HomeMy WebLinkAboutAgenda Packet_12072020CITY OF SEAL BEACH
PLANNING COMMISSION AGENDA
Monday, December 7, 2020 — 7:00 PM
ALL COMMISSIONERS AND STAFF WILL PARTICIPATE VIA TELECONFERENCE
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INCORPORATED
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District 1 —
Steve Miller – Vice Chair
District 2 —
Ronde Winkler
District 3 —
Michael Thomas
District 4 —
Patty Campbell
District 5 —
Mariann Klinger – Chair
Department of Community Development
Les Johnson, Community Development Director
Steve Fowler, Senior Planner
Marco Cuevas Jr., Assistant Planner
Isra Shah, 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. Appointments only at this time.
• 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. sea Ibeach ca. 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
review on the City's website at www.sealbeachca.gov.
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: Those members of the public wishing to provide comment are asked
to send comments via email to the City Clerk at gharper@sealbeachca.gov or via the comment
icon on the City website at https://www.seaIbeachca.gov/Government/Agendas-Notices-
Meeting-Videos/Council-Commission-Meetings before 6pm on December 7, 2020. Comments
provided via email will be posted on the City website for review by the public. Any documents
for review should be sent to the City Clerk prior to the meeting for distribution. 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, please email them to the City Clerk at
gharper@sealbeachca.gov or via the comment icon on the City website
at https://www.seaIbeachca.gov/Government/Agendas-Notices-Meeting-Videos/Council-
Commission-Meetings before 6pm on December 7, 2020. The documents become part of the
public record.
All proceedings are recorded.
NOTICE REGARDING PUBLIC OBSERVATION AND PARTICIPATION IN THE
PLANNING COMMISSION MEETING
To comply with Governor Newsom's Executive Order N-29-20 and the Amended Order
and Guidance of the Orange County Health Officer issued March 18, 2020 the City of
Seal Beach hereby gives notice of the "means by which members of the public may
observe the meeting and offer public comment" for the Planning Commission meeting
on December 7, 2020. Due to the need for social distancing and the prohibition on
public gatherings set forth in the County Health Officer's Order, all participation in the
above -referenced Meeting will be by teleconference for the Members of the Planning
Commission, staff, and applicants. Because of the unique nature of the emergency
there will NOT be a physical meeting location and all public participation will
be electronic.
PUBLIC COMMENT AND PUBLIC HEARING: Members of the public may submit
comments on any item ON this Planning Commission meeting agenda via email to the
City Clerk at gharper@sealbeachca.gov or via the comment icon through the online
portal at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-
Videos/Council-Commission-Meetings . For those who would like to call in to make a
comment regarding the Public Hearing item please sign up through the City website
at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-Videos/Council-
Commission-Meetings using the microphone icon. All email comments the City Clerk
receives before the start of the meeting will be posted on the City website and
distributed to City Council. Email comments received after that time will be posted on
the City's website and forwarded to the City Council after the meeting.
THIS NOTICE AND ELECTRONIC PARTICIPATION PROVISIONS SET FORTH IN
THIS NOTICE ARE PROVIDED PURSUANT TO SECTION 3 OF EXECUTIVE ORDER
N-29-20.
CALL TO ORDER
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.
PUBLIC COMMUNICATIONS (VIA EMAIL ONLY
At this time members of the public may address the Commission regarding the items on
this Planning Commission meeting agenda. Pursuant to the Brown Act, the Council
cannot discuss or take action on any items not on the agenda unless authorized by law.
Those members of the public wishing to provide comment are asked to send comments
via email to the City Clerk at gharper@sealbeachca.gov or via the comment icon on the
City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-
Videos/Council-Commission-Meetings before 6pm on December 7, 2020. Comments
provided via email will be posted on the City website for review by the public. Any
documents for review should be sent to the City Clerk prior to the meeting for
distribution.
CONSENT CALENDAR
A. Approval of the November 16, 2020 Minutes
CONTINUED ITEMS — None
SCHEDULED MATTERS — None
NEW BUSINESS
B. Request for a Minor Use Permit MUP 20-9 to allow the construction of a retaining
wall over 30" in height (12' tall retaining wall plus 6 foot garden wall atop) along the
west property line to allow construction of a new residence in the Residential Low
Density (RLD-9) Zone.
402 Ocean Avenue
Applicant: Karen Otis
Request: Request for a Minor Use Permit to allow the construction of a retaining
wall over 30" in height (maximum 12' tall retaining wall plus 6 foot garden wall atop)
along the west property line to allow construction of a new residence, on a property
located in the Residential Low Density (RLD-9) zoning area.
Recommendation: After conducting the Public Meeting, staff recommends that the
Planning Commission adopt Resolution No. 20-15, APPROVING Minor Use Permit
20-9 with Conditions.
PUBLIC HEARINGS — None
COMMISSION CONCERNS
DIRECTOR'S REPORT
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Adjourn the Planning Commission to Monday, December 21, 2020 at 7:00 p.m.
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STAFF REPORT
gCIFORNMP
DATE: December 7, 2020
TO: Planning Commission
THRU: Gloria D. Harper, City Clerk
FROM: Les Johnson, Community Development Director
SUBJECT: Approval of the November 16, 2020 Minutes
RECOMMENDATION: Approve the minutes for the Planning Commission meeting
held on November 16, 2020
Prepared by:
Gloria D. Harper
Gloria D. Harper
City Clerk
Attachment:
1. November 16, 2020 Minutes
Approved by:
Les Johnson
Les Johnson
Director of Community Development
City of Seal Beach — Planning Commission
November 16, 2020
Vice -Chair Miller called the regular meeting of the Planning Commission to order at 7:00
p.m. via Teleconference. Vice -Chari Miller led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners: Winkler, Thomas, Miller, Campbell
Absent: Klinger
Staff Present: Isra Shah, Assistant City Attorney
Les Johnson, Community Development Director
Steven Fowler, Senior Planner
Marco Cuevas, Jr., Assistant Planner
Gloria D. Harper, City Clerk
Dana Engstrom, Deputy City Clerk
APPROVAL OF AGENDA
Motion by Winkler, second by Campbell, to approve Agenda.
