HomeMy WebLinkAbout1311 N Towner - PlanEX TREES
116'-3"
26'-8"
NORTH
Existing Site Plan
Scale: 1/8"=1'0"
UTILITY LINE - SEWER
PROPERTY LINE
(E) LANDSCAPE
(E
)
P
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(E
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16
'
-
1
"
(E)POWER
POLE
(E) 100 AMP.
ELEC. METER(E) DRIVEWAY
EXISTING GARAGE
422 SQ. FT.
EXISTING MAIN S.F.R
1,504 SQ. FT.
NOT A PART OF SCOPE
WATER METER
GAS METER
UP
PROPERTY LINE 116.22'
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PROPERTY LINE 116.22'
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PROPERTY LINE 119.81'
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PROPERTY LINE 119.81'
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26'-7" 24'-0" 7'-5" 8'-0"11'-9" 6'-10" 5'-0"
60
'
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18
'
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8
"
22
'
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8
"
18
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1
"
18
'
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3
"
5'
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0
"
119'-10"
5'-0"12'-3" 33'-0" 34'-4" 27'-3" 30'-0"
5'-0"6'-11" 30'-0"
20
'
-
4
"
6'
-
0
"
8'-0"
CENTERLINE LINE
SITE PLAN LEGEND
W WUTILITY LINE - WATER
GAS GAS GAS GASUTILITY LINE - GAS
S S
(E) BUILDING LINE
(N) BUILDING
EU EU
EO EOUTILITY LINE - ELECTRIC
OVERHEAD SERVICE
UTILITY LINE - ELECTRIC
UNDERGROUND SERVICE
DRAIN FLOWLINE
7'-0" 5'-0"
12'-0"
(E) LANDSCAPE
(E) LANDSCAPE
7'
-
6
"
6'
-
0
"
6'
-
2
"
21
'
-
6
"
10
'
-
3
"
12
'
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2
"
8'
-
1
1
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10
'
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"
11'-11"
(E
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AP
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NOT A PART
OF SCOPE
(E) CONC. WALKWAY SLAB
(E) CONC. SLAB
(E) CONC. SLAB
(E) CONC. WALKWAY SLAB
60
'
-
0
"
EXISTING
BUILDING
216 SQ. FT.
(E)
CONC.
WALKWAY
SLAB
UP
162 S.F. ADDITION
UNDER SEPARATE
PERMIT (101119806)
NEW TANK-LESS
WATER HEATER
LOCATION
GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS
(E) 1" GAS LINE
GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS
(N) GAS LINE FOR WATER HEATER
REVISION(S)
2
3
Scale:
Date:
Project #:
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24-107
MAY 2024
13
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1 10/14/2024
11/05/2024
1/8"=1'0"
(EX)
SITE PLAN
1.0
NOTE:
*SITE MEASUREMENTS OF THE PROPERTY LINE BOUNDARIES ARE AN
ASSUMPTION AND ARE PRESENTED AS IS, WITH NO GUARANTEE OF ACCURACY OR
COMPLETENESS. INFORMATION USED HERE IS CREATED FROM PUBLIC RECORDS
AND EXISTING MAP SOURCES, NOT DIRECTLY FROM FIELD SURVEYS. THE PRECISE
LOCATION OF PROPERTY BOUNDARIES MUST BE DETERMINED BY A LAND
SURVEYOR REGISTERED TO PRACTICE IN THE STATE OF CALIFORNIA. PRIOR TO
ANY COMMENCEMENT OF WORK IT IS THE OWNER(S)/CONTRACTOR
RESPONSIBILITY TO VERIFY ALL PROPERTY BOUNDARIES THROUGH THE SERVICES
OF A REGISTERED LAND SURVEYOR.
AREA OF WORK
2
22
BLDG# 101120795
APPROVALS
BLDG- CSG Consultants
PLNG- CSantana
1311 N Towner
12/12/2024
(E) Bathroom
62 S.F.
(E
)
C
l
o
s
e
t
(E) Landing
(E) Landing
(E) Living Room
292 S.F.
(E) Entrance
41 S.F.
(E) Dining Room
159 S.F.
(E) Kitchen
147 S.F.
(E) Bedroom #1
161 S.F.
(E) M. Bedroom
200 S.F.
(E) Closet
(E) Linen
(E) Linen
(E) Laundry
47 S.F.
(E) Hallway
53 S.F.
(E) Linen
(E) WIC
46 S.F.
(E) M. Bathroom
116 S.F.
ROOF LEGEND
(E) ASPHALT SHINGLES
3'-4"
Existing Main House Floor Plan
Scale: 1/4"=1'0"
NO
R
T
H
NO
R
T
H
Existing Roof Plan
Scale: 1/4"=1'0"
2'-1"4'-4"
17
'
-
1
0
"
7'
-
5
"
11
'
-
3
"
REF.
19
'
-
2
"
15'-3"
6'
-
8
"
6'-2"
11'-9"
13
'
-
6
"
8'-6"
17
'
-
3
"
8'-6"
5'
-
6
"
11'-9"
13
'
-
8
"
8'-1"2'
-
7
"
3'-3"2'-5"
4'
-
6
"
12
'
-
3
"
7'-1"
14'-4"
13
'
-
1
1
"
W
H
43'-9"
16'-1"6'-2"12'-5"9'-1"
7'-10"8'-3"1'-11"2'-3"4'-6"3'-7"4'-9"
34
'
-
4
"
2'
-
1
1
"
6'
-
2
"
4'
-
1
1
"
8'
-
6
"
7'
-
4
"
3'
-
3
"
3'
-
5
"
4'
-
0
"
8'-11"
6'-4"4'-1"4'-10"
34
'
-
4
"
19
'
-
1
0
"
14
'
-
6
"
4'
-
0
"
12
'
-
0
"
3'
-
3
"
(E
)
F
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3'
-
1
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"
4'-4"
15'-3"
13
'
-
6
"
8'-1"2'
-
7
"
3'-3"
7'
-
7
"
15'-4"
6'
7'
-
7
"
7'-1"
8'
-
9
"
SD CM SD
SD
6'-0"
(E
)
5
:
1
2
(E
)
5
:
1
2
(E
)
5
:
1
2
(E
)
5
:
1
2
(E) 5:12
(E) 5:12
(E) 5:12
(E) 5:12
(E) 5:12
PR
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'
0'-2"
5'-10"
5'-0"
(E) ASPHALT
SHINGLES
(E) ASPHALT SHINGLES
3'-7"
UP
UPUP
UP
UP
UP
UP
7'
-
1
1
"
2'
-
1
1
"
11'-9"
REVISION(S)
2
3
Scale:
Date:
Project #:
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24-107
MAY 2024
13
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11/05/2024
1.1
1/4"=1'0"
WALL LEGEND
EX.2X4 STUDS @ 16" O.C.
DEMOLISHED WALLS
NOTE: QUALITY INSULATION INSTALLATION REQUIRED
(E) /DEMO FLOOR
PLAN &
(E) ROOF PLAN
1311 N Towner
12/12/2024
ROOF LEGEND
Proposed House Remodel Floor Plan
Scale: 1/4"=1'0"
5'-11"
12'-2"
3'
-
4
"
(E) Living Room
292 S.F.
(E) Entrance
41 S.F.
(E) Romdeled
Dining Room
194 S.F.
(E)
Remodeled
Kitchen
147 S.F.
(E) Bedroom #1
161 S.F.
(E) M. Bedroom
200 S.F.
(E
)
C
l
o
s
e
t
(E) Linen
(E)
Remodeled
Laundry
33 S.F.
(Ex) W.I.C.
46 S.F.(Ex) M.BATH
116 S.F.
(E)
Bath.
62 S.F.
(E) Hallway
53 S.F.
(E) Linen
(N
)
C
l
o
s
e
t
12
.
5
S
.
F
.
9'-1"
4'-6"
2'
-
1
1
"
7'
-
4
"
5'-10"
4'-4"
(E) Landing
6'
-
8
"
SD
SD
(E) F.P.
PR
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1
'
10'-1"
16'-0"6'-9"
43'-9"
8'
-
3
"
11
'
-
1
"
3'
-
1
0
"
3'
-
1
"
14
'
-
4
"
6'
-
1
1
"
3'
-
1
"
4'
-
0
"
7'
-
1
"
5'
-
1
0
"
42
'
-
4
"
43'-9"
16'-1"6'-2"12'-5"
7'-10"8'-3"1'-11"2'-3"2'-1"3'-7"4'-4"4'-9"
42
'
-
4
"
17
'
-
1
0
"
6'
-
2
"
7'
-
5
"
13
'
-
5
"
3'
-
3
"
3'
-
5
"
4'
-
0
"
6'-4"4'-0"4'-11"
8'-11"
7'
-
7
"
13
'
-
1
1
"
(E) Landing
15'-4"
6'
7'
-
7
"
11'-9"
13
'
-
8
"
19
'
-
2
"
6'-2"
15'-3"
3'
-
3
"
3'-4"
7'-1"
8'
-
9
"
8'
-
0
"
SD CM 5'
-
6
"
6'-1"
14'-4"
7'-1"
UP
UP
2'
REF.
(N)
ISLAND
4'
6'
3'
4'
-
6
"
4'
-
6
"
16
'
-
6
"
11'-5"
17
'
-
3
"
5"3'
NEW TANK-LESS
WATER HEATER LOCATION
REVISION(S)
2
3
Scale:
Date:
Project #:
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MAY 2024
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A
,
C
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9
2
7
0
6
1 10/14/2024
11/05/2024
PROPOSED
FLOOR PLAN
2.0
1/4"=1'0"
FLOOR NOTES
NO.REMARKS
SMOKE DETECTOR SHALL BE HOUSE INTERCONNECTED HARD-WIRED WITH WITH
BATTERY BACKUP AND SHALL BE INSTALLED IN ACCORDANCE WITH NFPA 72.
SINGLE- OR MULTIPLE-STATION SMOKE ALARMS SHALL BE INSTALLED AND
MAINTAINED IN GROUPS R-2, R-2.1, R-2.2, R-3, R-3.1 AND R-4 REGARDLESS OF
OCCUPANT LOAD AT ALL OF THE FOLLOWING LOCATIONS:
1. ON THE CEILING OR WALL OUTSIDE OF EACH SEPARATE SLEEPING AREA IN THE
IMMEDIATE VICINITY OF BEDROOMS.
2. IN EACH ROOM USED FOR SLEEPING PURPOSES.
3. IN EACH STORY WITHIN A DWELLING UNIT, INCLUDING BASEMENTS BUT NOT
INCLUDING CRAWL SPACES AND UNINHABITABLE ATTICS.
4. IN DWELLINGS OR DWELLING UNITS WITH SPLIT LEVELS AND WITHOUT AN
INTERVENING DOOR BETWEEN THE ADJACENT LEVELS, A SMOKE ALARM INSTALLED
ON THE UPPER LEVEL SHALL SUFFICE FOR THE ADJACENT LOWER LEVEL,
PROVIDED THAT THE LOWER LEVEL IS LESS THAN ONE FULL STORY BELOW THE
UPPER LEVEL.
