project directory project data · 2019-09-10 · 14.finish materials including adhesives, sealants,...

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MARK DATE DESCRIPTION SHEET TITLE PROJECT NO: DRAWN BY: DATE: COPYRIGHT SHEET 1 OF 35 A-00 C:\Users\netar\Google Drive\2345 Gaffey\2016-DRAWINGS\2345 Gaffey-8-31-16.pln Los Angeles, CA 90731 COVER SHEET 2345 S.Gaffey St. 3149 S. Barrington Ave Los Angeles, Califonia 90066 #Pln #CAD 9/28/2016 7 A. GENERAL NOTES 1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTION FACILITY (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS, PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THE LOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES -WHETHER OR NOT THE LINES ARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.” OBTAIN APPROVAL FROM REAL ESTATE BUSINESS UNIT OF DWP (213) 367-0562. 2. OBTAIN PERMITS FROM PUBLIC WORKS PRIOR TO CONSTRUCTION FOR: A. TEMPORARY PEDESTRIAN PROTECTION AS REQUIRED BY LABC SECTION 3306. B. FOR ANY CONSTRUCTION NEAR ANY STREET OR PUBLIC AREA. 3. OUTLETS ALONG WALL COUNTER SPACE, ISLAND AND PENINSULA COUNTER SPACE IN KITCHENS SHALL HAVE A MAXIMUM SPACING OF 48". (210-52 NEC) 4. THE FIRST LIGHT IN THE NEW AND REMODELED BATHROOMS AND KITCHEN SHALL BE AN ENERGY EFFICIENT LIGHT MEETING A MINIMUM OF 40 LUMENS PER WATT (E.G. FLUORESCENT LAMP). (T-24, SEC. 130(B) & 150(K)) 5. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS IN ACCORDANCE WITH SECTION R303.1 OR SHALL BE PROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 6 FOOT-CANDLES OVER THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1) 6. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OF LISTING SHALL BE MADE AVAILABLE AT THE JOB SITE 7. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISION PRIOR TO INSTALLATION. 8. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM (R306.3) 9. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRY TUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITH HOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER SUPPLY (R306.4) 10.AUTOMATIC GARAGE DOOR OPENERS, IF PROVIDED, SHALL BE LISTED IN ACCORDANCE WITH UL 325. (R309.4) 11.LOS ANGELES CITY ELECTRICAL TEST LAB RESEARCH REPORT IS REQUIRED TO USE AN ELECTRO-MECHANICAL LIFT FOR PROVIDED PARKING SPACES. 12.A MAINTENANCE OF VEHICLE LIFT SYSTEM (2-LEVELS OR MORE) AFFIDAVIT” SHALL BE APPROVED AND RECORDED PRIOR TO ISSUING A BUILDING PERMIT. 13.A MINIMUM OF 50 PERCENT OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE SHALL BE RECYCLE AND/OR SALVAGE FOR REUSE IN ACCORDANCE WITH CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4 DIVISION 4.4. (R324) 14.FINISH MATERIALS INCLUDING ADHESIVES, SEALANTS, CAULKS, PAINTS AND COATING, AEROSOL PAINTS AND SYSTEMS AND COMPOSITE WOOD PRODUCTS SHALL MEET THE VOLATILE ORGANIC COMPOUND (VOC) EMISSION LIMITS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4 DIVISION 4.5. (R330) 15.WHEN A VAPOR RETARDER IS REQUIRED, A CAPILLARY BREAK SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.5. (R506.2.3.1) 16.ANNULAR SPACE AROUND PIPES, ELECTRIC CABLES, CONDUITS OR OTHER OPENINGS IN BOTTOM/SOLE PLATES AT EXTERIOR WALLS SHALL BE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSING SUCH OPENINGS IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. (R602.3.4.1) A. BATHROOMS 1. ALL SHOWER ENCLOSURES, REGARDLESS OF SHAPE, SHALL HAVE A MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUARE INCHES (0.66 M 2 ) AND SHALL BE CAPABLE OF ENCOMPASSING A30 INCH DIAMETER (0.76 M) CIRCLE. THE MINIMUM AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 70 INCHES (1.8 M) ABOVE THE SHOWER DRAIN OUTLET. (PLUMBING CODESECTION 410.4) 2. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2). 3. PROVIDE ULTRA LOW FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUST BE ADAPTED FOR LOW WATER CONSUMPTION. 4. A MIN 12" SQ. ACCESS PANEL TO THE BATHTUB TRAP SLIP JOINT CONNECTION IS REQUIRED.(PLUMBING CODE SECTION 405.2) B. LAUNDRY ROOM 1. CLOTHES DRYER(S) LOCATED IN AN AREA THAT IS HABITABLE OR CONTAINING FUEL BURNINGAPPLIANCES SHALL BE EXHAUSTED TO THE OUTSIDE OR TO AN AREA WHICH IS NOT HABITABLE AND DOES NOT CONTAIN OTHER FUEL BURNING APPLIANCES (BUT NOT BENEATH THE BUILDING OR IN THE ATTIC AREA). (M.C. 504.3.1) 2. A 4" CLOTHES DRYER MOISTURE EXHAUST DUCT IS LIMITED TO A 14 FEET LENGTH WITH TWO ELBOWS FROM THE CLOTHES DRYER TO THE POINT OF TERMINATION. REDUCE THIS LENGTH BY 2 FEET FOR EVERY ELBOW IN EXCESS OF 2. (M.C. 504.3.2, M.C. 908) C. MEANS OF EGRESS 1. PROVIDE 32" WIDE DOORS TO ALL INTERIOR ACCESSIBLE ROOMS WITHIN A DWELLING UNIT.(LARC SECTION R311.2, LABC SECTION 6304.1) 2. PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS. MIN.- 24" CLEAR HT, 20" CLEAR WIDTH, 5.7 SQ.FT. MIN. AREA. (LARC SECTION R310, LABC SECTION 1029) 3. OCCUPIED ROOFS SHALL BE PROVIDED WITH EXITS AS REQUIRED FOR STORIES. 4. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED. R312 5. PROVIDE 42" HIGH GUARDS NOT MORE THAN 4" CLEAR SPACE OPENING BETWEEN RAILS. R312 D. GRADING AND FOUNDATION 1. IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILS INVESTIGATION REPORT MAY BE REQUIRED. (LARC SECTION R401.4) 2. FOUNDATION AND FLOOR SLABS SHALL CONFORM TO THE FOLLOWING OR THE RECOMMENDATION OF APPROVED SOILS REPORT 8-20-2014 /3-5-2015: A. DEPTH OF FOOTINGS BELOW THE NATURAL AND FINISHED GRADES SHALL NOT BE LESS THAN 24 INCHES FOR EXTERIOR. B. EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BE SUPPORTED ON CONTINUOUS FOOTINGS. C. FOOTINGS SHALL BE REINFORCED WITH A MINIMUM 4 - ½ -INCH DIAMETER DEFORMED REINFORCING BARS. TWO BARS SHALL BE PLACED WITHIN 4 INCHES OF THE BOTTOM OF THE FOOTING AND TWO BARS WITHIN 4 INCHES OF THE TOP OF THE FOOTINGS. 3. CONCRETE SLABS ON EXPANSIVE SOIL, COMPACTED FILL OR SLOPES OVER 1:10 SHALL BE PLACED ON A 4-INCH FILL OF COARSE AGGREGATE OR ON A 2" SAND BED COVERED MOISTURE BARRIER MEMBRANE. THE SLABS SHALL BE AT LEAST 3-1/2 INCHES THICK AND REINFORCED WITH #4 BARSSPACED AT INTERVALS NOT EXCEEDING 16 INCHES ON CENTER EACH WAY(LABC SECTION 1808.6 , LARC SECTION R403.1.8, R506.1) 4. PROVIDE UNDER-FLOOR NET VENTILATION OPENING SIZE AND LOCATIONS EQUAL TO 1 SQ. FT. FOR EACH 150 SQ. FT. OF UNDER FLOOR AREA AND AN ACCESS OPENING THROUGH THE FLOOR (18” X 24” MIN) OR AN OPENING THROUGH A PERIMETER WALL NOT LESS THAN (16” X 24” MIN). (LARC R408, LABC SECTION 2304.11.9, 1203.3) 5. OPENINGS SHALL BE AS CLOSE TO CORNERS AS PRACTICABLE AND SHALL PROVIDE CROSS VENTILATION ALONG THE LENGTH OF AT LEAST TWO OPPOSITE SIDES. OPENING SHALL HAVE 1/4 INCH CORROSIONRESISTANT METAL MESH COVERING. (LABC SECTION 1203.3, LARC R408.2) 6. PROVIDE CORROSION RESISTANT WEEP SCREED BELOW THE STUCCO A MINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREA. (LARC SECTION R703.6.2.1, LABC SECTION 2512.1.2) 7. PROVIDE RAIN GUTTERS AND CONVEY RAIN WATER TO THE STREET. (LARC R903.4, LABC 1503.4.1, 7013.9) E. ZONING NOTES 1. A/C UNITS AND WATER HEATERS ARE NOT ALLOWED IN THE REQUIRED SIDE YARDS AND FRONT YARD UNLESS SPECIFICALLY ALLOWED BY EXCEPTION PER INFORMATION BULLETIN P/ZC 2002-006. G. SPECIAL HAZARDS 1. GLAZING IN HAZARDOUS LOCATIONS SHALL BE TEMPERED. (LARC R308, LABC SECTION 2406.4) FIXED OR OPERABLE PANELS IN SWINGING, SLIDING AND BIFOLD DOORS AND FIXED OR OPERABLE PANELS ADJACENT TO DOORS; FIXED OR OPERABLE WINDOW PANELS WITH PANES LARGER THAN 9 SQUARE FEET AND ARE LESS THAN 18 INCHES ABOVE THE FLOOR, HAVE A TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR AND HAVE ONE OR MORE WALKING SURFACES WITHIN 36 INCHES, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE, OF THE GLAZING. GLAZING IN GUARDS AND RAILINGS, ADJACENT TO WET SURFACES, ADJACENT TO STAIRS AND RAMPS, AND ADJACENT TO BOTTOM STAIR LANDINGS. 2. EACH LIGHT OF SAFETY GLAZING MATERIAL INSTALLED IN HAZARDOUS LOCATIONS SHALL BE IDENTIFIED BY A PERMANENT LABEL THAT SPECIFIES THE LABELER, AND STATES THAT SAFETY GLAZING MATERIAL HAS BEEN UTILIZED IN SUCH INSTALLATIONS. 3. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELING AGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELING AGENCY NAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING (RESEARCH REPORT NOT REQUIRED). (R308.6.9) 4 . PRE-FAB FIREPLACES ARE REQUIRED TO HAVE MANUFACTURER, MODEL,AND UNDERWRITER LABORATORIES CERTIFICATION (OR ICC). 5. PROVIDE AN APPROVED SPARK ARRESTER FOR THE CHIMNEY OF A FIREPLACE, STOVE, OR BARBECUE WHICH USES FUEL BURNING MATERIAL.” (L.A.M.C. 57.20.25 ) 6 AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING.”(PER ORDINANCE 171,874-FOR WORK OVER $10,000.) 7. WATER HEATER MUST BE STRAPPED TO WALL. SECTION 508.2, LAPC. SEE INFORMATION BULLETIN P/PC 2011-003 “HOW TO BRACE YOUR WATER HEATER” FOR DETAILS. 8. FOR EXISTING POOL ON SITE, PROVIDE AN ALARM FOR DOORS TO THE DWELLING THAT FORM A PART OF THE POOL ENCLOSURE. THE ALARM SHALL SOUND CONTINUOUSLY FOR A MIN. OF 30 SECONDS WHEN THE DOOR IS OPENED. IT SHALL AUTOMATICALLY RESET AND BE EQUIPPED WITH A MANUAL MEANS TO DEACTIVATE (FOR 15 SECONDS. MAX.) FOR A SINGLE OPENING. THE DEACTIVATION SWITCH SHALL BE AT LEAST 54" ABOVE THE FLOOR. (6109 OF LABC) 9. FOR EXISTING POOL ON SITE, PROVIDE ANTI-ENTRAPMENT COVER MEETING THE CURRENT ASTM OR ASME FOR THE SUCTION OUTLETS OF THE SWIMMING POOL, TODDLER POOL AND SPA FOR SINGLE FAMILY DWELLINGS PER ASSEMBLY BILL (AB) NO. 2977. (3162B) 10. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY, UPON THE OWNER’S APPLICATION FOR A PERMIT FOR ALTERATIONS, REPAIRS, OR ADDITIONS, EXCEEDING ONE THOUSAND DOLLARS ($1,000). (R314.6.2) 11. AN APPROVED SMOKE ALARM SHALL BE INSTALLED IN EACH SLEEPING ROOM & HALLWAY OR AREA GIVING ACCESS TO A SLEEPING ROOM, AND ON EACH STORY AND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMS SHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALL THE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKE ALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRING AND SHALL BE EQUIPPED WITH BATTERY BACK UP AND LOW BATTERY SIGNAL. (R314) 12. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITS AND IN SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLED AND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES. CARBON MONOXIDE ALARM SHALL BE PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) AND ON EVERY LEVEL OF A DWELLING UNIT INCLUDING BASEMENTS. (R315) 13. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING ONE THOUSAND DOLLARS ($1,000), EXISTING DWELLINGS OR SLEEPING UNITS THAT HAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDED WITH A CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.1. CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFIC DWELLING UNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS OBTAINED. (R315.2.2) 14. 50 PERCENT OF NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE SHALL BE RECYCLED AND/OR SALVAGED FOR REUSE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING CODE, CHAPTER 4, DIVISION 4.4. (R324) H. STRUCTURAL REQUIREMENTS 1. PROVIDE LEAD HOLE 40%-70% OF THREADED SHANK DIA. AND FULL DIA. FOR SMOOTH SHANK PORTION OF LAG ALL BOLT HOLES, OTHER THAN LAG BOLT HOLES, SHALL BE DRILLED 1/32 TO 1/16" OVERSIZED. 1. PROVIDE LATERAL SUPPORT FOR THE TOP OF INTERIOR NON-BEARING WALLS WHEN MANUFACTURED TRUSSES ARE USED. (LABC 1607.13) 2. PROVIDE DOUBLE JOISTS UNDER PARALLEL BEARING PARTITIONS. (LARC SEC. R502.4, LABC SECTION 2308.8.4) 3. PROVIDE FULL LENGTH STUDS (BALLOON FRAME) ON EXTERIOR WALLS OF ROOMS WITH VAULTED CEILING. (LARC SECTION R602.3, LABC SECTION 2308.9,TABLE 2308.9.1). 4. ALL ROOF AND SHEAR WALL NAILING SHALL UTILIZE COMMON NAILS OR GALVANIZED BOX. NAIL GUNS USING “CLIPPED HEAD” OR SINKER NAILS ARE NOT ACCEPTABLE. (LARC TABLE R602.3(1), LABC TABLE 2304.9.1) 5. ROOF NAILING TO BE INSPECTED BEFORE COVERING. FACE GRAIN OF PLYWOOD SHALL BE PERPENDICULAR TO SUPPORTS. FLOOR SHALL HAVE TONGUE AND GROOVE OR BLOCKED PANEL EDGES. PLYWOOD SPANS SHALL CONFORM WITH TABLE 2304.7 (3). (LABC SECTION 2304.7) 6. ALL HORIZONTAL JOINTS OCCURRING IN BRACED WALL PANELS SHALL OCCUR OVER BLOCKING EQUAL IN SIZE TO THE STUDDING. (LARC SECTION R602.10.8, LABC SECTION 2308.9.3) 7. STUCCO SHEAR WALLS SHALL UTILIZE FURRING, GALVANIZED NAILS (HAVING A MINIMUM 11 GA., 1-1/2" LONG, 7/16" DIAMETER HEAD, AND FURRED OUT A MIN OF 1/4") TO ATTACH THE LATH TO THE STUDS. STAPLES SHALL NOT BE USED.” (TABLE 2507.2). SELF FURRING LATH APPROVED BY A LOS ANGELES RESEARCH REPORT IS PERMITTED. 8. STRUCTURAL WOOD SHEAR WALLS SHALL BE COVERED WITH MINIMUM TWO LAYERS 15 # FELT UNDERLAYPRIOR TO PLACING FINISH MATERIAL. 9. SHOP WELDS MUST BE PERFORMED IN A LA CITY BLDG. DEPT. LICENSED FABRICATOR’S SHOP. 10.PLATE WASHERS ARE REQUIRED FOR ALL HOLD DOWNS. (LABC TABLE 2306.4.1) 11.FOUNDATION SILLS SHALL BE DOUGLAS-FIR (GROUP II LUMBER ) PRESSURE TREATED OR FOUNDATION GRADE REDWOOD.(LABC SECTION .2304.11.2.4). 12.HOLD-DOWN CONNECTOR BOLTS INTO WOOD FRAMING REQUIRE APPROVED PLATE WASHERS; AND HOLD-DOWNS SHALL BE TIGHTENED JUST PRIOR TO COVERING THE WALL FRAMING. 13.ALL BOLT HOLES SHALL BE DRILLED A MAXIMUM OF 1/16" OVERSIZED AND INSPECTOR SHALL VERIFY AT JOB SITE. 14. CUTTING, NOTCHING, AND BORING OF WOOD FRAMING MEMBERS . (LARC R602.6, LABC SEC. 2089.10, 11) LEGAL DESCRIPTION FOR 2345 S . GAFFEY ST , SAN PEDRO CA 90731 APN: 4248032040 TRACT: PM5200 BLOCK: NONE MAP REFERENCE: BK 164-19/20 MAP SHEET: 114B153 1179 LOT CUT REFERENCE: NONE LOT AREA: 9,698.2 ZONING: R1-1 SCOPE OF WORK : NEW 4 STORY 8 UNIT MULTIFAMILY APARTMENT DWELLING R-2 OCCUPANCY AND 1 LEVEL OF SEMI-SUBTERRANEAN PARKING GARAGE -OCCUPANCY S-2. FLOOR AREA ANALISYS : R.F.A. ALLOWED: 3:1 (MINUS REQD YAR FOR 1 STORY BLDG) 3 X 9,223.9 SF =.................................27,671 SF AREA TOTAL 1ST FLOOR 2ND FLOOR 3RD FLOOR 4TH FLOOR: GARAGE TOTAL PROPOSED R.F.A. : ...............................................................12,000 SF TOTAL ALLOWED R.F.A. : ............................................................... 27,671 SF REQUIRED PARKING: 8 PARKING PROVIDED: 12 TYPE OF CONSTRUCTION: V-B OCCUPANCY : R2: FIRST FLOOR: .................................................................. SECOND FLOOR.............................................................. 3RD FLOOR....................................................................... 4TH FLOOR....................................................................... TOTAL R 2 ........... SF S-2: OPEN GARAGE.............. ZONING AREA ANALISYS FLOOR AREA. ARCHITECTURAL DRAWING INDEX A-00 COVER SHEET & GENERAL NOTES & INDEX A-000 3D IMAGES A-0.1 SURVEY A-1.0 SITE PLAN A-2.0 GROUND AND ROOF FLOOR PLANS A-2.1 SECONDFLOOR AND SECOND FLOOR ROOF PLANS A-2.1 BUILDING SECTIONS A-5.1 BUILDING SECTIONS A-3.0 REFLECTED CEILING PLAN/ELECTRICAL PLAN A-4.0 EXTERIOR ELEVATIONS A-4.1 EXTERIOR ELEVATIONS A-5.0 BUILDING SECTIONS A-5.1 BUILDING SECTIONS A-5.2 BUILDING SECTIONS A-6.0 ENTRY / GARAGE WALL SECTIONS A-6.1 STAIR SECTIONS / PLAN /GARAGE-BASEMENT RET. WALL A-6.2 LIVING / 2ND FLOOR WALL SECTIONS A-6.3 TRELLIS / WALL SECTIONS A-6.4 SPIRAL STAIR STANDARD PLAN A-8.0 DETAILS A-8.1 DETAILS A-9.0 WINDOW SCHEDULES A-9.1 DOOR SCHEDULES GRN-1 GREEN BUILDING GRN-2 GREEN BUILDING LDI-1 LOW IMPACT DEVELOPMENT T-1 TITLE-24 T-2 TITLE-24 STRUCTURAL DRAWING INDEX S-1.0 GENERAL NOTES S-2.1 FIRST FLOOR FOUNDATION PLAN S-2.2 SECOND FLOOR / LOW ROOF FRAMING PLAN S-2.3 GARAGE AND SECOND STORY ROOF FRAMING PLAN S-3.0 DETAILS S-3.1 DETAILS S-4.0 STANDARD QUALITY ASSURANCE DETAILS FOR STEEL MOMENT FRAMES S-4.1 DETAILS S-5.0 DETAILS S-5.1 DETAILS S-5.2 DETAILS GRADING / RETAINING WALLS G-1 SOILS REPORT APPROVAL LETTER / GPI REPORT G-2 GRADING PLAN AND SITE SECTIONS G-3 RETAINING WALL DETAILS ALL WORK SHALL CONFORM TO THE 2014 L.A. AMENDMENT CALIFORNIA BUILDING CODE 2014 L.A. AMENDMENT CALIFORNIA GREEN BUILDING CODE 2014 L.A. AMENDMENT CALIFORNIA PLUMBING CODE, 2014 L.A. AMENDMENT CALIFORNIA MECHANICAL CODE, 2014 L.A. AMENDMENT CALIFORNIA ELECTRICAL CODE, 2013 T-24 ENERGY STANDARDS 2014 CALIFORNIA RESIDENTIAL CODE CLIENT GAFFEY PARTNERS, LLC. 920 EUBANK AVE WILMINGTON CA 90744 ARCHITECT JUAN CRUZ GARCIA-MARURI, AIA LIC: C33080 NETARQ DESIGN GROUP,INC 3149 S. BARRINGTON AVE # F LOS ANGELES, CALIFORNIA 90066 TEL: (310) 866-6464 FAX: (310) 734-1724 EMAIL: [email protected] ENERGY CALCS GENERAL NOTES PROJECT DIRECTORY PROJECT DATA SOUND REQUIREMENT NOTES 1. ALL PENETRATION INTO SOUND RATED PARTITIONS OR APPROVED PERMANENT RESILIENT SEALANT 2. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. 3. AN APPROVED PERMANENT, AND RESILIENT ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALLS. FLOOR CEILING ASSEMBLIES SHALL BE SEALED, LINED OR INSULATED....... 4. CARPETS OR SIMILAR SURFACE MATERIAL WHICH ARE PART OF THE FLOOR-CEILING ASSEMBLY MUST BE INSTALLED AND INSPECTED BEFORE THE CERTIFICATE OF OCCUPANCY IS ISSUED AND MAY BE REPLACED ONLY BY OTHER FLOOR COVERING THAT PROVIDES THE REQUIRED IMPACT SOUND ISOLATION. 5. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: DUCTS SERVING ONLY EXITWAYS, KITCHEN COOKING FACILITIES, AND BATHROOMS NEED NOT TO BE LINED). 6. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES WHENEVER A PLUMBING PIPING, OR DUCT PENETRATES A FLOOR- CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY FROM WITHIN A WALL. THE INSULATION SHALL BE INSTALLED TO A POINT 12" BEYOND THE PIPE OR DUCT. THIS REQUIREMENT IS NOT APPLICABLE TO FIRE SPRINKLER PIPE, GAS LINE OR ELECTRICAL CONDUIT. 7. ELECTRICAL OUTLET BOXES IN OPPOSITE FACES OF SEPARATION WALLS SHALL BE SEPARATED HORIZONTALLY BY 24" AND NOTE THAT BACK AND SIDES OF BOXES WILL BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED BY A MINIMUM OF 2" THICK MINERAL FIBER INSULATION. (TV, TELEPHONE AND INTERCOM OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY). FINISH NOTES 1. ENSURE SURFACES TO RECEIVE FINISHES ARE CLEAN, TRUE, AND FREE OF IRREGULARITIES. DO NOT PROCEED WITH WORK UNTIL UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. STARTING OF WORK INDICATES INSTALLER'S ACCEPTANCE OF SUBSTRATE. 2. UNLESS OTHERWISE NOTED, PROVIDE MINIMUM 3-COAT PAINT SYSTEMS FOR EACH SUBSTRATE. 3. SHOP FINISH TRANSPARENT FINISHED WOOD DOORS AND ARCHITECTURAL WOODWORK. SHOP DRAWINGS SHOP DRAWINGS, CATALOG CUT SHEETS OR SAMPLES ARE TO BE SUBMITTED BY THE GENERAL CONTRACTOR TO THE ARCHITECT FOR APPROVAL INCLUDING THE FOLLOWING: A. MILLWORK: SHOP DRAWINGS, INCLUDING CABINETS, APPLIED MOLDING AND SHUTTERS. B. DOORS AND DOOR FRAMES. C. WINDOWS. D. DOOR HARDWARE: - CATALOG CUTSHEETS AND HARDWARE SCHEDULE. E. FINISHES: - PROVIDE SAMPLES F. DECORATIVE METALWORK: SHOP DRAWINGS & FINISH SAMPLE GENERAL CONTRACTOR TO REVIEW SUBMITTALS FOR ACCURACY PRIOR TO SUBMITTAL TO ARCHITECT. SUBMITTALS TO BE STAMPED AND SIGNED BY THE G.C. MISCELLANEOUS AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING. VICINITY MAP NOTE: DWELLING SHALL BE EQUIPED WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLER IN ACCORDANCE WITH SECTION R313.3 OR NFPA13D. (R313.12.21A17(D)). *SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBINGDIVISION PRIOR TO INTALLATION (N) BUILDING PERMIT # 15010-10000-01763 (N) SITE RETAINING WALLS PERMIT # 15020-10000-01280 SITE GRADING/ SITE PREPARATION/BACKFILL SITE RETAINING WALL/ BASEMENT WALL BACKFILL/ PERMIT # 15030-10000-03324 STRUCTURAL PROGRESSIVE CONSULTANTS , INC STRUCTURAL ENGINEERING 19626 VENTURA BLVD . SUITE 204 TARZANA CA 91356 ( 818 ) 996 - 2250 CIVIL I GEOLOGIST HAMILTON & ASSOCIATES , INC 1641 BORDER AVE TORRANCE CA 90501 ( 310 ) 618 - 2190 M EP LANDSCAPE ARCHITECT

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Page 1: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

MARK DATE DESCRIPTION

SHEET TITLE

PROJECT NO:

DRAWN BY:DATE:

COPYRIGHT

SHEET 1 OF 35

A-00

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2345

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2016

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2345

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8-31

-16.

pln

Los Angeles, CA 90731

COVER SHEET

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

A. GENERAL NOTES

1. THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR ANDUNOBSTRUCTED ACCESS TO ANY WATER OR POWER DISTRIBUTIONFACILITY (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS,PUMPS, VALVES, METERS, APPURTENANCES, ETC.) OR TO THELOCATION OF THE HOOK-UP. THE CONSTRUCTION SHALL NOT BEWITHIN TEN FEET OF ANY POWER LINES -WHETHER OR NOT THE LINESARE LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSECONSTRUCTION DELAYS AND/OR ADDITIONAL EXPENSES.” OBTAINAPPROVAL FROM REAL ESTATE BUSINESS UNIT OF DWP (213) 367-0562.

