HomeMy WebLinkAbout02_Bay Island No. 1, LLC Residence CDP_PA2020-260
03/13/2018
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
March 25, 2021
Agenda Item No. 2
SUBJECT: Bay Island No. 1, LLC Residence (PA2020-260)
Coastal Development Permit No. CD2020-132
SITE LOCATION: 1 Bay Island
APPLICANT: Brandon Architects, Inc.
OWNER: Bay Island No. 1, LLC
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
LAND USE AND ZONING
General Plan: RM-D (Multiple Residential Detached )
Zoning District: RM (Multiple Residential)
Coastal Land Use Category: RM-C (Multiple Unit Residential) (10.0-19.9 DU/AC)
Coastal Zoning District: RM (Multiple Residential)
PROJECT SUMMARY
A coastal development permit to allow the demolition of an existing single-family residence
and the construction of a new 3,975-square-foot, single-family residence subject to an
adjustment to the off-street parking requirements with a parking management plan. The
design includes hardscape, drainage facilities, and landscaping. The project complies with
all applicable development standards.
RECOMMENDATION
1) Conduct a public hearing;
2) Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small
Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division
6, Chapter 3, because it has no potential to have a significant effect on the
environment; and
3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development
Permit No. CD2020-132 (Attachment No. ZA 1).
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DISCUSSION
Background
Bay Island is a 5.5-acre legal lot in the Newport Harbor with 24 individual building
sites. Bay Island is located on the north end of Island Avenue on the Balboa
Peninsula where it is accessible by a gated pedestrian bridge. With the exception
of golf carts, vehicles are not permitted on Bay Island. The Island is developed with
23 single-family homes and shared open space, recreational areas and a
clubhouse. The homes are predominately two and three stories. The subject
building site is located on the east side of the island and is approximately 2,881
square feet in area. The site is currently developed with a two-story single-family
home.
Bay Island was first established as a recreational club prior to 1936 and gradually
developed as a residential island over the years. On November 24, 1997, the City
Council approved Use Permit No. 3618 to implement a Planned Residential
Development (PRD) Overlay and modify the Multi-Family Residential (MFR)
development regulations applicable to Bay Island to reflect its unique
characteristics. The purpose of the use permit is to ensure that the single-family
detached character of Bay Island is maintained despite its MFR zoning
designation. A copy of City Council Resolution No. 2004-23 adopting Use Permit
No. 3618 is included as Attachment No. ZA 3. The use permit provides
development standards and process requirements for development of homes on
individual building sites. The use permit also authorizes off-site parking in a parking
structure located at 501 West Bay Avenue located at the southwest corner of
Island Avenue and West Bay Avenue on the Balboa Peninsula
Land Use and Development Standards
At the time Use Permit No. 3618 was adopted, the residential lots on Bay Island
were designated Residential Single Family Detached by the General Plan and
Coastal Land Use Plan, but located within the Multi-Family Residential (MFR)
zoning district and Planned Residential Development (PRD) Overlay. As a result
of subsequent updates to the General Plan, Coastal Land Use Plan, and Zoning
Code, the subject property is now located in the RM (Multiple Residential) Coastal
Zoning District, RM (Multiple Residential) Zoning District, and is designated RM-D
(Multiple Residential Detached) within the land use element of the General Plan.
A single-family dwelling is consistent with these designations. A coastal
development permit is required for development in the Coastal Zone, and the
property is not eligible for a Waiver for De Minimis Development because the
property is located in the Appeal Area.
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The proposed single-family dwelling conforms to all applicable development
standards of the RM Coastal Zoning District, including floor area limit, setbacks
and height as evidenced by the project plans and illustrated in Table 1 below. Bay
Island is a single legal lot, and therefore setbacks are measured from the perimeter
island property line and are not measured from the building site lines that were
established by Use Permit No. 3618. Similarly, the floor area limit is calculated as
a cumulative maximum for all building sites on the island. The applicant requests
an adjustment to off-street parking requirements pursuant to Newport Beach
Municipal Code (NBMC) Section 21.40.110 (Adjustments to Off-Street Parking
Requirements).
Table 1 Development Standards
Development Standard Standard Proposed
Setbacks (min.)
Front (water) 20 feet 38 feet
Allowable Floor Area (1.75
times buildable area)
~ 143,916 square feet
total for all homes
~ 130,095 square feet total
for all homes
Parking* 2 onsite in garage 1 Onsite (Golf Cart
Storage)
2 Offsite (501 W Bay Ave.)
Height 28 feet flat roof
33 feet sloped roof
29 feet sloped roof
Common Open Space (min.) 1,725 square feet for
entire island
~ 452,460 square feet
Private Open Space (min.) 199 square feet 308 Square feet
Height (max.) 28 feet flat roof
33 feet sloped roof
28 feet flat roof
33 feet sloped roof
*The applicant requests an adjustment to parking requirements consistent with NBMC Section
21.40.110 (Adjustments to Off-Street Parking Requirements).
Adjustment to Parking Requirements
As noted previously, Use Permit No. 3618 authorized off-site parking for Bay Island
requiring 48 parking spaces for the development of 24 homes on the Island.
Pursuant to NBMC Section 21.40.040 (Off-Street Parking Spaces Required),
single-family dwellings with less than 4,000 square feet of floor area require two
on-site parking spaces in a garage. However, since Bay Island is only accessible
by a pedestrian bridge, none of the 23 residences on the island provide on-site
parking. As a part of the development, the applicant proposes an adjustment to
off-street parking requirements and the provision of a parking management plan.
The parking management plan includes the use of two off-site parking spaces in
the existing 49- space parking structure owned in common by Bay Island residents
located at 501 W. Bay Avenue. Use of this parking structure is consistent with
previously approved development regulations of Use Permit No. 3618. The parking
management plan also includes a requirement to provide one enclosed golf cart
storage space onsite; thereby, the project provides three spaces total for the
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proposed unit, consistent with NBMC Section 21.40.040 (Off-Street Parking
Spaces Required.) The review authority can authorize off-site parking or
adjustments to parking requirements with a CDP pursuant to NBMC Section
21.40.100 (Off-Street Parking.) The project has been conditioned to maintain this
design feature and parking management plan.
Hazards
The development fronts the Newport Bay with a sandy beach separating the
project site and the water. A project-specific Coastal Hazards Analysis Report was
prepared by GeoSoils, Inc., dated September 23, 2020. The maximum bay water
elevation is 7.7 feet (NAVD 88) (North American Vertical Datum of 1988 (NAVD
88). The report analyzes future sea level rise scenarios assuming a 2.95-foot
increase in the maximum water level over the next 75 years (i.e. the life of the
structure). Therefore, the sea level is estimated to reach approximately 10.7 feet
(NAVD 88) - (the likely range for sea level rise over 75-year design life of the
structure based on low risk aversion estimates for sea level rise provided by the
State of California, Sea Level Rise Guidance: 2018 Update). The existing bulkhead
was reinforced and capped up to 9 feet in 2014, and can be increased in height in
the future. The report concludes that flooding, wave run up and erosion will not
significantly impact this property over the life of the proposed development, since
the existing seawall/bulkhead has been reinforced and repaired in 2014, and may
be increased in height without further encroachment seaward. The need for a new
shoreline protective device is not anticipated over the economic life of the
proposed development to protect it from flooding, wave runup or erosion. A
condition of approval is included requiring waterproofing of principal structures up
to a height of 10.7 feet (NAVD 88).
As conditioned pursuant to Newport Beach Municipal Code (NBMC) Section
21.30.030(C)(3)(i)(iv) (Bulkheads for nonresidential and residential waterfront
development), the property owner will be required to enter into an agreement with
the City waiving any potential right to protection to address situations in the future in
which the development is threatened with damage or destruction by coastal hazards
(e.g., waves, erosion, and sea level rise). The property owner will also be required to
acknowledge any hazards present at the site and unconditionally waive any claim to
damage or liability against the decision authority, consistent with NBMC Section
21.30.015(D)(3)(c) (Waterfront Development, Development Standards). Both
requirements are included as conditions of approval that will need to be satisfied prior
to the issuance of building permits for construction.
The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code
(CBC) and Building Division standards and policies. Geotechnical investigations
specifically addressing liquefaction are required to be reviewed and approved prior
to the issuance of a building permit. Permit issuance is also contingent on the
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inclusion of design mitigation identified in the investigations. Construction plans are
reviewed for compliance with approved investigations and the CBC prior to building
permit issuance.
Public Access
The project site is located on the Balboa Peninsula between the nearest public road
and the sea. Implementation Plan Section 21.30A.040 (Determination of Public
Access/Recreation Impacts) requires that the provision of public access bear a
proportional to the impact. In this case, the project replaces an existing single-family
residence with a new single-family residence. Therefore, the project does not involve
a change in land use, density or intensity that will result in increased demand on
public access and recreation opportunities. Furthermore, the project is designed and
sited so as not to block or impede existing public access opportunities.
Vertical and lateral access to the bay front is available adjacent to the Bay Island
community at the street ends along the Balboa Peninsula (approximately 400 feet
from the subject property). It should also be noted that in 2013, the California
Coastal Commission issued a Coastal Development Permit to replace the existing
pedestrian bridge to Bay Island. As a special condition of this permit, the publicly
owned land fronting the bulkhead at the mainland terminus of the bridge and to the
west of the bridge was improved with hardscape, landscape, trash receptacles,
and benches and remains open for public use and fishing. The existing bridge is
not open to public access. The California Coastal Commission attempted to require
public access to the bridge when it was replaced; however, the Courts struck down
the requirement as it was without foundation
The project site is not located adjacent to a coastal view road, public viewpoint, public
park, beach, or public accessway, as identified in the Coastal Land Use Plan.
Furthermore, an investigation of the project site and surrounding area did not
identify any other public view opportunities. The project site is located within the
viewshed of distant public viewing areas and is visible from nearby public beaches,
Newport Harbor, and public lateral access path. However, the project will replace
an existing single-family residence with a new single-family residence that complies
with all applicable Local Coastal Program (LCP) development standards and
maintains a building envelope consistent with the existing neighborhood pattern of
development. Therefore, the project does not have the potential to degrade the visual
quality of the Coastal Zone or result in significant adverse impacts to public views.
Water Quality
The applicant provided an Erosion Control Plan to implement temporary Best
Management Practices (BMPs) during construction to minimize erosion and
sedimentation and to minimize pollution runoff and coastal waters derived by
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construction chemicals and materials. The Erosion Control Plan will be reviewed by the City’s Engineer Geologist. Construction plans and activities will be required to adhere to the approved Erosion Control Plan. ENVIRONMENTAL REVIEW This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the
CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. The Class 3 exemption includes the construction of limited numbers of new, small structures, including one single-family residence. The proposed project is a new single-family residence located in the RM Coastal Zoning District. There are no known exceptions listed in CEQA Guidelines Section 15300.2
that would invalidate the use of these exemptions. PUBLIC NOTICE
Notice of this public hearing was published in the Daily Pilot, mailed to all owners and
residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this
meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community
Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan) of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For
additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by:
MS/cc Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Use Permit No. 3618
ZA 4 Project Plans
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03/13/2018
Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2021-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, APPROVING COASTAL
DEVELOPMENT PERMIT NO. CD2020-132 TO DEMOLISH AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A
NEW SINGLE-FAMILY RESIDENCE, INCLUDING AN
ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS
FOR THE PROPERTY LOCATED AT 1 BAY ISLAND (PA2020-
260)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Brandon Architects, Inc. (Applicant), on behalf of Bay Island
No. 1, LLC (Property Owner) with respect to property located 1 Bay Island, requesting
approval of a coastal development permit (CD2020-132). The lot at 1 Bay Island is legally
described as S-Township 6, Range 10, Section 34.
2. On November 24, 1997, the City Council approved Planned Residential Development
(PRD) Use Permit No. 3618 to implement a PRD Overlay District, which modified the Multi-
Family Residential (MFR) zoning and development regulations for Bay Island. The purpose
of the PRD Use Permit is to ensure that future development maintains the single-family
detached character of Bay Island.
3. The applicant proposes a coastal development permit to allow the demolution of an
existing single-family residence and the construction of a new 3,975-square-foot single-
family residence (Development) and adjust the off-street parking requirements with a
parking management plan.
4. The subject property is designated Multiple Residential Detached (RM-D) by the General
Plan Land Use Element and is located within the RM (Multiple Residential) Zoning District.
5. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is RM-C (Multiple Unit Residential) - (10.0 - 19.9 DU/AC) and the property is
located within the RM (Multiple Residential) Coastal Zone District.
6. A public hearing was held online on March 25, 2021, observing restrictions due to the
Declaration of a State Emergency and Proclamation of Local Emergency related to
COVID-19. A notice of time, place and purpose of the hearing was given in accordance
with the Newport Beach Municipal Code. Evidence, both written and oral, was presented
to, and considered by, the Zoning Administrator at this hearing.
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SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is categorically exempt pursuant to Title 14 of the California Code of
Regulations Section 15303, Division 6, Chapter 3, Guidelines for Implementation of the
California Environmental Quality Act (CEQA) under Class 3 (New Construction or
Conversion of Small Structures), because it has no potential to have a significant effect on
the environment.
2. Class 3 exempts the demolition of up to three (3) single-family residences and additions
of up to 10,000 square feet to existing structures. The proposed project consists of the
demolition of one (1) single-family residence and the construction of one (1) new 3,975-
square-foot, single-family residence.
3. The exceptions to this categorical exemption under Section 15300.2 are not applicable.
The project location does not impact an environmental resource of hazardous or critical
concern, does not result in cumulative impacts, does not have a significant effect on the
environment due to unusual circumstances, does not damage scenic resources within
a state scenic highway, is not a hazardous waste site, and is not identified as a historical
resource.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 21.52.015 (Coastal Development Permits, Findings and Decision)
of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of
such findings are set forth:
Finding:
A. Conforms to all applicable sections of the certified Local Coastal Program.
Facts in Support of Finding:
1. The proposed development complies with applicable residential development standards
including, but not limited to, floor area limitation, setbacks, height, and open space.
a. The maximum cumulative floor area limitation for all residential development on
Bay Island is ~143,916 square feet and the proposed cumulative floor area is ~
130,095 square feet.
b. The proposed development complies with required setbacks, which are 20 feet
along all exterior property lines.
c. The highest flat elements of the roof are no more than 28 feet from established
grade and the highest ridge is no more than 33 from established grade, which
complies with the maximum height in the RM Coastal Zoning District.
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d. The minimum required common open space on Bay Island is 1,725 square feet
and the proposed common open space is ~ 452,460 square feet.
e. The minimum required private open space for the development is 199 square feet
and proposed private open space is 308 square feet.
2. Bay Island is predominantly developed with two (2) and three (3)-story, single-family
residences. The proposed design, bulk, and scale of the development will be consistent
with the existing neighborhood pattern of development and expected future
development.
3. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline
Protection), the property owner will be required to enter into an agreement with the City
waiving any potential right to protection to address situations in the future in which the
development is threatened with damage or destruction by coastal hazards (e.g., waves,
erosion, and sea level rise). The property owner will also be required to acknowledge any
hazards present at the site and unconditionally waive any claim to damage or liability
against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c)
(Waterfront - Development Standards). Both requirements are included as conditions of
approval that will need to be satisfied prior to final building inspection, and prior to the
issuance of building permits, respectively.
4. The development fronts the Newport Bay with a sandy beach separating the project site
and the water. A project-specific Coastal Hazards Analysis Report was prepared by
GeoSoils, Inc., dated September 23, 2020. The maximum bay water elevation is 7.7 feet
NAVD 88 (North American Vertical Datum of 1988 (NAVD 88). The report analyzes
future sea level rise scenarios assuming a 2.95-foot increase in the maximum water
level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is
estimated to reach approximately 10.7 feet (NAVD 88) - (the likely range for sea level
rise over the 75-year design life of the structure based on low risk aversion estimates
for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018
Update). The existing bulkhead was reinforced and capped up to 9 feet in 2014 and can
be increased in height in the future. The report concludes that flooding, wave run up and
erosion will not significantly impact this property over the life of the proposed
development, since the existing seawall/bulkhead has been reinforced and repaired in
2014, and may be increased in height without further encroachment seaward. The need
for a new shoreline protective device is not anticipated over the economic life of the
proposed development to protect it from flooding, wave runup or erosion. A condition of
approval is included requiring waterproofing of principal structures up to a height of 10.7
feet (NAVD 88).
5. The finished floor elevation of the proposed single-family residence is 9.33 feet (NAVD
88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard.
6. The property is located in an area known for the potential of seismic activity and
liquefaction. All projects are required to comply with the California Building Code (CBC)
and Building Division standards and policies. Geotechnical investigations specifically
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addressing liquefaction are required to be reviewed and approved prior to the issuance of
a building permit. Permit issuance is also contingent on the inclusion of design mitigation
identified in the investigations. Construction plans are reviewed for compliance with
approved investigations and the CBC prior to building permit issuance.
7. Proposed landscaping complies with the Implementation Plan Section 21.30.075
(Landscaping.) A condition of approval is included that requires drought-tolerant, and
prohibits invasive, species. Final landscape plans will be reviewed to verify invasive
species are not planted.
8. The property is located adjacent to coastal waters. The project design addresses water
quality with a construction erosion control plan and a post drainage system that includes
drainage and percolation features designed to retain dry weather and minor rain event run-
off onsite. Any water not retained on-
9. The property is not located near designated public viewpoints or coastal view roads and
will not impact public coastal views.
Finding:
B. Conforms with the public access and public recreation policies of Chapter 3 of the
Coastal Act if the project is located between the nearest public road and the sea or
shoreline of any body of water located within the coastal zone.
Facts in Support of Finding:
1. The project site is located between the nearest public road and the sea or shoreline in
the private community of Bay Island. NBMC Section 21.30A.040 (Determination of
Public Access/Recreation Impacts) requires that the provision of public access bear a
proportional to the impact. The project involves the demolition of a single-family
residence and the construction of a new single-family residence. Therefore, there is no
change in land use and the proposed increases in floor area, height and bulk will not
result in any significant adverse impacts to public recreation, access or views or
otherwise dim
marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs.
2. Vertical and lateral access to the bay front is available adjacent to the Bay Island
community at the street ends along the Balboa Peninsula (approximately 150 feet from the
subject property).
3. The project site is not located adjacent to a coastal view road, public viewpoint, or public
accessway, as identified in the Coastal Land Use Plan. The project is located within the
viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The
project site is also located within the viewshed of distant public viewing areas. However,
the project will replace an existing single-family residence with a new single-family
residence that complies with all applicable Local Coastal Program development
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standards and maintains a building envelope consistent with the existing neighborhood
pattern of development. Further, the proposed project maintains a maximum height of
29 feet where the Local Coastal Program development standards allow a maximum
height up to 33 feet. Therefore, the project does not have the potential to degrade the
visual quality of the Coastal Zone or result in significant adverse impacts to public views.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has
no potential to have a significant effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal
Development Permit No. CD2020-132
which is attached hereto and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 21 Local
Coastal Implementation Plan, of the Newport Beach Municipal Code. Final action taken
by the City may be appealed to the Coastal Commission in compliance with Section
California Code of Regulations, Sections 13111 through 13120, and Section 30603 of
the Coastal Act.
PASSED, APPROVED, AND ADOPTED THIS 25TH DAY OF MARCH, 2021.
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CONDITIONS OF APPROVAL
Project-Specific Conditions in Italics
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. Prior to issuance of a building permit, the applicant shall prepare a construction
management plan to minimize impacts to adjacent residences on Island Avenue and
Edgewater Avenue to be reviewed and approved by the Community Development
Director.
3. A minimum of two parking spaces, including one covered, shall be maintained for the
dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4, 5, 6
Block 3, East Newport Tract).
4. All principal structures shall be waterproofed to a minimum height of 10.7 feet NAVD 88.
5. Prior to the issuance of a building permit, the property owner shall submit a notarized
signed letter acknowledging all hazards present at the site, assuming the risk of injury
or damage from such hazards, unconditionally waiving any claims of damage against
the City from such hazards, and to indemnify and hold harmless City, its City Council,
its boards and commissions, officials, officers, employees, and agents from and against
any and all claims, demands, obligations, damages, actions, causes of action, suits,
losses, judgments, fines, penalties, liabilities, costs and expenses (including without
ursements and court costs) of every kind and nature
approval of development. This letter shall be scanned into the plan set prior to building
permit issuance.
6. Prior to final building permit inspection, an agreement in a form approved by the City
Attorney between the property owner and the City shall be executed and recorded
waiving rights to the construction of future shoreline protection devices including the
repair and maintenance, enhancement, reinforcement, or any other activity affecting the
bulkhead, that results in any encroachment seaward of the authorized footprint of the
bulkhead or other shoreline protective device. The agreement shall be binding against
the property owners and successors and assigns
7. No demolition or construction materials, equipment debris, or waste, shall be placed or
stored in a location that would enter sensitive habitat, receiving waters, or a storm drain
or result in impacts to environmentally sensitive habitat areas, streams, wetland or their
buffers.
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8. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall
be implemented prior to and throughout the duration of construction activity as
designated in the Construction Pollution Prevention Plan (CPPP).
9. The discharge of any hazardous materials into storm sewer systems or receiving waters
shall be prohibited. Machinery and equipment shall be maintained and washed in
confined areas specifically designed to control runoff. A designated fueling and vehicle
maintenance area with appropriate berms and protection to prevent spillage shall be
provided as far away from storm drain systems or receiving waters as possible.
10. Debris from demolition shall be removed from work areas each day and removed from
the project site within 24 hours of the completion of the project. Stockpiles and
construction materials shall be covered, enclosed on all sides, nor stored in contact with
the soil, and located as far away as possible from drain inlets and any waterways.
