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Home My WebLink AboutAgenda Packet_07012019CITY OF SEAL BEACH PLANNING COMMISSION AGENDA Monday,July 1,2019 —7:00 PM City Council Chambers 211 Eighth Street Seal Beach,CA 90740 District 1 —Steve Miller District 2 —Robert Aguilar –Vice Chair District 3 —Michael Thomas District 4 —Patty Campbell –Chair District 5 —Mariann Klinger Department of Community Development Steven Fowler,Interim Community Development Director Amy Greyson,Assistant City Attorney •City Hall office hours are 8:00 a.m.to 5:00 p.m.Monday through Friday.Closed noon to 1:00 p.m. •The City of Seal Beach complies with the Americans with Disabilities Act.If you need assistance to attend this meeting please telephone the City Clerk's Office at least 48 hours in advance of the meeting at (562)431-2527. •Planning Commission meetings are broadcast live on Seal Beach TV3 and on the City's website (www.sealbeachca.gov).Check the SBTV3 schedule for rebroadcast of meeting — meetings are available on-demand on the website. •DVDs of Planning Commission meetings may be purchased from Seal Beach TV3 at a cost of $15 per DVD.Telephone:(562)596 -1404. •Copies of staff reports and/or written materials on each agenda item are available for public inspection in City libraries or on the City website at:http://sealbeachca.suiteonemedia.com/web/home.aspx PLANNING COMMISSION AGENDA INFORMATION SHEET The following is a brief explanation of the Planning Commission agenda structure: AGENDA APPROVAL:The Planning Commission may wish to change the order of the items on the agenda. ORAL COMMUNICATIONS:Anyone wishing to address the Planning Commission on tonight's agenda may do so during this time period.The Planning Commission may also allow the public to address any other matters within the subject matter jurisdiction of the Planning Commission.No action can be taken by the Planning Commission on these communications on this date,unless agendized. CONSENT CALENDAR:Consent Calendar items are considered routine items that normally do not require separate consideration.The Planning Commission may make one motion for approval of all the items listed on the Consent Calendar. DIRECTOR'S REPORT:Updates and reports from the Director of Community Development (Planning and Building Divisions)are presented for information to the Planning Commission and the public. COMMISSION CONCERNS:Items of concern are presented by the Planning Commissioners and discussed with staff. SCHEDULED MATTERS:These items are considered by the Planning Commission separately and require separate motions.These transactions are considered administrative and public testimony is not heard. PUBLIC HEARING ITEMS:Public Hearings allow citizens the opportunity to speak in favor of or against agendized items.More detailed information is found in the actual agenda attached.If you have documents to distribute,you should have enough copies for all Planning Commissioners,City staff,and the public.Please give one to the secretary for the City files.The documents become part of the public record and will not be returned. All proceedings are recorded. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF AGENDA By Motion of the Planning Commission this is the time to notify the public of any changes to the agenda,re-arrange the order of the agenda,and provide an opportunity for any member of the Planning Commission or staff to request an item be removed from the Consent Calendar for separate action. ORAL COMMUNICATIONS At this time members of the public may address the Planning Commission regarding any items within the subject matter jurisdiction of the Commission.Pursuant to the Brown Act, the Commission cannot discuss or take action on any items not on the agenda unless authorized by law.Those members of the public wishing to speak are asked to come forward to the microphone and state their name for the record.All speakers will be limited to a period of 5 minutes. CONSENT CALENDAR CONTINUED ITEMS SCHEDULED MATTERS NEW BUSINESS A.MINOR USE PERMIT (MUP 19-3) 101 A Surfside Avenue Applicant:Otis Architecture Request:Request for a Minor Use Permit (MUP 19-3)to permit a covered roof access structure to exceed the maximum roof height by 4 feet 6 inches on a proposed single family residence in the Residential Low Density (RLD-9)zoning area. Recommendation:After conducting the public hearing and receiving testimony,staff recommends that the Planning Commission adopt the attached Resolution No.19-8 approving MUP 19-3 with conditions. PUBLIC HEARINGS B.CONDITIONAL USE PERMIT (CUP19-4) 15 1st Street Applicant:Beach House LLC Request:Request for a Conditional Use Permit (CUP 19-4)to allow an existing restaurant with an outdoor eating area and an existing type 41 (On-Sale Beer and Wine)alcohol license to upgrade to a Type 47 (On-Sale General)alcohol license, and increase the currently permitted operating hours from 9 a.m to 10 p.m.to the proposed hours of 7 a.m.to 10 p.m.7 days a week.The restaurant is located within the Beach (BEA)zoning area.the Recommendation:After conducting the Public Hearing,staff recommends that the Planning Commission adopt the attached Resolution No.19-7,to approve Conditional Use Permit 19-4 with Conditions. DIRECTOR'S REPORT COMMISSION CONCERNS ADJOURNMENT Adjourn the Planning Commission to Monday,July 15,2019 at 7:00 p.m. PLANNING COMMISSION STAFF REPORT DATE:July 1, 2019 TO:Planning Commission FROM:Steve Fowler, Interim Community Development Director SUBJECT:Request for Minor Use Permit (MUP 19-3) to permit a covered roof access structure to exceed the maximum roof height by 4 feet 6 inches on a proposed single-family residence in Surfside Colony in the Residential Low Density (RLD-9) zoning area. LOCATION:101 A Surfside Avenue APPLICANT:OTIS ARCITECTURE RECOMMENDATION:After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 19-8, APPROVING Minor Use Permit 19-3 with Conditions GENERAL PLAN DESIGNATION: RESIDENTIAL LOW DENSITY ZONE:RLD-9 (RESIDENTIAL LOW DENSITY) SITE DESCRIPTION:ASSESSOR’S PARCEL NUMBER: 178-462-18 LOT AREA: 1,694 sq. ft. GROSS FLOOR AREA: 2,911 sq. ft. SURROUNDING PROPERTIES: NORTH: Residential Low Density (RLD-9) SOUTH: Beach (BEA) EAST: Residential Low Density (RLD-9) WEST: Residential Low Density (RLD-9) ENVIRONMENTAL ASSESSMENT This project is determined to be a Class 3 (New Construction) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the construction of covered roof access structure that exceeds the maximum building height by 4 ft. 6 in. on a proposed single-family residence. LEGAL NOTIFICATION The legal notice of this hearing was published in the Seal Beach Sun Newspaper on June 20, 2019 and mailed to property owners and occupants within a 300’ radius of the subject property on June 20, 2019, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: ANALYSIS The applicant, Otis Architecture, on behalf of the property owners Brian and Christine Leibl, (“the applicants”) filed an application with the Community Development Department for Minor Use Permit 19-3. The subject site is a 1,694 square foot parcel located on the south side of Surfside Avenue within Surfside Colony, a gated private residential community. The lot is currently developed with a two story residence. The existing residence will be demolished in order to construct a new 2,911 square feet three-story residence. The subject site is in the Residential Low Density (RLD-9) zoning area and is surrounded by residential uses. The applicant is proposing to construct a three-story residence with a 1,128 square feet roof top deck and a covered roof access structure which will exceed the maximum roof height by 4 feet 6 inches. The covered roof access structure will measure 8 feet in height, as measured from the roof deck level, and is approximately 5 feet 5 inches in width by 14 feet 11 inches in length at its longest points. The covered roof access structure will include a covered stairwell, and the applicant proposes a smooth stucco coat on the exterior walls to match the proposed finishes on the residence. Seal Beach Municipal Code (SBMC §11.2.05.015.A.6) provides for non-habitable architectural features, such as spires, towers, cupolas, belfries, monuments, parapets, domes, and covered access to open roof decks to exceed the height limit established pursuant to SBMC §11.2.05.015.A.3 (Surfside) up to a maximum of 7 feet, if granted pursuant to a Minor Use Permit approval. The height maximum for structures within Surfside Colony is 35 feet. The maximum height elevation of the proposed covered roof access structure is 4 feet 6 inches beyond the 35 foot height limit, well below the 7 feet maximum projection. The total building height elevation will be 39 feet 6 inches at the peak of the structure. The proposal meets all applicable criteria set forth in the Seal Beach Municipal Code (SBMC §11.2.05.015.A.3 & §11.2.05.015.A.6.c). The covered stairwell will be comprised of roofing materials consistent with that of the remainder of the roof deck and existing structure. The location of the covered access is located along peripheral exterior walls of the structure as required. The structure occupies a minimal proportion of the roof deck and will only exceed the height requirement by 4 feet 6 inches. It should be noted that other properties within Surfside Colony exhibit similar covered stairwell features which exceed the overall height requirement in excess of 4 feet 6 inches. Staff believes that the design and location of the covered roof access structure, as proposed, meets the intent of the Code. CONCLUSION After conducting the public hearing and receiving testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 19-8 approving MUP 19-3 to permit a covered roof access structure to exceed the allowable 35’-0” height limit by 4 feet 6 inches at 101 A Surfside Avenue. Prepared by: Steve Fowler Steve Fowler Interim Director of Community Development Attachments: 1. Resolution No. 19-8 – A Resolution of the Planning Commission of the City of Seal Beach, Approving Minor Use Permit 19-3, to permit a covered roof access structure to exceed the maximum roof height limit by 4 feet 6 inches at 101 A Surfside Avenue. 2.Project architectural plans. -1 of 4- RESOLUTION NO. 19-8 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 19-3 TO PERMIT A COVERED ROOF ACCESS STRUCTURE TO EXCEED THE MAXIMUM ROOF HEIGHT BY 4 FEET 6 INCHES AT A PROPOSED SINGLE FAMILY RESIDENCE AT 101 A SURFSIDE AVENUE. THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. Otis Architecture, on behalf of property owners Brian and Christine Leibl, (“the applicant”) submitted an application to the Community Development Department for Minor Use Permit 19-3. The proposed project would allow for the construction of a covered roof access structure which is a non-habitable architectural feature in excess of the 35-foot height maximum in the Surfside Colony in the Residential Low Density (RLD-9) zoning area. Section 2. This project is determined to be a Class 3 (New Construction) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the construction of covered roof access structure that exceeds the maximum building height by 4 feet 6 inches on a proposed single-family residence. Section 3. A duly noticed public hearing was held before the Planning Commission on July 1, 2019 to consider Minor Use Permit 19-3. At the public hearing, the Planning Commission received into the record all evidence and testimony provided on this matter. The record of the hearing indicates the following: A. The applicant submitted an application to the Community Development Department for Minor Use Permit 19-3 for a proposed project at 101 A Surfside Avenue, Seal Beach, California. B. The applicant is requesting to construct an approximately 5 feet 5 inches by 14 feet 11 inches Covered Roof Access structure that will exceed the height limit by 4 feet 6 inches at 101 A Surfside Avenue. Under the Seal Beach Municipal Code; 7 feet is the maximum height variation permitted beyond the height limit through a Minor Use Permit. C. The subject property is rectangular in shape with a lot area of approximately 1,694 square feet. The property is 25 feet wide by 67 feet 9 