DRC Summary 09-17-2009City of Cupertino
10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308
To: Mayor and City Council Members
Planning Commissioners
From: Aarti Shrivastava, Director of Community Development
Date: September 18, 2009
Subj: REPORT OF DESIGN REVIEW COMMITTEE FINAL DECISIONS MADE
September 17, 2009
Chapter 19.136 of the Cupertino Municipal code provides for
A eal of decisions made b the Desi n Review Committee
1. Application
U-2009-05, ASA-2009-05; Tim Raduenz (Hernandez residence),10205 Imperial
Ave
Description
Use Permit and Architectural and Sire approval to construct a 441 square foot
garage within 3 feet of the side yard setback and a 368 square foot residential
addition with a reduced rear yard setback located in a light industrial zone
Action
The Design Review Committee approved the application on a 2-0 vote. This is
effective September 17, 2009. The fourteen-calendar day appeal will expire on
October 1, 2009.
Enclosures:
Design Review Committee Report of September 17, 2009
Resolution No. 287
Plan set
G:planning/Drc/097709 su~n~nan~letter.doc
CITY OF
CUPERTINO
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
(408) 777-3251
FAX (408) 777-3333
SUMMARY
Community Development Department
Agenda Item No. Agenda Date: September 17, 2009
Application: U-2009-05, ASA-2009-05
Applicant: Richard Hernandez
Project Location: 10205 Imperial Avenue
Application. Summary: Use Permit and Architectural & Site Approval to construct a 441
square foot garage within three feet of the side yard setback and a 368 square foot
residential addition with a reduced rear yard setback located in a Planned Development
Light Industrial P(ML) Zone.
RECOMMENDATION:
Approve U-2009-05, ASA-2009-05, in accordance with the model resolution.
BACKGROUND:
The subject site is located in the Monta Vista Planning Area, south of Stevens Creek
Boulevard. The Light Industrial (ML) Planned Development zoning was created in
1984, which included a collection of properties of varying sizes, intensities and uses that
do not conform to the typical Light Industrial zoning district. Consequently, provisions
were included in the zoning approval to address non conforming uses, such as single
family residential.
The P(ML) zone allows existing single-family residences to be remodeled or expanded
as long as the modifications conform to the R1 Ordinance. Homes that do not meet the
R1 Ordinance are required to obtain a Use Permit and Architectural Site Approval from
the Design Review Committee (DRC). The proposed project does not meet the R1
Ordinance in terms of side and rear setbacks, so DRC review and approval is required.
Site Description
The site includes a 917 square foot single-family residence located at the rear of the
property, and a 1,400 square foot industrial building located at the front of the property.
The residence is accessed by a 13 foot driveway along the left side of the industrial
building. Currently, there are no covered parking spaces located on the site.
The site is immediately adjacent to an automotive shop to the south, and a combination
office/meeting hall to the north. The residences to the west are oriented in a cluster
formation, with the closest structure set back 20-feet from the adjoining property line
(see diagram below).
U-2009-05, ASA-2009-05 September 17, 2009 Page 2
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10205 Imperial Avenue
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DISCUSSION:
Proposed Floor Area Ratio (FAR)
The R10rdinance permits a maximum FAR of 45%. The intent of this rule is to regulate
the visual building proportions to the lot size. However, the R1 FAR is typically
applied to lots with only residential uses. The 6,240 square foot project site has a
combined total residential and industrial floor area (FAR) of 37%. The proposed
addition (including the detached garage) would increase the residential floor area ratio
to 28%, and a total FAR of 50.10%. Technically, the proposed project is within the
allowable residential FAR of 45%.
Staf f Co~rzments
Tl1e project is unique in that is surrounded by properties with varying uses with similar
or greater FAR. Staff supports the proposed FAR because the project is generally
compatible with the adjoining properties. In the event the existing industrial building is
demolished or converted into residential uses, the project shall adhere to the maximum
FAR prescribed in the R10rdinance.
2
U-2009-05, ASA-2009-05 September 17, 2009 Page 3
Rear Yard Addition
The R1 Ordinance requires a minimum
rear yard setback of 20-feet. The rear
setback may be reduced to 10-feet if,
after the reduction, the usable rear yard
is not less than twenty times the lot
width as measured from the front
setback line. Although the setback of the
addition is 10-feet, the remaining rear
yard area is 510 square feet, which is
less than the 960 square feet required.