AYES:
Campbell, Winkler, Miller, Thomas
NOES:
None
ABSENT:
Klinger
ABSTAIN:
None
Motion Carried
ORAL COMMUNICATIONS
Vice -Chair Miller opened oral communications. City Clerk Harper announced that no
emailed comments were received. Speakers: There were no speakers. Vice -Chair Miller
closed oral communications.
CONSENT CALENDAR
A. Approval of August 17, 2020 Minutes
APPROVAL OF CONSENT CALENDAR
Motion by Thomas, second by Winkler, to approve the Consent Calendar.
AYES: Campbell, Miller, Thomas, Winkler
NOES: None
ABSENT: Klinger
ABSTAIN: None
Motion Carried
CONTINUED ITEMS — None
SCHEDULED MATTERS - None
NEW BUSINESS
B. Minor Use Permit MUP 20-8
1117 Seal Way
Applicant: Nardi Associates
Request: Request for a Minor Use Permit (MUP 20-8) to allow the construction of a roof
deck with the reconfiguration of the existing stairway to access the new deck along with
new balcony railing and fagade upgrades within an existing triplex that is nonconforming
due to parking and density in the Residential High Density (RHD -20) Zone.
Recommendation: After conducting the Public Hearing, staff recommends that the
Planning Commission adopt Resolution No. 20-13, APPROVING Minor Use Permit 20-8
with Conditions
Senior Planner Steven Fowler, provided a comprehensive staff report and indicated that no
correspondence was received regarding the project.
Vice -Chair Miller opened the public hearing. City Clerk Harper announced that no emailed
comments were received. Speaker: Norberto Nardi. Vice Chair Miller closed the public
hearing.
Motion by Thomas, second by Miller to adopt Resolution No. 20-13, APPROVING Minor
Use Permit 20-8 with Conditions.
AYES:
Campbell, Winkler, Miller, Thomas
NOES:
None
ABSENT:
Klinger
ABSTAIN:
None
Motion Carried
Assistant City Attorney Shah noted that this item have a ten-day appeal period.
PUBLIC HEARING
C. Conditional Use Permit CUP 20-3
127 13th Street
Applicant: Nancy Smith
Request: Request for a Conditional Use Permit (CUP 20-3) to allow the addition of 977
square feet of habitable living space, 224 square feet of new porch area, and the
demolition of the existing two -car garage and construction of a new 452 square feet
garage along with 1035.70 square feet of second story non -habitable attic space in an
existing 1,433 square feet single-family residence within the Residential High Density
(RHD -20) zoning area.
Recommendation: After conducting the Public Hearing, staff recommends that the
Planning Commission adopt Resolution No. 20-14, APPROVING Conditional Use Permit
20-3 with Conditions.
Vice -Chair Miller recused himself from the meeting item due to the subject property being
within 500 feet of his residence. Second Vice -Chair Thomas presided over the meeting in
the absence of Chair Klinger and the recusal of Vice Chair Miller.
At 7:45 pm, City Attorney Shah requested a 10 -minute recess to assess if Commissioner
Winkler was required to recuse herself from this portion of the meeting.
At 7:55 pm, the meeting resumed with City Attorney Shah announcing that based on the
doctor patient relationship between the applicant and Commissioner Winkler, there
appeared to be no potential conflict; therefore, Commissioner Winkler was not required to
recuse herself.
Senior Planner Steven Fowler provided a comprehensive staff report and indicated that no
correspondence was received regarding the project.
Second Vice Chair Thomas opened the public hearing. City Clerk Harper announced that
no emailed comments were received. Speaker: Nancy Smith. Second Vice Chair Thomas
closed the public hearing.
Questions from Commissioners Winkler and Campbell were answered by Applicant Nancy
Smith and Senior Planner Steven Fowler.
Motion by Campbell, second by Thomas to adopt Resolution No. 20-14, APPROVING
Conditional Use Permit 20-3 with Conditions and replacing the word covenant with
convenient.
AYES:
Campbell, Winkler, Thomas
NOES:
None
ABSENT:
Klinger
ABSTAIN:
Miller
Motion Carried
Assistant City Attorney Shah noted that this item have a ten-day appeal period.
Vice Chair Miller rejoined the meeting as the presiding Commissioner.
DIRECTOR'S REPORT
Director Johnson thanked the Commissioners and staff for continuing to meet to handle
City's business under our current circumstances. He indicated that Consultant John
Douglas have been hired to assistant with updating the City's Housing Element. He
announced that outreach and public engagement process is scheduled for January as the
city if mandated to complete the process by October 2021. Additionally, he also
announced that the City has returned to the purple tier due to the increase in the number
of COVID cases, that City Hall remains closed and there is no certain date when the
Planning Commission will return to in-person meetings.
COMMISSION CONCERNS
Commissioners Thomas and Miller requested an update on the new park at First Street.
Director Johnson responded to the Commissioners question.
Commissioner Miller requested Commissioners and staff to promote the McGaugh
Elementary School PTA fundraiser and indicated that gift certificates/cards will be
purchased from Seal Beach businesses for the raffle and the proceeds would benefit the
MCGaugh PTA sponsored events.
ADJOURNMENT
Vice Chair Miller adjourned the Planning Commission meeting at 8:26 p.m. to Monday,
December 7, 2020 at 7:00 p.m.
Approved:
Attest:
Steven Miller, Vice Chair
Gloria D. Harper, City Clerk
Gloria D. Harper, City Clerk
:osEgse PLANNING COMMISSION
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\ STAFF REPORT
DATE: December 7, 2020
TO: Planning Commission
THRU: Les Johnson, Community Development Director
FROM: Steve Fowler, Senior Planner
SUBJECT: MINOR USE PERMIT 20-9. Request for a Minor Use Permit to
allow the construction of a retaining wall over 30" in height
(maximum 12' tall retaining wall plus 6 foot garden wall atop) along
the west property line to allow construction of a new residence, on
a property located in the Residential Low Density (RLD-9) zoning
area.
LOCATION: 402 Ocean Avenue
APPLICANT: Karen Otis
RECOMMENDATION: After conducting the Public Meeting, staff recommends that the
Planning Commission adopt Resolution No. 20-15, APPROVING
Minor Use Permit 20-9 with Conditions.