2. OBTAIN PERMITS FROM PUBLIC WORKS PRIOR TO CONSTRUCTION FOR:A. TEMPORARY PEDESTRIAN PROTECTION AS REQUIRED BY LABCSECTION 3306.B. FOR ANY CONSTRUCTION NEAR ANY STREET OR PUBLIC AREA.

3. OUTLETS ALONG WALL COUNTER SPACE, ISLAND AND PENINSULACOUNTER SPACE IN KITCHENS SHALL HAVE A MAXIMUM SPACING OF48". (210-52 NEC)

4. THE FIRST LIGHT IN THE NEW AND REMODELED BATHROOMS ANDKITCHEN SHALL BE AN ENERGY EFFICIENT LIGHT MEETING A MINIMUMOF 40 LUMENS PER WATT (E.G. FLUORESCENT LAMP). (T-24, SEC. 130(B)& 150(K))

5. EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BEPROVIDED WITH NATURAL LIGHT BY MEANS OF EXTERIOR GLAZEDOPENINGS IN ACCORDANCE WITH SECTION R303.1 OR SHALL BEPROVIDED WITH ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE ANAVERAGE ILLUMINATION OF 6 FOOT-CANDLES OVER THE AREA OF THEROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)

6. A COPY OF THE EVALUATION REPORT AND/OR CONDITIONS OFLISTING SHALL BE MADE AVAILABLE AT THE JOB SITE

7. THE SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBING DIVISIONPRIOR TO INSTALLATION.

8. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO ASANITARY SEWER OR TO AN APPROVED SEWAGE DISPOSAL SYSTEM(R306.3)

9. KITCHEN SINKS, LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRYTUBS AND WASHING MACHINE OUTLETS SHALL BE PROVIDED WITH HOTAND COLD WATER AND CONNECTED TO AN APPROVED WATERSUPPLY (R306.4)

10.AUTOMATIC GARAGE DOOR OPENERS, IF PROVIDED, SHALL BE LISTEDIN ACCORDANCE WITH UL 325. (R309.4)

11.LOS ANGELES CITY ELECTRICAL TEST LAB RESEARCH REPORT ISREQUIRED TO USE AN ELECTRO-MECHANICAL LIFT FOR PROVIDEDPARKING SPACES.

12.A MAINTENANCE OF VEHICLE LIFT SYSTEM (2-LEVELS OR MORE)AFFIDAVIT” SHALL BE APPROVED AND RECORDED PRIOR TO ISSUINGA BUILDING PERMIT.

13.A MINIMUM OF 50 PERCENT OF THE NONHAZARDOUS CONSTRUCTIONAND DEMOLITION WASTE SHALL BE RECYCLE AND/OR SALVAGE FORREUSE IN ACCORDANCE WITH CALIFORNIA GREEN BUILDINGSTANDARDS CODE, CHAPTER 4 DIVISION 4.4. (R324)

14.FINISH MATERIALS INCLUDING ADHESIVES, SEALANTS, CAULKS, PAINTSAND COATING, AEROSOL PAINTS AND SYSTEMS AND COMPOSITEWOOD PRODUCTS SHALL MEET THE VOLATILE ORGANIC COMPOUND(VOC) EMISSION LIMITS IN ACCORDANCE WITH THE CALIFORNIAGREEN BUILDING STANDARDS CODE, CHAPTER 4 DIVISION 4.5. (R330)

15.WHEN A VAPOR RETARDER IS REQUIRED, A CAPILLARY BREAK SHALLBE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA GREENBUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.5. (R506.2.3.1)

16.ANNULAR SPACE AROUND PIPES, ELECTRIC CABLES, CONDUITS OROTHER OPENINGS IN BOTTOM/SOLE PLATES AT EXTERIOR WALLS SHALLBE PROTECTED AGAINST THE PASSAGE OF RODENTS BY CLOSINGSUCH OPENINGS IN ACCORDANCE WITH THE CALIFORNIA GREENBUILDING STANDARDS CODE, CHAPTER 4, DIVISION 4.4. (R602.3.4.1)

A. BATHROOMS1. ALL SHOWER ENCLOSURES, REGARDLESS OF SHAPE, SHALL HAVE A

MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUAREINCHES (0.66 M2) AND SHALL BE CAPABLE OF ENCOMPASSING A30INCH DIAMETER (0.76 M) CIRCLE. THE MINIMUM AREA ANDDIMENSIONS SHALL BE MAINTAINED TO A POINT 70 INCHES (1.8 M)ABOVE THE SHOWER DRAIN OUTLET. (PLUMBING CODESECTION 410.4)

2. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH ASHOWERHEAD, AND SHOWER COMPARTMENTS SHALL BE FINISHEDWITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALLEXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR(R307.2).

3. PROVIDE ULTRA LOW FLUSH WATER CLOSETS FOR ALL NEWCONSTRUCTION. EXISTING SHOWER HEADS AND TOILETS MUST BEADAPTED FOR LOW WATER CONSUMPTION.

4. A MIN 12" SQ. ACCESS PANEL TO THE BATHTUB TRAP SLIP JOINTCONNECTION IS REQUIRED.(PLUMBING CODE SECTION 405.2)

B. LAUNDRY ROOM1. CLOTHES DRYER(S) LOCATED IN AN AREA THAT IS HABITABLE OR

CONTAINING FUEL BURNINGAPPLIANCES SHALL BE EXHAUSTED TO THEOUTSIDE OR TO AN AREA WHICH IS NOT HABITABLE AND DOES NOTCONTAIN OTHER FUEL BURNING APPLIANCES (BUT NOT BENEATH THEBUILDING OR IN THE ATTIC AREA). (M.C. 504.3.1)

2. A 4" CLOTHES DRYER MOISTURE EXHAUST DUCT IS LIMITED TO A 14 FEETLENGTH WITH TWO ELBOWS FROM THE CLOTHES DRYER TO THE POINT OFTERMINATION. REDUCE THIS LENGTH BY 2 FEET FOR EVERY ELBOW INEXCESS OF 2. (M.C. 504.3.2, M.C. 908)

C. MEANS OF EGRESS

1. PROVIDE 32" WIDE DOORS TO ALL INTERIOR ACCESSIBLE ROOMSWITHIN A DWELLING UNIT.(LARC SECTION R311.2, LABC SECTION6304.1)

2. PROVIDE EMERGENCY EGRESS FROM SLEEPING ROOMS. MIN.- 24"CLEAR HT, 20" CLEAR WIDTH, 5.7 SQ.FT. MIN. AREA. (LARC SECTIONR310, LABC SECTION 1029)

3. OCCUPIED ROOFS SHALL BE PROVIDED WITH EXITS AS REQUIRED FORSTORIES.

4. ALL INTERIOR AND EXTERIOR STAIRWAYS SHALL BE ILLUMINATED. R3125. PROVIDE 42" HIGH GUARDS NOT MORE THAN 4" CLEAR SPACE OPENING BETWEEN RAILS. R312

D. GRADING AND FOUNDATION

1. IF ADVERSE SOIL CONDITIONS ARE ENCOUNTERED, A SOILSINVESTIGATION REPORT MAY BE REQUIRED. (LARC SECTION R401.4)

2. FOUNDATION AND FLOOR SLABS SHALL CONFORM TO THEFOLLOWING OR THE RECOMMENDATION OF APPROVED SOILSREPORT 8-20-2014 /3-5-2015:

A. DEPTH OF FOOTINGS BELOW THE NATURAL AND FINISHEDGRADES SHALL NOT BE LESS THAN 24 INCHES FOR EXTERIOR.

B. EXTERIOR WALLS AND INTERIOR BEARING WALLS SHALL BESUPPORTED ON CONTINUOUS FOOTINGS.

C. FOOTINGS SHALL BE REINFORCED WITH A MINIMUM 4 - ½ -INCHDIAMETER DEFORMED REINFORCING BARS. TWO BARS SHALLBE PLACED WITHIN 4 INCHES OF THE BOTTOM OF THE FOOTINGAND TWO BARS WITHIN 4 INCHES OF THE TOP OF THEFOOTINGS.

3. CONCRETE SLABS ON EXPANSIVE SOIL, COMPACTED FILL OR SLOPESOVER 1:10 SHALL BE PLACED ON A 4-INCH FILL OF COARSEAGGREGATE OR ON A 2" SAND BED COVERED MOISTURE BARRIERMEMBRANE. THE SLABS SHALL BE AT LEAST 3-1/2 INCHES THICK ANDREINFORCED WITH #4 BARSSPACED AT INTERVALS NOT EXCEEDING 16INCHES ON CENTER EACH WAY(LABC SECTION 1808.6 , LARCSECTION R403.1.8, R506.1)

4. PROVIDE UNDER-FLOOR NET VENTILATION OPENING SIZE ANDLOCATIONS EQUAL TO 1 SQ. FT. FOR EACH 150 SQ. FT. OF UNDERFLOOR AREA AND AN ACCESS OPENING THROUGH THE FLOOR (18” X24” MIN) OR AN OPENING THROUGH A PERIMETER WALL NOT LESSTHAN (16” X 24” MIN). (LARC R408, LABC SECTION 2304.11.9, 1203.3)

5. OPENINGS SHALL BE AS CLOSE TO CORNERS AS PRACTICABLE ANDSHALL PROVIDE CROSS VENTILATION ALONG THE LENGTH OF AT LEASTTWO OPPOSITE SIDES. OPENING SHALL HAVE 1/4 INCHCORROSIONRESISTANT METAL MESH COVERING. (LABC SECTION1203.3, LARC R408.2)

6. PROVIDE CORROSION RESISTANT WEEP SCREED BELOW THE STUCCO AMINIMUM OF 4" ABOVE EARTH OR 2" ABOVE PAVED AREA. (LARCSECTION R703.6.2.1, LABC SECTION 2512.1.2)

7. PROVIDE RAIN GUTTERS AND CONVEY RAIN WATER TO THE STREET.(LARC R903.4, LABC 1503.4.1, 7013.9)

E. ZONING NOTES1. A/C UNITS AND WATER HEATERS ARE NOT ALLOWED IN THE

REQUIRED SIDE YARDS AND FRONT YARD UNLESSSPECIFICALLY ALLOWED BY EXCEPTION PER INFORMATIONBULLETIN P/ZC 2002-006.

G. SPECIAL HAZARDS

1. GLAZING IN HAZARDOUS LOCATIONS SHALL BE TEMPERED. (LARC R308, LABC SECTION 2406.4)

FIXED OR OPERABLE PANELS IN SWINGING, SLIDING AND BIFOLDDOORS AND FIXED OR OPERABLE PANELS ADJACENT TO DOORS;

FIXED OR OPERABLE WINDOW PANELS WITH PANES LARGER THAN 9SQUARE FEET AND ARE LESS THAN 18 INCHES ABOVE THE FLOOR, HAVEA TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR AND HAVEONE OR MORE WALKING SURFACES WITHIN 36 INCHES, MEASUREDHORIZONTALLY AND IN A STRAIGHT LINE, OF THE GLAZING.GLAZING IN GUARDS AND RAILINGS, ADJACENT TO WET SURFACES,ADJACENT TO STAIRS AND RAMPS, AND ADJACENT TO BOTTOM STAIRLANDINGS.

2. EACH LIGHT OF SAFETY GLAZING MATERIAL INSTALLED IN HAZARDOUSLOCATIONS SHALL BE IDENTIFIED BY A PERMANENT LABEL THATSPECIFIES THE LABELER, AND STATES THAT SAFETY GLAZING MATERIALHAS BEEN UTILIZED IN SUCH INSTALLATIONS.

3. UNIT SKYLIGHTS SHALL BE LABELED BY A LA CITY APPROVED LABELINGAGENCY. SUCH LABEL SHALL STATE THE APPROVED LABELING AGENCYNAME, PRODUCT DESIGNATION AND PERFORMANCE GRADE RATING(RESEARCH REPORT NOT REQUIRED). (R308.6.9)

4 . PRE-FAB FIREPLACES ARE REQUIRED TO HAVE MANUFACTURER, MODEL,AND UNDERWRITER LABORATORIES CERTIFICATION (OR ICC).