5. IN A GROUP R-3.1 OCCUPANCIES, IN ADDITION TO THE ABOVE, SMOKE ALARMS
SHALL BE PROVIDED THROUGHOUT THE HABITABLE AREAS OF THE DWELLING UNIT
EXCEPT KITCHENS. SEE SECTION 907.2.11.8FOR SPECIFIC LOCATION
REQUIREMENTS.(CBC 907.2.10.2)
CARBON MONOXIDE ALARMS REQUIRED IN DWELLINGS WITH FUEL-BURNING
APPLIANCES OR WITH ATTACHED GARAGES; SAME REQUIREMENT FOR ADDITIONS /
ALTERATIONS SHALL BE LOCATED OUTSIDE EACH SLEEPING AREA AND ON EVERY
LEVEL. CARBON MONOXIDE ALARM SHALL BE INTERCONNECTED HARD-WIRED
WITH BATTERY BACKUP
SHELF AND POLE
ATTIC FURNACES AND COOLING EQUIPMENT SHALL COMPLY WITH THE
FOLLOWING:
1. HAVE A 30"X30" MINIMUM ATTIC ACCESS OPENING WITHIN 20' OF THE
EQUIPMENT.
2. HAVE A CONTINUOUS 24" WIDE SOLID FLOOR ACCESS PATH THERETO.
3. HAVE A 30" DEEP WORKING PLATFORM AT CONTROL SIDES.
4. HAVE AN ELECTRIC OUTLET AND A LIGHT FIXTURE (CONTROLLED BY SWITCH
AT THE FURNACE
PROVIDE MOIST-STOP FLASHING AROUND ALL WINDOWS, DOORS & OTHER
OPENINGS. ALL WINDOWS SHALL BE DOUBLE PANEL LOW "E" WINDOWS. ALL NEW
GLAZED OPENING SHALL BE LABELED INDICATING A CERTIFIED U VALUE.
DEX-O-TEX (ESR-1757) DECK COVERING
SAFETY GLAZING (TEMPERED).
GLAZING IN HAZARDOUS LOCATIONS AS DEFINED IN CBC SECTION 2406.4 SHALL
BE TEMPERED GLASS, INCLUDING:
1. SWINGING AND SLIDING DOORS.
2. SHOWER AND TUB ENCLOSURES, INCLUDING EXTERIOR WINDOW GLAZING.
3. GLAZING WITHIN 24" OF DOORS AND WITHIN 60" OF WALKING SURFACE.
LANDING:
1. LANDING AT A DOOR SHALL HAVE MIN. OF 36" LENGTH IN THE DIRECTION OF
TRAVEL AND A MAXIMUM SLOPE OF ANY LANDING SHALL NOT EXCEED 1/4 INCH
PER FOOT.
2. LANDING SHALL BE PROVIDED AT THE TOP AND BOTTOM OF STAIRWAYS, EXCEPT
FOR TOP OF INTERIOR FLIGHT OF STAIRS AND STAIRS IN AN ENCLOSED GARAGE.
3. ENTRY AND EXIT DOORS MUST OPEN OVER A LANDING NOT MORE THAN 1.5"
BELOW THE THRESHOLD. EXCEPTION, PROVIDED THAT THE DOOR DOES NOT SWING
OVER THE LANDING, LANDING SHALL BE NOT MORE THAN 7.75" BELOW THE
THRESHOLD
4. STORM AND SCREEN DOORS ARE PERMITTED TO SWING OVER ALL EXTERIOR
STAIRS AND LANDING.
STAIRS, GUARDRAILS AND HANDRAILS (SEE DETAIL -----)
1. ALL GUARDRAILS SHALL BE 42" IN HEIGHT WITH LESS THAN 4 INCHES SPACING
OPENING BETWEEN RAILS.
2. HEIGHT OF HANDRAILS SHALL BE BETWEEN THE HEIGHT OF 34"-38" MEASURED
VERTICALLY FROM THE LEADING EDGE OF THE STAIR NOSING TREAD.
3. HANDGRIP PORTION OF HANDRAIL SHALL NOT BE LESS THAN 1.25" AND NO
MORE THAN 2" CROSS-SECTIONAL DIMENSION HAVING A SMOOTH SURFACE WITH
NO SHARP CORNERS.
4. MAXIMUM RISE OF STAIRS IS 7.75" AND MINIMUM RUN 10".
30"X60" TUB. INSTALL PER MANUFACTURER SPECS. WITH TILE SURROUND.
UNDERLAYMENT HARDI-BACKER (NER 405) or EQUAL. (SELECTED BY OWNER)
WALL COVERING SHALL BE TILE OR OF EQUALLY APPROVED MATERIAL 72" ABOVE
DRAIN INLET. CEMENT, FIBER-CEMENT OR GLASS MAT GYPSUM BACKERS SHALL
BE USED AS A BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND
CEILING PANELS IN SHOWER AREAS.
FLUSH VOLUMES FOR LOW-CONSUMPTION AND WATER-SAVER WATER CLOSET
SHALL BE PROVIDED WITH A MAX. OF 1.28 GALLONS PER FLUSH.
LAVATORY FAUCETS SHALL NOT EXCEED 1.2 GALLONS PER MINUTE. KITCHEN
FAUCETS SHALL NOT EXCEED 1.8 GALLONS PER MINUTE.
SHOWER HEAD FLOW SHALL NOT EXCEED 1.8 GALLON PER MINUTE
SHOWERS AND TUB-SHOWERS SHALL BE PROVIDED W/ INDIVIDUAL CONTROLS OF
THE PRESSURE BALANCE TYPE OR THE THERMOSTATIC MIXING VALVE. (SEE DETAIL
1, SHEET AD)
FIBERGLASS TUB/SHOWER SHALL BE ICC or IAPMO LISTED. (SEE DETAIL 1, SHEET
AD FOR ADDITIONAL CURB REQUIREMENTS)
3/4" HOSE BIB W/ ANTI-SIPHON DEVICE
PROVIDE ONE-HOUR FIRE RESISTANT DOOR TIGHT FITTING, SELF-CLOSING AND
SELF-LATCHING, SOLID WOOD OR SOLID OR HONEYCOMB CORE STEEL NOT LESS
THAN 1 3/8 INCHES THICK, OR HAVE A MINIMUM FIRE PROTECTION RATING OF 20
MINUTES. (R302.5.1)
PROVIDE FIRE RESISTANT 5/8" TYPE " X " GYPSUM BOARD TO GARAGE SIDE OF
WALL FROM FLOOR TO ROOF SHEATHING AT ALL WALLS AND CEILING BETWEEN
"U" OCCUPANCY (GARAGE) & "R" OCCUPANCY.
-ALL OUTLETS IN FIREWALL SHALL HAVE PUTTY PADS
-THE DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS
SEPARATING THE DWELLING UNIT FROM THE GARAGE SHALL BE CONSTRUCTED OF
SHEET STEEL NOT LESS THAN 0.019 INCHES IN THICKNESS AND SHALL NOT HAVE
OPENINGS INTO THE GARAGE.
5/8" TYPE "X" DRYWALL UNDER STAIRS, WALLS, CEILING, CLOSET AND BATHROOM.
LINEN CLOSET
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
NO.REMARKS
BATHROOM EXHAUST FANS
EACH BATHROOM SHALL BE MECHANICALLY VENTILATED AND SHALL COMPLY
WITH THE FOLLOWING:
1. FANS SHALL BE ENERGY STAR COMPLAINT AND DUCTED TO TERMINATE
OUTSIDE THE BUILDING
2. UNLESS FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE VENTILATION
SYSTEM, FANS MUST BE CONTROLLED BY A HUMIDITY CONTROL.
a. HUMIDITY CONTROL SHALL BE CAPABLE OF ADJUSTMENT BETWEEN A RELATIVE
HUMIDITY RANGE LESS THAN OR EQUAL TO 50% TO A MAXIMUM OF 80%.A
HUMIDITY CONTROL MAY UTILIZE MANUAL OR AUTOMATIC MEANS OF
ADJUSTMENT.
b. A HUMIDITY CONTROL MAY BE SEPARATE COMPONENT TO THE EXHAUST FAN
AND IS NOT REQUIRED TO BE INTEGRAL (i.e. BUILT-IN)
WASHER SPACE: PROVIDE WASTE DRAIN, HOT AND COLD WATER. CONDENSATE
WASTE SHALL BE COLLECTED AND DISCHARGED TO AN APPROVED PLUMBING
FIXTURE OR DISPOSAL AREA. CONDENSATE OR WASTEWATER SHALL NOT DRAIN
OVER A PUBLIC WAY.(310.1)
DRYER SPACE: PROVIDE 4" DIA. VENT TO OUTSIDE AIR. 14' MAX. LENGTH W/ 2
BENDS AND FIRE PROTECTED WHEN IT IS GOING THROUGH A WALL.DRYER SPACE:
PROVIDE 4" DIA. VENT TO OUTSIDE AIR. 14' MAX. LENGTH W/ 2 BENDS AND FIRE
PROTECTED WHEN IT IS GOING THROUGH A WALL.
30" x 30" ATTIC ACCESS. WITH ANY ATTIC AREA HAVING A CLEAR HEIGHT OF OVER
30" MIN. CLEAR HEADROOM IN THE ATTIC SPACE SHALL BE PROVIDED AT OR
ABOVE THE ACCESS OPENING. VERIFY LOCATION ON SITE.
GAS STOVE W/ KITCHEN EXHAUST HOOD (PER 2022 CEC TABLE 150.0-G)
MANUF.: BROAN ELITE, MODEL: EW4830SS, 280 CFM, HVI CERTIFIED, 1.5 SONE ,
EXHAUST DUCT THROUGH ROOF/WALL
(SEE DETAIL K1 SHEET 2.1)
INDOOR AIR QUALITY FAN CFM MIN. PER T24, SOUND RATING A MAXIMUM OF 1
SONE IT SHALL BE CONTINUOUS AND DUCTED TO TERMINATE OUTSIDE THE
BUILDING. MANUF:BROAN, MODEL: FIN-180B-HW
40 GALLON, HEAT PUMP WATER HEATER . MANUF: RHEEM, OR EQ.
WHOLE HOUSE FAN CFM PER T24 REQUIREMENTS MANUF: QUITE COOL, OR EQ.
22
23
24
25
26
27
29
30
TABLE 150.0-G KITCHEN RANGE HOOD AIRFLOW RATES (CFM) AND ASTM E3087
CAPTURE EFFICIENCY (CE) RATING ACCORDING TO DWELLING UNIT FLOOR AREAS
AND KITCHEN RANGE FUEL TYPE
DWELLING UNIT
FLOOR AREA (ft²)
HOOD OVER ELECTRIC
RANGE
HOOD OVER NATURAL GAS
RANGE
>1500 50% CE OR 110 CFM 70% CE OR 180 CFM
>1000-1500 50% CE OR 110 CFM 80% CE OR 250 CFM
750-1000 50% CE OR 130 CFM 85% CE OR 280 CFM
<750 65% CE OR 160 CFM 85% CE OR 280 CFM
23
WALL LEGEND
NEW 2X4 STUDS @ 16" O.C.
NEW 2X4 STUDS @ 16" O.C.
w/ 2X8 BLK'G FOR AGE-IN-PLACE ELEMENTS
EX.2X4 STUDS @ 16" O.C.
EX. 2X4 STUDS @ 16" O.C.
w/ 2X8 BLK'G FOR AGE-IN-PLACE ELEMENTS
NOTE: QUALITY INSULATION INSTALLATION REQUIRED
1 2
1
1
22
22
13
26
24
22
2
1311 N Towner
12/12/2024
8'
-
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FIXTURES
ELECTRICAL
OUTLETS48
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A.
F
.
F
.
ELECTRICAL
LIGHT SWITH
SCALE: NONE
ELECTRICAL FIXTURE PLACEMENTE1
DOORBELL
BUTTON OR
CONTROL
48
"
A.
F
.
F
.