The applicant has included 550 square
feet of new landscape area at the front
of the residence to compensate for the
loss of rear yard space.
Staff Comments
The applicant worked with Staff to
provide alternative design solutions
with the intent to meet the R1
Ordinance. However, due to the unique
constraints caused by the location of the
existing residence and industrial
building and efforts to meet the parking
requirements, expansion options are
limited. Staff supports the rear setback
and reduced rear yard space because it
satisfies the intent of the R1 Ordinance
and will not have any significant visual
impacts on the adjoining neighbors.
3
U-2009-05, ASA-2009-05 September 17, 2009 Page 4
New Detached Garage
The residence currently does not have
any covered parking. The applicant
proposes a new detached two-car
garage, thereby bringing the parking
into conformance with the Parking
Ordinance. Based on the height of the
garage, the required setback from the
northern property line is 6-feet. The
applicant is requesting a three foot
setback from this property line, in order
to satisfy the required 20x20 foot interior
space for the garage and the 24-foot
vehicle turn around area.
Staff Comments
There are many examples of buildings
having side yard setbacks three feet or
less in the neighborhood. Further,
given that the adjacent land use to the
north is non-residential and that the
proposed detached garage is an
improvement to the existing non-
conforming parking situation, staff
supports the reduced three foot side
yard setback.
Desi n
The proposed design is consistent with
the Monte Vista Design Guidelines. The
architectural treatment is consistent on
all sides of the residence and the
detached garage. The project includes a
landscape strip along the industrial
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IMPERIAL AVE.
a
(6YTEk1E OF MBE. k
building, and new landscaping along
the f rout of the residence adding visual relief and enhancements. The proposed project
is attractive and compatible with the neighborhood.
Findings f or Use Permit
e
Per Section 19.124.070 of the Conditional Use Permits and Variances Ordinance, the
Design Review Committee may grant a Use Permit based upon the following findings:
A. The proposed use, at the proposed location, will not be detrimental or injurious to property or
improvements in the vicinity, and will not be detrimental to the public health, safety, general
welfare, or conver~ie~ice;
4
U-2009-05, ASA-2009-05 September 17, 2009 Page 5
The existing use is not altered. The project will not be detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public
health, safety, general welfare, or convenience. There are also residential properties
in the immediate vicinity with reduced setbacks similar to the setbacks proposed on
this property.
B. The proposed use will be located and conducted in a manner in accord with the Cupertino
Comprehensive General Plan and the purpose of this title.
The residential use will continue to function as a residence, and will not impact the
industrial space in the front of the property. Policy 2-24 of the General Plan
encourages mixed-use with residential in Monte Vista and states that the existing
small-scale light industrial services should be retained.
Staff recommends that the Design Review Committee approve the model resolution
with the following condition:
1. In the event that the industrial space is demolished or converted to residential
space, the Single Family (R1) Ordinance Floor Area Ratio restriction shall prevail.
Prepared by: Leslie Gross, Assistant Planner
Approved by: Gary Chao, City Planner
Attachments
Model Resolution
Exhibit A: Monte Vista Planned Area Ordinance No. 1270
Exhibit B: Plan Set titled, "Hernandez Residence"
5
U-2009-05, ASA-2009-05
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 287
OF THE DESIGN REVIEW COMMITTEE OF THE CITY OF CUPERTINO
APPROVING A USE PERMIT AND ARCHITECTURAL AND SITE REVIEW TO
CONSTRUCT A 441 SQUARE FOOT GARAGE WITHIN THREE FEET OF THE SIDE YARD
SETBACK AND A 368 SQUARE FOOT RESIDENTIAL ADDITION WITH A REDUCED
REAR YARD SETBACK LOCATED IN A PLANNED DEVELOPMENT LIGHT
INDUSTRIAL ZONE.
