DIR-2012-31b CITY OF CUPERTINO
10300 Torre Avenue,Cupertino,California 95014 (408) 777-3308
To: Mayor and City Council Members
Chairperson and Planning Cominissioners
From: Aarti Shrivastava, Director of Community Developmen 1�
Prepared by: George Schroeder,Assistant Planner
Date: August 29,2012
Subject: Director's Minor Modification, DIR-2012-31, to allow the conversion of an existing
attic space to storage space with skylight and window enhancements at a townhome
in a planned residential complex (Northpoint) located at 20259 Northwest Square
Chapter 19.132 of the Cupertino Municipal Code allows for administrative
approval of minor changes in a project. The Director reports his decision to the
City Council and Planning Commission in time to allow an appeal of the
decision within fourteen calendar days.
DISCUSSION
The applicant is requesting a modification of a previously approved Use Permit (2-U-72) to
convert 265 square feet of existing attic space to storage space and make minor exterior
modifications to an existing single-family townhome at the Northpoint HOA. In accordance
with the R1C Ordinance, any minor changes to a previously approved Use Permit must be
approved with a Director's Minor Modification.
The new storage space is not considered a habitable bedroom space per the Zoning Ordinance
(Chapter 19.08) since the ceiling height is less than 7 feet. A condition has been included as part
of this approval requiring the owner to record a covenant restricting the use of the area to non-
habitable space.
The Northpoint Homeowners Association has approved the proposed modifications (see
Attachment 1),which also include:
• Two new skylights
• Two new sun tunnels
• One exterior fixed window in the converted attic space
Staff supports the proposed modifications because they conform to the previously approved
Use Permit and the modifications are contained within the existing footprint and envelope of
the residence.
ACTION
The Director of Community Development deems the modification minor and approves the
addition with the following conditions of approval:
DIR-2012-31
20259 Northwest Square Page 2
1. APPROVED EXHIBITS
Approval is based on exhibits titled: "Interior Remodel for Barb Love, 20259 Northwest
Square, Cupertino, CA 95014," dated May 27, 2012 with a revision date of August 23, 2012
and consisting of 3 sheets labeled A1.0, A1.1, and A1.2; except as may be amended by the
conditions contained in this resolution.
2. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with regard
to the proposed project for additional conditions and requirements. Any misrepresentation
of any submitted data may invalidate an approval by the Community Development
Department.
3. STORAGE SPACE COVENANT
The applicant shall record a covenant requiring that the converted attic space shall not be
used as habitable space. The precise language will be subject to approval by the Director of
Community Development. Proof of recordation must be submitted to the Community
Development Department prior to final occupancy of the residence.
4. 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.
This approval of the modification is effective August 29, 2012. The fourteen calendar day
appeal period will expire on September 12,2012.
Enclosures:
Attachment 1: Northpoint Homeowners Association Letter
Plan Set
G:�Planning�PDREPORT�DlRreports�2012�DIR-2012-31.docx
NORTHPOINT HOMEOWNERS ASSOCtATION
ARCHITECTURAL REVfEW APPLICATION
This form must be completed and submitted for review by the Grounds and
Architectural Committee and approval by the Board of Directors before
commencement of any property modifications which would result 'in: t1) a change
in the exterior appearance of the unit, or (2) affect the structural integrity of the
building or decrease fire safety code requirements.
�
Completion of this form is not necessary for installation of: air-conditioning units,
replac�ment windows or �liding doors, garage dQgrs, and satellite, dish,receiver�. Use a
Property Modification Notification for the items listed abo���Q-�,c/�t�r� modifications
require completion and submission of this form. � � ' '`` '`��` '''���'`���A�
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Application Qate: -f3-� Planned Completion Date: '•'�G�� ��c'-�� ��--
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Description of Modification(s): ,���1C� �'}"���� Oh ..�x-tE-vr ► �+'� (,,�1�i :���U�
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Please inciude, if possible, copies of brochures, blueprints, contractor's proposals, city permits,
sketches, diagrams, etc. to facilitate the review process. You may be requested to attend the
meeting of the Grounds and Architectural Committee when your application is reviewed.
Any damages caused to property as a result of modifications wiU be the
homeowner's responsibility. Homeawner is responsible for obtaining any required
city permits. Homeowner has six (6) months to complete approved modifications
arid 's responsible for notifying management upon project completion.
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Hom wner Signat e(s) D te v
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Architectural Review Recommendation:���r��..- � Date:�'IL� ` �L
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Board of Directors Action:�Tr� ���C.L �t ,��}�,� ��.�;y��6r � Date:Z� t l2
Completion Verification by: Date:
NORTHWOINT HOMEOWNERS ASSOCIATION 108$0 Northpoint Way, Cupertino, CA 95014
FORM REVISED 5/2000 (408) 996-3734 Fax: (4081 996-0226
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EXISTIN6 ELEMENTS TO BE REMOVE
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AL50 PROP06ED FLOOR PLANS AI
PRIOR TO DEMOUTION,Y�lALK TFMZO
OWNER AMD NERIFY ANY REMOVEI
PLUMSIN6,LI6�ITIN6,FINISHES,WINP
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VERIFY GITY REQ'D WASTE DIVER
PRO6RAM5 FOR DEMOLITION t
GONSTRUGTION D�RIS PRIOR TO
DEMOLITION.