11. Trash and debris shall be disposed in proper trash and recycling receptacles at the end
of each construction day. Solid waste, including excess concrete, shall be disposed in
adequate disposal facilities at a legal disposal site or recycled at a recycling facility.
12. Revisions to the approved plans may require an amendment to this Coastal
Development Permit or the processing of a new coastal development permit.
13. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
14. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this coastal
development permit.
15. This coastal development permit may be modified or revoked by the Zoning
Administrator if determined that the proposed uses or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially injurious
to property or improvements in the vicinity or if the property is operated or maintained
so as to constitute a public nuisance.
16. Prior to issuance of the building permits, a copy of the Resolution, including conditions
o the Building Division and field sets of
plans.
17. Prior to the issuance of building permits, the applicant shall submit a final landscape and
irrigation plan. These plans shall incorporate drought tolerant plantings, non-invasive
plant species and water efficient irrigation design. The plans shall be approved by the
Planning Division.
18. Prior to the issuance of building permits, the applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
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19. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by the current
property owner or agent.
20. Coastal Development Permit No. CD2020-132 shall expire unless exercised within 24
months from the date of approval as specified in Section 21.54.060 (Time Limits and
Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise
granted.
21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
approval of Bay Island No. 1, LLC Residence including, but not limited to, Coastal
Development Permit No. CD2020-132 (PA2020-260). This indemnification shall include,
but not be limited to, damages awarded against the City, if any, costs of suit, attorneys'
fees, and other expenses incurred in connection with such claim, action, causes of action,
suit or proceeding whether incurred by applicant, City, and/or the parties initiating or
bringing such proceeding. The applicant shall indemnify the City for all of City's costs,
attorneys' fees, and damages, which City incurs in enforcing the indemnification provisions
set forth in this condition. The applicant shall pay to the City upon demand any amount
owed to the City pursuant to the indemnification requirements prescribed in this condition.
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Attachment No. ZA 2
Vicinity Map
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03/13/2018
VICINITY MAP
Coastal Development Permit No. CD2020-132
PA2020-260
1 Bay Island
Subject Property
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Attachment No. ZA 3
Use Permit No. 3618
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03/13/2018
Attachment No. ZA 4
Project Plans
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BAY ISLANDPORTION OF LOT 5, SECTION 34NEWPORT BEACH,CALIFORNIABENCHMARK INFORMATIONTITLE REPORT/EASEMENT NOTESNO TITLE REPORT PROVIDEDLEGAL DESCRIPTIONREAL PROPERTY SITUATED IN THE CITY OF NEWPORT BEACH,COUNTY OF ORANGE, STATE OF CALIFORNIA AND ISDESCRIBED AS FOLLOWS:PARCEL 1, BAY ISLAND, PORTION OF LOT 5, SECTION 34NEWPORT BEACH, CALIFORNIA.LCEXISTING ELEVATIONLEGEND( )FSFINISHED SURFACECONCRETE SURFACET.B.M.TEMPORARY BENCHMARKSET ON A LEAD & TAG STAMPED LS 3109ELEVATION = 10.85 FEETHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMPAUL D. CRAFT, P.L.S. 8516 DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/22PAULDOMINICKCRAFT
PROFESSIONALLANDSURVEYOR
FFFINISHED FLOORCENTERLINEGRAPHIC SCALESURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESBLOCK WALLBRICK SURFACENGNATURAL GROUNDBENCHMARK NO: 1E-116-99DESCRIBED BY OCS 2002 - FOUND 3 3/4" OCSALUMINUM BENCHMARK DISK STAMPED "1E-116-99", SET IN THE NORTHWEST CORNER OF A 5.0 FT.BY 5.0 FT. CONCRETE CATCH BASIN. MONUMENT ISLOCATED ALONG THE WESTERLY SIDE OF PALMSTREET, 110 FT. NORTHERLY OF THE CENTERLINEOF BAY AVENUE AND 21 FT. WEST OF THECENTERLINE OF PALM STREET. MONUMENT IS SETLEVEL WITH THE SIDEWALK.ELEVATION: 7.587 FEET (NAVD88), YEAR LEVELED 2015VICINITY MAPTWTOP OF WALLBASIS OF BEARINGS THE BASIS OF BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINESEARCHED, FOUND NOTHING, SET NOTHINGFOUND EXISTING LEAD & TAG STAMPED LS 3109PCPALM TREE CLUSTER29
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15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS15" THK CONC. MAT SLABW/ #5 @ 12"O.C. EACH WAY TOP & BOTTOMF'c = 3,000 PSI OVER MIN. 2" THICK LAYER OF WASHED SAND15 MIL STEGO WRAP (OR EQUIV., LAPPED AND SEALED)OVER 4" OF GRAVEL (3/4" CRUSHED ROCK)OVER COMPETENT NATIVE MATERIALS49
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SHEETPROJECTD-12221171619201413981211674321252426275281015182320-054NEWPORT BEACH., CA.EVANS RESIDENCE1 BAY ISLAND,NEWPORT BEACH., CA.1 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFOUNDATION DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME01-13-2021MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR2X STUD WALL(2) #5 CONT. TOP & BOTT.E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENTSEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3,4&19/D14" MAX.(WHERE OCCURS)MAT SLAB PER PLAN3"3"2:1(2) #5CONT. BAR TOP. & BOTT.SEE PLAN1'-6"2X STUD WALLE.N.SHEARPERPLAN#2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABMAT SLAB PER PLAN3"3"3"3"2:1(2) #5CONT. BAR TOP. & BOTT. PER PLANSEE PLAN1'-6"2X STUD WALLE.N.SHEARPERPLAN#2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABSLAB REINF.PER FOUNDATION PLANSSLAB UNDERLAYMENTCOLD JOINTSLABSSTB BOLTANCHOR TYPEdele5" MIN.- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER21"25"1 3/4"1 3/4"HDU5HDU84X44X45/8" SSTB24ANCHOR DIA. AND TYPE(MIN.)POST de le- f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE- DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION7/8" SSTB285"5"5645697012" MIN112" MIN25"1 3/4"HDU8 4X6 OR7/8" SSTB285"78706X611 14"MAX.Le-11 1/4"+3" (COVER)MIN.HDU14 6X61" DIA. PAB815"23"THE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OF- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- DEEPEN FOOTING AS REQUIRED TO ACHIEVE (De+ 3") FOOTING- SEE PLANS FOR HOLDOWN TYPE- f'c = 2500 psi (U.N.O.)De1-3/4"PABPER TABLE BELOWSLABdePOST (MIN.)ANCHOR DIA. AND TYPE1" DIA. PAB86X6HDU11HOLDOWNPER PLANF"F"12"F18"HD19 6X61 1/4" DIA. PAB1016"24"SLAB REINFORCEMENTPER PLANMAT SLAB PER PLANHILTI-XU (ICC NUMBER 2269)7/32" DIA. X 3 1/2"SHOT PINS @ 32" O.C.2X P.T.D.F. PLATE WITHPLACED 6" AND 10"FROM PLATE ENDS. AND FIRST 2 PINSWITH 14 GAGE WASHERS2X STUDS @ 16" O.C.- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER21"1 3/4"HDU5 4X45/8" SSTB24ANCHOR DIA. AND TYPE(MIN.)POST de le5"564525"1 3/4"HDU8 4X6 OR7/8" SSTB285"78706X6MAT SLAB PER PLAN3"3"1'-6"3"CLR212"CLR2X STUD WALLREINFORCEMENT PER E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANSHEARPLAN#24" MIN.MAT SLAB REINFORCEMENTPER DETAIL 1/D1PER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.deDETAIL 1/D1le- f'c = 2500 psi (U.N.O.)- SEE PLANS FOR HOLDOWN TYPE- DEEPEN FOOTING AS REQUIRED TO ACHIEVE le + 3" COVER- REFER TO MFR. SPECS. FOR INSTALLATION TO WOOD MEMBER- PROVIDE MIN. #4 BAR, 6'-0" LONG, 3" TO 5" FROM THE TOP OFTHE FOUNDATION. CENTERED AT "HD" OMIT IF BARS EXISTS AT THIS LOCATION24"1 3/4"HDU11 6X81" SB1X305"24"1 3/4"HDU14 6X81" SB1X305"11,17514,445PERPOST PER PLAN SILL PLATESLAB REINFORCEMENTPER PLANLeHOLDOWN PER PLANA307 STEEL ALLTHREAD PER TABLE(2) #6 (48" LONG) EACH WAYDIAGONAL & 3" SQ. X 1/4"THK. PLATE WASHER @HOLDOWN ALLTHREADHDU5HDU8ALLTHREAD(A307) Le12"12"MAT SLAB PER PLAN3" SQ X 0.25" STEEL PLATE WASHERBTWEEN (2) HEAVY HEX NUTSMAT SLAB PER PLANMAX. UPLIFTCAPACITYHDU1112"6000 LBS8000 LBS9500 LBSA.B.'s @ 16" O.C. U.N.O.3X P.T.D.F. SILL PLATE2'-0" TYP.#5 @ 12" O.C. E.W.#5 @ 12" O.C.3" CLR.TYP.10" CONC. WALLELEVATOR PIT.12"PER MANUFACTURER2'-6" MAX.10" CONC. WALL10"10"MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR2X STUD WALL(2) #5 CONT.E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#24" MIN.PERARCH#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENTSEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 4 &5/D16" MIN.4" MAX.8"(1) #5 CONT.3"MAT SLAB PER PLAN3"3"1'-6"3"CLR2X STUD WALL(2) #5 CONT.E.N.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#PERARCHMAT SLAB PER PLAN3"3"1:1SEE PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB48"48"6" MIN.4" MAX.4" MAX.(WHERE OCCURS)#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABSLAB REINFORCEMENTPER PLAN(2) #5 CONT.OR HARDY FRAMEWHERE OCCURS1'-6"8"MAT SLAB PER PLAN3"3"1'-6"3"CLR3"CLR(2) #5 CONT.1:1SEE PLANSLAB REINFORCEMENTPER PLAN#5 @ 12" O.C. W/ 48" EMBEDMENTINTO SLAB4" MAX.3"CLR(TYP)PER FOUNDATION PLANSSLAB UNDERLAYMENT24" MIN.MAT SLAB PER PLAN3"3"1'-6"1:1SEE PLANSLAB REINFORCEMENTPER PLANMAT SLAB PER PLAN3"3"SEE PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLAB48"48"4" MAX.4" MAX.(2) #5 CONT.4" ORPER ARCHPER FOUNDATION PLANSSLAB UNDERLAYMENT(2) #5 CONT.2X STUD WALLE.N.A.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN#(WHERE OCCURS)24" MIN.MAT SLAB PER PLAN3"3"2:1SEE PLAN2'-0"2X STUD WALLE.N.SHEARPERPLAN#2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABMAT SLAB PER PLAN3"3"3"3"2:1 PER PLANSEE PLAN2X STUD WALLE.N.SHEARPERPLAN#2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETER A.B.'s @48" O.C. U.N.O. ON PLANS. W/7" EMBEDMENT INTO FIRSTPOUR2:1#5 @ 12" O.C. W/ 48" EMBEDMENTEACH SIDE INTO SLABSLAB REINF.PER FOUNDATION PLANSSLAB UNDERLAYMENT18" MAXW/ 18" EMBEDMENTFOR DBL POUR COND.#5 DOWELS @ 24" O.C.INTO EACH WAY#5 CONTINUOUS BAR#5 CONTINUOUS BARSLAB REINF. PER PLANMAT SLAB PER PLAN3"3"PER PLAN3"CLR3"CLR1:1SEE PLANSLAB REINFORCEMENTPER PLAN#5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.24" MIN.#4 TIES @ 12" O.C.GRADE BEAM.REINFORCEMENT PER PLAN#4 HOOKS @ 12" O.C.40 D OR24" MIN.40 D OR24" MIN.40 D OR24" MIN.ALTERNATECORNER PIECE (BAR BENDSOMITTED).FOOTINGREINFORMENT.FOUNDATION PERPLANSRR8(d)8(d)90 BEND180 BENDBEND4(d)2 1/2" MIN.12dWIRE TIE END48(d) * IN CONCRETE48(d) MASONRY (U.N.O.)LAP SPLICER = 3(d) FOR #3 THRU #8R = 4(d) FOR #9 THRU #11R = 5(d) FOR #12 THRU #18* INCREASE LENGTH BY 30%FOR TOP BARS (HORIZONTALBARS SO PLACED THAT MORETHAN 12 INCHES OF FRESHCONCRETE IS CAST IN THEMEMBER BELOW, EXCLUDEWALLS)CLOSED TIE OR HOOPSTIRRUPDETAILINGDIMENSION4" MIN. OR
6(d) M IN.DETAILINGDIMENSION4" MIN. OR
6(d) MIN.CROSSTIED = 4(d) FOR #3 THRU #5D = 6(d) FOR #6 THRU #8NOTES:- PUT CROSSTIE W/ EACHSTIRRUP ALT. 135 BENDS- ALL BENDS SHALL BEMADE COLDDD12(d) FOR #6 THRU #86(d) FOR #5 & SMALLER> 3" MIN.6(d)> 3" MIN.#5 @ 12" O.C.SEE PLANSEE PLAN1" DRYPACK3" MIN.STEEL COLUMNPAD PER PLAN18"3/8"PER PLANW/ 24" EMBEDMENTMAT SLABPER PLANINTO MAT SLAB EACH SIDEBASE PLATE PERCONDITION A-DMAT SLABSEE PLANSEE PLAN1" DRYPACK3" MIN.STEEL COLUMNPAD PER PLAN18"3/8"PER PLANPER PLANBASE PLATE PERCONDITION A-D#5 @ 12" O.C.W/ 24" EMBEDMENTINTO MAT SLAB EACH SIDE14"4"20"3"2"3"20" L. X 14" W. X3/4" THK. BASE PLLONG AB'S10"15" L. X 11" W. X 1"THK. BASE PL W/ (5)AB'S11"15"3"3"3"5"3"3"15" L. X 11" W. X 1"THK. BASE PL W/ (5)AB'S11"15"3"3"3"5"3"3"15" L. X 11" W. X 1"THK. BASE PL W/ (5)AB'S11"15"3"3"3"5"3"3"GRADE BEAM REINFORCEMENT PER PLAN7" MAXW/ 18" EMBEDMENTFOR DBL POUR COND.#5 DOWELS @ 24" O.C.INTO EACH WAY#5 CONTINUOUS BAR#5 CONTINUOUS BARSLAB REINF. PER PLAN8" MIN.AT COL. BASE#3 CROSS-TIESIMP. COL. BASE "CB"STRINGER PER PLANSLAB REINFORCEMENTPER PLAN3"SEE PLAN3"3"2'-0"3"3'-0"2'-6"MAX.TOP AND BOTT.#5 @ 16" O.C.TOP AND BOTT.#5 @ 16" O.C.FG (TYP.)134"6" C.M.U., SLD. GROUT W/#5 @ 16" O.C. VERT.& #5 @24" O.C. HORIZ. @ EDGEF'm = 1500 PSISPECIAL INSPECTION IS REQUIREDWATER PROOFINGBY OTHERSSOILS REPORTDRAINAGE PERSEE PLANGRADE BEAMPER PLANREINFORCEMENTPER PLAN3"MIN.SEE PLANSLAB REINFORCEMENTPER PLAN3"3"SEE PLAN4" MAX.#5 DOWELS @ 16" O.C. VERT,W/18" EMBEDMENT EACH WAY#4 HOOKS @ 12" O.C.ADD (2)#6 @ 12" O.C.MAT SLABPER PLANPER FOUNDATION PLANSSLAB UNDERLAYMENT3"3"1'-6"3"CLR3"CLR2X STUD WALL(2) #5 CONT. TOP & BOTT.E.N.8"MIN.F.G.1:1SEE PLANSLAB REINFORCEMENTPER PLANA.B.'s @ 48" O.C. U.N.O ON PLANS.W / 7" EMBEDMENT INTO FIRST POUR2X OR 3X P.T.D.F. SILL PLATEWITH 5/8" DIAMETERSHEARPERPLAN##5 @ 12" O.C. W/ 48"EMBEDMENT INTO SLABPER FOUNDATION PLANSSLAB UNDERLAYMENT4" MAX.(WHERE OCCURS)PAD PER PLAN24" MIN.SEE MINIMUMFOUNDATION DEPTHAT HOLDOWN PERDETAIL 3 ,4&19/D1#5 DOWELS @ 12" O.C.W/ 18" EMBEDMENT EACH WAYMAT SLAB PER PLANSEE PLANMAT SLAB PER PLAN52