inches deep. The site is surrounded by residential uses. D. The proposed covered roof access structure will have roof lines, roofing material, siding and exterior paint that are architecturally compatible with the proposed dwelling. Resolution No.19-8 101 A Surfside Ave -2 of 4- Section 4. Based upon the facts contained in the record, including those stated in the preceding Section of this resolution and pursuant to Chapter 11.5.20 of the Seal Beach Municipal Code, the Planning Commission makes the following findings: A. The proposed structural alterations are consistent with the General Plan. The General Plan specifies that redevelopment in the Surfside Colony is to be compatible with the physical characteristics of its site, surrounding land uses, and available infrastructure. The proposed roof access structure will not change the character of the residence and will be consistent with other properties that have existing access structures projecting more than 4 feet 6 inches above the maximum height. B. The proposed use is allowed within the applicable zoning district with use permit approval and complies with all other applicable provisions of the Municipal Code. The subject site is located within the Surfside RLD-9 zone, an area where the Seal Beach Municipal Code Section 11.2.05.015.A.3 allows a maximum projection of 7 feet beyond the height maximum for non-habitable architectural features subject to approval of a Minor Use Permit. The proposed covered roof access structure will exceed the 35-foot height limit by 4 feet 6 inches. C. The proposed use, as conditioned below, will be located on a site that is physically adequate for the type, density, and intensity of use being proposed, including provision of services, and the absence of physical constraints. The subject site is proposed to be developed with a three-story single family residence with a roof deck. The proposed covered roof access structure will not add habitable space and will remain consistent with development standards set for the Surfside RLD-9 zone. D. The location, size, design, and operating characteristics of the proposed use, as conditioned below, will be compatible with and will not adversely affect uses and properties in the surrounding neighborhood. The subject site is located within the Surfside RLD-9 zone, which consists of properties developed as single family residences. Roof decks and covered roof access structures are common non-habitable architectural features associated in this zoning district. The property is proposed to be used as a single family residence which is consistent with the surrounding area. E. The establishment, maintenance, and operation of the proposed use will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The proposed covered roof access structure will not increase bedrooms or habitable space to the residence. The subject site is proposed to operate as a residential property, which is consistent with the uses in the surrounding neighborhood. F. The proposed non-habitable architectural feature, as conditioned, is architecturally consistent with the proposed structure, with roof pitch, roof materials and siding is architecturally compatible with that of the remainder of the structure. The applicant will use the same finishes and materials as proposed for the new structure. Resolution No.19-8 101 A Surfside Ave -3 of 4- G. The covered stairwell to the open roof deck is located along the peripheral exterior wall of the building structure. The proposed structure will appear to be an integral part of the proposed residence. H. The covered access structure will exceed the maximum height limit by only 5 feet 4 inches. Similar structures exist within the Surfside RLD-9 zone that project more than 5 feet 4 inches above the height limit. The access structure is consistent with the character and integrity of the neighborhood. The structure will not significantly impair the primary view of surrounding properties located within 300 feet because the surrounding area has existing covered roof access structures that exceed the 35 foot height maximum. Section 5. Based on the foregoing, the Planning Commission hereby approves Minor Use Permit 19-3 to allow for the construction of a covered roof access structure which is a non-habitable architectural feature in excess of the 35-foot height maximum in the Surfside Colony in the Residential Low Density (RLD-9) zoning area, subject to the following conditions: 1. Minor Use Permit 19-3 is approved for the construction of a non-habitable architectural feature for a Covered Roof Access Structure that is 4 feet 6 inches in excess of the 35-foot height limit at 101 A Surfside Avenue, Seal Beach. 2. All construction shall be in substantial compliance with the plans approved through Minor Use Permit 19-3. All new construction shall comply with all applicable sections of the City’s Zoning Code. 3. There shall be no habitable space permitted within the Covered Roof Access Structure. 4. Roof pitches and exterior finishes of the Covered Roof Access Structure shall be compatible with the proposed roof pitches and exterior finishes. 5. Building permits shall be obtained for all new construction requiring such permits. 6. Applicant shall obtain California Coastal Commission approval prior to building permit issuance. 6. This Minor Use Permit shall not become effective for any purpose unless an “Acceptance of Conditions” form has been signed, notarized, and returned to the Community Development Department; and until the ten (10) day appeal period has elapsed. 7. The applicant shall indemnify, defend and hold harmless City, its officers, agents and employees (collectively “the City” hereinafter) from any and all claims and losses whatsoever occurring or resulting to any and all persons, firms, or corporations furnishing or supplying work, services, materials, or supplies in connection with the performance of the use permitted hereby or the exercise of the rights granted herein, and any and all claims, lawsuits or actions arising from the Resolution No.19-8 101 A Surfside Ave -4 of 4- granting of or the exercise of the rights permitted by this Minor Use Permit, and from any and all claims and losses occurring or resulting to any person, firm, corporation or property for damage, injury or death arising out of or connected with the performance of the use permitted hereby. Applicant’s obligation to indemnify, defend and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits or actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys’ fees in any such lawsuit or action. PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Seal Beach at a meeting thereof held on the 1st day of July, 2019 by the following vote: AYES: Commissioners _________________________________________ NOES: Commissioners _________________________________________ ABSENT: Commissioners _________________________________________ ABSTAIN: Commissioners _________________________________________ _________________________________ Patricia Campbell Chairperson ATTEST: _________________________________ Steve Fowler Planning Commission Secretary Revisions:By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:46:55 AM0T-1APPLICABLE CODES:2016 CALIFORNIA RESIDENTIAL2016 CALIFORNIA PLUMBING CODE2016 CALIFORNIA MECHANICAL CODE2016 CALIFORNIA ELECTRICAL CODE2016 CENERGY CPDE AND 2010 TITLE 242016 CA RESIDEN. CODE2016 GREEN CODEREGULATIONS AND CITY ORDINANCESNOTE:EXCESS OR WASTE CONCRETE MAY NOT BE WASHED INTO THE PUBLIC WAY OR ANY OTHER DRAINAGE SYSTEM. PROVISIONS SHALL BE MADE TO RETAIN CONCRETE WASTES ON SITE UNTIL THEY CAN BE DISPOSED OF AS SOLID WASTE.NOTE:SEPARATE PERMIT(S) IS/ARE REQUIRED FOR ACCESSORY BUILDING, PATIO COVERS, WALLS, SWIMMING POOLS, RETAINING WALL DEMOLITON, ETC.NOTE:ARCHITECT SHALL NOT BE RESPONSIBLE FOR COMPLETENESS OF DRAWINGS FOR BIDDING PURPOSED PRIOR TO ISSUANCE OF BUILDING PERMITS.NOTE:SEPARATE PERMIT SHALL FIRST BE OBTAINED FROM THE CITY PUBLIC WORKS DEPARTMENT PRIOR TO PLACEMENT OF ANY CONSTRUCTION MATERIALS OR EQUIPMENT IN THE PUBLIC WAY. NOTE:SEDIMENTS AND OTHER MATERIALS MAY NOT BE TRACKED FROM THE SITE BY ANY VEHICLE TRAFFIC. THE CONSTRUCTION ENTRANCE ROADWAYS MUST BE STABILIZED SO AS TO INHIBIT SEDIMENTS FROM BEING DEPOSITED INTO THE PUBLIC WAY. ACCIDENTAL DEPOSITIONS MUST BE SWEPT UP IMMEDIATELY AND MAY NOT BE WASHED DOWN BY THE RAIN OR OTHER MEANS.NOTE:THE ISSUANCE OF A PERMIT SHALL NOT PREVENT THE BUILDING OFFICIAL FROM REQUIRING THE CORRECTION OF ERROR ON THESE PLANS OR FROM PREVENTING ANY VIOLATION OF THE CODES ADOPTED BY THE CITY. RELEVANT LAWS, ORDINANCES, REULES, AND/OR REGS.NOTE:SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT (SCAQM) SHALL BE NOTIFIED IN ACCORDANCE WITH CA STATE LAW PRIOR TO START OF ANY DEMOLITION, ADDITION AND/OR REMODEL WORK. THE SCAQM DISTRICT OFFICE IS LOCATED AT 21865 COPLEY DR. DIAMOND BAR, CA. PHONE (909) 296-2000BE ADVISED: SCAQM MAY REQUIRE A 10-DAY WAIT PERIOD PRIOR TO START OF WORK.NOTE:ALL WORK SHALL CONFORM TO ALL REQUIREMENTS OF STATE OF CALIFORNIA TITLE 24 REGARDLESS OF INFORMATION INDICATED ON THESE PLANS. IT IS THE RESPONSIBILITY OF THE INDIVIDUAL SUPERVISING THE CONSTRUCTION TO ENSURE THAT THE WORK IS DONE IN ACCORDANCE WITH CODE REQUIREMENTS PRIOR TO REQUESTING INSPECTION.NOTE:AT TIME OF PERMIT ISSUANCE, CONTRACTOR SHALL SHOW THEIR VALID WORKERS COMPENSATION INSURANCE CERTIFICATE.NOTE:STOCKPILES OF EARTH AND OTHER CONSTRUCTION RELATED MATERIALIS MUST BE PROTECTED FROM BEING TRANSPORTED FROM THE SITE BY FORCES OF WIND AND WATER.NOTE: TRASH AND OTHER CONSTRUCTION RELATED SOLID WASTES MUST BE DEPOSITED INTO A COVERED RECEPTACLE TO PREVENT CONTAMINATION OF RAINWATER AND DISPERSAL BY WIND.NOTE:FUELS, OILS, SOLVENTS, AND OTHER TOXIC MATERIALS MUST BE STORED IN ACCORDANCE WITH THEIR LISTING AND ARE NOT TO CONTAMINATE THE SOIL AND SURFACE WATER. ALL APPROVED STORAGE CONTAINERS ARE TO BE PROTECTED FROM THE WEATHER. SPILLS MUST BE CLEANED UP IMMEDIATELY AND DISPOSED OF IN A PROPER MANNER. SPILLS MAY NOT BE WASHED INTO THE DRAINAGE SYSTEM. DESCRIPTIONMIN. FRONT SETBACK4'-0"4'-4"MIN. REAR SETBACK0'-0"0'-0"MIN. SIDE SETBACK3'-0"3'-0"MAX. HEIGHT35" AT CENTER OF PROPERTY31'-6"PROPERTY DEVELOPMENT STANDARDSREQUIREDPROVIDEDLeibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Title SheetLEIBL RESIDENCE101 Surfside Ave. #A Surfside, CA 90743APN: 178-462-18PROJECT INFORMATION:BUILDING CODE DATA:USE: SFR OCCUPANCY TYPE: R-3/UCONSTRUCTION TYPE: NEWFIRE SPRINKLERS: YESSTORIES: 3LOT INFORMATION:ZONING: RLD-9LOT AREA: 1694 SFSCOPE OF WORK:COMPLETE DEMO OF EXISTING STRUCTURE AND NEW CONSTRUCTION OF RESIDENTIAL HOME SQUARE FOOTAGESFIRST FLOOR: 704 SFSECOND FLOOR: 1,097 SFTHIRD FLOOR: 1,110 SFGARAGE: 396 SFBALCONIES/DECKS 1,460 SFBEDROOMS AND BATHROOMS:TOTAL BEDROOMS: 4TOTAL BATHROOMS: 4 FULL, 1 HALFTOTAL HABITABLE: 2,911 SFVICINITY MAP:CONTACT INFORMATION:ARCHITECTOTIS ARCHITECTUREKAREN OTIS909 ELECTRIC AVE. STE 207SEAL BEACH, CA 90704714. 846. 0177BRIAN AND CHRISTINE LEIBL101 SURFSIDE AVE. #A SURFSIDE, CA 90743562. 244. 1187CLIENTJONES-CAHL & ASSOCIATES18090 BEACH BLVD. #12HUNTINGTON BEACH, CA 92648714.848.0566CIVIL ENGINEERCASTILLO ENGINEERING1205 PINE ST. #201LONG BEACH, CA 90813REP. MARGARITO CASTILLOSTRUCTURAL ENGINEERENERGY CODE WORKS2600 MICHELSON DR. #1700800. 700. 