PROVIDE WST SGREENIN6 AS NEGESSARY
TO PROTEGT UVTOUGHED AREAS DURIN6
GONSTRUGTION.
SEAL OFP D1JGT OPENINGS t VENTS PRIOR
TO DEMOLITION t THR�LU6HOUT
GONSTRUGTION TO PREVENT DV�T
INFILTRATION.
EXISTING FIRST FLOOR PLAN W/ DEMOLITION NOTES
SCOPE OF WOpK DpS71NO SPLfT LEVEL TOWNlIOME,EI�UfiT:CONVERT���\ APN+k: 918-SY-067 1�
DqS71NO TALL ATTiC SPACE TO!EW$TORAOE LOFT,IMTli
NEW STAIR ACCESS,WITF�N E)OSTINfi ROOF LII�AI� / OWNEFt BARBARA LOVE
ENVELOPE j
PROJECT ADDRESS: 20259 NORTHWEST SOUARE
� EXTERIOR CHANGES INCLUDE ONE!EW MIIPDOW ABOVE � CUPER71N0,CA 95014
�MAIN ENTRY DOOR AT STORAGE LOFT,lE1M SKYLJCFiTS.
ZOMNfi: P(R1C)
THE CONVERTED ATTIC SPACE AREA IS NOT CONSIDEREO A
MAB(TABLE FLAOfi SNiCE R DOES NOT MEET?ME 7 FOOT OCCUPANCY: R-2,U
INTERIOR FENiIiT REOUIREMEI�R AS DERPED kl THE 20lMNfi TYPE OF CONSTRUC7101�k V-B,NON-SPRIi�NaERED
DEFlIi'TIONS(CMAP�ER 19.Od OF 7fE CMC�.TFEREFORE TFIE `
CONVERTED SPACE CANNOT INCLIJDE HABITABLE SPACES, 1 DOSTING GARAGE: 49S sf
WMCH IS SPACE FOR tJNNO,SI.EEPINO,EA71N0,OR DOSTINQ FlRST FLOOIt 627 sf
� COOKING.THIS SPACE MAY OIxY BE USEO FOR STORAOE, ��N�SE�� ��
CLOSETS,lJT1UTY SPACE,AND OTHER SIMILAR MEA& NEW LOFT AREA: 285 d
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PRIOR TO FlNAL OCCUPANCY,THE PROPERTY 01NNER MIILL TOTAL PROPOSED LMNO AREA: 1415 sf
BE RECUIRED TO RECORD A COVENANT ON THE PROPERTY
REBTRIC7ING TFIE USE OF T}E ATTiC SPACE TO
N01�4MABITABLE SPACE � ,, � /�
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SHEETN DESCRIPTION FOR CODE COMPUANCE: 2010 CAUFORNIA CODES(CRC,CBC,CEC,CMC,CPC)
2010 CALIFORNIA FlRE CODE
A1.0 A�CA�LCS�,�HEET I�D�C, 2010 CAUFORNIA ENERGY CODE
A1.1 PROP08ED FlRST FLOOR PLAN
A1.2 PROPOSED BUILDING SEC710N,DfTERIOR ELEVATION
S1 S7AUCTUHAL PUWS
8D7 STRUCTURAL DETAIL$
T-24 ENERGY COMPLIANCE CALCULATIONS
SHEET INDEX, SCOPE I 4 I PROJECT INFO
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NIRONh1ENTAL PROTEGTION AbENGY
�REQUIRES TNAT FIRM5 PERPORMIN6
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IN PRE-1918 MOMES,GHILD GARE
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AND THAT TI�Y USE GERTIFIED
RENOVATORS WHO ARE TRAINED BY
E.PArAPPROVED TRAININ6 PROVIDERS TO
FOLLOW LEAD-SAFE WORIC PRAGTIGES.
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GONTRAGTORS TO PROVIDE ALL WORK IN
GOMPLIANGE WITH REQUIRED LEAD-SA�
WORIC PRAGTIGES,PRO.IEGT
DOGUMENTATION,AND PROFESSIONAL
GERTIFIGATIONS.
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OWNER/CONTRACTOR AGREEMENT:
Con}roefo►Is�spondbl�for Morouqh nvNw of 1h�u
dxum�nb ineludlnq oll plons.not�s.dda�ls.�vatbm and
MformaNOn providW by owrnr prior to/M comm�nc�m�nt of
any worlc.
Th�eonfroefor shall noMfy Ih�OMMf Imen�dlafdy of any
diunpanct�s or conflicts fou�d 1�th�u drawin9s.