GENERAL PLAN RESIDENTIAL LOW DENSITY
DESIGNATION:
ZONE: RLD-9 (RESIDENTIAL LOW DENSITY)
SITE DESCRIPTION: ASSESSOR'S PARCEL NUMBER: 199-114-01
LOT AREA: 6,370 sq. ft.
GROSS FLOOR AREA: 4,253 sq. ft.
SURROUNDING PROPERTIES:
NORTH: Residential High Density (RHD -20)
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 permitting of a retaining wall to allow the
construction of a single-family residence, where only minor modifications are made.
LEGAL NOTIFICATION
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on Thursday,
November 26, 2020 and mailed to property owners and occupants within a 300' radius of the
subject property on Wednesday, November 25, 2020 with affidavits of the publishing and
mailing on file.
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ANALYSIS
AERIAN RAAM.
Karen Otis, ("the applicant") on behalf of Aimee Weisner and Thomas Saeman ("owners") filed
an application for Minor Use Permit 20-9 requesting approval to allow the construction of a
retaining wall of up to 12 feet in height and approximately 50 feet in length along the west
property line to allow construction of a single-family residence. The subject site is located on the
south side of Ocean Avenue between 4th and 5th Street. The subject site is located in the RLD-9
zone and is surrounded by residential uses on the north, west and east sides with the beach to
the south.
According to the Seal Beach Municipal Code (SBMC § 11.4.15.015.B.2), properties in the Gold
Coast area and the RLD-9 district, retaining walls greater than 30 inches are subject to approval
of a Minor Use Permit. For properties along Ocean Avenue in the RLD-9 Zone, the Planning
Commission is not limited to any particular maximum height limitation; there is no maximum
height for retaining walls that can be approved by a Minor Use Permit in this area.
The applicant is requesting to construct a retaining wall with a maximum height of 12 feet and a
six foot tall garden wall on top. Under the Seal Beach Municipal Code (SBMC § 11.1.15.025.D),
the height of a combined wall and retaining wall is measured from the midpoint of the retaining
wall to the top of the garden wall. At its highest point, the retaining wall with the garden wall on
top is approximately 18 feet tall, or 12 feet as calculated by the retaining wall formula in the Seal
Beach Municipal Code.
The retaining wall is necessary due to the adjacent residence at 400 Ocean, which will soon be
under construction, having additional floor space on the first floor that has excavated further into
the slope towards Ocean Avenue. An exterior access door will be provided to that space. The
subject proposed residence is not proposing to have the additional space, which results in a
difference in grade and the need for the retaining wall. The neighboring property owner is
aware of the condition that will exist if the proposed retaining wall is approved and constructed.
With respect to the required findings, the proposed construction is consistent with the City's
General Plan, is allowed within the RLD-9 Zone, and is otherwise compliant with applicable
provisions of the SBMC. In addition, staff has recommended conditions of approval that, when
applied to the project, will make the project site physically adequate for the type, density, and
intensity of use being proposed, including provision of services, and the absence of physical
constraints. The location, size, design, and operating characteristics of the proposed use, as
conditioned, will be compatible with, and will not adversely affect, uses and properties in the
surrounding neighborhood (single family residences). Rather, the improvement will assist with
the construction of a single-family residence, will not change existing operating characteristics of
the single-family residence, and will remain similar to surrounding uses throughout RLD-9.
Given the foregoing, staff believes that 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.
CONCLUSION
After conducting the public hearing and receiving testimony, staff recommends that the Planning
Commission adopts attached Resolution No. 20-15 to allow the construction of a retaining wall
of up to 12 feet in height and 50 feet in length along the west property line to allow construction
of a single-family residence, located at 402 Ocean Avenue.
Prepared by:
Steve Fowler
Senior Planner
ATTACHMENTS:
1. Resolution No. 20-15
2. Project architectural plans
Les Johnson
Community Development Director
RESOLUTION NO. 20-15
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 20-9
TO ALLOW THE CONSTRUCTION OF A 12 FEET TALL
RETAINING WALL, 50 FEET LONG TO ALLOW
CONSTRUCTION OF A SINGLE-FAMILY RESIDENCE, ON A
PROPERTY LOCATED IN THE RESIDENTIAL LOW DENSITY
(RLD-9) ZONING AREA AT 402 OCEAN AVENUE.
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY
RESOLVE:
Section 1. Karen Otis, ("the applicant") on behalf of Aimee Weisner and
Thomas Saeman ("the owners") submitted an application to the Community Development
Department for Minor Use Permit 20-9. The proposed project includes the construction of a
12 -feet tall retaining wall 50 feet long to allow construction of a single-family residence
located 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 permitting
of a retaining wall to allow the construction of a single-family residence, where only minor
modifications are made.
Section 3. A duly noticed public meeting was held before the Planning
Commission on December 7, 2020 to consider Minor Use Permit 20-9. At the public meeting,
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 20-9 for a proposed project at 402 Ocean Avenue, Seal
Beach, California.
B. The subject property is rectangular in shape with a lot area of
approximately 6,370 square feet per assessor's records. The property is approximately 32.5
feet wide by 196 feet deep. The site is surrounded by residential uses on the north, west and
east with the beach on the south side.
C. The subject property is currently vacant with a proposed single-family
residence and a 2 -car attached garage. The proposed improvements will not expand or
create any nonconformity as the proposed residence with attached garage meets all zoning
requirements.
D. The Seal Beach Municipal Code (SBMC § 11.4.15.015.B.2) allows the
construction of retaining walls greater than 30 inches subject to approval of a Minor Use
Permit. The applicant is requesting to construct a retaining wall up to 12 feet in height with a
six foot tall garden wall on top. According Seal Beach Municipal Code (SBMC §
11.1.15.025.D) to measure height of a combined wall and retaining wall measure from the
midpoint of the retaining wall to the top of the garden wall. This combined height will be up to
18 feet.
Page 1 of 3
Resolution 20-15
402 Ocean Avenue
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 minor improvements are consistent with the General Plan
which encourages architectural diversity in the Gold Coast area (Planning Area 1) while
ensuring compatibility between residential and commercial uses. The proposed construction
of the retaining wall will be compatible with the architectural style of the surrounding area and
will not change the character of the property, will maintain all requirements of the zoning
area, and will be consistent with other surrounding properties.