SCALE: NONE
TYPICAL KITCHEN APPLIANCE BRANCH CIRCUITSE2
HERS FEATURE SUMMARY HERS FEATURE SUMMARY
ELECTRICAL RANGE (240V)50 AMPERES
KITCHEN COUNTER TOP SMALL
APPLIANCE BRANCH CIRCUIT (120V)20 AMPERES
COUNTER-MOUNTED ELECTRIC
COOKING UINT (240V)30 AMPERES
DISHWASHER (120V)15-20 AMPERES
GARBAGE DISPOSAL (120V)15 AMPERES
WALL-MOUNTED ELECTRIC OVEN (240V)30-40 AMPERES
MICROWAVE (120V)20 AMPERES
TRASH COMPACTOR (120V)15 AMPERES
2'
2'2'-6"2'
2'4'
2'
2'
4'
4'
2'-6"
RECEPTACLE OUTLETS ARE REQUIRED AT EACH
COUNTER SPACE WIDER THAN 12 IN. SPACED SO
THAT NO POINT ALONG THE WALL LINE IS MORE
THAN 24 IN. FROM A RECEPTACLE. ISLAND AND
PENINSULAR TYPE COUNTER TOPS ARE REQUIRED
TO HAVE ONE RECEPTACLE FOR EACH 4 FEET OF
COUNTER-TOP. COUNTER-TOP OUTLETS ARE
REQUIRED TO BE GROUND FAULT CIRCUIT
INTERRUPTED (GFCI) PROTECTED. OUTLETS IN THE
KITCHEN ARE REQUIRED TO BE DIVIDED BETWEEN
TWO 20 AMP. CIRCUITS.
PRIMARY TASK LIGHTING IN THE KITCHEN MUST BE
FLUORESCENT, HOWEVER; SECONDARY TASK
LIGHTING MAY BE INCANDESCENT.
DISHWASHER/
GARBAGE DISPOSAL
CIRCUITS UNDER SINK
SINK
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SEPARATE CIRCUIT REQUIRED FOR EACH OF THE ABOVE APPLIANCES
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI 240V
SD
Proposed House Remodel Elec. Plan
Scale: 1/4"=1'0"
SD CM SD
WP
GFI
WP
GFI
F
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UP
UP
REF.
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240V
AFCI
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AFCI
GFCI
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AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
3
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AFCI
GFCI
3
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AFCI
AFCI
AFCI
AFCI
AFCI
NEW TANK-LESS
WATER HEATER LOCATION
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
AFCI
GFCI
GFCI
REVISION(S)
2
3
Scale:
Date:
Project #:
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1 10/14/2024
11/05/2024
PROPOSED
ELECTRICAL
PLAN
2.1
1/4"=1'0"
RECESSED LIGHT
MOUNTED WALL LIGHT
SWITCH
R
208/240V OUTLET
CEILING FAN
F
FAN SWITCH
D
DIMMER SWITCH
3
3-WAY SWITCH
AFCI
GFI
WP
GFI
SD CD CARBON MONOXIDE DETECTOR
VS
VACANCY SENSOR SWITCH
OS
OCCUPANCY SENSOR SWITCH
MS
PC
EXHAUST FAN W/ LITE MIN. 50 CFM
ENERGY STAR WITH HUMIDISTAT
SMOKE DETECTOR IN THE
HOUSE WIRE WITH
BATTERY BACK-UP
CLG. MOUNTED LIGHT
FIXTURE
110V OUTLET
ARC FAULT CIRCUIT
INTERRUPTOR
110V OUTLET
GROUND FAULT
CIRCUIT INTERRUPTOR
110V OUTLET
WEATHER PROOFED
GROUND FAULT CIRCUIT
INTERRUPTOR
PHOTOCONTROL CELL /
MOTION SENSOR
COMBINATION
INDOOR AIR QUALITY FAN
IAQ FAN SWITCH
LIGHT SWITCH LABEL
SHALL STATE THE
FOLLOWING: "THIS
SWITCH CONTROLS THE
INDOOR AIR QUALITY OF
THE DWELLING UNIT AND
SHALL REMAIN ON WHILE
OCCUPIED."
IAQ
ELECTRICAL NOTES
· LIGHTING SHALL COMPLY WITH THE APPLICABLE HIGH EFFICACY
· REQUIREMENT OF THE CALIFORNIA TITLE 24 PART 6 SECTION 150.
· PROVIDE FLUORESCENT OR LED LIGHTING IN BATHROOMS WITH AT LEAST 40 LUMENS PER WATT.
· PROVIDE A DEDICATED 20 Amp CIRCUIT FOR THE BATHROOM.
· PROVIDE A MINIMUM OF TWO 20 Amp SMALL APPLIANCE CIRCUITS SERVING THE COUNTERS IN THE
KITCHEN.
· PROVIDE GFCI AND AFCI PROTECTION FOR EXTERIOR OUTLET, ALL COUNTER OUTLETS KITCHEN AND
BATH OF ALL SINKS & AT LAUNDRY ROOM.
· IF 2 OR MORE FIXTURES ARE PROVIDED IN BATHROOM, INCLUDING AREAS SEPARATED BY PRIVACY
DOOR, ONE SHALL BE A FLUORESCENT OR LED WHICH IS SWITCHED FIRST UPON ENTERING AREA or
IF ONE COMPARTMENT BATHROOM THEN ONE FLUORESCENT FIXTURE IS REQUIRED.
· CEC 230.24(A). POWER LINE - 8' CLEARANCE BETWEEN THE SERVICE WIRE AND THE ROOF, IF THE
SLOPE SLOPE IS LESS THAT 4"/12". THIS 8' CLEARANCE INCLUDES THE PATIO TRELLIS.
· ELECTRICIAN SHALL PROVIDE GREEN SHEET/LINE DIAGRAM AT TIME OF PERMINT ISSUANCE.
· AT LEAST THE SWITCHED CONTROLLED LIGHTING OUTLET SHALL BE INSTALLED IN EVERY
HABITABLE ROOM; IN BATHROOMS, HALLWAYS, STAIRS, GARAGES AND OUTDOOR ENTRNACES OR
EXISTS.
· A RECEPTICAL SHALL BE INSTALLED IN HALLWAY 10 FEET IN LENGHT OR GREATER.
· ELECTRIC EXHAUST FAN CAPABLE OF PROVIDING 5 COMPLETE AIR CHANGE EVERY FIVE MINUTES
· ALL BRANCH CIRCUITS THAT SUPPLY 125 VOLT, SINGLE PHASE, 15 & 20 AMPERE OUTLETS
INSTALLED IN BEDROOMS SHALL BE PROTECTED BY AN ARC-FAULT CIRCUIT INTERRUPTER(S)
· HIGH EFFICACY LIGHTING (E.G. LED FLUORESCENT) IN LAUNDRY ROOM AND BATHROOM OR
LIGHTING SHALL BE CONTROLLED BY MANUAL ON VACANCY SENSORS.
· HIGH EFFICACY LIGHTING (E.G. LED FLUORESCENT) IN HALLWAYS, DINING ROOM, FAMILY ROOM, ,
LIVING ROOM , NOOK AND BEDROOMS - OR LIGHTING SHALL BE CONTROLLED BY MANUAL-ON
OCCUPANT SENSORS OR DIMMER SWITCHES.
· OUTDOOR LIGHTING ATTACHED TO THE BUILDING SHALL BE HIGH EFFICACY OR MUST BE
CONTROLLED BY A MOTION SENSORS OR DIMMER SWITCHES.
· RECEPTACLE OUTLETS SHALL BE SPACED @ 12" O.C. MAX. AND SHALL BE LOCATED WITHIN 6' OF
DOOR OPENINGS. ALSO, EVERY 2' OR WIDER OF WALLS. OUTLETS ALSO REQUIRED FOR COUNTER
TOPS @ 4' O.C. AND WITHIN 2' OF ENDS OR COUNTERS.
· ALL ROOMS EXCEPT BATHROOMS & GARAGES REQUIRE TO BE ARC FAULT PROTECTED
· HIGH EFFICACY LUMINAIRES MUST BE PIN BASED.
· NON-HIGH EFFICACY LUMINAIRES MUST BE SWITCHED ON A SEPERATE CIRCUIT FROM HIGH
EFFICACY LUMINARIES.
· VACANCY SENSORS MUST HAVE NO MANUAL OVERRIDE, 30 MINUTE MAXIMUM TIMER AND BE
MICROWAVE/ ULTRASONIC OR PASSIVE INFRA-RED TYPE.
· NO CORD-CONNECTED, CHAIN, CABLE, CORD-SUSPENDED, LIGHTING TRACK, PENDANT,
LUMINAIRES OR CEILING-SUSPENDED FANS SHALL BE LOCATED WITHIN 3' HORIZONTALLY AND 8'
VERTICALLY FROM THE TOP OF THE BATHTUB RIM OR SHOWER STALL. LUMINAIRES LOCATED IN THIS
ZONE SHALL BE LISTED FOR DAMP AREAS OR LISTED FOR WET LOCATIONS WEHERE SUBJECT TO
SHOWER SPRAY.
· CONDUCTORS NORMALLY USED TO CARRY CURRENT SHALL BE OF COPPER. FOR ALUMINUM AND
COPPER-CLAD ALUMINUM #6 AWG AND LARGER, SEE SEC. 31-15. EXCEPTION: ALUMINUM
CONDUCTORS SMALLER THAN #6 AWG MAY BE USED PROVIDED THE METHOD OF CONNECTION IS
APPROVED IN ADVANCE BY THE BUILDING OFFICIAL AND THE INSTALLATION IS MADE UNDER
CONTINUOUS SPECIAL INSPECTION.
· EVERY FIXED APPLIANCE, SUCH AS FOOD WASTE GRINDERS, DISHWASHERS, WASHING MACHINES,
DRYERS, LAUNDRY TRAY LOCATIONS, BUILT-IN REFRIGERATORS OR FREZZERS, FURNACES, AC,
BUILT-IN HEATERS OR ANY OTHER FIXED APLIANCE WITH A MOTOR OF 1/4 H.P. OR LARGER SHALL BE
ON A SEPARATE 20 AMP. BRANCH CIRCUIT.
· AT LEAST ONE RECEPTICAL AT GRADE LEVEL SHALL BE INSTALLED IN BOTH THE FRONT AND BACK
OF EACH DWELLING KUNIT. (210.52 CEC)
ELECTRICAL KEY NOTES
GFIC OUTLET ALL KITCHEN, BATH, GARAGE, AND EXTERIOR.
FLUORESCENT OR LED LIGHT FIXTURE 40 LUMENS PER WATT IN BATHROOM, KITCHEN, AND
LAUNDRY
E1
E2
ELECTRICAL SYMBOLS AGING-IN-PLACE DESIGN & FALL PREVENTION NOTES
1. GRAB BAR REINFORCEMENT FOR THE BATHROOM IDENTIFIED ON THE FLOOR PLANS FOR
“AGING-IN-PLACE AND FALL PREVENTION” COMPLIANCE SHALL BE INSTALLED AT THE WATER
CLOSET, SHOWER, BATHTUB AND BATHTUB/SHOWER AS STATED BELOW.
2. WATER CLOSET REINFORCEMENT:
a. REINFORCEMENT SHALL BE INSTALLED ON BOTH SIDE WALLS OF THE FIXTURE, OR ONE SIDE
WALL AND THE BACK WALL.
b. FOR WATER CLOSET NOT PLACED ADJACENT TO A SIDE WALL CAPABLE OF
ACCOMMODATING A GRAB BAR, REINFORCEMENT SHALL BE INSTALLED FOR
FLOOR-MOUNTED, FOLDAWAY OR SIMILAR ALTERNATE GRAB BARS ADJACENT TO THE
WATER CLOSET APPROVED BY THE ENFORCING AGENCY.
c. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FOR WATER
CLOSETS INSTALLED ON CONCRETE SLAB FLOORS.