SECTION I: PROTECT DESCRIPTION
Application No.: U-2009-05, ASA-2009-05
Applicant: Richard Hernandez
Location: 10205 Imperial Avenue
SECTION II: FINDINGS
WHEREAS, the necessary public notices have been given in accordance with the Procedural
Ordinance of the City of Cupertino, and the Design Review Committee has held one or more
public hearings on this matter; and
WHEREAS, the applicant has met the burden of proof required to support said application;
and has satisfied the following requirements:
1. The proposal, at the proposed location, will not be detrimental or injurious to property
or improvements in the vicinity, and will not be detrimental to the public health,
safety, general welfare, or convenience;
2. The proposal is consistent with the purposes of the Single Family (R1) Ordinance and
the General Plan;
3. Design harmony between new and existing buildings is protected through the use of
consistent or compatible design and color schemes;
NOW, THEREFORE, BE IT RESOLVED:
That after careful consideration of maps, facts, exhibits, testimony and other evidence
submitted in this matter, the design review application is hereby approved subject to the
condition which is enumerated in this Resolution beginning on page 2 thereof; and
Resolution No. 287 U-2009-05, ASA-2009-09 September 17, 2009
Page 2
That the sub conclusions upon which the findings and conditions specified in this resolution
are based and contained in the public hearing record concerning Application U-2009-05,
ASA-2009-05 set forth in the Minutes of the Design Review Committee meeting of September
17, 2009, and are incorporated by reference as though fully set forth herein.
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY DEVELOPMENT
DEPT.
1. APPROVED EXHIBITS
Approval is based on submitted plan set entitled, "Hernandez Residence, 10502 Imperial
Ave. CA 95014" consisting of 7 pages, dated August 4, 2009, except as may be amended
by conditions in this resolution.
2. CONVERSION OF INDUSTRIAL SPACE
In the event that the industrial space is demolished or converted to residential space, the
Single Family (R1) Ordinance Floor Area Ratio restriction shall prevail.
3. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees, dedication
requirements, reservation requirements, and other exactions. Pursuant to Government
Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the
amount of such fees, and a description of the dedications, reservations, and other
exactions. You are hereby further notified that the 90-day approval period in which you
may protest these fees, dedications, reservations, and other exactions, pursuant to
Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-
day period complying with all of the requirements of Section 66020, you will be legally
barred from later challenging such exactions.
PASSED AND ADOPTED this 17th day of September 2009, at a Regular Meeting of the
Design Review Committee of the City of Cupertino, State of California, by the following roll
call vote:
AYES:
NOES:
ABSTAIN
ABSENT:
ATTEST:
COMMISSIONERS
COMMISSIONERS
COMMISSIONERS
COMMISSIONERS
/ s /Gary Chao
Gary Chao
City Planner
Chair Brophy, Lee
none
none
none
APPROVED:
/ s /Paul Brophy
Paul Brophy, Chairperson
Design Review Committee
MR. & MRS. HERNANDEZ RESIDENCE
10205 IMPERIAL AVE.
CUPERTINO, CA 95014
ABBREVIATIONS
& And E%H E'thausl pB0 Partide Bd.
d Penrry E%P Expansion pFg Prefabriwte(d~
Angle E%PO Exposed pL Plate (line)
@ At ENT Exkrbr PUS Plaster
C Cemer line FBO Fudnshed by pLYwp ply
0 Da or round Dwner PNL Panel(ing)
Perpendicular FON Foundation PMT Paint(ed)
# Pound orNa. FIN Finish PA Pelr
FL FloorQir~) PRfST Pre Cast
AB AnchorBoR FUSH Flashing P1 PrasureTreated
ABV Above FLOUR puorescent
AL AsphahConc FLX Flexlabk QT QuarryTlle
ACOUS AcausdW FOC Face of Conc.
ADH Adhesive FOF Face of Fin. R Riser
ADl Adjustable FO% Faceaf5tud AAD Radius
AGG Aggregmte FO Finished Opening AENF Admorce
AL Aluminum FPL Fireplace RELO AeloWe
AP Agar Panel FTG Footing AEMO Remove
AP% Approximate FUAA Furring REQD Required
FUT Future AESIL Resilent
BO Board AD Rough Opeing
BEL Bebw W Gauge RwD Redwood
BLK Block(ing) CALV GaHanized
BM Beam GB Grab Bar SSD SeeStmd Dwg.