0131REP: MARK MADISONTITLE 24ASSOCIATION NOTES1) SCAFFOLDING: IF ANY SCAFFOLDING SHALL BE ERECTED AT A RESIDENCE, FOR ANY REASON, THEN THE SCAFFOLDING, FROM TOP TO BOTTOM, SHALL BE WRAPPED BY A GREEN MESH FABRIC CUSTOMARILY USED FOR PURPOSES OF CONTAINING DEBRIS, OVERSPRAY, PAINT CHIPS, PLASTERS ETC. ON THAT RESIDENCE. THE FABRIC SHALL BE ATTACHED TO THE SCAFFOLD IN A MANNER THAT MINIMIZES ANY GAPS IN THE FABRIC AND DOES NOT HAVE ANY LOOSE FLAPS. THE FABRIC SHALL BE MONITORED TO MAINTAIN A TIGHT ENCLOSURE AT ALL TIMES. THE SCAFFOLD SHALL BE ERECTED ON THE RESIDENCE'S PROPERTY ONLY, NOT SURFSIDE COLONY'S PROPERTY AND INSIDE THE WHITE PARKING LINES TOWARDS THE HOUSE, AND SHALL NOT INTERFERE WITH THE GUTTER AND DRAINAGE SYSTEMS.2) A SEPARATE PERMIT IS REQUIRED FOR DECK WORK WITH SURFSIDE COLONY, LTD. AS CO-APPLICANT.3)MAXIMUM BUILDING HEIGHT SHALL BE 35'-0" AS MEASURED FROM THE CROWN OF THE ADJACENT STREET AT THE CENTER OF THE SUBJECT PROPERTY PER SECTION 11.2.0.015SHEET INDEXTITLE SHEET 0T-1GENERAL NOTES 0T-2SITE PLAN A-1.1FLOORPLAN A-1.2FLOORPLAN II A-1.3EXTERIOR ELEVATIONS A-2.1EXTERIOR ELEVATIONS II A-2.2BUILDING SECTIONS A-3.1BUILDING SECTIONS II A-3.2INTERIOR ELEVATIONS A-4.1INTERIOR ELEVATIONS II A-4.2INTERIOR ELEVATIONS III A-4.3WINDOW AND DOOR SCHEDULE A-5.1ELECTRICAL PLANS A-6.1ELECTRICAL PLANS A-6.2DETAILS D-1DETAILS D-2 Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:46:55 AM0T-2DIVISION 1 - GENERAL REQUIREMENTS:1-A. ARCHITECT'S STATUS:The Architect does not guarantee the Contractor's performance, and no provisions of the contract documents shall relieve the Contractor from any liability due to negligence, incompetence or errors of omissions or commission of the Contractor.The drawings and specifications represent the finished structure. The design adequacy and safety of erection, bracing, shoring, temporary supports, etc. is the sole responsibility of the Contractor, and has not been considered by the Architect or the Structural Engineer. The contractor is responsible for the stability of the structure prior to the application of all shear wall, roof and floor diaphragms and finished materials. He shall provide the necessary bracing to provide stability prior to the application of the aforementioned materials.Observation visits to the job site by the Architect do not include inspection of construction procedures. The Contractor is solely responsible for all construction methods and for safety conditions at the worksite. These visits shall not be construed as continuous and detailed inspections.Design, materials, equipment and products other than these described below or indicated on the drawings may be considered for use, provided prior approval is obtained from the Architect and applicable governing code authority.On site verification of all dimensions and conditions shall be the responsibility of the Contractor. Written dimensions shall take precedence over scaled dimensions, existing dimensions take precedence over written dimensions.1-B. CODESAll codes having jurisdiction shall be observed strictly in the construction of the project including all applicable state, city, and county building, zoning, electrical, mechanical, plumbing and fire codes. The Contractor shall verify all code requirements before the commencement of construction and bring any discrepancies between code requirements and the construction documents to the attention of the Architect.1-C. ERRORS AND OMISSIONS:Errors, omissions, or conflicts which may occur in Construction Documents shall be brought to the attention of the Architect in writing and written instructions shall be obtained before proceeding with the work. The Contractor will be held responsible for the result of any errors, discrepancies, or omissions of which the Contractor failed to notify the Architect before construction and/or fabrication of the work.1-D JOB CONDITIONS:The Contractor and Subcontractor shall verify all dimensions and job conditions at the job site sufficiently in advance of work to be performed to assure the orderly progress of the work. The Architect shall be notified of any discrepancy.DIVISION 2 - SITE WORK2A. DEMOLITION:Contractor to complete all demolition work as shown on the drawings. Cap, terminate, and reconnect plumbing and electrical utilities impacted by demolition work. Execute all demolition work in an orderly manner with due consideration for any existing structures, including any parts of the surrounding area which are to remain. Barricade and cover as necessary to protect pedestrians, workmen, and adjacent properties. Protect any existing active service lines, indicated or not. Back fill any trenches caused by demolition work. Contractor to maintain cleanliness and security on site.2-B SOILS AND FOUNDATION:Perform all work in this section in conformance with the soils figures and/or reports approved by the Building Department. The location of and protection of all utilities is the Contractor's responsibility.DIVISION 3 - CONCRETEIt shall be the responsibility of the Contractor to locate all existing utilities whether shown hereon or not and to protect them from damage. The contractor shall bear all expense of repair or replacement in conjunction with the prosecution of this work.3-A. FOUNDATION:Location of construction or pour joints must be approved by the Structural Engineer. All pipes or ducts through concrete shall be sleeved. Pipes or ducts exceeding one third the slab or wall thickness shall not be placed in structural concrete unless specifically detailed by Structural Engineer. Foundation below ground shall be made watertight and damp proof. Refer to structural drawings for details and specifications.3-B WORKMANSHIP:All work shall comply with the requirements set forth in the "Manual of Standard Practice for Detailing Reinforced Concrete Structures," published by the American Concrete Institute except where more exacting requirements are specified in the Construction Documents.1. All bending of reinforced steel shall conform to the latest edition of the Uniform Building Code.2. Anchor Bolts shall be manufactured of ASTM A307 steel and placed per Engineer's specifications.DIVISION 4 - MASONRY:4-A. GENERAL:Provide labor, materials, equipment, and other services to complete masonry where indicated on drawings. Walls shall be straight, plumb, and true, with all courses true to line and level, to dimension shown. Cells shall be filled solid with grout as indicated. Blocks shall be laid up with waterproof Type M or S mortar. Clean units before replacing. Use masonry saw for cutting.DIVISION 5 - METALS5-A. WORKMANSHIP:All work shall comply with A.I.S.C. Manual of Steel Construction, latest edition. Welding to be done per American Welding Society Structural Weld Code. All field welding shall be performed by a county or city approved welder and inspected and approved by a deputy inspector.5-B. MISCELLANEOUS ITEMS:Miscellaneous metal items and their related components are not necessarily individually described. The most important and those requiring detailed description are specified. Miscellaneous items not described shall be furnished and installed in accordance with the intent of the drawings and specifications and as required to complete work. Shop drawings to be submitted for Architect's approval prior to fabrication.DIVISION 6 – WOOD6-A. ROUGH CARPENTRY:1. All structural lumber shall be grade marked and conform with the standard grading and dressing rules of the Western Wood Products Association.2. All wood resting on concrete or within 6 inches of finish grade shall be pressure treated Douglas Fir. 3. Fireblocking: Fire block stud walls and partitions (including furred spaces) at the floor, ceiling, soffit, and at mid-height of walls over 0'-0" in height.4. Roof Sheathing: 1/2"CDX Plywood Index 3224 PS 1-95. Nail with 10d nail at 6" OC at intermediate supports. Lay panels with face grain across supports. Stagger panel joints. Nailing shall be inspected prior to covering.5. Blocking: Provide 2X solid blocking between joist or rafters at all supports.6. Wood Trusses: It shall be the responsibility of the manufacturer to obtain Building Department approval of Calculations and shop drawings prior to fabrication. The manufacturer shall be an Approved Fabricator, as currently listed by ICBO. Trusses shall be designed in accordance with the latest Building Code for all loads imposed, including lateral loads and mechanical equipment loads. 7. New subfloor to be 1-1/8"plywood unless remodel condition does not permit.6-B. MILLWORK:Manufacture millwork and casework per Manual of Millwork Institute of California, custom grade unless noted otherwise. Install all shelving, casework, millwork, doors, hardware, railing, trim, counters, utility backboards and other finish carpentry. All maple cabinets and surfaces to be sealed prior to stain or color lacquer in order to prevent irregular color absorption into wood.6-C. CABINETS:1. 3/4 " Solid wood (see plans for wood specification)2. Melamine cabinet interior3. Concealed European hinges4. 5mm holes at sides of cabinets for adjustable shelves.5. 9-ply maple at drawers with lock joints and European side guides.6. Melamine and alder at pull-out trays with European side guides.7. Alder interior pull-out trash tray with drop-in 32 qt. trash can pull extension guides.Cabinet fabricator to submit shop drawings prior to fabrication. Verify all dimensions and finishes with owner.DIVISION 7 - THERMAL AND MOISTURE PROTECTION7-A. ROOFING:Shall be installed per CBC and in accordance with the manufacturer's listing. Refer plans for manufacturer.7-B. SHEET METAL:Verify all dimensions shown on drawings by taking field measurements; proper fit and attachment on all parts is required. All work included in this section shall be performed in accordance with the recommendation contained in the latest edition of the manual "Suggested Specifications for Architectural Sheet Metal Work," published by the Sheet Metal and Air Conditioning Contractor's National Association.7-C INSULATION:Shall be provided and installed per Title 24, California Administrative Code. Dwelling units shall receive a minimum of R19 blanket insulation at roofs and R11 at walls. Unless noted otherwise, provide thermal insulation in all exterior and interior stud walls and ceilings, extending full height of walls, fitted tightly between studs.DIVISION 8 - DOORS AND WINDOWS8-A. WOOD DOORS:All doors shall comply with the requirements of the woodwork Institute of California, standard grade (CBC) : Title 24, California Administrative Code.8-B. DOORS AND WINDOWS:All exterior windows and glass door shall comply with T-24 calculations: Refer to T-24 Report. Finish per owner's specifications. Caulk at exterior. Provide aluminum framed fiberglass screen at each open vent. Glazing shall be sized per U.B.C. Tempered glass shall be installed when required by CBC8-C. SECURITY:1. Exterior doors and their hardware shall conform to the security provisions of the applicable chapter of CBC and local city codes.2. All exterior doors and lower leaf of Dutch door shall have dead bolt and dead locking latch, both key operated from the outside. Deadbolts shall have a hardened insert with 1" min. throw and 5/8" min. embedment into jamb. Inactive leaf shall have flushbolts top and bottom with 1/2" embedment exterior door hinge pins shall be non-removable.3. Overhead and sliding doors shall be secured with a cylinder lock padlock with hardened steel shackle or slide bolt.DIVISION 9 - FINISHES9-A. GYPSUM DRYWALL CONSTRUCTION:1. Scope: Furnish and install all gypsum wallboard work complete.2. Standards: a.All work and materials shall comply with the applicable chapter of CBC. b.All work and materials shall comply with American Standard Association's "Specification for Gypsum Wallboard Finishes".3. Materials: a.5/8" gypsum wallboard typical throughout. b.5/8" gypsum wallboard "greenboard" typical at all plumbing walls. c.Tape and Compound: As recommended by gypsum board Manufacturer. d.Attachments: Screw attachments per code.4. Installation: Installation and finishing shall conform to American Standard A97.1- 65 and as specified herein: a.Wallboard: Apply wallboard first to ceilings and then to walls, horizontally. Use board of maximum practical lengths and stagger end joints. Apply metal edge trim to all exposed gypsum board edges and outside corners. b.Finishing: Tape and finish joints, corners and edges in accordance with Manufacture's recommendations. Leave surfaces smooth, free of visible joints, nail holes and sanding marks. c.Finish Textures: Smooth no texture- feather all joints with special care. d. All Slate and/or Stone: Clean and seal prior to grouting.9-B.STUCCO:1. Reference Specifications: Lathing materials and their application and plaster materials and their application shall be in strict accordance with the applicable sections for Lathing, Furring and Plastering of the National Gypsum Association.2. Building Paper: Install Type 15 felt or other approved. Under exterior trim and siding apply so as to form a watertight membrane. Overlap each course below 2 inches minimum horizontal joints and 6 inches minimum at vertical joints.3. Flashing at Wall Penetrations: Install sisalkraft paper as flashing in a weatherboard fashion. Slip window under horizontal head sisalkraft and secure metal window and door fin over sealant on interface of fins at side and bottom. Note: Provide a bead of Butyl sealant on interface of fins at side and bottom, also exterior face of top fin, before inserting metal frames. 