B. The proposed use is allowed within the applicable zoning district with
Minor Use Permit approval and will comply with all other applicable provisions of the
Municipal Code. The subject site is located within the Gold Coast RLD-9 zone, an area where
the Seal Beach Municipal Code (Section 11.4.15.015) allows retaining walls over 30 inches
tall with approval of a Minor Use Permit
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 currently
vacant. The construction of the retaining wall and with a garden wall on top will maintain
development standards applicable to the RLD-9 zone. The improvement will not increase
density or change beyond existing use of the property.
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 RLD-9
zone, which consists of properties developed as single family residences. The improvement
will assist with the construction of a single-family residence, will not change existing operating
characteristics of the single-family residence, and will remain similar to surrounding uses
throughout RLD-9.
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 subject site will continue to operate as a residential property, which is consistent
with the uses in the surrounding neighborhood.
Section 5. Based on the foregoing, the Planning Commission hereby
approves Minor Use Permit 20-9 for the construction of a retaining wall up to approximately
12 feet in height and approximately 50 feet in length to allow construction of a single-family
residence is subject to the following conditions:
1. Minor Use Permit 20-9 is approved for the construction of a retaining wall up to
approximately 12 feet in height and approximately 50 feet long to allow construction of
a single-family residence located at 402 Ocean Avenue.
2. All plan check and future construction shall be in substantial compliance with the plans
approved through Minor Use Permit 20-9. All new construction shall comply with all
applicable state and local codes.
Page 2 of 3
Resolution 20-15
402 Ocean Avenue
3. The retaining wall shall be a maximum of approximately 12 feet tall with no more than
a 6 feet tall garden wall on top along the approximately 50 linear feet of combination
wall.
4. The applicant is required to obtain all applicable Building and Safety permits prior to
construction or demolition.
5. 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.
6. The applicant shall indemnify, defend and hold harmless the 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 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 Seal Beach Planning Commission at
a meeting thereof held on December 7, 2020, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Mariann Klinger
Chairperson
ATTEST:
Les Johnson
Planning Commission Secretary
Page 3 of 3
WEISNER-SAEMAN RESIDENCE
402 OCEAN AVE. SEAL BEACH, CA 90740
APN: 199-114-01
PROJECT INFORMATION:
SQUAREFOOTAGES:
I st FLOOR-
1,097.33 SF
BUILDING CODE DATA:
Sind FLOOR -
1,166.51 SF
OCCUPANCY TYPE: I CONSTRUCTION TYPE: V -B
3rd FLOOR -
1,520.81 SF
SPRINKLERED NFPA 16 SHALL BE SPECIFIED
TOTAL HABITABLE-
3,784.65 SF
LOTINFORMATION:
ZONING: RLD-9(OCEAN AVE)
GARAGE-
467.96 SF
LOT SIZE: 196'-0" x 32'-6"
LOT AREA: 6,370 SF
TOTAL DWELLING-
4,252.61 SF
LOT COVERAGE:
BALCONIES-
545.56 SF
TOTAL LOT AREA: 6,370 SF
LOT COVERAGE: 2,360.08SIF (INCL. REAR DECK)
BEDROOMS AND BATHROOMS:
TOTAL BEDROOMS:
4
LEGAL DESCRIPTION:
TOTAL BATHROOMS:
5 FULL 1 HALF
BOOK 199, PAGE 11, TRACT 2, BLOCK 114, LOT 1
SCOPE OF WORK:
CONSTRUCTION OF NEW THREE STORY SINGLE FAMILY HOME
CONTAf
ARCHITECT
OTIS ARCHITECTURE INC.
16845 E. AVE. OF THE FOUNTAINS
#107
FOUNTAIN HILLS, AZ 85268
714. 846. 0177
REP. KAREN OTIS
CLIENT
AIMEE WEISNER AND TOM SAEMAN
402 OCEAN AVE.
SEAL BEACH, CA 90740
714.679.9215
STRUCTURAL ENGINEERING
B.A. SIMS ENGINEERING, INC.
1341 ORIZABA AVENUE
LONG BEACH, CA 90804
(562) 735-4955
wvsw.basims.com
CIVIL ENGINEER
JONES, CAHL AND ASSOCIATES INC.
DANIEL RUBIO
18090 BEACH BL.,
HUNTINGTON BEACH, CA 92648
714.848.0566
GEOTECHNICAL ENGINEER
ZS ENGINEERING
ZAFAR AHMED
113 TOMATO SPRINGS
IRVINE, CA 92618
949.331 .3232
TIRE 24
ABSOLUTE CONSULTING
SAUM NOUR
3239 BIRCH
NEWPORT BEACH, CA 92660
949 .852.8700
COASTAL HAZARD ANALYSIS
GEO SOILS
DAVE SKELLY
5741 PALMER WAY, SUITE D
CARLSBAD, CA 92010
SHEET INDEX:
Title Sheet T-1
General Notes T-2
CalGreen Mandatory Measures Title 24 T$
Tifle 24 T-4
Title 24 T-5
Site Plan A-1.1
First Floor Plan A-1.2
Second Floor Plan A-1.3
Third Floor Plan A-1.4
Roof Plan A-1.5
Exterior Elevations A-2.1
Exterior Elevations A-2.2
Building Sections A-3.1
Building Sections A-3.2
Door and Window Schedule A4.1
First Floor Electrical Plans E-1
Second Floor Electrical Plans E-2
Third Floor Electrical Plans E-3
Details D-1
Details D-2
Precise Grading Plan Cl
Structural Title sheet SI.0
Foundation Plan S2.0
First Floor Framing S2.1
Second Floor Framing S2.2
Roof/Deck Framing S2.3
Typical Structural Details S3.0
Typical Structural Details S3.1
Special Structural Details S3.2
Special Structural Details S3.3
Special Structural Det ails S3.4
Special Structural Details S3.5
Hardy Frame Details HFXI
Hardy Frame Framing Details HFX2
Hardy Frame Floor System Details HFX3
TOTAL SHEETS: 35
DIVISION f -GENERAL REQUIREMENTS:
DIVISION 6- WOOD
DIVISION 9- FINISHES
15-C. PLUMBING:
1. Copper W Steel Downs- All copper pipe m ... dimns W f Blom piping shall be
1-A. ARCHITECTS STATUS:
6-A. ROUGH CARPENTRY:
9-A. GYPSUM DRYWALL CONSTRUCTION:
made wflh didsotc coupling or isolation flanges. All waste It between More to be
The Amhilecl does mi guarantee the Contractors perfo mance, and no provisions of Me contact
1. All structural lumber shall be goods marked ant conform win the standard grading
ish and Install all gypsum wallboard work complete.