BOT Bottom GI Grab Imo SH SheN
BRK Brick GL Glass161aring SHA Sheathing
BS Both Sides GR Grade (Ground) SIM Simian
B1WN Between GYP Gypsum SlR Sealer
SPEC Spedfication
GB Cabinet HBO Hard Board SQ Square
CEM femem HD HearyDury SLD Standard
CEA Ceramk HOR Header SSTL Stainlar5ted
G Cast Iron HWD Hardware
CLG (dMg HOR HdrizoMal SUSP Suspended
Cll(G CwlRmg SYM Symmelriwl
flR Gear INT Imen'or
CMU Conc. Mos. UnR INSUL I~ukN'in T Tread
CNiN Counter TB Taxel Bar
COL Column 1ST loBt TEMP Tempered
COMPO Composition 1T loim T&G Taugue & Groove
CONC Concrete THAU Through
CONN (onned(ian) tAM Lamirete TOS Tap of SuHace
CONS< Ceretmtlion LT Light TPD ToiktPaper
CONT fonlinuous LVA Lauver Dispenser
~T ~Pd TYP Typicel
MAS Masonry
DBL Dou6k MC MedidneCabinet lqN UnIarOHrewwe
DEMO Demolish MECH Mechanl¢I MECH Noted
DF DougksFir MEMB Membrane UNF llnfinlshed
DLA Diameter MFR Mamaladurer
DIAG Diagonal MIA Mirror VEAT Vertical
DN Dorm MM Mourn(ed) VG Vert Grain
DA Door MTL Metal
DS Down Spout WB White Brothers
DRA Drawer LAIC NM ID ~ Wood
Comrad WDW Window
FA Earh NTS NM Lo Scale WI Wrougmlron
EL Elevatbn W/D Witt (out)
ELEC Electoral 01 Urer WP Wateryroaf
ENCL Eodowre a On Cemer WA Water Aesistam
EQ Equal OPNG Opening WSCT Wamsmt
EQPF Equipment OPP OpposBe
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(E%) Exiting P Plastic
PM Parakl
MATERIAL SYMBOLS
® BiNmirrous paving
Batt insuWion
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REFERENCE SYMBOLS ELECT/MECH SYMBOLS BUILDING DATA
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CONSTRUCNONTYPE :V-B
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APPLICABLE CODES EXTERIOR FINISHES
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Metal
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C = ~ Existing ronstrudlon removed
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2007 Caliomk Buiding Code -Vol 1 & 2
2006 Uniform Plumbing fode12007 CaIRomlaPlumbing Cade
2006 UnNorm Mechanical Code! 2007 Califomla Medtamol Code
2005 Natbnal Eledoc Code12007 California Eleddc Code
2007 Califamia Energy lode
CaMomia Fire Cade 2007 Edition
City of Cupertino Zoning Codes & Regulations
WALL FINISH; CEMENlTBOARDSHINGLE
ROOF. 0.5PHlAT SHINGLES (MIN. 30 YEAR WARRANTY), CUSS A FIRE
MTING, TYP.
WINDOWS: MILGARDVINYLWINDDWSOREQUAL
RAILING: WOOD (PAINTED)
GUTTERS; G.S.M. (PAINT GRADE)
SHEET INDEX
T1,0 TITLE PAGE
GN GENEAALNOTES
ARCHIfECNRAL DRAWINGS
A1.0 IN) SITE PLAN
A2~D FIRSTFLODR & ROOF PLANS
A3.0 HOUSE ELEVATIONS
A31 GARAGE EIEVAITONS
A40 BUILDINGSECFIONS&DETAILS
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FIRE DEPARTMENT NOTES:
1. APPROVED NUMBERS OR ADDRESSES SHALL BE PLACED ON ALL NEWAND E%ISTING BUILDINGS IN SUCH A
POSITION AS TD BE PLAINLY NSIBLE AND LEGIBLE FROM THE STREET OA ROAD FAONIING THE PROPERTY.
NUMBERS SHALL CONTPACST WI TNEIA BACKGROUND.