9-C. PAINTING:1. Application of paint or other coating shall be in strict accordance with manufacture's directions. Ready-mixed paint shall not be thinned, except as permitted in the application instructions.2. Top and bottom of all doors to be sealed and painted.3. All surfaces to be finished shall be clean and free of foreign materials (dirt, grease, asphalt, rust, etc.)4. Application shall be in a workmanlike manner providing a smooth surface. Application rate shall be that recommended by the manufacturer. Application may be by brush or roller or by spray if paint is formulated for spray application.5. All stucco finish to be painted with elastomeric paint or equivalent.6.Exterior wood to be properly flashed and caulked, and all nail and staple holes filled.7. All exposed paint grade wood to have 2 coats of primer and 2 coats of acrylic paint finish unless otherwise specified. All stain grade wood to be filled, sanded, and sealed with specified stain and finish. All interior wood to be sprayed, all other rolled or brushed.8. All metal surfaces and joints to be sealed prior to paint. All exposed metal to be properly primed with red- oxide. Apply 2 coats of paint and 1 coat of clear sealer.DIVISION 11 - EQUIPMENT (APPLIANCES)11-A. MEASUREMENTS:Verify all dimensions shown on the Drawings by taking field measurements; proper fit and attachment of all parts is required. Notify Architect if any discrepancies appear.DIVISION 15 - MECHANICAL: 15-A. HEATING:1. Rules and Regulations: All work and materials shall be in full accordance with the latest federal, state, and local codes and regulations. Nothing in these plans or specifications shall be construed to permit work not conforming to these codes.2.Materials and Equipment: Ductwork shall comply with the minimum weight standards as set forth in the California Building Code and the return ducts shall be galvanized sheet metal. Ducts and fittings shall be insulated with fiberglass. Provide automatic fire dampers where required.3. Fabrication and Installation : Furnace closets shall be sized to provide per CBC clearances from furnace unit at sides, front, rear, and other requirements per CBC and local codes.15-B. VENTILATION:1. Rules and Regulations: All work and materials shall be in full accordance with the latest CBC and local codes.2. Materials and Equipment: Provide mechanical exhaust ventilation, five air changes per hour for bathrooms containing a bathtub or shower or combination thereof, laundry rooms and similar rooms. Two air changes per hour are required in all guest rooms, habitable rooms and public corridors. Bathrooms which contain only a watercloset or lavatory or combination thereof may be ventilated with an approved mechanical recirculating fan or similar device designed to remove odors.15-C. PLUMBING:1. Copper to Steel Connections: All copper pipe connections to ferrous piping shall be made with dielectric coupling or isolation flanges. All waste lines between floors to be cast iron.2. Waste and Vent Systems: All soil, waste, and vent piping shall be approved ABS or cast iron. All horizontal plumbing between floors to be cast iron. All piping shall be sized as r equired by CBC or local codes. Cleanout locations shall be located in least visible areas. Provide cleanouts as required by CBC. Waste lines adjacent to living areas shall be cast iron for noise abatement.3. Domestic Water Piping System: All water supply lines shall be copper. Type L below slab and Type M above slab. Not fitting shall occur below slab. All hot water lines to be properly insulated.4.Water Heating System: Furnish, install and connect piping and equipment required to complete the water heating system.5. Domestic Gas Service: Provide gas line to gas-fired equipment including water heater, pool equipment, furnaces. Plumbing to be recessed in wall.6. Plumbing Fixtures and Equipment:a.General: Furnish and install all fixtures and equipment shown on the drawings or specified herein. All exposed brass tubing supplies, cast brass traps, hose bibs, waste pieces and other brass trim shall be heavily polished chrome plated. Finish all piping through walls, floors or ceiling with chrome plated wall flanges or escutcheons.b. Compression stops, strainers, tall pieces, trim etc., are included to make a complete fixture, whether or not specified. Provide approved one-piece waste overflow and trap unit with glued fittings at tubs.c. Galvanized pipe shall not be used for waste or water supply.d. Water supply lines shall be installed with approved anti-sound devices where required.DIVISION 16 - ELECTRICAL:16A.-GENERAL:Electrical system layouts are generally diagrammatic, location of outlets and equipment is approximate. Exact routing of wiring, location of outlet to be governed by structural conditions and constructions. Wiring for equipment requiring maintenance and inspection to be readily accessible.1. Conduit piping located within planting areas shall be placed a minimum of 18 inches below finished grades.2. Labeling: All electrical equipment, main and sub-panel breakers and time clock controls shall be properly labeled.3. Materials: Materials and equipment shall be new and listed by Underwriter's Laboratories Inc., and bear their label wherever standards have been established and their service is regularly furnished. All electrcal equipment shall be listed, labeled, and installed as per a recognized electrical testing labs standards.4. Miscellaneous Electrical Notes:a. Verify and locate receptacles prior to installation of drywall.b. Install receptacles at 1'-0" to center line above finish floor unless otherwise noted.c. Install light swiches at 3'-8" to center lines above finish floor unless otherwise noted.d. All swiched outlets shall be one-half hot.e. Locate receptacles in accordance with California Building Code.f. All exterior outlets, outlets in garages, outlets in bathrooms and outlets within 6 feet of kitchen sink or utility sink shall be a ground fault interrupter (or GFI).g. All switches and outlets to be Decora unless otherwise specified.h. All recessed down lights to be HALO unless otherwise specified.16-B. SOUND SYSTEM:Confirm with Owner sound system location, wiring and components, include into bids as directed.16-C. SECURITY SYSTEM:Confirm with Owner security system location, wiring and components, include into bids as directed.ROOF DECK SURFACINGFLOOR DRAINS -Note to Specifier: Floor drains, clean-outs, etc. should be of the "floor-flange" type as manufactured for use with composition floors by most major drain manufacturers. Drain flange shall be finished flush with substrate.SHEET METAL FLASHING-Note to Specifier: Sheet metal flashing shall be minimum 26 gauge galvanized. All joint or seems shall be overlapped approx. 3" and caulked with Dex-O-Tex Elastex 500 flashing paste or approved equal.PLYWOOD SUBSTRATE INCLUDING FRAMING AND BLOCKING-Note to Specifier: Plywood shall be a minimum 5/8" (preferably 3/4 inch) exterior grade plugged and sanded or filled with Dex-O-Tex G-26 Underlayment. Plywood shall be supported 16" on center and properly blocked. Plywood shall be attached with either screws, screw type or ring shank nails.SLOPE FOR DRAINAGE-Note to Specifier: Slope of 1/4 inch per horizontal foot to drain is recommended. A slope to drain of less than 1/4 inch per horizontal foot may result in water ponding on the deck surface and must be designed to show that adequate slope exists to prevent ponding. This can be provided for in the substrate or by application of Dex-O-Tex G 26 Underlayment. Care must be taken to provide adequate elevation at thresholds to provide proper slope to drain.General NotesLeibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743 N25' - 0"63' - 5"3' - 0"3' - 0"S. SURFSIDE AVE.BEACH01A-2.102A-2.104A-2.203A-2.2SETBACKSETBACKENTRY0'-0" SETBACK25'- 0" LOT WIDTH67' - 5"4' -0" REQUIRED SETBACK1/4" per ft. slope1/4" per ft. slopeD-119D-2200144' - 6 1/2"01301501501501667'- 9" LOT LENGTH4'- 4" PROVIDED SETBACK101 SURFSIDEPLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:46:56 AMA-1.1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Site PlanSITE PLAN SF 1,685 SQUARE FOOTAGES1/4" = 1'-0"1SITE PLANSITE PLANKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241 UPDNUPN10' - 0"63' - 5"S. SURFSIDE AVE.19' - 0"19' - 0"6' - 4" 11' - 8"3' - 6"FAMILY ROOMGARAGE01A-2.102A-2.104A-2.203A-2.2501401BATHROOM 1101509201502LAUNDRYBARLINE OF FLOOR ABOVE302201D-101D-102BEACHD-106PLPLA-4.10102A-4.10605A-4.10701A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2134562AABCOD01' - 0"1' - 0"1' - 6"STAIRS: 16 R: 7-5/8" 16 T: 11-0"5113015131032' - 0"102404TTT403510SLAB ON GRADE W/ 6" MAX STEP UPM406D-118D-113001005303D-1093' - 0" 14' - 0" 11' - 1 1/2" 6' - 9 1/2" 3' - 2" 3' - 4" 22' - 0"1' - 6" 16' - 0" 1' - 6"5' - 11 1/2" 5' - 11 1/2" 2' - 9" 2' - 9" 13' - 4 1/2" 4' - 1 1/2" 1' - 9" 4' - 9" 22' - 0"10' - 7"3' - 5"5' - 0"34' - 5"1' - 10" 4' - 2"4'- 0" SETBACK01677' - 6"76' - 6"1' - 0"49' - 11"19' - 0"18' - 0"9' - 6"9' - 6"GREAT ROOMBALCONY01A-2.102A-2.104A-2.203A-2.2BEDROOM 112'-6" x 13'-6"KITCHENBATH 2POWDERPANTRY504501505012101401506513OPEN TO BELOW007DINING002003002D-101S. SURFSIDE AVE.BEACHPLPLA-4.10304A-4.2010203A-4.204A-4.205A-4.303020101A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2D-11078111213DDECOHBFGBSTAIRS: 18 R: 7-5/8" 18 T: 11-0"DD04102101WALK IN CLOSET1031011' - 1"5123013' - 6"2' - 0"5' - 6"5' - 0"514TTT40340110140440427D-118D-113006D-221D-111303304009304D-10912' - 7" 8' - 0" 20' - 5 1/2" 3' - 11 1/2" 8' - 6" 2' - 10" 2' - 8" 4' - 6" 2' - 3" 9' - 0" 2' - 9"6' - 9" 6' - 9" 2' - 9" 2' - 9"3' - 1 1/2" 13' - 2 1/2" 10' - 4 1/2" 15' - 10" 7' - 11" 5' - 0 1/2" 2' - 4 1/2" 6' - 1"1' - 9" 9' - 3" 2' - 6"3' - 8" 8' - 10"3' - 6"1' - 4"19' - 8 1/2"2' - 1" 11' - 11"406PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:46:58 AMA-1.2Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743FloorplansFIRST FLOOR SECOND FLOOR GARAGESECOND FLOOR BALCONY 704 SF1097 SF396 SF239 SFSQUARE FOOTAGES1/4" = 1'-0"2FIRST FLOOR1/4" = 1'-0"3SECOND FLOORFIRST AND SECOND FLOOR PLANSKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 24 DNUPDNN19' - 0"71' - 4"5' - 6"5' - 0"01A-2.102A-2.104A-2.203A-2.2BEDROOM 211'-2" x 12'-0"BEDROOM 313'-6" x 12'-6"MASTER BEDROOM16'-0" x 12'-7"MASTER BATHMASTER CLOSET8'-6" x 9'-6"LAUNDRYBATH 3401203103101508513401507002002OPEN TO BELOWBALCONY2' - 0"2027' - 0"0' - 6"21' - 6"28' - 8"12' - 2" 8' - 6" 8' - 0" 11' - 2" 13' - 0"405101101202007D-101S. SURFSIDE AVE.BEACHD-112D-112PLPLA-4.3050607301301301A-4.30809A-4.21008A-4.2070601A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.216151819202322212417JOCCBBKSTAIRS: 18 R: 6 3/4" 18 T: 11-0"BL26TTTT2' - 6"3' - 0"2' - 6"3' - 5 1/2"4' - 7"404404306307403510H28406D-118D-113TD-221D-111303304305D-1104' - 4" 5' - 2"5' - 8" 7' - 10"8' - 4 1/2" 3' - 7 1/2"2' - 9 1/2" 8' - 4 1/2"4' - 11"67' - 5"6' - 10" 6' - 9" 17' - 2" 12' - 6" 4' - 7" 12' - 10" 6' - 9"1' - 6"1' - 6"1' - 3" 10' - 9"7' - 0" 4' - 2"2' - 0"2' - 11"6' - 9"6' - 4"12' - 7"16' - 0"11' - 2"66' - 7"1' - 0"19' - 0"32' - 4 1/2"35' - 2 1/2"23' - 10" 8' - 6 1/2" 35' - 2 1/2"01A-2.102A-2.104A-2.203A-2.2ROOF/DECK002002002002002002003002D-101S. SURFSIDE AVE.BEACHPLPL01A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2C515TD-221304303D-1091/4" PER SLOPE 1" SLOPE1/4" PER SLOPE 1" SLOPE1/4" PER SLOPE 1" SLOPE1/4" PER SLOPE 1" SLOPE1/4" PER SLOPE 1" SLOPE4' - 4"14' - 11"3' - 7" 1' - 10"PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:00 AMA-1.3THIRD FLOOR AND ROOF PLANSTHIRD FLOORROOFTHIRD FLOOR BALCONY 1,100 SF1128 SF93SQUARE FOOTAGES1/4" = 1'-0"4THIRD FLOOR1/4" = 1'-0"5ROOFLeibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743FloorplansKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241 NFIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"8'-0" HEADER HT.3' - 6"3' - 6"3' - 6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"304304304D-108D-107D-116D-111D-104D-1059' - 0"9' - 9"8' - 9"8'- 0" HEADER HT.TTTT1' - 0"1' - 0"1' - 0"7' - 0" 1' - 0"4' - 6"ROOF ACCESS MAX PER CITY STDS.20420401334' - 10"014D-120D-223D-223D-230D-23067'- 9" LOT LENGTH35'- 0" MAXIMUM HEIGHT FROM TOP OF RAILING TO CENTER OF STREET, PER CITY STDS.FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"8'-0" HEADER HT.3' - 6"3' - 6"3' - 6"8' - 0"3043043048'- 6" HEADER HT.TTT8'- 0" HEADER HT.34' - 10"015014D-224009D-2251' - 0"3' - 0"3' - 0"25'- 0" LOT WIDTHPLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:07 AMA-2.1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Exterior Elevations1/4" = 1'-0"01WEST ELEVATION1/4" = 1'-0"02SOUTH ELEVATIONEXTERIOR ELEVATIONSKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241 FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"7'-6" HEADER HT.3' - 6"38' - 6"007304302D-103D-115D-114D-108D-10713' - 6"1' - 0"7' - 0"TT8'- 0" HEADER HT.8'- 6" HEADER HT.01300434' - 6"D-224009008D-2251' - 0"25'- 0" LOT WIDTHFIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"6'-0" HEADER HT.3' - 6"3' - 6"3' - 6"8' - 0"008304304304D-108D-1078'- 0" HEADER HT.011TTTTT20320401334' - 10"D-120D-223D-223D-224009008D-230D-2304' - 6"8' - 9"39' - 4"67'- 9" LOT LENGTHNPLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:12 AMA-2.2Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Exterior Elevations1/4" = 1'-0"04NORTH ELEVATION1/4" = 1'-0"03EAST ELEVATIONEXTERIOR ELEVATIONSKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241 PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSFIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"103102104502103103304304401508307104101401405401104101101504104105514102TTTT3' - 6"1' - 0"8' - 9"1' - 0"9' - 9"1' - 0"9' - 0"34' - 0"502501501404404404001301306FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"D-109509105104101T4011011049' - 0" 1' - 0" 9' - 9" 1' - 0" 8' - 10" 0' - 11" 3' - 6" 3' - 6" 1' - 0"3'- 6" TYP.3'- 6" TYP.404FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"1023033043031055051021032023041' - 0"37' - 6"4' - 6"34' - 0"104FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"3' - 5"1' - 0"8' - 10"1' - 0"9' - 9"1' - 0"9' - 0"34' - 0"105505101104501202Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:16 AMA-3.1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Building SectionsKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 243/16" = 1'-0"01S-013/16" = 1'-0"02S-023/16" = 1'-0"03S-033/16" = 1'-0"04S-04 PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDSFIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"102501104303304303505102105304101104404103FIRST FLOOR0' -0"SECOND FLOOR10' -0"THIRD FLOOR20' -9"ROOF30' -6"TOP PLATE9' -0"TOP PLATE II19' -9"TOP PLATE III29' -6"401101104301105509101104104101101505105504404104Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:17 AMA-3.2Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Building SectionsKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 243/16" = 1'-0"05S-053/16" = 1'-0"06S-06 PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDS1035015021023' - 6"D-2271023' - 6"5' - 6"8' - 11 1/2"3034011018' - 11 1/2"2' - 11 1/2"6' - 0"4044034011' - 0"2' - 0"6' - 0"8' - 11 1/2"T4034069' - 9"3' - 2 1/2"1031023' - 6"5045011015051025' - 2 1/2"1' - 1"3' - 6"3' - 0"3033046' - 0"5091012' - 11 1/2"0' - 6"4' - 0"1' - 6"3' - 0"105Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:19 AMA-4.1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Interior ElevationsKEYNOTE LEGEND II204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASSENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHEIN WALL FOR PLUMBING AND PROVIDEWASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUSTDUCT (MIN. 4" DIA) TO THE OUTSIDE ANDEQUIP WITH A BACK DRAFT DAMPER.EXHAUST DUCT LENGTH IS LIMITED TO 14"AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 24KEYNOTE LEGEND II001 1-HR WALL (GARAGE-HOUSE)NOTE: ALLGARAGE WALLS AND CEILINGS TO BE 5/8"TYPE X GYP TWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE ATFLAT ROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TOMEET FIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36"REQU'D PAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.-QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.-QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED ATALL INSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER1/2" = 1'-0"01Family Room1/2" = 1'-0"02Family Room II1/2" = 1'-0"05Bath 11/2" = 1'-0"06Bath 1 II1/2" = 1'-0"03Great Room I1/2" = 1'-0"04Great Room II1/2" = 1'-0"07First Floor Laundry Room PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDS5145041021016' - 9"0' - 2"105104502501D-2275055011010' - 2" 6' - 9"3' - 0" 6' - 9"9' - 9"5' - 10"1041051' - 6"101D-227D-2273' - 6"5041021' - 7" 5' - 2 1/2"9' - 9"1011011041051011010123' - 0" 6' - 9"9' - 9"1045064013' - 0" 6' - 9"1019' - 9"104T0' - 8"3' - 3"4' - 5 1/2"5081' - 4"5' - 7"8' - 10"3073' - 3"0' - 11 1/2"1' - 6 1/2"1' - 6 1/2"1041013075105083' - 0"1014054011' - 6 1/2"1' - 6"1' - 6"1043064048' - 10"TD-227D-2284014051018' - 7"3063' - 0"5' - 10"404D-228D-229Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:21 AMA-4.2Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Interior ElevationsKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241/2" = 1'-0"01Kitchen I1/2" = 1'-0"02Kitchen II1/2" = 1'-0"03Kitchen III1/2" = 1'-0"04Kitchen IV1/2" = 1'-0"05Powder1/2" = 1'-0"08Laundry I1/2" = 1'-0"10Laundry II1/2" = 1'-0"06Bath 31/2" = 1'-0"07Bath 3 II PLPROPERTY LINE EXTERIOR ELEVATIONSETBACK LINE ELEVATION TAGINTERIOR CENTERLINEELEVATION MARKERKEYNOTESECTION MARKERW/ CUTLINE WINDOW TAGDETAIL MARKER DOOR TAGNEW WALLS TEMPERED GLASSSOFFIT ABOVEINSULATION PER TITLE 24?A1011t1011A1011A1011A101TLEGENDGENERAL NOTESUNLESS OTHERWISE NOTED, ALL WALLS TO BE 2X6 ALL PLANTS, GRASS, AND TREES PLANTED ON SITE SHALL BE DROUGHT TOLERANT AND NON INVASIVEALL PLUMBING FIXTURES TO BE WATER-CONSERVING FIXTURESALL WINDOWS AT STAIRS OR SHOWERS SHALL BE TEMPEREDS0' - 0"8' - 10"1038' - 10"2022021038' - 10"2028' - 10"T203T8' - 10"8' - 10"1011043' - 0"4040' - 8"1016' - 9"3' - 0"9' - 9"104TD-2274019' - 9"403407D-1134064011017' - 0"2' - 9"T6' - 9"3' - 0"104404403SECOND FLOOR10' -0"TOP PLATE II19' -9"403Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:23 AMA-4.3Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Interior ElevationsKEYNOTE LEGEND001 1-HR WALL (GARAGE-HOUSE)NOTE: ALL GARAGEWALLS AND CEILINGS TO BE 5/8" TYPE X GYPTWO LAYERS REQUIRED AT T.J.I002 DECK 1/4":1'0" SLOPE TO DRAIN003 DEXOTEX ELASTOMERIC COATING, ESR 1757004 PROVIDE MINIMUM 1/4" PER FOOT SLOPE AT FLATROOF AND DECK. UBC 1506.3005 LINE OF FLOOR ABOVE006 OPEN TO BELOW007 DECORATIVE WOOD SCREEN008 DECORATIVE BEAMS, HEAVY LUMBER TO MEETFIRE PROTECTION REQUIREMENTS009 METAL ENTRY CANOPY011 ENTRY DOOR, METAL012 POCKET DOOR013 FRENCH DRAIN/APPROVED COLLECTIONDEVICE, PER ASSOCIATION014 LOCATION OF FENCE015 LOCATION OF GATE016 RECESSED ELECTRICAL METER, 36" X 36" REQU'DPAD PROVIDED101 +36", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ102 +42", 2" COUNTERTOP, PENTAL OR SIM.- QUARTZ103 FIREPLACE ESR 2599104 BASE CABINETS (4" TOE KICK PROVIDED AT ALLINSTANCES)105 UPPER CABINETS201 STONE FLOORING202 SLIDING BARN DOOR203 STONE VENEER204 STUCCO-WHITE301 CLOSET ROD, 1 1/2" DIA302 NEW STEEL SECTIONAL GARAGE DOOR303 WOOD HANDRAIL, + 36" AFF304 TREX ALUMINUM GUARDRAIL +42" AFF305 WOOD GUARDRAIL + 42" AFF306 BUILT-IN, FLOATING WOOD SHELVES307 ADJUSTABLE SHELVING401 LOW FLUSH TOILET (MAX 1.28 GPF)403 WALK IN SHOWER, TEMPERED GLASS ENCLOSURE404 BATHROOM SINK405 TUB/SHOWER406 SHOWER NICHE407 SHOWER SEAT501 KITCHEN SINK502 DISHWASHER504 EXHAUST HOOD AND VENT505 REFRIGERATOR506 ICE MACHINE507 WASHER SPACE, PROVIDE RECESSED NICHE INWALL FOR PLUMBING AND PROVIDE WASTE LINE508 DRYER SPACE. SEE DRYER VENT509 STACKABLE WASHER & DRYER510 DRYER VENT, PROVIDE MOISTURE EXHAUST DUCT(MIN. 4" DIA) TO THE OUTSIDE AND EQUIP WITH ABACK DRAFT DAMPER. EXHAUST DUCT LENGTH ISLIMITED TO 14" AND 2 ELBOWS511 FAU MOUNTED @ CLG.512 MECHANICAL CHASE513 CHIMNEY FLUE, 14"514 RANGE515 FAU PER TITLE 241/2" = 1'-0"05Master Bed1/2" = 1'-0"06Master Bed II1/2" = 1'-0"07Master Bed III1/2" = 1'-0"08Master Bath1/2" = 1'-0"09Master Bath II1/2" = 1'-0"01Bath 21/2" = 1'-0"02Bath 2 II1/2" = 1'-0"03Bath 2 III1/2" = 1'-0"04Bath 2 IV Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:24 AMA-5.1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Door and Window ScheduleDoor ScheduleSYMBOL Width Height DESCRIPTION0 15' - 10" 7' - 6" SECTIONAL GARAGE DOOR1 3' - 6" 8' - 0" CUSTOM METAL2 15' - 0" 8' - 0" *MULTIPANEL, METAL FRAME TO MATCH WINDOWS. NANAWALL ORLACANTINA, TEMPERED3 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE4 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE5 1' - 9" 8' - 0" SOLID CORE, OR 20 MIN. DOOR, PAINT GRADE6 2' - 10" 8' - 0" SOLID CORE, PAINT GRADE, SELF CLOSING, TIGHT FITTING7 15' - 0" 8' - 6" *MULTIPANEL, METAL FRAME TO MATCH WINDOWS. NANAWALL ORLACANTINA, TEMPERED8 2' - 10" 8' - 0" POCKET DOOR, SOLID CORE, PAINT GRADE10 1' - 6" 6' - 9" BI-FOLD, SOLID CORE, PAINT GRADE11 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE12 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE13 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE15 3' - 0" 8' - 0" BARN DOOR, SOLID CORE, PAINT GRADE16 3' - 0" 8' - 0" SOLID CORE, PAINT GRADE17 2' - 6" 8' - 0" POCKET DOOR, SOLID CORE, PAINT GRADE18 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE19 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE20 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE21 5' - 0" 8' - 0" SLIDING BI-FOLD, SOLID CORE, PAINT GRADE22 2' - 9" 8' - 0" BARN DOOR, SOLID CORE, PAINT GRADE23 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE24 5' - 0" 8' - 0" BI-FOLD, SOLID CORE, PAINT GRADE26 3' - 0" 8' - 0" BARN DOOR, SOLID CORE, PAINT GRADE27 2' - 6" 8' - 0" SOLID CORE, PAINT GRADE28 15' - 0" 8' - 0" *MULTIPANEL, METAL FRAME TO MATCH WINDOWS. NANAWALL ORLACANTINA, TEMPERED29 3' - 0" 7' - 0"Window ScheduleSYMBOL Width Height DESCRIPTIONA 3' - 0" 4' - 0" SHB 4' - 0" 2' - 0" SLC 8' - 0" 2' - 0" SLD 2' - 0" 5' - 6" SHE 8' - 0" 5' - 6" FGF 7' - 0" 4' - 6" SLG 4' - 0" 4' - 0" SLH 8' - 0" 5' - 6" PR CSMTJ 11' - 0" 2' - 0" SLK 4' - 0" 4' - 0" SLL 8' - 0" 5' - 0" PR CSMTM 6' - 0" 4' - 0" FGO 6' - 0" 2' - 0" SLSH-SINGLE HUNGSL-SLIDERPR CSMT-PAIR CASEMENTFG-FIXED GLASS* ALL WINDOWS AT STAIRS AND SHOWER SHALL USE TEMPERED GLASS DD3d3DGFIDDDD3d3dDDDDDDDD3d3dDDDDNWP4" RECESSED LED LIGHT FIXTURE4" WATERPROOFED RECESSED LED LIGHT FIXTUREBATHROOM SCONCE LEDUNDER CAB. & ABOVE COVE LED LIGHTINGCEILING PENDANT STRIP FIXTURESDOWNLIT PENDANT LIGHTSURFACE MOUNT WALL SCONCE LED FIXTUREGARBAGE DISPOSALEXHAUST FAN TO BE A MINIMUM 50 CFM AND TO CONTAIN HUMIDISTATSINGLE POLE LIGHT CONTROL WALL SWITCH3-WAY LIGHT CONTROL WALL SWITCH3-WAY CONTROL WALL SWITCH W/ DIMMER OR MANUAL-ON OCCUPANCY SENSORSINGLE POLE LIGHT CONTROL WALL SWITCH W/ DIMMER OR MANUAL-ON OCCUPANCY SENSOR110 V DUPLEX RECEPTACLE WALL OUTLET @ 12" ABV FLOOR OR COUNTER-AFCI PROTECTEDDEDICATED OUTLET110 V RECEPTACLE WALL OUTLET W/ GFCI IN WEATHERPROOF ENCLOSURE W/ COVERFUEL/GAS LINEMULTIPURPOSE DETECTOR W/ CARBON MONOXIDE & SMOKE ALARM INTERCONNECTED W/ LOW BATTERY WARNING.CEILING FANSURFACE MOUNT CEILING LED FIXTURESCOFGSMOKE ALARMS SHALL BE LISTED IN ACCORDANCE W/ UL-217. SYSTEMS SHALL BE CA STATE FIRE MARSHALL LISTED.SINGLE AND MULTI-STATION CARBON MONOXIDE ALARMS SHALL BE LISTED AS COMPLYING W/ THE REQUIREMENTS UL 2034. CARBON MONOXIDE DETECTORS SHALL BE LISTED AS COMPLYING WITH REQUIREMENTS OF UL 2075.WPELECTRICAL LEGEND01A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2WPLINE OF BALCONY ABOVEFGSCO01A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2WPLINE OF BALCONY ABOVEFGUPOPEN TO BELOWCOSSSRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:25 AMA-6.1ELECTRICAL PLANSLeibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Electrical PlansELECTRICAL NOTESNOTE:PROVIDE G.F.C.I. PROTECTION TO ALL 120 VOLT. 15 AND 20 AMP. RECEPTACLES INSTALLED