE STORM WATER IS CONVEYED TO A PUBLIC
DRAINAGESYSTEM, COLLECTION POINT, GUTTER, OR
SIMILAR DISPOSALMETHOD, WATER SHALL BE
FILTERED BY US OF A BARRIERSYSTEM, WATTLE, OR
OTHER METHOD APPROVED BY THEENFORCING
AGENCY.
COMPLIANCE WITH A LAWFULLY ENACTED STORM
WATERMANAGEMENT ORDINANCE
RETENTION BASINS OF SUFFICIENT SIZE SHALL BE
UTILIZEDTO RETAIN STORM WATER ON THE SITE.
CALGREEN NOTES:
SHEET INDEX
NO. SHEET SHEET NAME
1 A1 PROJECT DATA & SITE PLAN
2 A2 EXISTING HOUSE
3 A3 PROPOSED ADU FLOOR & ROOF PLAN
4 A4 PROPOSED ELECTRICAL PLAN
5 A5 ADU ELEVATIONS & SECTION
6 A6 EROSION & SEDIMENT CONTROL PLAN
7 A7 EXISTING & PROPOSED CONTOUR MAP
8 A8 SINGLE FAMILY RESIDENTIAL MANDATORY
REQUIREMENTS
9 A9 FRAME BACKING FOR FUTURE GRAB BAR
INSTALLATIONS
10 AD.1 ARCHITECTURAL DETAILS
11 AD.2 ARCHITECTURAL DETAILS
12 CG.1 CAL. GREEN REQUIREMENTS
13 CG.2 CAL GREEN REQUIREMENTS
14 S-1 FOUNDATION PLAN
15 S-2 FRAMING PLAN (ADU)
16 SD1 STRUCTURAL DETAILS
17 SD2 STRUCTURAL DETAILS
18 T24 TITLE 24
1.
2.
3.
4.
5.
6.
7.
8.
PLANNING CLEARANCE REQUIRED FOR
OVERHEADSERVICE LINE.
“PV IS A DEFERRED APPROVAL AND
BUILDING CANNOTBE OCCUPIED UNTIL PV IS
APPROVED BY CITY.”
NEW ADU SHALL MATCH EXISTING RESIDENCE
ARCHITECTURALSTYLE, BUILDING MATERIALS,
WINDOW STYLE, WINDOW FRAMES,ROOFING
STYLE, ALL MATERIALS AND DESIGN.
DIG ALERT (811) IS TO BE CONTACTED AND
THAT COMPLIANCE WITH EXCAVATION
SAFETYIN ACCORDANCE WITH GOVERNMENT
CODE 4216 WILL BE FOLLOWED PRIOR TO
ANYEXCAVATION TAKING PLACE.
RECOMPACT 4’ OVEREXCAVATION PRIOR TO
TRENCHING FOR THE UTILITY
AND/ORFOUNDATION. 90% COMPACTION
REPORT IS REQUIRED AT THE TIME OF
FOUNDATIONINSPECTION. DAMP PROOFING,
BASE COURSE AND PRE-SATURATION ARE
REQUIRED.
PROVIDE 5” SLAB ON GRADE REINFORCED
WITH #4 AT 18” ON CENTERS EACH WAYOVER 4”
BASE OF ½” OR LARGER CLEAN AGGREGATE
WITH 10 MIL VAPOR RETARDER INDIRECT
CONTACT WITH CONCRETE. SLAB SHALL BE
TIED-IN TO CONTINUOUS 12” WIDEX 24” (MINIMUM
EMBEDMENT INTO FIRM SOIL) FOUNDATION.
CONTINUOUS FOUNDATION MUST BE
REINFORCED WITH 2 #5 (OR 3 #4) TOP
ANDBOTTOM.
ALL CONCRETE SHALL BE FC’=4,500 PSI
(MINIMUM) WITH TYPE V CEMENTMAXIMUM
WATER CEMENT RATIO OF 0.45. NO SPECIAL
INSPECTION REQUIRED IFCONCRETE TRUCK
MIX TICKET IS PROVIDED.
GENERAL NOTES:
JOB LOCATION
SUBJECT PROPERTY IS 0.2 MILES TO THE NEAREST BUS STOP
AREA LIVING (SF) GARAGE (SF) PORCH (SF) BEDROOM BATHROOM ON-STE PARKING
EXISTING 1291 360 0 4 1.5 400
(N) ADU 760 -360 108 2 2
TOTAL 2051 0 108 6 3.5 400
LOT COVERAGE 2559 SF
LOT SIZE 6344 SF
% OF LOT
COVERAGE
40.34 %
NOT TO SCALE
PROJECT
LOCATION
SCALE: 1/8" = 1'-0"
1 EXISTING SITE PLAN
SCALE: 1/8" = 1'-0"
2 PROPOSED SITE PLAN
EXISTING + ADU + GARAGE + PORCH + ON-SITE PARKING
N N
DIG ALERT (811) TO BE
CONTACTED AND THAT
COMPLIANCE WITH
EXCAVATION SAFETY IN
ACCORDANCE WITH THE
GOVERNMENT CODE 4216 WILL
BE FOLLOWED PRIOR TO ANY
EXCAVATION TAKING PLACE.
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Bldg #'s 101120574 & 101120575
APPROVALS:
PLNG - F. Arias
BLDG - T. Le
POLICE - B. Martin
PUBLIC WORKS - Y. Soto
1333 S Lowell St &
#21/29/2025
GARAGEGARAGE
BEDROOM #3BEDROOM #3
BEDROOM #2BEDROOM #2
BEDROOM #1BEDROOM #1
BATH #2BATH #2
BATH #1BATH #1
LIVINGLIVING KITCHENKITCHEN
PORCHPORCH
LAUNDRYLAUNDRY
PATIOPATIO
4" / 12"4" / 12"
4"
/
1
2
"
4"
/
1
2
"
PATIOPATIO
SHEET NO.:
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EXISTING
HOUSE
08/15/24
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NSCALE: 1/4" = 1'-0"1 EXISTING FLOOR PLAN
SCALE: 1/4" = 1'-0"2 EXISTING ROOF PLAN
SCALE: 1/4" = 1'-0"3 EXISTING ELEVATION
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1333 S Lowell St &
#21/29/2025
REF
ATTIC VENT CALCULATION
AREA VENTILATED
760 SF
RATE REQ. VENTS:
150 729.60 SQ.IN
TYPE
O'HAGING VENT
QTY.AREA PER UNIT
7 120 SQ.IN
TOTAL AREA PROVIDED
840 SQ.IN
14"x18" GABLE END VENT 0 110 SQ.IN 0 SQ.IN
24"x12" DORMER VENT 0 100 SQ.IN 0 SQ.IN
2.5" SCREENED 3-HOLE VENTS 0 15 SQ.IN 0 SQ.IN
5.5"x14.5" SOFFIT VENTS 0 65 SQ.IN 0 SQ.IN
TOTAL VENTILATION PROVIDED 840 SQ.IN
4" / 12"4" / 12"
EXISITNG PRIMARY HOUSE
ROOFING
CM SD
SD
SDA-A
A5
B-B
A5
AC CONDENSER
7'
-
1
0
"
6'
-
0
"
W3 W4
W4W4
D3
D4
D3
11
D3
D1
W2
W3
W2
D6
D2
D5
06 12
11 02
08
01
11
02
12
06
10051315
09
03
2' - 6"
2'
-
6
"
2'
-
5
"
WALLS TO BE
REMOVED
CEILING FINISH : STUCCO FINISH
1
AD.1
8
AD.1
EGRESS
EGRESS
3
AD.2
3
AD.2
1,2
AD.2 TYP.
5
AD.2
3
A3
5
A5
6
A5
WALL LEGEND/S:
EXISTING WALL
NEW CONSTRUCT WALL
WALL TO BE REMOVED
WINDOW OPENINGS CALCULATION:
WALL (W) X (H) = 38' 0" X 9' 0"
= 342 SF
D6 (W) X (H) = 2'4" X 6'8"= 15.52 SF
W2 (W) X (H) = 3'0" X 3'0" = 9 SF
W3 (W) X (H) = 3'0" X 1'0" = 3 SF
W4 (W) X (H) =5'0" X 5'0" = 25 SF
TOTAL := 52.52 SF
52.52 SF / 342 SF = 15.35%
15.35% < 25% (MAXIMUM ALLOWABLE WALL OPENING)
UL U305UL U305
INTERIOR PARTITION - WOOD STUD (LOAD-BEARING)
FIRE RATING: 1 HR SYSTEM THICKNESS: 5.875 IN. STC: 50
ASSEMBLY DETAILSASSEMBLY DETAILS
GYPSUM PANEL: 1 LAYER 5/8" [15.9 MM] SHEETROCK® GYPSUM PANEL (UL TYPE ULIX)
RESILIENT CHANNEL: 1 LAYER 1/2" [12.7 MM] RESILIENT CHANNEL, 25 GA. (0.018"), 24" [610MM] O.C.
WOOD STUDS: 1 LAYER 2" X 4" [38 X 89 MM] WOOD STUDS, 16" [406 MM] O.C.
INSULATION: 1 LAYER 3-1/2" [89MM} FIBERGLASS INSULATION
GYPSUM PANEL: 1 LAYER 5/8" [15.9 MM] SHEETROCK® GYPSUM PANEL MOLD TOUGH® (UL TYPE SCX)
GYPSUM PANEL: 1 LAYER 5/8" [15.9 MM] SHEETROCK® GYPSUM PANEL MOLD TOUGH® (UL TYPE SCX)SHEET NO.:
SHEET
TITLE:
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PROPOSED
ADU FLOOR &
ROOF PLAN
08/15/24
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DOOR SCHEDULE
Type Mark DOOR TYPE OPERATION WIDTH HEIGHT QTY
D1 SOLID SWINGING 3' - 0"6' - 8"1
D2 CLOSET BIFOLD 2' - 6"6' - 8"1
D3 INTERIOR SWINGING 2' - 6"6' - 8"3
D4 CLOSET SLIDING 4' - 0"6' - 8"1
D5 CLOSET SLIDING 6' - 0"6' - 8"1
D6 LOUVER SWINGING 2' - 4"6' - 8"1
D13 16' - 0"8' - 0"1
WINDOW SCHEDULE
Type Mark
TYPE/OPERATIO
N MATERIAL WIDTH HEIGHT
HEAD
HEIGHT QTY U-FACTOR SHGC
W2 SLIDING VINYL FRAME W/ LOW E-DOUBLE PANE GLASS
(TEMP)
3' - 0"3' - 0"6' - 8"2 0.28 0.23
W3 SLIDING VINYL FRAME W/ LOW E-DOUBLE PANE GLASS
(TEMP)
3' - 0"1' - 0"6' - 8"2 0.28 0.23
W4 SLIDING VINYL FRAME W/ LOW E-DOUBLE PANE GLASS 5' - 0"5' - 0"6' - 8"3 0.28 0.23
1.
2.
3.
THE ATTIC ACCESS SHALL BE A MINIMUM OF 22" X 30". A THIRTY-INCH MINIMUM CLEAR
HEAD ROOM SHALL BEPROVIDED ABOVE THE ATTIC ACCESS. ATTIC ACCESS SHALL BE
LOCATED AT A READILY ACCESSIBLE LOCATION
MECHANICAL VENTILATION IS NOT LESS THAN 6 AIR CHANGES PER HOUR TYPE. THE
POINT OF DISCHARGE OFEXHAUST AIR SHALL BE AT LEAST 3 FEET FROM ANY OPENING
INTO THE BUILDING. THE EXHAUST VENT SHALL BEEQUIPPED WITH BACK-DRAFT DAMPER
TO COMPLY WITH ENERGY REGULATIONS.
PROVIDE OUTDOOR COMBUSTION AIR OPENINGS FOR THE MECHANICAL CLOSET WITH THE
2 PERMANENT OPENINGSMETHOD PER CMC SECTION 701.4.1. ONE OPENING SHALL
COMMENCE WITHIN12 INCHES OF THE TOP AND THE OTHERCOMMENCING WITHIN 12 INCHES OF
THE BOTTOM OF THE ENCLOSURE
VENTILATION NOTES:
A.
B.
C.
PROVIDE NO LESS THAN 30% UPPER VENTS.
BE INSTALLED ON VERTICAL ATTIC SURFACES AND GABLE ENDS.
WHEN INSTALLED IN ENCLOSED RAFTER SPACES A MINIMUM AIR SPACE OF 1" MUST BE
PROVIDED AND VENTILATIONBE PROVIDED AT UPPER AND LOWER END OF EVERY
RAFTER BARRIER.
RADIANT BARRIER INSTALLATION SHALL COMPLY
WITH THE FOLLOWING:
1.
2.
3.
4.
5.
6.
7.
SAFETY OR TEMPERED GLAZING REQUIRED IN THE FOLLOWING LOCATIONS: GLAZING IN
ENCLOSURES FOR OR WALLFACING HOT TUBS, WHIRLPOOLS, BATHTUBS AND SHOWERS WHERE
THE BOTTOM EXPOSED EDGE IS LESS THAN 60INCHES MEASURED VERTICALLY AVOVE A
STANDING OR WALKING SURFACE (CRC R308.4)
CEMENT, FIBER-CEMENT, FIBER-MAT REINFORCED CEMENT, GLASS MAT GYPSUM OR FIBER-
REINFORCED GYPSUMBACKERS SHALL USED AS A BASE FOR WALL TILE IN TUB AND
SHOWER AREAS AND WALL AND CEILING PANELS INSHOWER AREAS. (R702.4.2 CRC)
SHOWERS AND TUB-SHOWER COMBINATION VALVES SHALL BE EQUIPPED WITH A MEANS TO
LIMIT THE MAXIMUMSETTING OF THE VALVE TO 120 DEGREES F (CPC 408.3)
NEW ADU SHALL MATCH EXISTING RESIDENCE ARCHITECTURALSTYLE, BUILDING MATERIALS,
WINDOW STYLE, WINDOW FRAMES,ROOFING STYLE, ALL MATERIALS AND DESIGN.
VENT OPENINGS SHALL BE PROVIDED WITH CORROSION-RESISTANT WIRE MESH WITH 1/16"
MINIMUM TO 1/4" MAXIMUMOPENINGS. A MINIMUM OF A 1-INCH AIRSPACE MUST BE MAINTAINED
BETWEEN THE INSULATION AND THE ROOF SHEATHING ATTHE LOCATIONS OF THE VENTS. [CRC
R806]
BATHROOM EXHAUST FANS SHALL BE ENERGY STAR COMPLIANT, DUCTED TO TERMINATE
OUTSIDE THEBUILDING, AND CONTROLLED BY A HUMIDISTAT CAPABLE OF BEING ADJUSTED
BETWEEN THE RELATIVE HUMIDITYRANGE OF 50 TO 80 PERCENT. [CGBC 4.506]
WALL COVERING SHALL BE CEMENT PLASTER, TILE OR APPROVED EQUAL TO 72 INCHES
ABOVE DRAIN AT SHOWERSOR TUB WITH SHOWERS. MATERIALS OTHER THAN STRUCTURAL
ELEMENTS ARE TO BE MOISTURE RESISTANT. [CRCR307.2]
NOTES:
SCALE: 1/4" = 1'-0"2 PROPOSED ROOF PLAN NNSCALE: 1/4" = 1'-0"1 PROPOSED FLOOR PLAN
KEYNOTESKEYNOTES
01 DRYER; A) PROVIDE 4" DIA. SMOOTH METAL DUCT FOR DRYER EXHAUST
EXTENDING TO OUTSIDE W/ BACK DRAFT DAMPER (36" MIN. AWAY FROM
OPENING). ;B) MAX. VENT DUCT LENGTH OF 14'. ;C) DOOR AT LAUNDRY
ROOM MUST BE LOUVERED TO ALLOW DRYERS TO HAVE SUFFICIENT
MAKE-UP AIR.;D) THE SPECIFICATION WILL BE ON A DEFERRED SUBMITTAL.
:E) THE DRYER MOISTURE EXHAUST DUCT TO BE METAL OR MOISTURE
RATED PVC WITH A SMOOTH INTERIOR SURFACE W/O SCREWS.
02 MINIMUM SHOWER SIZE 1,024 SQ. IN. WITH NO LESS THAN 30" IN ANY
DIRECTION (MUST ENCOMPASS A 30" CIRCLE). SHOWER DOORMIN. 22" WIDE,
TEMPERED. WATER CLOSET MUST BE CENTERED IN A 30" CLEAR SPACE
AND MUST HAVE A 24" CLEAR IN FRONT. FLOORS AND WALL SHALL BE
FINISHED WITH A NONABSORBENT SURFACE, SUCH WALL SURFAVES SHALL
EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR.
03 22" x 30" ATTIC ACCESS, WITH 30-INCHES MINIMUM CLEAR UNOBSTRUCTED
HEADROOM ABOVE THE CEILING. (CRC R807).