1. Scope: Fumboa
cast in.
documents shall lot.. the Cowbacfor from any liability due to negligence, incompetence or errors of
omissions or commission of the Contractor.
ant dressing rules of the Westa n Woad Products Association.
2. All wood resting on concrete or wimin, 6 inches d finish goods shall be pressure
2. Standards:
a.All work and materials shall comply with the appllcwble chapter of CBC.
2. Waste and Vent Systems: All soil, wade, and vent piping shall be approved ABS or
cast Iron. All horizontal plumbing between floors to be cast iron. All piping shall be sized
treated Douglas Fir.
g
b.All work and materials shall corn with Amertcan Standard Assodation's
comply
as req aired b CBC or local cotes. Cleanout locations shall be located in leas) visible
The doowin s antl s ectcalions re resent the finished structure. The deei n adequacy and safe of
9 P P 9 9 Y N
3. Firedockin :Fire block spud walls antl artitions inclutlin tarots cos d me
9 P ( 9 states)
'S acificetion for G um Watched Finishes".
P YPs
teas. Provide cleenouts as aired b CBC. Waste lines adjacent W liven err as shall
a req Y 1 9 e
arecton brain shorn temporary supports, is; bili of Connector, and has
A A P rY ppo W ty
fl and 0-0 h ht
B A 9
3. Materials'.
iron
beca.ago beSyste
not been cons deretl b Ne Arohfled or the SWctual E . Th ntrador's res ons bio for th
Y 9 P ..I
Plywood
4 Food Sheathing: 1l2 CDX PI Inde 3224 PS 1 95 Niet, 10tl ria at 6' OC
ng
9 Ywood
a.5I8 wallboard Mal throughout.
gYP typ 9
3 Domed. Wal P' System: All water supply Ines shall be co Type L below
Piping ri PPly YP
dab of the .Ndure or to Mea 'codon ti all Shea . f M floor diaphragms and finished
ry pd. OWPP
1 . H shall provde the necessary brat w9 top 'tl t ti ty p to the appl talon of flro
ay P 9 PPopu
pi rM ed, le ods L opts with fo rte. Stagg,, nal
j M . N 'f g h II be nspedetl pnor tow g.
...To ..Ill d' ondmin m 'cal i all lumod walls.
9Y➢ 9 Np P 9
by gypsum board Manutaclurer.
o.T p tl Co pu d. As remmus
hot
slab and T M b set. Not titin shall moor below slab All hot avatar Ines fo be
Type 9
teat
i f d matenals.
5 Blocking. P : 2h sold bel j 1 h at all supports
W ctl
M sttta M1 I : S fiaghments per code
4PropertyAVwmr Heading
4 Heal g Syd : F h 'nslall abe connect piping dequipment raga red to
e
6. Wood T,,,,,: It hall be the b'I ty f le f tuner to
W the mog n Buildinghe
4. Installations'. t II i and fin sh'ng shall conform to American Standard A9].1- 65
mpler
complete M to h ti g y 1 m.
tionvs8s to we or cafidWetontimm 14
and imia
d CalculationsOrrdshop drawings pkorfolabral on The
.W,enlappll,
and asspecard heron
SDomesle Gas Service:'Imobigas fns to gandin equpmenl'nclud-ng waterheater
[ismite fArchl conmumnt'nclutle'nspend
The Contractor is solely responsible for all construction methods and for safety mndilions at tiro
The Co solely
worksite. These visits shall nMbeconsWetl as continuous and tleteiletl inspection.
s
.... allto .... hall bean Approved Fabricator, as currently listed by ICBG. hemi
and lM latest Building Cote for all loads Imposed,
a.Wallboartl: Apply wallboard first fo ceilings and Men fo walls, ply m dal Use
b.N d maximum practical lengths and dagger enq joints. Apply metal edge
to
pool equipment, furnaces. Plumbing to be recessed In wall.
6. Plumbing Fixtures antl Equipment:
dolllbetles logs onsom
Including lalealloabe anMmechanicaleq, equipment
eq
Trim to all exposed
af. Furnish and install all fixtures and equipment shown the tl or
Design, material,be equipment and protlmr, ed Man Mese below a indicated on Ore
]. New subgeorto be 1-7I8"plywood unless remodel coMition does nrot permit.
pand mo,outsidecomers.
b Finishing: Tape and finish ll a corn oo and edges ifmejoinaccord- with
Top, and MOM,
sire herein. All exposed brass supplies cad brass traps, hpee bibs, wade
s, ill wit
l m Ned
drawings may be considered for use, provided prior approval is obtained from se AvchBed and
re mendetions. Leave sortaces smooth, free of v Bible joints, nail
and
parraetl at,W,gWe
pieces and other brass Nm shall lu heavily polished throne plated. Finish all piping
applicable governing cote authorfly.
6-B.LWOme Ril
se's
hoes and sanding marks.
hoi
through walls, floors oro rai wflh chrome plated wall flanges escutcheons.
Manufacture millwork and casework per Manual nt Millwork a of California, custom
TexWres Smooth notexture- teaser all joints with special care.
lu
b. Compression slops, .einem, tall pieces, tum etc., are included b make a complete
On site om "all of all dimensions and waled ons shall s, me responsibility of the Contactor. Written
shall Uke precedence over scaled dimensions, exl.ln9 dimensions take precedence over
, ruff
rade unless noted otherwise. Install all shelving, casework, tryMork, doors, bertlware,
carpentry.
roiling. Mm, counters, utility backboards ended
d, All SI
d. NI Slate andlor Stone: Clean and seal prior to grouting.
owure, wheser or not runs. tl. Protide approved oneyiece waste overflow and bap
unit went glued fittings ll tubs.
words, dimensions
written dimensions.
on, t
All maple cabll and sunases to be scaled prior W dein or color lacquer in ober to
c. Galvanized pipe shall net be used far wasta or water supply.
prevent irregular color absorption into wood.