OUTDOORS, IN BATHROOMS, IN BASEMENT, IN CRAWL SPACES AT OR BELOW GRADE LEVEL, IN LAUNDRY ROOM, AT COUNTER TOP SURFACE, AND GARAGE.PROVIDE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) FOR ALL OUTLETS FOR ENTIRE DWELLING UNIT.PROVIDE BATHROOM A MINIMUM OF (1) 20AMP. CIRCUIT RECEPTACLE OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THAN ONE BATHROOM (CEC 210-52 (d)).PROVIDE (2) 20 AMPS. CIRCUITS FOR GENERAL APPLIANCES USE IN THE KITCHEN.NOTE:PROJECT WILL COMPLY WITH 2016 CEC AND COUNTY ADOPTED ORDINANCES.NOTE:ALL LIGHTS SHALL BE LOCATED AND DESIGNED SO THAT ALL DIRECT LIGHT RAYS ARE CONFINED ONTO THE PROPERTY.NOTE:SMOKE ALARMS AND CO MONITORS SHALL BE INTERCONNECTED AND HARDWIRED.NOTE:VERIFY THAT A SMOKE DETECTOR IS PROVIDED IN EACH SLEEPING ROOM AND IN EACH CORRIDOR OR AREA GIVING ACCES TO EACH SLEEPING AREA.SMOKE DETECTORS SHALL SOUND AN AUDIBLE ALARM IN ALL SLEEPING AREAS OF THE DWELLING UNIT IN WHICH THEY ARE LOCATED.ALL LIGHTING SHALL BE PER NECAND THE CALIFORNIA ENERGY CODE AND SUBJECT TO FIELD INSPECTION AND APROVAL BY THE FIELD INSPECTOR.OCCUPANCY SENSORS IN BATHROOMS MUST BE MANUAL ON/OFF AND AUTOMATIC OFF. THE MAXIMUM TIME DELAY TO TURN OFF IS 30MIN. AFTER LAST DETECTED MOTION.NOTE:CALIFORNIA ENERGY COMMISSIONMAXIMUM FLOW RATE STANDARDS.a. WATER CLOSETS: 1.28 GPMb. SHOWERHEADS: 2.00 GPMc. LAUNDRY FAUCETS: 1.20 GPMd. SINK FAUCETS: 1.80 GPMe. LAVATORY FAUCETS: 1.20 GPMNOTE:PROVIDE AT LEAST ONE OUTSIDE WEATHERPROOF, GFI 120 VOLT RECEPTACLE AT FRONT AND BACK OF DWELLING UNIT. ALL LUMINARIES IN BATHROOMS, GARAGES, LAUNDRY ROOMS AND UTILITY ROOMS, SHALL EITHER BE HIGH EFFICACY (FLUORESCENT LIGHTING) OR SHALL BE CONTROLLED BY AN OCCUPANT SENSOR.ALL LUMINARIES IN OTHER ROOMS EITHER BE HIGH EFFICACY (FLUORESCENT LIGHTING) OR SHALL BE CONTROLLED BY AN OCCUPANT SENSOR OR DIMMER. CLOSETS THAT ARE LESS THAN 70 SF. ARE EXEMPT FROM THIS REQUIREMENT. ALL OUTDOOR LUMINARIES MOUNTED TO THE BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL BE HIGHT EFFICACY (FLUORESCENT LIGHTING) LUMINARIES OR SHALL BE CONTROLLED BY A PHOTOCONTROL/MOTION SENSOR COMBINATION.HIGH EFFICACY LUMINARIES MUST BE PIN BASED.AT LEAST HALF THE INSTALLED WATTAGE OF LUMINARIES IN KITCHENS SHALL BE HIGHT EFFICACY (FLUORESCENT LIGHTING) AND THE ONES THAT ARE NOT MUST BE SWITCHED SEPARATELY.NOTE:NON-SLIP-JOINT TRAP TO BE UTILIZED FOR ALL BATH TUBSNOTE:TANKLESS WATER HEATERS SHALL BE NATIONALLYH LISTED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR LISTINGNOTE:THE GAS PIPING SERVING TANKLESS WATER HEATER MUST BE SIZED IN COMPLIANCE WITH THE WATER EHATER'S LISTED INSTALLATION INSTRUCTIONS AND TEH 2016 CALIFORNIA PLUMBING CODE.1/4" = 1'-0"1FIRST FLOOR ELECTRICAL1/4" = 1'-0"2SECOND FLOOR ELECTRICAL DD3d3DDDDD3d3d3d3d3d3d3d3d3dUP3DNNWP4" RECESSED LED LIGHT FIXTURE4" WATERPROOFED RECESSED LED LIGHT FIXTUREBATHROOM SCONCE LEDUNDER CAB. & ABOVE COVE LED LIGHTINGCEILING PENDANT STRIP FIXTURESDOWNLIT PENDANT LIGHTSURFACE MOUNT WALL SCONCE LED FIXTUREGARBAGE DISPOSALEXHAUST FAN TO BE A MINIMUM 50 CFM AND TO CONTAIN HUMIDISTATSINGLE POLE LIGHT CONTROL WALL SWITCH3-WAY LIGHT CONTROL WALL SWITCH3-WAY CONTROL WALL SWITCH W/ DIMMER OR MANUAL-ON OCCUPANCY SENSORSINGLE POLE LIGHT CONTROL WALL SWITCH W/ DIMMER OR MANUAL-ON OCCUPANCY SENSOR110 V DUPLEX RECEPTACLE WALL OUTLET @ 12" ABV FLOOR OR COUNTER-AFCI PROTECTEDDEDICATED OUTLET110 V RECEPTACLE WALL OUTLET W/ GFCI IN WEATHERPROOF ENCLOSURE W/ COVERFUEL/GAS LINEMULTIPURPOSE DETECTOR W/ CARBON MONOXIDE & SMOKE ALARM INTERCONNECTED W/ LOW BATTERY WARNING.CEILING FANSURFACE MOUNT CEILING LED FIXTURESCOFGSMOKE ALARMS SHALL BE LISTED IN ACCORDANCE W/ UL-217. SYSTEMS SHALL BE CA STATE FIRE MARSHALL LISTED.SINGLE AND MULTI-STATION CARBON MONOXIDE ALARMS SHALL BE LISTED AS COMPLYING W/ THE REQUIREMENTS UL 2034. CARBON MONOXIDE DETECTORS SHALL BE LISTED AS COMPLYING WITH REQUIREMENTS OF UL 2075.WPELECTRICAL LEGEND01A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2WPUPOPEN TO BELOWCOSCOSCOSSSS01A-2.102A-2.104A-2.203A-2.201A-3.101A-3.102A-3.102A-3.103A-3.103A-3.104A-3.104A-3.105A-3.205A-3.206A-3.206A-3.2WPS------------Revisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:27 AMA-6.2ELECTRICAL PLANSLeibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Electrical PlansELECTRICAL NOTESNOTE:PROVIDE G.F.C.I. PROTECTION TO ALL 120 VOLT. 15 AND 20 AMP. RECEPTACLES INSTALLED OUTDOORS, IN BATHROOMS, IN BASEMENT, IN CRAWL SPACES AT OR BELOW GRADE LEVEL, IN LAUNDRY ROOM, AT COUNTER TOP SURFACE, AND GARAGE.PROVIDE ARC-FAULT CIRCUIT INTERRUPTER (AFCI) FOR ALL OUTLETS FOR ENTIRE DWELLING UNIT.PROVIDE BATHROOM A MINIMUM OF (1) 20AMP. CIRCUIT RECEPTACLE OUTLET. SUCH CIRCUIT SHALL HAVE NO OTHER OUTLETS. THIS CIRCUIT MAY SERVE MORE THAN ONE BATHROOM (CEC 210-52 (d)).PROVIDE (2) 20 AMPS. CIRCUITS FOR GENERAL APPLIANCES USE IN THE KITCHEN.NOTE:PROJECT WILL COMPLY WITH 2016 CEC AND COUNTY ADOPTED ORDINANCES.NOTE:ALL LIGHTS SHALL BE LOCATED AND DESIGNED SO THAT ALL DIRECT LIGHT RAYS ARE CONFINED ONTO THE PROPERTY.NOTE:SMOKE ALARMS AND CO MONITORS SHALL BE INTERCONNECTED AND HARDWIRED.NOTE:VERIFY THAT A SMOKE DETECTOR IS PROVIDED IN EACH SLEEPING ROOM AND IN EACH CORRIDOR OR AREA GIVING ACCES TO EACH SLEEPING AREA.SMOKE DETECTORS SHALL SOUND AN AUDIBLE ALARM IN ALL SLEEPING AREAS OF THE DWELLING UNIT IN WHICH THEY ARE LOCATED.ALL LIGHTING SHALL BE PER NECAND THE CALIFORNIA ENERGY CODE AND SUBJECT TO FIELD INSPECTION AND APROVAL BY THE FIELD INSPECTOR.OCCUPANCY SENSORS IN BATHROOMS MUST BE MANUAL ON/OFF AND AUTOMATIC OFF. THE MAXIMUM TIME DELAY TO TURN OFF IS 30MIN. AFTER LAST DETECTED MOTION.NOTE:CALIFORNIA ENERGY COMMISSIONMAXIMUM FLOW RATE STANDARDS.a. WATER CLOSETS: 1.28 GPMb. SHOWERHEADS: 2.00 GPMc. LAUNDRY FAUCETS: 1.20 GPMd. SINK FAUCETS: 1.80 GPMe. LAVATORY FAUCETS: 1.20 GPMNOTE:PROVIDE AT LEAST ONE OUTSIDE WEATHERPROOF, GFI 120 VOLT RECEPTACLE AT FRONT AND BACK OF DWELLING UNIT. ALL LUMINARIES IN BATHROOMS, GARAGES, LAUNDRY ROOMS AND UTILITY ROOMS, SHALL EITHER BE HIGH EFFICACY (FLUORESCENT LIGHTING) OR SHALL BE CONTROLLED BY AN OCCUPANT SENSOR.ALL LUMINARIES IN OTHER ROOMS EITHER BE HIGH EFFICACY (FLUORESCENT LIGHTING) OR SHALL BE CONTROLLED BY AN OCCUPANT SENSOR OR DIMMER. CLOSETS THAT ARE LESS THAN 70 SF. ARE EXEMPT FROM THIS REQUIREMENT. ALL OUTDOOR LUMINARIES MOUNTED TO THE BUILDING OR TO OTHER BUILDINGS ON THE SAME LOT SHALL BE HIGHT EFFICACY (FLUORESCENT LIGHTING) LUMINARIES OR SHALL BE CONTROLLED BY A PHOTOCONTROL/MOTION SENSOR COMBINATION.HIGH EFFICACY LUMINARIES MUST BE PIN BASED.AT LEAST HALF THE INSTALLED WATTAGE OF LUMINARIES IN KITCHENS SHALL BE HIGHT EFFICACY (FLUORESCENT LIGHTING) AND THE ONES THAT ARE NOT MUST BE SWITCHED SEPARATELY.NOTE:NON-SLIP-JOINT TRAP TO BE UTILIZED FOR ALL BATH TUBSNOTE:TANKLESS WATER HEATERS SHALL BE NATIONALLYH LISTED AND BE INSTALLED IN ACCORDANCE WITH THE INSTALLATION INSTRUCTIONS THAT WERE APPROVED AS PART OF THEIR LISTINGNOTE:THE GAS PIPING SERVING TANKLESS WATER HEATER MUST BE SIZED IN COMPLIANCE WITH THE WATER EHATER'S LISTED INSTALLATION INSTRUCTIONS AND TEH 2016 CALIFORNIA PLUMBING CODE.1/4" = 1'-0"1THIRD FLOOR ELECTRICAL1/4" = 1'-0"2ROOF ELECTRICAL DECK AT DOOR3" = 1'-0"01VINYL DOORMETAL SILLFLASHINGRIP CUT FLOOR JOISTSPLYWOOD DECKSHEATHING1/4"/FT.DEX-O-TEX W.P.DECKING ESR-17571"DOOR THRESHOLDDOOR PANEL PER SCHEDULE.VERIFY W/MANUFACTURERAPPV'D THRESHOLD PROVIDEBITUMINOUS COATING ON SILLFOR SEPERATION OF ALUM. &CONC. OR OTHER APPV'DMEASURE TO ISOLATE/PROTECTPER CBC.SEC.2804 (C)CONCRETE SLABAPPV'D WEATHER STRIPPINGSEALANT1"FINISHED FLOOR3" = 1'-0"02STONE VENEER WEEP SCREED5/8" TYPE X GYP. BD. @WALLS <5 FT. TO PROP. LINE2X STUDS @ 16" O.C.STONE VENEER OVERMORTAR SETTING BEDCONC. FOOTING4 3/4" WEEP SCREED.26 GA. G.I.BROWN+SCRATCH COATo/BLDG. PAPERINSULATION PER TITLE 242X PRESSURETREATED SILL PLATE8" MIN.GROUND4" ABV. EARTH2" ABV. PAVINGVERIFY STONE INSTALLATION WITH SELECTED MANUFACTURER3" = 1'-0"04STUCCO WEEP SCREED5/8" TYPE X GYP. BD. @WALLS <5 FT. TO PROP. LINE2X STUDS @ 16" O.C.7/8" EXT. STUCCOo/BLDG. PAPERCONC. FOOTING4 3/4" WEEP SCREED.26 GA. G.I.METAL LATHINSULATION PER TITLE 242X PRESSURETREATED SILL PLATE8" MIN.GROUND4" ABV. EARTH2" ABV. PAVING3" = 1'-0"053/4" GYP.CRETE3/4" FLOOR PLYWDOR OSB SHT'GTJI FLOOR JOISTS@ 12" OR 16"O.C.FLOOR INSULATIONPER T-245/8" TYPE X GYP.BD.X 2 LAYERS GYPGARAGE-HOUSE FLOOR/CEILING3" = 1'-0"03FIRE-RATED INTERIOR WALL5/8" TYPE X GYP. BD.@ GARAGE SIDE2X STUDS @ 16" O.C.5/8" GYP. BD. @HOUSE SIDEINSULATION PER TITLE 242X BLOCKING @ MID HEIGHTNOTE:ALTERNATE @ USABLESPACE UNDER STAIRS3" = 1'-0"06WINDOW SILL5/8" TYPE X GYP. BD. @WALLS <5 FT. TO PROP. LINE2X STUDS @ 16" O.C.7/8" EXT. STUCCOo/BLDG. PAPER o/LAYER OF BITUTHENECAULK @ JOINT &BEHIND FRAMEINSULATION PER TITLE 24WINDOW FRAME PER SCHEDULE.VERIFY W/MANUFACTURERBITUTHENE TO EXTEND O/ SILL2X PRESSURETREATED SILL PLATEVERIFY DETAIL WITH WINDOW MANUFACTURER3" = 1'-0"07WINDOW HEAD5/8" TYPE X GYP. BD. @WALLS <5 FT. TO PROP. LINE2X STUDS @ 16" O.C.INSULATION PER TITLE 24WINDOW FRAME PER SCHEDULE.VERIFY W/MANUFACTURERCONTINUOUS SEALANT7/8" EXT. STUCCOo/BLDG. PAPER o/LAYER OF BITUTHENEHEADER12" LAPVERIFY DETAIL WITH WINDOW MANUFACTURER3" = 1'-0"08INTERIOR STAIRS1" NOSING TYP.3/4" PLYWOODO/ STRINGERSFINISHED FLOORINGHARDWOODSTEEL STRINGERHANDRAIL 1-1/2""ØSTEEL POST34"-38" RAIL HT. ABV. STAIR NOSINGNOTE:NO OPENING TO ALLOW A 4" SPHERE TOPASS THRU TUBING.6" SPHERE ALLOWABLE @ TRIANGULAROPENINGS BY TREAD & RISER1" = 1'-0"094" MAX.4"Ø10" MAX RUNNOTE:NO OPENING TO ALLOW A 4" SPHERE TOPASS THRU TUBING.6" SPHERE ALLOWABLE @ TRIANGULAROPENINGS BY TREAD & RISERINTERIOR GUARDRAIL/HANDRAILSTEEL POSTHANDRAIL 1-1/2"Ø4" MAX.42" ABV. FIN. FLR. @GUARDRAILNOTE:NO OPENING TO ALLOW A 4" SPHERE TOPASS THROUGH TUBING.4"Ø1" = 1'-0"10PLANHANDRAILWALL BRACKETWALL BRACKET FILLER3/8" DIA X 3" LAG BOLT1-1/2" DIAMETERSATIN NICKEL FINISH2X WOODSTUD WALL3"3"3" = 1'-0"11NOTE:ALL ATTACHMENTS ANDHARDARE PER MANUF.SPECS.BARN DOORSTUD WALLWOOD VALANCEATTACH PER MANUF.METAL TRACK BRACKET,ATTACH TO EXISTINGSTUD WALLMETAL TRACKROLLERDOOR HANGER/BRACKETS1-1/2" THICK WOODBARN DOORSTUD WALLBARN DOORMETAL WRAP ATBOTTOM OF DOORMETAL TRACKATTACH TO FLOOR3" = 1'-0"12SHOWER SEATMORTAR BEDTILE AND GROUT PER OWNER2X FRAMING1/2" EXT. GRADE PLYWOODO/ 2x4s @ 16" O.C.2x FRAMINGMETAL LATH O/WATERPROOF MEMBRANECAULKINGCAULKING3" = 1'-0"13RAIL AT CURBFLASHING2X STUDS7/8" STUCCO O/BLDG. PAPER2" SQ. STEEL TUBINGPRIMED AND POWDER-COATED TO PREVENTWEATHERING(SEE STRUCT'L FORATTACHMENT)PLYWOOD DECKSHEATHINGDEX-O-TEX W.P. DECK COVERINGDECKING ESR-17573" = 1'-0"14FURR OUT AT TOP OF ROOFINTERIOR FINISH7/8" STUCCO2x FRAMINGMETAL LATH O/ BLDG. PAPER3" = 1'-0"15FABRICATED SHEET METALFLASHINGDECK DRAINCLAMPING COLLAR(CLAMP FLASHING)ADJUSTABLE STRAINERDECK SHEATHINGCAST IRON OUTLETBACKER BOARDWATERPROOF MEMBRANE NEOBOND 2ICBO #ER 1338 W/ NO NAIL PENETRATIONSDEX-O-TEX W.P. DECK COVERINGDECKING ESR-17573" = 1'-0"16REGLET REVEAL/CONTROL JOINT5/8" GYP. BD.7/8" EXT. STUCCOo/ BLDG. PAPER2X STUDSINSULATION PER TITLE 242X BLOCKING @ MID HEIGHT1/2" GALVANIZED METALCONTROL JOINT3" = 1'-0"17METAL LATH O/ BLDG. PAPER2x BLOCKINGMORTAR BEDTILE W/ SEALED GROUT JOINTS3" DEPTHBITUTHENE @ CORNERS AND EDGESHOWER NICHE3" = 1'-0"18FRENCH DRAIN19METAL DRIP SCREED7/8" STUCCO o/BLDG. PAPER2X BAND JOIST2X SOLE PLATE2X STUDS AT 16" O.C.2X STUDS AT 16" O.C.INTERIOR FINISH2X FLOOR JOISTS221 1/2" = 1'-0"CANTILEVERED FLOORRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:27 AMD-1Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Details FENCING2021EXTERIOR RAILING233" = 1'-0"BALCONY WALL AT DECK2X6 STUD WALL7/8" STUCCO O/ BLDG. PAPERBLDG. PAPERSTUCCO SCREEDFLASHINGELASTOMERIC DECKINGPLYWOOOD2X SILL7/8" STUCCO O/ BLDG. PAPER243" = 1'-0" EXT. DECORATIVE BEAMSELECT STAIN GRADESMOOTH BEAM2X STUDS @ 16" O.C.STUCCO OVERMORTAR SETTING BEDFLASHINGBROWN+SCRATCH COATo/BLDG. PAPER2X BLOCKINGSEE STRUCT'L FOR ATTACHMENT1/4" SLOPE25 1 1/2" = 1'-0"METAL CANOPYFLASHINGMETAL FRAMING (PER STRUCTURAL)CAULKING AND SEALANTFOR MITERED CORNERMETAL LATH O/ BLDG. PAPERMORTAR BEDWOOD-LIKE TILE: PARKER PORCELAINPER MANUF. RECOMMENDATIONSINSULATED SHEATHINGBUILT-UP ROOFING MEMBRANESTEEL BEAM(PER STRUCTURAL)STEEL STUDS W/ BOT AND TOP TRACK(PER STRUCTURAL)4"263" = 1'-0"GARAGE DOOR HEADFRAMING(SEE STRUCTURAL)GARAGE