QENERAL N07FS:
All work dpbtW on tMp drawinqs Is nqulr�d fo comply rMh
fM CBC 2010 Califomia Bulldiny Cod�s(CBC). Conalrucfto�Ia
fo eempy wHh oll volum�s,a�cflons and aubs�etions o}11�af
eod�. M h tM Conlraefor s napomlbllNy 10 W fomllbr rNfi
fM sfa�dard nqulnm�nls}or eon�lrucfion.and fo mainMin a
eopy of tM 20f0 CBC Volum�1 and CRC ot all NrrNS. Th�
eod�Is M b�oonslMnd o porf oi Ihis a�f.
Th�contractor to provld�all rork and mabrlolt in accordane�
wMh or o�nquind by tM 4010 Califomia R�sid�nfial CoG
(cac).xoto cenrcndc 6u�w�nQ cca.(cec).2010 ce��l«,dc
►�.cnonicai cAe.(cwc),2070 Colifomia Plumbinq Cod•(cPC).
20t0 Calllomla El�ct�ical Cod�(CEC),CalNOm�a En�ryy Cod�,
2010 Erwrpy Effle�ney 5landard 1/1/2010,and all oM�r
appibobl�slof�.f�d�rol and loeal eod�s.
OONIRACTOR IS RESP016BLE Fqi TMOIIOUON REVIEW AND FAML11WfY
OF 7HESE DOCUENfS lICLUO/q ALl PLANS,NCfFB,DETAllB,
ELEVMIONB,CONBULTAIR IIEPpRB AND SUPPOR7NKi OOCI�ENTS
PIr011 TO TIE COMAENCEMEIff OF 1Wtl WORK
H tp�eNkalions vory wiMdn fhh wt.th�motf sMny�n1 b wld
fo opply unl�ss claritl�d othKVVls�In rrH�np.
Th�cona}rueNon¢onfiocfor and l�ta subcontrooton agn�1ho1 fn
oeaordonc�wHh p�n�rally occpMd oonsTruetlon praetk�s.1M
eomtrueflon contractor and Ms wbconlroeton will b�nqutnd
fo ossunw�ol�and eompl�nsponsibilHr for Job sIM
eondHions dur�nq 1h�eoun�of eonsfruclbn ot fM proj�cl,
Meludirq sai�}y oi all p�nons and propKly. Thb nqulnm�nf
shall M mad�fo appty eontlnuously and�ot Ilmlf�d fe normal i
workinq hours. '�,,
Nofter.TM1i���t has Mm produc�d tor fM purpos�o(
oblatnlny a buildiny p�rmll.TMs�drawinqs an rat tnt�nd�d lo
b�accumfi'aa-buiks,�nor(nclusiw o}all d�laila,drarinqa,
maNAol sp�dfleatbns,dc.r»�d�d fo addnss all pouibN
contlrucNon b.u•s.
Th�dmMirps an Inf�nd�d to illusfrot�u compNN job.
Unbss sp�citt�d,rork b fo Includ�oll eommon and mcvssary
accnsorNs(1.�.IoIIN roll hold�rs.tor��l ban.mlrron.�fc.).os
w�ll as all aompon�Ms nqulnd lo rtNN cum�f coM
rpuirrm�n}s In fM JurisdlcHon rvh�n rvork is b�l�p p�rfum�d.
Conhaefor is r�sponsibl�for Includirg sub-afruclun Iurriny
Ineludlny tloor.wall or eNlln9 paddin9 1e msurr surfx�a an
plumh.Iw�l.ond alipn�d WHhin J%�on an 6'mwsun.
Conewlrrr�of SINI sfrvefural broak�/s,b�ama,fobs,boNs
and profrudiny d�m�nb an fo b�eonsid�nd af 1M Nm�ot
rouyh Irom�b�ddinp and an to b�IncluNd In fh�
conakuoNon. Furrinp.nolohinp.ak�rnallw w�ldinq,and ofh�r
mwn�moy M consid�nd p�ndiny approval oi th•struetuml
myinMr.
Th�worklny drarinps an not M b�uad in any eondructlo�
for wAleh bulldlnp p�rmiM haw not bNn obMimd. All
dmwinps an pnllminary unfil a p�rmM Is Nsu�d.
b port ot M�contract nqui►�m�nts lor fhis proj�cf.G�nKal
Conkacla ond oll Subco�hoctors an nsponsibl�for
complionc�rith IM 2010 CAUFORNUI GREEN BWLDING
STANDARDS CODE.