3. SHOWER REINFORCEMENT:
a. REINFORCEMENT SHALL BE CONTINUOUS WHERE WALL FRAMING IS PROVIDED.
b. FOR SHOWER ENCLOSURES THAT DO NOT PERMIT INSTALLATION OF REINFORCEMENT
AND/OR GRAB BARS, REINFORCEMENT SHALL BE INSTALLED FOR FLOOR-MOUNTED GRAB
BARS OR AN ALTERNATE METHOD IS APPROVED BY THE ENFORCING AGENCY.
c. WHERE FACTORY-INSTALLED GRAB BARS OR FACTORY-INSTALLED REINFORCEMENT IS
PROVIDED IN PRE-FABRICATED SHOWER ENCLOSURES AND BATHTUB WALL PANELS,
REINFORCEMENT SHALL NOT BE REQUIRED IN WALL FRAMING.
4. BATHTUB AND COMBINATION BATHTUB/SHOWER REINFORCEMENT:
a. REINFORCEMENT SHALL BE CONTINUOUS ON EACH END OF THE BATHTUB AND THE BACK
WALL.
b. ADDITIONALLY, BACK WALL REINFORCEMENT FOR A LOWER GRAB BAR SHALL BE PROVIDED
WITH THE BOTTOM EDGE OF THE REINFORCEMENT LOCATED NO MORE THAN 6 INCHES
ABOVE THE BATHTUB RIM.
c. FOR BATHTUBS WITH NO SURROUNDING WALLS, OR WHERE WALL PANELS DO NOT PERMIT
THE INSTALLATION OF REINFORCEMENT, REINFORCEMENT SHALL BE INSTALLED FOR
FLOOR-MOUNTED GRAB BARS ADJACENT TO THE BATHTUB OR AN ALTERNATE METHOD IS
APPROVED BY THE ENFORCING AGENCY.
d. REINFORCEMENT OF FLOORS SHALL NOT BE REQUIRED FOR BATHTUBS INSTALLED ON
CONCRETE SLAB FLOORS.
REINFORCEMENT MATERIAL AND DIMENSIONS
1. REINFORCEMENT SHALL BE SOLID LUMBER OR OTHER CONSTRUCTION MATERIALS APPROVED
BY THE ENFORCING AGENCY.
2. REINFORCEMENT SHALL NOT BE LESS THAN 2 BY 8 INCH NOMINAL LUMBER OR OTHER
CONSTRUCTION MATERIAL PROVIDING EQUAL HEIGHT AND LOAD CAPACITY.
3. REINFORCEMENT SHALL BE LOCATED BETWEEN 32 AND 39-¼ INCHES ABOVE THE FINISHED
FLOOR FLUSH WITH THE WALL FRAMING.
DOCUMENTATION
1. INFORMATION AND/OR DRAWINGS IDENTIFYING THE LOCATIONS OF THE 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.
ELECTRICAL
1. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING CONTROLS FOR
HEATING, VENTILATION AND AIR CONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL
BE LOCATED NO MORE THAN 48 INCHES MEASURED FROM THE TOP OF THE OUTLET BOX AND
NOT LESS THAN 15 INCHES MEASURED FROM THE BOTTOM OF THE OUTLET BOX ABOVE THE
FINISH FLOOR.
2. EXCEPTIONS TO THE INSTALLATION HEIGHTS:
a. DEDICATED RECEPTACLE OUTLETS; FLOOR RECEPTACLE OUTLETS; CONTROLS MOUNTED ON
CEILING FANS AND CEILING LIGHTS; AND CONTROLS LOCATED ON APPLIANCES.
b. WALL RECEPTACLE OUTLETS WHERE THE DISTANCE BETWEEN THE FINISHED FLOOR AND A
BUILT-IN FEATURE ABOVE THE FINISH FLOOR,SUCH AS A WINDOW, IS LESS THAN 15
INCHES.
DOORBELL
1. DOORBELL BUTTONS OR CONTROLS, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE
EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON
ASSEMBLY.
2. WHERE DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES ARE REQUIRED TO BE
INSTALLED ABOVE 48 INCHES MEASURED FROM THE EXTERIOR FLOOR OR LANDING, A
STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT
EXCEEDING 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF
THE DOORBELL BUTTON OR CONTROL.
INTERIOR DOORS (EFFECTIVE JULY 1, 2024)
1. DOORWAYS FOR THE BATHROOM AND BEDROOM IDENTIFIED ON THE FLOOR PLANS FOR
“AGING-IN-PLACE AND FALL PREVENTION” COMPLIANCE SHALL PROVIDE A NET CLEAR OPENING
OF NOT LESS THAN 32 INCHES, MEASURED WITH THE DOOR POSITIONED AT AN ANGLE OF 90
DEGREES FROM THE CLOSED POSITION.
E1
E1
E1
WALL LEGEND
NEW 2X4 STUDS @ 16" O.C.
NEW 2X4 STUDS @ 16" O.C.
w/ 2X8 BLK'G FOR AGE-IN-PLACE ELEMENTS
EX.2X4 STUDS @ 16" O.C.
EX. 2X4 STUDS @ 16" O.C.
w/ 2X8 BLK'G FOR AGE-IN-PLACE ELEMENTS
NOTE: QUALITY INSULATION INSTALLATION REQUIRED
E1
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1311 N Towner
12/12/2024
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11/05/2024
N.T.S.
TITLE PAGE
T1
VICINITY MAPLEGAL DESCRIPTION
SHEET INDEX
GENERAL NOTES 1311 N Towner St., Santa Ana, CA 92706
PARCEL MAP
SCOPE OF WORK
ASSESSOR'S ID. NUMBER: 405-301-09
TR #1064 , BLOCK 301 AND LOT #09
EX RESIDENCE: 1
YEAR BUILT: 1949
NUMBER OF STORIES: 1
TYPE OF CONSTRUCTION: V-B
(E) M.F.D. SPRINKLERED: NO
BUILDING HEIGHT:17'-5"
PROJECT SUMMARY
DESIGNER / AYMAN IVAN SHMEIT
ENGINEER: MID-CITIES ENGINEERING
9744 MAPLE ST. #101
BELLFLOWER, CA 90706
TEL: (562) 866-3625
WWW.MIDCITIESENGINEERING.COM
OWNER: DEAN HALL
ADDRESS: 1311 N TOWNER ST.,
SANTA ANA, CA 92706
PHONE: (714) 864-1632
EMAIL: DEAN@CASAREVIVAL.COM
CODES
1. THE GOVERNING CODES FOR THIS PROJECT ARE:
2022 CALIFORNIA RESIDENTIAL CODE 2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA PLUMBING CODE 2022 CALIFORNIA MECH. CODE
2022 CALIFORNIA ELECTRICAL CODE 2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
-ALL WORK SHALL CONFORM TO: CITY OF SANTA ANA
- ZONING AND DEPARTMENT OF BUILDING AND SAFETY.
ZONING:R1
LOT AREA: 7,022 S.F.
DIRECTORY
OVERALL TOTAL HABITABLE 1,504 S.F.
TITLE PAGE
EXISTING SITE PLAN
EXISTING /DEMOLISHED FLOOR PLAN & ROOF PLAN
PROPOSED FLOOR PLAN
PROPOSED ELECTRICAL PLAN
TI
1.0
1.1
2.0
2.1
STRUCTURAL TITLE PAGE
FOUNDATION & ROOF FRAMING PLAN
STRUCTURAL NOTES
STRUCTURAL NOTES
S
S1
SN1
SN2
1. OBTAIN SEPARATE APPLICATION FOR THE FOLLOWING ITEMS:
a. RETAINING WALLS OR BLOCK FENCE WALLS
b. GRADING WORK
c. SWIMMING POOLS
d. A SEPARATE STRUCTURE
e. SHORING
f. DEMOLITION
2. THE PERMIT APPLICATION MUST BE SIGNED BY THE PROPERTY OWNER, OR LICENSED CONTRACTOR, OR AUTHORIZED AGENT
AT THE TIME THE PERMIT IS TO BE ISSUED:
a. FOR OWNER-BUILDER PERMITS: OWNER’S SIGNATURE CAN BE VERIFIED WITH OWNER'S DRIVER LICENSE. OWNER’S
REPRESENTATIVES MUST PRESENT OWNER’S APPROVAL WITH A NOTARIZED LETTER FROM THE OWNER.
b. FOR CONTRACTOR BUILDING PERMITS: PRIOR TO THE ISSUANCE OF A BUILDING PERMIT, THE CONTRACTOR SHALL
HAVE THE FOLLOWING:
1) NOTARIZED LETTER OF AUTHORIZATION FOR AGENTS.
2) CERTIFICATE OF WORKERS COMPENSATION INSURANCE MADE OUT TO THE CONTRACTORS STATE LICENSE
BOARD.
3) COPY OF CONTRACTORS STATE LICENSE OR POCKET ID.
4) COPY OF CITY BUSINESS TAX REGISTRATION CERTIFICATE OR A NEWLY PAID RECEIPT FOR ONE.
EACH SHEET OF THE PLANS SHALL BEAR THE SIGNATURES, REGISTRATION OF AN ARCHITECT OR
ENGINEER REGISTERED IN THE STATE OF CALIFORNIA. THE FINAL SET OF PLANS
MUST BE STAMPED BY ALL CITY AGENCIES
3. EVERY PERMIT ISSUED SHALL BECOME INVALID UNLESS THE WORK ON THE SITE AUTHORIZED BY SUCH PERMIT IS
COMMENCED WITHIN 180 DAYS AFTER ITS ISSUANCE, OR IF THE WORK AUTHORIZED ON THE SITE BY SUCH PERMIT IS
SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AFTER THE TIME THE WORK IS COMMENCED. THE BUILDING
OFFICIAL IS AUTHORIZED TO GRANT ONE EXTENSION OF TIME FOR PERIOD OF NOT MORE THAN 180 DAYS. THE
EXTENSION SHALL BE REQUESTED IN WRITING AND JUSTIFIABLE CAUSE DEMONSTRATED. EXTENSIONS SHALL ONLY BE
GRANTED PRIOR TO THE EXPIRATION OF A PERMIT(SECTION 105.5)
4. THE CONTRACTOR SHALL ALL TIMES KEEP THE PREMISES FREE FROM ACCUMULATIONS OF WASTE MATERIALS OR RUBBISH
CAUSED BY HIS EMPLOYEES OR WORK, AND AT THE COMPLETION OF THE WORK, HE SHALL REMOVE ALL HIS RUBBISH FROM
AND ABOUT THE BUILDING AND ALL HIS TOOLS, SCAFFOLDING AND SURPLUS MATERIALS AND SHALL LEAVE HIS WORK
BROOM CLEAN OR ITS EQUIVALENT, UNLESS MORE EXACTLY SPECIFIED. IN CASE OF DISPUTE, THE OWNER MAY REMOVE
THE RUBBISH AND CHARGE THE COST TO THE CONTRACTOR.
5. THESE DRAWINGS DO NOT PURPORT TO SHOW ALL EXISTING (E) CONDITIONS, EXISTING ITEMS TO BE REMOVED, INTERFACE
BETWEEN EXISTING AND NEW. FURTHER, MANY EXISTING CONDITIONS WERE BASED ON ORIGINAL AND/ OR "AS-BUILT"
DRAWINGS GENERATED FROM NONDESTRUCTIVE FIELD SURVEYS. ALTHOUGH THE BASIC INFORMATION IS ACCURATE,
ACTUAL SITE CONDITIONS MAY VARY.