5. PROVIDE AN APPROVED SPARK ARRESTER FOR THE CHIMNEY OF A FIREPLACE, STOVE, OR BARBECUE WHICH USES FUEL BURNING MATERIAL.” (L.A.M.C. 57.20.25 )6 AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS

LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLYCONNECTED TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THEFUEL GAS PIPING.”(PER ORDINANCE 171,874-FOR WORK OVER $10,000.)

7. WATER HEATER MUST BE STRAPPED TO WALL. SECTION 508.2, LAPC. SEE INFORMATION BULLETIN P/PC 2011-003 “HOW TO BRACE YOUR WATER HEATER” FOR DETAILS.8. FOR EXISTING POOL ON SITE, PROVIDE AN ALARM FOR DOORS TO THE DWELLING

THAT FORM A PART OF THE POOL ENCLOSURE. THE ALARM SHALL SOUNDCONTINUOUSLY FOR A MIN. OF 30 SECONDS WHEN THE DOOR IS OPENED. IT SHALLAUTOMATICALLY RESET AND BE EQUIPPED WITH A MANUAL MEANS TO DEACTIVATE(FOR 15 SECONDS. MAX.) FOR A SINGLE OPENING. THE DEACTIVATION SWITCH SHALLBE AT LEAST 54" ABOVE THE FLOOR. (6109 OF LABC)

9. FOR EXISTING POOL ON SITE, PROVIDE ANTI-ENTRAPMENT COVER MEETING THECURRENT ASTM OR ASME FOR THE SUCTION OUTLETS OF THE SWIMMING POOL,TODDLER POOL AND SPA FOR SINGLE FAMILY DWELLINGS PER ASSEMBLY BILL (AB)NO. 2977. (3162B)

10. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FORHUMAN OCCUPANCY, UPON THE OWNER’S APPLICATION FOR A PERMIT FORALTERATIONS, REPAIRS, OR ADDITIONS, EXCEEDING ONE THOUSAND DOLLARS($1,000). (R314.6.2)

11. AN APPROVED SMOKE ALARM SHALL BE INSTALLED IN EACH SLEEPING ROOM &HALLWAY OR AREA GIVING ACCESS TO A SLEEPING ROOM, AND ON EACH STORYAND BASEMENT FOR DWELLINGS WITH MORE THAN ONE STORY. SMOKE ALARMSSHALL BE INTERCONNECTED SO THAT ACTUATION OF ONE ALARM WILL ACTIVATE ALLTHE ALARMS WITHIN THE INDIVIDUAL DWELLING UNIT. IN NEW CONSTRUCTION SMOKEALARMS SHALL RECEIVE THEIR PRIMARY POWER SOURCE FROM THE BUILDING WIRINGAND SHALL BE EQUIPPED WITH BATTERY BACK UP AND LOW BATTERY SIGNAL. (R314)

12. AN APPROVED CARBON MONOXIDE ALARM SHALL BE INSTALLED IN DWELLING UNITSAND IN SLEEPING UNITS WITHIN WHICH FUEL-BURNING APPLIANCES ARE INSTALLEDAND IN DWELLING UNITS THAT HAVE ATTACHED GARAGES. CARBON MONOXIDEALARM SHALL BE PROVIDED OUTSIDE OF EACH SEPARATE DWELLING UNIT SLEEPINGAREA IN THE IMMEDIATE VICINITY OF THE BEDROOM(S) AND ON EVERY LEVEL OF ADWELLING UNIT INCLUDING BASEMENTS. (R315)

13. WHERE A PERMIT IS REQUIRED FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDINGONE THOUSAND DOLLARS ($1,000), EXISTING DWELLINGS OR SLEEPING UNITS THATHAVE ATTACHED GARAGES OR FUEL-BURNING APPLIANCES SHALL BE PROVIDEDWITH A CARBON MONOXIDE ALARM IN ACCORDANCE WITH SECTION R315.1.CARBON MONOXIDE ALARMS SHALL ONLY BE REQUIRED IN THE SPECIFIC DWELLINGUNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS OBTAINED. (R315.2.2)

14. 50 PERCENT OF NONHAZARDOUS CONSTRUCTION AND DEMOLITION WASTE SHALL BE RECYCLED AND/OR SALVAGED FOR REUSE IN ACCORDANCE WITH THE CALIFORNIA GREEN BUILDING CODE, CHAPTER 4, DIVISION 4.4. (R324)

H. STRUCTURAL REQUIREMENTS

1. PROVIDE LEAD HOLE 40%-70% OF THREADED SHANK DIA. AND FULL DIA. FOR SMOOTHSHANK PORTION OF LAG ALL BOLT HOLES, OTHER THAN LAG BOLT HOLES, SHALL BEDRILLED 1/32 TO 1/16" OVERSIZED.

1. PROVIDE LATERAL SUPPORT FOR THE TOP OF INTERIOR NON-BEARING WALLS WHENMANUFACTURED TRUSSES ARE USED. (LABC 1607.13)

2. PROVIDE DOUBLE JOISTS UNDER PARALLEL BEARING PARTITIONS. (LARC SEC. R502.4,LABC SECTION 2308.8.4)

3. PROVIDE FULL LENGTH STUDS (BALLOON FRAME) ON EXTERIOR WALLS OF ROOMSWITH VAULTED CEILING. (LARC SECTION R602.3, LABC SECTION 2308.9,TABLE 2308.9.1).

4. ALL ROOF AND SHEAR WALL NAILING SHALL UTILIZE COMMON NAILS ORGALVANIZED BOX. NAIL GUNS USING “CLIPPED HEAD” OR SINKER NAILS ARE NOTACCEPTABLE. (LARC TABLE R602.3(1), LABC TABLE 2304.9.1)

5. ROOF NAILING TO BE INSPECTED BEFORE COVERING. FACE GRAIN OF PLYWOODSHALL BE PERPENDICULAR TO SUPPORTS. FLOOR SHALL HAVE TONGUE AND GROOVEOR BLOCKED PANEL EDGES. PLYWOOD SPANS SHALL CONFORM WITH TABLE 2304.7(3). (LABC SECTION 2304.7)

6. ALL HORIZONTAL JOINTS OCCURRING IN BRACED WALL PANELS SHALL OCCUR OVERBLOCKING EQUAL IN SIZE TO THE STUDDING. (LARC SECTION R602.10.8, LABC SECTION2308.9.3)

7. STUCCO SHEAR WALLS SHALL UTILIZE FURRING, GALVANIZED NAILS (HAVING AMINIMUM 11 GA., 1-1/2" LONG, 7/16" DIAMETER HEAD, AND FURRED OUT A MIN OF1/4") TO ATTACH THE LATH TO THE STUDS. STAPLES SHALL NOT BE USED.” (TABLE 2507.2).SELF FURRING LATH APPROVED BY A LOS ANGELES RESEARCH REPORT IS PERMITTED.

8. STRUCTURAL WOOD SHEAR WALLS SHALL BE COVERED WITH MINIMUM TWO LAYERS 15# FELT UNDERLAYPRIOR TO PLACING FINISH MATERIAL.

9. SHOP WELDS MUST BE PERFORMED IN A LA CITY BLDG. DEPT. LICENSED FABRICATOR’SSHOP.

10. PLATE WASHERS ARE REQUIRED FOR ALL HOLD DOWNS. (LABC TABLE 2306.4.1)11. FOUNDATION SILLS SHALL BE DOUGLAS-FIR (GROUP II LUMBER ) PRESSURE TREATED OR

FOUNDATION GRADE REDWOOD.(LABC SECTION .2304.11.2.4).12. HOLD-DOWN CONNECTOR BOLTS INTO WOOD FRAMING REQUIRE APPROVED PLATE

WASHERS; AND HOLD-DOWNS SHALL BE TIGHTENED JUST PRIOR TO COVERING THEWALL FRAMING.

13. ALL BOLT HOLES SHALL BE DRILLED A MAXIMUM OF 1/16" OVERSIZED AND INSPECTORSHALL VERIFY AT JOB SITE.

14. CUTTING, NOTCHING, AND BORING OF WOOD FRAMING MEMBERS . (LARC R602.6, LABC SEC. 2089.10, 11)

LEGAL DESCRIPTION FOR 2345 S. GAFFEY ST, SAN PEDRO CA 90731

APN: 4248032040 TRACT: PM5200 BLOCK: NONE MAP REFERENCE: BK 164-19/20 MAP SHEET: 114B153 1179 LOT CUT REFERENCE: NONE LOT AREA: 9,698.2 ZONING: R1-1

SCOPE OF WORK:

NEW 4 STORY 8 UNIT MULTIFAMILY APARTMENT DWELLING R-2 OCCUPANCYAND 1 LEVEL OF SEMI-SUBTERRANEAN PARKING GARAGE -OCCUPANCY S-2.

FLOOR AREA ANALISYS:

R.F.A. ALLOWED: 3:1 (MINUS REQD YAR FOR 1 STORY BLDG) 3 X 9,223.9 SF =.................................27,671 SF

AREA TOTAL

1ST FLOOR2ND FLOOR3RD FLOOR4TH FLOOR:GARAGE

TOTAL PROPOSED R.F.A. : ...............................................................12,000 SFTOTAL ALLOWED R.F.A. : ............................................................... 27,671 SF

REQUIRED PARKING: 8 PARKING PROVIDED: 12 TYPE OF CONSTRUCTION: V-B

OCCUPANCY:

R2: FIRST FLOOR: .................................................................. SECOND FLOOR.............................................................. 3RD FLOOR....................................................................... 4TH FLOOR....................................................................... TOTAL R2........... SF

S-2: OPEN GARAGE..............

ZONING AREA ANALISYSFLOOR AREA.

ARCHITECTURAL DRAWING INDEXA-00 COVER SHEET & GENERAL NOTES & INDEXA-000 3D IMAGESA-0.1 SURVEYA-1.0 SITE PLANA-2.0 GROUND AND ROOF FLOOR PLANSA-2.1 SECONDFLOOR AND SECOND FLOOR ROOF PLANSA-2.1 BUILDING SECTIONSA-5.1 BUILDING SECTIONSA-3.0 REFLECTED CEILING PLAN/ELECTRICAL PLANA-4.0 EXTERIOR ELEVATIONSA-4.1 EXTERIOR ELEVATIONSA-5.0 BUILDING SECTIONSA-5.1 BUILDING SECTIONSA-5.2 BUILDING SECTIONSA-6.0 ENTRY / GARAGE WALL SECTIONSA-6.1 STAIR SECTIONS / PLAN /GARAGE-BASEMENT RET. WALLA-6.2 LIVING / 2ND FLOOR WALL SECTIONSA-6.3 TRELLIS / WALL SECTIONSA-6.4 SPIRAL STAIR STANDARD PLANA-8.0 DETAILSA-8.1 DETAILSA-9.0 WINDOW SCHEDULESA-9.1 DOOR SCHEDULESGRN-1 GREEN BUILDINGGRN-2 GREEN BUILDINGLDI-1 LOW IMPACT DEVELOPMENTT-1 TITLE-24T-2 TITLE-24

STRUCTURAL DRAWING INDEXS-1.0 GENERAL NOTESS-2.1 FIRST FLOOR FOUNDATION PLANS-2.2 SECOND FLOOR / LOW ROOF FRAMING PLANS-2.3 GARAGE AND SECOND STORY ROOF FRAMING PLANS-3.0 DETAILSS-3.1 DETAILSS-4.0 STANDARD QUALITY ASSURANCE DETAILS FOR STEEL MOMENT FRAMESS-4.1 DETAILSS-5.0 DETAILSS-5.1 DETAILSS-5.2 DETAILS

GRADING / RETAINING WALLSG-1 SOILS REPORT APPROVAL LETTER / GPI REPORTG-2 GRADING PLAN AND SITE SECTIONSG-3 RETAINING WALL DETAILS

ALL WORK SHALL CONFORM TO THE2014 L.A. AMENDMENT CALIFORNIA BUILDING CODE2014 L.A. AMENDMENT CALIFORNIA GREEN BUILDING CODE2014 L.A. AMENDMENT CALIFORNIA PLUMBING CODE,2014 L.A. AMENDMENT CALIFORNIA MECHANICAL CODE,2014 L.A. AMENDMENT CALIFORNIA ELECTRICAL CODE,2013 T-24 ENERGY STANDARDS2014 CALIFORNIA RESIDENTIAL CODE

CLIENT

GAFFEY PARTNERS, LLC.920 EUBANK AVEWILMINGTON CA 90744

ARCHITECT

JUAN CRUZ GARCIA-MARURI, AIALIC: C33080NETARQ DESIGN GROUP,INC

3149 S. BARRINGTON AVE # FLOS ANGELES, CALIFORNIA 90066TEL: (310) 866-6464FAX: (310) 734-1724EMAIL: [email protected]

ENERGY CALCS

GENERAL NOTES

PROJECT DIRECTORY PROJECT DATA

SOUND REQUIREMENT NOTES

1. ALL PENETRATION INTO SOUND RATED PARTITIONS OR APPROVED PERMANENT RESILIENT SEALANT

2. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES, APPLIANCE VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. VENTS LOCATED IN SOUND ASSEMBLIES SHALL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL.