05 NO DISHWASHING MACHINE SHALL BE DIRECTLY CONNECTED TO A
DRAINAGE SYSTEM OR FOOD WASTE DISPOSER WITHOUT THE USE OF AN
APPROVED DISHWASHER AIR GAP FITTING ON THE DISCHARGE SIDE OF THE
DISHWASHING MACHINE. LISTED AIR GAPS SHALL BE INSTALLED WITH THE
FLOOD-LEVEL (Fl0 MARKING AT/ ABOVE THE FLOOD LEVEL OF THE SINK
OR DRAIN BOARD, WHICHEVER IS HIGHER. CPC SEC.807.3
06 CONTINUOUS REINFORCING BACKING FOR FUTURE GRAB BARS. CRC
SECTION R327.1.1 ;A) REINFORCEMENT SHALL BE A MINIMUM OF 2X8 SOLID
LUMBER AND SHALL BE LOCATED BETWEEN 32 INCHES AND 39-1/4 INCHES
ABOVE THE FINISHED FLOOR FLUSH WITH THE WALL FRAMING. ;B) WATER
CLOSET REINFORCEMENT SHALL BE INSTALLED ON BOTH SIDE WALLS OF
THE FIXTURE, OR ONE SIDE WALL AND THE BACK WALL. EXEMPTION #1:
WHERE THE WATER CLOSET IS NOT PLACED ADJACENT TO A SIDE WALL
CAPABLE OF ACCOMMODATING A GRAB BAR, THE BATHROOM SHALL
HAVE PROVISIONS FOR INSTALLATION OF FLOOR -MOUNTED FOLDAWAY OR
SIMILAR ALTERNATE GRAB BAR REINFORCEMENTS APPROVED BY THE
ENFORCING AGENCY.; C) INFORMATION AND/ OR DRAWINGS IDENTIFYING
THE LOCATION OF GRAB BAR REINFORCEMENT SHALL BE PLACED IN THE
OPERATION AND MAINTENANCE MANUAL IN ACCORDANCE WITH THE
CALIFORNIA GREEN BUILDING STANDARDS CODE. CHAPTER 4. DIVISION 4.4
CRC SECTION R3271.1.1.; D) SHOWER REINFORCEMENT SHALL BE CONTINUOUS
WHERE FRAMING IS PROVIDED.; D) REINFORCEMENT SHALL NOT BE
REQUIRED IN WALL FRAMING FOR PRE-FABRICATED SHOWER ENCLOSURES
AND BATHTUB WALL PANELS WITH INTEGRAL FACTORY-INSTALLED GRAB
BARS OR WHEN FACTORY-INSTALLED REINFORCEMENT FOR GRAB BARS IS
PROVIDED. EXCEPTION #2. ;E) SHOWER ENCLOSURES THAT DO NOT PERMIT
INSTALLATION OF REINFORCEMENT AND/ OR GRAB BARS SHALL BE
PERMITTED, PROVIDED REINFORCEMENTS FOR INSTALLATION OF
FLOOR-MOUNTED GRAB BARS OR AN ALTERNATE METHOD IS APPROVED
BY THE ENFORCING AGENCY. EXCEPTION #3.
08 50-GAL ELECTRIC HEAT PUMP WATER HEATER WITH PRESSURE WATER
RELIEF VALVE WITH DRAIN OUTSIDE WATER HEATER. CPC 504.6. SE DETAIL
1 2/AD.1.ELECTRIC WATER HEATER, SPECIFICATIONS PER ENERGY
DOCUMENTATION
09 LOCAL EXHAUST VENTILATION HOOD, MIN. 100 CFM
10 REFRIGERATOR SPACE W/ COLD WATER STUB-OUT FOR ICEMAKER (VERIFY
SIZE W/ MNFR)
11 30" x 60" TUB/SHOWER W/ CURTAIN ROD, IMPERVIOUS SURROUND ON 3
WALLS +7'-0" (MIN. 72").
12 LAVATORY SINK [CPC TABLE 422.1] [PENETRATIONS IN WALL LINE (I) SHALL
COMPLY WITH CRC R302.4]
13 KITCHEN CABINET LAYOUT BY OWNER/CONTRACTOR
15 KITCHEN SINK W/ GARBAGE DISPOSAL (SEE CALGREEN SHEET FOR MAX
FLOW RATE)
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FIREWALL ASSEMBLY DETAIL NTS 3
1333 S Lowell St &
#21/29/2025
LEVEL 1, F.F.
LEVEL 1, T.O.P.
GRADING LEVEL
T.O.R.
BRICK VENEER
TO MATCH
EXISTING HOUSE
6'
-
8
"
2'
-
4
"
4:12 SLOPE ASPHALT SHINGLE CLASS "A" OVER #30
FELT. OWENSCRONIGN ROOFING ASPHALT ESR # 1372.
INSTALLATIONOF ROOFING SHALL BE IN ACCORDANCE
WITHMANUFACTURER'S SPECIFICATIONS (TYP.)
0'
-
8
"
9'
-
0
"
4'
-
1
"
13
'
-
9
"
6
A5
6'
-
8
"
2'
-
4
"
1 HR-FIRE RATED WALL
UL U305
SEE DETAIL 3/A3
TO MATCH
EXISTING HOUSE
LEVEL 1, F.F.
LEVEL 1, T.O.P.
GRADING LEVEL
T.O.R.
0'
-
8
"
4'
-
1
"
9'
-
0
"
13
'
-
9
"
TOP OF WINDOW2'
-
4
"
6'
-
8
"
5
A5
3
A5
2'
-
4
"
6'
-
8
"
BRICK VENEER
TO MATCH
EXISTING HOUSE
4:12 SLOPE ASPHALT SHINGLE CLASS "A" OVER #30 FELT.
OWENSCRONIGN ROOFING ASPHALT ESR # 1372. INSTALLATIONOF
ROOFING SHALL BE IN ACCORDANCE WITHMANUFACTURER'S
SPECIFICATIONS (TYP.)
TO MATCH
EXISTING HOUSE
LEVEL 1, F.F.
LEVEL 1, T.O.P.
GRADING LEVEL
T.O.R.
4:12 SLOPE ASPHALT SHINGLE CLASS "A" OVER #30 FELT.
OWENSCRONIGN ROOFING ASPHALT ESR # 1372.
INSTALLATIONOF ROOFING SHALL BE IN ACCORDANCE
WITHMANUFACTURER'S SPECIFICATIONS (TYP.)
BRICK VENEER TO
MATCH EXISTING HOUSE
TOP OF WINDOW
6
A5
13
'
-
9
"
2'
-
4
"
6'
-
8
"
4'
-
1
"
9'
-
0
"
0'
-
8
"
1-HR FIRE RATED WALL
TO MATCH EXISTING
HOUSE
LEVEL 1, F.F.
LEVEL 1, T.O.P.
GRADING LEVEL
T.O.R.
13
'
-
9
"
0'
-
8
"
9'
-
0
"
4'
-
1
"
1
A5
KITCHENKITCHEN HALLHALL BEDROOM 2BEDROOM 2
6
A5 4
A5R-38 INSULATION
1/2" GYPSUM
BOARD R-19 INSULATION
R-15 INSULATION
3
A3
LEVEL 1, F.F.
LEVEL 1, T.O.P.
GRADING LEVEL
T.O.R.
BEDROOMBEDROOM BATH 2BATH 2HALLHALL
13
'
-
9
"
4'
-
1
"
9'
-
0
"
0'
-
8
"
1
A5
ASPHALT SHINGLE CLASS "A" OVER #30 FELT.
OWENSCRONIGN ROOFING ASPHALT ESR # 1372.
INSTALLATIONOF ROOFING SHALL BE IN
ACCORDANCE WITHMANUFACTURER'S
SPECIFICATIONS (TYP.)
RIDGE BEAM STRUCTURAL
2
A5
R-38 INSULATION
1/2" GYPSUM
BOARD
R-19 INSULATION
3
A5
5
A5
R-15
INSULATION
1-HR FIRE RATED WALL
INTERIOR FINISH
2X WALL STUDS
SILL PLATE,
PRESSURE TREATED
CONC. SLAB
10 ML POLY
VAPOR DIFFUSION
RETARDER IS
EXTENDED UNDER
FOOTING
4" THICK BASE OF
1/2" OR LARGER
CLEAN AGGREGATE
R-15 INSULATION
PLYWOOD
SHEATHING PER
STRUCT. MIN 5/8"
CDX
EXTERIOR FINISH
26 GAGE WEEP
SCREED
2"
M
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P
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E
D
6"
M
I
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8"
M
I
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FINISH
GRADE
CONTINUOU RIDGE VENT
24 GA. RIDGE
FLASHING
UNDERLAYMENT W/ 12"
MIN. OVERLAP
RIDGE BOARD, SEE
STRUCTURAL SHEETS
ROOF RAFTER, SEE
STRUCTURAL SHEETS
INSULATION (IF
REQUIRED)
ASPHALT SHINGLE,
LAND MARK, ICC-ES-
ESR-1389 & ESR-3537
ROOF
UNDERLAYMENT
ROOF
SHEATHING
NOTE:
PROVIDE EITHER 1" MINIMUM CLEARANCE BETWEEN
INSULATION AND ROOF SHEATHING OR USE
INSULATION BAFFLE FOR RAFTER SPACE
VENTILATION
ROOF RAFTER, SEE
STRUCTURAL SHEETS
ROOFING
2 LAYERS 30# FELT
OVER PLYWOOD
SHEATHING
2x BLOCK
ROOF FASCIA
EXTERIOR FINISH
INSULATION
2x CEILING JOIST
DBL TOP PLATE
2X WALL STUDS
3/
4
"
T
Y
P
.
NON-BRG. WALL
1X OVER
2X PLATE
3/
4
"
T
Y
P
.
TRUSS WHERE
OCCURS PER PLAN
SIMPSON "DTC" @
48" OC MAX.
2X BLK'G. @
48" O.C. W/ (3)
16d'S @ EA.
END
JOIST OR TRUSS
BOTT. CHORD
RAFTER
CEILING JOIST
7/8" STUCCO NO EAVE
VENTS PERMITTED
7/8" STUCCO
INSULATION PER PLAN
2x4 STUD WALL
5/8" TYPE "X"
GYPSUM BOARD
RAFTER
CEILING JOIST
7/8" STUCCO
UNDER EAVE
NO EAVE
VENTS
PERMITTED
7/8" STUCCO
INSULATION PER PLAN
2x4 STUD WALL
5/8" TYPE "X"
GYPSUM BOARD SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
DR
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8
8
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2
2
2
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9
-
4
1
4
-
8
7
9
9
A5
ADU
ELEVATIONS &
SECTION
08/15/24
13
3
3
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#
2
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CA
9
2
7
0
7
AD
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1.
A.
B.
C.
2.
ALL EXTERIOR WALL ASSEMBLIES SHALL INCLUDE:
TWO LAYERS OF GRADE D OR 60 MINUTE GRADE D
PAPER APPLIED OVER ALL WOOD BASE SHEATHING.
(CRC R703.7.3 & R703.2).
A MINIMUM 0.019 INCH (NO. 26 GALVANIZED SHEET GAGE)
CORROSION-RESISTANT WEEP SCREED. (CRC 703.1.1 &
R703.7.2.1)
THE SCREED SHALL BE INSTALLED WITH THE WEEP
OPENINGS LOCATED A MINIMUM 1 INCH BELOW FOUNDATION
PLATE LINE AND 4INCHES ABOVE FINISH GRADE OR 2-
INCHES ABOVE PAVED AREAS.(CRC R703.1.1 & R703.7.2.1)
-ASPHALT ROOF SHINGLES "WEATHER WATCH" ICE &WATER
SHIELD AS 30# FELT PAPER MANUFACTURED BYGAF OR
EQUAL. INSTALL AS PER MANUFACTURER'SSPECIFICATIONS 1/2"
OSB PLYWOOD SHEATHING ( TOMATCH WITHIN EXISTING ROOF/
MATERIAL % COLOR), TYP.OWENS CORNING ROOFING
ASPHALT ESR # 1372.CRRC PRODUCT ID # 0890-0013
EXTERIOR
CONSTRUCTION ASSEMBLY
SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION SCALE: 1/4" = 1'-0"2 EAST ELEVATION
SCALE: 1/4" = 1'-0"3 NORTH ELEVATION
PLASTER WEEP SCREED
NTS 1RIDGE DETAIL NTS 2EAVE DETAIL NTS 3NON-BEARING WALL DETAIL
NTS 4FIRE-RATED EAVE & WALL DETAIL
NTS 5
SCALE: 1/4" = 1'-0"5 SECTION A-A
SCALE: 1/4" = 1'-0"4 SECTION B-B
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FIRE-RATED NO EAVE DETAIL 6NTS
1333 S Lowell St &
#21/29/2025
WL
WL
WL
WL
WL
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
WL
WL
WL
WL
WL
WL
WL
WL
WL
WL
WL
PROPERTY LINE
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52.00'
55.28
'
PROPERTY LINE
12
6
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'
12
8
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9
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12
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'
12
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'
52.00'
S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
4' - 0"22' - 0"26' - 0"
5'
-
0
"
13' - 0"
23
'
-
1
1
"
E
D
B
C
B
WM
G
12
8
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9
"
52' - 0"
4' - 0"
(E
)
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W
A
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22' - 0"6' - 0"
15' - 0"
18
'
-
0
"
38
'
-
0
"
(E) PATIO
OVERHEAD
ELECTRICAL EASEMENT
6
A5
1333 S. LOWELL ST.,
UNIT #2, SANTA ANA, CA
PORCH
ACU
ADU/ EXISTING MAIN
HOUSE FAR
760/1291 = 0.59 OR 59%
3
A3
5
A5
FIRE RATED
WALL DETAIL
FIRE RATED WALL
ASSEMBLY DETAIL
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
DR
A
W
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A6
EROSION &
SEDIMENT
CONTROL
PLAN
08/15/24
13
3
3
S
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UN
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#
2
,
S
A
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A
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A
,
CA
9
2
7
0
7
AD
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A
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GA
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CO
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I
O
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1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
EROSION CONTROL IS REQUIRED FOR GRADING OPERATIONS DURING THE RAINY SEASON FROMOCTOBER
15TH TO APRIL 15TH. APPROVED PLANS ARE REQUIRED FOR ALL ROUGH GRADING.
IN CASE OF EMERGENCY, CALL: ORCHID L & HAN NGUYENT AT (714) 417 32023.
THE DESIGN CIVIL ENGINEER WILL SUPERVISE EROSOIN CONTROL WORK AND ENSURE THAT WORK IS IN
ACCORDANCE WITH THE APPROVED PLANS (IF REQUIRED).
EQUIPMENT AND WORKERS FOR EMERGENCY WORK SHALL BE MADE AVAILABLE AT ALL TIMES DURING THE
RAINY SEASON.NECESSARY MATERIALS SHALL BE AVAILABLE ON SITE ANDSTOCKPILED AT CONVENIENT
LOCATIONS TO FACILITATE RAPID CONSTRUCTION OF TEMPORARYDEVICES WHEN RAIN IS IMMINENT.
DEVICES SHALL NOT BE MOVED OR MODIFIED WITHOUT THE APPROVAL OF THE CITY ENGINEER.
ALL REMOVABLE PROTECTIVE DEVICES SHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING DAY
WHEN THE 5.DAYS RAIN PROBABILITY FORECAST EXCEEDS 40%.
AFTER A RAINSTORM, ALL SILT AND DEBRIS SHALL BE REMOVED FROM CHECK
GRADED AREAS AROUND THE TRACK PERIMETER MUST DRAIN AWAY FROM THE FACE OF SLOPE
THE CONTRACTOR SHALL BE RESPONSIBLE AND SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT
PUBLIC TRESPASS ONTO AREAS WHERE IMPOUNDED WATER CREATES A HAZARDOUSCONDITION.
DESILTING BASINS ARE TO BE CONSTRUCTED AS GRADING OF INDIVIDUAL GRADING AREAS ARECOMPLETE
PER ROUGH GRADING PLANS.
THE CITY ENGINEER RESERVES THE RIGHT TO MAKE CHANGES OR MODIFICATIONS TO THIS PLANAS DEEMED
NECESSARY.
INFORMATION IN THIS PLAN IS FOR EROSION CONTROL ONLY.ALL OTHER INFORMATION ISSUBJECT TO
CHANGE.
TEMPORARY EROSION PROTECTION IS REQUIRED FOR MANUFACTURED SLOPES PRIOR TOPERMANENT
PLANTING.
AREAS SHALL BE MAINTAINED IN SUCH A STATE THAT FIRE ACCESS SHALL SEE MAINTAINED ATALL TIMES
(INCLUDING ACCESS TO NEIGHBORING PROPERTIES).
NO OBSTRUCTION OR DISTURBANCE OF NATURAL DRAINAGE COURSES OR EXISTING STORMDRAIN INLETS
SHALL OCCUR DURING THE RAINY SEASONS, UNLESS ADEQUATETEMPORARY/PERMANENT DRAINAGE
FACILITIES HAVE BEEN APPROVED AND INSTALLED TOCARRY SURFACE WATER TO THE NEAREST PRACTICAL
STREET, STORM DRAIN OR NATURALWATER COURSE.
THE CONTRACTOR SHALL CONDUCT HIS OPERATIONS IN SUCH A MANNER THAT STORM RUNOFF WILL
BECONTAINED WITHIN THE PROJECT OR CHANNELS INTO THE STORM DRAIN SYSTEM WHICH SERVES THE
RUNOFF AREA.STORM RUNOFF FROM ONE ARE SHALL NOT BE ALLOWED TO DIVERT TO ANOTHER RUNOFF
AREA.
CONFORMANCE WITH THE REQUIREMENT OF THESE PLANS SHALL IN NO WAY RELIEVE THE CONTRACTOR
FROMHIS RESPONSIBILITIES TO THIS SITE AND ADJACENT PROPERTIES. TEMPORARY EROSION CONTROL
SHALL CONSIST OF,BUT NO TO BE LIMITED TO, CONSTRUCTING SUCH FACILITIES AND TAKING SUCH MEASURES
AS ARE NECESSARY TOPREVENT, CONTROL AND ABATE WATER, MUD AND EROSION DAMAGE TO PUBLIC
AND PRIVATE PROPERTY AS ARESULT OF THE CONSTRUCTION OF THIS PROJECT.