6. THE CONTRACTOR SHALL CAREFULLY STUDY AND COMPARE THE CONTRACT DOCUMENTS WITH EACH OTHER AND WITH
INFORMATION FURNISHED BY THE OWNER AND SHALL AT ONCE REPORT TO THE ARCHITECT/ENGINEER ERRORS,
INCONSISTENCIES OR OMISSIONS DISCOVERED. THE CONTRACTOR SHALL NOT BE LIABLE TO THE OWNER OR
ARCHITECT/ENGINEER FOR DAMAGE RESULTING FROM ERRORS, INCONSISTENCIES OR OMISSIONS IN THE CONTRACT
DOCUMENTS UNLESS THE CONTRACTOR RECOGNIZED SUCH ERROR, INCONSISTENCY OR OMISSION AND KNOWINGLY
FAILED TO REPORT IT TO THE ARCHITECT/ENGINEER. IF THE CONTRACTOR PERFORMS ANY CONSTRUCTION ACTIVITY
KNOWING IT INVOLVES A RECOGNIZED ERROR, INCONSISTENCY OR OMISSION IN THE CONTRACT DOCUMENTS WITHOUT
SUCH NOTICE TO THE ARCHITECT/ENGINEER, THE CONTRACTOR SHALL ASSUME APPROPRIATE RESPONSIBILITY FOR SUCH
PERFORMANCE AND SHALL BEAR AN APPROPRIATE AMOUNT OF THE ATTRIBUTABLE COSTS FOR CORRECTION.
7. THE CONTRACTOR SHALL TAKE FIELD MEASUREMENTS AND VERIFY FIELD CONDITIONS AND SHALL CAREFULLY COMPARE
SUCH FIELD MEASUREMENTS AND CONDITIONS AND OTHER INFORMATION KNOWN TO THE CONTRACTOR WITH THE
CONTRACT DOCUMENTS BEFORE COMMENCING ACTIVITIES. ERRORS, INCONSISTENCIES OR OMISSIONS DISCOVERED
SHALL BE REPORTED TO THE ARCHITECT/ENGINEER AT ONCE.
8. THE CONTRACTOR WARRANTS TO THE OWNER AND ARCHITECT/ENGINEER THAT MATERIALS AND EQUIPMENT
FURNISHED UNDER THE CONTRACT WILL BE OF GOOD QUALITY AND NEW UNLESS OTHERWISE REQUIRED OR PERMITTED BY
THE CONTRACT DOCUMENTS, THAT THE WORK WILL BE FREE FROM DEFECTS NOT INHERENT IN THE QUALITY
REQUIRED OR PERMITTED, AND THAT THE WORK WILL CONFORM WITH THE REQUIREMENTS OF THE CONTRACT DOCUMENTS.
WORK NOT CONFORMING TO THESE REQUIREMENTS, INCLUDING SUBSTITUTIONS NOT PROPERLY APPROVED AND
AUTHORIZED, MAY BE CONSIDERED DEFECTIVE. THE CONTRACTOR'S WARRANTY EXCLUDES REMEDY FOR DAMAGE OR
DEFECT CAUSED BY ABUSE, MODIFICATIONS NOT EXECUTED BY THE CONTRACTOR, IMPROPER OPERATION, OR
NORMAL WEAR AND TEAR UNDER NORMAL USAGE. IF REQUIRED BY THE ARCHITECT, THE CONTRACTOR SHALL FURNISH
SATISFACTORY EVIDENCE AS TO THE KIND AND QUALITY OF MATERIALS AND EQUIPMENT.
9. THE CONTRACTOR SHALL EMPLOY A COMPETENT SUPERINTENDENT AND NECESSARY ASSISTANTS WHO SHALL BE IN
ATTENDANCE AT THE PROJECT SITE DURING PERFORMANCE OF THE WORK. THE SUPERINTENDENT SHALL REPRESENT THE
CONTRACTOR, AND COMMUNICATIONS GIVEN TO THE SUPERINTENDENT SHALL BE AS BINDING AS IF GIVEN TO THE
CONTRACTOR. IMPORTANT COMMUNICATIONS SHALL BE CONFIRMED IN WRITING. OTHER COMMUNICATIONS SHALL BE
SIMILARLY CONFIRMED ON WRITTEN REQUEST IN EACH CASE.
10. CONTRACTORS AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING
THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY; THAT THIS
REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOTE BE LIMITED TO NORMAL WORKING HOURS; AND THAT THE
CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND THE DESIGNER HARMLESS FROM ANY AND ALL
LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT.
11. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT 1-800-422-4133, 48 HOURS IN ADVANCE OF COMMENCEMENT
OF CONSTRUCTION, FOR EXISTING UTILITY LOCATIONS. ONLY WHEN WORK IS DONE OFF SITE IN THE PUBLIC
RIGHT-OF-WAY.
12. THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM THE BUILDING AT A SLOPE OF NOT
LESS THAN ONE UNIT VERTICAL IN 20 UNITS HORIZONTAL (5%) FOR A MINIMUM DISTANCE OF 10 FEET MEASURED
PERPENDICULAR TO THE FACE OF THE WALL(R401.3)
13. SITE MEASUREMENTS OF THE PROPERTY LINE BOUNDARIES ARE AN ASSUMPTION AND ARE PRESENTED AS IS, WITH NO
GUARANTEE OF ACCURACY OR COMPLETENESS. INFORMATION USED HERE IS CREATED FROM PUBLIC RECORDS AND EXISTING
MAP SOURCES, NOT DIRECTLY FROM FIELD SURVEYS. THE PRECISE LOCATION OF PROPERTY BOUNDARIES MUST BE
DETERMINED BY A LAND SURVEYOR REGISTERED TO PRACTICE IN THE STATE OF CALIFORNIA. PRIOR TO ANY COMMENCEMENT
OF WORK IT IS THE OWNER(S)/CONTRACTOR RESPONSIBILITY TO VERIFY ALL PROPERTY BOUNDARIES THROUGH THE SERVICES
OF A REGISTERED LAND SURVEYOR.
14. DRAFTSTOPS SHALL BE INSTALLED WHEN THERE IS USABLE SPACE BOTH ABOVE AND BELOW THE CONCEALED SPACE OF A
FLOOR/CEILING ASSEMBLY, SO THAT THE AREA OF CONCEALED SPACE DOES NOT EXCEED 1,000 SQUARE FEET AND IS DIVIDED
INTO APPROXIMATELY EQUAL AREAS. DRAFTSTOPPING MATERIAL SHALL BE AS SPECIFIED IN SECTION R302.12.
15. FIREBLOCKING SHALL BE PROVIDED IN ACCORDANCE WITH SECTION R302.11:
A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS
OF STUDS OR STAGGERED STUDS AT THE CEILING AND FLOOR LEVEL, AND AT MAXIMUM 10-FOOT HORIZONTAL
INTERVALS. BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED NONRIGID MATERIALS
SHALL BE PERMITTED FOR COMPLIANCE WITH THE 10-FOOT HORIZONTAL FIREBLOCKING IN WALLS
CONSTRUCTED USING PARALLEL ROWS OF STUDS OR STAGGERED STUDS
B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT
SOFFITS, DROP CEILINGS AND COVE CEILINGS.
C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN.
D. AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN
APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. FOR THE
FIREBLOCKING OF CHIMNEYS AND FIREPLACES, SEE SECTION R1003.19
16. FIREBLOCKING MATERIALS SHALL CONSIST OF ONE OF THE FOLLOWING (R302.11.1)
A. 2-INCH NOMINAL LUMBER
B. TWO THICKNESSES OF 1-INCH NOMINAL LUMBER WITH BROKEN LAP JOINTS.
C. ONE THICKNESS OF 23/32INCH WOOD STRUCTURAL PANELS WITH JOINTS BACKED BY 23/32 INCH WOOD
STRUCTURAL PANELS.
D. ONE THICKNESS OF 3/4-INCH PARTICLE BOARD WITH JOINTS BACKED BY 3/4 INCH PARTICLE BOARD, 1/2 INCH
GYPSUM BOARD OR 1/4 INCH CEMENT-BASED MILLBOARD.
E. BATTS OR BLANKETS OF MINERAL WOOL OR GLASS FIBER OR OTHER APPROVED MATERIALS INSTALLED IN
SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE.
DEFERRED SUBMITTAL 1311 (S.F.D ) OCCUPANCY: R-3/U
- (E) MAIN DWELLING 1,504 S.F.
- (E) GARAGE 422 S.F.
- (E) BUILDING 216 S.F.
TOTAL HABITABLE 1,504 S.F. (GROSS)
TOTAL BUILT 2,142 S.F. (GROSS)
OVERALL TOTAL BUILT 2,142 S.F.
1) REMOVE EX. WALL BETWEEN DINING ROOM
AND KITCHEN
2) REMOVE EX. CLOSET AND LINEN AND CREATE
NEW CLOSET FOR BEDROOM #1
3) PROPOSED NEW KITCHEN CABINETS AND NEW
ISLAND
4) ADDITION UNDER SEPARATE PERMIT
(101119806)
2
NOTE:
DIGITAL STAMPS AND
SIGNATURES
1311 N Towner
12/12/2024
1/4"=1'0"
STRUCTURAL
TITLE SHEET
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11-01-2024
SEISMIC DESIGN DATA
SEISMIC IMPORTANCE FACTOR =1.0
SS = 1.308 S1 =0.466
SITE CLASS = D Fa = 1.20 Fv =1.70
SDS = 1.046 SD1 = 0.559
THE REDUNDANCY FACTOR () =1.3
SEISMIC DESIGN CATEGORY = D
SEISMIC FORCE RESISTING
SYSTEM(s) = -LIGHT FRAMED WALLS
WITH SHEAR PANELS
DESIGN BASE SHEAR
V=0.16 W, (SD) =8.67 k,(SD)
=0.11 W, (ASD)=6.19 k, (ASD)
SEISMIC RESPONCE
COEFFICIENT (s), Cs =0.2 CS=
SDS
/R
1 \
RESPONSE MODIFICATION FACTOR (s), R =6.5
ANALYSIS PROCEDURE USED:
EQUIVALENT LATERAL-FORCE
PROCEDURE
DESING LOADS
ROOF LIVE LOAD =20 psf
ROOF DEAD LOAD =20 psf
STRUCTURAL OBSERVATION
IS REQUIRED FOR THE PROJECT AND SHALL BE PERFORMED BY THE ENGINEER OF RECORD OR HIS DESIGNEE AS FOLLOW:
1 PRIOR TO POURING OF FOUNDATION (INSPECTION OF EXCAVATION, STEEL REINFORCEMENT, ANCHOR BOLTS, AND HOLD-DOWN
BOLTS. CALL PRIOR TO ORDER OF CONCRETE)
2 AT THE COMPLETION OF ROUGH FRAMING
3 WHERE APPLICABLE, AT ERECTION OF STEEL/CONCRETE/MASONRY COLUMNS, BEAMS AND WALLS AND INSTALLATION OF
MANUFACTURED WALLS( SIMPSON WALL OR HARDYFRAME)
4 PRIOR TO PLACEMENT OF ROOFING MATERIALS FOR NAILING OF ROOF SHEATHING.
CONTRACTOR TO REVIEW WITH FRAMING SUBCONTRACTOR THE STRUCTURAL DRAWINGS, THE FLOOR PLANS AND INTERIOR
ELEVATION SHEET AND VERIFY ALL SOFFITS, ARCHES AND SPECIAL FRAMING CONDITIONS AND REPORT TO THE ARCHITECT(s) /
ENGINEER(s) ANY DISCREPANCIES PRIOR TO THE START OF CONSTRUCTION. CONTRACTOR TO CONFIRM BEAM SIZES, CALL OUTS,
SHEAR WALL LOCATIONS. BRING TO THE ARCHITECT(s) / ENGINEER(s) ATTENTION ANY DISCREPANCIES FOUND PRIOR TO START OF
CONSTRUCITON. CONTRACTOR TO SCHEDULE FRAMING WALK-THROUGH WITH ARCHITECT(s) / ENGINEER(s) AFTER FRAMING IS
CONSIDERED COMPLETED AND SHALL NOT COVER WALLS WITH INSULATION OR DRYWALL UNTIL ARCHITECT(s) / ENGINEER(s) HAVE
SIGNED OFF WITH A STRUCTURAL OBSERVATION FORM.