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BEDROOMS TO REMAIN AS IS
(EJ 2x4 WALL�STAIR TO REMAIN,
MODIFY AS NEG.FOR STAIR
STRIN6ER AND 6UARDRAIL TO
ABOVE
(E)GLOSET TO REMAIN
(EJ HVAG GHASE
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PROVIDE 5/8"TYPE'X'6YP.BD.AT
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(W PONY WALL WITH GABINET -
DOORS BELOW(FJ ROOF BEAM-
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PRIOR TO WINDOW ORDER
(t�BUILT-IN STORAbE AT ATTIG �
SPAGE ABOVE BATF+ROOM
GEILING,PER OWNER
(E)BATHROOM TO REMAIN
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VERIFY SELEGTION W/OWNER,UNIT
SHALL BE TESTED 1 LA9ELED IN
GOMPLIANGE W/AMAMA/WDMA/GSA (
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6ENERAL NOTES: \ � HANDRAIL/6lJARDRAIL NOTES: � PLUMSIN6 NOTES: ELEGTRIGAL NOTES:
ALL NEW WALLS SHOWN SHADED,TYPIGAL. 5EE EGRE55 WINDOWS OPENINGS SHALL HA�/E A MINIMUM STAIRYVAYS SHALL MEET EGRE55 REC�IJIREMENTS A5 A MINIMUM OF 2A5 SLOPE(I/4"PER FOOT)FOR THE VERIFY LOGATIONS OF ALL EXISTING SWITGHES,
DEMOLITION PLAN AI.I FOR WALLS TO BE REMOVED NET GLEAR OPENASLE AREA OF AT LEAST 5.'f DESGRIBED FOR SPEUFIG TYPE WITHIN THE�OIO GBG, HORIZONTAL DRP.INAGE PIPING.GPG SEGTION'108.0. LI6HTING,t OUTLPTS TO REMAIN IN FIELD.
OR REMAIN. SC,�JARE FEET. MIN.NET GLEAR fiEI6HT SI+ALL BE GHAPTER 10.6ENERALLY,RESIDENTIAL STAIRYVAYS SF+ALL wv�,
24",NET GLEAR WIDTH SHALL BE 20",SHALL+iAVE A NOT BE LE55 THAN 36"IN WIDTH,THE RISE SHALL NOT BE � NWTER GLOSETS SHALL HAVE AN AVERA6E WATER � VERIFY LOGATIONS OF ALL NEW SWITGHES,
ALL NEW WINDOWS TO BE D1JAL-PANE,PER TITLE 24 FINISHED 51LL HEI6HT OF NOT MORE THAN 44" LE55 THAN 4"NOR GREATER THAN"f."IS",THE RUN SHALL GONSUMPTION OF NOT MORE THAN 1�8 6ALLONS PER � OUTLETS,L�GHTIN6 FIXT3JRE5 LOGATIONS d
ENER6Y GALGS. ABOVE THE FLOOR, SEE GRG R612 FOR OPENIN6 NOT BE LP55 THAN 10". THE LAR6E5T RISER AND/OR FLUSH.(GPG 402�J SELEGTIONS IN FIELD WITH OWNER PRIOR TO
LIMITIN6 DPVIGE REQ111REMENTS AND EGRE55 TREAD DEPTH SHALL NOT EXGEED TFiE SMALLEST BY SHON�R HEADS SHALL HAVE A WATER FLOW NOT TO INSTALLATION..
FRAMIN6 GONTRAGTOR SHALL GAREFULLY REVIEW OPERATION. MORE THAN 3/8". WiiERE THE TREAD DEPTH 15 LE55 THAN EXGEED 2.5 bALLONS PER MINUTE.iGPG 40�.1.1)
ALL ELEGTRIGAL,MEGHANIGAL,t STRUGNRAL II",A NOSING MUST BE PROVIDED OF MINIMUM 3/4"AND FAUGETS IN KITGHENS,1^lET BARS,LAVATORIES, LI6HTIN6 FIXTllRES IN BATHROOMS,LAUNDRY
PLANS AND GONSIDER ALL ISSUES IN LOGATION OF GONTRP.GTOR SHALL PROVIDE IGG NUMBERS FOR MAXIMUM I-1/4". LAUNDRY SINKS,ETG SHALL HAVE A WATER FLOW NOT ROOMS,UTILITY ROOMS,AND 6ARAGES NEEDS TO
516NIFIGANT BEAMS AND LAYOUT OF FLOOR d PREFABRIGATED SKYLIGHTS AND ASSEMBLIES TO TO EXGEED 22 6ALLONS PER MINUTE.(GPG 402.1�) EITHER BE FLUORESGENT OR GONTROLLED BY A
GEILIN6 J015T'9 TO AGGOMMODATE LIGHT GANS, BUILDING INSPEGTOR FOR APPROVAL PRIOR TO STAIRNIAY HEADROOM GLEARANGE OF 80"MEASURED MANUAL-ON OGGUPANT 5EN50R.