SLOPES CONSTRUCTED PRIOR TO OCTOBER 1 SHALL BE TREATED FOR EROSION CONTROL PRIOR TO
OCTOBER15. SLOPES CONSTRUCTED AFTER OCTOBER 1 SHALL BE TREATED FOR EROSION CONTROL AS THE
CONSTRUCTION OFSLOPE PROGRESS IN INCREMENT OF 25 FEET OR LESS MEASURES VERTICALLY.
FILL AREAS WHILE BROUGHT UP TO GRADE AND DURING PERIODS OF COMPLETION PRIOR TO FINAL
GRADE,SHALL BE PROTECTED BY VARIOUS MEASURES TO ELIMINATE EROSION AND THE SILTATION OF
DOWNSTREAMFACILITIES AND ADJACENT AREAS. THESE MEASURES MAY INCLUDE, BUT SHALL NOT BE LIMITED
TO: TEMPORARYDOWNDRAINS, EITHER IN THE FORM OF PIPES OR PAVED DITCHES WITH PROTECTED OUTFALL
AREAS; GRADED BERMSAROUND AREAS TO ELIMINATE EROSION OF FILL SLOPES BY SURFACE RUNOFF,
CONFINED PONDING AREAS TO DESILTRUNOFF; TEMPORARY CHECK DAMS IN TOE OF SLOPE DITCHES TO
DESILT RUNOFF; PROTECTION SUCH AS SANDBAGS AROUND INLETS WHICH HAVE NOT BEEN BROUGHT UP TO
GRADE, AND EARTH BERMS AND APPROPRIATEGRADING TO DIRECT DRAINAGE AWAY FROM THE EDGE OF
THE SLOPES SHALL BE CONSTRUCTED AND MAINTAINED ONTHOSE FILL AREAS WHERE EARTH-WORK
OPERATIONS ARE NOT IN PROGRESS.
TOP OF CUT BROW DITCHES, WHERE REQUIRED ON THE PLANS, SHALL BE CONSTRUCTED PRIOR TO
EXCEEDING12 FEET OF CUT MEASURED VERTICALLY.
CLEARING AND GRUBBING SHOULD BE LIMITED TO AREAS THAT WILL RECEIVE IMMEDIATE GRADING. EROSION
CONTROL MEASURES WILL BE REQUIRED TO PROTECT AREAS THAT HAVE BEEN CLEARED AND GRUBBED
PRIOR TOGRADING OPERATION, AND THAT ARE SUBJECT TO RUNOFF DURING THE PERIOD FROM THE
BEGINNING OF THE RAINYSEASON. THESE MEASURES MAY INCLUDE BUT SHALL NOT BE LIMITED TO: GRADED
DITCHES; BRUSH BARRIERSAND SILT FENCES. CARE SHALL BE EXERCISED TO PRESERVE VEGETATION
BEYOND THE LIMITS OF GRADING.
CITY APPROVAL OF PLANS DOES NOT RELIEVE THE DEVELOPER FROM RESPONSIBILITY FOR THE
CORRECTIONOF ERRORS AND OMISSIONS DISCOVERED DURING CONSTRUCTION. UPON REQUEST, THE
REQUIRED PLAN REVISIONSSHALL BE PROMPTLY TO THE CITY ENGINEER FOR APPROVAL.
EROSION CONTROL GENERAL NOTES:
SCALE: 1/8" = 1'-0"1 EROSION AND SEDIMENT CONTROL PLAN
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1333 S Lowell St &
#21/29/2025
WL
WL
WL
WL
WL
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
WL
WL
WL
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WL
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PROPERTY LINE
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52.00'
55.28
'
PROPERTY LINE
12
6
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12
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9
9
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12
6
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3
0
'
12
8
.
9
9
'
52.00'
S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
4' - 0"22' - 0"26' - 0"
5'
-
0
"
13' - 0"
23
'
-
1
1
"
WM
G
69.0'
68.5'
68.6'
69.0'
69.2'
68.8'
2%
2%
5%
5%
5%
2%
2%
2%
2%
2%
2%
5%
2%
2%
2%
2%
2%
2%
5%
12
8
'
-
9
"
52' - 0"
4' - 0"
(E
)
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I
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W
A
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22' - 0"6' - 0"
15' - 0"
18
'
-
0
"
38
'
-
0
"
(E) PATIO
OVERHEAD
ELECTRICAL EASEMENT
6
A5
1333 S. LOWELL ST.,
UNIT #2, SANTA ANA, CA
PORCH
ACU
ADU/ EXISTING MAIN
HOUSE FAR
760/1291 = 0.59 OR 59%
3
A3
5
A5
FIRE RATED
WALL DETAIL
FIRE RATED WALL
ASSEMBLY DETAIL
PROPERTY LINE
PR
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PR
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52.00'
55.28
'
PROPERTY LINE
12
6
.
3
0
'
12
8
.
9
9
'
12
6
.
3
0
'
12
8
.
9
9
'
52.00'
S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
13' - 0"
4' - 0"
23
'
-
1
1
"
25
'
-
0
"
G
WM
4' - 0"
(E) ELECTRIC PANEL
69.0'
68.5'
68.6'
69.0'
69.2'
68.8'
(E) STRUCTURE
TO BE DEMOLISHED
52' - 0"
12
8
'
-
9
"
(E
)
C
O
N
C
R
E
T
E
D
R
I
V
E
W
A
Y
(E) GARAGE
TO BE CONVERTED
TO ADU
(E) PATIO
27' - 6"4' - 0"
10
'
-
9
"
PUBLIC UTILITY EASEMENT
11
'
-
7
"
9' - 10"
SHEET NO.:
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TITLE:
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EXISTING &
PROPOSED
CONTOUR MAP
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SCALE: 1/8" = 1'-0"1 PROPOSED CONTOUR MAP
SCALE: 1/8" = 1'-0"2 EXISTING CONTOUR MAP
RE
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1333 S Lowell St &
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SHEET NO.:
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TITLE:
AS SHOWN
SCALE:
DATE:
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SINGLE FAMILY
RESIDENTIAL
MANDATORY
REQUIREMENTS
08/15/24
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1333 S Lowell St &
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SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
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FRAME
BACKING FOR
FUTURE GRAB
BAR
INSTALLATIONS
08/15/24
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1333 S Lowell St &
#21/29/2025
SOLID BACKING
HEADER
ROUGH
OPENING
JAMB
SILL
SILL
FLASHING
HEADER
JAMB
SILL
ROUGH
OPENING
2"
CONTINUOUS BEAD
OF SEALANT UNDER
NAILING FLANGE.
HEAD FLASHING
WINDOW FRAMING
OR SIMILAR
OPENING
LINE OF NAILING FLANGE
BUILDING PAPER
TYP.
WINDOW FRAME
OR SIMILAR OPENING
CUT AWAY EXCESS
BLDG. PAPER AT
OPENING
4"
M
I
N
.
BUILDING PAPER UNDER
SILL STRIP
STEP 4:
STEP 3:
STEP 2:
STEP 1:
· ATTACH SILL STRIP OF 9"
WIDE VYCOR V40 WEATHER
BARRIER STRIP WITH TOP EDGE
EVEN WITH THE TOP OF THE
ROUGH SILL.
· PROVIDE SOLID BACKING AT
ALL AREAS WHERE FLASHING
MATERIAL LAPPING WILL
OCCUR.
· EXTEND THIS STRIP AT LEAST
11" BEYOND THE EDGE OF THE
ROUGH OPENING.
· ATTACH FLASHING MATERIAL
WITH GALVANIZED ROOFING
NAILS OR CORROSION-
RESISTANT STAPLES.
· ATTACH JAMB STRIPS OF 9"
WIDE MOISTOP FLASHING
MATERIAL WITH INSIDE EDGE
EVEN WITH THE JAMB OF THE
ROUGH OPENING.
· START JAMB STRIPS 2"
BELOW SILL STRIP AND EXTEND
4" ABOVE LOWER EDGE OF
HEADER.
· APPLY A CONTINUOUS BEAD OF
SEALANT TO THE BACK OF THE
FRAME NAILING FLANGE
· PLACE AND SECURE FRAME INTO
ROUGH OPENING WITH FLANGES
OVER THE INSTALLED JAMB AND
SILL MOISTOP FLASHING MATERIAL.
· APPLY AN ADDITIONAL LAYER OF
9" WIDE VICOR V40 WEATHER OVER
THE JAMB NAILING FLANGE.
· ATTACH 9" WIDE VYCOR V40
WEATHER BARRIER STRIP OVER THE
HEAD FLANGE. EXTEND THIS STRIP
2" BEYOND THE OUTER EDGE OF
THE JAMB FLASHING MATERIAL.
-STARTING FROM THE BASE OF THE WALL, APPLY BUILDING PAPER UNDER THE SILL STRIP AND CUT
ANY EXCESS BUILDING PAPER THAT MAY EXTEND ABOVE THE SILL AND BETWEEN THE JAMBS OF THE
OPENING.
-APPLY THE NEXT COURSE OF BUILDING PAPER (BUTTING TO THE FRAME OPENING) OVER THE JAMB
FLASHING MATERIAL.
-APPLY SUCCEEDING LAYERS OF BUILDING PAPER IN SHINGLE BOARD FASHION UP THE WALL,
LAPPING COURSES A MINIMUM OF 6".
1.SECTION 1402 OF THE 2019 EDITION OF THE U.B.C. STATES "EXTERIOR OPENINGS
EXPOSED TO THE WEATHER SHALL BE FLASHED IN A MANNER AS TO MAKE THEM WEATHERPROOF."
THE PROCEDURE ABOVE IS RECOMMENDED TO ACHIEVE THIS INTENT FOR THE FLASHING OF WALL
OPENINGS TO INCLUDE BUT NOT LIMITED TO: WINDOWS, DOORS, VENTS, ETC.
2.ALL MATERIALS SHALL BE IN STRICT CONFORMANCE WITH U.B.C. STANDARD 14-1
3.APPLICATION OF FINISH MATERIALS OVER FLASHING MATERIALS SHOWN SHALL BE AS
SPECIFIED BY CODE REQUIREMENTS, MANUFACTURER'S INSTRUCTIONS AND THE BEST PRACTICES
OF THE TRADE.
4.ADDITIONAL MATERIALS, ie. METAL HEAD FLASHING, ELASTOMERIC SHEET WATERPROOFING
ETC. MAY OCCUR, DEPENDING ON THE SPECIFIC FINISH MATERIALS BEING USED. REFER TO
INDIVIDUAL DETAILS FOR ADDITIONAL INFORMATION.
NOTES:
4"
4"
4"
4"
4"
3"
4"
4"
4"
4"G.S.M.
3/
8
"
G.S.M. FLASHING FLANGE
SOLDER ALL SEAMS
SLOPE TOP 1/8" PER/ 12"
G.S.M. FLASHING COLLAR,
SEE SPECIFIC APPLICATION
DETAIL FOR FURTHER INFO.
FLASHING FIN AT WOOD
MEMBERS, SEE SPECIFIC
APPLICATION DETAIL
RECTANGULARRECTANGULAR
DRIP / INTERLOCKDRIP / INTERLOCK
G.S.M. FLASHING FLANGE
SOLDER ALL SEAMS
G.S.M. FLASHING COLLAR,
SEE SPECIFIC APPLICATION
DETAIL FOR FURTHER INFO.
ROUNDROUND
SEE PLANS FOR SPECIFIC
PENETRATION SIZE
26 GA 1-PIECE GSM
PAN FLASHING
SOLDIER ALL
JOINTS
ISOMETRIC
(PARTIAL)
WEATHERSHIP
BASE
ADJUSTABLE ALUM.
CLAD THRESHOLD
ONE-PIECE SOLDIERED
SHEET MTL. PAN
FLASHING
2x PTDF SLEEPER
(ATTACH PER S.D.)
1x2 CEDAR
TRIM
SEE 1/AD. 1 FOR
ADDITIONAL FLASHING
INFO.
HARDSCAPE SLAB
SLOPE4"
U
O
N
BUILDING SLAB
3/
8
"
-
3
/
4
"
FINISH FLR.
DR. FRAME
BEYOND
DOOR
6"
4"
V.I.F.
2"
M
I
N
.
1/
2
"
PRESSURE RELIEF VALVE/
DRAIN ENDS OUTSIDE
=6" FROM GRD.
SOLID BLOCKING.
5/8" GYPSUM BOARD1/4" x 3" MIN. LAG SCREW
INTO LEDGER W/
2x4 WOOD LEDGER
WASHER
3/4"x24 GAUGE
PERFORATED STEEL
PLUMBERS TAPE
MIN.
1"
6"
MIN
.
HOT COLD
T&P
VALVE2x4 WOOD LEDGER
OVERFLOW
WATERTIGHT
PAN W/ 1"
DRAIN TO
PREVENT
LEAKAGE
FU
L
L
H
E
I
G
H
T
SEISMIC BRACE
SEISMIC BRACE
WATER
HEATER
4 "
UP
P
E
R
1
/
3
LO
W
E
R
1
/
3
18
"
MI
N
.
PLATFORM.
MUST SUPPORT
WATER HEATER
ON ITS OWN FEET
FINISH FLOOR
GAS
MIN. CLR.
PROVIDE 2 STRAPS THE
UPPER 1/3 AND LOWER 1/3
OF THE WATER HEATER
OVERALL HEIGHT. PER CPC
510.5
GYPSUM BOARD,
1" MIN. THK.
1/4"X5" MIN. LAG SCREW
INTO STUDS W/ WASHER.
4"
ELASTOMERIC SHEET
WATERPROOFING EXTEND AS NOTED
SLOPE METAL FLASHING WITH
DRIP EXTEND 4" MIN ABOVE CEDAR
WOOD TRIM PER ELEVATION
WINDOW FRAME
WINDOW FRAME
SEALANT
WOOD TRIM PER
ELEVATION
ELASTOMERIC SHEET
WATERPROOFING EXTEND
AS NOTED
DBL 2x SILL
2x BLOCKING OMIT
AT PLYWD. SHEARWALL
GYP. BD.
GYP. BD.
HEADER PER PLAN
HEAD
SILL
0'
-
6
"
WARM AIR FURNACES INSTALLED IN ATTICS OR FURRED SPACES SHALL BE INSTALLED AS PER
UMC 307.3 AND SHALL INCLUDE THE FOLLOWING:
1. A MINIMUM 30"X30" ACCESS (20 FEET MAXIMUM FROM FURNACE)
2.CONTINUOUS SOLID FLOORING (5/8" CDX OR EQ.) 24" MIN. WIDE FROM ACCESS TO
FURNACE
3.A LEVEL WORKING PLATFORM 30" MIN. IN DEPTH ALONG THE ENTIRE FIREBOX SIDE OF
FURNACE
4. A PERMANENT 110V ELECTRICAL OUTLET AND LIGHTING FIXTURE LOCATED AT OR NEAR
FURNACE LIGHTING FIXTURE TO BE CONTROLLED BY A SWITCH LOCATED AT ACCESS.
5.THE FAU SHALL BE LISTED FOR INSTALLATION IN ATTICS AND ON COMBUSTIBLE
FLOORING. CLEARANCES SHALL BE AS PER MANUFACTURER'S SPECIFICATIONS AND PER
UBC 304.
22" M
I
N
30" M
I
N
30"
24" 24"
4
1
2
4
3
5
NOTE: TRUSS DESIGN
BY TRUSS MFR.
SEE DET. 12/ADI FOR
ADDITIONAL INFO.
NOTE: VERIFY LENGTH OF PLATFORM W/ HVAC CONTRACTOR
SEE DETAIL 12/AD I FOR ADDITIONAL REQUIREMENTS PER UMC 319
1.FRAMING SPAN O/ MIN. 3 TRUSSES, S.S.D.
2.3/4" PLYWD.
3.3/8" GYPSUM BD. AT CEILING
F.A.U.
30" X 30" CLR.
ACCESS AREA
FAU CONTROLS
5'-0" MIN.
SEE PLAN
10" CLR.
MIN.
3
1
2
PROVIDE POSITIVE ELECTRICAL
DISCONNECT (SEE SECT. NEC 503)
LIGHT OVER CONTROLS (SECT. 309 ASO
REQUIRES CONVENIENCE OUTLET
(RECEPTACLE) WITHIN 25' OF EQUIP..)
24" WIDE SOLID FLOORING ACCESS WAY
RELATED CODES SECTIONS: UMC 307.3 CENTRAL WARM AIR FURNACES INSTALLED IN THE
ATTIC MUST BE ACCESSIBLE FOR ROUTINE INSPECTION AND MAINTENANCE BY THE OWNER,
OCCUPANT AND FOR SERVICE AND REPAIR AS NEEDED. CHANGING FILTERS, LUBRICATING
MOTOR AND FAN BEARINGS, CHECKING BELT TENSIONS AND RELIGHTING THE PILOT FOLLOWING
A SERFICE INTERRUPTION ARE NORMAL OWNER FUNCTIONS. ADEQUATE LIGHT, AND ELECTRICAL
OUTLET, SAFE ACCESS WAY AND SUFFICIENT WORKING SPACE ON THE CONTROL SIDE ALL
ENCOURAGE AND FACILITATE MAINTENANCE AND ENABLE RAPID EGRESS IN AN EMERGENCY.
ACCESS OPENING MIN.
22"X30" OR DIMENSION
OF APPLIANCE
LIGHT
SWITCH
20'-0"
MAX.
WARM AIR
FURNACE
WORKING SPACE AT CONTROLS
MAX
20'-0"
--
MI
N
.
C
L
R
.
30
"
-
MIN
.
0' -
6
"
2' - 6"
HOUSE-R3
1/2" GYPCO. BD. AT
INTERIOR OF HOUSE
2X4 (MIN) STUDS AT
16" O.C. (FIRE WALL)
5/8" TYPE "X" GYP.