SPECIAL INSPECTION
Shall be performed by special licensed inspector per sec. 1704 C.B.C. at the following times:
ITEM REMARK REQUIRED NOT
APPLICABLE
SOIL COMPLIANCE PRIOR TO FOUNDATION
INSPECTION X
STRUCTURAL CONCRETE OVER 2500PSI OR
STRUCTURAL GRADE BEAM & CAISSONS
@3000PSI MINIMUM
CONTINUOUS INSPECTION BY A DEPUTY INSPECTOR IS
REQUIRED FOR ALL CONCRETE DESIGNED WITH F'C
GREATER THAN 2500PSI
X
FIELD WELDING FIELD WELDING MUST BE DONE BY WELDERS CERTIFIED
BY THE GOVERNING AGENCY
X
IF USED
EXPANSION ANCHORS USE IN INTERIOR FOOTINGS ONLY
SIMP. SET-XP EPOXY FOR BOLTS DRILLED INTO CONCRETE INSTALL PER ICC
ESR-2508 OR LARR 25744
X
IF USED
ANCHORS IN DRY-PACK FOR BOLTS DRILLED INTO CONCRETE INSTALL PER
LARR 24968 X
MANUFACTURED WALLS (SIMPSON STEEL
WALL, HARDY FRAMES
A LICENSED FABRICATOR IS REQUIRED BY THE
GOVERNING AGENCY. CONTINUOUS INSPECTION BY A
DEPUTY INSPECTOR IS REQUIRED FOR ALL
MANUFACTURED WALLS
X
IF USED
STRUCTURAL NOTES
UNLESS OTHERWISE NOTED THE FOLLOWING SHALL APPLY
1 SOIL BEARING VALUE IS ASSUMED 1,500 psf PER TABLE 1806.2 UNLESS A SOILS REPORT STATES OTHERWISE
2 AT ROOF DIAPHRAGM USE 15/32" CD-CC PLY. OR O.S.B. EQ. P.I. 32/16 W / 8d NAILS @ 6" O.C. EDGES & 12" O.C FIELD NO BLKG. REQ
(U.N.O)
3 AT FLOOR DIAPHRAGM USE T & G 5/8" CD-CC PLY. OR O.S.B. EQ. W / 10d NAILS @ 6" O.C EDGES & 12" O.C. FIELD (U.N.O)
*4 AT SHEAR WALL TYPE 4&5 USE 3X NOMINAL FRAMING AT ALL PLYWOOD EDGES WHERE NAILING IS @ 2" O.C. OR LESS
5 BOLT HOLES SHALL BE 1/16" (MAX) OVERSIZED AT THE CONNECTOR OF THE HOLDOWN. INSPECTOR TO VERIFY.
6 HOLDOWN CONNECTORS SHALL BE TIGHTENED JUST PRIOR TO COVERING THE WALL FRAMING.
7 HOLDOWN ANCHOR BOLTS SHALL BE CONNECTED TO WOOD POSTS (4X MIN.)
8 CONNECTIONS AND FASTENERS SHALL COMPLY WITH TABLE 2304.10.2 (SEE DETAIL)
9 AT SHEAR VALUE GREATER THAN 350 PLF USE MIN 3x FRAMING AT ALL PLYWOOD EDGES AND MIN OF 1/2" FROM PANEL EDGE AND
NOT LESS THAN 3/8" FROM THE EDGE OF CONNECTING MEMBERS
10 FOR THE NAILING. 2-2X MEMBERS JOINED W/ 16d NAILS @ 3" O.C. MAY BE USED IN-LIEU OF 3X MEMBER.
11 PROVIDE DBL F/J OR LINE OF FULL HT 2X BLOCKINGS UNDER 2ND FLOOR WALLS
12 FOR ALL PLYWOOD NAILING USE COMMON NAILS STAGGER (WHERE APPLICABLE) AND BLOCK ALL EDGES FOR ALL SHEARWALLS
13 ANCHOR BOLTS TO SILL MUST START MIN 3 " AND MAX 12" FROM SILL END MIN 2 ANCHOR BOLTS PER SHEAR PANNEL
14
15
SAME SIZE A307 THREADED ROD W/HILTI HIT-RE500-SD ADHESIVE ANCHOR MAY BE USED IN LIEU OFANCHOR BOLTS MIN 5"INTO
CONCRETE W/ MIN EDGE DIST. 1 3/4 IN.) INSTALL PER LARR-25700 ESR-2322 OR APPROVED EQUAL. (SPECIAL INSPECTION IS
REQUIRED).
16
IN LIEU OF ANCHOR BOLT HOLD DOWN BOLTS SIMP. SET XP EPOXY MAY BE USED INSTALL PER ICC ESR-2508 OR LARR-25744 MIN
EMBEDMENT INTO CONC. 9-1
2" FOR 5
8 BOLTS 11-1
4" FOR 3
4"BOLTS AND 13-1
8" FOR 7
8" BOLTS (SPECIAL INSPECTION IS REQUIRED )
17 PROVIDE 2 LAYERS OF GRADE "D" PAPER AT EXTERIOR SHEARWALL SHEATHING. MAX STUD SPACING 16" O.C
18 ALL DIAPHRAGM AND SHEAR WALL NAILING SHALL UTILIZE COMMON NAILS OR GALVANIZED BOX.
19 3"X3"X0.229 PLATE WASHERS WITH SLOTTED CUT HOLE PER 2308.3.1.1 ARE REQUIRED FOR ALL HOLD DOWNS CONNECTION TO WOOD
POSTS &SILL PLATE.
FOUNDATION NOTES
UNLESS OTHERWISE NOTED THE FOLLOWING SHALL APPLY
1 ANCHOR BOLTS FOR WALLS SHALL BE 5/8 Ø X 12" LONG EMBEDED 9" MIN INTO FIRST POUR OF ALL CONTINUOUS CONCRETE
FOOTINGS AND SPACED AT 48"O.C MAX WITH PLATE WASHERS 3" X 3" X 0.229" U.N.O.
2 ANCHOR BOLTS SHALL START MIN 4-1/2 " AND MAX 12" OF SILL END WITH MIN 2 BOLTS PER WALL.
3 FOR INTERIOR NON BEARING WALLS SIMP. PDPWL 300 OR APPROVED EQ. @ 24"O.C MAY BE USED IN 4" MIN CONCRETE SLAB AND
MUST BE INSTALLED PER MNFG SPECS IN CONFORMANCE WITH ICC ER-4546.
4 HD'S SHALL BE TIED AND INSTALLED IN PLACE AND INSPECTED PRIOR TO POURING OF CONCRETE. ALL SIMPSON ANCHORS TO BE
INSTALLED PER MNFG SPECS AND IN CONFORMANCE WITH THE LATEST ICC REPORTS.
5 THE CONCRETE COMPRESSIVE STRENGTH OF ALL FOOTINGS AND SLABS SHALL BE A MINIMUM OF F'C=2500 PSI
6 ALL CONTINUOUS CONCRETE FOOTINGS SHALL BE REINFORCED WITH #4 BARS GRADE 60 CONFORMING TO ASTM A-615 ON TOP AND
BOTTOM OF FOOTINGS.
7 INTERIOR SLABS SHALL HAVE MESH REINFORCING CONFORMING TO ASTM A-165 U.N.O.
8 MINIMUM SPLICE FOR REINFORCING STEEL SHALL BE 30 BAR DIAMETER OR 2 FEET
9 SEE 1ST FLOOR SHEARWALL SCHEDULE FOR BOLT SIZES AND MINIMUM SPACING
10 ALL SURFACE WATER SHALL DRAIN AWAY FROM BUILDING AND WALLS AT 2% MINIMUM
11 SAME SIZE HILTI EXPANSION BOLTS 7" INTO FIRST POUR CONC. MAY BE USED IN LIEU OF ANCHOR BOLTS. MIN CONC. EDGE DIST. = 2"
12
SAME SIZE BOLTS 5" MIN. INTO CONC. MAY BE USED W/SIMP. SET XP EPOXY PER ICC ESR-2508 OR RR-25744 WITH MIN CONC. EDGE
DIST 1-3
4" ( SPECIAL INSPECTION IS REQUIRED )
13
FOR HOLD DOWN BOLTS SIMP. SET XP EPOXY MAY BE USED INSTALL PER ICC ESR-2508 OR LARR-25744. MIN EMBEDMENT INTO CONC.
9-1
2" FOR 5
8 BOLTS 11-1
4" FOR 3
4"BOLTS AND 13-1
8" FOR 7
8" BOLTS. ( SPECIAL INSPECTION IS REQUIRED )
14 CONCRETE DRIVEWAYS & OTHER LARGE CONC. SLABS SHOULD HAVE CRACK CONTROL JOINTS @ ± 10' O.C.. SMALL SLABS SHOULD
HAVE CRACK CONTROL JOINTS @ ± 5' O.C.
15 ALL FOUNDATION EXCAVATION ARE TO BEAR IN LIKE MATERIAL
16 ALL SHEAR AND ANCHOR BOLTS WITH NON-STANDARD SPACING ARE TO BE TIED IN PLACE AT FOOTING INSPECTION
17 SATURATE THE SOIL 18" DEEP BEFORE PLACING THE CONCRETE SLAB
18 IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, CONSULT W/SOILS ENGINEER AND/OR ENGINEER OF RECORD.
19 IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILS INVESTIGATION REPORT MAY BE REQUIRED.
ROOF DIAPHRAGM
USE 15/32 CDX APA RATED W/ 8d COMMON NAILS @ 6:6:12 OR
O.S.B. EQ. (TYP.) P.I. 32/16 SEE DETAIL 70/SD3
SHEET INDEX
THE GOVERNING CODES FOR THIS PROJECT ARE:
FLOOR DIAPHRAGM
USE 5/8" MIN. PLY. CD T&G W/ 10d COMMON NAILS @ 6:6:12
OR O.S.B. EQ. (TYP.) P.I. 32/16 SEE DETAIL 70/SD3
FLOOR SLAB
CONCRETE FOOTINGS
USE MIN 2500 PSI AT 28 DAYS WITH 2 -#4 BARS TOP & BOTTOM
RISK CATEGORY =II
FLOOR LIVE LOAD =40 psf
FLOOR DEAD LOAD =12 psf
BALCONY LIVE LOAD =60 psf
WIND DESIGN DATA
BASID WIND SPEED (mph) =110
RISK CATEGORY =II
WIND EXPOSURE =C
INTERNAL PRESSURE
COEFFICIENT =
+0.18
-0.18
FULL LEGEND IS SHOWN FOR REFERENCE ONLY. ONLY
APPLICABLE CALLED OUT PADS ON FOUNDATION PLAN
APPLY.