DOOR JAMBGARAGE DOORRECESSED CAN LIGHTS BEYOND27 1 1/2" = 1'-0"COUNTER EDGEFLOOR (PER STRUCTURAL)TOE KICK BASEWALNUT CABINETRYCAESARSTONE COUNTERWITH SQUARE EDGE4"2'-5" 3"4" 2"3" = 1'-0"28WOOD SHELFLAG BOLT2X2 BLOCKDRILL ANDPLUG SCREWSMAPLE VENEER PLYWOODSHELF MITERED EDGES5/8" GYP. BOARD2X STUD WALLSEE PLAN31/2"291" = 1'-0"BATHTUBNOTE:PROVIDE CEMENTITIOUS BACKERBOARD BELOW EPOXY MORTAR U.N.O.PROVIDE JOIST OR SOLIDBLOCKING @ SPECIFIED STUDS2x BLOCKING3/4" EXT. PLYWOODTILE OR STONE O/ MORTARCAULKING TO COMPLETELY SEAL GAPCONTINUOUS AROUND TUBSEE PLAN1/4"/FT.303" = 1'-0"DECK AT EDGEDEX-O-TEX W.P. DECK COVERING DECKING ESR 1757 BUILDING PAPERSCREEDSEALANTFLASHING7/8" STUCCO O/BLDG. PAPERDRIP SCREED7/8" STUCCO O/ BLDG. PAPER3 LAYERS 1/2" PLY. RIM JOISTDECK SHEATHINGRevisions: By:909 Electric Ave. Studio 207Seal Beach, CA 90740(714) 846-0177www.otisarchitecture.comOtis Architecture Inc.Date:Project Architect:Drawn:Sheet Number:K. OtisC. Ivey15/8/19 PLAN CHECKCI5/9/2019 8:47:28 AMD-2Leibl ResidenceNew Construction101 SURFSIDE AVE. #A SURFSIDE,CA 90743Details PLANNING COMMISSION STAFF REPORT DATE:July 1, 2019 TO:Planning Commission FROM:Steve Fowler, Interim Community Development Director SUBJECT:Request for a Conditional Use Permit (CUP 19-4) to allow an existing restaurant with an outdoor eating area and an existing Type 41 (On- Sale Beer and Wine) alcohol license to upgrade to a Type 47 (On-Sale General) alcohol license, and increase the currently permitted operating hours from 9 a.m. to 10 p.m. to the proposed hours of 7 a.m. to 10 p.m. 7 days a week. The restaurant is located within the Beach (BEA) zoning area. LOCATION:15 1st Street APPLICANT:Beach House LLC RECOMMENDATION:After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 19-7, APPROVING Conditional Use Permit 19-4 with Conditions. GENERAL PLAN DESIGNATION: BEACH ZONE:BEACH (BEA) SITE DESCRIPTION:ASSESSOR’S PARCEL NUMBER:043-171-02 LOT AREA: 8,217 SQ. FT. GROSS FLOOR AREA: 3,287 SQ. FT. SURROUNDING PROPERTIES: NORTH: RESIDENTIAL HIGH DENSITY (RHD-PD) SOUTH: BEACH (BEA) EAST: RESIDENTIAL LOW DENSITY (RLD-9) WEST: BEACH (BEA) ENVIRONMENTAL ASSESSMENT This project is determined to be a Class 3 (Conversion of small structures) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of service of general alcohol at an existing restaurant, involving negligible or no expansion beyond the existing use. LEGAL NOTIFICATION The legal notice of this hearing was published in the Seal Beach Sun Newspaper on June 20, 2019 and mailed to property owners and occupants within a 500’ radius of the subject property on June 20, 2019, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: BACKGROUND The City of Seal Beach owns the restaurant at 15th First Street, and has leased it to the applicant to operate a restaurant. On October 22 2003, the Planning Commission approved Resolution 03-46 for the indefinite extension of Conditional Use Permit 01-9 to serve beer and wine in conjunction with the restaurant that contained approximately 868 square feet with a 1,897 square feet outdoor patio area and a 522 square feet covered patio area at 15 1st Street. The Hours of operation were 9 a.m. to 8 p.m., 7 days a week. On August 6, 2008, the Planning Commission approved Resolution 08-16 for Conditional Use Permit 08-5 to extend the business hours to 10 p.m., 7 days a week. On February 4, 2009 the Planning Commission approved Resolution 09-3 for the continuation of daily hours from 9 a.m. to 10 p.m. and to allow non-amplified live entertainment at the River’s End Café. ANALYSIS The restaurant is still owned by the City of Seal Beach and in February 2018 the City obtained a new tenant. The tenant has submitted an application for a Conditional Use Permit to allow the existing restaurant with an outdoor eating area and an existing beer and wine alcohol license to upgrade to a Type 47 (On-Sale General) and to increase the operating hours to the proposed hours of 7 a.m. to 10 p.m. 7 days a week. The subject site is developed as a restaurant use with approximately 868 square feet of interior area with a 1,897 square feet outdoor patio area and a 522 square feet covered patio. The property is surrounded to the south, east and west by the beach, a parking lot and newly developed park to the north and residential uses to the north east. The Seal Beach Municipal Code Section 11.4.05.015 requires each alcoholic beverage establishment to obtain approval of a CUP prior to issuance of an Alcoholic Beverage Control (ABC) License from the State of California. On-site alcohol consumption will be restricted to the restaurant and outdoor dining area only. Conditions have been imposed on the establishment to ensure the proper service of alcohol to patrons in compliance with City Council Policy 600-1 (Standard Conditions for Alcohol Related Land Uses). The proposed use is in compliance with the General Plan Beach Land Uses definition that encourages commercial areas to provide a broad range of retail and service needs for the community. The new business, Beach House, is seeking an upgrade of the existing alcohol license to an on-sale general alcohol license to complement the food menu items. The proposed Type 47 alcohol license will permit the restaurant to offer beer, wine and distilled spirits. The use is allowed subject to the Commission’s approval of the CUP application. The subject building is physically adequate for the use, since a restaurant has operated on the site for many years. The proposed use is compatible with the existing l uses in the area, again because the subject site has operated as a restaurant with an alcohol license since 2003. In the footprint of the existing building, and with hours of operation that will continue to end at 10 p.m., as is currently the case, a restaurant serving beer and wine has previously been determined to be compatible with neighboring uses and the use enhances beach and park users’ experiences. The restaurant is also requesting to operate with extended morning hours 7:00 a.m. to 10:00 p.m. seven days a week. The previous hours were 9:00 a.m. to 10:00 p.m. The City has made a substantial upgrade to the facility in recent months, including replacing the roof, and substructure as necessary, installing a new grease trap, upgrading the electrical service and moving the existing trash enclosure to a better location in the City’s 1st Street facility. The applicant is required to maintain the footprint of the existing restaurant with interior tenant improvements to establish a functional work area and to establish the branding décor of the restaurant. CONCLUSION After conducting the public hearing and receiving public testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 19-7 to approve CUP 19-4 to allow an existing restaurant with an outdoor eating area and an existing Type 41 (On-Sale Beer and Wine) alcohol license to upgrade to a Type 47 (On-Sale General) alcohol license and increase the operating hours from 9 a.m. to 10 p.m. to the proposed hours of 7 a.m. to 10 p.m. 7 days a week within the Beach (BEA) zoning area. Prepared by: Steve Fowler Steve Fowler Community Development Department Attachments:2 1. Resolution No. 19-7 – A Resolution of the Planning Commission of the City of Seal Beach Approving Conditional Use Permit 19-4 to allow an existing restaurant with an outdoor eating area and an existing Type 41 (On-Sale Beer and Wine) alcohol license to upgrade to a Type 47 (On-Sale General) alcohol license and increase the operating hours from 9 a.m. to 10 p.m. to the proposed hours of 7 a.m. to 10 p.m. 7 days a week at 15 1st Street in the Beach (BEA) zoning area. 2.Floor Plan and Site Plan. . Page 1 of 7 RESOLUTION NO. 19-7 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 19-4 TO ALLOW AN EXISTING RESTAURANT WITH AN OUTDOOR EATING AREA AND AN EXISTING TYPE 41 (BEER AND WINE) LICENSE TO UPGRADE TO A TYPE 47 (ON-SALE GENERAL) LICENSE AND EXTEND THE EXISTING HOURS OF OPERATION 9 AM TO 10 PM TO THE PROPOSED HOURS OF 7 AM TO 10 PM AT 15 1st STREET THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1. Beach House LLC submitted an application to the City of Seal Beach Department of Community Development for Conditional Use Permit (CUP) 19-4 for the upgrade of an existing Type 41 (beer and wine) alcohol license to a Type 47 (On-Sale General) alcohol license, and to extend the hours of operation from the current 9:00 AM to 10:00 PM. to the proposed hours of 7:00 AM to 10:00 PM at an existing restaurant with an outdoor eating area at 15 1st Street (the “subject property”), which is located in the Beach (BEA) zoning area. Section 2. This project is determined to be a Class 3 (Conversion of small structures) Categorical Exemption pursuant to Section 15303 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for the permitting of service of general alcohol at an existing restaurant, involving negligible or no expansion beyond the existing use. Section 3. A duly noticed public hearing was held before the Planning Commission on July 1, 2019 to consider the application for CUP 19-4. At the public hearing, the Planning Commission received and considered all evidence presented, both written and oral, regarding the subject application. The record of the public hearing indicates the following: A. The subject site is adjacent to the beach in the 1st Street parking area. The subject site consists of a 2,937 square-feet (0.06 acre) parcel with an existing restaurant use of approximately 868 square feet of interior area with a 1,897 square feet outdoor patio area and a 522 square feet covered patio area. The subject site is surrounded to the south, east and west by the beach, a parking lot and newly developed park to the north and residential uses to the north east. The subject property is located in the Beach (BEA) zoning area. The City of Seal Beach owns the property and has leased the existing restaurant to the applicants. B. The proposed upgrade of the alcohol license from a Type 41 (beer and wine) alcohol license to a Type 47 (On-Sale General) alcohol license for beer, wine and distilled spirits does not require any modifications to the exterior of existing building, and no exterior modifications to the building are permitted. The applicant is maintaining the footprint of the existing restaurant structure with the exception of tenant Resolution No. 19-7 15 1st Street Page 2 of 7 improvements to establish a more efficient workspace and the branding and décor of the restaurant. Section 4. Based upon the facts contained in the record, including those stated in the preceding Sections of this Resolution, and pursuant to Chapter 11.5.20 of the Code of the City of Seal Beach, the Planning Commission makes the following findings: A. The proposed upgrade of the alcohol license in conjunction with a bona fide eating establishment is consistent with the General Plan. The General Plan specifies that the Public Use or Beach Land Use designation indicates that the beachfront is more of a regional recreation attraction and thus should provide a broad range of service needs for the community. A restaurant with a beer and wine license has previously been found to be consistent with the General Plan and operated on the site for several years previously. With the continued use of the existing structure as a restaurant with an outdoor dining area along with the upgraded service of beer, wine and distilled spirits, the restaurant can offer its customers a wider range of beverages to compliment the food items on the menu. The extended hours will offer the services to more visitors, but new impacts to neighboring properties are expected to be minimal because the permitted evening hours of operation will be the same as currently permitted. B. The proposed use complies with applicable provisions of the Municipal Code. The Municipal Code allows for the upgrade of the Type 41 (beer and wine) alcoholic license to a Type 47 (On-Sale General) alcohol license at a bona fide eating establishment with approval of a Conditional Use Permit. The proposed restaurant will be operated in compliance with all other applicable provisions of the Municipal Code and the existing lease for the restaurant. C. The subject