BD. O/ 2X4 FRAME
(FRAME PANEL ON
FOUR SIDES)
5/8" TYPE "X" GYP.BD.
O/ INT. OF GARAGE,
TYP. ELECTRIC SUB-
PANEL
GARAGE - UI
AT GARAGE WALL
HOUSE - R35/8" TYPE "X"
GYP. BD. AT
1-HOUR OCC.
SEP. WALL, W.O.
2X4 (MIN.)
STUBS AT
16" O.C.
(FIRE WALL)
1/2" GYP. BD.
O/ 2X4 FLAT
FRAME WALL
(FRAME PANEL
ON FOUR
SIDES)
ELECTRIC
SUB-PANEL
HOUSE - R3
AT INTERIOR WALL
ELECTRICAL
SUB-PANEL
ELEVATION
1'
-
0
"
2'
-
6
"
5'
-
4
"
(
N
T
S
)
3
'
-
7
"
-
CE
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.
P
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TO.S.
SCALE:NTS1FLASHING AT OPENINGS
SCALE:NTS2TYPICAL PENETRATION FLASHING
SCALE:NTS3INSWINGING DOOR SILL AT SLAB
SCALE:NTS4WATER HEATER SEISMIC BRACE
SCALE: 1" = 1'-0"6 TYPICAL HEAD & SILL DETAIL
SCALE:NTS8ACCESS FURNACE AT ATTIC
SCALE:NTS9FAU PLATFORM
SCALE:NTS7FURNACE AT ATTIC
SCALE:NTS5ELECTRICAL SUB-PANEL
SHEET NO.:
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SCALE:
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1333 S Lowell St &
#21/29/2025
STUD WALL
OPERABLE
WINDOW
EXTERIOR WALL CEILING
NOT MORE THAN
44" ABOVE
FLOOR ON THE
FINISHED SILL HEIGHT
24
"
M
I
N
.
C
L
E
A
R
OP
E
N
I
N
G
H
E
I
G
H
T
FLOOR
20" CIR.
MINIMUM
PLAN VIEW
SECTION VIEW
5/8" GYPSUM BOARD
WOOD HEADER - SEE STRUCTURAL
WOOD CASING, BY OTHERS
DOOR, BY
OTHERS
WOOD DOOR FRAME
SHIM, AS REQUIRED
5/8" TYPE "X" GYPSUM BOARD
5/8" GYPSUM BOARD
(2) 2X4 WOOD JAMBS
WOOD CASING, BY OTHERS
DOOR, BY OTHERS
WOOD DOOR FRAME
SHIM, AS REQUIRED
GYP. BD
RADIUS
CORNER
- USE PLASTIC
CORNERS AT
WET AREAS
GYP. BD
SEE PLAN
FOR
FRAMING
2S/1P 1S/2P
SHELF
POLE
SE
E
P
L
A
N
3'
-
0
"
3'
-
0
"
SE
E
P
L
A
N
1'
-
0
"
0'
-
3
"
5'
-
6
"
SCALE:NTS3EMERGENCY EGRESS DETAIL
SCALE: 3" = 1'-0"1 TYP. WOOD FRAME INTERIOR DOOR HEAD
SCALE: 3" = 1'-0"2 TYP. WOOD FRAME INTERIOR DOOR JAMB
SCALE: 3" = 1'-0"4 ROUND GYPSUM BOARD CORNER
SCALE: 1/2" = 1'-0"5 CLOSET SHELVING
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
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1333 S Lowell St &
#21/29/2025
5/8" AB
@32" O.C
4x
4
HD
U
2
4x
4
HD
U
2
4x4
HDU2
4x4
5/
8
"
A
B
@3
2
"
O
.
C
HDU2
4x4
HDU2
4x4
5/
8
"
A
B
@3
2
"
O
.
C
HDU2
4x
4
4x
4
HD
U
2
5/8" AB
@32" O.C
HD
U
2
4x
4
4x
4
HD
U
2
@32" O.C
HD
U
2
4x
4
4x
4
HD
U
2
@32" O.C
HD
U
2
5/8" AB
@32" O.C
4x
4
HD
U
2
4x
4
HD
U
2
5/8" AB
@32" O.C
4x
4
HD
U
2
4x
4
HD
U
2
2
4'-0"
2
4'-0"
2
4'-0"
4'-0"4'-0"
2 2
SD2
1
1
SD1
1
SD1
1
SD1
SD1
12 TYP.
2 "5" CONC. SLAB OVER 10-MIL
VISQUEEN MOISTURE BARRIAR
SD1
15
4 "3" CONC. SLAB OVER 10-MIL
VISQUEEN MOISTURE BARRIAR
19
SD1
21
SD1
4x4HDU2
4x4HDU2
4x4HDU2
4x4HDU2
2
4'
-
0
"
2
8'
-
0
"
5/
8
"
A
B
@3
2
"
O
.
C
5/
8
"
A
B
@3
2
"
O
.
C
SD1
2
1
1
1
SD1
3
SD1
20
1
GARAGE WALLS TO BE REMOVED
SD2
1 TYP.
2
8'
-
0
"
4'
-
0
"
2
2
4'-0"
24"X24" PAD FOOTING
EXISITNG GARAGE DOOR
TO BE REMOVED
4
SD2
4
SD2
4
SD2
3
SD1
24"X24" PAD FOOTING 24"X24" PAD FOOTING
L=X
X-X
X
LEGENDS :
DETAIL
SHEAR WALL NAME
SHEAR WALL LENGTH
NEW FOOTING
X
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
DR
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S-1
FOUNDATION
PLAN
08/15/24
13
3
3
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#
2
,
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2
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7
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SCALE: 1/4" = 1'-0"1 PROPOSED FOUNDATION PLAN
FOUNDATION PLAN NOTES:
(N) CONTINUOUS FOOTING 12" WIDTH X 24" DEEP W/(2) #5 REBAR AT TOP AND (2)#5 BOTTOM.
(N) NEW 5" CONCRETE SLAB WITH #4 REBAR @16" O.C. OVER 10MIL VISQUEEN OVER 4"
BASE OF 1/2" OR LARGER CLEAN AGGREGATE OVER COMPACTED SOIL.
NEW 12"X12"X12" DEEP PAD FOOTING W/#4 REBAR @6" O.C. MAX. EA WAY AT BOTTOM
(N) 3" CONC. 3,000 PSI @ 28 DAYS W/ #3 @ 16" O.C. E.A. WAY OVER 10MIL VISQUEEN OVER
EX. GARAGE SLAB DRILLED INTO (E) FOUNDATION AND FILLED WITH SIMPSON'S "SET-XP"
EPOXY.
1
2
3
ANCHOR BOLT SCHEDULES:
(N) FOOTING: 5/8 X 12" LONG BOLTS @ 48" (U.N.O.)
NOTES:
-IF MISSING ANCHOR BOLTS THEN DRILL 3/4" X 6" DEEP W/5/8: (RFB#5X10) @32" O.C. WITH SET-
XP EPOXY (SPECIAL INSPECTION IS REQUIRED)
-SCARIFY TOP 12" OR RE-COMPACT 4" PRIOR TO TRENCHING FOR THE UTILITY AND/OR
FOUNDATION. 90% COMPACTION REPORT IS REQUIRED AT THE TIME OF FOUNDATION
INSPECTION. PRE-SATURATION SUBGRADE TO 110% OF OPTIMUM MOISTURE CONTENT IS
REQUIRED,
CODE REQUIREMENT:
•
•
•
•
•
•
•
THIS PROJECT SHALL COMPLY WITH THE:
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC)
2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS (CEES)
2022 CALIFORNIA BUILDING CODE (CBC)
FOUNDATION NOTES:
1.
A.
B.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
FOUNDATION HAS BEEN DESIGNED ASSUMING MIN. ALLOWABLE SOIL BEARING PRESSURE.
(SEC. 1802.6) SHALL BE AS FOLLOWS:
CONTINUOUS FOOTING : 1500 SF
ISOLATED FOOTING: 1500 SF
CONCRETE SHALL HAVE A MIN. COMPRESSIVE STRENGTH (fC) OF 3,000 psi WATER
ALL FOOTING SHALL BE POURED ON OR BELOW FIRM UNDISTURBED NATURAL SOIL OR
APPROVED COMPACTED FILL AND ADJACENT FINISH GRADE U.N.O.
ALL FOOTING SHALL BE CENTERED ON PILATER AND OR WALL AND COLUMN U,N.O.
ALL EXISTING FILL SOIL AND DISTRUBED NATURAL SOILS ARE TO BE EXCAVATED AND
REPLACED WITH PROPERLY COMPACTED FILL. ALL FILLING, BACKFILLING, RECONNECTION,
ETC. IS TO BE ACCOMPLISHED ONLY UNDER THE SUPERVISION OF A SOIL ENGINEER,
COMPACTED FILL SHALL BE 95% DENSITY
PROVIDE MIN. 5/8" X 12" ANCHOR BOLTS WITH 3"X3"1/4" WASHERS, EMBEDDED 7" MIN. INTO
CONCRETE OR MASONRY AND SPACE MAX. 48" O.C. PROVIDE MIN. 2 BOLTS PER PLATE
AND NOT MORE THAN 12" OR LESS THAN 4" OR PLATE END AND CORNER. (CHAPTER 4 CRC)
FASTENERS FOR PRESERVATIVE-TREATED SHALL BE HOT DIPPED ZINC-COATED
GLAVANIZED STEEL, STAINLESS STEEL, SILICON BRONZE OR COPPER IN ACCORDANCE WITH
ASTM A 153(R317.3)
FOUNDATION SILL PLATE SHALL BE NATURALLY DURABLE OR PRESERVATIVE-TREATED
WOOD. FIELD-CUT ENDS, NTOCHES AND DRILLED HOLES OR PRESERVATIVE TREATED WOOD
SHALL BE FIELD-REATED PER AWPA M4.(R317.1.1).\
ALL REINFORCING STEEL SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH ASTM
C-94
ALL EXISTING UTILITIES THAT INTERFERE WITH THE STRUCTURAL FOUNDATIONS SHALL BE
REMOVED AND RELOCATED
THE CONTRACTOR WILL BE SOLELY RESPONSIBLE FOR ALL EXCAVATION PROCEDURES
INCLUDING LAGGING, SHORING, AND PROTECTION OF ANY ACCORDANCE WITH ALL NATIONAL
STATED AND LOCAL SAFETY ORDINANCE
READY MIX CONCRETE SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH ASTM C-94
ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURED
IN POSITION AND INSPECTED BY THE LOCAL BUILDING OFFICIAL PRIOR TO THE PLACING OF
ANY CONCRETE
MINIMUM SLAB REINFORCEMENT AND PAD REQUIREMENTS SHALL CONFORM TO THE SOILS
ENGINEER'S RECOPMMENDATIONS UNLIES NOTED OTHERWISE
PROVIDE A MIN. 26-GAGE WEEP SCREED FOR STUCCO AT THE FOUNDATION PLATE LINE A
MINIMUM O F6" ABOVE EARTH OR 4" ABOVE PACED AREA. (R703.6.2.1)
WOD SILL PLATE SHALL BE MINIMUM 8" ABOVE ADJACENT GRADE (R317.1)
STRUCTURAL DESIGN DATA:
VERTICAL LOADS: DEAD(DL) LIVE(LL)
ROOF LOAD:7 PSF 20 PSF
CEILING LOAD:5 PSF 10 PSF
EXT. WALL LOAD:17 PSF
INT. WALL LOAD:7 PSF
WIND DESIGN DATA:
BASIC WIND SPEED:110MPH
WIND EXPOSURE:B
EARTHQUAKE DESIGN DATA:
IMPORTANCE FACTORE:1=1.0
MAPPED Ss = 1.394 AND Si = 0.493
SITE CLASS: D
SEISMIC DESIGN CATEGORY: D
BASIC SEISMIC-FORCE-RESISTING SYSTEM = BWS
RESPONSE MODIFICATION FACTOR, R = 6.5
SEISMIC RESPONSE COEFFICIENT, Cs = 0.172
ANALYSIS PROCEDURE USED:EQUIVALENT
SOIL DATA:
ASSUME ALLOWABLE SOIL BEARING 1,500 PSI
4
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1333 S Lowell St &
#21/29/2025
(N
)
2
X
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R
R
@
1
6
"
O
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(E
)
2
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1
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(E
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2
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1
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(E
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2
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(E
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2
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R
@
1
6
"
O
C
(N
)
2
X
6
R
R
@
1
6
"
O
C
(N) 2X6 RR @16" OC (N) 2X6 RR @16" OC
(N
)
2
X
6
C
J
@
1
6
"
O
C
(N
)
2
X
6
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J
@
1
6
"
O
C
(N
)
2
X
6
C
J
@
1
6
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O
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4X6 HEADER
4X6 HEADER
4X
6
H
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4X
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4X
6
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4X
6
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A
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4X6 HEADER
4X6 HEADER
4
SD1
(N) 6X12 CEILING BEAM
9,11
SD1
18
SD1
3
SD2
6
SD1
6
SD1
2
8'
-
0
"
4'
-
0
"
2
2
4'-0"
2
4'-0"
2
4'-0"
2
4'-0"
4'-0"4'-0"
2 2
(N
)
2
X
6
C
J
@
1
6
"
O
C
(N
)
2
X
6
C
J
@
1
6
"
O
C
6x
8
B
E
A
M
6x
8
B
E
A
M
(N) 2X10 CJ @16" OC
2
SD2
2
4'
-
0
"
2
8'
-
0
"
8
SD1
(N
)
2
X
6
R
R
@
1
6
"
O
C
(N
)
2
X
6
R
R
@
1
6
"
O
C
(N
)
2
X
6
C
J
@
1
6
"
O
C
4X6 POST
6x8 BEAM
2x
1
0
R
I
D
G
E
B
E
A
M
(N) 2X12 RIDGE BOARD
PORCH CEILING FINISH:
STUCCO FINISH 5
SD2
11
SD1
4X6 POST
6x6
POST
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
DR
A
W
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OC
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8
1
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2
2
2
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9
-
4
1
4
-
8
7
9
9
S-2
FRAMING PLAN
(ADU)
08/15/24
13
3
3
S
L
O
W
E
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T
,
UN
I
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#
2
,
S
A
N
T
A
A
N
A
,
CA
9
2
7
0
7
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D
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A
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D
GA
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SCALE: 1/4" = 1'-0"1 PROPOSED FRAMING PLAN
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
1.
ALL NAILING SHALL BE COMMON NAILS.
MAXIMUM STUD SPACING SHALL BE 16" O.C.
ALL PANEL EDGES SHALL BE BLOCKED.
FRAMING MEMBER SHALL INCLUDE SILL PLATES AND ALL FRAMING MEMBERS RECEIVING EDGE
NAILING FROM ABUTTING PANELS
EDGE NAILING ON 3X MEMBERS SHALL BE STAGGERED
PLYWOOD FOR FORIZONTAL DIAPRAGHMS SHALL BE MADE WITH EXTERIOR GLUE (CHAPTER 4 CRC)
USE 3X3X1/4" CUT PLATE WASHER AT ALL ANCHOR BOLTS SHALL BE PRESSURE TREATED. (CHAPTER
4 CRC)
FASTENER FOR PRESERVATIVE-TREATED SHALL BE HOT DIPPED ZINC-COATED GALVANIZED STEEL,
STAINLESS STEEL, SILICON BRONZE OR COPPER
AT EXISTING FOOTINGS, USE RFB#DX12 HDG-R SIMPSON RETROFIT BOLTS WITH SETXP-EPOXY ICC
#ESR-2508. SPECIAL INSPECTION REQUIRED.
SECOND-FIGURE INDICATES WHERE SHEAR WALL SHEATHING IS TO BE APPLIED TO BOTH SIDES OF
WALL
AT EXISTING CONDITION, 2X SILL PLATE MAY BE USED WITH 3X SILL ADDES AND 5/8" ⌀ A.B. @ 16"
O.C. FOR SHEARWALL #2 ONLY.
ALL STRUCTURAL LUMBER SHALL BE DOUGLAS FIR-LACH, MAX. MOISTURE CONTENT SHALL NOT
EXCEED 19% OF THE FOLLOWING FRADES UNLESS NOTED OTHERWISE:
REPETITIVE USE MEMBERS:
STUDS, JOISTS, AND RAFTERS
2X AND 4X NO.2
SINGLE USE MEMBERS:
BEAM
4X NO.2
6X OR LARGER NO. 1
POSTS AND MULLIONS
4X AND SMALLER NO.2
6X AND LARGER NO.1
MISCELLANEOUS LUMBERS"
BLOCKING, FURRING. ETC NO.2
DECKING AND SHEATHING
2X, 3X AND 4X COMM'L EX.
2.ALL STRUCTURAL LUMBER SHALL BE GRADE IN ACCORDANCE WITH GRADING AND DRESSING RULES
#16 OF THE WEST COAST LUMBERMAN'S ASSOCIATION.
3.ALL STRUCT'S PLYWOOD SHALL BE IN ACCORDANCE WITH P.S. 1-74
MANUFACTURED PRODUCTS
1.GLUED-LAMINATED BEAMS DOUGLAS FIR-LACH INDUSTRIAL APPEARANCE WITHIN EXTERIOR GLUE
U.N.O.