SHEETPROJECTD-224231918212217161413981211674321272628295301015202520-054NEWPORT BEACH., CA.EVANS RESIDENCE1 BAY ISLAND,NEWPORT BEACH., CA.1 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME01-13-2021NAILING COND.STRAP COND. PLAN VIEWSNOTE:AT LEAST 2" APART-FULLY NAIL STRAP W/ 16d SINKER OR 10d COMMON NAILS-NAILS SHALL BE BELOWSIMPSON STRAP PERPLANS AND THE TABLEEQUALEQUALLOCATE STUD UNDER SPLICESTEEL STRAP SPLICETYPICAL STUDS AT 16" O.C.MST378 FT.D30ALT STRAP W/16d NAILSMIN. PLATE LAP# OF 16d NAILSABST6236C246 FT.MST488 FT.368 FT.MST6042CAPACITY (LBS)3845 5080 5310 6730E.N.DOUBLE TOP PLATESHEARPERPLANALLOWED)(1/4+ GAP2X BLK'GROOF SHEATHINGSIMPSONA35 PER TABLEE.N.2X STUD WALLNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4E.N.SIMPSONA35 PER TABLEALLOWED)(1/4+ GAP2X BLK'GE.N.2X STUD WALLDOUBLE TOP PLATERAFTER PER PLANSHEARPERPLANROOF RAFTER PER PLANROOFSHEATHING##LOOKOUT(2)-16d'S @EA. END OFSHEARPERPLAN*INSTALL A35 BEFORE BLK'GA35 PER TABLE BELOWDBL TOP PLATE2X BLK'G @ 48"O.C. W/ E.N.PLYWOODSHEATHING2 X RIM JOISTE.N.#ROOF RAFTER, SEE PLAN2X STUD WALL410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.E.N.EQ.EQ.AT STRAPSOLID BLOCKINGPLATEDBL. TOPBOTT. PLATESHEATHINGPLYW'DSEE PLANSIMPSON STRAP& BELOW.POST ABOVE2 XSTUD20-10d11"(1) CS16STRAP10-10dENDLENGTHNAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER1705LBS3410LBS4 X 4POST20-10d10-10d11"(2) CS163700 LBS4 X 6POST32-16d16-16d14"MST484800LBS4 X 6 POST34-16d17-16d14"MST60FLOOR SHEAT'GSHEAR MATERIAL PER PLAN2 X STUD OR POST SEE PLANNOTES:-WRAP STRAP AROUND BOTT.OF ALONG ALL STUDS W/STRAPS-PROVIDE E.N. OF SHEAR PANEL BM. WHEN LENGTH EXCEEDS THE-ALL STRAPS ARE SIMP. BM. DEPTHFLUSH BM. PER PLANEND LENGTH2 XSTUD20-10d11"(1) CS16STRAP10-10dENDLENGTHNAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER1705LBS3410LBS4 X 4POST20-10d10-10d11"(2) CS163700 LBS4 X 6POST32-16d16-16d14"MST484800LBS4 X 6 POST34-16d17-16d14"MST60END LENGTH(2) CMST1212" 27-16d 54-16d6 X 6 POST6725LBSCLR. SPANLENGTHEQ. ENDEQ. ENDLENGTH2XSILL PL.SHEAR PANEL PER PLAN2XSTUD OR POST SEE PLANFLOOR SHEAT'G4XBLK'G BEYOND STRAPDBL. TOP PLSOLID BLOCK'GBM. OR HDR SEE PLAN BM. DEPTH-ALL STRAPS ARE SIMP.NOTES: ALONG ALL STUDS W/STRAPS-PROVIDE E.N. OF SHEAR PANEL-WRAP STRAP AROUND BOTT.OF BM. WHEN LENGTH EXCEEDS THE(with 20-10 d nails)2 XSTUD20-10d11"(1) CS16STRAP10-10dENDLENGTHNAILS@ EACHENDNAILSTOTAL CAPACITYMIN.MEMBER1705LBS3410LBS4 X 4POST20-10d10-10d11"(2) CS163700 LBS4 X 6POST32-16d16-16d14"MST484800LBS4 X 6 POST34-16d17-16d14"MST60POST PER PLANPER PLANCORNER CONDITIONPOSTECCLLBM. PER PLANSIMP. ECCEND CONDITIONPER PLANST6236 (U.N.O.)SIMP. C.C.BM. PER PLANPOSTBM. OR HDR.PER PLANOR PCOR EPCPER PLANPER PLANA35 EACH SIDEDBL TOP PLATE MST60 STRAPBEAM PER PLANWOOD POSTPER PLANPER PLANSIMP. C.C.Q.HEADER OR BEAMKING POSTPER PLANSIMP. C.C.Q.BEAM PER PLANHDU5HDU8HDU114X44X44X65/8" DIA. ALL THREAD7/8" DIA. ALL THREAD1" DIA. ALL THREADANCHOR DIA. AND TYPE(MIN.)POST WASHERPLATE2" X 2" X 12"212" X 212" X 12"212" X 212" X 12"PLYWOOD SHT'GSTEEL BEAM PER PLANSFRAMING DETAILS3X NAILER PERSIMP ITS HANGERWEB FILLERDETAILSPER FRAMINGFLOOR JOISTPER PLANHEAVY HEX NUTHOLDOWNPER PLANALL THREAD STEEL (A307)ROD, PER CHART BELOW1/2" WEB STIFFENER@ HOLDOWN3/8"E.N.3"X3"X1/4" PLATE WASHERHDU14 4X61" DIA. ALL THREAD4" X 4" X 12"1-1/2"AND BEAMST6236LUMBERSAWNNOTE:MST60MSTA36MST72MST48STRAP MAY BE INSTALLEDAT SIDE OF TOP PLATESADTLCEDBMSTI60W/ 10d XMSTA36MSTI72MSTI36MSTI48ENGINEEREDLUMBERBEAM PER PLAN(SUPPORT NOTSHOWN FORCLARITY)SIMPSON CS16STRAP UNLESSCMSTC16 IS NOTEDON PLANSSHEATHING WHEREOCCURSPROVED 1-5/8" TOFIRST NAILEQUALEQUALROOF SHEATHINGLOCATE ROOF RAFTERST6236DBL TOP PLATEEQ.STRAPSHEAR WHEREOCCURSEQ.EQ.SIMP. HU HGREACH RAFTER R.R. PER PLANEQ.RIDGE BM. PER PLANSIMP. ST22 @ EA R.R.A35 @ 12" O.C.RIDGE BEAM PER PLANPER PLANROOF RAFTERSHT'G. PER PLANPLYWD. ROOF2x BLK'GST22 @ 16" O.C.B.N.FLUSH BEAM PER PLANSO.C. STAGG.EQ.SIMP. HU HGREACH RAFTER R.R. PER PLANEQ.RIDGE BM. PER PLANSIMP. ST22 @ EA R.R.A35 @EACH SIDEHIP BEAMROOF RAFTERHIP BEAMA35 @EACH SIDEA35 @EACH SIDEROOF RAFTERA35 @EACH SIDEA35 @EACH SIDEA35 @EACH SIDEROOF FRAMING& SHT'GA352 X 6 @ 48" O.C.48" O.C.2 X 4@ 48" O.CA352 X 6 @ 16" O.C. CALIFORNIA FRAMING& SHT'GROOF. SHT'G1/2"THK.x 7". WID. PLPOST PER PLANS2"6"6"3/8"1/2"THK.STEEL BEAM PERPLANSTEEL BEAM PERPLAN1/2"THK.x 7". WID. PLPOST PER PLANS2"6"6"3/8"1/2"THK.RIDGE BEAM PER PLANSIMP MSC HANGERSIMP MSC HANGERRIDGE BEAM PER PLANRIDGE BEAM PER PLANHIP BEAM PER PLANHIP BEAM PER PLANHIP BEAM PER PLANRIDGE BEAM PER PLANHIP BEAM PER PLANSIDE OF HIP.SIMP. ST22AT PLATESSIMP HL55 ON EACH ELEVATIONHIPTOP PLATESHIP PER PLAN (MAX. 40%DEEP NOTCH AT PLATES FOR HIP SEAT CUT).POST PER PLANMAX. 40%OF HIP DEPTHSHEAR PER PLANOR BEAMSE.N.2X FULL HEIGHT BLK'G4"(TYP.)(N.T.S.)2"(TYP.)PLYWOODDBL. RROR BEAMSHT'GSIMP. CS16 W/ 10dNAILS TO CONNECT ALL BAYS OF BLOCK'GDOUBLE RR PER PLAN6' OF 2X BLK'GW/ 8d NAILS.ROOF SHT'GDBL R.R.CONT. 2- SIMP. CS16HU HANGERHU HANGERROOF RAFTERSPER PLAN6' OF 2X BLK'G6' OF 2X BLK'GDBL R.R.DBL R.R.TYP. AT ALLSKYLIGHTOPENINGSE.N.E.N.DOUBLE TOP PLATEROOF RAFTERROOF SHEATHINGSHEARPERPLAN#ALLOWED)(1/4+ GAP2X BLK'GE.N.A35 PER TABLEROOF SHEATHINGE.N.E.N.DOUBLE TOP PLATE16d @ 4" O.C.2X4 PLATE W/ROOF RAFTERPER PLANPER PLANTABLEW/ A35 PER2X BLK'GE.N.#E.N.SEEPLANRAFTERBLK'G W/STUD WALLTOP PLATESPLYWOODSHAPED 2XSHT'GNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4A35 PER TABLE BELOWPER PLANROOF SHT'G2X CAL. FRAMINGE.N.DOUBLE TOP PLATESHEARPERPLAN#W/ SIMP. A35 2 X BLK'GPER TABELROOF RAFTERPER PLANROOF RAFTERPER PLAN(5) 16d NAILS @ EACH RAFTEROVERLAPPEDNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4PLYWOOD SHT'GBELOWST6236 @ 16" O.C(@ EACH RAFTER)ROOF SHEATHINGROOF SHEATHINGW/16 d NAILS @ 4" O.C2 X SHAPED BLOCKINGB.N.PER PLAN.W/ HU. HGRROOF RAFTERROOF RAFTERPER PLANE.N.#E.N.SEEPLAN6X BLK'GDBL TOP PLATES2X SHAPED BLK'GA35 PER TABLE BELOWNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.SHEARPERPLANLOCATE RAFTERROOFSHEATHING2X BLK'G @48" O.C.ROOF RAFTERE.N.#E.N.2X BLK'G @48" O.C.DBL TOP PLATE2X STUD WALLA35 @ PER TABLEROOFSHEATHINGROOF RAFTER SIMP HU HGR2X SHAPED BLK'GBEAM PER PLANE.N.ROOF RAFTER PER PLANW /16 D @ 4" O.C.E.N.PER PLANNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.42X STUD WALLPLYWOOD SHT'GE.N.16d @ 4" O.C.2X PLATE W/ROOF SHT'G2X CAL. FRAMING2 X ROOF RAFTER16d NAILS @8" O.C.BLK'G2XE.N.ROOF RAFTERPER PLANSHEARPERPLAN2X BLK'G W/A35PER TABLEE.N.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4MATCHSHEARBELOW16d @ 4" O.C.2X PLATE W/ROOF SHT'G2X CAL. FRAMING2 X ROOF RAFTER16d NAILS @8" O.C.BLK'G2XE.N.ROOF RAFTERPER PLANE.N.E.N.@ 4" O.C. TO BMW/ 16d NAILS2X BLK'GE.N.FLUSH BM.PER PLANSIMPSON HUHANGERNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4EQ.EQ.CMST12 33"37-16d 74-16d6 X 8POST9215LBS53
ROOFSHT'GEA. END OF(2)-16d'S @LOOKOUTBLK'G2XE.N.2X STUDSFRAMEDBALLOON16d NAILS @8" O.C.2X4 @ 24" O.C. OR 2X6 @D.F. #2 FLAT LOOKOUTS:SEE PLANFULL HT.3/4"+ FROM TOPOF UNLOADEDRAFTER.TOTAL OVERHANG). SOLIDSHIM UNDER EA. LOOKOUT.WALL DOWNHOLD TOP OF2ND RAFTER (MAX. 18"32" O.C., TAKE BACK TOE.N.SHEETPROJECTD-3504947464543423837414035363332315352545534563944485120-054NEWPORT BEACH., CA.EVANS RESIDENCE1 BAY ISLAND,NEWPORT BEACH., CA.1 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME01-13-2021BEAM PER PLANA35 EACH SIDEDBL TOP PLATE(2) ST6236 STRAPWOOD POSTPER PLANNOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.42X BLK'G @ 32" O.C.ALT.SHEARLOCAT'NALT.SHEARLOCATIONFLOOR JOISTOR DECK JOISTPER PLAN#E.N.E.N.#SOLID 2X BLK'G W/ A35AT 48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALL####E.N.E.N.E.N.SHEAR PANEL, SEELOCATIONSPLAN FOR TYPE ANDE.N.LOCATION OF A35'sPLYWOODSHEATHINGCONT. 1 34" TIMBERSTRAND OR LVL W/ A35AT 48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALL(2) 10d AT EACHBLOCKI-JOIST, SEE PLANPLYWOOD SHT'G2X BLK'G @ 32" O.C. W/ E.N.2 X LEDGER W/ E.N. &W/ 16d @ 4" O.C.DECK JOISTPER PLANE.N.ITS HANGERE.N.BEAM PER PLAN2X BLK'G @48" O.C.PLYWOODSHEATHINGDECK JOISTPER PLANE.N.1 3/4 X9 1/2 MICROLLAMDECK JOIST W/(2) 16d @4" O.C.A35 @ 10" O.C.FLUSH BMPER PLANPLYWOODSHEATHINGDECK JOIST PER PLANE.N.2X BLK'G @ 32" O.C.W/E.N2X STUDSPLYWOODSHEATHINGDECK JOISTPER PLAN2HGA10BEAM PER PLAN410"O.C.SPACINGTYPESHEARPANELA3512312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.FLUSH BM.PER PLAN3E.N.E.N.WITH EDGE NAILING2X BLK'G @ 32" O.C.ROOF SHT'GROOF RAFTERPER PLAN2X RIM JOIST W/ A35@ 10" O.C.2X RIM JOIST W/ A35@ 10" O.C. SIMP HUHGRPER PLANROOF RAFTERROOF SHEATHINGSHEARPERPLANE.N.SIMPSONTABLE BELOWA35 PERALLOWED)(1/4+ GAP2X BLK'GDECK JOIST#2 X BLK'G @ 24" O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4PER PLANPER PLANHEADER OR BEAMSIMP. C.C.Q.KING POSTPER PLANSIMP. C.C.Q.RIDGE BEAM PER PLANHEADER OR BEAMPER PLANKING POSTSIMP. ECCQPER PLANSIMP. ECCQ2X STUDS @ 16" O.C. R.R. PER PLANCONDITIONOFFSET/RETROFITSHT'GPLYWOOD(TYP.)3'-0"+ MIN. OVER PLATEPLATESI-JOIST BLK'GDBL. TOP2"I-JOISTBAYS OF BLOCK'GSIMP. CS16 W/ 10dNAILS TO CONNECT ALL @ 6" O.C.2X4 BLK'G W/ 16d'S(TYP.)4"6X BLK'G @ 32" O.C.E.N.FLOOR JOISTPER PLANPER TABLE BELOWCONT. RIM JOIST W/A35PLYWOOD SHT'GE.N.#SHEARPERPLAN410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.PER PLANFLUSH BEAMROOF SHEATHINGROOF RAFTERPER PLAN.W/ HU. HGRTO BEAMW/LTP4 @ 8" O.C SHAPED BLOCKINGE.N.2X CEILING JOISTA235 @ 12" O.C.LTP4 @ 8" O.C.SIMP ITS HANGERFLUSH BMPER PLAN2X PLATE W/2X STUD WALLE.N.PLANPERSHEAR#16d @ 4" O.C.SIMP. HU HANGERE.N.PLYWOOD SHEATHING#E.N.PLANPERSHEAR2X BLK'GW/ A35 PERTABLE#BEAM PER PLAN2X PLATE W/16D @ 4" O.C.FLOOR JOISTPER PLANE.N.#BELOWMATCHSHEAR2X PLATE W/16D @ 4" O.C.E.N.E.N.A35 @ 10" O.C.2X BLK'G W/H2.5 @32" O.C.PLYWOOD SHT'GROOF RAFTER16d NAILS @ EA STUD2X LEDGER W/ (3)&16D @4" O.C INTO BLK'GE.N.HU HGR4X BLOCKING6"O.C.8"O.C.12"O.C.321A35PANELSHEARTYPESPACING10"O.C.4NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.E.N.DECK JOISTPER PLANITS HGR.SIMP HU HGR.PLANPERSHEAR2X PLATE W/ 16D @ 4" O.C.2X STUDSE.N.PLYWOODSHEATHINGFLOOR JOISTPER PLAN##E.N.16d @ 4" O.C.2X PLATE W/PLANPERSHEARBEAM PER PLAN410"O.C.SPACINGTYPESHEARPANELA3512312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.#E.N.E.N.2X RIM JOISTW/ A35 @ 12"O.C. SIMP ITSHGRSIMP. H2.5 @ 48" O.C.WITH EDGE NAILING2X BLK'G @ 32" O.C.4X BLOCKINGE.N.BELOWMATCHSHEARPLANPERSHEARPER PLANROOF RAFTERPER PLANFLOOR JOISTPER PLANCONT. RIM JOISTW/A35 PER TABLE6x BLK'G @ 32" O.C.16" O.C. STAGG.16" O.C. STAGG.2X STUDSE.N.PLYWOODSHEATHINGFLOOR JOISTSPER PLAN##E.N.16d @ 4" O.C.2X PLATE W/E.N.A35 @ 10" O.C.2X BLK'G W/H2.5 @32" O.C.PLYWOOD SHT'G2X8 R/R @16" O.C.PLANPERSHEARFLUSH BM. PER PLAN4X BLK'G16d NAILS @ EA STUD2X LEDGER W/ (3)&16D @4" O.C INTO BLK'GE.N.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.2 X BLK'G W/ A35PER TABLESIMPSON ITS HANGERFLOOR JOISTSPLANPERSHEARPER PLANPLYWOOD SHT'GBEAM PER PLANSSIMP ITS HANGERSIMP ITS HANGERWEB FILLER@ 16" O.C.E.N.FLOOR JOISTPER PLANSHEARPERPLAN2 X STUD WALLE.N.FLOOR JOISTPER PLAN@ 12" O.C.W/ 5/8" NELSON STUD3X PLATENOTE:WEB NAILER SHAPEDAS SHOWN.#2"MAX.2"MAX.PLYWOOD SHT'GBEAM PER PLANSSIMP ITS HANGERWEB FILLER@ 16" O.C.E.N.SHEARPERPLAN2 X STUD WALLE.N.FLOOR JOISTPER PLAN@ 12" O.C.W/ 5/8" NELSON STUD3X PLATENOTE:WEB NAILER SHAPEDAS SHOWN.#2"MAX.2"MAX.SIMP ITS HANGERFLOOR JOISTPER PLANFLUSH BEAM PER PLANS16" O.C. STAGG.FL'R SHT'G6X BLK'G @ 32" O.C.2X STUDSE.N.PLANPERSHEAR#FL'R SHT'GFLOOR JOISTPER PLANFLOOR JOISTPER PLANSIMPSON ITS HANGERBEAM PER PLAN2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.PLYWOOD SHT'GFLOOR JOISTPER PLANDECK JOIST W/SIMP. HU HANGERE.N.E.N.SIMP. ITS HGR6X BLK'G @ 32" O.C.FLOOR JOISTPER PLANE.N.PLYWOOD SHT'G2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.DECK JOIST W/HU HANGERFLUSH BEAM PER PLANE.N.FLUSH BEAM PER PLANS16" O.C. STAGG.FL'R SHT'G6X BLK'G @ 32" O.C.E.N.FL'R SHT'GFLOOR JOISTPER PLANFLOOR JOISTPER PLANSIMPSON ITS HANGERE.N.COLUMN PER PLAN4" MIN.4" MIN.4" MIN.( 3 SIDE )BEAM PER PLANPLATE TO COL.COLUMN PER PLAN4" MIN.( 3 SIDES )(PLATE TO BM@ EACH SIDE)1/4" THK PLATE TO BE 4"WIDER ON EACH SIDE THANBEAM FLANGE TO RECEIVEWELDING3/8"3/8"MIN.3/4" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN(FULL LENGTH)(FULL LENGTH)COLUMN PER PLANBEAM PER PLANPLATE TO COL.1/2" MIN.( 3 SIDES )1/2" MIN.1/2" MIN.1/2" MIN.( 3 SIDE )(PLATE TO BM@ EACH SIDE)1/4" THK PLATE TO BE 1/2"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING3/8"3/8"MIN.1/2" WEB STIFFENER@ EACH SIDE, U.N.O. ONTHE PLAN(FULL LENGTH)(FULL LENGTH)1/4"PLATE TO COL.PLYWOOD SHT'GBEAM PER PLANS@ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATESIMP ITS HANGERSIMP ITS HANGERWEB FILLER@ 16" O.C.E.N.I-JOIST, SEE PLAN#16d @ 4" O.C.2X PLATE W/SHEARPERPLANE.N.2 X STUD WALL6X BLK'G @ 32" O.C.FLOOR JOISTPER PLANPLAN VIEWRIDGE BM PER PLAN3/8"3/8"STEEL "A" FRAME PER PLANRIDGE BM PER PLAN3/8""A" FRAME6"3"3"8"1/2" THK BEND PLATESECTIONSTEEL "A" BM FRAME PER PLANSTEEL "A" FRAME1/2" THK. STEEL PLATESTEEL "A" BM FRAMEPER PLANCJPCJPCJPCJP2X PLATE W/ 16d @ 4" O.C.2X PLATE W/ 16d @ 4" O.C.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.#E.N.#E.N.CONT. 1 34" TIMBER STRAND, LVLW/ A35 AT 48" O.C. SEE TABLEFOR ADDITIONAL A35 OVERSHEAR WALL OR FL BEAMLOCATIONSSHEAR PANEL, SEEPLAN FOR TYPE ANDI-JOIST BLK'G MIN. 12"LONG @ 48" O.C. ATEXTERIOR WALLS ONLYW/ B.N..IF LESS THAN 12", USETWO BAYSBLOCKPLYWOODSHEATHINGLOCATION OF A35'sI-JOIST, SEE PLAN(2) 10d AT EACH#E.N.#E.N.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.B.N.B.N.BLOCK(2) 10d AT EACHCONT. 1 34" TIMBERSTRAND OR LVL W/ A35AT 48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALLPLYWOODSHEATHINGLOCATION OF A35'sE.N.PLAN FOR TYPE ANDLOCATIONSSHEAR PANEL, SEEE.N.E.N.E.N.#### LVL BLK'G W/ A35 AT48" O.C. SEE TABLEFOR ADDITIONAL A35OVER SHEAR WALL#E.N.E.N.#TYP.I-JOIST PERPLANALT.SHEARLOCATIONALT.SHEARLOCAT'N410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.2X PLATE W/ 16d @ 4" O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.I-JOIST BLK'G MIN. @ 48"O.C. W/ E.N.B.N.B.N.ST6236 @ 32" O.C.2X BLK'GW/16d @ 4" O.CE.N.E.N.PLYWOOD SHEATHINGDECK JOISTPER PLAN#E.N.16d @ 4" O.C.2X4 PLATE W/E.N.A35 @ 8" O.C.2X BLK'G W/PLYWOOD SHT'G2 X 10 R/R @ 16" O.C.PLANPERSHEARFLUSH BM. PER PLAN16d NAILS @ EA STUD2X LEDGER W/ (3)&16D @4" O.C INTO BLK'GE.N.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.2X BLK'GW/ A35 PERTABLESIMPSON HUHANGERHU HGR2X PLATE W/16D @ 4" O.C.2DBL TOPPLATEST6224 @ BOTHSIDESE.N.2X BLK'GW/16d @ 4" O.C2X PLATE W/ 16d@ 4" O.C.E.N.E.N.E.N.E.N.E.N.2X BLK'GW/16d @ 4" O.CE.N.6X BLK'G @ 32" O.C.1/4"PLATE TO COL.2X PLATE W/ 16D @ 4" O.C.COLUMN PER PLAN6x BLK'G @ 32" O.C.ST6236 @ 32" O.C.2X PLATE W/ 16D @ 4" O.C.HU HGR6x BLK'G @ 32" O.C.E.N.16d NAILS @ EA STUD2X LEDGER W/ (3)&16d @4" O.C INTO BLK'GE.N.ROOF RAFTERE.N.HU HGRPER PLANPLYWOODSHT'G16d NAILS @ 4" O.C.2X LEDGER W/ (3)HGA102X PLATE W/ 16d@ 4" O.C.54