PLUMBING,MINIMIZE FfEADINb OFF,GENTER FLOOR PURGHASE AND INSTALLATION.INDIGATE 6LAZIN6 �ERTIGALLY FROM A LINE GONNEGTIN6 THE EDGE OF THE SFipy�R GOMPARTMENTS AND WALLS ABOVE
RE615TER5 NV DOORS,ALI6N GHJTES t GHASES,ETG. TYPE. NOSINGS,GONTINUOUS TO THE POINT WF+ERE TFfE LINE SATHTLBS WITH INSTALLED SHONIER HEADS SFiALL BE LI6HT FIXTURES IN ALL OTHER AREAS OF THE
INTERSEGTS THE LANDIN6 BELOW.THE MININUM FINISHED WITH A SMOOTH,NONABSORBENT SURFAGE TO HOUSE EXGEPT FOR fGITGHENS MUST BE
VERIFY FINISH SELEGTIONS,FLOORIN6 BASEBOARD, GLEATiANGE SHALL BE MAINTAINED THE FULL WIDTH OF A HEf6HT NOT LP55 TF+AN"l2 INGHES(b FT).(GRG FLUORESGENT OR GONTROLLED BY A DIMMER OR
EXTERIOR WALLS- "I/8"STUGGO FINISH(TO MATGH GEILIN6 TRIM,AND DOOR 3 WINDOW GASINGS NV THE STAIRWAY AND LANDING,EXGEPTING 5EE EXGEPTION R��2� A MANUAL-ON OGGllPANT SENSOR.
EXISTINb)OF 3-GOAT APPLIGATION t GONTINUOIJS OYVNER IN PIELD. PROVIDE BLOGiGINb AS �FOR ALLOWABLE 4-3/4"ENGROAGHMENT AT
ALUMINUM NlEEP SGREED AT MUDSILL,OVER METAL NEGESSARY. THROUGH-FLOOR OPENING THE MAXIhUM HOT WATER TEMPERATURE DISGHARGIN6 LIbHT FIXTIJRES ON TkE EXTERIOR OF THE HO1Jr.�E
LATHE,OVER�-LAYERS GRADE"D"BLDG.PAPER, FROM TF+E$ATHTUB,SHOWER AND NWIRLPOOL BATHTIIB� �T BE FL110RESGENT OR GONTROLLED BY A
OVER ExTERIOR SHEAR PLYYVD.,OVER�x FRAMIN6 TIE-IN NEW HARDWOOD WITH EXISTING HARDWOOD HANDRAILS SHALL 8E 34"TO 38"ABOVE THE NOSING OF FILLER SHALL SE LIMITED TO l20 DE6REE5 MOTION SENSOR AND A PHOTOGELL.
�I6'o.c.L.N.O. SEE STRUGTIIRAL PLANS FOR SHEAR FLOORING THROUGHOUT.PROVIDE GERAMIG or TREADS.ENDS OF HANDRAILS SHALL BE RETllRNED OR FAHRPNHEIT.THE YVATER HEATER THERMOSTAT SHALL <�
WALL d HOLDDOWN LOGATIONS d NP.ILIN6. STONE TILE AT BATHROOMS.VERIFY ALL SFfALL TERMINATE IN NEWEL POSTS OR SAFETY NpT BE GONSIDERED A CANTROL FOR MEETIN6 THIS � P�VIDE ALL REGE55ED GAN LI6HT FIXTllRES AS
SELEGTIONS WITH OWNER PRIOR TO GONSTRUGTION. TERMINALS. HANDRAILS PRO,�GTING FROM A Y�IALL GERTIFIED AIR TIGHT d I.G.RATED,or PROVIDE
INTERIOR WALLS-5/8"GYP.BD.ON 2x4 5TUD5� SF+ALL HAVE A GLEAR SPAGE OF NOT LE55 THAN I-I/2 ��VISION.(GPG 414.5�418.0) ^�^� V�"GLEARANGE FROM GOMBUSTIBLES AND 3"
I6"o.c.U.N.O. 5EE STRi1GTURAL PLANS FOR SHEAR VERIFY ALL PLUMBIN6 FIXTIJRES,APPLIANGES, INGHES SETWEEN THE WALL AND THE HANDRAIL. ��'J` GLEARANGE FROM THERMAL INSULATION AT
LI6+iTIN6 SELEGTIONS,DIMENSIONS,3 REQUIREMENTS �/ERIFY P�MBIN6 SYSTEM INTE6RITY d LEAK �GESSED PARTS ON FIXTURES NOT RATED FOR
WALL!HOLDDOWN LOGATIONS d NAILIN6. (2xb MIN. ETG.NV OWNER PRIOR TO ROUGH FRAMING. HANDGRIPS PER�OIO GBG,SEGTION 101�.3 GIRGULAR DETEGTION PRIOR TO GOVERINb WITH FINISHES. GONTAGT rv/INSULATION,PER GEG 410bb