I Reference
Reference Lasing matenals and their applicetlon and plaster
J. Water supply lines shallbeindelletl with approved anti -sound devices when required.
1. CODES
their application
materials and their application shall the applicable
m in strict accordance
All codes having jurisdictionanshall il a strictly in the mndNwopl the project Inducting all
6-C. CABINETS:
g of Ore National Gypsum sso
ig
for Lathing, Furring and P15
wren m
applicable slate, city, and county building, zoning, electrical, mechanical, plumbing and fire miles. The
Contractor shall verily all code requirements before the comm erwamcu of
Oft s and bring any
1. seas Solid wood (see plans for wood specification)
2. Melamine cabinet interior
mramon.
2. Puns
Under
2. Building Paper: Install Type at felt t other approved. Under ecaes. trim and
WIT
siding apply so as fo farm a watertight membane. Overlap each co rse below 2
u
DIVISION 16 -ELECTRICAL:
discrepancies between code requirements and se mn.Nclion documents to Me attention of Me
t
3. Concealed European Hinges
inches minimum horizmtaljoinis and 6 inches minimum at ventcal joints.
Architect
4.5mre house at sides of.bic. for adjustable shelves.
3. Flashing at Wall Penetrations: Install sisalkafl paper as [lashing in a weerhed rtme
16A. -GENERAL:
5. "Iy maple at drawers win lockjoinls and European side guides.
feshlon. Slip window under horizontal head slealkreft ant secure molal window and door
Eledd.l system layouts are generally diagrammatic, location of outlets and eq,lpment Is
1-C. ERRORS AND OMISSIONS:
Errors, omissions, or conflicts whkh may occur In Construction Documents shall be brought to the
6 Melamine and all at Wllmut bays verb European site guides,
7. Alder Interior pull-out trash trey with do in 32 qL trash can pull extension guides
fin over sealant on interface of fins at side and bottom. Nate: Provide a bead of Butyl
sealant on interlace of fins at side and bottom, also onorm face of top fin, before
approximate. Exact routing of wiring, locetton of outlet W be governed by struclual
eondtons and constructions. Wiring for equipment requiring maintenance and inspection
attention of the Archflec[ in writing and writer instructions shall be obtained before proceeding wit, tiro
Ineedirg metal fames.
to be readily accessible.
work. The Contractor will be held responsible for the mi of any errors, haampanu a of
Otho
Cabinet fabricator to submit shop drewings prior b fabrication. Verity all dimensions and
which Me Contactor failed to notlry Me Ardumot before mnsWction abelor fabrication eark.n
finishes with owner.
M. PAINTING:
1. Conduit piping located within planting areas shall be placed a minimum of 18 inches
1. Application of paint or other mating shall be in strict accordance vol manu(adure's
below finiahed grades.
1-D JOB CONDITIONS:
The Contractor and Subcontractor shall ver .1I dimendons antl job conditions at the job site
DIVISION7-THERMALAND MOISTURE PROTECTION
directions.Ready-mind paint shall not be thinned, except as permitted in the application
instNctions.
2. Labeling: All electrical equipment, main and sub -panel breakers and time clerk
conbds shall to roed labeled.
sufficiently In advance of work b be performed b assure the orderly progress of Me work. The Architect
7-A. ROOFING:
2. Topand bottomors of all doto be sealed and painted.
3. Materials: M erial, and equipment shall be new and listed by Underwriters
shall be nugfied of any discrepancy.
Shall be Installed per CBC and in acmrtlance wit, Oro manufacturers Iisling. Refer plans
3. All surfaces to her finished shall be dean and hoe of foreign materials (did, grease,
Laboratories Inc., and bear Nair label wherever standard, have been established and
for manufacturer.
esphafl, rust etc )
their service is regularly fumishad. All 01I equipment shall be listed, labeled, and
DIVISION 2 -SITE WORK
4. Application shall be in a workmanlike manner providing a amoos surface. Application
installed as per a recognized electrical testing labs standards.
7-B. SHEET METAL:
rata shot be Matremmmamded by the manufacturer. Application may be by bNsh or
4. Miscellaneous Electrical Notes:
2A. DEMOLITION:
Contractor W complete all demol0lon wok as shown on the drewings. Cap, terminate, and remnneot
Verify all dimensions shown on dawings by taking fled measurements: proper fit and
adaohment me all parts is required. All work included in Mts section shallbe perfomred in
rolleror by spray ifpaint is formulated for spray, application.
5. All Mo= finish to be painted with el,aturr io paint or equivalent,
a. Verify and locate receptacles prig to Installation of drywall.
b. Indall receptacles at l'-0'bcentar line above finish ileorunlees othenwisa noted.
plumbing and dwariod "Has impacted by demolition work Execute .1I demolition work in an Odehy
ccordan. with Me remmmentation contained in the late. edition of to manual
6. Deenor wood 0 be property flashed and caulked, and .11 nail and staple holes filed.
c. Install light swishes at T-8" w center lines above finish floor unless Ownwiso noted.
wit, due con mleration for any existing dNctures, including any pans 0 the surrounding area
'Suggested Speofic.d.ma for As,hitedual Sheet Metal Work; published by the Sheet
7. NI exposed paint gate wood to have 2 coos d primer and 2 cogs of acrylic paint
d. All swiched let shall be onet,afl hot
whichr
are to remain. Baricede and cover as necessary b protect pedessans, workmen, and adjacent
Metal and Air Conditioning Contractors National Association.
All
finish unless otherwise spedfied. All stain greda wood b be filled, sanded, and sealed
a. Locate mooptades in aoD*ance with CaI'rfomia Building Code.
properties. Protect any existing atle service lines, indicated or not Back fill any trenches caused by
with speoA'ad slain antl finish. All wood to be sprayed, all star rolled or bmshed.
f. All exterior outlets curl in goal mull In barrooms and outlets within 6 feet of
demol8loo work. Contai0 maintain cleanliness and security on site.