SHEETPROJECTD-479787473767772716968656467636059585782818361846670758020-054NEWPORT BEACH., CA.EVANS RESIDENCE1 BAY ISLAND,NEWPORT BEACH., CA.1 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME01-13-2021COLUMN PER PLAN1/2" MIN.1/2" MIN.1/2" MIN.( 3 SIDE )BEAM PER PLANPLATE TO COL.COLUMN PER PLAN1/2" MIN.( 3 SIDES )(PLATE TO BM@ EACH SIDE)1/4" THK PLATE TO BE 1/2"WIDER ON EACH SIDETHAN BEAM FLANGE TORECEIVE WELDING1/4"PLATE TO COL.1/4" THK. PLATE(FULL LENGTH)(FULL LENGTH)BEAM PER PLAN2X PLATE W/ 16D @ 4" O.C.2X STUDSE.N.PLYWOODSHEATHINGPLANPERSHEARFLOOR JOISTPER PLAN#SIMP ITS HANGERSIMP ITS HANGERFLOOR JOIST PER PLANFLOOR JOIST PER PLANPLYWOODSHEATHINGFLUSH BM PER PLAN2X PLATE W/ 16d @ 4" O.C.2X STUD WALLE.N.PLANPERSHEAR#42"DOUBLE PLATES3X STUDS @ 16" O.C.SIDES @ 16" O.C.ST6224 BOTHE.N.2X BLKG' @ 32" O.C. W/E.NBEAM PER PLANDECK JOIST PER PLANSIMP HU HGR.2X4 PLATE W/16d @ 4" O.C.#E.N.DECK JOISTPER PLANFLOOR JOIST PER PLANPER TABLECONT. RIM JOIST W/A35PLYWOOD SHT'GSHEARPERPLAN#SHEARPERPLAN2 X LEDGER W/ E.N. &W/ 16d @ 4" O.C.E.N.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.4E.N.2X4 PLATE W/16d @ 4" O.C.#E.N.DECK JOIST W/HU HANGERFLOOR JOIST PER PLANPER TABLE BELOW2X BLK'G W/ A35PLYWOOD SHT'G2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.E.N.#SHEARSHEARPERPLANPERPLAN410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.HDU5HDU8HDU114X44X46 X 85/8" DIA. ALL THREAD7/8" DIA. ALL THREAD1" DIA. ALL THREADANCHOR DIA. AND TYPE(MIN.)POST WASHERPLATE4" X 4" X 1/4"PLYWOOD SHT'GWOOD BEAM PER PLANSSIMP ITS HANGERFLOOR JOISTPER PLANHEAVY HEX NUTHOLDOWNPER PLANALL THREAD STEELROD, PER CHARTBELOW4" X 4" X 1/4"4" X 4" X 1/4"PLATE WASHERPER TABLEHDU146 X 81" DIA. ALL THREAD4.5" X 4.5" X 1/4"ST6224 @EACHSIDERIDGE BM.PER PLANK. POSTHDR.OR BEAMPER PLANHIP BM.ST22 @EACHSIDEHIP BM.HIP BEAMSPER PLANM.BOLTFLUSH RIDGEPER PLANHIP BEAMS BOLTEDTOGETHER PER PLANVIEWSIMP. HGA10 EA. SIDEBEAM OR HEADER PER PLANBEAM PER PLANPLYWOOD SHT'G(TYP.)3'-0"+ MIN. OVER PLATEPLATESDBL. TOP2"ROOF RAFTER ORBAYS OF BLOCK'GSIMP. CS16 W/ 10dNAILS TO CONNECT ALL (TYP.)4"SOLID BLK'GE.N.OR BEAMFLOOR JOISTPER PLANWITH EDGE NAILING2X BLK'G @ 32" O.C.RAFTER PER PLAN#2X RIM JOIST W/ A35PER TABLE BELOWSHEARPERPLANE.N.E.N.2X PLATE W/ 16D @ 4" O.C.FLOOR JOISTPER PLANPLYWOODSHEATHING#E.N.B.N.SHEARPERPLANE.N.ROOF SHT'G2X LEDGER W/ (3) 16dNAILS @ EACH STUD& W/ 16d @ 4" O.C.INTO BLK'GITS HGRFLUSH BM.PER PLAN4X BLK'GSIMP. H2.5 @ 48" O.C.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.ROOF SHEATHINGPER PLANROOF RAFTER2X CL'G JOISTSIMP HU HGR2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'GDOUBLE TOP PLATE2X STUD WALLE.N.2X BLK'G(1/4+ GAPALLOWED)A35 PER TABLE BELOWSIMPSONPLANPERSHEARE.N.#NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.6"O.C.8"O.C.12"O.C.321A35'sPANELSHEARTYPESPACING10"O.C.46X BLK'G @ 32" O.C.FLOOR JOISTPER PLANPLYWOOD SHT'GCEILING JOISTPER PLANFLUSH BEAM PER PLANE.N.FLUSH BM PER PLANPLYWOODSHEATHINGI-JOIST, SEE PLAN6X BLK'G @ 32" O.C.I-JOIST, SEE PLANPLYWOODSHEATHINGFLUSH BM PER PLANE.N.E.N.ITS HGR6X BLK'G @ 32" O.C.I-JOIST, SEE PLAN2X4 PLATE W/16d @ 4" O.C.PLYWOOD SHT'GSHEARPERPLANWITH EDGE NAILING2 X LEDGER W/ E.N. &W/ 16d @ 4" O.C.DECK JOISTPER PLANE.N.E.N.#ITS HANGER2X BLK'G @ 32" O.C. W/ E.N.ST6236 @ 32" O.C.2X BLK'G @48" O.C.PLYWOODSHEATHINGDECK JOISTPER PLANE.N.1 3/4 X9 1/2 MICROLLAMDECK JOIST W/(2) 16d @4" O.C.A35 @ 10" O.C.DBL DECKJOISTPLYWOODSHEATHINGDECK JOIST PER PLANE.N.2X BLK'G @ 32" O.C.W/E.NE.N.PLYWOOD SHEATHING#E.N.16d @ 4" O.C.2X4 PLATE W/E.N.A35 @ 8" O.C.2X BLK'G W/PLYWOOD SHT'G2 X 8 R/R @ 16" O.C.PLANPERSHEARFLUSH BM. PER PLAN4X BLK'G16d NAILS @ EA STUD2X LEDGER W/ (3)&16D @4" O.C INTO BLK'GE.N.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.2X BLK'GW/ A35 PERTABLESIMPSON HUHANGERHU HGR5/8" THK.TEMP. &LAMINATED GLASS PANELSCR LAURENCE ALUMINUMB5S SERIES STANDARDSQUARE BASE SHOE FOR 1/2"TEMPERED GLASS W/ 9/16"HOLES, 6" C.T.C1/2" LAGS @ 6" O.C. W/ MIN.8" EMBEDMENT INTO WOODMEMBER.(MIN 5 TOTAL ANCHORS)16d @ 6" O.C. STAGG. STITCHNAILING ON ALL PLATES2X PLATE W/16D @ 4" O.C.2E.N.2X BLK'GW/16d @ 4" O.CDECK JOISTPER PLAN2X8 CEILINGJOISTLOOKOUT(2)-16d'S @EA. END OFSHEARPERPLAN2X BLK'G @ 48"O.C. W/ E.N.PLYWOODSHEATHING2 X RIM JOISTW/A35 PER TABLEE.N.#ROOF RAFTER, SEE PLAN410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.E.N.2X8 CL'G JOISTSIMP HU HGR2X LEDGER W/ 3 16D NAILS@ EA. STUD & 16d @ 4"O.C. INTO BLK'G#E.N.16d @ 4" O.C.2X4 PLATE W/E.N.A35 @ 8" O.C.2X BLK'G W/PLYWOOD SHT'GROOF RAFTER PER PLANPLANPERSHEAR2X BLK'GW/ A35 PERTABLEE.N.DECK JOISTPER PLAN410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.2X STUDS2X PLATE W/ 16D @ 4" O.C.2X PLATE W/ 16D @ 4" O.C.2X STUDS6X BLK'G @ 32" O.C.#E.N.FLUSH BM PER PLANPLYWOODSHEATHINGI-JOIST, SEE PLANI-JOIST, SEE PLANPLYWOODSHEATHING#FLUSH BM PER PLANE.N.B.N.B.N.6X BLK'G @ 32" O.C.2 X STUDS @ 16" O.C.STUDS @ 12" O.C.STEEL COLUMNSEE PLAN-TYP.SHEAR PANLEPER PLAN2 X STUDS @ 16" O.C.STUDS @ 12" O.C.STEEL PIPESEE PLAN-TYP.SHEAR PANLEPER PLAN2 X STUDS @ 16" O.C.STUDS @ 12" O.C.SHEAR PANLEPER PLAN2 X STUDS @ 16" O.C.STUDS @ 12" O.C.SHEAR PANLEPER PLANE.N.E.N.E.N.E.N.6X BLK'G @ 32" O.C.2X BLK'G @ 32" O.C. W/ E.N.E.N.PLANPERSHEARFLOOR JOISTPER PLANE.N.2X4 PLATE W/16d @ 4" O.C.E.N.PLYWOOD SHT'G2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.DECK JOIST W/HU HANGER2X STUD WALLFLUSH BEAM PER PLANST6236 @ 32" O.C.#BAYS OF BLOCK'GNAILS TO CONNECT ALL SIMP. CS16 W/ 10dSHT'GOR JOISTFLUSH BEAMPLYWOOD3'-0"+ MIN. @ BEAM OR JOIST(TYP.)2"(N.T.S.)(TYP.)4"6X BLK'GE.N.3/4" THK PLATE3"2"7"5/8"STEEL BEAMPER PLANSTEEL BEAMPER PLANEA. SIDEWELD EA. SIDE2"WEB STIFFNER5/8"STRENGTH BOLTS(A325 STEEL)3/4" THICK5/8"1.5"2.5"1.5"8"2.5"5/8"1/2"ST. COLUMN1/2"STEEL BEAM PER PLAN1/2"PER PLANSTEEL BM. PER PLAN1/2" THK. STEEL PLATE1/4"42" MIN.STEEL MOUNTING PLATEWELD TO POSTS, SEE BELOW2" SQ. X 3/16" THICK (HSS 2X2X3/16")STEEL POSTS @ 48" O.C. MAX.5/8"TYP.5/8"TYP.1/4"3 1/2" X 5 1/2" X 1/2"THK. BASE PLATE W/ (4)SCREWSDECK JOISTPER PLANBEAM PER PLANHU HANGER2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.1/4"42" MIN.STEEL MOUNTING PLATEWELD TO POSTS, SEE BELOW2" SQ. X 3/16" THICK (HSS 2X2X3/16")STEEL POSTS @ 48" O.C. MAX.5/8"TYP.5/8"TYP.1/4"3 1/2" X 5 1/2" X 1/2"THK. BASE PLATE W/ (4)SCREWSDECK JOISTPER PLANBEAM PER PLANHU HANGER2 X BLK'G W/ E.N. &W/ 16d @ 4" O.C.2E.N.E.N.E.N.2ST6224 @ 32" O.C.E.N.E.N.2E.N.ST6224 @ 32" O.C.55
16" MIN.NOTES:-STAGGERED JOINTS AS SHOWN.-NAILS SHALL BE DRIVEN TIGHT BUT NOT FRACTURE SURFACE OF SHT'G.-SEE GENERAL NOTES FOR PLYWOOD TYPE, THICKNESS, SPACING, ANDNAIL SIZE.-PROVIDE MIN 38" EDGE DISTANCE @ FRAMING MEMBER & 516"TO EDGEOF PLYWOOD DIAPHRAGM.-ALL DIAPHRAGM BOUNDRIES SHOULD BE FULLY SUPPORTED BYFRAMING MEMBERS W/ BOUNDRY NAILING.-T&G EDGE TO BE LOCATED OVER CONTINUOUS PANEL JOINT.-MAX. UNSUPPORTED SHEATHING TO BE 24" PROVIDE ADEQUATEFRAMING MEMBERS TO LIMIT SPAN.SHEETPROJECTD-599979392969590918887868589949820-054NEWPORT BEACH., CA.EVANS RESIDENCE1 BAY ISLAND,NEWPORT BEACH., CA.1 BAY ISLAND,410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COMREVISIONSSHEET TITLEPROJECT LOCATIONFRAMING DETAILSPROJECT INFORMATIONPROJECT / TITLENEW CUSTOMHOME01-13-2021E.N.PLYWOOD SHEATHINGDECK JOISTPER PLAN#E.N.16d @ 4" O.C.2X4 PLATE W/E.N.A35 @ 8" O.C.2X BLK'G W/PLYWOOD SHT'G2 X 10 R/R @ 16" O.C.PLANPERSHEARFLUSH BM. PER PLAN4X BLK'G16d NAILS @ EA STUD2X LEDGER W/ (3)&16D @4" O.C INTO BLK'GE.N.410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.2X BLK'GW/ A35 PERTABLESIMPSON HUHANGERHU HGR2X PLATE W/16D @ 4" O.C.2@ 4'-0" MAXRAILING PER. MFR.4" X 4" X 1/2" STL. PL.W/ 16d NAILS @ 12" O.C.STICH NAILS2X PLATES PLYWOOD SHT'GBEAM PER PLANS@ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATESIMP ITS HANGERSIMP ITS HANGERWEB FILLER@ 16" O.C.E.N.I-JOIST, SEE PLANFLOOR JOISTPER PLANE.N.PLYWOOD SHT'GBEAM PER PLANS@ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATESIMP HU HANGERSIMP ITS HANGERWEB FILLER@ 16" O.C.E.N.FLOOR JOISTPER PLAN#16d @ 4" O.C.2X PLATE W/SHEARPERPLAN6X BLK'G @ 32" O.C.DECK JOIST PER PLAN5 1/4 X 11 7/8DETAIL 4/ HFX2CONNECTIONHARDY FRAME PER PLANS.INSTALLATION PER MANUF.SPECIFICATION5 1/4 X 7PSL. BLK'G(4) LTP4 @ EACH SIDEPLYWOOD SHT'GSTEEL COL. PER PLAN@ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATE4'-0"4'-0"MST72 STRAPSTEEL BEAMPER PLANPSL. FL. BM.SIDE OF HIP.SIMP. ST22AT BEAMSSIMP HL ON EACH BEAM PER PLANHIP PER PLAN (MAX. 40%DEEP NOTCH AT PLATES FOR HIP SEAT CUT).POST PER PLAN2" THK PLATE3.5"2"11.5"2.75"3"2.75"1 1/4"8.5"STEEL BEAMPER PLANSTEEL BEAMPER PLANEA. SIDEWELD EA. SIDE2.5"WEB STIFFNER1 1/4"STRENGTH BOLTS(A325 STEEL)2" THICK1 1/4"3.5"1 1/4"E.N.PLYWOODSHT'GROOF RAFTERPER PLANSIMPSON HUHGRBEAM PER PLAN2X SHAPEDBLK'GBENT STEEL TUBEPER PLAN3/8"CJP3/8"CJP3/8"CJPST6224E.N.2"MAX.NOTE:WEB NAILER SHAPEDAS SHOWN.E.N.2X PLATE W/ 16d @ 4" O.C.DECK JOISTPER PLANSPLYWOOD SHT'GE.N.#PLANPERSHEAR#PLANPERSHEAR2X RIM JOIST W/A35PER TABLE2X BLK'G@ 32" O.C.WITH EDGE NAILING2X BLK'G @ 32" O.C.RAFTER PER PLAN2X RIM JOIST W/ A35PER TABLE BELOWE.N.E.N.ROOF SHT'G410"O.C.SPACINGTYPESHEARPANELA35's12312"O.C.8"O.C.6"O.C.NOTE- WALL W/ NO SHEAR A35 @ 12" O.C.POSTPER PLAN4X10 BRACINGHGA10HGA104 X 6 ROOF RAFTERHUCQHGR.(2)5/8"COUNTERSINK LAG BOLT@ 24" O.C.DROP BEAMPER PLAN(2) 5/8"COUNTERSINK LAG BOLTLENGTH AS INDICATED ON PLANSSTRAP LENGTH TO MATCH SHEAR WALL4X BLK'GW/ 8d NAILS.PIECE)DBL. SILLTO MATCH SHEAR SHEAR MATERIAL(STRAP AT LOWERWALL TYPEMATCH SHR. WALLNAIL SPACINGHDR.CONT. 2- SIMP. CS1616d @ 4" O.C.BEAM PER PLANPLYWOODSHEATHINGROOF RAFTERPER PLAN2X BLK'G @ 32" O.C. W/ E.N.SIMPSON HU HANGERE.N.2X BLK'GW/16d @ 4" O.CE.N.@ 12" O.C.W/ 5/8" STUD BOLTS3X NAILER PLATEMIN. 34"ELEVATION(1)-H2.5 AT EACH SIDEOF STUDS ATEACHSIDE OF NEWELPOST LOCATION(4- TOTAL)NEWEL POST W/"RAIL-BOLT" PER STAIRMANUF.CONTINUOS DBL. RIM ATPARALLEL JOIST COND. ORSINGLE RIM W/ BLK'G ATPERPENDICULAR JOISTCOND.2X STUDS @16" O.C.2X10 BLK'G W/ 6-16d NAILS@ EACH END71612" LONG LAG BOLTSW/ STANDARD CUTWASHERS THROUGHDRYWALL TO BLK'G.PROVIDE METAL SLEEVESAT LAG BOLT ATTACHMENTW/ SEALANT AROUNDSLEEVES AND LAG BOLTSNEWEL POST W/"RAIL-BOLT" PER STAIRMANUF.2X STRINGERSECTION(1)- H2.5 AT ATRINGERTO STUD AT EACH ENDOF NEWEL POSTLOCATION.MIN. 34"MIN. 3"SQUAREMIN. 8"MIN. 2 14"SQUAREMIN. 3"SQUARE1 12MIN.5"4"(2)-38W/12" NUT & WASHER.(TORQUE NUT TIGHTENOUGH TO BEND WASHERTIGHT AGAINST SURFACEOF CYLINDER) NOTE:NEWEL POSTSPACING TO BEMAX. 4'-0" O.C.MIN.3"MIN. 1 12"MIN. 1 12"MIN 3"1" FLUSH WOOD PLUG38W/ 12" NUT & WASHER2X BLOCKING W/E.N.PER STUD2X4 CRIPPLE@ 16" O.C.E.N.2X6 LEDGERW/ (4)-16d's16d's @ 8" O.C.PER STUD @W/ (4)-16d'sWALL COND.2X6 LEDGER2X6 JOISTS2X4 PLATE W/16d's @ 8" O.C.@ 16" O.C.W/ LUS26CONDITIONSIMP. THA213@ HEAD-OUTE.N.STAIR STRINGERPER PLAN2X4 P.T.D.F.W/ SHOTPINS@ 16" O.C.STEEL COL. PER PLANPLYWOOD SHT'GWEB FILLER PER FRAMING DETAILMST72 FROM LEDGERTO BEAMSTEEL BEAMPER PLAN3'-0"2'-0"6" LAGS @ 6" O.C.STAGG. TO RECEIVEDRAG STRAPWEB FILLER@ 16" O.C.STEEL BEAMPER PLAN3X LEDGER W/LAGS @ 6" O.C.STAGG. TORECEIVE DRAGSTRAPCMST12 DRAGSTRAPAAA-A5 1/4 X 11 7/8 PSLFLUSH BM.5 1/4 X 7PSL. BLK'GDETAIL 4/ HFX2CONNECTIONHARDY FRAMEPER PLANS.INSTALLATIONPER MANUF.SPECIFICATION(4) LTP4 @ EACH SIDEALLOWED)(1/4+ GAP2X BLK'GE.N.DRP BEAM PER PLANA35 @ 12" O.C.ROOF RAFTERPLYWOOD SHEATHINGPER PLAN100ROOF SHT'GE.N.ALLOWED)(1/4+ GAP2X BLK'GW/ A35 @ 12" O.C.56
SHEAR WALL NOTES1. STUCCO AND/OR WITH VENEER OVER PLYWOOD SHEAR WALL SHALL BE WATERPROOFED WITH A MINIMUM OF 2-GRADE "D" PAPER UNDERLAYMENTS.2. ONLY COMMON NAILS SHALL BE USED FOR ALL PLYWOOD SHEAR WALLS AND DIAPHRAGM. NAIL GUNS USING "CLIPPED HEAD" OR "SINKER NAILS" ARE NOT ACCEPTABLE.3. ALL BOLT HOLES TO BE DRILLED 1/32" MIN, TO 1/16" MAX. OVERSIZED. ENGINEER TO VERIFY.4. DOUGLAS-FIR (GROUP II LUMBER) PRESSURE TREATED SILL PLATES SHALL BE USED. ENGINEER TO BE NOTIFIED FOR REDESIGN IF OTHER SPECIES SILLS ARE DELIVERED TO THE5. THE FOLLOWING APPLIES TO 2,3,4 AND BOTH SIDE SHEAR WALLS: A. PROVIDE 3X SILL PLATES FOR SILLS THAT REST ON CONCRETE OR MASONRY. B. PROVIDE 3X STUDS BETWEEN ADJACENT PANELS. IF IT IS NECESSARY TO USE 2-2X MEMBERS BETWEEN PANELS, USE 16d NAILS WITH STAGGERED NAILING WITH SPACING NO GREATER THAN THE REQUIRED PLYWOOD EDGE NAILING. C. PROVIDE 1/2" EDGE DISTANCE FOR THE PLYWOOD BOUNDARY NAILING. D. PLATE WASHERS ARE TO BE USED WITH ANCHOR BOLTS: 1/2" BOLT - 3"X3"X0.229" 5/8" BOLT - 3"X3"X0.229" 3/4" BOLT - 3"X3"X0.229" 7/8" BOLT - 3"X3"X0.229"6. PLATE WASHERS ARE TO BE USED ON THE BACK SIDE OF THE HD POST. SEE 5(d) FOR REQUIRED SIZES.7. HD ANCHOR NUTS TO BE TIGHTEN PRIOR TO COVERING THE WALL FRAMING. ENGINEER TO VERIFY.3. TREADS AND PLATFORMS OF STEEL STAIRS SHALL BE CAPABLE OF SUPPORTING A UNIFORM LOAD OF 100 PSF OR A CONCENTRATED LOAD OF 300 lbs. AT THE POINT(S) WHICH WOULD CREATE THE MAXIMUM STRESS CONDITIONS.4. HANDRAILS AND TOPRAILS SHALL BE CAPABLE OF SUPPORTING A LOAD OF 50 PLF VERTICALLY OR HORIZONTALLY. INTERMEDIATE RAILS, BALUSTERS, AND VERTICALLY OR HORIZONTALLY. INTERMEDIATE RAILS, BALUSTERS, AND PANEL FILLERS SHALL BE CAPABLE OF SUPPORTING A LOAD OF 20 PLF VERTICALLY AND 5 PSF HORIZONTALLY.5. ALL STEEL TO BE COATED SHALL BE CLEANED TO BASE METAL AND BE FREE OF ALL OILS, RUST, SCALE OR ANY OTHER DELETERIOUS MATERIALS. STEEL FABRICATOR SHALL BE L.A. CITY LICENSED.MATERIALS1. STRUCTURAL STEEL BARS, PLATES AND ROLLED SHAPES ---- A.S.T.M. A9922. STEEL TUBE (SQ. OR RECT.) ---- A.S.T.M. A-501, GRADE B, TYPE E OR S.3. STEEL PIPE ---- A.S.T.M. A-53, GRADE B, TYPE E OR S.4. BOLTS ---- A.S.T.M. A-307 (OR A-325 AS INDICATED) GRADE A5. GALVANIZING ---- A.S.T.M. A-123 FOR ASSEMBLED PRODUCTS. A.S.T.M. A-123 FOR ROLLED, PRESSED, AND FORGED STEEL SHAPES, PLATES, BARS, AND STRIP GREATER THAN 1/8" THICK. A.S.T.M. A-153 FOR HOT-DIP GALVANIZED FASTENERS. GALVANIZING REPAIR PAINT SHALL MEET MILK-P-21035 OR SSPC- PAINT 20.6. SHOP PAINT ---- SSPC-PAINT 13. SHOP PRIME ALL STRUCTURAL STEEL EXCEPT PORTIONS TO BE EMBEDDED IN CONCRETE OR MORTAR.7. WELDING SHALL BE ELECTRIC ARC PROCESS (E70XX) PERFORMED BY QUALIFIED WELDERS AND CERTIFIED . ALL FIELD WELDING SHALL BE PROVIDED WITH CONT. INSPECTION BY A VERIFIED DEPUTY INSPECTOR.GLUE-LAMINATED UNITS NOTES1. ALL UNITS SHALL COMPLY WITH A.I.T.C. 190.1 AND BEAR EITHER THE A.I.T.C. OR THE APA/EWS "QUALITY INSPECTED" MARK.2. ANY BIDDER DESIGNED PORTIONS OF THE STRUCTURE WHICH UTILIZE GLUE-LAMINATED UNITS SHALL COMPLY WITH THE APPLICABLE PROVISIONS OF A.I.T.C.