FULL LEGEND IS SHOWN FOR REFERENCE ONLY. ONLY
APPLICABLE CALLED OUT POSTS ON FLOOR FRAMNG
AND/OR ROOF FRAMING PLAN APPLY.
SHEAR WALL SCHEDULE PER 2021 SDPWS TABLE 4.3A
S.W.
TYPE SHEAR PANEL DESCRIPTION
SHEAR VALUE
# / FT
REDUCED SHEAR
VALUE (# / FT)
TOP PLATETO
BLK'G
OR JOIST
SILL PLATE CONNECTION TO
FLR BELOW OR FOUNDATION
HEIGHT / WIDTH REDUCED
HEIGHT / WIDTH
15/32" CD, CC PLWD (4PLYS) OR O.S.B. EQ. W/ 8d
COMMON NAILS @ 6"O.C. @ BNDRY/EDGES & 12"O.C.
FIELD (FOR BACKING ONLY)
N/A N/A SIMP. A35
@32" O.C.
16d Common Nails @ 4"O.C. for
wood or 5/8" dia x 12" A.B. @ 48"
O.C. W/3"X3"X0.229" Steel plate
washer.
7/8" STUCCO OVER PAPER-BACKED LATH W/11
GAUGE 1-1/2" LONG, 7/16" DIAM HEAD NAIL FURRED
MIN 1/4" @ 6" O.C @TOP & BOTTOM PLATES, EDGE
OF SW & AT ALL STUDS
90
UNBLOCKED
90
BLOCKED
SIMP. A35
@32" O.C.
16d Common Nails @ 4"O.C. for
wood or 5/8" dia x 12" A.B. @ 48"
O.C. 9" min. into conc. and
W/3"X3"X0.229" Steel plate
washer.1 1/2 : 1 2 : 1
15/32" STRUCTURAL I (4PLY) CD, CC-A.P.A. RATED
PLYWD. OR O.S.B. EQ. W/ 8d COMMON NAILS AT
6"O.C. @ EDGES & BOUNDARY AND 12" O.C. ON
FIELD
280 160 SIMP. A35
@16" O.C.
16d Common Nails @ 4"O.C. for
wood or 5/8" dia x 12" A.B. @ 48"
O.C. 9" min. into conc. and
W/3"X3"X0.229" Steel plate
washer.2:1 3 1/2 : 1
15/32" STRUCTURAL I (4PLY) CD, CC-A.P.A. RATED
PLYWD. OR O.S.B. EQ. W/ 10d COMMON NAILS AT
6"O.C. @ EDGES & BOUNDARY AND 12" O.C. ON
FIELD
340 199 SIMP. A35
@12" O.C.
16d Common Nails @ 3"O.C.
staggered for wood or 5/8" dia x
12" A.B. @ 32" O.C. 9"min. into
conc. and W/3"X3"X0.229" Steel
plate washer.2:1 3 1/2:1
15/32" STRUCTURAL I (4PLY) CD, CC-A.P.A. RATED
PLYWD OR O.S.B. EQ. W/ 10d COMMON NAILS AT 3"
O.C. @ EDGES & BOUNDARY AND 8" O.C. ON FIELD.
USE 3X NOMINAL FRAMING @ SILL PLATE & PLWD
EDGES
665 379 SIMP. A35
@6" O.C.
1/4" x6" SDS screews @ 6"O.C.
staggered (Use 3x Blk'g) or 5/8" dia
x 12" A.B. @ 24" O.C. 9"min. into
conc. and W/3"X3"X0.229" Steel
plate washer.2:1 3 1/2:1
15/32" (4PLY) STRUCTURAL I PLWD OR O.S.B. EQ. W/
10d COMMON NAILS AT 3" O.C. @ EDGES &
BOUNDARY AND 8" O.C. ON FIELD. USE 3X NOMINAL
FRAMING @ SILL PLATE & PLWD EDGES
1330 758
SIMP. A35
@6" O.C.
EA. SIDE
1/4" x6" SDS screws @ 3"O.C.
staggered (Use 3x Blk'g) or 5/8" dia
x 12" A.B. @ 12" O.C. 9"min. into
conc. and W/3"X3"X0.229" Steel
plate washer.2:1 3 1/2:1
15/32" (MIN. 4PLY) STRUCTURAL I PLWD OR O.S.B.
EQ. W/ 10d COMMON NAILS AT 2" O.C. @ EDGES &
BOUNDARY AND 8" O.C. ON FIELD. USE 3X NOMINAL
FRAMING @ SILL PLATE & PLWD EDGES
870 496 SIMP. A35
@5" O.C.
1/4" x6" SDS screws @ 4"O.C.
staggered (Use 3x Blk'g) or 5/8" dia
x 12" A.B. @ 12" O.C. 9"min. into
conc. and W/3"X3"X0.229" Steel
plate washer.2:1 3 1/2:1
15/32" (MIN. 4PLY) STRUCTURAL I PLWD OR O.S.B.
EQ. W/ 10d COMMON NAILS AT 2" O.C. @ EDGES &
BOUNDARY AND 8" O.C. ON FIELD. USE 3X NOMINAL
FRAMING @ SILL PLATE & PLWD EDGES
1740 992
SIMP. A35
@5" O.C.
EA. SIDE
1/2" x6" Lag Bolts @ 3"O.C. (Use
3x Blk'g) or 5/8" dia x 12" A.B. @ 6"
O.C. 9"min. into conc. and
W/3"X3"X0.229" Steel plate
washer.2:1 3 1/2:1
USE MANUFACTURED WALL OR APPROVED EQUAL
BY ICC. INSTALL PER MANUFACTURE(S)
RECOMENDATIONS FOR HOLD DOWN AND ANCHOR
BOLTS.
± 1000
PER MFG.
CATALOGUE
PER MFG.
CATALOG
USE MANUFACTURE TEMPLATE
PER MFG. RECOMENDATION
-Anchor bolts shall be connected to sill plate w/ 3-inch by 3-inch by 0.229 inch plate washer (per table 2303.3.11)
* All framing members receiving edge nailing from abutting panels shall not be less than a single 3-inch nominal
member, or two 2-inch nominal members fastened together w/16d face nails @ 3" o.c. wood structual panel joint and
sill plate nailing shall be staggereed in all cases.
* Use 3x sill plate for shear walls with a design load of over 350 plf.
* Special inspection is required for wood diaphrams and shear wall with nailing at 4" on center or less.
* Studs shall be connected to sill/sole plates with 2-16d end nails or 4-16d toe nials.
Δ The sill plate is permitted to be a 2-inch nominal member if the sill plate is anchored by two times the number of
bolts required by deign and 0.229-inch by 3-inch by 3-inch plate washers are used.
Ω Where panels applied on both faces of a wall, panel joints shall be offset to fall on different framing members, or
framing shall 3-inch nominal or thicker at adjoining panel edges and nails on each side shall be staggered.
* * x This type of shear wall is not required based on lateral analysis it is provided as an additional shearwall to
increase the lateral performance of the structure (conservative measure)
X
1
2
3
4
4
4
5
5
5
6
20 ALL SIMPON STRONG TIE HARDWARE MUST BE INSTALLED PER MANUFACTURER'S RECOMMENDATIONS
NOTE: ALL PADS SHALL BE MIN. 24" DEEP UNLESS SPECIFIED
OTHERWISE ON DETAILS A
B
C
D
USE 4" CONC. SLAB. W/ #4 BARS @ 16" O.C. EACH WAY OVER
2" SAND OVER 10 MIL. VISQUEEN OVER 4" MIN.THICK BASE OF
1
2" OR LARGER CLEAN AGGREGATE
REPORT NUMBERS
UNLESS OTHERWISE NOTED THE FOLLOWING SHALL APPLY
PRODUCTS INTERNATION CODE COUNCIL CITY AGENCY
HOLDOWNS ESR-2330 LA RR 25720
ANCHOR BOLTS W/ SIMPSON SET-XP
EPOXY ESR-2508 LA RR 25744
ANCHOR BOLTS W/SIMPSON SET-XP
EPOXY (UNREINFORCED MANSONRY
WALLS)
ESR-2508 LA RR 25744
ANCHOR BOLTS W/ SIMPSON
SET-EPOXY ESR-1772 LA RR 25279
HANGERS ESR-2552 LA RR 25807, LA RR 25800, LA RR 25803
STRAPS ESR-2105 LA RR 25713
LTT-HTT LA RR 25818-IAPMO
COLUMN CAPS ESR-2604 LA RR 25714
HARDY FRAME ESR-2089 LA RR 25759
PARALLAM ESR-1387 LA RR 25202
SDS SIMP. WOOD SCREWS ESR-2236 LA RR 25711
PDPAWL ESR-2138 LA RR 25469
ESR-1161BEARING PLATES (BP), ANCHOR
PLATE (FAP), TENSION TIE (HTT22)
LATERAL TIE PLATE (LTP4)
LA RR 25293
ER-130, ICC-ES AC155
SIMPSON STRONG WALLS ESR-2652
ESR-1679SIMPSON STEEL STRONG WALLS
A34 / A35 ESR-3096 - ER 112
ESR-2330
ESR-2508
ESR-2508
ESR-2611SSTB-SB
SAME SIZE SIMPSON WEDGE ANCHOR MAY BE USED IN LIEU OF ANCHOR BOLTS MIN 7"INTO CONCRETE and FULLY GROUTED CMU
MASONRY OR MIN EDGE DIST. 6 1/2 IN.) INSTALL PER ICC ESR-1396 AND LARR-24682.
1311 N Towner
12/12/2024
UP
UP
UP
UP
1/4"=1'0"
FOUNDATION
& ROOF PLAN
S1
REVISION(S)
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Date:
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1311 N Towner
12/12/2024
REVISION(S)
1
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Date:
Project #:
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N.T.S.
STRUCTURAL
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SN1
1311 N Towner
12/12/2024
REVISION(S)
1
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3
Scale:
Date:
Project #:
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N.T.S.
STRUCTURAL
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1311 N Towner
12/12/2024
1311 N TOWNER ST
SANTA ANA CA 92706
Work Description INTERIOR REMODELING
Code 2022 California Building Code W/ Local
Amendments
Job Number 24-199
Date 24-Jul-24
We are engaged in providing structural calculations and consultation in relation to the above-described
project. We have no authority insofar as contractor or owner’s personnel are concerned. It is solely the
responsibility of the owner and/or contractor to observe all safety ordinances for protection of personnel.
In making use of this document, the contractor/owner agree to hold our company harmless from all costs
of litigation that may arise out of alleged damages or injuries associated with the work defined by this
document.
The designer provided all information regarding this project to our company. We did not make any
inspection or investigation of the site. The calculations and details provided in this document are
applicable only if the information provided to us is adequate and reflective of field conditions. In case of
any discrepancies, please contact us immediately.