16F-V3 DF/DF (Fb=16000 psi, Fv=190 Psi, E=1.5 E6 psi
24F-V4 DF/DF (Fb=2400 psi, Fv=240 Psi, E=1.8 E6 psi), ICC ESR-1940
2.DESIGN VALUES FOR MANUFACTURED PARALLAM PSL SHALL BE MIN. Fb=2900 psi, Fv= 290psi, E=2.0
E6psi, ICC ESR-1387
3.DESIGN VALUES FOR MANUFACTURED MICROLAM LVL SHALL BE MIN. Fb=2600 psi, Fv= 285 psi, E=1.9
E6 psi, ICC ESR-1387
WOOD POSTS EXPOSED TO WEATHER OR WATER SHALL BE 1" ABOVE A SLAB AND 6" ABOVE GRADE
OR 8" ABOVE GRADE. [CRC R317.1.4]
NOTES:
WOOD
FRAMING NOTES:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
ROOF DIAPHRAGM NAILING TO BE INSPECTED BEFORE COVERING. FACE GRAIN OF PLYWOOD SHALL
BE PERPENDICULAR TO SUPPORTS
ALL INTERIOR SHEARWALL SHALL EXTEND TO THE ROOF OR FLOOD DIAPHRAGM LEVEL
DOUBLE JOISTS ARE REQUIRED UNDER PARALLEL BEARING PARTITIONS
PROVIDE CONTINUOUS BLOCKING BETWEEN FLOOR JOISTS UNDER ALL BEARING WALLS.
TOP PLATE BREAKS ARE SHALL OCCUR OVER A STUD OR POST. DOUBLE TOP PLATES SPLICE WITH
MIN. 48" LAP AND PROVIDED WITH MIN. 8-16d NAILS PER TOP PLATE SPLICE
WHERE BOTH TOP PLATES ARE BROKEN, SHALL BE STRAP BOTH SIDES WITH ST6224 U.N.O.
ALL POSTS SHALL HAVE CONNECTIONS AT TOP AND BOTTOM WHICH SHALL BE SIMPSON "CCQ",
"CBSQ" UNLESS SPECIFICALLY DETAILED OTHERWISE. FOR POSTS IN POCKES AND IN FRAMED WALLS
THE COLUMN CAP AND BASE MAY BE ELIMINATED UNLESS DETAILED ON THE DRAWINGS. ALL FREE
STANDING POSTS SHALL USE SIMPSON "CCQ", "ECCQ" AND "CBSQ" CONNECTORS U.N.O. ON PLANS.
USE SIMPSON "HU" HANGERS ON ALL JOIST OR BEAM CONNECTIONS, UNLESS NOTED OTHERWISE ON
PLANS
ALL HANGING JOISTS SHALL BE HUNG WITH SIMPSON "LUS" HANGERS U.N.O. AND SIMPSON "ITT"
HANGER FOR TJI'S U.N.O.
ALL NON-BEARING BALLOON FRAMED WALLS EXCEEDING 14'-0" IN HEIGHT AND NOT SUPPORTED BY
CEILING JOIST AT EITHER SIDE SHALL BE FRAMED WITH 2X6 STUDS @16" O.C. (NOT EXCEED 20'-0")
PER CHAPTER 6 CRC
FASTENING OF MULTIPLE MEMBERS: DOUBLE & TRIPLE JOISTS; 16d @ 12" O.C. STAGGERED (BOTH
SIDES FOR TRIPPLES_ FOUR OR MORE JOISTS SHALL BE BOLTED TOGETHER WITH 1/2" BOLTS AT 18"
O.C. STAGGERED. RE-TIGHTEN BOLTS PRIOR TO APPLYING FINISH MATERIAL.
SHEAR WALL SCHEDULE
MARK SHEAR (PLF)MATERIAL (1)(6)
NAILS AT
SPACING
OF BN, EN,
FN (2)
NAILS AT
SPACING
OF EN, FN
(2)
TOP PLATE
FRAMING
CONNECTOR
(2)
SILL PLATE
NAILS TO
BLOCKING
BELOW (2)(6)
ANCHOR
B.
SPACING
1
2
260
380
15/32" CDX (ID#
24/0)(ONE SIDE)
15/32" CDX (ID#
24/0)(ONE SIDE)
8d @ 6,6,12
8d @ 4,4,12
8d @ 6:6
8d @ 4:6
A35 @ 24" O.C.
OR 16d @ 6" O.C.
A35 @ 12" O.C. OR
16d @ 6" O.C.
16d @ 4" O.C.
16d @ 4" O.C.
48"
36"
NOTE ON PLAN:NOTE ON PLAN:
WHERE PANELS ARE APPLIED ON BOTH FACES OF A SHEARWALL AND NAIL SPACING IS LESS THAN 6 INCHES ON
CENTER ON EITHER SIDE, PANEL JOISTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS.
ALTERNATIVELY, THE WIDTH OF THE NAILED FACE OF FRAMING MEMBERS SHALL BE 3" OR GREATER AT
ADJOINING PANEL EDGES AND NAILS AT ALL PANELS EDGES SHALL BE STAGGERED.
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1333 S Lowell St &
#21/29/2025
8"
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3
5
D
6
2
MIN. 6" DOWEL INTO
FOOTING
1
2
3
4
5
6
REBAR (SEE FOOTING SCHEDULE)
MIN. 5" THK. CONC. SLAB W/ #4
REBAR @16 O.C. OVER 10MIL.
VISQUEEN OVER 4" BASE OF 1/2
OR LARGER CLEAN AGGREGATE
OVER COMPACTED SOIL
5/8" DIA.. A.B @32" OC (U.N.O)
EMBED MIN. 7" INTO SLAB W/
3x3x0.229" PLATE WASHER W/ 2x
P.T. SILL U.N.O
SHEAR WALL WHERE OCCURS
WEEP SCREED
2x STUDS @16" O.C
#3 TIE @48" O.C. W/
STANDARD HOOK @EA.
END FOR 2 POURS SLAB
2"CONCRETE/PAVE 4" SOIL
FIN. GRADE
3"
M
I
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24"
@ 18" O.C.6"
PER SCHEDULE
PE
R
S
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U
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4
3
5
2
1#3 TIE @48" O.C W/
STANDARD HOOK @EA.
END FOR 2 POURS SLAB
1
2
3
4
5
REBAR (SEE FOOTING SCHEDULE)
MIN. 5" THK. CONC. SLAB W/ #4
REBAR @16 O.C. OVER 10MIL.
VISQUEEN OVER 4" BASE OF 1/2
OR LARGER CLEAN AGGREGATE
OVER COMPACTED SOIL
5/8" DIA.. A.B @32" OC (U.N.O)
EMBED MIN. 7" INTO SLAB
SHEAR WALL WHERE OCCURS
2x STUDS @ 16" O.C.
3"
M
I
N
.
PER SCHEDULE
DOUBLE TOP
PLATED
SIMPSO
N
STRAP
LSTA24
SIMPSON
PER PLAN
HEADER OR
BEAM PER
PLANS
POST/KP PER PLANS
SIMPSON
STRAP
LSTA24 KING POST
PER PLAN
HEADER
PER PLAN
SIMP.
A35
BEAM
PER
PLAN
BEAM
PER
PLANS
SIMPSON A35
DOUBLE
TOP
PLATE
SIMP. A35
SLOPE CUT
WHERE
OCCURS
1/2" OSB ROOF
SHEATHING
2x ROOF RAFTER
STUD WALL
TOP PLATE
2x FASCIA
SHIP LAP
2x BLOCKING
E.N.
8-16d NAILS
C.J TO R.R
CEILING JOIST
PER PLAN
A35 @16" OC U.N.O.
CEILING JOIST PARALLEL TO ROOF JOIST
SHEAR WALL WHERE OCCURS
EQ EQ
45°
M
I
N
.
2x4 KICKER
@4' MAX.OCSIMPSON
A35
(2) SIMPSON
A35 E.A R.R
SIMPSON LSTA24
STRAP @32" O.C
C.J PER PLANS
BEARING WALL
PER PLANS
OVERLAP 12" MIN. W/(10) 16D NAIL
WOOD BEAM
PER PLAN
WOOD POST
PER PLAN
SIMPSON
"ECCQ" CAP
B
A
WOOD BEAM
PER PLAN
WOOD POST
PER PLAN
SIMPSON
"ECCQ" CAP
EQ EQ
2x4
KICKER @
4' MAX.OC
SIMPSON
A35
PROVIDE (2) A35 @
E.A RAFTER TO
RIDGE
SIMPSON LSTA24
STRAP @32" O.C
45°
M
I
N
.
FLUSH BEAM OR
WALL PER PLAN
C.J PER
PLANS
CONTINUOUS
TOP PLATE
HEADER
PER PLAN
SIMP. ST 18
ONE SIDE
POST PER PLAN
EQ EQ
PROVIDE (2) A35 @ EA.
RAFTER TO RIDGE SIMPSON LSTA24
@32" O.C
2x4 COLLAR TIE @32"O.C.
3-10d NAILS
1. 2x4 STUDS @ 16"O.C.
2. 2X P.T.D.F. PLATE WITH
0.18"DIA. x 3" SHOT PINS @32"
O.C. WITH 14GA GAGE
WASHERS & FIRST 2 PINS
PLACED 6" & 10" FROM
PLATE ENDS ICC# ESR-1799
(RAMSET) LARR #22668
3. CONCRETE SLAB
4. 1/2" DRYWALL
4
123
1. NOTCH IN PLATE
2. 1 3/4" MAX. IF BORED
HOLE EXCEED 1 3/4" IN 2x4
TOP PLATE OR 2 3/4" IN 2x6
TOP PATE, STRAP E/S OF
PLATE W/ITEM #3 BELOW
3. SIMPSON CS 1 6x4" LONG
METAL STRAP, TYPICAL @
EACH PLATE CUT W/(6) 16d's
EACH SIDE.
4. PIPE WHERE OCCURS
5. TOP PLATES-SILL PLATES
6. ANCHOR BOLTS PER
PLANS
7. LOCATE ANCHOR BOLT 5"
MIN. 9" MAX. AWAY FROM
NOTCH OR END OF PLATE
NOTE: IF NOTCH OR HOLE
EXCEEDS 50% OF TOP PLATE
WIDTH, USE SIMPSON ST6224,
STAGGERED @ E/S OF PLATES,
USE SIMPSON NS AS NEEDED.
4345
1 2
5
37
DEPT
H
1/2 DEPTH
3" MAX.
1. NOTCH DEPTH & BORED HOLD
SEE TABLE BELOW.
2. STUD
3. STILL PLATE
4. HOLE EDGE DISTANCE 5/8" MIN.
NOTE: BORED HOLES NOT
PERMITTED IN MORE THAN
TWO CONSECUTIVE DOUBLE
STUDS
BORED HOLES
STUD
SIZE
EXTERIOR &
BEARING
WALLS
NON-
BEARING
WALLS
2x4
2x6
2-2x4
2-2x6
%
1 7/16"
2 1/8"
40%
2 1/8"
2 1/8"
60%
2 3/16"
3 5/16"
3 5/16"
3 5/16"
STUD
SIZE
EXTERIOR
& BEARING
WALLS
NON-
BEARING
WALLS
NOTCH DEPTH
2x4
2x6
%
7/8"1 7/16"
1 3/8"2 3/16"
25%40%
1
4
2
3
4
1
d MIN.
PER SCHEDULE
3"
M
I
N
.
PE
R
S
C
H
E
D
U
L
E
2% SLOPE MIN.
1
2
3
4
REBAR (SEE FOOTING SCHEDULE)
MIN. 5" THK. CONC. SLAB W/ #4
REBAR @16 O.C. OVER 10MIL.
VISQUEEN OVER 4" BASE OF 1/2
OR LARGER CLEAN AGGREGATE
OVER COMPACTED SOIL
1/2" FIBER BOARD EXPANSION
JOINT
MIN. 4" THK. CONC. SLAB W/ #3
REBARD @18" O.C O/
COMPACTED SOIL 234
1
ANCHOR BOLTS (AB) SHALL BE 5/8" WITH 3"X3'X0.229" THICK
PLATE WASHERS. SPACING OF ANCHOR BOLTS SHALL NOT EXCEED
6'-0" O.C. EACH SECTION OF PLATE SHALL HAVE A MINIMUM OF
TWO AB. ANCHOR BOLTS SHALL BE EMBEDDED A MINIMUM OF 7"
INTO FOOTING. HOLES SHALL BE 1/32" TO 1/6" LARGER THAN AB.
LARGER HOLES SHALL BE REPAIRED WITH EPOXY. PLATES SHALL
BE PRESSURE TREATED DOUGLAS FIR NOT HEM-FIR.
12
"
M
A
X
.
5"
M
I
N
.
12" MAX
5" MIN.
12
"
M
A
X
5"
M
I
N
.
12" MAX
5"MIN.
12" MAX
5" MIN
2"
M
A
X
AB SPACING 6' MAX OR PER
SHEAR WALL SCHEDULE (TYP)
PANEL PER PLAN (TYP.)
AT CORNER AT INTERSECTION AT SPLICE
TRUSS WHERE
OCCURS PER
PLAN
SIMPSON
"DTC" @48"
O.C. MAX.
2X BLK'G. @48"
O.C. W/ (3)
16d'S @ EA.END
JOIST OR
TRUSS
BOTT.
CHORD
1X OVER
2X PLATE3/
4
"
T
Y
P
.
NON-BRG. WALL
.
8" SQ. - 4X4 POST
10" SQ. - 4X4 POST
12" SQ. - 4X4 POST
UON
3"
C
L
R
.
3" CLR.3" CLR.
SQ WIDTH PER FOUNDATION PLAN
0'
-
6
"
1'
-
0
"
0'
-
8
"
1'
-
6
"
POST PER PLAN
SIMPSON CO POST OR COLUMN
BASE PER PLAN, OAE
#4
GRADE
6 6
4
CONCRETE FOOTING
Fc + 2500 psi
#4 REINF BARS @ 12" OC
EACH WAY (UON ON
FOUNDATION PLAN)
SIMPSON STRONG-TIE MPB44Z
WOOD POST PER PLAN
CONCRETE SLAB
PER PLAN
VAPOR BARRIER IN
DIRECT CONTACT W/
CONC. SLAB PER
ARCH. PLANS
4" THICK BASE OF
1/2" OR LARGER
CLEAN AGGREGATEMI
N
.
1'
-
6
"
CL
R
.
0'
-
3
"
REINFORCING
PER PLAN
CONT. FT'G BEYOND
SIMPSON CP PER PLAN
COLUMN BASE SCHEDULE
CB44 W/2-1/2" DIA.. M.B. FOR 4x4
POST CB46 W/2-5/8" DIA.. M.B.
FOR 4x6 POST CB66 W2-5/8" DIA..
M.B. FOR 6x6 POST CB88 W/2-3/4"
DIA.. M.B. FOR 8x8 POST
SEE PLAN
(E) STUD WALL
(E) STUCCO
WEEP SCREED
.
4" MIN. ABOVE EARTH
2" MIN. ABOVE PAVEMENTF.G
(E) FOOTING
VAPOR BARRIER
DRILL AND FILL WITH
SIMPSON'S "SET-XP" EPOXY
(E) DRYWALL
(N) 3" CONC. 3,000 PSI
@28 DAYS
#3 @16" O.C.
E.A. WAY
(E) CONC. GARAGE
SLAB
(N) DRYWALL (N) STUDWALL
4" MIN. ABOVE EARTH
2" MIN. ABOVE PAVEMENT.F.G.
5"
.
(N) STUCCO
2X P.T.D.F. W/ 5/8"
DIA. A.B. @ 32" O.C.
WEEP SCREED
DRLL 3/4" AND FILL WITH
SIMPSON'S "SET-XP" EPOXY
(ICC ESR-2508)
(E) FOOTING
10 MIL VAPOR BARRIER
(E) CONC.
GARAGE SLAB
#3 @16" O.C. E.A. WAY
(N) 3" CONC. 3,000 PSI
@28 DAYS
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WOOD POST TO WOOD BEAM CONNECTION DETAIL
WOOD POST BASE TO PAD DETAIL 20
01NEW EXTERIOR FOOTING 02NEW INTERIOR FOOTING 03AT CURB FOOTING CONDITION 04FLUSH BEAM TO POST CONNECTION 05KING POST TO HEADER
06RAFTER AT EXTERIOR WALL 07RIDGE SUPPORTING 08 09BEAM-CEILING JOIST-RIDGE CONNECTION 10HEADER TO POST
11FLUSH RIDGE 12NON-BEARING INT. WALL TYP., N.T.S.13PIPING THRU PLATE FRAMING, N.T.S.14FLUSH BEAM TO POST CONNECTION 15PORCH TO HOUSE FOOTING
16TYPICAL PLATE ANCHOR BOLTS 18INTERIOR WALL 19 21AT DRIVEWAY FOOTING CONDITION
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E.D. PER TABLE
(N) HOLD DOWN
PER PLAN
(E) 2X STUD TYP
THREADED ROD W/
SIMPSON SET-XP
EPOXY, ESR-2508
(SPECIAL INSP.
REQ'D)
4X POST PER
FRAMING PLAN
(N) ANCHOR BOLTS PER
SHR. WALL SCHED. W/
SIMP. SET EPOXY
(N) 2x P.T. BET. STUDS
(E) SILL PLATE
(E) CONCRETE FOUNDATION
HDU
HDU2
HDU5
HDU8
BOLT ø EMBED E.D.CAPACITY
0'-0 5/8"
0'-0 5/8"
0'-0 7/8"
0'-10"
1'-0"
1'-6"
0'-1 7/8"
0'-1 7/8"
0'-1 7/8"
2306#
4234#
4353#
1X6 SHIP-LAPS
2X LOOK-OUT
@24" O.C.BN
2X BLKG
1/2" OSB PLWD
ROOF SHEAT G MIN.
CLASS B
A35 PER SCHED.
BN2X FASCIA
2X CRIPPLES
@ 16" OC
2X BLKG
EN.
4X HDR WHERE
OCCURS
45° 2X4 BRACE @
48" O.C. W/ 3-16D
TOE NAILS EA.