-117: "DESIGNING, STANDARD SPECIFICATIONS FOR STRUCTURAL GLUE-LAMINATED TIMBER OF SOFTWOOD SPECIES".3. GLUE-LAMINATED MEMBERS SHOULD BE THE SIZE SHOWN ON THE DRAWINGS. ALL MEMBERS SHALL BE GRADED 24F-V4 UNLESS OTHERWISE NOTED, UTILIZING A WET-USE ADHESIVE CONFORMING TO A.S.T.M. D-2559. MEMBERS SHALL BE ARCHITECTURAL GRADE APPEARANCE UNLESS OTHERWISE NOTED ON THE STRUCTURAL OR ARCHITECTURAL DRAWINGS.TIMBER NOTES1. THE FOLLOWING CODES AND SPECIFICATIONS SHALL GOVERN THE CONSTRUCTION OF STRUCTURAL WOOD SYSTEMS: A. 1. THE INTERNATIONAL BUILDING CODE (IBC), 2018 EDITION AND THE MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES (ASCE 7-16) 2. CALIFORNIA BUILDING CODE (CBC), 2019 EDITION. B. NATIONAL DESIGN SPECIFICATION (NDS) 2018 EDITION C. WWPA OR WCLIB STANDARD GRADING RULES FOR WESTERN LUMBER D. PS-1 PLYWOOD STANDARDS E. ANSI A-208 - PARTICLEBOARD SPECIFICATIONS F. DOC PS20, DOUGLAS FIR-LARCH.2. NO CHANGES OR SUBSTITUTIONS SHALL BE MADE WITHOUT THE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER.3. DIMENSION LUMBER SHALL BE S4S DOUGLAS FIR-LARCH UNLESS OTHERWISE NOTED. ALL STRUCTURAL MEMBERS SHALL BE GRADE STAMPED BY A CERTIFIED INSPECTION AGENCY.4. ALL WOOD IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PRESSURE TREATED. WHERE WOOD IS NEARER THAN 6" TO EARTH USE PRESSURE TREATED WOOD UNLESS SEPARATED BY A 3" CONCRETE SLAB WITH AN IMPERVIOUS MEMBRANE BETWEEN EARTH AND CONCRETE.5. DIMENSION LUMBER SHALL HAVE A MAXIMUM MOISTURE CONTENT OF 19% AT TIME OF CLOSING IN OF BUILDING.6. ALL WOOD CONNECTORS INDICATED SHALL BE BY SIMPSON STRONG- TIE UNLESS SUBSTITUTES ARE APPROVED BY THE ARCHITECT AND STRUCTURAL ENGINEER.1. DIMENSION LUMBER SHALL BE THE GRADE INDICATED BELOW: A. STUDS, PLATES AND BLOCKING #2 GRADE OR BETTER B. JOISTS AND RAFTERS #2 GRADE OR BETTER C. POSTS, BEAMS, AND HEADERS #2 GRADE OR BETTER2. SHEATHING A. ALL PLYWOOD SHALL CONFORM TO DOC PS 1-09 OR PS 2-10 AND BE OF GRADE, INDEX NO. AND THICKNESS CALLED FOR ON THE PLANS. ALL PLYWOOD SHALL BE BONDED WITH EXTERIOR GLUE. B. ALL PLYWOOD DIRECTLY EXPOSED TO WEATHER SHALL BE EXTERIOR GRADE. C. ALL PLYWOOD NAILING SHALL BE INSPECTED BY THE BUILDING INSPECTOR PRIOR TO COVERING.ROOF SHEATHING: 15/32" APA RATED SHEATHING EXPOSURE 1 WITH A MINIMUM PANEL INDEXOF 32 /16" W/ 10d NAILS AT 6" O.C. B.N., 6" O.C. E.N. AND 12" O.C. FIELD NAIL.(NOTE: REFER TO NER 108 FOR INSTALLATION AND CONDITIONS OF USE.)FLOOR SHEATHING: 1 1/8" APA RATED STURD-I-FLOOR T & G EXPOSURE 1 WITH MINIMUM SPAN RATING OF 24" O.C.W/ 10d NAILS AT 6" O.C. B.N., 6" O.C. E.N. AND 12" O.C. FIELD NAIL.(NOTE: REFER TO NER 108 FOR INSTALLATION AND CONDITIONS OF USE.)EXTERIOR WALLS: 7/8" THK. CEMENT PLASTER ON FURRED OR SELF-FURRING EXPANDED METAL OR FABRICLATH WITH #11 GA., 1 1/2" LONG, 7/16" DIA. HEAD GALV. AT 6" O.C.INTERIOR WALLS: 5/8" TYPE "X" GYPSUM WALLBOARD FASTENED TYPE W BULGE HEAD DRYWALL SCREWS@ 12" O.C. CEILINGS, 16" O.C. WALLS, 5/8" MIN. PENETRATION INTO FRAMING PER CBC 2016 TABLE 25-G.BLOCKING REQ'D, TYP. U.N.O. (2 PLY GYPBD. REQUIRED PER ARCH'L.)3. PRESSURE TREATED LUMBER A. LUMBER AND PLYWOOD WITH WATER-BORNE PRESERVATIVES TO COMPLY WITH AWPA C2 AND C9 RESPECTIVELY AND THE 2016 CBC. WOOD FOR ABOVE GROUND USES USE AWPA LP-2 C. PRESSURE TREAT CANTS, NAILERS, BLOCKING, STRIPPING AND SIMILAR ITEMS IN CONJUNCTION WITH ROOFING, FLASHING, VAPOR BARRIERS, AND WATER-PROOFING OR USE REDWOOD. D. PRESSURE TREAT SILLS, SLEEPERS, NAILERS, BLOCKING, FURRING AND SIMILAR ITEMS IN DIRECT CONTACT WITH CONCRETE OR MASONRY OR USE REDWOOD.4. FASTENERS/ HARDWARE A. NAILS SHALL BE COMMON WIRE NAILS. SINKERS MUST NOT BE USED. B. BOLTS SHALL HAVE STANDARD CUT WASHERS UNLESS THEY ARE BEING USED WITH STRUCTURAL STEEL MEMBERS. HOLES FOR BOLTS SHALL BE NOT MORE THAN 1/16" LARGER THAN THE BOLT DIAMETER. C. LAG SCREWS SHALL BE TURNED (NOT DRIVEN) INTO PRE-DRILLED HOLES OF 2/3 THE SHANK DIAMETER. ROUGH FRAMING LUMBER1. ANY PRODUCTS NOT SPECIFICALLY COVERED IN THE ABOVE REFERENCED STANDARDS SHALL COMPLY WITH THE RECOMMENDATIONS OF THE PRODUCT MANUFACTURER FOR THE USE INTENDED.2. INSTALL FASTENERS WITHOUT SPLITTING WOOD. FASTEN PANEL PRODUCTS TO ALLOW FOR EXPANSION AT JOINTS UNLESS OTHERWISE INDICATED.3. WALL FRAMING SHALL BE 2X4 @ 16" O/C UNLESS OTHERWISE NOTED ON THE ARCHITECTURAL DRAWINGS.4. FASTEN STRUCTURAL SHEATHING AS FOLLOWS: A. FLOOR SHEATHING AND SUB-FLOORING ---GLUED AND NAILED AS INDICATED ON THE DRAWINGS. B. WALL AND ROOF SHEATHING ---NAILED AS INDICATED ON DRAWINGS. C. UNDERLAYMENT --- NAILED TO SUB-FLOORING.5. ALL HORIZONTAL PLYWOOD SHALL BE LAID WITH FACE GRAIN PERPENDICULAR TO JOISTS/RAFTERS AND WITH STAGGERED JOINTS.6. ALL FRAMING, NAILING, LET-IN BRACING, SPLICES, ETC. SHALL CONFORM TO LOCAL BUILDING CODES.7. CUT, SHAPE, COPE, PLUM, LEVEL, AND TURN ALL FRAMING MEMBERS TO PROVIDE FULL BEARING UNLESS NOTED OTHERWISE.8. REFERENCE CBC SECTIONS 2308.9,2308.10 FOR RULES REGARDING THE CUTTING, NOTCHING, AND BORING OF JOISTS, STUDS AND BEAMS.9. ALL POSTS FROM THE ROOF MUST BE CONTINUED DOWN TO SUPPORT USING THE SAME SIZE MATERIAL. POSTS MAY BEAR ON SILL PLATES UNLESS OTHERWISE NOTED. PROVIDE SOLID BLOCKING BELOW POSTS TO FOUNDATION.10. WHERE DOUBLE PLATES ARE INTERRUPTED BY POSTS OR BEAMS, STRAP WITH ST6224 USING A MINIMUM OF (20) 16d EACH END.11. ALL BEAMS PERPENDICULAR TO WALLS MUST BE SUPPORTED ON POSTS THE SAME THICKNESS AS THE STUDS AND THE SAME WIDTH AS THE BEAM.12. PROVIDE DOUBLE JOISTS UNDER ALL PARALLEL PARTITIONS AND SOLID BLOCKING UNDER ALL PERPENDICULAR PARTITIONS.13. ROOF FRAMINGA. PROVIDE 2X RIDGE BOARDS, HIPS, AND VALLEYS WHICH ARE AT LEAST AS DEEP AS THE CUT END OF THE RAFTERS.B. RAFTERS SHALL BE NAILED TO ADJACENT CEILING JOISTS WITH A MINIMUM OF (4) 16d.C. ALL RAFTERS SHALL BE LATERALLY SUPPORTED AT THE ENDS AND AT EACH SUPPORT BY SOLID 2X FULL HEIGHT BLOCKING UNLESS NAILED TO AN ADJOINING STUD.D. WHERE CEILING JOISTS RUN OTHER THAN PARALLEL TO THE ROOF RAFTERS, RAFTERS SHALL BE TIED BACK BY 2X4 CROSS TIES AT 4' O.C. NAILED TO THE RAFTERS WITH 4-16d NAILS.15. FLOOR FRAMINGA. JOISTS SHALL HAVE A MINIMUM OF 1 1/2" OF BEARING ON WOOD OR METAL AND 3" OF BEARING ON MASONRY.B. JOISTS SHALL BE LATERALLY SUPPORTED AT THE ENDS AND EACH SUPPORT BY SOLID 2X FULL HEIGHT BLOCKING UNLESS NAILED TO AN ADJOINING STUD OR ANCHORED USING A MECHANICAL FASTENER.C. LAP JOISTS OVER SUPPORTS 4" MINIMUM AND NAIL WITH (4)16d TO PREVENT SEPARATION.D. ALL FLUSH FRAMED JOISTS SHALL BE HUNG WITH SIMPSON JOIST HANGERS. TYPE "HU". U.N.O.E. PROVIDE DOUBLE JOISTS UNDER AND PARALLEL TO ALL BEARING PARTITIONS.F. JOISTS SHALL BE LOCATED SUCH THAT ANY PLUMBING OR MECHANICAL PIPING HAS REQUIRED CLEARANCE.16. WALL FRAMING A. PLACE STUDS WITH WIDE DIMENSION PERPENDICULAR TO WALL. FRAME CORNERS WITH 3 STUDS MINIMUM STUD LENGTH FOR FOUNDATION WALLS IS 14", IF WALL IS SHORTER, THEN PROVIDE SOLID BLOCKING. WHERE FOUNDATION WALL EXCEEDS 4'-0" IN HEIGHT FRAME AND SHEATH AS REQUIRED FOR AN ADDITIONAL STORY. B. AT ALL WALLS PROVIDE DOUBLE TOP PLATES WITH LAPPED CORNERS AND STAGGERED SPLICE WHICH ARE A MINIMUM OF 4'-0" IN LENGTH. C. AT ALL WALLS PROVIDE A SINGLE BOTTOM PLATE. WHERE PLATES ARE CUT OR BORED PROVIDE 1/8" X 1 1/2" METAL STRAP EACH SIDE WITH (4) 16d. D. PROVIDE SOLID 2X BLOCKING FOR ALL HANDRAILS. E. STUD PARTITIONS CONTAINING PLUMBING, HEATING OR OTHER PIPING SHALL BE FRAMED AS TO GIVE PROPER CLEARANCE FOR THE PIPES. F. PROVIDE FIRE BLOCKING AT MID-HEIGHT OF STUD WALLS EXCEEDING 8'-0" IN COMPLIANCE WITH LOCAL CODE. FIRE BLOCKING SHALL BE 2X MATERIAL OF SAME WIDTH AS THE STUDS. STAIR STRINGERS SHALL BE FIRE BLOCKED AT EACH END AND AT MID FLIGHT OF STAIRS. BLOCKING SHALL BE TIGHTLY FITTED.17. BEAMS AND/OR DRAG STRUTS: MEMBERS LAMINATED OF MULTIPLE JOISTS SHALL BE SPIKED TOGETHER WITH 16d NAILS AT 9" O.C. STAGGERED. IF USING 3 OR MORE JOISTS TOGETHER, LAMINATE WITH 1/2" CARRIAGE BOLTS AT 24" O.C. STAGGERED.18. WALL BRACING: ALL WALLS NOT OTHERWISE BRACED SHALL HAVE 1X6 DIAGONAL BRACING AT EACH END OF 25'-0" INTERVALS. EACH BRACE SHALL COVER NOT LESS FOUR (4) STUD SPACES AND BE NAILED TO TOP AND BOTTOM PLATES WITH 3-8d NAILS. IN THE CITY OF L.A. USE 1X4 LET-IN BRACES WITH 2-8d NAILS.19. STUDS ADJACENT TO CONCRETE OR MASONRY WALLS SHALL BE BOLTED THERETO WITH 1/2"X8" BOLTS AT TOP, BOTTOM, AND AT INTERVALS NOT TO EXCEED 2'-0" O.C.20. 2X OR 3X BLOCKING SHALL BE PROVIDED AT ALL HORIZONTAL JOINTS OCCURRING IN 20. 2X OR 3X BLOCKING SHALL BE PROVIDED AT ALL HORIZONTAL JOINTS OCCURRING IN MINIMUM BEARING HEADERS SUPPORTING ROOF SUPPORTING ROOF LOADS & FLOOR LOADSOPENING = 8'-0": USE 4X8OPENING = 8'-0": USE 4X10OPENING = 6'-0": USE 4X6OPENING = 6'-0": USE 4X8OPENING = 4'-0": USE 4X6OPENING = 4'-0": USE 4X6NAILING SCHEDULEFROM TABLE 2304.10.1 FASTENING SCHEDULE, CBC 20191. COMMON OR BOX NAILS MAY BE USED EXCEPT WHERE OTHERWISE STATED.2. NAILS SPACED AT 6 INCHES (152 MM) ON CENTER AT EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS EXCEPT 6 INCHES (152 MM) AT ALL SUPPORTS WHERE SPANS ARE 48 INCHES (1219 MM) OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS AND SHEAR WALLS, REFER TO SECTIONS 2306.2 AND 2306.3. NAILS FOR WALL SHEATHING MAY BE COMMON, BOX OR CASING.3. COMMON OR DEFORMED SHANK.4. COMMON ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS.5. DEFORMED SHANK.6. CORROSION-RESISTANT SIDING OR CASING NAILS CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3.7. FASTENERS SPACED 3 INCHES (76 MM) ON CENTER AT EXTERIOR EDGES AND 6 INCHES (152 MM) ON CENTER AT INTERMEDIATE SUPPORTS.8. CORROSION-RESISTANT ROOFING NAILS WITH 7/16 INCH-DIAMETER (11 MM) HEAD AND 1 1/2 INCH (38 MM) LENGTH FOR 1/2 INCH SHEATHING AND 1 3/4 INCH (12.7 MM) SHEATHING AND 1 3/4- INCH (44 MM) LENGTH FOR 25/32 -INCH (20 MM) SHEATHING CONFORMING TO THE REQUIREMENTS OF SECTION 2304.3.9. CORROSION-RESISTANT STAPLES WITH NOMINAL 7/16 - INCH (11 MM) CROWN AND 1 1/8 - INCH (29 MM) LENGTH FOR 1/2 INCH SHEATHING AND 1 1/2 INCH (12.7 MM) SHEATHING AND 1 1/2- INCH (38 MM) LENGTH FOR 25/32 INCH (20 MM) SHEATHING CONFORMING TO THE REQUIREMENTS OF SECTION 2304.310. PANEL SUPPORTS AT 16 INCHES (406 MM) 2O INCHES (508 MM) IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE MARKED. CASING OR FINISH NAILS SPACED 6 INCHES (152 MM) ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS.11. PANEL SUPPORTS AT 24 INCHES (610 MM). CASING OR FINISH NAILS SPACED 6 INCHES (152 MM) ON PANEL EDGES, 12 INCHES (305 MM) AT INTERMEDIATE SUPPORTS.12. ALL NAILS SHALL HAVE A MIN. EMBEDMENT OF 1 12".1.) DOUGLAS FIR OR SOUTHERN PINE FRAMING (S.G. 0.49 MINIMUM). ALL PANEL EDGES FASTENED TO FRAMING2.) ALL PANEL EDGES BACKED WITH 2-INCH NOMINAL OR WIDER FRAMING. PLYWOOD INSTALLED EITHER HORIZONTALLY ORVERTICALLY.3.) NAIL SPACING ALONG INTERMEDIATE SUPPORTS 12" O.C.4.) WHERE PLYWOOD IS APPLIED ON BOTH FACES OF A WALL AND NAIL SPACING IS LESS THAT 6" ON CENTER ON EITHER SIDE. PANEL JOINTS SHALL BE OFFSET TO FALL ON DIFFERENT FRAMING MEMBERS OR FRAMING SHALL BE 3" NOMINAL ORTHICKER AND NAILS ON EACH SIDE SHALL BE STAGGERED.5.) PER DEPARTMENT MEMO DATED NOVEMBER 30, 1994 (EMERGENCY ENFORCEMENT MEASURES- WOOD FRAMECONSTRUCTION, PART II). THE MAXIMUM ALLOWABLE SHEAR FOR 3-PLY PLYWOOD LESS THAN 3/8 THICKNESS, SHALL NOT EXCEED 200PLF.6.) FRAMING AT ADJOINING PANEL EDGES SHALL BE NOMINAL 3" OR WIDER. NAILS SHALL BE STAGGERED IN TWO LINES ALONGPANEL EDGES WHEN NAIL SPACING IS 2" O.C., OR WHEN 10d COMMON NAILS SPACED 3" O.C. PENETRATE FRAMING MORE THAN 1-5/8".7.) NAILS SHALL BE PLACED AT LEAST 3/8" FROM PANEL EDGES AND AT LEAST 1/4" FROM THE EDGE OF THE CONNECTINGMEMBER FOR SHEARS OF 300PLF OR LESS.8.) USE COMMON NAILS ONLY. NAILING FOR DIAPHRAGMS AND SHEARWALLS TO BE INSPECTED PRIOR TO COVERING.WHEN SHEAR WALLS OCCUR ON BOTH SIDES (B.S.) AS NOTED ON PLANS, USE ONE HALF THE SPACING FOR CONNECTORS ANDNAILSINDICATED ON TABLE PLATE TO BLOCKING AND BLOCKING TO PLATE. USE 3X BOUNDARY MEMBERS FOR BOTH SIDES.STRUCTURAL OBSERVATIONREQUIRED FOR SHEARWALLS G, H AND I. USE 3"X3"X0.229 MIN. PLATE WASHERS FOR A.B.'S.NOTE: MIN. TWO BOLTS PER PIECE OF SILL PLATE AND ONE LOCATED WITHIN 12" OF EACH END OF EACH SILL PLATE [1806.67]PLACEMENT OF LAG BOLTS (2336.5) - MINIMUM EDGE DISTANCE = 1.5D, MINIMUM END DISTANCE = 5D, MINIMUM SPACING = 4D.EDGEDISTANCES, END DISTANCES AND SPACING SHALL BE SUFFICIENT TO PREVENT SPLITTING OF WOOD. IF SPLITTING OCCURS,NOTIFY THESTRUCTURAL ENGINEER FOR AN ALTERNATE PRODUCT/HARDWARE OR POSSIBLE SOLUTION. WORKMANSHIP1. LAYOUT, FIT AND ERECT ALL FRAMING MEMBERS, TRUE, PLUMB AND LEVEL. WOOD FRAMING MEMBERS SHALL BE SIZED AS INDICATED ON THE DRAWINGS.2. STUDS SHALL BE CONTINUOUS WITHOUT SPLICES. UNSUPPORTED NON-BEARING WALLS OVER 14 FEET IN HEIGHT SHALL BE 2X6. FIRST FLOOR BEARING WALLS OF 3 STORY BUILDINGS OR WALLS GREATER THAN 10'-0" HIGH. SHALL BE 2X6 OR 3X4 STUDS AT 16" O.C.3. ALL TOP PLATES SHALL BE 2-2X4 MEMBERS, LAPPED AT ALL CORNERS AND INTERSECTING PARTITIONS. SPLICES OF TOP PLATES SHALL OCCUR OVER STUDS.4. WHERE PLUMBING, HEATING OR OTHER PIPES NECESSITATE THE CUTTING OF SOLES OR PLATES, THE CUT SOLE OR PLATE SHALL BE TIED BY A MIN. 1/8" THK. BY 1-1/2" WIDE STRAP WITH 4-16d NAILS AT EACH END.5. CUTTING AND BORING OF WOOD STUDS SHALL COMPLY WITH LOCAL CODES OR THE FOLLOWING, WHICHEVER HAVE THE HIGHER STANDARDS: A. EXTERIOR WALL AND BEARING WALL STUDS MAY BE NOTCHED A MAX. OF 25% OF THE STUD DEPTH. NON-BEARING WALL STUDS MAY BE NOTCHED A MAX. OF 40% OF THE STUD DEPTH. B. A HOLE NOT GREATER THAN 40% OF THE STUD DEPTH MAY BE BORED IN ANY STUD AND AT LEAST 5/8-INCH FROM THE EDGE OF THE STUD. A HOLE OF 60% OF THE STUD DEPTH MAY BE BORED IN NON-BEARING STUDS OR IN ANY STUD WHERE SUCH IS DOUBLED PROVIDED NOT MORE THAN TWO SUCH STUDS ARE SO BORED.6. THE OPENING SHALL BE FRAMED TO PROVIDE A RIGID ENCLOSURE FOR THE INSTALLATION OF THE WINDOWS OR DOORS. THE JAMB STUDS SHALL EXTEND IN A SINGLE PIECE FROM THE SOLE PLATE TO THE HEADER. DOUBLE STUDS SHALL BE USED AT ALL OPENINGS OVER 3' WIDE.7. ALL EXTERIOR WALLS, INTERIOR BEARING WALLS AND MAIN CROSS WALLS SHALL BE BRACED BY ONE OF THE FOLLOWING METHODS, UNLESS NOTED OTHERWISE ON PLANS: A. WHERE INTERIOR WALL COVERING IS 1/2" GYPSUM BOARD, NAIL WITH 5d COOLER NAILS AT 7" O.C. AT ALL STUDS, TOP AND BOTTOM PLATES. NO EDGE BLOCKING REQUIRED. B. WHERE INTERIOR WALL COVERING IS 5/8" GYPSUM BOARD, NAIL WITH 6d COOLER NAILS AT 7" O.C. AT ALL STUDS, TOP AND BOTTOM PLATES. NO EDGE BLOCKING REQUIRED. C. A 1X6 CONTINUOUS DIAGONAL BRACE LET INTO THE STUDS AT SUCH AN ANGLE SO AS TO CROSS A MINIMUM OF 4 STUD SPACES. NAIL AT STUDS AND PLATES PER NAILING SCHEDULE. D. MINIMUM 5/16" PLYWOOD NAILED AT STUDS AND PLATES WITH 6d NAILS AT 6" ON CENTERS. PANEL SHALL BE A MINIMUM OF 4 FT. WIDE AND AT 25 FT. MAXIMUM.GENERAL STRUCTURAL REQUIREMENTSBUILDING CODES1. THE INTERNATIONAL BUILDING CODE (IBC), 2018 EDITION AND THE MINIMUM DESIGN LOADS FOR BUILDINGS AND OTHER STRUCTURES (ASCE 7-16)2. CALIFORNIA BUILDING CODE (CBC), 2019 EDITION.RISK CATEGORY IIIMPORT FACTOR ISITE CLASS DREDUNDANCY FACTOR = 1.3 FOUNDATIONALLOWABLE BEARING PRESSURE - 1,750 PSF, PER SOILS REPORT #BA938.1PREPARED BY: EGA CONSULTANTS, INC., DATED: 08/17/20201. ALL WORK SHALL COMPLY WITH ALL THE APPLICABLE FEDERAL LAWS, STATE STATUTES LOCAL ORDINANCES AND THE REGULATIONS OF AGENCIES HAVING JURISDICTION OVER THE PROJECT. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR COMPLYING WITH THE CONSTRUCTION SAFETY ORDERS AND THE GENERAL INDUSTRIAL SAFETY ORDERS OF THE STATE OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION AND SUCH OTHER AGENCIES GOVERNING THE CONTRACTOR'S ACTS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND HOLD HARMLESS THE STRUCTURAL ENGINEER, ARCHITECT AND OWNER FOR ANY DAMAGES AND / OR PENALTIES RESULTING FROM HIS FAILURE TO COMPLY WITH SAID LAWS, STATUTES, ORDINANCES AND REGULATIONS.2. THE FOLLOWING NOTES AND SPECIFICATIONS ARE "UNLESS OTHERWISE NOTED". CONFLICT BETWEEN THE SPECIFIC NOTES AND THE GENERAL SHOULD BE CLARIFIED WITH THE STRUCTURAL ENGINEER-OF-RECORD PRIOR TO THE COMMENCEMENT OF THE WORK. NO OTHER METHOD CONSTRUCTION OR SUBSTITUTION SHALL BE ALLOWED WITHOUT THE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER OR ARCHITECT.3. ALL DIMENSIONS AND EXISTING CONDITIONS SHALL BE FIELD VERIFIED BY THE CONTRACTOR PRIOR TO THE COMMENCEMENT OF WORK. NOTED DIMENSIONS SHALL SUPERSEDE OVER SCALED DIMENSIONS. THE CONTRACTOR SHALL REPORT ANY DISCREPANCIES PRIOR TO COMMENCEMENT OF WORK.4. THE DESIGN, ADEQUACY, AND OVERALL SAFETY OF ANY ERECTION BRACING, SHORING, TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR AND HAS NOT BEEN TAKEN INTO CONSIDERATION BY THE ARCHITECT OR STRUCTURAL ENGINEER. THE CONTRACTOR IS RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE PRIOR TO THE APPLICATION OF ALL SHEATHING AND FINISH MATERIALS. OBSERVATION VISITS TO THE SITE BY THE ARCHITECT OR STRUCTURAL ENGINEER DO NOT CONSTITUTE INSPECTION OF ANY OF THE ABOVE ITEMS.5. REFERENCE THE STRUCTURAL CALCULATIONS OR CONSULT THE STRUCTURAL ENGINEER FOR ANSWERS TO QUESTIONS REGARDING LUMBER GRADES OR SIZES, REQUIRED FASTENERS, AND/OR FOOTING SIZES AND REINFORCEMENT.6. ALL WORK SHALL BE PERFORMED IN A SOUND MANNER, PROVIDING A COMPLETED PROJECT WITH ALL MATERIALS, ASSEMBLIES, AND SYSTEMS CORRECTLY INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND PERFORMING IN A MANNER CONSISTENT WITH INDUSTRY STANDARDS. A. BY DEFINITION "CONSTRUCTION DOCUMENTS" SHALL INCLUDE BUT NOT BE LIMITED TO THE FOLLOWING: DRAWINGS, SPECIFICATIONS, STRUCTURAL CALCULATIONS, SOILS REPORT, STATE MANDATED ENERGY CALCULATIONS AND NOTES, GEOLOGY REPORT, ACOUSTICAL REPORT, ADDENDUM, CHANGE ORDERS, AND CLARIFICATIONS.7. THE CONTRACTOR SHALL ARRANGE FOR ALL TESTING AND INSPECTIONS REQUIRED BY THE CONSTRUCTION DOCUMENTS AND ANY AGENCY HAVING JURISDICTION OVER THIS PROJECT (i.e. LOCAL BUILDING, GRADING AND HEALTH DEPARTMENTS). A. ALL FOUNDATION EXCAVATIONS SHALL BE INSPECTED AND APPROVED BY THE SOILS ENGINEER AND LOCAL BUILDING INSPECTOR PRIOR TO PLACEMENT OF REINFORCING.8. ALL RECOMMENDATIONS OF THE SOILS AND/OR GEOLOGY REPORTS ARE CONSIDERED PART OF THE CONSTRUCTION DOCUMENTS AND SHALL BE IMPLEMENTED. A COPY OF THE SOILS REPORT SHOULD BE KEPT ON SITE FOR THE DURATION OF CONSTRUCTION. A. PRIOR TO THE ISSUANCE OF THE BUILDING AND/OR GRADING PERMIT THERE SHALL BE NO TRENCHES OR EXCAVATIONS 5 FEET OR MORE IN DEPTH INTO WHICH A PERSON IS REQUIRED TO DESCEND.10. THE ENTIRE CONSTRUCTION SITE SHALL BE ACCESSIBLE TO FIRE DEPARTMENT PERSONNEL BY MEANS OF OPENING GATES, ACCESS LADDERS, OR OTHER MEANS WHICH WILL NOT PROHIBIT FIRE FIGHTING ON SITE.11. THERE SHALL BE NO DEVIATION FROM THE STRUCTURAL DETAILS WITHOUT A WRITTEN APPROVAL FROM THE STRUCTURAL ENGINEER-OF-RECORD. APPROVAL BY THE LOCAL BUILDING INSPECTOR DOES NOT CONSTITUTE AUTHORITY TO DEVIATE FROM THE CONSTRUCTION DOCUMENTS.STRUCTURAL CONCRETE NOTES1. ALL REINFORCED AND UN-REINFORCED CONCRETE WORK SHALL COMPLY WITH THE LATEST EDITION OF THE ACI 318 CODE AT THE TIME THIS PROJECT IS DESIGNED AND PERMITTED.2. MATERIALS A. CONCRETE: i) MINIMUM SPECIFIED CONCRETE COMPRESSIVE STRENGTH AT 28 DAYS SHALL BE 3000 PSI (UNLESS NOTED OTHERWISE ON PLANS) ii) THE CONCRETE SLUMP SHALL NOT EXCEED 4 1/2 INCHES WITHOUT PLASTICIZER. CONSULT WITH THE STRUCTURAL ENGINEER IF HIGHER SLUMP IS SUGGESTED. iii) PROPERLY VIBRATE ALL CONCRETE EXCEPT CONCRETE FOR SLAB-ON-GRADE IN FLAT AREAS. iv) NO FLY ASH ADDITIVES SHALL BE USED IN FLATWORK OR ARCHITECTURALLY EXPOSED CONCRETE UNLESS APPROVED BY THE ENGINEER OF RECORDS AND THE ARCHITECT.ELEMENT f' c (PSI) DEPUTY INSPECTIONISOLATED PADS 3000 REQUIREDCONT. FOOTINGS 3000 REQUIREDGRADE BEAMS 4000 REQUIREDSLAB-ON-GRADE 3000 NOT REQUIREDSTRUCTURAL SLABS 3000 REQUIREDBEAMS 3000 REQUIREDCOLUMNS 3000 REQUIREDRETAINING WALLS 3000 REQUIRED B. CEMENT: TESTED TYPE II PORTLAND (ASTM C-150) C. AGGREGATES: 1.0" MAX FOR FOOTINGS AND 3/4" MAX FOR ALL OTHER WORK. (ASTM C-33) D. WATER: DRINKABLE E. REINFORCING: i) ASTM A615 (Fy=60KSI) DEFORMED BARS FOR ALL BARS, EXCEPT GRADE BEAMS AND PILE CAPS. FOR GRADE BEAMS AND PILE CAPS, PROVIDE LOW ALLOY ASTM A706 (Fy= 60KSI) DEFORMED BARS. ALL GRADE 60 REINFORCING TO BE WELDED SHALL BE ASTM A706. WELDED WIRE FABRIC PER ASTM A185, WIRE PER ASTM A83. NO TACK WELDING OR REINFORCING BAR ALLOWED WITHOUT PRIOR REVIEW OF PROCEDURE WITH THE STRUCTURAL ENGINEER. LATEST ACI CODE AND DETAILING MANUAL APPLY. CLEAR CONCRETE COVERAGE AS FOLLOWS: (UNLESS NOTED OTHERWISE ON PLANS) CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3"EXPOSED TO EARTH OR WEATHER#6 OR LARGER2"#5, W31 OR D31 WIRE, AND SMALLER 1 1/2"NOT EXPOSED TO EARTH OR WEATHERSLABS, JOISTS, AND WALLS#14 AND LARGER1 1/2"#11 AND SMALLER 3/4"BEAMS, COLUMNS, PEDESTALS AND TENSION TIESPRIMARY REINFORCEMENT, STIRRUPS, TIES, SPIRALS, AND HOOPS 1 1/2"ALL OTHER PER ACI 318-14. ii) LAP SPLICES IN CONCRETE: LAP SPLICES, UNLESS NOTED OTHERWISE, SHALL BE CLASS 'B' TENSION LAP SPLICES PER LATEST EDITION OF ACI 318. LAP SPLICES IN CONCRETE COLUMNS SHALL BE STANDARD COMPRESSION LAP SPLICES. STAGGER SPLICES A MINIMUM OF ONE LAP LENGTH. LAPS IN WELDED WIRE FABRIC SHALL BE MADE SO THAT THE OVERLAP, MEASURED BETWEEN OUTERMOST CROSS WIRES OF EACH FABRIC SHEET, IS NOT LESS THAN THE SPACING OF CROSS WIRES PLUS 2 INCHES. ALL WELDED WIRE FABRIC SHALL BE CHAIRED TO ENSURE PROPER CLEARANCES. ALL SPLICE LOCATIONS SUBJECT TO APPROVAL BY THE STRUCTURAL ENGINEER. PROVIDE BENT CORNER BARS TO MATCH AND LAP WITH HORIZONTAL BARS AT ALL CORNERS AND INTERSECTIONS PER TYPICAL DETAILS. REINFORCING BAR SPLICING GIVEN ARE MAXIMUM ON CENTERS. ALL BARS PER CRSI SPECIFICATIONS AND HANDBOOK. DOWEL ALL VERTICAL REINFORCING TO FOUNDATION WITH STANDARD 90-DEGREE HOOKS UNLESS NOTED OTHERWISE. SECURELY TIE ALL BARS IN LOCATION BEFORE PLACING CONCRETE. CONCRETE COLUMN DOWEL EMBEDMENT SHALL BE A STANDARD COMPRESSION DOWEL WITH EMBEDMENT LENGTH ACCORDING TO THE LATEST EDITION OF THE ACI 318. (UNLESS NOTED OTHERWISE ON PLANS OR DETAILS) F. DRYPACK: DRYPACK SHALL BE 5,000 PSI NON-SHRINK GROUT, FIVE STAR OR EQUIVALENT. INSTALL DRYPACK UNDER BEARING PLATES BEFORE FRAMING MEMBER IS INSTALLED. AT COLUMNS, INSTALL DRYPACK UNDER BASEPLATES AFTER COLUMN HAS BEEN PLUMBED BUT PRIOR TO FLOOR OR ROOF INSTALLATION.3. ONLY ONE GRADE OF CONCRETE SHALL BE PERMITTED ON THE JOB SITE AT ONE TIME.EXECUTION1. POSITION, SUPPORT AND SECURE REINFORCEMENT AGAINST DISPLACEMENT WITH METAL CHAIRS, RUNNERS, SPACERS, BOLSTERS, OR HANGERS AS REQUIRED TO PROVIDE REQUIRED CLEARANCES. DIRECT WIRE TIES INTO CONCRETE, NOT TOWARDS EXPOSED CONCRETE SURFACES. MINIMUM CLEAR DISTANCE BETWEEN SOIL AND REINFORCEMENT SHALL BE 3 INCHES UNLESS OTHERWISE NOTED.2. PROVIDE CONSTRUCTION, ISOLATION, SEISMIC, AND CONTROL JOINTS AS REQUIRED. LOCATE JOINTS SO AS NOT TO IMPAIR THE STRENGTH AND/OR APPEARANCE OF THE STRUCTURE. PLACE ISOLATION AND CONTROL JOINTS IN SLABS-ON-GRADE AT 20 FEET ON CENTER EACH WAY TO MINIMIZE CRACKING.3. 5/8" MINIMUM NOMINAL DIAMETER, EMBEDDED AT LEAST 7" INTO THE CONCRETE AND SPACED NOT MORE THAN 6 FT. APART, WITH TWO BOLTS PER PIECE EACH ONE NOT MORE THAN 12" OR LESS THAN 7 BOLT DIAMETERS (4-3/8") FROM END.4. FORMWORK SUPPORTING VERTICAL SURFACES MAY BE REMOVED AFTER A MINIMUM OF 2 DAYS. ALL OTHER FORMWORK MAY BE REMOVED ONLY WHEN THE CONCRETE HAS REACHED 75% OF ITS 28 DAY STRENGTH.5. POWDER ACTUATED FASTENERS (i.e. SHOTPINS) SHALL BE I.C.C.O. APPROVED.6. CONSOLIDATED CAST-IN-PLACE CONCRETE USING MECHANICAL VIBRATING EQUIPMENT, HAND RODDING AND TAMPING SO THAT CONCRETE IS WORKED AROUND ALL REINFORCEMENT AND OTHER EMBEDDED ITEMS AND TIGHT TO ALL EDGES.7. PROTECT CONCRETE FROM PHYSICAL DAMAGE OR REDUCED STRENGTH DUE TO WEATHER EXTREMES DURING MIXING, PLACEMENT, AND CURING BY COMPLYING WITH THE FOLLOWING: A. IN COLD WEATHER ----A.C.I. 306 B. IN HOT WEATHER ---- A.C.I. 3058. PRIOR TO PLACING CONCRETE REMOVE ALL DEBRIS, WATER, MUD, AND LOOSE EARTH FROM EXCAVATED AREA.MASONRY A. CONCRETE BLOCK: SHALL BE HOLLOW LOAD BEARING MASONRY UNITS CONFORMING TO ASTM-C-90 GRADE N, TYPE I, MEDIUM WT., GRAY. f'm =1500 PSI. A LETTER OF CERTIFICATION FROM THE SUPPLIER SHALL BE REQ'D AT TIME OF, OR PRIOR TO DELIVERY OF MATERIALS. B. MORTAR AND GROUT: TO BE TYPE "S". MORTAR TO BE: 1 PART CEMENT, 3 1/2 PART SAND, 1/4 PART LIME PUTTY. C. PEA- GRAVEL CONCRETE GROUT TO BE: 2000 PSI AT 28 DAYS; 1 PART CEMENT, 3 PARTS SAND, AND 2 PARTS PEA GRAVEL. D. GROUT POUR SHALL BE LIMITED TO 48" AT WORK STOPPAGES, HORIZONTAL CONSTRUCTION JOINTS SHALL BE FORMED BY STOPPING GROUT 1 1/2" BELOW TOP OF MASONRY. GROUT SHALL BE TAMPED TO ASSURE FILLING OF ALL VOIDS.E. DRYPACK SHALL BE A 1:2 STIFF MIXF. BED JOINTS TO BE FULLY BEDDING MORTAR. HEAD JOINTS TO BE SOLIDLY FILLED AT LEAST 1 1/2" FROM EACH FACE.STEEL NOTES1. THE CONTRACTOR SHALL COMPLY WITH THE FOLLOWING:A. A.I.S.C. " CODE OF STANDARDS FOR STEEL BUILDINGS AND BRIDGES".B. A.I.S.C. " SPECIFICATIONS FOR THE DESIGN, FABRICATION, AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS".C. A.W.S. "STRUCTURAL WELDING CODE" AND/OR ANY APPLICABLE LOCAL REGULATIONS.2. ANY CONFLICTS BETWEEN THE A.I.S.C. AND A.W.S. CODES SHALL BE CLARIFIED WITH THE STRUCTURAL ENGINEER PRIOR TO FABRICATION.DESCRIPTION OFBUILDING ELEMENTSNUMBER AND TYPE OFFASTENERSPACING AND LOCATION1. Blocking between ceiling joists, rafters ortrusses to top plate or other framing belowEach end, toenailROOFBlocking between rafters or truss not at thewall top plate, to rafter or trussEach end, toenailEnd nailFlat blocking to truss and web filler16d common (3Face nail2. Ceiling joists to top plateEach joist, toenail3. Ceiling joist not attached to parallel rafter,laps over partitions (no thrust) (see Section2308.7.3.1, Table 2308.7.3.1)Face nail4. Ceiling joist attached to parallel rafter(heel joint) (see Section 2308.7.3.1, Table2308.7.3.1)Per Table 2308.7.3.1Face nail5. Collar tie to rafterFace nail6. Rafter or roof truss to top plate (SeeSection 2308.7.5, Table 2308.7.5)Toenail7. Roof rafters to ridge valley or hip rafters;or roof rafter to 2-inch ridge beamEnd nailToenailWALL8. Stud to stud (not at braced wall panels)10d24" o.c. face nail16" o.c. face nail9. Stud to stud and abutting studs atintersecting wall corners (at braced wallpanels)16" o.c. face nail12" o.c. face nail12" o.c. face nail11. Continuous header to studToenail12. Top plate to top plate16" o.c. face nail12" o.c. face nail13. Top plate to top plate, at end jointsEach side of end joint, facelength each side of end joint)14. Bottom plate to joist, rim joist, band joistor blocking (not at braced wall panels)16d box (316" o.c. face nail12" o.c. face nail15. Bottom plate to joist, rim joist, band joistor blocking at braced wall panels16" o.c. face nail16. Stud to top or bottom plateToenailEnd nail17. Top plates, laps at corners andintersectionsFace nailFace nailFace nailbearingFace nailFLOOR21. Joist to sill, top plate, or girderToenail22. Rim joist, band joist, or blocking to topplate, sill or other framing belowFace nailFace nailEach bearing, face naillayersstaggered on opposite sidesstaggered on opposite sidesEnds and at each splice, face nail27. Ledger strip supporting joists or raftersEach joist or rafter, face nail28. Joist to band joist or rim joistEnd nail29. Bridging or blocking to joist, rafter ortrussEach end, toenailWOOD STRUCTURAL PANELS (WSP), SUBFLOOR, ROOF, AND INTERIAL WALL SHEATHING TOFRAMING AND PARTICLEBOARD WALL SHEATHING TO FRAMINGEDGES (IN.)INTERMEDIATESUPPORTS (IN.)6123/8" x 0.113") nail (roof)612612484836(subfloor and wall)6128d common or deformed (2 1/2" x 0.131") (roof) or RSRS-01(2 3/8" x 0.113") nail (roof)612OTHER EXTERIOR WALL SHEATHING3636WOOD STRUCTURAL PANELS, COMBINATION SUBFLOOR UNDERLAYMENT TO FRAMING612612612PANEL SIDING TO FRAMING612612INTERIOR PANELING612at 24 