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MEQiANICAL NOTES: PLUMBING NOTES:
1. ALLWDAKSHALLCDMPLYWITHTHEUNIFORMMECHANICALCODE 1. VERIFY ALL FIXTURELOGTIDNSWITHOWNERPRIORTO 11. VERIFY ANY AND ALLGNDSGPELIGHTINGANDSWffCHESWNH
(UML(AND ALl APPUCABLE FEDERAL, STATE AND LOLL LADES. INSTALLATION. OWNER PAIOA TD INSTALUTION OF ROUGH ELECTRICAL
2. MECHANIGL CONTPACfOA TO ACCEPT SOLE RESPONSIBILITY FOR 2. ALL FI%TURES TO BE SELECTED MID (OR APPROVED) BY OWNERS. 12. ALL ELECTAIGIL HANGING FIXTURES TO BE SELECTED AND
PROPER DESIGN AND INSTALLATION OF MECHANIGILSYSTEM. SEE PURCHASED BYDWNER~ VERIFY E%ACT LOGTIONS WITH OWNER
MECHANICAL DWGS. BY OTHER FOR SPECIFIC INFORMATION, 3. ALL NEWWATER CLOSETS SHALL BE 1.fi GALLDNIFLUSH MAXIMUM. PRIOR TO INSTALGTIDN.
3. MECHANICAL COMRACTOR TO COORDINATE WTH GENERAL
CONTRACTOR TD DESIGN AND INSTALL SUITABLE DLSTRIBUTION
SYSTEM PER TITLE 24, MECH. CONTRACTOR TO FIELD VERIFY AND
DETERMINE SVE AND CONFIGURATION OF WCTS AND REGISTER
SEE SHEET INDEX FOR LOCATION DF TITLE 24 CONFOIG4ANCE
WORKSHEETS AND ENERGY COMPLIGNCE NOTES WffHIN THIS SET.
NVAC DUCTS LOGTED IN ATTIC SPACE SNAIL BE PGCED PS CLOSE
TO PERIMETER AS POSSIBLE SO AS NOT TD IMIERFERE WITH
USEABLE ATTIC STOPAGE SPACE.
4. MECHANICAL LAYOUT SHOWN IS SCHEMATIC AND IS SHOWN FDR
DESIGN INTENT ONLY.
S. PROVDE COMBUSTION MR SUPPLY TO GAS HREDAPPLIANCES BY
[OMBUSTION AA DUCTS (UMC 7D4) THROUGH ROOF PER UMC 703
AND UPC 507. VERFY DUCT SIZE WITH MANUFACTURER'S
SPEDFIGTIONS,
6. FURNACES OR BOILERS SHALL BE INSTALLED PER
MANUFACTURER'S SPEOFIGTIONS AND SHALL MEET THE
AEQUI~MENS OF THE UNIFORM MECHANICL CODE (UMC)
SECTIONS 307,1001, AND 1005.
1. PER UMC 603, COMBUSTION AIR DUGS FROM THE ATTIC SHALL BE
LOGTED WffNIN THE UPPERAND LOWER 121NCHES OF THE
ENCLOSURE. DUCTSSNALLBESEPAPATEANDSHALLNOTBE
OBSTRUCTED.
B. APPLICANCES DESIGNED TO BE FIXED IN POSRIDN SHALL BE
SECURELY FASTENED IN PLACE. SUPPORTS FORAPPLANCES SHALL
BE DESIGNEDANO CONSTRUCTED TO SUSTAIN VERTIGLAND
HDRPANTAL LOADS AS REQUIRED BY 1997 UMC 308. WATER
HEATERS TO BE SECURED WITH A MINIMUM DF 2 STPAPS, ONE EACH
TO BE LOGTED IN THE UPPER AND LOWER THIRD OF THE UNIT.
4, QF REQUIRED) NO DISHWASHER MACHINE SHALL BE DIRECTLY
CONNECTED TO A DRMMAGE SYSTEM OR FOOD DISPOSER WRHOM
THE USE OF AN APPROVEDMRGAP FITRNG DN THE DISCHARGE SIDE
OFTHEDISHWASHINGMACHINE LISTEDNRGAPSSHALLBE
INSTALLED WITH THE FLOOD LEVEL MARKING AT OR ABOVE FLOOD
LEVEL OF SINN OR DRANBOAAD, WHICHEVER 6 HIGHER (UPC,
SECTION 807,4J.
5. (N(GAS WATER HEATER, VERIFY SIZE WI OWNER (1S GALLON
PREFERRED).