END.
A35 PER SCHED.
2X DBL TOP PLATES
2X STUDS @ 16" O.C.
2X ROOF RAFTER OR
TRUSS PER PLANS
2X CALIFORNIA FRAMING
2X4 @ 16" O.C. (SPAN 8'-O" MAX)
2X6 @ 16" O.C. (SPAN 14'-O" MAX)
2X8 @ 16" O.C. (SPAN 18'-O" MAX)
1/2" CDX PLYWOOD
OR OSB
2X BOARD NOTCH AS REQ. W/
3-16d PER RAFTER
FOLLOWINGS LINE OF
CALIFORNIA FRAMING
MIN
0' - 8"
PER PLN (VERIFY)
WIDTH
PE
R
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A
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(E) SLAB
MIN
0' - 5"18" LAP SPLICE
12
"
M
I
N
NEW SLAB EXISTING SLAB
SIMPSON SET-XP EPOXY,
ESR-2508 (SPECIAL INSP.
REQ'D.)
DOWEL REINF. AND
SPACING TO MATCH
SLAB REINF.
(N) CONC. SLAB ON
GRADE PER PLAN
1/2" OSB ROOF
SHEATHING
2x ROOF RAFTER
6x6 POST
PORCH BEAM
2x FASCIA
SHIP LAP
2x BLOCKING
E.N.
8-16d NAILS
C.J TO R.R
CEILING JOIST
PER PLAN
A35 @16" OC U.N.O.
CEILING JOIST PARALLEL TO ROOF JOIST
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GFI
WP
WP
220V
EGD
3
4
D
220
vs
FS
CT
R
CLG
SD
T
H
J
W
TV
IA
Q
F
A
N
AC RETURN
AIR VENT
WATER HEATER
WASHER &
DRYER
ATTIC
ACCESS
M
M
M
AC CONDENSER
200 A SERVICE
PANEL WITH 225
AMP MIN. BUSBAR
RATING
60 AMP PANEL
FOR FUTURE
ESS USE
EX
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ELECTRICAL SYMBOLS
DUPLEX RECEPTACLE MOUNTED IN CEILING FOR GARAGE DOOR
OPENER
FLOOR MTD. RECEPTACLE POL BRASS
RECEPTACLE 1/2 SWITCHED
SINGLE POLE SWITCH
3 WAY SWITCH
4 WAY SWITCH
DUPLEX RECEPTACLE ON ALL BRANCH CIRCUITS THAT SUPPLY 125-
VOLT, SINGLE-PHASE, 15 & 20AMP RECEPTACLE OUTLETS IN DWELLING
UNIT SHALL BE PROTECTED BY A COMBINATION TYPE (AFCI) ARC-
FAULT CIRCUIT INTERRUPTER(S) PER 2010 CEC 210.12.
FUSED SWITCH
WATERPROOF RECEPTACLE
DUPLEX RECEPTACLE ON GROUND-FAULT INTERRUPTED CIRCUIT
DUPLEX RECEPTACLE LOCATED UNDER COUNTER
220V RECEPTACLE (VERIFY AMPERAGE REQUIREMENTS)
RECESSED HIGH EFFICACY LIGHT FIXTURE
WEATHER PROOF
VAPOR PROOF, RECESSED, HIGH EFFICACY LIGH FIXTURE
HANGING HIGH EFFICACY LIGHT FIXTURE - CHANDELIER I00 LB
SUPPORT MIN.
WALL MOUNTED HIGH EFFICACY LIGHT FIXTURE
SURFACE MOUNTED HIGH EFFICACY LIGHT FIXTURE
SOLAR POWERED, PHOTOCONTROL STEP MOUNTED LIGHT FIXTURE
VENT / LIGHT COMBO, BY VENT AXIA
CEILING EXHAUST FAN / FLUORESCENT LIGHT WHISPER FIT 4"
DUCT. PANASONIC OR EQUAL
STANDARD SERVICE TELEPHONE OUTLET
CAT 5 COMBINED: COMPUTER DATA LINE AND TELEVISION CABLE OUTLET
SMOKE DETECTOR SHALL BE PROTECTED BY AND ARC-FAULT CIRCUIT
INTERRUPTER PER 2022 CEC 210.12. SMOKE DETECTORS SHALL HAVE A 10
YEAR BATTERY AND SHALL BE REPLACED 10 YEARS FROM THE DATE
MARKED ON THE UNIT PER 2022 CBC 907.2.11.2, AND 2022 CRC R314 - R315.
GAS LINE
HOSE BIB
JUNCTION BOX
HEATING OUTLET
IAQ FAN
HUMIDISTAT CONTROL
VACANCY LIGHT SWITCH
220 VOLT FUSED SWITCH
SINGLE POLE SWITCH WITH DIMMER
THERMOSTAT
CARBON MONOXIDE
ELECTRIC VEHICLE CHARGER
VACANCY SENSOR
UNDER-CABINET LED STRIP LIGHT
DUPLEX RECEPTACLE LOCATED ABOVE CEILING
CEILING EXHAUST FAN PANASONIC WHISPER FIT FAN 4" DUCT WITH
HUMIDITY CONTROL
HB
GAS
VS
CM
EVC
C5
S
VP
DUPLEX RECEPTACLE FOR TELEVISION
ELECTRIC PANEL
INDOOR AIR HANDLER, MINI-SPLITAC
F
H
ELECTRICAL ABBREVIATIONS
A AMP
AT AUTOMATIC TIME SWITCH CONTROL
AST ASTRONOMICAL TIME CLOCK
C/CW COLD WATER
D DIMMER / DIMMABLE
DED DEDICATED OUTLET / CIRCUIT
EMCS EMERGENCY MANAGEMENT CONTROL
SYSTEM (CENC 105 (K) 3,A,III,C)
EV ELECTRICAL VEHICLE
EVSE ELECTRIC VEHICLE SUPPLY EQUIPMENT
FAU FORCED AIR UNIT
FG NATURAL GAS
FL FLOURESCENT
FSR FIRE SPRINKLER RISER
GFI GROUND FAULT CIRCUIT INTERRUPTER
HB HOSE BIB
HC HUMIDISTAT CONTROL
HE HIGH EFFICACY
H/HW HOT WATER
JA8 COMPLAINT W/ APPENDIZ JA8
L, LED LED LIGHT FIXTURE
LVL EVSE LEVEL
MR MOISTURE RESISTANT (INDOOR)
MS MOTION SENSOR
PB PUSH BUTTON
PC PHOTOCELL
SOV SHUT OFF VALVE
VS VACANCY SENSOR
V VOLT
WP WEATHER PROOF (RATED FOR
EXTERIOR)
ELECTRICAL NOTES
CODE REFERENCES BASED ON
2022 CALIFORNIA ELECTRICAL CODE
1
MECHANICAL, ELECTRICAL AND PLUMBING SYSTEMS ARE SHOWN FOR INTENT ONLY. THESE
SYSTEMS SHALL BE ENGINEERED BY OTHERS. THE CONTRACTOR SHALL BE RESPONSIBLE
FOR PROPER INSTALLATION AND PLACEMENT.
2
3
4
5
NUMBER OF CEILING JUNCTION BOXES NOT CONTAINING INSTALLED LIGHTING OR OTHER
DEVICES SHALL NOT EXCEED NUMBER OF BEDROOMS. ELECTRICAL BOXES MUST BE
SERVED BY A DIMMER, VACANCY SENSOR OR FAN SPEED CONTROL. CENC 150 (k) 1B
6
ELECTRONIC BALLASTS ARE REQUIRED FOR ALL LAMPS RATED 13 WATTS OR GREATER.
7
ALL INSTALLED LUMINAIRES SHALL BE HIGH-EFFICACY IN ACCORDANCE WITH CENC TABLE
150.0-A. (CENC 150 (k) 1A).
8
RECESSED LUMINAIRIES IN CEILINGS SHALL BE APPROVED FOR ZERO-CLEARANCE CONTACT
(IC) & CERTIFIED AIRTIGHT, SHALL NOT CONTAIN SCREW BASED SOCKETS, AND SHALL BE
SEALED WITH GASKET OR CAULK BETWEEN HOUSING AND CEILING, AND SHALL BE JA8
COMPLIANT, PER CENC 150.0 (k) 1C
9
DIMMERS OR VACANCY SENSORS SHALL CONTROL ALL LUMINAIRES REQUIRED TO HAVE JA8
COMPLIANT LIGHT SOURCES - CENC 150 (k) 2K).
a. LIGHTING IN CLOSETS LESS THAN 70 SQ.FT. ARE NOT REQUIRED TO BE JA8 COMPLIANT -
CENC 150(k) 2, k, EX. 1
b.RECESSED LIGHT FIXTURES IN HALLWAYS ARE NOT REQUIRED TO BE JA8 COMPLIANT -
CENC 150 (k) 2K, EX. 2
10
AT LEAST ONE LUMINAIRE IN BATHROOMS, GARAGES, LAUNDRY ROOMS AND UTILITY ROOMS
SHALL BE HIGH EFFICACY AND CONTROLLED BY VACANCY SENSORS (CENC 150 (k) 2J).
11
UNDERCABINET LIGHTING SHALL BE SWITCHED SEPARATELY FROM OTHER LIGHTING
SYSTEMS. (CENC 150 (k) 2L).
12
EXHAUST FANS SHALL BE SWITCHED SEPARATELY FROM LIGHTING SYSTEM. (OR SEE
EXCEPTION - CENC 150 (k) 2B.)
13
14
ALL KITCHEN, BATHROOM, LAUNDRY ROOM, GARAGE AND EXTERIOR RECEPTACLES SHALL
BE GFCI PER CEC 210.8(A)
15
ALL 125-VOLT, 15 AND 20 AMPERE DWELLING UNIT RECEPTACLES SHALL BE LISTED TAMPER-
RESISTANT PER CEC 406.12
16
PROVIDE A MINIMUM OF 2-20 AMP CIRCUITS TO KITCHEN COUNTERTOPS FOR SMALL
APPLIANCES PER CEC 210.11 (C) (1)
17
PROVIDE A MINIMUM OF 1-20 AMP LAUNDRY BRANCH CIRCUIT PER CEC 210.11 (C) (2)
18
A DEDICATED 120V, 20 AMP CIRCUIT SHALL SERVE THE REQUIRED BATHROOM OUTLETS. THIS
CIRCUIT CANNOT SUPPLY ANY OTHER RECEPTACLES, LIGHTS, FANS, ETC. CEC 210.11 (C) (3)
19
ALL BRANCH CIRCUITS SUPPLYING 12O-VOLT SINGLE-PHASE 15 & 20-AMPERE RECEPTACLE
OUTLETS INSTALLED IN KITCHENS, FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLORS,
LIBRARIES, DENS, BEDROOMS, SUNROOMS, REC ROOMS, CLOSETS, HALLWAYS, LAUNDRY
AREAS, OR SIMILAR SHALL BE PROTECTED BY A LISTED ARC-FAULT CIRCUIT
INTERRUPTER(S) PER CEC 210.12(A).
20
STRUCTURED WIRING PANELS LOCATED IN CLOTHES CLOSET SHALL NOT CONTAIN
OVERCURRENT DEVICES PER CEC 240.24
21
A 120V ELECTRIC RECEPTACLE SHALL BE LOCATED WITHIN 3FT FROM THE WATER HEATER
AND BE ACCESSIBLE TO THE WATER HEATER WITHOUT OBSTRUCTIONS. (CENC 150 (n)1A)
22
23
RECEPTACLES THAT ARE REQUIRED AT THE FRONT AND REAR OF THE HOME, AND ON
BALCONIES, DECKS & PORCHES, MUST BE WITHIN 6 FEET 6 INCHES OF GRADE (AND
WATERPROOF AND GFCI PROTECTED). CEC 210.52 (E) & 210.8(A)
EXTERIOR LIGHT FIXTURES & WEATHERPROOF OUTLETS SHALL BE INSTALLED PER CEC
410.10(A) & 406.9, & CENC 150.0 (k) 3
EXTERIOR LIGHTING SHALL BE CONTROLLED BY MANUAL ON & OFF SWITCH THAT DOES NOT
OVERRIDE TO ON THE AUTOMATIC ACTIONS OF ITEMS ii OR iii BELOW. SHALL ALSO BE
CONTROLLED BY ONE OF THE FOLLOWING:
II. PHOTOCELL AND MOTION SENSOR OR
III. ONE OF THE FOLLOWING:
a. PHOTOCONTROL & AUTOMATIC TIMER
b. ASTRONOMICAL TIME CLOCK
c.RGY MANAGEMENT CONTROL SYSTEM (EMCS) AS NOTED CENC 150.0 (k) 3A
INTERNALLY ILLUMINATED ADDRESS SIGNS SHALL::
a. COMPLY WITH CENC 140.8; or
b. SHALL CONSUME NO MORE THAN 5 WATTS OF POWER AS DETERMINED ACCORDING
TO CENC 130.0 ( c)
24 SMOKE ALARMS SHALL BE INTERCONNECTED W/ BATTERY BACKUP OR EMERGENCY
ELECTRICAL SYSTEM CRC R314.4
25
SMOKE ALARMS SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS: CRC R314.3 & R314.3.3
a. IN EACH SLEEPING ROOM
b.OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS
c.ON EACH ADDITIONAL STORY
LOCATION REQUIREMENTS:
d.MIN. 3 FT. FROM BATHROOMS WITH TUBS OR SHOWERS.
e. MIN. 20 FT. FROM PERMANENTLY INSTALLED COOKING e) APPLIANCES. OR SEE
EXCEPTIONS NFPA 29.8.3.4 WHEN UNABLE TO ACHIEVE DISTANCE REQUIRED.
f.MIN. 3 FT. FROM TIP OF SUSPENDED CEILING FAN BLADE.
g.WITHIN 12 IN. VERTICALLY FROM HIGHEST POINT OF SLOPED OR COFFERED CEILINGS.
h.3 FT. HORIZONTAL PATH FROM THE SUPPLY REGISTERS OF A FORCED AIR HEATING OR
COOLING SYSTEM AND SHALL BE INSTALLED OUTSIDE OF THE DIRECT AIRFLOW FROM THOSE
REGISTERS.
26
CARBON MONOXIDE DETECTORS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: CRC
R315.3
a.OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE
BEDROOMS
b.ON EVERY OCCUPIABLE LEVEL, INCLUDING BASEMENTS c IN BEDROOMS CONTAINING A
FUEL-BURNING APPLIANCE (I.E. FIREPLACE)
** COMBINATION SMOKE AND CARBON MONOXIDE ALARMS SHALL BE PERMITTED IN LIEU
OF SMOKE ALARMS OR CO2 ALARMS CRC R314.5, R314.7.4, & R315.4
31
COMBINATION SMOKE AND CARBON MONOXIDE DETECTORS SHALL BE INTERCONNECTED
AND RECEIVE THEIR PRIMARY POWER FROM THE BUILDING WIRING, OR FROM A BATTERY
BACKUP WHEN PRIMARY POWER IS INTERRUPTED (CRC R314 AND R315)
32
TWO OR MORE SMALL APPLIANCE BRANCH CIRCUITS ARE REQUIRED FOR THE KITCHEN AND
ARE LIMITED TO SUPPLYING WALL AND COUNTER SPACE OUTLETS FOR THE KITCHEN,
PANTRY, BREAKFAST ROOM, DINING ROOM, OR SIMILAR AREAS. THESE CIRCUITS CANNOT
SERVE OUTSIDE PLUGS, RANGE HOOD, DISPOSALS, DISHWASHERS OR MICROWAVES - ONLY
THE REQUIRED COUNTERTOP/WALL OUTLETS INCLUDING THE REFRIGERATOR (CEC 210-11(C) &
210-52(B))
FAN/LIGHTS LOCATED WITHIN 3FT HORIZONTALLY AND 8FT VERTICALLY OF THE BATHTUB RIM
OR SHOWER STALL THRESHOLD SHALL BE LISTED FOR A DAMP OR WET LOCATION ARE
SUBJECT TO SHOWER SPRAY. (PER CEC 410.10 (D) )
COMBINATION SMOKE AND CARBON MONOXIDE ALARMS SHALL BE PERMITTED IN LIEU OF
SMOKE ALARMS OR CO2 ALARMS (CRC R314.5, R314.7.4, & R315.4)
27
ATLEAST ONE 120-VOLT, 20-AMPERE BRANCH CIRCUIT SHALL BE INSTALLED TO SUPPLY
RECEPTACLE OUTLETS IN ATTACHED GARAGES AND IN DETACHED GARAGES WITH ELECTRIC
POWER. THIS CIRCUIT SHALL HAVE NO OTHER OUTLETS. EXCEPTION: CIRCUIT SHALL BE
PERMITTED TO SUPPLY READILY ACCESSIBLE OUTDOOR RECEPTACLE OUTLETS (CEC 210.11)
MECHANICAL NOTES
CODE REFERENCES BASED ON
2022 CALIFORNIA MECHANICAL CODE
1.
2.
3.
4.
5.
6.
7.
8.
a.
b.
9.
10.
11.
12.
13.
14.
15.
16.
17.