inches)612MANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) SHALL BE ONE OF THEFOLLOWING. ALTERNATIVES MAY BE USED ONLY WITH SPECIFIC APPROVAL OF THE STTRUCTURAL ENGINEERING, ANDONLY UPON SUBMITAL OF A LISTING OF PRODUCTS AND SIZES TO BE SUBSTITUTED.LVL & PSL GRADE SHEDULE:SIZE NOTED ON PLAN GRADE & GRADE MARK Fb FV E1 3/4 INCH WIDE MICRO = LAM LVL 2600 PSI 285 PSI 1,800.000 PSI2 11/16 INCH WIDE PARALLAM PSL 3100 PSI 290 PSI 2,100.000 PSI3 1/2 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSI5 1/4 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSI7 INCH WIDE PARALLAM PSL 2900 PSI 290 PSI 2,000.000 PSIALL PARALLAMS TO BE BY WEYERHAEUSER, ICC ESR 1387LVL & PSL GRADE SHEDULE:SIZE NOTED ON PLAN GRADE & GRADE MARK Fb FV E1 3/4 INCH WIDE GRAND - LAM W 2950Fb 2.0E 2950 PSI 220 PSI 2,000.000 PSI3 1/2 INCH WIDE GRAND - LAM W 2950Fb 2.0E 2950 PSI 220 PSI 2,000.000 PSIMANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) SHALL BEFABRICATED IN THE SHOP OF LICENSED FABRICATOR. AL PIECES SHALL BE STAMPED WITH THEMANUFACTURER'S LOGO. LOAD TESTS OF A REPRESENTATIVE SAMPLE OF LAMINATED VENEER LUMBER SHALLBE MADE AND THE RESULTS SUBMITTED TO THE BUILDING OFFICIAL.MANUFACTURED LAMINATED VENEER LUMBER (LVL) AND PARALLEL STRAND LUMBER (PSL) EXPOSED TOWEATHER SHALL BE PRESERVATIVE TREATED. TREATMENT SHALL BE IN ACCORDANCE WITH AWPA STANDARD C9 FOR ABOVE GROUND USE EXPOSED TO WEATHER. TREATMENT SHALL BE CHROMATED COPPER ARSENATEWITH A RETENTION LEVEL OF NOT LESS THAN 0.40 LB/CU FT. TO A DEPTH OF 0.50 IN. AFTER INSTALLATION.EXTERIOR EXPOSED SURFACES SHALL BE PROTECTED WITH A MINIMUM OF TWO COATS OF SEALER. INTERIORSURFACES SHALL BE COVERED BY FRAMING OR DRYWALL. A CERTIFICATED INDICATING CONFORMANCE TOAWPA C 9, ANDTHE TYPE OF TREATMENT SHALL BE MADE BY THE TREAT. A COPY OF THE CERTIFICATE SHALLBE PROVIDED TO THE BUILDING OFFICIAL PRIOR TO ERECTION OF THE FRAMING AND TO THE ARCHITECT ANDSTRUCTURALENGINEER.1.2.3.A. NAILS SPACED AT 6 INCHES AT INTERMEDIATE SUPPORTS WHERE SPANS ARE 48 INCHES OR MORE. FOR NAILING OF WOOD STRUCTURAL PANEL AND PARTICLEBOARD DIAPHRAGMS AND SHEAR WALLS, REFER TO SECTION 2305. NAILS FOR WALL SHEATHING ARE PERMITTED TO BE COMMON, BOX OR CASING.B. SPACING SHALL BE 6 INCHES ON CENTER ON THE EDGES AND 12 INCHES ON CENTER AT INTERMEDIATE SUPPORTS FOR NONSTRUCTURAL APPLICATION. PANEL SUPPORTS AT 16 INCHES (20 INCHES IF STRENGTH AXIS IN THE LONG DIRECTION OF THE PANEL, UNLESS OTHERWISE MARKED).C. WHERE A RAFTER IS FASTENED TO AN ADJACENT PARALLEL CEILING JOIST IN ACCORDANCE WITH THIS SCHEDULE AND THE CEILING JOIST IS FASTENED TO THE TOP PLATE IN ACCORDANCE WITH THIS SCHEDULE, THE NUMBER OF TOENAILS IN THE RAFTER SHALL BE PERMITTED TO BE REDUCED BY 1 NAIL.D. RSRS-01 IS A ROOF SHEATHING RING SHANK NAIL MEETING THE SPECIFICATIONS IN ASTM F1667.STRUCTURAL NOTESSHEETSN1SHEET TITLEREVISIONS1.PROJECT / TITLEPROJECT20-054410 Goddard, Suite # 200Irvine, CA. 92618Tel: 949-245-8000Cell: 310-422-1536EMAIL: INFO@FMHENGINEERING.COM01-13-2021NEW CUSTOMHOMEPROJECT LOCATIONEVANS RESIDENCENEWPORT BEACH, CA.1 BAY ISLAND,NEWPORT BEACH, CA.1 BAY ISLAND,OWNER4861257
HFX-24xHFX-21xHFX-18xHFX-15xHFX-12xHFX-9x1-1/8-STD-BB-RA1-1/8-STD-BB-RA1-1/8-HS-BB-RA1-1/8-STD-BB-RA1-1/8-HS-BB-RA1-1/8-STD-BB-RA1-1/8-HS-BB-RA1-1/8-STD-BB-RA1-1/8-HS-BB-RA1-1/8-STD-BB-RA1-1/8-HS-BB-RARod DiaRod GradeStirrupsAnchoragePanel Width12,3BB-RA leShear Ties Model45679 (in) (in)a1 C a2C 129151821241-1/8STD HSSTD HSSTD HSSTD HSSTD HSSTD23158 - # 414 - # 413 - # 418 - # 419-3/420-5/811# 4 (min) @ 4" OC16 - # 4# 3 (min) 3-3/4" OC# 3 (min) @ 4" OC@ 15 - # 4HFX-24xHFX-21xHFX-18xHFX-15xHFX-12xHFX-9x1-1/8-STD-RA1-1/8-STD-RA1-1/8-HS-RA1-1/8-STD-RA1-1/8-HS-RA1-1/8-STD-RA1-1/8-HS-RA1-1/8-STD-RA1-1/8-HS-RA1-1/8-STD-RA1-1/8-HS-RARod DiaRod GradeStirrupsAnchoragePanel Width12,3RA leShear Ties Model45679 (in) (in)a1 C a2C 129151821241-1/8STD HSSTD HSSTD HSSTD HSSTD HSSTD8 - # 410 - # 419-3/420-5/8# 4 (min) @ 4" OC# 3 (min) 3-3/4" OC# 3 (min) @ 4" OC@ 15119 - # 411 - # 412 - # 41-1/8-STD-13-191-1/8-HS-20-301-1/8-STD-14-201-1/8-HS-20-30Rod DiaRod GradeAnchoragePanel12,3UAModel456a1 C a2C 78" - 10'78" - 13'14' - 20'78" - 13'14' - 20'1-1/8 HSSTD HSSTD HSSTD20HFX-12x132014HFX-15x, 18xHFX-15x, 18xBalloonHFX-21x, 24xHFX-21x, 24xBalloon1-1/8-STD-14-201-1/8-HS-23-341-1/8-HS-20-30HFX-9x142320Height301930202034301-1-2018HFX1DATE:ANCHORAGE DETAILS - HFX PANELSTHIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH HARDY FRAME PRODUCTSREVISIONSDATE1. DESIGNS ARE TO RESIST LOADING PER ACI 318-14, SECTION17.2.3.4.3.2. STD INDICATES ANCHORS COMPLYING WITH ASTM F1554 GRADE36 WITH A HARDY FRAME BOLT BRACE (HFXBB) INSTALLED WITHDOUBLE NUTS ON THE EMBED END.3. HS INDICATES ANCHORS COMPLYING WITH ASTM A193 GRADE B7WITH A 1/2"X3"X3"(MIN) HFPW PLATE WASHER INSTALLED WITHDOUBLE NUTS ON THE EMBED END (HFXBB NOT REQUIRED).4. LE = LENGTH OF EMBEDMENT FROM THE TOP OF FOOTING ORGRADE BEAM TO THE TOP OF THE HFXBB BOLT BRACE (TOP OFTHE EMBEDDED HFPW PLATE WASHER @ HS ANCHORS)5. CA1 = DISTANCE FROM HD CENTERLINE TO THE END OF THEFOOTING OR GRADE BEAM.6. CA2 = DISTANCE FROM HD CENTERLINE TO BOTH THE FRONTAND THE BACK FACE OF THE FOOTING OR GRADE BEAM.7. SHEAR TIES ARE GRADE 60 (MIN) REBAR AND REQUIRED FORNEAR EDGE DISTANCE CONDITIONS PER ACI-318-14, F'C = 2,500PSI. CURBS AND STEM WALLS MUST BE 6 INCH (MIN) WIDTH FORUA AND RA, 12 INCH (MIN) WIDTH FOR BB-RA.8. FOR UA APPLICATIONS, ADDITIONAL TIES MAY BE REQUIRED ATSTEM WALLS. SHEAR TIES ARE NOT REQUIRED FORINSTALLATION AWAY FROM EDGE (SEE DETAIL 1A), INSTALLATIONON WOOD FRAMING, OR FOR IRC BRACED WALL PANELAPPLICATIONS.9. STIRRUPS ARE GRADE 60 (MIN) REBAR. SEE TABLE FOR SIZE ANDLAYOUT PATTERNS.10. CONCRETE EDGE DISTANCES MUST COMPLY WITH ACI 318-14,SECTION 17.7.1 BACK TO BACK REINFORCED ANCHORAGE NOMENCLATURE1-1/8 - STD - BB - RAROD GRADE"BACK TO BACK" INSTALLATIONREINFORCED ANCHORAGEROD DIAMETERREINFORCED ANCHORAGE NOMENCLATURE1-1/8 - STD - RAROD GRADEREINFORCED ANCHORAGEROD DIAMETER UNREINFORCED ANCHORAGE NOMENCLATURE1-1/8 - STD - 14 - 20ROD GRADEEMBEDMENT DEPTH ( )END & EDGE DISTANCE ( & )ROD DIAMETERa1leCa2le &C2-3/4" FORPANEL ONCONCRETE A18-3/4"15-3/4"12-3/4"9-3/4"8-1/2"5-1/2"1-3/4"2-5/8"9"12"15"18"21"24"HFX-9xHFX-12xHFX-15xHFX-18xHFX-21xHFX-24x AHFX-18xHFX-9xHFX-21xHFX-24xHFX-18xHFX-9xHFX-12xHFX-15xHFX-21xHFX-24xKEY4" Min. 2'-6"Ca1Ca226" MinCa2Ca222" MinCa2Ca2Ca2Ca1Ca1Ca1Min. 2'-6"le + 1"7 34"1"RADIUS7 34"1"RADIUS2 12" (Min) Over-LapLENGTH(1A/HFX1)RADIUS:# 3 = 3 14" Min# 4 = 4 14" Min16"13" Min15" Max9" Min11" MaxLENGTH(1A/HFX1)RADIUS:# 3 = 1 12" Min# 4 = 2" Min2 12" (Min) Over-LapLENGTHRADIUS:# 3 = 1 12" Min# 4 = 2" Min2 12" (Min) Over-Lap B A BHFX-9xHFX-12xHFX-15xHFX-18xHFX-21xHFX-24x7-1/2"10-1/2"12"15"18"21" Length NOT REQUIRED WHENSHEAR TIES79.5" - 8'TOP OF CONCRETEA = 2-1/2" o.c.B = 1-1/4" ea Side of HDKEYA = 3" o.c.B = 1-1/2" ea Side of HDA. #4 (Min) Longitudinal RebarTop and Bottom by EORB. le - 3"C. le per TableD. le + 7"E. CL = 10" Min, 12" MaxF. 2'-2" (Min)G.to CL of Shear TieH. 1" CL @ Upper Two TiesI. Shear Ties per TableJ. 2'-6" (Min) UNO by EORK. Stirrups per TableL. Ca1 per Table 4" A B C F E A B C D F E DCURB @ OUTSIDE CORNERCONTINUOUS FOOTINGCURB (12" MIN WIDTH)EXTERIOR SLABINTERIOR SLABCURB @ OUTSIDE CORNERCONTINUOUS FOOTINGCURB (6" MIN) WIDTHEXTERIOR SLABINTERIOR SLABSTEM WALL @ OUTSIDE CORNERCURB @ OUTSIDE CORNERCURB (6" MIN) WIDTHEXTERIOR SLABINTERIOR SLAB B C D H G K I A L B C D G K I A L B C D D E CA. #4 (Min) Longitudinal RebarTop and Bottom by EORB. 12" MinC. 15" MinD. 22" MinE. CL = 6" Min, 8" MaxF. 1'-10" (Min)G.to CL of Shear TieH. 1" CL @ Upper Two TiesI. Shear Ties per TableJ. 2'-6" Min UNO by EORK. Stirrups per TableL. Ca1 per TableA. Shear Ties per UA TableB. 10" Max or per PlansC. le per TableD. Ca2 per TableE.to CL of Shear TieF. 1" CL @ Upper Two TiesG. Shear Ties per RA Tablewhen Top of Concreteis 8" above Top of SlabH. 12" MinI. Ca1 per Table J JHFB7 A1. ANCHORAGE IS DESIGNED FOR TENSION ANDSHEAR TRANSFER ONLY, FOUNDATION DESIGNPER EOR.2. REINFORCEMENT SHOWN IS THE MINIMUMREQUIREMENT AND IS NOT INTENDED TOREPLACE REINFORCEMENT DESIGNED BY THEEOR.3. FOR RA AND BB-RA INSTALLATIONS, THEHFXBB BOLT BRACE MAY BE PLACED ON TOPOF THE STIRRUPS WITH DOUBLE-NUTSINSTALLED AT EMBED END OF STANDARDGRADE ANCHOR RODS. (NOTE: 12" x 3" x 3" MIN.HFPW PLATE WASHERS ARE REQUIRED TO BEDOUBLE-NUTTED AT EMBED END OF HIGHSTRENGTH ANCHOR RODS.)4. HIGH STRENGTH ALL-THREAD RODS PROVIDEDBY HARDY FRAMES ARE STAMPED ON BOTHENDS.WidthModelModelEDGE VIEW2 - # 31 - # 3 (in) (in) (in) (in) (in) (in) (in) (in) (in) (in) (in) H G F H I IEdge DistanceEnd Distance2-3/8"6-1/4"7-3/8"8-3/8"9-3/8"10-3/8"2-3/8"3-1/2"4-1/4"5"5-1/2"6"Shear Ties 7,8HFX-12xHFX-15x123AB1A1B2A2B3A3BHFX ANCHOR CENTERLINESIMPORTANT NOTESUA SECTIONS & ELEVATIONSUA SHEAR TIESRA SHEAR TIES & STIRRUPSRA SECTIONS & ELEVATIONSBB-RA SECTIONS & ELEVATIONSBB-RA SHEAR TIES & STIRRUPSUNREINFORCED ANCHORAGE (UA)REINFORCED ANCHORAGE (RA)BACK TO BACK REINFORCED ANCHORAGE (BB-RA)TABLE NOTESIMPORTANT!58
REVISIONSDATEFRAMING DETAILS - HFX PANELSDATE:THIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH MITEK HARDY FRAME PRODUCTSNOTE:ATTACHMENTS TO ADJACENTTRIMMERS MAY BE MADE ATPREPUNCHED SCREW HOLES ORWITH SELF TAPPING SCREWS(#12 AT EDGES, #10 AT FACE).SECTION BSECTION AOPTIONAL INSTALLATION WITHHARDY FRAME BASEEXTENSION (HFBX) FORADJACENT FRAMINGHFBX#10 SELF-TAPPING SCREWSAT FACE OF PANEL.(BUGLE HEAD WITH SELFDRILLING TIP SHOWN) #12 SELF-TAPPING SCREWSAT EDGE OF PANEL.(BUGLE HEAD WITH SELFDRILLING WING TIP SHOWN)BUGLE HEADWAFER HEADFLAT TRUSSMODIFIED TRUSSHEX HEADSELF DRILLING TIP SELF DRILLING WING TIP#10 SELF-TAPPING SCREWSAT FACE OF PANEL.(HEX HEAD WITH SELFDRILLING TIP SHOWN)NOTES:A. SURFACE FINISHES, CONNECTORS AND FIXTURES ARE ATTACHED TO THE PANELFACE WITH # 10 SELF-TAPPING SCREWS SPACED NO LESS THAN 2-1/4" OC.B. ATTACHMENTS TO THE PANEL EDGES ARE MADE WITH # 12 SELF-TAPPING SCREWS.C. STRUCTURAL CONNECTIONS ARE TO BE DESIGNED BY THE DESIGN PROFESSIONAL.D. STRUCTURAL HARDWARE USED TO TRANSFER LOADS SHOULD NOT EXCEED 12GAUGE. 21" PANEL 24" PANEL 18" PANEL 9" PANEL 12" PANEL 15" PANEL15" Width = 863-1/2HFX-15,18,21 & 24x14164-1/41-1/8HFX-15,18,21 & 24x15HFX-15,18,21 & 24x16HFX-15,18,21 & 24x17176-1/4188-1/4200-1/4 Top Screw Qty (ea)18" Width = 1021" Width = 1224" Width = 14 1Hold DownDiameter (in)HFX-15,18,21 & 24x18HFX-15,18,21 & 24x19HFX-15,18,21 & 24x20212-1/4224-1/4236-1/4Screw QtyAvailable atEdges (ea)7843-1/292-1/41-1/8HFX-12,15,18,21 & 24x9HFX-12,15,18,21 & 24x10HFX-15,18,21 & 24x11104-1/4116-1/4128-1/4 ModelNumber Net Height (in) Depth (in) 1Hold DownDiameter (in)HFX-15,18,21 & 24x12HFX-15,18,21 & 24x13140-1/4152-1/4Screw QtyAvailable atEdges (ea)56HFX-12,15,18,21 & 24x7878HFX-9x79.579-1/2 Top Screw Qty (ea) ModelNumber Net Height (in) Depth (in) 23 23PANCAKE FIXTUREAS NEEDEDINSTALLATION INSTRUCTIONS1. WHEN INSTALLING ON CONCRETE CONNECT WITH (1 EA) HARDENED ROUNDWASHER BELOW (1 EA) GRADE 8 NUT, SECURE WITH A DEEP SOCKET(RECOMMENDED) UNTIL SNUG TIGHT. ALTERNATE WASHERS AND NUTSARE PROVIDED IN TABLE NOTE 1.2. INSTALLATION ON CONCRETE PROVIDES THE HIGHEST ALLOWABLEVALUES. CONFIRM WITH THE DESIGN PROFESSIONAL BEFORE INSTALLINGON OTHER SUPPORTING SURFACES.3. USE 1/4"X4-1/2" MITEK PRO SERIES WS SCREWS AT TOP CONNECTIONSWITH A 2x FILLER. IF THE TOP OF PANEL IS IN DIRECT CONTACT WITH THECOLLECTOR ABOVE (TOP PLATES, HEADER, BEAM, ETC.) USE1/4 x 3"(MINIMUM)4. FOR INSTALLATIONS WITH A FILLER GREATER THAN 1-1/2" ABOVE, OR WHENSPECIFIED BY THE DESIGN PROFESSIONAL, ADJACENT KING POSTS TOBRACE THE OUT-OF-PLANE HINGE CAN BE CONNECTED WITH 1/4" DIA.SCREWS THROUGH PRE-PUNCHED HOLES AT THE PANEL EDGES.1. HOLD DOWN ANCHOR BOLTS CONNECT TO THE PANEL BASE WITHHARDENED ROUND WASHERS BELOW GRADE 8 NUTS. ALTERNATEWASHERS ARE (2 EA) ROUND-FLAT OR (2 EA) SAE WASHERS ON EACHBOLT. ALTERNATE NUTS ARE 2H HEAVY HEX.2. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 3" (MINIMUM)WHEN ATTACHED DIRECTLY TO THE COLLECTOR AND 4-1/2" (MINIMUM)WHEN INSTALLING A 2x FILLER ABOVE THE PANEL.3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS IS REQUIRED AT THEPANEL EDGES WHEN INSTALLING A FILLER ABOVE THE TOP CHANNELTHAT IS GREATER THAN 1-1/2" OR WHEN SPECIFIED BY THE DESIGNPROFESSIONAL.HFX-9x893-3/41. (A) PRE-WELDED STRAPS ARE PROVIDED ON 78" AND 79-1/2" PANEL HEIGHTS.THEY ARE AVAILABLE FOR OTHER HEIGHTS UPON REQUEST.(B) FIELD INSTALLED STRAPS WITH SELF TAPPING SCREWS ARE PERMITTED.THE DESIGN AND CONNECTION IS BY THE DESIGN PROFESSIONAL.2. A 2x WOOD FILLER WITH 1/4"x4-1/2" (MIN.) WS SCREWS IS PERMITTED.3. WHEN CRIPPLE STUDS OCCUR, SHEAR TRANSFER DESIGN TO BE PER THEBUILDING DESIGN PROFESSIONAL.4. A 1" DIA. HOLE MAY BE ADDED IN THE PANEL FACE WHEN IT IS LOCATED INTHE UPPER HALF OF THE PANEL HEIGHT AND IS 4" MINIMUM FROM ANYEDGE. FOR PANELS MORE THAN 12" WIDE, ADDITIONAL HOLES MUST BEOFFSET 1" MINIMUM FROM THE 3" DIA. PREPUNCHED HOLE. FOR HOLESLARGER THAN 1" DIAMETER OR TO ADD MORE THAN ONE HOLE CONTACTMITEK HARDY FRAME TECHNICAL SUPPORT AT (800) 754-3030.11. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEEN PANEL BASE AND CONCRETE.2. NUTS AND WASHERS PER TABLE NOTE 1.3. ADJACENT FRAMING OPTIONAL U.N.O. BY BUILDING DESIGN PROFESSIONAL.321. TRIMMERS PROVIDE FULL BEARING FOR HEADER ABOVE, DESIGN ANDCONNECTIONS BY BUILDING DESIGN PROFESSIONAL.2. 6x HEADER.3. WOOD MEMBERS FOR BACKING MAY BE INSERTED VERTICALLY OR HORIZONTALLYIN THE PANEL CAVITY AS NEEDED.4. WOOD MEMBER FLUSH TO FACE OF WALL FOR BACKING AS NEEDED.1124311. PLUS OR MINUS 1-1/2" GAP TO BE FILLED WITH 5,000 PSI NON-SHRINKGROUT (MINIMUM).2. NUT AND WASHER GRADES PER TABLE NOTE 1.1. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEEN PANEL BASE AND CONCRETE.2. NUTS AND WASHERS PER TABLE NOTE 1.1221. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDEDBETWEEN PANEL BASE AND TREATED PLATE.2. NUTS AND WASHERS PER TABLE NOTE 1.211. 