�PL♦JMBING WALLS). 5/8"TYPE'X'GYPSUM BOARD ��p�NATE WITH FRAMIN6 GONTRAGTOR. HANDRAILS SHALL BE NOT LE55 THAN I-I/4 INGF+ES OR " -
�ALL SEPARATION WALLS t GEILIN6 IN 6ARA6E INSULATE AT ALL AGGESSIBLE HOT WATER SUPPLY �-�-
AND AT ENGLOSED SPAGE UNDER STAIRS. MORE THAN 2 INGHES IN DIAMETER,AND SHALL HA�E A P��S � ALL BRANG++GIRC.UITS THAT SUPPLYIN6
MEGHANIGAL CANTRAGTOR TO VERIFY ALL AIR SMOOTH 6RIPPIN6 SURFAGE WITH NO SHARP GORNERS. REGEPTAGLES IN FAMILY ROOMS,DININ6 ROOMS,
ALL DIMENSIONS ARE TO FAGE OF STllD or DUGTS,GHASES,LOGATIONS,GONFIGURATIONS,ETG. SEE THE ABOVE MENTIONED GODE SEGTION FOR LIVINb ROOMS,PARLORS,LIBRARIE5,DENS,
GENTERLINE OF WINDONVDOOR,TYP.U.N.O. VERIFY NV FRAMING GONTRAGTOR D1IRING FOIINDATION ADDITIONAL INFORMATION REGARDIN6 ALTERNATIVE BEDRDOMS,511NROOMS,REGREATION ROOMS,
ALL GRITIGAL DIMEN510N5 AT EXISTIN6 ELEMENTS IN �K•PR�OR TO FRAMII�l6. PLAGE D1/GT5 OUT OF (TYpE II)4iANDRAIL REQUIREMENTS. GLOSETS,HALLYVAYS AND SIMILAR ROOMS OR
FIELD PRIOR TO FRAMINb. THE WAY IN ATTIGS,GRAWLSPAGES,ETG. ARPAS SHALL BE PROTEGTED BY A LISTED
� w�V`�- RESIDENTIAL GIIARDRAILS PER�OIO GRG R3L2.2,SHALL ARG-FAULT GIRGUIT INTERRUPTER(AFGI).(GEG
ALIGN PRAM'G,PATGH DRYWALL,MATGH TEXTllRES, INSTALL SMOKE ALARMS IN ALL OF THE FOLLOWING gE MINIMUM OF 4�"INGHES IN HEI6HT. OPEN 6UARDRAILS 210.12(BJJ IN ALL AREAS SPEUFIED IN 210.52,
TIE IN W/EXIST'G FINISHES. GONTRAGTOR TO AREAS:(R314.3)A.ON THE GEILING OR WALL � SHALL h1AVE INTERMEDIATE RAILS OR AN ORNAMENTAL AL-L 125-VOLT,15-AND 20-AMPERE
PROVIDE SGREENING FOR DUST d NO�SE DURING �TSIDE OF EAGH SEPARATE SLEEPING AREA IN THE 1 PATTERN SUGH THAT A SPHERE 4"IN DIAMETER GANNOT REGEPTAGLES SHALL BE LISTED
IMMEDIATE VIGINITY OF BEDR40M5.B.IN EAGH PA55 THROUGH(SEG.1013.3)SEE EXGEPTIONS I AND 2 TAMPER-RESISTRNT REGEPTAGLES.(GEG 406.11)
GONSTRUGTION-VERIFY NV OWNER. ROOM llSED FOR SLEEPIN6 PURPOSES.G.IN EAGH �-�� ^^�''
FOR ALLOWABLE EXGEPTIONS BETWEEN 36"AND 42",AND
VERIFY PAINT AND CALOR SEGTIONS NV OWNER IN STORY WITHIN A DWELLIN6 UNIT,INGLUDIN6 TRIAT�JLAR OPENINGS ABOVE STAIR TREADS. PROVIDE DEDIGATED�O-amp GIRGUIT FOR
FIELD,PROVIDE LOW-V.O.G(<SOg/L FOR FLAT or BASEMENTS BUT NOT INGLIJDIN6 GRAWL SPAGES AND , REQUIRED BATHROOM OUTLETS,SEPARATE FROM
<I50g/L FOR NON-FLAT)OR NO-V.O.G. (<5g/L). �UNINHABITABLE ATTIGS `f�_����.� HANDRAILS AND 6UARDRAILS TO BE GAPABLE OF OTHER REGEPTAGLES,LI6HT5,or FAN5,PER GEG
�_�i.���..� SUPPORTIN6 A 200LB.GONGENTRATED LOAD AT ANY 210.1I-G-3
AN6LE TO TF+E TOP RAIL.
PROPOSED FIRST FLOOR PLAN
PROPOSED SECOND FLOOR PLAN W/ LOFT
�E)SKYLIGHTS•VAULTED LIVING
ROOM
�(rU OPENIN6 IN(E)HI6N WALL-
PRO�/IDE 6UARDRAIL TO MATGH
STAIRS .