MCE2020@GMAIL.COM
Tel: (562) 866-3625
STRUCTURAL CALCULATIONS
Midcities Engineering
9744 Maple St. Suite # 101
Bellflower, CA 90706
www.MidCitiesEngineering.com
Job Address
Responsibility
1311 N Towner
12/12/2024
FOUNDATION ANALYSIS (F)
FOUNDATION ANALYSIS AND DESIGN
SOIL BEARING PRESSURE IS LIMITED TO (PER TABLE 1806.2-UNLESS A SOIL REPORT IS SUBMITTED) :
σ =1500 psf
(IN CASE THE FOOTING DEPTH IS EQUAL TO 24" USE 10% INCREASE)
1- CONTINUOUS FOOTING
UNIFORM LOAD: 12" WIDE =
15" WIDE =
18" WIDE =
2- CONCENTRATED LOAD ON CONTINUOUS FOOTING LOAD CAPACITY
12" WIDE BY 12" BELOW FINISH GRADE
CONCENTRATED LOAD: L = 36 + 3.50
L = 39.5 in
W= 3.5 in L = 39.5 x 12 = 474 in x = LBS
S.F
15" WIDE BY 18" BELOW FINISH GRADE
L = 48 + 3.50
D L = 51.5 in
L = 51.5 x 15 = 772.5 in x = LBS
S.F
L=2*D+W
D= FOOTING HIGHT+6" 18" WIDE BY 24" BELOW FINISH GRADE
L = 60 + 3.50
L = 63.5 in
L = 63.5 x 18 = 1143 in x = LBS
S.F
3- CONCENTRATED LOAD ON PAD FOOTING, LOAD CAPACITY
12" DEEP Pall = 2.25 ft x σ Pall = 4 ft x σ 42" SQ Pall = lb
18SQ Pall = 3375 lb 24SQ Pall = 6000 lb 44" SQ Pall = lb
48" SQ Pall = lb
Pall = 6.25 ft x σ Pall = 9 ft x σ 54" SQ Pall = lb
30SQ Pall = 9375 lb 36SQ Pall = 13500 lb
Pall = 11.11 ft x σ
40SQ Pall = 16665 lb
PAD FOOTING DESIGN:
ASSUME ALLOWABLE SOIL PRESSURE = 1500 PSF PER TABLE 18-1-1
REACTION STATUS FOUND
R CAPACITY
3814 NO FOUND 0.00
3146 NO FOUND 0.00
944 EX. FOUND 3.25
MEMBERS
B1L
A = R/1500 ft2
5.36
PAD NAME
4937.50
8046.88
13096.88
18375
20166
24000
30375
1500 lb/ft
(F1) 24"*24"*24"2.54 S.F
2250 lb/ft
1875 lb/ft
PAD AREA
8.73
3.29
1311 N TOWNER ST. SANTA ANA
8/6/202
SHEET OF CALCULATION
1311 N TOWNER ST SANTA ANA CA PROJECT NAME
SUBJECT
PAD DESIGN
PROJECT NUMBER
ADDRESS
DAT
FOUNDATION ANALYSIS
B2L 0.63 S.F NO PAD
B2R 2.10 S.F (F1) 24"*24"*24"
σ
144
σ
144
σ
144
F1
1311 N Towner
12/12/2024
DATE: 8/23/2023 COMPANY: Mid-Cities Engineering
STRUCALC BUILD: StruCalc Pro DESIGNED BY: Mid Cities Engineers
CUSTOMER: MID-Cities Engineering REVIEWED BY: Mid Cities Engineers
PROJ. ADDRESS: 9744 Maple St Suite 101
Bellflower, CA 90706
PROJECT SUMMARY
Project Name: 24-107 1311 N TOWNER ST. SANTA ANA CA 92706 (5-9-24)
Governing Codes:Building Code: 2021 International Building CodeASCE: ASCE 7-16Steel: AISC 360-16Concrete: ACI 318-19Masonry: TMS 402/602-16
Page 1
2021 International Building Code ASDPROJECT: 24-107 1311 N TOWNER ST. SANTA AN...
Module Location: (B1) 5.25X9.5 PRLLM PSL 2.0E
Module Level: Roof
Module Type: Roof Beam
Material Type: Structural Composite Lumber Weyerhaeuser 2.0E Parallam
PSL
Member Dimensions: (1) 5.25 in. X 9.5 in. X 12 ft
Section Adequacy:34.12%
Controlling Factor: Deflection Y
Module Location: (B2) 5.25X9.5 PARALLAM PSL 2.0E
Module Level: Roof
Module Type: Roof Beam
Material Type: Structural Composite Lumber Weyerhaeuser 2.0E Parallam
PSL
Member Dimensions: (1) 5.25 in. X 9.5 in. X 17.75 ft
Section Adequacy:24.81%
Controlling Factor: Deflection Y
1311 N Towner
12/12/2024
PASS
DATE: 8/23/2023 COMPANY: Mid Cities Engineers
STRUCALC BUILD: StruCalc Pro DESIGNED BY: Mid Cities Engineers
CUSTOMER: MID-Cities Engineering REVIEWED BY: Mid Cities Engineers
PROJ. ADDRESS: 9744 Maple St Suite 101 PROJECT NAME: 24-107 1311 N TOWNER ST. SANTA ANA CA 9...
Bellflower, CA 90706
LEVEL: Roof LOADING: ASD
MEMBER NAME: (B1) 5.25X9.5 PRLLM PSL 2.0E CODE: 2021 International Building Code
MEMBER TYPE: ROOF BEAM NDS: 2018 NDS
MATERIAL: Structural Composite Lumber
Weyerhaeuser 2.0E Parallam PSL (1) 5.25 X 9.5 DRY
(B1) 5.25X9.5 PRLLM PSL 2.0E DIAGRAM
BEAM PROPERTIES
Start (ft): 0 End (ft): 12 Member Slope: 0/12 Actual Length (ft): 12
Area Ix Iy BSW Lams Cfn Kcr
(in²) (in⁴) (in⁴) (lbf/ft) Creep Factor
49.88 375.1 114.56 15.59 1 9 1
STRENGTH PROPERTIES
Fb (psi) Ft (psi) Fv (psi) Fc (psi) Fc⊥(psi) E (psi) x10³ Emin (psi) x10³
Base Values 2900 2300 290 2900 625 2000 1016.535
Adjusted Values 2900 2300 290 2900 625 2000 1017
C M 1 1 1 1 1 1 1
C T 1 1 1 1 1 1 1
Bending Adjustment Factors C V = 1.03C r = 1 Volume factor Is applied on a load combination basis And Is Not reflected in the adjusted values
BEAM DATA
Unbraced Length (ft) Beam End
Span Length (ft) Top Bottom Elev. Diff (ft) CL(Top) CL(Bottom) CL(Left) CL(Right)
1 12 0 12 0 1.00 0.98 1.00 1.00
PASS-FAIL
Shear Stress Y (psi)
Bending Stress Y (psi)
Deflection Y (in)
Bearing Stress (psi)
PASS/FAIL
PASS (68.4%)
PASS (53.3%)
PASS (34.1%)
PASS (61.3%)
MAGNITUDE
114.7
1738.5
0.395 (=L/365)
242.1
STRENGTH
362.5
3720.3
0.600 (=L/240)
625.0
LOCATION (ft)
12
6
6
0
LOAD COMBO
D+Lr
D+Lr
D+Lr
D+Lr
DURATION FACTOR CD
1.25
1.25
1.25
1.25
REACTIONS Units for V: lbf Units for M: lbf-ft
DEAD LIVE ROOF TOTALY axis
A 1954 1860 3814
B 1954 1860 3814
Reaction Location
A B
Page 2
2021 International Building Code ASDPROJECT: 24-107 1311 N TOWNER ST. SANTA AN...
1311 N Towner
12/12/2024
LOAD LIST
Type Name Left Magnitude Right Magnitude Load Start (ft) Load End (ft) Load Type Direction
Uniform (lbf/ft) Uniform 310 310 0 12 RoofLive Y
Uniform (lbf/ft) Uniform 310 310 0 12 Dead Y
Self Weight (lbf/ft) - 15.59 15.59 0 12 Dead Y
Page 3
2021 International Building Code ASDPROJECT: 24-107 1311 N TOWNER ST. SANTA AN...
Member Name: (B1) 5.25X9.5 PRLLM PSL 2.0E 1311 N Towner
12/12/2024
PASS
DATE: 8/23/2023 COMPANY: Mid Cities Engineers
STRUCALC BUILD: StruCalc Pro DESIGNED BY: Mid Cities Engineers
CUSTOMER: MID-Cities Engineering REVIEWED BY: Mid Cities Engineers
PROJ. ADDRESS: 9744 Maple St Suite 101 PROJECT NAME: 24-107 1311 N TOWNER ST. SANTA ANA CA 9...
Bellflower, CA 90706
LEVEL: Roof LOADING: ASD
MEMBER NAME: (B2) 5.25X9.5 PARALLAM PSL 2.0E CODE: 2021 International Building Code
MEMBER TYPE: ROOF BEAM NDS: 2018 NDS
MATERIAL: Structural Composite Lumber
Weyerhaeuser 2.0E Parallam PSL (1) 5.25 X 9.5 DRY
(B2) 5.25X9.5 PARALLAM PSL 2.0E DIAGRAM
BEAM PROPERTIES
Start (ft): 0 End (ft): 17.75 Member Slope: 0/12 Actual Length (ft): 17.75
Area Ix Iy BSW Lams Cfn Kcr
(in²) (in⁴) (in⁴) (lbf/ft) Creep Factor
49.88 375.1 114.56 15.59 1 9 1
STRENGTH PROPERTIES
Fb (psi) Ft (psi) Fv (psi) Fc (psi) Fc⊥(psi) E (psi) x10³ Emin (psi) x10³
Base Values 2900 2300 290 2900 625 2000 1016.535
Adjusted Values 2900 2300 290 2900 625 2000 1017
C M 1 1 1 1 1 1 1
C T 1 1 1 1 1 1 1
Bending Adjustment Factors C V = 1.03C r = 1 Volume factor Is applied on a load combination basis And Is Not reflected in the adjusted values
BEAM DATA
Unbraced Length (ft) Beam End
Span Length (ft) Top Bottom Elev. Diff (ft) CL(Top) CL(Bottom) CL(Left) CL(Right)
1 17.75 0 17.75 0 1.00 0.97 1.00 1.00
PASS-FAIL
Shear Stress Y (psi)
Bending Stress Y (psi)
Deflection Y (in)
Bearing Stress (psi)
PASS/FAIL
PASS (73.9%)
PASS (52.5%)
PASS (24.8%)
PASS (68.0%)
MAGNITUDE
94.6
1765.6
0.667 (=L/319)
199.8
STRENGTH
362.5
3720.3
0.887 (=L/240)
625.0
LOCATION (ft)
0
3.727
7.81
0
LOAD COMBO
D+Lr
D+Lr
D+Lr
D+Lr
DURATION FACTOR CD
1.25
1.25
1.25
1.25
REACTIONS Units for V: lbf Units for M: lbf-ft
DEAD LIVE ROOF TOTALY axis
A 1679 1467 3146
B 551 393 944
Reaction Location
A BLOAD LIST
Type Name Left Magnitude Right Magnitude Load Start (ft) Load End (ft) Load Type Direction
Self Weight (lbf/ft) - 15.59 15.59 0 17.75 Dead Y
Page 4
2021 International Building Code ASDPROJECT: 24-107 1311 N TOWNER ST. SANTA AN...
1311 N Towner
12/12/2024
LINKED LOAD LIST
Type Member Support Left Magnitude Right Magnitude Load Start (ft) Load End (ft) Load Type Direction
Point (lbf)(B1) 5.25X9.5 PRLLM PSL 2.0E B 1953.516 - 3.75 - Dead Y
Point (lbf)(B1) 5.25X9.5 PRLLM PSL 2.0E B 1860 - 3.75 - RoofLive Y
Page 5
2021 International Building Code ASDPROJECT: 24-107 1311 N TOWNER ST. SANTA AN...
Member Name: (B2) 5.25X9.5 PARALLAM PSL 2.0E 1311 N Towner
12/12/2024