15# FELT OR EQUIVALENT MOISTURE BARRIER RECOMMENDED BETWEENPANEL BASE AND CONCRETE.2. NUTS AND WASHERS PER TABLE NOTE 1.3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS INSTALLED AT THEPANEL EDGES WHEN INSTALLING A FILLER GREATER THAN 1-1/2" ABOVE ORWHEN SPECIFIED BY DESIGN PROFESSIONAL.2131. WOOD FILLER WITH USP MP4F CONNECTORS BOTH SIDES, QUANTITY BYBUILDING DESIGN PROFESSIONAL.2. 1/4" x 3" (MINIMUM) WS SCREWS, QUANTITY PER TABLES3. ADJACENT FRAMING WITH 1/4" DIAMETER SCREWS INSTALLED THROUGHPRE-PUNCHED HOLES IN PANEL EDGES REQUIRED WHEN INSTALLING AFILLER GREATER THAN 1-1/2" ABOVE TO BRACE OUT-OF-PLANE HINGE ORWHEN SPECIFIED BY THE DESIGN PROFESSIONAL.4. PRE-DRILL 3/16" DIA. HOLES, EVENLY SPACED IN FACE OF PANEL NO LESSTHAN 2-1/4" OC AND INSTALL 1/4" DIA. WOOD SCREWS INTO 2x (MIN.) WOOD"LEDGER" IN PANEL CAVITY.5. CONNECTOR AND ATTACHMENT BY BUILDING DESIGN PROFESSIONAL.453121. CAVITY ORIENTED FOR CONNECTION ACCESS.2. NUTS AND WASHERS PER TABLE NOTE 1.3. NOMINAL 8 INCH FRAMING ABOVE (MIN).4. A 2x FILLER WITH 1/4" x 4-1/2" MINIMUM WS SCREWS IS PERMITTED.5. FIELD INSTALLED WOOD BACKING AS NEEDED.SECTION A51432 9" Width = 512" Width = 615" Width = 818" Width = 1021" Width = 1224" Width = 14311. 1/4" x 3" (MINIMUM) WS SCREWS, QUANTITY PER TABLES2. 1/4" x 4-1/2" (MINIMUM) WS SCREWS, QUANTITY PER TABLES3. 2x WOOD FILLER.2HFX-12,15,18,21 & 24x8HFX21-1-2018TMTM ALLOWABLE VALUES ON 2x PLATE ARE LESS THAN INSTALLATION ON CONCRETE ALLOWABLE VALUES ON N&W ARE LESS THAN INSTALLATION ON CONCRETENOTE:TO PREVENT DRILLING ADDITIONAL HOLES ORIENT THE PANEL CAVITYTOWARD THE FIXTURE BEING INSTALLED.TRIMMERS PERDESIGN PROFESSIONALOPTIONALSOFFIT31B21A4FILLER GREATER THAN 1-1/2 IN.63BACK TO BACK INSTALLATION81125710149ABCDRAISED FLOOR HEAD-OUTINSTALLATION ON 2x PLATESTEEL BEAM ABOVE THRU-BOLTTOP PLATE CONNECTIONSINSTALLATION ON CONCRETEINSTALLATION ON NUTS & WASHERS6x HEADER ABOVE-SECTIONSTOP CONNECTION TO HEADERINSTALLATION ON CURBHFX PANELS 78 IN. THROUGH NOMINAL 13 FEETBALLOON PANELS 14 FEET THROUGH 20 FEET5a5bBA341. STEEL BEAM PER PLANS2. ALL THREAD RODS THRU-BOLTED TO STEEL BEAM BY BUILDINGDESIGN PROFESSIONAL.3. NUTS AND WASHERS PER TABLE NOTE 1.4. HARDY FRAME STACKING WASHERS (HFSW( REQUIRED TO BEWELDED INSIDE TOP CHANNEL OF LOWER PANEL.5. HARDY FRAME "STK" PANEL WITH STACKING WASHERS WELDEDINSIDE THE TOP CHANNEL BY MANUFACTURER.125 RAKE WALL INSTALLATION59
REVISIONS DATEDATE:FLOOR SYSTEM DETAILS - HFX PANELSHFXBP24HFXBP18HFXBP12PANEL WIDTH3"NOTE:COUPLERS MAY BE USED WHEN THREADED ROD ISSUBJECT TO TENSION LOADS ONLY.HFXBP21HFXBP15NOTE: HARDY FRAME STACKING WASHERS (HFSW) ARE REQUIRED IN THE TOP OF PANELSWHEN CONNECTING TO TENSION ANCHORS FROM ABOVE. HARDY FRAME "STK PANELS"INCLUDE HFSW WASHERS PRE-WELDED IN THE TOP CHANNEL.1. HOLD DOWN TENSION ANCHORS SPECIFIED AS STANDARD GRADE (STD) MUST COMPLY WITH ASTMF1554 GRADE 36 (OR EQUAL). HOLD DOWN TENSION ANCHORS SPECIFIED AS HIGH STRENGTH (HS)MUST COMPLY WITH ASTM A 193 GRADE B7 (OR EQUAL). TENSION ANCHORS (BOTH GRADES) CONNECTTO THE UPPER AND LOWER PANELS WITH HARDENED ROUND WASHERS AND GRADE 8 NUTS. A HARDYFRAME 'HFSW" STACKING WASHER IS REQUIRED IN THE TOP CHANNEL OF THE LOWER PANEL(AVAILABLE PRE-WELDED IN A HARDY FRAME "STK" PANEL). ALTERNATE WASHERS ARE (2 EA)ROUND-FLAT OR (2 EA) SAE WASHERS AT EACH ANCHOR CONNECTION. ALTERNATE NUTS ARE 2HHEAVY HEX.2. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 3" (MINIMUM) WHEN ATTACHING DIRECTLYTO THE COLLECTOR AND 4-1/2" (MINIMUM) WHEN INSTALLING A 2x FILLER ABOVE THE PANEL.3. 1/4" DIAMETER MITEK PRO SERIES WS SCREWS. LENGTH IS 4-1/2" (MINIMUM) AT CONNECTIONS TOFLOOR SYSTEMS AND BEAMS BELOW.4. 1/4" DIAMETER SCREWS ARE REQUIRED AT THE EDGES WHEN INSTALLING A FILLER GREATER THAN 1-1/2 INCH ABOVE OR WHEN SPECIFIED BY THE DESIGN PROFESSIONAL.5314642153654123625435411NOTE:INSTALLATIONWITHOUT HARDYFRAME BEARINGPLATE (HFXBP)MAY INCREASEDEFLECTION ANDRESULT IN ADECREASE OFALLOWABLESHEAR VALUE,BUILDING DESIGNPROFESSIONALMUST ANALYZEEFFECTS.41. ACCESS HOLE LOCATED AT EDGE OF POST.2. NUTS AND WASHERS PER TABLE NOTE 1.3. PLUS OR MINUS 1-1/2" GAP TO BE FILLED WITH 5,000 PSI STRENGTH NON-SHRINK GROUT (MIN).1231. FLOOR SHEATHING NOTCHED, INSTALL PANEL ONWOOD PLATE.2. 15# FELT OR EQUIVALENT RECOMMENDEDBETWEEN PANEL BASE AND TREATED MUDSILL.3. NUTS AND WASHERS PER TABLE NOTE 1.1351231. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME PANEL DIRECTLY ON RIM.3. NUTS AND WASHERS PER TABLE NOTE 1.4. 1/4" x 4-1/2" (MINIMUM) WS SCREWS THROUGH BOTTOM OF PANEL MINIMUM QUANTITY PER TABLE.5. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.125343154243"3"3"3"3"3"3"3"3"3"142632542231343-1/2HFX-12,15,18,21 & 24x892-1/41-1/8HFX-12,15,18,21 & 24x9HFX-12,15,18,21 & 24x10HFX-15,18,21 & 24x11104-1/4116-1/4128-1/4HFX-15,18,21 & 24x12HFX-15,18,21 & 24x13140-1/4152-1/456Screw Quantity12" Width 615" Width 818" Width 1021" Width 1224" Width 14 Top (ea) 6 8101214 Bott (ea) ModelNumber Net Height (in) Depth (in) 1Hold DownDiameter (in)Screw QtyAvailable atEdges (ea) 2 3 4PanelPOST (HFP)POST (HFP)HARDY FRAME HARDY FRAME HARDY FRAME POST (HFP)HFX31-1-20181. STEEL BEAM PER PLANS2. HOLD DOWN ALL THREAD RODS THRU-BOLTED TOBOTTOM FLANGE OF STEEL BEAM BY BUILDINGDESIGN PROFESSIONAL.3. NUTS AND WASHERS AT PANEL BASE PER TABLENOTE 13TMTMNOTES:A. INSTALLATION WITHOUT HARDY FRAME BEARINGPLATE (HFXBP) MAY INCREASE DEFLECTION ANDRESULT IN A DECREASE OF ALLOWABLE SHEARVALUE, BUILDING DESIGN PROFESSIONAL MUSTANALYZE EFFECTSB. COUPLERS MAY BE USED WHEN THREADED ROD ISSUBJECT TO TENSION LOADS ONLY.NOTES:A. CHECK WALL HEIGHT, HARDY FRAME BEARINGPLATES BELOW THE PANEL BASE OR CUSTOM HEIGHTPANELS ARE AVAILABLE TO AVOID FILLERS GREATERTHAN 1-1/2".B. FOR MAXIMUM ALLOWABLE VALUES INSTALL PANELON CONCRETE21. WITH HOLES PRE-DRILLED FOR 1-1/8" DIA.TENSION ANCHORS, INSTALL A SOLID 4x (MINIMUM) RIM INFLOOR SYSTEM AT PANEL LOCATION. ALLOWABLE VALUE TABLES ASSUME THE RIM IS ENGINEERED WOODPRODUCT (EWP).2. NOTCH FLOOR SHEATHING THEN INSTALL HFXBP ON RIM WITH 6 EACH 1/4"X4-1/2" (MIN) "WS" SCREWS ATEACH END.3. PLACE PANEL ON HFXBP.4. WHEN STACKING PANELS, INSTALL "HFSW" STACKING WASHERS IN THE TOP CHANNEL OF THE LOWERPANEL. CONNECT LOWER TO UPPER PANELS WITH TENSION ANCHORS (GRADE PER PLANS) AND SECUREAT BOTH ENDS WITH HARDENED ROUND WASHERS AND GRADE 8 NUTS TO BE SNUG TIGHT. HARDY FRAME"STK" PANELS THAT INCLUDE "HFSW" STACKING WASHERS PRE-WELDED IN THE TOP CHANNEL AREAVAILABLE,5. WHEN MORE THAN 12 SCREWS ARE REQUIRED FOR THE BOTTOM CONNECTION OR JOINTS IN FRAMINGMEMBERS OCCUR AT SCREW LOCATIONS, INSTALL ADDITIONAL 1/4"x4-1/2" WS SCREWS THROUGH THE BASE OF PANEL WHERE THEY ALIGN WITH HOLES IN THE HFXBP.6. FOR STANDARD WALL HEIGHTS, INSTALL A 2x FILLER ABOVE PANEL (DTL 5/HFX2). FOR FILLERS GREATERTHAN 1-1/2 IN. SEE DETAIL 6/HFX2.NOTE: INSTALLATIONS MAY VARY WITH JOB SPECIFIC CONDITIONS AND/OR SPECIFICATIONS BY THE BUILDING DESIGN PROFESSIONAL.1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. NUTS AND WASHERS PER TABLE NOTE 1.4. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.5. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.41. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME STACKING WASHER (HFSW) AT TOPOF PANEL REQUIRED WHEN CONNECTING TOTENSION ANCHOR FROM ABOVE.4. 1-1/8 IN. DIA HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.8PYRAMID STACK61. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME PANEL DIRECTLY ON RIM.3. HARDY FRAME STACKING WASHER (HFSW) AT TOPOF PANEL REQUIRED WHEN CONNECTING TOTENSION ANCHOR FROM ABOVE.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME STACKING WASHER (HFSW) AT TOPOF PANEL REQUIRED WHEN CONNECTING TOTENSION ANCHOR FROM ABOVE.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.7STACK @ OS CORNER6STRAIGHT STACK1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. USP POST CAP AND POST BASE BY THE BUILDINGDESIGN PROFESSIONAL.4. NUTS AND WASHERS PER TABLE NOTE 1.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PERTABLE.5CRIPPLE WALL1. WOOD BEAM PER PLAN.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME BEARING PLATE (HFXBP) OR BEARINGPLATE WASHER AT UNDERSIDE OF BEAM SIZED PERBUILDING DESIGN PROFESSIONAL TO LIMIT CRUSHINGFROM TENSION ANCHOR FORCES.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.4. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.5. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME STACKING WASHER (HFSW) AT TOP OFPANEL REQUIRED WHEN CONNECTING TO TENSIONANCHOR FROM ABOVE.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.1. 4x (MIN) RIM, ALLOWABLE VALUE TABLES ASSUMEENGINEERED WOOD PRODUCT.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME STACKING WASHER (HFSW) AT TOP OF PANEL REQUIRED WHEN CONNECTING TO TENSIONANCHOR FROM ABOVE.4. 1-1/8" DIA. HOLD DOWN, HFSW AND N&W PER TABLENOTE 1 ARE PROVIDED IN HARDY FRAME HFTC KIT.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP MP4F CONNECTORS, QUANTITY BY BUILDINGDESIGN PROFESSIONAL.PANEL WIDTHPANEL WIDTHPANEL WIDTHPANEL WIDTH1POST ON N&W2RAISED STEM WALL3RAISED BEARING PLATE4RAISED-OS CORNER14DROP BM - FL SYSTEM13STEEL BM THRU-BOLT12WOOD BM THRU-BOLT11HFP POSTS BELOW109STAGGERED THRU-BOLT STAGGERED-HFP POSTABCTHIS DETAIL SHEET IS NOT PROPRIETARY AND IS NOT REQUIREDFOR PLAN SUBMITTAL WITH MITEK HARDY FRAME PRODUCTS1225131. DROP BEAM WITH FLOOR JOIST ABOVE PER PLAN.2. NOTCH FLOOR SHEATHING THEN INSTALL HARDYFRAME BEARING PLATE (HFXBP) AND PANEL PERINSTALLATION NOTES 3-6, DETAIL B/HFX3.3. HARDY FRAME BEARING PLATE (HFXBP) OR BEARINGPLATE WASHER AT UNDERSIDE OF BEAM SIZED PERBUILDING DESIGN PROFESSIONAL TO LIMIT CRUSHING FROM TENSION ANCHOR FORCES.4. NUTS AND WASHERS PER TABLE NOTE 1.5. 1/4" x 4-1/2" (MIN) WS SCREWS, QUANTITY PER TABLE.6. USP CONNECTORS BY DESIGN PROFESSIONAL5LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDINGDESIGN PROFESSIONAL.LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDINGDESIGN PROFESSIONAL.LOAD PATH FROM BEAM TO FOUNDATION AND CHECKTHAT PANEL DRIFT IS WITHIN CODE LIMIT BY BUILDINGDESIGN PROFESSIONAL.6INSTALLATION ON FLOOR SYSTEMS WITH HARDY FRAME BEARING PLATE (HFXBP)60
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March 25, 2021, Zoning Administrator Agenda Comments
Comments submitted by: Jim Mosher ( jimmosher@yahoo.com ), 2210 Private Road, Newport Beach
92660 (949-548-6229)
Item 2. Bay Island No. 1, LLC Residence Coastal Development Permit
No. CD2020-132 (PA2020-260)
1. Section 3.A on handwritten page 9 of the proposed resolution assures the public that the
proposed development “Conforms to all applicable sections of the certified Local Coastal
Program.”
a. This is contradicted by the staff report (handwritten pages 3 and 4) which says the
proposed development fails to comply with the NBMC Sec. 21.40.040 off-street
parking spaces requirement, but seeks an adjustment under Sec. 21.40.100 through
a parking management plan.
b. The request to “adjust the off-street parking requirements with a parking
management plan” is also mentioned in Section 1.3 of the resolution.
c. Proposed Condition of Approval 3 on handwritten page 13 requires “A minimum of
two parking spaces, including one covered, shall be maintained for the dwelling unit
at the parking structure located at 501 West Bay Avenue.”
d. I can, however, find no indication in the resolution that Condition of Approval 3 is the
parking management plan being offered or that the steps and findings required by
Sec. 21.40.100 to make an adjustment based on it have been accomplished.
2. I do not believe the Bay Island “PRD” of Use Permit 3618 (referred to in Section 1.2 on
handwritten page 8) was ever certified as an approved coastal zoning in our LCP
Implementation Plan.
3. Although on a private island, and despite the purported fact in Section 3.A.9 of the resolution
that “The property is not located near designated public viewpoints or coastal view roads
and will not impact public coastal views,” the proposed development appears to be at a
location highly visible from the public walkway fronting Edgewater Avenue (see illustration,
handwritten page 17).
a. This seems, therefore, a case in which a slant aerial photo, or photos taken from the
ground, would be helpful in assessing the development’s compatibility with the
neighborhood character.
b. In this connection, Fact 3.B.2 (“Vertical and lateral access to the bay front is
available adjacent to the Bay Island community at the street ends along the Balboa
Peninsula (approximately 150 feet from the subject property)”) does not seem
accurate:
i. The closest street end is more than 150 feet from the development site.
ii. Edgewater Avenue (the closest lateral access to the Bay) is not a street end.
Zoning Administrator - March 25, 2021 Item No. 2a Additional Materials Received After Deadline Bay Island No. 1, LLC Residence CDP (PA2020-260)
March 25, 2021, ZA agenda Item 2 comments - Jim Mosher Page 2 of 2
4.The statement in Fact 3.B.3 (top of handwritten page 12) that “the proposed project
maintains a maximum height of 29 feet where the Local Coastal Program development
standards allow a maximum height up to 33 feet,” does not comport with Table 1 on page 3
of the staff report which says the proposal includes a “33 feet sloped roof.”
5.The proposed resolution contains some typos:
a.Handwritten page 8, Section 1.1: “An application was filed by Brandon Architects,
Inc. (Applicant), on behalf of Bay Island No. 1, LLC (Property Owner) with respect to
property located at 1 Bay Island, requesting approval of a coastal development
permit (CD2020-132). The lot at 1 Bay Island is part of what is legally described as
S-Township 6, Range 10, Section 34.”
b.Handwritten page 8, Section 1.3: “The applicant proposes a coastal development
permit to allow the demolution demolition of an existing single-family residence …”
Zoning Administrator - March 25, 2021 Item No. 2a Additional Materials Received After Deadline Bay Island No. 1, LLC Residence CDP (PA2020-260)