7-C INSULATION:
8. All metal sudaces and fomes b be sealed prior to pains. All ex posed metal to be
kitchen sink or utllllyan, shell be a ground fault interrupter (or GFI).
2-B SOILS AND FOUNDATION:
Shall be provided antl installed per TBe 24, Calflomia AdministretNo Code. Dwelling units
shall receive a minimum of R19 blanket wortaton at roofs and R11 et wells. Unless noted
properly pronati wiM red. oxide. Apply 2 curls a paint and 1 coat of dear sealer.
g. All switches and outlets to be De ore unless Owmaise spedfied.
h. All recessed down lights W be HALO unless otherwise specified.
Pence, all work in this section in conformance vis Me sails figures andlor reports approved by tiro
Wool provide thermal 'msuletsm in all exterior and inde nor sWit walls and ceilings,
DIVISION 11 -EQUIPMENT (APPLIANCES)
Building Department The location of and protection of all utilities is Me Contractors responsibility.
extending full height of walls, Tibet tightly between studs.
16-B. SOUND SYSTEM:
if -A. MEASUREMENTS:
Confirm wit Owner sound yslam location, wining and mmpsomes, include into bids as
DIVISION 3 -CONCRETE
DIVISION 8- DOORS AND WINDOWS
WHY all dimendone shown on the Drawings by taking field measurements; proper fit and
directed.
It shall be bus responsibility Othe Contractor to locale all existing Will whether shown hereon or not
8-A. WOOD DOORS:
attachment of all parts is required. Notify Archited IT any discrepancies appear.
16-C, SECURITY SYSTEM:
and to protect them from damage. The con recom shall bear all expense of repair or replacement In
All doors shall comply with the requirements of the woodwork bsfil of CelHomla,
DIVISION 15- MECHANICAL:
Confirm who Owner security system location, wlong and components, Include Into bids as
mnjunctloo with Me prosecution of buil work
standard greda (CBC): This 24, Colifomia Administrative COW.
directed.
15 A. HEATING:
3-A. FOUNDATION:
8-B. DOORS AND WINDOWS:
1. Rules and Regulations: All work ant materials shall be in NII accordance wit, Oro
ROOF DECK SURFACING
Location of construction or pourjdnis must be approvedcWral by Me SlruEngineer. All pipes or ducts
All exterior windows antl glass door shall comply with T-24 caloulabons: Peter to T-24
latest federal, slate, and local cotes and regulation,. Nosing in these plans or
through concrete shall be sleeved. Pipes or ducts exceeding ane third tiro stab or ,It thickness shall
not be placed In sbuoWral concrete unless spectcally detailed by Structural Engineer. Foundelon
Report Finish per owners spacifiowimm. Caulk at exterior. Provide aluminum famed
fiberglass screen at each open vent. Glazing shall be sized par U.B.C. Tempered glass
spedficalions shall be mndroad to permit Bark not conforming W Meas miles.
2.Mamrials and Equipment Ductwork shall comply with the minimum weight standards as
FLOOR DRAINS -
Note W Specifier: Floor tains, d .... uts, ato. should be of the "floor -flange' type as
below ground shall to made wdertight and damp pmol. Rader to .meWal drawings fa details and
shall be instated when required by CBC
set form in the California Building Cote and the re Wm ducts shall be galvanized sheet
anuf...d for uso with composilion ficors by mast major Main manuf..... Dain
spoliation,
metal Ducts and Ming. shall be insulated vat, fiberglass. Provide automatic fire
flange shall be finishetl flush with substrate.
8-C. SECURITY:
dampers when required.
SHEET METALFLASHING-
3E8WORKMANSHIP:
1. Exterior doors and their Fact- shall conform to the semriy provisions of the
3. Fabrication and lnstalleion: Furnace closets shall be said W provide per CBC
Nde to Specifier: Sheet metal flashing shall be minimum 26 gauge galvanized. All jdnl or
All work shall comply with the requirements set forth in the "Manual of Standard Practice for Detailing
applicable chapter of CBC and local city codes.
clearances from furnace unit at sides, front, rear, and dher requirements per CBC ands
shall be overlapped appon. 3" and caulked with Dex-O-Tex Ell 500 flashing
Reinfisi Concrete Structures; published by bus Annencan Concrete Indic ns except where mare
exacting requirements are specified In Me Construction Doamants.
2. All exterior doors and lower leaf of Dutch door shall have dead ball and dead
locking lath, "mkey operated From to outside. Dishall have a hardened
1-1 cotes.
paste or approved equal.
PLYWOOD SUBSTRATE INCLUDING FRAMING AND BLOCKING -
1. NI bending of reinl steel shall conform W the latest edition Othe Unflonm Building Code.
need with V min. throw and 518' min. ernhdment inlojamb. Il sof shall have
&B. VENTILATION:
Note to Specifier Plywo. shall be a minimum &F (p""It y 314 Ind[) exterior greda
2. Anchor Bolls shall be manufactured of ASTM A307 reel and placed per
flushbolts top and buttes, with 112" embedment exterior door hinge pins shall be
1. Rules and Raguiadmi : All work and materials shall be in full accordance wit, the
plugged and sanded or filled with D -0 -Tex G-26 DO "YO.M. Plywood shall be
Engineers specifications.
ovale.
latest CBC and loco codes.
supported 16' on center and property blocked, Plywood shall be atlachd wit either
3�nOverheatl and sliding doors shall be secured with a cylinder lock padlock AM
2. Materials and Equipment: Provide mechanical exhaust ventilation, fwe air changes per
achower, .- type or ring shank nails.
DIVISION 4 -MASONRY:
hardened sleet shackle or slide bofl.
hour for basrcoms containing a bathtub or shower or combination thereof, laundry rooms
SLOPE FOR DRAINAGE -
4-A. GENERAL:
and similar rooms. Two air changes Per hour are required in all guest rooms, habitable
ms and public condom. Bathrooms which conten only a w rarcloset or lavatory or
Note to Specter: Slope of 114 inch per hon.wal foot to drain a-mmended. A slope
s drain of less Men 114 inch per horizontal fool may result in water ponding on the deck
Provide labor, materials, equipment, and other services to complete masonry where indicated on
o OMMon thereof may be ventilated WM an approved mechanical reciroulating fan or
surface and must be designed W show bust adequate slope exists W prevent ponding.
drewings. Walls shall be straight, plumb, and true, wflh all coumes We 0line and level, to dimension
similar it,r a Mcat d to move odors.
re
This can be provided for in Me substrate or by application of Dex-O-Tex G 26
shown. Cells shall be filled solid with grout as iMl.tetl. Blocks shall be laid up vis watearoo! Type M
or S mortar. Clean cni a before capital Use masonry saw for cutting.