3. AN APPROVED PERMANENT, AND RESILIENT ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALLS. FLOOR CEILING ASSEMBLIES SHALL BE SEALED, LINED OR INSULATED.......

4. CARPETS OR SIMILAR SURFACE MATERIAL WHICH ARE PART OF THE FLOOR-CEILING ASSEMBLY MUST BE INSTALLED AND INSPECTED BEFORE THE CERTIFICATE OF OCCUPANCY IS ISSUED AND MAY BE REPLACED ONLY BY OTHER FLOOR COVERING THAT PROVIDES THE REQUIRED IMPACT SOUND ISOLATION.

5. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED.(EXCEPTION: DUCTS SERVING ONLY EXITWAYS, KITCHEN COOKING FACILITIES, AND BATHROOMS NEED NOT TO BE LINED).

6. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES WHENEVER A PLUMBING PIPING, OR DUCT PENETRATES A FLOOR- CEILING ASSEMBLY OR WHERE SUCH UNIT PASSES THROUGH THE PLANE OF THE FLOOR-CEILING ASSEMBLY FROM WITHIN A WALL. THE INSULATION SHALL BE INSTALLED TO A POINT 12" BEYOND THE PIPE OR DUCT. THIS REQUIREMENT IS NOT APPLICABLE TO FIRE SPRINKLER PIPE, GAS LINE OR ELECTRICAL CONDUIT.

7. ELECTRICAL OUTLET BOXES IN OPPOSITE FACES OF SEPARATION WALLS SHALL BE SEPARATED HORIZONTALLY BY 24" AND NOTE THAT BACK AND SIDES OF BOXES WILL BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED BY A MINIMUM OF 2" THICK MINERAL FIBER INSULATION. (TV, TELEPHONE AND INTERCOM OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY).

FINISH NOTES

1. ENSURE SURFACES TO RECEIVE FINISHES ARE CLEAN, TRUE, AND FREE OFIRREGULARITIES. DO NOT PROCEED WITH WORK UNTIL UNSATISFACTORY CONDITIONSHAVE BEEN CORRECTED. STARTING OF WORK INDICATES INSTALLER'S ACCEPTANCEOF SUBSTRATE.

2. UNLESS OTHERWISE NOTED, PROVIDE MINIMUM 3-COAT PAINT SYSTEMS FOR EACHSUBSTRATE.

3. SHOP FINISH TRANSPARENT FINISHED WOOD DOORS AND ARCHITECTURALWOODWORK.

SHOP DRAWINGS

SHOP DRAWINGS, CATALOG CUT SHEETS OR SAMPLES ARE TO BE SUBMITTED BY THEGENERAL CONTRACTOR TO THE ARCHITECT FOR APPROVAL INCLUDING THEFOLLOWING:

A. MILLWORK: SHOP DRAWINGS, INCLUDING CABINETS, APPLIED MOLDING ANDSHUTTERS.B. DOORS AND DOOR FRAMES.C. WINDOWS.D. DOOR HARDWARE: - CATALOG CUTSHEETS AND HARDWARE SCHEDULE.E. FINISHES: - PROVIDE SAMPLESF. DECORATIVE METALWORK: SHOP DRAWINGS & FINISH SAMPLE

GENERAL CONTRACTOR TO REVIEW SUBMITTALS FOR ACCURACY PRIOR TOSUBMITTAL TO ARCHITECT. SUBMITTALS TO BE STAMPED AND SIGNED BY THE G.C.

MISCELLANEOUSAN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE DOWNSTREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE BUILDING ORSTRUCTURE CONTAINING THE FUEL GAS PIPING.

VICINITY MAP

NOTE: DWELLING SHALL BE EQUIPED WITH AN AUTOMATIC RESIDENTIAL FIRE SPRINKLERIN ACCORDANCE WITH SECTION R313.3 OR NFPA13D. (R313.12.21A17(D)).*SPRINKLER SYSTEM SHALL BE APPROVED BY PLUMBINGDIVISION PRIOR TO INTALLATION

(N) BUILDINGPERMIT # 15010-10000-01763

(N) SITE RETAINING WALLSPERMIT # 15020-10000-01280

SITE GRADING/SITE PREPARATION/BACKFILLSITE RETAINING WALL/BASEMENT WALL BACKFILL/PERMIT # 15030-10000-03324

STRUCTURAL

PROGRESSIVE CONSULTANTS,INCSTRUCTURAL ENGINEERING19626 VENTURA BLVD. SUITE 204TARZANA CA 91356(818) 996-2250

CIVIL

I

GEOLOGISTHAMILTON & ASSOCIATES,INC1641 BORDER AVETORRANCE CA 90501(310)618-2190

MEP

LANDSCAPE ARCHITECT

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2345

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2016

-DR

AWIN

GS\

2345

Gaf

fey-

8-31

-16.

pln

Los Angeles, CA 90731

Survey

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

SCALE: 1' = 1'-0"1 SURVEY

Page 4: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

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pln

Los Angeles, CA 90731

1st Floor PLan

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

2

W3

11

10

K

W5

W1

14

13

12

9

8

7

3

2

1

W2

15

6

5

W4

UP

UP

UP

J L

1

5

6

4

7

8

10

11

13

12

14

9

3

3'-6

"

13'-11" 7'-2" 10'

8'HWY DEDICATION

2'-5" 19' 15'-3" 8'HIGHWAY DEDICATION

15'FRONT YARD

SETBACK

7'SI

DEYA

RD

7'SI

DE Y

ARD

18'-3" 7'

3'-1"

4'-11"

8'-1

"

17'-10"

13'-1

0"

2'-6

"10

'-1"

3'-2

"2'

-3"

8'1'

2'-7

"3'

-4"

1'-2

"3'

-4"

3'-4

"1'

-1"

2'3'

8"3'

-5"

1'-1

"1'

8'1'

3'-3

"3'

-5"

76'

4'-1

1"6'

-10"

6'-1

"5'

-9"

10"

6"10

'-10"

12'-1

"1'

-8"

1'-8

"10

'-9"

7'-3

"6'

-2"

7'-4

"7'

-5"

90'

2'-5" 19' 15'-3"

3'-8

"

6'-4

"6'

-7"

3'-8

"

12'-4

"

3'-6" 15'-4" 3'-2" 1'-10"

1'-5"

3'3'

-6"

3'5'-5"

24'-2"13'-7" 4' 2'-11" 3'-8"

1'-5"

7'-1

1"5'

-11"

15'-5" 3'-2" 2'-5"

1'-3"

3'-5

"

9"3'

-2"

4'

13'-5" 3'-2"

2'-5

"3'

-2"

9"

3'-5

"

10'-9"

4'-1

1"

7'-5" 3'-2" 8" 3' 5'-11" 3'-3" 3"

23'-10"

11'-6

"1'

-5"

3'-3" 3'-7" 16'-1" 1'

23'-11"

6'-6

"

3'-9"

3'-9

"7"

3'

6'

22'-11"

3'-5

"3'

-9"

2A-5.0

2G-1

1A-4.1

124 sq ft

106 sq ft

136 sq ft

114 sq ft

VISION TRIANGLE

Walk-inCloset

Walk-inCloset

Walk-inCloset

Planter

Planter

Planter

Planter

GA

FFEY

ST

Master Bathroom101

Master Bedroom102

Master Bathroom103

Master Bedroom104

Master Bedroom107

Master Bathroom108

Hallway105

Hallway106

2A-5.1

2A-5.1

1A-5.2

1A-5.2

1A-5.0

1G-1

1A-5.1

DN.

4

N

N

SCALE: 1/4" = 1'-0"1 FIRST FLOOR PLAN

CM

SD

MECH VENT EXHAUSTED DIRECTLY TOOUTSIDE PER LARC R315SEE ADDITIONAL NOTES 25,26 FORM 14IN PAGE GRN-1 & SPEC IN GRN-2

HARDWIRED CARBON MONOXIDEALARM PER LARC R315

HARDWIRED SMOKE DETECTORPER LARC R315

EF

NOTES

Page 5: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

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SHEET TITLE

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pln

Los Angeles, CA 90731

2nd Floor PLan

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

22

K

DN.

81 sq ft W17

33

W49

W8

W9

W7W6

34

31

32

29

27

26

24

20

22

19

23

17

18

16

55

35

W16

W15

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W11

W12

W49

W10

30

28

25

21

DN

DN

DN

B C D F G H J L

1 1

55

6 6

44

7 7

88

10 10

1111

13 13

1212

14 14

UP

UP

UP

9 9

A

3 3

2A-5.2

2A-5.2

2A-5.0

2A-5.0

2G-1 2

G-1

2A-4.0

1A-4.1

13'-3

"RA

ISED

GRA

DE A

REA

SETB

AC

K PE

R 12

.21.

1

15 '-0"REAR YARD

4'-6"

3'-6"

10'-8"

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

8'HIGHWAY DEDICATION

4'-1

1"6'

-10"

6'-1

"5'

-9"

10"

6"22

'-11"

1'-8

"1'

-8"

10'-9

"7'

-3"

13'-6

"90

'

1'

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

4'-1

1"12

'-11"

5'-9

"10

"6"

10'-1

0"13

'-9"

33'-2

"90

'

122'-2"

15'FRONT YARD

SETBACK

32'END CONDITION BACK-UP

28' AISLE

8'-6

"8'

-6"

1'-3

"8'

-6"

8'-6

"8'

-6"

1'-2

"8'

-7"

8'-6

"

15' 18'

2' 15' 18'

2' 15' 18'

15' 18'

15' 18'

15' 18'

17' 18'

4'-1

"1'

-3"

7'-1

"

6'-10"

2'-4" 3'-2" 5'-4" 3' 4'-6"

5'-3"

4'-1"

1'

8'-2" 2'-10" 2'-8" 3'-7" 5'-3"

7'-6

"

3'-9"

2'-2"

6"3'

-2"

4'-4

"

2'-10"

38'-5" 9'-7"

10'

6'-7

"1'

-2"

7'-9

"

8'9'

-10"

1'-2

"8'

9'8'

-4"

1'-4

"

5' 6'-6" 7' 9' 5'-6" 6' 4'-8" 8'-2" 3'-10" 24'-5"80'-1"

68'-5

"

11'-6"

5'-1

1"

3'-10"

6'-1

1"

7' S

EBA

CK

7' S

ETBA

CK

2'-2" 6' 6'-2" 4' 3'-7"

7' S

ETBA

CK

1'-1

0"

26'-6

"16

'-2"

19'

1'-2"

9'

6'-3

"1'

-2"

18' 4'

3'-2"

30'-9

"

38'-5

"8"

8'-4

"

7'-6

"7'

-6"

5'-11" 2' 11'

19'-8"

5"3"

3'-1

"10

'-1"

8'-4

"3'

-2"

76'

4"

10'-1" 10'

11'-2

"

3'-3"

1'-1

"4'

-6"

3'-3" 6'-10" 6'-9" 3'-3"

6'-2

"

1'-5

"3'

-4"

1'-5

"

3'-11" 6'-3" 2'-10" 5'-1" 3'-3"

3'-6

"3'

-6"

8'-2"

5'-1

"

17'-1

1"3'

-2"

5'-2

"3'

-2"

1'-4

"

3'-10"

3'-6"

7'-5

"3'

-6"

9'3'

-8"

3'-6"

2'-8

"3'

-2"

4'-5

"2'

-10"

4'-8

"3'

-2"

2'-8

" 5'

2'-1

"

6'-2" 10'-9"

5'-7"

5'-6

"3'

-4"

2'-8

"

11'-6

"

5'

10'-5

"

5'-7" 10'-9"

11'-7

"

2'-9

"3'

-4"

5'-6

"

11'-8"

7'

3'-5

"8'

-11"

1'-1

0"5'-1"

5'-8"

3'-6"

10'-1

0"4'

-6"

3"3'

-2"

5'-5

"2'

-10"

3'-9

"3'

-2"

4"10" 3'-4" 2'-11"

3'-6"

5'-8" 10'-8"

3'-9

"

2'-4"

1'-1

0"5'

-8"

4'-10"

8"2'

-10"

2'-9

"

13'

12'-2

"

4'-10"

9'-6"

6'-3

"

1'-8

"3'

-4"

1'-3

"

5'-8"

4'-1

1"

5' 6'-6"

4'

1'-6

"

4'-6" 6' 4'

4'-1

1"

1'

5'-1

1"

7'-6"

2'-2

"

5'-1"

1' 4'-4" 10"

1'-11"

5'-1

"

5'-1

"

1'-10"

1'-8

"9'

-2"

3'-5

"9'

-1"

3'-5

"9'

-1"

4'-1

"9'

-1"

1'-9

"4"

23'

9"2'

-5"

9'-10" 9'-6" 5'

5'7'

-9"

22'-1"6'-8"

3'3'

-6"

16'-10"11" 7'-3" 11"

11"11"

7'-8

"