ROOMS CONTAINING TUBS, SHOWERS OR SIMILAR BATHING
FIXTURES SHALL BE MECHANICALLY VENTILATED IN
ACCORDANCE WITH CMC APPDX E 605.2 & CRC R303.3.1
INCLUDING ACCESSIBLE HUMIDISTAT CONTROL (CGBC 4.506.1)
ALL EXHAUST DUCTS SHALL HAVE SMOOTH INTERIOR SURFACE
AND TERMINATE OUTSIDE THE BUILDING AND SHALL BE
EQUIPPED WITH A BACKDRAFT DAMPER. (CMC 504.1)
TERMINATION OF ALL ENVIRONMENTAL AIR DUCTS (i.e.,
CLOTHES DRYER VENTS, BATH AND UTILITY FANS, ETC.) SHALL
BE A MINIMUM OF 3 FEET FROM PROPERTY LINES OR ANY
OPENINGS INTO THE BUILDING. PER CMC 502.2.1
DRYER VENT OUTLET SHALL BE MIN. 5 FT. FROM AIR
CONDITIONING CONDENSER (CENC 150 (h) 3.A)
PROVIDE MIN. 4" DIA. SMOOTH METAL DRYER VENT W/
BACKDRAFT DAMPER TO EXTERIOR. VENT RUN SHALL
COMPLY WITH MNFR.'S SPECS. AND CMC 504.4.2 & 908.
LENGTH OF RUN MAY EXCEED 14'-0" IF PERMITTED BY DRYER
MNFR.'S INSTALLATION INSTRUCTIONS AND APPROVED BY THE
AUTHORITY HAVING JURISDICTION.
WHERE A CLOSET IS DESIGNED FOR THE INSTALLATION OF A
CLOTHES DRYER, AN OPENING OF NOT LESS THAN 100
SQUARE INCHES FOR MAKEUP AIR SHALL BE PROVIDED IN THE
DOOR OR BY OTHER APPROVED MEANS PER CMC 504.4.1
WHOLE BUILDING VENTILATION SHALL BE PROVIDED AND
CONFIRMED THRU FIELD VERIFICATION & DIAGNOSTIC TESTING,
PER CENC 150 (o)
CALCULATION: 1 CFM PER 100 SF. FLOOR AREA PLUS
NUMBER OF BEDROOMS PLUS ONE, MULTIPLIED BY 7.5 CFM.
EXAMPLE: 1500 SF HOME W/ 3 BEDRMS = 15 CFM BLDG +
30 CFM PER OCCUPANT = 45 CFM REQUIRED.
HOUSEHOLD COOKING APPLIANCES SHALL HAVE A VERTICAL
CLEARANCE ABOVE THE COOKING TOP OF NOT LESS THAN
30INCHES TO COMBUSTIBLE MATERIAL OR METAL CABINETS
(CMC 920.3.2)
CLOTHES DRYER EXHAUST DUCT SHALL NOT BE CONNECTED
TO A VENT CONNECTOR, GAS VENT OR CHIMNEY AND SHALL
NOT TERMINATE INTO A CRAWL SPACE, ATTIC OR OTHER
CONCEALED SPACE.
EXHAUST DUCTS SHALL NOT BE ASSEMBLED WITH SCREWS OR
OTHER FASTENING MEANS THAT EXTEND INTO THE DUCT AND
THAT ARE CAPABLE OF CATHING LINT, AND THAT REDUCE THE
EFFICIENCY OF THE EXHAUST SYSTEM.
SCREENS SHALL NOT BE INSTALLED AT THE DUCT
TERMINATION.
WHERE JOINING OF DUCTS, THE MALE END SHALL BE INSERTED
IN THE DIRECTION OF AIRFLOW (CMC 504.4)
DOMESTIC CLOTHES DRYER MOISTURE EXHAUST DUCTS SHALL
NOT EXCEED A TOTAL COMBINED HORIZONTAL AND VERTICAL
LENGTH OF 14FT, INCLUDING TWO 90-DEGREE ELBOWS. A
LENGTH OF 2FT SHALL BE DEDUCTED FOR EACH 90-DEGREE
ELBOW IN EXCESS OF TWO (CMC 504.4.2.1)
CLOTHES WASHER STANDPIPES SHALL BE 2INCH IN DIAMETER.
NO TRAP FOR A CLOTHES WASHER STANDPIPE RECEPTOR
SHALL BE INSTALLED BELOW THE FLOOR, BUT SHALL BE
ROUGHED IN NOT LESS THAN 6INCHES AND NOT MORE THAN
18INCHES ABOVE THE FLOOR. (CPC 804.1)
NO STANDPIPE RECEPTOR FOR A CLOTHES WASHER SHALL
EXTEND MORE THAN 30INCHES AND NOT LESS THAN 18INCHES
ABOVE ITS TRAP. (CPC 804.1)
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
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PROPOSED
ELECTRICAL
PLAN
08/15/24
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SCALE: 1/4" = 1'-0"1 PROPOSED ELECTRICAL PLAN N
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1333 S Lowell St &
#21/29/2025
1333 S Lowell St &
#21/29/2025
STRUCTURAL CALCULATIONS
FOR:
1333 S. Lowell St. Santa Ana, unit #2
GARAGE CONVERSION and addition
Engineer:
Ehab Elias
24881 Alicia Pkwy, Ste E-222
Laguna Hills CA, 92653
1333 S Lowell St &
#21/29/2025
TABLE OF CONTENTS
I. DESIGN CRITERIA 3
II. LOADS 4
III. SEISMIC DESIGN 4
IV. GRAVITY DESIGN 7
V. FOUNDATION 5
VI. LATERAL ANALYSIS 6
1333 S Lowell St &
#21/29/2025
CODE: 2022 CALIFORNIA BUILDING CODE WITH LOCAL ADDENDA
Timber Douglas Fir Larch
Rafters & Joints: #2 Grade
Beams & Headers: As noted on plans
Concrete F c’ = 2,500 PSI @ 28 days
Reinforcing Steel ASTM A-615
#4 & Smaller, Grade
#5 & Larger, Grade
Soil Value 1,500 PSF per Soils IBC
Typical Weights:
Item PSF
R-38 INS 1.5
½ Gyp Board 2.2
Roofing (Shingles) 3.0
2x4 @ 16” O.C 1.1
2x6 @ 16” O.C 1.7
2x6 @ 24” O.C 2.3
2x8 @ 24” O.C 1.5
½ Plywood 1.5
Stucco (7/8) 10.0
R-13 0.5
R-19 0.8
2x10 @ 16” O.C. 3.0
2x10 @ 24” O.C. 2.0
2x12 @ 16” O.C. 3.3
2x12 @ 24” O.C. 2.4
14” TJI Joist 4.2
TPO Roofing 0.5
¾ Plywood 3.0
Rigid Fiberglass (1” thick) 1.5
5/8 Gyp Board 2.8
5/8 Gyp Type X 3.0
2x4 Interior Walls 10.0
1333 S Lowell St &
#21/29/2025
3/8” Plywood 1.1
5/8” Plywood 1.8
¾” Plywood 2.2
Glasss Wool 0.2
Ceramic Tile, ¾” 10.0
Wood Paneling 2.5
Clay Roof Tile 6.5
Hardie Board 2.3
1333 S Lowell St &
#21/29/2025
LOADS
Wall Loads (Exterior)
2x4 @ 16 1.1
½ CDX Plywood 1.5
½ Gyp Board 2.5
R-13 0.5
Siding 10.0
TOTAL 15.6+MISC = 17 DEAD LOAD
Roof Loads
Asphalt Shingles 3
Framing 2x6 @ 16 O.C. 1.7
Roofing Paper 0.3
½ Plywood 1.5
TOTAL 6.5 = 7 PSF Dead Load
20 PSF Live Load
Ceiling Loads
R-38 1.5
Framing 2x6 @ 16 O.C. 1.7
DryWall 2.2
TOTAL 5.4 = 6 PSF Dead Load
10 PSF Live Load
1333 S Lowell St &
#21/29/2025
SEISMIC DESIGN
1333 S Lowell St &
#21/29/2025
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1333 S Lowell St &
#21/29/2025
DRAG LINE LEGENDS:
NTS.
1333 S Lowell St &
#21/29/2025
sheet no.:A2
Project:1333 S. Lowell
ROOF: roof DL= 10 psf
partitions=5 psf
W roof=15 psf
2ND FLOOR:floor DL=0 psf
partitions=0 psf
w floor=0 psf
W Total=15 psf
Latitude;33.745473
longitude:-117.8677
Ss 1.29
S1 0.46
Site Class:D
Risk Category:II ASCE 7 Table 1.5-1
Ie=1 ASCE 7 Table 1.5-2
Fa=1.2
SMS 1.548
SDS 1.032
D ASCE 7 Table 11.6-1
rho=1.3
Plywood Shear Walls
6.5 ASCE 7 Table 12.2-1
Base Shear Coefficient SDS*I/R=Cs=0.159 (Strength)
0.7SDS*I/R Cs=0.144 (Service)
V=CsW=V=3.65 psf
Seismic Calcs
15 lb/sf Lb
896 sf
9,180 lb
120 ft
4.5 ft
17 lb/sf
22,620 lb
3.65 lb/sf
Wind Load Calcs
9.6 lb/sf
L=40 6,912 lb
W=20 3,456 lb
LATERAL ANALYSIS (ASCE 7-16)
STORY WEIGHTS:
SEISMIC:
Maximum Short Period Response:
maximum 1 sec. Period Response:
Importance Factor:
Site Coefficient:
EQUIVALENT LATERAL FORCE PROCEDURE (ASCE 7 Section 12.8):
Site Spectural Accel Value
Design Response:
Seismic Design Category:
Redundancy Factor
Seismic Force Resisting System
Response Modification Factor
Wroof = Bld. Area x Roof SF weight=
Bld. Area=
13,440
Wwall = Bld. Circumference x (ceiling heigh/2)x wall wight per LF
Bld. Circumference =
Wind Load= Wind Pressure x Wall Height x L x 2=
Wind Load= Wind Pressure x Wall Height x W x 2=
Celing Heigh / 2 =
Wall Wight =
Wtotal= Wroof + Wwall =
V = Cs x Wtotal/Bld Area =
Wind Pressure (16 lb/sf) x 0.6
1333 S Lowell St &
#21/29/2025
sheet no.:A3
Project:1333 S Lowell
3.65 psf
Mbal= ((0.6-0.14SDS)xDL) X L^2/2
Seismic
Wall NO.
Lw Total
(ft)
HW
(FT)
Trib. Area
(sf)
V
(pounds)
Add'l
Shear V/L (plf)
**Wall
Type Smallest DL (plf)
OTM
(ft-lbs)
Mbal (ft-
lbs)
Uplift
(lbs)
Simpson
Holdown
1 12 9 448 1634 136 2 4 100 4902 364 1134 HDU2
2 12 9 448 1634 136 2 4 100 4902 364 1134 HDU2
WIND:
Wall NO.
Lw Total
(ft)
HW
(FT)
Trib. Area
(sf)V/L (PLF)
**Wall
Type Smallest
OTM
(ft-lbs)
RM (ft-
lbs)
Uplift
(lbs)
Simpson
Holdown
1 12 9 448 288 2 4 10368 1368 2387 HDU4
2 12 9 448 288 2 4 10368 1368 2387 HDU4
OTM= OTM= (V/L (plf x Lw) x Hw
RM= RM= (Wall DL(psf) x Lw x Hw) x (Lw/2)
T&C= T&C= (OTM - (0.6*RM))/Lw
Seismic
Wall NO.Lw Total HW Trib. Area V Add'l V/L (plf)**Wall Smallest DL (plf)OTM Mbal (ft-Uplift Simpson
A 8 9 448 1634 204 1 2 100 3677 91 1793 HDU2
B 8 9 448 1634 204 1 2 100 3677 91 1793 HDU2
WIND:
Wall NO.Lw Total HW Trib. Area V/L (PLF)**Wall Smallest OTM RM (ft-Uplift Simpson
A 8 9 448 216 1 2 3888 342 1841 HDU4
B 8 9 448 216 1 2 3888 342 1841 HDU4
Wall type Nailing Capaciy (plf) Simpson Hold Down Capacity (lbs)
1 8d at 6" o.c. 260 HDU2 2306
2 8d at 4" o.c. 380 Wall A,B, 1&2 HDU4 3424
3 8d at 3" o.c. 490 HDU5 4234
*Capacities have been reduce by 25%
The tributary area of the building includes the proposed porch.
The existing residence is assumed to withstand it's own lateral forces.
DESIGN LATERAL FORCES ON SHEAR WALLS
Roof Diaphragm Shear= Cs X 1.0=
1333 S Lowell St &
#21/29/2025
GRAVITY DESIGN
1333 S Lowell St &
#21/29/2025
Design Results Actual @ Location Allowed Result LDF Load: Combination (Pattern)
Member Reaction (lbs)2339 @ 2"8181 (3.50")Passed (29%)--1.0 D + 1.0 L (All Spans)
Shear (lbs)2006 @ 1' 3"7168 Passed (28%)1.00 1.0 D + 1.0 L (All Spans)
Moment (Ft-lbs)9895 @ 8' 9 1/2"13638 Passed (73%)1.00 1.0 D + 1.0 L (All Spans)
Live Load Defl. (in)0.268 @ 8' 9 1/2"0.575 Passed (L/773)--1.0 D + 1.0 L (All Spans)
Total Load Defl. (in)0.475 @ 8' 9 1/2"0.863 Passed (L/436)--1.0 D + 1.0 L (All Spans)
Member Length : 17' 7"
System : Floor
Member Type : Drop Beam
Building Use : Residential
Building Code : IBC 2018
Design Methodology : ASD
All Product Solutions
Depth Series Plies Cost Index
16"1 3/4" 1.55E TimberStrand® LSL 1 43.40 *
11 1/2"6 x DF No.1 1 101.20
All locations are measured from the outside face of left support (or left cantilever end). All dimensions are horizontal.
SOLUTIONS REPORT PASSED
The purpose of this report is for product comparison only. Load and support information necessary for professional design review is not displayed here. Please print an individual Member Report for submittal
purposes.
Level, Floor: Drop Beam
Current Solution: 1 piece(s) 6 x 12 DF No.1
ForteWEB Software Operator Job Notes 5/13/2024 2:22:47 PM UTC
Ehab Elias
Structural Ventures
(760) 484-6343
eliasehab@gmail.com
ForteWEB v3.7, Engine: V8.4.0.40, Data: V8.1.5.0
File Name: Lowell
Page 1 / 1
1333 S Lowell St &
#21/29/2025
Design Results Actual @ Location Allowed Result LDF Load: Combination (Pattern)
Member Reaction (lbs)2036 @ 2"8181 (3.50")Passed (25%)--1.0 D + 1.0 L (All Spans)
Shear (lbs)1469 @ 11"4675 Passed (31%)1.00 1.0 D + 1.0 L (All Spans)
Moment (Ft-lbs)3020 @ 3' 3 1/2"5156 Passed (59%)1.00 1.0 D + 1.0 L (All Spans)
Live Load Defl. (in)0.039 @ 3' 3 1/2"0.208 Passed (L/999+)--1.0 D + 1.0 L (All Spans)
Total Load Defl. (in)0.069 @ 3' 3 1/2"0.313 Passed (L/999+)--1.0 D + 1.0 L (All Spans)
Member Length : 6' 7"
System : Floor
Member Type : Drop Beam
Building Use : Residential
Building Code : IBC 2018
Design Methodology : ASD
All Product Solutions
Depth Series Plies Cost Index
7 1/4"1 3/4" 1.55E TimberStrand® LSL 1 19.67 *
7 1/2"6 x DF No.1 1 66.00
All locations are measured from the outside face of left support (or left cantilever end). All dimensions are horizontal.
SOLUTIONS REPORT PASSED
The purpose of this report is for product comparison only. Load and support information necessary for professional design review is not displayed here. Please print an individual Member Report for submittal
purposes.
Level, Patio sidebeam
Current Solution: 1 piece(s) 6 x 8 DF No.1
ForteWEB Software Operator Job Notes 5/14/2024 2:44:23 PM UTC
Ehab Elias
Structural Ventures
(760) 484-6343
eliasehab@gmail.com
ForteWEB v3.7, Engine: V8.4.0.40, Data: V8.1.5.0
File Name: Lowell
Page 1 / 1
1333 S Lowell St &
#21/29/2025
Design Results Actual @ Location Allowed Result LDF Load: Combination (Pattern)
Member Reaction (lbs)310 @ 2 1/2"2231 (3.50")Passed (14%)--1.0 D + 1.0 L (All Spans)
Shear (lbs)274 @ 1' 3/4"1665 Passed (16%)1.00 1.0 D + 1.0 L (All Spans)
Moment (Ft-lbs)1375 @ 9' 3 1/2"1961 Passed (70%)1.00 1.0 D + 1.0 L (All Spans)
Live Load Defl. (in)0.291 @ 9' 3 1/2"0.908 Passed (L/748)--1.0 D + 1.0 L (All Spans)
Total Load Defl. (in)0.486 @ 9' 3 1/2"1.211 Passed (L/449)--1.0 D + 1.0 L (All Spans)
Member Length : 18' 7"
System : Ceiling
Member Type : Attic Joist
Building Use : Residential
Building Code : IBC 2018
Design Methodology : ASD
Member Pitch : 0/12
All Product Solutions
Depth Series Plies Spacing Cost Index
7 1/4"1 3/4" 1.55E TimberStrand® LSL 1 19.2"1.02 *
9 1/4"2 x DF No.1 1 16"1.47
All locations are measured from the outside face of left support (or left cantilever end). All dimensions are horizontal.
SOLUTIONS REPORT PASSED
The purpose of this report is for product comparison only. Load and support information necessary for professional design review is not displayed here. Please print an individual Member Report for submittal
purposes.
Level, Ceiling: Attic Joist
Current Solution: 1 piece(s) 2 x 10 DF No.1 @ 16" OC
ForteWEB Software Operator Job Notes 5/14/2024 2:41:54 PM UTC
Ehab Elias
Structural Ventures
(760) 484-6343
eliasehab@gmail.com
ForteWEB v3.7, Engine: V8.4.0.40, Data: V8.1.5.0
File Name: Lowell
Page 1 / 1
1333 S Lowell St &
#21/29/2025
O R A N G E C O U N T Y F I R E A U T H O R I T Y
Plan Submittal Criteria Form
Required for Single Family or Duplex Residences
(Use Commercial form for lots with 3+ dwelling units or new residential tracts)
Complete the Project Information and Questionnaire below, then sign and date the Applicant Certification.