Undertayment. Care must be taken to provide adequate elevation atihreshdds fo provide
proper slope to dein.
DIVISION 5 -METALS
5-A. WORKMANSHIP:
All work shall comply wls A I.S C. Manual of Steel Construction, tale. edklon. Welding to be done per
American Welting Society Structural Weld Cod.. All had wading shall be performed by a county or city
approved welder and Inspeded and approved by a deputy Inspector.
SB. MISCELLANEOUS ITEMS:
Miecellanoous metal items and their reale[ components are not necessarily individually described. The
most important and those requiring detailed description are specified. Miscellaneous items not
describM shall be famished and installed in -room. with to Intent d Me drawings and
specifications and as required to complete work. Shop dowings to be submitted for Arch rods approval
prior to fabrication.
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VICINITY MAP:
uSit. Plan 1/8" = 1'-0"
___________________________________________________________________
I
GENERAL LANDSCAPING
I. . . . . . . . . . . . . . . . . . . . . . . . . . .
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SUCCULENT `
GARDEN �. GRASS..'.'.'.'.'.'.'.'.�.�..
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OIF: ALL PLANTS. GRASS AND TREES PLANTED ON SITE
UST BE DROUGHT -TOLERANT AND NON-INVASIVE.
URTHER, NO PLANT SPECIES LISTED AS PROBLEMATIC
ND/OR INVASIVE BY THE CALIFORNIA NATIVE PLANT
OCIEFY (CNPS.ORG(, THECALIFORNIA INVASIVE PLANT
OUNCIL (CAL-IPC.ORG(, OR AS IDENTIFIED BY THE STATE
F CALIFORNIA SHALL BEEMPLOYED OR ALLOWED TO
NATURALIZE OR PERSIST ON THE SUE.
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FLOOR PLAN NOTES
FRENCH OM FLOORING
o AREaAaan.
o� w000��n�Frsn,w���a�MaRaP=
i w, area rwFnos Bo Mnrc x aoocwc)
A o n11a1,�a1RaL GA,oIG1111 <z
oaFaFPu Fn.ARFao Keaz,99
FN] BAU=HEonAIL—CELGAeLEAALLING .z
® LINE OF�IE
o LoLy� AWNING
® MU,e,L GF r,CaA B. nAnAwALt
RI -D SUPER E.IND WIN
oaPI,aaFLow
o eUn NeANQUEFIE
oONE HOUR AATED'ALL
F141 BUnNSSEE TERORELEVAnON,
0 GGSK
oEARN POOR
F17] CA10113UIIOIT
o CoLU� -
o � HIGH COUNTER
oFLUE FAOW,nOORSBELOW
Fl] SKYLIGHTA.aAnFaLAEPSR ,„
oIII-NnASECAaIAT oKmo�waOD
oe -1SEAT
oBIGGIDENEGG
GASBARBECUE
oP EANDGSPAGE�� WCESSLEDN CHE I N WILL FOR
O oo a.l�pwE DIAI
ETHAUST DUCT LENGTH IS LIMITED TO 14 WITH 2 ELBOWS
o°°NEYf`E-ABOVERIN o`
Ra:
o1r,FaF�IDGIFOA«AYIAS FM
o UDGXN0N OF(1) ELEGURICAL SERIICEPAHalnrnREaLEWrLl
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ii is
First Floor Plan
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Second Floor Plan 1/4" = 1'-0"
FLOOR PLAN NOTES
ALL IN PIEROR w"PLLt i06E2C6 ®16 0.C.
M oRwALu.oRE<®I<"G<
=NC�1w;e",LA"aARnR
o LUS
".—.A..
Q FRENCH OM FLOORING
o TRE—...
oHILL W--CARL"�"WHUFO0"MEINOF,
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a o n"1G",CARaRaL"GALG"GIIII .<z
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o LOUVERR"AWNING
- -
® MUNSLnFOGORB.NINIWAa
-- — -- — -- — -- —
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oO11IOIELO1
oBULF"RA"oUEFa
oONE "OURRAFEa'ALL
F141 BOLT INS; BE "TERORELEV—S
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oEARN POOR
F17] GA10113UFFOR.
o GOLUFLN-
o 3 HIGH COUNTER
oFLUE FRG�FLaORReaGw
o,RYL MR.aRnrOLITEESPF„
oe L.a"R =E ARIN DIRROMWOON
oeHL.a"=,AT
oBIG GRDELEGG
oGASB,RFEGUE
o= GANDSPACE, FR.OV�� WCESSLEDN CHE"WILL FOR
O m a. 11NERI Di,
WITH
EHAUST DUCT LENGTH IS LIMITED TO 14 2
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Second Floor Plan 1/4" = 1'-0"
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Second Floor Plan 1/4" = 1'-0"
FLOOR PLAN NOTES
Au65 0IHERII3E NOTE^.
III Ex,ERIOB=T.'sEixe:,If O.c,
Au III iN,ERIOR wnL. io s[xA, aic" o.c.
R<A<�REENErAIOAR1
o IEwwAE
o NEW—Alu
FRENCH OAR FLOORING
n^^oORwc
G73 EL WOOD CAeNEaw,WHITE CaNNrERSEaPR
® TREADS NOMATCH ^aaRlNGl
®SoRnW,OR%
IPUEBRO°R;;;IE®
UN-FRCERCK9
® BRUSHED srAINEE„STEEL CABLE FALLING ®.<,
o LIE OFABOyE
oNow. INAW.N.
oMNrnsr nR nCGR I IRNA W Arr
o ax.O SLIDER RY,E>o wEN
oOPEN NOBELOW
oBUILT INBANONI
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