40'-5" 9'-7" 10' 4'-5" 21'-5" 21'-3"

1'-5" 16'-5" 7"

7'SE

TBA

CK

1'-6

"

5"3'

-2"

3'-1

0"

3'

3'-2"4"

1'-6"

8'-2

"

5'-1"

4'-6"

1'-6"

3'-6

"

3'-7

"

1'

1'-6

"

3'-1

0"

9" 3'-4" 9"

2A-5.1

2A-5.1

1A-5.2

1A-5.2

59 sq ft

28 sq ft

93 sq ft

DOWN

ELECTRICVEHICLECHARGINGSTATION

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

ExteriorStairway

Stairway

Stairway

Stairway

Stairway

Stairway

Elevator

PlanterPlanter

Planter

Planter

36X48CLEAR

36X48CLEAR

36X48CLEAR

COMPACT STANDARD

COMPACT STANDARD

COMPACT STANDARD

COMPACT

COMPACT STANDARD

COMPACT STANDARD

COMPACT STANDARD

COMPACT E.V. : STANDARD

DESIGNATEDVAN ACCESSIBLE

PARKING

NON DESIGNATEDVAN ACCESSIBLEPARKING

COMPACT

COMPACT

COMPACT

TRASHPERMANENTBICYCLE (6)

RECYCLINGROOM

(E)GRADE

(E)GRADE

DRIVEWAY:MAX 12.5% SLOPE

ALL

EY

24TH ST

GA

FFEY

ST

Bedroom201

Bathroom203

Bedroom202

Hallway203

Hallway204

Bedroom207

Bedroom205

Bathroom206

Hallway208

Bedroom209

Bathroom210

Bedroom211

Corridor212

Elev Room213

1A-5.0

1A-5.0

1A-5.3

1A-5.3

1A-5.4

1A-5.4

2A-5.4

2A-5.4

1G-1

1G-1

1A-4.0

2A-5.3

2A-5.3

2A-4.1

1A-5.11

A-5.1

E

N

SCALE: 1/4" = 1'-0"1 2ND FLOOR / PARKING GARAGE

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Los Angeles, CA 90731

3rd Floor PLan

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

22

K

W27

W21

W20

W22

W19

W26

W25

W23

W24

W29W28

W32 W31 W30

W33

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W35

W39W38

W40

W43

W42W41

5551

49

43

40

37

45

42

39B

38

50

52

54

48

36

56

46

W18

58

53

57

56

41

55A

39

44

B C D F G H J L

1 1

55

6 6

44

7 7

88

10 10

1111

13 13

1212

14 14

DN

DN

DN

9 9

A

UP

UP

UP

UP

UP

3 3

2A-5.2

2A-5.2

2A-5.0

2A-5.0

2G-1 2

G-1

2A-4.0

1A-4.1

2A-5.1

2A-5.1

1A-5.2

1A-5.2

3'-8"

4'-4"

13'-3

"RA

ISED

GRA

DE A

REA

SETB

AC

K PE

R 12

.21.

1 7'SE

TBA

CK

7'SE

TBA

CK

130'-2"

3'-3"

5'-6

"

5'

1'-6

"

12'

3'-6

"

4'-1

1"

1'-8" 3'-4" 10'-9" 24'-7"

7'SE

TBA

CK

15'-1"

6'-4

"1'

-2"

20'-4" 4' 4"

4'3'

-2"

5'

2'-10" 3'-2" 2'-8"

1'-4

"

5'-5" 4'-6" 9'-5" 6'-2"

1'-1

1"3'

-1"

1'

5'-1

1"

8" 3'-4" 9'-7"

4"7'

-5"

6" 3' 1'-5" 8' 8"

13'-7"

11" 4' 1'-5"

2'6'

-2"

1'-4

"

3'-7"

30'-3"

6"6"

7'-5

"

4'-5"9'-3" 2' 5'-5" 6' 13'-6" 3"1'

-6"

8"6'-4"

25'-2"41'-8"

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

4'-1

1"6'

-10"

6'-1

"5'

-9"

10"

6"22

'-11"

1'-8

"1'

-8"

10'-9

"7'

-3"

13'-6

"90

'

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

4'-1

1"12

'-11"

5'-9

"10

"6"

10'-1

0"13

'-9"

33'-2

"90

'

106'-11"

15'FRONT YARD SETBACK

1'-6

"

7'SE

TBA

CK

4"3'

-1"

3'4'

-8"

8'2'

-9"

3'-2

"5'

-4"

8'3'

-11"

4'11

'-3"

8'1'

-4"

4'4'

-10"

4"

1'-6"

8'-9

"

1'-6"

3'-6

"

8'-9

"

1'-6"

1'-6"

8'-9

"

5" 3'-9" 2' 13'-3" 3"19'-8"

6'-3

"

4'-8" 9' 7'-5" 4' 8'-7"15'-6"7" 18'-2"

33'-8"

4'-4

"1'

-11"

5"

3" 14'-4" 5' 3'-5" 2'-6" 2'-9" 2'-6" 4'-3"35'-1"

3'-6"

15'

8'-1

0"20' BACK UP PER TABLE 6P/ZC 2002-001REF. (12.21A5)

4'-8"

3'-6

"

11"

4'-6

"5'

-5"

3'-2

"4"

4'-4" 12'-1" 1'-8"

3'-11"

3'-1

"

4'-6

"

7'-8" 3'-4" 5'-5"

4'-8

"

5'-5"4'

-11"

8'4'

-1"

4'5'

-10"

4'5'

-1"

8'4'

-4"

4'-2

"8'

8'-1

0"4"

69'-9

"

3'-8

"2'

-8"

7'-7

"

3" 1'-3" 4' 9'-7" 4' 1'-2"20'-4"

5'-5

"

8'-8"

12'-1

"

10'-9"

3'

10'-1"

8'-2

"

8'-9"7'-7"

12'-9

"7'

-8"

3'-9

"3'

-4"

12'-4

"8'

-2"

9'-3

"

8" 4'-2" 4'-5" 6'-6"

10'-11"

11'-7" 3'-6"

4'-2" 3'-7"

19'-1" 8'-9"

8"2'

-10"

3'-4

"6'

-5"

10"

3'-6

"

15' 7" 13'-11"

5'3'

-2"

4'-5

"2'

-3"

7'-1

1"

2'-7

"14

'-11"

15' 7" 12'-10"

3'-6"5'

22'-1

0"

11" 1'-1"

33'4'-7"

7'-7

"

4'

1'-6"

2' 10"

13'-9

"

2' 7"

2'-1"3'-11"

6'-8

"

1'-9

"2'

-10"

2'-1

0"2'

-2"

1'-2

"

2'-8

" 3"

3'-6"

9'-5" 7" 12'-2"

5'5'

-6"

3'-2

"4'

-9"

2'-3

"3'

12'-2"

14'-1

"

9'-10"

1'-3

"

8'-4

"

5'

8" 5'-5"

2'-4"

6'-6

"3'

-6"

8'-11"

11" 1'-1" 3'-6"

15' 7" 12'

2'-3

"4'

-7"

3'-2

"13

'-5"

23'-3"

3'-8

"

5'-7

"

3'2'

-10"

1'-8

"

4'-9"

1'-6"

2'-2"

5'

5'

12'-8"

16'-8

"3'

-2"

4'-7

"2'

-4"

17'-4" 7" 5' 3'-2" 10"

26'-11"

26'-9

"

7'-7

"6'

-4"

10"

3'-6

"3'

-9"

2'-1

0"2'

-2"

7" 10'-8" 10'

1'-6"

2'

4'-7"

11" 1'-1"

20'-7

"6'

-3"

3'-10"

1'-6"1'-6

"

11" 2'-10" 9'-3" 9' 7'-5" 4' 3'

20'-4

"

18'-5"

13'-6

"

5'-0"

4'

13'-6

"

3'-6"

4'-10"

18'-5"8'-9

"

20'-6

"

11'-1

0"

36'-10"5" 3'-2" 14'-8" 3'-2" 15'-4"

5" 3'-2" 11'-1" 3'-4" 18'-9" 5'

9'-2"

4'-9

"4'

-5"

1'-5

"3'

-2"

6"8'

-5"

3"3'

-2"

1'-6

"19

'-7"

5'

5'

5'

6'-1"

9'-6

"

9'-1"

2'

1'

7'-3

"

24'-1

0"

1'-6

"3'

-2"

11'-7

"3'

-6"

20' 7"

15'-1

"

1'-6" 1'-8"

3'-1

0"

2'-10"3'-6" 2'-2" 3"

6'-4"

7"5'

-8"

4'-11" 3'-6" 8'-6" 3'

5'

11'-6"

10'-1

"

4'-1

0"2'

-7"

3'-6

"3'

-1"

3'-8" 4'-7" 8'-10" 3'-0"

5'

14'

9'-7

"

2'-10" 20'-8"

3'-7"

4'-6

"8'

3'-9

"

11'-1

"5'

-8"

9"2'

-8"

1'-1

"2'

-8"

5"

10'-10"

9'-2

"11

'-3"

2'-4" 3'-8" 10'-10" 11" 2'-10" 2'-5"

1'-9

"3'

-6"

9'-6

"

3'-1" 10'-1"

3'

18'-8

"

1'-6

"

1A-5.0

1A-5.0

1A-5.3

1A-5.3

1A-5.4

1A-5.4

2A-5.4

2A-5.4

1G-1

1G-1

50 sq ft

73 sq ft

122 sq ft

43 sq ftEAVEPROJECTIONABOVE

EAVEPROJECTIONABOVE

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

ARCHITECTURALPROJECTION

STEEL ADDRESSNUMBER

WD

Balcony

WD

WD

Elevator

WaterPond

Walkway

Walkway<5% Slope

Walkway< 5%Slope

Stairway

Stairway

Stairway

Stairway

Stairway

Stairway

Stairway

Stairway

Stairway

OutdoorStairway

OutdoorStairway

GarageStairway

SkylightAboveSkylight

Above

Planter

Planter

Planter

COMMON AREA

BBQ AREA

36X48CLEAR

36X48CLEAR

36X48CLEAR

36X48CLEAR

36X48CLEAR

36X48CLEAR

WD

36X48CLEAR

COAT

ELECT. SUBPANELS/METERS

ALL

EY

24TH ST

GA

FFEY

ST

Planter

COMPACT

36X48CLEAR

Entry Lobby301

Living / Kitchen302

Powder303

Living / Kitchen305

Powder306

Living / Kitchen307

Powder308

Living / Kitchen309

Powder310

Kitchen / Living311

Kitchen / Living313

Powder314

Powder316

kitchen / Living315

Kitchen / Living317

Powder318

Patio319

Corridor304

Corridor304

Powder312

1A-4.0

2A-5.3

2A-5.3

2A-4.1

1A-5.11

A-5.1

E

320Open Area1,172 sq ft

N

SCALE: 1/4" = 1'-0"1 3RD FLOOR PLAN

CM

SD

MECH VENT EXHAUSTED DIRECTLY TOOUTSIDE PER LARC R315SEE ADDITIONAL NOTES 25,26 FORM 14IN PAGE GRN-1 & SPEC IN GRN-2

HARDWIRED CARBON MONOXIDEALARM PER LARC R315

HARDWIRED SMOKE DETECTORPER LARC R315

EF

Page 7: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

MARK DATE DESCRIPTION

SHEET TITLE

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DRAWN BY:DATE:

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SHEET 12 OF 35

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pln

Los Angeles, CA 90731

4rth floor plan

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

22

K

W59 W60 W61

W63

W62

W45W44

W47

W46

66

W48W4974

W52

W51 W50

W53

W54

W55

W56

W57

W58

76

77

75

80

78

72

73

68

67

71

64

65

60

59

63

61

6281

83

82

85

91

87

9088

92

93

94

70

89

84

69

79

86

67

B C D F G H J L

1 1

55

6 6

44

7 7

88

10 10

1111

13 13

1212

14 14

9 9

A

DN

DN

DN

DN

DN

UP

UP

UP

3 3

2A-5.2

2A-5.2

2A-5.0

2A-5.0

2G-1 2

G-1

2A-4.0

1A-4.1

2A-5.1

2A-5.1

1A-5.2

1A-5.2

1A-5.0

1A-5.0

1A-5.3

1A-5.3

1A-5.4

1A-5.4

2A-5.4

2A-5.4

1G-1

1G-1

CORNICECORNICE

1'-4"

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19' 15'-3"

122'-2"

4'-1

1"6'

-10"

6'-1

"5'

-9"

10"

6"22

'-11"

1'-8

"1'

-8"

10'-9

"7'

-3"

13'-6

"90

'

14'-3" 1'-9" 3' 15'-4" 10'-9" 4'-9" 14'-1" 21'-7" 2'-5" 19'

4'-1

1"12

'-11"

5'-9

"10

"6"

10'-1

0"13

'-9"

33'-2

"90

'

15'FRONT YARD SETBACK

7'SE

TBA

CK

13'-3

"RA

ISED

GRA

DE A

REA

SETB

AC

K PE

R 12

.21.