�tiv�w �
�(N)OPERABLE SKYL16HT5•STORA6E
LOFT:VELUX SELF FLASHED w/GIJRB
(2�"x46")VERIFY SELEGTION W/OWNER,i
�LNIT SHALL BE TESTED t LABELED IN �
GOMPLIANGE NV AMAMA/WDMA/GSA `
101/1.5.3/A440 PER GRG R308b f
ALI6N w/(F�SKYLIGHTS SELOW. �
--��..i�--'��ti����
�(I�U STAIR 6 6UARDRAIL/4+ANDRAIL,"f RISERS
�:'T"w/10"TREADS,MIN.36"WIDTH,VERIPI'
DE51GN d FINISH w/OWNER
(E)�x4 WALL�STAIR TO BE
REMOVED(DASHED)
(N)�x4�Ib"WALL�
BATHROOM/STAIR(SHADED)
(E)HVAG GHASE
(I�U BATHTiJB d SURROUND PER
OWNER
����vvv�. 1
(rU TOILET,1�8 6AL/FLUSH,
REPLAGED IN SAME LOGATION-
MAINTAIN MINIMUM 30"WIDTH �
GLEAR TO(N)VANI�J�J-�
(1�VANITY SINiC-VERIFY SELEGTION rv/
ONWER,VERIFY GLEARANGES IN FIELD
PRIOR TO PURGHASE
VERIFY(W LIbHTINb FIXTLRE SELEGTIONS
e LOGATIONS rv/OY�NER PRIOR TO
GONSTRIJGTION
���w�vv
(N)VELUX SUNTIJNNEL SICYLI6HT,11NIT SHALL
BE TESTED t LABELED IN GOMPLIANGE W/
AMAMA/WDMA/GSA 101/1.5.3/A440 PER
GRG R308.6 �`�.��,���/'/
M)30"x80"DOOR�NEW WALL-VERIFY
REUSE(E)DOOR. GASIN6 TO MATGH(E)
F� ���:�;:
sl^ r�^",
j" � �,;
MEGHANIGAL NOTES:
MEGHANIGAL 5Y5TEM TO BE DESIGN-BUILD BY
MEGHANIGAL GONTRAGTOR-GOORDINATP NIITH
FRAMING GONTRAGTOR IN FIELD. VERIFY DLGT
RUNS,RE615TER LOGATIONS,GHASES FOR
MEGHANIGAL INSTALLATION WITH MEGHANIGAL AND
FRAMIN6 GONTRAGTOR PRIOR TO GONSTRUGTION.
DE516N d INSTALL HVAG SYSTEM PER A.G.G.A
MANUALS J,D,d 5. EXTEND ALL DUGTS TO
FINISH SURFAGE(I.E.YVALL,PLDOR,GEILING) ALL
GOMBUSTION APPLIANGES MUST BE SEALED
GOMBUSTION UNITS.
PROVIDE WATER-BASED DUGT MASTIG AT ALL
DUGT JOINTS. FIELD VERIFY INTEbRITY Of
DLGTIN6 SYSTEM FOR LEAK DETEGTION AT
CAMPLETION.
BUILDER-IN5TALLER IS RE5PON51BLE FOR
GOMPLIANGE E GERTIFIGATION w/�ORM
GF-6R-MEGH-OS FOR RESIDENTIAL GENTRAL
FORGED AIR SYSTEMS. GENERAL FURNAGE d
REGISTER LOGATIONS AND SGHEMATIG D1JGT RUNS
ARE ONLY NOTED ON THIS PLAN. TITLE 24
REQM'TS MUST BE MET FOR EAGH INSTALLATION,
AND PER ASHRE 62.2 REQM'T5.
FOR F1IRNAGE INSTALLED IN ATTIG,PROVIDE ATTIG
AGGE55 MIN.30"x30"GLEAR,PROVIDE 24"GLEAR
GONTINUDUS SOLID NWLKWAY FROM AGGE55
OPENING,WITH SWITGHED LIGHT FIXTURE AND
PERMANENT GONVENIENGE ELEGTRIGAL OUTLET.
� INSTALL GAR$ON MONOXI ALARMS I TkE �
FOLLOWING AREA:(R315.1)A.OUT5IDE OF EAGH
SEPARATE SLEEPING AREA IN TFfE IMMEDIATE
VIGINITY OF THE BEDROOMS AND ON EVERY LEVEL
INGLUDIN6 BASENIENTS ������_„�
EXHAUrT FANS TO BE ENERGY STAR RATED,w/
SOIJND RATING LE55 THAN OR EQUAL TO ONE SONE
GONTINUOUS FAN,LE55 THAN OR EQUAL TO THREE
50NE5 FOR INTERMITTENT FANS.
PROVIDE SEPARATE SWITGHES FOR FAN 3 LIGHT
GOMBINATION FIXTURES.
1/4'�1'-0'
ISSUE LOG
�� PLAN CHECK REVS.
AUG.23.2012
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A.P.N.3�6�39-057
DRAWN
DSR
CHECKED
DATE
MAY.27.2012
SCALE
AS N07ED
JOB NO.
A1 . 1
.