site is physically adequate for the proposed use. The restaurant with the upgrade of the alcohol license does not require alterations to the exterior of the building and no additional parking is required. No structural changes to the exterior of the restaurant are being permitted. The subject site is considered in compliance with all parking requirements because the site is not expanding and the current footprint will not expand. D. The location, size, design, and operating characteristics of the proposed restaurant with the alcohol license upgrade and extended hours would be compatible with the surrounding uses and will not adversely affect those uses or properties in the surrounding areas. The existing building complies with the height, setback and parking requirements of the Seal Beach Municipal Code and Public Uses land Use designation. Conditions have been imposed to ensure the proper service of alcohol to patrons in compliance with City Council Policy 600-1 (Standard Conditions for Alcohol Related Land Uses). The proposed hours of operation for the restaurant will be 7:00 AM to 10:00 PM seven days a week. E. The establishment, maintenance, and operation of the proposed upgrade of the alcohol license from a Type 41 (beer and wine) alcohol license to a Type 47 (on-sale general) alcohol license would not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. The proposed upgrade of the Resolution No. 19-7 15 1st Street Page 3 of 7 license will not require modifications to the site and sufficient conditions have been imposed to ensure that the use will comply with the Performance Standards set forth in Section 11.4.10.020 of the Zoning Code and will not create adverse impacts upon adjacent uses. F. The subject site is located in a City-owned beach and recreation area in Windsurf Park. The subject site is 415 feet from the nearest residential property, the parking area for the restaurant is adjacent to a public park that is under construction and residential property. The subject site has operated a restaurant with an alcohol license since 2003. The applicant will be required to comply with all conditions placed on the prior business. G. The noise levels generated by the operation of the site would not exceed the level of background noise normally found in the area as there will be normal conversations while dining. In the event that complaints are received in the future, the Planning Commission reserves the right to reconsider the operation of the business and the conditions of approval. Section 5. Based upon the foregoing, the Planning Commission hereby approves CUP 19-4 to permit the upgrade of the Type 41 (beer and wine) alcohol license to a Type 47 (On-Sale General) Alcohol License to allow beer, wine and distilled spirits in conjunction with a restaurant and outdoor dining along with the extension of operating hours from 9:00 AM to 10:00 PM to the proposed hours of 7:00 AM to 10:00 PM within an existing commercial restaurant building, at 15 1st Street, subject to the following conditions. 1. Conditional Use Permit 19-4 is approved to permit the upgrade of the Type 41 (beer and wine) alcohol license to a Type 47 (On-Sale General) Alcohol License to allow beer, wine and distilled spirits in conjunction with a restaurant and outdoor dining along with the extension of operating hours from 9:00 AM to 10:00 PM to the proposed hours of 7:00 AM to 10:00 PM at an existing restaurant at 15 1st Street. 2. The applicant shall comply with all restrictions placed upon the license by the State of California Department of Alcoholic Beverage Control. In connection with the City consideration of an application, the applicant must demonstrate compliance with all restrictions placed upon the issuance of such license by the Alcoholic Beverage Control Act, Business and Professions Code §2300 to §2600, including but not limited to Rule 61.3(a) and 61.4. 3. The applicant shall furnish the City a copy of his ABC license and a copy of the conditions placed on the license by the Department of Alcoholic Beverage Control. This shall be done as soon as the license is received by the applicant from the State of California Department of Alcoholic Beverage Control. 4. The premises of the restaurant must remain in, and be operated in substantial compliance with the plan submitted with the application and maintained on file with the Community Development Department date stamped February 2019, and the terms of the lease agreement between the City and the applicants. No modification to the exterior of the structure is permitted by this approval. Resolution No. 19-7 15 1st Street Page 4 of 7 5. The hours of operation shall be limited to 7:00 AM to 10:00 PM seven days a week. 6. No video games or similar amusements shall be permitted on the premises. 7. There shall be no exterior advertising of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. 8. It shall be the responsibility of the applicant/licensee to provide all employees that sell or serve alcoholic beverages with the knowledge and skills that will enable them to comply with their responsibilities under State law. 9. The knowledge and skills deemed necessary for responsible alcoholic beverage service shall include, but not limited to the following topics and skills development: o State Law relating to alcoholic beverages, particularly ABC and penal provisions concerning sales to minors and intoxicated persons, driving under the influence, hours of legal operation and penalties for violation of these laws. o The potential legal liabilities of owners and employees of businesses dispensing alcoholic beverages to patrons who may subsequently injure, kill, harm themselves or innocent victims as a result of the excessive consumption of alcoholic beverages. o Alcohol as a drug and its effects on the body and behavior, including the operation of motor vehicles. o Methods of dealing with intoxicated customers and recognizing under age customers. 10. The following organizations provide training programs, which comply with the above criteria: o Department of Alcoholic Beverage Control License Education on Alcohol & Drugs (LEAD) Training (714) 558-4101 or Leadinfo@abc.ca.gov o Orange County Health Care Agency Alcohol & drug Education Prevention Team (ADEPT) Serving Alcohol Responsibly (BARCODE) (714) 834-2860 11. Deliveries to the premises are prohibited between 10:00 P.M. and 7:00 A.M. 12. There shall be no dumping of trash outside and/or glass bottles outside the establishment between the hours of 10:00 P.M. and 7:00 A.M. 13. The establishment must comply with Chapter 7.15 “Noise” of the City of Seal Beach Municipal Code. Should complaints be received regarding noise generated by the establishment, the Planning Commission reserves the right to schedule this permit for reconsideration and may require the applicant/business operator to mitigate the noise level to comply with the provisions of Chapter 7.15. Resolution No. 19-7 15 1st Street Page 5 of 7 14. Any proposed alterations or upgrades to the restaurant including, without limitation, construction of interior tenant improvements, will require review and approval from the City of Seal Beach Planning Division. Other City approvals may be required depending on the extent of the proposed alterations and upgrades. 15. A modification of this CUP must be applied for when: a. The establishment proposes to change its type of liquor license. b. The establishment proposes to change its permitted hours of operation. c. The establishment proposes to modify any of its current Conditions of Approval. d. There is a substantial change in the mode or character of operations of the establishment. 16. In the event staff determines that security problems exist on the site, the conditions of this permit may be amended, under the procedures of the Seal Beach Municipal Code to require the provision of additional security measures. 17. The Planning Commission reserves the right to revoke or modify this CUP if any violation of the approved conditions occurs, harm or operational problems such as criminal or anti-social behavior occur. Examples of harmful or operation behaviors include, but not limited to, violence, public drunkenness, vandalism, solicitation and/or litter. 18. The establishment shall have a public telephone listing. 19. Litter and trash receptacles shall be located at convenient locations inside the establishment and operators of such establishments shall remove trash and debris on an appropriate basis so as not to cause a health problem. 20. All alcoholic beverages sold in conjunction with the on-premises licensed establishment must be consumed entirely on the premises prior to closing time. No alcoholic beverage shall be consumed on the beach. In no circumstance shall any alcohol be passed from patrons on the patio area to people on the beach. There shall be appropriate posting of signs both inside and outside the licensed premises indicating that drinking outside the licensed premises is prohibited by law. 21. An attendant will be located in the outdoor dining and seating area during business hours when customers are occupying the area. 22. The restaurant must be maintained as a “bona fide public eating place” as defined by the California Department of Alcoholic Beverage Control. 23. The establishment must serve a complete menu of food until thirty minutes prior to closing time. 24. The applicant will prominently display these Conditions of Approval in a location within the businesses’ customer area that is acceptable to the Community Development Director. Resolution No. 19-7 15 1st Street Page 6 of 7 25. Failure to comply with any of these conditions or a substantial change in the mode or character of the residence shall be grounds for revoking or modifying this CUP approval. 26. This CUP shall not become effective for any purpose unless/until a City “Acceptance of Conditions” form has been signed and notarized by the applicant before being returned to the Planning Department; and until the ten (10) calendar day appeal period has elapsed. 27. The applicant is required to obtain all required Building and Safety permits prior to tenant improvements, construction or demolition. 28. Approval of this request shall not waive compliance with all sections of the Municipal Code, or all other applicable City Ordinances in effect at the time of building permit issuance. 29. This CUP shall become null and void unless exercised within one year of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department at least ninety days prior to such expiration date. 30. The applicant must indemnify, defend, and hold harmless City, its officers, agents, and employees (collectively “the City” hereinafter in this paragraph) from any and all claims and losses whatsoever occurring or resulting to any and all persons, firms, or corporations furnishing or supplying work, services, materials, or supplies in connection with the performance of the use permitted hereby or the exercise of the rights granted herein, and any and all claims, lawsuits or actions arising from the granting of or the exercise of the rights permitted by this Conditional Use Permit, and from any and all claims and losses occurring or resulting to any person, firm, corporation or property for damage, injury or death arising out of or connected with the performance of the use permitted hereby. Applicant’s obligation to indemnify, defend, and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City’s choice in representing the City in connection with any such claims, losses, lawsuits or actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys’ fees in any such lawsuit or action. Resolution No. 19-7 15 1st Street Page 7 of 7 PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on July 1, 2019, by the following vote: AYES: Commissioners _________________________________________ NOES: Commissioners _________________________________________ ABSENT: Commissioners _________________________________________ ABSTAIN: Commissioners _________________________________________ _________________________________ Patricia Campbell ATTEST: Chairperson _________________________________ Steve Fowler Planning Commission Secretary