1 7'SE

TBA

CK

7'SE

TBA

CK

7'SE

TBA

CK1'-6

"PR

OJE

CTIO

N

7'-4

"

107'-2"

65'-4"

6'-5

"

5' 10'-9"

2'-3" 3'-1" 9'-1" 9'-3" 4' 1'-8" 1'-6" 5'-10"

20'-1"

4'-6

"

3'-6"

1'-6"

3'-2"

2'-2

"2'

-6"

2'-2

"2'

-6"

7'-1

1"

3' 8' 12'-4" 6' 2'-11"

13'-8"2'

-10"

3'

11'-8"

9'-6

"

7"

8'-11"

23'-8

"

3"3'

-9"

8'5'

-7"

3'-2

"20

'-3"

10'-4

"6"

7"31

'10

"19

'-3"

7'-6

"19

'-7"

8'-9"

7'-3" 6'-5" 2'-10" 6'-11" 6' 3' 5'-7"5" 3'-7" 14'-10"

5'-1

0"8"

17'-3

"

21'-4"

9'-2" 14'-10" 7"

4'

14'-7"2'-3

"

4'-1" 6' 9'-11" 4' 5'-7" 2'-6" 4'-6"36'-9"

5'-3

"4'

-10"

6'5'

-5"

6'7'

-2"

6'-2

"2'

-7"

2'-5

"6'

9'-9

"6'

3'-5

"

2'-6"

2'-6"

71'-1

"

27'-7

"48

'-5"

77'-6

"

4"

10'-9"

14'-1"

11'-1

"

4'6'

-2"

4'-1

0"6'

5'-5

"6'

7'-2

"6'

-2"

1'-1

"1'

-6"

2'-5

"6'

9'-9

"6'

1'-1

"2'

-3"

21'-11" 3'-2" 3"

3'-2

"1'

-8"

2'-1

1"3'

-5"

8'

14'-1" 4'-7" 3'-3" 3'-2"

4'-8

"

7'-5

"

7" 10'-5"

7" 6'-10" 3'-5"

7'-8"

1'-7

"

2'-1

0"3'

20'-11"

11'-3

"

12'-10" 1'-9" 5'-4" 11"

3'-4

"3'

3'-2

"1'

-9"

1'-9

"

5'

8'-3"

3'-4"

5'

8'-3"3'-11"

5'-2

"

1'-1" 2'-8" 9" 3'-7"

5'-4

"3'

-4"

3'-7

"9"

3'-6

"

3'-7" 3'-6"

7'-1"

12'-10"

11'-6

"

20'-5" 7" 10" 3'-2" 1' 3'-7"

1'-9

"

8'-3"

1'-1

0"3'

-2"

2'-1

0"3'

-7"

1'-4" 5'-4" 10"7"

1'-7" 1'-5"1'-3"

9"

9"3'

-9"

3'-5

"5'

-5"

3'-6

"9'

4'-5

"

11"

4' 3'-1"

3'-6"

2'-11"

8'-7

"2"

2'-8

"

3'-4

"2'

-5"

3'-2

"2'

-6"

12'-4" 3'-2" 4'-7"5'-3"

3'-9"

7'-6

"

21'-9" 3'-2" 5"

7"3'

-4"

3'-2"

7"3'

2'-1

1" 1'-8"

5'-1

1"

5'-1" 3'-10"7'

-6"

3'-0

"8'-1"

12'-10"

11'-3

"2'-1" 5'-4" 2'-1" 3'-4"

11'-3

"2'

-2"

2'-7

"3'

-2"

4'-7

"2'

-10"

4"

6'-2" 3'-10"

3" 3'-2" 2'-9"

3'-10" 3'-6"7'-4"

9'-9

"3'

-8"

1'3'

-8"

4'-7

"10

'

3'-6"

13'-8" 3'-2" 2"

4'-1

"2'

-5"

3'-2

"3'

-2"

13'

3'-11"

4'-8"

3'-4

"1'

-8"

3'-2

"

8'-1"

2'-6

"2'

-9"

13'-1"

1'-6"

2'-1

1"5'-5" 3'-11"9'-4"

5'

3'-2"

12'

1'-6

"

2'-11" 3'-2" 2'-8" 3'-6"

4'-3

"

3'-6"

2'

12'

2'-1

"9'

-4"

1'-6

"

2"3'

-2"

1'3'

-2"

5"

3'-10"

5'

1'-2"

5"3'

-2"

5"

12'-3"4'-9"

7'-9

"

3'-6

"

8'-8"

4'-1

"12

'-5"

4" 3'-2" 1'-8" 3'-7"

3'-1

1"12

'-7"

4'-6" 6' 2'-5"13'

4'-3" 2'-8" 2'-6"

3'-8

"

5'

5'-9

"1'

-5"

5'

5'3'-3"

5'

14'-4"

2'5"

9'-7

"

7'-7"

3'

1'-6

"12

'

1'-1"3'-4"

3'

3'-7

"

13'-3"

4'-1

"

3'-6"

1' 4'-2" 1' 3'-8"

3'-7

"8'

-2"

8'-3

"

3"3'

-2"

3"

2'-4

"

8'-1

1"

5'

1'-6

"

5'-6" 3'-2" 11"

12'-4

"

13'

3'-1

1"

3'7'

-10"

6'-1

"

1'-11"

13'-4

"

13'-3"

8'-7"

5'2'

-7"

7'-7

"

15'-1

"2'

-5"

3'-2

"6"

4'-7" 10'-11"

15'-6"

10'-4"

1'-4

"3'

-2"

3'-7

"

1'-6"

3'-10"

6'-1"

3'

5'

3'-4

"

1A-4.0

CORNICECORNICE

EAVEBELOW

CANOPY ABOVE

CANOPY ABOVE

EAVEBELOW

EAVE BELOW

SkylightShaft

Shaft

Shaft

Walk-inCloset

Walk-inCloset

Walk-inCloset

Walk-inCloset

Closet

Walk-inCloset

Shaft

Shaft

Shaf

t

SkylightShaft

Clo

set

Closet

Closet

WD

WD

WD

WD

StairwayStairway

Stairway

Stairway

Stairway

Stairway

Balcony

Roof Deck

Roof Deck

Balcony

Stairway

Stairway

Stairway

ALL

EY

24TH ST

GA

FFEY

ST

Elv. Roof

LobbyRoof

Roof

Roof

Roof

HighCeilingArea

HighCeilingArea

HighCeilingArea

HighCeilingArea

HighCeilingArea

Bedroom403

Bathroom402

Hallway401

Master Bedroom404

Master Bath405

Hallway406

Master Bedroom407Master Bath

408

Bedroom409

Bathroom410

Hallway411

Master Bedroom412 Master Bath

413

Bedroom414

Bathroom415

Hallway416

Master Bedroom417 Master Bath

418

Bedroom419

Bathroom420

Hallway421

Bedroom422 Bathroom

423

Master Bedroom424

Master Bath425

2A-5.3

2A-5.3

CANOPY ABOVE

CANOPY ABOVE

CANOPY ABOVE

2A-4.1

1A-5.11

A-5.1

E

N

SCALE: 1/4" = 1'-0"1 4RTH FLOOR PLAN

CM

SD

MECH VENT EXHAUSTED DIRECTLY TOOUTSIDE PER LARC R315SEE ADDITIONAL NOTES 25,26 FORM 14IN PAGE GRN-1 & SPEC IN GRN-2

HARDWIRED CARBON MONOXIDEALARM PER LARC R315

HARDWIRED SMOKE DETECTORPER LARC R315

EF

Page 8: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

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SHEET TITLE

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Los Angeles, CA 90731

Roof plan

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

22

K

W53

W54

W55

W56

W57

W67

W64

95

96

W65

W66

W68

97

SK01

5'-6

"3'

-6"

SK02

4'-1

1 25

/32"

4'-1

1 27

/32"

B C D F G H J L

1 1

55

6 6

44

7 7

88

10 10

1111

13 13

1212

14 14

9 9

A

DN

DN

DN

3 3

2A-5.2

2A-5.2

2A-5.0

2A-5.0

2G-1 2

G-1

2A-4.0

1A-4.1

2A-5.1

2A-5.1

1A-5.2

1A-5.2

1A-5.0

1A-5.0

1A-5.3

1A-5.3

1A-5.4

1A-5.4

2A-5.4

2A-5.4

1G-1

1G-1

1A-4.0

15 '-0"REAR YARD

8'HWY DEDICATION

13'-3" 1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19' 15'-3"

122'-2"

4'-1

0 1/

2"6'

-10"

6'-1

"5'

-9"

10"

6 1/

2"22

'-10

1/2"

1'-8

1/2

"1'

-7 1

/2"

10'-9

"7'

-3"

13'-6

"90

'

4'-1

0 1/

2"12

'-11"

5'-9

"10

"6

1/2"

10'-1

0"13

'-9"

33'-1

1/2

"90

'

15 '-0"REAR YARD

1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19'1'-9" 3' 15'-4" 10'-8 1/2" 4'-9" 14'-1 1/2" 21'-7" 2'-5" 19'1' 4'-4 1/2" 8'-10 1/2"

0 1/

2"

106'-11"

7'SE

TBA

CK

13'-3

"RA

ISED

GRA

DE A

REA

SETB

AC

K PE

R 12

.21.

1

7'-1

/2"S

ETBA

CK

11'-1" 17'-9" 1'-1 1/2" 2'-6 1/2" 1'-4"

5'-8

1/2

"

3'-6 1/2"

11"

3'-4

1/2

"12

'-10

1/2"

17'-4 1/2"

9'-4

1/2

"11

1/2

"3'

-4 1

/2"

3'-7

1/2

"

6'

22'-4"

7'-1 1/2"

7'-3

"3'

-11"

3'-6"12'-8"

20'-7

1/2

"

4"3'

-4 1

/2"

12'-4

1/2

"

3 1/2" 3'-1/2" 2"

5'-1

0 1/

2"

13'-1 1/2"

4'-1

1"

16'-8

"

35'-7

"

3'-6 1/2"

13'-1

/2"

5'-1

/2"

9'-1

0 1/

2"1'

-11

1/2"

5'-1

/2"

3'-6 1/2"

4'

7'-4

1/2

"

5'

3'-6

"1'-6"

2A-5.3

2A-5.3

CANOPY BELOW

CANOPY BELOW

CANOPY BELOW

CANOPY BELOW

CANOPY BELOW

Stairway

Stairway

Stairway

RoofDeck

RoofDeck

RoofDeck

Roof

Roof

ALL

EY

24TH ST

GA

FFEY

ST

Roof

Roof

Roof

Roof

Roof

Roof

Roof Access426

Roof Access427

Roof Access428

Roof429

2A-4.1

1A-5.11

A-5.1

E

N

SCALE: 1/4" = 1'-0"1 ROOF PLAN

CM

SD

MECH VENT EXHAUSTED DIRECTLY TOOUTSIDE PER LARC R315SEE ADDITIONAL NOTES 25,26 FORM 14IN PAGE GRN-1 & SPEC IN GRN-2

HARDWIRED CARBON MONOXIDEALARM PER LARC R315

HARDWIRED SMOKE DETECTORPER LARC R315

EF

Page 9: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

MARK DATE DESCRIPTION

SHEET TITLE

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DRAWN BY:DATE:

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SHEET 18 OF 35

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Los Angeles, CA 90731

ELEVATIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

B C D E F G H J K LA

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY 8'-0" HWY

DEDICATION15'-0"

FRONT YARD

5'

3'-6

"

42'-0

" MA

X HE

IGHT

FO

R ST

EPPE

D BU

ILDI

NG

> 2

0'-0

" GRA

DE D

IFFE

REN

CE

FRO

M L

OW

EST T

O H

IGHE

ST G

RADE

30' M

AX

HEIG

HT P

ER 1

2.21

.1

PROPERTYLINE AFTERHWYDEDICATION

PROPERTYLINE

PROPERTY LINE

HIGHEST (N) GRADE5FT AWAY FROM

BUILDING@ 187.55

CANOPY

(E) RET.WALL

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

ALLEY

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GAFFEY ST

GARAGE

LOWEST GRADE5FT FROM BLDG@ 164.96

L K J H G F E D C B A

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY8'-0" HWY

DEDICATION15'-0"

FRONT YARD

30' M

AX

HEIG

HT P

ER 1

2.21

.1

30 F

T MA

X HE

IGHT

PE

R 12

.21.

1(B)

30'

29'-6

"

PROPERTYLINE AFTER

HWYDEDICATION

PROPERTYLINE

PROPERTY LINE

(E) RET.WALL

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.

NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

ALLEY

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GAFFEY ST

GARAGE

LOWEST GRADE5FT FROMSTEPPED BLDG@ 164.96

TOP OF PARAPET @ 194.9630 FT MAX HEIGHTPER 12.21.1(B)

LOWEST GRADE5FT FROM BLDG@ 164.96

SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION

SCALE: 1/4" = 1'-0"2 NORTH ELEVATION

Page 10: PROJECT DIRECTORY PROJECT DATA · 2019-09-10 · 14.finish materials including adhesives, sealants, caulks, paints and coating, aerosol paints and systems and composite wood products

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DRAWN BY:DATE:

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SHEET 19 OF 35

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Los Angeles, CA 90731

ELEVATIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

1 2 3 5 64 7 810 11 1312 149

+19'-6 23/64"3 3rd Floor @ 184.08

+19'-6 23/64"3 3rd Floor @ 184.08

+29'-2 13/32"4 4rth Floor @ 193.75

+29'-2 13/32"4 4rth Floor @ 193.75

+38'-8 13/32"5 Roof Level @203.25

+38'-8 13/32"5 Roof Level @203.25

+42'-2 13/32"6 2nd Roof @ 206.96

+42'-2 13/32"6 2nd Roof @ 206.96

+48'-8 13/32"7 Roof Access Roof @ 213.16

+48'-8 13/32"7 Roof Access Roof @ 213.16

1'-6

" GA

RAG

E SL

AB

PRO

JEC

TION

PROPERTYLINE

PROPERTYLINE

HIGHEST (N) GRADE5FT AWAY FROMBUILDING@ 187.55PLANTERS PLANTERS PLANTERS

14 1213 11 10 8 7 46 5 3 2 19

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

(E) NAT.GRADE

LOWEST GRADE5FT FROM BLDG@ 164.96

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

TOP OF PARAPET @ 194.9630 FT MAX HEIGHTPER 12.21.1(B)

SCALE: 1/4" = 1'-0"2 WEST ELEVATION

SCALE: 1/4" = 1'-0"1 EAST ELEVATION

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SHEET TITLE

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SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

B C D E F G H J K LA

1A-6.0

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

4'-4"

15'-0" REAR YARD(INCLUDES HALF ALLEY

8'-6

"

8'-6

"8'

-7"

3'-6

"

1'8'

-7"

8'-7

"

7'-6

"

8'-6

"

5'

3'-6

"

8'-0" HWY DEDICATION

15'-0"FRONT YARD

5' 42'-0

" MA

X HE

IGHT

FO

R ST

EPPE

D BU

ILDI

NG

> 2

0'-0

" GRA

DE D

IFFE

REN

CE

FRO

M L

OW

EST T

O H

IGHE

ST G

RADE

30' M

AX

HEIG

HT P

ER 1

2.21

.1

7'-2

"

8'-6

"

PROPERTYLINE AFTERHWYDEDICATION

PROPERTYLINE

PROPERTY LINE

FOOTING PERSTRUCTURAL

FOOTING PERSTRUCTURAL

PLANTER

NEW FRONT YARDWALL MAX 3'-6"FROM (N)GRADE

(E)RETAININGWALL

CANOPY

(E) NAT.GRADE

(E) NAT.GRADE

(E) NAT.GRADE

HOIST BEAM

LOWEST GRADE5FT FROM BLDG@ 164.96

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

ALLEY

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GAFFEY ST

GARAGE

WALKWAY

ELEVATOR

STAIRWAY

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

B C D E F G H J K LA

1A-6.0

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

15'-0" REAR YARD(INCLUDES HALF ALLEY 8'-0" HWY

DEDICATION15'-0"

FRONT YARD

5'

3'-3

"

10'-6

"

8'-7

"

8'-7

"

8'-7

"

8'-6

"

7'-1

1"6'

-2"

5'

3'-6

"

8'-6

"

42'-0

" MA

X HE

IGHT

FO

R ST

EPPE

D BU

ILDI

NG

> 2

0'-0

" GRA

DE D

IFFE

REN

CE

FRO

M L

OW

EST T

O H

IGHE

ST G

RADE

30' M

AX

HEIG

HT P

ER 1

2.21

.1 B

2

9'-1

"

8'-1

1"

PROPERTYLINE AFTERHWYDEDICATION

PROPERTYLINE

PROPERTY LINE

FOOTING PERSTRUCTURAL

FOOTING PERSTRUCTURAL

PLANTER

NEW FRONT YARDWALLMAX 3'-6"

FROM (N)GRADE

(E)RETAININGWALL

PLANTER

(E) NAT.GRADE

(E) NAT.GRADE

(E) NAT.GRADE

LOWEST GRADE5FT FROM BLDG@ 164.96

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

ALLEY

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GAFFEY ST

GARAGE

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SCALE: 1/4" = 1'-0"2 BUILDING SECTION

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SHEET TITLE

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SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

B C D E F G H J K LA

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

8'-5

"8'

-6"

8'-2

"

8'-6

"

8'-0" HWY DEDICATION

15'-0"FRONT YARD

15'-0" REAR YARD(INCLUDES HALF ALLEY

42'-0

" MA

X HE

IGHT

FO

R ST

EPPE

D BU

ILDI

NG

> 2

0'-0

" GRA

DE D

IFFE

REN

CE

FRO

M L

OW

EST T

O H

IGHE

ST G

RADE

5'

8'-6

"11'-7

"

8'-7

"

1'19

'-2"

9'-3

"

3'-6

"

5'

PROPERTYLINE AFTERHWYDEDICATION

PROPERTYLINE

PROPERTY LINE

FOOTING PERSTRUCTURAL

FOOTING PERSTRUCTURAL

PLANTER

NEW FRONTYARDWALLMAX 3'-6"FROM (N)GRADE

(E)RETAININGWALL

PLANTER

(E) NAT.GRADE

(E) NAT.GRADE

(E) NAT.GRADE

LOWEST GRADE5FT FROM BLDG @ 164.96

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

ALLEY

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

GARAGE

SKYLIGHTSKYLIGHT

GAFFEY ST

LOWEST GRADE5FT FROM BLDG@ 164.96

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

CORRIDOR

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

3'-6"

8'-1

1"

8'-1

0"

8'-5

"

8'-7

"

30'

30'

3'-9

"

3'-7

"

3'-7

"

PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

(E) NAT.GRADE

LOWEST GRADE5FT FROM BLDG@ 164.96

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SCALE: 1/4" = 1'-0"2 BUILDING SECTION

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SHEET TITLE

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Los Angeles, CA 90731

SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

14 1213 11 10 8 7 46 5 3 2 19

±0"1 1st Floor @ 164.55

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

30'

30'

5'

3'-6

"

3'-4

"

8'-6

"

8'-6

"

7'-1

"

7'-6

"

7'-9

"

3'-6

"

3'-6

"

13'-3" SETBACK FOR RAISED GRADE

PER 12.21.1

7'-0" SETBACK

8'-6

"

13'-3"

3'-6

"

6'

PROPERTYLINE

PROPERTYLINE

PER 12.21.1NON HILLSIDE ORDINANCE

GRADE RAISEDTO MEASUREHEIGHT OF STEPPED PART OF

BUILDING: NO RETAININGWALLS / 2:1 GRADED

(E) NAT.GRADE

(E) NAT.GRADE

TOP OF PARAPET @ 194.96

30 FT MAX HEIGHTPER 12.21.1 B2

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

LOWEST GRADE 5FT FROMSTEPPED BLDG @ 164.96

TOP OF PARAPET @ 194.96

STAIRWAYSTAIRWAY

GARAGE

LOWEST GRADE5FT FROM BLDG@ 164.96

2:1 slope

SIDEWALK

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

8'-2

"

7'-0" SETBACK13'-3" SETBACK FOR

RAISED GRADEPER 12.21.1

3'-6

"3'

-6"

6'-0 AND 3'-6"OPEN RAILING

PER 12,22.C20(e)

8'-7

"

8'-7

"

9'-2

"

30'

8'-1

1"

9'-6

"

8'-7

"

PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

(E) NAT. GRADE

A

LOWEST GRADE 5FT FROMSTEPPED BLDG @ 164.96

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

TOP OF PARAPET @ 194.96

STAIRWAY

GARAGE

PATIOWaterPond

SIDEWALK

RAMP:10.5% SLOPE(MAX 12.5%)

TOP OF PARAPET @ 194.96

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SCALE: 1/4" = 1'-0"2 BUILDING SECTION

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SHEET TITLE

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Los Angeles, CA 90731

SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

7'-0" SETBACK7'-0" SETBACK

16'-2

"

3'-6

"

3'-6

"

7'-6

"

7'-6

"

8'-6

"

7'-3

"

8'-6

"

8'-6

"

8'-6

"

7"

5'-1"PER 12.22c20(e)

RAISED pLATFORMMAX. 6FT

8'-1

0"

9'-7

"

3'-6

" OPE

N R

AIL

ING

8'8'-7

" 7'-6

"

8'-6

"

8'-6

"

19'-2

"

8'-7

"

8'-6

"

8'-6

"

8'-6

" PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

(E) NAT.GRADE

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

TOP OF PARAPET @ 194.96

STAIRWAYSTAIRWAY STAIRWAY

SKYLIGHT

CORRIDOR

GARAGE

WALKWAY

SIDEWALK

FILL

1 2 3 5 64 7 810 11 1312 149

3A-6.0

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

7'-0" SETBACK7'-0" SETBACK

3'-6

" OPE

N R

AIL

ING

3'-3

"

3'-6

"

8'-6

"

3'-6

"

8'-7

"

8'-6

"

9'-5

"1'

8'-6

"

3'-6

"5'

-5"

8'-1

"

3'-6

"

5'-10"PER 12.22c20(e)

RAISED pLATFORMMAX. 6FT

PROPERTYLINE

PROPERTYLINE

(E) NAT.GRADE

(E) NAT.GRADE

PER 12.21.1 (B) (3) MAX ALLOWED PROJECTION OF 10'-0" FOR ROOF ACCESS STRUCTURE.

TOP OF PARAPET @ 194.96

GARAGESIDEWALK

FILL

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SCALE: 1/4" = 1'-0"2 BUILDING SECTION

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SHEET TITLE

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Los Angeles, CA 90731

SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

14 1213 11 10 8 7 46 5 3 2 19

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

+42'-2 1/2"6 2nd Roof @ 206.96

+48'-8 1/2"7 Roof Access Roof @ 213.16

+48'-8 1/2"7 Roof Access Roof @ 213.16

7'-0" SETBACK7'-0" SETBACK

11'-7

"

8'-7

"

8'-7

"

9'-5

"

8'-7

"

8'-1

0"1'

8'-7

"8'

-6"

11'-7

"

PROPERTYLINE

PROPERTYLINE

OUTDOORSTAIRWAY

(E) NAT.GRADE(E) NAT.GRADE

(E) NAT.GRADE

(E) NAT.GRADE

GARAGEGARAGE

WALKWAY

PER 12.21.1 (B): 42'-0" MAX HEIGHT FOR STEPPED BUILDING: 5'-0" HORIZONTAL DISTANCE FROM EXTERIORWALL OF BUILDING EXCEEDS GRADE LEVEL FOR MORE THAN 20'-0" ALLOWING 12'-0" ADDITIONAL HEIGHT.NO PORTION OF BUILDING EXCEEDS 30'-0" FROM LOWEST POINT 5FT AWAY FROM BUILDING.

FILL

FILL

+10'2 2nd Floor @ 174.55

+10'2 2nd Floor @ 174.55

+19'-6 23/64"3 3rd Floor @ 184.08

+19'-6 23/64"3 3rd Floor @ 184.08

+29'-2 13/32"4 4rth Floor @ 193.75

+29'-2 13/32"4 4rth Floor @ 193.75

6'-4

"8'-2

"

6'-0

"

7'-8

1/2

"

1'-4

"

1'-6" MAX PROJECTION FROM NAT. GRADE.

8'-5

1/2

"

7'-6

1/2

"

PROPERTYLINE

PROPERTYLINE

PLANTER PLANTER PLANTER

WAL BEYONDMAX 6'-0" HIGH

CANOPY

HIGHEST NAT. GRADE5' AWAY FROM BLDG

@ 187.55

GARAGE

OPEN COMMONAREA

SCALE: 1/4" = 1'-0"1 BUILDING SECTION

SCALE: 1/4" = 1'-0"2 BUILDING SECTION

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Los Angeles, CA 90731

SITE SECTIONS

2345S.Gaffey St.

3149 S. Barrington AveLos Angeles,

Califonia 90066

#Pln

#CAD9/28/2016

7

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

+38'-8 1/2"5 Roof Level @203.25

+42'-2 1/2"6 2nd Roof @ 206.96

2'-7

"

5'-9

"

8'-0" HWY DEDICATION

3'-1

"

PROPERTYLINE AFTERHWY DEDICATION

PROPERTYLINE

PROPERTY LINE

(E) NAT. GRADE

(E) NAT. GRADE

(E) NAT. GRADE

24TH ST

24TH ST

24TH STFILLALLEY

GAFFEY ST

FILL

BLDG BEYOND

BLDG BEYOND

BLDG BEYOND

BLDG BEYOND

±0"1 1st Floor @ 164.55

+10'2 2nd Floor @ 174.55

+19'-6 1/2"3 3rd Floor @ 184.08

+29'-2 1/2"4 4rth Floor @ 193.75

PROPERTYLINE AFTERHWY DEDICATION

PROPERTYLINE

PROPERTY LINE

(E) NAT. GRADE

(E) NAT. GRADE

(E) NAT. GRADE

FILL

ALLEY

GAFFEY ST

BLDG BEYONDFILL

FILL

(E) RET WALL

SCALE: 1/4" = 1'-0"1 SOUTH SIDEYARD SITE SECTION

SCALE: 1/4" = 1'-0"2 NORTH SIDEYARD SITE SECTION