Project Information
New Single Family Residence/Duplex Addition/Remodel ADU Other
Address:
Unit #: City or Unincorporated County Area: ZIP:
Scope of Work:
Existing
Area:
Area to
be Added:
Total Resulting
Area:
Stories: Area Added in Past 2 Years
(excluding this project):
Yes No Questionnaire OCFA Plan Type if “Yes”
1. New – Is this a new single family residence or duplex? *(PR160) Residential Site
with Water Availability
(PR400-402) Fire Sprinkler
2. ADU – Is this a new Accessory Dwelling Unit (ADU) on the same property as a house that already has
fire sprinklers or a house that will have fire sprinklers added as part of this project?
(PR400-402) Fire Sprinkler
3. Addition – Is this (A) an addition to a currently sprinklered building, or (B) an addition requiring a fire
sprinkler retrofit based on a threshold set by local ordinance?
(PR400-402) Fire Sprinkler
4. Distance – Is the most remote portion of the addition, ADU or other detached structure greater than
140-feet from the fire access roadway?
*(PR160) Residential Site
5. Total Area – Will the addition result in a total area of greater than 3,600 square feet (sf) for non-
sprinklered buildings, or greater than 6,200 sf for sprinklered buildings, including the area of all
enclosed spaces, such as garages, stairs, and detached structures separated by less than 10-feet?
*(PR160) Residential Site
with Water Availability
6. Remodel – Is this a remodel of a sprinklered building with a scope of work that includes adding or
removing any interior walls? Note: If “Yes”, then project must be evaluated by a C-16 licensed
contractor to determine if a fire sprinkler modification is needed.
(PR400-402) Fire Sprinkler
7. Detached Structure – Is this a new detached utility or accessory structure (not an ADU), such as a
garage, workshop, game room, pool house, barn, etc., requiring fire sprinklers based on a threshold
set by local ordinance?
*(PR160) Residential Site
(PR400-402) Fire Sprinkler
8. Gate – Is a gate being installed across a driveway or road that is designated as a fire department
access roadway, or a driveway or road that serves more than a single home/duplex?
(PR180) Gate
9. Methane – Is project located in or less than 100’ from a “Division of Oil, Gas, and Geothermal
Resources” (DOGGR) field boundary or well (active or abandoned), less than 300-feet from an oil/gas
seep, or less than 1000-feet from a landfill? (Note: For projects in Yorba Linda, this requirement only
applies to new homes, enclosed accessory structures, addition to existing structure greater than 1000
sf, and ADU’s).
*(PR160) Residential Site
*(PR172-174) Methane
Test/Mitigation Plans
10. Vegetation – Is the property/structure (A) on the perimeter of a community containing, or adjacent to
slopes or hills, or (B) adjacent to an open space or wildland area containing non-irrigated vegetation,
or (C) in a State Responsibility Area or Local Responsibility Area “Fire Hazard Severity Zone”, as
defined by the State, or (D) near an area that could be affected by a wildfire in the open space.
*(PR125) Fuel Modification
(PR182) Accessory
Structure
*OCFA approval required before issuance of a grading/building permit. All other plans types may be deferred submittals.
Applicant Certification
I certify, under penalty of perjury, under the laws of the State of California, that the information above is true:
Print Name:_______________________________________ Signature:___________________________________________ Date:______________
Phone Number:_____________________________________________ Email:_____________________________________________________________
Attention Building Department Staff – After you’ve verified all questions were answered accurately as “No”, then you may accept this signed form as a
written release that an OCFA review is not required. If any questions were answered as “Yes”, then the plan type on the right side may be required.
______If all answers are “No” and the Building Department still requires the applicant to have their plans reviewed by OCFA, or if any answers are “Yes”
and the Building Department prefers for OCFA to determine if a review is required, please initial this line and provide an explanation on the Plan Referral
Form (on the reverse), to be submitted along with the appropriate plans to OCFA for a determination.
For questions and submittal information, please visit ocfa.org, or call OCFA at (714) 573-6100
SFR
1333 S Lowell St &
#21/29/2025
SANTA ANA CITY COUNCIL
Mayor
vamezcua@santa-ana.org
Mayor Pro Tem, Ward 1
tphan@santa-ana.org
Ward 2
bvazquez@santa-ana.org
Ward 3
jessielopez@santa-ana.org
Ward 4
pbacerra@santa-ana.org
Ward 5
jryanhernandez@santa-ana.org
MAYOR
Valerie Amezcua
MAYOR PRO TEM
Thai Viet Phan
COUNCILMEMBERS
Phil Bacerra
Johnathan Ryan Hernandez
Jessie Lopez
David Penaloza
Benjamin Vazquez
CITY OF SANTA ANA
PLANNING AND BUILDING AGENCY
20 Civic Center Plaza ● P.O. Box 1988
Santa Ana, California 92702
www.santa-ana.org
ACTING CITY MANAGER
Alvaro Nuñez
CITY ATTORNEY
Sonia R. Carvalho
CITY CLERK
Jennifer L. Hall
July 24, 2024
Also sent via email to: vero527.vl@gmail..com
Veronica Lombera C.
1333 S Lowell Street
Santa Ana, CA. 92707
Subject: Address Assignment for a new Accessory Dwelling Unit located at 1333 South
Lowell Street and (APN: 013-084-19) in Santa Ana, CA
Dear Veronica,
The City of Santa Ana Planning and Building Agency (PBA) is the responsible agency for legal
addressing within the City of Santa Ana’s jurisdiction. This letter confirms the address assignment
for a new attached Accessory Dwelling Unit located at 1333 South
Lowell Street and (APN: 013-084-19). Notice is hereby given that the following assigned
address(es) shall be posted onsite per the approved address plan, attached hereto as Exhibit A.
Address(es) to be Activated/Posted
To subdivide commercial and/or residential units into multiple units, a building permit (and all other
associated permits), plans, and inspection approvals by the PBA are required. Address(es) will
be verified during inspections by the Building Safety Division.
Please update your records accordingly. Should you have any questions, feel free to contact me
by phone at (714) 667-2709 or by email at ASevilla@santa-ana.org.
Sincerely,
Alexis Sevilla
Planning Technician
1333 S Lowell St &
#21/29/2025
Address Letter for 2021 N. Fairview Street
Page 2 of 2
Exhibit A – Address Plan
c:
Vencent Quaglia, United States Post Office
Chris Tuiolosega, United States Post Office
Cipriano Corona, Marketing Manager, United States Post Office
Alex Alvarez, Postmaster Santa Ana, United States Post Office
Federal Express, Administration
Cathy Joseph, Garden Grove Unified School District
Christine Hy, Garden Grove Unified School District
Cathy Slader, Orange Unified School District
Orin Williams, Santa Ana Unified School District
Yvette Miranda, Santa Ana Unified School District
Cristina Bernal, Tustin Unified School District
Orange County Fire Authority
Neal Kelly, Registrar of Voters
Members, Board of Supervisors
Southern California Gas Company
Southern California Edison Company
Claude Parrish, County Assessor's Office
SAG, AT&T
UPS, Administration
City Manager’s Office
Beverly Martin, Police Community Services Specialist
Boris Duran, Police Systems Manager
Jennifer Mendoza, Police Communications Manager
Chris Hubbard, Police Systems Support Analyst
Alejandra Gutierrez, Treasury & Customer Services Manager
Hector Jimenez, Revenue Supervisor
Alfonso Chavez, Utilities Customer Services Supervisor
Judson Brown, Housing & Neighborhood Development Manager
Rudy Rosas, Principal Civil Engineer
Zdenek (Zed) Kekula, Principal Civil Engineer
Jason Kwak, Building Safety Manager
Evelyn LaRocca, Permit Supervisor
Kathy Hernandez, Permit Technician
Julie Amsden, Permit Technician
Ali Pezeshkpour, Planning Manager
Jerry Guevara, Senior Planner
Yvette Portugal, Code Enforcement Principal
Sergio Verino, Code Enforcement Principal
1333 S Lowell St &
#21/29/2025
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S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
13' - 0"
4' - 0"
23
'
-
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1
"
25
'
-
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WM
4' - 0"
(E) ELECTRIC PANEL
(E) STRUCTURE
TO BE DEMOLISHED
52' - 0"
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(E) PATIO
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PUBLIC UTILITY EASEMENT
PROPERTY LINE
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S. LOWELL ST.
1333 S LOWELL ST., SANTA ANA, CA
(E) SINGLE-FAMILY DWELLING
4' - 0"22' - 0"26' - 0"
5'
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"
13' - 0"
23
'
-
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WM
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2%
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(E
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1-HR FIRE
RATED WALL
22' - 0"6' - 0"
15' - 0"
18
'
-
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"
38
'
-
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"
(E) PATIO
OVERHEAD
ELECTRICAL EASEMENT
6
A5
(N) 1333 S LOWELL ST #2
PORCH
ACU
G
WM
MAIN PANEL LOCATION
GAS METER
WATER METER
WATER LINE
SEWER LINE
SITE LEGEND
PROPERTY LINE
BUILDING LINE
(E) GRASS
CONCRETE
ROOF HATCH
GAS LINE
ELECTRICAL LINE
FIRE SEPARATION
DISTANCE LINE
EXISTING TREE
SHEET NO.:
SHEET
TITLE:
AS SHOWN
SCALE:
DATE:
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PROJECT
DATA & SITE
PLAN
05/02/24
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1333 S. LOWELL ST., SANTA ANA, CA 92707 SCOPE OF WORK:1. CONVERT (E) GARAGE TO ADU AND ADDITION OF 400SF - 2 BEDS 2 BATHS2. DEMOLISH (E) SHED
DATA:
OWNER/S : VERONICA CHAVARRIA
PARCEL NUMBER: 013-084-19
LOT SIZE: 6,344 SF
ZONE: R1
CONTACT NUMBER : 714-200-4289
EMAIL ADDRESS: vero527.vl@gmail.com
TYPE OF CONSTRUCTION ; V-B
OCCUPANCY: R-3
VHFHSZ: NO
FLOOD ZONE: X
THIS PROJECT SHALL COMPLY WITH THE:
2022 CALIFORNIA RESIDENTIAL CODE (CRC)
2022 CALIFORNIA MECHANICAL CODE (CMC)
2022 CALIFORNIA PLUMBING CODE (CPC)
2022 CALIFORNIA ELECTRICAL CODE (CEC)
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
(CGBSC)
2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS
(CEES)
2022 CALIFORNIA BUILDING CODE (CBC)
CODE REQUIREMENTS:
THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5
FEET OR MORE INDEPTH INTO WHICH A PERSON IS
REQUIRED TO DESCEND OR OBTAINPERMIT FROM
STATE OF CALIFORNIA, DIVISION OF
OCCUPATIONALSAFETY AND HEALTH (CAL/OSHA).
THIS PERMIT AND ANY OTHER SAFETYPERMIT SHALL
BE OBTAINED PRIOR TO COMMENCE OF ANY WORK.
CAL/OSHA NOTE:
1.
2.
3.
a.
b.
c.
65% OF NONHAZARDOUS CONSTRUCTION AND
DEMOLITIONDEBRIS SHALL BE SALVAGED, RECYCLED,
AND/OR RESUSED.
BUILDING MATERIALS WITH VISIBLE SIGNS OF
WATERDAMAGAE SHALL NOTE BE INSTALLED.WALL AND
FLOOR FRAMING SHALL NOT BE ENCLOSED WHENTHE
FRAMING MEMEBERS EXCEED19% MOISTURE CONTENT.
INSULATION PRODUCTS WHICH AREVISIBLY WET OR HAVE
HIGH MOISTURE CONTENT SHALL BEREPLACED OR
ALLOWED TO DRY PRIOR TO ENCLOSURE INWALLOR
FLOOR CAVITIES (CGBSC 4.505.3)
PROJECTS, WHICH DISTURB LESS THAN 1-ACRE OR SOILD
ANDARE NOT PART OF LARGER DEVELOPMENTS THAT
DISTURBMORE THAN 1-ACRE, SHALL MANAGE STORM
WATER DRAINAGEDURING CONSTRUCTION. THE
FOLLOWING MEASURES MAY BEIMPLEMENTED TO
PREVENT FLOODING OF ADJACENTPROPERTIES,
PREVENT EROSION, AND RETAIN SOIL RUNOFF ONTHE
SITE:
WHERE STORM WATER IS CONVEYED TO A PUBLIC
DRAINAGESYSTEM, COLLECTION POINT, GUTTER, OR
SIMILAR DISPOSALMETHOD, WATER SHALL BE
FILTERED BY US OF A BARRIERSYSTEM, WATTLE, OR
OTHER METHOD APPROVED BY THEENFORCING
AGENCY.
COMPLIANCE WITH A LAWFULLY ENACTED STORM
WATERMANAGEMENT ORDINANCE
RETENTION BASINS OF SUFFICIENT SIZE SHALL BE
UTILIZEDTO RETAIN STORM WATER ON THE SITE.
CALGREEN NOTES:
SHEET INDEX
NO. SHEETSHEET NAME
8 A0 LAYOUT OPTION 2
1 A1 PROJECT DATA & SITE PLAN
2 A2 EXISTING HOUSE
3 A3 PROPOSED ADU FLOOR & ROOF PLAN
4 A4 PROPOSED ELECTRICAL PLAN
5 A5 ADU ELEVATIONS & SECTION
6 A6 EROSION & SEDIMENT CONTROL PLAN
A7 EXISTING & PROPOSED CONTOUR MAP
7 A8 SINGLE FAMILY RESIDENTIAL MANDATORY
REQUIREMENTS
8 A9 FRAME BACKING FOR FUTURE GRAB BAR
INSTALLATIONS
9 AD.1 ARCHITECTURAL DETAILS
10 AD.2 ARCHITECTURAL DETAILS
11 CG.1 CAL. GREEN REQUIREMENTS
12 CG.2 CAL GREEN REQUIREMENTS
13 S-1 FOUNDATION PLAN
14 S-2 FRAMING PLAN (ADU)
15 SD1 STRUCTURAL DETAILS
15 SD2 STRUCTURAL DETAILS
15 T24 TITLE 24
1.
2.
3.
4.
5.
6.
7.
8.
PLANNING CLEARANCE REQUIRED FOR
OVERHEADSERVICE LINE.
“PV IS A DEFERRED APPROVAL AND
BUILDING CANNOTBE OCCUPIED UNTIL PV IS
APPROVED BY CITY.”
NEW ADU SHALL MATCH EXISTING RESIDENCE
ARCHITECTURALSTYLE, BUILDING MATERIALS,
WINDOW STYLE, WINDOW FRAMES,ROOFING
STYLE, ALL MATERIALS AND DESIGN.
DIG ALERT (811) IS TO BE CONTACTED AND
THAT COMPLIANCE WITH EXCAVATION
SAFETYIN ACCORDANCE WITH GOVERNMENT
CODE 4216 WILL BE FOLLOWED PRIOR TO
ANYEXCAVATION TAKING PLACE.
RECOMPACT 4’ OVEREXCAVATION PRIOR TO
TRENCHING FOR THE UTILITY
AND/ORFOUNDATION. 90% COMPACTION
REPORT IS REQUIRED AT THE TIME OF
FOUNDATIONINSPECTION. DAMP PROOFING,
BASE COURSE AND PRE-SATURATION ARE
REQUIRED.
PROVIDE 5” SLAB ON GRADE REINFORCED
WITH #4 AT 18” ON CENTERS EACH WAYOVER 4”
BASE OF ½” OR LARGER CLEAN AGGREGATE
WITH 10 MIL VAPOR RETARDER INDIRECT
CONTACT WITH CONCRETE. SLAB SHALL BE
TIED-IN TO CONTINUOUS 12” WIDEX 24” (MINIMUM
EMBEDMENT INTO FIRM SOIL) FOUNDATION.
CONTINUOUS FOUNDATION MUST BE
REINFORCED WITH 2 #5 (OR 3 #4) TOP
ANDBOTTOM.
ALL CONCRETE SHALL BE FC’=4,500 PSI
(MINIMUM) WITH TYPE V CEMENTMAXIMUM
WATER CEMENT RATIO OF 0.45. NO SPECIAL
INSPECTION REQUIRED IFCONCRETE TRUCK
MIX TICKET IS PROVIDED.
GENERAL NOTES:
JOB LOCATION
SUBJECT PROPERTY IS 0.2 MILES TO THE NEAREST BUS STOP
AREA LIVING (SF) GARAGE (SF) PORCH (SF) BEDROOM BATHROOM ON-STE PARKING
EXISTING 1291360041.5400
(N) ADU760-36010822
TOTAL2051010863.5400
LOT COVERAGE 2559 SF
LOT SIZE6344 SF
% OF LOT
COVERAGE
40.34 %
NOT TO SCALE
PROJECT
LOCATION
SCALE: 1/8" = 1'-0"1EXISTING SITE PLAN
EXISTING + ADU + GARAGE + PORCH + ON-SITE PARKING
N N
DIG ALERT (811) TO BE
CONTACTED AND THAT
COMPLIANCE WITH
EXCAVATION SAFETY IN
ACCORDANCE WITH THE
GOVERNMENT CODE 4216 WILL
BE FOLLOWED PRIOR TO ANY
EXCAVATION TAKING PLACE.
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EXHIBIT A - ADDRESS PLAN
1333 S Lowell St &
#21/29/2025