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TOP PLATE J�
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FIRST FLOOR�
�
ONLY PROPOSED EXTERIOR GHAN6E:
�,/VV1,-.��.�^ __`��\�
�V�/
EXTERIOR ELEVATION
_ tiM� ,. �. tin������/�
/'' ��v'���1_
� �_v_���_.�_. ^.��^�^„^�'��_^.^_^,'�"-�-�--�.��,�1^-�--�--.^�^.'���,_.\
�V ATTIG VENTIN6: MAINTAIN AIRFLOW VENTIN6 AT EAGH J
� REQ'D.MIN.I/I50 IN VENT PPR ATTIG AREA ENGL05ED RAFTER$AY THROU6H 1
) BLOGICING AND ABOVE INSULATION.
r ATTIG AREA= I,O"19 SF/I50="1�SF= IA3"1 SQ.IN.MIN.VENTIN6
PROVIDED THE REQUIRED GRO�S
,� (E)EA�/E VENTIN6:EI6HT 2.5"HOLES AT EAVE BLOGKIN6 PER 24"RAFTER BAY �NTILATION.(R$06.2 AND R806.3).
SEE STRUGTURAL PLANS FOR ALL � =4.4 SQ.IN.X 8=39.2 SQ.IN.PER BAY X l2 BAYS X 2 51DE5=941 SQ.IN.
FRAMING MEhiBERS,BEAM SIZES,
POST LOGATION,HARDWARE AND (E)ROOF VENTIN6:TYVO HI6H ROOF EYEBROW VENTS�4"x4"=96 SQ.IN. ��._ti�-^-�^�`-^
ATTAGHMENTS,NAILING,ETG.
' ,rvw� _��_titi�M^/����/�!�
PROVIDE HOLES d GR05r�/ENTING (W HEADER AT MODIFIED TRUSSES
AT BLOGiCINb FOR GONTINUO115 AIR (T�U 22"x46"OPERABLE SKYLIGHTS w/
FLOW AGR055 RA�TER BAYS,TYP. � SELF FLASHING E G11RB
_„_,���...�,..�..�_,-
(E)TRU55E5 TO BE MODIFIED (1�4'-Ox3'-O SLIDIN6 WINDOW
ABO�/E MJ STAIR FOR HEAD BEYOAID
�
RIDGE�T__________GLEARANGES /\ (p�42^6UARDRAIL ABOVE STAIR �
�
(E)EAVE VENTIN6 TO
REMAIN AT BLOGiGING
TOP PLATE�___ 7
'� V
��N)STAIR TO STORAGE LOFT,MAX.
1.�5"RISE WITH 10"RUN. PROVIDE (
�HANDRAIL/GUARDRAIL CAMBINATION �
AT EXTERIOR EDbE AT+36"AHOVE
PLANE OF NOSIN65. PROVIDE �
INTERMEDIATE RAILING PATTERN�-�UGH 1
THAT A 4"DIAMETER SPHEf2E GANNOT �
PA55. ^��
�SEGOND FLOOR 1J,r
�'�vWw�-v vVV�V"�`` -—
`--�PER GRG R31�: PROVIDE GUARDRAI
�ALON6 OPEN SIDE OF STAIR YVALK
SURFAGE. PER 3122 EXGEPTION 2,
�6UARDRAILS ON OPEN 51DE5 OF
�STAIRS,WHEN AL50 SERVING AS A �
�HANDRAIL,SHALL BE BETWEEN 34"TO <�
3b"VERTIGALLY WHEN MEASURE�
FROM THE FROM A PLANE GONNEGTING
\T+iE STAIR NOSIN6. ��
ti����s��
6ARAGE SLAB 1LL___ _
1 �\'w�'�
5EE ADDITIONAL STAIR NOTES AI.I I�i�I i II I
�����
iEJ BEDROOM
�
.\� \
(EJ Be�rt '" '
� �y
-i
(E)GARAGE
�
I�
BUILDING SECTION
TOP PLATE
SEGOND FLOOR
6ARAGE SLAB
WELL.SEE ADDITIONAL GUARDRAIL
REQM'TS THIS SHEET
_�w.��
(E �x8•24"o.c.RP.FTERS
,�„--� 1
(w 5"RIGID INSULATION(MIN.R-II INSULATION �
PER TITLE 24 ENERbY REPORT),MAINTAIN �
MINIMUM I"AIR SPAGE ABOVE INSULATION,
BELOW SF�ATHIN6.
-1��_^�✓�
�- (T�U HEADE
(N)GASED OPENING w
GUARDRAILING
GONTIWJ�15 TO MATGH
STAIR RAILING
(P)4x BEAM
MJ HEADER
MIN.b'-8"HEIGHT PROM
STAIR NOSIN6(DASHEDi
(E)HANDRAIL,YVP.LL MOUNTED
AT LOWER STAIR RUN AT 34"
(E)FLOOR
FRAMIN6
(E)61RDER t
1/4'=7'-0`
��EI EA�/E VENTING TO
REMAIN AT BLOGiGIN6
��LOFT LEVEL
___ �FIRST FLOOR
,�4•.,�-0'
ISSUE LOG
� PLAN CHECK REVS.
AUG.23.2012
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A.P.N.318�39-057
DRAWN
DSR
CHECKED
DATE
MAY.27.2012
SCALE
AS NOTED
JOB NO.
A1 .2