ELECTRICAL NOTES:
1. All WORK SHALL COMPLY WITH THE NATIONAL ELECTRIC CODE
(NEC) AND ALL APPLICABLE FEDERAL, STATE, AND LOLL CODES
AND ORDINANCES,
2. PER NEC ARTICLE 210-8, ALL ELECTRICAL RECEPTACLES
INSTALLED AT CRAWL SPACES AT DR BELOW GRADE, AND OUTDOORS
SHALL HAVE GROUND-FAULT CIRCUIT-INTERRUPTER (G.F.L)
PROTECTION. ALL RECEPTACLES LOCATED IN BATHROOMS SHALL
HAVE GROUND-FAULT CIRCUN INTERRUPTER (G.F.L) PROTEQION,
13. ALL INCANDESCENT LIGHTING FIXTURES RECESSED INTO
INSUUTED AREAS SHALL BE APPROVED FDA ZERO CLFAPANCE
INSUUTION COVER PER 2007 GLIFORNIA ENERGY CODE AND RATED
IC OR APPRWED EQUAL MEETING UL RATING OR OTHEATESDNG
!RATING LABOPATORIES RECOGNIZED BY THE ILL.
14. THIS DRAWING IS FOR LAYOUT PURPOSES ONLY. NEW
ELECTRIGLSHALLBEDESIGN-BUILD NEWELECTRCMWORKSHALL
BE DESIGNED AND BUILT IN ACCORDANCE WITH THE NATIONAL
ELECTRIC CODE AND APPLICABLE CODES, STANDARDS PND
REGULATIONS FOA BUILDING LIFE SAFETY, EMERGENCY, EGRESS AND
NIGHT LIGHTING. ELECTHIGL COMPACTOR IS RESPONSIBLE FDR
08TAININGSEPARATEPEHMR. ELECfR1GLCONTRACiORTD
PROVIDE COMPLETE DESIGN-BUILD ELECIAIGL SYSTEM AS
flEQWRED TO PRDNDE THE (NEW) SERVICE SHOWN
(SCHEMATICALLY) ONTHE DRAWINGS.
9. UNDERCUT AIL INTERIOR DOORS (AS APPROMIIATE) FOR AIR
RENRN CIROIGTION TO VENTS,IIPIGL OF INTERIOR CONDITIONED
SPACES.
I D. VERIFY ALL FIXTURE LDGTIONS WRH OWNER PRIOR TD
INSTALLATION.
11. ALL FIXTURES TO BE SELECTED (OR APPROVED) BY OWNER,
12. EXHAUST FANS IN LAUNDRY AND BATHROOMS MUST CONNECT
DIRECTLY TO THE OUTSIDE ANO PROVIDE A MINIMUM OF S AIA
CHANGES PER HOUR, EXHAUST FAN VENTS MUST TERMINATE A
MINIMUM OF 3 FEET FROM ANY OPENINGS INTOTHE BUILDINGAND
BE PROVIDED WITH BACKDRAFT DAMPERS.
13. AT NEW FOALED AIR FURNACE INSTALLATIONS PROVIDE 3' MIN.
WORKING SPACE ALONG GCH SIDE (WITH A TOTAL OF AT LEAST 12'
ON BOTH SIDES COMBINED), BALK AND TOP OF FURNACE.
14. INSTALLATION INSTRUCTIONS FDR ALL LISTED EQUIPMENT SHALL
BE PROVIDED TO THE FIELD INSPECTOR ATTIME OF INSPECTION.
3. SMOKE DETECTORS SHALL BE INSTALLED PER UBC CHAPTER
310.9. A DETECTOR SHALL BE INSTALLED IN GOi SLEEPING AWM
AND AT A POIM CENTRALLY LOGTED IN THE CORRIDOR OR AREA
GNING ACLESS TO ROOMS USED FOR SLEEPING PURPOSES. A
DETECTOR SHALL BE INSTALLED ON EACH LEVEL OF A MULTI•STDRY
DWELLING, INCLUDING BASEMEN LEVELS. IN SPLIT-LEUEL OR
MULTI-LEVEL FLOORS, A SMOKE DETECTOR SHALL BE INSTALLED ON
THE UPPER LEVEL, OR ON BOTH LEVELS IF THE LOWER LEVEL
CONTAINSSLEEPINGAREAS. WHERE THE CEIUNGHEIGHi0FAR00M
OPEN TO THE HALLWAY SERVING THE BEDROOMS IXCEEDS THAT OF
THE HALLWAY BY 241NLHE5, SMOKE DETECTORS SHALL BE
INSTMLED IN THE HALLWAYAND IN THE ADIACEN ROOM.
DETECTORS SHALL BE INSTALLED IN ACCORDANCE WITH APPROVED
NANUFACTURER'S INSTRUCTIONS. WHEN THE VALUATION OF AN
ADDITION OR REPMR EXCEEDS S1,OD0.00, OR WHEN ONE OR MORE
SLEEPING fl00MS ARE ADDED OR CREATED IN AN IXISIING
DWELLING, THE ENTIRE DWELLING SHALL BE PROVIDED WITH SMOKE
DETECTORS LOCATED AS REQUIRED FDR NEW DWEWNCS. IN NEW
CONSTRUCTION, REQUIRED SMOKE DETECTORS SHALL RECENE
THEIR PRIMARY POWER FROM THE BUILDING WIRING WHEN SUCH
WIRING IS SERVED FROM A COMMERCIAL SOURCE PND SHALL BE
EQUIPPEDWNHABATTERYBACKUP, THE DETECfORSHALLEMffA
SIGNAL WHEN THEBATTEAIESARELOW, WIAINGSHALLBE
PERMANEN AND WITHOUT A DISCONNECRNG SWRCH OTHER THAN
THOSE REQUIRED FOR OVER CURRENT PROTECRON. SMOKE
DETECTORS MAY BE SOLELY BATTERY OPEAAIED WHEN INSTALLED
IN IXISTING BUILDINGS, DR IN BUILDINGS WITHOUT COMMERCIAL
POWER, OR IN BUILDINGS WHICH UNDERGO MTEPATION, REPAIRS,
DA ADDNIONS REGULATED A9 OUTLINED ABOVE
4. TELEPHONE OUTLETS TO BE PREWiRED BYSUBCONTRACfOR.
CONTRACTOR TO COORDINATE AS REQUIRED. VERIFY LOGTION OF
ML TELEPHONE OUTLETS WITH OWNER PRIOR TO INSTALLATION.
S. ELECTRICAL OPENING (SWITCHES, RECEPTACLES, ET[.) ON
OPPOSITE SIDES OF FIRE RATED WALLS SHALL BE MAINTAINED AT
LEAST 241NCHE5 APART
6. PER NEC ARTICLE 210.52, RECEPTACLE SPACING SHALL NOT
IXCEED 12 FEET MEASURED HOARDNALLYALONG THE WALL
1, PER NEC ARTICLE 210-70, AT LEAST DNE WALL
SWITCH-CONTROLLED LIGHTING OUTLET SHALL BE INSTALLED IN
EVERY HATABLE ROOM; IN BATHROOMS, HALLWAYS, STNRWAYS,
ATTACHED GARAGES, AND DETACHED GARAGES WITH ELECTPJGL
POWER, AND OUTDOOR ENTRANCES OR IXITS.
e. PER NECARTICLE 410-8, LIGHTING FIXTURES LOGTED WITHIN
QOTHES QOSETS SHALL BE MOUNTED ON THE WALL ABOVE THE
DODRORONTNECEILING. CLEAAAN~SSHALLBEASFOLLOWS.
A. SURFACE MOUNTED INGNOESCENT FDllUAES-121NCHE5
B. SURFACE MOUNTED FLUORESCEM FIXNPFS- 61NCHES
9. ELECTRICAL CONTRACTOR RESPONSIBLE FOA PROVIDING
NECESSARY TEMPORARY POWER.
1 D ELECTRIGI CONTRACTDA SNAll CONFIRM ADEQUACY OF
E%ISTING ELECTRICAL SERVRF TO PROPERTY ELELTAICAL
CDNTPACfOR SHALL DETERMINE AND ADD NEW N1NN MIDIOR
UPGRADE AS REQUIRED TO PROVDE FOA A 50% Fl1TURE CURREM
CAPADTYINCREASE ELECfRIGLSUBPANELTOBESIZEDTO
PRVIDE 20~ (OA 20), WHICHEVER IS LESS, UNUSED (DPENISPARE)
BREAKERS. UEAIFl' LOATION WITH OWNER AND DESIGN
PROFESSIONAL.
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